SARNIA CITY COUNCIL. NOVEMBER 6, :00 a.m. COUNCIL CHAMBERS, CITY HALL SARNIA, ONTARIO

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1 SARNIA CITY COUNCIL NOVEMBER 6, :00 a.m. COUNCIL CHAMBERS, CITY HALL SARNIA, ONTARIO Page SPECIAL CORPORATE PRIORITIES/ STRATEGIC PLANNING MEETING AGENDA SPECIAL MEETING Item Employee Group Insurance Benefits - Benefit Carrier Change (Report of Manager, Human Resources, dated October 19, 2009 attached) 2. Transit Depot Update (Powerpoint Presentation by Director of Transit) 3. Official Plan Update (Powerpoint Presentation by Director of Planning & Building) Budget Overview (Powerpoint Presentation by Director of Finance) Page 1 of 99

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3 Item #1 - November 6, 2009 THE CORPORATION OF THE CITY OF SARNIA People Serving People CORPORATE SERVICES OPEN SESSION REPORT TO: FROM: Mayor Bradley and Members of Sarnia City Council Kathy Meade, Manager, Human Resources DATE: October 19, 2009 SUBJECT: Employee Group Insurance benefits RECOMMENDATIONS It is recommended that: 1. Council approve the transfer of employee insurance benefits as set out in the attached report from the City s benefit consultant, Buffett Taylor Employee Benefits Consulting, as follows: life insurance, long term disability benefits, and health and dental plans to Desjardins Financial Security Life Assurance Company, accidental death & dismemberment insurance to Industrial Alliance Pacific Insurance and Financial Services Incorporated, and the City s employee assistance program to Ceridian Canada Limited. BACKGROUND In keeping with the Purchasing and Procurement Policy, Buffett Taylor, the City s benefit consultant, conducted an in-depth market survey analysis on behalf of the City of Sarnia for group life insurance, long term disability benefits, and health and dental plans. Buffett Taylor also included Accidental Death & Dismemberment insurance and the City s Employee Assistance Program in their market survey. COMMENTS Based on the financial results of the market survey, Buffett Taylor recommended that the City interview three of the insurance companies with respect to life, long term disability, health & dental plans. The carriers were asked to specifically provide an introduction to the day-to-day service team, the claims processes, the availability of technology in administering the group benefits, the disability claims management processes and the implementation process they would recommend should the benefits be transferred. Page 3 of 99

4 Item #1 - November 6, 2009 Further to the above, three of the companies that provided proposals on the Employee Assistance Program were invited to the interview process to outline their services and value added products and services. Following the interviews, Buffett Taylor completed an in-depth evaluation and analysis of the proposals and provided the attached report which outlines the highlights of the market survey, a summary of their evaluation and analysis of the proposals and Buffett Taylor s recommendations for transferring the group benefits. CONSULTATION Buffett Taylor conducted the market survey, the evaluation and analysis of all material received, the reference checking and in conclusion, provided recommendations for the change of carriers. FINANCIAL IMPLICATIONS The full impact of the changes in benefit providers can be found in the 2010 draft budget book. Prepared by: Approved by: Kathy Meade Manager, Human Resources Lloyd Fennell City Manager Attachment(s): City of Sarnia-Market Survey Highlights & Recommendations report, Buffett Taylor Page 4 of 99

5 Item #1 - November 6, 2009 Market Survey Overview As a result of the 2010 group insurance renewal rates proposed by Manulife Financial, Buffett Taylor conducted an in-depth market survey analysis on behalf of the City of Sarnia. The main purpose of this market survey was to test the competitiveness of the current rates, underwriting methodologies, financial and administrative terms of the current insurance contracts. The renewal pricing with Manulife was coming off a 2 year rate guarantee and the overall increase to insured and ASO rates was proposed at +26%. In addition, secondary objectives were: Obtain rate stability through extended rate guarantees; Analyze the service capabilities available in the marketplace, including online insurer systems for billing and administration; Ensure superior customer service; Examine the value added services offered in the marketplace; Review industry standards and best practices with respect to benefits in order to enact positive changes to the existing plan, and Establish a long term relationship with the selected provider(s) The marketing specifications package includes the following detailed information: An exact duplication of the City s current plan design schedule and contractual provisions; Employee demographic information for the purposes of insurer rate calculations (password protected and released only to qualified insurance providers); Historical claims experience and rate history; Outline of the existing funding arrangements; Listing of open long term disability claimants and open premium waiver claims; and An underwriting questionnaire, used to gather additional secondary information related to the ongoing management of the benefits program. Currently Manulife insures all group insurance benefits for the City, except Accidental Death & Dismemberment, which is insured by Chartis Insurance (formerly AIG Commercial) and the City s Employee Assistance Program, which is provided through Family Counseling Centre. The City s Employee Assistance Program (EAP) marketing was also included in this marketing; with results indicated at the end of our report. On an overall basis, we were very pleased with the response from the competitive marketplace. The marketplace showed a significant interest in partnering to underwrite the City s program. The following is a summary of the carriers who were asked to provide proposals. We have indicated their response to the market survey below. 129 Byron Street North Whitby, Ontario L1N 4M8 Phone Website Fax Toll Free Page 5 of 99

6 City of Sarnia Market Survey Results October 9, 2009 Page 2 Item #1 - November 6, 2009 Carrier Name Benefits Available Response Ace Ina AD&D Declined Chartis Insurance / AIG Commercial AD&D Quoted Chubb Insurance AD&D Quoted Cooperator s Life & LTD Declined Desjardins All Benefits Quoted Empire Life All Benefits Declined Equitable Life All Benefits Declined Great West Life All Benefits Declined Green Shield Health & Dental Quoted Industrial Alliance All Benefits Quoted Industrial Alliance Pacific AD&D Quoted Manulife Financial All Benefits Quoted/revised renewal Medavie Blue Cross All Benefits Declined RBC Insurance (AD&D) Life, AD&D & LTD Quoted LTD only SSQ Financial All Benefits Declined Standard Life All Benefits Declined Sun Life (life & LTD) All Benefits Quoted In terms of the AD&D benefit, in addition to the quotes received from Chubb, Chartis/AIG and IAP, the following traditional insurance carriers - Manulife, Sun Life, Industrial Alliance and Desjardins, also provided AD&D quotes. Carriers reasons for declination varied, from unable to match plan design to not being able to serve this size group. Evaluation & Analysis Although it is important to note that financial (price) aspects are generally a key element in the criteria and evaluation process, the importance of the technical and non-financial aspects of each quote was also given high consideration. Given that group benefit plans of this size are quite complex to administer and manage on an ongoing basis, the ability of the City of Sarnia to contract with providers that can meet existing and ongoing challenges with innovation and flexibility becomes a core requirement. Simply put, group plans of this size cannot be moved on a frequent basis; therefore, it is essential that the City can develop a long term partnership with a provider that can demonstrate excellence in all aspects of product delivery. Again, the marketing provides the opportunity to ensure that carriers, based on the value of their proposal, are best suited to deliver a long term, cost viable benefits program, while meeting the City s service requirements and expectations. In reviewing the financial information below, it is important to remember that Manulife s proposed 2010 renewal rates were not released to the marketplace. In terms of the quotes received, Manulife did revise their renewal position, and made quite a significant marketing investment. We had expected Green Shield to submit a joint proposal with Standard Life, but Standard declined, as they did not believe they would be competitive. As Green Shield s quote did not provide any cost savings 129 Byron Street North Whitby, Ontario L1N 4M8 Phone Website Fax Toll Free Page 6 of 99

7 City of Sarnia Market Survey Results October 9, 2009 Page 3 Item #1 - November 6, 2009 and due to the fact that they are only able to offer health and dental, their proposal was eliminated from further consideration. RBC only quoted on the LTD we had expected RBC to quote on the Life and LTD benefits in which case we would have been able to pair them up with Green Shield. Although their LTD quote offered some significant savings over Manulife s revised renewal position, we do not believe it is beneficial to split the LTD benefits out, considering the savings on the table from other carriers. As such RBC s proposal was eliminated from further consideration. Administratively, we believe, splitting benefits with carrier could be an added burden for larger groups to administer. Based on the financial results of the market survey, we recommended that the City move forward with carrier interviews for Industrial Alliance, Sun Life Financial and Desjardins Financial. At this point, although Manulife was able to revise their renewal position, the difference in cost was quite significant from quoting carriers and in consideration of ongoing service concerns with the incumbent; Manulife was not invited to interview. Carriers were invited to present to the City and Buffett Taylor on October 7, They were asked to specifically address the following areas of concern: 1. Introduction of the day-to-day service team 2. Claims processes 3. Availability of technology in administering the group benefits plan 4. Disability claims management processes 5. Implementation to the new carrier Based on the financial results, resulting interviews, detailed review of proposals and discussion with the City, we recommend that that the City of Sarnia transfer all benefits, except AD&D, to Desjardins Financial, effective February 1, Reasons for Recommendation Desjardins proposal to the City of Sarnia offers significant cost savings over the current provider, Manulife, and also, the service and administration technology available to the City far surpasses what is currently available. In addition: Desjardins offered extended guarantees on their pricing aspects as follows: a 28 month guarantee on insured Life and Long Term Disability rates; a 16 month guarantee on insured Health and Dental expense charges; a 16 month guarantee on stop loss charges and pooling quotes for Health and Travel Dual dental and drug adjudication platform offered through ESI Canada, enabling more competitive claims administration charges for the City. A commitment to provide no deviation from current plan design parameters. A commitment to high levels of customer service, including experienced customer call centre. A high level of technology is utilized in administering the plan through Desjardins online administration site. Also includes a dedicated in-house administrator available for reference and problem solving for HR staff. Inclusion of value added components and products at no additional cost to the municipality A demonstrated ability to effectively transition similar sized group plans using customized communication and employee sessions, along with a dedicated transition service team. A clear timetable for transition of benefits, including a commitment to provide booklet/contract drafts for review prior to the effective date of February A clear and concise approach to disability management relative to both the LTD and insured STD plan designs. 129 Byron Street North Whitby, Ontario L1N 4M8 Phone Website Fax Toll Free Page 7 of 99

8 City of Sarnia Market Survey Results October 9, 2009 Page 4 Item #1 - November 6, 2009 Proven audit and quality assurance practices, aimed at quality customer service and fraud prevention. Excellent commentary was received about Desjardins during our reference checks. Value added offerings include, but are not limited to, extension of out of country coverage, Health Assistance call centre for employees, and no-fee customization of reporting, and customization of marketing/promotional materials. Accidental Death & Dismemberment (AD&D) Benefit Currently the AD&D benefit is insured by Chartis Insurance. Chartis is the rebranded name of AIG Insurance, which has been the AD&D carrier for the City since the plan was put in force since The rate in force under the basic AD&D policy of $0.014 per $1,000 of benefit has been in place since Chartis has never requested any rate increase during this time. Chartis has quoted a new rate of $0.02 per $1,000 of benefit for the City s AD&D plan. Although several life insurance carriers have also quoted, historically these carriers have been unable to offer competitive AD&D rates compared with the special risk carriers; nor can they offer as many add on riders to the plan coverage. In review of Industrial Alliance Pacific s proposal we have noted that in conjunction with their quoted rate of $0.02 per $1,000, they are able to match existing provisions and enhance the following provisions: Family transportation $15,000 Home alteration & vehicle modification $15,000 Identification benefit $10,000 Psychological therapy $5,000 Rehabilitation $15,000 Spousal retraining $15,000 Repatriation $15,000 At this time, we would recommend that the City consider a change in AD&D providers. There is no difference in costs for the City; however the plan design is substantially enhanced, as noted above. There is also some question as to the stability of Chartis although they are not tied to the failing AIG Insurance in the United States, in Canada the carrier has already gone through two (2) branding changes over the past 18 months. Employee Assistance Program Included in the employee group benefits marketing was the Employee Assistance Program (EAP). The City s EAP contract is currently held with the Family Counseling Centre in Sarnia. All life insurance carriers and the incumbent Family Counseling were invited to participate in EAP marketing, as well as the following standalone providers: Ceridian Aspiria Homewood Employee Health Shepell-fgi Human Solutions We were very pleased with the results of the EAP marketing in that there was major interest in the City s plan resulting in a number of competitive quotes. After review of the proposals received, Ceridian, Homewood Employee Health and Family Counseling were invited to interview with the City on October 7 th, Based on the services, fees and extended rate guarantee period (3 years) and value added products and services offered to the City, we recommend that the City change EAP providers to Ceridian. 129 Byron Street North Whitby, Ontario L1N 4M8 Phone Website Fax Toll Free Page 8 of 99

9 City of Sarnia Market Survey Results October 9, 2009 Page 5 Item #1 - November 6, 2009 Overall Conclusion Based on comprehensive evaluation criteria, the favourable combination of price and technical product substantiate the recommendation that Desjardins be selected as the carrier for the Life, Long Term Disability, Health and Dental plans, and that Industrial Alliance Pacific be selected as the AD&D carrier. Lastly, we recommend that the City s EAP provider be changed to Ceridian. Given that a change in AD&D providers requires virtually no time to change, we recommend that this change be made as soon as possible. A change in AD&D providers does not have to be made in conjunction with any other changes to the benefits program provided the incumbent carrier is provided with 30 days notification. A change from Manulife will require a minimum of 30 days notification, however we recommend notification be provided to both Manulife and Desjardins as soon as possible to ensure a smooth and timely transition for February 1, It is our understanding that the current EAP contract calls for 6 months notification of termination. We recommend that the City prepare notification for November 1 st, 2009 with a planned implementation date of May 1 st, It is our experience that even with a 60 to 90 day notification period; many EAP providers will allow termination earlier if required. We therefore recommend that this request be included in the termination letter to Family Services. Note, we have discussed the lengthy delay in implementation with Ceridian and they have confirmed that they would honour the quoted rates. 129 Byron Street North Whitby, Ontario L1N 4M8 Phone Website Fax Toll Free Page 9 of 99

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11 City of Sarnia Sarnia Transit Downtown Location Study Staff Update Status Report Presentation November 6, 2009 Item #2 - November 6, 2009 Page 11 of 99

12 Study Process Page 12 of 99 Review of previous studies location options and re-evaluation previous studies targetted up to 10 bus bays, with capacity for growth current requirement is for six to eight bays, without need for future growth Assess previous site (Christina & Lochiel) and temporary location (George & Vidal) Public and stakeholder input Traffic/Parking & Transit Inclusion a report for integrating Sarnia Parking with other sites, which may include Sarnia Transit, Lambton Mall Library, City Hall, as well as any other alternative that might be considered Assessment and Recommendations We are here Item #2 - November 6, 2009

13 Page 13 of 99 Space and Function Requirements Transit Department In summary, transit requirements for the facility are: accommodation for eight bus bays, with adequate circulation and passenger movement areas adequate and accessible pedestrian connections to the facility passenger shelters driver rest area (?) with washrooms future real-time arrival portals and ticket/pass vending potential for future accommodation of a terminal building desirable, but not required Item #2 - November 6, 2009

14 Space and Function Requirements Sarnia Parking Sarnia Parking staff identified the following interior space requirements for Sarnia Parking: Main Office: 280 sq. ft. Lead Officer Office: 120 sq. ft. Lunch Room: 140 sq. ft. Storage Area; 240 sq. ft. Washroom: 35 sq. ft. Foyer: 100 sq. ft. Interior sub-total: 815 sq. ft This footprint was increased to approximately 1, 000 square feet to permit allowance for circulation, mechanical and other requirements Item #2 - November 6, 2009 Page 14 of 99 Sarnia Parking staff identified the following parking requirements for Sarnia Parking: Public Parking: five spaces Staff Parking: eight spaces City vehicle parking: four spaces Total parking requirement: 17 spaces

15 Space and Function Requirements Transportation Department Staff Page 15 of 99 Transportation staff identified the following interior space requirements for Transportation: Transportation Engineer Office: 144 sq. ft. Transportation Technologist Office: 144 sq. ft. Meeting Room/Library: 120 sq. ft. Total Interior space: 400 sq. ft This footprint was increased to approximately 500 square feet to permit allowance for circulation, mechanical and other requirements Item #2 - November 6, 2009

16 Space and Function Requirements Integration Issues Integrating a facility for Sarnia Parking and Transportation Department staff with Transit presents several challenges: Long-Term accommodating a building Short-Term shelters, small driver s facility (adjacent facility?) in an off-street terminal context, with a structure location on the platform, it would be difficult to ensure convenient public access, especially public parking, for the Sarnia parking facility. Item #2 - November 6, 2009 Page 16 of 99 Long Term plan for the Transit facility, includes: protection for a structure to accommodate passenger waiting area and other amenities, ticket sales, driver s area, operations area, real-time bus arrival systems (display)

17 Location Selection and Assessment Previously Considered Sites Capitol Theatre Site Capitol Theatre Item #2 - November 6, 2009 Page 17 of 99

18 Item #2 - November 6, 2009 Location Selection and Assessment Previously Considered Sites Parkway Site Page 18 of 99

19 Location Selection and Assessment Previously Considered Sites Victoria Street Site Item #2 - November 6, 2009 Page 19 of 99

20 Location Selection and Assessment Previously Considered Sites Bayside Centre Southeast Parking Lot Item #2 - November 6, 2009 Page 20 of 99

21 Location Selection and Assessment Candidate Sites Vendome Site (4 Options) OPTION #1 Item #2 - November 6, 2009 Page 21 of 99

22 Location Selection and Assessment Candidate Sites Vendome Site (4 Options) OPTION #2 Item #2 - November 6, 2009 Page 22 of 99

23 Location Selection and Assessment Candidate Sites Vendome Site (4 Options) OPTION #3 Item #2 - November 6, 2009 Page 23 of 99

24 Location Selection and Assessment Candidate Sites Vendome Site (4 Options) OPTION #4 Item #2 - November 6, 2009 Page 24 of 99

25 Location Selection and Assessment Candidate Sites Charlotte Street Lot (2 Options) Item #2 - November 6, 2009 Page 25 of 99

26 Location Selection and Assessment Candidate Sites Charlotte Street Lot (2 Options) Item #2 - November 6, 2009 Page 26 of 99

27 Location Selection and Assessment Candidate Sites Temporary Terminus Site Vidal/George Item #2 - November 6, 2009 Page 27 of 99

28 Location Selection and Assessment Additional Sites Transportation & Sarnia Parking City Hall Lambton Mall Library Northgate Shopping Centre Item #2 - November 6, 2009 Page 28 of 99

29 Next Steps Consultant s recommendations and final draft report to be considered on November 16 th, 2009 (?) (Entra Consultants to be present) Item #2 - November 6, 2009 Page 29 of 99

30 Item #2 - November 6, 2009 Recommendations Short-term Long-term Environmental Assessment Process $ funding Page 30 of 99

31 InfoSheet Item #3 - November 6, 2009 COMPREHENSIVE REVIEW Provincial Policy Statement, 2005 Spring 2007 The Provincial Policy Statement, 2005 (PPS, 2005) provides policy direction on matters relating to land use planning that are of provincial interest. It is issued under the authority of Section 3 of the Planning Act and applies to all applications, matters or proceedings commenced on or after March 1, The PPS, 2005 plays a key role in Ontario s planning system by providing the policy foundation necessary to regulate the development and use of land. It is the basis of the province s policy-led planning system and supports the provincial goal of strong, livable and healthy communities. This InfoSheet was developed to assist participants in the land use planning process understand the comprehensive review policies of the PPS, Comprehensive reviews help planning authorities make land use planning decisions on issues that typically require a broader context or framework and consideration of potential impacts from interrelated activities and factors. The PPS, 2005 requires that a comprehensive review be undertaken to permit: For more information, contact MINISTRY OF MUNICIPAL AFFAIRS AND HOUSING Provincial Planning Policy Branch (416) Website: MUNICIPAL SERVICES OFFICES: Central (Toronto) (416) or Southwest (London) (519) or East (Kingston) (613) or Northeast (Sudbury) (705) or Northwest (Thunder Bay) (807) or Disponible en français: Examen Complet the identification of settlement areas and the expansion of settlement area boundaries the conversion of lands within employment areas to non-employment uses development that is not related to the management or use of resources, or is not a resourcebased recreational activity within rural areas in unincorporated areas that are adjacent to or surrounding municipalities. A comprehensive review, as it relates to the identification of settlement areas, the expansion of settlement area boundaries (policy ) and the conversion of lands within employment areas to non-employment uses (policy 1.3.2), means: an official plan review which is initiated by a planning authority, or an official plan amendment which is initiated or adopted by a planning authority, which: is based on a review of population and growth projections and which reflect projections and allocations by uppertier municipalities and provincial plans, where applicable; considers alternative directions for growth; and determines how best to accommodate this growth while protecting provincial interests; utilizes opportunities to accommodate projected growth through intensification and redevelopment; confirms that the lands to be developed do not comprise specialty crop areas in accordance with policy 2.3.2; is integrated with planning for infrastructure and public service facilities; and considers cross-jurisdictional issues. Page 31 of 99

32 Item #3 - November 6, 2009 InfoSheet Settlement Areas The PPS, 2005 policies support settlement areas by focusing growth in these areas and requiring that their vitality and regeneration be promoted. Giving priority to compact form, redevelopment, intensification and brownfield redevelopment, as well as ensuring settlement area boundary expansions are only considered when supported by a comprehensive review, helps to create sustainable communities for the long term. Focusing growth in settlement areas and using land more efficiently can lead to more lively and vibrant communities, less traffic congestion and improved air quality. PPS, 2005 policy provides that a planning authority may identify a settlement area or allow the expansion of a settlement area boundary only at the time of a comprehensive review, and it must demonstrate that certain criteria are addressed. A planning authority must demonstrate that: sufficient growth opportunities are not available through intensification, redevelopment and designated growth areas infrastructure (e.g. sewage and water systems, transit and transportation corridors and facilities) and public service facilities (e.g. recreation, police and fire protection) are or will be available and suitable for development over the long term the lands do not comprise specialty crop areas, and there are no reasonable alternatives that avoid prime agricultural areas furthermore, where there are no reasonable alternatives that avoid prime agricultural areas, it must be demonstrated that there are no reasonable alternatives on lower priority agricultural lands in prime agricultural areas impacts from new or expanding settlement areas on agricultural operations, which are adjacent to or near the settlement area, are mitigated to the extent feasible. Page 32 of 99

33 InfoSheet Item #3 - November 6, 2009 In determining the most appropriate direction for expansions to the boundaries of settlement areas or the identification of a settlement area, a planning authority shall also apply the policies of Section 2 (Wise Use and Management of Resources) and Section 3 (Protecting Public Health and Safety) of the PPS, Ensuring a comprehensive review is undertaken before the identification of a settlement area or the expansion of a settlement area boundary, helps a municipality to better manage its development and growth and avoids unnecessary expansions. This results in more efficient land use planning and better management of municipal resources. It also reinforces the government s commitment to using land more efficiently through compact form, redevelopment and intensification helping to reduce urban sprawl, protect greenspace and ensure the efficient use of existing infrastructure. Settlement areas: means urban areas and rural settlement areas within municipalities (such as cities, towns, villages and hamlets) that are: a) b) built up areas where development is concentrated and which have a mix of land uses; and lands which have been designated in an official plan for development over the long term planning horizon provided for in policy In cases where land in designated growth areas is not available, the settlement area may be no larger than the area where development is concentrated. Policy Highlights for Settlement Areas Boundary expansions and identification of new settlement areas only at the time of comprehensive review No settlement expansions onto specialty crop areas Planning authorities to identify and promote opportunities for intensification and redevelopment, including brownfield redevelopment Planning authorities to set and implement minimum targets for intensification in built up areas Orderly progression of development within designated growth areas Page 33 of 99

34 Item #3 - November 6, 2009 InfoSheet Employment Areas There are increasing pressures in many communities to convert employment lands to other uses, such as low density housing. It is important to protect needed employment lands for the long term. The PPS, 2005 policies require that communities have sufficient land to support their future economic prosperity. Municipalities can designate and zone employment lands to sustain the local economic base over the long term. PPS, 2005 policy states that a planning authority may permit the conversion of lands within employment areas to nonemployment uses through a comprehensive review, only where it has been demonstrated that the land is not required for employment purposes over the long term and that there is a need for the conversion. Employment area: means those areas designated in an official plan for clusters of business and economic activities including, but not limited to, manufacturing, warehousing, offices, and associated retail and ancillary facilities. Policy Highlights for Employment Areas Ensure an adequate supply of land and opportunities to accommodate a range and mix of industrial, commercial and other employment uses to meet long-term needs Maintain opportunities for a diversified economic base and range and choice of employment lands Permit conversions of employment lands to other uses only through a comprehensive review where it is demonstrated the land is not needed for employment purposes over the long term and there is a need for the conversion Page 34 of 99

35 InfoSheet Item #3 - November 6, 2009 The Planning and Conservation Land Statute Law Amendment Act, 2006 (Bill 51) The Planning and Conservation Land Statute Law Amendment Act, 2006, changed the Planning Act to help protect employment areas from conversion to other uses. In the short and long terms, giving municipalities the ability to protect employment lands helps to ensure adequate lands in strategic locations will be available for economic investment. For Ontario communities, this means jobs and the increased capacity to remain economically competitive at local, national and global levels. An applicant can no longer appeal council s decision to refuse or failure to adopt an official plan or zoning by-law amendment that proposes to remove any land from an area of employment, even if other land is proposed to be added. This restriction only applies if the municipality has official plan policies in place dealing with employment land conversions. To ensure consideration is given to changing circumstances, municipalities need to confirm or amend their policies dealing with areas of employment, including the land use designations and the policies dealing with conversion of employment lands, when they undertake the 5-year review of their official plans. At that time, or if a municipality decides to alter an employment area boundary at any time, the decision would be subject to appeal. These requirements will allow for public review (and potential Ontario Municipal Board appeals) of the conversion policies and provide transparency in the process. The conversion of employment lands to other uses is still possible when supported by council or the approval authority, provided that pursuant to the PPS, 2005 a comprehensive review is undertaken to determine if the conversion is necessary, and that the land is not required for employment purposes over the long term. Page 35 of 99

36 Item #3 - November 6, 2009 InfoSheet Rural Areas in Territory Without Municipal Organization The PPS, 2005 policies help focus resource-based development in rural areas in territory without municipal organization, recognizing the role that these uses and activities have in these areas. PPS, 2005 policy directs that in rural areas in territory without municipal organization that are adjacent to and surrounding municipalities, only development that is related to the management or use of resources and resource-based recreational activity shall be permitted unless certain conditions are met. These conditions include: that the area forms part of a planning area that a comprehensive review determines the impacts of growth will not place an undue strain on public service facilities and infrastructure provided by adjacent municipalities, regions and/ or the Province. For the purposes of policy 1.1.5, the definition of comprehensive review is: A review undertaken by a planning authority or comparable body which: 1. addresses long-term population projections, infrastructure requirements and related matters; 2. confirms that the lands to be developed do not comprise specialty crop areas in accordance with policy 2.3.2; and 3. considers cross-jurisdictional issues. Policy Highlights for Rural Areas in Territory Without Municipal Organization The focus of development activities shall be activities and land uses related to the management of resources and resource-based recreation Establishing new permanent townsites shall not be permitted Development proposed in unincorporated areas adjacent to or surrounding municipalities that is not related to the management or use of resources, or is not a resource-based recreational activity, is only permitted if the area forms part of a planning area and the proposal is supported by a comprehensive review that demonstrates the impacts of growth will not put an undue strain on public service facilities and infrastructure provided by adjacent municipalities, regions, and/or the Province Page 36 of 99

37 InfoSheet Item #3 - November 6, 2009 Other Comprehensive Review Considerations Comprehensive reviews are official plan reviews that are initiated by a planning authority, or official plan amendments that are initiated or adopted by a planning authority. Council s decision on these reviews must be consistent with the PPS, A comprehensive review undertaken for the identification of settlement areas and the expansion of their boundaries, or the conversion of employment areas to non-employment uses can be initiated by single, upper-tier or local municipalities. It may also be privately initiated. At a minimum, the comprehensive review needed as part of an official plan review or an official plan amendment to permit an urban boundary expansion or the conversion of employment areas to non-employment uses, must be based on: a review of long-term population and growth projections, which reflect the allocations and projections of upper-tier municipalities and provincial plans, where applicable a determination of the best way to accommodate growth while protecting provincial interests the utilization of opportunities to accommodate projected growth through intensification and redevelopment consideration of alternative directions for growth, for example, to avoid prime agricultural areas confirmation that no specialty crop areas are included in the lands to be developed integration of planning for infrastructure and public service facilities consideration of cross-jurisdictional issues, for example, ensuring planning matters such as managing growth, resources and infrastructure that cross lower, single and/ or upper-tier municipal boundaries are coordinated any additional requirements established by provincial plans. Page 37 of 99

38 Item #3 - November 6, 2009 InfoSheet It should be noted that each planning authority is responsible for deciding what additional studies are appropriate to support a comprehensive review based on the nature of the proposal and on the local context. In recognition of the role that upper-tier municipalities have in growth management, lower-tier municipalities should consult with their respective upper-tier municipalities when conducting a comprehensive review. The PPS, 2005 directs that where planning is conducted by an uppertier municipality, the upper-tier municipality must identify, co-ordinate and allocate population, housing and employment projections for local municipalities. Consequently, a comprehensive review that is initiated privately or by a local municipality may necessitate a comprehensive review to be undertaken by the upper-tier municipality. For instance, if the private or locally initiated comprehensive review contemplates going beyond, and is not in conformity with, the growth projections of the upper-tier official plan, then an upper-tier comprehensive review would be required. In cases where the scope of the proposal contemplates development not in conformity with the upper-tier official plan, a local municipality should complete its comprehensive review concurrent with or following an upper-tier comprehensive review to ensure conformity with the upper-tier official plan. Where there is no upper-tier planning function, the planning authority or the proponent must ensure that the comprehensive review is undertaken and is consistent with the PPS, Ontario s communities are diverse with regional variations in population levels, economic activity and pace of growth. Recognizing this, population, growth and employment projections that are established by the upper-tier official plan should be coordinated and reflected in the local comprehensive review. In making decisions on where growth should occur, planning authorities need to be consistent with the PPS, 2005 and must take into account the form of the proposed development, the suitability of infrastructure and servicing, and each municipality s and/or region s specific circumstances. This InfoSheet intends to assist participants in the land use planning process to understand the Provincial Policy Statement, As this InfoSheet deals in summarized fashion with complex matters and reflects legislation, policies and practices that are subject to change, it should not be relied upon as a substitute for specialized legal or professional advice in connection with any particular matter. This InfoSheet should not be construed as legal advice and the user is solely responsible for any use or the application of this InfoSheet. Although this InfoSheet has been carefully prepared, the Ministry does not accept any legal responsibility for the contents of this InfoSheet or for any consequences, including direct or indirect liability, arising from its use. Produced by the Ministry of Municipal Affairs and Housing, Provincial Planning Policy Branch ISBN (PDF) ISBN (HTML) Queen s Printer for Ontario, 2007 Paid for by the Government of Ontario. Page 38 of 99

39 Official Plan Comprehensive Review Status Update November 6, 2009 Item #3 - November 6, 2009 Page 39 of 99 Prepared for: The Mayor and Council of the City of Sarnia

40 Overview Policy Framework Emerging Trends Why a Comprehensive Review? The Process Applying the Framework to Sarnia Urban Boundary Expansion Next Steps Item #3 - November 6, 2009 Page 40 of 99

41 Item #3 - November 6, 2009 The question is: Not if we ll grow, but how we ll grow Page 41 of 99

42 Page 42 of 99 Provincial Policy Statement Current Official Plan was approved in 2001, prior to current Provincial Policy Statement (PPS) in 2005 Planning decisions shall be consistent with the PPS The PPS provides the policy foundation for planning. It supports and integrates strong communities, a clean and healthy environment and long-term economic growth by: A focus on intensification and redevelopment of existing built-up areas Wise use and management of resources, including agricultural and natural areas Integration of land use with infrastructure Criteria to consider urban boundary expansions Item #3 - November 6, 2009

43 Emerging Trends Page 43 of 99 Declining Household Size Increasing Intensification Rates Move Toward Smaller Units Space vs. Place Urban Design Green Investment Destination Sustainability Item #3 - November 6, 2009

44 Why a Comprehensive Review? Page 44 of 99 Required by PPS every 5 years to ensure consistency with Provincial policy Helps municipalities make decisions that require a broader context and consideration of potential impacts from interrelated activities and factors Supports PPS vision of long-term economic prosperity and social well-being by avoiding urban sprawl, protecting resources and promoting compact form, redevelopment and intensification A Provincial Comprehensive Review Info Sheet was provided to Council for information Item #3 - November 6, 2009

45 Page 45 of 99 Undertaking a Comprehensive Review: The Process Based on a review of population and growth projections Uses opportunities to accommodate growth through intensification and redevelopment Confirms the lands do not comprise specialty crop areas Are integrated with planning for infrastructure and public service facilities; and Considers cross-jurisdictional issues. Should be done concurrently with or following the County comprehensive review to ensure conformity with the upper-tier Official Plan Item #3 - November 6, 2009

46 Step 1: Confirm Population and Growth Projections County of Lambton shall identify, coordinate and allocate population, housing and employment projections for lower-tier municipalities (PPS, b) The County has prepared preliminary projections and are circulating to lower-tier municipalities including the City of Sarnia for comment Item #3 - November 6, 2009 Page 46 of 99

47 Page 47 of 99 Step 2: Identifying Land Needs for the Next 20 Years Once projections are confirmed, sufficient land shall be made available through intensification and redevelopment and, if necessary, designated growth areas, to accommodate an appropriate range and mix of employment opportunities, housing and other land uses to meet projected needs for a time horizon of up to 20 years. (PPS, 1.1.2) The City of Sarnia is currently undertaking Residential and Commercial Land Needs Analysis to determine land needs. Industrial Land Needs Analysis will need to follow. Item #3 - November 6, 2009

48 Page 48 of 99 Step 3: Identifying Opportunities for Intensification and Redevelopment Required to identify and promote opportunities for redevelopment, set targets to be met prior to new development and require phasing policies to ensure that the targets are met (PPS, 1.1.3) Factors when specifying targets could include: Economic and Demographic factors including current intensification trends, future commercial and residential land needs, changing household structure, etc. Changing societal and consumer preferences such as adoption of green technology, openness to new construction techniques and changing recreational activities Item #3 - November 6, 2009

49 Page 49 of 99 Managing Growth Applying the Framework to Sarnia Implement the PPS and County OP by: Anticipating areas of Change and Stability Identifying areas of growth and patterns of connected Centres and Corridors to expand the range of transportation, employment and housing choices Fostering unique neighbourhoods and places Protecting Employment Areas over the long term Preserving and enhancing agricultural, natural heritage and cultural resources for future generations Establishing Service Foundations for Growth including Master Plans for the Sanitary System, the Storm System, the Transportation System and the Water System Item #3 - November 6, 2009

50 Urban & Rural Areas Existing Urban Boundaries Item #3 - November 6, 2009 Page 50 of 99

51 Page 51 of 99 Step 4: Is there a Need to Expand the Urban Boundary? (PPS, ) A planning authority may allow the expansion of a settlement area boundary at the time of a comprehensive review and only where it has been demonstrated that: a) Sufficient opportunities for growth are not available through intensification, redevelopment and designated growth areas to accommodate the projected needs over the identified planning horizon; b) The infrastructure and public service facilities which are planned or available are suitable for the development over the long term and protect public health and safety; Item #3 - November 6, 2009

52 Page 52 of 99 Step 4: Is there a Need to Expand the Urban Boundary? (cont d) c) In prime agricultural areas: 1. The lands do not comprise specialty crop areas; 2. There are no reasonable alternatives which avoid prime agricultural areas; and 3. There are no reasonable alternatives on lower priority agricultural lands in prime agricultural areas; and d)impacts from new or expanding settlement areas on agricultural operations which are adjacent or close to the settlement area are mitigated to the extent possible. County and City Official Plan policies such as How will any new commercial areas affect the viability of existing commercial areas? must be addressed Item #3 - November 6, 2009

53 Blackwell Marsh Page 53 of 99 The Blackwell Marsh is a locally significant specialty crop area with organic soils that are capable of supporting vegetable crops. Local municipalities are encouraged to establish policies for their protection, maintenance and improvement. County of Lambton Official Plan s Item #3 - November 6, 2009

54 Next Steps (Built Environment) Page 54 of 99 Finalize Employment, Housing and Population Projections and Allocation with the County Complete Commercial Land Needs Assessment, Commercial Area Review and continue Growth Centres and Corridors Evaluation Continue Residential and Industrial Land Needs Analysis Servicing Infrastructure Review to assess opportunities for growth Item #3 - November 6, 2009

55 Next Steps (Resources) Undertake Agriculture and Specialty Crop Area Study in cooperation with the County, the CLAAC, OMAFRA & MAH (RFP Closes Nov.23, 2009) Continue Natural Heritage Study in cooperation with the County and Conservation Authority Undertake meaningful community consultation to inform, engage and create a civic vision that everyone has a chance to participate in and use it to shape the development of policy Item #3 - November 6, 2009 Page 55 of 99

56 Information City of Sarnia, Planning and Building Department 255 North Christina Street, Sarnia, ON Item #3 - November 6, 2009 Page 56 of 99

57 Item #4 - November 6, BUDGET OVERVIEW Finance Department 1 Page 57 of 99

58 Presentation Outline Page 58 of 99 Status of City s Financial Objectives Operating Budget Capital Budget Water and Sewer Budgets Taxation issues 2 nd year of Market Value Re-assessment Next Steps Item #4 - November 6, 2009 Finance Department 2

59 Item #4 - November 6, 2009 FINANCIAL OBJECTIVES Finance Department 3 Page 59 of 99

60 Council s Long Term Financial Plan Objectives Page 60 of 99 Council has adopted the following five financial planning objectives: Reduce Debt Increase Reserves and Reserve Funds Maintain Service Levels Infrastructure Renewal Maintain Reasonable Tax Rates Item #4 - November 6, 2009 Finance Department 4

61 Objective 1 - Reduce Debt Page 61 of 99 The 3 Impacts of Debt: Impact of the Total Amount of Debt Total Debt has decreased from a high of 95.5 Million in 2003 to projected 2010 year end balance of 52.6 Million Impact on the Property Tax Levy 7.6% of Property Tax Levy in 2010 (10.6% in 2006) Impact on Cash Flow Annual impact on cash flow for 2010 is $10,642,720 Item #4 - November 6, 2009 Finance Department 5

62 Item #4 - November 6, Debt Level Finance Department Debt Year $ (millions) Page 62 of 99

63 Objective 2 - Reserves and Reserve Funds 35 $ (millions) Item #4 - November 6, 2009 Page 63 of 99 Obligatory Reserve Funds Reserves Year 2013 Assumption 3% increase in Reserve Balances per year after 2010 year end projection 2008 Spike in Reserve balance due to grants from Provincial and Federal levels Discretionary Reserves Council has more flexibility in their use only a small component of the total Finance Department 7

64 2009 Reserves and Reserve Funds Projected Year End Balance (2009) $16,822,842 Development Charges Res Fund 6,506,217 Capital Revolving Res Fund 2,810,901 Building Permit Res Fund 1,002,270 Remaining Reserves and Res Funds $6,503,454 Item #4 - November 6, 2009 Page 64 of 99 The remaining balance of $6,503,454 consists of reserves and reserve funds for equipment replacement, building replacement, capital, and other specific programs. Finance Department 8

65 Objective 3 Maintain Service Levels Page 65 of 99 This objective involves a review by the City departments during budget preparation of their various City programs and services All new services are separately identified in the budget book no new services in the draft 2010 budget Council is responsible for cutting any existing programs and services Item #4 - November 6, 2009 Finance Department 9

66 Objective 4 -Infrastructure Renewal Page 66 of 99 Focus of Council has been on capital projects specifically road, water and sewer rehabilitation City has made great use of provincial and federal grant programs that are providing 2/3 funding for infrastructure projects Need to ensure that other infrastructure, such as buildings and equipment are maintained Item #4 - November 6, 2009 Finance Department 10

67 Objective 5 Maintain Reasonable Tax Rates Page 67 of 99 This objective is Council s focus during budget deliberations Involves a balance between the ability of the community to pay for programs and services versus meeting the other four objectives Item #4 - November 6, 2009 Finance Department 11

68 Item #4 - November 6, 2009 OPERATING BUDGET Finance Department 12 Page 68 of 99

69 Operating Budget Council Resolution Page 69 of 99 That Council direct staff to prepare the 2010 draft budget with a draft tax levy increase not to exceed 2.5% to 3.0%, including real tax assessment growth, That Council direct staff to prepare a 2010 budget report outlining suggestions to reduce the 2010 additional tax levy requirement to 0%, including real tax assessment growth, And that Council direct staff to increase the capital infrastructure levy by $600,000 as matching funds for the federal-provincial grant programs. Item #4 - November 6, 2009 Finance Department 13

70 Operating Budget Draft Page 70 of 99 Starting position 0% levy increase 0.00% Capital Infrastructure Levy Increase reduced to 1% increase from 2009 levy Estimated real assessment growth results in generation of new tax revenue Increases from existing programs, lost revenue and the impact on the tax levy $530, % 390, % 530, % Total Draft Levy Increase $1,450, % Item #4 - November 6, 2009 Finance Department 14

71 Operating Budget Program Expenditures (Taxation) Page 71 of 99 Budget Current Operating 2010 Draft Budget Expenditures ($000) 2009 Approved Budget Expenditures ($000) Difference ($000) Change % 59,179 58, % Police Services 20,606 19, % Transit Area 5,367 5, % Taxation Total 85,152 83,489 1, % Item #4 - November 6, 2009 Finance Department 15

72 How We Got to 2.75% Page 72 of 99 No new positions impact the general tax levy $700,000 contribution from Reserves in Street Maintenance One Time Contribution for 2010 Will impact the 2011 tax levy projected 1.29% increase in 2011 tax levy before the 2011 budget process starts Item #4 - November 6, 2009 Finance Department 16

73 How We Got to 2.75% Page 73 of budget includes decrease in Income from Investments ($200,000) and Recycling Revenue ($200,000) which had a 0.76% tax levy impact Unknown if these two revenue items can increase for 2011 Lead to cuts in other areas to compensate Cut of $120,000 from Resurfacing Item #4 - November 6, 2009 Finance Department 17

74 How We Got to 2.75% Page 74 of 99 Cut many of the Contributions to Reserves and Reserve Funds from the Operating Budget Impacts the City s need to increase Reserve Levels Need for Long Term Financial Plan in order to set proper Reserve levels and funding sources Item #4 - November 6, 2009 Finance Department 18

75 Transit Levy Page 75 of 99 Draft Transit Levy Increase is at 11.94% ($6 increase per year on $100,000 of residential assessment) Draft increase impacted by the settlement of the Transit contract Contract settlement for the 2008, 2009 and 2010 years is impacting the Transit Levy in one year during 2010 Any cuts to reduce the Transit Levy will involve service cuts (route cuts) and may impact the amount of gas tax that can be used to help fund the Transit Operation. Gas tax cuts further complicates the ability to reduce service Item #4 - November 6, 2009 Finance Department 19

76 Operating Budget Program Expenditures (Transit) Budget 2010 Draft Budget Expenditures ($000) 2009 Approved Budget Expenditures ($000) Difference ($000) Change % Transit Area 5,367 5, % Item #4 - November 6, 2009 Page 76 of 99 Finance Department 20

77 Transit Levy Impact of Draft Fare Increase Page 77 of 99 If the fare increase is not approved for 2010, approximately $100,000 in fare revenue will need to be removed from the Transit budget Impacts: A further 3.57% increase in the Transit Levy OR Service cuts to balance off the $100,000 fare revenue removal which may also impact gas tax use Item #4 - November 6, 2009 Finance Department 21

78 Transit Ridership Impact of Service Cuts Page 78 of 99 Ridership has grown from 2007 to to % increase 2008 to % as of end of September Any service or route cuts will impact ridership and will reduce or eliminate the ridership growth that Transit has built in the past several years Item #4 - November 6, 2009 Finance Department 22

79 Projected Tax Impact per $100,000 of residential assessment Year City Transit Total Draft 2010 $843 $57 $ $827 $51 $878 Difference $16 $6 $22 Item #4 - November 6, 2009 Page 79 of 99 Above numbers calculated with 0.75% of real tax assessment growth Finance Department 23

80 Distribution of 2010 City Tax Levy by Function Page 80 of 99 Transit 6% Community Services 7% General Gov't 9% Eng /Pub Wks 14% Debt 7% Other 2% Police 31% Fire 24% Item #4 - November 6, 2009 Finance Department 24

81 Distribution of City Tax per $100,000 of residential assessment Page 81 of 99 Function $ Impact % of total taxes Police $279 31% Fire $216 24% Eng/Public Works $126 14% General Government $81 9% Community Services $63 7% Transit $57 6% Debt $63 7% Other $15 2% Total $900 Item #4 - November 6, 2009 Finance Department 25

82 Item #4 - November 6, 2009 CAPITAL BUDGET Finance Department 26 Page 82 of 99

83 Capital Budget Page 83 of 99 Total Draft Capital Budget - $21,214,313 (2009 Draft -$27,819,000) No New Debt included in 2010 capital budget Grants - $10,209,000 (48% of total) Focus on Infrastructure Projects Pay-As As-You-Go for 2010 Due to decreasing reserve and reserve fund balances, need a funding strategy if the provincial and federal grant programs end Item #4 - November 6, 2009 Finance Department 27

84 Capital Budget Project Highlights Page 84 of 99 East Street Sewer Separation $8,900,000 project for 2010 This project is a multi-year project that will continue through 2012 Receiving $5,400,000 in provincial and federal grants in 2010 for this project Item #4 - November 6, 2009 Finance Department 28

85 Capital Budget Project Highlights Page 85 of 99 Wellington St. Reconstruction Involves reconstruction on Wellington between Murphy and Finch $6,300,000 project for 2010 Receiving $3,900,000 in provincial and federal grants in 2010 for this project Item #4 - November 6, 2009 Finance Department 29

86 Capital Budget Project Highlights Page 86 of 99 Projects for Engineering, Public Works, Fire, Transit, Community Services and Police Remaining draft capital budget of $6,014,313 to address infrastructure in above departments Funding for projects from Reserves, Reserve Funds, water revenue and sewer revenue Item #4 - November 6, 2009 Finance Department 30

87 WATER AND SEWER BUDGET Item #4 - November 6, 2009 Page 87 of 99 Finance Department 31

88 Water Budget Page 88 of 99 Provides for the cost to operate and maintain the water distribution system Provides for the cost to acquire water from LAWSS (Lambton Area Water Supply System) Amount to be raised from water rates - $14,070,429 Item #4 - November 6, 2009 Finance Department 32

89 Significant Changes in the Water Budget Budget Item $ Change 2009 to 2010 Water Revenue % Change LAWSS $323, % All other budget items Total Water Rev Change $293, % $617, % Item #4 - November 6, 2009 Page 89 of 99 Finance Department 33

90 Sewer Budget Page 90 of 99 Provides for the cost to operate and maintain the sanitary sewage system including the Sewage Treatment Plant and the Bright s Grove Sewage Lagoons Amount to be raised from sewer rates - $13,997,678 Item #4 - November 6, 2009 Finance Department 34

91 Significant Changes in the Sewer Budget Page 91 of 99 Budget Items Local Improvement Revenue Decrease LAWSS Residual Mgmt Fees Revenue Decrease $ Change 2009 to 2010 Sewer Revenue % Change $81, % $75, % Refinance Sewage Plant $421, % Deficit Carryover from 2009 $500, % All other budget items $299, % Total Sewer Rev Change $1,377, % Item #4 - November 6, 2009 Finance Department 35

92 TAXATION 2ND YEAR OF MARKET VALUE RE-ASSESSMENT Item #4 - November 6, 2009 Page 92 of 99 Finance Department 36

93 Reassessment Cycles Page 93 of 99 YEARS ASSESSED VALUE Current Value on June 30, Current Value on June 30, Current Value on June 30, Current Value on June 30, Current Value on June 30, Current Value on June 30, , 2007, 2008 Current Value on January 1, Current Value on January 1, Current Value on January 1, 2012 Item #4 - November 6, 2009 Finance Department 37

94 Re-assessment cycle Page 94 of will be the second year of the current 4 year re-assessment phase-in City budget, as in past re-assessment years, is presented in order to reduce the tax rate to compensate for the re- assessment increase Item #4 - November 6, 2009 Finance Department 38

95 City Tax Rate Change in Re-assessment years Year Tax Rate Change % % % Item #4 - November 6, 2009 Page 95 of 99 Finance Department 39

96 Item #4 - November 6, 2009 SUMMARY Finance Department 40 Page 96 of 99

97 SUMMARY Page 97 of 99 Draft Tax Levy increase is 2.75% Draft Tax Levy includes real assessment growth of 0.75% which reduces the tax impact to 2.0% on existing taxpayers 1.0% or half of the impact on existing taxpayers is for increased capital funding which can be used as matching funds on provincial and federal supported capital projects Item #4 - November 6, 2009 Finance Department 41

98 SUMMARY Page 98 of 99 Draft capital budget - $21,214,313 Includes $10,209,000 of provincial and federal grants Involves capital infrastructure rehabilitation and renewal throughout the City Item #4 - November 6, 2009 Finance Department 42

99 2010 Budget Dates Draft Budget Books Issued Oct 26 Public Open House Sarnia Arena Nov 10 Public Input & Grant Session Nov 16 Budget Deliberations Dec 1 Set Water & Sewer Rates Dec 7 Finalize Tax Rates, By-law Adopted May 2010 Item #4 - November 6, 2009 Page 99 of 99 Finance Department 43