City of Toronto 2018 Development Charges Bylaw Review Statutory Public Meeting Executive Committee January 24, 2018
Today we will discuss 1. Introduction 2. DC Review Process 3. DC Rate Calculation 4. DC Policies 5. Stakeholder Engagement 6. Next Steps 2
The City is continuing to grow Toronto ranks first in the number of high rise buildings under construction in North America - 2018 180 160 140 120 100 80 60 156 Number of High-Rise Buildings Under Construction in North America 131 96 40 20 32 16 14 35 15 11 19 18 13 6 10 0 Source: January 2018 (skyscraperpage.com) 3
The City is continuing to grow Toronto ranks first in the number of high rise buildings under construction in North America in 2012 200 180 160 140 120 178 Number of High-Rise Buildings Under Construction in North America 100 80 60 74 88 40 20 0 16 22 9 24 9 2 7 4 3 9 12 Source: January 2012 (skyscraperpage.com) 4
Growth-related funding tools Section 37 Benefits (Approx. $55M annually) Section 42 Parkland Dedication ($70M annually) Development Charges ($225M annually) Taxes and User Fees 5
What are DCs? One-time charges collected from land developers at building permit issuance Principle is growth pays for growth so that financial burden is not borne by existing tax/rate payers Help pay for new & expanded infrastructure required to provide municipal services to new people and employees Governed by Provincial legislation; widely used in Ontario 6
DC Bylaw Update Current (2013) DC bylaw expires in October 2018 Replacement of bylaw requires: 1. DC Background Study and Bylaw (Jan 9) 2. At least one Statutory Public Meeting (Jan 24) 3. Council Adoption (Mar / Apr) 7
Next Steps Completed DC Review Process Spring 2017 Develop model assumptions and inputs Internal meetings with program staff Summer 2017 Initial meeting with development industry stakeholders Continued development of model assumptions and inputs Fall / Winter 2017 Technical & Policy meetings with development industry Ongoing internal review of model assumptions Refinement of assumptions based on feedback Preliminary calculated DC rates Current January 2018 Publish DC Study and Proposed Bylaw Continued Consultation Statutory Public Meeting Winter / Spring 2018 Continued Consultation Recommended Changes to DC Study or Bylaw Passage of 2018 DC By-law Implementation 8
Key Steps to Calculate DCs 10 Month DC Study Process and Continuing Development Forecast Calculate 10-Year Historical Service Levels Identify Growth-related Capital Costs Note: Transit is now calculated on a planned level of service Grants/Other Contributions Required Service Discount Replacement/ Benefit to Existing Post-Period Benefit Cost of Growth Analysis (AMP and Operating Costs) Costs Eligible for DC Recovery Eighteen DC Services included in the DC Study Residential Sector (per unit) Non-Residential Sector (per m 2 of GFA) 9
Current vs Calculated Rates Development Type Current Rates (Effective Feb 1/18) 2018 DC Study Calculated Maximum Rates Change from Current Rates Residential ($ per unit) Dwelling Room 11,028 23,954 12,926 117% Apartments - 1 Bed and Bach. 17,644 33,775 16,131 91% Apartments - 2+ Bedrooms 25,366 51,740 26,374 104% Multiples - 1 Bedroom & Bach. 24,816 36,650 11,834 48% Multiples - 2+ Bedroom 34,742 73,058 38,316 110% Singles & Semis 41,251 88,391 47,140 114% Non-residential ($ per m2) Non-industrial* 213.65 449.04 235.39 110% Industrial (calculated)** 213.65 190.89-22.76-11% *Non-industrial charge applicable to ground floor only in current and proposed bylaw ** Industrial uses are exempted from DCs in the current and proposed bylaw. Figures shown represent calculated rates. 10
Upward Pressure Key Drivers of the DC Rate Change Significant upward pressure compared to current rates Continued growth requires increased servicing capacity Additional projects, particularly for transit, roads and water/wastewater required to accommodate growth Increasing land and construction costs Changes to the legislation (i.e. removal of 10% for transit and use of planned level of service ) 11
Sample Projects Included in DC Study Transit including TYSSE, SSE, Smart Track, Waterfront, Eglinton East LRT, Relief Line, Union Station, ATC, Transit Vehicles and Facilities New and widened road and cycling infrastructure Rail grade separations New watermains and sanitary sewers Indoor Recreation Facilities Parkland development Library, Housing, Police, Fire and Paramedic Buildings and Equipment Ashbridges Bay Wastewater Treatment Plant Port Lands Flood Protection & Enabling Infrastructure 12
Residential DC Allocations 73% relates to Transit and Engineered Services Parks and Recreation 12% Other General Services 15% Transit 35% Eighteen DC Services included in DC Background Study Roads and Related 17% Water/Wastewater 21% * Other General Services includes Library, Housing, Police, Fire, Paramedics, Studies, Civic Improvements, Childcare, Pedestrian Infrastructure, Shelter 13
Non-residential DC allocations 93% relates to Transit and Engineered Services Parks and Recreation 2% Roads and Related 21% Other General Services 6% Transit 44% Water/Wastewater 27% * Other General Services includes Library, Police, Fire, Paramedics, Studies, Civic Improvements, Childcare, Pedestrian Infrastructure, Shelter 14
Current Calculated Pickering Ajax Oshawa Whitby Burlington Halton Hills Milton Oakville Brampton Caledon Mississauga Markham Richmond Hill Aurora Newmarket Vaughan $ per unit GTA DC Rate Comparison $ Large Apt Unit 60,000 53,233 52,34052,694 54,718 50,000 46,39546,668 48,01149,995 40,000 30,000 26,859 GTA Average, 37,889 26,138 27,938 30,97731,471 30,157 27,407 24,194 34,564 34,788 20,000 10,000 0 Toronto Durham Halton Peel York Municipal EDC * MLTT for a $700,000 unit would be $6,000 to $10,475 depending on whether the first time homebuyers rebate applies 15
Current* Proposed* Calculated Oshawa Pickering Whitby Ajax Halton Hills Milton Burlington Oakville Caledon Brampton Mississauga Aurora Newmarket Vaughan Richmond Hill Markham $ per square meter Proposed GTA DC Rate Comparison Industrial Use ($ per sqm) 350 312 300 250 200 202 GTA Average, 212 173 177 166 165 182 225 260 189 201 237 248 259 262 277 150 123 100 50 12 12 0 Toronto Durham Halton Peel York Municipal EDC * Industrial uses exempted under the current and proposed bylaw 16
Current Calculated Pickering Ajax Oshawa Whitby Halton Hills Milton Oakville Burlington Caledon Mississauga Brampton Aurora Newmarket Vaughan Richmond Hill Markham $ per square meter GTA DC Rate Comparison Ground Floor Retail Use ($ per sqm) 700 600 500 400 461 GTA Average, 378 434 452 488 498 484 496 499 532 582 325 325 300 200 225 195 205 243 248 258 100 0 Toronto Durham Halton Peel York Municipal EDC 17
Current* Proposed* Calculated* Pickering Whitby Ajax Oshawa Milton Halton Hills Oakville Burlington Caledon Brampton Mississauga Aurora Newmarket Vaughan Richmond Hill Markham $ per square meter Proposed GTA DC Rate Comparison Eight Storey Commercial Office Use ($ per sqm) GTA DC Rate - Eight Storey Commerical Office 500 450 400 461 350 300 250 200 GTA Average, 241 195 202 205 243 182 205 260 270 258 270 325 248 259 262 277 312 150 100 50 0 38 68 Toronto Durham Halton Peel York Municipal EDC * In Toronto, non-industrial non-residential uses above and below the ground floor are exempted from DCs in the current and proposed bylaw. DCs apply to the ground floor only. 18
Proposed Discretionary Exemptions Residential Affordable housing (through Open Door) Rooming houses Non-residential Industrial uses All non-res development not on ground floor (charge only applies to ground floor) Public hospitals Colleges and universities Places of worship, cemeteries or burial grounds Temporary uses No major changes to current exemption policies proposed 19
Other Proposed Bylaw Policies Uniform City-wide charge Transition provisions Pending consideration of additional stakeholder input and analysis Collection timing - First building permit DC deferral procedure under review Concurrent IMIT program review DC exemption proposed to be removed 20
Stakeholder Engagement to Date Activity Key Industry Stakeholders BILD, TBoT, TREB, REALpac, NAIOP, GTAA, TIN) Draft Data Release Growth Forecast & Inventories Capital Program & Calculations Technical Review BILD Consultants Councillor EA Information Session DC Study and Proposed Bylaw Ratepayer Meeting Key Industry Stakeholders Meeting General Public Meetings Continuing consultation Date June 5, July 10, October 30, December 1 Summer 2017 Fall 2017 November and ongoing December 18, 2017 January 9, 2018 January 11, 2018 January 12, 2018 January 15 & 17, 2018 February March 2018 21
Input Received - Industry Additional time needed for technical review Delay implementation to October 2018 (current bylaw expiry) Transition provisions needed Rates will impact housing affordability Rates will impact viability of purpose-built rental housing projects DC collection should be changed to first permit Prefer city-wide charges Lengthy City development approval process 22
Input Received Ratepayers & General Public Mixed input on phase-in Mixed input on the level of the charges No discount growth should pay for growth Lower DCs for larger (three-bedroom) units to support families Increase DCs to slow growth, mitigate impact in high growth areas Increase recovery on non-res, where appropriate Concerns about housing affordability Including pass through of DC rate increases at closing (e.g. purchase and sale agreements) Market determines the price of housing (supply / demand) Reinvest DCs in growth areas where they were collected GTA DC rate comparisons and other factors are important to understand competitiveness 23
Next Steps 1. Continue Stakeholder Engagement Technical Study calculations and DC policies 2. Report to Executive Committee on the results of additional consultation Including any refinements to the DC Study and bylaw policies 3. Council consideration of the DC Bylaw 24
Thank you Information is available on the City s website www.toronto.ca/devcharges 25