The County of Essex is looking at creating a Development Charges By-law which, if adopted, could help to fund the future growth of the region.
At last week’s regular meeting, Stefan Krzeczunowicz of Henson Consulting in Toronto, brought forth a background study that is geared to helping pay for growth related capital costs.
“The purpose of my presentation is to give council an introduction to the study and perhaps development charges more broadly,” explained Krzeczunowicz.
And while no exact dollar figures were indicated, the county hopes that by creating development charges, it will help ease the financial burden of development and not have the necessary money to pay for infrastructure upgrades passed on to existing taxpayers.
“It is to allow service levels to be maintained in a growing community.”
The idea of a county-wide development charges bylaw began back in May and according to Essex County planning services manager Rebecca Belanger, it is to ensure that forthcoming growth such as related expenses for roads, EMS and long-term crew will be adequately funded.
“The outcome of the study will inform subsequent decisions and ultimately impact the budget,” said Belanger.
Essex Mayor Sherry Bondy felt it was important for the county to find alternative revenue sources for development and while county council agreed to have Henson Consulting move forward with the initial study, not all councillors thought it was a good idea.
Lakeshore Deputy Mayor Kirk Walstedt felt that developers would pass on the new charges to the home buyers.
“I know it might be extra funds for the county, but I think we are pricing people even further out of being able to afford homes,” he said.
Belanger responded by saying that there could be policy recommendations for statuary and non-statuary exceptions.
According to Krzeczunowicz, the by-law, if created, would be good for 10 years and prior to its creation, a background study would have to be done, at least one public meeting would have to be held and there would be a 40-day appeal process.
He also noted that capital needs would have to be identified as well as levels of service needed over a future 15-year period.
“You cannot use development charges to increase your level of service beyond what you’re providing over the next 15 years.”
Krzeczunowicz said as far as how much the developer would be charged, it could be based on per unit for residential and per square metre for non-residential. He also said that the amount charged could vary for each municipality.
“It’s extremely unusual for a county development charge to be applied to other than a uniform county-wide approach.”
The seven individual municipalities in Essex County already have their own development charges bylaws.
Essex County looks at creating first development charges bylaw
By Fred Groves
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