HomeMy WebLinkAboutPLN 46-21Report to Council
Report Number: PLN 46-21 Date: December 13, 2021
From: Kyle Bentley
Director, City Development & CBO
Subject: Proposed Fee Increases for Building Permit and Development Application Fees
Recommendation:
1. That Council approve a 5% increase to the Building Permit Application Fees and a
10% increase to the Planning Application Fees, effective January 4, 2022;
2. That Council approve an amendment to Schedule “I” to By-law 6191/03, the General Municipal Fees and Charges By-law, as amended, by deleting the pages for City Development Department – Building, and City Development Department – Planning, and substituting the updated pages for City Development Department – Building, and City
Development Department – Planning, as set out in Schedule “I” to the Draft By-law
provided as Appendix I to Report PLN 46-21;
3. That Council pass the by-law to update to the General Municipal Fees and Charges By-law with new City Development Department – Building, and City Development Department – Planning fees, as set out in the Draft By-law provided as Appendix I to
Report PLN 46-21;
4. That Council approve revising “Schedule B – Fees Payable for Building Permits” of the Building By-law with the Building Permit fees listed in the 2022 User Fee Schedule; and
5. That City officials be authorized to undertake the necessary actions to give effect to Council’s decision.
Executive Summary: The City has retained Watson & Associates to undertake an update to the 2017/2018 full cost assessment to inform updated fee recommendations for planning and building permit applications. The purpose of the update is to reflect increases in complexity
in the planning application review processes, and increases in costs associated with administering and enforcing the Ontario Building Code. It is anticipated that the recommendations from the current update will be completed for Council’s consideration as part of the City’s annual budget process. Should there be any recommended changes in fees resulting from this completed assessment, staff would recommend phasing in such fees with
an effective date of July 1, 2022.
To help recover the City’s immediate costs for reviewing and processing these applications, as an interim measure, staff recommend that building permit and planning application fees be increased by 5% and 10%, respectively, effective January 4, 2022. However, fees for planning applications for part lot control by-laws will not be increased as they are at 100% cost recovery.
Report PLN 46-21 December 13, 2021
Subject: Building and Planning Application Fees Page 2
Financial Implications: Staff recommend a phased approach to the introduction of new
application fees within City Development. This will provide immediate cost recovery for the
department, as the City receives and processes new development and building permit applications. The first phase of City Development fees for Building Services and the Planning & Design Division are identified on Schedule “I” of the Draft By-law, and are proposed to take effect on January 4, 2022.
Upon completion of the full cost assessment process, any changes to the fee structure
necessary to effect complete cost recovery would be proposed to take effect on July 1, 2022. The timing for the second phase of City Development fees for Building Services and the Planning & Design Division would both align with the schedule for the indexing of City Development Charges, and enable the development community a 6 month period of time to
prepare for this fee change.
Discussion: In 2017/2018, the City of Pickering, with the assistance of Watson & Associates Economists Ltd. (Watson & Associates), undertook a review of our development application approvals process fees. This review included an assessment of the full cost of services for
planning, engineering, and building, and made fee recommendations to improve cost recovery. The findings of the full cost assessment and fee recommendations were summarized in the “City of Pickering Development Application Approvals Process Fee Review Study” dated February 12, 2018.
Currently, the City, with the assistance of Watson & Associates, is undertaking an update to
the 2017/2018 full cost assessment to inform updated fee recommendations for the City Development Department. The purpose of the update is to reflect increases in complexity in the planning application review processes, increasing costs associated with administering and enforcing the Ontario Building Code (OBC). It is anticipated that the recommendations from the
current update will be completed for Council’s consideration as part of the City’s annual budget
process. Should there be any recommended changes in fees resulting from this completed assessment, staff would recommend phasing in such fees with an effective date of July 1, 2022, as noted in the Financial Implications section of this report.
Building Services Fees
Over the past several years, the City of Pickering has been experiencing significant growth,
particularly in the City Centre and Seaton, as well as a number of subdivisions throughout the municipality. As development applications are approved, the Building Services Section receives the associated building permit applications for each of these neighbourhoods. This growth, coupled with evolving market conditions, has led to applications with increased
complexity (for instance, we are seeing more higher density stacked townhouses instead of a
traditional mix of detached dwellings and row townhomes).
This has prompted an increase in staff time and resources to process building permit applications and to administer the requirements of the Ontario Building Code. Given the length of time it takes for developers to obtain the necessary planning approvals, there are
expectations from the building community that building permits will be issued in a reasonable
and timely manner. Building Services strives to meet these expectations.
Report PLN 46-21 December 13, 2021
Subject: Building and Planning Application Fees Page 3
The Building Code Act (BCA) prescribes specific timelines for municipalities to review these
applications and issue building permits. Despite the onset of the global pandemic in 2020, the
provincial government has not granted any relief to the legislated timelines for permit issuance. The Chief Building Official, and the City as a whole, has an obligation to ensure that all submitted applications are reviewed in a consistent manner to ensure compliance with the OBC and applicable law.
In order to adapt to challenges with COVID-19, the City looked at new ways of conducting
business. One such positive outcome was a shift to paperless building permit applications. Building Services launched a digital submission application process for all building permits. This allowed for digital review and has greatly reduced paper use and waste, and has improved the customer experience. Similarly, the Planning & Design Division has also transitioned to electronic submission of applications and supporting material.
For the past several years, the City has annually increased building permit application fees by about 3% to reflect annual inflation costs. However, a review of year end application revenue intake has identified that the department is currently not recovering its costs, despite this annual fee indexing. Based on the review of Building Services staff utilization capacities, Watson & Associates has advised that a modest 5% increase for building permit fees is just
barely above inflation and appropriate for the additional value in service that is being provided to customers.
Planning & Design Division Fees
Watson & Associates has undertaken an analysis of the effect of a 10% increase for planning application fees (see Memorandum from Watson & Associates Economists Ltd., dated
November 1, 2021, regarding Planning Application Fees, Attachment #1).
Watson & Associates identifies that, based on the 2017/2018 study, the recommended planning application fees that the City implemented on January 1, 2019 were anticipated to recover 41% of the total annual application processing costs. Based on the subsequent increases to fees over the 2020-2021 period (approximately 5% total increase) and inflationary
increases to the City’s costs, the cost recovery performance ranges considerably from a low of 15% for minor variance applications, 48% and 50% for subdivisions and site plans respectively, to a high of 83% and 101% for condominiums and part lot control applications respectively.
In order to understand the impacts of planning application fee increases of 10%, an impact
analysis for sample developments has been prepared. Four sample development types have been considered, including:
• Plan of Subdivision, Official Plan Amendment, and Zoning By-law Amendment applications for a residential subdivision of 100 single detached units;
• Site Plan Control, Zoning By-law Amendment, and Condominium applications for a 200-unit multi-residential apartment development;
• Site Plan Control, and Zoning By-law Amendment for a retail building of 1,000 square
metres; and
• Site Plan Control application for an industrial building of 10,000 square metres.
Report PLN 46-21 December 13, 2021
Subject: Building and Planning Application Fees Page 4
Based on the survey results, a 10% increase in planning application fees results in 0.3% to
0.9% increase in total development fees payable. However, the City’s ranking amongst the
municipal comparators remains unchanged, and for the most part, below that of the other Durham Region municipalities surveyed. Note that, given the cost recovery performance of part lot control applications, a specific fee increase in this category would not be required.
Conclusion
In order to immediately address the rising costs to operate the City Development Department,
and to enable sufficient time for the full cost assessment work to be completed, as an interim measure, staff is recommending that Building Permit application fees be increased by 5% and planning application fees (with the exception of part control applications), by 10%, effective January 4, 2022.
The fee increases for Building and Planning are within the established full cost of service and
maintains the City’s overall competitive position, as compared to other municipalities within the Region of Durham and the Greater Toronto Area.
Appendix:
Appendix I Draft By-law to amend By-law 6191/03, the General Municipal Fees and Charges By-law as amended
Attachment:
1. Memorandum from Watson & Associates Economists Ltd., dated November 1, 2021,regarding Planning Application Fee
Report PLN 46-21 December 13, 2021
Subject: Building and Planning Application Fees Page 5
Prepared By:
Original Signed By
Catherine Rose, MCIP, RPP Chief Planner
Original Signed By
Carl Kolbe Manager, Building Services
& Deputy CBO
Approved/Endorsed By:
Original Signed By
Kyle, Bentley, P. Eng. Director, City Development & CBO
Original Signed By
Stan Karwowski Director, Finance & Treasurer
CR:KB:ld
Recommended for the consideration
of Pickering City Council
Original Signed By
Marisa Carpino, M.A. Chief Administrative Officer
Appendix I to Report No. PLN 46-21
Draft By-law to amend By-law 6191/03, the General
Municipal Fees and Charges By-law as amended
Draft
The Corporation of the City of Pickering
By-law No. XXXX/21
Being a by-law to amend By-law No. 6191/03 to confirm
General Municipal Fees
Whereas the Council of The Corporation of the City of Pickering enacted By-law 6191/03, as amended, on October 14, 2003 to confirm general municipal fees;
Whereas Schedule “I” to By-law 6191/03 was updated and replaced under By-law 6338/04, By-law 6519/05, By-law 6652/06, By-law 6677/06, By-law 6748/07 By-law 6857/08, By-law
6951/09, By-law 7032/10, By-law 7119/11, By-law 7194/12, By-law 7268/13, By-law 7339/14,
By-law 7411/15, By-law 7478/16, By-law 7542/17, By-law 7605/18, By-law 7679/19, By-law 7740-20, and By-law 7823/21;
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows:
1. Schedule “I” to By-law 6191/03, as amended, is hereby amended by deleting the pages
for City Development Department – Building and City Development Department –
Planning and substituting the updated pages for City Development Department – Building and City Development Department – Planning attached as Schedule “I” to this By-law.
By-law passed this XX day of XXXX, 2021.
________________________________
David Ryan, Mayor
________________________________
Susan Cassel, City Clerk
Draft
Draft
Schedule “I” to
By-law XXXX/21
Updated Application Fees for
City Development – Building and City Development – Planning
City Development Department - Building
User Fee or Charge 2021 Current Fee
(Excluding HST)
2022 Proposed Fee
(Excluding HST)
HST
Applicable
(Y/N)
Proposed Fee
Effective Date
Building Permit Fees
These fees are imposed under the authority of the Building Code Act , 1992, C.23
Demolition Permit $27.50/each 100m ² of
GFA min $135.00
$28.75/each 100m ² of
GFA min $140.00
N January 4, 2022
Demolition Deposit - Refundable with receipt from licensed landfill $0.00 $3,000.00 N January 4, 2022
Conditional Permit 10% of Appl. Permit Fee
to a max of $3,400.00 in
addition to applicable fee
10% of Appl. Permit Fee
to a max of $3,570.00 in
addition to applicable fee
N January 4, 2022
Change of Use Permit $285.00 $299.00 N January 4, 2022
Authority to Occupy Permit $350.00 $365.00 N January 4, 2022
Alternative Solution $400.00/hr (4 hour min) $420.00/hr (4 hour min) N January 4, 2022
Resubmission of Incomplete
Application
25% of Application Fee 25% of Application Fee N No Increase
Revision to Permit (houses) $135.00 $140.00 N January 4, 2022
Revision to Permit (all other building
types)
15% of applicable permit
fee to a max of $2,850.00
15% of applicable permit
fee to a max of $2,990.00
N January 4, 2022
Transfer of Permit $135.00 $140.00 N January 4, 2022
Re-examination Change in House
Model
$500.00 + fee prescribed
in Part B for any additional
area
$515.00 + fee prescribed
in Part B for any additional
area
N January 4, 2022
Re-examination Other Than Above 10% of applicable permit
fee to a max of $1,300.00
10% of applicable permit
fee to a max of $1,365.00
N January 4, 2022
Certification of House Models $7.00/m ² of GFA $7.35/m ² of GFA N January 4, 2022
Re-certification of House Models $450.00 $470.00 N January 4, 2022
Reactivation of Dormant File $135.00 $140.00 N January 4, 2022
Building Permit Surcharge 25% of Fee ($135.00 min) 25% of Fee ($140.00 min) N January 4, 2022
Additional Inspection $400.00 $420.00 N January 4, 2022
Minimum Building Permit Fee $135.00 $140.00 N January 4, 2022
Assembly Occupancies $22.15/each m² of GFA $23.25/each m² of GFA N January 4, 2022
Institutional Occupancies $25.25/each m² of GFA $26.50/each m² of GFA N January 4, 2022
Residential Occupancies 1- 20 Storeys $14.00/each m² of GFA $14.70/each m² of GFA N January 4, 2022
Residential Occupancies 21 - 40 Storey $15.25/each m² of GFA $16.00/each m² of GFA N January 4, 2022
Residential Occupancies +41 Storeys $16.50/each m² of GFA $17.30/each m² of GFA N January 4, 2022
Business & Personal Service &
Mercantile Occupancies (single
storey)
$14.00/each m² of GFA $14.70/each m² of GFA N January 4, 2022
Business & Personal Services &
Mercantile Occupancies (multi storey)
$17.25/each m² of GFA $18.10/each m² of GFA N January 4, 2022
Farm & Unserviced Storage Buildings $5.75/each m² of GFA $6.00/each m² of GFA N January 4, 2022
Industrial Occupancies $10.50/each m² of GFA $11.00/each m² of GFA N January 4, 2022
Interior Partitioning & Finishing $5.25/each m² of GFA $5.50/each m² of GFA N January 4, 2022
Minor Residential Structures and Alterations
$135.00 $140.00 N January 4, 2022
Temporary Sales Centres $1,650.00 $1,730.00 N January 4, 2022
City Development Department - Building
User Fee or Charge 2021 Current Fee
(Excluding HST)
2022 Proposed Fee
(Excluding HST)
HST
Applicable
(Y/N)
Proposed Fee
Effective Date
Minor Non-Residential Structures $365.00 $383.00 N January 4, 2022
Alterations, Building and Designated Structures Not Provided Above $14.00/each $1,000.00 of construction value $14.70/each $1,000.00 of construction value N January 4, 2022
Solar Collector for All Buildings $250.00 Flat Fee $262.00 Flat Fee N January 4, 2022
Wind Turbines $12.75/each $1,000.00 of
construction value
$13.35/each $1,000.00 of
construction value
N January 4, 2022
Grading & Final Inspection
Performance Deposit (new detached
and semi-detached dwelling units)
townhouses, stacked townhouses &
additions greater than 275 m²
$2,000.00 $2,100.00 N January 4, 2022
Mag Locks $300.00 Flat Fee $315.00 Flat Fee N January 4, 2022
Fire Alarm Installation/Replacement
(Stand alone)
$350.00 $365.00 N January 4, 2022
Fire Suppression System (when
submitted separately from parent
document - stand alone permit)
$350.00 $365.00 N January 4, 2022
Building permit fees are required to meet the City costs to administer and enforce the Building Code Act . Building permit fee
amounts will not exceed the anticipated reasonable City costs to administer and enforce the Act following implementation of
the changes in this schedule. Note, GFA represents Gross Floor Area.
Sign Permit Fees
Ground Sign $515.00 $540.00 N January 4, 2022
Wall Sign $515.00 $540.00 N January 4, 2022
Development Sign $515.00 $540.00 N January 4, 2022
Billboard Permit $515.00 $540.00 N January 4, 2022
Additional fee for any sign installed
prior to permit issuance
$515.00 $540.00 N January 4, 2022
Revision Fee $150.00 $157.00 N January 4, 2022
Sign Variance - ground sign, wall sign
or development sign
$575.00 $603.00 N January 4, 2022
Miscellaneous Charges January 4, 2022
Lawyer Compliance Letter January 4, 2022
Building Code and Zoning Matters $175.00 $180.00 N January 4, 2022
Legal Matters $125.00 $130.00 N January 4, 2022
Site Plan Control Matters $125.00 $130.00 N January 4, 2022 Recovery of costs for Clandestine Investigations $2,500.00 per investigation (minimum) $2,625.00 per investigation (minimum) Y January 4, 2022
Administrative Fee for Processing Clandestine Investigations $525.00 $550.00 N January 4, 2022
Administrative Fee for Registering
Orders on title
$125.00 $131.00 Y January 4, 2022
Request for Building and/or Planning
Records
$50.00/hr. $52.50 Y January 4, 2022
After Hours Inspections $175.00/hr. (4 hr. min) $183.00/hr. (4 hr. min) N January 4, 2022
Licence/Zoning Compliance Letter $175.00 $180.00 N January 4, 2022
Records Management Fee
(houses and other minor residential
alterations)
$11.50 $12.00 N January 4, 2022
Records Management Fee (all other permit applications) 3% to a maximum of $275.00 ($11.50 min) 3% to a maximum of $288.00 ($12.00 min) N January 4, 2022
City Development Department - Building
User Fee or Charge 2021 Current Fee
(Excluding HST)
2022 Proposed Fee
(Excluding HST)
HST
Applicable
(Y/N)
Proposed Fee
Effective Date
Daycare Compliance Letter $500.00 $525.00 N January 4, 2022
AGCO Compliance Letters $0.00 $150.00 N January 4, 2022
Complaint driven inspection after 2nd site
visit for the same matter or closely
related as verified by City Staff
$0.00 $131.00 N January 4, 2022
City Development Department - Planning
User Fee or Charge 2021 Current Fee (Excluding HST) 2022 Proposed Fee (Excluding HST)
HST
Applicable (Y/N)
Proposed Fee Effective Date
These fees are imposed under the authority of the Planning Act , R.S.O. 1990, c.P.13
Planning Documents
Pickering Official Plan $225.00 $225.00 Y No Increase Official Plan Compendium $50.00 $50.00 Y No Increase
Seaton Sustainable Placemaking
Guidelines 1
$50.00 $50.00 Y No Increase
City Centre Urban Design Guidelines $50.00 $50.00 Y No Increase
Development Guidelines $5.00-$20.00 $5.00-$20.00 Y No Increase
Special Studies $10.00-$20.00 $10.00-$20.00 Y No Increase
Zoning By-laws
3036 - Set 13 Volume $100.00 $100.00 Y No Increase
3036 - By Volume $10.00 $10.00 Y No Increase
2511,2520,3037,7364/14 (Seaton), City Centre $40.00 $40.00 Y No Increase
20 Year Household & Population
Projections
$30.00 $30.00 Y No Increase
Mapping $5.00-$25.00 $5.00-$25.00 Y No Increase
Address Booklet $25.00-$50.00 $25.00-$50.00 Y No Increase
Fiche Prints Price Varies Price Varies Y No Increase Special Mapping Requests $54.15/hr $54.15/hr Y No Increase Photocopies - 6 or more pages $0.50/ea $0.50/ea Y No Increase
CD Copies of Documents $10.00/document $10.00/document Y No Increase
Planning Applications
Pre-submission Consultation $280.00 $310.00 N January 4, 2022
Telecommunications Tower Approval $8,100.00 $8,910.00 N January 4, 2022
Minor Variance
Accessory buildings, structures, decks, platforms & driveway widening $625.00 $685.00 N January 4, 2022
Residential Minor (a lot for a
Detached dwelling unit, Semi-detached dwelling unit and/or
Freehold Townhouse dwelling unit)
Single Variance $835.00 $920.00 N January 4, 2022 Multiple Variances $1,050.00 $1,155.00 N January 4, 2022
Residential Major (all other residential
and mixed use buildings) Single Variance $1,820.00 $2,000.00 N January 4, 2022
Multiple Variances $2,050.00 $2,255.00 N January 4, 2022
Institutional, Commercial & Industrial Single Variance $2,300.00 $2,530.00 N January 4, 2022 Multiple Variances $2,690.00 $2,960.00 N January 4, 2022
Tabling Fee & Recirculation (applicant initiated) $570.00 $630.00 N January 4, 2022
Special Meeting $3,660.00 $4,025.00 N January 4, 2022
Authorization to Apply for Variance
Under Section 45 (1.4) of the Planning Act
$5,230.00 $5,755.00 N January 4, 2022
Zoning By-law Amendment
Zoning By-law Amendment -Major 2 -
Base Fee
$16,100.00 $17,700.00 N January 4, 2022
Plus Fee per Residential Unit First 25 units (1-25) $410.00 $450.00 N January 4, 2022
Next 75 units (26-100) $305.00 $335.00 N January 4, 2022
Next 100 Units (101-200) $205.00 $275.00 N January 4, 2022
City Development Department - Planning
User Fee or Charge 2021 Current Fee (Excluding HST) 2022 Proposed Fee (Excluding HST)
HST
Applicable (Y/N)
Proposed Fee Effective Date
Next 800 Units (201-1,000) $100.00 $110.00 N January 4, 2022
Plus Fee per Non-Residential
Ha of Land Area
$825.00 $910.00 N January 4, 2022
Plus Fee per Development Block
(Ha of Land Area)
$520.00 $575.00 N January 4, 2022
3Zoning By-law Amendment -Minor $11,500.00 $12,650.00 N January 4, 2022
Zoning By-law - Recirculation $1,185.00 $1,300.00 N January 4, 2022
Additional fee if within Oak Ridges
Moraine or Greenbelt
$2,090.00 $2,300.00 N January 4, 2022
Zoning By-law - Removal of Holding $3,135.00 $3,450.00 N January 4, 2022
Zoning By-law - Removal of Holding
(Complex/Block Plan Required)
$3,975.00 $4,375.00 N January 4, 2022
Zoning By-law - Extension of
Temporary Use By-law
$16,100.00 $17,710.00 N January 4, 2022
Minister Zoning Order
Minister Zoning Order Amendment -
Major 10
$2,615.00 $2,875.00 N January 4, 2022
Minister Zoning Order Amendment -
Minor 11
$2,090.00 $2,300.00 N January 4, 2022
Official Plan Amendment
Pickering Official Plan Amendment -
Major 4
$44,000.00 $48,000.00 N January 4, 2022
Pickering Official Plan Amendment -
Minor 5
$20,910.00 $23,000.00 N January 4, 2022
Pickering Official Plan Amendment -
Recirculation
$1,185.00 $1,300.00 N January 4, 2022
Additional fee if within Oak Ridges Moraine or Greenbelt $2,090.00 $2,300.00 N January 4, 2022
Regional Official Plan - Amendment
(not part of a Pickering OPA)
$12,550.00 $13,800.00 N January 4, 2022
Neighbourhood Development
Guideline Amendment 6
$1,045.00 $1,600.00 N January 4, 2022
Land Division
Comments $1,570.00 $1,725.00 N January 4, 2022 Clearance of Conditions $785.00 $865.00 N January 4, 2022
Council authorization to proceed by land division instead of draft plan of
subdivision 8
$5,230.00 $5,750.00 N January 4, 2022
Cash-in-Lieu of Parkland Conveyance
For the creation of up to 3 additional lots $5,560.00 $6,610.00 N January 4, 2022
For the creation of more than 3
additional lots
5% of the value of the
land
5% of the value of the land N No Increase
Draft Plan of Subdivision
Base Fee $31,500.00 $34,650.00 N January 4, 2022
Plus Fee per Residential Unit
First 25 units (1-25) $510.00 $560.00 N January 4, 2022 Next 75 units (26-100) $410.00 $450.00 N January 4, 2022
Next 100 Units (101-200) $305.00 $355.00 N January 4, 2022
Next 800 Units (201-1,000) $205.00 $225.00 N January 4, 2022 Plus Fee per Non-Residential
Ha of Land Area
$165.00 $180.00 N January 4, 2022
Plus Fee per Development Block (Ha of Land Area) $100.00 $110.00 N January 4, 2022
Recirculation $1,185.00 $1,300.00 N January 4, 2022
City Development Department - Planning
User Fee or Charge 2021 Current Fee (Excluding HST) 2022 Proposed Fee (Excluding HST)
HST
Applicable (Y/N)
Proposed Fee Effective Date
Additional fee if within Oak Ridges
Moraine or Greenbelt
$2,100.00 $2,300.00 N January 4, 2022
Release of Draft Plan of Subdivision/Clearance Fee $1,185.00 $1,300.00 N January 4, 2022
Revisions to Draft Approved Plan -
(redline revisions) - Base Fee
$12,600.00 $13,860.00 N January 4, 2022
Plus Fee per Additional
Residential Units First 25 units (1-25) $510.00 $560.00 N January 4, 2022
Next 75 units (26-100) $410.00 $460.00 N January 4, 2022
Next 100 Units (101-200) $305.00 $335.00 N January 4, 2022 Next 800 Units (201-1,000) $205.00 $225.00 N January 4, 2022
Plus Fee per Non-Residential
Ha of Land Area
$165.00 $180.00 N January 4, 2022
Plus Fee per Development Block
(Ha of Land Area)
$100.00 $110.00 N January 4, 2022
Major Revisions (prior to Draft Plan Approval) - Base Fee
$10,500.00 $11,560.00 N January 4, 2022
Plus Fee per Additional
Residential Units First 25 units (1-25) $510.00 $560.00 N January 4, 2022
Next 75 units (26-100) $410.00 $460.00 N January 4, 2022
Next 100 Units (101-200) $305.00 $335.00 N January 4, 2022 Next 800 Units (201-1,000) $205.00 $225.00 N January 4, 2022
Plus Fee per Non-Residential
Ha of Land Area
$165.00 $180.00 N January 4, 2022
Plus Fee per Development Block (Ha of Land Area) $100.00 $110.00 N January 4, 2022
Plan of Condominium
Draft Plan of Condominium $15,200.00 $16,720.00 N January 4, 2022 Common Element Condominium $20,910.00 $23,000.00 N January 4, 2022
Recirculation $1,185.00 $1,300.00 N January 4, 2022 Release of Draft Plan of
Condominium/Clearance Fee
$1,185.00 $1,300.00 N January 4, 2022
Condominium Conversion $20,910.00 $23,000.00 N January 4, 2022 Revisions to a Draft Approved Plan -
(redline revisions)
$2,200.00 $2,420.00 N January 4, 2022
Site Plan
Residential See "All Uses
Residential, Non-Residential, Mixed-
Use)
See "All Uses Residential,
Non-Residential, Mixed-Use)
N January 4, 2022
Commercial See "All Uses
Residential,
Non-Residential, Mixed-Use)
See "All Uses Residential,
Non-Residential, Mixed-
Use)
N January 4, 2022
Industrial See "All Uses
Residential, Non-Residential, Mixed-
Use)
See "All Uses Residential,
Non-Residential, Mixed-Use)
N January 4, 2022
All Uses (Residential, Non-Residential, Mixed-Use) - Base Fee
$8,875.00 $9,975.00 Y January 4, 2022
Plus Fee per Residential Unit
First 25 units (1-25) $510.00 $560.00 N January 4, 2022 Next 75 units (26-100) $410.00 $450.00 N January 4, 2022
Next 100 Units (101-200) $305.00 $335.00 N January 4, 2022
Next 800 Units (201-1,000) $75.00 $85.00 N January 4, 2022 Plus Fee per 2,000 m2 of Non-Residential GFA $6,120.00 $6,630.00 N January 4, 2022
City Development Department - Planning
User Fee or Charge 2021 Current Fee (Excluding HST) 2022 Proposed Fee (Excluding HST)
HST
Applicable (Y/N)
Proposed Fee Effective Date
Minor Revision $2,090.00 $2,300.00 Y January 4, 2022
Major Revision $8,375.00 $9,215.00 Y January 4, 2022
Compliance Inspections/LC Release Report (includes 2 inspections) $855.00 $940.00 Y January 4, 2022
Additional Compliance Inspections $366.00 $400.00 Y January 4, 2022
Other Fees
Peer Reviews 9 Full recovery of City costs + 10% admin. fee Full recovery of City costs + 10% admin. fee Y No Increase
Minor Revision to Approved Condo Site Plan (by unit owner) I.e. decks, sheds, fences
$105.00 $115.00 N January 4, 2022
File Reactivation 7 $2,040.00 $2,040.00 N No Increase
Opinion Letter for Complex Inquiries $560.00 $560.00 N No increase Add Street Name to Approved List $1,020.00 $1,020.00 Y No Increase
Refund of Application Fees 12 10% Admin. Fee 10% Admin. Fee Y No increase
Film Permit Fees (public road use) $250.00 $250.00 Y No Increase Request for Zoning Information $50.00 $50.00 N No Increase
Request for Exception to Council Adopted Policies on Municipal Addressing and Street Naming
$5,230.00 $5,230.00 N No Increase
1. Fee applicable after Council adoption
2. An application for an amendment that is more significant in scale and scope than a minor zoning amendment, and which may have
greater impact beyond the subject lands, as determined by the Director, City Development or designate. Major applications must meet
- an application relating to more than one property
- a site specific application, if considered to represent a large scale redevelopment
- any change in use and/or zone category, except as identified under a minor amendment
- an application involving significant changes to the development standards or general provisions of the by-law
- an application which requires major technical studies and extensive consultation
3. An application for minor or small scale zoning amendment having no significant impact on adjoining lands, as determined by the
Director, City Development or designate. Minor applications must be site specific and meet one or more of the following conditions:
- request for additional permitted use, within an existing building with no significant impact on existing development standards
- changes in development standards or zone to accommodate a residential severance to create one additional lot
- application for Temporary Use
4. An application that is more significant in scale and scope than a minor amendment and which may have greater impact or policy implications beyond the subject lands, as determined by the Director, City Development or designate. Major applications must meet
one or more of the following conditions:
- an application which requires major technical studies and extensive consultation
- an application relating to more than one property
- a site specific application if considered to represent large scale redevelopment or significant change to the designations and
permitted uses
- an application involving significant changes to the policies of the Official Plan
5. An application for a minor, site specific and small scale amendment or exception to Official Plan policies and designations, having
limited impact or policy implications beyond the subject lands, as determined by the Director, City Development or designate.
6. An application to amend a Neighbourhood Development Guideline when the development proposal would necessitate an
amendment to the Guideline or there is no other planning application being processed by Council.
7. Fee applies to planning applications that have been inactive over 1 year but less than 2 years. If the file has been inactive 2 or more
years, the file will be closed without notice and a new application will be required with current application fees being applied.
8. Charged only if no other planning applications are being processed by Council.
9. The applicant is responsible for the City's full costs of undertaking the peer review of any studies or drawings submitted in support of the application. This requirement applies to matters such as, but not limited to, the peer review of traffic, marketing, environmental,
noise, engineering drawings and reports, and architectural drawings.
10. A major Minister's Zoning Order application is where the proposed use or standards do not comply with the City's zoning by-law and
a Report to Council is required.
11. A minor Minister's Zoning Order application is where the proposed use or standards comply with the City's zoning by-law.
12. Also subject to deduction of credit card fee if paid by credit card.
Memorandum
Address Contact Information Filepath
Plaza Three 101-2000 Argentia Rd.Mississauga, Ontario
L5N 1V9
Office: 905-272-3600 Fax: 905-272-3602 www.watsonecon.ca H:\Pickering\2021 DAP Update\Planning Application Fee Memo.docx
Attachment #1 to Report #PLN 46-21
To Kyle Bentley
From Sean-Michael Stephen
Date November 1, 2021
Re: Planning Application Fee Increases
Fax ☐Courier ☐Mail ☐Email ☒
The City of Pickering (City) undertook a review of their development application
approvals process fees (spanning planning, engineering, and building) in 2017/2018 to
assess the full cost of service and to make fee recommendations to improve cost recovery. The findings of the full cost assessment and fee recommendations were summarized in the “City of Pickering Development Application Approvals Process Fee Review Study” dated February 12, 2018.
The City is currently undertaking an update to the 2017/2018 full cost assessment to
inform updated fee recommendations. The purpose of the update is to reflect increases in complexity in the planning application review processes and changes in building permit volumes and costs associated with administering and enforcing the Building Code. It is anticipated that the recommendations from the current update will be
implemented for July 1, 2022.
Prior to the completion of the ongoing review, the City intends to implement an increase to their planning application fees for January 1, 2022. This memorandum has been prepared to inform the maximum planning application fees that could be imposed based on the full cost of service established in the 2017/2018 study.
Based on the 2017/2018 study the recommended planning application fees that the City
implemented on January 1, 2019 were anticipated to recover 41% of the total annual application processing costs. Based on the subsequent increases to fees over the 2020-2021 period (approximately 5% total increase) and inflationary increases to the City’s costs, the cost recovery performance for each major application type is presented
in Table 1 below.
Watson & Associates Economists Ltd. PAGE 2
Planning Application Fee Memo
Table 1
2021 Planning Application Fees Cost Recovery by Application Type
Application Type Cost Recovery %
Plan of Subdivision 48%
Plan of Condominium 83%
Pickering Official Plan
Amendment 36%
Regional Official Plan Amendment 26%
Site Plan 50%
Land Severance 18%
Minor Variance 15%
Part Lot Control By-Law 101%
Zoning By-Law Amendment 65%
Minister Zoning Order 24%
Total Planning Applications 41%
Section 69 of the Planning Act specifies that municipalities may impose fees through by-
law and that the anticipated costs of such fees must be cost justified by application type
as defined in the tariff of fees (e.g. Subdivision, Zoning By-Law Amendment, etc.). Given the cost justification requirements by application type, this would suggest that cross-subsidization of planning fee revenues across application types is not permissible. As such, when assessing the fee increases that could be imposed to recover the full
costs of service, each application type must be considered separately.
Table 2 summarizes the increase in fees that would be required to recover the full costs of service by planning application type.
Watson & Associates Economists Ltd. PAGE 3
Planning Application Fee Memo
Table 2
Full Cost Fee Increases (%)
Application Type
Full Cost Fee Increase (%)
Plan of Subdivision 110%
Plan of Condominium 21%
Pickering Official Plan
Amendment 177%
Regional Official Plan Amendment 290%
Site Plan 100%
Land Severance 455%
Minor Variance 555%
Part Lot Control By-Law -1%
Zoning By-Law Amendment 53%
Minister Zoning Order 309%
Total Planning Applications 143%
Based on the analysis presented within Tables 1 and 2, with the exception of Part-Lot Control fees which are already at full cost recovery levels, increases to full cost fees
would require between 21% (Plan of Condominium) and 555% (Minor Variance)
increases.
In order to understand the impacts of planning application fee increases of 10%, an impact analysis for sample developments has been prepared. Four sample development types have been considered, including:
• Plan of Subdivision, Official Plan Amendment, and Zoning By-law Amendment applications for a residential subdivision of 100 single detached units;
• Site Plan Control, Zoning By-law Amendment, and Condominium applications for
a 200-unit multi-residential apartment development;
• Site Plan Control, Zoning By-law Amendment for a retail building of 1,000 m2; and
• Site Plan Control application for an industrial building of 10,000 m2.
The following graphs illustrate the increase in total municipal development fees (i.e. planning application fees, building permits, and development charges).
Based on the survey results, 10% increases in planning application fees result in 0.3% to 0.9% increases in total development fees payable. However, the City’s ranking
Watson & Associates Economists Ltd. PAGE 4
Planning Application Fee Memo
amongst the municipal comparators remains unchanged, and for the most part below
that of the other Durham Region municipalities surveyed.
$-
$2,000,000
$4,000,000
$6,000,000
$8,000,000
$10,000,000
$12,000,000
$14,000,000
Survey of Fees Related to a Residential Subdivision Development(100 Single Dwelling Units, 185 m² GFA each, $1.5 million cost of works)
Official Plan Amendment Plan of Subdivision Zoning By-Law Amendment Building Permit Fees Engineering Fees Development Charges
+0.3%+$16,807
$-
$5,000,000
$10,000,000
$15,000,000
$20,000,000
$25,000,000
Survey of Fees Related to a Multi-Residential Apartment Development(200 Units, 92 m² GFA each)
Plan of Condominium Site Plan Zoning By-Law Amendment Building Permit Fees Development Charges
+0.3%+$16,608
Watson & Associates Economists Ltd. PAGE 5
Planning Application Fee Memo
$-
$100,000
$200,000
$300,000
$400,000
$500,000
$600,000
$700,000
$800,000
$900,000
$1,000,000
Survey of Fees Related to Retail Development(1,000 m² GFA)
Site Plan Zoning By-Law Amendment Building Permit Fees Development Charges
+0.9%+$2,826
$-
$500,000
$1,000,000
$1,500,000
$2,000,000
$2,500,000
$3,000,000
$3,500,000
$4,000,000
$4,500,000
$5,000,000
Survey of Fees Related to Industrial Development(10,000 m² GFA)
Site Plan Zoning By-Law Amendment Building Permit Fees Development Charges
+0.3%+$5,745