Revelstoke Development Cost Charge Bylaw Background Report

August 7th, 2018
Prep
City of Revelstoke
Development Cost Charges Update
McElhanney Consulting Services Ltd. Contact: Elisa Becker PEng

710 Laval Crescent Phone 250-434-9526
Kamloops, BC ebecker@mcelhanney.com
V2C 5P3
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City of Revelstoke
CONTENTS
Executive Summary ...................................................................................................................................................... 1
Introduction ........................................................................................................................................................... 2
Objectives .................................................................................................................................................. 2
Background ............................................................................................................................................... 2
Legislative and Regulatory Background .................................................................................................... 2
Bylaw Exemptions ..................................................................................................................................... 3
General Considerations ........................................................................................................................................ 3
Timeframe for Growth and Projects .......................................................................................................... 3
Public Participation and Stakeholder Consultation ................................................................................... 4
Revelstoke Farmer’s Market, May 12th, 2018 ......................................................................................... 5
Stakeholder Engagement Workshop #1, May 16th, 2018 ....................................................................... 6
Stakeholder Engagement Workshop #2, June 21st, 2018 ...................................................................... 6
Summary of Email Engagement ............................................................................................................. 6
Presentation to Council July 12th, 2018................................................................................................... 7
Exemptions and Reductions...................................................................................................................... 8
Grants, Interim Financing, and Other ........................................................................................................ 9
Benefit to Existing Users Allocation......................................................................................................... 10
Municipal Assist Factor ........................................................................................................................... 10
Phasing Sanitary MAF .......................................................................................................................... 11
Financing Options Available to Local Governments ............................................................................. 11
Calculation of Equivalent Population ....................................................................................................... 12
DCC Calculations .................................................................................................................................... 13
DCC Infrastructure Categories .............................................................................................................. 13
DCC Land Use Categories .................................................................................................................... 13
DCC Areas ............................................................................................................................................ 14
DCC Recoverable ................................................................................................................................. 16
Growth Projections and Planning Assumptions.................................................................................................. 17
Review of Municipal Documents ............................................................................................................. 17
Community-Wide and Area-Specific DCCs ............................................................................................. 18
Projected Growth ..................................................................................................................................... 18
Projected Residential Development Units ............................................................................................... 21
Commercial Development Projection ...................................................................................................... 21
Industrial Development Projection........................................................................................................... 22
Institutional Development Projection ....................................................................................................... 23
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Identified Projects and Capital Costs ...................................................................................................... 23

Transportation Development Cost Charges ....................................................................................................... 24
Transportation DCC Program.................................................................................................................. 24
Transportation DCC Project Descriptions ............................................................................................... 26
Transportation Project Costs ................................................................................................................... 27
Traffic Generation and Calculation of Transportation DCC .................................................................... 28
Water Development Cost Charges ..................................................................................................................... 29
Water DCC Program ............................................................................................................................... 29
Water DCC Project Descriptions ............................................................................................................. 31
Water DCC Project Costs ........................................................................................................................ 32
Equivalent Population and Calculation of Water DCC ............................................................................ 33
Sanitary Development Cost Charges ................................................................................................................. 34
Sanitary DCC Program ............................................................................................................................ 34
Sanitary DCC Project Descriptions ......................................................................................................... 35
Sanitary DCC Project Costs .................................................................................................................... 36
Development Cost Charge Calculation for Sanitary................................................................................ 37
Parks Development Cost Charges ..................................................................................................................... 38
Park DCC Program ................................................................................................................................. 38
Parks DCC Project Descriptions ............................................................................................................. 40
Parks DCC Project Costs ........................................................................................................................ 41
Development Cost Charge Calculation for Park ..................................................................................... 42
Summary of Development Cost Charges ........................................................................................................... 43
Summary of DCCs .................................................................................................................................. 43
Comparison of Existing and New Rates .................................................................................................. 49
In-Stream Applications and Grace Periods ............................................................................................. 49
DCC Rebates and Credits ....................................................................................................................... 50
DCC Monitoring and Accounting ............................................................................................................. 50
DCC Bylaw Amendments ........................................................................................................................ 50
Minor Amendment ................................................................................................................................. 50
Major Amendment ................................................................................................................................. 51
Closure ................................................................................................................................................................ 52
Appendix A – Engagement Documents Developed ................................................................................................... 53
Appendix B – July 12th Presentation to Council .......................................................................................................... 54
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Tables
Table 2-1 - Project Summary ........................................................................................................................................ 8

Table 2-2 - Confirmed Government Grants .................................................................................................................. 9
Table 2-3 –Municipal Assist Factors beginning on June 1st of each year. ................................................................. 10
Table 3-1 - Population growth projection. ................................................................................................................... 20
Table 3-2 - Residential Population Growth ................................................................................................................. 21
Table 3-3 - Commercial Growth .................................................................................................................................. 22
Table 3-4 - Industrial Growth ...................................................................................................................................... 22
Table 3-5 - Institutional Growth ................................................................................................................................... 23
Table 4-1 - Transportation DCC Project Descriptions ................................................................................................ 26
Table 4-2 - Transportation DCC Project Cost Distribution .......................................................................................... 27
Table 4-3 – Transportation Traffic Generation and DCC Calculations ....................................................................... 28
Table 5-1 - Water Project Descriptions ....................................................................................................................... 31
Table 5-2 - Water DCC Project Cost Distribution ....................................................................................................... 32
Table 5-3 - Water Equivalent Population and DCC Calculations ............................................................................... 33
Table 6-1 - Sanitary Project Descriptions ................................................................................................................... 35
Table 6-2 - Sanitary DCC Project Cost Distribution .................................................................................................... 36
Table 6-3 - Sanitary Equivalent Population and DCC Calculations ............................................................................ 37
Table 7-1 - Parks Project Descriptions ....................................................................................................................... 40
Table 7-2 - Parks DCC Project Costs Distribution ...................................................................................................... 41
Table 7-3 - Parks Equivalent Population and DCC Calculations ................................................................................ 42
Table 8-1 - June 1st, 2019 to May 31st, 2020 DCC Rates ........................................................................................... 44
Table 8-4 - June 1st, 2022 to May 31st, 2023 DCC Rates ......................................................................................... 47
Table 8-5 - June 1st, 2023 Onwards DCC Rates ........................................................................................................ 48
Table 8-6 - Comparison of Existing and New Rates ................................................................................................... 49
Figure 4-1 Transportation DCC Projects .................................................................................................................... 25

Figure 5-1 Water DCC Projects .................................................................................................................................. 30
Figure 7-1 Parks DCC Projects................................................................................................................................... 39
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Executive Summary
In 2017, it was requested by the City of Revelstoke Council that an update of the existing
Development Cost Charge (DCC) bylaw be performed. The last such update was performed in 2008.
This update project resulted from an understanding that existing DCC rates were inadequate to fund
the infrastructure required to accommodate new development, specifically large projects such as the
sewer treatment plant expansion or replacement.
The City engaged a consulting team to facilitate the project, using the Provincial DCC Best Practices
Guide, professional experience and knowledge, and correspondence with the Province to work
through the process of developing rates. Steps included:
• Reviewing the existing bylaw, infrastructure categories, land use categories, and rate structures
• Estimating future growth
• Engaging stakeholders and the community
• Determining development related projects and costs
• Calculating DCC rates by incorporating the Council established municipal assist factor
• Revising the bylaw.
• Updating the project through stakeholder feedback.
Four categories of infrastructure are included: water, sanitary sewer, transportation, and parks. Parks
is a new category to the City’s DCC bylaw and has been added as an outdoor recreational lifestyle is
an attraction for tourism as well as one of the key reasons people move to Revelstoke.
The following table summarizes the total development driven infrastructure costs for this DCC update
(rounded to nearest dollar for simplicity).
Total DCC Existing

Type MAF Total Project Cost Total Cost to City
Recoverable Grants
Water 1% $ 13,338,000 $ 11,447,271 $ 972,000 $ 918,729
Parks 50% $ 5,009,460 $ 1,602,365 $ - $ 3,407,095
Roads 1% $ 17,261,700 $ 12,313,991 $ 2,500,000 $ 2,447,709
Sanitary 60% $ 35,294,927 $ 12,837,046 $ - $ 22,457,882
Totals $ 70,904,087 $ 38,200,673 $ 3,472,000 $ 29,231,415
The community engagement aspect of this project was significant. There were multiple stakeholder
engagement sessions and a variety of rate options presented to Council. A summary of the
engagement process can be found in Section 3 of this report.
The rates are summarized in Section 8 of the report.
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Introduction
Objectives
The objective of this Development Cost Charges (DCC) Bylaw update is to update the current
infrastructure project lists, adjust the DCC rates to reflect the needs resulting from growth within the
City of Revelstoke, and to simplify the DCC application process for the development community. It
was also a goal of the City’s to engage with stakeholders in an open manner, providing opportunities
for input.
Background
The City of Revelstoke has had its current DCC Bylaw in place for many years without performing a
major amendment to rates and projects. The City’s last minor update was in 2018 (adding properties
to the bylaw that had recently been annexed into the City at Thomas Brook and adjacent to
Revelstoke Mountain Resort) but the last major update that adjusted rates took place in 2008. This
update was performed at a time when major growth was expected. With the 2008 financial crisis,
much of the growth that had been forecasted did not happen. As development growth has increased
in recent years, it was determined the existing DCC Bylaw required a major update so that critical
infrastructure construction and upgrade funding opportunities were not lost. The City retained
McElhanney Consulting Services Ltd. and Meraki Community Planning to conduct the update.
Legislative and Regulatory Background

A development cost charge is a means provided by the Local Government Act to assist local
governments in paying the capital costs of constructing new or upgraded infrastructure that is directly
or indirectly related to the impact of community growth.
DCCs are an effective financial tool for the City of Revelstoke to recover a portion of the costs
associated with servicing resulting from new development. DCCs avoid placing the full burden of new
servicing costs on existing tax payers by charging developers that benefit from the new services. The
revenue collected from DCCs can be used to pay for:
• providing, constructing, altering or expanding road, drainage, water, sewage and park
facilities, transportation infrastructure (other than off-street parking); and providing and
improving parkland.
DCCs can be specified according to different zones or specified areas as they relate to different types
and amount of development, but charges should be similar for all developments that impose similar
capital cost burdens on a local government.
Funds collected through DCCs must be deposited in separate reserve accounts. These funds may be
used to pay for only the capital costs of the works and approved financing costs of a debt incurred for
capital works identified in the DCC program. Interest on new DCC projects is not included in this
update but may be included as part of a future update to account for the financing of the sewer
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treatment plant or other DCC projects. The costs for capital works include not only the actual
construction of the works, but also the planning, engineering and legal costs, which are directly
related to the works, as well as improving parkland if a parkland acquisition and development DCC is
established.
Bylaw Exemptions
The Provincial Government has enacted legislation pertaining to waiving or reducing DCCs in certain
situations. The legislative changes allow municipalities to reduce or waive DCCs for the following land
uses:
• not-for-profit rental housing, including supportive living housing;
• for-profit affordable rental housing;
• subdivisions of small lots designed to result in low greenhouse gas emissions; and
• developments designed to result in a low environmental impact.
If the City wishes to provide DCC waivers or reductions, it must adopt a DCC bylaw that establishes
definitions for each land use, corresponding rates of reduction and requirements that must be met in
order to obtain a waiver or reduction. The loss of DCC revenue from adopting a bylaw that includes
these exemptions may not be passed on to other developments through higher DCCs but rather must
be funded by other municipal revenue sources (taxes, user fees, etc.).
As part of this DCC Bylaw Update, the Development Cost Charge Best Practice (the “Best Practices
Guide”) has been considered and followed. The Ministry of Municipal Affairs and Housing (the
“Ministry”) prepared this document to assist municipalities in developing and updating their DCC
bylaws.
General Considerations
Timeframe for Growth and Projects
A twenty-year timeframe was selected for the review of growth estimates and projects. This is a
balance between the infrastructure needs from growth and those developments that would benefit
from the construction of the growth, the infrastructure plans that have been developed, and the recent
decision to develop a fifteen-year financial plan. Projects included are planned for construction or
required approximately within the next 20 years. In communities where there are many smaller
projects required due to growth, or growth is rapid, a shorter timeframe, with regular bylaw updates
may be appropriate. For Revelstoke, knowing that upgrading the sewer treatment plant was a
significant, high cost project that was in the existing bylaw and would be included in the new DCC
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Bylaw update, a longer timeframe was considered appropriate to spread the costs across a larger
number of years of development.
Going forward, best practice recommends that a major DCC bylaw update is completed every five
years to reflect current conditions, realized growth rates and updated project lists and costing. Every
one or two years a minor DCC bylaw update should be considered for construction cost adjustments.
Public Participation and Stakeholder Consultation

Section 2.1 of the DCC Best Practices Guide states that public consultation during a DCC bylaw
update is not mandatory but is recommended as the Provincial Inspector of Municipalities may not
approve an updated bylaw without it. The project team decided to include a robust communications
and engagement strategy to provide interested community members and stakeholders with an
opportunity to get involved.
As part of the project, a Communications and Engagement Strategy (CES) was developed that
provided a guideline for engagement throughout the project. The CES suggested the creation of a
project email that could be used to receive input and deliver invitations. The following is a list of
engagement sessions, public consultation, and Council updates:
Date Name
April 6th, 2018 Update to Council

April 19th, 2018 City Staff Meeting
May 8th, 2018 Update to Council
May 12th, 2018 Public Farmers Market
May 16th, 2018 Stakeholder Workshop #1
June 14th, 2018 Update to Committee of the Whole
June 21st, 2018 Stakeholder Workshop #2
July 10th, 2018 Council Update
July 12th, 2018 Committee of the Whole Update
August 14th, 2018 Tentative Council Meeting for First Reading
Tentative date to send Background Report and
August 15th, 2018
Bylaw for Stakeholder Review and Comment
The City’s website and Facebook page were used during the project to provide updates as well. This
included posting of documents such as a General FAQ booklet that included information regarding
the DCC Bylaw Update process and approximate timelines. This General FAQ and other engagement
handouts can be found in Appendix A.
For the stakeholder engagement sessions, a list of stakeholders to invite was created including
developers, contractors, realtors, and owners of significant land holdings. Invitations were delivered
using the following methods:
• Email from DCCUpdate@revelstoke.ca

• Phone calls to the listed phone numbers for the stakeholder
• Advertised at the City’s Engineering and Development Services office
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• Directly inviting stakeholders to the event
The following is a summary of feedback that has been received – opinions and comments expressed
in this document are that of individual stakeholders and community members and do not necessarily
reflect those of the City of Revelstoke or the Consultant team.
DCCupdate@revelstoke.ca Email
• 150+ emails received
1st Engagement Event (Public Farmers Market) – May 12, 2018
• 45 comments received from community members
2nd Engagement Event (Stakeholder Workshop #1) – May 16, 2018
• 18 confirmed attendees (including staff)
• 3 tables setup with small group discussions
• 148 comments received
3rd Engagement Event (Stakeholder Workshop #2) - June 21, 2018
• 88 confirmed attendees, but more attended than signed in
• 3 stations setup
• 200 comments received
• 75 comments at station 1: DCC Areas and Draft Rates
• 59 comments at station 2: DCC Projects and Draft Rates
• 55 comments at station 3: DCC Growth Projections and Draft Rates
• 11 comments from exit survey
Social Media Feedback (City of Revelstoke Page)
• 4 comments over various posts
Revelstoke Farmer’s Market, May 12th, 2018

As part of our public engagement process, City staff and consultants were
present at the Revelstoke Farmer’s Market on May 12th, 2018. This gave a
chance for the public to provide input on how they felt the program should
be developed. Approximately 50 people participated in the activity and many
more stopped to discuss the project with the booth operators.
The comments received were mixed. Many were supportive of the City’s
effort to gather input from the community. Others were concerned over the
building permit timelines and a perceived costly City development process.
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Stakeholder Engagement Workshop #1, May 16th, 2018

The first stakeholder engagement workshop took place on May 16th, 2018. This workshop was held
prior to the development of the updated DCC rates. The purpose of this meeting was to receive input
from the development community with regards to the projected growth, how to improve the DCC
process, and general input. The session had 18 members of the development community attend.
There was a great deal of discussion regarding affordable housing and not-for-profit rental units. The
developers encouraged further engagement throughout the process of developing the bylaws. During
this workshop, attendees were given a questionnaire and exit survey to fill out.
Stakeholder Engagement Workshop #2, June 21st, 2018

On June 21st, 2018 a drop-in engagement event was held for development industry representatives
to gather input for the Development Cost Charge Bylaw Update project. The objective of the
workshop was to provide the development industry with a targeted opportunity to provide input toward
growth projections, projects, DCC Areas and potential new rates.
The workshop was advertised via emails to development industry representatives. Draft rates were
distributed on the Friday prior to the event. Due to concern over the substantial increase in rates
several developers took to social media to encourage community-wide attendance at the event. A
total of 88 people signed in to attend the event, however total numbers likely exceeded that.
The two-hour event consisted of three information gathering stations. Participants had the opportunity
to wander from station to station to speak with staff and consultants, ask questions and provide
comments by writing on sticky notes and attaching them to the boards.
Summary of Email Engagement

In late April a dedicated email was established to collect input for the DCC Bylaw update.
Approximately 150 emails have been received as of June 25, 2018. Since consent was not explicitly
given by each person that provided input by this means, a summary of emailed input overarching
themes is provided rather than providing full email texts. Please note, much of the input received is
outside the scope of the regulated DCC process and/or outside of the legislated abilities of
Municipalities under the Local Government Act. The overarching themes provided below focus on the
DCC-applicable input. While other valuable input was received and is potentially applicable for other
projects, it is not summarized below, but has been shared with City staff. Also, opinions and
comments expressed in this section are that of individual stakeholders and community members and
do not necessarily reflect those of the City of Revelstoke or the Consultant team.
• Considerable input that rates with assist factors as presented were too high. If rates were to
remain that high, it would have serious negative consequences on the development industry in
Revelstoke.
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• Too short a timeframe to comment as approval timeframe was thought to be in June.

• More detail requested for how DCCs are calculated.
• DCC update should be complete after review and update of the OCP and zoning bylaws.
• Concern the project team did not follow DCC best practices.
• Secondary suites too expensive. With rates shown, a single-family house and secondary suite
would be around $50,000 which is significantly higher than existing DCC.
• If DCCs are too high, then growth will not occur and DCC funds will not be collected to build new
infrastructure.
• Concerns with City staff decisions on DCC project and other development related items.
• Commercial rates too high. Jobs will be lost with high DCC rates.
• Tax payers should have to pay for growth as well.
• Understanding of need to pay DCCs, but rates should be fair.
• Concern over Revelstoke losing small town community feel with all the new development.
• Full justification for DCC projects listed requested and timelines for construction.
• Concern over identifying who is a stakeholder.
• Too short a timeframe for commenting on rates.
• Benefit to existing users for projects should be higher so tax payers pay more.
• DCC rates will cause reduced affordability for housing.
• Construction and home renovation industries will suffer from high DCC rates.
• These rates are substantially higher than surrounding communities.
• Concern existing DCC reserves were not included in calculations.
• Grants should be considered and reduce project costs.
• Septic cheaper than sewer DCC.
• Questions of what other financing sources have been considered besides DCCs.
• Lack of transparency in process.
• This will make housing shortage in Revelstoke worse.
• Did not like the June 21 meeting format and lack of invitations to the whole Revelstoke
community.
• Don’t raise taxes to offset development costs.
• DCCs should be higher for vacation rental houses.
Presentation to Council July 12th, 2018

On July 10th, 2018 City of Revelstoke’s Director of Engineering, Mike Thomas, presented to City
Council a detailed look at DCC projects in the existing 2008 bylaw and new projects included in this
updated bylaw. The goal of this presentation was to give Council an understanding of how project
costs have changed, and which projects have been removed and added. A copy of this presentation
can be found in Appendix B.
To begin, examples of non-growth capital projects and growth capital projects were presented. For
non-growth capital projects examples such as fire and police facilities, arena upgrades, and proactive
paving were given. For growth related capital projects, examples such as expanding the capacity of
existing facilities and the construction of new facilities to meet new demands were provided.
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As part of the presentation, each infrastructure category was reviewed. An assessment was done of
completed projects, projects carrying over from the existing bylaw, and new projects proposed as a
result of this update. Through this comparison, it was shown that some projects have decreased in
cost and scope, some were removed, others have increased in cost as a result of inflation and
understanding of likely scope.
The 2008 projects were indexed to 2018 dollars to display the difference between the existing bylaw
and new one. The goal of this was to highlight that given inflation and increased construction costs,
the existing 2008 bylaw had a total capital cost larger than the new bylaw. This has been summarized
in Table 2-1.
Table 2-1 - Project Summary

Number of 2008 Bylaw Costs 2018 DCC Project Costs (in
Projects (indexed to 2018 $) 2018 $, net grants)
Existing 11 67,567,687 50,375,927
Sewer 3 33,386,589 32,104,927
Transportation 3 10,159,118 8,298,000
Water 5 24,021,979 9,973,000
New 23 - 17,131,160
Parks 10 - 5,084,460
Sewer 3 - 3,190,000
Transportation 5 - 6,463,700
Water 5 - 2,393,000
Removed 11 15,898,921 -
Sewer 1 7,688,413 -
Transportation 2 1,046,615 -
Water 8 7,163,895 -
Grand Total 45 83,466,608 67,507,087
Exemptions and Reductions

As part of this update, stakeholders and the community have commented on the importance of
planning for affordable housing and employee housing. The DCC team recognizes this is an
important and also a very complex issue, and so has recommended to Council that policy and
strategy should be reviewed and developed for these needs outside of the DCC bylaw, similar to the
strategies used by Whistler and other communities.
As part of the DCC bylaw, affordable rates for Suites was identified strongly by stakeholders, staff,
and the community as being a response to affordable housing. For that reason, the current secondary
suite rates will remain (not be raised) at the existing rates until policies surrounding affordable and
employee housing can respond to the larger issues.
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By not updating the DCC for Suites, there is a potential the City could under collect for required
infrastructure in the future. However, DCC fees from suites are not factored in what needs to be
collected to build the DCC projects, meaning whether or not suites are built and DCC’s are collected
for them is not part of the DCC recoverable amount. DCC rates for suites could also be slowly raised
through future DCC Bylaw amendments.
As stated in Section 1.4, it is possible for a DCC bylaw to have certain exemptions, as spelled out in
the Local Government Act. The following exemptions have been approved by Council:
• Provide a 100% discount to Not-for-profit rental housing
• Provide a 40% discount to For-profit affordable rental housing
These categories of housing will be subject to a Housing Agreement under the Local Government Act
and partnership with BC Housing – see bylaw for further information.
The City supports the social benefits of not-for-profit housing and recognizes that there are generally
other funding agencies providing support for these projects through grants. Not-for-profit rental
housing are generally smaller scale developments, so providing a 100% for these developments is
not anticipated to meaningfully impact the City’s overall collection of fees for infrastructure. For-profit
affordable rental housing would likely be larger in scale but also infrequent, and therefore depending
on the demand may or may not meaningfully impact the City’s overall collection of fees for
infrastructure. In the future, broader housing policy will be considered as part of the development of a
comprehensive community housing strategy.
Grants, Interim Financing, and Other

In line with the Best Practices Guide, no grants have been applied towards projects that have not
already been confirmed. Future grants obtained by the City will be added to the bylaw through an
amendment that will require the approval of the Ministry. There is no interim financing or other forms
of funding listed in the calculation of the DCCs.
The following grants have been confirmed and are included in the DCC calculations later in this
report:
Table 2-2 - Confirmed Government Grants
DCC Award
Name Project Project No. Date Amount
Clean Water and

Illecillewaet Crossing W7 2017 $ 972,000.00
Wastewater Fund
UBCM: Federal Gas Tax Victoria/4th Townley

T6 2018 $ 5,078,300.001
Fund – Strategic Priorities intersection Improvements
1Note: $2.5M allocated to the roundabout.
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Benefit to Existing Users Allocation

Determining the benefit to existing users is a method of allocating the cost of new infrastructure
between the existing user base and the development. In each of the City’s DCC programs, the benefit
to existing users can be seen.
The determination of the benefit to existing users for each project was done through input from City
staff, review of the existing planning documents, and technical judgement. For example, many of the
Parks DCC projects have a large benefit to existing user allocation due to their benefit to the
community as a whole. Conversely, many of the Water DCC projects have a lower benefit to existing
users as it was determined they would not be required if growth were not to take place. The sewer
treatment plant upgrade also has a smaller benefit to existing users as the plant upgrade is based on
the new growth exceeding the current permit capacity.
The benefit allocations for each project are shown in Tables 4-3, 5-3, 6-3, and 7-3.
Municipal Assist Factor

The Local Government Act allows municipalities to impose DCCs to cover a portion of new
infrastructure resulting from new development. The remainder of the cost must be covered by the
municipality. The municipality thus financially “assists” future development. The minimum municipal
assist factor (MAF), that can be set by Council, is 1% to a maximum is 99%.
The MAF was set at 1% in the existing DCC bylaw for water, sanitary, and transportation. For the
current update, Council has set the MAF at 1% for water and transportation categories. It was
decided by Council to phase in the Sanitary MAF over 5 years from 60% to 50%. The purpose of
phasing is described in Section 2.6.1.
Given that the Parks category is new to the City’s DCC program, Council set the assist factor at 50%.
The MAF for parks can be adjusted in the future through bylaw amendments decided on by Council.
The MAF for each category will come into effect on June 1 of the applicable year.
It is recommended that the City develop a policy which would allow municipal contributions to match
development contributions when funds are needed for each project.
Table 2-3 –Municipal Assist Factors beginning on June 1st of each year.
Infrastructure
2019 to 2020 2020 to 2021 2021 to 2022 2022 to 2023 2023 Onward
Category
Sanitary 60.0% 57.5% 55.0% 52.5% 50.0%
Parks 50.0% 50.0% 50.0% 50.0% 50.0%
Water 1.0% 1.0% 1.0% 1.0% 1.0%
Roads 1.0% 1.0% 1.0% 1.0% 1.0%
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Phasing Sanitary MAF

The DCC bylaw has not had a major update in 10 years. When there is a prolonged period of time
between updates, future updates can have a significant impact on both new and existing users. This
impact to both groups is summarized as:
• New Users
o Large increase in DCC rates may delay or discourage new housing and business
space from being created.
• Existing Users
o Large increase in the total cost to the City to keep DCC rates low during an update
may mean a sudden large increase in municipal taxes and fees for existing users.
To balance the impact on new users and existing users, the new MAF for sanitary infrastructure will
be phased in over 5 years. As seen in Table 2-2, the Sanitary MAF is adjusted each year from 60% to
50%. The implication of phasing the MAF will be that each year the burden for the sanitary
infrastructure will increase for developers and decrease for existing fee payers.
The reason for phasing in only the Sanitary MAF is that it accounts for over 40% of the total
infrastructure costs in the new bylaw. This category has the greatest effect on both DCC rates and
sanitary user fees.
The new DCC rates will come into effect each year on June 1st.
Financing Options Available to Local Governments

According to the Ministry of Municipal Affairs “Development Finance Choices Guide”, there are
several financing options available to local governments. They include: taxes, fees, DCC’s,
borrowing, grants, development agreements, and public-private partnerships. Aside from partnerships
that are generally only used in significant infrastructure projects, the City is or has largely employed
the financing options that are available under the Local Government Act for municipalities to use in
building infrastructure.
DCC’s are a Provincially regulated tool that many municipalities use. Development-specific
agreements are used when appropriate, e.g. if an infrastructure upgrade is generally needed due to
one development and not development community wide.
General taxes in the City are not collected to pay for a utility that doesn’t benefit the community as a
whole, so taxes are not appropriate for water and sanitary DCC projects. They are applicable to
transportation and parks DCC projects, though. For fees, sewer and water fees are applicable to
sewer and water DCC projects, respectively.
Grants are also a financing tool available to local governments, but for the purpose of DCC
calculations, should not be included unless they are approved.
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City of Revelstoke
A funding strategy that could be reviewed apart from the DCC bylaw update to recover a greater
portion of the cost of the sewer treatment plant is to connect more users of private onsite systems to
the community sewer system over the next 20 years. This would have to be a deliberate, targeted
program of expanding the sewer system to Arrow Heights, parts of Southside and Columbia Park,
and even possibly the Big Eddy. This strategy has challenges and would tend to take place over an
extended period of time. Challenges include paying for and building new infrastructure (e.g. sewer
mains, lift stations), fees for individual connections that could be problematic for existing septic users,
and paying for and completing the sewer treatment plant upgrades.
Calculation of Equivalent Population

DCCs are based on the premise that required expansions and upgrading of infrastructure facilities are
related to population growth and new development. Population impacts affect infrastructure
requirements to differing degrees depending on the land use and the nature of the facility affected.
The concept of equivalent population is used to balance the impacts on water and sanitary sewer
facilities and parkland requirements. The equivalent population calculation does not necessarily
correspond to the population projections. The factors that have been used in this report are based on
the project team’s judgement and review of other DCC background reports.
Single-family residences tend to have a larger impact on linear infrastructure such as water and
sewer systems than do dwelling units in a multi-family complex. To reflect this difference, the
calculations presented in this report assumes equivalent population densities of 3.0 persons per
dwelling unit for single-family and 2.0 persons per dwelling unit for multi-family land use.
Commercial and industrial facilities normally do not have a resident population but do have impacts
on municipal infrastructure. Therefore, for non-residential uses, factors are applied to projected land
or building areas to derive the equivalent population. For commercial land use, an equivalent
population of 75 persons per hectare of gross site area is assumed. With a 50% site coverage
assumed, the equivalent population factor is 0.015 persons per square metre of gross building area.
Similarly, an equivalent population of 50 persons per hectare is assumed for institutional land which
at an assumed site coverage of 50% yields an equivalent population factor of 0.010 persons per
square metre of gross building area. For industrial sites, an equivalent population of 45 persons per
hectare is assumed.
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City of Revelstoke
DCC Calculations
DCC Infrastructure Categories

In this bylaw update, four infrastructure categories are included. DCC’s for Transportation and Parks
have been made community wide. Sanitary and water servicing varies across the City and therefore
is not applied on a community wide basis. The four infrastructure categories are:
• Transportation (community wide)

• Parks (community wide)
• Sanitary (Area 1)
• Water (Area 1)
Using DCC’s to recover part of the costs of Parks infrastructure is new in this update.
Community wide application of the transportation and parks infrastructure categories was chosen as it
is best practice when a category provides a municipality-wide benefit. For water and sanitary
servicing, only Area 1 will benefit from new infrastructure as Area 2 is not serviced by either category.
Parts of Area 1 are not serviced by sanitary and a provision has been made in the new bylaw so
users that do not receive the service are not required to pay the sanitary DCC.
DCC Land Use Categories

DCCs are charged based on Land Use categories. These categories are determined during the
development of the DCC program. The categories can be broken down based on density but this
adds complexity to the system. It was originally thought that density-based DCCs would affect how
and where growth occurs, but DCCs have been found to be ineffective for this. There are factors that
are more relevant to development for how and where it occurs, for example market factors that
dictate demand for a specific type of housing type. There are more appropriate tools to influence
density, such as density bonuses, so the City is reviewing current policies at this time. For these
reasons, in this bylaw update there is one category each of Single-Family and Multi-Family.
DCC charges have been calculated based on the following land use categories:
• Single-Family (Per Dwelling)

• Multi-Family (Per Dwelling Unit)
• Commercial (Per Sq. Metre of Gross Floor Area)
• Industrial (Per ha of Gross Site Area)
• Institutional (Per Sq. Metre of Gross Floor Area)
• Suites (garden, carriage, and secondary) (Per Dwelling Unit)
The land use categories noted above follow generally follow land use designations contained in the
City’s Zoning Bylaw No. 1264.
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City of Revelstoke
DCC Areas
The DCC areas are reduced to two primary areas: “Area 1” (Downtown, RMR, Arrow Heights,
Columbia Park and neighborhoods that have or can connect to the City’s main water and wastewater
systems). “Area 2” (Northeast, Northwest, and Big Eddy, consists of neighborhoods that are outside
of the City’s main water and wastewater systems).
Due to the RMR/Arrow Heights sanitary trunk project that was previously built with financed funds,
there is a sub area that will continue to pay for this project until it is repaid.
A map showing the revised DCC areas is on the next page.
2431-47805-00 Page 14
Schedule "A" to DCC Bylaw
1:18,000
Legend
Area 1 Date: 6/11/2018

NAD 1983 UTM Zone 11N
Area 2
Transverse Mercator
Boundary Line North American 1983
EV
Area 1 - RMR/Arrow Heights Sewer Trunk Main 0 0.25 0.5 1 Kilometers
August 7th, 2018
City of Revelstoke
DCC Recoverable
The tables found in sections 4, 5, 6, and 7 include columns representing the following items:
Column Component Explanation

(1) Total Cost Capital cost based on 2018 Dollars
(2) Government Grants Identified approved grants from capital or
financial plan.
(3) Developer Contribution As identified from the funding source
breakdown in the capital or financial plan
(4) Local Area Service As identified from the funding source
breakdown in the capital or financial plan
(5) Other Such as Gifts, as identified from the funding
source breakdown in the capital or financial
plan
(6) % Benefit to Existing Users Percentage based on technical assessment of
engineering and planning reports and
documents.
(7) Benefit to Existing Users (6) X [(1) - (2) - (3) - (4) - (5)]
(8) Remaining Expenditure [(1) - (2) - (3) - (4) - (5)] - (7)
(9) Assist Factor 1% of (8)
(10) Total City Responsibility Benefit to Existing Users (7) + Assist Factor (9)
(11) DCC Recoverable Remaining Expenditure (8) - Assist Factor (9)
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City of Revelstoke
Growth Projections and Planning Assumptions

Growth projections and a review of municipal planning documents form the basis of a DCC bylaw
update. The projected growth of the City is determined based on historic growth and building permits,
Canada Census and BC Statistics data, planning documents such as the OCP and zoning bylaws,
and City staff and stakeholder consultation. City planning documents are then used in conjunction
with the growth projections to determine the required new infrastructure projects.
Review of Municipal Documents

To develop a DCC bylaw that is consistent with the City’s needs, the following documents were
reviewed and form the basis of the update:
• Local Government Act

• Development Cost Charges Best Practices Guide (2005)
• City of Revelstoke - Development Cost Charges Bylaw Amendment 2018 (Boundary
Extensions)
• City of Revelstoke - Official Community Plan (2009)
• City of Revelstoke - Financial Plan 2018 (Draft) – Inc. the 2015 – 2019 Capital Project List
• City of Revelstoke - Reserve Funds and Surpluses Policy 2017
• City of Revelstoke - Parks, Recreation and Culture Master Plan 2011
• City of Revelstoke - Trails Strategy 2017
• City of Revelstoke - Stormwater Management Plan 2016
• City of Revelstoke - Transportation Master Plan 2012
• City of Revelstoke - 2016 – 2017 Annual Report
• City of Revelstoke - Sustainability Action Plan 2013
• City of Revelstoke – Revelstoke State of Sustainability Report
• City of Revelstoke – Revelstoke Sustainability Action Plan
• City of Revelstoke – Council Report Nov. 17, 2016 File No. 1765-01 DCCS
• City of Revelstoke – Corporate Energy and Greenhouse Gas Emission Inventory and
Reduction Strategy 2011
• City of Revelstoke – Community Energy and Emissions Plan 2011
• City of Revelstoke – 2015 Annual Water Report
• City of Revelstoke – Water Conservation Study 2007
• City of Revelstoke – Strategic Asset Management Plan 2017
• City of Revelstoke – Big Eddy Water System Acquisition Study 2015
• City of Revelstoke – Resort Development Strategy 2015 – 2017
• City of Revelstoke – 2016 Community Economic Development Workplan
• Financial information regarding the DCC reserve funds as of Dec. 31st, 2017
• City of Revelstoke - Bylaw No. 1877 Enlarging Airport Way Sewer Trunk Line Loan
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City of Revelstoke
• City of Revelstoke – Bylaw No. 1904 New Sewer Headworks Loan Authorization
• Dayton & Knight Ltd - Liquid Waste Management Plan Stage 1, 2008
• Dayton & Knight Ltd - Liquid Waste Management Plan Stage 2 Draft, 2012
• McElhanney Consulting Services Ltd. – City of Revelstoke Water Risk Assessment, 2018
Community-Wide and Area-Specific DCCs

Community-wide DCCs apply the same cost across the community as a whole. The use of
community-wide DCC’s typically decreases the complexity of the DCC process and makes it easier
for both the development community and the City to process. Area-specific DCCs divide the
community into different areas based on geographical area and technical constraints. For example,
Big Eddy has an independent water system that is not part of the City’s main system so that area is
not included in water DCCs.
Transportation and parks are accessible by the community as a whole, so these are a community-
wide DCC category. Given that areas of the City are not serviced by community sanitary and water
systems, the sanitary and water infrastructure categories are an area-specific DCC program.
Projected Growth
The Canada Census and BC Statistics data show population changes in Revelstoke vary depending
on economic conditions. However, the City is well positioned as a tourism centre and the continued
residential and commercial development indicates confidence in the City’s future by the private
sector.
The estimation of new development and anticipated growth in the City went through two phases:
1) Phase 1: Review of existing City documents and federal and provincial statistics to create initial
growth data
2) Phase 2: Review of available, serviceable, and/or developable land, review of existing non-
residential building footprints, consideration for recent trends in City development
For Phase 1, the OCP and Zoning Bylaws were reviewed in detail and full build out scenarios were
projected. The results of this review led to a 2.4% annual growth rate with a projected population in
2040 of over 23,000 permanent population (excluding seasonal population, which in 2016 was
estimated at 6,000). The Phase 1 projected growth was presented to City staff and Stakeholders for
input. The majority of the input received was the growth rate was far too high, as that type of growth
hasn’t been seen in the last 20 years. Over the past 11 years, the previous annual permanent growth
rate averaged 0.22%.
For Phase 2, considering the past 11 years of growth, the team revised the projections to a moderate
growth scenario. This was accomplished by reviewing growth projections in a different method than a
full buildout scenario. This assessment evaluated land that is available for building, land that is
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City of Revelstoke
serviceable, land that has current development on it or near it, recent and representative building
permit data, and realistic timelines for development approvals. This review resulted in numbers of
units of residential growth by area until 2040.
One of the key challenges of a resort municipality is the BC Census Data permanent population does
not accurately represent the seasonal tourist population. The community, City staff, and stakeholders
understand it’s important to include seasonal growth in population growth. It has been only since
2008 that tourist growth has been increasing notably in Revelstoke, due in part to Revelstoke
Mountain Resort’s facilities. The City has begun to track seasonal tourists and will continue to do so
more frequently and by different means as more data sets are available. In 2016 it was estimated the
City had a seasonal influx of 6,000 people. In order to include the seasonal tourism growth’s effect on
the permanent population’s growth, the 6,000 seasonal tourist number was added to Revelstoke’s BC
census data for a starting 2016 population (permanent and seasonal) of 13,547. The seasonal tourist
population was factored in is as a means of capturing the effect tourism growth has on permanent
population growth.
Using the residential units projected to be built by 2040, projected growth equates to 3,736 people.
Adding those people to the 2016 permanent and seasonal population of 13,547 results in a 2040
permanent and seasonal population of 17,283 people. Through this assessment, it was determined
that an annual projected growth rate of 1.02% is reasonable (using permanent population plus
seasonal population).
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City of Revelstoke
Table 3-1 - Population growth projection.
Population Growth incl. Seasonal

Year Estimated Population Remarks
2016 13,547
2017 13,685
2018 13,825
2019 13,966
2020 14,108
2021 14,252
2022 14,398
2023 14,544
2024 14,693
2025 14,843
2026 14,994
2027 15,147
2028 15,301
2029 15,457
2030 15,615
2031 15,774
2032 15,935
2033 16,098
2034 16,262
2035 16,428
2036 16,596
2037 16,765
2038 16,936
2039 17,109
2040 17,283
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City of Revelstoke
Projected Residential Development Units

Based on the growth projections from Section 3.2, the following residential population growth has
been projected:
Table 3-2 - Residential Population Growth
Residential Population Growth

2016 Population
13,547
(Includes Seasonal Population)
Growth Rate 1.02%
2040 Population
17,283
(Includes Seasonal Population)
Population Growth 3,736
Average People per Household (2016

2.3
Revelstoke BC Stats)
65% SF
Residential Split
35% MF
Area 1 - 520
Projected Single-Family (SF) Dwellings
Area 2 - 40
Area 1 - 1060
Projected Multi-Family (MF) Units
Area 2 - 0
Commercial Development Projection

To determine the total commercial development, the existing total commercial floor space was
calculated through a review of building permit information and GIS data. Once determined, the
calculated growth rate of 1.02% was applied. The resulting projected growth can be seen in Table
3-3.
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City of Revelstoke
Table 3-3 - Commercial Growth
Commercial Growth
2018 Commercial Footprint (sq. m.) 118,065
Growth Rate 1.02%
2040 Commercial Footprint (sq. m.) 147,599
Total Growth (sq. m.) 29,534
Area 1 Growth 27,614
Area 2 Growth 1,920
Industrial Development Projection

Industrial development does not occur in the City as quickly or as often as commercial development,
which makes sense for this resort municipality. The existing industry in Revelstoke is centered on the
CP rail yard, the mill, some extraction of gravels, and the industrial park. Since these are mainly
established industries and two of them have very large property footprints, using past building permit
data for projecting industrial growth was not practical for the DCC Calculation. Projection of industrial
development growth was performed by reviewing: the City’s existing industrial zoned areas,
knowledge of servicing, potential projects, GIS footprints of existing building-to-parcel ratios, and the
zoning bylaw. This information was used collectively to project potential industrial growth by area.
Area 1 has less industrial growth projected due to limited zoned land availability, whereas Area 2 has
more industrial zoned land available. Table 3-4 represents industrial growth projected by area.
Table 3-4 - Industrial Growth
Industrial Growth
Total Growth (ha) 56
Area 1 Growth 16
Area 2 Growth 40
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City of Revelstoke
Institutional Development Projection

For institutional growth over the next 20 years, at this time there is one project that is anticipated to
take place, the Community Connections building, which is included in the projections.
Table 3-5 - Institutional Growth
Institutional Growth
Total Growth (sq. m.) 1,858
Area 1 Growth 1,858
Area 2 Growth 0
Identified Projects and Capital Costs

City plans such as the Financial Plan, Master Transportation Plan, Water Risk Assessment, and
Trails Strategy identify infrastructure projects that are needed to accommodate new growth. Note, if a
project is not related to new growth, e.g. replacing a pipe due to age with the same size of pipe, then
it is not a DCC eligible project. Costs were updated and estimated, and the benefit to new users
versus existing users was assessed.
Generally, other than Parks, which is a new category of DCC’s, the list and cost of projects has been
reduced from the previous bylaw, as a result of improved understanding of demand and timeframes.
For example, select water upgrades have been removed in the project list, as a recently completed
study showed they likely won’t be triggered within the 20-year timeframe of the bylaw. Additionally,
previous projects have been completed, such as the Victoria/Mutas Intersection.
Another consideration the project team assessed is the calculation of benefit to existing users versus
growth. Best practice is to determine if upgrades or replacement of an asset would occur within the
bylaw timeframe without any growth, and in those instances, there should be a portion of the project
cost attributable to the existing community. If the project would not be required without growth, then
the benefit to existing users should be 0% or a minimal % depending on the project. For example, the
sewer treatment plant only needs to be upgraded if growth does occur, which is supported by
engineering reviews of the treatment plant. The City is currently meeting their discharge permit for
quality and quantity with the existing 2018 population. As such, required expansion or replacement is
attributable to growth.
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City of Revelstoke
Transportation Development Cost Charges
Transportation DCC Program

This section examines the City’s transportation expenditure program and presents an update of the
Transportation DCC’s. The part of the road development expenditure that is DCC recoverable is
distributed amongst the new development units in proportion to the estimated traffic volume
generated by the respective land uses. The calculations of expected traffic volume generated by
respective land uses is based on Trip Generation (ITE 9th ed., 2012) manual. Table 4-3 includes the
expected average vehicle trip ends (AVTE) for weekdays. The AVTE is the sum of all vehicle trips
that either begin or end at the selected site on a typical weekday.
With the exception of residential, the land uses cover a wide range of potential activities that generate
different AVTE estimates. In these situations, a median figure has been selected to represent
potential uses in the category.
Using the traffic generation rates and projected growth, the total trip ends from the land uses from
new development projected to 2040 was calculated. The trip generation calculations for the City are
shown in Table 4-3.
Project costs are based on planning documents, consultation with technical disciplines, and available
comparable construction cost data.
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¯
CITY OF REVELSTOKE BOUNDARY
T7
T6
T1
T4
T3
T8
T2
CONTRIBUTING DCC AREAS
AREA 1
AREA 2 FIGURE 4.1 - TRANSPORTATION
DCC PROJECTS
1:18,000
T1 FOURTH ST. TRAFFIC & SAFETY IMPROVEMENTS NOTES:
1.REFER TO PROJECT LISTING
T2 AIRPORT AND NICHOL RD ROUNDABOUT TABLE FOR DESCRIPTION
OF PROJECT
T3 AIRPORT WAY SIDEWALK 2.PROJECTS WITH NO FIXED
LOCATION (EG.STUDIES) ARE
T4 BRIDGE UPGRADE NOT SHOWN ON PLAN
0 0.25 0.5 1 Kilometers
T6 VICTORIA, 4TH, TOWNLEY ROUNDABOUT
Date: 6/11/2018
T7 EASTERN ACCESS TO HWY 1 NAD 1983 UTM Zone 11N
Transverse Mercator
North American 1983
T8 SAFE SCHOOL ROUTES ALONG NICHOL ROAD EV
August 7th, 2018
City of Revelstoke
Transportation DCC Project Descriptions

The following table provides descriptions of each project in the Transportation DCC Program.
Table 4-1 - Transportation DCC Project Descriptions
Transportation DCC Project Descriptions

Project Name Cost Estimate Source Description Comment
Existing DCC bylaw project. The project will provide safety improvements along the Fourth St. corridor that will be required due to an increase in
Fourth St Traffic & Safety
T1 $ 1,000,000 Financial Plan 2018 Safety Upgrade traffic volume from growth. There will be a benefit to existing users along this corridor, as minor pedestrian improvements have been identified as
Improvements
beneficial with the 2018 population.
This intersection will have a high turning movement volume that will occur due to new growth. A roundabout will increase volume capacity and
Airport & Nichol Transportation
T2 $ 1,500,000 Financial Plan 2018 improve safety for alternative transportation modes. The project is triggered due to new growth, so it is primarily a benefit to new users. The
Roundabout Network Upgrade
pedestrian improvements will have a benefit to existing users.
A sidewalk from Bridge to Nichol. This is a safety improvement that was identified in the City's Master Transportation Plan. This project will provide a
Safety and
T3 Airport Way Sidewalk $ 420,000 Financial Plan 2018 safer active transportation route along a corridor that will become busier with new growth. The pedestrian improvements will have a benefit to
Access Upgrade
existing users.
Existing DCC bylaw project that is triggered due to an increase in growth. Studies show the bridge will not meet acceptable service levels within the
Transportation
T4 Bridge Upgrade $ 6,798,000 Financial Plan 2018 bylaw timeframe due to growth. The benefit to existing users is based on the cost of minor improvements to the existing bridge should new growth
Network Upgrade
not occur.
Master Transportation Planning Planning document that will guide the City's future transportation planning. Plan updates are attributed to conditions changing, such as new growth
T5 $ 150,000 Financial Plan 2018
Plan Update Document and policy updates so there is a benefit to both new and existing users.
Roundabout Existing DCC bylaw project that has decreased in price (net grants) when compared against the existing bylaw's indexed 2018 price for the project.
Victoria, 4th, Townley
T6 $ 3,000,000 Financial Plan 2018 currently under The majority of the project cost has been covered by grants. The project is driven by growth to accommodate the majority of growth that will occur
Roundabout
design. south of the river, both residential and commercial. The pedestrian and cycling upgrades benefit existing users.
Improvement to the Townley St and TransCanada Highway entrance to provide a safer, secondary access to Revelstoke with a protected left turn
lane, acceleration lane for eastbound traffic, and sightline improvement. The project may share costs with the Ministry of Transportation and
Transportation Safety and
T7 Eastern Access To Hwy 1 $ 4,000,000 Infrastructure, but the amount is unknown and therefore cannot be included in the DCC calculations according to the Guide. Most of the growth
Master Plan 2018 Access Upgrade
projected in the bylaw will occur south of downtown, so the increase in traffic volume drives this project. Improved safety has a benefit to existing
users.
Identified as an improvement project from stakeholder consultation during the Trails Strategy and Master Transportation plans, this project will
Safe School Routes Along provide safer routes along Nichol Road in areas where increased growth will make alternative modes of transportation a safety issue. The cost is
T8 $ 393,700 Trails Strategy 2017 Safety Upgrade
Nichol Road based on sidewalk constructed from Airport Way to Park Drive on the north side of the road and a bike lane constructed from Airport Way to Camozzi
Road on the south side of the road. The pedestrian and cyclist improvements will benefit new users.
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City of Revelstoke
Transportation Project Costs
Table 4-2 - Transportation DCC Project Cost Distribution
TRANSPORTATION (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11)
LOCAL % BENEFIT
PROJECT DESCRIPTION DEVELOP. AREA TO EXIST. BENEFIT TO REMAINING ASSIST TOTAL CITY DCC
TOTAL COST GOV'T. GRANTS CONTRIB. SERVICE OTHER USERS EXIST. USERS EXPENDITURE FACTOR RESPONSIBILITY RECOVERABLE
T1 Fourth St Traffic & Safety Improvements $ 1,000,000 $ - $ - $ - $ - 25% $ 250,000 $ 750,000 $ 7,500 $ 257,500 $ 742,500
T2 Airport & Nichol Roundabout $ 1,500,000 $ - $ - $ - $ - 15% $ 225,000 $ 1,275,000 $ 12,750 $ 237,750 $ 1,262,250
T3 Airport Way Sidewalk $ 420,000 $ - $ - $ - $ - 50% $ 210,000 $ 210,000 $ 2,100 $ 212,100 $ 207,900
T4 Bridge Upgrade $ 6,798,000 $ - $ - $ - $ - 5% $ 339,900 $ 6,458,100 $ 64,581 $ 404,481 $ 6,393,519
T5 Master Transportation Plan Update $ 150,000 $ - $ - $ - $ - 50% $ 75,000 $ 75,000 $ 750 $ 75,750 $ 74,250
T6 Victoria, 4th, Townley Roundabout $ 3,000,000 $ 2,500,000 $ - $ - $ - 25% $ 125,000 $ 375,000 $ 3,750 $ 128,750 $ 371,250
T7 Eastern Access To Hwy 1 $ 4,000,000 $ - $ - $ - $ - 25% $ 1,000,000 $ 3,000,000 $ 30,000 $ 1,030,000 $ 2,970,000
T8 Safe School Routes Along Nichol Road $ 393,700 $ - $ - $ - $ - 25% $ 98,425 $ 295,275 $ 2,953 $ 101,378 $ 292,322
TOTALS $ 17,261,700 $ 2,500,000 $ - $ - $ - $ 2,323,325 $ 12,438,375 $ 124,384 $ 2,447,709 $ 12,313,991
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City of Revelstoke
Traffic Generation and Calculation of Transportation DCC

Table 4-3 – Transportation Traffic Generation and DCC Calculations
Transportation DCC Calculations

A: Traffic Generation Calculation
Col. (1)
Col. (2) Col. (3) City Wide
Estimated
Land Use Units AVTE Units Traffic Generation
New
Weekdays (Total Trip Ends)
Development
trip ends per
Single-Family 560 Dwelling 9.55 5348.0
dwelling unit
Dwelling trip ends per
Multi-Family 1060 6.47 6858.2
Units dwelling unit
m2 of Gross trip ends per m2
Commercial 29534 0.15 4430.1
Building Area gross building area
ha of Gross trip ends per ha
Industrial 55.70 100.00 5570.0
Site Area gross site area
m2 Gross trip ends per m2
Institutional 1858 0.12 223.0
(a) Total Trip Ends 22429.3
B: Unit DCC Calculation Area 1
Net Transportation DCC
(b) $ 12,313,991.25
Program Recoverable
Existing Transportation DCC
(c) $ (121,078.00)
Reserve Monies
Net Amount to be Paid by
(d) = (b) - (c) $ 12,192,913.25
DCCs
DCC per Trip End (e) = (d) / (a) $ 543.62
C: Resulting Transportation DCCs Area 1

per Dwelling
Single-Family (e) x Col. (2) $ 5,191.54
Units
per Dwelling
Multi-Family (e) x Col. (2) $ 3,517.20
Units
/m2 of Gross
Commercial (e) x Col. (2) $ 81.54
Building Area
/ha of Gross
Industrial (e) x Col. (2) $ 54,361.65
Site Area
/m2 Gross
Institutional (e) x Col. (2) $ 65.23
Building Area
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City of Revelstoke
Water Development Cost Charges
Water DCC Program

This section examines the City’s water supply and distribution expenditure program and presents an
update of Water DCC’s. In 2018, a detailed assessment was performed on the City’s existing water
infrastructure. This assessment identified risks to the system as well as projected infrastructure
upgrades that would be required based on population growth. The assessment was used to
determine which projects would be part of the Water DCC program.
In order to provide a balanced DCC water project list, select projects from the assessment were
removed from the Water DCC Program as they may not be required depending on growth. These are
projects that may be triggered closer to the 2040 timeframe but with water conservation and other
measures they may not be triggered then. Should growth proceed faster than anticipated, these
projects will be reviewed and added into the program through an update to the bylaw in the future.
The Water DCC’s are based on the premise that required expansion and upgrading of facilities are
related to population growth and new development. The sizing of overall facilities is primarily
dependent on peak day and peak hour flows, and allocation of net DCC recoverable costs among
various land uses is dependent on their relative impacts on the water system. Non-residential uses
are accounted through an equivalent population as discussed previously. The total equivalent
population calculation is shown in Table 5-3.
Area 2 is serviced through other water works that are not covered by this bylaw and therefore the
area has been excluded from paying DCC’s.
2431-47805-00 Page 29
¯
W1
W5
W6
W7
W8
AREA 1 FIGURE 5.1 - WATER DCC PROJECTS

1:18,000
AREA 2
NOTES:
1.REFER TO PROJECT LISTING
W1 GOLF COURSE WELL #1 WATER TREATMENT TABLE FOR DESCRIPTION
OF PROJECT
W5 AC PIPE IMPROVEMENT 2.PROJECTS WITH NO FIXED
LOCATION (EG.STUDIES) ARE
W6 TCH/TOWNLEY TO ARROW HEIGHTS PRV NOT SHOWN ON PLAN
0 0.25 0.5 1 Kilometers
W7 ILLECILLEWAET CROSSING
Date: 6/11/2018
BRIDGE TO PARK DR AND NICHOL RD INTERSECTION

W8 Transverse Mercator
North American 1983
EV
August 7th, 2018
City of Revelstoke
Water DCC Project Descriptions

Table 5-1 - Water Project Descriptions
Water Project Descriptions

Project Name Cost Estimate Source Description Comments
Golf Course Well #1 Water Financial Plan 2018 and Existing DCC bylaw project that is triggered by new growth. The cost has been adjusted based on the recent Water
W1 $ 2,280,000.00 Increase Supply Capacity
Treatment Water Assessment Assessment. As the project is not needed with the existing population, there is no benefit to existing users.
Golf Course Well #1 Increased Financial Plan 2018 and Growth trigged project that will create additional supply capacity. As the project is not needed with the existing population,
W2 $ 90,000.00 Increase Supply Capacity
Pumping Capacity Water Assessment there is no benefit to existing users.
The existing Water Treatment Plant (WTP) generator is not large enough to provide the future required capacity due to
Upgrade Water Treatment Plant Financial Plan 2018 and Increase Backup Supply
W3 $ 100,000.00 growth during a power outage. As the project is not needed with the existing population, there is no benefit to existing
Generator Water Assessment Capacity
users.
Existing DCC bylaw project that is triggered by new growth. The cost of the project has been reduced as the necessity of
Future Arrow Heights / RMR Financial Plan 2018 and Location of new reservoir to be
W4 $ 465,000.00 increased reservoir capacity has been assessed in the recent Water Assessment. As the project is not needed with the
Reservoir Water Assessment determined.
existing population, there is no benefit to existing users.
Existing DCC bylaw project that is triggered by new growth. The cost of the project has been reduced through the recent
Financial Plan 2018 and Increase Transmission Water Assessment. Originally included in the total project cost, it was identified that the Greeley transmission main would
W5 AC Pipe Improvement $ 4,200,000.00
Water Assessment Capacity not need to be twinned from the WTP to the TCH Reservoir for additional capacity and therefore it was removed from the
project cost. There will be a small benefit to existing users from this project as maintenance costs will be reduced.
Townley To Arrow Heights PRV Financial Plan 2018 and Increase Transmission Future growth in Arrow Heights will trigger the requirement for the upgrade of the transmission main from Townley to the
W6 $ 1,803,000.00
Transmission Main Water Assessment Capacity Arrow Heights PRV. There will be a small benefit to existing users from this project as maintenance costs will be reduced.
Existing DCC bylaw project that is growth triggered and currently under construction. It has received grant funding so the
W7 Illecillewaet Crossing $ 2,000,000.00 Financial Plan 2018 Bridge Crossing DCC Recoverable cost has been reduced. There will be a small benefit to existing users from this project as maintenance
costs will be reduced.
Existing DCC bylaw project that is growth related. The cost of the project has been increased to reflect an increase in
Bridge to Park Rd and Nichol Increase Transmission
W8 $ 2,000,000.00 Existing DCC Bylaw construction costs. The project will upgrade the transmission main to be larger than 8". As the project is not needed with
Rd Intersection Capacity
the existing population, there is no benefit to existing users.
Future engineering consulting that is anticipated based on additional growth throughout Area 1 of the City. This represents
W9 Engineering Consulting $ 250,000.00 Best Practices engineering work needed beyond operation and maintenance work that would be required to maintain the City's existing
infrastructure. There will be a small benefit to existing users from this work.
Planning document that will guide the City's future water network planning. Plan updates are attributed to conditions
W10 Water Master Plan $ 150,000.00 Best Practices Planning Document
changing, such as new growth and policy updates so there is a benefit to both new and existing users.
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August 7th, 2018
City of Revelstoke
Water DCC Project Costs

Table 5-2 - Water DCC Project Cost Distribution
WATER (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) Area 1 Area 2
LOCAL OTHER % BENEFIT BENEFIT TO

PROJECT DESCRIPTION GOV'T. DEVELOP. AREA (REG TO EXIST. EXIST. REMAINING ASSIST TOTAL CITY DCC % $ % $
TOTAL COST GRANTS CONTRIB. SERVICE RESERVE) USERS USERS EXPENDITURE FACTOR RESPONSIBILITY RECOVERABLE
W1 Golf Course Well #1 Water Treatment $ 2,280,000 $ - $ - $ - $ - 0% $ - $ 2,280,000 $ 22,800 $ 22,800 $ 2,257,200 100% $ 2,257,200.00 0% $ -
W2 Golf Course Well #1 Increased Pumping Capacity $ 90,000 $ - $ - $ - $ - 0% $ - $ 90,000 $ 900 $ 900 $ 89,100 100% $ 89,100.00 0% $ -
W3 Upgrade Water Treatment Plant Generator $ 100,000 $ - $ - $ - $ - 0% $ - $ 100,000 $ 1,000 $ 1,000 $ 99,000 100% $ 99,000.00 0% $ -
W4 Future Arrow Heights / RMR Reservoir $ 465,000 $ - $ - $ - $ - 0% $ - $ 465,000 $ 4,650 $ 4,650 $ 460,350 100% $ 460,350.00 0% $ -
W5 AC Pipe Improvement $ 4,200,000 $ - $ - $ - $ - 10% $ 420,000 $ 3,780,000 $ 37,800 $ 457,800 $ 3,742,200 100% $ 3,742,200.00 0% $ -
W6 Townley To Arrow Heights PRV Transmission Main $ 1,803,000 $ - $ - $ - $ - 10% $ 180,300 $ 1,622,700 $ 16,227 $ 196,527 $ 1,606,473 100% $ 1,606,473.00 0% $ -
W7 Illecillewaet Crossing $ 2,000,000 $ 972,000.00 $ - $ - $ - 10% $ 102,800 $ 925,200 $ 9,252 $ 112,052 $ 915,948 100% $ 915,948.00 0% $ -
W8 Bridge to Park Rd and Nichol Rd Intersection $ 2,000,000 $ - $ - $ - $ - 0% $ - $ 2,000,000 $ 20,000 $ 20,000 $ 1,980,000 100% $ 1,980,000.00 0% $ -
W9 Engineering Consulting $ 250,000 $ - $ - $ - $ - 10% $ 25,000 $ 225,000 $ 2,250 $ 27,250 $ 222,750 100% $ 222,750.00 0% $ -
W10 Water Master Plan $ 150,000 $ - $ - $ - $ - 50% $ 75,000 $ 75,000 $ 750 $ 75,750 $ 74,250 100% $ 74,250.00 0% $ -
TOTAL $ 13,338,000 $ 972,000.00 $ - $ - $ - $ 803,100 $ 11,562,900 $ 115,629 $ 918,729 $ 11,447,271 $ 11,447,271 $ -
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August 7th, 2018
City of Revelstoke
Equivalent Population and Calculation of Water DCC

Table 5-3 - Water Equivalent Population and DCC Calculations
Water DCC Calculations

A: Equivalent Population Calculation Col. (3) = (1) x (2) Equivalent Population
Col. (1) Est. Col. (2) Density or (3) Area 2

(3) Area 1 Equivalent
Land Use New Units Equivalent Units Equivalent
Population
Development Population Factor Population
person per dw elling

Single-Family 560 Dw elling 3 1560.0 120.0
unit
Multi-Family 1060 Dw elling Units 2 2120.0 0.0
unit
m2 Gross person per m2
Commercial 29534 0.015 414.2 28.8
ha of Gross person per ha of
Industrial 55.70 45 706.5 1800.0
Site Area gross site area
Institutional 1858 0.010 18.6 0.0
(a) Total Equivalent Population 4819.3 1948.8
B: Unit DCC Calculation Area 1 Area 2
Net Water DCC Program
(b) $ 11,447,271.00 $ -
Recoverable
Existing Water DCC Reserve
(c) $ (982,646.00) $ -
Monies
(d) = (b) - (c) $ 10,464,625.00 $ -
DCCs
DCC per Equivalent Person (e) = (d) / (a) $ 2,171.40 $ -
C: Resulting Water DCCs Area 1 Area 2
Single-Family per Dw elling (e) x Col. (2) $ 6,514.21 $ -
per Dw elling
Multi-Family (e) x Col. (2) $ 4,342.80 $ -
Units
/m2 Gross
Commercial (e) x Col. (2) $ 32.57 $ -
Building Area
/ha of Gross
Industrial (e) x Col. (2) $ 97,713.10 $ -
Site Area
/m2 Gross
Institutional (e) x Col. (2) $ 21.71 $ -
Building Area
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August 7th, 2018
City of Revelstoke
Sanitary Development Cost Charges
Sanitary DCC Program

This section examines the City’s sanitary sewer expenditure program and presents an update of
Sanitary DCC’s. In this update, a Sewer Treatment Plant cost of $30,000,000 is included. While there
are other minor projects included in the Sanitary DCC program, the focus is the treatment plant. Over
10 years ago, it was planned to have RMR on their own sanitary treatment plant, however, decisions
were made to allow RMR to connect to the City’s wastewater treatment plant. The treatment plant is
currently very close to capacity. It does require operations and maintenance to meet permit limits for
the current permit, but to increase the capacity and to obtain an increase in discharge permit levels,
the City has undertaken the liquid waste management plan approach and is currently in that stream.
There are many technical documents related to the City’s need to upgrade the treatment plant, and
the latest available information for cost of this project is from the City’s 2018 Draft Financial Plan,
which includes a cost of $30,000,000.
Three carry-over projects have also been included. S3 will be complete this year given that it is in its
final year. S5 and S6 are projects that were financed by the City and the repayments are made in part
through DCC contributions. Payments for the previously completed projects, S5 and S6, will be at
completion in 2033 and 2034, respectively.
The net DCC recoverable costs among various land uses is dependent on their relative impacts on
the sanitary system. Non-residential uses are accounted through an equivalent population as
discussed previously. The total equivalent population calculation is shown in Table 6-3.
Area 2 is on septic and not sanitary-serviced so it is not required to pay Sanitary DCC’s.
The sanitary municipal assist factor is set at 60% for the calculations shown. As described in Section
2.6, the assist factor will begin at 60% on June 1st, 2019. Then the assist factor will be reduced
resulting in 50% in 2023.
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August 7th, 2018
City of Revelstoke
Sanitary DCC Project Descriptions

Table 6-1 - Sanitary Project Descriptions
Sanitary Project Descriptions

New treatment facility required due to new growth. The allocation of the treatment plant cost is based on the need of the plant
only if new growth occurs. If growth does not occur, O&M is needed on the plant, but larger facilities and added treatment is not
Sewage Lagoon / Plant
S1 $ 30,000,000 Financial Plan 2018 Treatment Plant required with the 2018 population. For this reason, the benefit to existing users could be set at 0%. However, a 10% benefit to
Upgrades
existing users was assessed based on minor improvements that may need to be performed from an asset management
perspective.
To accommodate the additional flow created from new development, the City's lift stations will need to be upgraded to provide
S2 Lift Station Expansion $ 3,000,000 Financial Plan 2018 Upgrade Capacity additional capacity. This project is fully attributable to new growth as there is no benefit to existing users since additional
pumping capacity is not needed with the current population.
Carry over project from the existing DCC bylaw. This project allows for consulting services to address sanitary sewer
2015 to 2019 Capital Engineering
S3 Development - 2019 $ 40,000 engineering projects that are attributable to both new growth and existing users. There is a benefit to both new and existing
Budget Public Works Consulting
users. 2019 is the final year of the project.
Best Practices - To be Planning Planning document that will guide the City's future sanitary sewer planning. Plan updates are attributed to conditions changing,
S4 Sanitary Master Plan $ 150,000
added to Financial Plan Document such as new growth and policy updates so there is a benefit to both new and existing users.
RMR Sewer Pipe Previous DCC Bylaw

S5 $ 261,740 Existing Project Carry over from previous DCC Bylaw. Based on Bylaw #1877, Issue 103. Benefit allocation has not been changed.
Upgrades Commitment
Previous DCC Bylaw

S6 Sewer Plant Upgrades $ 1,843,187 Existing Project Carry over from previous DCC Bylaw. Based on Bylaw #1904, Issue 105. Benefit allocation has not been changed.
Commitment
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August 7th, 2018
City of Revelstoke
Sanitary DCC Project Costs

Table 6-2 - Sanitary DCC Project Cost Distribution
Area 1 - RMR/Arrow
SANITARY (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11) Area 1 Area 2
Heights
LOCAL OTHER % BENEFIT
PROJECT DESCRIPTION GOV'T. DEVELOP. AREA (REG TO EXIST. BENEFIT TO REMAINING ASSIST TOTAL CITY DCC
TOTAL COST GRANTS CONTRIB. SERVICE RESERVE) USERS EXIST. USERS EXPENDITURE FACTOR RESPONSIBILITY RECOVERABLE % $ % $ % $
S1 Sew age Lagoon / Plant Upgrades $ 30,000,000 $ - $ - $ - $ - 10% $ 3,000,000 $ 27,000,000 $ 16,200,000 $ 19,200,000 $ 10,800,000 100% $ 10,800,000 0% $ - 0% $ -
S2 Lift Station Expansion $ 3,000,000 $ - $ - $ - $ - 0% $ - $ 3,000,000 $ 1,800,000 $ 1,800,000 $ 1,200,000 100% $ 1,200,000 0% $ - 0% $ -
S3 Development - 2019 $ 40,000 $ - $ - $ - $ - 50% $ 20,000 $ 20,000 $ 12,000 $ 32,000 $ 8,000 100% $ 8,000 0% $ - 0% $ -
S4 Sanitary Master Plan $ 150,000 $ - $ - $ - $ - 50% $ 75,000 $ 75,000 $ 45,000 $ 120,000 $ 30,000 100% $ 30,000 0% $ - 0% $ -
S5 RMR Sew er Pipe Upgrades $ 261,740 $ - $ - $ - $ - 41% $ 107,314 $ 154,427 $ 92,656 $ 199,970 $ 61,771 0% $ - 100% $ 61,771 0% $ -
S6 Sew er Plant Upgrades $ 1,843,187 $ - $ - $ - $ - 0% $ - $ 1,843,187 $ 1,105,912 $ 1,105,912 $ 737,275 100% $ 737,275 0% $ - 0% $ -
TOTALS $ 35,294,927 $ - $ - $ - $ - $ 3,202,314 $ 32,092,614 $ 19,255,568 $ 22,457,882 $ 12,837,046 $ 12,775,275 $ 61,771 $ -
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August 7th, 2018
City of Revelstoke
Development Cost Charge Calculation for Sanitary

Table 6-3 - Sanitary Equivalent Population and DCC Calculations
Sanitary DCC Calculations

A: Equivalent Population Calculation Col. (3) = (1) x (2) Equivalent Population
Col. (2) (3) Area 1 -
Col. (1) Est. Density or (3) Area 1 RMR/Arrow (3) Area 2
Land Use New Units Equivalent Units Equivalent Heights Equivalent
Developm ent Population Population Equivalent Population
Factor Population
Single-Family 560 Dw elling 3 1560.0 900.0 120.0
unit
Multi-Family 1060 Dw elling Units 2 2120.0 1000.0 0.0
unit
Commercial 29534 0.015 414.2 44.3 28.8
ha Gross Site person per ha
Industrial 55.70 45 706.5 31.5 1800.0
Area gross site area
Institutional 1858 0.01 18.6 0.0 0.0
(a) Total Equivalent Population 4,819.3 1975.8 1948.8
Area 1 - RMR /
B: Unit DCC Calculation Area 1 Area 2
Arrow Heights
Net Sanitary DCC Program
(b) $ 12,775,274.77 $ 61,770.75 $ -
Recoverable
Existing Sanitary DCC
(c) $ (171,818.23) $ (830.77) $ -
Reserve Monies
(d) = (b) - (c) $ 12,603,456.54 $ 60,939.98 $ -
DCCs
DCC per Equivalent Person (e) = (d) / (a) $ 2,615.21 $ 30.84 $ -
Area 1 - RMR /
C: Resulting Sanitary DCCs Area 1 Area 2
Arrow Heights
Single-Family per Dw elling (e) x Col. (2) $ 7,845.62 $ 92.53 $ -
per Dw elling
Multi-Family (e) x Col. (2) $ 5,230.42 $ 61.69 $ -
Units
/m2 Gross
Commercial (e) x Col. (2) $ 39.23 $ 0.46 $ -
Building Area
/ha Gross Site
Industrial (e) x Col. (2) $ 117,684.37 $ 1,387.94 $ -
Area
/m2 Gross
Institutional (e) x Col. (2) $ 26.15 $ - $ -
Building Area
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August 7th, 2018
City of Revelstoke
Parks Development Cost Charges
Park DCC Program

Parkland acquisition and improvements that service new development can be funded by DCC’s.
DCC’s cannot be used to make up past deficiencies in parkland. The fund can be used to acquire
parkland in older areas experiencing redevelopment such as the conversion of old single-family lots
to a multi-family development or to acquire parkland that provides city-wide benefit derived as a result
of overall population growth within the limits of the City. Section 567 of the Local Government Act
allows a municipality to accept land from a developer as all or a portion of the DCC charge. Section
567 (6) also allow the municipality to use the interest on the Parkland DCC’s to be used for various
improvements on parkland already owned by the local government.
Revelstoke is a resort municipality with a heavy emphasis on recreation and enjoyment of the
outdoors. New growth is attracted to Revelstoke due in part to the outdoor recreation lifestyle offered
in and around the City. Although the City’s existing DCC bylaw did not include Parks as an
infrastructure category, it is recognized Parks facilities are important to new growth. The City’s OCP
states that a goal of the community is to have a well-integrated and linked system of parks, trails, and
recreational facilities serving the needs of residents and visitors both inside the City and in the
surrounding areas. The OCP lays out a policy that the City should identify funding sources that will
allow it to support the acquisition of strategic open spaces. The addition of a DCC Parks infrastructure
category will assist the City in working towards goals established in the OCP.
The Trails Strategy 2017 planning document served as the primary source of information for projects
when developing the Parks project list. This document identifies trails and parks throughout the
community that will be developed as the City continues to grow.
2431-47805-00 Page 38
¯
P2
P8
P9
P5
P3
P4
AREA 1
AREA 2 FIGURE 7.1 - PARKS DCC PROJECTS
1:18,000
P2 JOHNSON HEIGHTS TO DOWNTOWN Notes:
1. REFER TO PROJECT LISTING
P3 CASHATO BENCH TRAIL TABLE FOR DESCRIPTION
OF PROJECT
P4 RMR TO NICHOL ROAD 2. PROJECTS WITH NO FIXED
LOCATION (EG. STUDIES) ARE
P5 PEDESTRIAN CROSSING FLOODING UPGRADES NOT SHOWN ON PLAN
P8 IRRIGATION AT CENTENNIAL PARK 0 0.225 0.45 0.9 Kilometers
P9 TRAIL FROM ILLECILLEWAET TO ARROW HEIGHTS Date: 6/13/2018

Transverse Mercator
North American 1983
EV
August 7th, 2018
City of Revelstoke
Parks DCC Project Descriptions

Table 7-1 - Parks Project Descriptions
Parks DCC Project Information

Parks, Recreation, and There is a need for a leash off dog park in the City that has been identified in the Parks, Recreation, and Culture Master
P1 Dog Off-Leash Park $ 85,000 Park
Culture Master Plan 2011 Plan from 2011. This park will benefit both new and existing users. The location of the park is to be determined.
The trail has been identified as a Very High Priority in the Trails Strategy 2017. The cost is based on the planning
P2 Johnson Heights to Downtown $ 475,710 Trails Strategy 2017 Trail document's typical cross sections. The portion south of Townley St. will be paved and the section north of Townley St. will
be gravel. The addition of the trail benefits both new and existing users.
P3 Cashato Bench Trail $ 863,750 Trails Strategy 2017 Trail
document's typical cross sections. The addition of the trail benefits both new and existing users.
P4 RMR to Nichol Road $ 2,800,000 Trails Strategy 2017 Trail document's typical cross sections. The trail will have a greater benefit for new users due to it's location and purpose of
accessing RMR.
Pedestrian Crossing Flooding Trail Upgrade and The current crossing will be upgraded to allow additional use by new users. There is a benefit to existing users as the
P5 $ 360,000 Trails Strategy 2017
Upgrades Protection current crossing is not accessible during certain times of the year due to floods.
Planning document that will guide the City on future trails strategy based on new growth and the existing trails network.
P6 Trails Master Plan $ 150,000 Best Practice Planning Document Plan updates are attributed to conditions changing, such as new growth and policy updates so there is a benefit to both
new and existing users.
Planning document that will guide the City on future parks strategy based on new growth and existing facilities. Plan
P7 Parks Master Plan $ 75,000 Best Practice Planning Document updates are attributed to conditions changing, such as new growth and policy updates so there is a benefit to both new
and existing users.
There is currently a lack of irrigated playing fields in the City. The existing field at Mountain View school will be removed
Financial Plan (to be Recreational Field
P8 Irrigation at Centennial Park $ 70,000 from the City's inventory of irrigated fields once developed as well. It is for these reasons that irrigation of two fields at
added) Irrigation
Centennial Park has been added as a DCC recoverable project as new users will benefit.
The trail has been identified as a High Priority in the Trails Strategy 2017. The cost is based on the planning document's
Trail from Illecillewaet to Arrow
P9 $ 130,000 Trails Strategy 2017 Trail typical cross sections. This trail will benefit both new and existing users. The cost of the trail includes right of way
Heights
acquisition.
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August 7th, 2018
City of Revelstoke
Parks DCC Project Costs
Table 7-2 - Parks DCC Project Costs Distribution
PARKS (1) (2) (3) (4) (5) (6) (7) (8) (9) (10) (11)
LOCAL OTHER % BENEFIT

PROJECT DESCRIPTION GOV'T. DEVELOP. AREA (REG TO EXIST. BENEFIT TO REMAINING TOTAL CITY DCC
TOTAL COST GRANTS CONTRIB. SERVICE RESERVE) USERS EXIST. USERS EXPENDITURE ASSIST FACTOR RESPONSIBILITY RECOVERABLE
P1 Dog Off-Leash Park $ 85,000 $ - $ - $ - $ - 50% $ 42,500 $ 42,500 $ 21,250 $ 63,750 $ 21,250
P2 Johnson Heights to Downtown $ 475,710 $ - $ - $ - $ - 50% $ 237,855 $ 237,855 $ 118,928 $ 356,783 $ 118,928
P3 Cashato Bench Trail $ 863,750 $ - $ - $ - $ - 50% $ 431,875 $ 431,875 $ 215,938 $ 647,813 $ 215,938
P4 RMR to Nichol Road $ 2,800,000 $ - $ - $ - $ - 25% $ 700,000 $ 2,100,000 $ 1,050,000 $ 1,750,000 $ 1,050,000
P5 Pedestrian Crossing Flooding Upgrades $ 360,000 $ - $ - $ - $ - 50% $ 180,000 $ 180,000 $ 90,000 $ 270,000 $ 90,000
P6 Trails Master Plan $ 150,000 $ - $ - $ - $ - 50% $ 75,000 $ 75,000 $ 37,500 $ 112,500 $ 37,500
P7 Parks Master Plan $ 75,000 $ - $ - $ - $ - 50% $ 37,500 $ 37,500 $ 18,750 $ 56,250 $ 18,750
P8 Irrigation at Centennial Park $ 70,000 $ - $ - $ - $ - 50% $ 35,000 $ 35,000 $ 17,500 $ 52,500 $ 17,500
P9 Trail from Illecillewaet to Arrow Heights $ 130,000 $ - $ - $ - $ - 50% $ 65,000 $ 65,000 $ 32,500 $ 97,500 $ 32,500
TOTALS $ 5,009,460 $ - $ - $ - $ - $ 1,804,730 $ 3,204,730 $ 1,602,365 $ 3,407,095 $ 1,602,365
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August 7th, 2018
City of Revelstoke
Development Cost Charge Calculation for Park

Table 7-3 - Parks Equivalent Population and DCC Calculations
Parks DCC Calculations

A: Equivalent Population Calculation
Col. (2) Density

Col. (1) Est. Col. (3) City Wide
or Equivalent
Land Use New Units Units Equivalent
Population
Development Population
Factor
Single-Family 560 Dw elling 3 1680.0
unit
Multi-Family 1060 Dw elling Units 2 2120.0
unit
m2 Gross Building person per m2 gross
Commercial 29534 0.015 443.0
Area building area
ha Gross Site person per ha gross
Industrial 55.70 45 2506.5
Area site area
m2 Gross Building person per m2 gross
Institutional 1858 0.010 18.6
Area building area
(a) Total Trip Ends 6,768.1
B: Unit DCC Calculation Area 1
Net Parks DCC Program
(b) $ 1,602,365
Recoverable
Existing Parks DCC Reserve
(c) $ -
Monies
Net Amount to be Paid by DCCs (d) = (b) - (c) $ 1,602,365
DCC per Equivalent Person (e) = (d) / (a) $ 236.75
C: Resulting Parks DCCs Area 1
Single-Family per Dw elling (e) x Col. (2) $ 710
Multi-Family per Dw elling Units (e) x Col. (2) $ 474
/m2 Gross Building

Commercial (e) x Col. (2) $ 3.55
Area
/ha Gross Site
Industrial (e) x Col. (2) $ 10,654
Area
/m2 Gross Building
Institutional (e) x Col. (2) $ 2.37
Area
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August 7th, 2018
City of Revelstoke
Summary of Development Cost Charges
Summary of DCCs
The following tables summarize the City’s new DCC rates as they are phased in over the next 5 years.
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August 7th, 2018
City of Revelstoke
Table 8-1 - June 1st, 2019 to May 31st, 2020 DCC Rates
Area 1
Land Use Unit Parks Water Roads Sanitary2 Total
3
Single Family Per Dwelling $ 710 $ 6,514 $ 5,192 $ 7,846 $ 20,262
M ulti-Family Per Dwelling Unit $ 474 $ 4,343 $ 3,517 $ 5,230 $ 13,564
Per square metre of
Commercial $ 3.55 $ 32.57 $ 81.54 $ 39.23 $ 156.89
gross floor space
Per ha of gross site
Industrial1 $ 10,654 $ 97,713 $ 54,362 $ 117,684 $ 280,413
area
Per square metre of
Institutional $ 2.37 $ 21.71 $ 65.23 $ 26.15 $ 115.47
gross floor space
Suites Per Unit With Sanitary $ 4,146
Suites Per Unit Without Sanitary $ 2,568
Area 1 - RMR/Arrow Heights Sewer Trunk Main

Land Use Unit Parks Water Roads Sanitary2 Trunk Total
3
Single Family Per Dwelling $ 710 $ 6,514 $ 5,192 $ 7,846 $ 92.53 $ 20,354
M ulti-Family Per Dwelling Unit $ 474 $ 4,343 $ 3,517 $ 5,230 $ 61.69 $ 13,626
Per square metre of
Commercial $ 3.55 $ 32.57 $ 81.54 $ 39.23 $ 0.46 $ 157.36
gross floor space
Industrial1 $ 10,654 $ 97,713 $ 54,362 $ 117,684 $ 1,388 $281,801
area
Per square metre of
Institutional $ 2.37 $ 21.71 $ 65.23 $ 26.15 $ - $ 115.47
gross floor space
Area 2
3
Single Family Per Dwelling $ 710 $ - $ 5,192 $ - $ 5,902
M ulti-Family Per Dwelling Unit $ 474 $ - $ 3,517 $ - $ 3,991
Per square metre of
Commercial $ 3.55 $ - $ 81.54 $ - $ 85.09
gross floor space
Industrial1 $ 10,654 $ - $ 54,362 $ - $ 65,016
area
Per square metre of
Institutional $ 2.37 $ - $ 65.23 $ - $ 67.60
gross floor space
Suites Per Unit Without Sanitary $ 773.00
1
Caretaker's Residence on industrial site treated as Single Family Dwelling when calculating cost charge.
2
Sanitary Development Cost Charge only to be paid if connecting to Sanitary service.
3
Each dwelling unit for Two-Family Dwellings are charged Single Family rates.
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August 7th, 2018
City of Revelstoke
Area 1
3
Per square metre of
Commercial $ 3.55 $ 32.57 $ 81.54 $ 41.71 $ 159.38
gross floor space
Industrial1 $ 10,654 $ 97,713 $ 54,362 $ 125,140 $ 287,869
area
Per square metre of
Institutional $ 2.37 $ 21.71 $ 65.23 $ 27.81 $ 117.12
gross floor space

3
Per square metre of
Commercial $ 3.55 $ 32.57 $ 81.54 $ 41.71 $ 0.49 $ 159.87
gross floor space
Industrial1 $ 10,654 $ 97,713 $ 54,362 $ 125,140 $ 1,476 $289,344
area
Per square metre of
Institutional $ 2.37 $ 21.71 $ 65.23 $ 27.81 $ - $ 117.12
gross floor space
Area 2
3
Per square metre of
Commercial $ 3.55 $ - $ 81.54 $ - $ 85.09
gross floor space
Industrial1 $ 10,654 $ - $ 54,362 $ - $ 65,016
area
Per square metre of
Institutional $ 2.37 $ - $ 65.23 $ - $ 67.60
gross floor space
1
2
3
2431-47805-00 Page 45
August 7th, 2018
City of Revelstoke
Area 1
3
Per square metre of
Commercial gross floor space $ 3.55 $ 32.57 $ 81.54 $ 44.20 $ 161.86

Industrial1 $ 10,654 $ 97,713 $ 54,362 $ 132,595 $ 295,324
area
Per square metre of
Institutional $ 2.37 $ 21.71 $ 65.23 $ 29.47 $ 118.78
gross floor space

3
Per square metre of
Commercial gross floor space $ 3.55 $ 32.57 $ 81.54 $ 44.20 $ 0.52 $ 162.38
1 Per ha of gross site

Industrial $ 10,654 $ 97,713 $ 54,362 $ 132,595 $ 1,564 $296,888
area
Per square metre of
Institutional $ 2.37 $ 21.71 $ 65.23 $ 29.47 $ - $ 118.78
gross floor space
Area 2
3
Per square metre of
Commercial gross floor space $ 3.55 $ - $ 81.54 $ - $ 85.09

Industrial1 $ 10,654 $ - $ 54,362 $ - $ 65,016
area
Per square metre of
Institutional $ 2.37 $ - $ 65.23 $ - $ 67.60
gross floor space
1
2
3
2431-47805-00 Page 46
August 7th, 2018
City of Revelstoke
Area 1
3
Per square metre of
Commercial $ 3.55 $ 32.57 $ 81.54 $ 46.68 $ 164.35
gross floor space
Industrial1 $ 10,654 $ 97,713 $ 54,362 $ 140,051 $ 302,780
area
Per square metre of
Institutional $ 2.37 $ 21.71 $ 65.23 $ 31.12 $ 120.44
gross floor space

3
Per square metre of
Commercial $ 3.55 $ 32.57 $ 81.54 $ 46.68 $ 0.55 $ 164.90
gross floor space
Industrial1 $ 10,654 $ 97,713 $ 54,362 $ 140,051 $ 1,652 $304,431
area
Per square metre of
Institutional $ 2.37 $ 21.71 $ 65.23 $ 31.12 $ - $ 120.44
gross floor space
Area 2
3
Per square metre of
Commercial $ 3.55 $ - $ 81.54 $ - $ 85.09
gross floor space
Industrial1 $ 10,654 $ - $ 54,362 $ - $ 65,016
area
Per square metre of
Institutional $ 2.37 $ - $ 65.23 $ - $ 67.60
gross floor space
1
2
3
2431-47805-00 Page 47
August 7th, 2018
City of Revelstoke
Table 8-5 - June 1st, 2023 Onwards DCC Rates

Area 1
3
Per square metre of
Commercial gross floor space $ 3.55 $ 32.57 $ 81.54 $ 49.17 $ 166.83

Industrial1 $ 10,654 $ 97,713 $ 54,362 $ 147,507 $ 310,235
area
Per square metre of
Institutional $ 2.37 $ 21.71 $ 65.23 $ 32.78 $ 122.09
gross floor space

3
Per square metre of
Commercial gross floor space $ 3.55 $ 32.57 $ 81.54 $ 49.17 $ 0.58 $ 167.41
1 Per ha of gross site

Industrial $ 10,654 $ 97,713 $ 54,362 $ 147,507 $ 1,740 $311,975
area
Per square metre of
Institutional $ 2.37 $ 21.71 $ 65.23 $ 32.78 $ - $ 122.09
gross floor space
Area 2
3
Per square metre of
Commercial gross floor space $ 3.55 $ - $ 81.54 $ - $ 85.09

Industrial1 $ 10,654 $ - $ 54,362 $ - $ 65,016
area
Per square metre of
Institutional $ 2.37 $ - $ 65.23 $ - $ 67.60
gross floor space
1
2
3
2431-47805-00 Page 48
August 7th, 2018
City of Revelstoke
Comparison of Existing and New Rates

The following comparison is based on using the new DCC rates with a 60% Municipal Assist Factor for
the Sanitary infrastructure category. Phasing the sanitary MAF is discussed elsewhere.
Table 8-6 - Comparison of Existing and New Rates

Percent
Area 1 Avg. Existing New
Increase
Single-Family $ 12,371 $ 20,262 64%
Multi-family $ 7,576 $ 13,564 79%
Commercial $ 62.66 $ 156.89 150%
Industrial $ 89,708 $ 280,413 213%
Institutional $ 69.11 $ 115.47 67%
Percent
Area 1 and RMR/Arrow Heights Avg. Existing New
Increase
Single-Family $ 12,768 $ 20,354 59%
Multi-family $ 7,818 $ 13,626 74%
Commercial $ 64.38 $ 157.36 144%
Industrial $ 92,652 $ 281,801 204%
Institutional $ 70.57 $ 115.47 64%
Percent
Area 2 Avg. Existing New
Increase
Single-Family $ 2,148 $ 5,902 175%
Multi-family $ 1,329 $ 3,991 200%
Commercial $ 25.63 $ 85.09 232%
Industrial $ 13,960 $ 65,016 366%
Institutional $ 31.63 $ 67.60 114%
In-Stream Applications and Grace Periods

The new DCC rates included in this background report and bylaw will be implemented June 1, 2019.
The Local Government Act (LGA) provides protection from rate increases for development
applications submitted prior to the bylaw adoption date that are considered in-stream. In-stream
protection applies to both building permit and subdivision applications received prior to the adoption
of the new DCC bylaw. Protection is also extended to rezoning and development permit applications
that are submitted prior to the adoption of the new DCC bylaw and result in an issued building permit
within 12 months of the bylaw’s adoption. See sections 511 and 568 of the Local Government Act for
specific eligibility criteria.
2431-47805-00 Page 49
August 7th, 2018
City of Revelstoke
In-stream applications are those that an application that has been received, application fee has been
paid and all required supporting documentation necessary to make the application complete has been
submitted and accepted by the City prior to adoption of the new DCC Bylaw.
DCC Rebates and Credits

Refer to the most recent version of the Development Cost Charges Best Practices Guide for
information on DCC rebates and credits.
DCC Monitoring and Accounting

Based on the project numbers in the above tables, the City should develop a system for monitoring
the progress of each project in its DCC program. The system would allow for updated cost estimates
as projects moved from the conceptual phase into the detailed design, and construction. As project
cost estimates change through the design phases, the new figures can be used as part of minor and
major amendments to the bylaw. The monitoring system would allow the City to see progress of
projects, remove completed projects, and include new projects that are added to the program. It is
recommended that the City develop the system based on the DCC Best Practices Guide.
DCC Bylaw Amendments

The process for amending DCC bylaws is very well laid out in the DCC Best Practice Guide. The
following is a summary of the guide.
Minor Amendment
The DCC Best Practices Guideline suggests that minor amendments should be made to a DCC
program every two years. These minor amendments are to consider inflation, land values, changes in
construction costs, and status of government grants. The process for undertaking a minor
amendment is laid out in the DCC Best Practices Guide. This type of bylaw amendment still requires
statutory approval but due to the nature of the adjustment, it is expected that the amendment would
be expedited.
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August 7th, 2018
City of Revelstoke
Major Amendment
The DCC Best Practices Guide suggest that a major amendment to a DCC program should be
performed every five years. This is in conjunction with the capital planning process and OCP review.
Major amendments would typically include a full review of the DCC program, with a focus on:
• underlying DCC assumptions;

• broad policy considerations;
• development projections;
• DCC program costs;
• timing of proposed capital projects;
• addition of new projects to the DCC program, where necessary; and,
• deletion from the DCC program of those capital projects that have been completed or are no
longer required.
While a major amendment should be performed every five years, there are two triggers that may
require a major review:
• when a major change in DCC assumptions has occurred; and,

• when DCC revenues/expenditures deviate from projects by a certain percentage.
The City plans to include a review every five years in its financial planning moving forward.
2431-47805-00 Page 51
August 7th, 2018
City of Revelstoke
Closure
The updating of the City of Revelstoke’s DCC bylaw provides guidance on new infrastructure spending for
the City over the next 20 years. There has been significant engagement from the community regarding
this project. The engagement feedback has been seriously considered, not only for the DCC bylaw but for
other City policies. The goal of this report is to follow the Ministry’s guidelines, and to demonstrate the
substantial work that has gone into the development of the new rates.
Yours truly,
McELHANNEY CONSULTING SERVICES LTD
Prepared By: Reviewed By: Jim Sosiak, PEng
Elisa Becker, PEng

Project Engineer
2431-47805-00 Page 52
Appendix A – Engagement Documents Developed
2431-00478-05 Page 53
CITY OF REVELSTOKE
DEVELOPMENT COST CHARGE

BYLAW UPDATE 2018
GENERAL FAQ
Revelstoke Development Cost Charge Bylaw Review and Update
FAQs
What is a Development Cost Charge (DCC)?
A development cost charge is a means provided by the Local Government Act to assist local
governments in paying the capital costs of installing certain local government services, the
installation of which is directly or indirectly impacted by community growth.
DCCs are an effective financial tool for the City of Revelstoke to recover a portion of the costs
associated with servicing new development. DCCs avoid placing the burden of new servicing
costs on existing tax payers by charging developers that benefit from the new services.
DCCs can be specified according to different zones or specified areas as they relate to different
types and amount of development, but charges should be similar for all developments that impose
similar capital cost burdens on a local government.
What do DCCs pay for?
ROADS
Roadway improvements and extensions, and active transportation upgrades
SEWAGE
Sanitary lift stations, force mains, trunk sewers and wastewater treatment
facilities
WATER
Water main upgrades, reservoirs, water treatment plants and pump stations
PARKLAND ACQUISITION AND IMPROVEMENT

Parkland acquisition, landscaping, fencing, irrigation and washrooms
DRAINAGE
Pumping stations, major culvert crossings, storm sewer upsizing and drainage
improvements
1|Page
Can DCCs be collected for employee housing in the City?
Yes. The BC Local Government Act provides authority to impose development cost charges
(DCCs) to raise funds to assist in paying capital costs for employee housing related to the
operation of resort activities in a resort region. It also provides authority to waive or reduce a
DCC for not-for-profit rental housing, including supportive living housing, as well as for-profit
affordable housing.
Whistler’s Employee Housing Service Charge Bylaw is one tool used by the municipality to
support development of employee housing in Whistler. It requires all new commercial and
industrial development, as well as residential development subject to a rental pool covenant, to
contribute to employee housing. Charges collected through this bylaw are based on a formula to
determine the number of employees generated by the new development and are used to help
fund the municipality’s Employee Housing Reserve.
What cannot be funded through DCCs?
DCCs are regulated by the province and cannot be used to pay for:
• operational costs
• maintenance costs
• infrastructure upgrades required to service the existing population
• new facilities such as fire hall, libraries, etc.
What developments trigger DCCs?
DCCs are payable by developers and other parties obtaining an approval of subdivision or a
building permit.
RESIDENTIAL
Single family detached, multi-unit housing, high density housing.
COMMERCIAL
Store fronts, services, restaurants, camp grounds, hotels.
INDUSTRIAL
Saw mills, rail yards, factories, power plants.
INSTITUTIONAL
Schools, municipal buildings, hospitals.
The Local Government Act allows municipalities to consider waiving DCCs for the following:
• not-for-profit rental housing, including supportive living housing;

• for-profit affordable rental housing;
• subdivisions of small lots designed to result in low greenhouse gas emissions; and
• developments designed to result in a low environmental impact
2|Page
What are the different tools available to municipalities to pay for infrastructure
improvements?
DCCs are one of many ways in which municipalities can pay for improvements to infrastructure.
Here is a list of other financial tools available:
Source: Development Finance Choices Guide, Province of BC
Why are we updating our DCC Bylaw?
The Provincial Best Practices Guide indicates that a municipality’s DCC bylaw be updated
regularly, and that the rates themselves are updated annually to ensure accurate reflection of
growth. The City has not updated the DCC Bylaw comprehensively since 2005. Much has
happened in the City since then including, but not limited to:
Growth projections and capital costs for infrastructure projects have changed significantly, an
update to the Bylaw takes these changes into account. The DCC Bylaw update will ensure that
the people who will use and benefit from the services and infrastructure provided pay their share
of the costs in a fair and equitable manner.
3|Page
What will happen if we do not update our DCC Bylaw?
If we do not update the DCC Bylaw and associated rates, we will not be collecting the appropriate
level of fees from new developments to offset costs of growth-related infrastructure needs. Lost
DCC revenue means existing infrastructure does not get upgraded to accommodate new users,
new infrastructure is not built, or, the balance of funds must be made up elsewhere. The Bylaw
must also consider current growth projections and construction costs. An update is necessary to
ensure existing and new users share the costs of infrastructure upgrades.
How are DCC rates calculated?
DCC rates are calculated by dividing the cost of infrastructure and parks related to community
growth by the amount of anticipated growth. Rates are developed to be fair and equitable,
balancing the financial burden between the development community and the tax payer. The
calculation of DCC rates takes place over five steps outlined below.
4|Page
Do DCCs pay for infrastructure that is needed from new development growth?
Yes, DCCs will cover a portion of the cost that is needed to upsize pipes and intersections, build
new parks, and other projects related to new development growth. They do not pay for
infrastructure needs that only benefit the existing population. Costs for projects that benefit new
and existing users are shared. An example of these shared costs would be:
What is a municipal assist factor?
The Local Government Act requires municipalities to financially “assist” future development. The
minimum assist factor, set by Mayor and Council, is 1% to a maximum is 99%. Most communities
select 1% as their municipal assist factor, very few go above 5%.
Revelstoke’s current assist factor is 1%. Increasing the assist factor would result in lower DCCs,
but the difference must be made-up through other revenue sources such as property taxes.
5|Page
What is the process involved in updating a DCC Bylaw?
A DCC Bylaw review and update involves technical expertise and stakeholder input opportunities.
While the Local Government Act does not require municipalities to consult with community
members during a DCC Bylaw Review and Update, our process includes a robust
communications and engagement strategy to ensure interested community members and
stakeholders have an opportunity to get involved.
Our process is broken down into five phases:
How do DCC rates in Revelstoke compare to other communities?
Comparing DCC rates between communities is difficult because each community is unique with
their infrastructure, growth rate, developable land, neighbourhoods, and infrastructure needs. For
example, Revelstoke may need a major sewage treatment plant upgrade to accommodate new
development, while another community may need a new water treatment plant.
Are DCCs expected to increase?
We must plan for future growth and ensure that it can be funded. This is a requirement of the
Local Government Act and ensures that future growth and infrastructure needs are aligned. Funds
available in existing DCC reserves are significantly lower than most communities, and the current
rates are based on out of date construction costs and do not fully account for seasonal growth.
We will be assessing the existing DCC rate structure and it is likely fees will change to balance
the financial responsibility between existing rate payers and the development community. Our
goal is to be as open as possible to the public regarding any changes and to consult with
stakeholders prior to determining the fees.
6|Page
When will the new DCC rates be implemented?
The new DCC rates will be implemented immediately following Council adoption of the new City
of Revelstoke Development Cost Charges Bylaw. It is anticipated that adoption of the new Bylaw
will take place in the fall of 2018.
The Local Government Act (LGA) provides special protection (in-stream) from rate increases for
development applications submitted prior to the bylaw adoption date. In-stream protection applies
to both building permit and subdivision applications received prior to the adoption of the new DCC
bylaw. Protection is also extended to rezoning and development permit applications that are
submitted prior to the adoption of the new DCC bylaw and result in an issued building permit
within 12 months of the bylaw’s adoption. See sections 511 and 568 of the Local Government Act
for specific eligibility criteria.
Applications that meet the required criteria and are submitted prior to the adoption of the new
DCC bylaw will be provided protection from rate increases for 12 months after the adoption date.
Where can I view the City’s existing DCC Bylaw?
The City’s 2005 DCC Bylaw can be viewed here.
How can I get involved?
There are several ways interested community members and stakeholders can get involved in the
City’s DCC Review and Update project.
 Check the City’s website for updates regarding the project.
 For any questions or feedback, email DCCUpdate@revelstoke.ca
 Attend our information booth on May 12th at the Revelstoke Farmers Market.
 Stay tuned to the City of Revelstoke Facebook Page for progress updates and upcoming
participation opportunities.
 If you are a developer, real estate agent, contractor or work in the development industry
in Revelstoke, attend our Stakeholder workshop on May 16th from 4 to 6pm. Please RSVP
to DCCUpdate@revelstoke.ca so we know you are coming.
Who can I contact for more information?
For more information or to speak with staff directly about the project, please contact:
Mike Thomas
Director of Engineering
City of Revelstoke
250-837-2161
DCCUpdate@revelstoke.ca
7|Page
DEVELOPMENT COST CHARGE
BYLAW UPDATE 2018
DEVELOPMENT INDUSTRY WORKSHOP
The City of Revelstoke is hosting a workshop for the development
community (business, developers, real estate) to discuss the City’s existing
DCC Bylaw and provide input on the DCC Bylaw Update.
DATE: May 16th, 2018
TIME: 4pm - 6pm
LOCATION: Revelstoke Aquatic Centre
600 Campbell Ave - McPherson Room
RSVP BY MAY 9TH TO: DCCUpdate@revelstoke.ca CAN’T ATTEND?
EMAIL YOUR
COMMENTS TO:
DCCUpdate@revelstoke.ca
City of Revelstoke
0597-00
revelstoke.ca
250-837-3637
DEVELOPMENT COST CHARGE UPDATE 2018
INDUSTRY WORKSHOP #2
PROJECT TIMELINE
Currently Here
CALCULATION
DEVELOPMENT
DEVELOPMENT COST
COST CHARGE
CHARGE BYLAW
UPDATE 2018 UPDATE 2018
INDUSTRY WORKSHOP #2
PROPOSED DCC RATES
PROPOSED DCC RATES
Land Use Unit Parks Water Roads Sanitary Total Average Existing Total
Single Family Per Dwelling $748 $7,101 $5,219 $18,491 $31,559 $12,370
Area 1 with Sanitary Sewer
Multi-Family Per Unit $499 $4,734 $3,536 $12,328 $21,096 $7,575
Per square
Commercial $3.74 $35.50 $81.97 $92.46 $213.68 $62.66
metre
Industrial Per hectare $11,216 $106,513 $54,650 $277,372 $449,752 $89,707.93
Per square
Institutional $2.49 $23.67 $65.58 $61.64 $153.38 $69.11
metre
Campground Per Pad - - - - $4,550 N/A
Secondary Suite Per Unit - - - - $21,096 $4,146
Land Use Unit Parks Water Roads Trunk Sanitary Total Average Existing Total
Single Family Per Dwelling $ 748 $7,101 $5,219 $1,101 $18,491 $32,660 $12,768
RMR/Arrow Heights Sewer
Multi-Family Per Unit $499 $4,734 $3,536 $734 $12,328 $21,830 $7,818
Trunk Main Area
Per square
Commercial $3.74 $35.50 $81.97 $5.51 $92.46 $219.18 $64.38
metre
Industrial Per hectare $11,216 $106,513 $54,650 $16,515 $277,372 $466,267 $92,652
Per square
Institutional $2.49 $23.67 $65.58 $0 $61.64 $153.38 $70.57
metre
Campground Per Pad - - - - - $4,717 N/A
Secondary Suites Per Unit - - - - - $21,830 $4,277
Land Use Unit Parks Water Roads Sanitary Total Average Existing Total
Single Family Per Dwelling $748 - $5,219 - $5,967 $2,148
Multi-Family Per Unit $499 - $3,536 - $4,035 $1,329
Per square
Commercial $3.74 - $81.97 - $85.71 $25.63
metre
Area 2
Industrial Per hectare $11,216 - $54,650 - $65,866 $5,652
Per square
Institutional $2.49 - $65.58 - $68.07 $31.63
metre
Campground Per Pad - - - $666.39 N/A
Secondary Suites Per Unit - - - - $4,034 $773

August 7th, 2018
City of Revelstoke
Appendix B – July 12th Presentation to Council
2431-47805-00 Page 54
DCC Update
Committee of the Whole
July 12, 2018
Types of Projects
Maintenance and management
of existing assets
Upgrading assets and services to

meet regulatory requirements
Non-Growth
Capital Technology solutions to improve
level of service
May be eligible for grant funding

Proactive paving program
Replacement of assets due to

Non-Growth aging
Capital Water treatment plant to meet
Examples drinking water quality regulations.
Improved amenities requested by

existing residents
Expansion of existing assets
Development of new services and

assets
Growth May be eligible for grant funding
Capital
Projects Not always eligible for DCCs
May have some benefit to the

existing residents
Upgrading intersection or
bridge to deal with more
traffic
Growth Expanding the capacity of
Capital facilities and assets
Examples
Building new facilities to serve
an increased population
DCC Eligible Non-DCC Eligible
Example • Sewer Treatment Plant • Artificial turf on playing
Capital Expansion
• Illecillewaet Bridge Capacity
fields
• Additional or expansion to
Projects Upgrades Fire Hall / Police Stations
• Parks Expansion • Replacing watermains on
local street
• Intersection Upgrades
• Projects outside of DCC
• Additional reservoir capacity Bylaw timeframe
• Additional water supply • Projects that maintain or
replace existing assets
without increasing
capacity
• Arena upgrades
DCC Project Lists
Comparison of Existing Projects to Proposed Projects
Existing Bylaw Proposed Bylaw
Water Existing Bylaw Name Cost Estimate Cost Estimate Cost Estimate (in
(in 2008 $) (indexed to 2018 2018 $, net
$) grants)
Golf Course Well #1 Water Upgrade of Golf Course $ 527,531 $ 736,161 $ 2,280,000
Treatment Well
Future Arrow Heights / RMR New Reserviors $ 3,083,796 $ 4,303,385 $ 465,000
Reservoir
AC Pipe Improvement Twinning Greeley $ 12,660,746 $ 17,667,859 $ 4,200,000
Supply 400mm Pipe
Illecillewaet Crossing New Illecillewaet River $ 150,723 $ 210,332 $ 1,028,000
Crossing
Bridge to Park Rd and Nichol Upgrade Piping $ 791,297 $ 1,104,242 $ 2,000,000
Rd Intersection Supplying RMR
Water Projects – From Existing Bylaw

Water Existing Bylaw Cost Estimate Cost Estimate Cost Estimate (in
Name (in 2008 $) (indexed to 2018 $) 2018 $, net grants)
Golf Course Well #1 Increased - $ - $ 90,000

Pumping Capacity
Upgrade Water Treatment Plant - $ - $ 100,000
Generator
Townley To Arrow Heights PRV - $ - $ 1,803,000
Transmission Main
Engineering Consulting - $ - $ 250,000
Water Master Plan - $ - $ 150,000
Water Projects – New to Bylaw

Existing Bylaw Name Cost Estimate Cost Estimate (indexed to Cost Estimate (in
(in 2008 $) 2018 $) 2018 $, net grants)
Development of Well #2 $ 391,881 $ 546,863
Upgrade Pumps to $ 180,868 $ 252,398

Arrow Heights / RMR
Test Well for #3 Sie $ 75,361 $ 105,165
Allowance for SCADA $ 150,722 $ 210,330
Module Expansion to $ 2,238,239 $ 3,123,426
WTP
Upgrade Piping Close to $ 815,412 $ 1,137,894
Golf Course
Development of Well #3 $ 527,531 $ 736,161
Supply Piping for Well #3 $ 753,616 $ 1,051,658
Water Projects – Removed

Number of 2008 Bylaw Costs Proposed DCC Project Costs
Projects (indexed to 2018 $) (in 2018 $, net grants)
Existing 5 $ 24,021,979 $ 9,973,000
New 5 $ - $ 2,393,000
Removed 8 $ 7,163,895
Grand Total 18 $ 31,185,875 $ 12,366,000
Water Project Summary

Sewer Existing / New / Existing Bylaw Cost Estimate Cost Estimate Cost Estimate (in
Removed Name (in 2008 $) (indexed to 2018 $, net grants)
2018 $)
Sewer Plant Upgrades Existing Sewer Treatment ? - $ 1,843,187
Upgrades
Sewage Lagoon / Plant Existing Sewer Treatment $ 23,490,750 $ 32,780,949 $ 30,000,000
Upgrades Upgrades
RMR Sewer Pipe Upgrades Existing Arrow Heights Sewer $ 434,000 $ 605,640 $ 261,740
Upsizing
Sanitary Master Plan New - $ - $ 150,000
Engineering New - $ - $ 40,000
Lift Station Expansion New - $ - $ 3,000,000
- Removed Oufall Upgrades $ 5,509,499 $ 7,688,413
Totals
$ 29,434,249 $ 41,075,002 $ 35,294,927
Sewer Projects
Number Existing Bylaw Costs Proposed DCC Project Costs
of Projects(indexed to 2018 $) (in 2018 $, net grants)
Existing 3 $ 33,386,589 $ 32,104,927
New 3 $ - $ 3,190,000
Removed 1 $ 7,688,413
Grand
Total 7 $ 41,075,002 $ 35,294,927
Sewer Project Summary

Parks Cost Estimate
(in 2018 $, net grants)
Dog Off-Leash Park $ 85,000
Johnson Heights to Downtown $ 475,710
Cashato Bench Trail $ 863,750
RMR to Nichold Road $ 2,800,000
Pedestrian Crossing Flooding Upgrades $ 360,000
Trails Master Plan $ 150,000
Parks Master Plan $ 75,000
Recreational Services Master Plan $ 75,000
Irrigation at Centennial Park $ 70,000
Trail from Illecillewaet to Arrow Heights $ 130,000
Total $ 5,084,460
Parks Projects – New to Bylaw

Transportation Existing Bylaw Name Cost Estimate (in Cost Estimate Cost Estimate (in
2008 $) (indexed to 2018 $) 2018 $, net grants)
Bridge Upgrade 2nd River Crossing $ 6,530,000 $ 9,112,506 $ 6,798,000.00
Fourth St Traffic & Safety Safety Improvements to $ 250,000 $ 348,871 $ 1,000,000.00

Improvements 4th St
Victoria, 4th, Townley Townley Fourth $ 500,000 $ 697,742 $ 500,000
Roundabout Roundabout
Transportation Projects – Existing Bylaw

Airport Way Sidewalk - $ - $ 420,000.00
Master Transportation Plan - $ - $ 150,000.00

Update
Eastern Access To Hwy 1 - $ - $ 4,000,000.00
Safe School Routes Along Nichol - $ - $ 393,700.00

Road
Airport & Nichol Roundabout - $ - $ 1,500,000.00
Transportation Projects – New to Bylaw

- Extension of Camozzi Rd $ 250,000 $ 348,871
- TCH Victoria Roundabout $ 500,000 $ 697,742
Transportation Projects – Removed from

Bylaw
Number of Existing Bylaw Costs Proposed DCC Project Costs
Projects (indexed to 2018 $) (in 2018 $, net grants)
Existing 3 $ 10,159,118.45 $ 8,298,000.00
New 5 $ - $ 6,463,700.00
Removed 2 $ 1,046,612.48
Grand
Total 10 $ 11,205,730.93 $ 14,761,700.00
Transportation Project Summary

Existing Bylaw
Cost Estimate Proposed DCC Project Costs
Number of Projects (in 2018 $) (in 2018 $, net grants)
Existing 11 $ 67,567,687 $ 50,375,927
Sewer 3 33,386,589 32,104,927
Transportation 3 10,159,118 8,298,000
Water 5 24,021,979 9,973,000
Project New 23 $ - $ 17,131,160
Summary Parks
Sewer
10
3
-
-
5,084,460
3,190,000
Transportation 5 - 6,463,700
Water 5 - 2,393,000
Removed 11 $ 15,898,921 $ -
Sewer 1 7,688,413 -
Transportation 2 1,046,612 -
Water 8 7,163,895 -
Grand Total 45 $ 83,466,608 $ 67,507,087

Revelstoke Development Cost Charge Bylaw Background Report

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August 7th, 2018

Development Cost Charges Update

McElhanney Consulting Services Ltd. Contact: Elisa Becker PEng

Identified Projects and Capital Costs ...................................................................................................... 23

Table 2-1 - Project Summary ........................................................................................................................................ 8

Figure 4-1 Transportation DCC Projects .................................................................................................................... 25

Total DCC Existing

The rates are summarized in Section 8 of the report.

Legislative and Regulatory Background

• not-for-profit rental housing, including supportive living housing;

• for-profit affordable rental housing;

• developments designed to result in a low environmental impact.

Public Participation and Stakeholder Consultation

April 6th, 2018 Update to Council

• Email from DCCUpdate@revelstoke.ca

• Directly inviting stakeholders to the event

Revelstoke Farmer’s Market, May 12th, 2018

Stakeholder Engagement Workshop #1, May 16th, 2018

Stakeholder Engagement Workshop #2, June 21st, 2018

Summary of Email Engagement

• Too short a timeframe to comment as approval timeframe was thought to be in June.

Presentation to Council July 12th, 2018

Table 2-1 - Project Summary

Exemptions and Reductions

• Provide a 100% discount to Not-for-profit rental housing

• Provide a 40% discount to For-profit affordable rental housing

Grants, Interim Financing, and Other

Table 2-2 - Confirmed Government Grants

Clean Water and

UBCM: Federal Gas Tax Victoria/4th Townley

1Note: $2.5M allocated to the roundabout.

Benefit to Existing Users Allocation

Municipal Assist Factor

Sanitary 60.0% 57.5% 55.0% 52.5% 50.0%

Parks 50.0% 50.0% 50.0% 50.0% 50.0%

Water 1.0% 1.0% 1.0% 1.0% 1.0%

Roads 1.0% 1.0% 1.0% 1.0% 1.0%

Phasing Sanitary MAF

Financing Options Available to Local Governments

Calculation of Equivalent Population

DCC Infrastructure Categories

• Transportation (community wide)

DCC Land Use Categories

• Single-Family (Per Dwelling)

A map showing the revised DCC areas is on the next page.

Area 1 Date: 6/11/2018

Column Component Explanation

Growth Projections and Planning Assumptions

Review of Municipal Documents

• Local Government Act

Community-Wide and Area-Specific DCCs

Table 3-1 - Population growth projection.

Population Growth incl. Seasonal

Projected Residential Development Units

Table 3-2 - Residential Population Growth

Residential Population Growth

Growth Rate 1.02%

Population Growth 3,736

Average People per Household (2016

Commercial Development Projection

Table 3-3 - Commercial Growth

Industrial Development Projection

Table 3-4 - Industrial Growth