Development Cost Charges (DCCs) Bylaw

• Instream application protection

  Legislation protects in-stream applications, which include: 

  • Subdivision applications or building permit applications; and 
  • Precursor applications (rezoning or development permit);

  To qualify for in-stream protection (i.e. paying the current 2012 rates) the developer must have: 

  1. Submitted a complete application to the Town, with fees paid, before the adoption of the new DCC bylaw; and 
  2. Within one year of bylaw adoption (October 6, 2027):
     1. final subdivision approval must occur; or 
     2. building permit issuance must occur. 

  For certainty, Town staff will be confirming instream protection with applicants in early November.

About Development Cost Charges (DCCs)

• DCCs do the following:

  • Help ensure growth pays for growth;
  • Meet the beneficiary pay principal (developers are charged in proportion to how much the development benefits);
  • Provide greater certainty to developers;
  • Fairly distribute growth costs across developments;
  • Help communities save for growth-related infrastructure; and 
  • Reduce the potential for tax burden on residents.
• DCCs can recover the cost of infrastructure including:

  • Water
  • Sanitary sewer
  • Storm drainage
  • Transportation
  • Parkland and limited park development
  • Solid waste and recycling facilities
  • Fire halls and police stations
  • Option in a Resort Region: Employee housing 

Background: DCCs in Golden

• Estimated Cost Considerations

  The reports below appropriately contain either Class C or D cost estimates that have been prepared based on high-level conceptual planning only.  The contingency allowance carried in all report estimates is 35% with a 15% factor identified for engineering.

  The Association for Professional Engineers and Geoscientists of BC states the following with respect to these types of cost estimates:

  Class C estimate (±25-40%): An estimate prepared with limited site information and based on probable conditions affecting the project.  It represents the summation of all identifiable project elemental costs and is used for program planning, to establish a more specific definition of client needs and to obtain preliminary project approval. 

  Class D estimate (±50%): A preliminary estimate which, due to little or no site information, indicates the approximate magnitude of cost of the proposed project, based on the client's broad requirements. This overall cost estimate may be derived from lump sum or unit costs for a similar project. It may be used in developing long term capital plans and for preliminary discussion of proposed capital projects.

  Cost estimates provided for the water booster stations are based on full station replacements vs renovations that may provide for increase pumping capacity.  

  View the full staff report presented to Council on April 15, 2025.

• Public Consultation

  • On January 19, a stakeholder session was held for developers and builders. This session included a presentation, Q&A and opportunity to provide feedback on the proposed changes.
    • View the presentation.
    • View the recorded meeting. 
  • From January 19 to February 2, residents were invited to take the online DCC survey to provide input on how growth costs are shared between development and existing taxpayers. Council reviewed the What We Heard Report on April 7, 2026 and provided staff direction to bring back scenarios with the following adjustments: 
    • Reduce DCC fees by deferring sewage treatment plant projects, which totaled $16,523,000 by $5 million and $10 million; and
    • Options to consider a per square meter residential rate (rather than the proposed flat fee rate structure).

• DCC Bylaw Timeline

  Phase 1 - Background 
  September - February 2025 

  • Review Master Plans
  • Prepare DCC Program Capital Projects 
  • Prepare the funding approach

  Phase 2 - DCC Calculation 
  March - April 2025

  • Prepare a DCC financial model and draft rates and present to Council (occurred February 25).
  • Return to Council in mid-March - April.
  • Prepare a backgrounder report. 

  Phase 3 - Consultation and Engagement 
  January - July/August 2026

  • Stakeholder consultation and engagement.
    • This will include information on other development-related infrastructure projects. 
  • Prepare what we heard report
  • Review/Revise DCC rates
  • Prepare Bylaw for consideration of Town Council readings.

  Phase 4 - Provincial Approvals 
  August - September/October 2026

  • Approval by the Inspector of Municipalities 
  • Town Council Adoption