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Proposed 1998 Fee Schedule for Planning Applications.
The Urban Environment and Development Committee recommends the adoption of Recommendation No. (1),
embodied in the joint report (March 10, 1998) from the Commissioner of Planning and Urban Development
Services and the Interim Functional Lead, Planning, viz:
"(1) that Council adopt the 1998 fee schedule for planning applications, as shown on Table 1. The fee schedule, if
adopted, can be implemented effective May 1, 1998;".
The Urban Environment and Development Committee reports, for the information of Council, having:
(a) concurred with Recommendation No. (2), embodied in the joint report (March 10, 1998) from the Commissioner of
Planning and Urban Development Services and the Interim Functional Lead, Planning, viz:
"(2) that the Urban Environment and Development Committee forward a copy of this report to the Budget Committee for
its information."; and
(b) concurred with the Recommendation embodied in the report (March 20, 1998) from the City Solicitor, viz:
"That the Urban Environment and Development Committee direct the City Solicitor to consult with the Commissioner of
Urban Planning and Development Services and to report directly to Council on April 16, 1998, with a recommendation of
how to address the anticipated impact upon the City Solicitor's budget of the new common fees proposed.".
The Urban Environment and Development Committee submits the following joint report (March 10, 1998) from the
Commissioner of Urban Planning and Development Services and the Interim Functional Lead, Planning:
Purpose:
To adopt a common fee schedule.
Recommendations:
It is recommended:
(1) that Council adopt the attached 1998 fee schedule for planning applications, as shown on Table 1. The fee schedule, if
adopted, can be implemented effective May 1, 1998; and
(2) that the Urban Environment and Development Committee refer this report to Budget Committee for its information.
Discussion:
The Commissioners of Planning, in consultation with staff from the Treasurer's Office, have developed the proposed fee
schedule for planning applications. The adoption of a single planning application fee schedule is an important step in the
process of creating one Planning Department. The proposed fee schedule represents a harmonization of the existing fee
structures of the former municipalities and will enable the harmonization of other matters including the development of one
common application form across the City.
The proposed fees will be fair and equitable to the development community and residents and will allow the Planning
Department to assess identical fees for each application type in each District Office. A single harmonized fee schedule will
reduce Department administrative costs and improve the ability of the Planning Department to more accurately forecast its
budget, thereby achieving a greater cost savings to the City of Toronto.
The proposed fees will continue to recover a portion of the staffing costs associated with the review of development
applications. They do not represent the full cost associated with processing development applications nor do they include
the costs of other Departments, such as the Legal and Clerk's Departments.
Rationale Behind the Proposed Fee Schedule:
The proposed fees are not based on a statistical review of costs associated with the processing of development applications.
The base data to perform such an analysis is not yet available on a consistent basis across the Corporation. All existing
application fees charged by the former municipalities are essentially arbitrary and represent, based on a recent study done
by the Greater Toronto Home Builders' Association, less than three percent of the total charges levied by a municipality in
the development process.
In developing the proposed fee schedule, the Directors of Development Control adopted the following principles:
(1) a single harmonized fee schedule should be developed for administrative simplicity;
(2) fees should be fair and equitable to the development community and residents of the City of Toronto;
(3) fees must ensure that Toronto remains competitive with abutting municipalities; and
(4) fees should be easily understood and calculated.
In an effort to reduce red tape, streamline the planning process and make it more user friendly, staff have combined a
number of separate fees previously levied into the proposed fees. The objective is to levy one set fee for each application
type, rather than assess additional charges at different times in the process, for the different components of application
approval.
Official Plan/Zoning By-law Applications:
A flat fee for an Official Plan Amendment is appropriate, given that it is generally accompanied by a Zoning By-law
Amendment application. Staff felt it more appropriate to assess a larger fee for a Zoning By-law application, given the
large amount of staff time involved in the processing of this type of application. The proposed fee for a Zoning By-law
Amendment application is premised on a sliding scale, such that small applications are assessed a one-time flat fee and
larger, more complicated applications are assessed a base fee, coupled with a per square metre charge. The total fee
becomes dependent upon the size of development proposed.
Lifting of Holding (H) Zone:
A flat fee for the removal of a Holding Zone is appropriate given that the majority of the review has been completed by
staff during the initial implementation stage of the Zoning By-law.
Site Plan Control:
A separate fee for Site Plan Control applications is appropriate given the amount of staff time involved and given the
different type of examination required from that of an Official Plan or Zoning By-law application. Again a sliding scale has
been proposed, such that small applications are assessed a one-time flat fee and larger more complicated applications are
assessed a base fee, coupled with a per square metre charge.
Subdivision/Condominium/Part Lot Control:
For Draft Plan of Subdivision, Draft Plan of Condominium and Part Lot Control applications, a base fee coupled with a per
unit or per lot charge is appropriate. Generally, the larger the draft plan of subdivision or condominium, the more time staff
spends processing the application. The Draft Plan of Subdivision and the Draft Plan of Condominium fees may appear
significantly higher than those fees previous levied by the local municipalities. However, by incorporating the fee
previously levied by the local municipality and the former Municipality of Metropolitan Toronto, there is now a net
reduction in the combined fee.
Variances/Consents:
Review of minor variance and consent applications involves a significant amount of staff time. In an effort to recover a
portion of these costs but remaining cognizant of the fact that the majority of these applications are submitted by
homeowners, the fees for these applications have been kept to a minimum. However, the proposed minor variance and
consent fees do represent an increase in those fees previously levied by most of the former municipalities. It may appear
that the proposed fees for consents have increased significantly; however, it should be noted that the many separate costs
previously levied during the consent process have now been combined. No longer are there separate charges for stamping a
deed or issuing a certificate of approval.
The following tables compare the difference in fees being proposed from those fees previously levied by each former
municipality and includes an average cost between the former municipalities. Staff have developed three typical
development scenarios, which are illustrated below:
Scenario 1:
An owner has submitted a Zoning By-law Amendment and Site Plan Control application to construct a 6 000 m² (64,600
square feet) new commercial building.
|
Borough of East
York |
City of
Etobicoke |
City of
North York |
City of
Scarborough |
City of Toronto |
City of York |
Average Cost |
Proposed
Fee |
| Zoning
By-law |
$7,750 * |
$3,750 |
$5,550 |
$2,000 |
$6,250
** |
$3,700
*** |
$4,833 |
$3,950 |
| Site Plan
Control |
$8,000 * |
$3,750
**** |
$1,440 |
$2,600 |
$650 |
$1,700 |
$3,023 |
$3,250 |
| Total |
$15,750 |
$7,500 |
$6,990 |
$4,600 |
$6,900 |
$5,400 |
$7,856 |
$7,900 |
* Includes $1,500.00 base consultant recovery fee--unused monies to be refunded or if in excess of base fee additional
monies are requested to cover costs.
** Includes a $1,000.00 newspaper advertising charge and a $125.00 fee for a Preliminary Review Notice.
*** Includes a $1,000.00 newspaper advertising charge.
**** Includes a $750.00 fee for a Site Plan Control Agreement.
Scenario 2:
An owner has submitted a Zoning By-law Amendment and Plan of Condominium application to construct a 300-unit
residential apartment building. The proposed residential apartment building is approximately 27 870 m² (300,000 square
feet).
|
Borough of East
York |
City of
Etobicoke |
City of
North York |
City of
Scarborough |
City of Toronto |
City of York |
Average
Cost |
Proposed Fee |
| Zoning By-law |
$11,750* |
$14,685 |
$25,233 |
$7,030 |
$21,400** |
$5,500
*** |
$14,266 |
$14,885 |
| Plan of
Condominium
**** |
$17,000* |
$6,500 |
$6,280 |
$7,900 |
$6,700 |
$8,750 |
$8,855 |
$6,000 |
| Total |
$28,750 |
$21,185 |
$31,513 |
$14,930 |
$28,100 |
$14,250 |
$23,121 |
$20,885 |
* Includes $1,500.00 base consultant recovery fee for Zoning By-law applications and a $1,000.00 base consultant
recovery fee for Condominiums--unused monies to be refunded or if in excess of base fee additional monies are requested
to cover costs.
** Includes a $1,000.00 newspaper advertising charge and a $400.00 fee for a Preliminary Review Notice.
*** Includes a $1,000.00 newspaper advertising charge.
**** Includes a $5,500.00 fee which was previously levied by the former Municipality of Metropolitan Toronto. This
Condominium fee is included in the total fee for each of the former municipalities.
Scenario 3:
An owner has submitted a Consent and Minor Variance application to divide one lot into two lots with a request to reduce
the side yard setback for the existing dwelling.
|
Borough of East
York |
City of
Etobicoke |
City of
North York |
City of
Scarborough |
City of Toronto |
City of
York |
Average Cost |
Proposed Fee |
| Consent |
$1,000 |
$1,400* |
$550 |
$1,850 |
$1,100
** |
$1,750
*** |
$1,275 |
$1,400 |
| Minor Variance |
$175 |
$200 |
$330 |
$500 |
$230
**** |
$200 |
$273 |
$300 |
| Total |
$1,175 |
$1,600 |
$880 |
$2,350 |
$1,330 |
$1,950 |
$1,548 |
$1,700 |
* Includes a $1,000.00 fee required for the preparation of a consent agreement.
** Includes a $300.00 fee for stamping deeds.
*** Includes a $500.00 fee for any lot created by deed and a $400.00 fee for stamping of documents.
**** Includes a $30.00 fee for a Preliminary Review Notice.
Of note, staff will implement a time-tracking system as part of the effort of creating a single planning organization for the
City of Toronto. This system will allow for benchmarking and staff costing measurements, which will ensure a more
accurate assessment for subsequent fee adjustments.
In addition, staff reviewed planning application fees from the City of Mississauga, the Town of Vaughan, the Town of
Markham and the Town of Pickering (see attached Table 2). The proposed fee schedule will remain competitive with those
fees currently levied by abutting municipalities.
Conclusions:
The Commissioners of Planning of each municipality, in consultation with the Treasurer, agree that the attached 1998
harmonized fee schedule (Table 1) is essential and is required for the immediate operation of one Planning Department.
Contact Name:
Ms. Kennedy Self, MCIP, RPP, Director of Community Planning, 396-7012, Fax: 396-4265,
E.Mail: self@city.scarborough.on.ca.
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Table 1 - Proposed 1998 Fee Structure:
| Planning Application |
Fee |
| Official Plan Amendment |
- Fee: $3,000.00 |
| Zoning By-Law Amendment |
- Base Fee for all applications: $1,200.00.
Additional Fee for buildings having gross floor area over
500 m²: $0.50/m².
Maximum Fee: $20,000.00. |
| Lifting of Holding Zone Provisions |
- Fee: $1,200.00. |
| Draft Plan of Subdivision |
- Base Fee: $4,500.00 plus $100.00 per lot proposed. |
| Draft Plan of Condominium |
- Base Fee: $3,000.00 plus $10.00/unit. |
| Consent |
- Sever one lot into two or establishment of a new easement:
$1,400.00.
Additional Fee for each additional lot created: $900.00.
- Validation of Title, Clear Title, leases, mortgage discharge,
lot additions, re-establishment of easements: $700.00. |
| Part Lot Control |
- Base Fee: $1,800.00 plus additional $200.00 per lot
proposed. |
| Site Plan Control |
- Base Fee for all applications: $500.00.
Additional Fee for buildings having gross floor area over
500 m²: $0.50/m² .
- Agreement/Revision: $500.00.
Maximum Fee: $30,000.00. |
| Minor Variance |
- Clear title - i.e., no construction work involved: $300.00.
- Additions and alterations to existing dwellings with three
units or less: $400.00.
- All other residential, commercial, industrial or
institutional: $900.00. |
Table 2 - Existing Fees for the Town of Markham, Town of Vaughan, City of Mississauga and Town of Pickering and the
City of Toronto's Proposed Fees:
| Planning Application |
Town of Vaughan |
Town of Markham |
City of Mississauga |
Town of Pickering |
Proposed
Fees |
| Official Plan
Amendment |
Regional fee- min
$1,740 or max $3,665.
$1,000 base fee plus
$750 if approved. |
Regional fee- min
$1,740 or max $3,665.
$1,500. |
Regional fee-$1,000.
$1,000 base fee plus
50% of $761/gross ha-
(min $761 and max
$11,035). |
Regional fee- $500.
$2,000. |
$2,000. |
| Zoning
By-Law Amendment |
$750 base fee plus $750
if approved. |
$750 to change dev
standards.
$1,500 to change zone
category or uses. |
$1,000 base fee plus-
50% of $761/gross ha-
(min $761 and max
$11,035). |
$800. |
$1,200 base fee plus
$0.50/m² for gfa over
500 m². |
| Lifting of Holding Zone
Provisions |
$1,000. |
$750. |
N/A. |
$350. |
$1,200. |
| Plan of Subdivision |
Regional fee- min
$1,080 or max $1,910.
$3,000 base fee plus-
$150/unit [sf,sd,th] or
$50/unit [mf] or
$2,000/ha
[non-resid]. |
Regional fee- min
$1,080 or max $1,910.
$3,800 base fee plus-
$1,100/half ha
[non-resid]or
1st 100 units: $220/unit,
next 150 units:
$175/unit, next 250
units: $150/ unit, excess
500 units: $100/ unit
[resid], apts $100/ unit. |
Regional fee- $1,500.
$1,000 base fee plus-
50% of $320/gross ha-
(min $1,504 and max
$20,736). |
Regional fee- $4,000
processing + $1,000
final approval. $1,500
base fee plus-
$50/dwelling unit (max
$5,000). |
$4,500 base fee plus-
$100/lot. |
| Plan of Condominium |
Regional fee- min $930
or max $1,205.
$2,000 base fee plus-
$50/ha [industrial] or
$20/unit [residential]. |
Regional fee- min $930
or max $1,205
$2,470. |
Regional fee- $700.
$1,300. |
Regional fee- $4,000
processing + $1,000
final approval.
$800.
Condo
conversion-$1,000. |
$3,000 base fee plus-
$10.00/unit.
|
| Consent |
$1,000.
$500 to appeal
conditions. |
$800 base fee plus-
$220/unit [resid] or
$1,500/half ha or part
thereof, min $1,500
[other].
Technical $250. |
$927 plus $350 to issue
certificate. |
Regional Fees-
$600 applic, plus $750
to stamp deeds [new
lots] or
$150 [lot alignment]. |
$1,400 base fee [1 lot
into 2 or new easement]
plus- $900 for each
additional lot.
$700 for title, lease,
mortgage, lot additions,
etc. |
| Part Lot Control
|
$800. |
$1,500. |
$1,000 plus $50/lot
created.
Regional fee- $125. |
N/A. |
$1,800 base fee plus-
$200/lot proposed. |
| Site Plan Control |
$350 base fee plus-
$0.30/m² to
4 500 m² +
$0.10 m² -
(max $3,000)
[ind/off/inst] or
$1/m² up to 4 500 m² +
$0.25/m² -
(max $5,000)
[commercial] or
$150/unit-[residential]. |
$275/unit base or
1st 100 units: $275/unit,
next 150 units:
$230/unit, next 250
units: $205/ unit, excess
500 units: $155/ unit
[resid], apts $155/ unit
or
$1,500/half ha or part
thereof [ind/comm/inst]
min $1,500.
To amend agmts-$750.
To amend resid
agmts-$125. |
$500 [resid].
$750 [other] plus 50% of
$1,670/gross ha- (min
$902 and max $11,189). |
$500 base fee plus-
$50/unit [resid] max
$5,000.
$500 base fee plus- $275
for each 2 000 m²
[comm] max $5,000.
Other and major
revisions- $500. Minor
revisions- $200. |
$500 base fee plus-
$0.50/m² for gross floor
area over 500 m².
$500 agreements or
revisions.
(max $30,000). |
| Minor Variance |
$300- resid/agric/inst.
$600- indust/comm. |
$450 resid [excl- apts
and condos].
$600 [other]. |
$150 residential.
$350 other. |
$300. |
$300 clear title.
$400 dwllg with three
units or less [additions/
alterations].
$700 three units or less
[new resid devs].
$900 all others. |
Notes:
(i) York Region will assess a fee of $5,775.00 for an OPA which requires amending the regional plan. This fee is
applicable only to privately-initiated applications.
(ii) Peel Region will assess a fee of $3,500.00 for an OPA which requires amending the regional plan. This fee is applicable
only to privately-initiated applications.
(iii) Durham Region will assess a fee of $2,000.00 (plus $1,000.000 for final approval) for an OPA which requires
amending the regional plan. This fee is applicable only to privately-initiated applications.
The Urban Environment and Development Committee also submits the following report (March 20, 1998) from the
City Solicitor:
Purpose:
To ensure that the adoption of a common fee schedule recommended in the March 10, 1998 report of the Commissioner of
Urban Planning and Development Services does not negatively impact the City Solicitor's budget.
Funding Sources, Financial Implications and Impact Statement:
Prior to amalgamation, planning application fees in several of the municipalities within what is now the City of Toronto
included legal services as a portion of the cost of processing planning applications. Some of the fees collected were used to
pay for legal services. The report of the Commissioner of Urban Planning and Development Services indicates that the new
common fee schedule excludes legal costs associated with the processing of planning applications. To protect the City
Solicitor's budget, the previous level of funding for legal services associated with planning applications should be
maintained.
Recommendations:
It is recommended that the Urban Environment and Development Committee direct the City Solicitor to consult with the
Commissioner of Urban Planning and Development Services and to report directly to Council on April 16, 1998, with a
recommendation of how to address the anticipated impact upon the City Solicitor's budget of the new common fees
proposed.
Council Reference/Background/History:
The former municipalities in what is currently the City of Toronto collected fees for the processing of planning applications
pursuant to policies and tariffs of fees adopted by by-law. In several of the former municipalities, the fees were designed to
recover a portion of the legal costs associated with the processing of applications. These fees were used to pay for legal
services. The Legal Department of the City is now responsible for all of those services, including the payment of some
counsel in private practice.
The report of the Commissioner of Urban Planning and Development Services recommends the adoption of a new tariff of
fees for all applications in the amalgamated City. The report indicates that the new fees are not intended to include legal
costs associated with processing the applications. The adoption of that report will repeal by implication all existing fee
tariffs and related fee policies of Council.
Comments and/or Discussion and/or Justification:
Adoption of the report recommending a common fee schedule could have an unintended negative impact on my budget. As
is the case for planning costs, there has not been a uniform practice across the seven amalgamating municipalities with
respect to legal costs associated with planning applications. However, at least three of the seven amalgamated
municipalities did charge fees in connection with planning applications intended to either fully or partially offset related
legal costs.
As the report of March 10, 1998, from the Commissioner for Urban Planning and Development Services indicates, the
former Borough of East York recovered consultants fees, including fees for legal services by charging these directly to
development applicants. The former City of Etobicoke also recovered at least some of its legal costs by charging these to
development applicants. The former City of North York also charged a fee to development applicants in respect of its Legal
Department's services. That fee was set at ten percent of the fees being collected by the North York Planning Department
for its own services (i.e., a ten percent surcharge). It was collected by the Planning Department at the same time as the
Planning Department's fees were collected and credited to the Legal Department. This ten percent surcharge was
recognized as representing only a small part of the North York Legal Department's full costs for these services. My budget
anticipates that revenue sources will remain as they were prior to amalgamation.
Conclusion:
As indicated above, it appears that an unintended consequence of adopting the report of the Commissioner of Urban
Planning and Development Services will be to eliminate a revenue source that has been used in the past to partially offset
the costs of legal services for planning applications. Should that report be adopted, protection of the City Solicitor's budget
is required.
Contact Name:
Mr. H.W.O. Doyle, City Solicitor, Legal Services.
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