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HomeMy WebLinkAboutPDS-013-26Staff Report If this information is required in an alternate accessible format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. Report To: Planning and Development Committee Date of Meeting: March 9, 2026 Report Number: PDS-013-26 Authored By: Laila Shafi, Coordinator-Projects and Administration, Planning and Infrastructure Submitted By: Darryl Lyons, Deputy CAO, Planning and Infrastructure Reviewed By: Mary-Anne Dempster, CAO By-law Number: Resolution Number: File Number: Report Subject: Planning Act Application Fee Review and User Fee By-law Amendment Recommendations: 1.That Report PDS-013-26, and any related delegations or communication items, be received; 2.That the by-law appended as Attachment 2 to Report PDS-013-26, to amend Schedule “E”, the Planning Fees, of By-law 2025-033, a by-law to require the payment of fees for services, be approved; and 3.That all interested parties listed in Report PDS-013-26, be advised of Council’s decision. PD-040-262026-021 Municipality of Clarington Page 2 Report PDS-013-26 Report Overview amendments to Clarington’s User Fee By he Municipality’s current fee 1. Background 1.1 The last comprehensive fee review for Planning Act Application fees was undertaken by the Municipality of Clarington in 2008 through a third-party consultant, followed by an internal review of the fees in 2014, as mentioned in Report PSD-054-14. 1.2 On May 16, 2022 report PDS-024-22 was taken to Planning and Development Committee (PDC) meeting, recommending a 3% increase to all Planning Application Fees, except pre-consultation fees; anticipating a comprehensive review of fees in 2022. 1.3 In the fall of 2022, the Municipality engaged Hemson Consulting Ltd. to conduct a comprehensive review of all Planning and Infrastructure Services fees, including those within the Building Division. The purpose of this review was to inform amendments to the Planning and Infrastructure section (Schedule E) of the User Fee By-law, ensuring that fees reflect the full cost of service delivery and support cost recovery. 1.4 The study began with a review of building permit and inspection fees, resulting in a set of recommendations presented in report FSD-006-24. Due to the significant changes advanced by the Province, the planning fees review was delayed. 1.5 In 2025, Hemson Consulting was re-engaged to continue the study and provide recommendations that reflect current legislative and operational realities. As an independent third-party expert, Hemson was relied upon to maintain transparency and eliminate bias throughout the review process. Municipality of Clarington Page 3 Report PDS-013-26 Legislative Compliance 1.6 Under Part XII and Sections 9, 10 and 11 of the Municipal Act, municipalities have broad authority to impose user fees for services they provide or for services provided on their behalf. Fees may cover administration, enforcement, and capital costs, and can apply to both mandatory and discretionary services. However, fees cannot be based on income or unrelated property or services. 1.7 Section 69(1) of the Planning Act authorizes municipalities to establish a tariff of fees for processing planning applications, designed to recover only the anticipated cost of each application type. The Act also permits fee waivers and provides an appeal mechanism through the Ontario Land Tribunal. 1.8 Fees have been calculated to recover the full cost of processing applications in respect of planning matter in accordance with the Planning Act. 2. The Fee Study Approach 2.1 Hemson Consulting Ltd. utilized an activity-based costing approach, which involved interviewing staff to understand the time and resources required for various application types. The study also analyzed the roles of different departments involved in the review process and benchmarked Clarington’s Planning Act Application fees against other Lakeshore and comparator municipalities to ensure consistency and competitiveness. 2.2 The study accounted for direct costs which includes the cost of staff, (mainly wages and benefits) involved in providing the service. 2.3 Indirect (corporate overhead) costs were also included, representing costs incurred by corporate and administration functions to support the direct service providers (e.g. the cost of information technology or human resources functions). I ndirect costs in Clarington generally range between 10% and 15% of direct costs, which is consistent with Ontario municipalities of similar size. 2.4 The total cost of planning services is projected to be approximately $5.9 million in 2026, with two new full-time equivalent (FTE) positions previously approved in the multi-year budget to support service delivery. By 2030, the total cost is expected to rise, reflecting both inflationary pressures and increased application volumes. To meet this demand, additional staff is projected to be needed between 2027 and 2030, pending council approval through the multi-year budget process. This staffing approach ensures that resources scale commensurate with service delivery needs. Municipality of Clarington Page 4 Report PDS-013-26 2.5 The study conducted by Hemson shows the allocation of direct and indirect costs follows industry best practices and aligns with approaches used by other Ontario municipalities, supporting the validity of the proposed fee structure . Ongoing Communication with Council and the Development Community 2.6 Report FSD-019-25, presented to the General Government Committee on May 5 , 2025, advised Council that Clarington staff, in collaboration with Hemson Consulting Ltd., are undertaking a comprehensive review of Planning Act Application fees. The primary goal of this review is to ensure full cost recovery for services provided. 2.7 A presentation was delivered at the September 15, 2025 Planning and Development Committee, outlining three major, interdependent projects within the Planning and Infrastructure Services Department. One of these key initiatives is the amendment to the Planning Act application fees in the User Fee By-law. This presentation helped establish the broader context and significance of the fee review within the department’s ongoing work. 2.8 Engagement with the development community occurred throughout the fee review process. In May 2025, at Planning and Infrastructure’s Community Builders Forum, developers were advised of the three major projects underway and informed that there would be amendments to the fee structure, intended to support cost recovery. On October 23, 2025, Hemson Consulting presented the draft fee study findings and proposed amendments. The development community was provided with draft materials ahead of the meeting to allow for review. During this session, attendees were invited to provide feedback on the proposed fee structure to ensure transparency and support meaningful stakeholder input, with comments received on November 6, 2025. Following the release of Hemson’s final report, staff received additional comments and held a consultation meeting in February with the Durham Region Home Builders’ Association (DRHBA) and the Building Industry and Land Development Association (BILD). 2.9 Hemson’s report addresses any concerns that were noted in these comments by providing a detailed cost analysis that supports the proposed fee increases. The report also confirms that only work performed by municipal staff is included in the cost-recovery model, with third-party consultant-led work excluded. Additionally, the draft fee schedule and accompanying notes offer clarification on fee categories and definitions to ensure transparent and consistent application of the updated fees. Planning Fee Review and Recommended Adjustments 2.10 Hemson’s review identified significant gaps between current Planning Act application fees and the actual cost of delivering services, in line with the Planning Act. The analysis shows that the average annual cost of processing Planning Act applications from 2026 to 2030 is approximately $5.9 million. Municipality of Clarington Page 5 Report PDS-013-26 2.11 Under the current structure, Planning Act application fees total roughly $2.6 million and do not cover the full cost of processing applications. The $3.3 million shortfall would be left to be funded by the general tax base. This underscores the need to adjust fees to align with cost recovery principles. 2.12 Benchmarking against comparable municipalities indicates that Clarington’s existing fees are among the lowest in the Greater Toronto Area. 2.13 As part of the review, Hemson recommended establishing a Planning Fee Reserve Fund to help stabilize revenues and mitigate fluctuations in application volumes, thereby managing financial risk and supporting consistent service delivery. However, following staff’s detailed review and consultation with the development sector on February 25, 2026, staff are not recommending the creation of a planning reserve at this time, as the proposed fee increases are intended to address the long gap since the last comprehensive fee review in 2008. In response to this direction, Hemson recalculated the recommended fees after completing their report, and the revised fees are reflected in this staff report and the accompanying proposed amending by‑law (Attachment 2). 2.14 To address the gap between current Planning Act application fees and the actual cost of delivering services, Hemson recommends substantial fee increases for major application types. For example, the fee for a Major Official Plan Amendment would increase from $27,030 to $63,790 (+136%), and a Zoning By-law Amendment would rise from $13,890 to $22,510 (+62%). 2.15 In addition, the Hemson report recommended introducing Settlement Area Boundary Expansion Official Plan Amendment applications as a new “at‑cost” fee. Following staff review, this approach is not recommended due to challenges related to deeming applications complete and ensuring cost certainty for both the municipality and applicants. Instead, staff recommend that these applications be considered as either major or minor Official Plan Amendments, depending on their scope and complexity. New fees are also proposed to capture specialized services, including the processing of Ministerial Zoning Orders and associated amendments, along with fee caps for residential subdivision per‑unit fees and engineering inspection fees to better manage large‑scale development scenarios. 2.16 Implementation of the revised fee structure is proposed for the first quarter of 2026, accompanied by a communication strategy that includes updates to the municipal website, application guides, and engagement with the development community through the Community Builders Forum. 3. Financial Considerations 3.1 The proposed fees are designed to achieve full cost recovery based on the staff time required to process planning applications, ensuring that service costs are appropriately borne by applicants rather than taxpayers. Municipality of Clarington Page 6 Report PDS-013-26 3.2 It should also be noted that the proposed fee schedule maintains the existing 50% reduction for all planning applications submitted by registered charitable organizations or registered non‑profit housing providers. 3.3 To ensure fees remain appropriate and reflective of actual service delivery costs, staff recommend that the fee structure be reviewed every five years, with the necessary funding to be requested through the annual budget process. 4. Strategic Plan 4.1 L.2 Finances and operations are efficiently and responsibly managed: Implementing full cost recovery ensures that growth-related costs are funded by applicants rather than the general tax base, reducing reliance on property taxes and supporting long-term fiscal health. 5. Climate Change Not Applicable. 6. Concurrence This report has been reviewed by the Deputy CAO/ Treasurer of Finance and Technology who concurs with the recommendations. 7. Conclusion It is respectfully recommended that staff recommendations be approved and any related delegations or communication items, be received. Staff Contact: Laila Shafi, Coordinator- Projects and Administration, lshafi@clarington.net or Adam Brooks, Manager of Projects and Capital Planning, abrooks@clarington.net Attachments: Attachment 1 – Review of Planning Fees Report from Hemson Consulting Ltd. Attachment 2- Amending By-Law of By-law 2025-033 – Schedule E Interested Parties: The following interested parties will be notified of Council's decision: Durham Region Home Builders Association Final Report Prepared by Hemson for The Municipality of Clarington Review of Planning Fees January 15, 2025 1000 - 30 St. Patrick Street, Toronto ON M5T 3A3 416 593 5090 | hemson@hemson.com | www.hemson.com Attachment 1 to Report PDS-013-26 Contents Executive Summary 1 1. Introduction 3 A. General Approach to Cost Recovery 4 B. General Approach to Benchmarking 4 C. Report Structure 5 2. Legislation Governing User Fees 7 A. Municipal Act Part XII Fees and Charges 7 B. Planning Act 8 3. Planning Fee Calculations 9 A. Analysis of Planning fee Revenues 9 B. Planning Cost Analysis 15 C. Full Cost Recovery Planning Fees 23 D. Benchmarking 41 4. Conclusions and Recommendations 42 Appendix A 43 Appendix B 47 Executive Summary | 1 Executive Summary The Municipality of Clarington has retained Hemson Consulting Ltd. to undertake a comprehensive review of its user fees charged under the Planning Act, R.S.O, 1990 (Planning Act). This report focuses on analyzing the full cost of providing municipal services authorized under the Planning Act. Other user fees and development charges are not addressed in the report. The review is based on extensive research of municipal documents, including capital and operating budgets, by-laws, staff reports, and website materials from Clarington and comparator municipalities, along with e-mail and video-conference interviews with Municipal staff. Fee benchmarking was also undertaken to support the cost analysis, particularly where information on current and future costs and service levels was limited. All fees have been calculated to recover costs over a five-year period from 2026 to 2030. Planning Application Review Findings ▪ From 2026 to 2030, the average annual projected full cost of providing Planning Application Review services in the Municipality is $6.8 million (2026$). The cost breakdown is as follows: ▪ 59% - staff wages and benefits ▪ 5% - office space costs ▪ 12% - other operating costs ▪ 11% - indirect costs ▪ 13% - reserve fund contributions ▪ Projected average annual revenue for Planning Application Review services over the same period, at current fee rates, is $2.6 million. In accordance with the Planning Act, fee adjustments were calculated to ensure full cost recovery for each application type. Executive Summary | 2 ▪ Modifications to the Planning fee structure are also proposed to reflect staffing needs and new service delivery processes over the next five years and to ensure that all eligible services are appropriately costed and charged (see Section 3). Introduction | 3 1. Introduction Municipalities in Ontario are responsible for ensuring that the delivery of local services is undertaken in accordance with the provisions of Provincial legislation. To offset the cost of providing services, municipalities are permitted to charge fees. The Municipality of Clarington has levied such fees for many years. However, it has not conducted a comprehensive review of planning fees in over eleven years. Since then, the Province has introduced changes to various Acts and Regulations, and the demand for planning services has increased as Clarington continues to grow and plans for significant development. These factors have made regular reviews of services and associated costs increasingly necessary. Currently, the Municipality levies user fees under By-Law No. 2025-033. Although fees apply to many services across various departments of the corporation, this report focuses specifically on fees charged under the Planning Act, which are contained in Schedule E of the by-law. To ensure appropriate full cost recovery, the Municipality retained Hemson Consulting to analyze the cost of providing services and recommend fee rates for recovering some or all costs as permitted under the Planning Act. In addition to reviewing the Municipalityʼs existing fees, the analysis explored potential new fees and fee structures. This report summarizes the analysis results and makes recommendations for changing fees and fee structures. It does not address corporate user fees, building permit fees, recreation and cultural service fees, or development charges. Introduction | 4 A. General Approach to Cost Recovery The review is based on extensive research of municipal documents, including capital and operating budgets, by-laws, staff reports, and website materials of Clarington and fourteen similar-sized municipalities within or near the Greater Toronto Area, as well as e-mail and video-conference interviews with Municipal staff. Unlike taxes, user fees are levied for a specific purpose - to recover some or all of the cost of providing a municipal service to the person paying the fee. Where possible, this review establishes the cost of services provided by the Municipality with a view to recommending an appropriate fee. In order to do this, three types of cost are distinguished: ▪ Direct costs ‒ include the cost of staff (mainly wages and benefits) involved in providing the service; ▪ Indirect costs ‒ include costs incurred by corporate and administration functions to support the direct service providers (e.g. the cost of information technology or human resources functions). Indirect costs in Clarington generally range between 10% and 15% of direct costs, which is consistent with Ontario municipalities of similar size; and ▪ Reserve fund contributions ‒ which are transfers to reserve funds designed to manage annual fluctuations in fee revenue, as well as one- time, unanticipated expenditures (e.g. for legal or capital costs). B. General Approach to Benchmarking Fee benchmarking has been used in this report to supplement the cost analysis as information on current and future costs and service levels is sometimes limited. Municipalities included in the benchmark review are shown in Table 1 below. Introduction | 5 Table 1: Benchmark Municipalities Region Local Municipality Population (2021 Census) Durham Ajax Brock Clarington Oshawa Pickering Scugog Uxbridge Whitby 126,700 12,600 101,400 175,400 99,200 21,600 21,600 138,500 Peel Caledon 76,600 Peterborough Peterborough 83,700 York Aurora East Gwillimbury Georgina Newmarket Whitchurch-Stouffville 62,100 34,600 47,600 87,900 49,900 Average 75,960 Source: Statistics Canada, 2021 Census of Canada It is noted that this benchmarking exercise does not take into account any service level differences that may exist in terms of, for example, the scope and quality of programs and services that are provided in other municipalities. As well, given the differences in program scope and the nature of services that are delivered, it is not possible to compare fee rates for some fees. The benchmark for each service area is therefore restricted to “like for like” services. C. Report Structure After this introductory section, this report is organized into the following sections: Section 2 describes the legislative authority for imposing user fees in Clarington, with a particular focus on the Planning Act. Section 3 sets out the fee calculations for planning services, including a description of the service, the current fee structure, historical application Introduction | 6 data and fee revenues, analysis of costs, and benchmarking results. A proposed fee schedule for planning services is provided, with changes to existing fee descriptions, as well as new fees. Section 4 provides general conclusions and recommendations. Legislation Governing User Fees | 7 2. Legislation Governing User Fees The general power of municipalities to impose fees and charges derives from Sections 9, 10 and 11 of the Municipal Act, 2021 (Municipal Act). Specific authority to establish many of the fees and charges levied by the Municipality is contained to Parts XII and IV of the Act. Under Part XII of the Act, municipalities can establish wide ranging user fees and penalties either for services they provide or for services provided on their behalf. Part IV of the legislation gives municipalities the power to impose licensing fees. As well, the Planning Act confers specific powers to impose fees for the processing of planning applications. A. Municipal Act Part XII Fees and Charges Section 391(1) of the Municipal Act stipulates that a municipality or local board may impose a fee or charge on persons: for service or activities provided or done by or on its behalf; for costs payable by it for services or activities provided or done by or on behalf of municipalities or local boards; and for the use of its property including property under control. Fees and charges can be used to pay for service administration and enforcement costs as well as the cost of acquiring or replacing assets (Section 391(3)). They can also include capital costs associated with a deferred benefit (Section 391(2)). Services for which fees are charged can either be mandatory or discretionary (Section 391(4)). However, Section 394(1) prohibits fees that are based on: ▪ the income of a person, however it is earned or received, except that a Municipality or local board may exempt, in whole or in part, any class of persons from all or part of a fee or charge on the basis of inability to pay; Legislation Governing User Fees | 8 ▪ the use, consumption or purchase by a person of property other than property belonging to or under the control of the municipality or local board that passes the by-law; ▪ the use, consumption or purchase by a person of a service other than a service provided or performed by or on behalf of or paid for by the municipality or local board that passes the by-law; ▪ the benefit received by a person from a service other than a service provided or performed by or on behalf of or paid for by the municipality or local board that passes the by-law; or ▪ the generation, exploitation, extraction, harvesting, processing, renewal or transportation of natural resources. B. Planning Act The Planning Act stipulates that planning application fees must “meet only the anticipated cost to the municipality” of each type of application provided in its tariff of fees. Section 69 (1) of the Act contains the following provision: 69. (1) The council of a municipality, by by-law, and a planning board, by resolution, may establish a tariff of fees for the processing of applications made in respect of planning matters, which tariff shall be designed to meet only the anticipated cost to the municipality or to a committee of adjustment or land division committee constituted by the council of the municipality or to the planning board in respect of the processing of each type of application provided for in the tariff. R.S.O. 1990, c. P.13, s.69 (1); 1996, c. 4, s. 35 (1). The Planning Act also allows for fees to be waived for any application (s.69 (2)). Moreover, it provides a mechanism for fees to be appealed to the Ontario Land Tribunal. Planning Fee Calculations | 9 3. Planning Fee Calculations This section calculates fees that recover the full cost of processing applications in respect of planning matters in accordance with the Planning Act. A. Analysis of Planning fee Revenues In Clarington, the “tariff of fees” referred to in the Planning Act is contained in Schedule “E” of By-law 2025-033 and is available on the Municipalityʼs website. Most planning fees are one-time payments required upon application submission. Planning and Infrastructure Services is responsible for reviewing and project managing on all planning applications submitted to the Municipality. Some applications, such as minor variances, involve relatively less effort. Others, such as official plan amendments or plans of subdivision, may take several months to process. Most application review work is done in-house by Municipal staff. The Municipality also provides and strongly encourages the use of pre-consultation services to support applicants in preparing complete applications. The main types of planning approvals in the Municipality are summarized as follows: i. Official Plan Amendment The former Durham Region Official Plan, now incorporated in the Municipalityʼs Official Plan, together with the Municipalityʼs Official Plan, comprise broad policy documents that set out the long-range planning objectives for the Municipality.1 All development must conform to the policies in the Official Plans. In some cases, a planning application requires 1 The new Durham Regional Official Plan, “Envision Durham”, which was approved by the Province in late 2024, has become part of each local municipalityʼs official plan. Each local municipality has the ability to repeal or amend the Regional Official Plan as it pertains to their jurisdiction. Planning Fee Calculations | 10 an amendment to an Official Plan (OPA) before approval can be granted. The review of an OPA application is done by Municipal staff. The amendment process at the Municipality typically takes months to complete and involves detailed review by staff and Council. The amendment process can be lengthy and involves a public consultation process. OPAs are less common than other types of applications, with the Municipality processing 0 to 3 annually. ii. Zoning Amendments The Zoning By-Law regulates the use of land in the Municipality. When a proposal for development includes a plan for uses which are not permitted under the Zoning By-Law, an amendment to the by-law is required for the proposal to be approved. The amendment process can be lengthy and involves a public consultation process. The Municipality has processed an average of 21 zoning by-law amendments per year over the last four years. iii. Site Plan Control Site plan control is the process that regulates the detailed design of a site including building location, landscaping, parking, drainage, lighting and pedestrian and vehicular access. The number of site plan control applications is highly variable̶the Municipality processed an average of 17 per year between 2021 and 2024. The review process also includes significant review time by the Development Engineering group that is not currently accounted for in the fee schedule. iv. Subdivision and Condominium The process for subdividing land is lengthy and involves considerable Municipal planning resources and public consultation. The actual length of any one review is highly dependent on the nature of the subdivision (or condominium) being processed. In general, larger subdivisions require greater time for review. The review process also includes significant time by the Development Engineering Planning Fee Calculations | 11 group. Much of the review work takes place after the draft plan has been approved. Over the past four years, the Municipality has processed an average of 14 subdivision applications annually, though the number of housing units per application ̶ and corresponding level of review effort ̶ varies significantly. Looking ahead, subdivision applications are anticipated to rise substantially as new greenfield areas of the Municipality are approved for development. Condominium applications are typically fewer in number, averaging 2 per year. However, given the higher rate of intensification planned for by the Municipality in the coming years, condominium applications are anticipated to increase. v. Minor Variances A Committee of Adjustment is responsible for approving applications for minor variances. Often a proposed development will require that one or more development standards established by the Zoning By-Law be revised to allow the development to proceed. In such cases an approval for variance from the Committee must be secured. The Municipality has averaged 48 minor variance applications annually from 2021 to 2024. vi. Consents The Committee of Adjustment is also the approval authority for applications for consent to sever land. The Municipality has averaged 34 consent applications per year over the last four years. vii. Telecommunications Tower The Municipality is a commenting authority on new telecommunication towers and levies a fee from telecommunication companies for this work. Approval authority lies with the Federal government. The Municipality has averaged 12 telecommunication tower reviews annually from 2021 to 2024. Planning Fee Calculations | 12 viii. Part-Lot Control The Planning Act permits municipalities to pass by-laws to exempt lots within a plan of subdivision from part-lot control so that further subdivision can take place. Applications for part-lot control are infrequent and less labour intensive than other applications in Clarington. Table 2 below outlines the number of planning application per application type between 2021 and 2024. Table 2: Planning Fee Applications 2021 - 2024 Application Type 2021 2022 2023 2024 Official Plan Amendment 3 2 0 1 Zoning By-law Amendment 21 20 14 29 Subdivision 17 23 11 4 Condominium 6 1 0 0 Residential Site Plan 12 11 3 1 Other Site Plan 23 16 3 1 Minor Variance 32 59 44 56 Consent 32 25 28 49 Pre-consultation 48 76 107 73 Telecom Tower 4 6 17 21 Zoning Compliance 166 236 238 123 Signs 67 79 85 112 Agreements 38 35 21 51 Table 3 shows the revenue generated from planning applications for each application type between 2021 and 2024. The table shows that average annual revenue is $1.4 million. However, revenues are highly variable, ranging from a low of $740,000 in 2023 to a high of $1.6 million in 2022. The primary revenue generators are applications for subdivisions (29% of total Planning Fee Calculations | 13 revenue), zoning by-law amendments (19% of total revenue), and site plan amendments (11% of total revenue). It is noted that fluctuations in planning application revenue on any given year do not necessarily reflect the level of building or development activity because the timing of fee payments and development activity do not always correspond. Table 3: Planning Fee Revenues 2021-2024 (Inflated to 2025$) Application Type 2021 2022 2023 2024 % of Historical Revenues Official Plan Amendment $39,666 $52,562 $0 $25,158 3% Zoning By-law Amendment $197,402 $250,011 $116,138 $260,256 19% Subdivision $517,555 $660,752 $49,451 $19,217 29% Condominium $55,414 $8,584 $0 $0 1% Residential Site Plan $13,176 $174,025 $9,169 $6,648 5% Other Site Plan $91,483 $152,502 $9,169 $6,648 6% Minor Variance $28,518 $54,253 $41,497 $39,993 4% Consent $50,925 $24,607 $75,086 $76,600 5% Pre-consultation $10,661 $40,284 $175,323 $102,403 8% Telecom Tower $40,558 $48,049 $113,935 $138,665 8% Zoning Compliance $35,137 $46,348 $47,467 $25,412 4% Signs $22,643 $47,958 $31,014 $27,874 3% Agreements $97,829 $60,910 $71,209 $69,832 7% Other $1,814 $1,843 $288 $1,311 <1% Total $1,202,781 $1,622,688 $739,746 $800,017 100% Planning Fee Calculations | 14 Historical revenue data in Table 3 show a significant fluctuation in planning revenues received over the past four years. Internal Municipal forecast data and the Municipalityʼs recently released Development Charge (DC) Background Study, indicate that application activity and associated revenues will rise substantially over the next five years. A five-year revenue forecast has been prepared for fee-setting purposes. The forecast is based on historical application data and forecasts of residential and non-residential development set out in the 2025 Development Charges Background Study. Revenue is forecast separately for residential and non-residential planning applications as follows, with forecast annual growth for 2026-2030 assumed to be: ▪ Residential revenue growth (compared to 2021-2024): +33% per year ▪ Non-residential growth (compared to 2021-2024): +5% per year The anticipated revenue generated from each application type (at current fee rates) is shown in Table 4. These revenue projections form the basis of the full-cost recovery fee calculations. Planning Fee Calculations | 15 Table 4: Planning Revenue Forecast - 2026 - 2030 Application Type Annual Projected Revenue Official Plan Amendment $77,227 Zoning By-law Amendment $541,971 Subdivision $820,369 Condominium $42,104 Residential Site Plan $133,563 Other Site Plan $80,294 Minor Variance $108,066 Consent $149,484 Pre-consultation $216,228 Telecommunications Tower $105,453 Zoning Compliance $101,554 Signs $40,019 Agreements $197,221 Other $3,458 Total $2,617,009 B. Planning Cost Analysis This section presents an analysis of the direct and indirect costs of delivering services required to review planning applications in Clarington. All costs are expressed in 2026 dollars. i. Direct Costs A number of staff across six departments at the Municipality are responsible for processing applications in respect of planning matters. The departments that process planning application or participate in the process include: ▪ Planning & Infrastructure Services ▪ Emergency and Fire Services ▪ Legislative Services Planning Fee Calculations | 16 ▪ Public Works/Operations ▪ Chief Administrative Officer To cope with increased application volumes, it is assumed that the Municipality will require new staff over the planning period. The costs associated with these new staff members are assumed to be phased in over the five-year planning period. Time shares of existing and anticipated new staff incurring direct costs were determined based on extensive interviews and correspondence with staff during the third quarter of 2025. A summary of the time share breakdown is provided in Appendix A. Table 5 displays the calculations of direct costs. Payroll costs, amounting to $4.0 million and including all salaries, benefits, and overtime, account for the majority (77%) of the direct costs. Direct (non-salary) operating cost were determined by multiplying the time shares attributed to planning application staff by 2026 operating budget projections. The total direct operating cost that can be attributed to planning approval activities is $830,900, or 16% of total direct costs. Space allocations were determined based on the Municipalityʼs 2026 operating budget projections, floor plans, and asset management allocations. Direct costs associated with space total $359,900 and account for approximately 7% of total direct costs. The total direct cost of planning applications and approvals amounts to $5.2 million. Planning Fee Calculations | 17 Table 5: Planning Review Average Direct Cost 2026-2030 (2026$) Application Type Salaries Other Direct Space Total Official Plan Amendment $118,928 $19,898 $10,715 $149,541 Zoning By-law Amendment $615,523 $98,829 $55,084 $769,435 Subdivision $849,095 $240,164 $84,190 $1,173,449 Condominium $95,154 $36,563 $8,924 $140,641 Residential Site Plan $275,509 $59,344 $25,087 $359,941 Other Site Plan $252,264 $47,792 $22,709 $322,765 Minor Variance $189,956 $29,636 $17,386 $236,978 Consent $301,822 $47,096 $27,648 $376,567 Pre-consultation $273,166 $45,726 $24,934 $343,826 Telecommunications Tower $59,981 $10,962 $5,597 $76,539 Zoning Compliance $119,197 $18,648 $11,061 $148,906 Signs $35,730 $5,589 $3,313 $44,632 Agreements $155,652 $29,546 $826 $186,023 Ministerial Zoning Order & Settlement Area Boundary Expansion $87,128 $18,061 $8,269 $113,458 Development Engineering Fees $563,835 $123,006 $54,192 $741,033 Total $3,992,940 $830,858 $359,937 $5,183,735 ii. Indirect Costs The indirect (or overhead) costs of processing planning applications in Clarington represent the share of costs of the Municipalityʼs corporate departments that can reasonably be attributed as overhead support of the planning application review service. Indirect costs are estimated based on what drives the cost of the corporate departmentsʼ support of planning activities. The calculation is undertaken in two steps. First, the total cost of each overhead department is determined. Next, it is determined what cost driver should be used for each department Planning Fee Calculations | 18 involved in the planning application process. The corporate overhead departments and the relative metrics are provided in Table 6 below. Cost drivers are consistent with those used in the Municipalityʼs recent Building Permit Fee Review. Table 6: Corporate Costs and Indirect Cost Drivers Corporate Department Service Unit Total Cost (2026$) Cost Driver Mayor & Council Mayor $538,439 Payroll & Budget Mayor & Council Council $606,105 Payroll & Budget Mayor & Council Ward Council $54,672 Payroll & Budget Mayor & Council Administration $3,570 Payroll & Budget Chief Administrative Officer Administration $596,603 Payroll & Budget Chief Administrative Officer Communications $1,489,266 Payroll & Budget Chief Administrative Officer Corporate Performance $1,062,456 Payroll & Budget Legislative Services Administration $1,765,421 Payroll & Budget Legislative Services Human Resources & Payroll $1,860,030 Payroll & Budget Finance & Technology Finance Administration $4,131,707 Payroll & Budget Finance & Technology Information Technology $4,233,695 Payroll & Budget Next, it is determined how each overhead cost applies to each department involved in the planning application process. Using these calculated shares of corporate costs, the amount attributable to processing planning applications is estimated based on the time shares identified in Appendix A. Table 7 below summarizes how each corporate overhead cost relates to each department involved in the planning application process. Table 8 summarizes the indirect costs for each application type, based on the time shares provided in Appendix A. The calculated cost shares are applied to the corporate departments projected net costs excluding costs for activities which are clearly unrelated to planning applications. The total indirect costs amount to about $736,900. Planning Fee Calculations | 19 Table 7: Average Annual Planning Review Indirect Costs 2026-2030 Corporate Department Time Spent on Planning Applications Indirect Costs (2026$) Planning 56% $577,096 Engineering 23% $116,683 Fire Prevention <1% $4,865 Public Works <1% $8,639 Chief Administrative Officer <1% $307 Legal 3% $29,344 Total Indirect Cost $736,934 Table 8: Average Planning Review Indirect Costs 2026-2030 Application Type Indirect Costs (2026$) Official Plan Amendment $21,179 Zoning By-law Amendment $108,964 Subdivision $167,293 Condominium $19,432 Residential Site Plan $50,607 Other Site Plan $45,319 Minor Variance $33,528 Consent $53,267 Pre-consultation $48,680 Telecommunications Tower $10,816 Zoning Compliance $21,024 Signs $6,302 Agreements $29,344 Ministerial Zoning Order & Settlement Area Boundary Expansion $16,055 Development Engineering $105,124 Total Indirect Cost $736,934 Planning Fee Calculations | 20 iii. Reserve Fund Contribution The Municipality does not have a reserve fund in place for Planning Act fees. Given the variation in historical fee revenue, as well as the uncertainty of short-term development forecasts, a provision to establish a planning fee reserve fund over the next five years has been incorporated into the cost analysis. Planning fee reserve funds are a prudent financial management tool for municipalities. The Planning Act does not require municipalities to adjust their planning fees every year in order to match their costs. Indeed, as the majority of application review costs are payroll costs it would be impractical to even attempt to match revenues and costs on an exact annual basis. As shown in Table 2 and Table 3 there have been fluctuations in both the number of applications and the amount of fee revenues from any one year to the next. This could result in an imbalance between costs and revenues. In years of high activity revenues will likely exceed costs. However, in quieter years costs may well exceed revenues. The proposed Planning Fee Reserve Fund is therefore intended to mitigate operating pressures in the departments involved in planning application reviews during years of low application volume and, to a lesser extent, to fund future capital. Revenues in the reserve fund are designed to pay for “the processing of applications made in respect of planning matters” per the Planning Act. They are not to be used to fund general operations. The reserve fund target set for fee calculation is 75% of operating costs in 2030. This is generally lower than equivalent targets established by other municipalities, which generally range from 100% to 150% of operating costs. Under the proposed fees, this target would be achieved by the end of a five- year planning period. The target is set at 75% as the Municipality currently has no planning fee reserve fund. The 75% target will allow the Municipality to build up a reserve fund consistently and over a reasonable period of time. A larger reserve fund target would cause an unreasonable increase in the fees. Planning Fee Calculations | 21 In order to achieve this target, an annual contribution of $852,700 to the reserve fund has been incorporated into the application fees. It is recommended that the Municipality review its reserve fund balances and target at a subsequent fee review update at the end of the five-year period. A summary of the reserve fund costs broken down by application type is shown in Table 9. These shares are based on the time shares in Appendix A. Table 9: Average Yearly Reserve Fund Contribution Cost 2026-2030 Application Type Reserve Fund Contribution Cost (2026$) Official Plan Amendment $32,384 Zoning By-law Amendment $173,581 Subdivision $213,724 Condominium $24,107 Residential Site Plan $68,452 Other Site Plan $60,683 Minor Variance $42,661 Consent $68,031 Pre-consultation $65,278 Telecommunications Tower $14,065 Zoning Compliance $26,378 Signs $7,948 Agreements $34,446 Ministerial Zoning Order & Settlement Area Boundary Expansion $20,963 Development Engineering (1) $0 Total Indirect Cost $852,701 (1) Development Engineering has a previously-establish, and separate, reserve fund. It is noted that the Municipality already maintains a separate reserve fund for costs related to development engineering review. The balance of this reserve fund is $1.4 million, equivalent to 71% of the anticipated cost of development engineering review services. No further contributions to this reserve fund have been included in the fee calculations in this report. Planning Fee Calculations | 22 iv. Cost Summary A summary of the cost analysis is displayed in Table 10. The table shows that the average annual cost of processing planning applications under the Planning Act in the Municipality is $6.8 million, of which 59% of costs are wages, 12% of costs are direct operating costs, 5% of costs are related to office space, 11% of costs are indirect costs, and 13% of costs are reserve fund contributions. Table 10: Average Planning Review Costs 2026-2030 (2026$) Application Type Salaries Other Direct Space Indirect Reserve Fund Total Official Plan Amendment $118,928 $19,898 $10,715 $21,179 $32,384 $203,104 Zoning By-law Amendment $615,523 $98,829 $55,084 $108,964 $173,581 $1,051,980 Subdivision $849,095 $240,164 $84,190 $167,293 $213,724 $1,554,466 Condominium $95,154 $36,563 $8,924 $19,432 $24,107 $184,180 Residential Site Plan $275,509 $59,344 $25,087 $50,607 $68,452 $479,000 Other Site Plan $252,264 $47,792 $22,709 $45,319 $60,683 $428,767 Minor Variance $189,956 $29,636 $17,386 $33,528 $42,661 $313,168 Consent $301,822 $47,096 $27,648 $53,267 $68,031 $497,864 Pre-consultation $273,166 $45,726 $24,934 $48,680 $65,278 $457,784 Telecommunications Tower $59,981 $10,962 $5,597 $10,816 $14,065 $101,420 Zoning Compliance $119,197 $18,648 $11,061 $21,024 $26,378 $196,308 Signs $35,730 $5,589 $3,313 $6,302 $7,948 $58,882 Agreements $155,652 $29,546 $826 $29,344 $34,446 $249,813 Ministerial Zoning Order & Settlement Area Boundary Expansion $87,128 $18,061 $8,269 $16,055 $20,963 $150,475 Development Engineering $563,835 $123,006 $54,192 $105,124 $0 $846,158 Total $3,992,940 $830,858 $359,937 $736,933 $852,700 $6,773,368 Planning Fee Calculations | 23 C. Full Cost Recovery Planning Fees This section presents full cost recovery fee rates in light of the cost analysis presented above. The full cost recovery analysis demonstrates that the Municipality is currently subsidizing the planning application review process through the tax rate to a considerable degree. Given the provisions of the Planning Act, Council has the authority to increase current fees in order to recover the full cost of the process for each application type. The planning fees required to recover the full cost of processing planning applications are set out in Table 11. Full cost fees have been calculated by dividing the total (direct and indirect) cost of providing applications review services by the average annual revenues anticipated over the next five years. Fees are rounded to the nearest hundred, ten, or one dollar depending on the fee amount. Table 11 shows that the current fee rates for most applications, aside from pre-consultation, are insufficient to recover the full cost of services. Full cost recovery fees are therefore higher than current fee rates for almost all types of applications. When setting fee rates, the Municipality should consider the following: ▪ the revenue shortfall that would result from imposing less than full cost recovery fees, a shortfall would most likely need to be funded from taxes; ▪ the possibility that a “general” benefit to the Municipality might arise as a result of processing certain types of applications (e.g. Official Plan amendments with broad application); ▪ the competitiveness of the Municipalityʼs fees relative to other comparable municipalities in or near the Greater Toronto Area (see below); and ▪ the ability of applicants to pay the fee. Planning Fee Calculations | 24 i.Fee Elimination and Fee Structure Recommendations Given the changes in Provincial legislation and projected growth for the Municipality, a number of proposed textual and structural changes to the planning fee schedule are proposed. They include: ▪dividing Regional Official Plan Amendment fees into two (minor and major) fee categories; ▪eliminating fees for Comments on Applications under the Green Energy Act; and ▪eliminating the Extension of Site Plan Approval fee. These changes to the fee structure are set out in Table 11. ii.New Fees In order to recover costs of reviewing applications for which fees are not currently imposed, it is also recommended that the Municipality consider introducing the following new fees: ▪“at cost fees” based on staff time spent, for applications for Settlement Area Boundary Expansion; ▪similar “at cost fees” based on staff time spent, for applications for Ministerial Zoning Orders and Ministerial Zoning Order Amendments; ▪$5,280 flat fee for temporary use applications; ▪$21,640 flat fee for revisions to existing or registered condominium agreements; ▪$400 flat fee for telecommunications tower letters of exemption; ▪fee equivalent to 100% of the base minor variance application fee for minor variance change of use applications; ▪fee equivalent to 15% of peer review costs, to cover staff administration costs associated with peer reviews; ▪$0 for heritage permits; ▪$400 flat fee for lighting review applications; Planning Fee Calculations | 25 ▪site plan engineering fees set as the same as subdivision engineering inspection fees; ▪$1,880 flat fee for Consolidated Linear Infrastructure Environmental Compliance Reviews; ▪$400 flat fee for providing existing drawing or reports; and ▪$3,000 flat fee for pre-servicing agreements. iii.Fee Caps Additionally, it is recommended that: ▪the Municipality maintain a combined “base + variable” approach to fees for plan of subdivision (for residential and non-residential development) but introduce a maximum fee payable of: ▪$472,000 for residential subdivision per unit fees; and ▪$617,500 for engineering inspection fees (this cap also applies to site plan application related engineering inspections). The proposed fee caps recognize Claringtonʼs context in the Greater Toronto Area, where a significant volume of greenfield development is expected in the coming decade. The proposed caps assume no planning fee will be charged for units exceeding 800 or engineering costs exceeding $30 million in any single subdivision application. It is noted that some future subdivisions are likely to exceed this threshold. Table 11 ‒ Planning & Infrastructure Fee Schedule Official Plan Amendment (Note 9) Current Fee Proposed Fee $18,440 $45,920 149% $27,030 $77,580 187% $40,810 $107,330 163% $5,640 New Major Regional Official Plan Amendment Application $9,530 New Neighbourhood Design Plan Amendment $6,150 $16,170 163% Settlement Area Boundary Expansion At Cost New Ministerial Zoning Order At Cost New Zoning By-law Amendment (Note 9) Current Fee Proposed Fee $9,270 $17,990 94% $13,890 $26,960 94% $3,200 $6,210 94% Temporary use application Extension of a temporary use Combined Official Plan and Zoning By-law Amendments Current Fee Proposed Fee Change (%) $25,385 $59,400 134% $33,975 $91,060 168% Planning Fee Calculations | 26 Draft Plan of Subdivision Note 9 Current Fee Proposed Fee Change %Unit $19,670 $37,270 89% Base amount Residential (Note 13) $310 $590 89% Per unit $520 $990 89% Per development block subject to site plan Non-Residential $8,140 $15,420 89% Preparation of Subdivision Agreement Note 5 $5,548 $7,030 27% Preparation of Subdivision Agreement Amendment Note 5 $1,390 $1,760 27% Recirculation Fee (Note 11) 50% of the base Current Fee 50% of the base Current Fee N/A Red Line Revisions to Draft Approval Plan of Subdivision Note 9 Current Fee Proposed Fee Change (%) Unit $10,860 $20,580 89% Base amount All revisions $310 $590 89% Per unit $520 $990 89% Per development block subject to site plan Planning Fee Calculations | 27 Major Revisions to Subdivision Applications Not Draft Approved (Note 9 and 13 Current Fee Proposed Fee Change (%) Unit $17,190 $32,570 89% Base amount Where original application was filed prior to July 1, 2000 $310 $590 89% Per unit $520 $990 89% Per development block subject to site plan Where original application was filed between July 1, 2000 and December 31, 2006 $8,610 $16,310 89% Base amount $310 $590 89% Per unit $520 $990 89% Per development block subject to site plan Where original application was filed after December 31, 2006 $8,610 $16,310 89% Subdivision Clearance $3,130 $5,930 89% Extension of Draft Plan Approval $3,130 $5,930 89% Other Related Subdivision Applications (Note 9) Current Fee Proposed Fee Change (%) Unit Part Lot Control Exemption Subsection 50(7) $1,230 $2,330 89% Base amount $65 $123 89% Per unit Deeming By-law Subsection 50(4) $1,230 $2,330 89% Planning Fee Calculations | 28 Draft Plan of Condominium (Note 9) Current Fee Proposed Fee Change % Residential and Non-residential $8,960 $39,190 337% Application for Condominium Conversions $10,860 $47,510 337% Preparation of Condominium A reement Note 5 $1,028 $1,028 0% Revision to existing or registered condominium a reement $21,640 New Site Plan Approval / Amendment Note 9 and 14 Current Fee Proposed Fee Change %Unit $7,390 $26,500 259% Base $235 $840 259% Per unit for first 100 units Residential Use (Note 14) $155 $560 259% Per unit after first 100 units (maximum $140,000 total per unit fee $6,150 $32,870 434% Base Commercial Use $3.00 $4.80 60% Per m2 commercial gross floor area Planning Fee Calculations | 29 Site Plan Approval / Amendment Note 9 and 14 Current Fee Proposed Fee Change %Unit $5,540 $29,580 434% Base Mixed Use Building (Note 6) $0.80 $4.30 434% Per m2 commercial gross floor area $65 $347 434% Per residential unit (max $100,000 $3,700 $16,400 343% Base Industrial / Other Uses $0.60 $2.40 300% Per m2 gross floor area (max $40,000 Amendment – Residential Use $1,230 $4,410 259% Base $55 $197 259% Per unit (maximum $21,400 $2,220 $11,870 434% Base Amendment – Commercial Use $3.00 $4.80 60% Per m2 commercial gross floor area (maximum $16,400 Planning Fee Calculations | 30 Site Plan Approval / Amendment Note 9 and 14 Current Fee Proposed Fee Change %Unit $2,610 $13,940 434% Base Amendment – Mixed Use (Note 6) $0.80 $4.30 434% Per m2 commercial gross floor area $65 $347 434% Per residential unit (maximum $85,000 $1,000 $4,430 343% Base Amendment – Industrial / Other Use $0.80 $3.20 300% Per m2 gross floor area (maximum $25,000 Minor Site Plan Note 7 $800 $2,870 259% Sales Trailer / Model Home $2,470 $13,190 434% Preparation of Section 41 A reement Note 5 $836 $1,060 27% Landscape Inspection Fee For projects with greater than 2500 sq.m. of floor area, or 25 units or greater (0.5% of the landscape cost estimate with a minimum of $1,000 For projects with greater than 2500 sq.m. of floor area, or 25 units or greater (0.5% of the landscape cost estimate with a minimum of $1,000 New Recirculation Fee (Note 11) 50% of the base Current Fee 50% of the base Current Fee New Planning Fee Calculations | 31 Committee of Adjustment (Note 9) Current Fee Proposed Fee Change % Request for Deferral by Applicant Tablin Fee $320 $1,000 211% Recirculation Fee (per additional circulation) or Additional Committee of Ad ustment Meetin $520 $1,620 211% – Minor Variance (Notes 8 and 9)Current Fee Proposed Fee Change % Accessor Buildin s and Structures $700 $2,030 190% Residential Minor (single, semi- detached, townhouse or proposed lot $910 $2,640 190% Residential Major (all other residential $1,480 $4,290 190% Commercial $2,110 $6,110 190% Other non-residential $910 $2,640 190% Change of Use 100% of base application fee New Land Division (Note 9) Current Fee Proposed Fee Change % Application Fee $2,125 $7,080 233% Preparation of Section 53 A reement Note 5 $836 $850 2% Deed Stampin Fee $1,130 $1,130 0% Pre-Consultation Fees Current Fee Proposed Fee Change % Pre-Consultation Meetin Request $1,055 $2,230 112% Pre-Consultation Minor Note 10 $320 $680 112% Planning Fee Calculations | 32 Signs Current Fee Proposed Fee Change % Permanent Si n Permit $245 $360 47% Temporar Si n Permit $135 $200 47% Si n B -law Variance $860 $1,270 47% Si n B -law Amendment $2,155 $3,170 47% Additional Dwelling Unit Current Fee Proposed Fee Change % Application and Re istration $255 $260 0% Registration for Applications submitted prior to Januar 1, 2015 $120 $120 0% Rental Protection Act $1,590 $1,590 0% Land Use Information and Compliance Letter Current Fee Proposed Fee Change (%) Unit Zoning, Building, and all other propert information $205 $400 93% Subdivision and Site Plan (per a reement $205 $400 93% Environmental Review Letter $205 $400 93% Per propert Peer Review Current Fee Proposed Fee Change % Peer review (Applicant responsible for 100% Municipality's full costs of undertaking a Peer Review (Applicant responsible for 100% Municipality's full costs of undertaking a Peer Review N/A Peer Review Administration Fee 15% of Cost New Planning Fee Calculations | 33 Other Current Fee Proposed Fee Change (%) Unit $1,485 $1,485 0% Base Street Name Change Request $55 $55 0% Per Municipal ddress Activation of a dormant application not requiring a public meeting Greater of 25% of initial application fee or $1,650 Greater of 25% of initial application fee or $1,650 0% Application Requiring Additional Public Meeting or Open House $2,470 $2,470 0% Additional fee for each subsequent public meetin Application Involving Review Under EPA and/or EAA Process additional fee $17,830 $17,830 0% Preparation o Development / Servicing Agreement (note 5 and note 12) See Notes 5 and 12 See Notes 5 and 12 0% Folding of drawings accompanying a submission (fee per sheet $5.92 $5.92 0% Per sheet Herita e Permit $0.00 New Telecommunications Towers $9,830 $9,830 0% Telecommunications Towers Letter of Exemption $400 New Planning Fee Calculations | 34 Real Propert Transactions Fee Unit Preparation of any agreements relating to real property transactions not otherwise specifically addressed in this Fee schedule; land transfers (e.g., right-of-ways, encroachments, leases and licensed, easements) the person requiring the agreement shall be required to pay fees and disbursements in accordance with notes 5 and 12 below. Development En ineerin Fees Current Fee Proposed Fee Change (%) Unit ROW Closure and Conveyance Application Fee $290.13 $290.13 0% Per application ROW Closure and Conveyance Processing Fee $870.38 $870.38 0% Per closure and conveyance processed Winter Maintenance Fee $5,751.20 $5,751.20 0% Per km of road in the development Streetlighting Fee $128.38 $128.38 0% Per light in subdivision Engineering Review Fee 1.25% of the Final Works Cost Estimate or $2,000, whichever is reater. 1.25% of the Final Works Cost Estimate or $2,000, whichever is greater. 0% Planning Fee Calculations | 35 Development En ineerin Fees Current Fee Proposed Fee Change (%) Unit En ineerin Inspection Fee: Estimated Cost of Services Note 13 Less than $500,000 $8,000 or 3.5% of the Estimated Cost of Services, whichever is hi he $8,000 or 3.5% of the Estimated Cost of Services, whichever is higher 0% $500,000-$1,000,000 $17,500 or 3.0% of the Estimated Cost of Services, whichever is reater. $17,500 or 3.0% of the Estimated Cost of Services, whichever is greater. 0% $1,000,000- $2,000,000 $30,000 or 2.5% of the Estimated Cost of Services, whichever is reater. $30,000 or 2.5% of the Estimated Cost of Services, whichever is greater. 0% $2,000,000- $3,000,000 $50,000 or 2.25% of the Estimated Cost of Services, whichever is reater. $50,000 or 2.25% of the Estimated Cost of Services, whichever is greater. 0% $3,000,000 or greater $67,500 or 2.0% of the Estimated Cost of Services, whichever is reater. $67,500 or 2.0% of the Estimated Cost of Services, whichever is greater. 0% Lighting Review Fee $400 New Per application Planning Fee Calculations | 36 Development En ineerin Fees Current Fee Proposed Fee Change (%) Unit Site Plan En ineerin Inspection Fees Note 14 Less than $500,000 $8,000 or 3.5% of the Estimated Cost of Services, whichever is hi he New $500,000-$1,000,000 $17,500 or 3.0% of the Estimated Cost of Services, whichever is reater. New $1,000,000- $2,000,000 $30,000 or 2.5% of the Estimated Cost of Services, whichever is reater. New $2,000,000- $3,000,000 $50,000 or 2.25% of the Estimated Cost of Services, whichever is reater. New $3,000,000 or greater $67,500 or 2.0% of the Estimated Cost of Services, whichever is reater. New Consolidated Linear Infrastructure Environmental Compliance Review $1,880 New Providing Existing Drawin or Reports $400 New Per application Preservicing A reement $3,000 New Planning Fee Calculations | 37 Note 1 The following are criteria for determining what constitutes a Major Official Plan Amendment application: •New golf courses or expansion to existing golf courses; •New waste facility or expansion to existing waste facility; •Commercial Development greater than 2,500 m2; •Deletion or addition of arterial or collector road; and/or •Any application that due to the broader policy implications for the Municipality would require the need to review or manage studies, or any application deemed to be a major by the Deputy CAO of Planning and Infrastructure Services. •Associated with a Regional Official Plan Amendment Note 2 The following are criteria for determining what constitutes a major Zoning By-law Amendment application: •Associated with an Official Plan Amendment; •Associated with an application for proposed Plan of Subdivision; •Application involving multiple properties, except for commercial and industrial related applications; and/or •Any application that requires the review of technical support documents or studies (e.g., environmental analyses, transportation). Note 3 Where Official Plan and Zoning By-law Amendments are submitted together a reduction of 50% of the Major Zoning By-law Amendment Fee shall apply. Note 4 The following are criteria for determining what constitutes a minor application for red- line revisions to Draft Approval: •Does not require circulation to outside agencies. Planning Fee Calculations | 38 Note 5 Agreement preparation fee does not include the cost of registering the agreement and all related documents (e.g., Transfers, Postponements, or inhibiting orders) in the Land Registry office. The cost of such registrations is as follows: •Initial registration $270 plus HST, plus disbursements. •All subsequent registrations $135 plus HST, plus disbursements. Applicants must provide the Municipality (Legal Services) with all such costs prior to registration. Note 6 The fee for a Mixed-Use Building will apply when residential units are proposed and a minimum of 50% of the ground floor of a building is for non-residential purposes. Note 7 The following are criteria for determining what constitutes a Minor Site Plan application: •A dog kennel and similarly scaled uses; and/or •A minor alteration to an existing site plan to revise parking, add a patio, add a storage building, revise signage, add or delete portables, etc. Note 8 Minor Variance applications for the construction or placement of an accessibility device to provide access to a single-detached/link or townhouse dwelling is exempt from the fee. An “accessibility device” is defined as a device including a ramp that aids persons with physical disabilities in gaining access to a dwelling unit. Note 9 Fees for all Planning applications submitted by a registered charitable organization or for a registered non-profit housing organization will be reduced by 50%. Note 10 The following are criteria for determining what constitutes a minor Pre-consultation: •Associated with a Land Division Application; •Applications associated with a single detached dwelling; and/or •Applications associated with an agricultural use. Planning Fee Calculations | 39 Note 11 Recirculation fees will be required on the 4th resubmission and every submission therafter of application materials that require circulation to internal departments and/or external agencies. Note 12 For preparation of any development/servicing agreement other than a subdivision agreement, Section 41 agreement or a Section 53 agreement, the applicant is required to reimburse the Municipality for its legal costs. If the legal work is undertaken by the Municipal Solicitor, it will be charged at the rate of $195/hour. If the legal work is undertaken by other legal counsel, it will be charged at the legal counsel’s hourly rate. The minimum fee for any such agreement shall be $515 plus HST. Note 13 Planning subdivision per unit fees are capped at $472,000 (the cost of 800 units). Engineering inspection fees are capped at $617,500 (the equivalent of $30,000,000 of estimated cost of service). Note 14 Site plan per unit fees are capped at $140,000 (the cost of 200 units) for residential site plan and $100,000 for mixed use buildings. Industrial/other uses per square metre site plan fees are capped at $40,000. Engineering inspection fees are capped at $617,500 (the equivalent of $30,000,000 of estimated cost of service). Planning Fee Calculations | 40 Planning Fee Calculations | 41 D.Benchmarking In order to better understand current and full cost recovery fee rates in Clarington in relation to similar and surrounding municipalities, a planning application fee comparison was prepared. The results of this comparison are presented in Appendix B. The fees for other municipalities are those that are currently in force and may not recover the full cost of providing planning application review services. The benchmarking analysis looks at the full cost of a range of typical planning applications. Appendix B shows that the current planning application fees in Clarington are on the lower end of the benchmark range for all major application types. Each municipalityʼs fees are from their most recently available planning fee schedule. The calculated full cost recovery rates, if adopted, would move the Municipalityʼs fees to the middle or high end of the benchmark range for most fees. Fees for Official Plan Amendments, Zoning By-Law Amendments, and Site Plans would move to within the middle of the benchmark range while fees for Consents, Minor Variances, and Plans of Condominium would shift to the higher end of the range. Although these fees would be in the higher end of the range, they would not be the highest among the benchmarked municipalities. Subdivision fees would remain at the lower to middle end of the benchmark range. It is noted that this comparison does not take into account any service level differences that may exist between municipalities in terms of, for example, the time taken to process an application or the level of customer service provided to applicants. Conclusions and Recommendations | 42 4. Conclusions and Recommendations This section provides general user fee recommendations over and above the service-specific recommendations set out in each section above. In this respect, it is recommended that the Municipality: ▪ undertake a comprehensive fee review every ten years to ensure that its fees are achieving appropriate cost recovery and align with municipal benchmarks; ▪ ensure that user fees increase at the same (or greater) rate as increases in program operating costs. In keeping with municipal leading practices, this means that the Municipality should index its fees on an annual basis to cover changing costs arising from inflation and (given that the majority of costs are payroll-related) wage agreements; ▪ monitor municipal benchmark fees annually for key services and programs to ensure its fees remain competitive; and ▪ continue to make information on fees accessible to the public via the municipal website. Appendix A | 43 Appendix A Time Shares Appendix A | 44 Time Shares The tables below provide estimated time shares for all staff involved in Planning and Infrastructure applications. The time associated with application review is further broken down by specific application type. The time matrix is based on extensive consultation with staff. MUNICIPALITY OF CLARINGTON PLANNING FEE STUDY APPENDIX A - TABLE 1 Existing Staff Position PLN ENG Non-Fee OPA ZBA Sub.D Condo Res. SP Other SP Chief Fire Prevention Officer 3% 0% 97% 0% 0% 0% 0% 0% 0% Fire Prevention Officer 12% 0% 88% 1% 2% 1% 0% 1% 1% Traffic Supervisor 5% 0% 95% 0% 0% 0% 2% 2% 2% Traffic Coordinator 4% 0% 96% 0% 0% 0% 2% 1% 1% Manager, Roads 3% 0% 98% 0% 0% 0% 1% 1% 1% Manager, Parks 3% 0% 98% 0% 0% 1% 1% 0% 0% Arborist 3% 0% 98% 0% 0% 1% 1% 0% 0% Forestry Coordinator 3% 0% 98% 0% 0% 1% 1% 0% 0% Director of Infrastructure 19% 5% 77% 0% 0% 15% 1% 1% 0% Director of Planning 70% 11% 19% 2% 13% 14% 1% 6% 6% Manager, Development Review 95% 0% 5% 1% 14% 19% 1% 11% 11% Principal Planner 93% 0% 7% 2% 7% 31% 1% 19% 6% Principal Planner 95% 0% 5% 3% 21% 30% 3% 18% 9% Senior Planner 98% 0% 2% 3% 28% 15% 1% 15% 15% Senior Planner 98% 0% 2% 3% 28% 15% 1% 15% 15% Senior Planner 98% 0% 2% 3% 28% 15% 1% 15% 15% Senior Planner 98% 0% 2% 3% 28% 15% 1% 15% 15% Planner II 98% 0% 2% 0% 4% 6% 0% 10% 24% Planner II 78% 0% 22% 0% 3% 5% 0% 8% 20% Planner I 72% 0% 28% 0% 0% 0% 0% 0% 0% Planner I 60% 0% 40% 0% 0% 0% 0% 0% 0% Planner I 60% 0% 40% 0% 0% 0% 0% 0% 0% Planner I 72% 0% 28% 0% 0% 0% 0% 0% 0% Development Application Coordinator 100% 0% 0% 0% 6% 4% 1% 2% 4% Development Application Coordinator 100% 0% 0% 0% 6% 4% 1% 2% 4% Infrastructure and Construction 12% 3% 85% 0% 0% 12% 0% 0% 0% Development Construction Inspector 80% 20% 0% 0% 0% 80% 0% 0% 0% Utility and infrastructure coordinator 18% 2% 80% 0% 0% 18% 0% 0% 0% Manager of Construction 24% 6% 70% 0% 0% 20% 0% 0% 0% Senior Construction inspector 10% 0% 90% 0% 0% 10% 0% 0% 0% Manager, Development Engineering 46% 44% 10% 5% 12% 18% 3% 0% 0% Development Review Technician 40% 45% 15% 3% 8% 14% 3% 0% 0% Development Review Technician 60% 30% 10% 5% 12% 21% 4% 0% 0% Engineering Coordinator 0% 85% 15% 0% 0% 0% 0% 0% 0% Transportation Engineer 65% 30% 5% 10% 23% 24% 4% 0% 0% Water Resources Engineer 65% 30% 5% 10% 23% 24% 4% 0% 0% Manager, Park Design & Development 30% 0% 70% 1% 2% 12% 7% 5% 1% Landscape Architect Technician 30% 0% 70% 1% 2% 12% 7% 5% 1% Law Clerk 65% 0% 35% 0% 0% 0% 0% 0% 0% Manager of Engineering Design 0% 8% 93% 0% 0% 0% 0% 0% 0% Capital Works Engineer 0% 5% 95% 0% 0% 0% 0% 0% 0% Capital Works Engineer 0% 5% 95% 0% 0% 0% 0% 0% 0% Capital Works Coordinator 0% 5% 95% 0% 0% 0% 0% 0% 0% Manager of Community Planning 10% 0% 90% 0% 4% 4% 0% 1% 1% Principal Planner 10% 0% 90% 0% 4% 4% 0% 1% 1% Principal Planner 10% 0% 90% 0% 4% 4% 0% 1% 1% Senior Planner 25% 0% 75% 0% 2% 6% 0% 0% 0% Accessibility Coordinator 1% 0% 99% 0% 0% 0% 0% 1% 1% Total of Current Staff Salaries $2,946,131 $505,310 $3,973,811 $89,725 $437,916 $718,058 $79,779 $236,961 $225,799 Total of New Staff Salaries $831,473 $94,940 $795,203 $53,742 $331,076 $228,775 $27,019 $66,293 $43,038 Appendix A | 45 MUNICIPALITY OF CLARINGTON PLANNING FEE APPENDIX A - TABLE 1 Existing Staff Position MV Consent Precon. Telecom Zone Comp. Signs Agreement MZO/SAB Dev. Eng Chief Fire Prevention Officer 0% 0% 1% 0% 0% 0% 0% 0% 0% Fire Prevention Officer 1% 2% 2% 0% 0% 0% 0% 0% 0% Traffic Supervisor 0% 0% 0% 0% 0% 0% 0% 0% 0% Traffic Coordinator 0% 0% 0% 0% 0% 0% 0% 0% 0% Manager, Roads 0% 0% 0% 0% 0% 0% 0% 0% 0% Manager, Parks 0% 0% 0% 0% 0% 0% 0% 0% 0% Arborist 0% 0% 0% 0% 0% 0% 0% 0% 0% Forestry Coordinator 0% 0% 0% 0% 0% 0% 0% 0% 0% Director of Infrastructure 0% 0% 0% 0% 0% 0% 0% 0% 5% Director of Planning 7% 9% 6% 1% 3% 1% 0% 0% 11% Manager, Development Review 8% 12% 11% 0% 0% 2% 0% 4% 0% Principal Planner 3% 6% 12% 0% 0% 2% 0% 3% 0% Principal Planner 0% 2% 6% 0% 0% 0% 0% 3% 0% Senior Planner 1% 1% 15% 0% 0% 0% 0% 3% 0% Senior Planner 1% 1% 15% 0% 0% 0% 0% 3% 0% Senior Planner 1% 1% 15% 0% 0% 0% 0% 3% 0% Senior Planner 1% 1% 15% 0% 0% 0% 0% 3% 0% Planner II 0% 31% 16% 0% 0% 4% 0% 4% 0% Planner II 0% 26% 13% 0% 0% 0% 0% 3% 0% Planner I 27% 23% 0% 4% 15% 0% 0% 4% 0% Planner I 22% 19% 0% 3% 13% 0% 0% 3% 0% Planner I 22% 19% 0% 3% 13% 0% 0% 3% 0% Planner I 27% 23% 0% 4% 15% 0% 0% 4% 0% Development Application Coordinator 8% 15% 20% 3% 25% 12% 0% 0% 0% Development Application Coordinator 8% 15% 20% 3% 25% 12% 0% 0% 0% Infrastructure and Construction 0% 0% 0% 0% 0% 0% 0% 0% 3% Development Construction Inspector 0% 0% 0% 0% 0% 0% 0% 0% 20% Utility and infrastructure coordinator 0% 0% 0% 0% 0% 0% 0% 0% 2% Manager of Construction 0% 0% 0% 0% 0% 0% 0% 3% 6% Senior Construction inspector 0% 0% 0% 0% 0% 0% 0% 0% 0% Manager, Development Engineering 1% 4% 0% 3% 0% 0% 0% 0% 44% Development Review Technician 3% 6% 0% 3% 0% 0% 0% 0% 45% Development Review Technician 4% 9% 0% 4% 0% 0% 0% 0% 30% Engineering Coordinator 0% 0% 0% 0% 0% 0% 0% 0% 85% Transportation Engineer 0% 0% 0% 4% 0% 0% 0% 0% 30% Water Resources Engineer 0% 0% 0% 4% 0% 0% 0% 0% 30% Manager, Park Design & Development 0% 0% 2% 1% 0% 0% 0% 1% 0% Landscape Architect Technician 0% 0% 2% 1% 0% 0% 0% 1% 0% Law Clerk 0% 0% 0% 0% 0% 0% 65% 0% 0% Manager of Engineering Design 0% 0% 0% 0% 0% 0% 0% 0% 8% Capital Works Engineer 0% 0% 0% 0% 0% 0% 0% 0% 5% Capital Works Engineer 0% 0% 0% 0% 0% 0% 0% 0% 5% Capital Works Coordinator 0% 0% 0% 0% 0% 0% 0% 0% 5% Manager of Community Planning 0% 0% 0% 0% 0% 0% 0% 0% 0% Principal Planner 0% 0% 0% 0% 0% 0% 0% 0% 0% Principal Planner 0% 0% 0% 0% 0% 0% 0% 0% 0% Senior Planner 3% 3% 8% 0% 0% 1% 0% 3% 0% Accessibility Coordinator 0% 0% 0% 0% 0% 0% 0% 0% 0% Total of Current Staff Salaries $183,466 $290,421 $246,427 $55,301 $116,860 $34,849 $152,600 $77,970 $505,310 Total of New Staff Salaries $5,532 $10,967 $42,765 $7,009 $0 $361 $0 $14,898 $94,940 Appendix A | 46 Appendix B | 47 Appendix B Benchmarking Analysis Appendix B | 48 Benchmarking Analysis Fee benchmarking is used extensively throughout the report to supplement the cost analysis and ensure the proposed fees are aligned with those charged in comparable municipalities. The following municipalities were used as comparators for Clarington: ▪ Ajax, Brock, Oshawa, Pickering, Scugog, Uxbridge, and Whitby in Durham Region ▪ Caledon, in Peel Region ▪ the City of Peterborough ▪ Aurora, East Gwillimbury, Georgina, Newmarket, and Whitchurch- Stouffville in York Region The benchmarking analysis was undertaken for all fees considered under this report. The following tables provide the results of the analysis, including details on the average, median, minimum, and maximum fees within the benchmark range. MUNICIPALITY OF CLARINGTON REVIEW OF BUILDING, PLANNING, & ENGINEERING FEES APPENDIX B - TABLE 1 Application Type Ajax Brock Oshawa Pickering Scugog Uxbridge Whitby Caledon Aurora Newmarket Whitchurch- Stouffville Georgina East Gwillimbury Peterborough Benchmark Average Benchmark Median Pickering, Oshawa Avg. (Current Fees) (Calculated FCR) Official Plan Amendment Minor $38,879 $10,000 $53,560 $12,470 $10,200 $40,382 $27,700 $29,027 $48,019 $10,300 $22,221 $21,214 $31,720 $27,361 $27,700 $44,274 $18,440 $45,920 Major $102,212 $15,000 $26,523 $109,180 $30,025 $10,200 $55,022 $51,300 $50,314 $48,019 $33,643 $34,504 $34,607 $46,196 $34,607 $73,234 $27,030 $77,580 Revision Requiring Recirculation $2,125 $5,100 $2,515 $4,653 $278 $2,934 $2,515 $2,125 Additional Public Meeting $1,195 $1,000 $867 $1,280 $8,400 $1,834 $2,090 $2,381 $1,280 $1,237 $2,470 $2,470 Zoning By-Law Amendment Minor $32,224 $5,000 $11,081 $14,000 $6,960 $6,100 $30,000 $39,900 $17,909 $41,236 $17,053 $17,272 $13,986 $6,000 $18,480 $15,527 $21,826 $9,270 $17,990 Major $34,357 $7,500 $21,218 $41,415 $17,765 $13,580 $50,000 $49,900 $31,954 $41,236 $28,422 $25,122 $24,527 $22,920 $29,280 $26,772 $36,747 $13,890 $26,960 Removal of "H" Provision $9,454 $1,500 $4,775 $4,050 $3,115 $1,700 $10,000 $4,100 $11,328 $7,203 $5,815 $4,410 $7,266 $5,747 $4,775 $7,070 $3,200 $6,210 Temporary Use Application $32,224 $5,000 $3,051 $22,470 $1,455 $3,537 $14,876 $39,900 $19,341 $8,140 $16,184 $8,764 $7,124 $6,090 $13,440 $8,452 $18,155 $0 $5,280 Amendment Recirculation Fee $2,120 $5,000 $1,843 $4,653 $278 $2,779 $2,120 $2,120 Additional Public Meeting $1,195 $1,000 $867 $1,280 $8,400 $1,834 $2,090 $2,381 $1,280 $1,237 $2,470 $2,470 Part Lot Control (10 lots, 1 extension) $2,946 $1,200 $3,125 $2,277 $2,295 $887 $17,340 $11,600 $5,698 $3,136 $6,752 $6,289 $11,921 $3,130 $5,614 $3,133 $6,422 $1,880 $3,560 Per Lot $37 $111 $105 $1,734 $90 $103 $150 $194 $198 $50 $277 $108 $627 $65 $123 Extension $2,581 $650 $1,044 $3,051 $2,564 $1,978 $2,564 $1,813 Reapplication Site Plan Small Development(1) Mid-Size Development(2) Large Development (3) $659,298 $5,000 $313,540 $580,235 $314,960 $14,843 $814,176 $660,020 $923,346 $1,166,772 $496,600 $304,421 $696,462 $672,190 $544,419 $619,766 $591,812 $46,040 $517,580 Subdivision Small Development Mid-Size Development(5) $1,064,642 $17,000 $2,026,187 $1,285,215 $763,590 $157,189 $1,507,258 $1,031,050 $2,125,836 $219,354 $723,776 $1,123,372 $1,102,044 $1,166,635 $1,022,368 $1,083,343 $1,470,825 $730,060 $822,980 Large Development Plan of Condominium $23,901 $12,500 $15,239 $22,325 $20,990 $13,291 $41,100 $34,551 $72,051 $46,500 $10,750 $26,335 $47,340 $29,760 $23,901 $18,689 $9,988 $39,190 Sign By-law Permanent Sign Permit $140 $615 $260 $200 $242 $356 $519 $446 $320 $290 $339 $305 $332 $245 $360 Temporary Sign Permit $113 $140 $615 $104 $93 $53 $100 $179 $131 $191 $446 $137 $265 $197 $137 $230 $135 $200 Sign By-law Variance $1,127 $1,065 $695 $634 $313 $6,194 $833 $536 $539 $763 $514 $1,350 $1,213 $729 $2,270 $860 $1,270 Sign By-law Amendment $2,925 $14,092 $356 $1,260 $4,658 $2,092 $8,508 $2,155 $3,170 Committee of Adjustment Minor Variance $2,674 $1,500 $1,410 $2,300 $3,533 $1,039 $2,251 $3,067 $4,636 $2,194 $3,838 $1,692 $2,058 $1,350 $2,396 $2,222 $2,159 $1,195 $2,640 Land Division/Consent $4,498 $3,250 $3,296 $5,625 $8,725 $4,228 $4,000 $11,310 $8,939 $7,293 $7,906 $11,620 $10,051 $540 $6,520 $6,459 $4,355 $3,255 $7,080 Base $5,950 $6,281 $4,208 $5,480 $5,950 Per Unit $2,989 $5,339 $1,896 $3,408 $2,989 (1)A small site plan is 20 dwellings, no non-residential space, 1,960 sq.m of GFA, $1,000,000 of engineering construction works, and $15,000 of landscaping construction works (2)A mid-size site plan is 200 dwellings, 3000 sq.m of non-residential space, 12,600 sq.m of GFA, $2,000,000 of engineering construction works, and $15,000 of landscaping construction works (3)A large site plan is 500 dwellings, 10,000 sq.m of non-residential space, 42,000 sq.m of GFA, $10,000,000 of engineering construction works, and $50,000 of landscaping construction works (4)A small subdivision is 20 dwellings, 1 ha, 1,000 sq.m of non-residential space, $1,000,000 of engineering construction works, and $15,000 of landscaping construction works (5)A mid-size subdivision is 269 dwellings, 12 ha, no non-residential space, $18,464,366 of engineering construction works, and $1,144,937 of landscaping construction works (6)A large subdivision is 500 dwellings (singles), 25 net ha, 5,000 sq.ft. of non-residential space, $30 million of engineering construction works, and $2.5 million of landscaping construction works (7) Plan of Condominium includes agreement fee and no engineering fees Appendix B | 49 Attachment 2 to Report PDS-013-26 If this information is required in an alternate format, please contact the Accessibility Coordinator at 905-623-3379 ext. 2131. The Corporation of the Municipality of Clarington By-law 2026-xxx Being a By-law to amend By-law 2025-033, a by-law to require the payment of fees for services, by amending Schedule “E”- Planning and Infrastructure Services Fees with new and revised fees. Whereas Subsection 69(1) of the Planning Act, R.S.O. 1990, c.P.12, as amended, provides that a municipality may establish a tariff of fees for the processing of applications made in respect of planning matters; And whereas Subsection 391(1) of the Municipal Act, 2001, S.O. 2001, c.25, as amended, authorizes a municipality to impose fees or charges for services or activities provided or done by or on behalf of it. And whereas, the Municipal Council has adopted the recommendations contained in Staff Report PDS-013-26. Now therefore the Corporation of the Municipality of Clarington enacts as follows: 1. That Schedule “E’ – Planning and Infrastructure Services Fees of By-law 2025- 033, be deleted and replaced with Schedule “E” as Attachment 1 to this By-law. 2. That this by-law shall come into force and effect on the date the by-law is deemed passed under Part VI of the Municipal Act. Passed in Open Council this 23rd day of March, 2026. _____________________________________ Adrian Foster, Mayor _____________________________________ June Gallagher, Municipal Clerk By signing this by-law on March 23, 2026, Mayor Adrian Foster will not exercise the power to veto this by-law, and this by-law is deemed passed as of this date Planning Fee Calculations | 26 Attachment 1 to By-law 2026-xxx Schedule “E” Planning and Infrastructure Services Fees Fee Schedule Effective March 23, 2026 Fees include HST where applicable. For Building Permit Fees, please refer to the Building By-law. $37,990 Exempt $63,790 Exempt $90,220 Exempt $4,670 Exempt $7,840 Exempt $13,600 Exempt At Cost Exempt $15,020 Exempt $22,510 Exempt “(H)” $5,190 Exempt $4,410 Exempt $3,570 Exempt Planning Fee Calculations | 26 Attachment 1 to By-law 2026-xxx Combined Official Plan and Zoning By-law Amendments (Note 3) Fee HST Included/ Exempt Associated with a Minor OPA $49,245 Exempt Associated with a Major OPA $75,045 Exempt Planning Fee Calculations | 27 Attachment 1 to By-law 2026-xxx Draft Plan of Subdivision (Note 9) Fee Unit HST Included/ Exempt Residential (Note 13) $32,150 Base amount Exempt $510 Per unit Exempt $850 Per development block subject to site plan Exempt Non-Residential $13,300 Exempt Preparation of Subdivision Agreement (Note 5) $6,060 Included Preparation of Subdivision Agreement Amendment (Note 5) $1,520 Included Recirculation Fee (Note 11) 50% of the base Current Fee Red Line Revisions to Draft Approval Plan of Subdivision (Note 9) Fee Unit HST Included/ Exempt All revisions $17,750 Base amount Exempt $510 Per unit Exempt $850 Per development block subject to site plan Exempt Planning Fee Calculations | 28 Attachment 1 to By-law 2026-xxx Major Revisions to Subdivision Applications Not Draft Approved (Note 9 and 13) Fee Unit HST Included/ Exempt Where original application was filed prior to July 1, 2000 $28,090 Base amount Exempt $510 Per unit Exempt $850 Per development block subject to site plan Exempt Where original application was filed between July 1, 2000 and December 31, 2006 $14,070 Base amount Exempt $510 Per unit Exempt $850 Per development block subject to site plan Exempt Where original application was filed after December 31, 2006 $14,070 Exempt Subdivision Clearance $5,120 Exempt Extension of Draft Plan Approval $5,120 Exempt Other Related Subdivision Applications (Note 9) Fee Unit HST Included/ Exempt Part Lot Control Exemption Subsection 50(7) $2,010 Base amount Exempt $106 Per unit Exempt Deeming By-law Subsection 50(4) $2,010 Exempt Planning Fee Calculations | 29 Attachment 1 to By-law 2026-xxx Draft Plan of Condominium (Note 9) Fee HST Included/ Exempt Residential and Non-residential $34,060 Exempt Application for Condominium Conversions $41,290 Exempt Preparation of Condominium Agreement (Note 5) $1,028 Included Revision to existing or registered condominium agreement $18,805 Exempt Site Plan Approval / Amendment (Note 9 and 14) Fee Unit HST Included/ Exempt Residential Use (Note 14) $22,720 Base Exempt $720 Per unit for first 100 units Exempt $480 Per unit after first 100 units (maximum $140,000 total per unit fee) Exempt Commercial Use $28,220 Base Exempt $4.10 Per m2 commercial gross floor area Exempt Planning Fee Calculations | 30 Attachment 1 to By-law 2026-xxx Site Plan Approval / Amendment (Note 9 and 14) Fee Unit HST Included/ Exempt Mixed Use Building (Note 6) $25,400 Base Exempt $3.70 Per m2 commercial gross floor area Exempt $298 Per residential unit (max $100,000) Exempt Industrial / Other Uses $14,100 Base Exempt $2.10 Per m2 gross floor area (max $40,000) Exempt Amendment – Residential Use $3,780 Base Exempt $169 Per unit (maximum $21,400) Exempt Amendment – Commercial Use $10,190 Base Exempt $4.10 Per m2 commercial gross floor area (maximum $16,400) Exempt Planning Fee Calculations | 31 Attachment 1 to By-law 2026-xxx Site Plan Approval / Amendment (Note 9 and 14) Fee Unit HST Included/ Exempt Amendment – Mixed Use (Note 6) $11,960 Base Exempt $3.70 Per m2 commercial gross floor area Exempt $298 Per residential unit (maximum $85,000) Exempt Amendment – Industrial / Other Use $3,810 Base Exempt $2.80 Per m2 gross floor area (maximum $25,000) Exempt Minor Site Plan (Note 7) $2,460 Exempt Sales Trailer / Model Home $11,320 Exempt Preparation of Section 41 Agreement Note 5) $910 Included Landscape Inspection Fee For projects with greater than 2500 sq.m. of floor area, or 25 units or greater (0.5% of the landscape cost estimate with a minimum of $1,000) Recirculation Fee (Note 11) 50% of the base Current Fee Planning Fee Calculations | 32 Attachment 1 to By-law 2026-xxx Committee of Adjustment (Note 9) Fee HST Included/ Exempt Request for Deferral by Applicant (Tabling Fee) $860 Exempt Recirculation Fee (per additional circulation) or Additional Committee of Adjustment Meeting $1,400 Exempt – Minor Variance (Notes 8 and 9) Fee HST Included/ Exempt Accessory Buildings and Structures $1,750 Exempt Residential Minor (single, semi- detached, townhouse or proposed lot) $2,280 Exempt Residential Major (all other residential) $3,700 Exempt Commercial $5,280 Exempt Other non-residential $2,280 Exempt Change of Use 100% of base application fee Land Division (Note 9) Fee HST Included/ Exempt Application Fee $6,110 Exempt Preparation of Section 53 Agreement (Note 5) $850 Included Deed Stamping Fee $1,130 Included Pre-Consultation Fees Fee HST Included/ Exempt Pre-Consultation Meeting Request $1,920 Exempt Pre-Consultation – Minor (Note 10) $580 Exempt Planning Fee Calculations | 33 Attachment 1 to By-law 2026-xxx Signs Fee HST Included/ Exempt Permanent Sign Permit $310 Exempt Temporary Sign Permit $170 Exempt Sign By-law Variance $1,090 Exempt Sign By-law Amendment $2,740 Exempt Additional Dwelling Unit Fee HST Included/ Exempt Application and Registration $260 Exempt Registration for Applications submitted prior to January 1, 2015 $120 Exempt Rental Protection Act $1,590 Exempt Land Use Information and Compliance Letter Fee Unit HST Included/ Exempt Zoning, Building, and all other property information $340 Exempt Subdivision and Site Plan (per agreement) $340 Exempt Environmental Review Letter $340 Per property Exempt Peer Review Fee HST Included/ Exempt (Applicant responsible for 100% Municipality's full costs of undertaking a Peer Review) Peer review Peer Review Administration Fee 15% of Cost Exempt Planning Fee Calculations | 34 Attachment 1 to By-law 2026-xxx Other Fee Unit HST Included/ Exempt Street Name Change Request $1,485 Base Exempt $55 Per Municipal Address Exempt Planning Fee Calculations | 35 Attachment 1 to By-law 2026-xxx Activation of a dormant application not requiring a public meeting Greater of 25% of initial application fee or $1,650 Application Requiring Additional Public Meeting or Open House $2,470 Additional fee for each subsequen t public meeting Exempt Application Involving Review Under EPA and/or EAA Process (additional fee) $17,830 Exempt Preparation of Development / Servicing Agreement (note 5 and note 12) See Notes 5 and 12 Folding of drawings accompanying a submission (fee per sheet) $5.92 Per sheet Included Heritage Permit $0.00 Telecommunications Towers $7,860 Exempt Telecommunications Towers Letter of Exemption $340 Exempt Planning Fee Calculations | 36 Attachment 1 to By-law 2026-xxx Real Property Transactions Fee Unit Preparation of any agreements relating to real property transactions not otherwise specifically addressed in this Fee schedule; land transfers (e.g., right-of-ways, encroachments, leases and licensed, easements) the person requiring the agreement shall be required to pay fees and disbursements in accordance with notes 5 and 12 below. Development Engineering Fees Fee Unit HST Included/ Exempt ROW Closure and Conveyance Application Fee $290.13 Per application Included ROW Closure and Conveyance Processing Fee $870.38 Per closure and conveyance processed Included Winter Maintenance Fee $5,751.20 Per km of road in the developme nt Exempt Streetlighting Fee $128.38 Per light in subdivision Exempt Engineering Review Fee 1.25% of the Final Works Cost Estimate or $2,000, whichever is greater. Planning Fee Calculations | 37 Attachment 1 to By-law 2026-xxx Development Engineering Fees Fee Unit HST Included/ Exempt Engineering Inspection Fee: Estimated Cost of Services (Note 13) Less than $500,000 $8,000 or 3.5% of the Estimated Cost of Services, whichever is higher $500,000-$1,000,000 $17,500 or 3.0% of the Estimated Cost of Services, whichever is greater. $1,000,000- $2,000,000 $30,000 or 2.5% of the Estimated Cost of Services, whichever is greater. $2,000,000- $3,000,000 $50,000 or 2.25% of the Estimated Cost of Services, whichever is greater. $3,000,000 or greater $67,500 or 2.0% of the Estimated Cost of Services, whichever is greater. Planning Fee Calculations | 38 Attachment 1 to By-law 2026-xxx Lighting Review Fee $400 Per Application Planning Fee Calculations | 39 Attachment 1 to By-law 2026-xxx Development Engineering Fees Fee Unit HST Included/ Exempt Site Plan Engineering Inspection Fees (Note 14) Less than $500,000 $8,000 or 3.5% of the Estimated Cost of Services, whichever is higher $500,000-$1,000,000 $17,500 or 3.0% of the Estimated Cost of Services, whichever is greater. $1,000,000- $2,000,000 $30,000 or 2.5% of the Estimated Cost of Services, whichever is greater. $2,000,000- $3,000,000 $50,000 or 2.25% of the Estimated Cost of Services, whichever is greater. $3,000,000 or greater $67,500 or 2.0% of the Estimated Cost of Services, whichever is greater. Consolidated Linear Infrastructure Environmental Compliance Review $1,880 Providing Existing Drawing or Reports $340 Per application Planning Fee Calculations | 40 Attachment 1 to By-law 2026-xxx Preservicing Agreement $3,000 Planning Fee Calculations | 41 Attachment 1 to By-law 2026-xxx Note 1 The following are criteria for determining what constitutes a Major Official Plan Amendment application:  New golf courses or expansion to existing golf courses;  New waste facility or expansion to existing waste facility;  Commercial Development greater than 2,500 m2;  Deletion or addition of arterial or collector road; and/or  Any application that due to the broader policy implications for the Municipality would require the need to review or manage studies, or any application deemed to be a major by the Deputy CAO of Planning and Infrastructure Services.  Associated with a Regional Official Plan Amendment Note 2 The following are criteria for determining what constitutes a major Zoning By-law Amendment application:  Associated with an Official Plan Amendment;  Associated with an application for proposed Plan of Subdivision;  Application involving multiple properties, except for commercial and industrial related applications; and/or  Any application that requires the review of technical support documents or studies (e.g., environmental analyses, transportation). Note 3 Where Official Plan and Zoning By-law Amendments are submitted together a reduction of 50% of the Major Zoning By-law Amendment Fee shall apply. Note 4 The following are criteria for determining what constitutes a minor application for red- line revisions to Draft Approval:  Does not require circulation to outside agencies. Planning Fee Calculations | 42 Attachment 1 to By-law 2026-xxx Note 5 Agreement preparation fee does not include the cost of registering the agreement and all related documents (e.g., Transfers, Postponements, or inhibiting orders) in the Land Registry office. The cost of such registrations is as follows:  Initial registration $270 plus HST, plus disbursements.  All subsequent registrations $135 plus HST, plus disbursements. Applicants must provide the Municipality (Legal Services) with all such costs prior to registration. Note 6 The fee for a Mixed-Use Building will apply when residential units are proposed and a minimum of 50% of the ground floor of a building is for non-residential purposes. Note 7 The following are criteria for determining what constitutes a Minor Site Plan application:  A dog kennel and similarly scaled uses; and/or  A minor alteration to an existing site plan to revise parking, add a patio, add a storage building, revise signage, add or delete portables, etc. Note 8 Minor Variance applications for the construction or placement of an accessibility device to provide access to a single-detached/link or townhouse dwelling is exempt from the fee. An “accessibility device” is defined as a device including a ramp that aids persons with physical disabilities in gaining access to a dwelling unit. Note 9 Fees for all Planning applications submitted by a registered charitable organization or for a registered non-profit housing organization will be reduced by 50%. Note 10 The following are criteria for determining what constitutes a minor Pre-consultation:  Associated with a Land Division Application;  Applications associated with a single detached dwelling; and/or  Applications associated with an agricultural use. Planning Fee Calculations | 1 Attachment 1 to By-law 2026-xxx Note 11 Recirculation fees will be required on the 4th resubmission and every submission thereafter of application materials that require circulation to internal departments and/or external agencies. Note 12 For preparation of any development/servicing agreement other than a subdivision agreement, Section 41 agreement or a Section 53 agreement, the applicant is required to reimburse the Municipality for its legal costs. If the legal work is undertaken by the Municipal Solicitor, it will be charged at the rate of $195/hour. If the legal work is undertaken by other legal counsel, it will be charged at the legal counsel’s hourly rate. The minimum fee for any such agreement shall be $515 plus HST. Note 13 Planning subdivision per unit fees are capped at $472,000 (the cost of 800 units). Engineering inspection fees are capped at $617,500 (the equivalent of $30,000,000 of estimated cost of service). Note 14 Site plan per unit fees are capped at $140,000 (the cost of 200 units) for residential site plan and $100,000 for mixed use buildings. Industrial/other uses per square metre site plan fees are capped at $40,000. Engineering inspection fees are capped at $617,500 (the equivalent of $30,000,000 of estimated cost of service). Note 15 Settlement Boundary Area Expansion applications will be captured as Major or Minor Official Plan Amendments (OPA). The scale of OPA required will be determined through pre-consultation between the applicant and Planning and Infrastructure staff.