North Cowichan is seeking input from the public on a new Community Amenity Contribution policy.
Mayor Rob Douglas says it will be an interim measure while the Development Cost Charges bylaw is updated.
He explains when property developers ask for a change the zoning of a property to allow more development or higher density, “they’ll typically negotiate with the municipality to provide what are called amenity contributions, so that can mean funds toward infrastructure upgrades, party acquisition, road improvements, or for affordable housing, as well.”
North Cowichan is facing a large backlog of development permit applications, currently sitting at 370.
Douglas says that works out to more than 10,000 units, but the available water and sewer capacity is enough for about 4,200, which he says represents about 20 years of growth.
He says major upgrades are needed to meet the additional demand if all applications are to be approved.
“Our development charges bylaw is quite out of date and we’ve determined that the revenue we are generating from that just isn’t sufficient to make the necessary upgrades to support future growth and development in our municipality.”
Development Cost Charges cover a range of costs such as water and sewer servicing, roads, and public amenities such as parks and trails, and the current bylaw will now be updated, with the changes expected to come into effect in 2026.
One option under consideration is raising development charges, but Douglas says that could negatively affect the viability of future developments.
The municipality also could increase property taxes to pay for infrastructure, but he says it’s “not typically how we would fund the infrastructure upgrades in a municipality like ours.”
Douglas says another option being considered is to apply for infrastructure funding from the provincial and federal governments, but notes recent applications by North Cowichan to the federal government were unsuccessful.
An online survey for the Community Amenity Contribution policy will be open until April 13th, and municipal staff will meet with a cross-section of developers with active projects in North Cowichan.
