Municipalities in Ontario use Development Charges (DCs) to recover growth related capital costs associated with residential and non-residential growth. In accordance with the Development Charges Act, DCs are collected at the building permit stage to help the City pay for municipal services needed to support the new development. These services include, water, wastewater, emergency services, roads and more.
Give Us Your Feedback on Development Charges
For more information about the Development Charges Background Study and to provide comments visit overtoyou.greatersudbury.ca.
View the draft Development Charges By-law.
View the notice of public meeting here.
Development Charge Exemptions
For more information regarding Development Charges, please call 705-674-4455, ext. 2529.
The Development Charges Act, section 43(1) states that “The treasurer of a municipality shall each year on or before such date as the council of the municipality may direct, give the council a financial statement relating to development charge by-laws and reserve funds established under section 33.” In addition, Paragraphs 12 and 13 of Ontario Regulation 82/98 indicate the information to be included in the report.
The following are annual treasurer reports presented to Council since the passage of Development Charges By-law 2009-200F.
- 2017 Development Charges - Annual Treasurer Report (PDF, 346 KB)
- 2016 Development Charges - Annual Treasurer Report (PDF, 105 KB)
- 2015 Development Charges - Annual Treasurer Report (PDF, 89 KB)
- 2014 Development Charges - Annual Treasurer Report (PDF, 377 KB)
- 2013 Development Charges - Annual Treasurer Report (PDF, 204 KB)
- 2012 Development Charges - Annual Treasurer Report (PDF, 174 KB)
- 2011 Development Charges - Annual Treasurer Report (PDF, 171 KB)
- 2010 Development Charges - Annual Treasurer Report (PDF, 165 KB)
- 2009 Development Charges - Annual Treasurer Report (PDF, 180 KB)
- Proposed Changes to Development Charges By-Law and Rates - Report March 26, 2019
- 2019 DC Study and Calculated Rates - Hemson Consulting Presentation, March 26, 2019
- Finance and Administration Committee Resolution - FA2019-20
- Development Charges By-Law - June 24, 2014
- 2014 Development Charges Rates and By-Law - June 10, 2014
- Status Report on Input for Development Charges - May 27, 2014
- Proposed Changes to City's Development Charges By-Law and Rates – April 29, 2014
- Development Charges 2014 - January 1, 2014 to July 9, 2014 - City Council Report dated December 10, 2013 (PDF, 126 KB)
- Update for 2014 Development Charges Background Study - City Council Report dated November 26, 2013
Further information can be obtained from the Office of the Chief Financial Officer/Treasurer at 705-674-4455 ext 4258.
Under the Development Charges Act, 1997, a person required to pay a development charge, or that person’s agent, is entitled to submit a complaint to challenge a development charge collected under By-law 2014-151 for the following reasons:
- the amount of the development charge was incorrectly determined;
- whether a credit is available to be used against the development charge or the amount of the credit or the service with respect to which the credit was given, was incorrectly determined; or
- there was an error in the application of the development charge by-law.
The complaint must be in writing, must state the complainant’s name, the address where notice can be given to the complainant and the reasons for the complaint as set out above.
What is the deadline to submit a complaint?
The person required to pay a development charge or that person’s agent, must submit a complaint to the Hearing Committee in writing within 90 days after the day the development charge, or any part of it, is payable according to the Development Charges Act. The ability for a person to submit a complaint is forfeited after the 90-day time period.
If the complaint does not meet the statutory requirements, the City Clerk will notify the complainant in writing as to the nature of the deficiency and that no hearing can be scheduled as a result.
The City Clerk will provide the complainant with at least 14 days notice of a meeting of the Hearing Committee. The complainant will have an opportunity to make representation at the Hearing Committee.
After hearing the evidence and submissions of the complainant, the Hearing Committee may dismiss the complaint or rectify any incorrect determination of amount or error that was the subject of the complaint.
Request for Review
Prior to filing a complaint, a person can request a review in writing to the Chief Building Official to review the calculation of the development charge for the reasons identified above. This request does not represent a complaint to the Hearing Committee as the person can file a complaint after the results of the request for review. However, the complaint must be submitted in writing to the City Clerk within 90 days after the day the development charges, or any part of it is payable.
Complaints can be submitted to:
Office of the City Clerk,
City of Greater Sudbury,
P. O. Box 5000, Station A,
Sudbury, ON P3A 5P3
Or hand-delivered to the Office of the City Clerk, City of Greater Sudbury, Second Floor, Tom Davies Square, 200 Brady St., Sudbury, during regular business hours of 8:30 a.m. to 4:30 p.m., Monday to Friday.
In accordance with a decision of City Council, applicants for building permits for certain categories of residential development may now apply to defer payment of development charges (DCs) otherwise payable at the building permit stage for a period up to six months.
Only applicants for building permits for single detached dwellings, semi-detached dwellings, or multi-residential buildings which do not have more than four units potentially qualify for deferral of DCs. Developments within these categories that trigger site plan control will not be eligible for deferral. Landowners applying for approval to defer payment of development charges must also meet certain eligibility criteria as set out in By-law 2015-241.
The land owner(s) must request a deferral at the time of the building permit application by completing an application form. If the application is approved, then the Deferred Development Charges Agreement will be prepared and sent to the land owner(s) and will be executed by the Chief Financial Officer/Treasurer once the following has been received:
- Agreement signed by the land owner (or all land owners if more than one) and
- Post dated cheque from the same land owner(s) for the amount of development charges owing and
- Documentation that Restriction on Transfer has been registered on title to prevent transfer without the consent of the City. (Note: Costs including user fees and disbursements recoverable under the Miscellaneous User Fee By-Law would total approximately $461.91 to register and $461.91 to de-register when the DC amounts are paid in full.)
The building permit will be issued after the Chief Financial Officer/Treasurer executes the agreement.
The maximum deferral period is six months and the deferred development charges must be repaid at the earliest of:
- Six months from date of issuance of building permit
- Issuance of the occupancy permit or
- Sale or transfer of the property.
Development Charges By-law 2014-151 applies to all lands within the City of Greater Sudbury subject to certain exceptions:
- a development owned and used by a Board of Education or a municipality,
- an enlargement of an existing dwelling unit,
- an enlargement of gross floor area by 50 percent or less in an existing industrial building,
- a development designated for temporary use (less than eight months),
- a development in a designated exempt area identified in Schedules E of By-Law 2014-151 and any future BIAs approved by City Council,
- any college created pursuant to the Ontario Colleges of Applied Arts & Technology Act,
- a development owned and used for university academic or research purposes,
- 50 percent exemption for development owned by university and used for purposes other than academic or research purposes,
- development within Designated Exempt Areas as per Schedule E of by-law 2014-151
- affordable housing projects which meet criteria in By-law 2014-151,
- garden suites when removed within 10 years,
- additional intensification of existing housing as outlined in By-law 2014-151
The following situations may be eligible for partial credits on development charges:
- When a building or structure is demolished to make way for a property redevelopment, previously paid development charges will be credited against the amount charged for the redevelopment, provided that redevelopment occurs within five years of demolition.
- Property owners providing eligible services may receive a credit in lieu of direct payment of development charges.
Development charges are collected to fund growth portion of costs for the following municipal services:
- general government
- fire services
- police services
- public safety
- parks and recreation
- cemetery services
- emergency medical services
- public transit
- emergency preparedness
- drains and stormwater
The development charge is payable on the date the building permit or other approval is issued and shall be based on the development charge schedule in force on that date.
By agreement, the City of Greater Sudbury may accept the provision of service in lieu of cash payment.
In the case of mixed-use developments, the development charge allocation shall be based on the proportion of space expressed in gross floor area.
Development charges were frozen for residential and industrial sectors effective July 10, 2014 for two years.
Development charges were slated to increase over three years, starting July 1, 2016, to phase-in the calculated increase from the 2014 Development Charge Background Study.
The purpose of the amendment was to freeze development charges for one more year, starting June 30, 2016. Phased-in and inflationary increases to development charges began on July 1, 2017 and will continue to June 30, 2019.
The maximum calculated rate will be collected between July 1, 2018 until the expiry of By-law 2014-151 on June 30, 2019.
Non-industrial (Commercial/Institutional) development charges have decreased as of July 10, 2014.
City Council has established a new rate for development charges for semi-detached dwellings at which the maximum rate in the fifth year is the mid-point between the rates for single detached family dwellings and multiple dwelling units.