Development Cost Charges

1. DCCs payable include Township DCC Rates imposed by Development Cost Charges Bylaw No. 5897 as amended (the bylaw), plus applicable Metro Vancouver, TransLink, and School Site Acquisition Charges.
2. Developments zoned ‘Comprehensive Development’ (CD) assess DCCs based on specific development types permitted in each CD Zone (i.e., residential, commercial, industrial, institutional).
3. Residential 1 means residential developments having a density of 15 dwelling units (du) per hectare or less.
   Residential 2 means residential developments having a density greater than 15 up to 44 dwelling units (du) per hectare.
   Residential 3 means residential developments having a density greater than 44 up to 74 dwelling units (du) per hectare.
   Residential 4 means residential developments having a density greater than 74 dwelling units (du) per hectare.
   Commercial 1 means all developments zoned commercial, and all developments having commercial uses undertaken in buildings or on land where the zoning designation is other than commercial; and where the first storey gross floor area is 3,700 m²or less. This includes, but is not limited to all rural commercial, campgrounds, golf courses, outdoor recreational and similar uses.
   Commercial 2 means all developments zoned commercial, and all developments having commercial uses undertaken in buildings or on land where the zoning designation is other than commercial; and where the first storey gross floor area is more than 3,700 m². This includes, but is not limited to all rural commercial, campgrounds, golf courses, outdoor recreational and similar uses.
   Commercial 3 means all developments zoned commercial and all developments having commercial uses undertaken in buildings or on land where the zoning designation is other than commercial; and is located on the second and higher floor levels. This includes, but is not limited to all rural commercial, campgrounds, golf courses, outdoor recreational and similar uses.
   Industrial means all developments zoned industrial, except where the use is other than Industrial as defined in this Bylaw.
   Institutional means all developments zoned institutional and institutional uses undertaken in buildings or on land where the zoning designation is other than institutional, including, but not limited to, schools and other education facilities, congregate care facilities and other live/care accommodation, hospitals and other medical facilities, government buildings including public recreational facilities, fire halls, police stations, airport facilities, communications and energy facilities, waste disposal and other similar public and utility uses.
4. The residential component of mixed-use developments, other than institutional, is assessed and calculated in accordance with the appropriate residential Development Type; and is payable in addition to other DCCs applicable to other uses.
5. DCCs are calculated as follows:
   • The Residential 1, 2, 3 and 4 calculation unit is per dwelling unit (du) except in single family subdivisions where the calculation unit is per additional single-family lot being created.
   • The Commercial 1, 2 and 3 calculation unit is per m²of gross floor area (gfa) of building (6), with the exception of the drainage component which is imposed on a per m²of area of development.
     Commercial developments having individual gross floor areas greater than 3,700 m² shall have the highway component of the Commercial 1 rates applied to the first 3,700 m² and the highway component of the Commercial 2 rates applied to all areas exceeding 3,700 m² of gfa.
   • The Industrial calculation unit is per m² of area of development (7).
   • The Institutional calculation unit is per m²of gross floor area (6), with the exception of the drainage component which is imposed on a per m² of area of development (7).
6. Gross Floor Area (gfa) means the sum of all floor areas used or intended to be used for the undertaking of permitted uses, measured to the extreme outer limits of the building, excluding areas for parking and unenclosed balconies, measured in m².
7. Area of Development (aod) means that portion of the parcel encompassing or covered by buildings and structures, including, but not limited to, zoning setbacks, storage yards and parking areas, driveways, easements, and areas encumbered by rights-of-way, landscaping areas, detention and siltation ponds, ancillary structures, and other areas used for a facility or structure to support the development or use of the property, measured in m². Environmental reserve areas are not included in area of development provided they are protected by restrictive covenant.

Development Cost Charges (DCCs) are monies collected from land developers by the Township to offset a portion of the infrastructure costs of municipal services (highways, drainage, sewage, water, and park facilities) to new development.

DCC funds are pooled from development applications to ensure that the cost of providing services in support of new development is allocated in an equitable manner and that new growth is not a burden on the Township.

Charges are based on the provision of full urban services to all developments in designated urban areas and allocating these costs in an equitable manner. As a result, the Township has a standard Township-wide DCC where similar types of development pay the same unit charge no matter where in the Township the development is situated. 

The Township’s overall approach to charging DCCs is consistent with the Township’s philosophy of placing increased emphasis on the user (or benefiter) pay principle.

What is Infrastructure?

Infrastructure can include services such as sanitary and storm sewers, water mains, and roadworks including curbs, gutters, sidewalks, and lighting. Infrastructure also includes items such as community stormwater facilities, sanitary lift stations, and water PRV stations.

Curious how infrastructure is currently planned and paid for in the Township? Check out this short video: Planning and Paying for Infrastructure.

DCCs are payable:

• At time of subdivision approval for each new single family residential lot created. DCCs for single family residential lots are payable prior to final subdivision plans being signed by the Township’s Approving Officer and are calculated on a per lot basis.
• At time of issuance of a building permit for all non-residential developments exceeding a construction value of $50,000. DCCs for non-residential developments are calculated on an “area of development” basis for industrial developments, and on a “gross floor area” basis for commercial and institutional developments.

Where works identified in the DCC Program are required to be constructed for a development application in advance of the municipal schedule, the developer may be eligible for a DCC credit. The amount to be credited will be calculated by the municipality and will be applied against DCCs payable by the developer.

How are Credits Applied?

DCC credits are applied against DCCs payable by the developer and can never exceed the amount of DCCs payable for each class of service. For example: credits applicable to highway works cannot exceed the highway DCCs payable; and credits applicable to water works cannot exceed water DCCs payable.

Where DCC works are undertaken at the subdivision stage and payable at the building permit stage, the credits are applied against DCCs payable at the time of building permit.

It is the responsibility of the developer to apply for DCC credits.

Where total Township DCCs payable exceed $30,000, they may be paid as follows:

• One third, at the time of subdivision approval or issuance of a building permit
• One third, at the end of the first year; and
• One third, at the end of the second year.

Where DCCs are paid by instalments, the two-thirds unpaid balance must be secured in full by an irrevocable letter of credit from a financial institution acceptable to the municipality. The Township’s letter of credit format policy must be strictly followed, and where necessary, pre-approval obtained from the Township’s Finance Division.

Metro Vancouver DCCs (water, liquid waste, parks)

Metro Vancouver collects regional development cost charges (DCCs) for new residential and non-residential developments, to pay for new liquid waste and water​ infrastructure needed to provide these services. Effective January 1, 2025 Metro Vancouver introduced a DCC for regional parkland acquisition.

For more information on Metro Vancouver DCCs, please see: Development Cost Charge Revisions | Metro Vancouver

Metro Vancouver DCCs are in addition to Township DCCs.

Metro Vancouver DCC rates are as follows:

TransLink DCCs

The South Coast British Columbia Transportation Authority charges DCCs to assist in the provision of regional public transportation upgrades.

TransLink fees for residential developments are based on a fixed unit type rate, while commercial, industrial, and institutional fees are calculated based on square footage.

TransLink fees are in addition to Township DCCs.

The South Coast British Columbia Transportation Authority (TransLink) DCC rates are as follows:

School Site Acquisition Charge

School site acquisition charges were implemented by School District No. 35. This charge applies to development applications within the boundaries of Langley School District No. 35, which increase the number of self-contained dwelling units on a parcel of land.

The charge is payable concurrently with DCCs, either at the time of subdivision for single family lots, or at the building permit stage for any new construction, alteration, or extension of multiple family buildings.

School Site Acquisition charges apply to residential components only. The rates are as follows: