Introduction
Development Cost Charges (DCC’s) are fees levied on new development to help finance the cost of upgrading or providing infrastructure services, and the cost of acquiring or developing parkland to support the new development.
Sewer DCC
Background
The Bowen Island Municipality (BIM) is in the process of introducing its first Sewer Development Cost Charge (DCC) Bylaw. To date, BIM has prepared materials for the DCC program that include proposed projects, costs, and rates
Next Steps
A DCC Information Session for the development community and interested public will be held via Zoom on Monday, September 21, 2026, from 2:00 pm – 3:00 pm.
The Information Session will include details on the following proposed introductory Sewer DCC bylaw in the Municipality including projects and draft rates.
Feedback received during the Information Session will be included when presenting the DCC Bylaw to Council for further consideration.
Development Cost Charges (DCCs)
DCCs are one-time fees collected to help communities recover the costs of off-site infrastructure needed for growth. They are based on the principle of cost-sharing infrastructure between existing taxpayers and new development. They are a Provincially regulated tool; the Local Government Act sets out the general requirements under which local governments may administer DCC programs. Funds generated through DCCs are intended for one-time capital costs and are only applied to growth-driven projects. Funds cannot be used for projects needed to address existing deficiencies or for operations and maintenance costs.
DCCs can be used to fund capital costs (planning, engineering, design, legal, studies) for:
- Transportation services
- Water services
- Drainage services
- Sewer services
- Parkland acquisition and improvements
- Fire protection facilities
- Police facilities
- Solid waste and recycling facilities
Proposed DCC Rates
DCCs are levied on a per dwelling unit basis for Low Density Residential and High-Density Residential uses. For all non-residential typologies (e.g., Commercial, Industrial, and Institutional) DCCs are levied on a per metre square of building area. The DCCs will be applied Municipality-wide.
The proposed rates reflect a 1% Municipal Assist Factor (MAF) for all DCC programs.
| Land Use | Unit | Proposed Sewer DCC Rate (1% MAF) |
| Low Density Residential (e.g., single-family, duplex) | Per Lot or Dwelling Unit | $41,869 |
| High Density Residential (e.g., townhouse, apartment, multi-plex) | Per Dwelling Unit | $33,495 |
| Commercial | Per m2 Building Area | $83.74 |
| Industrial | Per m2 Building Area | $88.76 |
| Institutional | Per m2 Building Area | $83,74 |
Payment of DCCs
DCCs are paid by applicants/developers at the time of:
- Subdivision, for approval to create new Low Density Residential (single-family) or,
- Building Permit, upon application to construct all other residential typologies, Commercial, Industrial, or institutional developments.
In-Stream Applications
When a new DCC Bylaw is enacted, an existing development application submitted prior to the adoption of the new Bylaw is granted 12-month in-stream protection.
In-stream protection will apply to both building permit and subdivision applications received prior to the adoption of any new DCC Bylaw. Protection is also extended to rezoning and development permit applications that were submitted prior to the adoption of any new DCC Bylaw and that will result in a building permit within 12 months of bylaw adoption. If an application meets the required criteria of being submitted prior to the adoption of the new DCC Bylaw, it is provided protection from rate increases.
Statutory Exemptions from DCCs
The below table identifies exemptions for DCCs:
| DCC Exemptions |
| Buildings for public worship Development does not impose a new capital cost burden DCCs have previously been charged Can be varied by Council: Building permits for $50,000 or less Residential units under 29m2 in size Fewer than four units (i.e. duplex/triplexes) |
Waivers & Reductions
Under the Local Government Act, a local government may opt to impose a Bylaw through which DCCs may be waived or reduced. DCC waivers or reductions can be provided in support of development resulting in the creation of affordable rental housing or reduced environmental impact.
BIM does not currently provide any waivers or reductions. Should BIM establish any waivers or reductions, the amount waived is to be entirely supported by the existing taxpayer.
Questions?
Please contact Public Works at 604-947-4255 ext. 1 or email publicworks@bimbc.ca.
Regional Transportation DCC
Since 2020, Bowen Island Municipality, on behalf of Translink, is required to collect the Regional Transportation DCC for all building permits issued and subdivisions approved on Bowen Island. This means that an additional fee on top of the BIM building permit and/or subdivision fees must be paid, per the fee structure below.
TransLink is increasing its Regional Transportation Development Cost Charges (DCCs). The proposed increase reflects an annual inflationary adjustment to TransLink’s DCC rates.
The 2024 rate applies to all permit applications submitted before December 4, 2024.
For applications received after December 4, 2024, the following rates apply:
| Type of Development | Rate per | 2024 | 2025 | 2026 |
| Single Family Dwelling | unit | $3,194 | $3,330 | $3,416 |
| Duplex | unit | $2,652 | $2,765 | $2,837 |
| Townhouse Dwelling Unit | unit | $2,652 | $2,765 | $2,837 |
| Apartment Dwelling Unit | unit | $1,658 | $1,729 | $1,774 |
| Retail/Service | ft2 of floor area | $1.34 | $1.40 | $1.44 |
| Office | ft2 of floor area | $1.08 | $1.13 | $1.16 |
| Institutional | ft2 of floor area | $0.53 | $0.55 | $0.56 |
| Industrial | ft2 of floor area | $0.32 | $0.33 | $0.34 |
Are there any exceptions?
There are a number of exemptions, waivers and reductions that may apply. Please see Translink.ca for a complete list.
How does this benefit Bowen?
Bowen Island is within Translink’s Transportation Service Region. This DCC contributes to the regional share of funding for paying for growth related expansion and upgrade projects in Translink’s 10-Year Vision. These projects will benefit many Bowen Island residents and commuters who travel to the Lower Mainland, helping create greater transit capacity that will attract greater transit ridership, which in turn will also assist in lowering traffic congestion throughout the region. That means more transit, better roads, safer cycling and pedestrian access for everyone.
Resources
- Translink.ca: Development Cost Charges
- Transportation Service Region Map
- Translink Bylaw 151, 2023
- Quick Reference Guide for Development Types
Metro Vancouver Regional Parks DCC
The Metro Vancouver Regional District Development Cost Charge Bylaw No. 1369, 2023 creates the new DCC for Metro Vancouver parkland acquisitions. The new DCC bylaw mirrors the provisions of the existing regional sewer and water DCC bylaws. The DCC rates are effective beginning January 1, 2025 and are phased‐in over a three‐year period.
From January 1, 2025, the following rates apply:
| Jan 1, 2025 | Jan 1, 2026 | Jan 1, 2027 | |
| Residential Lot Development Unit | $491 | $981 | $1,943 |
| Townhouse Dwelling Unit | $442 | $884 | $1,751 |
| Apartment Dwelling Unit | $303 | $606 | $1,199 |
| Non-Residential (per square foot) | $0.24 | $0.48 | $0.94 |
The DCC will fund Metro Vancouver parkland acquisitions over a 30-year period from 2023 to 2052.
Resources:
Metro Vancouver Regional Parkland Acquisition Development Cost Charge
Metro Vancouver Bylaw No. 1369, 2023
BIM DCC
Bowen Island Municipality has been collecting DCCs for acquisition of park lands. These DCC’s must be paid by Subdivision applicants if their proposed subdivision is within certain zones on Bowen Island. Please see Community Parks Acquisition Development Cost Charge Bylaw No. 905, 1998 for more info.