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MUNICIPAL COUNCIL
AGENDA
Thursday,September 12, 2019
Chester Municipal Council Chambers
151 King Street, Chester, NS
1.MEETING CALLED TO ORDER.
2.APPROVAL OF AGENDA/ORDER OF BUSINESS.
3.PUBLIC INPUT SESSION (8:45 a.m. to 9:00 a.m.)
4.MINUTES OF PREVIOUS MEETING:
4.1 Council –August 29,2019
4.2 Public Hearing –August 14, 2019
5.COMMITTEE REPORTS:
5.1 Any other Committees.
6.MATTERS ARISING.
8.CORRESPONDENCE:
8.1 Letter/Invitation from Town of Yarmouth dated August 2, 2019 regarding
invitation to attend the 25th Anniversary edition of the Communities in Bloom
Symposium and Awards on September 25-28, 2019 in Yarmouth.
(Request to attend by Councillor Connors)
9.NEW BUSINESS:
9.1 District Council Grant Requests:
a)Western Shore & Area Improvement Association –District 5 -$1,250
b)Western Shore Fire Department –District 5 -$1,250
c)Aspotogan Fitness Club –District 2 -$300
d)Updated District Grant Spreadsheet
7. PRESENTATIONS:
7.1 Presentation from Christie Chaplin, Solar Nova Scotia regarding
Community SolarInitiative.(appointment at 9:00 a.m.)
Page 2 of 2
9.2 Request for Decision prepared by Finance Department dated September 6, 2019
regarding Amendments to Policy P-25 Tax Exemption –Low Income Exemptions.
9.3 Update on Plan Review –Director of Community Development.
11.ADJOURNMENT.
10. IN CAMERA.
10.1 Municipal Government Act – Section 22(2 )(a ) – Land Negotiations. (TBC)
Community SolarFeasibility Analysis
Low Carbon CommunityPartnership Proposal
Christie Chaplin (-Saunders)
Representing Solar Nova Scotia
September 11, 2019
Key terms:
Community Solar:Energy from a “garden” of
PV panels that is credited to community
members in proportion to their “subscription”.
The credit offsets of helps to offset subscribers’
electricity bills
PV/ Photovoltaic:pho·to·vol·ta·ic/fōdōˌvōlˈtāik
The production of electric current at the junction
of two substances when they are exposed to light
2
Existing Options for home owners:
Image: Aaron Caldwell
@SolarNS
3
On site generation, either:
Grid tied:Semi-autonomous electrical generation thatboth feeds and draws from a main electrical grid
Off grid:Autonomous from a utility such as anelectrical power grid
Not everyone has a good solar site
4
Slope and pitch impact productivity
Image: Clean Foundation
5
Community Solar Feasibility Analysis
Community SolarBenefits:
Achieves economy ofscale
Improves solaraccessibility for residents
Augments
Local investment
Energy security
Economic prosperity
Compliments windgeneration Image:CBC
6
Project cost to participating communities:25%, equal to $37,500
Community Solar potential benefits:
Stakeholder Goals
Municipalities Emission reduction
Strategic alignment
Revenue generation
Business/ resident attraction and retention
Home owners/ Businesses Emission reduction
Optimal solar generation site
Rate stability
Financial investment
Increased liquidity of solar/ residential assets
Government/ URB Emission reduction
Grid and price stability
Local investment/ capital retention
Nova Scotia Power Emission reduction
Grid stability
Fuel economy
Carbon credits
7
What are Nova Scotia’s Emission Rates?
Our electricity emissions are higher than most places in
Canada.
Data: National Energy Board
Nova Scotia
Electricity
Generation by
Fuel Type
(2017)
Data: Mark Jacobson, NSPI
8
Does PV decreases emissions?
Data: Mark Jacobson, NSPI
Solar energy can help eliminate your household electricity emissions.
9
Nova Scotia’s irradiance profile is solid!
Myths:
It’s too….
Cold, Cloudy, Foggy, Windy
02004006008001000
1200
1400
1 2 3 4 5 6 7 8 9 10 11 12 13
10
Image:PinClipart
Is it costly to install PV?
The cost of solar PV systems is coming down.
Data: Solar Nova Scotia
11
Solar PV is an attractive investment
Community solar offers:
Economy of scale
Optimal site selection
Residential electricity from PV
now costs 8.5 -10.5 cents/kWh
(after rebate)
12
Does installing PV protect against rising
electricity costs?
Residential Rates with Nova Scotia Power
Installing solar locks in your electricity cost for the next 25 years.
13
Data: Efficiency NS
$0.125 $0.144
$0.149
$0.151
$0.156
Cost of Electricity ($ / kWh)Nova Scotia Residential Electricity Rate
Possible* Future Electricity Rate (*Using an estimate of 2.7% increase per year)
Community Solar can address liquidity
Will I get my money
back if I sell my
home?
14
Image:Zillow
Credit For Your Energy
Known as enhanced net metering
Image: CBC
15
Supplementary slides follow…
16
Image:PinClipart
Potential cost sharing:
Project budget:150,000.00$
Communities contribution:37,500.00$
Contribution Rates:33%67%
Number of
participating
communities
Estimated
populations
Fixed
Contribution
Variable
contribution
Total community
contributions
1 10,000 2,500.00$2,900.23$5,400.23$
2 8,500 2,500.00$2,465.20$4,965.20$
3 37,000 2,500.00$10,730.86$13,230.86$
4 6,700 2,500.00$1,943.16$4,443.16$
5 24,000 2,500.00$6,960.56$9,460.56$
Totals:86,200 12,500 25,000 37,500
Cost sharing model re Consortium Consulting work
Solar Gardens- 5 communities
17
Expression of interestSeptember 19th if possible
18
The Technology of a Solar PV System
Racking
Panels (modules)
Inverter(s)
Battery (optional)
Image:Wikipedia
19
Image: Ron Curtis
Net metering overview:
Image:solarproductspro.com/solar-202-net-metering/
20
Home Energy Profile-with solar
21
Sender’s information here
(Letterhead)
Date
Attention:Taylor Cudney
Low Carbon Communities Coordinator
Nova Scotia Department of Energy and Mines
T. 902-471-1277
lowcarboncommunities@novascotia.ca
Dear Decision Makers,
We support Solar Nova Scotia’s application to the Low Carbon Communities
Initiative for support of a Community Solar Feasibility Analysis.This initiative aligns with
our community’s commitment to green house gas emission reduction, and our transition
to sustainable energy sources.
As a Community Consortium Partner with Solar Nova Scotia’s in this project, our
contributions to this project will include a share of the $37,500 budgeted for cash
recovery,as well as resources to support staff participation in the process. Staff
involvement is expected to range between five and ten hours per month, and travel
expenses associated with approximately three in person meetings are anticipated.
The depth of experience, community roots and neutrality of Solar Nova Scotia
makes them an ideal partner as we strive to ensure that our residents are offered the
best possible opportunities to participate in the transition to sustainable renewable
energy and greater efficiency.
For further information you are welcome to contact ________ at _______
Sincerely,
_________
_________
(Name and title)
REQUEST FOR DECISION
Prepared By:Malcolm Pitman, CPA, CA, Director
of Finance
Date September 3, 2019
Reviewed By:Dan McDougall,CAO Date September 6, 2019
Authorized By:Dan McDougall, CAO Date September 6, 2019
CURRENT SITUATION
MODC’s Tax Exemption policy provides low income tax exemptions as allowed under section 69 of the
Municipal Government Act (MGA).Section 7.0 of the current policy has the following guidance for annual
adjustment of income levels and exemption amounts:
7.0 Annually tax exemption income levels and the exemption amounts will be adjusted as follows:
(i)Annual adjustments in the income levels, below which an exemption for taxation is granted,
will be adjusted by either the annual increase in CPI for Nova Scotia or t o the extent that
council considers appropriate.
(ii)Annual adjustments in the scale of exemption amounts granted will be adjusted by either
the annual increase in the average residential tax bill for the general tax rate and waste
collection and disposal area rate or to the extent that council considers appropriate.
RECOMMENDATION
That Municipal Council approve the following changes to the Tax exemption policy:
Amend section 2.0 i), ii) and iii) as follows:
2.0 The Municipality shall grant an exemption as follows:
i)For owners with an Income Level of $12,649 $12,927 or less the tax exemption shall be the
lessor of $601.00 $615.00 or the tax on the general tax rate and the waste collection and
disposal area rate only;
ii)For owners with an Income Level of $12,650 $12,928 to $15,859 $16,208 the tax exemption
shall be the lessor of $601.00 $615.00 less the bracket’s change in the exemption amount
($241 $246) prorated for the income above $12,649 $12,927 divided by the bracket’s income
size* or the tax on the general tax rate and the waste collection and disposal area rate only.
* i.e. $601-(((income-12,649) / (15,859-12,649)) x (601-$360))
* i.e. $615-(((income-12,927) / (16,208-12,927)) x (615-$369))
iii)For owners with an Income Level of $15,860 $16,209 to $21,231 $21,698 the tax exemption
shall be the lessor of $360.00 $369.00 less the bracket’s change in the exemption amount
REPORT TO:Municipal Council
SUBMITTED BY:Finance Department
DATE:September 12, 2019
SUBJECT:Amendments to Policy P-25 Tax
Exemption
ORIGIN:Annual review of low income exemption
amounts
2 Request For Decision
($120 $123) prorated for the income above $15,859 $16,208 divided by the bracket’s income
size^ or the tax on the general tax rate and the waste collection and disposal area rate only.
^ i.e. $360-(((income-15,859) / (21,231-15,859)) x (360-$240))
^ i.e. $369-(((income-16,208) / (21,698-16,208)) x (369-$246))
Amend Appendix A as follows:
SCHEDULE A
MUNICIPALITY OF THE DISTRICT OF CHESTER –PROPERTY TAX EXEMPTION AFFIDAVIT
YEAR DISTRICT ACCOUNT EXEMPTION AMOUNT NUMBER
2019/19
2019/20
I/We, ____________________ & ____________________, property owners of ____________________ in the County of
Lunenburg, Province of Nova Scotia, and is our principal residence, make oath and say as follows:
1.That the total income before deductions of all assessed owners, their spouses (including Common Law
Spouses) who occupy the property as their principal residence, family members residing at the same
household, who contribute to household expenses and those who hold an interest in the property and
contribute to household expenses was as follows during the calendar year 2017 2018. Any Allowance
paid pursuant to the War Veterans Allowance Act (Canada) or pension paid pursuant to the Pension Act
(Canada) is not to be included in a person’s total income for this purpose.
___ Combined Income was $12,649.00 $12,927.00 or less;OR
___ Combined Income was between $12,650 $12,928 and $15,859 $16,208;OR
___ Combined Income was between $15,860 $16,209 and $21,231 $21,698 AND
BACKGROUND
Section 69 of the MGA states that Council may, by policy, grant an exemption from taxation, in the amount
or to the extent set out in the policy, for a person whose income is below the amount set out in the policy
and may prescribe a scale of exemptions related to income.
In 2018-19 tax exemptions were grants in the amount of $51,786 versus a budget of $40,000. The budget
amount has changed to $52,000 for 2019-20. Tax exemption expenses for the last four years were as follows:
2018-19 $51,786
2017-18 $33,978
2016-17 $30,457
2015-16 $37,807
The top income bracket was increased from $21,000 to $21,231 for the 2018-19 year.
Annually, Council reviews the threshold and exemption amounts included in the policy . Last year’s policy
amendments added section 7.0 of the policy which provided guidance for annual adjustments .
DISCUSSION
Following section 7.0 of the policy the adjustments would be as follows:
3 Request For Decision
(i)Annual adjustments in the income levels, below which an exemption for taxation is granted,
will be adjusted by either the annual increase in CPI for Nova Scotia or to the extent that
council considers appropriate.
CPI for NS for 2018 = 2.2%
Adjustment in Income levels:
$12,648 x 1.022 = $12,927
$15,859 x 1.022 = $16,208
$21,231 x 1.022 = $21,698
(ii)Annual adjustments in the scale of exemption amounts granted will be adju sted by either
the annual increase in the average residential tax bill for the general tax rate and waste
collection and disposal area rate or to the extent that council considers appropriate.
2019-20 residential assessment $1,481,800,500 x rates 0.8255 (.705 + .1205)
Divided by no. of occurrences of 9,291 = average tax bill of $1,316.57
2018-19 residential assessment $1,442,951,400 x rates 0.8255 (.705 + .1205)
Divided by no. of occurrences of 9,262 = average tax bill of $1,286.07
Percentage increase of $1,316.57 over $1,286.07 = 2.37%
Adjustment in scale of exemption amounts:
Low $601 x 1.0237 = $615
Mid $360 x 1.0237 = $369
High $240 x 1.0237 = $246
IMPLICATIONS
Policy –n/a
Financial/Budgetary
An unknown impact for the effect of raising the income brackets and exemption amounts.
Environmental –n/a
Strategic Plan –n/a
Work Program Implications –n/a
OPTIONS
Each of the discussion points above can be either accepted, rejected or modified.
ATTACHMENTS
Draft section 2.0 of policy P-25
Draft Appendix A of policy P-25
4 Request For Decision
COMMUNICATIONS (INTE RNAL/EXTERNAL)
Internal –Finance staff
External –public via website, newsletter
Tax Exemption Policy (continued)
2.0 The Municipality shall grant an exemption as follows:i)For owners with an Income Level of $12,649 $12,927 or less the tax exemption shallbethe lessor of $601.00 $615.00 or the tax on the general tax rate and the wastecollection and disposal area rate only;ii)For owners with an Income Level of $12,650 $12,928 to $15,859 $16,208 the taxexemption shall be the lessor of $601.00 $615.00 less the bracket’s change in theexemption amount ($241 $246) prorated for the income above $12,649 $12,927divided by the bracket’s income size* or the tax on the general tax rate and thewaste collection and disposal area rate only.* i.e. $601-(((income-12,649) / (15,859-12,649)) x (601-$360))*i.e. $615-(((income-12,927) / (16,208-12,927)) x (615-$369))iii)For owners with an Income Level of $15,860 $16,209 to $21,231 $21,698 the taxexemption shall be the lessor of $360.00 $369.00 less the bracket’s change in theexemption amount ($120 $123) prorated for the income above $15,859 $16,208divided by the bracket’s income size^ or the tax on the general tax rate and thewaste collection and disposal area rate only.^ i.e.$360-(((income-15,859) / (21,231-15,859)) x (360-$240))^ i.e.$369-(((income-16,208) /(21,698-16,208)) x (369-$246))
Tax Exemption Policy (continued)
First Notice –Council –September 13, 2018 (2018-381)Second Notice –Council –September 27, 2018 (2018-408)Effective –September 27, 2018 Page 5
SCHEDULE A
MUNICIPALITY OF THE DISTRICT OF CHESTER –PROPERTY TAX EXEMPTION AFFIDAVIT
YEAR DISTRICT ACCOUNT EXEMPTION AMOUNT NUMBER
2019/192019/20
I/We, ____________________ & ____________________,property owners of ____________________ in the County ofLunenburg, Province of Nova Scotia, and is our principal residence,make oath and say as follows:1.That the total income before deductions of all assessed owners, their spouses (including Common LawSpouses)who occupy the property as their principal residence,family members residing at the samehousehold,who contribute to household expenses and those who hold an interest in the property andcontribute to household expenses was as follows during the calendar year 2017 2018.Any Allowancepaid pursuant to the War Veterans Allowance Act (Canada) or pension paid pursuant to the Pension Act(Canada) is not to be included in a person’s total income for this purpose.
___ Combined Income was $12,649.00 $12,927.00 or less;OR___ Combined Income was between $12,650 $12,928 and $15,859 $16,208;OR___ Combined Income was between $15,860 $16,209 and $21,231 $21,698 AND2.___ Verification Provided of combined income of $_____________________ .Check one of the following:____ Notice of Assessment, ____ GST/HST Credit Notice, ____ Copy of tax return
NOTE:THIS IS A LEGAL SWORN AFFIDAVIT AND THE APPLICANTS SIGNATURE(S) ENDORSED BELOW
ARE VERIFICATION THAT THE INFORMATION PROVIDED IS TRUE IN ALL RESPECTS.THE AMOUNT OF EXEMPTION GRANTED WILL BE DETERMINED AFTER THE FINAL TAX BILL ISPRODUCED AND WILL BE LIMITED TO THE GENERAL RESIDENTIAL TAX AND WASTE COLLECTIONAND DISPOSAL AREA RATE PORTION OF THE OVERALL TAX BILL (I.E. DOES NOT INCLUDE AREARATES).Sworn to at ______________ in the County of Lunenburg, Nova Scotia on the ____ day of ________, 20___
____________________________________________________________________________
Staff Signature __________________________________________________________________________________________________________________
A Commissioner of the Supreme Court of Signature of Applicant(s)
Nova Scotia or a Municipal Councillor
INFORMATION REPORT
Prepared By:Emily Statton, Planner Date:September 3, 2019
Reviewed By:Tara Maguire, Director Date:September 4, 2019
Authorized By:Dan McDougall, CAO Date:September 6, 2019
DISCUSSION
Staff anticipate the Draft Municipal Planning Strategy (MPS) and Land Use Bylaw (LUB) to be finalized by
September 20th, 2019. We then see the Citizens Planning Advisory Committee joined by Council to meet
and converse on October 7th with a high -level summary of the changes made in the final draft. A
summary of the comments received since to the last joint meeting was held will be included. A on
October 17th will be proposed meeting for the first reading. In order to give the public ample time to
review the document the document will be available for review following First Reading. It is proposed that
a public hearing will be scheduled for the week of November 28 th, allowing 5 weeks before the public
hearing for review of the document by the public. This schedule would allow for the process to be
concluded with new documents adopted by Christmas break. The Province will review the documents and
it is anticipated that a final set of documents will be in effect by early 2020.
As for the future of the MPS and LUB, they will be a living document. Staff will keep a running list of issues
that arise and perform minor housekeeping changes as needed. With the anticipated implementation
date of 2020, staff will have a 12 -18 month check in to tweak any identified concerns. For example,any
changes to the regulations for Farm Animals will be an additional amendment to the document once the
new document is in effect.
REPORT TO:Dan McDougall, CAO
SUBMITTED BY:Community Development
DATE:September 12,2019
SUBJECT:Plan Review Information Memo
Public Hearing
Week of
November 28
First Reading
October 17
CPAC
October 7
Finished Draft
September
20
INFORMATION REPORT
Prepared By:Brent Haase, Building Official Date September 9, 2019
Reviewed By:Tara Maguire, Director Date September 9, 2019
Authorized By:Dan McDougall, CAO Date September 9, 2019
CURRENT SITUATION
Council received a letter from Nova Scotia Department of Municipal Affairs dated October 31, 2018
regarding Proposed Amendments to the Nova Scotia Building Code Regulations.During the December 6,
Committee of the Whole meeting the letter was received by Council.The solicitor commented briefly on
the regulations regarding tiny homes.It was asked that the Building Inspector come to an upcoming
meeting and provide some overview for Council regarding the change to regulations as well as a
definition for seasonal dwellings.
After consultation with our Building Officials, it was suggested that we provide the updates to council
until it was a bit more clear on the changes and what the impact would be on our communities.
On August 19, 2019,we received additional correspondence regarding the amendment s.The new
amendments are expected to be effective January 1, 2020. The amendments have been approved by the
Nova Scotia Building Advisory Committee, comprised of members from the private sector building
community (i.e. NS Association of Architects, NS Home Builders Association, Construction Association of
NS and the Interior Designers of NS). It also includes representation from regulatory bodies including the
Building Officials Association and the Office of the Fire Marshall.
Written comments on the changes can be directed to the Building Code Coordinator prior August 4, 2019.
RECOMMENDATION
For information and discussion
DISCUSSION
The proposed amendments will allow for additional compliance options to the Nova Scotia Building Code
for the construction of tiny homes.The proposed amendments to the Building Code Regulation would see
provisions made for “Tiny Houses”which would be a dwelling unit less than 37 m².
“Tiny Houses”are a relatively new phenomenon and have had their challenges wit h meeting building
code requirements.Currently,“Tiny houses” would not be treated different than a normal dwelling. This
leads to challenges meeting regulations such as the ability to accommodate stairs to access loft areas.
REPORT TO:Municipal Council
SUBMITTED BY:Community Development Department
DATE:September 12, 2019
SUBJECT:Proposed amendments to Nova Scotia
Building Code Regulations
ORIGIN:December 6, Committee of the Whole
2 Information Report
Due to the small size of the homes, it is difficult for the rise and run of the stairs to meet the requirements
in Part 9, Division B of the National Building Code of Canada and still be able to fit into the home. The
suggested solution is to use a ladder or a lesser standard for stairs, but this would not be permitted by the
current building code and regulations. Th e changes that have been proposed would make it easier for
these Tiny homes to comply with the code by addressing access to lofts in “tiny houses”with the use of
stairs, ladders and alternating stair devices.