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FINAL REPORT
PREPARED BY HEMSON FOR THE TOWNSHIP OF ADJALA-TOSORONTIO
2026 DEVELOPMENT CHARGES
BACKGROUND STUDY
March 24, 2026
1000 - 30 St. Patrick Street, Toronto ON M5T 3A3
416 593 5090 | [email protected] | www.hemson.com
CONTENTS
LIST OF ACRONYMS
1
EXECUTIVE SUMMARY
2
1.
INTRODUCTION
6
A.
Legislative Context
7
B.
Relevant Analysis
8
C.
Consultation and Approval Process
8
2.
TOWNSHIP-WIDE APPROACH
9
A.
Township-wide Development Charges Are Proposed
9
B.
Key Steps in Determining Development Charges
10
C.
Operating and Capital Cost Impacts and Asset Management Plan Legislative
Requirements
13
3.
DEVELOPMENT FORECAST
15
A.
Residential Forecast
15
B.
Non-Residential Forecast
15
4.
SUMMARY OF HISTORICAL CAPITAL SERVICE LEVELS
17
5.
THE DEVELOPMENT-RELATED CAPITAL FORECAST
19
A.
A Development-Related Capital Forecast is Provided for Council's Approval
19
B.
The Development-Related Capital Forecast
19
6.
PROPOSED DEVELOPMENT CHARGES ARE CALCULATED IN ACCORDANCE WITH THE
DCA
22
A.
Township-wide Development Charges Calculation
22
7.
COMPARISON OF CALCULATED AND CURRENT DEVELOPMENT CHARGES
27
8.
COST OF GROWTH ANALYSIS
29
A.
Asset Management Plan
29
B.
Long-Term Capital and Operating Cost Impacts
29
9.
OTHER CONSIDERATIONS AND LEGISLATIVE REQUIREMENTS
32
A.
Consideration of Area Rating
32
B.
Development Charges Administration
33
C.
Local Service Definitions
33
TECHNICAL APPENDIX
Appendix A - Development Forecast
34
Appendix B - Technical Appendix
46
Appendix C - Reserves
99
Appendix D - Cost of Growth
101
Appendix E - Local Service Policy
108
Appendix F - By-Law
116
List of Acronyms | 1
LIST OF ACRONYMS
AMP Asset Management Plan
BTE Benefit to Existing
COG Cost of Growth
DCA Development Charges Act
DC Development Charges
GFA Gross Floor Area
PPB Post-Period Benefit
PPU Persons Per Unit
Executive Summary | 2
EXECUTIVE SUMMARY
A.
PURPOSE OF 2026 DEVELOPMENT CHARGES BACKGROUND
STUDY
Hemson Consulting Ltd. was retained by the Township of Adjala-Tosorontio to complete a
Development Charges (DC Background Study (Background Study. The Background Study
provides the basis and background to update the Township's DCs to reflect the servicing
needs of development and redevelopment. The study process is intended to facilitate the
passage of a new by-law to implement new DCs. Note, minor editorial updates to the study
were undertaken since the release for public consultation and included in this version.
1.
Legislative Context
The Background Study is presented as part of a process to approve a new DC By-law in
compliance with the Development Charges Act, 1997 (DCA). The study is prepared in
accordance with the DCA and associated regulations, including amendments that came into
force through the More Homes, More Choice Act, 2019 the COVID-19 Economic Recovery
Act, 2020, the More Homes Built Faster Act, 2022 and the Cutting Red Tape to Build More
Homes Act, 2024, the Protect Ontario by Building Faster and Smarter Act, 2025; and the
Fighting Delays, Building Faster Act, 2025, which was granted Royal Assent on November
27, 2025.
2.
Key Steps of the Development Charges Calculation
In accordance with the DCA and associated regulation, several key steps are required to
calculate development charges. These include:
preparing a development (growth) forecast;
establishing historical service levels;
determining the increased needs for services arising from development and appropriate
shares of capital costs; and
determining how these costs are attributed to development types (i.e. residential and
non-residential).
3.
Development-Related Capital Forecast is Subject to Change
It is recommended that Council adopt the development-related capital program developed
for the purposes of the 2026 DC Background Study. However, it is recognized that the DC
Executive Summary | 3
Background Study is a point-in-time analysis and there may be changes to project timing,
scope, and costs through the Township's normal annual budget process.
B.
DEVELOPMENT FORECAST
The tables below provide a summary of the anticipated Township-wide residential and non-
residential growth over the 2026-2035 planning period. The development forecasts are
further discussed in Appendix A.
C.
DEVELOPMENT-RELATED CAPITAL PROGRAMS
The development-related capital program for Township-wide services is planned over a 10-
year period from 2026 to 2035. The gross cost of the program amounts to $79.9 million, of
which $27.0 million is included in the development charges calculation. Details regarding
the capital programs for each service are provided in Appendix B of this report.
D.
CALCULATED TOWNSHIP-WIDE DEVELOPMENT CHARGES
A municipal-wide cost approach is used to calculate development charges for all
services. The Township-wide charges would be levied on all development within the
Township, regardless of location. Uniform residential and non-residential charges are
levied throughout the Township of Adjala-Tosorontio.
Growth
Total at
2035
Residential
Total Occupied Dwellings
4,446
1,150
5,596
Population
Census
12,736
3,182
15,919
Population in New Dwellings
3,649
Non-Residential
Total Employment for DCs
1,781
503
2,284
Non-Residential Building Space (Sq. M.)
37,725
Township-Wide Development Forecast
2025
Estimate
All Services
Planning Period
2026 - 2035
Executive Summary | 4
The calculated residential municipal-wide charges are recommended to vary by unit
type, reflecting the difference in occupancy patterns expected in various unit types and
associated differences in demand placed on municipal services.
Calculated Residential Development Charges for Township-wide Services
Calculated Non-Residential Development Charges for Township-wide Services
E.
COST OF GROWTH ANALYSIS
An overview of the long-term capital and operating costs, as well as the asset
management-related annual provisions for capital facilities and infrastructure to be
included in the DC by-law, is provided in Appendix D of the Background Study. This
examination is required by the DCA.
Service
Fire Protection Services
$11,404
$8,904
$5,993
$4,178
48%
Parks & Recreation
$3,439
$2,685
$1,807
$1,260
14%
Police Services
$13
$10
$7
$5
0%
Development-Related Studies
$625
$488
$328
$229
3%
Land Acquisition
$1,561
$1,219
$820
$572
7%
Services Related To A Highway
$6,845
$5,344
$3,597
$2,508
29%
TOTAL CHARGE PER UNIT
$23,887
$18,650
$12,552
$8,752
100%
Singles and
Semis
Other
Multiples
Apartments
(>=2
Bedrooms)
Apartments
(Bachelor and
1 Bedroom)
Percentage of
Charge
Residential Charge by Unit Type
Service
Fire Protection Services
$44.06
58%
Parks & Recreation
$0.00
0%
Police Services
$0.05
0%
Development-Related Studies
$2.41
3%
Land Acquisition
$2.45
3%
Services Related To A Highway
$26.64
35%
TOTAL CHARGE SQ.M
$75.61
100%
Non-Residential
($/sq.m)
Percentage
of Charge
Executive Summary | 5
F.
LOCAL SERVICE POLICY
The Township is now required to adopt a local service policy for each service included in the DC
by-law that has any component delivered as a local service. The local service policy must identify
the works or classes of works that are considered local services. A local service policy has been
included in this DC Background Study and can be found in Appendix E.
G.
MODIFICATIONS TO THE TOWNSHIP'S DEVELOPMENT
CHARGES BY-LAW
The Township has made modifications to the development charges by-law as part of the
study process. The by-law is included as part of this Background Study (Appendix F), in
accordance with the DCA.
H.
APPROACH USED TO CALCULATED DEVELOPMENT CHARGES
Development charge rates have been established under the parameters and limitations
of the DCA. The study provides the rationale and basis for the calculated rates.
A Township-wide average cost approach is used to calculate development charges for
the 10-year services of Fire Protection, Parks & Recreation, Police Services, Services
Related to a Highway, Land Acquisition, and Development-related Studies.
Introduction | 6
1. INTRODUCTION
The Township of Adjala-Tosorontio 2026 Development Charges (DC) Background Study is
presented as part of the process to approve a new DC by-law in compliance with the
Development Charges Act, 1997 (DCA). As the Township experiences residential and non-
residential development that will increase the demand on municipal services, the Township
wishes to implement development charges to fund capital projects related to growth so that
development continues to be serviced in a fiscally responsible manner.
The DCA and Ontario Regulation 82/98 (O. Reg. 82/98) require that a DC background study
be prepared in which development charges are determined with reference to:
A forecast of the amount, type and location of population, housing, and non-residential
development anticipated in the Township;
The average capital service levels provided in the Township over the 15-year period
immediately preceding the preparation of the Background Study;
A review of future capital projects, including an analysis of gross expenditures, funding
sources, and net expenditures incurred, or to be incurred, by the Township or its local
boards to provide for the anticipated development, including the determination of the
eligible and ineligible components of the capital projects;
An asset management plan that demonstrates that all assets are financially sustainable
over their full life cycle; and,
An examination of the long-term capital and operating costs for the capital
infrastructure required for each service to which the development charges by-laws
would relate.
This study presents the results of the review to determine the development-related net
capital costs that are attributable to development that is forecast to occur in the Township.
The development-related net capital costs are then apportioned among various types of
development (residential and non-residential) in a manner that reflects the increase in the
need for each service attributable to each type of development. The study therefore
calculates development charges for various types of development.
The DCA provides for a period of public review and comment regarding the proposed
development charges. This process includes considering and responding to comments
received by members of the public about the calculated charges. Following completion of
Introduction | 7
this process, in accordance with the DCA and Council's review of this study, it is intended
that Council will pass a new development charges by-law for the Township. The
development-related capital program and associated draft development charge rates were
presented to Township Council for review and discussion on February 18, 2026. The
remainder of this study sets out the information and analysis upon which the proposed
development charges are based.
A.
LEGISLATIVE CONTEXT
The study is prepared in accordance with the DCA and associated regulations, including the
amendments that came into force most recently on November 28, 2022 under the More
Homes Built Faster Act, 2022, and on June 6, 2024 under the Cutting Red Tape to Build
More Homes Act, 2024. The latter reversed the 5-year mandatory phase-in of DCs and
implemented DC exemptions for affordable housing projects that meet the DCA eligibility
requirements. Key legislative changes incorporated into this study include:
Historical service level standards have been extended from a 10 to 15-year planning
period;
DC by-laws now expire every 10 years instead of 5 years;
The amount of interest paid on DC deferrals and freeze is capped at prime plus 1%;
Costs associated with affordable housing services are now ineligible for recovery
through DCs;
Municipalities must spend or allocate 60% of available DC reserve funds per year for
roads, water and wastewater services;
DC discounts for purpose-built rentals based on the number of bedrooms; and
DC exemptions for affordable and attainable housing developments which meet the
provisions of the DCA.
On June 5th, 2025, a series of development charge matters were introduced by Bill 17, the
Protect Ontario by Building Faster and Smarter Act, 2025 receiving Royal Assent. The bill
introduced amendments to several Provincial statutes, with changes to the DCA being a
central focus. Furthermore, Bill 60, Fighting Delays, Building Faster Act, 2025 was granted
Royal Assent on November 27, 2025. Changes arising from this legislation include:
DC exemption for long-term care homes;
Introduction | 8
Allowing for DC by-laws to be amended without a DC Background Study or a public
meeting provided the amount of DCs payable decreases;
Payable DCs are to be the lower of the "frozen" DC amount (including any interest
applied), or the DC in effect at the time of permit issuance;
Deferral of DCs for residential non-rental development until occupancy;
Special treatment of land acquisition costs for inclusion in DCs, including the removal of
land from the calculation of historical average service levels;
Requirement for mandatory local service policy where DCs are imposed; and
Increased transparency for Benefit to Existing (BTE) and capital cost methodologies in
background studies.
B.
RELEVANT ANALYSIS
The underlying assumptions and calculation methodologies contained in the DC
Background Study have been informed by a range of inputs including the Township's capital
budget and forecasts, existing master plans, and discussions with Township staff and
Council.
C.
CONSULTATION AND APPROVAL PROCESS
The following provides a summary of the consultation and approval process undertaken to
complete the Background Study. Following the release of the Background Study, consultation
will continue with the public prior to the passage of the new DC By-law(s) anticipated to
occur in June 2026.
Timeline of Consultation and Approval Process
Activity
Date
Council Information Session
February 18, 2026
Public Release of DC Background Study
March 25, 2026
Statutory Public Meeting of Council (#1)
April 8, 2026
Statutory Public Meeting of Council (#2)
May 13, 2026
Passage of 2026 DC By-law
June 10, 2026 (target)
Township-wide Approach | 9
2. TOWNSHIP-WIDE APPROACH
Several key steps are required when calculating any development charge. However, specific
circumstances arise in each municipality that must be reflected in the calculation.
Therefore, the study has been tailored specifically for the Township of Adjala-Tosorontio.
The approach to calculating the proposed development charges is focused on providing a
reasonable alignment of development-related costs with the development that necessitates
them. The study uses a Township-wide approach for all services.
A.
TOWNSHIP-WIDE DEVELOPMENT CHARGES ARE PROPOSED
The Township provides a wide range of services to the community it serves and has an
extensive inventory of facilities, infrastructure, vehicles and equipment. The DCA provides
municipalities with flexibility to define services that will be included in a development
charge by-law, provided that the other provisions of the Act and its associated regulations
are met. The DCA also requires the by-law to designate the areas within which the DCs
shall be imposed. Development charges may apply to all lands in the municipality or to
other designated development areas as specified in the by-law.
1. Service Based on a Township-wide Approach
For all services the Township provides, a range of capital facilities, equipment and
infrastructure is available throughout Adjala-Tosorontio; community spaces, fire stations,
arterial roads, parks and so on. As new development occurs, new facilities will need to be
added so that overall service levels do not decline. A widely accepted method for sharing
the development-related capital costs for such services is to apportion them over all new
development anticipated in the Township.
The following services are included in the Township-wide development charge calculation:
Fire Protection Services;
Parks and Recreation;
Police Services;
Services Related to a Highway:
Land Acquisition; and
Development-Related Studies.
Township-wide Approach | 10
These services form a reasonable basis upon which to plan and administer the development
charges. The resulting development charge for these services is to be imposed against all
development anywhere in the Township.
B.
KEY STEPS IN DETERMINING DEVELOPMENT CHARGES
Several key steps are required in calculating development charges for future development-
related projects. These are summarized below and illustrated in Figure 1.
Figure 1: Statutory Requirements of Development Charge Calculation and Study
Process
Township-wide Approach | 11
1. Development Forecast
The first step in the methodology requires a development forecast to be prepared for the
ten-year study period, 2026 to 2035. The forecast of the future residential and non-
residential development used in this study is based on estimates of development occurring
within the Township's approved development areas.
For the residential portion of the forecast, both net (or Census) population growth and
population growth in new units is estimated. The use of net population growth is one
approach to determining the increased need for servicing, infrastructure and facilities
arising from development.
When calculating the development charge however, the development-related net capital
costs are spread over the total additional population that occupy new housing units. This
population in new units represents the population from which development charges will be
collected.
The non-residential portion of the forecast estimates the Gross Floor Area (GFA) of building
space to be developed over the ten-year period, 2026 to 2035. The forecast of GFA is based
on the employment forecast for the Township. Factors for floor space per worker are used
to convert the employment forecast into GFA for the purposes of the DC Background Study.
2.
Service Categories and Historical Service Levels
The DCA provides that the increase in the need for service attributable to anticipated
development:
... must not include an increase that would result in the level of service exceeding
the average level of that service provided in the municipality over the fifteen-year
period immediately preceding the preparation of the background study...(s. 5. (1) 4.)
Historical 15-year average service levels thus form the basis for development charges. A
review of the Township's capital service levels for buildings, land, vehicles, and so on has
therefore been prepared as a reference for the calculation so that the portion of future
capital projects that may be included in the development charge can be determined. The
historical service levels used in this study have been calculated based on the period 2011-
2025.
Township-wide Approach | 12
3.
Development-Related Capital Forecast and Analysis of DC Eligible
Costs to be Recovered through Development Charges
A development-related capital forecast has been prepared by Township departments as
part of the current study and reflect Council's expressed intent of how to meet the
increased servicing needs arising from development. The forecast identifies development-
related projects and their gross and net costs, after allowing for capital grants, subsidies or
other contributions as required by the Act (DCA, s. 5. (2)). The capital forecast provides
another cornerstone upon which development charges are based. The DCA requires that
the increase in the need for service attributable to the anticipated development may include
an increase:
... only if the council of the municipality has indicated that it intends to ensure that
such an increase in need will be met. (s. 5. (1) 3.)
In conjunction with DCA, s. 5. (1) 4. referenced above, these sections have the effect of
requiring that the development charge be calculated on the lesser of the historical fifteen-
year average service levels or the service levels embodied in future plans of the Township.
The development-related capital forecast prepared for this study ensures that development
charges are only imposed to help pay for projects that have been or are intended to be
purchased or built in order to accommodate future development. It is not sufficient in the
calculation of development charges merely to have had the service in the past. There must
also be a demonstrated commitment to continue to emplace facilities or infrastructure in
the future. In this regard, O. Reg 82/98, s. 3 states that:
For the purposes of paragraph 3 of subsection 5 (1) of the Act, the council of a
municipality has indicated that it intends to ensure that an increase in the need for
service will be met if the increase in service forms part of an Official Plan, capital
forecast or similar expression of the intention of the council and the plan, forecast
or similar expression of the intention of the council has been approved by the
council.
For some projects in the development-related capital forecast, a portion of the project may
confer benefits to existing residents. As required by the DCA, s. 5. (1) 6., these portions of
projects and their associated net costs are the funding responsibility of the Township from
non-development charge sources. The amount of municipal funding for such non-
development shares of projects is also identified as part of the preparation of the
development-related capital forecast.
Township-wide Approach | 13
There is also a requirement in the DCA to reduce the applicable development charge by the
amount of any "uncommitted excess capacity" that is available for a service. Adjustments
are made in the analysis to meet this requirement of the DCA.
4.
Attribution of Types of Development
The next step in the determination of development charges is the allocation of the
development-related net capital costs between the residential and the non-residential
sectors. In the Township of Adjala-Tosorontio, the allocation is based on projected changes
in population in new units and employment over the planning periods.
The residential component of the development charges is applied to different housing types
based on average occupancy factors. The non-residential component is applied on the basis
of gross floor area of building space in square metres.
5.
Final Adjustment
The final determination of the development charge results from adjustments made to
development-related net capital costs for each service and sector resulting from the
application of any unallocated reserve fund balances. A cash flow analysis is also
undertaken for all services to account for the timing of projects and receipt of development
charges. Interest earnings or borrowing costs are therefore accounted for in the calculation
as allowed under the DCA.
C.
OPERATING AND CAPITAL COST IMPACTS AND ASSET
MANAGEMENT PLAN LEGISLATIVE REQUIREMENTS
Section 10 of the DCA identifies what must be included in a Development Charges
Background Study, namely:
s.10 (2) The development charge background study shall include,
(c) an examination, for each service to which the development charge by-law
would relate, of the long-term capital and operating costs for capital
infrastructure required for the service; and
(c.2) an asset management plan prepared in accordance with subsection (3).
Township-wide Approach | 14
1. Asset Management Plan
(3) The asset management plan shall,
(a) deal with all assets whose capital costs are proposed to be funded under the
development charge by-law;
(b) demonstrate that all the assets mentioned in clause (a) are financially
sustainable over their full life cycle;
(c) contain any other information that is prescribed; and
(d) be prepared in a prescribed manner.
The requirement to include an Asset Management Plan (AMP) was part of the DCA
amendments that came into effect on January 1, 2016. A key function of the Asset
Management Plan is to demonstrate that all assets proposed to be funded under the
development charges by-law are financially sustainable over their full life cycle. The section
of the DC Background Study that deals with the operating and capital cost impacts and the
asset management plan can be found in Appendix D.
Development Forecast | 15
3.
DEVELOPMENT FORECAST
This section provides the basis for the development forecasts used in calculating the
development charges, as well as a summary of the forecast results. A more detailed
summary of the forecasts, including tables illustrating historical trends and forecast results
is provided in Appendix A.
A.
RESIDENTIAL FORECAST
Development charges are levied on residential development as a charge per new unit.
Therefore, for the residential forecast, a projection of both the net population growth as
well as the population in new units is required.
The net population growth determines the need for additional facilities and provides the
foundation for the development-related capital program.
When calculating the development charge, however, the development-related net
capital costs are spread over the total additional population that occupy new housing
units. This population in new units represents the population from which development
charges will be collected.
Table 1 provides a summary of the residential forecast over the ten-year planning period,
from 2026 to 2035. As noted in Section II, for development charge calculation purposes, the
ten-year planning period is applicable to all services.
The Township's Census population is expected to increase by about 3,180 people over the
next ten years, reaching approximately 15,920 by 2035. 1,150 additional dwelling units are
forecast to be built between 2026 and 2035 and the population residing in these units is
expected to increase by approximately 3,650.
B.
NON-RESIDENTIAL FORECAST
Development charges are levied on non-residential development as a charge per square
metre of GFA.
The non-residential forecast projects an increase of about 505 employees to 2035, which
will be accommodated in 37,725 square metres of new non-residential building space.
Development Forecast | 16
Table 1 provides a summary of the residential and non-residential development
forecasts used in this analysis.
Growth
Total at
2035
Residential
Total Occupied Dwellings
4,446
1,150
5,596
Population
Census
12,736
3,182
15,919
Population in New Dwellings
3,649
Non-Residential
Total Employment for DCs
1,781
503
2,284
Non-Residential Building Space (Sq. M.)
37,725
Township-Wide Development Forecast
2025
Estimate
All Services
Planning Period
2026 - 2035
TABLE 1
TOWNSHIP OF ADJALA-TOSORONTIO
SUMMARY OF RESIDENTIAL AND NON-RESIDENTIAL FORECAST
DEVELOPMENT FORECAST
Summary of Historical Capital Service Levels | 17
4. SUMMARY OF HISTORICAL CAPITAL SERVICE
LEVELS
The DCA and O. Reg. 82/98 require that development charges be set at a level no higher
than the average level of service provided in the municipality over the 15-year period
immediately preceding the preparation of the Background Study, on a service-by-service
basis.
For non-engineered services (library, parks and recreation, etc.) the legislative requirement
is met by documenting historical service levels for the preceding 15 years; in this case, for
the period from 2011 to 2025. Typically, service levels for non-engineered services are
measured as a ratio of inputs per capita, or per population plus employment.
O. Reg. 82/98 requires that when determining historical service levels, both quantity and
quality of service be taken into consideration. In most cases, the service levels are initially
established in quantitative terms. For example, service levels for buildings are presented in
terms of square feet per capita. The qualitative aspect is introduced by the consideration of
the monetary value of the facility or service. In the case of buildings, for example, the cost
would be shown in terms of dollars per square foot to replace or construct a facility of the
same quality. This approach helps to ensure that the development-related capital facilities
that are to be charged to new development reflect not only the quantity (number and size)
but also the quality (value or replacement cost) of service provided historically by the
Township. Both the quantitative and qualitative aspects of service levels used in the
present analysis are based on information provided by municipal staff, based on historical
records and experience with costs to acquire or construct similar facilities, equipment and
infrastructure today.
The service levels are expressed as a dollar value per capita or a dollar value per capita plus
employment of infrastructure value. This service level expression is a construction to meet
the requirement of Section 5(1) of the DCA and does not necessarily directly reflect the
utilization of infrastructure or the way municipalities plan for services.
Table 2 summarizes service levels for all applicable services (excludes land and studies)
included in the development charge calculation. Appendix B provides the detailed historical
inventory data upon which the calculation of service levels for services considered under
this study is based.
Summary of Historical Capital Service Levels | 18
1.0 FIRE PROTECTION SERVICES
$3,466.45 per population & employment
Buildings
$2,270.91 per population & employment
Vehicles
$1,025.05 per population & employment
Equipment
$161.88 per population & employment
Furniture
$8.61 per population & employment
2.0 PARKS & RECREATION
$1,171.50 per capita
Parkland
$501.26 per capita
Amenities
$598.62 per capita
Parks Equipment
$8.99 per capita
Facilities
$62.63 per capita
3.0 POLICE SERVICES
$4.54 per population & employment
Police
$4.54 per population & employment
4.0 SERVICES RELATED TO A HIGHWAY
$42,563.03 per population & employment
Roads
$33,279.29 per population & employment
Roads Infrastructure
$7,601.73 per population & employment
Buildings
$983.11 per population & employment
Vehicles and Equipment
$698.90 per population & employment
TABLE 2
Service
2011 - 2025
SUMMARY OF AVERAGE HISTORIC SERVICE LEVELS 2011 - 2025
TOWNSHIP OF ADJALA-TOSORONTIO
Service Level Indicator
The Development-Related Capital Forecast | 19
5.
THE DEVELOPMENT-RELATED CAPITAL
FORECAST
The DCA requires the Council of a municipality to express its intent to provide future capital
facilities at the level reflected by the capital program incorporated in the development
charges calculation and recovered through the proposed rates. As noted in Section II,
Ontario Regulation 82/98, s. 3 states that:
For the purposes of paragraph 3 of subsection 5 (1) of the Act, the council of a
municipality has indicated that it intends to ensure that an increase in the need for
service will be met if the increase in service forms part of an official plan, capital
forecast or similar expression of the intention of the council and the plan, forecast
or similar expression of the intention of the council has been approved by the
council.
A.
A DEVELOPMENT-RELATED CAPITAL FORECAST IS PROVIDED
FOR COUNCIL'S APPROVAL
Based on the development forecasts summarized in Section III and detailed in Appendix A,
municipal staff, in collaboration with the consultants have created a development-related
capital forecast setting out those projects that are required to service anticipated
development. For all services, the capital plan covers the ten-year period from 2026 to 2035.
One of the recommendations contained in this Background Study is for Council to adopt the
capital forecast created for the purposes of the development charges calculation. It is
assumed that future capital budgets and forecasts will continue to bring forward the
development-related projects contained herein, that are consistent with the development
occurring in Adjala-Tosorontio. It is acknowledged that changes to the forecast presented
herein may occur through the Township's normal capital budget process.
B.
THE DEVELOPMENT-RELATED CAPITAL FORECAST
A summary of the development-related capital forecast for all services is presented in Table
3. The table provides a total for all services analysed over the ten-year planning period.
Further details on the capital plans for each individual service category are available in
Appendix B.
The Development-Related Capital Forecast | 20
Gross Cost
Grants/
Subsidies
Municipal
Cost
1.0 FIRE PROTECTION SERVICES
$48,516.0
$0.0
$48,516.0
1.1 Additional Fire Hall Space
$43,205.0
$0.0
$43,205.0
1.2 New Vehicles and Equipment
$4,991.0
$0.0
$4,991.0
1.3 Personal Protective Equipment
$320.0
$0.0
$320.0
2.0 PARKS & RECREATION
$6,100.0
$0.0
$6,100.0
2.1 Outdoor Amenities and Equipment
$4,630.0
$0.0
$4,630.0
2.2 Indoor Space
$1,470.0
$0.0
$1,470.0
3.0 POLICE SERVICES
$100.0
$0.0
$100.0
3.1 Provision for Police Capital
$100.0
$0.0
$100.0
4.0 DEVELOPMENT-RELATED STUDIES
$790.3
$0.0
$790.3
4.1 Recovery of Negative Reserve Balance
$75.3
$0.0
$75.3
4.2 Development-Related Studies
$715.0
$0.0
$715.0
5.0 LAND ACQUISITION
$2,400.0
$0.0
$2,400.0
5.1 Fire Protection Services
$1,500.0
$0.0
$1,500.0
5.2 Parks and Recreation
$900.0
$0.0
$900.0
6.0 SERVICES RELATED TO A HIGHWAY
$21,984.0
$0.0
$21,984.0
6.1 Road and Bridge Improvements
$10,274.0
$0.0
$10,274.0
6.2 Buildings and Depots
$9,115.0
$0.0
$9,115.0
6.3 Equipment
$1,795.0
$0.0
$1,795.0
6.4 Sidewalks
$800.0
$0.0
$800.0
TOTAL
$79,890.3
$0.0
$79,890.3
Service
SUMMARY OF DEVELOPMENT-RELATED CAPITAL PROGRAM
TABLE 3
TOWNSHIP OF ADJALA-TOSORONTIO
FOR ALL SERVICES 2026 - 2035
(in $000's)
The Development-Related Capital Forecast | 21
The development-related capital forecast estimates a total gross cost of $79.9 million. No
grants and/or subsidies are expected to offset the cost of the program.
Of the $79.9 million ten-year net municipal capital costs, the Fire Protection Services
capital program represents about 61% ($48.5 million) of the total forecast and provides for
the construction of new fire halls, associated vehicle and equipment acquisitions, as well as
personal protective equipment for 15 additional firefighters and an assistant deputy.
The next largest part of the capital forecast relates to Services Related to a Highway. The
program totals $22.0 million, or 28%, and provides for roads and bridges improvements,
additional Public Works buildings and depots, new equipment, and sidewalk development.
The capital program associated with Parks and Recreation amounts to $6.1 million, or 8%,
and provides for additional amenities at Township parks, as well as an additional 5,000
square feet of community space.
The remainder of the capital forecast totals $3.3 million (4%) and most of which can be
attributed to the new Land Acquisition Service which includes for the land requirements
associated with new community space and fire hall. The remaining expense is related to
Police Services (includes a provision for future police capital) and the Development-Related
Studies program.
Proposed Development Charges Are Calculated In Accordance
with the DCA | 22
6.
PROPOSED DEVELOPMENT CHARGES ARE
CALCULATED IN ACCORDANCE WITH THE
DCA
This section summarizes the calculation of development charges for each service category
and the resulting total charges by sector. For all municipal services, the calculation of the
"unadjusted" per capita (residential) and per square metre (non-residential) charges is
reviewed. Adjustments to these amounts resulting from a cash flow analysis that takes
interest earnings and borrowing costs into account are also discussed (where applicable).
For residential development, the adjusted total per capita amount is converted to a variable
charge by housing unit type using various unit occupancy factors. For non-residential
development, the charges are based on gross floor area of building space.
It is noted that the calculation of the Township-wide development charges does not include
any provision for exemptions required under the DCA, such as the exemption from the
payment of DCs for industrial buildings. Such legislated exemptions, or other exemptions
that Council may choose to provide, will result in loss of DC revenue for the affected types
of development. However, any such revenue loss may not be made up by offsetting
increases in other portions of the calculated charge.
A.
TOWNSHIP-WIDE DEVELOPMENT CHARGES CALCULATION
A summary of the "unadjusted" residential and non-residential development charges is
presented in Table 4 for Township-wide services. Further details of the calculations for
each individual service category are available in Appendix B.
2.
Unadjusted Township-wide Residential and Non-Residential
Development Charges
A summary of the "unadjusted" residential and non-residential development charges for all
services is presented in Table 4.
The net capital forecast for all services total $79.9 million and incorporates those projects
identified to be related to the development anticipated in the next ten years. However, not
all of the capital costs are to be recovered from new development by way of DCs. As shown
on Table 4, $35.2 million relates to replacement of existing capital facilities or for shares of
10 Year Growth in Population in New Units
3,649
10 Year Growth in Square Metres
37,725
Total DC
Net
Replacement
Eligible
Municipal
& Benefit to
Available
Post-2035
Costs for
Cost
Existing
DC Reserves
Benefit
Recovery
($000)
($000)
($000)
($000)
($000)
%
($000)
%
($000)
1.0 FIRE PROTECTION SERVICES
$48,516
$28,268
$1,595
$5,877
$12,776
88%
$11,242
12%
$1,533
Unadjusted Development Charge Per Capita
$3,081
Unadjusted Development Charge Per Sq.M
$40.64
2.0 PARKS & RECREATION
$6,100
$50
$1,038
$1,283
$3,728
100%
$3,728
0%
$0
Unadjusted Development Charge Per Capita
$1,022
Unadjusted Development Charge Per Sq.M
$0.00
3.0 POLICE SERVICES
$100
$0
$7
$76
$17
88%
$15
12%
$2
Unadjusted Development Charge Per Capita
$4
Unadjusted Development Charge Per Sq.M
$0.05
4.0 DEVELOPMENT-RELATED STUDIES
$790
$75
$0
$0
$715
88%
$629
12%
$86
Unadjusted Development Charge Per Capita
$173
Unadjusted Development Charge Per Sq.M
$2.28
5.0 LAND ACQUISITION
$2,400
$802
$0
$0
$1,598
95%
$1,514
5%
$84
Unadjusted Development Charge Per Capita
$415
Unadjusted Development Charge Per Sq.M
$2.22
6.0 SERVICES RELATED TO A HIGHWAY
$21,984
$5,985
$3,166
$4,680
$8,154
88%
$7,175
12%
$978
Unadjusted Development Charge Per Capita
$1,967
Unadjusted Development Charge Per Sq.M
$25.94
Unadjusted Development Charge Per Capita ($)
$6,661.06
Unadjusted Development Charge Per Sq. M.
$71.13
TABLE 4
TOWNSHIP OF ADJALA-TOSORONTIO
SUMMARY OF UNADJUSTED RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGES
10-YEAR CAPITAL PROGRAM
Service
Development-Related Capital Program (2026 - 2035)
Residential
Non-Residential
Share
Share
Proposed Development Charges Are Calculated In Accordance
with the DCA | 23
Proposed Development Charges Are Calculated In Accordance
with the DCA | 24
projects that provide benefit to the existing community. These portions of capital costs will
have to be funded from non-development charge revenue sources, largely property taxes for
this group of services.
An additional share of $5.8 million has been identified as available development charges
reserve funds and represents the revenue collected from previous DCs. This portion has
been netted out of the chargeable capital costs. A share of $11.9 million, or 15% of the
forecast is attributable to development beyond 2035 or relates to shares of the program that
exceeds the maximum allowable funding envelope. This development-related share has
been removed from the calculation and may therefore be recovered under future
development charge studies or other development-related mechanisms (such as community
benefit charges if applicable).
The total costs eligible for recovery through development charges for Township-wide
services is $27.0 million. This amount is allocated between the residential and non-
residential sectors to derive the unadjusted development charges. Parks & Recreation are
deemed to benefit residential development only, while the remaining services are allocated
between both sectors based on shares of population in new units and employment growth
over the next ten years. The allocation to the residential sector for these services is
calculated at 88% and 12% to the non-residential sector.1
Approximately $24.3 million of the general services development charges eligible capital
program is deemed to benefit residential development. When this amount is divided by the
ten-year growth in population in new dwelling units (3,649), an unadjusted charge of
$6,661.06 per capita results. The non-residential share totals $2.7 million, which yields an
unadjusted charge of $71.13 per square metre when divided by the ten-year increase in
non-residential building space (37,725 square metres).
3.
Adjusted Township-wide Residential and Non-Residential
Development Charges
Final adjustments to the "unadjusted" development charge rates are made through a cash
flow analysis for general services. The analysis, details of which are included in the
appendices, considers the borrowing cost and interest earnings associated with the timing
of expenditures and development charge receipts for each service category.
1 The allocation of costs for land acquisition is weighted based on the service to which the land needs relate.
Therefore, the weighted allocation shown in Table 4 is 95% residential and 5% non-residential.
Proposed Development Charges Are Calculated In Accordance
with the DCA | 25
Table 5 summarizes the results of the cash flow adjustments for the Township-wide
residential development charges rates. The adjusted per capita rate increases by $512.30
from $6,661.07 per capita to $7,173.36 per capita after the cash flow analysis for the
Township-wide residential charge.
Residential development charges are proposed to vary by dwelling unit type to reflect their
different occupancy factors and resulting demand for municipal services, as shown on Table
5, the calculated charge for a single or semi-detached unit is $23,887 per unit, $18,650 for a
row or other type of multiple unit, $12,552 for a large apartment (two or more bedrooms),
and $8,752 for a small apartment (less than two bedrooms).
The Township-wide non-residential development charge experiences an increase after cash
flow considerations of $4.49, from $71.12 to $75.61 per square metre for development
anywhere in the Township. These charges are displayed on Table 6.
Service
Fire Protection Services
3,081.23
$
3,424.50
$
$11,404
$8,904
$5,993
$4,178
48%
Parks & Recreation
1,021.80
$
1,032.85
$
$3,439
$2,685
$1,807
$1,260
14%
Police Services
4.04
$
3.97
$
$13
$10
$7
$5
0%
Development-Related Studies
172.52
$
187.69
$
$625
$488
$328
$229
3%
Land Acquisition
414.96
$
468.85
$
$1,561
$1,219
$820
$572
7%
Services Related To A Highway
1,966.51
$
2,055.51
$
$6,845
$5,344
$3,597
$2,508
29%
TOTAL CHARGE
$6,661.07
$7,173.36
$23,887
$18,650
$12,552
$8,752
100%
(1) Based on Persons per Unit of:
3.33
2.60
1.75
1.22
Singles and
Semis
Other
Multiples
Apartments
(>=2
Bedrooms)
Apartments
(Bachelor and
1 Bedroom)
TABLE 5
TOWNSHIP OF ADJALA-TOSORONTIO
TOWNSHIP-WIDE DEVELOPMENT CHARGES
RESIDENTIAL DEVELOEPMENT CHARGES BY UNIT TYPE
Unadjusted Charge
Per Capita
Adjusted Charge
Per Capita
Percentage of
Charge
Residential Charge by Unit Type
Service
$40.64
$44.06
58%
$0.00
$0.00
0%
$0.05
$0.05
0%
$2.28
$2.41
3%
$2.22
$2.45
3%
Fire Protection Services
Parks & Recreation
Police Services
Development-Related Studies
Land Acquisition
Services Related To A Highway
$25.94
$26.64
35%
TOTAL CHARGE
$71.12
$75.61
100%
Unadjusted
Charge Per
Square Metre
Non-Res Charge
Per Square Metre
Percentage of
Charge
TABLE 6
TOWNSHIP OF ADJALA-TOSORONTIO
TOWNSHIP-WIDE DEVELOPMENT CHARGES
NON-RESIDENTIAL DEVELOPMENT CHARGES PER SQUARE METRE
Proposed Development Charges Are Calculated In Accordance
with the DCA | 26
Comparison of Calculated and Current Development Charges |
27
7.
COMPARISON OF CALCULATED AND CURRENT
DEVELOPMENT CHARGES
Tables 7 and 8 present a comparison of the newly calculated residential and non-residential
development charges with the Township's current charges as of October 1, 2025.
Table 7 shows that the calculated Township-wide residential development charge for a
single or semi-detached unit is increasing by $11,461 (92%) over the current Township-
wide charge of $12,426.
The comparison of calculated non-residential development charges with current rates is
shown on Table 8. The calculated Township-wide charge of $75.61 per square metre is
$27.07 (56%) more than the current charge of $48.55.
Service
$
%
Fire Protection Services
$2,812
$11,404
$8,592
306%
Parks & Recreation
$1,838
$3,439
$1,601
87%
Police Services
$14
$13
($1)
-7%
Development-Related Studies
$436
$625
$189
43%
Land Acquisition
$0
$1,561
$1,561
N/A
Services Related To A Highway
$7,326
$6,845
($481)
-7%
TOTAL CHARGE
$12,426
$23,887
$11,461
92%
*DC Rates as of Oct 1 2025
Current Residential
Charge / SDU*
Calculated
Residential Charge
/ SDU
TOWNSHIP OF ADJALA-TOSORONTIO
COMPARISON OF CURRENT AND CALCULATED
RESIDENTIAL DEVELOPMENT CHARGES
Difference in Charge
TABLE 7
Service
%
$
$11.09
$44.06
$32.98
297%
$7.21
$0.00
($7.21)
$0.00
$0.05
$0.05
$1.72
$2.41
$0.69
$0.00
$2.45
$2.45
Fire Protection Services
Parks & Recreation
Police Services
Development-Related Studies
Land Acquisition
Services Related To A Highway
$28.52
$26.64
($1.89)
-100%
N/A
40%
N/A
-7%
TOTAL CHARGE
$48.55
$75.61
$27.07
56%
TABLE 8
TOWNSHIP OF ADJALA-TOSORONTIO
COMPARISON OF CURRENT AND CALCULATED
NON-RESIDENTIAL DEVELOPMENT CHARGES
Current Non-
Residential Charge
/ Sq. Metre*
Calculated Non-
Residential Charge
/ Sq. Metre
Difference in Charge
Proposed Development Charges Are Calculated In Accordance
with the DCA | 28
Cost of Growth Analysis | 29
8.
COST OF GROWTH ANALYSIS
This section examines the long-term capital and operating costs as well as the asset
management-related annual provisions for the capital facilities and infrastructure to be
included in the DC By-law. This examination is required as one of the provisions of the
DCA. The analysis for all services is included in Appendix D.
A.
ASSET MANAGEMENT PLAN
Table 9 provides the calculated annual asset management contribution for both the gross
capital expenditures and the share related to the 2026-2035 DC recoverable portion. The
year 2036 has been included to calculate the annual contribution for the 2026-2035 period
as the expenditures in 2035 will not trigger asset management contributions until 2036. As
shown in Table 9, by 2036, the Township will need to fund an additional $1.1 million per
annum in order to properly fund the full life cycle costs of the new assets related to the
general services supported under the development charges by-law.
B.
LONG-TERM CAPITAL AND OPERATING COST IMPACTS
1.
Net Operating Costs for the Township's Services Estimated to
Increase over the Forecast Period
The Township will experience estimated increase in net operating costs for additions associated
with the planned capital program. These estimates are based on average costs derived from a
DC Related
Non-DC Related
DC Related
Non-DC Related
Fire Protection Services
$14,370,468
$34,145,532
$376,925
$965,542
Parks & Recreation
$4,766,591
$1,333,409
$227,900
$84,571
Police Services
$23,778
$76,222
$3,951
$8,175
Services Related To A Highway
$11,319,456
$10,664,544
$438,020
$318,361
Development-Related Studies
$715,317
$75,000
$0
$0
Land Acquisition
$1,597,816
$802,184
$0
$0
Total
$32,793,425
$47,096,892
$1,046,796
$1,376,648
TABLE 9
TOWNSHIP OF ADJALA-TOSORONTIO
ANNUAL ASSET MANAGEMENT PROVISION
2026-2035
Capital Program
Calculated AMP
Provision by 2036
Service
Cost of Growth Analysis | 30
review of recent budgets and the 2024 Financial Information Return (FIR) (additional details are
included in Appendix D).
As described in Appendix D, by 2036, the Township's net operating costs are estimated to
increase by about $4.5 million for property tax supported services. Increases in net operating
costs will be experienced as new facilities are opened, park amenities are developed, and
roads/sidewalks are constructed.
2.
Long-Term Capital Financing from Non-Development Charge
Sources Totals $35.2 million for Tax Supported Assets
Table 10 summarizes the components of the development-related capital forecast that will
require funding from non-DC sources. In total, $35.2 million will need to be financed from
non-DC sources over the 2026-2035 planning period. In addition, $11.9 million in interim DC
financing related to post-period shares of projects may be required.
3. Program is Deemed Financially Sustainable
The calculated annual funding provision should be considered within the context of the
Township's projected growth. Over the next ten years (to 2035), the Township is projected
to increase by approximately 1,150 dwellings. In addition, the Township is forecasted to add
about 505 new employees that will result in approximately 37,725 square metres of
additional non-residential building space.
Total DC
Net
Replacement
Eligible
Municipal
& Benefit to
Available
Post-2035
Costs for
Cost
Existing
DC Reserves
Benefit
Recovery
($000)
($000)
($000)
($000)
($000)
1.0 FIRE PROTECTION SERVICES
$48,516
$28,268
$1,595
$5,877
$12,776
2.0 PARKS & RECREATION
$6,100
$50
$1,038
$1,283
$3,728
3.0 POLICE SERVICES
$100
$0
$7
$76
$17
4.0 DEVELOPMENT-RELATED STUDIES
$790
$75
$0
$0
$715
5.0 LAND ACQUISITION
$2,400
$802
$0
$0
$1,598
6.0 SERVICES RELATED TO A HIGHWAY
$21,984
$5,985
$3,166
$4,680
$8,154
TOTAL
$79,890
$35,180
$5,806
$11,917
$26,987
TABLE 10
TOWNSHIP OF ADJALA-TOSORONTIO
SUMMARY OF 10-YEAR CAPITAL PROGRAM
10-YEAR CAPITAL PROGRAM
Service
Development-Related Capital Program (2026 - 2035)
Cost of Growth Analysis | 31
In addition, as part of the annual budget update the Township also contributes to asset
replacement reserves and spends on yearly asset replacement needs as needed. Through
this annual exercise, staff identify the required funding and propose mitigating measures in
order to ensure there are sufficient funds in reserves over the long-term. Life-cycle funding
methodologies are also reviewed in order to ensure that the Township is continuing to
implement financially sustainable practices for funding the eventual replacement of assets.
The calculated annual provisions identified are considered to be financially sustainable as it
is expected that the increased capital asset management requirements can be absorbed by
the tax and user base over the long-term.
Other Considerations and Legislative Requirements | 32
9.
OTHER CONSIDERATIONS AND LEGISLATIVE
REQUIREMENTS
This section sets out other considerations and legislative requirements relating to the DCA
including administration and collection, recent legislative changes, and consideration for
area rating.
A.
CONSIDERATION OF AREA RATING
In accordance with the recent changes to s.10(2 of the DCA, a development charge
background study must give consideration for "the use of more than one development
charge by-law to reflect different needs for services in different areas". Following
consultation with Municipal staff, it was determined that a municipal-wide approach
continues to be most appropriate for the nature of the works and services provided in the
Municipality, and as such, only a Municipal-wide charge has been proposed.
For all the development charge eligible services that Adjala-Tosorontio provides, the full
range of capital facilities, land, equipment and infrastructure is available throughout the
Township. All residents therefore have access to all facilities. A widely accepted method for
recovering the development-related capital costs for such services is to apportion them
over all new development anticipated in the Township.
The needs for servicing are outlined as follows:
Services such as Parks & Recreation are open and accessible to all residents in the
Township and are driven and planned for based on Township-wide population
growth.
Fire Services, Police, Services Related to a Highway and Development-Related
Studies are provided to all residents and employees in the Township and are driven
and planned based on Township-wide population or population and employment
growth.
Furthermore, the existing ASDC levied for road works in the Everett Settlement Area will not
be renewed at this time as the funding structure for this infrastructure has changed
negating the need for an ASDC.
Other Considerations and Legislative Requirements | 33
B.
DEVELOPMENT CHARGES ADMINISTRATION
A draft copy of the development charges by-law has been included in this study and made
available in advance of the scheduled public meeting for review. The by-law itself contains
a series of polices as it relates to the Township's policies and practices regarding
development charge administration. In this regard, a few specific recommendations:
It is recommended that the Township develop reporting policies consistent with the
requirements of the DCA;
It is recommended that the by-law permit the payment of a development charge in cash
or through services-in-lieu agreements. The municipality is not obligated to enter into
services-in-lieu agreements;
The proposed draft by-law sets out the rules to determine development charges
applicable in any particular case. Rules for exemptions are also to be outlined in the
proposed draft by-law;
It is recommended that Council adopt the development-related capital forecast included
in this background study, subject to annual review through the Township's normal
capital budget process.
C.
LOCAL SERVICE DEFINITIONS
The Township is now required to adopt a local service policy for each service included in
the DC by-laws that has any component delivered as a local service. The local service policy
must identify the works or classes of works that are considered local services. A local
service policy has been included as Appendix E in this study.
The purpose in establishing these local service definitions is to determine the eligible
capital costs for inclusion in the development charges calculation for the Township. The
functions or services deemed to be local in nature are not to be included in the
determination of the development charge rates. The provision of local services is
considered to be a direct developer responsibility under s. 59 of the DCA and will (or may)
be recovered under other agreement(s) with the landowner or developer.
APPENDIX A
DEVELOPMENT FORECAST
Appendix A | 34
DEVELOPMENT FORECAST
This appendix provides the details of the development forecast that was used to prepare
the 2026 Development Charges Background Study for the Township of Adjala-Tosorontio.
The forecast method and key assumptions are discussed. The results of the forecasts are
presented in the following tables:
Historical Development
Table 1 Historical Population, Occupied Households & Employment Summary
Table 2 Historical Annual Housing Building Permits
Table 3 Households by Period of Construction Showing Household Size
Forecast Development
Table 4 Population, Household & Employment Forecast
Table 5 Forecast of Household Growth by Unit Type
Table 6 Forecast Population Growth in New Households by Unit Type
Table 7 Non-Residential Space Forecast
A.
FORECAST AND KEY ASSUMPTIONS
The Development Charges Act, 1997 (DCA) requires the Township to estimate "the
anticipated amount, type and location of development" for which development charges may
be imposed. The development forecast must cover both residential and non-residential
development and be specific enough with regards to quantum, type, location and timing of
development to allow the Township to prepare a reasonable development-related capital
program. A ten-year development forecast, from 2026 to 2035, has been used for all eligible
services in the Township.
The development forecast is based on estimates of development occurring within the
Township's development areas. This is consistent with Provincial regulations that require
development charges forecasts be based on areas approved for development in a
municipality's Official Plan.
The forecasts used in this Development Charges Background Study are based on
discussions with planning staff to account for known and planned developments. Based on
the estimated growth the Township has seen since 2011, the 2025 population in the
municipality is estimated to exceed the total target population in 2051 of 11,970 as
Appendix A | 35
outlined in the Growth Forecast and Land Needs Assessment Report (March 31, 2022)
which was prepared as background research for the County of Simcoe's Municipal
Comprehensive Review. Therefore, the forecasts in this DC also rely on municipal estimates
about future activity and recent permit data in addition to the Growth Forecast and Land
Needs Assessment Report.
Development charges for the services of Fire Protection, Parks and Recreation, Police
Services, Services Related to a Highway, Land Acquisition, and Development-Related
Studies that provide Township-wide benefits, are based on the Township-wide forecasts
shown herein.
B.
HISTORICAL DEVELOPMENT IN THE TOWNSHIP
The Township has experienced steady and sustained population and household growth over
the last fifteen years, with an increased level of activity in recent years.
Historical growth and development figures presented here are based on Statistics Canada
census data and housing completion information. A "Census-based" definition of population
is used for the purposes of the Development Charges study. This definition does not include
the Census net undercoverage, which is typically included in the definition of "total"
population used in the Official Plan. For development charges purposes, a fifteen-year
historical period of 2011 to 2025 is used for calculating service levels. Since 2021 was the
year of the last Census, figures from 2022 to 2025 are estimated.
Table 1 shows that the population has grown across the Township by about 2,115 people
from 2011-2025. The number of housing units in the Township increased by about 880 over
the same period.
Employment numbers used in Table 1 are based on Statistics Canada place of work data.
Place of work employment figures record where people work rather than their place of
residence. The employment figures shown in this table include workers with no fixed
address. However, work-at-home employment is excluded from the figures, for development
charge purposes, as this type of employment does not require building floorspace for its
activities. Table 1 shows that employment grew in the Township by about 210 jobs over the
same period. The activity rate (the ratio of employment to population) for the Township has
remained relatively consistent over the period.
Appendix A | 36
Table 2 outlines the historical residential building permits over the last ten years, with a
similar pattern in the share of unit types. Over the last ten years, the overwhelming majority
of units relate to ground-related single detached units.
Table 3 provides details on historical occupancy patterns in the Township. The overall
average occupancy level in the Township is 2.87 persons per housing unit (PPU).
Occupancy levels for recently constructed units (2011-2021) are higher than the overall
average and are used in the development charges calculation since they better reflect the
number of people that will be residing in new developments. The average PPU of single and
semi-detached units built in the Township in the period 2011 to 2021 is 3.33. As the sample
size for newly constructed units for row housing and apartments are more limited relative to
single and semi-detached new unit construction data, a PPU 2.60 for row housing and a
PPU of 1.59 for apartment housing are used in the calculations1. The PPU factors for
apartments were maintained from the previous DC Study and the Row units PPU is
estimated based on the 2021 DC Study to maintain a similar proportion to the single-semi
occupancy pattern.
C.
FORECAST METHOD AND RESULTS
This section describes the method used to establish the development forecast for the
planning periods from 2026 to 2035.
Development charges are levied on residential development as a charge per new unit.
Therefore, for the residential forecast, a projection of both the net population growth as
well as the population in new housing is required.
Net population growth determines the need for additional facilities and provides the
foundation for the development-related capital program.
When calculating the development charge, however, the development-related net
capital costs are spread over the total additional population that occupies new housing
units. This population in new units represents the population from which development
charges will be collected.
Development charges are levied on non-residential development as a charge per unit of
gross floor area (GFA). The non-residential forecast requires a projection of employment
1 The PPU for large and small apartments is maintained from on the 2021 DC Study: 1.75 for large apartments (>=2
bedrooms) and 1.22 for small apartments (Bachelor and 1 Bedroom).
Appendix A | 37
growth as well as a projection of the new floorspace associated with the employment
growth in the Township.
1. Residential Forecast
The residential development forecast incorporates forecasts of population, households, and
housing units by type. The population forecast is Census based. Table 4 summarizes the
forecast for the Township between 2026 and 2035. Over the ten-year forecast period (2026-
2035), about 3,180 additional people and 1,150 new households are forecast to be added in
the Township.
A breakdown of the housing units forecast to accommodate these households is shown in
Table 5. Approximately 930 (81%) of households are forecast to be accommodated in single
and semi-detached homes. The remaining 220 units are forecast to be mostly in rows and
other multiples with a small number of additional apartment units. This pattern of housing
growth would represent somewhat higher density housing than the pattern experienced in
the Township over the last ten years. As illustrated in the table, the number of units
accelerates in 2029 following completion of the wastewater treatment plant works in late
2028.
Table 6 shows the forecast of population growth in new units, which was estimated by
applying the following PPUs to the housing unit forecast: 3.33 for single and semi-detached
units; 2.60 for rows and other multiples; and 1.59 for apartments. The PPU estimates are
based upon the historical time series of population growth in housing by period of
construction provided in Table 3 for single and semi-detached units. The population growth
in new units is estimated at about 3,650 people over the forecast period.
2. Non-Residential Forecast
Non-residential development charges are calculated on a per unit of gross floor area (GFA)
basis. Therefore, as required by the DCA, a forecast of future non-residential building space
has been developed. As with the residential forecast, the non-residential forecast covers
the ten-year period from 2026 to 2035. The non-residential building space used in this DC
Background Study is based on the employment forecast.
As demonstrated in Table 7, employment is forecast to grow by about 500 jobs between
2026 and 2035 in the Township.
Over the 10-year planning period, about 37,725 square metres of building space is forecast
to be added. The average square meters per employee is 75 square metres per employee,
which was used to derive the floor space forecast.
Appendix A | 38
Household
Mid-Year
Growth
Growth
PPU
Growth
Activity Rate
2010
10,623
-18
3,568
7
1,573
2011
10,603
-20
3,574
6
2.97
1,605
32
15.1%
2012
10,676
73
3,625
51
2.95
1,602
-3
15.0%
2013
10,750
74
3,676
51
2.92
1,599
-3
14.9%
2014
10,824
74
3,728
52
2.90
1,596
-3
14.7%
2015
10,899
75
3,781
53
2.88
1,593
-3
14.6%
2016
10,975
76
3,834
53
2.86
1,590
-3
14.5%
2017
10,978
3
3,834
0
2.86
1,588
-2
14.5%
2018
10,981
3
3,834
0
2.86
1,586
-2
14.4%
2019
10,984
3
3,834
0
2.86
1,584
-2
14.4%
2020
10,987
3
3,834
0
2.87
1,582
-2
14.4%
2021
10,989
2
3,836
2
2.86
1,579
-3
14.4%
2022
11,021
32
3,847
11
2.86
1,627
48
14.8%
2023
11,447
427
3,996
149
2.86
1,677
50
14.6%
2024
12,553
1,106
4,382
386
2.86
1,728
51
13.8%
2025
12,736
183
4,446
64
2.86
1,781
53
14.0%
Total 2011 - 2025
2,113
878
208
Source: Statistics Canada, 2006, 2011 and 2021 Census
Note: Figures for inter-censal years and from 2021-2025 are estimated. Employment for DC Study includes No Fixed Place of Work Employment but excludes Work at Home.
APPENDIX A - TABLE 1
TOWNSHIP OF ADJALA-TOSORONTIO
HISTORICAL POPULATION, OCCUPIED HOUSEHOLDS & EMPLOYMENT SUMMARY
Census Population
Occupied
Households
Employment
by Place of Work
Appendix A | 39
Year
Singles
Semis
Rows
Apts.
Total
Singles
Rows
Apts.
Total
2016
18
0
0
0
18
100%
0%
0%
100%
2017
23
0
0
2
25
92%
0%
8%
100%
2018
8
0
0
2
10
80%
0%
20%
100%
2019
14
0
0
0
14
100%
0%
0%
100%
2020
16
0
0
1
17
94%
0%
6%
100%
2021
10
0
0
1
11
91%
0%
9%
100%
2022
143
0
0
6
149
96%
0%
4%
100%
2023
339
0
47
0
386
88%
12%
0%
100%
2024
55
0
0
9
64
86%
0%
14%
100%
2025
28
0
0
0
28
100%
0%
0%
100%
Total 2016 - 2025
654
0
47
21
722
Source: Statistics Canada, Building Permits
Building Permits Annual Housing - Units
HISTORICAL ANNUAL HOUSING BUILDING PERMITS
TOWNSHIP OF ADJALA-TOSORONTIO
APPENDIX A - TABLE 2
Shares By Unit Type
Appendix A | 40
Period of Construction
Period of Construction Summaries
Dwelling Unit Type
Pre 1945
1946-1960
1961-1970
1971-1980
1981-1990
1991-1995
1996-2000
2001-2005
2006-2010
2011-2016
2016-2021
Pre 2011
2011-2021
Total
Singles and Semis
Household Population
1,160
715
825
2,235
1,710
470
1,020
1,265
595
440
260
9,995
700
10,695
Households
470
265
340
755
575
165
335
400
185
135
75
3,490
210
3,700
Household Size
2.47
2.70
2.43
2.96
2.97
2.85
3.04
3.16
3.22
3.26
3.47
2.86
3.33
2.89
Rows
Household Population
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Households
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Household Size
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Apartments
Household Population
0
0
0
35
0
0
0
0
0
0
0
35
0
35
Households
25
0
0
20
0
0
0
0
0
0
0
45
0
45
Household Size
0.00
0.00
0.00
1.75
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.78
0.00
0.78
All Units
Household Population
1,160
715
825
2,270
1,710
470
1,020
1,265
595
440
260
10,030
700
10,730
Households
495
265
340
775
575
165
335
400
185
135
75
3,535
210
3,745
Household Size
2.34
2.70
2.43
2.93
2.97
2.85
3.04
3.16
3.22
3.26
3.47
2.84
3.33
2.87
Source: Statistics Canada, National Household Survey Special Run.
Note: Population and household figures in this table are based on National Household Survey and may differ from Census figures.
APPENDIX A - TABLE 3
TOWNSHIP OF ADJALA-TOSORONTIO
HISTORICAL HOUSEHOLDS BY PERIOD OF CONSTRUCTION SHOWING HOUSEHOLD SIZE
Appendix A | 41
Census
Census
Employment
Employment by
Mid-Year
Population
Pop'n Growth
by POW
POW Growth
2025
12,736
4,446
2.86
1,781
2026
12,769
33
4,473
27
2.85
1,835
54
2027
12,846
77
4,500
27
2.85
1,875
40
2028
12,938
91
4,532
32
2.85
1,916
41
2029
13,371
434
4,684
152
2.85
1,958
42
2030
13,805
434
4,836
152
2.85
2,001
43
2031
14,239
434
4,988
152
2.85
2,046
45
2032
14,673
434
5,140
152
2.85
2,103
57
2033
15,107
434
5,292
152
2.85
2,162
59
2034
15,487
379
5,444
152
2.84
2,222
60
2035
15,919
432
5,596
152
2.84
2,284
62
Total 2026 - 2035
3,182
1,150
503
TOWNSHIP OF ADJALA-TOSORONTIO
APPENDIX A - TABLE 4
Occupied
Households
Total Household
Growth
Household
Size
POPULATION, HOUSEHOLD & EMPLOYMENT FORECAST SUMMARY
Appendix A | 42
Source: Hemson Consulting Ltd.
Annual Growth in Total Occupied Households
Shares By Unit Type
Mid-Year
Singles &
Semis
Rows & Other
Multiples
Apartments
Total New
Households
Singles &
Semis
Rows & Other
Multiples
Apartments
Total
2026
25
0
2
27
92.6%
0.0%
7.4%
100.0%
2027
25
0
2
27
92.6%
0.0%
7.4%
100.0%
2028
30
0
2
32
93.8%
0.0%
6.3%
100.0%
2029
150
0
2
152
98.7%
0.0%
1.3%
100.0%
2030
150
0
2
152
98.7%
0.0%
1.3%
100.0%
2031
150
0
2
152
98.7%
0.0%
1.3%
100.0%
2032
100
50
2
152
65.8%
32.9%
1.3%
100.0%
2033
100
50
2
152
65.8%
32.9%
1.3%
100.0%
2034
100
50
2
152
65.8%
32.9%
1.3%
100.0%
2035
100
50
2
152
65.8%
32.9%
1.3%
100.0%
Total 2026 - 2035
930
200
20
1,150
APPENDIX A - TABLE 5
TOWNSHIP OF ADJALA-TOSORONTIO
FORECAST OF HOUSEHOLD GROWTH BY UNIT TYPE
Appendix A | 43
Source: Hemson Consulting Ltd.
Mid-Year
2026
83
0
3
86
2027
83
0
3
86
2028
100
0
3
103
2029
500
0
3
503
2030
500
0
3
503
2031
500
0
3
503
2032
333
130
3
466
2033
333
130
3
466
2034
333
130
3
466
2035
333
130
3
466
2026 - 2035
3,097
520
32
3,649
Based on PPUs
3.33
2.60
1.59
Source: Hemson Consulting Ltd., 2026
Total Population
in New
Households
APPENDIX A -TABLE 6
TOWNSHIP OF ADJALA-TOSORONTIO
FORECAST POPULATION GROWTH IN NEW HOUSEHOLDS BY UNIT TYPE
Singles &
Semis
Rows & Other
Multiples
Apartments
Appendix A | 44
Average Sq.M. Per Employee
75
m2 per employee
Mid-Year
Place of Work
Employment
Annual Growth
Growth in Space (m2)
2026
1,835
54
4,025
2027
1,875
40
3,025
2028
1,916
41
3,075
2029
1,958
42
3,150
2030
2,001
43
3,225
2031
2,046
45
3,368
2032
2,103
57
4,282
2033
2,162
59
4,425
2034
2,222
60
4,500
2035
2,284
62
4,650
Total 2026 - 2035
503
37,725
APPENDIX A - TABLE 7
TOWNSHIP OF ADJALA-TOSORONTIO
NON-RESIDENTIAL SPACE FORECAST
Appendix A | 45
Source: Hemson Consulting Ltd., 2026
APPENDIX B
GENERAL SERVICES
TECHNICAL APPENDIX
Appendix B | 46
GENERAL SERVICES TECHNICAL APPENDIX
This appendix provides the detailed analysis undertaken to establish the development
charge rates for each of the eligible general services provided by the Township of Adjala-
Tosorontio. Six services have been analysed as part of this Development Charges (DC)
Background Study:
Appendix B.1
Fire Protection Services
Appendix B.2
Parks and Recreation
Appendix B.3
Police Services
Appendix B.4
Services Related to a Highway
Appendix B.5
Land Acquisition
Appendix B.6
Development-Related Studies
Every section, apart from Development-Related Studies and Land Acquisition, contain a set
of three tables. The tables provide the background data and analysis undertaken to arrive at
the calculated development charge rates for that particular service. An overview of the
content and purpose of each of the tables is given below.
TABLE 1
HISTORICAL SERVICE LEVELS
Table 1 presents the data used to determine the 15-year historical service level. The DCA
and O. Reg. 82/98 require that development charges be set at a level no higher than the
average service level provided in the Township. This must be done over the 15-year period
immediately preceding the preparation of the Background Study, on a service-by-service
basis. For the purpose of this study, the historical inventory period has been defined as
2011 to 2025.
O. Reg. 82/98 requires that when defining and determining historical service levels both the
quantity and quality of service be taken into consideration. In most cases, the service levels
are initially established in quantitative terms. For example, service levels for buildings are
presented in terms of square feet. The qualitative aspect is introduced by considering the
monetary value of the facility or service. In the case of buildings, for example, the cost
would be shown in terms of cost per square foot to replace or construct a facility of the
same quality. This approach helps to ensure that the growth-related capital facilities that
are to be funded by new growth reflect not only the quantity (number and size) but also the
quality (replacement value or cost) of service provided by the Township in the past. Both
the quantitative and qualitative aspects of service levels used in the current analysis are
Appendix B | 47
based on information provided by municipal staff. This information is generally based on
historical records, recent tenders and experience with costs to acquire or construct similar
facilities, equipment and infrastructure in comparable municipalities.
Table 1 also shows the calculation of the "maximum allowable" funding envelope. The
maximum allowable is defined as the 15-year historical service level (expressed as either
$/capita or $/population and employment) multiplied by the forecast increase in net
population growth, or net population and employment growth, over the planning period. The
resulting figure is the value of capital infrastructure that must be constructed for that
particular service so that the 15-year historical service level is maintained.
There is also a requirement in the DCA to consider "excess capacity" within the Township's
existing infrastructure that may be available to partially meet the future servicing
requirements. If Council has expressed its intent before or at the time the capacity was
created to recoup the cost of providing the capacity from new development, it is considered
"committed excess capacity" under the DCA, and the associated capital cost is eligible for
recovery. The development of the capital programs takes into consideration any available,
or useable, servicing capacity with existing infrastructure. Should uncommitted excess
capacity exist, it is determined whether or not this capacity will be available to service new
development, and if so, deductions to maximum allowable funding envelope are required.
TABLE 2
DEVELOPMENT-RELATED CAPITAL PROGRAM
(INCLUDING CAPITAL COST AND BTE METHODOLOGY)
The DCA requires that Council express its intent to undertake the capital program in order
to support future development. Based on the development forecasts presented in Appendix
A, Township staff in collaboration with consultants, have created a development-related
capital forecast that sets out the projects required to service anticipated development for
the ten-year period from 2026-2035.
To determine the share of the program that is eligible for recovery through development
charges, the project costs are reduced by any anticipated grants, subsidies or other
recoveries, "replacement" and benefit to existing shares.
A replacement share represents the portion of a capital project that will benefit the existing
community. It could for example, represent a portion of a new facility that will, at least in
part, replace a facility that is demolished, redeployed or will otherwise not be available to
serve its former function. The replacement share of the capital program is not deemed to be
development-related and is therefore removed from the development charge calculation.
Appendix B | 48
The capital cost for replacement will require funding from non-development charge sources,
typically property taxes or user fees.
The capital program less any replacement shares or benefit to existing shares yields the
development-related costs. Although deemed development-related, not all of the net
development-related capital program may be recoverable from development charges in the
period from 2026 to 2035. For some services, reserve fund balances may be available to
fund a share of the program. In addition, a portion of the capital program may service
growth occurring beyond 2035. This portion of the capital program is deemed "pre-built"
service capacity and is considered as committed excess capacity to be recovered under
future development charges, or it is a service level increase. This post-period share may
also be recovered from other development-related mechanisms, such as a community
benefits charge, if deemed appropriate.
The remaining portion of the net capital program represents the development-related cost
that may be included in the DC calculation. In all cases, as required, this amount is equal to
or less than the maximum allowable capital amount as calculated at the end of Table 1. The
result is the discounted development-related net capital costs eligible for recovery against
growth over the forecast period from 2026 to 2035.
Calculation of the Unadjusted Development Charges Rates
The section below the capital program displays the calculation of the "unadjusted"
development charge rates. The term "unadjusted" development charge is used to
distinguish the charge that is calculated prior to cash flow financing considerations. The
cash flow analysis is shown in Table 3 (Table 2 for Land Acquisition and Development-
Related Studies.
The first step in determining the unadjusted development charge rate is to allocate the
development-related net capital cost between the residential and non-residential sectors.
For all general services with the exception of Parks and Recreation and Land Aquisition, the
development-related costs have been apportioned as 88% residential and 12% non-
residential. This apportionment is based on the anticipated shares of population growth in
new units and employment growth in new space over the ten-year forecast period.
Appendix B | 49
The development-related costs associated with Parks and Recreation, have been allocated
100% to the residential sector, as the need for these services is driven by residential
development.1
The residential share of the 2026-2035 DC eligible costs is then divided by the forecasted
population growth in new dwelling units. This gives the unadjusted residential development
charge per capita. The non-residential development-related net capital costs are divided by
the forecasted increase in non-residential gross floor area (GFA). This yields a charge per
square metre of new non-residential development.
TABLE 3
CASH FLOW ANALYSIS
A cash flow analysis is also undertaken to account for the timing of projects and receipt of
development charges. Interest earnings or borrowing costs are accounted for in the
calculation as allowed under the DCA. Based on the development forecast, the analysis
calculates the DC rate required to finance the net development-related capital spending
plan, including provisions for any borrowing costs or interest earnings on the reserve funds.
The cash flow analysis is designed so that the closing cash balance at the end of the
planning period is as close to nil as possible.
In order to determine appropriate development charge rates reflecting borrowing and
earnings necessary to support the net development-related funding requirement,
assumptions are used for the inflation rate and interest rate. An inflation rate of 2.0 per cent
is used for the funding requirements, an interest rate of 5.5 per cent is used for borrowing
on the funds and an interest rate of 3.5 per cent is applied to positive balances.
Table 3 displays the results of the cash flow analysis and provides the adjusted or final per
capita residential and per square metre (of GFA) non-residential development charges.
1 The allocation of costs for land acquisition is weighted based on the service to which the land needs relate.
Therefore, the weighted allocation shown in the capital program table is 95% residential and 5% non-residential which
is different than the shares identified.
Appendix B | 50
APPENDIX B.1
FIRE PROTECTION SERVICES
Appendix B | 51
FIRE PROTECTION SERVICES
Fire Protection Services in the Township are provided by the Adjala-Tosorontio Fire
Department, which works to deliver emergency aid, fire suppression, rescue services, fire
safety inspections, public education, emergency management, and enforcement of open-air
burn permits. It operates out of multiple fire halls and handles calls for fires as well as other
emergency situations, with a focus on preventing loss of life and property through both
response and proactive safety programming.
TABLE 1
HISTORICAL SERVICE LEVELS
Table 1 displays the fifteen-year historical inventory for buildings, equipment, and
equipment for Fire Protection Services. The department operates out of three fire stations,
in the Everett, Rosemont, and Loretto areas. The buildings total 25,561 square feet and the
total replacement value of the buildings in 2025 was $29.9 million.
Vehicles, including all front-line apparatus and rolling stock, totals $12.8 million. Equipment,
which includes personal protective and rescue equipment, totals $2.2 million. Finally, the
furniture has a replacement value of about $130,800.
The 2025 combined replacement value of the inventory of capital assets for Fire Protection
Services is $45.0 million, resulting in a fifteen-year historical average service level of
$3,466.45 per population and employment. The historical service level, multiplied by the
ten-year net population and employment growth (3,685), results in a ten-year maximum
allowable funding envelope of $12.8 million, which is brought forward to the development
charges calculation.
TABLE 2
DEVELOPMENT-RELATED CAPITAL PROGRAM
(INCLUDING CAPITAL COST AND BTE METHODOLOGY)
The development-related capital program for Fire Protection Services totals $48.5 million
and provides for additional firehall space, new vehicles and equipment, and personal
protective equipment for new employees. The Fire Protection Services DC reserve fund
balance is about $1.6 million and will be used to offset the development-related costs
included in the capital program. The capital program project, costs and timing were
developed with input from Township staff and Council as well being informed by the
Township capital budget, Fire Master Plan (2024) and previous 2021 DC Study.
Appendix B | 52
The additional fire hall spaces included in this capital program are a New Everett Fire
Station (19,000 sq. ft.), a replacement and expansion of the Loretto Fire Station (to 17,500
sq. ft.), and additional costs for a Fire Training Centre. Additional details on the two fire
stations are provided below.
-
The new Everett Fire Station (19,000 sq. ft.) has been estimated to cost $22.2
million. Of this amount, about $11.9 million is deducted from the gross project cost
to account for the replacement shares related to the decommissioning of the
existing station once the new station comes online - this replacement share of the
total cost will not be recovered through development charges.
-
The Loretto Fire Station Replacement and Expansion (17,500 sq. ft.) has been
estimated to cost $20.5 million. Of this amount, about $16.4 million is deducted from
the gross project cost to account for the replacement shares related to the
decommissioning of the existing station once the new station comes online - this
replacement share of the total cost will not be recovered through development
charges.
Approximately $5.0 million has been included in the capital program for new vehicles and
equipment, which includes a new mini-pumper (in 2027), a new 100 ft. ladder truck (in
2028), a new pumper/tanker (in 2030), additional specialized equipment for wildfires, a
pickup truck for the assistant deputy position (to be added), and an in-ground water supply
at Station 2 (Loretto). No benefit to existing or replacement shares are identified as these
costs included are fully attributable to new development in the Township.
Finally, $320,000 has been included for personal protective equipment for 16 new
employees: 15 volunteer firefighters and one assistant deputy. No benefit to existing or
replacement shares are identified as these costs included are fully attributable to new
development in the Township.
No provincial government grants/subsidies are available to offset the cost of the program.
Finally, a portion of the capital program, $5.9 million, is considered to benefit development
beyond the 10-year planning horizon and will be considered for recovery in subsequent
development charge by-laws (subject to service level restrictions).
Table B-2.1 below outlines the BTE methodology applied to the capital program.
Appendix B | 53
Table B-1.2 - BTE Methodology for Fire Protection Services
BTE Applied (%)
Rationale
0%
Fully attributable to growth and development in the Township.
53%
Applies to the New Everett Station Construction. Replacement
share based on the size of the existing station (10,161 square feet
as identified in Table B-1) relative to size of the newly expanded
station (19,000 square feet).
The space associated with the existing station is assumed to be
decommissioned with the new space coming online.
80%
Applies to the Loretto Station Replacement and Expansion Project.
Replacement share based on the size of the existing station (14,000
square feet as identified in Table B-1) relative to size of the newly
expanded station (17,500 square feet).
The space associated with the existing station is assumed to be
decommissioned with the new space coming online
Altogether, the 10-year capital program for Fire Protection Services amounts to $48.5
million. A deduction of $28.3 million is made to account for the replacement shares related
to the decommissioning of the existing fire stations when the new facilities are constructed.
A further deduction of $1.6 million is also made to account for the reserve funds applied to
the projects in the capital plan. Furthermore, a portion of the capital program, $5.9 million,
will be considered for recovery in subsequent development charge by-laws or through other
development-related funding sources. The remaining $12.8 million is related to growth in
the 2026-2035 planning period and is eligible for DC recovery.
The development-related net capital cost of $12.8 million is allocated 88 per cent to
residential development ($11.2 million) and 12 per cent to non-residential development
($1.5 million). The residential share of the net growth-related capital cost is divided by the
10-year forecast growth in population in new units to derive an unadjusted charge of
$3,081.23 per capita. The non-residential share of the net development-related capital cost
is divided by the 10-year forecast growth in floor space to derive an unadjusted charge of
$40.64 per square metre.
Appendix B | 54
TABLE 3
CASH FLOW ANALYSIS
After cash flow consideration, the residential calculated charge increases to $3,424.50 per
capita, and $44.06 per square metre. The following table summarizes the calculation of the
Fire Protection Services development charge:
FIRE PROTECTION SERVICES
15-year Hist.
2026 - 2035
Unadjusted
Adjusted
Service Level Development-Related Capital Program
Development Charge
Development Charge
per capita
Total
Net DC Recoverable
$/Capita
$/sq.m
$/Capita
$/sq.m
$3,466.45
$48,516,000
$12,775,561
$3,081.23
$40.64
$3,424.50
$44.06
Appendix B | 55
TOWNSHIP OF ADJALA-TOSORONTIO
INVENTORY OF CAPITAL ASSETS
FIRE PROTECTION SERVICES
Buildings (sq.ft.)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Unit Cost
Loretto Fire Hall
7,800
14,000
14,000
14,000
14,000
14,000
14,000
14,000
14,000
14,000
14,000
14,000
14,000
14,000
14,000
$1,170
Rosemont Fire Hall (33.33% of total)
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
$1,170
Everett Fire Hall
9,461
9,461
9,461
9,461
9,461
9,461
9,461
9,461
10,161
10,161
10,161
10,161
10,161
10,161
10,161
$1,170
Total (sq.ft.)
18,661
24,861
24,861
24,861
24,861
24,861
24,861
24,861
25,561
25,561
25,561
25,561
25,561
25,561
25,561
Total ($000)
$21,833.4
$29,087.4
$29,087.4
$29,087.4
$29,087.4
$29,087.4
$29,087.4
$29,087.4
$29,906.4
$29,906.4
$29,906.4
$29,906.4
$29,906.4
$29,906.4
$29,906.4
Vehicles (Units)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Unit Cost
Pumpers
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$1,500,000
Light Duty Rescue
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$700,000
Utility Vehicles (Equipment Vans)
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$120,000
Tankers
3
3
3
3
2
2
2
2
2
2
2
2
2
2
2
$1,400,000
Mini Pump (Pump 10) - Everett
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$800,000
Polaris ATV
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$75,000
Trailer for ATV
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$18,000
Chief Vehicle
1
1
1
1
1
1
1
1
1
1
1
1
1
1
2
$110,000
Pumpers (Rosemont @ 33.33%)
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
$1,500,000
Rescue Vans (Heavy) (Rosemont @ 33.33%)
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
$700,000
Tankers (Rosemont @ 33.33%)
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
$1,400,000
Rehab Trailer - purchased 2009
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$45,000
Total (Units)
17.0
17.0
17.0
17.0
16.0
16.0
16.0
16.0
16.0
16.0
16.0
16.0
16.0
16.0
17.0
Total ($000)
$14,076.0
$14,076.0
$14,076.0
$14,076.0
$12,676.0
$12,676.0
$12,676.0
$12,676.0
$12,676.0
$12,676.0
$12,676.0
$12,676.0
$12,676.0
$12,676.0
$12,786.0
Equipment (Units)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Unit Cost
Adjala-Tosorontio Fire Fighters (gear, helmets, gloves, pagers, etc.)
65
65
60
60
60
60
60
60
60
60
60
60
60
60
60
$7,500
Rosemont Fire Fighters (33.33% of total)
9
9
9
9
9
10
10
10
10
10
10
10
10
10
10
$7,500
SCBA's
32
32
32
32
32
32
32
32
32
32
32
32
32
32
37
$11,000
Breathing Air Cylinders
60
60
60
60
60
60
60
60
60
60
60
60
60
60
65
$2,000
Auto Extrication - Electric (set)
1
1
1
1
1
1
1
1
1
1
1
2
2
2
2
$85,000
Auto Extrication - Hydraulic (set)
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$85,000
Radios
60
60
60
60
60
60
60
60
60
60
60
60
60
60
60
$2,500
Thermal Image Cameras
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$12,000
Medical Gear (defibrilators, all other medical gear)
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
$11,500
Miscellaneous Small Equipment (fans, generators, etc)
25
25
25
25
25
25
25
25
25
25
25
25
25
25
25
$8,800
Gear Extractor
-
-
-
-
-
2
2
2
2
2
2
2
2
2
2
$20,000
Cascade System
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$80,000
FIT Testing Machine
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$25,000
Total ($000)
$2,037.0
$2,037.0
$1,999.5
$1,999.5
$1,999.5
$2,047.0
$2,047.0
$2,047.0
$2,047.0
$2,047.0
$2,047.0
$2,132.0
$2,132.0
$2,157.0
$2,222.0
Furniture ($)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Unit Cost
Chairs
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
$400.00
Tables
24
24
24
24
24
24
24
24
24
24
24
24
24
24
24
$785.0
Boardroom Table
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$5,000.0
Offices
11
11
11
11
11
11
11
11
11
11
11
11
15
15
15
$5,000.00
Total ($)
$105,840.0
$105,840.0
$105,840.0
$105,840.0
$105,840.0
$105,840.0
$105,840.0
$105,840.0
$105,840.0
$105,840.0
$105,840.0
$105,840.0
$125,840.0
$125,840.0
$130,840.0
APPENDIX B.1
TABLE 1
Appendix B | 56
CALCULATION OF SERVICE LEVELS
FIRE PROTECTION SERVICES
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Historical Population
10,603
10,676
10,750
10,824
10,899
10,975
10,978
10,981
10,984
10,987
10,989
11,021
11,447
12,553
12,736
Historical Employment
1,605
1,602
1,599
1,596
1,593
1,590
1,588
1,586
1,584
1,582
1,579
1,627
1,677
1,728
1,781
Historical Poulation and Employment
12,208
12,278
12,349
12,420
12,492
12,565
12,566
12,567
12,568
12,569
12,568
12,648
13,124
14,281
14,517
INVENTORY SUMMARY ($000)
Buildings
$21,833.4
$29,087.4
$29,087.4
$29,087.4
$29,087.4
$29,087.4
$29,087.4
$29,087.4
$29,906.4
$29,906.4
$29,906.4
$29,906.4
$29,906.4
$29,906.4
$29,906.4
Vehicles
$14,076.0
$14,076.0
$14,076.0
$14,076.0
$12,676.0
$12,676.0
$12,676.0
$12,676.0
$12,676.0
$12,676.0
$12,676.0
$12,676.0
$12,676.0
$12,676.0
$12,786.0
Equipment
$2,037.0
$2,037.0
$1,999.5
$1,999.5
$1,999.5
$2,047.0
$2,047.0
$2,047.0
$2,047.0
$2,047.0
$2,047.0
$2,132.0
$2,132.0
$2,157.0
$2,222.0
Furniture
$105.8
$105.8
$105.8
$105.8
$105.8
$105.8
$105.8
$105.8
$105.8
$105.8
$105.8
$105.8
$125.8
$125.8
$130.8
Total ($000)
$38,052.2
$45,306.2
$45,268.7
$45,268.7
$43,868.7
$43,916.2
$43,916.2
$43,916.2
$44,735.2
$44,735.2
$44,735.2
$44,820.2
$44,840.2
$44,865.2
$45,045.2
Average
SERVICE LEVEL ($/Capita)
Service
Level
Buildings
1,788.45
$
2,369.06
$
2,355.44
$
2,341.98
$
2,328.48
$
2,314.95
$
2,314.77
$
2,314.58
$
2,379.56
$
2,379.38
$
2,379.56
$
2,364.51
$
2,278.75
$
2,094.14
$
2,060.09
$
2,270.91
$
Vehicles
1,153.01
$
1,146.44
$
1,139.85
$
1,133.33
$
1,014.73
$
1,008.83
$
1,008.75
$
1,008.67
$
1,008.59
$
1,008.51
$
1,008.59
$
1,002.21
$
965.86
$
887.61
$
880.76
$
1,025.05
$
Equipment
166.86
$
165.91
$
161.92
$
160.99
$
160.06
$
162.91
$
162.90
$
162.89
$
162.87
$
162.86
$
162.87
$
168.56
$
162.45
$
151.04
$
153.06
$
161.88
$
Furniture
8.67
$
8.62
$
8.57
$
8.52
$
8.47
$
8.42
$
8.42
$
8.42
$
8.42
$
8.42
$
8.42
$
8.37
$
9.59
$
8.81
$
9.01
$
8.61
$
Total ($000)
3,116.99
$
3,690.03
$
3,665.78
$
3,644.82
$
3,511.74
$
3,495.11
$
3,494.84
$
3,494.56
$
3,559.44
$
3,559.17
$
3,559.44
$
3,543.65
$
3,416.65
$
3,141.60
$
3,102.92
$
3,466.45
$
CALCULATION OF MAXIMUM ALLOWABLE FUNDING ENVELOPE
15-Year Funding Envelope Calculation
15-Year Average Service Level 2011 - 2025
3,466.45
$
Population and Employment Growth 2026 - 2035
3,685
Maximum Allowable Funding Envelope
12,775,561
$
APPENDIX B.1
TABLE 1
Appendix B | 57
TOWNSHIP OF ADJALA-TOSORONTIO
DEVELOPMENT-RELATED CAPITAL PROGRAM
FIRE PROTECTION SERVICES
Gross
Grants/
Net
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
DC Eligible
Available
2026 -
Post
Cost
Recoveries
Cost
Costs
DC Reserves
2035
2035
1.0
FIRE PROTECTION SERVICES
1.1 Additional Fire Hall Space
1.1.1
New Everett Fire Station (19,000 sq.ft.)
2027
22,230,000
$
-
$
22,230,000
$
53%
11,888,370
$
10,341,630
$
1,594,907
$
8,746,723
$
-
$
1.1.2
Loretto Fire Station Replacement and Expansion (17,500 sq.ft)
2035
20,475,000
$
-
$
20,475,000
$
80%
16,380,000
$
4,095,000
$
-
$
2,627,838
$
1,467,162
$
1.1.3
Training Centre
2029
500,000
$
-
$
500,000
$
0%
-
$
500,000
$
-
$
-
$
500,000
$
Subtotal Additional Fire Hall Space
43,205,000
$
-
$
43,205,000
$
28,268,370
$
14,936,630
$
1,594,907
$
11,374,561
$
1,967,162
$
1.2 New Vehicles and Equipment
1.2.1
New Mini-Pumper
2027
1,000,000
$
-
$
1,000,000
$
0%
-
$
1,000,000
$
-
$
1,000,000
$
-
$
1.2.2
Assistant Deputy (Pickup Truck)
2027
110,000
$
-
$
110,000
$
0%
-
$
110,000
$
-
$
110,000
$
-
$
1.2.3
New Ladder Truck (100 ft)
2028
2,200,000
$
-
$
2,200,000
$
0%
-
$
2,200,000
$
-
$
-
$
2,200,000
$
1.2.4
Pumper/Tanker
2030
1,440,000
$
-
$
1,440,000
$
0%
-
$
1,440,000
$
-
$
-
$
1,440,000
$
1.2.5
New Specialized Equipment (wildfire)
2032
120,000
$
-
$
120,000
$
0%
-
$
120,000
$
-
$
-
$
120,000
$
1.2.6
Water Supply at Station 2 (Loretto)
2030
121,000
$
-
$
121,000
$
0%
-
$
121,000
$
-
$
121,000
$
-
$
Subtotal New Vehicles and Equipment
4,991,000
$
-
$
4,991,000
$
-
$
4,991,000
$
-
$
1,231,000
$
3,760,000
$
1.3 Personal Protective Equipment
1.3.1
Volunteer Firefighters (Equipment)
2026 - 2035
300,000
$
-
$
300,000
$
0%
-
$
300,000
$
-
$
150,000
$
150,000
$
1.3.2
Assistant Deputy (Equipment)
2027
20,000
$
-
$
20,000
$
0%
-
$
20,000
$
-
$
20,000
$
-
$
Subtotal Personal Protective Equipment
320,000
$
-
$
320,000
$
-
$
320,000
$
-
$
170,000
$
150,000
$
TOTAL FIRE PROTECTION SERVICES
48,516,000
$
-
$
48,516,000
$
28,268,370
$
20,247,630
$
1,594,907
$
12,775,561
$
5,877,162
$
Residential Development Charge Calculation
Residential Share of 2026 - 2035 DC Eligible Costs
88%
$11,242,493
Available DC Reserves
$1,594,907
10-Year Growth in New Units
3,649
Unadjusted Development Charge per Capita
$3,081.23
2026 - 2035 Net Funding Envelope
$12,775,561
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2035 DC Eligible Costs
12%
$1,533,067
10-Year Growth in Square Metres
37,725
Unadjusted Development Charge per Square Metre
$40.64
APPENDIX B.1
TABLE 2
Ineligible Costs
DC Eligible Costs
Replacement
& BTE Shares
Appendix B | 58
FIRE PROTECTION SERVICES
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
TOTAL
OPENING CASH BALANCE
$1,403.5
$1,740.4
($8,482.5)
($8,589.3)
($7,217.2)
($5,850.0)
($4,252.7)
($2,672.4)
($969.0)
$865.2
2026 - 2035 RESIDENTIAL FUNDING REQUIREMENTS
- Fire Protection Services: Prior Growth
$0.0
$1,403.5
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$1,403.5
- Fire Protection Services: Non-Inflated
$13.2
$8,704.7
$13.2
$13.2
$119.7
$13.2
$13.2
$13.2
$13.2
$2,325.7
$11,242.5
- Fire Protection Services: Inflated
$13.2
$10,310.4
$13.7
$14.0
$129.5
$14.6
$14.9
$15.2
$15.5
$2,779.4
$13,320.4
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
86
86
103
503
503
503
466
466
466
466
3649
REVENUE
- DC Receipts: Inflated
$295.98
$301.9
$367.3
$1,826.8
$1,863.3
$1,900.6
$1,797.8
$1,833.8
$1,870.5
$1,907.9
$13,965.9
INTEREST
- Interest on Opening Balance
$49.1
$60.9
($466.5)
($472.4)
($396.9)
($321.7)
($233.9)
($147.0)
($53.3)
$30.3
($1,951.5)
- Interest on In-Year Transactions
$4.9
($275.2)
$6.2
$31.7
$30.3
$33.0
$31.2
$31.8
$32.5
($24.0)
($97.5)
TOTAL REVENUE
$350.1
$87.6
($93.1)
$1,386.1
$1,496.7
$1,611.9
$1,595.1
$1,718.6
$1,849.6
$1,914.2
$11,916.9
CLOSING CASH BALANCE
$1,740.4
($8,482.5)
($8,589.3)
($7,217.2)
($5,850.0)
($4,252.7)
($2,672.4)
($969.0)
$865.2
$0.0
2026 Adjusted Charge per Capita
3,424.50
$
Allocation of Capital Program
Residential Sector
88%
Non-Residential Sector
12%
Rates for 2026
Inflation Rate
2.0%
Interest Rate on Postive Balance
3.5%
Interest Rate on Negative Balance
5.5%
APPENDIX B.1
TABLE 3
TOWNSHIP OF ADJALA-TOSORONTIO
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
FIRE PROTECTION SERVICES
RESIDENTIAL DEVELOPMENT CHARGE
(in $000's)
Appendix B | 59
FIRE PROTECTION SERVICES
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
TOTAL
OPENING CASH BALANCE
$191.4
$376.7
($915.0)
($823.8)
($721.2)
($622.4)
($491.9)
($304.8)
($95.8)
$133.2
2026 - 2035 NON-RESIDENTIAL FUNDING REQUIREMENTS
- Fire Protection Services: Prior Growth
$0.0
$191.4
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$191.4
- Fire Protection Services: Non-Inflated
$1.8
$1,187.0
$1.8
$1.8
$16.3
$1.8
$1.8
$1.8
$1.8
$317.1
$1,533.1
- Fire Protection Services: Inflated
$1.8
$1,406.0
$1.9
$1.9
$17.7
$2.0
$2.0
$2.1
$2.1
$379.0
$1,816.4
NEW NON-RESIDENTIAL SPACE
- Square Metres in New Buildings
4,025
3,025
3,075
3,150
3,225
3,368
4,282
4,425
4,500
4,650
37,725
REVENUE
- DC Receipts: Inflated
$177.37
$135.9
$141.0
$147.3
$153.8
$163.8
$212.5
$224.0
$232.3
$244.9
$1,832.9
INTEREST
- Interest on Opening Balance
$6.7
$13.2
($50.3)
($45.3)
($39.7)
($34.2)
($27.1)
($16.8)
($5.3)
$4.7
($194.1)
- Interest on In-Year Transactions
$3.1
($34.9)
$2.4
$2.5
$2.4
$2.8
$3.7
$3.9
$4.0
($3.7)
($13.8)
TOTAL REVENUE
$187.1
$114.2
$93.1
$104.5
$116.5
$132.4
$189.1
$211.1
$231.1
$245.8
$1,625.0
CLOSING CASH BALANCE
$376.7
($915.0)
($823.8)
($721.2)
($622.4)
($491.9)
($304.8)
($95.8)
$133.2
$0.0
2026 Adjusted Charge per Sq. Metre
44.06
$
Allocation of Capital Program
Residential Sector
88%
Non-Residential Sector
12%
Rates for 2026
Inflation Rate
2.0%
Interest Rate on Postive Balance
3.5%
Interest Rate on Negative Balance
5.5%
APPENDIX B.1
TOWNSHIP OF ADJALA-TOSORONTIO
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
FIRE PROTECTION SERVICES
NON-RESIDENTIAL DEVELOPMENT CHARGE
(in $000's)
TABLE 3
Appendix B | 60
APPENDIX B.2
PARKS AND RECREATION
Appendix B | 61
PARKS AND RECREATION
Parks and Recreation Services in Adjala-Tosorontio provide residents with access to a
range of outdoor and community amenities, including local parks with playgrounds, sports
fields, and open green spaces, as well as walking trails that encourage active living. The
Township supports community engagement through initiatives such as community and
pollinator gardens and offers facility rentals including the Municipal Centre Public Room,
gazebo spaces, and sports fields for events and activities.
TABLE 1
HISTORICAL SERVICE LEVELS
Table 1 displays the fifteen-year historical inventory for parkland, amenities, equipment,
and facilities for Parks and Recreation.
The land associated with the Township's seven parks, including "other parkland" totals 54.7
acres and is valued at $5.5 million.
Township parks also feature many different types of amenities, including baseball
diamonds, soccer pitches, playgrounds, multi-use courts, trails, some outbuildings, and
other amenities like bleachers and fencing. These assets total $7.1 million.
Parkland equipment represents the capital equivalent of services that are typically
contracted to a third-party by the Township, but that represent a service level provided to
residents. This has been estimated to be $100,000.
Finally, Recreation Facilities represents the indoor space available for public-use. This
includes the recreation space at the Everett Fire Hall (which was retired in 2018), at the
Township Municipal Office, and at the WWTP Meeting Space and Admin Room. Total
square footage of these facilities equals 2,538 as of 2025 and have a replacement value of
about $710,800.
The 2025 combined replacement value of the inventory of capital assets for Parks and
Recreation is $13.4 million, resulting in a fifteen-year historical average service level of
$1,171.49 per capita. The historical service level, multiplied by the ten-year net population
growth (3,182), results in a ten-year maximum allowable funding envelope of $3.7 million,
which is brought forward to the development charges calculation.
Appendix B | 62
TABLE 2
DEVELOPMENT-RELATED CAPITAL PROGRAM
(INCLUDING CAPITAL COST AND BTE METHODOLOGY)
The development-related capital program for Parks and Recreation totals $6.1 million and
provides for additional amenities at Township parks, as well as an additional 5,000 square
feet of indoor community space. The Parks and Recreation DC reserve fund balance is
about $1.0 million and will be used to offset the development-related costs included in the
capital program. The capital project list, costs and timing were developed with input from
Township staff and Council as well being informed by the capital budget, the Parks Master
Plan (2024) and the 2021 DC Study.
Approximately $4.6 million has been included in the capital program for new outdoor
amenities and equipment at Township parks. This includes a covered outdoor skating pad,
four tennis courts, five pickleball courts, two basketball courts, two playgrounds, two sun
shelters, three outdoor fitness facilities, a new lit baseball diamond, two new splash pads, a
provision for new maintenance equipment, and a provision for future trail development.
A provision for additional community space (5,000 sq.ft) is included in this capital program
which can be used to increase the usable indoor space in the municipality over the planning
horizon. This is expected to cost $1.4 million. In addition to this, a cost of $70,000 is
expected for equipment and furnishings in this space. No benefit to existing or replacement
shares are identified as these costs included are fully attributable to new development in
the Township.
No provincial government grants/subsidies are available to offset the cost of the program.
Finally, a portion of the capital program, $1.3 million, exceeds the maximum permissible
funding envelope and will be considered for recovery in subsequent development charge by-
laws (identified as post-2035).
Altogether, the 10-year capital program for Parks and Recreation amounts to $6.1 million. A
deduction of $50,000 is made to account for a benefit to existing share attributable to new
trails being developed in the municipality. A further reduction of $1.0 million is also made to
account for the reserve funds on hand which are applied to the projects outlined in the
capital program. Furthermore, a portion of the capital program, $1.3 million, will be
considered for recovery in subsequent development charge by-laws, subject to service level
restrictions. The remaining $3.7 million is related to growth in the 2026-2035 planning
period and is eligible for DC recovery.
Appendix B | 63
The development-related net capital cost of $3.7 million is allocated entirely to residential
development. This net growth-related capital cost is divided by the 10-year forecast growth
in population in new units to derive an unadjusted charge of $1,021.80 per capita.
TABLE 3
CASH FLOW ANALYSIS
After cash flow consideration, the residential calculated charge increases to $1,032.85 per
capita. The increase reflects the timing of anticipated capital projects.
PARKS & RECREATION
15-year Hist.
2026 - 2035
Unadjusted
Adjusted
Service Level Development-Related Capital Program
Development Charge
Development Charge
per capita
Total
Net DC Recoverable
$/Capita
$/sq.m
$/Capita
$/sq.m
$1,171.49
$6,100,000
$3,728,253
$1,021.80
$0.00
$1,032.85
$0.00
Appendix B | 64
APPENDIX B.2
TABLE 1
TOWNSHIP OF ADJALA-TOSORONTIO
INVENTORY OF CAPITAL ASSETS
PARKS AND RECREATION
Parkland (Acres)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Unit Cost
Loretto Park
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
$101,200
Lisle Park
7.61
7.61
7.61
7.61
7.61
7.61
7.61
7.61
7.61
7.61
7.61
7.61
7.61
7.61
7.61
$101,200
Everett Park
14.00
14.00
14.00
14.00
14.00
14.00
14.00
14.00
14.00
14.00
14.00
14.00
14.00
14.00
14.00
$101,200
Rosemont Park
2.99
2.99
2.99
2.99
2.99
2.99
2.99
2.99
2.99
2.99
2.99
2.99
2.99
2.99
2.99
$101,200
Adjala-Tosorontio Wardens Park
17.00
17.00
17.00
17.00
17.00
17.00
17.00
17.00
17.00
17.00
17.00
17.00
17.00
17.00
17.00
$101,200
Woodland Heights
2.00
2.00
2.00
-
-
-
-
-
-
-
-
-
-
-
-
$101,200
Other Parkland
2.61
2.61
2.61
2.61
2.61
2.61
2.61
2.61
2.61
2.61
2.61
2.61
2.61
2.61
2.61
$101,200
Glencairn
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
$101,200
Total (ha)
56.7
56.7
56.7
54.7
54.7
54.7
54.7
54.7
54.7
54.7
54.7
54.7
54.7
54.7
54.7
Total ($000)
$5,739.1
$5,739.1
$5,739.1
$5,536.7
$5,536.7
$5,536.7
$5,536.7
$5,536.7
$5,536.7
$5,536.7
$5,536.7
$5,536.7
$5,536.7
$5,536.7
$5,536.7
Parkland Amenities (Units)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Unit Cost
Ball Diamonds
Hardball Diamonds
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$450,000
Softball Diamonds
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$70,000
Soccer Pitches
Full Fields
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$170,000
Intermediate Fields
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$60,000
Mini Soccer Fields
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$30,000
Informal Fields (due to narrow width)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$115,000
Playgrounds
Playground Equipment
11
13
13
14
14
14
14
14
14
14
14
14
15
15
15
$210,000
Outbuildings
Concession Booth
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$213,000
Comfort Stations (Irwin Park)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$20,000
Storage
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$100,000
Gazebo
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$140,000
Multi-Use Courts
Outdoor Ice Rink
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,000
Full Basketball Courts
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$75,000
Half Basketball Courts
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$37,500
Trails and Pathways
Walking Track
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$177,000
Walking Trail
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$177,000
Other Amenities
Bleachers
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$20,000
Fencing
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$208,000
Total (#)
41
43
43
44
44
44
44
44
44
44
44
44
45
45
46
Total ($000)
$6,057.0
$6,477.0
$6,477.0
$6,687.0
$6,687.0
$6,687.0
$6,687.0
$6,687.0
$6,687.0
$6,687.0
$6,687.0
$6,687.0
$6,897.0
$6,897.0
$7,074.0
Parkland Equipment ($)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Capital Equivalent of Contracted Services
100,000
100,000
100,000
100,000
100,000
100,000
100,000
100,000
100,000
100,000
100,000
100,000
100,000
100,000
100,000
Total ($000)
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
Recreation Facilities (sq.ft.)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Unit Cost
Everett Fire Hall Recreational Space
700
700
700
700
700
700
700
700
-
-
-
-
-
-
-
$440
Township Municipal Office Recreational Space
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
$280
WWTP Meeting Space and Admin Room
-
-
-
-
-
-
-
-
-
-
-
-
-
738
738
$280
Total (sq.ft.)
2,500.0
2,500.0
2,500.0
2,500.0
2,500.0
2,500.0
2,500.0
2,500.0
1,800.0
1,800.0
1,800.0
1,800.0
1,800.0
2,538.4
2,538.4
Total ($000)
$812.0
$812.0
$812.0
$812.0
$812.0
$812.0
$812.0
$812.0
$504.0
$504.0
$504.0
$504.0
$504.0
$710.8
$710.8
Appendix B | 65
CALCULATION OF SERVICE LEVELS
PARKS AND RECREATION
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Historical Population
10,603
10,676
10,750
10,824
10,899
10,975
10,978
10,981
10,984
10,987
10,989
11,021
11,447
12,553
12,736
INVENTORY SUMMARY ($000)
Parkland
$5,739.1
$5,739.1
$5,739.1
$5,536.7
$5,536.7
$5,536.7
$5,536.7
$5,536.7
$5,536.7
$5,536.7
$5,536.7
$5,536.7
$5,536.7
$5,536.7
$5,536.7
Amenities
$6,057.0
$6,477.0
$6,477.0
$6,687.0
$6,687.0
$6,687.0
$6,687.0
$6,687.0
$6,687.0
$6,687.0
$6,687.0
$6,687.0
$6,897.0
$6,897.0
$7,074.0
Parks Equipment
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
$100.0
Facilities
$812.0
$812.0
$812.0
$812.0
$812.0
$812.0
$812.0
$812.0
$504.0
$504.0
$504.0
$504.0
$504.0
$710.8
$710.8
Total ($000)
$12,708.1
$13,128.1
$13,128.1
$13,135.7
$13,135.7
$13,135.7
$13,135.7
$13,135.7
$12,827.7
$12,827.7
$12,827.7
$12,827.7
$13,037.7
$13,244.4
$13,421.4
Average
SERVICE LEVEL ($/Capita)
Service
Level
Parkland
541.27
$
537.57
$
533.87
$
511.52
$
508.00
$
504.48
$
504.34
$
504.20
$
504.07
$
503.93
$
503.84
$
502.37
$
483.68
$
441.06
$
434.72
$
501.26
$
Amenities
571.25
$
606.69
$
602.51
$
617.79
$
613.54
$
609.29
$
609.13
$
608.96
$
608.79
$
608.63
$
608.52
$
606.75
$
602.52
$
549.43
$
555.43
$
598.62
$
Parks Equipment
9.43
$
9.37
$
9.30
$
9.24
$
9.18
$
9.11
$
9.11
$
9.11
$
9.10
$
9.10
$
9.10
$
9.07
$
8.74
$
7.97
$
7.85
$
8.99
$
Facilities
76.58
$
76.06
$
75.53
$
75.02
$
74.50
$
73.99
$
73.97
$
73.95
$
45.88
$
45.87
$
45.86
$
45.73
$
44.03
$
56.62
$
55.81
$
62.63
$
Total ($000)
1,198.53
$
1,229.69
$
1,221.21
$
1,213.57
$
1,205.22
$
1,196.87
$
1,196.55
$
1,196.22
$
1,167.84
$
1,167.53
$
1,167.32
$
1,163.92
$
1,138.97
$
1,055.08
$
1,053.81
$
1,171.49
$
CALCULATION OF MAXIMUM ALLOWABLE
TOWNSHIP OF ADJALA-TOSORONTIO
15-Year Funding Envelope Calculation
15-Year Average Service Level 2011 - 2025
1,171.49
$
Net Population Growth 2026 - 2035
3,182
Maximum Allowable Funding Envelope
3,728,253
$
APPENDIX B.2
TABLE 1
Appendix B | 66
TOWNSHIP OF ADJALA-TOSORONTIO
DEVELOPMENT-RELATED CAPITAL PROGRAM
PARKS & RECREATION
Gross
Grants/
Net
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
DC Eligible
Available
2026 -
Post
Cost
Recoveries
Cost
Costs
DC Reserves
2035
2035
2.0
PARKS & RECREATION
2.1 Outdoor Amenities and Equipment
2.1.1
Outdoor Skating Pad for Multi-Season Use
2026 - 2035
360,000
$
-
$
360,000
$
0%
-
$
360,000
$
88,337
$
271,663
$
-
$
2.1.2
Tennis Court Complex (2 Courts at Colgan Park)
2026 - 2035
220,000
$
-
$
220,000
$
0%
-
$
220,000
$
-
$
110,000
$
110,000
$
2.1.3
Tennis Court Complex (2 Courts at Everett Park)
2026 - 2035
220,000
$
-
$
220,000
$
0%
-
$
220,000
$
-
$
110,000
$
110,000
$
2.1.4
Pump Track (Lisle)
2026
60,000
$
-
$
60,000
$
0%
-
$
60,000
$
60,000
$
-
$
-
$
2.1.5
Pickleball Court Complex (1 court in Loretto)
2026
110,000
$
-
$
110,000
$
0%
-
$
110,000
$
110,000
$
-
$
-
$
2.1.6
Pickleball Court Complex (1 court in Everett)
2026
110,000
$
-
$
110,000
$
0%
-
$
110,000
$
110,000
$
-
$
-
$
2.1.7
Pickleball Court Complex (2 Courts at Colgan Park)
2026 - 2035
220,000
$
-
$
220,000
$
0%
-
$
220,000
$
-
$
110,000
$
110,000
$
2.1.8
Pickleball Court Complex (1 Courts at Everett Park)
2026 - 2035
110,000
$
-
$
110,000
$
0%
-
$
110,000
$
-
$
110,000
$
-
$
2.1.9
Basketball Court (Colgan)
2026 - 2035
75,000
$
-
$
75,000
$
0%
-
$
75,000
$
75,000
$
-
$
-
$
2.1.10 Basketball Court (Everett)
2026 - 2035
75,000
$
-
$
75,000
$
0%
-
$
75,000
$
75,000
$
-
$
-
$
2.1.11 Playground Equipment (Colgan)
2026 - 2035
210,000
$
-
$
210,000
$
0%
-
$
210,000
$
210,000
$
-
$
-
$
2.1.12 Playground Equipment (Everett)
2026 - 2035
210,000
$
-
$
210,000
$
0%
-
$
210,000
$
210,000
$
-
$
-
$
2.1.13 Sun Shelters (two parks)
2026 - 2035
200,000
$
-
$
200,000
$
0%
-
$
200,000
$
-
$
100,000
$
100,000
$
2.1.14 Outdoor Fitness Facility (Wardens' Park)
2026 - 2035
50,000
$
-
$
50,000
$
0%
-
$
50,000
$
-
$
-
$
50,000
$
2.1.15 Outdoor Fitness Facility (Cogan Park)
2026 - 2035
50,000
$
-
$
50,000
$
0%
-
$
50,000
$
50,000
$
-
$
-
$
2.1.16 Outdoor Fitness Facility (Everett Park)
2026 - 2035
50,000
$
-
$
50,000
$
0%
-
$
50,000
$
50,000
$
-
$
-
$
2.1.17 New Baseball Diamond
2026 - 2035
450,000
$
-
$
450,000
$
0%
-
$
450,000
$
-
$
450,000
$
-
$
2.1.18 New Diamond Lighting
2026 - 2035
250,000
$
-
$
250,000
$
0%
-
$
250,000
$
-
$
-
$
250,000
$
2.1.19 Splash Pad (Colgan)
2034
300,000
$
-
$
300,000
$
0%
-
$
300,000
$
-
$
150,000
$
150,000
$
2.1.20 Splash Pad (Everett)
2034
300,000
$
-
$
300,000
$
0%
-
$
300,000
$
-
$
150,000
$
150,000
$
2.1.21 Provision for Maintenance Equipment
2026 - 2035
500,000
$
-
$
500,000
$
0%
-
$
500,000
$
-
$
246,591
$
253,409
$
2.1.22 Provision for Trail Development
2026 - 2035
500,000
$
-
$
500,000
$
10%
50,000
$
450,000
$
-
$
450,000
$
-
$
Subtotal Outdoor Amenities and Equipment
4,630,000
$
-
$
4,630,000
$
50,000
$
4,580,000
$
1,038,337
$
2,258,253
$
1,283,409
$
2.2 Indoor Space
2.2.1 Additional Community Space (5,000 sq. ft)
2030
1,400,000
$
-
$
1,400,000
$
0%
-
$
1,400,000
$
-
$
1,400,000
$
-
$
2.2.2 Equipment and Furnishings
2030
70,000
$
-
$
70,000
$
0%
-
$
70,000
$
-
$
70,000
$
-
$
Subtotal Indoor Space
1,470,000
$
-
$
1,470,000
$
-
$
1,470,000
$
-
$
1,470,000
$
-
$
TOTAL PARKS & RECREATION
6,100,000
$
-
$
6,100,000
$
50,000
$
6,050,000
$
1,038,337
$
3,728,253
$
1,283,409
$
Residential Development Charge Calculation
Residential Share of 2026 - 2035 DC Eligible Costs
100%
$3,728,253
Available DC Reserves
$1,038,337
10-Year Growth in New Units
3,649
Unadjusted Development Charge per Capita
$1,021.80
2026 - 2035 Net Funding Envelope
$3,728,253
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2035 DC Eligible Costs
0%
$0
10-Year Growth in Square Metres
37,725
Unadjusted Development Charge per Square Metre
$0.00
APPENDIX B.2
TABLE 2
DC Eligible Costs
Replacement
& BTE Shares
Ineligible Costs
Appendix B | 67
PARKS & RECREATION
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
TOTAL
OPENING CASH BALANCE
$1,038.3
$599.6
$429.4
$267.8
$544.5
($796.1)
($561.8)
($352.2)
($126.4)
($241.9)
2026 - 2035 RESIDENTIAL FUNDING REQUIREMENTS
- Parks & Recreation: Prior Growth
$355.8
$75.8
$75.8
$75.8
$75.8
$75.8
$75.8
$75.8
$75.8
$75.8
$1,038.3
- Parks & Recreation: Non-Inflated
$195.8
$195.8
$195.8
$195.8
$1,665.8
$195.8
$195.8
$195.8
$495.8
$195.8
$3,728.3
- Parks & Recreation: Inflated
$551.7
$277.1
$282.6
$288.3
$1,885.2
$299.9
$305.9
$312.1
$669.8
$324.7
$5,197.3
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
86
86
103
503
503
503
466
466
466
466
3649
REVENUE
- DC Receipts: Inflated
$89.27
$91.1
$110.8
$551.0
$562.0
$573.2
$542.2
$553.1
$564.1
$575.4
$4,212.2
INTEREST
- Interest on Opening Balance
$36.3
$21.0
$15.0
$9.4
$19.1
($43.8)
($30.9)
($19.4)
($6.9)
($13.3)
($13.5)
- Interest on In-Year Transactions
($12.7)
($5.1)
($4.7)
$4.6
($36.4)
$4.8
$4.1
$4.2
($2.9)
$4.4
($39.7)
TOTAL REVENUE
$112.9
$106.9
$121.1
$564.9
$544.7
$534.2
$515.5
$537.9
$554.3
$566.5
$4,158.9
CLOSING CASH BALANCE
$599.6
$429.4
$267.8
$544.5
($796.1)
($561.8)
($352.2)
($126.4)
($241.9)
$0.0
2026 Adjusted Charge per Capita
1,032.85
$
Allocation of Capital Program
Residential Sector
100%
Non-Residential Sector
0%
Rates for 2026
Inflation Rate
2.0%
Interest Rate on Postive Balance
3.5%
Interest Rate on Negative Balance
5.5%
TABLE 3
APPENDIX B.2
TOWNSHIP OF ADJALA-TOSORONTIO
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
PARKS & RECREATION
RESIDENTIAL DEVELOPMENT CHARGE
(in $000's)
Appendix B | 68
APPENDIX B.3
POLICE SERVICES
Appendix B | 69
POLICE SERVICES
Law enforcement services in the Township are delivered by the Ontario Provincial Police
(O.P.P.) under a contractual agreement. The Township pays for these base services on a
per-household basis, with the fee covering expenses such as facilities, vehicle use,
uniforms, and equipment.
TABLE 1
HISTORICAL SERVICE LEVELS
The total cost amounts to $15 per household within the Township, for the purposes of this
study. This results in an average historical service level of $4.54 per capita.
The historical service level, multiplied by the ten-year net population and employment
growth (3,685), results in a ten-year maximum allowable funding envelope of $16,732 which
is brought forward to the development charges calculation.
TABLE 2
DEVELOPMENT-RELATED CAPITAL PROGRAM
(INCLUDING CAPITAL COST AND BTE METHODOLOGY)
The 2026 - 2035 development-related capital program for Police Services totals $100,000
and is entirely related to a provision for net new police capital.
A deduction of $7,046 is made to account for the reserve funds applied to the capital
program. A portion of the capital program, $76,200, will be considered for recovery in
subsequent development charge by-laws. The remaining $16,732 is related to growth in the
2026-2035 planning period and is eligible for DC recovery.
The development-related net capital cost of $16,732 is allocated 88 per cent to residential
development ($14,724) and 12 per cent to non-residential development ($2,008). The
residential share of the net growth-related capital cost is divided by the 10-year forecast
growth in population in new units to derive an unadjusted charge of $4.04 per capita. The
non-residential share of the net development-related capital cost is divided by the 10-year
forecast growth in floor space to derive an unadjusted charge of $0.05 per square metre.
Appendix B | 70
TABLE 3
CASH FLOW ANALYSIS
After cash flow consideration, the calculated residential decreases to $3.97 per capita and
the non-residential charge maintains at $0.05 per square metre. The following table
summarizes the calculation of the Police Services development charge:
POLICE SERVICES
15-year Hist.
2026 - 2035
Unadjusted
Adjusted
Service Level Development-Related Capital Program
Development Charge
Development Charge
per capita
Total
Net DC Recoverable
$/Capita
$/sq.m
$/Capita
$/sq.m
$4.54
$100,000
$16,732
$4.04
$0.05
$3.97
$0.05
Appendix B | 71
APPENDIX B.3
TABLE 1
TOWNSHIP OF ADJALA-TOSORONTIO
INVENTORY OF CAPITAL ASSETS
POLICE SERVICES
2026
Services (No. of Households)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Unit Cost
Police Services
3,574
3,625
3,676
3,728
3,781
3,834
3,834
3,834
3,834
3,834
3,836
3,847
3,996
4,382
4,446
$15
Total (Households)
3,574
3,625
3,676
3,728
3,781
3,834
3,834
3,834
3,834
3,834
3,836
3,847
3,996
4,382
4,446
N/A
Total ($000)
$53.6
$54.4
$55.1
$55.9
$56.7
$57.5
$57.5
$57.5
$57.5
$57.5
$57.5
$57.7
$59.9
$65.7
$66.7
N/A
CALCULATION OF SERVICE LEVELS
POLICE SERVICES
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Historical Population
10,603
10,676
10,750
10,824
10,899
10,975
10,978
10,981
10,984
10,987
10,989
11,021
11,447
12,553
12,736
Historical Employment
1,605
1,602
1,599
1,596
1,593
1,590
1,588
1,586
1,584
1,582
1,579
1,627
1,677
1,728
1,781
Historical Poulation and Employment
12,208
12,278
12,349
12,420
12,492
12,565
12,566
12,567
12,568
12,569
12,568
12,648
13,124
14,281
14,517
INVENTORY SUMMARY ($000)
Police Services
$53.6
$54.4
$55.1
$55.9
$56.7
$57.5
$57.5
$57.5
$57.5
$57.5
$57.5
$57.7
$59.9
$65.7
$66.7
Total ($000)
$53.6
$54.4
$55.1
$55.9
$56.7
$57.5
$57.5
$57.5
$57.5
$57.5
$57.5
$57.7
$59.9
$65.7
$66.7
Average
SERVICE LEVEL ($/Capita)
Service
Level
Parkland
4.39
$
4.43
$
4.47
$
4.50
$
4.54
$
4.58
$
4.58
$
4.58
$
4.58
$
4.58
$
4.58
$
4.56
$
4.57
$
4.60
$
4.59
$
4.54
$
Total ($000)
4.39
$
4.43
$
4.47
$
4.50
$
4.54
$
4.58
$
4.58
$
4.58
$
4.58
$
4.58
$
4.58
$
4.56
$
4.57
$
4.60
$
4.59
$
4.54
$
CALCULATION OF MAXIMUM ALLOWABLE
TOWNSHIP OF ADJALA-TOSORONTIO
15-Year Funding Envelope Calculation
15-Year Average Service Level 2011 - 2025
4.54
$
Population and Employment Growth 2026 - 2035
3,685
Maximum Allowable Funding Envelope
16,732.12
$
Appendix B | 72
TOWNSHIP OF ADJALA-TOSORONTIO
DEVELOPMENT-RELATED CAPITAL PROGRAM
POLICE SERVICES
Gross
Grants/
Net
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
DC Eligible
Available
2026 -
Post
Cost
Recoveries
Cost
Costs
DC Reserves
2035
2035
3.0
POLICE SERVICES
3.1 Provision for Police Capital
2026 - 2035
100,000
$
-
$
100,000
$
-
$
100,000
$
7,046
$
16,732
$
76,222
$
TOTAL POLICE SERVICES
100,000
$
-
$
100,000
$
-
$
100,000
$
7,046
$
16,732
$
76,222
$
Residential Development Charge Calculation
Residential Share of 2026 - 2035 DC Eligible Costs
88%
$14,724
Available DC Reserves
$7,046
10-Year Growth in New Units
3,649
Unadjusted Development Charge per Capita
$4.04
2026 - 2035 Net Funding Envelope
$16,732
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2035 DC Eligible Costs
12%
$2,008
10-Year Growth in Square Metres
37,725
Unadjusted Development Charge per Square Metre
$0.05
APPENDIX B.3
TABLE 2
DC Eligible Costs
Ineligible Costs
Replacement
& BTE Shares
Appendix B | 73
POLICE SERVICES
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
TOTAL
OPENING CASH BALANCE
$6.2
$4.6
$2.9
$1.3
$1.2
$1.1
$1.1
$0.8
$0.6
$0.3
2026 - 2035 RESIDENTIAL FUNDING REQUIREMENTS
- Police Services: Prior Growth
$0.6
$0.6
$0.6
$0.6
$0.6
$0.6
$0.6
$0.6
$0.6
$0.6
$6.2
- Police Services: Non-Inflated
$1.5
$1.5
$1.5
$1.5
$1.5
$1.5
$1.5
$1.5
$1.5
$1.5
$14.7
- Police Services: Inflated
$2.1
$2.1
$2.2
$2.2
$2.3
$2.3
$2.4
$2.4
$2.5
$2.5
$22.9
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
86
86
103
503
503
503
466
466
466
466
3649
REVENUE
- DC Receipts: Inflated
$0.34
$0.4
$0.4
$2.1
$2.2
$2.2
$2.1
$2.1
$2.2
$2.2
$16.2
INTEREST
- Interest on Opening Balance
$0.2
$0.2
$0.1
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.7
- Interest on In-Year Transactions
($0.0)
($0.0)
($0.0)
($0.0)
($0.0)
($0.0)
($0.0)
($0.0)
($0.0)
($0.0)
($0.2)
TOTAL REVENUE
$0.5
$0.5
$0.5
$2.2
$2.2
$2.2
$2.1
$2.1
$2.2
$2.2
$16.7
CLOSING CASH BALANCE
$4.6
$2.9
$1.3
$1.2
$1.1
$1.1
$0.8
$0.6
$0.3
$0.0
2026 Adjusted Charge per Capita
3.97
$
Allocation of Capital Program
Residential Sector
88%
Non-Residential Sector
12%
Rates for 2026
Inflation Rate
2.0%
Interest Rate on Postive Balance
3.5%
Interest Rate on Negative Balance
5.5%
TABLE 3
APPENDIX B.3
POLICE SERVICES
RESIDENTIAL DEVELOPMENT CHARGE
(in $000's)
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
TOWNSHIP OF ADJALA-TOSORONTIO
Appendix B | 74
POLICE SERVICES
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
TOTAL
OPENING CASH BALANCE
$0.8
$0.8
$0.7
$0.6
$0.5
$0.4
$0.2
$0.2
$0.1
$0.1
2026 - 2035 NON-RESIDENTIAL FUNDING REQUIREMENTS
- Police Services: Prior Growth
$0.1
$0.1
$0.1
$0.1
$0.1
$0.1
$0.1
$0.1
$0.1
$0.1
$0.8
- Police Services: Non-Inflated
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$2.0
- Police Services: Inflated
$0.3
$0.3
$0.3
$0.3
$0.3
$0.3
$0.3
$0.3
$0.3
$0.3
$3.1
NEW NON-RESIDENTIAL SPACE
- Square Metres in New Buildings
4,025
3,025
3,075
3,150
3,225
3,368
4,282
4,425
4,500
4,650
37,725
REVENUE
- DC Receipts: Inflated
$0.21
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.3
$0.3
$0.3
$2.2
INTEREST
- Interest on Opening Balance
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.2
- Interest on In-Year Transactions
($0.0)
($0.0)
($0.0)
($0.0)
($0.0)
($0.0)
($0.0)
($0.0)
($0.0)
($0.0)
($0.0)
TOTAL REVENUE
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.3
$0.3
$0.3
$0.3
$2.3
CLOSING CASH BALANCE
$0.8
$0.7
$0.6
$0.5
$0.4
$0.2
$0.2
$0.1
$0.1
$0.0
2026 Adjusted Charge per Sq. Metre
0.05
$
Allocation of Capital Program
Residential Sector
88%
Non-Residential Sector
12%
Rates for 2026
Inflation Rate
2.0%
Interest Rate on Postive Balance
3.5%
Interest Rate on Negative Balance
5.5%
TOWNSHIP OF ADJALA-TOSORONTIO
TABLE 3
APPENDIX B.3
POLICE SERVICES
NON-RESIDENTIAL DEVELOPMENT CHARGE
(in $000's)
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
Appendix B | 75
APPENDIX B.4
SERVICES RELATED TO A HIGHWAY
Appendix B | 76
SERVICES RELATED TO A HIGHWAY
The purpose of this service is to maintain and support the Township's core infrastructure to
ensure safe, reliable, and efficient municipal services for residents. This includes the
maintenance and repair of municipal roads, bridges, culverts, ditches, and road signage, as
well as winter control operations such as snow plowing and sanding to keep roads safe
during colder months. This service includes Public Works, which is responsible for
managing road allowances, issuing permits for work within municipal rights-of-way,
overseeing drainage systems to prevent flooding, and maintaining certain municipal
facilities and equipment. Overall, the department plays a critical role in protecting public
safety, supporting transportation and accessibility, and preserving infrastructure assets in
the Township.
TABLE 1
HISTORICAL SERVICE LEVELS
Table 1 displays the fifteen-year historical inventory for roads, roads infrastructure, public
works buildings, vehicles, and equipment.
The Township's 308 km of roads are valued at $429 million. This consists of 63.5 km of
gravel roads, 6.3 km of surface treated roads, and 237.8 km of paved roads. Infrastructure
related to the road network includes bridges, structural culverts, pedestrian bridges, and
streetlights. These assets total $97.9 million.
The Township conducts Public Works operation services from several sites, including 2
depots, 2 salt sheds, a storage building, and a storage trailer. The facilities total 34,620
square feet of building space which is valued at $12.5 million. Vehicles and equipment
required for service totals $9.1 million.
The total value of the inventory of capital assets is $548.5 million. The resulting fifteen-year
historical average service level is $42,563.02 per population and employment, and this,
multiplied by the ten-year growth in population and employment (3,685), results in a
maximum allowable funding envelope of $156.9 million.
Appendix B | 77
TABLE 2
DEVELOPMENT-RELATED CAPITAL PROGRAM
(INCLUDING CAPITAL COST AND BTE METHODOLOGY)
The development-related capital program for Services Related to a Highway total $22.0
million and provides for road and bridge improvements, additional Public Works buildings
and depots, new equipment, and the development of a new sidewalk. The DC reserve fund
balance for this service is about $3.2 million and will be used to offset the development-
related costs included in the capital program. The capital project list, costs and timing was
developed with input from Township staff and Council as well being informed by the
Development-Related Expansion Analysis (2025), the Township capital budget and the 2021
DC Study.
The road and bridge improvements included in this capital program relate to the
replacement and widening of bridges #18 and #34, improvements on Concession Road 6
(WWTP to 15th side road), two stop sign flashing beacons, two auxiliary right turning lanes,
and a provision for additional growth-related road works as a result of the forthcoming
Transportation Master Plan. The total of these projects is about $10.3 million.
The replacement and widening of Bridge 18 is expected to cost $3.9 million. Of this amount,
about $1.7 million is deducted from the gross project cost to account to account for the
regular asset replacement cost of the bridge - this replacement amount will not be
recovered through development charges.
The replacement and widening of Bridge 34 is expected to cost $1.3 million. Of this amount,
about $0.9 million is deducted from the gross project cost to account to account for the
regular asset replacement cost of the bridge - this amount will not be recovered through
development charges.
The two new stop sign flashing beacons (at the 5th Sideroad and 6th Line, and the 5th
Sideroad and 8th Line) are expected to cost $15,000 each, or $30,000 in total. Of this
amount, $7,500 is deducted from the gross project cost to account for the benefits posed to
existing development - this amount will not be recovered through development charges.
The two auxiliary right-turning lanes (at Highway 89 and the 6th line, as well as Highway 9
and the 8th Line) are expected to cost $200,000 each, or $400,000 in total. Of this amount,
$100,000 is deducted from the gross project cost to account for the benefits posed to
existing development - this amount will not be recovered through development charges.
Appendix B | 78
The Concession Road 6 Improvements (from the WWTP to the 15th Sideroad) are expected
to cost $1.5 million. As these works can be attributed entirely to new development, no
benefit to existing has been identified.
The Concession Road 6 Upgrades (from County Road 5 to Highway 89) are expected to cost
about $1.7 million. Of this amount, $650,000 is deducted from the gross project cost to
account for the capital asset road work which would be incurred - this share of cost will not
be recovered through development charges.
The provision for additional growth-related road works in the amount of $1.5 million has
been included. As these works are planned to be attributed entirely to new development, no
benefit to existing has been identified.
The additional Public Works buildings and depots included in this capital program includes
a Public Works storage building in Colgan, an Everett depot replacement and upsizing, the
equipment required to outfit this expanded depot, and two new salt domes (North and
South).
The new public works storage building in Colgan is expected to cost $0.7 million. As the
need for this new facility is related entirely to development, no reduction has been made for
any benefit to existing development.
The Everett depot replacement and upsizing is expected to cost about $8.0 million for a new
15,000 square foot facility. Of this amount, about $2.7 million (equal to 1/3 of the cost) is
deducted from the gross project cost to account for the replacement share associated with
the decommissioning of the existing Everett depot - this amount will not be recovered
through development charges. The net new growth-related equipment required to outfit this
expanded depot has been priced at $265,000 and does not have a reduction for any benefit
to existing development.
The two new salt domes (North and South) are expected to cost $100,000 each, or $200,000
in total. Since the need for these can be attributed entirely to new development, no benefit
to existing has been identified.
The equipment in this capital program includes a new trailer in Everett, two new trackless
sidewalk plows, a roadside mower attachment, two new single axel 5-ton trucks, and a
provision for additional growth-related vehicles. The total cost of new equipment is
expected to be about $1.8 million. As the need for this equipment is related entirely to
development in the Township and represent net new additions to the Township fleet, no
reduction has been made for any benefit to existing development.
Appendix B | 79
The sidewalk development is planned to be about 2.5 km and is expected to cost $800,000.
The need for this sidewalk is related entirely to development.
No provincial government grants/subsidies are available to offset the cost of the program.
Finally, a portion of the capital program, $4.7 million, is considered to benefit development
beyond the 10-year planning period and will be considered for recovery in subsequent
development charge by laws.
Table B-4.1 below outlines the BTE methodology applied to the capital program.
Table B-4.1 - BTE Methodology for Services Related to a Highway
BTE Applied (%)
Rationale
0%
Fully attributable to growth and development in the Township.
25%
Auxiliary turning lanes and flashing stop sign beacons have a BTE
of 25 per cent. The projects are largely driven by development.
33%
Applied to the Everett Depot Replacement and Upsizing to
represent the portion of the project that relates to the replacement
of the current square footage of the Everett Public Works Depot
(5,000).
This existing space will be decommissioned once the new and
expanded facility at 15,000 square feet comes online.
39%
Applied to the Concession Road 6 Upgrade, representing the capital
cost that would be required under current conditions of the road.
44%
Applied to the Bridge 18 Replacement and Upsizing.
The BTE share represents the cost of like-for-like replacement vs.
the total cost of replacement and upsizing ($1.7M/$3.9M).
68%
Applied to the Bridge 34 Replacement and Upsizing.
The BTE share represents the cost of like-for-like replacement vs.
the total cost of replacement and upsizing (approximately
$0.9M/$1.3M).
Altogether, the 10-year capital program for Services Related to a Highway amount to $22.0
million. A deduction of about $6.0 million is made to account for the benefit these capital
projects pose to existing development. A further reduction of about $3.2 million is also
made to account for reserve funds applied to the existing committed projects. Furthermore,
a portion of the capital program, $4.7 million, will be considered for recovery in subsequent
development charge by-laws as some projects will benefit development over the longer-
term. The remaining $8.2 million is related to growth in the 2026-2035 planning period and
is eligible for DC recovery.
Appendix B | 80
The development-related net capital cost of $8.2 million is allocated 88 per cent to
residential development ($7.2 million) and 12 per cent to non-residential development
($978,500). The residential share of the net growth-related capital cost is divided by the 10-
year forecast growth in population in new units to derive an unadjusted charge of $1,966.51
per capita. The non-residential share of the net development-related capital cost is divided
by the 10-year forecast growth in floor space to derive an unadjusted charge of $25.94 per
square metre.
TABLE 3
CASH FLOW ANALYSIS
After cash flow considerations, both the residential and non-residential development
charges increase. The residential development charge increases to $2,055.51 per capita and
the non-residential development charge increases to $26.64 per square metre. The
increases represent the front-ended nature of the timing of the capital program.
The following table summarizes the calculation of the development charges:
SERVICES RELATED TO A HIGHWAY
15-year Hist.
2026 - 2035
Unadjusted
Adjusted
Service Level Development-Related Capital Program
Development Charge
Development Charge
per capita
Total
Net DC Recoverable
$/Capita
$/sq.m
$/Capita
$/sq.m
$42,563.02
$21,984,000
$8,153,649
$1,966.51
$25.94
$2,055.51
$26.64
Appendix B | 81
APPENDIX B.4
TABLE 1
TOWNSHIP OF ADJALA-TOSORONTIO
INVENTORY OF CAPITAL ASSETS
ROADS AND RELATED INFRASTRUCTURE
Roads (Kilometres)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Unit Cost
Gravel Roads
94.9
93.9
89.9
72.9
70.1
70.1
70.1
70.1
70.1
70.1
70.1
70.1
70.1
64.6
63.5
$1,018,000
Surface Treated Roads
8.2
8.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
7.7
6.3
$1,321,000
Paved Roads
204.5
205.5
215.5
232.5
235.3
235.3
235.3
235.3
235.3
235.3
235.3
235.3
235.3
235.3
237.8
$1,497,000
Total (Km)
308
308
308
308
308
308
308
308
308
308
308
308
308
308
308
Total ($000)
$413,627.7
$414,106.7
$417,078.7
$425,221.7
$426,562.9
$426,562.9
$426,562.9
$426,562.9
$426,562.9
$426,562.9
$426,562.9
$426,562.9
$426,562.9
$428,229.4
$429,002.7
Roads Infrastructure (Units)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Unit Cost
Bridges
44
44
48
48
48
48
48
48
48
48
48
48
48
48
48
$1,572,100
Structural Culverts
25
25
25
25
25
25
25
25
25
25
25
25
25
25
25
$761,200
Pedestrian Bridge
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$189,100
Streetlights
452
453
453
453
453
455
456
458
459
461
461
461
461
462
470
$6,800
Total (#)
522
523
527
527
527
529
530
532
533
535
535
535
535
536
544
Total ($000)
$91,465.1
$91,471.9
$97,760.3
$97,760.3
$97,760.3
$97,773.9
$97,780.7
$97,794.3
$97,801.1
$97,814.7
$97,814.7
$97,814.7
$97,814.7
$97,821.5
$97,875.9
Buildings (sq.ft.)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Unit Cost
Everett Depot (5th Line)
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
$530
Everett Salt Shed (5th Line)
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
$90
Everett Storage Building
1,680
1,680
1,680
1,680
1,680
1,680
1,680
1,680
1,680
1,680
1,680
1,680
1,680
1,680
1,680
$530
Loretto Works Depot (4th Concession)
14,660
14,660
14,660
14,660
14,660
14,660
14,660
14,660
14,660
14,660
14,660
14,660
14,660
14,660
14,660
$530
Loretto Salt Shed (4th Concession)
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
$90
Storage Trailers
320
320
320
320
320
320
320
320
320
320
320
320
320
320
320
$180
Total (sq.ft.)
34,620
34,620
34,620
34,620
34,620
34,620
34,620
34,620
34,620
34,620
34,620
34,620
34,620
34,620
34,620
Total ($000)
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
Vehicles and Equipment (Units)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Unit Cost
Dump Trucks (10 tons)
10
10
9
9
9
9
9
9
9
9
9
9
9
9
9
$425,000
Pickup Trucks
4
4
4
4
4
5
5
6
6
7
7
7
7
7
7
$90,000
1 Ton
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$150,000
Backhoes
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$311,000
Grader
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$998,000
Loader
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$363,000
Tractors
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$222,000
Chipper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$121,000
Brush cut
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$124,000
Sweepster
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$88,000
Fuel Tanks
3
3
3
3
3
3
4
4
5
5
5
5
5
5
5
$48,000
Hot Box
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$70,000
Small Utility Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,000
Culvert Trailer
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$15,000
Disk Morrow
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$20,000
Jumping Jack
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$6,050
Plate Tamper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,000
Air Compressor
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$2,800
Hot Water Pressure Washer
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$3,200
Retriever Disc
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,000
Steam Jenny
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$14,000
Welder
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$5,000
Fuel Monitoring System
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$5,000
Tool Chest
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$2,500
Post Pounder
-
-
-
-
-
-
-
-
-
2
2
2
2
2
2
$500
Total (Units)
44
44
43
43
43
44
46
47
48
51
51
52
52
53
53
Total ($000)
$9,041.6
$9,041.6
$8,616.6
$8,616.6
$8,616.6
$8,706.6
$8,824.6
$8,914.6
$8,962.6
$9,053.6
$9,053.6
$9,058.6
$9,058.6
$9,073.6
$9,073.6
Appendix B | 82
CALCULATION OF SERVICE LEVELS
ROADS AND RELATED INFRASTRUCTURE
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Historical Population
10,603
10,676
10,750
10,824
10,899
10,975
10,978
10,981
10,984
10,987
10,989
11,021
11,447
12,553
12,736
Historical Employment
1,605
1,602
1,599
1,596
1,593
1,590
1,588
1,586
1,584
1,582
1,579
1,627
1,677
1,728
1,781
Historical Poulation and Employment
12,208
12,278
12,349
12,420
12,492
12,565
12,566
12,567
12,568
12,569
12,568
12,648
13,124
14,281
14,517
INVENTORY SUMMARY ($000)
Roads
$413,627.7
$414,106.7
$417,078.7
$425,221.7
$426,562.9
$426,562.9
$426,562.9
$426,562.9
$426,562.9
$426,562.9
$426,562.9
$426,562.9
$426,562.9
$428,229.4
$429,002.7
Roads Infrastructure
$91,465.1
$91,471.9
$97,760.3
$97,760.3
$97,760.3
$97,773.9
$97,780.7
$97,794.3
$97,801.1
$97,814.7
$97,814.7
$97,814.7
$97,814.7
$97,821.5
$97,875.9
Buildings
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
$12,534.2
Vehicles and Equipment
$9,041.6
$9,041.6
$8,616.6
$8,616.6
$8,616.6
$8,706.6
$8,824.6
$8,914.6
$8,962.6
$9,053.6
$9,053.6
$9,058.6
$9,058.6
$9,073.6
$9,073.6
Total ($000)
$526,668.5
$527,154.3
$535,989.7
$544,132.7
$545,473.9
$545,577.5
$545,702.3
$545,805.9
$545,860.7
$545,965.3
$545,965.3
$545,970.3
$545,970.3
$547,658.6
$548,486.3
Average
SERVICE LEVEL ($/Capita)
Service
Level
Roads
33,881.69
$
33,727.54
$
33,774.29
$
34,236.85
$
34,146.89
$
33,948.50
$
33,945.80
$
33,943.10
$
33,940.40
$
33,937.70
$
33,940.65
$
33,725.72
$
32,502.51
$
29,985.95
$
29,551.75
$
33,279.29
$
Roads Infrastructure
7,492.23
$
7,450.07
$
7,916.45
$
7,871.20
$
7,825.83
$
7,781.45
$
7,781.37
$
7,781.83
$
7,781.76
$
7,782.22
$
7,782.89
$
7,733.61
$
7,453.12
$
6,849.77
$
6,742.16
$
7,601.73
$
Buildings
1,026.72
$
1,020.87
$
1,015.00
$
1,009.19
$
1,003.38
$
997.55
$
997.47
$
997.39
$
997.31
$
997.23
$
997.32
$
991.00
$
955.06
$
877.68
$
863.42
$
983.11
$
Vehicles and Equipment
740.63
$
736.40
$
697.75
$
693.76
$
689.77
$
692.92
$
702.26
$
709.36
$
713.12
$
720.31
$
720.37
$
716.20
$
690.23
$
635.36
$
625.03
$
698.90
$
Total ($000)
43,141.27
$
42,934.88
$
43,403.49
$
43,811.00
$
43,665.87
$
43,420.42
$
43,426.90
$
43,431.68
$
43,432.59
$
43,437.46
$
43,441.23
$
43,166.53
$
41,600.92
$
38,348.76
$
37,782.36
$
42,563.02
$
CALCULATION OF MAXIMUM ALLOWABLE FUNDING ENVELOPE
42,563.02
$
3,685
15-Year Funding Envelope Calculation 15-
Year Average Service Level 2011 - 2025 Net
Population and Emp. Growth 2026 - 2035
Maximum Allowable Funding Envelope
156,865,510
$
APPENDIX B.4
TABLE 1
Appendix B | 83
TOWNSHIP OF ADJALA-TOSORONTIO
DEVELOPMENT-RELATED CAPITAL PROGRAM
SERVICES RELATED TO A HIGHWAY
Gross
Grants/
Net
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
DC Eligible
Available
2026 -
Post
Cost
Recoveries
Cost
Costs
DC Reserves
2035
2035
4.0
SERVICES RELATED TO A HIGHWAY
4.1 Road and Bridge Improvements
4.1.1
Replacement and Widening of Bridge #18
2027
3,900,000
$
-
$
3,900,000
$
44%
1,700,000
$
2,200,000
$
400,000
$
1,800,000
$
-
$
4.1.2
Replacement and Widening of Bridge #34
2032
1,294,000
$
-
$
1,294,000
$
68%
877,044
$
416,956
$
400,000
$
16,956
$
-
$
4.1.3
Concession 6 Improvements (WWTP to 15th Side Road)
2032
1,500,000
$
-
$
1,500,000
$
0%
-
$
1,500,000
$
-
$
825,000
$
675,000
$
4.1.4
Stop Sign Flashing Beacons - 5th sideroad/6th line
2026 - 2035
15,000
$
-
$
15,000
$
25%
3,750
$
11,250
$
-
$
11,250
$
-
$
4.1.5
Stop Sign Flashing Beacons - 5th sideroad/8th line
2026 - 2035
15,000
$
-
$
15,000
$
25%
3,750
$
11,250
$
-
$
11,250
$
-
$
4.1.6
Aux. Right turning lane - Hwy 89/6th line
2026 - 2035
200,000
$
-
$
200,000
$
25%
50,000
$
150,000
$
-
$
82,500
$
67,500
$
4.1.7
Aux. Right turning lane - Hwy 9/8th line
2026 - 2035
200,000
$
-
$
200,000
$
25%
50,000
$
150,000
$
-
$
82,500
$
67,500
$
4.1.8
Concession 6 Upgrade (County Rd.5 to Hwy 89)
2030
1,650,000
$
-
$
1,650,000
$
39%
650,000
$
1,000,000
$
-
$
550,000
$
450,000
$
4.1.9
Provision for New Road Works (From TMP)
2026 - 2035
1,500,000
$
-
$
1,500,000
$
0%
-
$
1,500,000
$
-
$
825,000
$
675,000
$
Subtotal Road and Bridge Improvements
10,274,000
$
-
$
10,274,000
$
3,334,544
$
6,939,456
$
800,000
$
4,204,456
$
1,935,000
$
4.2 Buildings and Depots
4.2.1
Public Works Storage Building in Colgan
2026
700,000
$
-
$
700,000
$
0%
-
$
700,000
$
700,000
$
-
$
-
$
4.2.2
Everett Depot Replacement and Upsizing (15,000 sq.ft)
2030
7,950,000
$
-
$
7,950,000
$
33%
2,650,000
$
5,300,000
$
200,000
$
2,715,000
$
2,385,000
$
4.2.3
Everett Depot Replacement Equipment (5% of growth share)
2030
265,000
$
-
$
265,000
$
0%
-
$
265,000
$
-
$
265,000
$
-
$
4.2.4
New Sand/Salt Dome (North)
2030
100,000
$
-
$
100,000
$
0%
-
$
100,000
$
-
$
100,000
$
-
$
4.2.5
New Sand/Salt Dome (South)
2027
100,000
$
-
$
100,000
$
0%
-
$
100,000
$
-
$
100,000
$
-
$
Subtotal Buildings and Depots
9,115,000
$
-
$
9,115,000
$
2,650,000
$
6,465,000
$
900,000
$
3,180,000
$
2,385,000
$
4.3 Equipment
4.3.1
New Trailer (Everett)
2026
20,000
$
-
$
20,000
$
0%
-
$
20,000
$
20,000
$
-
$
-
$
4.3.2
New Trackless Sidewalk Plow
2026
250,000
$
-
$
250,000
$
0%
-
$
250,000
$
-
$
250,000
$
-
$
4.3.3
Mower - 3 point hitch (roadside ditch)
2027
75,000
$
-
$
75,000
$
0%
-
$
75,000
$
75,000
$
-
$
-
$
4.3.4
Single Axel 5 Ton Truck (Loretto)
2027
425,000
$
-
$
425,000
$
0%
-
$
425,000
$
425,000
$
-
$
-
$
4.3.5
Single Axel 5 Ton Truck (Everett)
2029
425,000
$
-
$
425,000
$
0%
-
$
425,000
$
425,000
$
-
$
-
$
4.3.6
New Trackless Sidewalk Plow
2030
250,000
$
-
$
250,000
$
0%
-
$
250,000
$
250,000
$
-
$
-
$
4.3.7
Additional Growth Vehicles
2026 - 2035
350,000
$
-
$
350,000
$
0%
-
$
350,000
$
-
$
350,000
$
-
$
Subtotal Equipment
1,795,000
$
-
$
1,795,000
$
-
$
1,795,000
$
1,195,000
$
600,000
$
-
$
4.4 Sidewalks
4.4.1
Everett New Sidewalk Development (2.5 km)
2026 - 2035
800,000
$
-
$
800,000
$
0%
-
$
800,000
$
270,806
$
169,194
$
360,000
$
Subtotal Sidewalks
800,000
$
-
$
800,000
$
-
$
800,000
$
270,806
$
169,194
$
360,000
$
TOTAL SERVICES RELATED TO A HIGHWAY
21,984,000
$
-
$
21,984,000
$
5,984,544
$
15,999,456
$
3,165,806
$
8,153,649
$
4,680,000
$
Residential Development Charge Calculation
Residential Share of 2026 - 2035 DC Eligible Costs
88%
$7,175,211
Available DC Reserves
$3,165,806
10-Year Growth in New Units
3,649
Unadjusted Development Charge per Capita
$1,966.51
2026 - 2035 Net Funding Envelope
$156,865,510
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2035 DC Eligible Costs
12%
$978,438
10-Year Growth in Square Metres
37,725
Unadjusted Development Charge per Square Metre
$25.94
DC Eligible Costs
Replacement
& BTE Shares
Ineligible Costs
APPENDIX B.4
TABLE 2
Appendix B | 84
SERVICES RELATED TO A HIGHWAY
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
TOTAL
OPENING CASH BALANCE
$2,785.9
$2,025.9
($465.6)
($434.9)
$81.8
($2,935.8)
($2,114.7)
($2,570.4)
($1,777.2)
($921.6)
2026 - 2035 RESIDENTIAL FUNDING REQUIREMENTS
- Services Related To A Highway: Prior Growth
$657.4
$815.8
$23.8
$397.8
$419.8
$23.8
$375.8
$23.8
$23.8
$23.8
$2,785.9
- Services Related To A Highway: Non-Inflated
$354.8
$1,806.8
$134.8
$134.8
$3,329.2
$134.8
$875.7
$134.8
$134.8
$134.8
$7,175.2
- Services Related To A Highway: Inflated
$1,012.2
$2,675.1
$165.0
$565.2
$4,058.1
$175.1
$1,409.4
$182.2
$185.8
$189.6
$10,617.8
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
86
86
103
503
503
503
466
466
466
466
3649
REVENUE
- DC Receipts: Inflated
$177.66
$181.2
$220.4
$1,096.5
$1,118.4
$1,140.8
$1,079.1
$1,100.7
$1,122.7
$1,145.2
$8,382.8
INTEREST
- Interest on Opening Balance
$97.5
$70.9
($25.6)
($23.9)
$2.9
($161.5)
($116.3)
($141.4)
($97.7)
($50.7)
($445.8)
- Interest on In-Year Transactions
($23.0)
($68.6)
$1.0
$9.3
($80.8)
$16.9
($9.1)
$16.1
$16.4
$16.7
($105.1)
TOTAL REVENUE
$252.2
$183.5
$195.8
$1,081.9
$1,040.5
$996.2
$953.7
$975.4
$1,041.4
$1,111.2
$7,831.9
CLOSING CASH BALANCE
$2,025.9
($465.6)
($434.9)
$81.8
($2,935.8)
($2,114.7)
($2,570.4)
($1,777.2)
($921.6)
$0.0
2026 Adjusted Charge per Capita
2,055.51
$
Allocation of Capital Program
Residential Sector
88%
Non-Residential Sector
12%
Rates for 2026
Inflation Rate
2.0%
Interest Rate on Postive Balance
3.5%
Interest Rate on Negative Balance
5.5%
RESIDENTIAL DEVELOPMENT CHARGE
(in $000's)
TOWNSHIP OF ADJALA-TOSORONTIO
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
SERVICES RELATED TO A HIGHWAY
TABLE 3
APPENDIX B.4
Appendix B | 85
SERVICES RELATED TO A HIGHWAY
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
TOTAL
OPENING CASH BALANCE
$379.9
$361.5
$83.8
$150.6
$168.0
($299.1)
($239.1)
($317.7)
($222.7)
($117.8)
2026 - 2035 NON-RESIDENTIAL FUNDING REQUIREMENTS
- Services Related To A Highway: Prior Growth
$89.6
$111.2
$3.2
$54.2
$57.2
$3.2
$51.2
$3.2
$3.2
$3.2
$379.9
- Services Related To A Highway: Non-Inflated
$48.4
$246.4
$18.4
$18.4
$454.0
$18.4
$119.4
$18.4
$18.4
$18.4
$978.4
- Services Related To A Highway: Inflated
$138.0
$364.8
$22.5
$77.1
$553.4
$23.9
$192.2
$24.8
$25.3
$25.8
$1,447.9
NEW NON-RESIDENTIAL SPACE
- Square Metres in New Buildings
4,025
3,025
3,075
3,150
3,225
3,368
4,282
4,425
4,500
4,650
37,725
REVENUE
- DC Receipts: Inflated
$107.23
$82.2
$85.2
$89.0
$93.0
$99.1
$128.5
$135.4
$140.5
$148.0
$1,108.1
INTEREST
- Interest on Opening Balance
$13.3
$12.7
$2.9
$5.3
$5.9
($16.5)
($13.1)
($17.5)
($12.2)
($6.5)
($25.8)
- Interest on In-Year Transactions
($0.8)
($7.8)
$1.1
$0.2
($12.7)
$1.3
($1.8)
$1.9
$2.0
$2.1
($14.3)
TOTAL REVENUE
$119.7
$87.1
$89.3
$94.5
$86.2
$83.9
$113.6
$119.9
$130.2
$143.7
$1,068.0
CLOSING CASH BALANCE
$361.5
$83.8
$150.6
$168.0
($299.1)
($239.1)
($317.7)
($222.7)
($117.8)
$0.0
2026 Adjusted Charge per Sq. Metre
26.64
$
Allocation of Capital Program
Residential Sector
88%
Non-Residential Sector
12%
Rates for 2026
Inflation Rate
2.0%
Interest Rate on Postive Balance
3.5%
Interest Rate on Negative Balance
5.5%
NON-RESIDENTIAL DEVELOPMENT CHARGE
(in $000's)
TOWNSHIP OF ADJALA-TOSORONTIO
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
SERVICES RELATED TO A HIGHWAY
TABLE 3
APPENDIX B.4
Appendix B | 86
APPENDIX B.5
LAND ACQUISITION
Appendix B | 87
LAND ACQUISITION
Recent amendments to the Development Charges Act allow municipalities to include the
cost of acquiring land for eligible growth-related infrastructure in development charges.
This change helps municipalities secure land needed for services such as parks, roads, and
community facilities, ensuring that growth-related land costs can be recovered from new
development rather than existing taxpayers.
TABLE 1
DEVELOPMENT-RELATED CAPITAL PROGRAM
(INCLUDING CAPITAL COST AND BTE METHODOLOGY)
As shown in Table 1, the 2026-2035 development-related gross cost for this land
acquisition is $2.4 million. The program includes land needs for the Everett Fire Station (2.5
acres) and the land associated with the new indoor recreation space (1.5 acre).
The land needed for the Everett Fire Station (2.5 acres) is expected to cost about $1.5
million. Of this total, 53% (or $802,200) has been deemed to be a benefit to existing
development; the BTE allocation has been to match the share associated with the
construction of the new Everett Fire Station.
The land associated with the new indoor recreation space (1.5 acre) is expected to cost
about $900,000 - this share is entirely related to the expansion of space.
Altogether, the 10-year capital program for Land Acquisition amounts to $2.4 million. A
deduction of about $802,200 is made to account for the benefit this capital project poses to
existing development. The remaining $1.6 million is related to growth in the 2026-2035
planning period and is eligible for DC recovery.
The development-related net capital cost of $1.6 million is allocated 95 per cent to
residential development ($1.5 million) and 5 per cent to non-residential development (about
$83,700). The residential share of the net growth-related capital cost is divided by the 10-
year forecast growth in population in new units to derive an unadjusted charge of $414.96
per capita. The non-residential share of the net development-related capital cost is divided
by the 10-year forecast growth in floor space to derive an unadjusted charge of $2.22 per
square metre.
Appendix B | 88
TABLE 2
CASH FLOW ANALYSIS
The cash-flow analysis is displayed in Table 2 and considers the timing of the development
charges revenues to determine the adjusted rates. After cash flow considerations, the
residential development charge increases to $468.85 per capita. The non-residential
development charge increases to $2.45 per square metre.
LAND ACQUISITION
2026 - 2035
Unadjusted
Adjusted
Development-Related Capital Program
Development Charge
Development Charge
Total
Net DC Recoverable
$/Capita
$/sq.m
$/Capita
$/sq.m
$2,400,000
$1,597,816
$414.96
$2.22
$468.85
$2.45
Appendix B | 89
TOWNSHIP OF ADJALA-TOSORONTIO
DEVELOPMENT-RELATED CAPITAL PROGRAM
LAND ACQUISITIONS
Gross
Grants/
Net
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
DC Eligible
Available
2026 -
Post
Cost
Recoveries
Cost
Costs
DC Reserves
2035
2035
5.0
LAND ACQUISITIONS
5.1 Fire Protection Services
5.1.1
Everett Fire Station Land Needs (2.5 Acres)
2027
1,500,000
$
-
$
1,500,000
$
53%
802,184
$
697,816
$
-
$
697,816
$
-
$
Subtotal Fire Protection Services
1,500,000
$
-
$
1,500,000
$
802,184
$
697,816
$
-
$
697,816
$
-
$
5.2 Parks & Recreation
5.2.1
Land associated with new Indoor Space (1.5 acre)
2029
900,000
$
-
$
900,000
$
0%
-
$
900,000
$
-
$
900,000
$
-
$
Subtotal Parks & Recreation
900,000
$
-
$
900,000
$
-
$
900,000
$
-
$
900,000
$
-
$
TOTAL LAND ACQUISITIONS
2,400,000
$
-
$
2,400,000
$
802,184
$
1,597,816
$
-
$
1,597,816
$
-
$
Residential Development Charge Calculation
Residential Share of 2026 - 2035 DC Eligible Costs
95%
$1,514,078
10-Year Growth in New Units
3,649
Unadjusted Development Charge per Capita
$414.96
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2035 DC Eligible Costs
5%
$83,738
10-Year Growth in Square Metres
37,725
Unadjusted Development Charge per Square Metre
$2.22
Ineligible Costs
DC Eligible Costs
APPENDIX B.5
TABLE 1
Replacement
& BTE Shares
Appendix B | 90
LAND ACQUISITION
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
TOTAL
OPENING CASH BALANCE
$0.0
$41.2
($607.9)
($590.1)
($1,295.5)
($1,107.2)
($903.4)
($702.6)
($485.8)
($251.9)
2026 - 2035 RESIDENTIAL FUNDING REQUIREMENTS
- Land Aquisition Services: Prior Growth
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
- Land Aquisition Services: Non-Inflated
$0.0
$661.2
$0.0
$852.8
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$1,514.1
- Land Aquisition Services: Inflated
$0.0
$674.5
$0.0
$905.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$1,579.5
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
86
86
103
503
503
503
466
466
466
466
3649
REVENUE
- DC Receipts: Inflated
$40.52
$41.3
$50.3
$250.1
$255.1
$260.2
$246.1
$251.1
$256.1
$261.2
$1,912.1
INTEREST
- Interest on Opening Balance
$0.0
$1.4
($33.4)
($32.5)
($71.3)
($60.9)
($49.7)
($38.6)
($26.7)
($13.9)
($325.5)
- Interest on In-Year Transactions
$0.7
($17.4)
$0.9
($18.0)
$4.5
$4.6
$4.3
$4.4
$4.5
$4.6
($7.1)
TOTAL REVENUE
$41.2
$25.4
$17.7
$199.6
$188.3
$203.9
$200.8
$216.8
$233.9
$251.9
$1,579.5
CLOSING CASH BALANCE
$41.2
($607.9)
($590.1)
($1,295.5)
($1,107.2)
($903.4)
($702.6)
($485.8)
($251.9)
($0.0)
2026 Adjusted Charge per Capita
468.85
$
Allocation of Capital Program
Residential Sector
95%
Non-Residential Sector
5%
Rates for 2026
Inflation Rate
2.0%
Interest Rate on Postive Balance
3.5%
Interest Rate on Negative Balance
5.5%
TABLE 2
APPENDIX B.5
TOWNSHIP OF ADJALA-TOSORONTIO
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
LAND ACQUISITION
RESIDENTIAL DEVELOPMENT CHARGE
(in $000's)
Appendix B | 91
LAND ACQUISITION
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
TOTAL
OPENING CASH BALANCE
$0.0
$10.0
($20.2)
($13.3)
($57.1)
($51.5)
($45.1)
($35.6)
($24.9)
($13.1)
2026 - 2035 NON-RESIDENTIAL FUNDING REQUIREMENTS
- Services Related To A Highway: Prior Growth
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
- Services Related To A Highway: Non-Inflated
$0.0
$36.6
$0.0
$47.2
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$83.7
- Services Related To A Highway: Inflated
$0.0
$37.3
$0.0
$50.1
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$87.4
NEW NON-RESIDENTIAL SPACE
- Square Metres in New Buildings
4,025
3,025
3,075
3,150
3,225
3,368
4,282
4,425
4,500
4,650
37,725
REVENUE
- DC Receipts: Inflated
$9.85
$7.6
$7.8
$8.2
$8.5
$9.1
$11.8
$12.4
$12.9
$13.6
$101.8
INTEREST
- Interest on Opening Balance
$0.0
$0.4
($1.1)
($0.7)
($3.1)
($2.8)
($2.5)
($2.0)
($1.4)
($0.7)
($14.0)
- Interest on In-Year Transactions
$0.2
($0.8)
$0.1
($1.2)
$0.1
$0.2
$0.2
$0.2
$0.2
$0.2
($0.5)
TOTAL REVENUE
$10.0
$7.1
$6.9
$6.3
$5.6
$6.4
$9.5
$10.7
$11.8
$13.1
$87.4
CLOSING CASH BALANCE
$10.0
($20.2)
($13.3)
($57.1)
($51.5)
($45.1)
($35.6)
($24.9)
($13.1)
($0.0)
2026 Adjusted Charge per Sq. Metre
2.45
$
Allocation of Capital Program
Residential Sector
95%
Non-Residential Sector
5%
Rates for 2026
Inflation Rate
2.0%
Interest Rate on Postive Balance
3.5%
Interest Rate on Negative Balance
5.5%
(in $000's)
TOWNSHIP OF ADJALA-TOSORONTIO
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
LAND ACQUISITION
NON-RESIDENTIAL DEVELOPMENT CHARGE
TABLE 2
APPENDIX B.5
Appendix B | 92
APPENDIX B.6
DEVELOPMENT-RELATED STUDIES
Appendix B | 93
DEVELOPMENT-RELATED STUDIES
The DCA allows the cost of development-related studies to be included in the calculation of
development charges. The Township has identified various studies, reports and master
plans that need to be developed over the next few years to continue to appropriately plan
for anticipated growth in the Township.
TABLE 1
DEVELOPMENT-RELATED CAPITAL PROGRAM
(INCLUDING CAPITAL COST AND BTE METHODOLOGY)
As shown in Table 1, the 2026-2035 development-related gross cost for development-
related studies is about $790,300. The capital program relates to the recovery of the
negative reserve fund balance, various development-related studies, including a Parks and
Trails Master Plan, a Transportation Master Plan, a Fire Master Plan, a Development
Charges Study, a Comprehensive Zoning By-law Update, Official Plan Revisions, a
Community Improvement Plan, and a Provision for additional studies (growth-related)
which would be required as a result of the significant amount of development slated to
occur in the municipality.
The reserve fund for studies carries a negative balance as of year-end 2025. This negative
balance of about $75,300 and is to be recovered through the 10-year capital program.
As many of these studies are directly related to growth in the Township, most projects are
entirely attributable to new development. However, based on discussions with staff,
"benefit to existing" shares have been considered for the Comprehensive Zoning By-law
Update and Official Plan Revisions2. These shares total $75,000 which has been removed
from the calculation. The remaining $715,300 is eligible for recovery over the ten-year
planning period under review.
The remaining amount of $715,300 is apportioned 88% (about $629,500) to residential
development and 12% (about $85,800) to non-residential development. The resulting
unadjusted development charges are $172.52 per capita and $2.28 per square metre of new
non-residential building space.
2 A 50% BTE share is applied to both the OP and Zoning by-law reviews.
Appendix B | 94
TABLE 2
CASH FLOW ANALYSIS
The cash-flow analysis is displayed in Table 2 and considers the timing of the development
charges revenues to determine the adjusted rates. After cash flow considerations, the
residential development charge increases to $187.69 per capita. The non-residential
development charge increases to $2.41 per square metre.
DEVELOPMENT-RELATED STUDIES
2026 - 2035
Unadjusted
Adjusted
Development-Related Capital Program
Development Charge
Development Charge
Total
Net DC Recoverable
$/Capita
$/sq.m
$/Capita
$/sq.m
$790,317
$715,317
$172.52
$2.28
$187.69
$2.41
Appendix B | 95
TOWNSHIP OF ADJALA-TOSORONTIO
DEVELOPMENT-RELATED CAPITAL PROGRAM
DEVELOPMENT-RELATED STUDIES
Gross
Grants/
Net
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
DC Eligible
Available
2026 -
Post
Cost
Recoveries
Cost
Costs
DC Reserves
2035
2035
6.0
DEVELOPMENT-RELATED STUDIES
6.1 Recovery of Negative Reserve Balance
6.1.1
Recovery of Negative Reserve Balance
2026
75,317
$
-
$
75,317
$
0%
-
$
75,317
$
-
$
75,317
$
-
$
Subtotal Recovery of Negative Reserve Balance
75,317
$
-
$
75,317
$
-
$
75,317
$
-
$
75,317
$
-
$
6.2 Development-Related Studies
6.2.1
Parks and Trails Master Plan
2031
75,000
$
-
$
75,000
$
0%
-
$
75,000
$
-
$
75,000
$
-
$
6.2.2
Transportation Master Plan
2027 - 2030
150,000
$
-
$
150,000
$
0%
-
$
150,000
$
-
$
150,000
$
-
$
6.2.3
Fire Master Plan
2030
50,000
$
-
$
50,000
$
0%
-
$
50,000
$
-
$
50,000
$
-
$
6.2.4
Development Charges Study
2032
40,000
$
-
$
40,000
$
0%
-
$
40,000
$
-
$
40,000
$
-
$
6.2.5
Comprehensive Zoning By-law Update
2027
115,000
$
-
$
115,000
$
50%
57,500
$
57,500
$
-
$
57,500
$
-
$
6.2.6
OP Revisions
2028
35,000
$
-
$
35,000
$
50%
17,500
$
17,500
$
-
$
17,500
$
-
$
6.2.7
Community Improvement Plan
2029
50,000
$
-
$
50,000
$
0%
-
$
50,000
$
-
$
50,000
$
-
$
6.2.8
Placeholder Provision for Additional Studies
2026 - 2035
200,000
$
-
$
200,000
$
0%
-
$
200,000
$
-
$
200,000
$
-
$
Subtotal Development-Related Studies
715,000
$
-
$
715,000
$
75,000
$
640,000
$
-
$
640,000
$
-
$
TOTAL DEVELOPMENT-RELATED STUDIES
790,317
$
-
$
790,317
$
75,000
$
715,317
$
-
$
715,317
$
-
$
Residential Development Charge Calculation
Residential Share of 2026 - 2035 DC Eligible Costs
88%
$629,479
Available DC Reserves
($75,317)
10-Year Growth in New Units
3,649
Unadjusted Development Charge per Capita
$172.52
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2035 DC Eligible Costs
12%
$85,838
10-Year Growth in Square Metres
37,725
Unadjusted Development Charge per Square Metre
$2.28
TABLE 1
Ineligible Costs
DC Eligible Costs
APPENDIX B.6
Replacement
& BTE Shares
Appendix B | 96
DEVELOPMENT-RELATED STUDIES
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
TOTAL
OPENING CASH BALANCE
($66.3)
($71.3)
($164.3)
($223.2)
($235.8)
($249.0)
($250.7)
($224.7)
($155.3)
($80.6)
2026 - 2035 RESIDENTIAL FUNDING REQUIREMENTS
- Development Related Studies: Prior Growth
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
- Development Related Studies: Non-Inflated
$17.6
$101.2
$66.0
$94.6
$94.6
$83.6
$52.8
$17.6
$17.6
$17.6
$563.2
- Development Related Studies: Inflated
$17.6
$103.2
$68.7
$100.4
$102.4
$92.3
$59.5
$20.2
$20.6
$21.0
$605.9
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
86
86
103
503
503
503
466
466
466
466
3649
REVENUE
- DC Receipts: Inflated
$16.22
$16.5
$20.1
$100.1
$102.1
$104.2
$98.5
$100.5
$102.5
$104.6
$765.4
INTEREST
- Interest on Opening Balance
($3.6)
($3.9)
($9.0)
($12.3)
($13.0)
($13.7)
($13.8)
($12.4)
($8.5)
($4.4)
($94.7)
- Interest on In-Year Transactions
($0.0)
($2.4)
($1.3)
($0.0)
($0.0)
$0.2
$0.7
$1.4
$1.4
$1.5
$1.4
TOTAL REVENUE
$12.5
$10.2
$9.8
$87.8
$89.1
$90.7
$85.4
$89.6
$95.4
$101.6
$672.2
CLOSING CASH BALANCE
($71.3)
($164.3)
($223.2)
($235.8)
($249.0)
($250.7)
($224.7)
($155.3)
($80.6)
$0.0
2026 Adjusted Charge per Capita
187.69
$
Allocation of Capital Program
Residential Sector
88%
Non-Residential Sector
12%
Rates for 2026
Inflation Rate
2.0%
Interest Rate on Postive Balance
3.5%
Interest Rate on Negative Balance
5.5%
TABLE 2
APPENDIX B.6
TOWNSHIP OF ADJALA-TOSORONTIO
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
DEVELOPMENT-RELATED STUDIES
RESIDENTIAL DEVELOPMENT CHARGE
(in $000's)
Appendix B | 97
DEVELOPMENT-RELATED STUDIES
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
TOTAL
OPENING CASH BALANCE
($9.0)
($2.1)
($9.0)
($11.2)
($17.6)
($24.3)
($29.3)
($27.4)
($19.2)
($10.2)
2026 - 2035 NON-RESIDENTIAL FUNDING REQUIREMENTS
- Services Related To A Highway: Prior Growth
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
- Services Related To A Highway: Non-Inflated
$2.4
$13.8
$9.0
$12.9
$12.9
$11.4
$7.2
$2.4
$2.4
$2.4
$76.8
- Services Related To A Highway: Inflated
$2.4
$14.1
$9.4
$13.7
$14.0
$12.6
$8.1
$2.8
$2.8
$2.9
$82.6
NEW NON-RESIDENTIAL SPACE
- Square Metres in New Buildings
4,025
3,025
3,075
3,150
3,225
3,368
4,282
4,425
4,500
4,650
37,725
REVENUE
- DC Receipts: Inflated
$9.71
$7.4
$7.7
$8.1
$8.4
$9.0
$11.6
$12.3
$12.7
$13.4
$100.3
INTEREST
- Interest on Opening Balance
($0.5)
($0.1)
($0.5)
($0.6)
($1.0)
($1.3)
($1.6)
($1.5)
($1.1)
($0.6)
($8.8)
- Interest on In-Year Transactions
$0.1
($0.2)
($0.0)
($0.2)
($0.2)
($0.1)
$0.1
$0.2
$0.2
$0.2
$0.1
TOTAL REVENUE
$9.3
$7.1
$7.2
$7.3
$7.3
$7.5
$10.1
$10.9
$11.8
$13.0
$91.7
CLOSING CASH BALANCE
($2.1)
($9.0)
($11.2)
($17.6)
($24.3)
($29.3)
($27.4)
($19.2)
($10.2)
$0.0
2026 Adjusted Charge per Sq. Metre
2.41
$
Allocation of Capital Program
Residential Sector
88%
Non-Residential Sector
12%
Rates for 2026
Inflation Rate
2.0%
Interest Rate on Postive Balance
3.5%
Interest Rate on Negative Balance
5.5%
(in $000's)
TOWNSHIP OF ADJALA-TOSORONTIO
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
DEVELOPMENT-RELATED STUDIES
NON-RESIDENTIAL DEVELOPMENT CHARGE
TABLE 2
APPENDIX B.6
Appendix B | 98
APPENDIX C
RESERVE FUNDS
Appendix C | 99
Appendix C | 100
DEVELOPMENT CHARGES RESERVE FUNDS
The Development Charges Act requires that a reserve fund be established for each service
for which development charges are collected. Table 1 presents the uncommitted reserve
fund balances, as of December 31, 2025, that are available to help fund the development-
related net capital costs identified in this study. All of the available reserve funds are
accounted for in this study.
As shown in Table 1, the 2025 total reserve fund balance was in a positive position of $5.7
million1. These funds are assigned to projects in the initial years of the capital program for
each service. This has the effect of reducing and deferring capital costs brought forward to
the development charge calculation and the cash flow analysis. Where there is a negative
balance (as with development-related studies), the amount is brought forward in the DC
capital program for recovery through future development charges.
1 This figure represents the unaudited projected balance for year-end 2025.
Ending
Balance
Dec. 31, 2025
FIRE PROTECTION SERVICES
$1,594,907
PARKS & RECREATION
$1,038,337
POLICE SERVICES
$7,046
DEVELOPMENT-RELATED STUDIES
($75,317)
LAND ACQUISITION
$0
SERVICES RELATED TO A HIGHWAY
$3,165,806
Total Development Charge Reserve Funds
$5,730,780
APPENDIX C
TABLE 1
DEVELOPMENT CHARGE RESERVE FUND BALANCE BY ACCOUNT
AS AT DECEMBER 31, 2025
Service
APPENDIX D
COST OF GROWTH
Appendix D | 101
Appendix D | 102
COST OF GROWTH ANALYSIS - ALL SERVICES
A.
ASSET MANAGEMENT PLAN
The DCA requires that municipalities complete an Asset Management Plan before passing a
development charges by-law. A key function of the Asset Management Plan, as required by
the legislation, is to demonstrate that all assets funded under the development charges by-
law are financially sustainable over their full life cycle.
i.
Asset Types
A summary of the future municipal-owned assets and estimated useful life assumptions for
eligible DC services considered as part of the study are outlined in Table 1. Although all
capital assets considered in the study have been identified, not all assets necessitate future
replacement or ongoing maintenance activities. The exception and the justification are as
follows:
-
Some of the works identified may represent one-time expenditures and may be
temporary in nature. Therefore, the assets would not be required to be replaced,
and no ongoing operation and maintenance costs exist. Such assets are identified
as "not a long-term asset" in the table.
-
Some projects do not relate to the emplacement of a tangible capital asset - some
examples include the acquisition of land or the undertaking of development-related
studies. These projects/costs do not necessarily require future replacement or
ongoing maintenance. Such projects are identified as "not infrastructure" in the
table.
-
For assets that have been constructed (i.e. recovery of past debenture
commitments) it is assumed that the related contribution is already included within
the Town's annual provision (see below for additional details). As such, these
projects are identified as "not applicable" in the table.
It should be noted that the capital cost estimates prepared for each of the projects
identified in this section include grouped costs of various individual elements, which, as a
stand-alone item, may have its own useful life. For example, new buildings include: HVAC,
structural elements, roof, etc. Accordingly, the average useful life assumptions noted below
are applicable to all project components.
Appendix D | 103
Table 1 - Summary of Municipal Assets Considered for All Services
Table 1 - Summary of Assets Considered
Services
Estimated Useful Life
Fire Protection Services
Buildings
Vehicles
Equipment
Delivering Capital Program
50 years
15 years
10 years
0 years
Parks and Recreation
Indoor Space
Parks Amenities
Trails
Equipment and Furnishings
50 years
20 years
30 years
15 years
Police Services
Provision for Police Capital
15 years
Services Related to a Highway
Roads and Bridges Improvements
Buildings and Depots
Fleet
Equipment
Sidewalk Development
30 years
50 years
15 years
10 years
30 years
Land Acquisition
All Land
0 years
Development-Related Studies
All Studies
0 years
ii.
Annual Provision
When assets require rehabilitation or are due for replacement, the source of funds is limited
to reserves or contributions from operating. Capital expenditures to carry out the
rehabilitation and replacement of aging infrastructure are not growth-related and are
therefore not eligible for funding through development charge revenues or other developer
contributions.
Based on the information obtained from Township's current Asset Management Plans and
Township staff regarding useful life assumptions and the capital cost of acquiring and/or
emplacing each asset, a provision for infrastructure replacement has been calculated for
both the all services. Provisions for infrastructure replacement are initially calculated for
each asset based on their useful life and the anticipated cost of replacement. The
Appendix D | 104
DC Related
Non-DC Related
DC Related
Non-DC Related
Fire Protection Services
$14,370,468
$34,145,532
$376,925
$965,542
Parks & Recreation
$4,766,591
$1,333,409
$227,900
$84,571
Police Services
$23,778
$76,222
$3,951
$8,175
Services Related To A Highway
$11,319,456
$10,664,544
$438,020
$318,361
Development-Related Studies
$715,317
$75,000
$0
$0
Land Acquisition
$1,597,816
$802,184
$0
$0
Total
$32,793,425
$47,096,892
$1,046,796
$1,376,648
aggregate of all individual provisions forms the required annual capital provision. In
calculating the annual provisions, a number of assumptions are made to account for
inflation (2.0 per cent) and interest (3.5 per cent).
Consistent with the requirements of the DCA, assets that are proposed to be funded under
the development charges by-law have been included in the analysis. As a result, the total
calculated annual provision for development charge related infrastructure has been netted
down to consider the replacement of existing infrastructure or benefit-to-existing
development. However, for reference, the annual replacement provisions associated with
the non-development charge funded costs, including costs related to the benefit-to-existing
and post-period benefit have also been calculated.
Table 2 provides the calculated annual asset management contribution for both the gross
capital expenditures and the share related to the 2026-2035 DC recoverable portion. The
year 2036 has been included to calculate the annual contribution for the 2026-2035 period
as the expenditures in 2035 will not trigger asset management contributions until 2036. As
shown in Table 2, by 2036, the Township will need to fund an additional $1.1 million per
annum in order to properly fund the full life cycle costs of the new assets related to the
general services supported under the development charges by-law.
Table 2 - Calculated Annual Provision by 2036
TABLE 2
TOWNSHIP OF ADJALA-TOSORONTIO
ANNUAL ASSET MANAGEMENT PROVISION
2026-2035
Capital Program
Calculated AMP
Provision by 2036
Service
Appendix D | 105
B.
FINANCIAL SUSTAINABILITY OF THE PROGRAM
i.
Future Revenue Growth
The calculated annual funding provision should be considered within the context of the
Township's projected growth. Over the next ten years (to 2035), the Township is projected
to increase by approximately 1,150 dwellings. In addition, the Township will also add nearly
505 new employees that will result in an estimated 37,725 square metres of additional non-
residential building space.
This growth will have the effect of increasing the overall assessment base and additional
user fee and charges revenues to offset the capital asset provisions required to replace the
infrastructure proposed to be funded under the development charges by-law. The collection
of these funds is intended to be allocated to the Township's reserves for the future
replacement of these assets. This is aligned with the Township's current asset
management plan practices.
C.
LONG-TERM CAPITAL AND OPERATING IMPACT ANALYSIS
As shown in Table 3, by 2034, the Township's net operating costs are estimated to increase
by $4.5 million for property tax supported services. Increases in net operating costs will be
experienced as new facilities are opened. Operating and maintenance costs will also
increase as additions to the Township's facilities, amenities and road network are made.
Table 4 summarizes the components of the development-related capital forecast that will
require funding from non-DC sources. In total, $35.2 million will need to be financed from
non-DC sources over the 2026-2035 planning period. In addition, $11.9 million in interim DC
financing related to post-period shares of projects may be required.
Council is made aware of these factors so that they understand the operating and capital
costs that will not be covered by DCs as it adopts the development-related capital forecast
set out in the study.
Appendix D | 106
Estimated Operating
Costs by 2036
($000's)
Fire Protection Services
Additional Fire Hall Space
$75.00 per square foot
$2,775.00
New Vehicles and Equipment
$0.05 per $1.00 new equipment
$249.55
Parks & Recreation
Outdoor Amenities and Equipment
$0.03 per $1.00 new equipment
$138.90
Indoor Space
$90.00 per square foot
$450.00
Police Services
Operating Costs
$10.00 per new household
$11.50
Services Related To A Highway
Road Construction
$240.00 per new household
$276.00
Road-Related Infrastructure
$0.05 per $1.00 new infrastructure
$513.70
Equipment
$0.03 per $1.00 new equipment
$53.85
TOTAL ESTIMATED OPERATING COSTS ($000's)
$4,468.50
Net Cost
(in constant $2026)
APPENDIX D
TABLE 3
TOWNSHIP OF ADJALA-TOSORONTIO
ESTIMATED NET OPERATING COST OF THE PROPOSED
GROWTH-RELATED CAPITAL PROGRAM
(in constant 2026 dollars)
Total DC
Net
Replacement
Eligible
Municipal
& Benefit to
Available
Post-2035
Costs for
Cost
Existing
DC Reserves
Benefit
Recovery
($000)
($000)
($000)
($000)
($000)
1.0 FIRE PROTECTION SERVICES
$48,516
$28,268
$1,595
$5,877
$12,776
2.0 PARKS & RECREATION
$6,100
$50
$1,038
$1,283
$3,728
3.0 POLICE SERVICES
$100
$0
$7
$76
$17
4.0 DEVELOPMENT-RELATED STUDIES
$790
$75
$0
$0
$715
5.0 LAND ACQUISITION
$2,400
$802
$0
$0
$1,598
6.0 SERVICES RELATED TO A HIGHWAY
$21,984
$5,985
$3,166
$4,680
$8,154
TOTAL
$79,890
$35,180
$5,806
$11,917
$26,987
TABLE 4
TOWNSHIP OF ADJALA-TOSORONTIO
SUMMARY OF 10-YEAR CAPITAL PROGRAM
10-YEAR CAPITAL PROGRAM
Service
Development-Related Capital Program (2026 - 2035)
Appendix D | 107
D.
THE PROGRAM IS DEEMED FINANCIALLY SUSTAINABLE
In summary, the asset management plan and long-term capital and operating analysis
included in this appendix demonstrates that the Township can afford to invest and operate
the identified general and engineered services infrastructure over the 10-year and long-
term planning period.
In addition, as part of the annual budget update the Township also contributes to asset
replacement reserves and spends on yearly asset replacement needs as needed.
Through this annual exercise, staff identify the required funding and propose mitigating
measures in order to ensure there are sufficient funds in reserves over the long term. Life-
cycle funding methodologies are also reviewed in order to ensure that the Township is
continuing to implement financially sustainable practices for funding the eventual
replacement of assets.
The calculated annual provisions identified are considered to be financially sustainable as it
is expected that the increased capital asset management requirements can be absorbed by
the tax and user base over the long-term.
APPENDIX E
LOCAL SERVICE POLICY
Appendix E | 108
GENERAL POLICY GUIDELINES ON DC AND LOCAL
SERVICE FUNDING FOR TOWNSHIP WORKS
The following guidelines set out in general terms the size and nature of
infrastructure included in the Township of Adjala-Tosorontio 2026 DC
Background Study. For a project to be eligible to be funded completely or in
part by development charges, the following will apply:
1.
The project will be identified in the most current Township of Adjala-
Tosorontio DC Study.
2.
If any infrastructure does not add any additional capacity over and
above the capacity requirement for that development, these projects
are assumed to be the sole responsibility of the developer.
3.
Infrastructure that provides servicing or capacity for more than one
development is not necessarily fully or partially funded from
development charges. If a project is considered fully or partially local
in nature, the Township will require the benefiting land owners to
fund the works directly.
The following policy guidelines are general principles by which staff will be
guided in considering development applications. However, each application
will be considered on its own merits having regard to, among other factors,
the nature, type and location of the development in any existing
development and proposed development and the location and type of
services required and their relationship to the proposed development and to
existing and proposed development in the area, and subsection 59(2) of the
DCA.
These local service policy guidelines are subject to review and amendment
by the Township which may be independent of an amendment or update to
the Township's development charge by-law(s).
Appendix E | 109
1.0
Roads and Related
1.1
Local Roads internal to a development are a direct developer
responsibility under s.59 of the DCA (as a local service).
1.2
Local Roads defined as two-lanes and generally have a minimum of
20.0 m right of way (ROW) including, but not limited to, the following;
Turn lanes;
Parking bays;
Bike lanes (on road and off road);
Streetlights;
Intersection improvements;
Streetscaping;
Utilities;
Municipal services;
Sidewalks and multi use paths; and
Storm water management facilities.
Cottage streets and lanes
1.3
Collector Roads internal to development are a direct developer
responsibility under s.59 of the DCA (as a local service).
1.4
Collector Roads external to development are a direct developer
responsibility under s.59 of the DCA if considered to be a requirement
related to development to which the plan relates (including certain
road allowances); otherwise, Collector Roads external to a
development are included in the DC calculation to the extent
permitted under s.5(1) of the DCA.
1.5
Stream crossing and rail crossing road works, excluding underground
utilities but including all other works within lands to be dedicated to
the Township or rail corridors are localized works to be borne by
developers. Works associated with Collector Roads external to a
Appendix E | 110
development (as described in 1.4) are to be included in the DC
calculation.
1.6
New Arterial Roads and Arterial Road improvements are included as
part of road costing funded through DCs. Only the oversizing
component would be recovered through DCs and the local road
equivalent costs are considered to be a direct developer responsibility
under s.59 of the DCA.
1.7
Upgrades from a Local Road to Collectors Road or Arterial Road that
are required as a result of a development, are considered a direct
developer responsibility under s.59 of the DCA.
2.0
Traffic Signals
2.1
Traffic signalization external to development are included in the DC
calculation to the extent permitted under s.5(1) of the DCA.
2.2
Where a specific development warrants the need for traffic signals,
the developer will pay for the cost of the signal under s.59 of the DCA
(as a local service).
3.0
Intersection Improvements
3.1
New roads (Collector and Arterial) and road (Collector and Arterial)
improvements are included as part of road costing noted in Section
1.0.
3.2
Intersections improvements within specific developments and all
works necessary to connect to entrances to the roadway are a direct
developer responsibility under s.59 of DCA (as a local service).
3.3
Intersection improvements on any road type (e.g. Local, Collector or
Arterial) due to development increasing traffic are included in the DC
calculation.
Appendix E | 111
4.0
Streetlights
4.1
Streetlights on Collector and Arterial Roads external to a development
are included in the DC calculation. Streetlights external to a
development but related to the subject lands are a direct developer
responsibility under s.59 of the DCA.
4.2
Streetlights within a development or directly abutting roads are a
direct developer responsibility under s.59 of DCA.
5.0
Sidewalks
5.1
Sidewalks external to a development but required and related to the
subject lands are a direct developer responsibility under s.59 of the
DCA.
5.2
Sidewalks within a development are a direct developer responsibility
under s.59 of the DCA.
6.0
Bike Lanes/ Bike Paths/Multi-Use Trails/ Naturalized Walkways
6.1
Bike lanes, within a road allowance, external to development are
included in DC eligible capital costs, consistent with the service
standard provisions under s.5(1) of the DCA.
6.2
Bike paths/multi-use trails/naturalized walkways external to
development are included in DCs consistent with the service standard
provisions under s.5(1) of the DCA.
6.3
Bike lanes, within road allowance, internal to development are a
direct developer responsibility under s.59 of the DCA.
6.4
Bike paths/multi-use trails/naturalized walkways internal to
development are a direct developer responsibility under s.59 of the
DCA.
Appendix E | 112
6.5
Trail Bridges/Underpasses and associated works are included in DC
calculation consistent with the service standard provisions of the
under s.5(1) of the DCA.
7.0
Noise Abatement Measures
7.1
Noise abatement measures internal to development are a direct
developer responsibility though local service provisions (s.59 of DCA).
8.0
Land Acquisition for Road Allowance
8.1
Land Acquisition for Arterial Roads are dedicated under the Planning
Act subdivision provisions (s.51) through development lands.
However, in areas with limited or no development, the cost of the
lands will be included in the DC calculation (to the extent eligible
under the DCA).
8.2
Land Acquisition for Collector Roads are dedicated under the
Planning Act subdivision provision (s.51) through development lands
(up to 26 metre right-of- way). However, in areas with limited or no
development, the cost of the lands are included in the DC calculation
(to the extent eligible under the DCA).
8.3
Land Acquisition for grade separations (beyond normal dedication
requirements) are included in the DC calculation to the extent eligible
under the DCA.
9.0
Land Acquisition for Easements
9.1
Easement costs external to or not directly associated with a specific
subdivision shall be included in DC calculation.
10.0 Stormwater Management
10.1 Stormwater facilities for quality water balance and/or quantity control
management, including downstream erosion works, inclusive of land
Appendix E | 113
and all associated infrastructure, such as landscaping and perimeter
fencing are a direct developer responsibility under s. 59 of the DCA.
10.2 Storm sewer systems and drainage work that are required for a
specific development, either internal or external to the area to which
the plan relates are a direct developer responsibility under s. 59 of the
DCA.
11.0 Parkland Development
11.1 For the purpose of parkland development, local service includes the
requirement for the owner to undertake preparation of a conceptual
park plan including proposed grading to demonstrate that the
proposed park size, configuration and topography will allow for the
construction of park facilities to the satisfaction of the Municipality.
11.2 The Municipality also requires the owner to dedicate parkland or
provide cash-in-lieu, consistent with the Planning Act. All of these
costs are deemed a direct responsibility of the owner and are not
included in the DC calculation.
11.3 With respect to other parkland development costs, all other
components of parkland development are included in the DC
calculation, including detailed design and contract administration,
finished grading, sodding, park furniture, electrical, water, sanitary
sewer, signage, plant material, walkways, play courts, parking lots,
sports fields, playground equipment, water play equipment,
recreational trails, park shelters and lighting.
11.4 All costs associated with any recreational trails to be constructed
within the development are a direct developer responsibility under s.
59 of the DCA.
11.5 Rough grading and any associated infrastructure (bridges and
abutments, guard and hand rails, retaining walls) of all recreational
Appendix E | 114
trails and multi-use paths within the development are a direct
developer responsibility under s. 59 of the DCA.
Appendix E | 115
Appendix F | 116
APPENDIX F
BY-LAW
The Corporation of The Township of Adjala-Tosorontio
By-Law No. 2026-027
The Corporation of The Township of Adjala-Tosorontio
By-Law No. 2026-027
A By-Law for the Imposition of Development Charges, and to Repeal By-law
21-84
A By-Law for the Imposition of Development Charges, and to Repeal By-law
21-84
WHEREAS the Corporation of the Township of Adjala-Tosorontio (the
"Township") will experience growth through development and re-development;
WHEREAS the Corporation of the Township of Adjala-Tosorontio (the
"Township") will experience growth through development and re-development;
WHEREAS the Corporation of the Township of Adjala-Tosorontio (the
"Township") will experience growth through development and re-development;
AND WHEREAS development and re-development requires the provision of
physical and social services by the Township;
AND WHEREAS development and re-development requires the provision of
physical and social services by the Township;
AND WHEREAS development and re-development requires the provision of
physical and social services by the Township;
AND WHEREAS Council desires to ensure that the capital cost of meeting
growth- related demands or burden on municipal services does not place an
excessive financial burden on the Township or its existing taxpayers while at the
same time ensuring new taxpayers contribute no more than the net capital cost
attributable to providing the current level of municipal services;
AND WHEREAS Council desires to ensure that the capital cost of meeting
growth- related demands or burden on municipal services does not place an
excessive financial burden on the Township or its existing taxpayers while at the
same time ensuring new taxpayers contribute no more than the net capital cost
attributable to providing the current level of municipal services;
AND WHEREAS Council desires to ensure that the capital cost of meeting
growth- related demands or burden on municipal services does not place an
excessive financial burden on the Township or its existing taxpayers while at the
same time ensuring new taxpayers contribute no more than the net capital cost
attributable to providing the current level of municipal services;
AND WHEREAS Council desires to ensure that the capital cost of meeting
growth- related demands or burden on municipal services does not place an
excessive financial burden on the Township or its existing taxpayers while at the
same time ensuring new taxpayers contribute no more than the net capital cost
attributable to providing the current level of municipal services;
AND WHEREAS Council desires to ensure that the capital cost of meeting
growth- related demands or burden on municipal services does not place an
excessive financial burden on the Township or its existing taxpayers while at the
same time ensuring new taxpayers contribute no more than the net capital cost
attributable to providing the current level of municipal services;
AND WHEREAS Council desires to ensure that the capital cost of meeting
growth- related demands or burden on municipal services does not place an
excessive financial burden on the Township or its existing taxpayers while at the
same time ensuring new taxpayers contribute no more than the net capital cost
attributable to providing the current level of municipal services;
AND WHEREAS Council desires to ensure that the capital cost of meeting
growth- related demands or burden on municipal services does not place an
excessive financial burden on the Township or its existing taxpayers while at the
same time ensuring new taxpayers contribute no more than the net capital cost
attributable to providing the current level of municipal services;
AND WHEREAS Council desires to ensure that the capital cost of meeting
growth- related demands or burden on municipal services does not place an
excessive financial burden on the Township or its existing taxpayers while at the
same time ensuring new taxpayers contribute no more than the net capital cost
attributable to providing the current level of municipal services;
AND WHEREAS the Development Charges Act, 1997, S.O. 1997, c.27 (the
"Act") provides that the Council of a municipality may by By-law impose
development charges against land to pay for increased capital costs required
because of increased needs for services;
AND WHEREAS the Development Charges Act, 1997, S.O. 1997, c.27 (the
"Act") provides that the Council of a municipality may by By-law impose
development charges against land to pay for increased capital costs required
because of increased needs for services;
AND WHEREAS the Development Charges Act, 1997, S.O. 1997, c.27 (the
"Act") provides that the Council of a municipality may by By-law impose
development charges against land to pay for increased capital costs required
because of increased needs for services;
AND WHEREAS the Development Charges Act, 1997, S.O. 1997, c.27 (the
"Act") provides that the Council of a municipality may by By-law impose
development charges against land to pay for increased capital costs required
because of increased needs for services;
AND WHEREAS the Development Charges Act, 1997, S.O. 1997, c.27 (the
"Act") provides that the Council of a municipality may by By-law impose
development charges against land to pay for increased capital costs required
because of increased needs for services;
AND WHEREAS Council authorized a development charges background study
by Hemson Consulting Limited, which study is dated March 24, 2026 and has
been completed in accordance with the Act and approved by Council;
AND WHEREAS Council authorized a development charges background study
by Hemson Consulting Limited, which study is dated March 24, 2026 and has
been completed in accordance with the Act and approved by Council;
AND WHEREAS Council authorized a development charges background study
by Hemson Consulting Limited, which study is dated March 24, 2026 and has
been completed in accordance with the Act and approved by Council;
AND WHEREAS Council authorized a development charges background study
by Hemson Consulting Limited, which study is dated March 24, 2026 and has
been completed in accordance with the Act and approved by Council;
AND WHEREAS the Council of the Township has given notice of and held a
public meeting on the 8th day of April 2026 and on May 13th, 2026 in accordance
with Section 12 of the Act and the regulations thereto;
AND WHEREAS the Council of the Township has given notice of and held a
public meeting on the 8th day of April 2026 and on May 13th, 2026 in accordance
with Section 12 of the Act and the regulations thereto;
AND WHEREAS the Council of the Township has given notice of and held a
public meeting on the 8th day of April 2026 and on May 13th, 2026 in accordance
with Section 12 of the Act and the regulations thereto;
AND WHEREAS the Council of the Township has given notice of and held a
public meeting on the 8th day of April 2026 and on May 13th, 2026 in accordance
with Section 12 of the Act and the regulations thereto;
AND WHEREAS the Council of the Township of Adjala-Tosorontio determined
that no further public meetings were required under section 12(3) of the Act;
AND WHEREAS the Council of the Township of Adjala-Tosorontio determined
that no further public meetings were required under section 12(3) of the Act;
AND WHEREAS the Council of the Township of Adjala-Tosorontio determined
that no further public meetings were required under section 12(3) of the Act;
AND WHEREAS the Council of the Township has given consideration of the use
of more than one development charge By-law to reflect different needs for
services in different areas, also known as area rating or area specific
development charges, and has determined that for the services and associated
infrastructure proposed to be funded by development charges under this By-law,
that it is fair and reasonable that the charges be calculated on a municipal-wide
uniform basis;
AND WHEREAS the Council of the Township has given consideration of the use
of more than one development charge By-law to reflect different needs for
services in different areas, also known as area rating or area specific
development charges, and has determined that for the services and associated
infrastructure proposed to be funded by development charges under this By-law,
that it is fair and reasonable that the charges be calculated on a municipal-wide
uniform basis;
AND WHEREAS the Council of the Township has given consideration of the use
of more than one development charge By-law to reflect different needs for
services in different areas, also known as area rating or area specific
development charges, and has determined that for the services and associated
infrastructure proposed to be funded by development charges under this By-law,
that it is fair and reasonable that the charges be calculated on a municipal-wide
uniform basis;
AND WHEREAS the Council of the Township has given consideration of the use
of more than one development charge By-law to reflect different needs for
services in different areas, also known as area rating or area specific
development charges, and has determined that for the services and associated
infrastructure proposed to be funded by development charges under this By-law,
that it is fair and reasonable that the charges be calculated on a municipal-wide
uniform basis;
AND WHEREAS the Council of the Township has given consideration of the use
of more than one development charge By-law to reflect different needs for
services in different areas, also known as area rating or area specific
development charges, and has determined that for the services and associated
infrastructure proposed to be funded by development charges under this By-law,
that it is fair and reasonable that the charges be calculated on a municipal-wide
uniform basis;
AND WHEREAS the Council of the Township has given consideration of the use
of more than one development charge By-law to reflect different needs for
services in different areas, also known as area rating or area specific
development charges, and has determined that for the services and associated
infrastructure proposed to be funded by development charges under this By-law,
that it is fair and reasonable that the charges be calculated on a municipal-wide
uniform basis;
AND WHEREAS the Council of the Township has given consideration of the use
of more than one development charge By-law to reflect different needs for
services in different areas, also known as area rating or area specific
development charges, and has determined that for the services and associated
infrastructure proposed to be funded by development charges under this By-law,
that it is fair and reasonable that the charges be calculated on a municipal-wide
uniform basis;
AND WHEREAS the Council of the Township has given consideration of the use
of more than one development charge By-law to reflect different needs for
services in different areas, also known as area rating or area specific
development charges, and has determined that for the services and associated
infrastructure proposed to be funded by development charges under this By-law,
that it is fair and reasonable that the charges be calculated on a municipal-wide
uniform basis;
AND WHEREAS the Background Study includes a Cost of Growth Analysis that
deals with all assets whose capital costs are intended to be funded under this By-
law, and that such assets are considered to be financially sustainable over their
full life-cycle;
AND WHEREAS the Background Study includes a Cost of Growth Analysis that
deals with all assets whose capital costs are intended to be funded under this By-
law, and that such assets are considered to be financially sustainable over their
full life-cycle;
AND WHEREAS the Background Study includes a Cost of Growth Analysis that
deals with all assets whose capital costs are intended to be funded under this By-
law, and that such assets are considered to be financially sustainable over their
full life-cycle;
AND WHEREAS the Background Study includes a Cost of Growth Analysis that
deals with all assets whose capital costs are intended to be funded under this By-
law, and that such assets are considered to be financially sustainable over their
full life-cycle;
AND WHEREAS the Background Study includes a Cost of Growth Analysis that
deals with all assets whose capital costs are intended to be funded under this By-
law, and that such assets are considered to be financially sustainable over their
full life-cycle;
AND WHEREAS the Council of the Township approved the asset management
plan outlined in the Background Study and gave consideration to incorporate the
asset management plan identified in the Background Study within the Township's
ongoing practices and corporate asset management strategy.
AND WHEREAS the Council of the Township approved the asset management
plan outlined in the Background Study and gave consideration to incorporate the
asset management plan identified in the Background Study within the Township's
ongoing practices and corporate asset management strategy.
AND WHEREAS the Council of the Township approved the asset management
plan outlined in the Background Study and gave consideration to incorporate the
asset management plan identified in the Background Study within the Township's
ongoing practices and corporate asset management strategy.
AND WHEREAS the Council of the Township approved the asset management
plan outlined in the Background Study and gave consideration to incorporate the
asset management plan identified in the Background Study within the Township's
ongoing practices and corporate asset management strategy.
AND WHEREAS the Council of the Township approved the asset management
plan outlined in the Background Study and gave consideration to incorporate the
asset management plan identified in the Background Study within the Township's
ongoing practices and corporate asset management strategy.
NOW THEREFORE the Council of Township of Adjala-Tosorontio hereby
ENACTS AS FOLLOWS:
NOW THEREFORE the Council of Township of Adjala-Tosorontio hereby
ENACTS AS FOLLOWS:
NOW THEREFORE the Council of Township of Adjala-Tosorontio hereby
ENACTS AS FOLLOWS:
SHORT TITLE
This By-law shall be known as the Development Charges By-law.
SHORT TITLE
This By-law shall be known as the Development Charges By-law.
1. INTERPRETATION
1. INTERPRETATION
1. INTERPRETATION
1.1
In this By-law the following items shall have the corresponding meanings:
"Act" means the Development Charges Act, S.O. 1997, c.27 as amended,
or any successor thereof;
"Act" means the Development Charges Act, S.O. 1997, c.27 as amended,
or any successor thereof;
"Act" means the Development Charges Act, S.O. 1997, c.27 as amended,
or any successor thereof;
"apartment unit" means any residential unit within a building containing
more than four dwelling units where the units are connected by an interior
corridor. Despite the foregoing, an apartment includes Stacked
Townhouse dwellings;
"apartment unit" means any residential unit within a building containing
more than four dwelling units where the units are connected by an interior
corridor. Despite the foregoing, an apartment includes Stacked
Townhouse dwellings;
"apartment unit" means any residential unit within a building containing
more than four dwelling units where the units are connected by an interior
corridor. Despite the foregoing, an apartment includes Stacked
Townhouse dwellings;
"apartment unit" means any residential unit within a building containing
more than four dwelling units where the units are connected by an interior
corridor. Despite the foregoing, an apartment includes Stacked
Townhouse dwellings;
"apartment unit" means any residential unit within a building containing
more than four dwelling units where the units are connected by an interior
corridor. Despite the foregoing, an apartment includes Stacked
Townhouse dwellings;
"bedroom" means a habitable room which can be used as sleeping
quarters, but does not include a bathroom, living room, dining room or
kitchen;
"bedroom" means a habitable room which can be used as sleeping
quarters, but does not include a bathroom, living room, dining room or
kitchen;
"bedroom" means a habitable room which can be used as sleeping
quarters, but does not include a bathroom, living room, dining room or
kitchen;
"bedroom" means a habitable room which can be used as sleeping
quarters, but does not include a bathroom, living room, dining room or
kitchen;
"board of education" has the same meaning as set out in the Education
Act, R.S.O. 19990, Chap. E.2, as amended, or any successor thereof;
"board of education" has the same meaning as set out in the Education
Act, R.S.O. 19990, Chap. E.2, as amended, or any successor thereof;
"board of education" has the same meaning as set out in the Education
Act, R.S.O. 19990, Chap. E.2, as amended, or any successor thereof;
"Building Code Act" means the Building Code Act, S.O. 1992, as
amended, or any successor thereof;
"Building Code Act" means the Building Code Act, S.O. 1992, as
amended, or any successor thereof;
"Building Code Act" means the Building Code Act, S.O. 1992, as
amended, or any successor thereof;
"capital cost" means costs incurred or proposed to be incurred by the
municipality or a local board thereof directly or by others on behalf of and
as authorized by the municipality or local board,
"capital cost" means costs incurred or proposed to be incurred by the
municipality or a local board thereof directly or by others on behalf of and
as authorized by the municipality or local board,
"capital cost" means costs incurred or proposed to be incurred by the
municipality or a local board thereof directly or by others on behalf of and
as authorized by the municipality or local board,
"capital cost" means costs incurred or proposed to be incurred by the
municipality or a local board thereof directly or by others on behalf of and
as authorized by the municipality or local board,
(a)
to acquire land or an interest in land, including a leasehold interest,
(b)
to improve land,
(c)
to acquire, lease, construct, or improve buildings and structures,
(d)
to acquire, construct, or improve facilities including,
(i)
to acquire, construct, or improve facilities including,
(i)
furniture and equipment other than computer equipment, and
(ii)
material acquired for circulation, reference or information
purposes by a library board as defined in the Public Libraries
Act, R.S.O. 1990, Chap. P.44, as amended, or any
successor thereof; and
material acquired for circulation, reference or information
purposes by a library board as defined in the Public Libraries
Act, R.S.O. 1990, Chap. P.44, as amended, or any
successor thereof; and
material acquired for circulation, reference or information
purposes by a library board as defined in the Public Libraries
Act, R.S.O. 1990, Chap. P.44, as amended, or any
successor thereof; and
material acquired for circulation, reference or information
purposes by a library board as defined in the Public Libraries
Act, R.S.O. 1990, Chap. P.44, as amended, or any
successor thereof; and
(iii)
rolling stock with an estimated useful life of seven years or
more, and
rolling stock with an estimated useful life of seven years or
more, and
(e)
to undertake studies in connection with any matter under the Act
and any of the matters in clauses (a) to (d) above, including the
development charge background study required for the provision of
services designated in this By-law within or outside the municipality,
including interest on borrowing for those expenditures under
clauses (a) to (e) above that are growth-related;
to undertake studies in connection with any matter under the Act
and any of the matters in clauses (a) to (d) above, including the
development charge background study required for the provision of
services designated in this By-law within or outside the municipality,
including interest on borrowing for those expenditures under
clauses (a) to (e) above that are growth-related;
to undertake studies in connection with any matter under the Act
and any of the matters in clauses (a) to (d) above, including the
development charge background study required for the provision of
services designated in this By-law within or outside the municipality,
including interest on borrowing for those expenditures under
clauses (a) to (e) above that are growth-related;
to undertake studies in connection with any matter under the Act
and any of the matters in clauses (a) to (d) above, including the
development charge background study required for the provision of
services designated in this By-law within or outside the municipality,
including interest on borrowing for those expenditures under
clauses (a) to (e) above that are growth-related;
to undertake studies in connection with any matter under the Act
and any of the matters in clauses (a) to (d) above, including the
development charge background study required for the provision of
services designated in this By-law within or outside the municipality,
including interest on borrowing for those expenditures under
clauses (a) to (e) above that are growth-related;
to undertake studies in connection with any matter under the Act
and any of the matters in clauses (a) to (d) above, including the
development charge background study required for the provision of
services designated in this By-law within or outside the municipality,
including interest on borrowing for those expenditures under
clauses (a) to (e) above that are growth-related;
"commercial" means any use of land, structures or buildings for the
purposes of buying or selling commodities and services, but does not
include industrial or agricultural uses, but does include hotels, motels,
motor inns and boarding, lodging and rooming houses;
"commercial" means any use of land, structures or buildings for the
purposes of buying or selling commodities and services, but does not
include industrial or agricultural uses, but does include hotels, motels,
motor inns and boarding, lodging and rooming houses;
"commercial" means any use of land, structures or buildings for the
purposes of buying or selling commodities and services, but does not
include industrial or agricultural uses, but does include hotels, motels,
motor inns and boarding, lodging and rooming houses;
"commercial" means any use of land, structures or buildings for the
purposes of buying or selling commodities and services, but does not
include industrial or agricultural uses, but does include hotels, motels,
motor inns and boarding, lodging and rooming houses;
"commercial" means any use of land, structures or buildings for the
purposes of buying or selling commodities and services, but does not
include industrial or agricultural uses, but does include hotels, motels,
motor inns and boarding, lodging and rooming houses;
"Council" means the Council of the Corporation of the Township of
Adjala-Tosorontio;
"Council" means the Council of the Corporation of the Township of
Adjala-Tosorontio;
"Council" means the Council of the Corporation of the Township of
Adjala-Tosorontio;
"development" means the construction, erection or placing of one or
more buildings or structures on land or the making of an addition or
alteration to a building or structure that the effect of increasing the size of
usability thereof, and includes redevelopment;
"development" means the construction, erection or placing of one or
more buildings or structures on land or the making of an addition or
alteration to a building or structure that the effect of increasing the size of
usability thereof, and includes redevelopment;
"development" means the construction, erection or placing of one or
more buildings or structures on land or the making of an addition or
alteration to a building or structure that the effect of increasing the size of
usability thereof, and includes redevelopment;
"development" means the construction, erection or placing of one or
more buildings or structures on land or the making of an addition or
alteration to a building or structure that the effect of increasing the size of
usability thereof, and includes redevelopment;
"development" means the construction, erection or placing of one or
more buildings or structures on land or the making of an addition or
alteration to a building or structure that the effect of increasing the size of
usability thereof, and includes redevelopment;
"development charge" means a charge imposed with respect to this By-
law;
"development charge" means a charge imposed with respect to this By-
law;
"development charge" means a charge imposed with respect to this By-
law;
"dwelling unit" means any part of a building or structure used, designed
or intended to be used as a domestic establishment in which one or more
persons may sleep and are provided with culinary and sanitary facilities for
their exclusive use;
"dwelling unit" means any part of a building or structure used, designed
or intended to be used as a domestic establishment in which one or more
persons may sleep and are provided with culinary and sanitary facilities for
their exclusive use;
"dwelling unit" means any part of a building or structure used, designed
or intended to be used as a domestic establishment in which one or more
persons may sleep and are provided with culinary and sanitary facilities for
their exclusive use;
"dwelling unit" means any part of a building or structure used, designed
or intended to be used as a domestic establishment in which one or more
persons may sleep and are provided with culinary and sanitary facilities for
their exclusive use;
"dwelling unit" means any part of a building or structure used, designed
or intended to be used as a domestic establishment in which one or more
persons may sleep and are provided with culinary and sanitary facilities for
their exclusive use;
"existing" means the number, use and size that existed as of the date
this by-law was passed;
"existing" means the number, use and size that existed as of the date
this by-law was passed;
"existing" means the number, use and size that existed as of the date
this by-law was passed;
"farm use" means that part of a bona fide farming operation
encompassing barns, silos and other ancillary development to an
agricultural use, but excluding residential use. Notwithstanding the
foregoing, a farm building does not include retails sales activities including,
but not limited to restaurants; banquet facilities; hospitality and
accommodation facilities; gift shops; services related to grooming,
boarding or breeding of household pets; and marijuana and alcohol
processing or production facilities;
"farm use" means that part of a bona fide farming operation
encompassing barns, silos and other ancillary development to an
agricultural use, but excluding residential use. Notwithstanding the
foregoing, a farm building does not include retails sales activities including,
but not limited to restaurants; banquet facilities; hospitality and
accommodation facilities; gift shops; services related to grooming,
boarding or breeding of household pets; and marijuana and alcohol
processing or production facilities;
"farm use" means that part of a bona fide farming operation
encompassing barns, silos and other ancillary development to an
agricultural use, but excluding residential use. Notwithstanding the
foregoing, a farm building does not include retails sales activities including,
but not limited to restaurants; banquet facilities; hospitality and
accommodation facilities; gift shops; services related to grooming,
boarding or breeding of household pets; and marijuana and alcohol
processing or production facilities;
"farm use" means that part of a bona fide farming operation
encompassing barns, silos and other ancillary development to an
agricultural use, but excluding residential use. Notwithstanding the
foregoing, a farm building does not include retails sales activities including,
but not limited to restaurants; banquet facilities; hospitality and
accommodation facilities; gift shops; services related to grooming,
boarding or breeding of household pets; and marijuana and alcohol
processing or production facilities;
"farm use" means that part of a bona fide farming operation
encompassing barns, silos and other ancillary development to an
agricultural use, but excluding residential use. Notwithstanding the
foregoing, a farm building does not include retails sales activities including,
but not limited to restaurants; banquet facilities; hospitality and
accommodation facilities; gift shops; services related to grooming,
boarding or breeding of household pets; and marijuana and alcohol
processing or production facilities;
"farm use" means that part of a bona fide farming operation
encompassing barns, silos and other ancillary development to an
agricultural use, but excluding residential use. Notwithstanding the
foregoing, a farm building does not include retails sales activities including,
but not limited to restaurants; banquet facilities; hospitality and
accommodation facilities; gift shops; services related to grooming,
boarding or breeding of household pets; and marijuana and alcohol
processing or production facilities;
"farm use" means that part of a bona fide farming operation
encompassing barns, silos and other ancillary development to an
agricultural use, but excluding residential use. Notwithstanding the
foregoing, a farm building does not include retails sales activities including,
but not limited to restaurants; banquet facilities; hospitality and
accommodation facilities; gift shops; services related to grooming,
boarding or breeding of household pets; and marijuana and alcohol
processing or production facilities;
"farm use" means that part of a bona fide farming operation
encompassing barns, silos and other ancillary development to an
agricultural use, but excluding residential use. Notwithstanding the
foregoing, a farm building does not include retails sales activities including,
but not limited to restaurants; banquet facilities; hospitality and
accommodation facilities; gift shops; services related to grooming,
boarding or breeding of household pets; and marijuana and alcohol
processing or production facilities;
"farm use" means that part of a bona fide farming operation
encompassing barns, silos and other ancillary development to an
agricultural use, but excluding residential use. Notwithstanding the
foregoing, a farm building does not include retails sales activities including,
but not limited to restaurants; banquet facilities; hospitality and
accommodation facilities; gift shops; services related to grooming,
boarding or breeding of household pets; and marijuana and alcohol
processing or production facilities;
"gross floor area" means:
"gross floor area" means:
(a)
in the case of a residential building or structure, the total area of all
floors above grade of a dwelling unit measured between the outside
surfaces of exterior walls or between the outside surfaces of
exterior walls and the centre line of party walls dividing the dwelling
unit from any other dwelling unit or other portion of a building; and
in the case of a residential building or structure, the total area of all
floors above grade of a dwelling unit measured between the outside
surfaces of exterior walls or between the outside surfaces of
exterior walls and the centre line of party walls dividing the dwelling
unit from any other dwelling unit or other portion of a building; and
in the case of a residential building or structure, the total area of all
floors above grade of a dwelling unit measured between the outside
surfaces of exterior walls or between the outside surfaces of
exterior walls and the centre line of party walls dividing the dwelling
unit from any other dwelling unit or other portion of a building; and
in the case of a residential building or structure, the total area of all
floors above grade of a dwelling unit measured between the outside
surfaces of exterior walls or between the outside surfaces of
exterior walls and the centre line of party walls dividing the dwelling
unit from any other dwelling unit or other portion of a building; and
in the case of a residential building or structure, the total area of all
floors above grade of a dwelling unit measured between the outside
surfaces of exterior walls or between the outside surfaces of
exterior walls and the centre line of party walls dividing the dwelling
unit from any other dwelling unit or other portion of a building; and
(b)
in the case of a non-residential building or structure, or in the case
of a mixed-use building or structure in respect of the non-residential
portion thereof, the total area of all building floors above or below
grade measured between the outside surfaces of the exterior walls,
or between the outside surfaces of exterior walls and the centre line
of party walls dividing a non-residential use and a residential use,
except for:
in the case of a non-residential building or structure, or in the case
of a mixed-use building or structure in respect of the non-residential
portion thereof, the total area of all building floors above or below
grade measured between the outside surfaces of the exterior walls,
or between the outside surfaces of exterior walls and the centre line
of party walls dividing a non-residential use and a residential use,
except for:
in the case of a non-residential building or structure, or in the case
of a mixed-use building or structure in respect of the non-residential
portion thereof, the total area of all building floors above or below
grade measured between the outside surfaces of the exterior walls,
or between the outside surfaces of exterior walls and the centre line
of party walls dividing a non-residential use and a residential use,
except for:
in the case of a non-residential building or structure, or in the case
of a mixed-use building or structure in respect of the non-residential
portion thereof, the total area of all building floors above or below
grade measured between the outside surfaces of the exterior walls,
or between the outside surfaces of exterior walls and the centre line
of party walls dividing a non-residential use and a residential use,
except for:
in the case of a non-residential building or structure, or in the case
of a mixed-use building or structure in respect of the non-residential
portion thereof, the total area of all building floors above or below
grade measured between the outside surfaces of the exterior walls,
or between the outside surfaces of exterior walls and the centre line
of party walls dividing a non-residential use and a residential use,
except for:
in the case of a non-residential building or structure, or in the case
of a mixed-use building or structure in respect of the non-residential
portion thereof, the total area of all building floors above or below
grade measured between the outside surfaces of the exterior walls,
or between the outside surfaces of exterior walls and the centre line
of party walls dividing a non-residential use and a residential use,
except for:
in the case of a non-residential building or structure, or in the case
of a mixed-use building or structure in respect of the non-residential
portion thereof, the total area of all building floors above or below
grade measured between the outside surfaces of the exterior walls,
or between the outside surfaces of exterior walls and the centre line
of party walls dividing a non-residential use and a residential use,
except for:
in the case of a non-residential building or structure, or in the case
of a mixed-use building or structure in respect of the non-residential
portion thereof, the total area of all building floors above or below
grade measured between the outside surfaces of the exterior walls,
or between the outside surfaces of exterior walls and the centre line
of party walls dividing a non-residential use and a residential use,
except for:
in the case of a non-residential building or structure, or in the case
of a mixed-use building or structure in respect of the non-residential
portion thereof, the total area of all building floors above or below
grade measured between the outside surfaces of the exterior walls,
or between the outside surfaces of exterior walls and the centre line
of party walls dividing a non-residential use and a residential use,
except for:
(i)
a room or enclosed area within the building or structure
above or below that is used exclusively for the
accommodation of heating, cooling, ventilating, electrical,
mechanical or telecommunications equipment that service
the building;
a room or enclosed area within the building or structure
above or below that is used exclusively for the
accommodation of heating, cooling, ventilating, electrical,
mechanical or telecommunications equipment that service
the building;
a room or enclosed area within the building or structure
above or below that is used exclusively for the
accommodation of heating, cooling, ventilating, electrical,
mechanical or telecommunications equipment that service
the building;
a room or enclosed area within the building or structure
above or below that is used exclusively for the
accommodation of heating, cooling, ventilating, electrical,
mechanical or telecommunications equipment that service
the building;
a room or enclosed area within the building or structure
above or below that is used exclusively for the
accommodation of heating, cooling, ventilating, electrical,
mechanical or telecommunications equipment that service
the building;
(ii)
loading facilities above or below grade; and
(iii)
a part of the building or structure below grade that is used for
the parking of motor vehicles or for storage or other
accessory use;
a part of the building or structure below grade that is used for
the parking of motor vehicles or for storage or other
accessory use;
a part of the building or structure below grade that is used for
the parking of motor vehicles or for storage or other
accessory use;
"industrial" means lands, buildings or structures used or designed or
intended for use for manufacturing, processing, fabricating or assembly of
raw goods, warehousing or bulk storage of goods, and includes office
uses and the sale of commodities to the general public where such uses
are accessory to an industrial use, but does not include the sale of
commodities to the general public through a warehouse club;
"industrial" means lands, buildings or structures used or designed or
intended for use for manufacturing, processing, fabricating or assembly of
raw goods, warehousing or bulk storage of goods, and includes office
uses and the sale of commodities to the general public where such uses
are accessory to an industrial use, but does not include the sale of
commodities to the general public through a warehouse club;
"industrial" means lands, buildings or structures used or designed or
intended for use for manufacturing, processing, fabricating or assembly of
raw goods, warehousing or bulk storage of goods, and includes office
uses and the sale of commodities to the general public where such uses
are accessory to an industrial use, but does not include the sale of
commodities to the general public through a warehouse club;
"industrial" means lands, buildings or structures used or designed or
intended for use for manufacturing, processing, fabricating or assembly of
raw goods, warehousing or bulk storage of goods, and includes office
uses and the sale of commodities to the general public where such uses
are accessory to an industrial use, but does not include the sale of
commodities to the general public through a warehouse club;
"industrial" means lands, buildings or structures used or designed or
intended for use for manufacturing, processing, fabricating or assembly of
raw goods, warehousing or bulk storage of goods, and includes office
uses and the sale of commodities to the general public where such uses
are accessory to an industrial use, but does not include the sale of
commodities to the general public through a warehouse club;
"industrial" means lands, buildings or structures used or designed or
intended for use for manufacturing, processing, fabricating or assembly of
raw goods, warehousing or bulk storage of goods, and includes office
uses and the sale of commodities to the general public where such uses
are accessory to an industrial use, but does not include the sale of
commodities to the general public through a warehouse club;
"industrial" means lands, buildings or structures used or designed or
intended for use for manufacturing, processing, fabricating or assembly of
raw goods, warehousing or bulk storage of goods, and includes office
uses and the sale of commodities to the general public where such uses
are accessory to an industrial use, but does not include the sale of
commodities to the general public through a warehouse club;
"institutional" means development of a building or structure intended for
use:
"institutional" means development of a building or structure intended for
use:
"institutional" means development of a building or structure intended for
use:
(a)
As a long-term care home within the meaning of Subsection 2 (1) of
the Long-Term Care Homes Act, 2007;
As a long-term care home within the meaning of Subsection 2 (1) of
the Long-Term Care Homes Act, 2007;
(b)
As a retirement home within the meaning of Subsection 2(1) of the
Retirement Homes Act, 2010.
As a retirement home within the meaning of Subsection 2(1) of the
Retirement Homes Act, 2010.
(c)
By any institution of the following post-secondary institutions for the
objects of the institution:
By any institution of the following post-secondary institutions for the
objects of the institution:
(i)
a university in Ontario that receives direct, regular and
ongoing operation funding from the Government of Ontario;
a university in Ontario that receives direct, regular and
ongoing operation funding from the Government of Ontario;
(ii)
a college or university federated or affiliated with a university
described in subclause 1.16.3.1; or
a college or university federated or affiliated with a university
described in subclause 1.16.3.1; or
(iii)
an Indigenous Institute prescribed for the purposes of
section 6 of the Indigenous Institute Act, 2017;
an Indigenous Institute prescribed for the purposes of
section 6 of the Indigenous Institute Act, 2017;
(d)
As a memorial home, clubhouse or athletic grounds by an Ontario
branch of the Royal Canadian Legion; or
As a memorial home, clubhouse or athletic grounds by an Ontario
branch of the Royal Canadian Legion; or
(e)
As a hospice to provide end-of-life care.
"local board" means a school board, public utility, commission,
transportation commission, public library board, board of park
management, local board of health, board of commissioners of police,
planning board, or any other board, commission, committee, body or local
authority established or exercising any power or authority under any
general or special Act with respect to any of the affairs or purposes,
including school purposes, of the Township of Adjala- Tosorontio or any
part or parts thereof;
"local board" means a school board, public utility, commission,
transportation commission, public library board, board of park
management, local board of health, board of commissioners of police,
planning board, or any other board, commission, committee, body or local
authority established or exercising any power or authority under any
general or special Act with respect to any of the affairs or purposes,
including school purposes, of the Township of Adjala- Tosorontio or any
part or parts thereof;
"local board" means a school board, public utility, commission,
transportation commission, public library board, board of park
management, local board of health, board of commissioners of police,
planning board, or any other board, commission, committee, body or local
authority established or exercising any power or authority under any
general or special Act with respect to any of the affairs or purposes,
including school purposes, of the Township of Adjala- Tosorontio or any
part or parts thereof;
"local board" means a school board, public utility, commission,
transportation commission, public library board, board of park
management, local board of health, board of commissioners of police,
planning board, or any other board, commission, committee, body or local
authority established or exercising any power or authority under any
general or special Act with respect to any of the affairs or purposes,
including school purposes, of the Township of Adjala- Tosorontio or any
part or parts thereof;
"local board" means a school board, public utility, commission,
transportation commission, public library board, board of park
management, local board of health, board of commissioners of police,
planning board, or any other board, commission, committee, body or local
authority established or exercising any power or authority under any
general or special Act with respect to any of the affairs or purposes,
including school purposes, of the Township of Adjala- Tosorontio or any
part or parts thereof;
"local board" means a school board, public utility, commission,
transportation commission, public library board, board of park
management, local board of health, board of commissioners of police,
planning board, or any other board, commission, committee, body or local
authority established or exercising any power or authority under any
general or special Act with respect to any of the affairs or purposes,
including school purposes, of the Township of Adjala- Tosorontio or any
part or parts thereof;
"local board" means a school board, public utility, commission,
transportation commission, public library board, board of park
management, local board of health, board of commissioners of police,
planning board, or any other board, commission, committee, body or local
authority established or exercising any power or authority under any
general or special Act with respect to any of the affairs or purposes,
including school purposes, of the Township of Adjala- Tosorontio or any
part or parts thereof;
"local board" means a school board, public utility, commission,
transportation commission, public library board, board of park
management, local board of health, board of commissioners of police,
planning board, or any other board, commission, committee, body or local
authority established or exercising any power or authority under any
general or special Act with respect to any of the affairs or purposes,
including school purposes, of the Township of Adjala- Tosorontio or any
part or parts thereof;
"local board" means a school board, public utility, commission,
transportation commission, public library board, board of park
management, local board of health, board of commissioners of police,
planning board, or any other board, commission, committee, body or local
authority established or exercising any power or authority under any
general or special Act with respect to any of the affairs or purposes,
including school purposes, of the Township of Adjala- Tosorontio or any
part or parts thereof;
"local board" means a school board, public utility, commission,
transportation commission, public library board, board of park
management, local board of health, board of commissioners of police,
planning board, or any other board, commission, committee, body or local
authority established or exercising any power or authority under any
general or special Act with respect to any of the affairs or purposes,
including school purposes, of the Township of Adjala- Tosorontio or any
part or parts thereof;
"local board" means a school board, public utility, commission,
transportation commission, public library board, board of park
management, local board of health, board of commissioners of police,
planning board, or any other board, commission, committee, body or local
authority established or exercising any power or authority under any
general or special Act with respect to any of the affairs or purposes,
including school purposes, of the Township of Adjala- Tosorontio or any
part or parts thereof;
"local services" means those services, facilities or things which are
under the jurisdiction of the municipality and are related to a plan of
subdivision or within the area to which the plan relates in respect of the
lands under Sections 41, 51 or 53 of the Planning Act, R.S.O. 1990, Chap.
P.13, as amended, or any successor thereof;
"local services" means those services, facilities or things which are
under the jurisdiction of the municipality and are related to a plan of
subdivision or within the area to which the plan relates in respect of the
lands under Sections 41, 51 or 53 of the Planning Act, R.S.O. 1990, Chap.
P.13, as amended, or any successor thereof;
"local services" means those services, facilities or things which are
under the jurisdiction of the municipality and are related to a plan of
subdivision or within the area to which the plan relates in respect of the
lands under Sections 41, 51 or 53 of the Planning Act, R.S.O. 1990, Chap.
P.13, as amended, or any successor thereof;
"local services" means those services, facilities or things which are
under the jurisdiction of the municipality and are related to a plan of
subdivision or within the area to which the plan relates in respect of the
lands under Sections 41, 51 or 53 of the Planning Act, R.S.O. 1990, Chap.
P.13, as amended, or any successor thereof;
"local services" means those services, facilities or things which are
under the jurisdiction of the municipality and are related to a plan of
subdivision or within the area to which the plan relates in respect of the
lands under Sections 41, 51 or 53 of the Planning Act, R.S.O. 1990, Chap.
P.13, as amended, or any successor thereof;
"local services" means those services, facilities or things which are
under the jurisdiction of the municipality and are related to a plan of
subdivision or within the area to which the plan relates in respect of the
lands under Sections 41, 51 or 53 of the Planning Act, R.S.O. 1990, Chap.
P.13, as amended, or any successor thereof;
"multiple dwellings" means all dwellings other than single-detached,
semi- detached and apartment unit dwellings;
"multiple dwellings" means all dwellings other than single-detached,
semi- detached and apartment unit dwellings;
"multiple dwellings" means all dwellings other than single-detached,
semi- detached and apartment unit dwellings;
"multiple dwellings" means all dwellings other than single-detached,
semi- detached and apartment unit dwellings;
"multiple dwellings" means all dwellings other than single-detached,
semi- detached and apartment unit dwellings;
"municipality" or "township" means the Corporation of the Township of
Adjala-Tosorontio;
"municipality" or "township" means the Corporation of the Township of
Adjala-Tosorontio;
"municipality" or "township" means the Corporation of the Township of
Adjala-Tosorontio;
"non-residential use" means a building or structure of any kind
whatsoever used, designed or intended to be used for other than a
residential use;
"non-residential use" means a building or structure of any kind
whatsoever used, designed or intended to be used for other than a
residential use;
"non-residential use" means a building or structure of any kind
whatsoever used, designed or intended to be used for other than a
residential use;
"non-residential use" means a building or structure of any kind
whatsoever used, designed or intended to be used for other than a
residential use;
"official plan" means the Official Plan adopted for the Township, as
amended and approved;
"official plan" means the Official Plan adopted for the Township, as
amended and approved;
"official plan" means the Official Plan adopted for the Township, as
amended and approved;
"owner" means the owner of land or a person who has made application
for an approval for the development of land upon which a development
charge is imposed'
"owner" means the owner of land or a person who has made application
for an approval for the development of land upon which a development
charge is imposed'
"owner" means the owner of land or a person who has made application
for an approval for the development of land upon which a development
charge is imposed'
"owner" means the owner of land or a person who has made application
for an approval for the development of land upon which a development
charge is imposed'
"place of worship" means that part of a building or structure that is
exempt from taxation as a place of worship under the Assessment Act,
R.S.O. 1990, Chap. A.31, as amended, or any successor thereof;
"place of worship" means that part of a building or structure that is
exempt from taxation as a place of worship under the Assessment Act,
R.S.O. 1990, Chap. A.31, as amended, or any successor thereof;
"place of worship" means that part of a building or structure that is
exempt from taxation as a place of worship under the Assessment Act,
R.S.O. 1990, Chap. A.31, as amended, or any successor thereof;
"place of worship" means that part of a building or structure that is
exempt from taxation as a place of worship under the Assessment Act,
R.S.O. 1990, Chap. A.31, as amended, or any successor thereof;
"rate" means' the interest rate established weekly by the Bank of Canada
based on Treasury Bills having a term of 91 days;
"rate" means' the interest rate established weekly by the Bank of Canada
based on Treasury Bills having a term of 91 days;
"rate" means' the interest rate established weekly by the Bank of Canada
based on Treasury Bills having a term of 91 days;
"regulation" means any regulation made pursuant to the Act;
"regulation" means any regulation made pursuant to the Act;
"rental housing development" means development of a building or
structure with four or more dwelling units all of which are intended for use
as rented residential premises.
"rental housing development" means development of a building or
structure with four or more dwelling units all of which are intended for use
as rented residential premises.
"rental housing development" means development of a building or
structure with four or more dwelling units all of which are intended for use
as rented residential premises.
"rental housing development" means development of a building or
structure with four or more dwelling units all of which are intended for use
as rented residential premises.
"residential dwelling" means a building, occupied or capable of being
occupied as a home, residence or sleeping place by one or more persons,
containing one or more dwelling units but not including motels, hotels,
tents, truck campers, tourist trailers, mobile camper trailers or boarding,
lodging or rooming houses;
"residential dwelling" means a building, occupied or capable of being
occupied as a home, residence or sleeping place by one or more persons,
containing one or more dwelling units but not including motels, hotels,
tents, truck campers, tourist trailers, mobile camper trailers or boarding,
lodging or rooming houses;
"residential dwelling" means a building, occupied or capable of being
occupied as a home, residence or sleeping place by one or more persons,
containing one or more dwelling units but not including motels, hotels,
tents, truck campers, tourist trailers, mobile camper trailers or boarding,
lodging or rooming houses;
"residential dwelling" means a building, occupied or capable of being
occupied as a home, residence or sleeping place by one or more persons,
containing one or more dwelling units but not including motels, hotels,
tents, truck campers, tourist trailers, mobile camper trailers or boarding,
lodging or rooming houses;
"residential dwelling" means a building, occupied or capable of being
occupied as a home, residence or sleeping place by one or more persons,
containing one or more dwelling units but not including motels, hotels,
tents, truck campers, tourist trailers, mobile camper trailers or boarding,
lodging or rooming houses;
"residential dwelling" means a building, occupied or capable of being
occupied as a home, residence or sleeping place by one or more persons,
containing one or more dwelling units but not including motels, hotels,
tents, truck campers, tourist trailers, mobile camper trailers or boarding,
lodging or rooming houses;
"residential use" means lands, buildings or structures or portions thereof
used, or designed or intended for use as a home or residence of one or
more individuals, and shall include a single detached dwelling, a semi-
detached dwelling, a multiple dwelling, an apartment dwelling, and the
residential portion of a mixed-use building or structure. This also includes
a dwelling unit on land that is used for a farm use;
"residential use" means lands, buildings or structures or portions thereof
used, or designed or intended for use as a home or residence of one or
more individuals, and shall include a single detached dwelling, a semi-
detached dwelling, a multiple dwelling, an apartment dwelling, and the
residential portion of a mixed-use building or structure. This also includes
a dwelling unit on land that is used for a farm use;
"residential use" means lands, buildings or structures or portions thereof
used, or designed or intended for use as a home or residence of one or
more individuals, and shall include a single detached dwelling, a semi-
detached dwelling, a multiple dwelling, an apartment dwelling, and the
residential portion of a mixed-use building or structure. This also includes
a dwelling unit on land that is used for a farm use;
"residential use" means lands, buildings or structures or portions thereof
used, or designed or intended for use as a home or residence of one or
more individuals, and shall include a single detached dwelling, a semi-
detached dwelling, a multiple dwelling, an apartment dwelling, and the
residential portion of a mixed-use building or structure. This also includes
a dwelling unit on land that is used for a farm use;
"residential use" means lands, buildings or structures or portions thereof
used, or designed or intended for use as a home or residence of one or
more individuals, and shall include a single detached dwelling, a semi-
detached dwelling, a multiple dwelling, an apartment dwelling, and the
residential portion of a mixed-use building or structure. This also includes
a dwelling unit on land that is used for a farm use;
"residential use" means lands, buildings or structures or portions thereof
used, or designed or intended for use as a home or residence of one or
more individuals, and shall include a single detached dwelling, a semi-
detached dwelling, a multiple dwelling, an apartment dwelling, and the
residential portion of a mixed-use building or structure. This also includes
a dwelling unit on land that is used for a farm use;
"residential use" means lands, buildings or structures or portions thereof
used, or designed or intended for use as a home or residence of one or
more individuals, and shall include a single detached dwelling, a semi-
detached dwelling, a multiple dwelling, an apartment dwelling, and the
residential portion of a mixed-use building or structure. This also includes
a dwelling unit on land that is used for a farm use;
"row dwelling" means a building containing three or more attached
dwelling units in a single row, each of which dwelling units has an
independent entrance from the outside and is vertically separated from
any abutting dwelling unit;
"row dwelling" means a building containing three or more attached
dwelling units in a single row, each of which dwelling units has an
independent entrance from the outside and is vertically separated from
any abutting dwelling unit;
"row dwelling" means a building containing three or more attached
dwelling units in a single row, each of which dwelling units has an
independent entrance from the outside and is vertically separated from
any abutting dwelling unit;
"row dwelling" means a building containing three or more attached
dwelling units in a single row, each of which dwelling units has an
independent entrance from the outside and is vertically separated from
any abutting dwelling unit;
"row dwelling" means a building containing three or more attached
dwelling units in a single row, each of which dwelling units has an
independent entrance from the outside and is vertically separated from
any abutting dwelling unit;
"semi-detached dwelling" means a dwelling unit in a residential building
consisting of two dwelling units having one vertical wall or one horizontal
wall, but not other parts, attached or another dwelling unit where the
residential unit are not connected by an interior corridor;
"semi-detached dwelling" means a dwelling unit in a residential building
consisting of two dwelling units having one vertical wall or one horizontal
wall, but not other parts, attached or another dwelling unit where the
residential unit are not connected by an interior corridor;
"semi-detached dwelling" means a dwelling unit in a residential building
consisting of two dwelling units having one vertical wall or one horizontal
wall, but not other parts, attached or another dwelling unit where the
residential unit are not connected by an interior corridor;
"semi-detached dwelling" means a dwelling unit in a residential building
consisting of two dwelling units having one vertical wall or one horizontal
wall, but not other parts, attached or another dwelling unit where the
residential unit are not connected by an interior corridor;
"semi-detached dwelling" means a dwelling unit in a residential building
consisting of two dwelling units having one vertical wall or one horizontal
wall, but not other parts, attached or another dwelling unit where the
residential unit are not connected by an interior corridor;
"service" or "services" means a service designed in Schedule "A" to this
By-law, and "services" shall have a corresponding meaning;
"service" or "services" means a service designed in Schedule "A" to this
By-law, and "services" shall have a corresponding meaning;
"service" or "services" means a service designed in Schedule "A" to this
By-law, and "services" shall have a corresponding meaning;
"servicing agreement" means an agreement between a landowner and
the municipality relative to the provision of municipal services to specified
land within the municipality;
"servicing agreement" means an agreement between a landowner and
the municipality relative to the provision of municipal services to specified
land within the municipality;
"servicing agreement" means an agreement between a landowner and
the municipality relative to the provision of municipal services to specified
land within the municipality;
"servicing agreement" means an agreement between a landowner and
the municipality relative to the provision of municipal services to specified
land within the municipality;
"single detached dwelling unit" means a residential building consisting
of one dwelling unit and not attached to another structure;
"single detached dwelling unit" means a residential building consisting
of one dwelling unit and not attached to another structure;
"single detached dwelling unit" means a residential building consisting
of one dwelling unit and not attached to another structure;
"stacked townhouse" means row dwellings, one on top of each other
"Township" means the area within the geographic limits of the Township
of Adjala-Tosorontio; and
"stacked townhouse" means row dwellings, one on top of each other
"Township" means the area within the geographic limits of the Township
of Adjala-Tosorontio; and
"stacked townhouse" means row dwellings, one on top of each other
"Township" means the area within the geographic limits of the Township
of Adjala-Tosorontio; and
"stacked townhouse" means row dwellings, one on top of each other
"Township" means the area within the geographic limits of the Township
of Adjala-Tosorontio; and
"stacked townhouse" means row dwellings, one on top of each other
"Township" means the area within the geographic limits of the Township
of Adjala-Tosorontio; and
"Zoning By-Law" means the Zoning By-Law of the Township of Adjala-
Tosorontio, including the former Township of Adjala or any successor
thereof passed pursuant to Section 34 of the Planning Act, R.S.O. 1990.
"Zoning By-Law" means the Zoning By-Law of the Township of Adjala-
Tosorontio, including the former Township of Adjala or any successor
thereof passed pursuant to Section 34 of the Planning Act, R.S.O. 1990.
"Zoning By-Law" means the Zoning By-Law of the Township of Adjala-
Tosorontio, including the former Township of Adjala or any successor
thereof passed pursuant to Section 34 of the Planning Act, R.S.O. 1990.
"Zoning By-Law" means the Zoning By-Law of the Township of Adjala-
Tosorontio, including the former Township of Adjala or any successor
thereof passed pursuant to Section 34 of the Planning Act, R.S.O. 1990.
"Zoning By-Law" means the Zoning By-Law of the Township of Adjala-
Tosorontio, including the former Township of Adjala or any successor
thereof passed pursuant to Section 34 of the Planning Act, R.S.O. 1990.
2. INTERPRETATION
2. INTERPRETATION
2. INTERPRETATION
2.1
The categories of services and classes of service for which development
charges are imposed under this By-law are as follows:
The categories of services and classes of service for which development
charges are imposed under this By-law are as follows:
Municipal-Wide
(a)
Municipal-Wide
(a)
Fire Protection Services;
(b)
Parks and Recreation;
(c)
Police Services;
(d)
Services Related to a Highway;
(e)
Land Acquisition; and
(f)
Development-Related Studies
2.2
The components of the services and classes of service designated in
Section 2.1 are described below in "Schedule A".
The components of the services and classes of service designated in
Section 2.1 are described below in "Schedule A".
3. APPLICATION OF BY-LAW RULES
Development Charges Payable
3. APPLICATION OF BY-LAW RULES
Development Charges Payable
3. APPLICATION OF BY-LAW RULES
Development Charges Payable
3. APPLICATION OF BY-LAW RULES
Development Charges Payable
3.1
Development charges shall be payable in the amounts set out in Schedule
"B" to this By-law where:
Development charges shall be payable in the amounts set out in Schedule
"B" to this By-law where:
(a)
the lands are located in the area described in Section 3.2; and
(b)
the development of the lands requires any of the approvals set out
in subsection 3.4(a).
the development of the lands requires any of the approvals set out
in subsection 3.4(a).
Area to Which By-Law Applies
3.2
Subject to Section 3.3, this By-law applies to all lands in the Township of
Adjala- Tosorontio whether or not the land or use thereof is exempt from
taxation under s. 13 or the Assessment Act, R.S.O. 1990, c.A.31.
Subject to Section 3.3, this By-law applies to all lands in the Township of
Adjala- Tosorontio whether or not the land or use thereof is exempt from
taxation under s. 13 or the Assessment Act, R.S.O. 1990, c.A.31.
Subject to Section 3.3, this By-law applies to all lands in the Township of
Adjala- Tosorontio whether or not the land or use thereof is exempt from
taxation under s. 13 or the Assessment Act, R.S.O. 1990, c.A.31.
Subject to Section 3.3, this By-law applies to all lands in the Township of
Adjala- Tosorontio whether or not the land or use thereof is exempt from
taxation under s. 13 or the Assessment Act, R.S.O. 1990, c.A.31.
Subject to Section 3.3, this By-law applies to all lands in the Township of
Adjala- Tosorontio whether or not the land or use thereof is exempt from
taxation under s. 13 or the Assessment Act, R.S.O. 1990, c.A.31.
3.3.
Notwithstanding clause 3.2 above, this by-law shall not apply to lands that
are owned by and used for the purposes of:
Notwithstanding clause 3.2 above, this by-law shall not apply to lands that
are owned by and used for the purposes of:
(a)
the municipality or a local board thereof;
(b)
a board of education;
(c)
the Corporation of the County of Simcoe or a local board thereof; or
(d)
Land vested in or leased to a university that receives regular and
ongoing operating funds from the government for the purposes of
post-secondary education if the development is intended to be
occupied and used by the university.
Land vested in or leased to a university that receives regular and
ongoing operating funds from the government for the purposes of
post-secondary education if the development is intended to be
occupied and used by the university.
Land vested in or leased to a university that receives regular and
ongoing operating funds from the government for the purposes of
post-secondary education if the development is intended to be
occupied and used by the university.
Land vested in or leased to a university that receives regular and
ongoing operating funds from the government for the purposes of
post-secondary education if the development is intended to be
occupied and used by the university.
Approvals for Development
3.4.
(a)
Development charges shall be imposed on all lands, buildings or
structures that are developed for residential or non-residential uses if the
Development charges shall be imposed on all lands, buildings or
structures that are developed for residential or non-residential uses if the
development requires:
(i)
development requires:
(i)
the passing of a zoning by-law or of an amendment to a
zoning by- law under section 34 of the Planning Act;
the passing of a zoning by-law or of an amendment to a
zoning by- law under section 34 of the Planning Act;
the passing of a zoning by-law or of an amendment to a
zoning by- law under section 34 of the Planning Act;
the passing of a zoning by-law or of an amendment to a
zoning by- law under section 34 of the Planning Act;
(ii)
the approval of a minor variance under section 45 of the
Planning Act;
the approval of a minor variance under section 45 of the
Planning Act;
(iii)
a conveyance of land to which a by-law passed under
subsection50(7) of the Planning Act applies;
a conveyance of land to which a by-law passed under
subsection50(7) of the Planning Act applies;
(iv)
the approval of a plan of subdivision under section 51 of the
Planning Act;
the approval of a plan of subdivision under section 51 of the
Planning Act;
(v)
a consent under section 53 of the Planning Act;
(vi)
the approval of a description under section 50 of the
Condominium Act, R.S.O. 1990, Chap. C.26, as amended,
or any successor thereof; or
the approval of a description under section 50 of the
Condominium Act, R.S.O. 1990, Chap. C.26, as amended,
or any successor thereof; or
the approval of a description under section 50 of the
Condominium Act, R.S.O. 1990, Chap. C.26, as amended,
or any successor thereof; or
(vii)
the issuing of a permit under the Building Code Act in
relation to a building or structure.
the issuing of a permit under the Building Code Act in
relation to a building or structure.
(b)
No more than one development charge for each service designated
in Section 2.1 shall be imposed upon any lands, buildings or
structures to which this By-law applies even though two or more of
the actions described in Subsection 3.4(a) are required before the
lands, buildings or structures can be developed.
No more than one development charge for each service designated
in Section 2.1 shall be imposed upon any lands, buildings or
structures to which this By-law applies even though two or more of
the actions described in Subsection 3.4(a) are required before the
lands, buildings or structures can be developed.
No more than one development charge for each service designated
in Section 2.1 shall be imposed upon any lands, buildings or
structures to which this By-law applies even though two or more of
the actions described in Subsection 3.4(a) are required before the
lands, buildings or structures can be developed.
No more than one development charge for each service designated
in Section 2.1 shall be imposed upon any lands, buildings or
structures to which this By-law applies even though two or more of
the actions described in Subsection 3.4(a) are required before the
lands, buildings or structures can be developed.
No more than one development charge for each service designated
in Section 2.1 shall be imposed upon any lands, buildings or
structures to which this By-law applies even though two or more of
the actions described in Subsection 3.4(a) are required before the
lands, buildings or structures can be developed.
(c)
Despite Subsection 3.4(b), if two or more of the actions described in
Subsection 3.4(a) occur at different times, additional development
charges shall be imposed if the subsequent action has the effect or
increasing the need for services.
Despite Subsection 3.4(b), if two or more of the actions described in
Subsection 3.4(a) occur at different times, additional development
charges shall be imposed if the subsequent action has the effect or
increasing the need for services.
Despite Subsection 3.4(b), if two or more of the actions described in
Subsection 3.4(a) occur at different times, additional development
charges shall be imposed if the subsequent action has the effect or
increasing the need for services.
Despite Subsection 3.4(b), if two or more of the actions described in
Subsection 3.4(a) occur at different times, additional development
charges shall be imposed if the subsequent action has the effect or
increasing the need for services.
Exemptions
3.5
Notwithstanding the provisions of this By-law, development charges shall
not be imposed with respect to approvals related to the residential
development of land, buildings or structures that would have the effect
only:
Notwithstanding the provisions of this By-law, development charges shall
not be imposed with respect to approvals related to the residential
development of land, buildings or structures that would have the effect
only:
Notwithstanding the provisions of this By-law, development charges shall
not be imposed with respect to approvals related to the residential
development of land, buildings or structures that would have the effect
only:
Notwithstanding the provisions of this By-law, development charges shall
not be imposed with respect to approvals related to the residential
development of land, buildings or structures that would have the effect
only:
(a)
of permitting the enlargement of an existing dwelling unit; or
(b)
of creating additional dwelling units in existing rental residential
buildings, existing houses, or new residential buildings pursuant to
subsections 2 (3.1), 2 (3.2) and 2 (3.3) of the Act.
of creating additional dwelling units in existing rental residential
buildings, existing houses, or new residential buildings pursuant to
subsections 2 (3.1), 2 (3.2) and 2 (3.3) of the Act.
of creating additional dwelling units in existing rental residential
buildings, existing houses, or new residential buildings pursuant to
subsections 2 (3.1), 2 (3.2) and 2 (3.3) of the Act.
3.6
In addition to the restrictions outlined in Subsection 3.5, for the purposes
of the exemption for an additional residential unit in a building ancillary to
a proposed new Single Detached, Semi-Detached or Row Townhouse
Dwelling, the proposed new Single Detached, Semi-Detached or Row
Townhouse Dwelling must be located on a parcel of land on which no
other Single Detached, Semi- Detached or Row Townhouse dwelling is or
would be located.
In addition to the restrictions outlined in Subsection 3.5, for the purposes
of the exemption for an additional residential unit in a building ancillary to
a proposed new Single Detached, Semi-Detached or Row Townhouse
Dwelling, the proposed new Single Detached, Semi-Detached or Row
Townhouse Dwelling must be located on a parcel of land on which no
other Single Detached, Semi- Detached or Row Townhouse dwelling is or
would be located.
In addition to the restrictions outlined in Subsection 3.5, for the purposes
of the exemption for an additional residential unit in a building ancillary to
a proposed new Single Detached, Semi-Detached or Row Townhouse
Dwelling, the proposed new Single Detached, Semi-Detached or Row
Townhouse Dwelling must be located on a parcel of land on which no
other Single Detached, Semi- Detached or Row Townhouse dwelling is or
would be located.
In addition to the restrictions outlined in Subsection 3.5, for the purposes
of the exemption for an additional residential unit in a building ancillary to
a proposed new Single Detached, Semi-Detached or Row Townhouse
Dwelling, the proposed new Single Detached, Semi-Detached or Row
Townhouse Dwelling must be located on a parcel of land on which no
other Single Detached, Semi- Detached or Row Townhouse dwelling is or
would be located.
In addition to the restrictions outlined in Subsection 3.5, for the purposes
of the exemption for an additional residential unit in a building ancillary to
a proposed new Single Detached, Semi-Detached or Row Townhouse
Dwelling, the proposed new Single Detached, Semi-Detached or Row
Townhouse Dwelling must be located on a parcel of land on which no
other Single Detached, Semi- Detached or Row Townhouse dwelling is or
would be located.
In addition to the restrictions outlined in Subsection 3.5, for the purposes
of the exemption for an additional residential unit in a building ancillary to
a proposed new Single Detached, Semi-Detached or Row Townhouse
Dwelling, the proposed new Single Detached, Semi-Detached or Row
Townhouse Dwelling must be located on a parcel of land on which no
other Single Detached, Semi- Detached or Row Townhouse dwelling is or
would be located.
In addition to the restrictions outlined in Subsection 3.5, for the purposes
of the exemption for an additional residential unit in a building ancillary to
a proposed new Single Detached, Semi-Detached or Row Townhouse
Dwelling, the proposed new Single Detached, Semi-Detached or Row
Townhouse Dwelling must be located on a parcel of land on which no
other Single Detached, Semi- Detached or Row Townhouse dwelling is or
would be located.
In addition to the restrictions outlined in Subsection 3.5, for the purposes
of the exemption for an additional residential unit in a building ancillary to
a proposed new Single Detached, Semi-Detached or Row Townhouse
Dwelling, the proposed new Single Detached, Semi-Detached or Row
Townhouse Dwelling must be located on a parcel of land on which no
other Single Detached, Semi- Detached or Row Townhouse dwelling is or
would be located.
In addition to the restrictions outlined in Subsection 3.5, for the purposes
of the exemption for an additional residential unit in a building ancillary to
a proposed new Single Detached, Semi-Detached or Row Townhouse
Dwelling, the proposed new Single Detached, Semi-Detached or Row
Townhouse Dwelling must be located on a parcel of land on which no
other Single Detached, Semi- Detached or Row Townhouse dwelling is or
would be located.
3.7
For the purposes of Subsection 3.5, "parcel of land" means a lot or block
within a registered plan of subdivision or draft plan of subdivision or any
land that may be legally conveyed under the exemption provided in clause
50 (3) (b) or clause 50 (5) (a) of the Planning Act.
For the purposes of Subsection 3.5, "parcel of land" means a lot or block
within a registered plan of subdivision or draft plan of subdivision or any
land that may be legally conveyed under the exemption provided in clause
50 (3) (b) or clause 50 (5) (a) of the Planning Act.
For the purposes of Subsection 3.5, "parcel of land" means a lot or block
within a registered plan of subdivision or draft plan of subdivision or any
land that may be legally conveyed under the exemption provided in clause
50 (3) (b) or clause 50 (5) (a) of the Planning Act.
For the purposes of Subsection 3.5, "parcel of land" means a lot or block
within a registered plan of subdivision or draft plan of subdivision or any
land that may be legally conveyed under the exemption provided in clause
50 (3) (b) or clause 50 (5) (a) of the Planning Act.
3.8
Exemption for Industrial Development
3.8.1
Notwithstanding any other provision of this by-law, no development charge
is payable with respect to an enlargement of the gross floor area of an
existing industrial building where the gross floor area is enlarged by 50
percent or less.
Notwithstanding any other provision of this by-law, no development charge
is payable with respect to an enlargement of the gross floor area of an
existing industrial building where the gross floor area is enlarged by 50
percent or less.
Notwithstanding any other provision of this by-law, no development charge
is payable with respect to an enlargement of the gross floor area of an
existing industrial building where the gross floor area is enlarged by 50
percent or less.
Notwithstanding any other provision of this by-law, no development charge
is payable with respect to an enlargement of the gross floor area of an
existing industrial building where the gross floor area is enlarged by 50
percent or less.
3.8.2
If the gross floor area of an existing industrial building is enlarged by
greater than 50 percent, the amount of the development charge payable in
respect of the enlargement is the amount of the development charge that
would otherwise be payable multiplied by the fraction determined as
follows:
If the gross floor area of an existing industrial building is enlarged by
greater than 50 percent, the amount of the development charge payable in
respect of the enlargement is the amount of the development charge that
would otherwise be payable multiplied by the fraction determined as
follows:
If the gross floor area of an existing industrial building is enlarged by
greater than 50 percent, the amount of the development charge payable in
respect of the enlargement is the amount of the development charge that
would otherwise be payable multiplied by the fraction determined as
follows:
If the gross floor area of an existing industrial building is enlarged by
greater than 50 percent, the amount of the development charge payable in
respect of the enlargement is the amount of the development charge that
would otherwise be payable multiplied by the fraction determined as
follows:
If the gross floor area of an existing industrial building is enlarged by
greater than 50 percent, the amount of the development charge payable in
respect of the enlargement is the amount of the development charge that
would otherwise be payable multiplied by the fraction determined as
follows:
(a)
determine the amount by which the enlargement exceeds 50
percent of the gross floor area before the enlargement;
determine the amount by which the enlargement exceeds 50
percent of the gross floor area before the enlargement;
(b)
divide the amount determined under subsection 1) by the amount of
the enlargement
divide the amount determined under subsection 1) by the amount of
the enlargement
3.8.3
For the purpose of Section 3.8 herein, "existing industrial building" is used
as defined in the Regulation made pursuant to the Act.
For the purpose of Section 3.8 herein, "existing industrial building" is used
as defined in the Regulation made pursuant to the Act.
3.8.4
The exemption for an existing industrial building provided by this section
shall be applied to a maximum of fifty percent (50%) of the gross floor area
before the first enlargement for which an exemption from the payment of
development charges was granted pursuant to this By-law
The exemption for an existing industrial building provided by this section
shall be applied to a maximum of fifty percent (50%) of the gross floor area
before the first enlargement for which an exemption from the payment of
development charges was granted pursuant to this By-law
The exemption for an existing industrial building provided by this section
shall be applied to a maximum of fifty percent (50%) of the gross floor area
before the first enlargement for which an exemption from the payment of
development charges was granted pursuant to this By-law
The exemption for an existing industrial building provided by this section
shall be applied to a maximum of fifty percent (50%) of the gross floor area
before the first enlargement for which an exemption from the payment of
development charges was granted pursuant to this By-law
3.9
Other Exemptions
Notwithstanding the provision of this by-law, development charges shall
not be imposed with respect to:
Notwithstanding the provision of this by-law, development charges shall
not be imposed with respect to:
(a)
Lands, buildings or structures used or to be used for a place of
worship or for the purposes of a churchyard or cemetery exempt
from taxation under the Assessment Act.
Lands, buildings or structures used or to be used for a place of
worship or for the purposes of a churchyard or cemetery exempt
from taxation under the Assessment Act.
Lands, buildings or structures used or to be used for a place of
worship or for the purposes of a churchyard or cemetery exempt
from taxation under the Assessment Act.
(b)
The development of non-residential farm buildings constructed for
bona- fide farm uses except for any building constructed to
accommodate an On-Farm Business which shall be considered to
be an industrial building.
The development of non-residential farm buildings constructed for
bona- fide farm uses except for any building constructed to
accommodate an On-Farm Business which shall be considered to
be an industrial building.
The development of non-residential farm buildings constructed for
bona- fide farm uses except for any building constructed to
accommodate an On-Farm Business which shall be considered to
be an industrial building.
The development of non-residential farm buildings constructed for
bona- fide farm uses except for any building constructed to
accommodate an On-Farm Business which shall be considered to
be an industrial building.
The development of non-residential farm buildings constructed for
bona- fide farm uses except for any building constructed to
accommodate an On-Farm Business which shall be considered to
be an industrial building.
The development of non-residential farm buildings constructed for
bona- fide farm uses except for any building constructed to
accommodate an On-Farm Business which shall be considered to
be an industrial building.
(c)
Any vacant lot established prior to the effective date of the
respective By- laws for the former Townships of Adjala and
Tosorontio, i.e. Adjala By-law 91-43 on November 22nd 1991 and
Tosorontio By-law 93-37 on September 7th, 1993, shall receive a
credit equal to the levy paid under By-law 91-43 or By-law 93-97,
indexed to current values in accordance with prescribed index
under the Act. In no case shall the amount of the credit exceed the
charge for a single detached dwelling unit at the time of building
permit issuance.
Any vacant lot established prior to the effective date of the
respective By- laws for the former Townships of Adjala and
Tosorontio, i.e. Adjala By-law 91-43 on November 22nd 1991 and
Tosorontio By-law 93-37 on September 7th, 1993, shall receive a
credit equal to the levy paid under By-law 91-43 or By-law 93-97,
indexed to current values in accordance with prescribed index
under the Act. In no case shall the amount of the credit exceed the
charge for a single detached dwelling unit at the time of building
permit issuance.
Any vacant lot established prior to the effective date of the
respective By- laws for the former Townships of Adjala and
Tosorontio, i.e. Adjala By-law 91-43 on November 22nd 1991 and
Tosorontio By-law 93-37 on September 7th, 1993, shall receive a
credit equal to the levy paid under By-law 91-43 or By-law 93-97,
indexed to current values in accordance with prescribed index
under the Act. In no case shall the amount of the credit exceed the
charge for a single detached dwelling unit at the time of building
permit issuance.
Any vacant lot established prior to the effective date of the
respective By- laws for the former Townships of Adjala and
Tosorontio, i.e. Adjala By-law 91-43 on November 22nd 1991 and
Tosorontio By-law 93-37 on September 7th, 1993, shall receive a
credit equal to the levy paid under By-law 91-43 or By-law 93-97,
indexed to current values in accordance with prescribed index
under the Act. In no case shall the amount of the credit exceed the
charge for a single detached dwelling unit at the time of building
permit issuance.
Any vacant lot established prior to the effective date of the
respective By- laws for the former Townships of Adjala and
Tosorontio, i.e. Adjala By-law 91-43 on November 22nd 1991 and
Tosorontio By-law 93-37 on September 7th, 1993, shall receive a
credit equal to the levy paid under By-law 91-43 or By-law 93-97,
indexed to current values in accordance with prescribed index
under the Act. In no case shall the amount of the credit exceed the
charge for a single detached dwelling unit at the time of building
permit issuance.
Any vacant lot established prior to the effective date of the
respective By- laws for the former Townships of Adjala and
Tosorontio, i.e. Adjala By-law 91-43 on November 22nd 1991 and
Tosorontio By-law 93-37 on September 7th, 1993, shall receive a
credit equal to the levy paid under By-law 91-43 or By-law 93-97,
indexed to current values in accordance with prescribed index
under the Act. In no case shall the amount of the credit exceed the
charge for a single detached dwelling unit at the time of building
permit issuance.
Any vacant lot established prior to the effective date of the
respective By- laws for the former Townships of Adjala and
Tosorontio, i.e. Adjala By-law 91-43 on November 22nd 1991 and
Tosorontio By-law 93-37 on September 7th, 1993, shall receive a
credit equal to the levy paid under By-law 91-43 or By-law 93-97,
indexed to current values in accordance with prescribed index
under the Act. In no case shall the amount of the credit exceed the
charge for a single detached dwelling unit at the time of building
permit issuance.
Any vacant lot established prior to the effective date of the
respective By- laws for the former Townships of Adjala and
Tosorontio, i.e. Adjala By-law 91-43 on November 22nd 1991 and
Tosorontio By-law 93-37 on September 7th, 1993, shall receive a
credit equal to the levy paid under By-law 91-43 or By-law 93-97,
indexed to current values in accordance with prescribed index
under the Act. In no case shall the amount of the credit exceed the
charge for a single detached dwelling unit at the time of building
permit issuance.
Any vacant lot established prior to the effective date of the
respective By- laws for the former Townships of Adjala and
Tosorontio, i.e. Adjala By-law 91-43 on November 22nd 1991 and
Tosorontio By-law 93-37 on September 7th, 1993, shall receive a
credit equal to the levy paid under By-law 91-43 or By-law 93-97,
indexed to current values in accordance with prescribed index
under the Act. In no case shall the amount of the credit exceed the
charge for a single detached dwelling unit at the time of building
permit issuance.
Any vacant lot established prior to the effective date of the
respective By- laws for the former Townships of Adjala and
Tosorontio, i.e. Adjala By-law 91-43 on November 22nd 1991 and
Tosorontio By-law 93-37 on September 7th, 1993, shall receive a
credit equal to the levy paid under By-law 91-43 or By-law 93-97,
indexed to current values in accordance with prescribed index
under the Act. In no case shall the amount of the credit exceed the
charge for a single detached dwelling unit at the time of building
permit issuance.
Any vacant lot established prior to the effective date of the
respective By- laws for the former Townships of Adjala and
Tosorontio, i.e. Adjala By-law 91-43 on November 22nd 1991 and
Tosorontio By-law 93-37 on September 7th, 1993, shall receive a
credit equal to the levy paid under By-law 91-43 or By-law 93-97,
indexed to current values in accordance with prescribed index
under the Act. In no case shall the amount of the credit exceed the
charge for a single detached dwelling unit at the time of building
permit issuance.
(d)
Long-term care home development as defined in subsection 2 (1) of
the Fixing Long-Term Care Home Act, 2021;
the Fixing Long-Term Care Home Act, 2021;
(e)
Affordable housing as defined by subsection 4.1 (1) of the Act;
(f)
Non-profit housing as defined by subsection 4.2 (1) of the Act.
3.10
Rental Housing Development
Development charges payable for Rental Housing Developments, where
all of the Dwelling Units are intended to be used as rented residential
premises, shall be reduced based on the number of bedrooms in each
Dwelling Unit as follows:
Development charges payable for Rental Housing Developments, where
all of the Dwelling Units are intended to be used as rented residential
premises, shall be reduced based on the number of bedrooms in each
Dwelling Unit as follows:
Development charges payable for Rental Housing Developments, where
all of the Dwelling Units are intended to be used as rented residential
premises, shall be reduced based on the number of bedrooms in each
Dwelling Unit as follows:
Development charges payable for Rental Housing Developments, where
all of the Dwelling Units are intended to be used as rented residential
premises, shall be reduced based on the number of bedrooms in each
Dwelling Unit as follows:
(a) 3 or more bedrooms - 25% reduction.
(b) 2 bedrooms - 20% reduction; and
(c) all other quantities of bedrooms - 15% reduction.
(a) 3 or more bedrooms - 25% reduction.
(b) 2 bedrooms - 20% reduction; and
(c) all other quantities of bedrooms - 15% reduction.
(a) 3 or more bedrooms - 25% reduction.
(b) 2 bedrooms - 20% reduction; and
(c) all other quantities of bedrooms - 15% reduction.
Amount of Charges
Residential
Amount of Charges
Residential
3.11
The development charges set out in Schedule "B" shall be imposed on
residential uses of lands, buildings or structures, including a dwelling unit
accessory to a non-residential use and, in the case of a mixed-use
building or structure, on the residential uses in the mixed use building or
structure, according to the type of residential unit, and calculated with
respect to each of the services according to the type of residential use.
The development charges set out in Schedule "B" shall be imposed on
residential uses of lands, buildings or structures, including a dwelling unit
accessory to a non-residential use and, in the case of a mixed-use
building or structure, on the residential uses in the mixed use building or
structure, according to the type of residential unit, and calculated with
respect to each of the services according to the type of residential use.
The development charges set out in Schedule "B" shall be imposed on
residential uses of lands, buildings or structures, including a dwelling unit
accessory to a non-residential use and, in the case of a mixed-use
building or structure, on the residential uses in the mixed use building or
structure, according to the type of residential unit, and calculated with
respect to each of the services according to the type of residential use.
The development charges set out in Schedule "B" shall be imposed on
residential uses of lands, buildings or structures, including a dwelling unit
accessory to a non-residential use and, in the case of a mixed-use
building or structure, on the residential uses in the mixed use building or
structure, according to the type of residential unit, and calculated with
respect to each of the services according to the type of residential use.
The development charges set out in Schedule "B" shall be imposed on
residential uses of lands, buildings or structures, including a dwelling unit
accessory to a non-residential use and, in the case of a mixed-use
building or structure, on the residential uses in the mixed use building or
structure, according to the type of residential unit, and calculated with
respect to each of the services according to the type of residential use.
The development charges set out in Schedule "B" shall be imposed on
residential uses of lands, buildings or structures, including a dwelling unit
accessory to a non-residential use and, in the case of a mixed-use
building or structure, on the residential uses in the mixed use building or
structure, according to the type of residential unit, and calculated with
respect to each of the services according to the type of residential use.
Non-Residential
3.12
The development charges described in Schedule "B" to this by-law shall
be imposed on non-residential uses of lands, buildings or structures, and,
in the case of a mixed use building or structure, on the non-residential
uses in the mixed use building or structure, and calculated with respect to
each of the services according to the total floor area of the non-residential
use.
The development charges described in Schedule "B" to this by-law shall
be imposed on non-residential uses of lands, buildings or structures, and,
in the case of a mixed use building or structure, on the non-residential
uses in the mixed use building or structure, and calculated with respect to
each of the services according to the total floor area of the non-residential
use.
The development charges described in Schedule "B" to this by-law shall
be imposed on non-residential uses of lands, buildings or structures, and,
in the case of a mixed use building or structure, on the non-residential
uses in the mixed use building or structure, and calculated with respect to
each of the services according to the total floor area of the non-residential
use.
The development charges described in Schedule "B" to this by-law shall
be imposed on non-residential uses of lands, buildings or structures, and,
in the case of a mixed use building or structure, on the non-residential
uses in the mixed use building or structure, and calculated with respect to
each of the services according to the total floor area of the non-residential
use.
The development charges described in Schedule "B" to this by-law shall
be imposed on non-residential uses of lands, buildings or structures, and,
in the case of a mixed use building or structure, on the non-residential
uses in the mixed use building or structure, and calculated with respect to
each of the services according to the total floor area of the non-residential
use.
The development charges described in Schedule "B" to this by-law shall
be imposed on non-residential uses of lands, buildings or structures, and,
in the case of a mixed use building or structure, on the non-residential
uses in the mixed use building or structure, and calculated with respect to
each of the services according to the total floor area of the non-residential
use.
Reduction of Development Charges for Redevelopment
3.13
Despite any other provisions of this By-law, where, as a result of the
redevelopment of land, a building or structure existing on the same land
within 60 months prior to the date of payment of development charges in
regard to such redevelopment was, or is to be demolished, in whole or in
Despite any other provisions of this By-law, where, as a result of the
redevelopment of land, a building or structure existing on the same land
within 60 months prior to the date of payment of development charges in
regard to such redevelopment was, or is to be demolished, in whole or in
Despite any other provisions of this By-law, where, as a result of the
redevelopment of land, a building or structure existing on the same land
within 60 months prior to the date of payment of development charges in
regard to such redevelopment was, or is to be demolished, in whole or in
Despite any other provisions of this By-law, where, as a result of the
redevelopment of land, a building or structure existing on the same land
within 60 months prior to the date of payment of development charges in
regard to such redevelopment was, or is to be demolished, in whole or in
part, or converted from one principal use to another principal use on the
same land, in order to facilitate the redevelopment, the development
charges otherwise payable with respect to such redevelopment shall be
reduced by the following amounts:
part, or converted from one principal use to another principal use on the
same land, in order to facilitate the redevelopment, the development
charges otherwise payable with respect to such redevelopment shall be
reduced by the following amounts:
part, or converted from one principal use to another principal use on the
same land, in order to facilitate the redevelopment, the development
charges otherwise payable with respect to such redevelopment shall be
reduced by the following amounts:
part, or converted from one principal use to another principal use on the
same land, in order to facilitate the redevelopment, the development
charges otherwise payable with respect to such redevelopment shall be
reduced by the following amounts:
(a)
in the case of a residential building or structure, or in the case of a
mixed-use building or structure, the residential uses in the mixed-
use building or structure, an amount calculated by multiplying the
applicable development charge under subsection 3.11 by the
number, according to type, of dwelling units that have been or will
be demolished or converted to another principal use; and
in the case of a residential building or structure, or in the case of a
mixed-use building or structure, the residential uses in the mixed-
use building or structure, an amount calculated by multiplying the
applicable development charge under subsection 3.11 by the
number, according to type, of dwelling units that have been or will
be demolished or converted to another principal use; and
in the case of a residential building or structure, or in the case of a
mixed-use building or structure, the residential uses in the mixed-
use building or structure, an amount calculated by multiplying the
applicable development charge under subsection 3.11 by the
number, according to type, of dwelling units that have been or will
be demolished or converted to another principal use; and
in the case of a residential building or structure, or in the case of a
mixed-use building or structure, the residential uses in the mixed-
use building or structure, an amount calculated by multiplying the
applicable development charge under subsection 3.11 by the
number, according to type, of dwelling units that have been or will
be demolished or converted to another principal use; and
in the case of a residential building or structure, or in the case of a
mixed-use building or structure, the residential uses in the mixed-
use building or structure, an amount calculated by multiplying the
applicable development charge under subsection 3.11 by the
number, according to type, of dwelling units that have been or will
be demolished or converted to another principal use; and
in the case of a residential building or structure, or in the case of a
mixed-use building or structure, the residential uses in the mixed-
use building or structure, an amount calculated by multiplying the
applicable development charge under subsection 3.11 by the
number, according to type, of dwelling units that have been or will
be demolished or converted to another principal use; and
in the case of a residential building or structure, or in the case of a
mixed-use building or structure, the residential uses in the mixed-
use building or structure, an amount calculated by multiplying the
applicable development charge under subsection 3.11 by the
number, according to type, of dwelling units that have been or will
be demolished or converted to another principal use; and
(b)
in the case of a non-residential building or structure or, in the case
of mixed-use building or structure, the non-residential uses in the
mixed-use building or structure, an amount calculated by
multiplying the applicable development charges under subsection
3.12, by the gross floor area that has been or will be demolished or
converted to another principal use;
in the case of a non-residential building or structure or, in the case
of mixed-use building or structure, the non-residential uses in the
mixed-use building or structure, an amount calculated by
multiplying the applicable development charges under subsection
3.12, by the gross floor area that has been or will be demolished or
converted to another principal use;
in the case of a non-residential building or structure or, in the case
of mixed-use building or structure, the non-residential uses in the
mixed-use building or structure, an amount calculated by
multiplying the applicable development charges under subsection
3.12, by the gross floor area that has been or will be demolished or
converted to another principal use;
in the case of a non-residential building or structure or, in the case
of mixed-use building or structure, the non-residential uses in the
mixed-use building or structure, an amount calculated by
multiplying the applicable development charges under subsection
3.12, by the gross floor area that has been or will be demolished or
converted to another principal use;
in the case of a non-residential building or structure or, in the case
of mixed-use building or structure, the non-residential uses in the
mixed-use building or structure, an amount calculated by
multiplying the applicable development charges under subsection
3.12, by the gross floor area that has been or will be demolished or
converted to another principal use;
in the case of a non-residential building or structure or, in the case
of mixed-use building or structure, the non-residential uses in the
mixed-use building or structure, an amount calculated by
multiplying the applicable development charges under subsection
3.12, by the gross floor area that has been or will be demolished or
converted to another principal use;
provided that such amounts shall not exceed, in total, the amount of the
development charges otherwise payable with respect to the
redevelopment.
provided that such amounts shall not exceed, in total, the amount of the
development charges otherwise payable with respect to the
redevelopment.
provided that such amounts shall not exceed, in total, the amount of the
development charges otherwise payable with respect to the
redevelopment.
Time of Payment of Development Charges
3.14
The total amount of development charges shall be calculated and be
payable pursuant to this Bylaw, in accordance with Section 26, Section
26.1, and Section 26.2 of the Act.
The total amount of development charges shall be calculated and be
payable pursuant to this Bylaw, in accordance with Section 26, Section
26.1, and Section 26.2 of the Act.
The total amount of development charges shall be calculated and be
payable pursuant to this Bylaw, in accordance with Section 26, Section
26.1, and Section 26.2 of the Act.
3.15
Where Section 26.1 and Section 26.2 of the Act do not apply, the total
amount of development charges shall be calculated and be payable
pursuant to this Bylaw as of the date the first building permit is issued.
Where Section 26.1 and Section 26.2 of the Act do not apply, the total
amount of development charges shall be calculated and be payable
pursuant to this Bylaw as of the date the first building permit is issued.
Where Section 26.1 and Section 26.2 of the Act do not apply, the total
amount of development charges shall be calculated and be payable
pursuant to this Bylaw as of the date the first building permit is issued.
3.16
Notwithstanding Sections 3.14 and 3.15 above, Council from time to time,
and at any time, may enter into agreements providing for all or any part of
a development charge to be paid before or after it would otherwise be
payable, in accordance with section 27 of the Act.
Notwithstanding Sections 3.14 and 3.15 above, Council from time to time,
and at any time, may enter into agreements providing for all or any part of
a development charge to be paid before or after it would otherwise be
payable, in accordance with section 27 of the Act.
Notwithstanding Sections 3.14 and 3.15 above, Council from time to time,
and at any time, may enter into agreements providing for all or any part of
a development charge to be paid before or after it would otherwise be
payable, in accordance with section 27 of the Act.
Notwithstanding Sections 3.14 and 3.15 above, Council from time to time,
and at any time, may enter into agreements providing for all or any part of
a development charge to be paid before or after it would otherwise be
payable, in accordance with section 27 of the Act.
Interest Payments
3.17
Where subsections 26.2(1) (a) or (b) of the Act applies, the Township may
charge interest on the development charge from the date of the application
referred to in the applicable clause to the date the development charge is
payable under subsection 26.2(3) of the Act.
Where subsections 26.2(1) (a) or (b) of the Act applies, the Township may
charge interest on the development charge from the date of the application
referred to in the applicable clause to the date the development charge is
payable under subsection 26.2(3) of the Act.
Where subsections 26.2(1) (a) or (b) of the Act applies, the Township may
charge interest on the development charge from the date of the application
referred to in the applicable clause to the date the development charge is
payable under subsection 26.2(3) of the Act.
Where subsections 26.2(1) (a) or (b) of the Act applies, the Township may
charge interest on the development charge from the date of the application
referred to in the applicable clause to the date the development charge is
payable under subsection 26.2(3) of the Act.
3.18
The Township may determine, by Council resolution or policy external to
this Bylaw, interest rates in relation to subsection 3.17 of this Bylaw but
will not exceed the maximum permissible rate outlined in the DCA.
The Township may determine, by Council resolution or policy external to
this Bylaw, interest rates in relation to subsection 3.17 of this Bylaw but
will not exceed the maximum permissible rate outlined in the DCA.
The Township may determine, by Council resolution or policy external to
this Bylaw, interest rates in relation to subsection 3.17 of this Bylaw but
will not exceed the maximum permissible rate outlined in the DCA.
The Township may determine, by Council resolution or policy external to
this Bylaw, interest rates in relation to subsection 3.17 of this Bylaw but
will not exceed the maximum permissible rate outlined in the DCA.
4. PAYMENT BY SERVICES
4. PAYMENT BY SERVICES
4. PAYMENT BY SERVICES
4.1
Despite the payment required under subsections 3.11 and 3.12 above,
Council may, by agreement, give a credit towards a development charge
in exchange for work that relates to a service to which a development
charge relates under this By-law.
Despite the payment required under subsections 3.11 and 3.12 above,
Council may, by agreement, give a credit towards a development charge
in exchange for work that relates to a service to which a development
charge relates under this By-law.
Despite the payment required under subsections 3.11 and 3.12 above,
Council may, by agreement, give a credit towards a development charge
in exchange for work that relates to a service to which a development
charge relates under this By-law.
Despite the payment required under subsections 3.11 and 3.12 above,
Council may, by agreement, give a credit towards a development charge
in exchange for work that relates to a service to which a development
charge relates under this By-law.
5. INDEXING
5. INDEXING
5. INDEXING
5.1
Development charges imposed pursuant to this By-law shall be adjusted
annually, without amendment to this By-law, on January 1st, in
accordance with the prescribed index in the Act.
Development charges imposed pursuant to this By-law shall be adjusted
annually, without amendment to this By-law, on January 1st, in
accordance with the prescribed index in the Act.
Development charges imposed pursuant to this By-law shall be adjusted
annually, without amendment to this By-law, on January 1st, in
accordance with the prescribed index in the Act.
6. SCHEDULES
6. SCHEDULES
6. SCHEDULES
6.1
The following schedules shall form part of this By-law:
Schedule "A" - Components of Services Designated in Section 2.1
Schedule "B" - Residential and Non-Residential Development Charges
The following schedules shall form part of this By-law:
Schedule "A" - Components of Services Designated in Section 2.1
Schedule "B" - Residential and Non-Residential Development Charges
The following schedules shall form part of this By-law:
Schedule "A" - Components of Services Designated in Section 2.1
Schedule "B" - Residential and Non-Residential Development Charges
7. CONFLICTS
7. CONFLICTS
7. CONFLICTS
7.1
Where the Township and an owner or former owner have entered into an
agreement with respect to land within the area to which this By-law
applies, and a conflict exists between the provisions of this By-law and
such agreement, the provisions of the agreement shall prevail to the
extent that there is a conflict.
Where the Township and an owner or former owner have entered into an
agreement with respect to land within the area to which this By-law
applies, and a conflict exists between the provisions of this By-law and
such agreement, the provisions of the agreement shall prevail to the
extent that there is a conflict.
Where the Township and an owner or former owner have entered into an
agreement with respect to land within the area to which this By-law
applies, and a conflict exists between the provisions of this By-law and
such agreement, the provisions of the agreement shall prevail to the
extent that there is a conflict.
Where the Township and an owner or former owner have entered into an
agreement with respect to land within the area to which this By-law
applies, and a conflict exists between the provisions of this By-law and
such agreement, the provisions of the agreement shall prevail to the
extent that there is a conflict.
Where the Township and an owner or former owner have entered into an
agreement with respect to land within the area to which this By-law
applies, and a conflict exists between the provisions of this By-law and
such agreement, the provisions of the agreement shall prevail to the
extent that there is a conflict.
7.2
Notwithstanding section 7.1, where a development which is the subject of
an agreement to which section 7.1 applies, is subsequently the subject of
one or more of the actions described in subsection 3.4(a), an additional
development charge in respect of the development permitted by the action
shall be calculated, payable and collected in accordance with the
provisions of this By-law if the development has the effect of increasing
the need for services, unless such agreement provides otherwise.
Notwithstanding section 7.1, where a development which is the subject of
an agreement to which section 7.1 applies, is subsequently the subject of
one or more of the actions described in subsection 3.4(a), an additional
development charge in respect of the development permitted by the action
shall be calculated, payable and collected in accordance with the
provisions of this By-law if the development has the effect of increasing
the need for services, unless such agreement provides otherwise.
Notwithstanding section 7.1, where a development which is the subject of
an agreement to which section 7.1 applies, is subsequently the subject of
one or more of the actions described in subsection 3.4(a), an additional
development charge in respect of the development permitted by the action
shall be calculated, payable and collected in accordance with the
provisions of this By-law if the development has the effect of increasing
the need for services, unless such agreement provides otherwise.
Notwithstanding section 7.1, where a development which is the subject of
an agreement to which section 7.1 applies, is subsequently the subject of
one or more of the actions described in subsection 3.4(a), an additional
development charge in respect of the development permitted by the action
shall be calculated, payable and collected in accordance with the
provisions of this By-law if the development has the effect of increasing
the need for services, unless such agreement provides otherwise.
Notwithstanding section 7.1, where a development which is the subject of
an agreement to which section 7.1 applies, is subsequently the subject of
one or more of the actions described in subsection 3.4(a), an additional
development charge in respect of the development permitted by the action
shall be calculated, payable and collected in accordance with the
provisions of this By-law if the development has the effect of increasing
the need for services, unless such agreement provides otherwise.
Notwithstanding section 7.1, where a development which is the subject of
an agreement to which section 7.1 applies, is subsequently the subject of
one or more of the actions described in subsection 3.4(a), an additional
development charge in respect of the development permitted by the action
shall be calculated, payable and collected in accordance with the
provisions of this By-law if the development has the effect of increasing
the need for services, unless such agreement provides otherwise.
Notwithstanding section 7.1, where a development which is the subject of
an agreement to which section 7.1 applies, is subsequently the subject of
one or more of the actions described in subsection 3.4(a), an additional
development charge in respect of the development permitted by the action
shall be calculated, payable and collected in accordance with the
provisions of this By-law if the development has the effect of increasing
the need for services, unless such agreement provides otherwise.
8. SEVERABILITY
8. SEVERABILITY
8. SEVERABILITY
8.1
If, for any reason, any provision of this By-law is held to be invalid, it is
hereby declared to be the intention of Council that all the remainder of this
If, for any reason, any provision of this By-law is held to be invalid, it is
hereby declared to be the intention of Council that all the remainder of this
By-law shall continue in full force and effect until repealed, re-enacted,
amended or modified.
By-law shall continue in full force and effect until repealed, re-enacted,
amended or modified.
9. DATE BY-LAW IN FORCE
9. DATE BY-LAW IN FORCE
9. DATE BY-LAW IN FORCE
9.1
This By-law shall come into force and effect on June 10, 2026.
9.2
Nothing herein shall restrict the ability of Council to amend this By-law as it
deems appropriate from time to time.
Nothing herein shall restrict the ability of Council to amend this By-law as it
deems appropriate from time to time.
10.
EXISTING BY-LAW REPEALED
10.1
That By-law 21-84 is hereby repealed as of the date and time of this By-
law coming into effect.
That By-law 21-84 is hereby repealed as of the date and time of this By-
law coming into effect.
11.
REFERENCE
11.1
The headings inserted in this By-law are for convenience of reference only
and shall not affect the construction or interpretation of this By-law.
The headings inserted in this By-law are for convenience of reference only
and shall not affect the construction or interpretation of this By-law.
ENACTMENT
THAT the provisions of this By-law shall take full force and effect with the passing
hereof.
THAT the provisions of this By-law shall take full force and effect with the passing
hereof.
THAT the provisions of this By-law shall take full force and effect with the passing
hereof.
THAT notwithstanding anything contrary to the rules of procedure, this By-law be
introduced and read a first and second time and be considered read a third time
and finally passed this 10th day of June, 2026.
THAT notwithstanding anything contrary to the rules of procedure, this By-law be
introduced and read a first and second time and be considered read a third time
and finally passed this 10th day of June, 2026.
THAT notwithstanding anything contrary to the rules of procedure, this By-law be
introduced and read a first and second time and be considered read a third time
and finally passed this 10th day of June, 2026.
THAT notwithstanding anything contrary to the rules of procedure, this By-law be
introduced and read a first and second time and be considered read a third time
and finally passed this 10th day of June, 2026.
Scott W. Anderson, Mayor
Robin Reid, Clerk
Scott W. Anderson, Mayor
Robin Reid, Clerk
SCHEDULE "A" TO BY-LAW 2026-027
COMPONENTS OF SERVICES DESIGNATED IN SUBSECTION 2.1
SCHEDULE "A" TO BY-LAW 2026-027
COMPONENTS OF SERVICES DESIGNATED IN SUBSECTION 2.1
Township-wide Services
- Fire Protection Services
- Fire Protection Services
- Fire Protection Services
- Parks and Recreation
- Parks and Recreation
- Parks and Recreation
- Police Services
- Police Services
- Police Services
- Services Related to a Highway:
- Services Related to a Highway:
- Services Related to a Highway:
o
Public Works (Road Operations)
o
Roads and Related
- Land Acquisition
- Land Acquisition
- Land Acquisition
- Development Related Studies
- Development Related Studies
- Development Related Studies
SCHEDULE "B" TO BY-LAW 2026-027
SCHEDULE OF DEVELOPMENT CHARGES
Residential
SCHEDULE "B" TO BY-LAW 2026-027
SCHEDULE OF DEVELOPMENT CHARGES
Residential
SCHEDULE "B" TO BY-LAW 2026-027
SCHEDULE OF DEVELOPMENT CHARGES
Residential
Non-Residential
Service
Single and Semi-
Detached
Dwelling
Single and Semi-
Detached
Dwelling
Single and Semi-
Detached
Dwelling
Other
Multiples
Other
Multiples
Apartment -
2 Bedrooms
Apartment -
2 Bedrooms
+
Apartment -
Bachelor and 1
Bedroom
Apartment -
Bachelor and 1
Bedroom
Apartment -
Bachelor and 1
Bedroom
(per Sq. M of
Gross Floor
Area)
(per Sq. M of
Gross Floor
Area)
(per Sq. M of
Gross Floor
Area)
Fire Protection Services
$11,404
$8,904
$5,993
$4,178
$44.06
Parks & Recreation
$3,439
$2,685
$1,807
$1,260
$0.00
Police Services
$13
$10
$7
$5
$0.05
Development-Related Studies
$625
$488
$328
$229
$2.41
Land Acquisition
$1,561
$1,219
$820
$572
$2.45
Services Related To A Highway
$6,845
$5,344
$3,597
$2,508
$26.64
TOTAL
$23,887
$18,650
$12,552
$8,752
$75.61