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Watson & Associates Economists Ltd.
905-272-3600
June 7, 2024
[email protected]
2024 Development Charge Background
Study
Township of Amaranth
________________________
For Public Circulation and Comment
Watson & Associates Economists Ltd.
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table of Contents
Page
Executive Summary ....................................................................................................... i
1.
Introduction ...................................................................................................... 1-1
1.1
Purpose of this Document ....................................................................... 1-1
1.2
Summary of the Process ......................................................................... 1-2
1.3
Changes to the Development Charges Act, 1997 ................................... 1-3
1.3.1
Plan to Build Ontario Together Act, 2019 ................................... 1-3
1.3.2
COVID-19 Economic Recovery Act, 2020 ................................. 1-4
1.3.3
Better for People, Smarter for Business Act, 2020 ..................... 1-6
1.3.4
More Homes for Everyone Act, 2022 (Bill 109) .......................... 1-6
1.3.5
More Homes Built Fast Act, 2022 (Bill 23) ................................. 1-7
1.3.6
Helping Homebuyers, Protecting Tenants Act, 2023 (Bill
97) ............................................................................................ 1-11
1.3.7
Affordable Homes and Good Jobs Act, 2023 (Bill 134) ............ 1-11
1.3.8
Cutting Red Tape to Build More Homes Act, 2024 (Bill 185) ... 1-12
2.
Current Township D.C. Policy ........................................................................ 2-1
2.1
By-law Enactment ................................................................................... 2-1
2.2
Services Covered ................................................................................... 2-1
2.3
Timing of D.C. Calculation and Payment ................................................ 2-1
2.4
Indexing .................................................................................................. 2-1
2.5
Redevelopment Credits .......................................................................... 2-2
2.6
Area to Which the By-law Applies and Exemptions ................................ 2-2
3.
Anticipated Development in the Township ................................................... 3-1
3.1
Requirement of the Act ........................................................................... 3-1
3.2
Basis of Population, Household and Non-Residential Gross Floor
Area Forecast ......................................................................................... 3-1
3.3
Summary of Growth Forecast ................................................................. 3-2
4.
The Approach to the Calculation of the Charge ........................................... 4-1
Table of Contents (Cont'd)
Page
Watson & Associates Economists Ltd.
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4.1
Introduction ............................................................................................. 4-1
4.2
Services Potentially Involved .................................................................. 4-1
4.3
Increase in the Need for Service ............................................................. 4-1
4.4
Local Service Policy ................................................................................ 4-6
4.5
Capital Forecast ...................................................................................... 4-6
4.6
Treatment of Credits ............................................................................... 4-7
4.7
Eligible Debt and Committed Excess Capacity ....................................... 4-7
4.8
Existing Reserve Funds .......................................................................... 4-8
4.9
Deductions .............................................................................................. 4-8
4.9.1
Reduction Required by Level of Service Ceiling ........................ 4-9
4.9.2
Reduction for Uncommitted Excess Capacity ............................ 4-9
4.9.3
Reduction for Benefit to Existing Development ........................ 4-10
4.9.4
Reduction for Anticipated Grants, Subsidies and Other
Contributions ............................................................................ 4-11
4.10 Municipal-Wide vs. Area Rating ............................................................ 4-11
4.11 Allocation of Development .................................................................... 4-11
5.
D.C.-Eligible Cost Analysis by Service .......................................................... 5-1
5.1
Introduction ............................................................................................. 5-1
5.2
Service Levels and 10-Year Capital Costs for D.C. Calculation .............. 5-1
5.2.1
Services Related to a Highway .................................................. 5-1
5.2.2
Fire Protection Services ............................................................. 5-2
5.2.3
Parks and Recreation Services .................................................. 5-3
5.2.4
Library Services ......................................................................... 5-3
5.2.5
Growth Studies .......................................................................... 5-4
6.
D.C. Calculation ............................................................................................... 6-1
7.
D.C. Policy Recommendations and D.C. Policy Rules ................................. 7-1
7.1
Introduction ............................................................................................. 7-1
7.2
D.C. By-law Structure ............................................................................. 7-2
7.3
D.C. By-law Rules ................................................................................... 7-2
7.3.1
Payment in any Particular Case ................................................. 7-2
7.3.2
Determination of the Amount of the Charge ............................... 7-2
7.3.3
Application to Redevelopment of Land (Demolition and
Conversion) ................................................................................ 7-3
7.3.4
Exemptions (full or partial) ......................................................... 7-4
7.3.5
Transition ................................................................................... 7-4
7.3.6
Timing of Collection ................................................................... 7-4
7.3.7
Indexing ..................................................................................... 7-5
7.3.8
D.C Spatial Applicability ............................................................. 7-5
7.4
Other D.C. By-law Provisions ................................................................. 7-7
Table of Contents (Cont'd)
Page
Watson & Associates Economists Ltd.
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7.4.1
Categories of Services for Reserve Fund and Credit
Purposes .................................................................................... 7-7
7.4.2
By-law In-force Date .................................................................. 7-7
7.4.3
Minimum Interest Rate Paid on Refunds and Charged for
Inter-Reserve Fund Borrowing ................................................... 7-7
7.5
Other Recommendations ........................................................................ 7-7
8.
Asset Management Plan ................................................................................. 8-1
8.1
Introduction ............................................................................................. 8-1
8.2
Asset Management Plan ......................................................................... 8-3
9.
By-law Implementation ................................................................................... 9-1
9.1
Public Consultation Process ................................................................... 9-1
9.1.1
Introduction ................................................................................ 9-1
9.1.2
Public Meeting of Council........................................................... 9-1
9.1.3
Other Consultation Activity ......................................................... 9-1
9.2
Anticipated Impact of the Charge on Development ................................. 9-2
9.3
Implementation Requirements ................................................................ 9-3
9.3.1
Introduction ................................................................................ 9-3
9.3.2
Notice of Passage ...................................................................... 9-3
9.3.3
By-law Pamphlet ........................................................................ 9-3
9.3.4
Appeals ...................................................................................... 9-4
9.3.5
Complaints ................................................................................. 9-4
9.3.6
Credits ....................................................................................... 9-5
9.3.7
Front-Ending Agreements .......................................................... 9-5
9.3.8
Severance and Subdivision Agreement Conditions ................... 9-5
Appendix A Background Information on Residential and Non-Residential
Growth Forecast ............................................................................................. A-1
Appendix B Level of Service ................................................................................... B-1
Appendix C Long-Term Capital and Operating Cost Examination ...................... C-1
Appendix D Local Service Policy ............................................................................ D-1
Appendix E Proposed Development Charge By-law ..............................................E-1
Watson & Associates Economists Ltd.
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List of Acronyms and Abbreviations
Acronym
Full Description of Acronym
D.C.
Development charge
D.C.A.
Development Charges Act, 1997 as amended
G.F.A.
Gross floor area
LPAT
Local Planning Appeal Tribunal
N.F.P.O.W.
No Fixed Place of Work
OLT
Ontario Land Tribunal
O.M.B.
Ontario Municipal Board
O. Reg.
Ontario Regulation
P.O.A.
Provincial Offences Act
P.P.U.
Persons per unit
s.s.
Subsection
sq.m.
square metre
sq.ft.
square foot
km
kilometer
Executive Summary
Watson & Associates Economists Ltd.
PAGE i
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Executive Summary
1. The report provided herein represents the Development Charges (D.C.)
Background Study for the Township of Amaranth (Township) required by the
Development Charges Act, 1997 (D.C.A.). This report has been prepared in
accordance with the methodology required under the D.C.A. The contents
include the following:
- Chapter 1 - Introduction and overview of the legislative requirements of
the D.C.A.;
- Chapter 2 - Current Township D.C. policy
- Chapter 3 - Summary of the residential and non-residential growth
forecasts for the Township;
- Chapter 4 - Approach to calculating the D.C.;
- Chapter 5 - Review of historical service standards and identification of
D.C. recoverable capital costs to service growth;
- Chapter 6 - Calculation of the D.C.s;
- Chapter 7 - D.C. policy recommendations and D.C. by-law rules;
- Chapter 8 - Asset management plan requirements of the D.C.A.; and
- Chapter 9 - By-law implementation.
2. D.C.s provide for the recovery of growth-related capital expenditures from new
development. The D.C.A. is the statutory basis to recover these charges. The
methodology is detailed in Chapter 4; a simplified summary is provided below:
1) Identify amount, type and location of growth;
2) Identify servicing needs to accommodate growth;
3) Identify capital costs to provide services to meet the needs;
4) Deduct:
- Grants, subsidies and other contributions;
- Benefit to existing development;
- Amounts in excess of 15-year historical service calculation;
- D.C. reserve funds;
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5) Net costs are then allocated between residential and non-residential benefit;
and
6) Net costs divided by growth to provide the D.C. calculation.
3. Changes to the D.C.A. were introduced through eight bills passed in the Ontario
legislature since the Township's last D.C. by-law amendment: Bills 138, 197,
213, 109, 23, 97, 134, and 185. The following provides a brief summary of the
recent changes.
Bill 138: Plan to Build Ontario Together Act, 2019
On November 6, 2019, the Province release Bill 138 which provided further
amendments to the D.C.A. and Planning Act. This Bill received Royal Assent on
December 10, 2019 and was proclaimed which resulted in sections related to the
D.C.A. (schedule 10) becoming effective on January 1, 2020. The amendments
to the D.C.A. included removal of instalment payments for commercial and
industrial developments that were originally included in Bill 108.
Bill 197: COVID-19 Economic Recovery Act, 2020
In response to the global pandemic that began affecting Ontario in early 2020,
the Province released Bill 197 which provided amendments to a number of Acts,
including the D.C.A. and Planning Act. This Bill also revised some of the
proposed changes identified in Bill 108. Bill 197 was tabled on July 8, 2020,
received Royal Assent on July 21, 2020, and was proclaimed on September 18,
2020. With respect to the above noted changes from Bill 108, the following
changes are provided in Bill 197 (additional details provided in subection 1.3.3):
- Eligible Services: The list of eligible services for the D.C. has now been
expanded to include most services eligible under the D.C.A. prior to Bill
108.
- Mandatory 10% Deduction: The mandatory 10% deduction is removed
(consistent with Bill 108). This applies to all D.C.-eligible services.
- Community Benefits Charges (C.B.C.): a municipality may, by by-law
impose a C.B.C. to pay for the capital costs for formerly-eligible D.C.
services in addition to parkland dedication and bonus zoning contributions.
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- Additional statutory exemptions for the creation of additional residential
units within or ancillary to existing or new residential buildings and
structures (these exemptions have been further modified by Bill 23).
These changes to the D.C.A. were proclaimed on September 18, 2020 and are
further discussed in subsection 1.3.2 of this report.
Bill 213: Better for People, Smarter for Business Act, 2020
On December 8, 2020, Bill 213 received Royal Assent. One of the changes of
the Bill that took effect upon Royal Assent included amending the Ministry of
Training, Colleges and Universities Act by introducing a new section that would
exempt the payment of D.C.s for developments of land intended for use by a
university that receives operating funds from the Government. As a result, this
mandatory exemption will be included in the Township's D.C. by-law.
Bill 109: More Homes for Everyone Act, 2022
On April 14, 2022, Bill 109 received Royal Assent. One of the changes of the Bill
and Ontario Regulation (O. Reg.) 438/22 that took effect upon Royal Assent
included amending the D.C.A. and O. Reg. 82/98 related to the requirements for
the information which is to be included in the annual Treasurer's statement on
D.C. reserve funds and the requirement for publication of the statement. Further
information is provided in subsection 1.3.4.
Bill 23: More Homes Built Faster Act, 2022
On November 28, 2022, Bill 23 received Royal Assent. This Act amends a
number of pieces of legislation including the Planning Act and the D.C.A.
Subsequently, further amendments to these provisions were made through Bills
97 and 134. The following provides a summary of the changes to the D.C.A.
(further details are provided in subsection 1.3.5 of this report):
- Additional residential unit exemption: Allowance of a third unit to be
exempt from D.C.s in existing and new residential dwellings;
- Removal of housing as an eligible D.C. service;
- New statutory exemptions for affordable units, attainable units (to be in
effect upon proclamation by the Lieutenant Governor);
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- New statutory exemptions for inclusionary zoning units, and non-profit
housing developments;
- Historical level of service extended to 15-year period instead of the prior
10-year period;
- Capital cost definition may be revised to prescribe services for which land
or an interest in land will be restricted;
- Capital cost definition has been revised to remove studies;
- Mandatory reduction for new D.C. by-laws passed after November 28,
2022, as follows:
o Year 1 - 80% of the maximum charge;
o Year 2 - 85% of the maximum charge;
o Year 3 - 90% of the maximum charge;
o Year 4 - 95% of the maximum charge; and
o Year 5 to expiry - 100% of the maximum charge.
- D.C. by-law expiry will be 10 years after the date the by-law comes into
force (unless repealed earlier);
- D.C. for rental housing developments to receive a discount as follows:
o Three or more bedrooms - 25% reduction;
o Two bedrooms - 20% reduction; and
o All other bedroom quantities - 15% reduction.
- Maximum interest rate for installments and determination of charge for
eligible site plan and zoning by-law amendment applications to be set at
the average prime rate plus 1%; and
- Requirement to allocate funds received- municipalities will be required to
spend or allocate at least 60% of their reserve fund at the beginning of the
year for water, wastewater, and services related to a highway.
Bill 185: Cutting Red Tap to Build Mor Homes Act, 2024 (Bill 185)
On June, 6, 2024, Bill 185 received Royal Assent and includes the following
changes to the D.C.A.
- The removal of the Mandatory Phase-in for D.C. by-laws passed after Bill
185 comes into effect;
- A reduction to the D.C. rate freeze timelines for developments proceeding
though site plan and zoning by-law amendment applications under the
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Planning Act. Charges are currently held at rates in place on the date the
application is made until building permit issuance, provided the building
permit is issued within two (2) years of the approval of the application.
This time period is proposed to be reduced to 18 months under Bill 185
(note that the two (2) year timeline will still apply to applications received
prior to Bill 185 receiving Royal Assent);
- Inclusion of growth-related studies, including the D.C. background study,
as a D.C.-eligible costs;
- Provide a provision of the D.C. by-law specifying the date the by-law
expires or to amend the provision to extend the expiry date;
- To allow minor amendments related to the imposition of studies, removal
of the mandatory phase-in, and extension of by-law expiry dates (subject
to the 10-year limitations provided in the D.C.A.) to be undertaken for by-
laws passed after November 28, 2022 and before Bill 185 takes effect;
and
- To modernize public notice requirements.
4. The Township is undertaking a D.C. public process and anticipates passing a
new by-law for the eligible services. The mandatory public meeting has been set
for July 10, 2024 with adoption of the by-law anticipated for August 7, 2024, with
an effective date of August 8, 2024 in advance of the expiry of the current by-law
on August 31, 2024.
5. The growth forecast (Chapter 3) on which the D.C. is based, projects the
following population, housing and non-residential floor area for the 10-year (2024
to 2034) period.
Watson & Associates Economists Ltd.
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Table ES-1
Summary of Growth Forecast by Planning Period
Measure
10 Year
2024 to 2034
(Net) Population Increase
1,107
Residential Unit Increase
380
Non-Residential - Gross Floor
Area Increase (sq.m.)
234,400
Source: Watson & Associates Economists Ltd. forecast 2024.
6. Chapter 5 herein provides, in detail and by service area, the gross capital costs
for the increase in need to service new development and the respective
deductions that have been made to arrive at the D.C. recoverable costs included
in the calculation of the charge. The following Township-wide services are
calculated based on a 10-year forecast:
- Services Related to a Highway;
- Fire Services;
- Parks and Recreation Services;
- Library Services; and
- Growth-Related Studies.
A summary of the total growth-related costs is provided below in Table ES-2.
Table ES-2
Summary of Expenditures Anticipated Over the Respective Forecast Periods
Summary of Expenditures Anticipated
Over the Life of the By-law
Expenditure
Amount
Total Gross Capital Costs
$47,570,000
Less: Benefit to Existing Development
$9,251,000
Less: Post Planning Period Benefit
$3,456,000
Less: Other Deductions
$27,918,000
Less: Grants, Subsidies and Other Contributions
$8,000
Less: Existing D.C. Reserve Funds
$656,000
Net Costs to be Recovered from Development Charges
$6,281,000
Watson & Associates Economists Ltd.
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Based on the above table, the total growth related costs are $47.6 million over
the 10 years of which $6.3 million (13%) is recoverable from D.C.s. Of the net
$6.3 million included in the calcualtion, $5.5 million is recoverable from
residential development and $755,000 from non-residential development. It is
noted also that any exemptions or reductions in the charges would reduce this
recovery further. This suggests that non-D.C. costs over the forecast period will
total $41.3 million.
This report has undertaken a calculation of charges based on the anticipated
development summarized in Table ES-1 and the future identified needs
presented in Table ES-2. Charges have been provided on a Township-wide
basis. The corresponding single detached unit charge in the serviced area is
$14,847. The non-residential charge in the serviced area is $3.22 per square
foot of building area. The calculated schedule of charges is presented in Table
ES-3.
Watson & Associates Economists Ltd.
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Table ES-3
Calculated Schedule of Development Charges
Single and
Semi-Detached
Dwelling
Other Multiples Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
(per sq.ft. of
Gross Floor
Area)
Wind Turbines
Municipal Wide Services/Class of Service:
Services Related to a Highway
6,186
5,388
4,041
2,008
2.01
6,186
Fire Protection Services
1,941
1,691
1,268
630
0.63
1,941
Parks and Recreation Services
5,162
4,496
3,372
1,676
0.43
Library Services
1,429
1,245
933
464
0.12
Growth-Related Studies
129
112
84
42
0.03
129
Total Municipal Wide Services/Class of Services
14,847
12,932
9,698
4,820
3.22
8,256
RESIDENTIAL
Service/Class of Service
NON-RESIDENTIAL
Watson & Associates Economists Ltd.
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7. Chapter 7 outlines the D.C. by-law policy recommendations and rules as
summarized below:
- Timing of Collection:
o D.C.s to be calculated and payable at the time of building permit
issuance
o D.C.s for developments proceeding through Site Plan or Zoning By-
law Amendment applications will be determined based on the
charges in effect on the day of the application (charges to be frozen
for a maximum period of 18 months after planning application
approval)
o Rental housing and institutional developments would pay D.C.s in
six equal annual payments, commencing from the date of
occupancy
- Statutory D.C. Exemptions:
o Upper/Lower Tier Governments and School Boards
o Development of lands intended for use by a university that received
operating funds from the Government
o Existing industrial building expansions (may expand by 50% with no
D.C.)
o Additional residential units in existing and new residential buildings
May add up to two apartments for a single detached, semi-
detached or row house (only one unit can be in an ancillary
structure)
One additional unit or 1% of the units in an existing rental
residential building with four or more residential units
o Non-profit housing
o Inclusionary zoning affordable units
o Affordable housing
- D.C. discounts for rental housing development based on dwelling unit
type:
o >2 bedrooms - 25% discount
o 2 bedrooms - 20% discount
o <2 bedrooms - 15% discount
- Non-Statutory Deductions:
o Non-residential farm buildings constructed for bona fide farm uses.
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- Redevelopment credits provided where building permit issuance occurs
within three years for conversion or demolitions of existing structures
- Charges to be indexed annually January 1st, in accordance with the D.C.A.
8. Council will consider the findings and recommendations provided in the report
and, in conjunction with public input, approve such policies and rates it deems
appropriate. These directions will refine the draft D.C. by-law which is appended
in Appendix E. These decisions may include:
- adopting the charges and policies recommended herein;
- considering additional exemptions to the by-law; and
- considering reductions in the charge by class of development (e.g.,
obtained by removing certain services on which the charge is based
and/or by a general reduction in the charge).
Development Charge
Background Study
Watson & Associates Economists Ltd.
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Chapter 1
Introduction
Watson & Associates Economists Ltd.
PAGE 1-1
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1. Introduction
1.1 Purpose of this Document
This background study has been prepared pursuant to the requirements of the
Development Charges Act 1997 (s.10), and accordingly, recommends new
Development Charges (D.C.s) and policies for the Township of Amaranth (Township).
The Township retained Watson & Associates Economists Ltd. (Watson) to undertake
the D.C. study process. Watson worked with senior staff of the Township in preparing
this D.C. analysis and the policy recommendations.
This D.C. background study, containing the proposed D.C. by-law, will be distributed to
members of the public in order to provide interested parties with sufficient background
information on the legislation, the study's recommendations, and an outline of the basis
for these recommendations.
This report has been prepared, in the first instance, to meet the statutory requirements
applicable to the Township's D.C. background study, as summarized in Chapter 4. It
also addresses the forecast amount, type, and location of growth (Chapter 3), the
requirement for "rules" governing the imposition of the charges (Chapter 7), and the
proposed by-law to be made available as part of the approval process (Appendix E).
In addition, the report is designed to set out sufficient background on the legislation and
the policies underlying the proposed by-law, to make the exercise understandable to
interested parties. Finally, the D.C. background study addresses post-adoption
implementation requirements (Chapter 9) which are critical to the successful application
of the new policy.
The chapters in the report are supported by appendices containing the data required to
explain and substantiate the calculation of the charge. A full discussion of the statutory
requirements for the preparation of a background study and calculation of a D.C. is
provided herein.
Watson & Associates Economists Ltd.
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1.2 Summary of the Process
A public meeting required under Section 12 of the D.C.A. has been scheduled for July
10, 2024, at least two weeks after the posting of the D.C. background study and draft
D.C. by-law on the Township's website. Its purpose is to present the background study
and draft D.C. by-law to the public and to solicit public input on the matter. The public
meeting is also being held to answer any questions regarding the study's purpose,
methodology and the proposed D.C. by-law for the Township.
In accordance with the legislation, the background study and proposed D.C. by-law will
be available for public review at least 60 days prior to by-law passage.
The process to be followed in finalizing the report and recommendations includes:
- consideration of responses received prior to, at or immediately following the
public meeting; and
- finalization of the report and Council consideration of the by-law subsequent to
the public meeting.
Table 1-1 outlines the study process to date and the proposed schedule to be followed
with respect to the D.C. by-law adoption process.
Table 1-1
Schedule of Key D.C. Process Dates
Process Steps
Dates
1. Project initiation meeting with staff
March 2024
2. Data collection and staff interviews
March to May 2024
3. Presentation of draft findings and D.C. policy discussion
with municipal Staff
May 27 2024
4. D.C. Background Study and draft D.C. by-law available to
public
June 7, 2024
5. Public Meeting of Council
July 10, 2024
Watson & Associates Economists Ltd.
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Process Steps
Dates
6. D.C. By-law passage (anticipated)
August 7, 2024
7. D.C. By-Law effective date
August 8, 2024
8. Newspaper notice given of by-law passage
By 20 days after
passage
9. Last day for by-law appeal
40 days after
passage
10. Municipality makes available D.C. pamphlet
by 60 days after in
force date
1.3 Changes to the Development Charges Act, 1997
Since 2019, when the Township last amended their D.C. by-law, a number of changes
to the Development Charges Act, 1997 have been introduced through various
legislation including the following:
- Plan to Build Ontario Together Act, 2019 (Bill 138)
- COVID-19 Economic Recovery Act, 2020 (Bill 197)
- Better for People, Smarter for Business Act, 2020 (Bill 213)
- More Homes for Everyone Act, 2022 (Bill 109);
- More Homes Built Fast Act, 2022 (Bill 23);
- Helping Homebuyers, Protecting Tenants Act, 2023 (Bill 97);
- Affordable Homes and Good Jobs Act, 2023 (Bill 134); and
- Cutting Red Tape to Build More Homes Act, 2024 (Bill 185)
The following provides an overview of the changes to the D.C.A. that each of these
pieces of legislation provided.
1.3.1 Plan to Build Ontario Together Act, 2019
On November 6, 2019, the Province release the Plan to Build Ontario Together Act,
2019 (Bill 138) which provided further amendments to the D.C.A. and the Planning Act.
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This Bill received Royal Assent on December 10, 2019, and was proclaimed, which
resulted in sections related to the D.C.A. (schedule 10) becoming effective on January
1, 2020. The amendments to the D.C.A. included removal of installment payments for
commercial and industrial developments that were originally included in Bill 108.
1.3.2 COVID-19 Economic Recovery Act, 2020
In early 2020, the Province released COVID-19 Economic Recovery Act, 2020 (Bill
197), an omnibus bill amending numerous statutes, including the D.C.A. and Planning
Act. This Bill also revised some of the proposed amendments included in the More
Homes, More Choice Act. The COVID-19 Economic Recovery Act received Royal
Assent on July 21, 2020 and was proclaimed on September 18, 2020. The following
provides a summary of the additional changes to the D.C.A. that are now in effect:
List of D.C. Eligible Services
The D.C.A. previously defined ineligible services for D.C.s. The amendments to the
D.C.A. now defined the services that are eligible for inclusion in a D.C. by-law. The
following summarizes the D.C. eligible services:
- Water supply services, including distribution and treatment services;
- Wastewater services, including sewers and treatment services;
- Storm water drainage and control services;
- Services related to a highway;
- Electrical power services;
- Toronto-York subway extension, as defined in subsection 5.1 (1);
- Transit services other than the Toronto-York subway extension;
- Waste diversion services;
- Policing services;
- Fire protection services;
- Ambulance services;
- Library Services;
- Long-term care services;
- Parks and recreation services (excluding the acquisition of land for parks);
- Public health services;
- Childcare and early years services;
- Housing services;
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- Provincial Offences Act services;
- Services related to emergency preparedness;
- Services related to airports, but only in the Regional Municipality of Waterloo;
and
- Additional services as prescribed.
Removal of 10% Statutory Deduction
The D.C.A. previously required a 10% statutory deduction for all services not specifically
identified in s. 5 (5) of the D.C.A. (i.e., soft services). This had the effect of categorizing
D.C. eligible services into two groups, i.e., 90% D.C. recoverable services, and 100%
D.C. recoverable services. The amendments to the D.C.A. remove the 10% statutory
deduction for soft services.
Classes of D.C. Services
As noted above the D.C.A. categorized services generally into two categories. The
amended D.C.A. repeals these provisions and provides the following:
- A D.C. by-law may provide for any eligible service or capital cost related to any
eligible service to be included in a class, set out in the by-law.
- A class may be composed of any number or combination of services and may
include parts or portions of the eligible services or parts or portions of the capital
costs in respect of those services.
- A D.C. by-law may provide for a class consisting of studies in respect of any
eligible service whose capital costs are described in paragraphs 5 and 6 of s. 5 of
the D.C.A.
- A class of service set out in the D.C. by-law is deemed to be a single service with
respect to reserve funds, use of monies, and credits.
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Statutory Exemptions
The D.C.A. provides for statutory exemptions from payment of D.C.s where the
development is creating additional residential dwelling units within prescribed classes of
existing residential buildings or structures. This statutory exemption has been
expanded to include secondary residential dwelling units, in prescribed classes, that are
ancillary to existing residential buildings. Furthermore, additional statutory exemptions
are provided for the creation of a second dwelling unit in prescribed classes of proposed
new residential buildings, including structures ancillary to new dwellings.
Transition
Services, other than those described in paragraphs 1 to 10 of subsection 2 (4) of the
D.C.A. (i.e., soft services) within an existing D.C. by-law can remain in effect, even if the
by-law expires, until the earlier of the day the by-law is repealed, the day the
municipality passes a Community Benefits Charge by-law under subsection 37 (2) of
the Planning Act, or the specified date. The specified date is September 18, 2022.
1.3.3 Better for People, Smarter for Business Act, 2020
The Better for People, Smarter for Business Act (Bill 213) received Royal Assent on
December 8, 2020. Bill 213 was introduced to reduce burdens on people and
businesses by enacting, amending, and repealing various Acts and revoking a
regulation. Schedule 10 of the Bill 213 amended the Ministry of Training, Colleges and
Universities Act R.S.O 1990 to provide for a statutory exemption to the payment of
D.C.s. for 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 and
if the proposed development in respect of which development charges would otherwise
be payable is intended to be occupied and used by the university.
1.3.4 More Homes for Everyone Act, 2022 (Bill 109)
On April 14, 2022, Bill 109 received Royal Assent. One of the changes of the Bill and
Ontario Regulation (O. Reg.) 438/22 that took effect upon Royal Assent included
amending the D.C.A. and O. Reg. 82/98 related to the requirements for the information
which is to be included in the annual Treasurer's statement on D.C. reserve funds and
the requirement for publication of the statement. The following additional information
must be provided for each D.C. service being collected for during the year:
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a) whether, as of the end of the year, the municipality expects to incur the amount
of capital costs that were estimated, in the relevant development charge
background study, to be incurred during the term of the applicable development
charge by-law;
b) if the answer to a) is no, the amount the municipality now expects to incur and a
statement as to why this amount is expected; and
c) if no money was spent from the reserve fund during the year, a statement as to
why there was no spending during the year.
The changes to the D.C.A. has also been amended to now require that the annual
Treasurer's statement be made available to the public on the website of the municipality
or, if there is no such website, in the municipal office.
1.3.5 More Homes Built Fast Act, 2022 (Bill 23)
On November 28, 2022, Bill 23 received Royal Assent. This Act amends a number of
pieces of legislation including the Planning Act and the D.C.A. Subsequently the
proposed exemptions for affordable units was further amended through Bill 134 and Bill
97. The following provides a summary of the changes to the D.C.A.:
1.3.5.1 Additional Residential Unit Exemption
The rules for these exemptions are now provided in the D.C.A., rather than the
regulations and are summarized as follows:
- Exemption for residential units in existing rental residential buildings - For
rental residential buildings with four or more residential units, the greater of
one unit or 1% of the existing residential units will be exempt from D.C.
- Exemption for additional residential units in existing and new residential
buildings - The following developments will be exempt from a D.C.:
o A second unit in a detached, semi-detached, or rowhouse if all buildings
and ancillary structures cumulatively contain no more than one residential
unit;
o A third unit in a detached, semi-detached, or rowhouse if no ancillary
buildings or structures contain any residential units; and
o One residential unit in a building or structure ancillary to a detached, semi-
detached, or rowhouse on a parcel of land, if the detached, semi-
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detached, or rowhouse contains no more than two residential units and no
other buildings or ancillary structures contain any residential units.
o Bill 97 (Helping Homebuyers, Protecting Tenants Act), extended the
mandatory exemption from payment of D.C.s for addition residential units
new residential buildings or in existing houses to all lands versus just
urban lands.
1.3.5.2 Removal of Housing as an Eligible D.C. Service
Housing services is removed as an eligible service. Municipalities with by-laws that
include a charge for housing services can no longer collect for this service.
1.3.5.3 New Statutory Exemptions for Affordable Units, Attainable Units,
and Inclusionary Zoning Units
Affordable units, attainable units, inclusionary zoning units and non-profit housing
developments will be exempt from the payment of D.C.s, as follows (includes further
revisions made through Bill 134):
- Affordable Rental Units:
o The rent is no greater than the lesser of,
o the income-based affordable rent for the residential unit set out in the
Affordable Residential Units bulletin, as identified by the Minister of
Municipal Affairs and Housing in accordance with subsection (5), and
o the average market rent identified for the residential unit set out in the
Affordable Residential Units bulletin.
- Affordable Owned Units:
o The price of the residential unit is no greater than the lesser of,
the income-based affordable purchase price for the residential unit
set out in the Affordable Residential Units bulletin, as identified by
the Minister of Municipal Affairs and Housing in accordance with
subsection (6), and
90 per cent of the average purchase price identified for the
residential unit set out in the Affordable Residential Units bulletin.
- Attainable Units: Excludes affordable units and rental units; will be defined as
prescribed development or class of development and sold to a person who is at
"arm's length" from the seller.
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o Note: for affordable and attainable units, the municipality shall enter into
an agreement that ensures the unit remains affordable or attainable for 25
years. Also exemptions for affordable and attainable units will come into
effect on a day to be named by proclamation of the Lieutenant Governor.
- Inclusionary Zoning Units: Affordable housing units required under inclusionary
zoning by-laws are exempt from a D.C.
1.3.5.4 New Statutory Exemption for Non-Profit Housing
Non-profit housing development has been removed from the instalment payment
section of the Act (section 26.1), as these units are now exempt from the payment of
D.C.s.
1.3.5.5 Rental Housing Discount
The D.C. payable for rental housing development will be reduced based on the number
of bedrooms in each unit as follows:
- Three or more bedrooms - 25% reduction;
- Two bedrooms - 20% reduction; and
- All other bedroom quantities - 15% reduction.
1.3.5.6 Historical Level of Service extended to 15-year period instead of
the historical 10-year period
Prior to Royal Assent of Bill 23, the increase in need for service was limited by the
average historical level of service calculated over the 10-year period preceding the
preparation of the D.C. background study. This average historical level of service is
now extended to the historical 15-year period.
1.3.5.7 Revised Definition of Capital Costs
The definition of capital costs has been revised to remove studies. Further, the
regulations to the Act will prescribe services for which land or an interest in land will be
restricted. As at the time of writing, no services have been prescribed for this purpose.
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1.3.5.8 Mandatory Phase-in of a D.C.
For all D.C. by-laws passed after January 1, 2022, the charge must be phased-in
annually over the first five years the by-law is in force, as follows:
- Year 1 - 80% of the maximum charge;
- Year 2 - 85% of the maximum charge;
- Year 3 - 90% of the maximum charge;
- Year 4 - 95% of the maximum charge; and
- Year 5 to expiry - 100% of the maximum charge.
1.3.5.9 D.C. By-law Expiry
A D.C. by-law now expires ten years after the day it comes into force (unless the by-law
provides for an earlier expiry date). This extends the by-law's maximum life from what
was previously five years.
1.3.5.10 Maximum Interest Rate for Instalments and Determination of
Charge for Eligible Site Plan and Zoning By-law Amendment
Applications
The Act allows interest to be charged on D.C.s calculated at the time of Site Plan or
Zoning By-law Amendment applications (S.26.2 of the Act) and for mandatory
installment payments (S. 26.1 of the Act). No maximum interest rate was previously
prescribed, which allowed municipalities to choose the interest rate to impose. As per
Bill 23, the maximum interest rate is set at the average prime rate plus 1%. This
maximum interest rate provision would apply to all instalment payments and eligible site
plan and zoning by-law amendment applications occurring after November 28, 2022.
1.3.5.11 Requirement to Allocate Funds Received
Annually, beginning in 2023, municipalities will be required to spend or allocate at least
60% of the monies in a reserve fund at the beginning of the year for water services,
wastewater services, and services related to a highway. Other services may be
prescribed by the regulation.
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1.3.6 Helping Homebuyers, Protecting Tenants Act, 2023 (Bill 97)
The Helping Homebuyers, Protecting Tenants Act (Bill 97) received Royal Assent on
June 8, 2023. This bill extends the mandatory exemption from payment of D.C.s for
additional residential units in new residential buildings or in existing houses to all lands
versus just urban lands.
1.3.7 Affordable Homes and Good Jobs Act, 2023 (Bill 134)
The exemption for affordable residential units was included in the More Homes Built
Faster Act (Bill 23), enacted by the Province on November 28, 2022. Under this
legislation, affordable residential units were defined within subsection 4.1 of the D.C.A.
and exemptions for D.C.s were provided in respect of this definition. While the
legislation was enacted in November 2022, the ability for municipalities to implement the
exemptions required the Minister of Municipal Affairs and Housing to publish an
"Affordable Residential Units for the Purposes of the Development Charges Act, 1997
Bulletin." This bulletin would inform the average market rent and purchase price to be
used in determining which developments qualify as affordable residential units. As of
the time of writing, this bulletin had not been published by the Minister.
Bill 134 received Royal Assent on December 4, 2023 and provides for a modification to
the affordable residential unit definition by:
- Introducing an income-based test for affordable rent and purchase price; and
- Increasing the threshold for the market test of affordable rent and purchase price.
This change provides the exemption based on the lesser of the two measures.
Moreover, the rules in subsection 4.1 of the D.C.A. are unchanged with respect to:
- The tenant and purchaser transacting the affordable unit being at arm's length;
- The intent of maintaining the affordable residential unit definition for a 25-year
period, requiring an agreement with the municipality (which may be registered on
title); and
- Exemptions for attainable residential units and associated rules (requiring further
regulations).
The following table provides the definition of affordable residential units as provided
through Bill 134 (underlining added for emphasis).
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Table 1-1
Definition of Affordable Residential Units
Item
Bill 134 Definition
(Current D.C.A. Definition)
Affordable residential unit
rent (subsection 4.1 (2),
para. 1)
The rent is no greater than the lesser of,
i. the income-based affordable rent for the residential unit
set out in the Affordable Residential Units bulletin, as
identified by the Minister of Municipal Affairs and
Housing in accordance with subsection (5), and
ii. the average market rent identified for the residential unit
set out in the Affordable Residential Units bulletin.
Average market rent/rent
based on income
(subsection 4.1 (5)) for the
purposes of subsection 4.1
(2), para. 1
The Minister of Municipal Affairs and Housing shall,
(a) determine the income of a household that, in the
Minister's opinion, is at the 60th percentile of gross
annual incomes for renter households in the applicable
local municipality; and
(b) identify the rent that, in the Minister's opinion, is equal to
30 per cent of the income of the household referred to in
clause (a).
Affordable residential unit
ownership (subsection 4.1
(3), para. 1)
The price of the residential unit is no greater than the lesser
of,
i.
the income-based affordable purchase price for the
residential unit set out in the Affordable Residential Units
bulletin, as identified by the Minister of Municipal Affairs
and Housing in accordance with subsection (6), and
ii. 90 per cent of the average purchase price identified for
the residential unit set out in the Affordable Residential
Units bulletin.
Average market purchase
price/purchase price based
on income (subsection 4.1
(6)) for the purposes of
subsection 4.1 (3), para. 1
The Minister of Municipal Affairs and Housing shall,
(a) determine the income of a household that, in the
Minister's opinion, is at the 60th percentile of gross
annual incomes for households in the applicable local
municipality; and
(b) identify the purchase price that, in the Minister's opinion,
would result in annual accommodation costs equal to 30
per cent of the income of the household referred to in
clause (a)
1.3.8 Cutting Red Tape to Build More Homes Act, 2024 (Bill 185)
On June, 6, 2024, Bill 185 received Royal Assent and includes the following changes to
the D.C.A.
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- The removal of the Mandatory Phase-in for D.C. by-laws passed after Bill 185
comes into effect;
- A reduction to the D.C. rate freeze timelines for developments proceeding though
site plan and zoning by-law amendment applications under the Planning Act.
Charges are currently held at rates in place on the date the application is made
until building permit issuance, provided the building permit is issued within two
(2) years of the approval of the application. This time period is proposed to be
reduced to 18 months under Bill 185 (note that the two (2) year timeline will still
apply to applications received prior to Bill 185 receiving Royal Assent);
- Inclusion of growth-related studies, including the D.C. background study, as a
D.C.-eligible costs;
- Provide a provision of the D.C. by-law specifying the date the by-law expires or to
amend the provision to extend the expiry date;
- To allow minor amendments related to the imposition of studies, removal of the
mandatory phase-in, and extension of by-law expiry dates (subject to the 10-year
limitations provided in the D.C.A.) to be undertaken for by-laws passed after
November 28, 2022 and before Bill 185 takes effect; and
- To modernize public notice requirements.
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Chapter 2
Current Township D.C. Policy
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2. Current Township D.C. Policy
2.1 By-law Enactment
The Township adopted By-law number 43-2019 on August 21, 2019, coming into effect
August 31, 2019, which provides for D.C.s to be imposed. By-law 43-2019 will expire
on August 31, 2024, at 12:01 AM and the following sections review the current D.C.
policies within the by-law (or as required through the D.C.A.).
2.2 Services Covered
The following services are included under By-law 43-2019:
- Transportation services;
- Fire services;
- Parks and recreation services;
- Library services; and
- Administration studies.
2.3 Timing of D.C. Calculation and Payment
Calculation and payment of D.C.s are due and payable at the time of building permit
issuance for the development. The by-law also allows the Township to enter into
alternative payment agreements with owners.
2.4 Indexing
The by-law provides for annual indexing of the charges on January 1 of each year.
Table 2-1 provides the charges currently in effect as of January 1, 2024, for residential
and non-residential development types, as well as the breakdown of the charges by
service.
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Table 2-1
Township of Amaranth
2024 Development Charges
2.5 Redevelopment Credits
D.C. credits for residential and non-residential redevelopments, are provided for
demolitions/conversions of development that pre-exists three years prior to the date of
payment of the D.C.
2.6 Area to Which the By-law Applies and Exemptions
- Upper/Lower Tier Governments and School Boards
- Development of lands intended for use by a university that received operating
funds from the Government
- Existing industrial building expansions (may expand by 50% with no D.C.)
- Additional residential units in existing and new residential buildings
o May add up to two apartments for a single detached, semi-detached or
row house (only one unit can be in an ancillary structure)
o One additional unit or 1% of the units in an existing rental residential
building with four or more residential units
- Non-profit housing
- Inclusionary zoning affordable units
- D.C. Discounts for rental housing development based on dwelling unit type:
o >2 bedrooms - 25% discount
o 2 bedrooms - 20% discount
o <2 bedrooms - 15% discount
Single and Semi-
Detached Dwelling
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Other Multiples
(per sq.ft. of
Gross Floor Area)
Wind Turbines
Municipal Wide Services/Class of Service:
Transportation Services
6,245
2,808
1,687
4,795
1.60
6,245
Fire Services
726
328
197
558
0.18
726
Parks and Recreation Services
3,935
1,769
1,064
3,021
0.03
-
Library Services
828
373
223
636
0.00
-
Administration Studies
333
149
89
255
0.08
333
Total Municipal Wide Services/Class of Services
12,067
5,427
3,260
9,265
1.89
7,304
Service/Class of Service
RESIDENTIAL
NON-RESIDENTIAL
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The D.C. by-law also provides non-statutory exemptions from payment of D.C.s with
respect to:
- The first 50,000 sq.ft. of new industrial gross floor area development; and
- Non-residential farm buildings constructed for bona fide farm uses.
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Chapter 3
Anticipated Development in
the Township
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3. Anticipated Development in the Township
3.1 Requirement of the Act
The growth forecast contained in this chapter (with supplemental tables in Appendix A)
provides for the anticipated development for which the Township will be required to
provide services over a 10-year (2024 to 2034) time horizon.
Chapter 4 provides the methodology for calculating a D.C. as per the D.C.A. Figure 4-1
presents this methodology graphically. It is noted in the first box of the schematic that in
order to determine the D.C. that may be imposed, it is a requirement of subsection 5 (1)
of the D.C.A. that "the anticipated amount, type and location of development, for which
development charges can be imposed, must be estimated."
3.2 Basis of Population, Household and Non-Residential
Gross Floor Area Forecast
The D.C. growth forecast has been derived by Watson. In preparing the growth
forecast, the following information sources were consulted to assess the residential and
non-residential development potential for the Township over the forecast period,
including:
- Dufferin County 2022 Official Plan Review and Municipal Comprehensive Review
Draft Land Needs Analysis Report, WSP Canada, July 2022;
- Township of Amaranth Official Plan, June 2018;
- Township of Amaranth 2019 Development Charges Background Study, June
2019, Watson & Associates Economists Ltd.;
- 2011, 2016 and 2021 population, household, and employment Census data;
- Historical residential building permit data over the 2014 to 2023 period;
- Residential and non-residential supply opportunities as identified by Township of
Amaranth staff; and
- Discussions with Township staff regarding anticipated residential and non-
residential development in the Township of Amaranth.
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3.3 Summary of Growth Forecast
A detailed analysis of the residential and non-residential growth forecasts is provided in
Appendix A and the methodology employed is illustrated in Figure 3-1. The discussion
provided herein summarizes the anticipated growth for the Township and describes the
basis for the forecast. The results of the residential growth forecast analysis are
summarized in Table 3-1 below, and Schedule 1 in Appendix A.
As identified in Table 3-1 and Appendix A - Schedule 1, population (excluding census
undercount) in the Township is anticipated to reach approximately 5,800 by mid-2034,
resulting in an increase of approximately 1,110 persons.[1]
Figure 3-1
Population and Household Forecast Model
[1] The population figures used in the calculation of the 2024 D.C. exclude the net
Census undercount, which is estimated at approximately 3.2%. Population figures
presented herein have been rounded.
Intensification
Designated Lands
Servicing Capacity
Residential Units in the
Development Process
Employment Market by Local
Municipality,
Economic Outlook
Local, region
and Provincial
Forecast of
Residential Units
Decline in Existing Population
Net Population Increase
Historical Housing
Construction
DEMAND
SUPPLY
Occupancy Assumptions
Gross Population Increase
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Table 3-1
Township of Amaranth
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 3.2% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Notes:
Numbers may not add due to rounding.
Source: Watson & Associates Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings[2]
Apartments[3]
Other
Total
Households
4,090
3,963
8
3,955
1,258
5
0
4
1,267
3.128
4,210
4,079
4
4,075
1,310
20
5
5
1,340
3.044
4,470
4,327
2
4,325
1,345
20
0
5
1,370
3.158
4,840
4,690
2
4,688
1,460
20
5
5
1,490
3.148
5,980
5,797
2
5,795
1,820
20
25
5
1,870
3.100
120
116
-4
120
52
15
5
1
73
260
248
-2
250
35
0
-5
0
30
370
363
0
363
115
0
5
0
120
1,140
1,107
0
1,107
360
0
20
0
380
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Mid 2024
Mid 2034
Population
(Including
Census
Undercount)[1]
Year
Excluding Census Undercount
Housing Units
Person Per
Unit (P.P.U.):
Total
Population/
Total
Households
Historical
Forecast
Mid 2024 - Mid 2034
Incremental
Mid 2021 - Mid 2024
Watson & Associates Economists Ltd.
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Figure 3-2
Township of Amaranth
Annual Housing Forecast[1]
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from building permit data for the Township of Amaranth, 2014 to 2023, by Watson &
Associates Economists Ltd.
13
8
22
23
17
21
31
46
27
47
38
38
38
38
38
38
38
38
38
38
0
5
10
15
20
25
30
35
40
45
50
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Historical Average
Watson & Associates Economists Ltd.
PAGE 3-1
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Provided below is a summary of the key assumptions and findings regarding the
Township's D.C. growth forecast:
- Unit Mix (Appendix A - Schedules 1 and 4)
-
The housing unit mix for the Township was derived from a detailed
review of historical development activity (as per Schedule 5), as well
as active residential development applications (as per Schedule 4) and
discussions with Township staff regarding anticipated development
trends for the Township.
-
Based on the above indicators, the mid-2024 to mid-2034 household
growth forecast for the Township is comprised of a unit mix of 95% low
density units (single detached and semi-detached), 0% medium
density (multiples except apartments) and 5% high density (bachelor, 1
bedroom and 2-bedroom apartments).
- Planning Period
-
Short-term and longer-term time horizons are required for the D.C.
process. The D.C.A. limits the planning horizon for transit services to a
10-year planning horizon. All other services can utilize a longer
planning period if the Township has identified the growth-related
capital infrastructure needs associated with the longer-term growth
planning period.
- Population in New Housing Units (Appendix A - Schedules 2 and 3)
-
The number of housing units to be constructed by 2034 in the
Township over the forecast period is presented in Table 3-1. Over the
2024 to 2034 forecast period, the Township is anticipated to average
approximately 38 new housing units per year.
-
Institutional population[1] is anticipated to remain stable between 2024
to 2034.
[1] Institutional population largely includes special care facilities such as nursing home or
residences for senior citizens. A P.P.U. of 1.100 depicts 1-bedroom and 2-or-more-
bedroom units in collective households.
Watson & Associates Economists Ltd.
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-
Population in new units is derived from Schedules 2 and 3, which
incorporate historical development activity, anticipated units (see unit
mix discussion) and average persons per unit (P.P.U.) by dwelling type
for new units.
-
Schedule 6 summarizes the average P.P.U. assumed for new housing
units by age and type of dwelling based on Statistics Canada 2021
custom Census data for the Township. Due to data limitations P.P.U.
data was derived from the County of Dufferin which includes the
Township, and is outlined in Schedule 6. The total calculated P.P.U.
for all density types has been adjusted accordingly to account for the
P.P.U. trends which has been recently experienced in both new and
older units. Forecasted 15-year average P.P.U.s by dwelling type are
as follows:
Low density:
3.388
Medium density:
2.951
High density:
2.065
- Existing Units and Population Change (Appendix A - Schedules 2 and 3)
-
Existing households for mid-2024 are based on the 2021 Census
households, plus estimated residential units constructed between mid-
2021 to the beginning of the growth period, assuming a minimum six-
month lag between construction and occupancy (see Schedule 3).
-
The change in average occupancy levels for existing housing units is
calculated in Schedules 2 and 3[1]. The forecast population change in
existing households over the mid-2024 to mid-2034 forecast period is
forecast to decline by approximately 150.
- Employment (Appendix A - Schedules 8a and 8b)
-
The employment projections provided herein are largely based on the
activity rate method, which is defined as the number of jobs in the
Township divided by the number of residents. Key employment
sectors include primary, industrial, commercial/population-related,
institutional, and work at home, which are considered individually
below.
[1] Change in occupancy levels for existing households occurs due to aging of the
population and family life cycle changes, lower fertility rates and changing economic
conditions.
Watson & Associates Economists Ltd.
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-
2016 employment data [1],[2] (place of work) for the Township is outlined
in Schedule 8a. The 2016 employment base is comprised of the
following sectors:
55 primary (5%);
380 work at home employment (36%);
335 industrial (32%);
165 commercial/population-related (16%); and
110 institutional (11%).
-
The 2016 employment by usual place of work, including work at home,
is 1,045. An additional 410 employees have been identified for the
Township in 2016 that have no fixed place of work (N.F.P.O.W.).[3]
-
Total employment, including work at home and N.F.P.O.W. for the
Town is anticipated to reach approximately 2,240 by mid-2034. This
represents an employment increase of approximately 490 for the 10-
year forecast period.
-
Schedule 8b, Appendix A, summarizes the employment forecast,
excluding work at home employment and N.F.P.O.W. employment,
which is the basis for the D.C. employment forecast. The impact on
town services from work at home employees has already been
included in the population forecast. The need for township services
related to N.F.P.O.W. employees has largely been included in the
employment forecast by usual place of work (i.e., employment and
gross floor area generated from N.F.P.O.W. construction employment).
Furthermore, since these employees have no fixed work address, they
cannot be captured in the non-residential G.F.A. calculation.
Accordingly, work at home and N.F.P.O.W. employees have been
removed from the D.C.A. employment forecast and calculation.
[1] 2016 employment is based on Statistics Canada 2016 Place of Work Employment
dataset by Watson & Associates Economists Ltd.
[2] Statistics Canada 2021 Census place of work employment data has been reviewed.
The 2021 Census employment results have not been utilized due to a significant
increase in work at home employment captured due to Census enumeration occurring
during the provincial COVID-19 lockdown from April 1, 2021 to June 14, 2021.
[3] No fixed place of work is defined by Statistics Canada as "persons who do not go
from home to the same workplace location at the beginning of each shift. Such persons
include building and landscape contractors, travelling salespersons, independent truck
drivers, etc."
Watson & Associates Economists Ltd.
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-
Total employment for the Township (excluding work at home and
N.F.P.O.W. employment) is anticipated to reach approximately 960 by
mid-2034. This represents an employment increase of 220 for the 10-
year forecast period.
- Non-Residential Sq.ft. Estimates (G.F.A.), Appendix A - Schedule 8b)
-
Square footage estimates were calculated in Schedule 8b based on
the following employee density assumptions:
1,500 sq.ft. per employee for industrial;
500 sq.ft. per employee for commercial/population-related; and
700 sq.ft. per employee for institutional employment.
-
The Township-wide incremental G.F.A. is anticipated to increase by
234,400 sq.ft. over the 10-year forecast period.
-
In terms of percentage growth, the mid-2024 to mid-2034 incremental
G.F.A. forecast by sector is broken down as follows:
industrial - 71%;
commercial/population-related - 12%; and
institutional - 17%.
Watson & Associates Economists Ltd.
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Chapter 4
The Approach to the
Calculation of the Charge
Watson & Associates Economists Ltd.
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4. The Approach to the Calculation of the Charge
4.1 Introduction
This chapter addresses the requirements of subsection 5 (1) of the D.C.A. with respect
to the establishment of the need for service which underpins the D.C. calculation.
These requirements are illustrated schematically in Figure 4-1.
4.2 Services Potentially Involved
Table 4-2 lists the full range of municipal services that are provided by the Township.
A number of these services are not listed as eligible services for inclusion in a D.C. by-
law as per subsection 2 (4) of the D.C.A. These are shown as "ineligible" on Table 4-2.
Two ineligible costs defined in subsection 5 (3) of the D.C.A. are "computer equipment"
and "rolling stock with an estimated useful life of (less than) seven years." In addition,
local roads are covered separately under subdivision agreements and related means
(as are other local services). Services which are potentially eligible for inclusion in the
Township's D.C. are indicated with a "Yes."
4.3 Increase in the Need for Service
The D.C. calculation commences with an estimate of "the increase in the need for
service attributable to the anticipated development," for each service to be covered by
the by-law. There must be some form of link or attribution between the anticipated
development and the estimated increase in the need for service. While the need could
conceivably be expressed generally in terms of units of capacity, subsection 5 (1) 3,
which requires that Council indicate that it intends to ensure that such an increase in
need will be met, suggests that a project-specific expression of need would be most
appropriate.
Watson & Associates Economists Ltd.
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Figure 4-1
The Process of Calculating a Development Charge under the Act
that must be followed
Watson & Associates Economists Ltd.
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Table 4-1
Categories of Municipal Services to be Addressed as Part of the Calculation - Eligibility
Legend
Eligibility for
Inclusion in the
D.C. Calculation
Description
Yes
Municipality provides the service - service has been included in
the D.C. calculation.
No
Municipality provides the service - service has not been
included in the D.C. calculation.
n/a
Municipality does not provide the service.
Ineligible
Service is ineligible for inclusion in the D.C. calculation.
Table 4-2
Categories of Municipal Services to be Addressed as Part of the Calculation
Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
1. Water supply services,
including distribution and
treatment services
No
No
No
No
1.1 Treatment plants
1.2 Distribution systems
1.3 Local systems
1.4 Vehicles and equipment1
2. Wastewater services,
including sewers and
treatment services
n/a
n/a
n/a
n/a
2.1 Treatment plants
2.2 Sewage trunks
2.3 Local systems
2.4 Vehicles and equipment1
3. Stormwater Drainage and
Control Services
n/a
n/a
n/a
3.1 Main channels and drainage
trunks
3.2 Channel connections
3.3 Retention/detention ponds
1 with a 7+ year useful life
Watson & Associates Economists Ltd.
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Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
4. Services Related to a
Highway
Yes
Yes
Yes
No
Yes
Yes
Yes
Yes
Yes
4.1 Arterial roads
4.2 Collector roads
4.3 Bridges, Culverts and
Roundabouts
4.4 Local municipal roads
4.5 Traffic signals
4.6 Sidewalks and streetlights
4.7 Active Transportation
4.8 Works Yard
4.9 Rolling stock1
5. Electrical Power Services
n/a
n/a
n/a
5.1 Electrical substations
5.2 Electrical distribution system
5.3 Electrical system rolling stock1
6. Transit Services
n/a
n/a
6.1 Transit vehicles1 & facilities
6.2 Other transit infrastructure
7. Waste Diversion Services
n/a
n/a
7.1 Waste diversion facilities
7.2 Waste diversion vehicles and
equipment1
8. Policing Services
No
No
No
8.1 Police detachments
8.2 Police rolling stock1
8.3 Small equipment and gear
9. Fire Protection Services
Yes
Yes
Yes
9.1 Fire stations
9.2 Fire Vehicles1
9.3 Fire Equipment and gear
10. Ambulance Services
n/a
10.1 Ambulance station space
10.2 Vehicles1
11. Services provided by a
board within the meaning
of the Public Libraries Act
Yes
n/a
Yes
11.1 Public library space (incl.
furniture and equipment)
11.2 Library vehicles1
11.3 Library materials
12. Services Related to Long-
Term Care
n/a
n/a
12.1 Long-Term Care space
12.2 Vehicles1
1 with a 7+ year useful life
Watson & Associates Economists Ltd.
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Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
13. Parks and Recreation
Services
Ineligible
Yes
Yes
Yes
Yes
13.1 Acquisition of land for parks,
woodlots and E.S.A.s
13.2 Development of municipal parks
13.3 Parks rolling stock1 and yards
13.4 Facilities, such as arenas, indoor
pools, fitness facilities,
community centres, etc.
13.5 Recreation vehicles and
equipment1
14. Services Related to Public
Health
n/a
n/a
14.1 Public Health department space
14.2 Public Health department
vehicles1
15. Child Care and Early
Years Programs and
Services within the
meaning of Part VI of the
Child Care and Early
Years Act, 2014 and any
related services.
n/a
n/a
15.1 Childcare space
15.2 Vehicles1
16. Services related to
proceedings under the
Provincial Offences Act,
including by-law
enforcement services and
municipally administered
court services
n/a
n/a
16.1 P.O.A. space, including by-law
enforcement and municipally
administered court services
16.2 Vehicles1
17. Services Related to
Emergency Preparedness
No
No
17.1 Emergency Preparedness Space
17.2 Equipment
18. Services Related to
Airports
n/a
Ineligible
18.1 Airports (in the Regional
Municipality of Waterloo)
18.2 Other Airports
1 with a 7+ year useful life
Watson & Associates Economists Ltd.
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Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
19. Other
Yes
19.1 Interest on money borrowed to
pay for growth-related capital
19.2 Studies in connection with
acquiring buildings, rolling stock,
materials and equipment, and
improving land [2] and facilities,
including the D.C. background
study cost
[2] same percentage as service component to which it pertains
4.4 Local Service Policy
Some of the need for services generated by additional development consists of local
services related to a plan of subdivision. As such, they will be required as a condition of
subdivision agreements or consent conditions. The Township's Local Service Policy is
included in Appendix D.
4.5 Capital Forecast
Paragraph 7 of subsection 5 (1) of the D.C.A. requires that "the capital costs necessary
to provide the increased services must be estimated." The Act goes on to require
potential cost reductions and the regulation sets out the way in which such costs are to
be presented. These requirements are outlined below.
These estimates involve capital costing of the increased services discussed above.
This entails costing actual projects or the provision of service units, depending on how
each service has been addressed.
The capital costs include:
a) costs to acquire land or an interest therein (including a leasehold interest);
b) costs to improve land;
c) costs to acquire, lease, construct or improve buildings and structures;
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d) costs to acquire, lease or improve facilities, including rolling stock (with a useful
life of 7 or more years), furniture and equipment (other than computer
equipment), materials acquired for library circulation, reference, or information
purposes;
e) interest on money borrowed to pay for the above-referenced costs;
f) costs to undertake studies in connection with the above-referenced matters; and
g) costs of the D.C. background study.
In order for an increase in need for service to be included in the D.C. calculation,
municipal Council must indicate "that it intends to ensure that such an increase in need
will be met" (subsection 5 (1) 3). This can be done if the increase in service forms part
of a Council-approved Official Plan, capital forecast, or similar expression of the
intention of Council (O. Reg. 82/98 section 3). The capital program contained herein
reflects the Township 's approved and proposed capital budgets and master
servicing/needs studies.
4.6 Treatment of Credits
Section 8, paragraph 5, of O. Reg. 82/98 indicates that a D.C. background study must
set out "the estimated value of credits that are being carried forward relating to the
service." Subsection 17, paragraph 4, of the same regulation indicates that, "...the
value of the credit cannot be recovered from future D.C.s," if the credit pertains to an
ineligible service. This implies that a credit for eligible services can be recovered from
future D.C.s. As a result, this provision should be made in the calculation, in order to
avoid a funding shortfall with respect to future service needs.
4.7 Eligible Debt and Committed Excess Capacity
Section 66 of the D.C.A. states that for the purposes of developing a D.C. by-law, a debt
incurred with respect to an eligible service may be included as a capital cost, subject to
any limitations or reductions in the Act. Similarly, s.18 of O. Reg. 82/98 indicates that
debt with respect to an ineligible service may be included as a capital cost, subject to
several restrictions.
In order for such costs to be eligible, two conditions must apply. First, they must have
funded excess capacity which is able to meet service needs attributable to the
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anticipated development. Second, the excess capacity must be "committed," that is,
either before or at the time it was created, Council must have expressed a clear
intention that it would be paid for by D.C.s or other similar charges. For example, this
may have been done as part of previous D.C. processes.
4.8 Existing Reserve Funds
Section 35 of the D.C.A. states that:
"The money in a reserve fund established for a service may be spent only
for capital costs determined under paragraphs 2 to 8 of subsection 5(1)."
There is no explicit requirement under the D.C.A. calculation method set out in s.s.5(1)
to net the outstanding reserve fund balance as part of making the D.C. calculation;
however, s.35 does restrict the way in which the funds are used in future.
The Township's D.C. Reserve Funds balances, by service, are presented in Table 4-3
below. 2023 year-end reserve fund balances have been adjusted to account for eligible
and actual reserve fund draws and commitments occurring over the 2019 to 2023.
These balances have been applied against future spending requirements for all
services.
Table 4-3
Township of Amaranth
Estimated D.C. Reserve Funds Balances
4.9 Deductions
The D.C.A. potentially requires that four deductions be made to the increase in the need
for service. These relate to:
- the level of service ceiling;
Services
2023 Year-End Reserve
Fund Balance
2019-2023 Adjustment
Adjusted Balance
Services Related to a Highway
1,027,807
(697,345)
330,462
Fire Services
72,959
-
72,959
Parks and Recreation Services
164,876
-
164,876
Library Services
16,685
-
16,685
Administration Studies
117,089
(46,090)
70,999
Total
1,399,417
(743,435)
655,982
Watson & Associates Economists Ltd.
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- uncommitted excess capacity;
- benefit to existing development; and
- anticipated grants, subsidies, and other contributions.
The requirements behind each of these reductions are addressed as follows:
4.9.1 Reduction Required by Level of Service Ceiling
This is designed to ensure that the increase in need included in 4.3 does "...not include
an increase that would result in the level of service (for the additional development
increment) exceeding the average level of the service provided in the Municipality over
the 15-year period immediately preceding the preparation of the background study..."
O. Reg. 82.98 (s.4) goes further to indicate that, "...both the quantity and quality of a
service shall be taken into account in determining the level of service and the average
level of service."
In many cases, this can be done by establishing a quantity measure in terms of units as
floor area, land area or road length per capita, and a quality measure in terms of the
average cost of providing such units based on replacement costs, engineering
standards or recognized performance measurement systems, depending on
circumstances. When the quantity and quality factors are multiplied together, they
produce a measure of the level of service which meets the requirements of the Act, i.e.,
cost per unit.
The average service level calculation sheets for each service component in the D.C.
calculation are set out in Appendix B.
4.9.2 Reduction for Uncommitted Excess Capacity
Paragraph 5 of subsection 5 (1) requires a deduction from the increase in the need for
service attributable to the anticipated development that can be met using the
municipality's "excess capacity," other than excess capacity which is "committed."
"Excess capacity" is undefined, but in this case must be able to meet some or all of the
increase in need for service, in order to potentially represent a deduction. The
deduction of uncommitted excess capacity from the future increase in the need for
service would normally occur as part of the conceptual planning and feasibility work
associated with justifying and sizing new facilities, e.g., if a road widening to
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accommodate increased traffic is not required because sufficient excess capacity is
already available, then widening would not be included as an increase in need, in the
first instance.
4.9.3 Reduction for Benefit to Existing Development
Section 5 (1) 6 of the D.C.A. provides that, "The increase in the need for service must
be reduced by the extent to which an increase in service to meet the increased need
would benefit existing development." The general guidelines used to consider benefit to
existing development included:
- the repair or unexpanded replacement of existing assets that are in need of
repair;
- an increase in average service level of quantity or quality (compare water as
an example);
- the elimination of a chronic servicing problem not created by growth; and
- providing services where none previously existed (generally considered for
water or wastewater services).
This step involves a further reduction in the need by the extent to which such an
increase in service would benefit existing development. The level of service cap in
section 4.9.1 is related but is not the identical requirement. Sanitary, storm, and water
trunks are highly localized to growth areas and can be more readily allocated in this
regard than other services such as services related to a highway, which do not have a
fixed service area.
Where existing development has an adequate service level which will not be tangibly
increased by an increase in service, no benefit would appear to be involved. For
example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive very limited (or no) benefit as a result. On the
other hand, where a clear existing service problem is to be remedied, a deduction
should be made accordingly.
In the case of services such as recreation facilities, community parks, libraries, etc., the
service is typically provided on a Municipal-wide system basis. For example, facilities of
the same type may provide different services (i.e., leisure pool vs. competitive pool),
different programs (i.e., hockey vs. figure skating), and different time availability for the
same service (i.e., leisure skating available on Wednesdays in one arena and
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Thursdays in another). As a result, residents will travel to different facilities to access
the services they want at the times they wish to use them, and facility location generally
does not correlate directly with residence location. Even where it does, displacing users
from an existing facility to a new facility frees up capacity for use by others and
generally results in only a very limited benefit to existing development. Further, where
an increase in demand is not met for a number of years, a negative service impact to
existing development is involved for a portion of the planning period.
4.9.4 Reduction for Anticipated Grants, Subsidies and Other
Contributions
This step involves reducing the capital costs necessary to provide the increased
services by capital grants, subsidies, and other contributions (including direct developer
contributions required due to the local service policy) made or anticipated by Council
and in accordance with various rules such as the attribution between the share related
to new vs. existing development. That is, some grants and contributions may not
specifically be applicable to growth or where Council targets fundraising as a measure
to offset impacts on taxes (O. Reg. 82/98, section 6).
4.10 Municipal-Wide vs. Area Rating
This step involves determining whether all the subject costs are to be recovered on a
uniform Municipal-wide basis or whether some or all are to be recovered on an area-
specific basis. Under the D.C.A., it is now mandatory to "consider" area-rating of
services (providing charges for specific areas and services), however, it is not
mandatory to implement area-rating. Further discussion is provided in section 7.3.8.
4.11 Allocation of Development
This step involves relating the costs involved to anticipated development for each period
under consideration and using allocations between residential and non-residential
development and between one type of development and another, to arrive at a schedule
of charges.
Watson & Associates Economists Ltd.
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Chapter 5
D.C.-Eligible Cost Analysis by
Service
Watson & Associates Economists Ltd.
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5. D.C.-Eligible Cost Analysis by Service
5.1 Introduction
This chapter outlines the basis for calculating eligible costs for the D.C.s to be applied
on a uniform Township-wide basis. In each case, the required calculation process set
out in subsection 5 (1) paragraphs 2 to 7 in the D.C.A. and described in Chapter 4 was
followed in determining D.C. eligible costs.
The nature of the capital projects and timing identified in this chapter reflects Council's
current intention. Over time, however, Township projects and Council priorities change;
and accordingly, Council's intentions may alter, and different capital projects (and
timing) may be necessary to meet the need for services required by new growth.
5.2 Service Levels and 10-Year Capital Costs for D.C.
Calculation
This section evaluates the development-related capital requirements for select services
over the 10-year planning period (2024-2034). Each service is evaluated on two format
sheets: the average historical 15-year level of service calculation (see Appendix B),
which "caps" the D.C. amounts; and the infrastructure cost calculation, which
determines the potential D.C. recoverable cost.
5.2.1 Services Related to a Highway
The Township currently provides services related to a highway utilizing an inventory of
249 km of roads and 41 bridges and culverts. The services are also managed through
the use of 8,613 sq.ft. of facility space, two salt domes, and 15 vehicles and equipment
items. This total historical level of investment results in an average level of service of
$43,933 per capita over the past 15-years. When applied against the anticipated
population growth over the 10-year forecast period (i.e., 1,107 persons), this historical
level of service results in a maximum D.C. eligible amount of $48.6 million that could be
included in the calculation of the charge.
The capital needs, which have been factored into the calculation of the charge over the
forecast period, were determined through review of the Township's 2019 D.C.
Background Study, Roads Needs Study, and discussions with staff. In total, $5.3 million
Watson & Associates Economists Ltd.
PAGE 5-2
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in gross capital costs of growth-related projects have been identified. $2.2 million has
been deducted as a benefit to existing development and $330,000 has been deducted
to account for the current D.C. reserve fund surplus, resulting in $2.8 million to be
included in the calculation of the charge.
These D.C. eligible costs are then attributed 83% to residential development and 17%
to non-residential development based on the relationship of population to employment
growth anticipated over the forecast period (i.e., 1,107 population and 224
employment). These growth-related projects and costs are detailed in Table 5-1.
5.2.2 Fire Protection Services
Fire Protection Services within the Township are provided through agreements with
neighboring municipalities. Agreements with the Town of Shelburne and Town of Grand
Valley include capital obligations of the Township and furthermore these municipalities
have accounted for the Township's capital funding requirements in the development of
their D.C. calculations and by-laws. Only the Township's proportionate share of the
facilities, vehicles and equipment used to provide services have been included in the
historical level of service calculation. The Township's share of the assets that have
been in service over the past 15 years equates to an average level of service of $788
per capita. When applied against the anticipated population growth over the forecast
period (i.e., 1,107 persons), this results in a maximum D.C. eligible amount of $872,200
that could be included in the calculation of the charge.
To provide service to new development over the forecast period, $11.3 million in gross
capital costs have been identified. $3.1 million has been deducted as a benefit to
existing development and $6.3 million has been deducted as other deductions to
account for Grand Valley and Shelburne's share of the growth-related capital costs.
After removing $842,500 for growth-related costs that benefit growth beyond the 10-
year forecast period and deducting $73,000 to account for the current D.C. reserve fund
balance, $870,300 is included in the calculation of the charge.
These D.C. eligible costs are then attributed 83% to residential development and 17%
to non-residential development based on the relationship of population to employment
growth anticipated over the forecast period (i.e., 1,107 population and 224
employment). These growth-related projects and costs are detailed in Table 5-2.
Watson & Associates Economists Ltd.
PAGE 5-3
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
5.2.3 Parks and Recreation Services
The Township currently provides Parks and Recreation Services through the utilization
of 11 parkland amenities on the 28 acres of parkland that are maintained as well as the
maintenance of one Tractor. and a shared Skateboard Park with Grand Valley.
Recreation services are provided through 4,150 sq.ft. of facility space provided by the
Township as well as through the Centre Dufferin Recreation Complex and Grand Valley
Arena and Community Centre (including a skate park), for which the Township has
capital obligations. This total historical level of investment results in an average level of
service of $2,891 per capita over the past 15-years. When applied against the
anticipated population growth over the forecast period (i.e., 1,107 persons), this
historical level of investment results in a maximum D.C. eligible amount of $872,200
that could be included in the calculation of the charge.
To provide service to new development over the 10-year forecast period, $12.3 million
in gross capital costs of growth-related projects have been identified including the
construction of an addition to the Grand Valley Community Centre and an additional
indoor recreation facility in Shelburne. $392,200 has been deducted as a benefit to
existing development and $9.8 million has been deducted to account for Grand Valley
and Shelburne's share of the additional growth-related facility space. After deducting
$164,900 to account for the current D.C. reserve fund surplus, $2.0 million has been
included in the calculation of the charge.
These D.C.-eligible costs are then attributed 95% to residential development as they are
the primary uses of Parks and Recreation Services. These growth-related projects and
costs are detailed in Table 5-3.
5.2.4 Library Services
Similar to Fire Protection Services, Library Services are provided in the Township
through agreements with the Town of Grand Valley and Town of Shelburne. The
Township's share of the total facility space is 1,419 sq.ft. Similarly, the Township's
share of library collection materials equates to 10,191 collection items. These assets
produce an average per capita level of investment of $506 which, when applied to the
anticipated 10-year population growth of 1,107, results in a maximum of $559,900 that
could be included in the calculation of the charge.
Watson & Associates Economists Ltd.
PAGE 5-4
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To service growth in the next 10-year period, $18.5 million of growth-related capital
costs have been identified for a provision for additional facility space in Grand Valley,
three pop-up satellite branches in Shelburne, and provisions for additional collection
materials. $3.5 million has been deducted as a benefit to existing development and
$11.8 million has been deducted to account for Grand Valley and Shelburne's share of
growth-related capital. Additionally, $2.6 million has been removed as a benefit to
development outside of the 10-year planning horizon. As a result, $559,900 has been
included in the calculation of the charge.
These D.C. eligible costs are then attributed 95% to residential development as they are
the primary users for Library Services. These growth-related projects and costs are
detailed in Table 5-4.
5.2.5 Growth Studies
Section 7 of the D.C.A. states that a D.C. by-law may provide for any D.C. eligible
service or the capital costs with respect to those services. Further, a class may be
composed of any number or combination of services and may include parts or portions
of each D.C. eligible services. With respect to growth-related studies, Section 7 (3) of
the D.C.A. states that:
For greater certainty, a development charge by-law may provide for a class
consisting of studies in respect of any service listed in subsection 2 (4) whose capital
costs are described in paragraphs 5 and 6 of subsection 5 (3).
These provisions allow for services to be grouped together to create a class for the
purposes of the D.C. by-law and D.C. reserve funds. The D.C. calculations and draft
by-law provided herein include a class for growth-related studies. This class is
comprised of the following municipal-wide services:
- Services Related to a Highway;
- Fire Protection Services;
- Parks and Recreation Services; and
- Library Services.
The following provides a list of the studies that have been identified for the 2024 to 2034
forecast period:
Watson & Associates Economists Ltd.
PAGE 5-5
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- Official Plan Update (2024 to 2034);
- Zoning By-law Review (2024 to 2034); and
- Development Charges Background Studies (2024 & 2029).
For planning related studies, a deduction of 10% of the growth-related costs have been
applied to recognize the extent to which the studies relate to non-D.C.-eligible services.
Planning related studies and future D.C. background studies have been allocated to the
services in the following manner:
- Services Related to a Highway - 44.6%
- Fire Protection Services - 14.0%
- Parks and Recreation Services - 32.5%
- Library Services - 9.0%
The total cost of these studies is $205,600 of which $72,800 is a benefit to existing
development. A deduction of $7,280 has been made to recognize the portion of
planning studies related to D.C.-ineligible services, as mentioned above. The existing
reserve fund balance of $71,000 has been deducted, resulting in a net D.C.-eligible cost
of $54,500 over the 10-year forecast period as presented in Table 5-5 below.
The allocation of the net growth-related costs between residential and non-residential
development is based on the residential and non-residential allocations for each service
area and are presented in Table 5-6 below (i.e. 88% residential and 12% non-
residential).
Watson & Associates Economists Ltd.
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table 5-1
Infrastructure Costs Covered in the D.C. Calculation - Services Related to a Highway
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2033
83%
17%
Facilities
1
Public Works Facility Expansion
2024-2033
546,600
-
546,600
-
546,600
453,678
92,922
2
Public Works Facility Renovation
2024
25,000
-
25,000
21,400
3,600
2,988
612
Vehicles & Equipment
-
-
-
-
-
-
3
Sweeper
2024-2033
64,100
-
64,100
36,500
27,600
22,908
4,692
4
Sidewalk Plow
2024-2033
250,000
-
250,000
-
250,000
207,500
42,500
5
Single Axel Plow
2024-2033
350,000
-
350,000
-
350,000
290,500
59,500
Bridges
-
-
-
-
-
-
6
Bridge #40
2024-2033
350,000
-
350,000
175,000
175,000
145,250
29,750
Road Improvements
-
-
-
-
-
-
7
Mono-Amaranth Townline (0104)
2024-2033
440,500
-
440,500
354,200
86,300
71,629
14,671
8
Mono-Amaranth Townline (0105 and 0106)
2024-2033
837,700
-
837,700
167,500
670,200
556,266
113,934
9
30th Sideroad (1709.4)
2024-2033
60,300
-
60,300
12,100
48,200
40,006
8,194
10
25th Sideroad (1609)
2024-2033
378,100
-
378,100
304,000
74,100
61,503
12,597
11
20th Sideroad (1508 and 1509)
2024-2033
381,300
-
381,300
306,600
74,700
62,001
12,699
12
5th Sideroad (1209)
2024-2033
287,600
-
287,600
57,500
230,100
190,983
39,117
13
Upgrade 2nd Line to Hardtop (0200.2)
2024-2033
739,000
-
739,000
594,200
144,800
120,184
24,616
14
Mill Steet (1000.3 and 2027)
2024-2033
94,100
-
94,100
18,800
75,300
62,499
12,801
15
10th Line (1000.6)
2024-2033
157,600
-
157,600
31,500
126,100
104,663
21,437
16
Station Street (2036, 2037 and 2038.1)
2024-2033
163,600
-
163,600
32,700
130,900
108,647
22,253
Street Lighting
-
-
-
-
-
-
17
Streetlighting for Shannon Crt
2024-2033
30,400
-
30,400
24,400
6,000
4,980
1,020
Studies
-
-
-
-
-
-
18
Bridge Needs Study
2024-2033
20,000
-
20,000
10,000
10,000
8,300
1,700
19
Transportation Master Plan
2024-2033
100,000
-
100,000
25,000
75,000
62,250
12,750
-
-
-
-
-
-
Reserve Fund Adjustment
-
-
-
(330,462)
(274,283)
(56,179)
-
-
-
-
-
-
Total
5,275,900
-
5,275,900
2,171,400
-
2,774,038
2,302,452
471,586
Increased Service Needs Attributable to Anticipated
Development
Timing
(year)
Gross
Capital
Cost
Estimate
(2024$)
Post Period
Benefit
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table 5-2
Infrastructure Costs Covered in the D.C. Calculation - Fire Protection Services
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2033
83%
17%
Shelburne Station
1
Provision for Building Addition (Amaranth Share)
2028
1,394,000
-
1,201,900
192,100
-
192,100
159,443
32,657
2
Provision for Additional Firefighter Equipment (8)
(Amaranth Share)
2028-2033
94,000
-
81,000
13,000
-
13,000
10,790
2,210
3
Additional Service Vehicle (Amaranth Share)
2028-2033
75,000
-
64,700
10,300
-
10,300
8,549
1,751
-
-
-
-
-
-
Grand Valley
-
-
-
-
-
-
4
Provision for Additional Facility Space
2024-2033
7,000,000
242,671
2,957,161
3,800,168
3,109,400
690,768
573,338
117,431
5
Provision for Additional Vehicles
2024-2033
2,500,000
599,804
1,900,196
-
-
-
-
-
6
Provision for Additional Firefighters & Equipment
2024-2033
107,504
-
81,711
25,793
-
25,793
21,408
4,385
-
-
-
-
-
-
Studies
-
-
-
-
-
-
7
Shelburne Fire Master Plan (Amaranth share)
2024-2033
40,000
-
25,866
14,134
10,000
4,134
3,431
703
8
Grand Valley Fire Master Plan (Amaranth share)
2024-2033
40,000
-
22,802
17,198
10,000
7,198
5,974
1,224
-
-
-
-
-
-
-
-
-
-
-
-
Reserve Fund Adjustment
-
-
-
-
(72,959)
(60,556)
(12,403)
Total
11,250,504
842,475
6,335,336
4,072,693
3,129,400
-
870,333
722,377
147,957
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Gross
Capital Cost
Estimate
(2024$)
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table 5-3
Infrastructure Costs Covered in the D.C. Calculation - Parks and Recreation Services
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2033
95%
5%
Grand Valley
1
Addition to Community Centre (4,000 sq.ft.) -
(Amaranth Share)
2024-2033
3,492,000
-
2,654,194
837,806
-
837,806
795,916
41,890
Shelburne
-
-
-
-
-
-
2
Provision for Additional Indoor Recreation Facility
(Amaranth Share)
2024
8,359,515
-
7,105,600
1,253,915
-
1,253,915
1,191,219
62,696
Waldemar Park Development
3
Tennis Courts
2024-2033
215,000
215,000
172,900
42,100
39,995
2,105
4
Waldemar Park Pavillion
2024-2033
182,000
-
182,000
146,300
35,700
33,915
1,785
5
Provision for Waldemar Park Parking
2024-2033
40,800
-
40,800
32,800
8,000
7,600
400
6
Parkland
2024-2033
50,000
-
50,000
40,200
9,800
9,310
490
Reserve Fund Adjustment
(164,876)
(156,633)
(8,244)
Total
12,339,315
-
9,759,794
2,579,521
392,200
-
2,022,445
1,921,323
101,122
Gross
Capital Cost
Estimate
(2024$)
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable
to New
Development
Total
Watson & Associates Economists Ltd.
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table 5-4
Infrastructure Costs Covered in the D.C. Calculation - Library Services
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2033
95%
5%
Grand Valley
1
Provision for Additional Space
2024-2033
18,152,800
2,613,511
11,677,600
3,861,689
3,484,800
376,889
358,044
18,844
2
Provision for Collection Materials
2024-2033
112,747
-
112,747
-
112,747
107,110
5,637
Shelburne
3
"Pop-Up" Satellite Branch (Book Vending
Machines) (3)
2024-2033
150,000
-
138,200
11,800
-
7,900
3,900
3,705
195
4
Provision for Additional Collection
Materials & E-Materials
2024-2033
83,059
-
83,059
-
83,059
78,906
4,153
Reserve Fund Adjustment
(16,685)
(15,851)
(834)
Total
18,498,606
2,613,511
11,815,800
4,069,295
3,484,800
7,900
559,910
531,914
27,995
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Attributable
to New
Development
Gross
Capital Cost
Estimate
(2024$)
Total
Less:
Potential D.C. Recoverable Cost
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Watson & Associates Economists Ltd.
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table 5-5
Infrastructure Costs Covered in the D.C. Calculation - Growth-Related Studies
2024 to 2033
1
Official Plan
2024-2033
72,800
-
3,640
69,160
36,400
32,760
2
Zoning By-Law
2024-2033
72,800
-
3,640
69,160
36,400
32,760
3
D.C. Background Study
2024
30,000
-
30,000
-
30,000
4
D.C. Background Study
2029
30,000
-
30,000
-
30,000
-
-
-
Reserve Fund Adjustment
-
-
-
(70,999)
-
-
-
-
Total
205,600
-
7,280
198,320
72,800
-
54,521
Proj.
No.
Increased Service Needs Attributable
to Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2024$)
Post
Period
Benefit
Other
Deductions
(to recognize
benefit to
non-D.C.
services)
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Less:
Potential
D.C.
Recoverable
Cost
Watson & Associates Economists Ltd.
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table 5-6
Infrastructure Costs Covered in the D.C. Calculation - Growth-Related Studies - Residential/Non-Residential Shares
Class/ Service
Total
Residential
Share
Non-Residential
Share
Services Related to a Highway
24,290
20,160.31
4,129.22
Fire Protection Services
7,621
6,325.15
1,295.51
Parks and Recreation Services
17,709
16,823.14
885.43
Library Services
4,903
4,657.45
245.13
Total
54,521
47,966
6,555
Residential/Non-Residential %
88%
12%
Watson & Associates Economists Ltd.
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Chapter 6
D.C. Calculation
Watson & Associates Economists Ltd.
PAGE 6-1
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
6. D.C. Calculation
Table 6-1 presents the calculation of the D.C.s to be imposed in the Township for
Services Related to a Highway, Fire Protection Services, Parks and Recreation
Services, Library Services, and Growth-Related Studies to be imposed on development
in the Township over the 10-year forecast period.
The calculation for residential development is generated on a per capita basis and is
based upon four forms of housing types (single and semi-detached, apartments 2+
bedrooms, apartment's bachelor and 1 bedroom, and all other multiples). The non-
residential D.C. has been calculated uniformly on a per sq.ft. of G.F.A. basis.
Wind Turbine developments would be defined as industrial development within the
growth forecast. As these developments do not produce G.F.A. similar to other
industrial developments, a charging mechanism is deemed. For each wind turbine, a
charge is deemed equivalent to a residential single detached unit, as it relates to
Services Related to a Highway, Fire Protection Services and Growth-Related Studies.
Table 6-2 summarizes the recommended schedule of charges, reflecting the maximum
D.C.s by residential dwelling type, per sq.ft. of G.F.A. for non-residential development,
and per wind turbine.
Table 6-3 compares the Township's existing charges to the charges proposed herein
(Table 6-2), for a single detached residential dwelling unit and per sq.ft. of G.F.A. for
non-residential development.
The calculated Township-wide charges for developments is $14,847 for a single
detached residential dwelling unit and $3.22 per sq.ft. of non-residential G.F.A. The
residential charges for a single detached dwelling unit represent a 23% increase
(+$2,780) over the current charges of $12,067. The non-residential charges per sq.ft. of
G.F.A. represent a 70% increase ($1.33) from the current charges of $1.89 per sq.ft. of
G.F.A.
Watson & Associates Economists Ltd.
PAGE 6-2
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table 6-1
Township-wide Services D.C. Calculation
2024 2034
Table 6-2
Schedule of Calculated D.C.s
2024$ D.C.-Eligible Cost
2024$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
1. Services Related to a Highway
2,302,452
471,586
$6,186
2.01
2. Fire Protection Services
722,377
147,957
$1,941
0.63
3. Parks and Recreation Services
1,921,323
101,122
$5,162
0.43
4. Library Services
531,914
27,995
$1,429
0.12
5. Growth-Related Studies
47,966
6,555
$129
0.03
TOTAL
$5,526,031
$755,216
$14,847
3.22
D.C.-Eligible Capital Cost
$5,526,031
$755,216
10-Year Gross Population/GFA Growth (sq.ft.)
1,261
234,400
Cost Per Capita/Non-Residential GFA (sq.ft.)
$4,382.26
$3.22
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
3.388
$14,847
Other Multiples
2.951
$12,932
Apartments - 2 Bedrooms +
2.213
$9,698
Apartments - Bachelor and 1 Bedroom
1.100
$4,820
Single and
Semi-Detached
Dwelling
Other Multiples Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
(per sq.ft. of
Gross Floor
Area)
Wind Turbines
Municipal Wide Services/Class of Service:
Services Related to a Highway
6,186
5,388
4,041
2,008
2.01
6,186
Fire Protection Services
1,941
1,691
1,268
630
0.63
1,941
Parks and Recreation Services
5,162
4,496
3,372
1,676
0.43
Library Services
1,429
1,245
933
464
0.12
Growth-Related Studies
129
112
84
42
0.03
129
Total Municipal Wide Services/Class of Services
14,847
12,932
9,698
4,820
3.22
8,256
RESIDENTIAL
Service/Class of Service
NON-RESIDENTIAL
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Table 6-3
Comparison of Current and Calculated D.C.s
Service/Class of Service
Current
Calculated
Change
($)
Change
(%)
Municipal Wide Services/Classes:
Services Related to a Highway
6,245
6,186
(59)
-1%
Fire Protection Services
726
1,941
1,215
167%
Parks and Recreation Services
3,935
5,162
1,227
31%
Library Services
828
1,429
601
73%
Growth Studies
333
129
(204)
-61%
Total Municipal Wide Services/Classes
12,067
14,847
2,780
23%
Service/Class of Service
Current
Calculated
Change
($)
Change
(%)
Municipal Wide Services/Classes:
Services Related to a Highway
1.60
2.01
0.41
26%
Fire Protection Services
0.18
0.63
0.45
250%
Parks and Recreation Services
0.03
0.43
0.40
1333%
Library Services
-
0.12
0.12
Growth Studies
0.08
0.03
(0.05)
-63%
Total Municipal Wide Services/Classes
1.89
3.22
1.33
70%
Non-Residential (per sq.ft.) Comparison
Residential (Single Detached) Comparison
Watson & Associates Economists Ltd.
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Chapter 7
D.C. Policy Recommendations
and D.C. Policy Rules
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7. D.C. Policy Recommendations and D.C. Policy
Rules
7.1 Introduction
This chapter outlines the D.C. policy recommendations and by-law rules.
Subsection 5 (1) 9 of the D.C.A. states that rules must be developed:
"to determine if a development charge is payable in any particular case
and to determine the amount of the charge, subject to the limitations set
out in subsection 6."
Paragraph 10 of the section goes on to state that the rules may provide for exemptions,
phasing in and/or indexing of D.C.s.
Subsection 5 (6) establishes the following restrictions on the rules:
- the total of all D.C.s that would be imposed on anticipated development must
not exceed the capital costs determined under subsection 5 (1) 2-7 for all
services involved;
- if the rules expressly identify a type of development, they must not provide for
it to pay D.C.s that exceed the capital costs that arise from the increase in the
need for service for that type of development; however, this requirement does
not relate to any particular development; and
- if the rules provide for a type of development to have a lower D.C. than is
allowed, the rules for determining D.C.s may not provide for any resulting
shortfall to be made up via other development.
With respect to "the rules," section 6 states that a D.C. by-law must expressly address
the matters referred to above re subsection 5 (1) paragraphs 9 and 10, as well as how
the rules apply to the redevelopment of land.
The rules provided give consideration for the recent changes to the D.C.A. resulting
from Bills 138, 197, 213, 109, 23, 97, 134, and 185. However, these policies are
provided for Council's consideration and may be refined prior to adoption of the by-law.
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7.2 D.C. By-law Structure
It is recommended that:
- the Township uses a uniform Township-wide D.C. calculation for all municipal
services; and
- one municipal D.C. by-law be used for all services.
7.3 D.C. By-law Rules
The following sets out the recommended rules governing the calculation, payment and
collection of D.C.s in accordance with subsection 6 of the D.C.A.
7.3.1 Payment in any Particular Case
In accordance with the D.C.A., s.2(2), a D.C. be calculated, payable and collected
where the development requires one or more of the following:
(a) the passing of a zoning by-law or of an amendment to a zoning by-law under
section 34 of the Planning Act;
(b) the approval of a minor variance under section 45 of the Planning Act;
(c) a conveyance of land to which a by-law passed under subsection 50 (7) of the
Planning Act applies;
(d) the approval of a plan of subdivision under section 51 of the Planning Act;
(e) a consent under section 53 of the Planning Act;
(f) the approval of a description under section 9 of the Condominium Act, 1998;
or
(g) the issuing of a permit under the Building Code Act, 1992 in relation to a
building or structure.
7.3.2 Determination of the Amount of the Charge
The following conventions be adopted:
1) -Costs allocated to residential uses will be assigned to different types of residential
units based on the average occupancy for each housing type constructed during the
previous 15-year period. Costs allocated to non-residential uses will be assigned
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based on the amount of square feet of G.F.A. constructed for eligible uses (i.e.,
primary, industrial, commercial, and institutional).
2) Costs allocated to residential and non-residential uses are based upon a number of
conventions, as may be suited to each municipal circumstance, as follows:
- For Parks and Recreation Services, and Library Services, a 5% non-
residential attribution has been made to recognize use by the non-residential
sector; and
- For Services Related to a Highway and Fire Protection Services, a 83%
residential and 17% non-residential attribution has been made based on a
population vs. employment growth ratio over the 10-year forecast period.
- For Growth-Related Studies, an 88% residential and 12% non-residential
attribution has been made based on the allocations summarized in Table 5-6.
7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)
If a development involves the demolition and replacement of a building or structure on
the same site, or the conversion from one principal use to another, the developer shall
be allowed a credit equivalent to:
- the number of dwelling units demolished/converted multiplied by the applicable
residential D.C. in place at the time the D.C. is payable; and/or
- the G.F.A. of the building demolished/converted multiplied by the current non-
residential D.C. in place at the time the D.C. is payable.
The demolition credit is allowed only if the land was improved by occupied structures,
and if the demolition permit related to the site was issued less than 36 months (3 years)
prior to the issuance of a building permit.
The credit can, in no case, exceed the amount of D.C.s that would otherwise be
payable. No credit shall be given where the existing building or structure would have
been exempt from D.C.s in accordance with the by-law.
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7.3.4 Exemptions (full or partial)
Statutory
- The municipality or local board thereof;
- A board of education;
- Industrial additions of up to and including 50% of the existing G.F.A. of the
building - for industrial additions which exceed 50% of the existing G.F.A., only
the portion of the addition in excess of 50% is subject to D.C.s. Exemptions will
only apply to 50% of the G.F.A. prior to the first expansion for which there was an
exemption to the payment of D.C.s.
- An enlargement to an existing dwelling unit;
- Additional units in existing and new residential buildings:
o May add up to two apartments for a single detached, semi-detached or
row house (only one unit can be in an ancillary structure)
o One additional unit or 1% of the units in an existing rental residential
building with four or more residential units
- Affordable Units, Attainable Units, and Inclusionary Zoning Units;
- Non-Profit Housing; and
- Universities.
Non-Statutory
- Non-residential farm buildings constructed for bona fide farm uses.
7.3.5 Transition
The by-law will come into effect on August 8, 2024. No additional transition measures
are proposed.
7.3.6 Timing of Collection
The D.C.s for all services and classes are payable upon issuance of a building permit
for each dwelling unit, building, or structure, subject to early or late payment
agreements entered into by the ship and an owner under s. 27 of the D.C.A.
Rental housing and institutional developments will pay D.C.s in six equal annual
payments commencing at occupancy. Moreover, the D.C. amount for all developments
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occurring within the prescribed time period (18 months) of a Site Plan or Zoning By-law
Amendment planning approval (for applications submitted after January 1, 2020), shall
be determined based on the D.C. in effect on the day of the applicable Site Plan or
Zoning By-law Amendment application.
Installment payments and payments determined at the time of Site Plan or Zoning By-
law Amendment application are subject to annual interest charges. The maximum
interest rate the Township can impose is the average prime rate plus 1% as defined in
s.s. 26.3(1) of the Act.
7.3.7 Indexing
Indexing of the D.C.s shall be implemented on a mandatory basis annually on January
1st each year in accordance with the Statistics Canada Quarterly, Non-Residential
Building Construction Price Index (Table 18-10-0135-01)1 for the most recent year-over-
year period.
7.3.8 D.C Spatial Applicability
The D.C.A. historically has provided the opportunity for a municipality to impose
municipal-wide charges or area specific charges. Sections 2 (7) and 2 (8) of the D.C.A.
provide that a D.C. by-law may apply to the entire municipality or only part of it and
more than one D.C. by-law may apply to the same area. The D.C.A. now requires
municipalities to consider the application of municipal-wide and area-specific D.C.s.
s.10 (2) (c.1) requires Council to consider the use of more than one D.C. by-law to
reflect different needs from services in different areas. Most municipalities in Ontario
have established uniform, municipal-wide D.C.s. When area-specific charges are used,
it is generally to underpin master servicing and front-end financing arrangements for
more localized capital costs.
The rational for maintaining a Township-wide D.C. approach is based, in part, on the
following:
1 O. Reg. 82/98 referenced "The Statistics Canada Quarterly, Construction Price
Statistics, catalogue number 62-007" as the index source. Since implementation,
Statistics Canada has modified this index twice and the above-noted index is the most
current. The draft by-law provided herein refers to O. Reg. 82/98 to ensure traceability
should this index continue to be modified over time.
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- The 15-year service level from all applicable services across the municipality can
be included to establish an upper ceiling on the amount of funds which can be
collected. If a D.C. by-law applied to only a part of the municipality, the level of
service cannot exceed that which would be determined if the by-law applied to
the whole municipality. As such, when applied to forecast growth within the
specific area, it would establish an area specific level of service ceiling which
could reduce the total revenue recoverable for the municipality, potentially
resulting in D.C. revenue shortfalls and impacts on property taxes.
- Municipal-wide D.C.s ensures a consistent approach to financing the entire cost
associated with growth-related capital projects. For example, user rates and
property taxes are required to finance the share of growth-related capital projects
not recoverable by D.C.s and all associated operating costs. Therefore, the use
of area specific D.C.s results in a share of growth-related capital costs being
recovered from a specific area, with the remaining capital costs of the projects
(i.e., non-D.C. recoverable share) and the associated operating costs with those
new assets being recovered from uniform user rates and property taxes, applied
to the entire municipality.
- Attempting to impose an area-specific D.C. potentially causes equity issues in
transitioning from a municipal-wide approach to an area-specific approach. An
area of a municipality that is less developed and becomes subject to an area
specific D.C., could face a significant increase in D.C. rates, as the municipality
will not benefit from drawing on the pool of D.C. funding and may have
contributed D.C.s to fund capital required to support development in other
communities of the municipality. Whereas another part of the municipality that
has experienced significant growth which required substantial capital
investments, benefitted from the capital investments being financed by municipal-
wide D.C.s. The implementation of area specific D.C.s could result in varying
D.C.s across the municipality, which may impact the ability to attract investment
into parts of the community.
- Services are generally available across the municipality, used often by all
residents and are not restricted to one specific geographic area. The use of a
municipal-wide D.C. approach reflects these system-wide benefits of service and
more closely aligns with the funding principles of service provision (e.g., uniform
municipal-wide property tax rates, etc.).
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Based on the foregoing and discussions with staff, the Township's practice of providing
and funding services on a Township-wide basis is proposed to be maintained.
7.4 Other D.C. By-law Provisions
It is recommended that:
7.4.1 Categories of Services for Reserve Fund and Credit Purposes
It is recommended that the Township's D.C. collections be contributed into five (5)
separate reserve funds, including:
- Services Related to a Highway;
- Fire Protection Services;
- Parks and Recreation Services;
- Library Services; and
- Growth-Related Studies.
7.4.2 By-law In-force Date
The by-law will come into force on August 8, 2024.
7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter-
Reserve Fund Borrowing
The minimum interest rate is the Bank of Canada rate on the day on which the by-law
come into force (as per s.11 of O. Reg. 82/98).
7.5 Other Recommendations
It is recommended that Council:
"Approve the capital project listing set out in Chapter 5 of the D.C. Background
Study dated June 7, 2024, subject to further annual review during the capital
budget process".
"Approve the D.C. Background Study dated June 7, 2024."
"Determine that no further public meeting is required." and
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"Approve the D.C. By-law as set out in Appendix E".
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Chapter 8
Asset Management Plan
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8. Asset Management Plan
8.1 Introduction
The D.C.A. (new section 10(c.2)) requires that the background study must include an
Asset Management Plan (A.M.P) related to new infrastructure. Section 10 (3) of the
D.C.A. provides:
The A.M.P. 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 the prescribed manner.
At a broad level, the A.M.P. provides for the long-term investment in an asset over its
entire useful life along with the funding. The schematic below identifies the costs for an
asset through its entire lifecycle. For growth-related works, the majority of capital costs
will be funded by the D.C. Non-growth-related expenditures will then be funded from
non-D.C. revenues as noted below. During the useful life of the asset, there will be
minor maintenance costs to extend the life of the asset along with additional program
related expenditures to provide the full services to the residents. At the end of the life of
the asset, it will be replaced by non-D.C. financing sources.
The Province's Infrastructure for Jobs and Prosperity Act, 2015 (IJPA) was proclaimed
on May 1, 2016. This legislation detailed principles for evidence-based and sustainable
long-term infrastructure planning. The IJPA also gave the Province the authority to
guide municipal asset management planning by way of regulation. In late 2017, the
Province introduced O. Reg. 588/17 under the IJPA. The intent of O. Reg. 588/17 is to
establish standard content for municipal asset management plans. Specifically, the
regulations require that asset management plans be developed that define the current
levels of service, identify the lifecycle activities that would be undertaken to achieve
these levels of service, and provide a financial strategy to support the levels of service
and lifecycle activities. The requirements of O. Reg. 588/17 generally align with
previous provincial AMP requirements, as follows:
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State of local infrastructure: asset types, quantities, age, condition, financial
accounting valuation and replacement cost valuation.
Desired levels of service: defines levels of service through performance measures
and discusses any external trends or issues that may affect expected levels of service
or the municipality's ability to meet them (for example, new accessibility standards,
climate change impacts).
Asset management strategy: the asset management strategy is the set of planned
actions that will seek to generate the desired levels of service in a sustainable way,
while managing risk, at the lowest lifecycle cost.
Financing strategy: having a financial plan is critical for putting an A.M.P. into action.
By having a strong financial plan, municipalities can also demonstrate that they have
made a concerted effort to integrate the A.M.P. with financial planning and municipal
budgeting and are making full use of all available infrastructure financing tools.
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
New Assets
Replacement Assets
Reserves/Reserve Funds
Debentures
User Fees
Grants
Other
Proceeds on Disposal
Funding of Disposal /
Decommissioning Costs
Operating Budget
Financing Methods
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
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The asset management requirement for this D.C. Background Study has been
undertaken independently of any Township A.M.P.s.
8.2 Asset Management Plan
In recognition to the schematic in Section 8.1, the following table (presented in 2024$)
has been developed to provide the annualized expenditures and revenues associated
with new growth. Note that the D.C.A. does not require an analysis of the non-D.C.
capital needs or their associated operating costs so these are omitted from the table
below. Furthermore, as only the present infrastructure gap has been considered at this
time within the A.M.P., the following does not represent a fiscal impact assessment
(including future tax/rate increases) but provides insight into the potential affordability of
the new assets:
1. The non-D.C. recoverable portion of the projects which will require financing from
Township financial resources (i.e., taxation, rates, fees, etc.). This amount has
been presented on an annual debt charge amount based on 20-year financing.
This amount excludes Grand Valley and Shelburne share of non-growth capital
costs.
2. Lifecycle costs for the 2024 D.C. capital works have been presented based on a
sinking fund basis. The assets have been considered over their estimated useful
lives.
3. Incremental operating costs for the D.C. services (only) have been included.
4. The resultant total annualized expenditures are $1.1 million. Of this total,
$280,400 relates the annual debt payment costs for benefit to existing
development of growth-related needs.
5. Consideration was given to the potential new taxation and user fee revenues
which will be generated as a result of new growth. These revenues will be
available to finance the expenditures above. The new operating revenues are
$1.0 million. This amount, totalled with the existing operating revenues of $6.1
million, provides annual revenues of $7.1 million by the end of the period.
6. In consideration of the above, the capital plan is deemed to be financially
sustainable.
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Table 8-1
Asset Management - Future Expenditures and Associated Revenues (2024$)
2033 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth
Related Capital1
280,351
Annual Debt Payment on Post Period
Capital2
254,298
Lifecycle:
Annual Lifecycle - Municipal-wide Services
298,664
Incremental Operating Costs (for D.C.
Services)
$327,305
Total Expenditures
$1,160,617
Revenue (Annualized)
Total Existing Revenue3
$6,071,463
Incremental Tax and Non-Tax Revenue
(User Fees, Fines, Licences, etc.)
$1,037,485
Total Revenues
$7,108,948
3 As per Sch. 10 of FIR
1 Non-Growth Related component of Projects
2 Interim Debt Financing for Post Period Benefit
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Chapter 9
By-law Implementation
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9. By-law Implementation
9.1 Public Consultation Process
9.1.1 Introduction
This chapter addresses the mandatory, formal public consultation process (section
9.1.2), as well as the optional, informal consultation process (section 9.1.3). The latter
is designed to seek the co-operation and participation of those involved, in order to
produce the most suitable policy. Section 9.2 addresses the anticipated impact of the
D.C. on development from a generic viewpoint.
9.1.2 Public Meeting of Council
Section 12 of the D.C.A. indicates that before passing a D.C. by-law, Council must hold
at least one public meeting, giving at least 20 clear days' notice thereof, in accordance
with the Regulation. Council must also ensure that the proposed by-law and
background report are made available to the public at least two weeks prior to the (first)
meeting.
Any person who attends such a meeting may make representations related to the
proposed by-law.
If a proposed by-law is changed following such a meeting, Council must determine
whether a further meeting (under this section) is necessary (i.e., if the proposed by-law
which is proposed for adoption has been changed in any respect, Council should
formally consider whether an additional public meeting is required, incorporating this
determination as part of the final by-law or associated resolution). It is noted that
Council's decision, once made, is final and not subject to review by a Court or the
Ontario Land Tribunal (OLT).
9.1.3 Other Consultation Activity
There are three broad groupings of the public who are generally the most concerned
with municipal D.C. policy:
1. The first grouping is the residential development community, consisting of land
developers and builders, who are typically responsible for generating the majority
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of the D.C. revenues. Others, such as realtors, are directly impacted by D.C.
policy. They are, therefore, potentially interested in all aspects of the charge,
particularly the quantum by unit type, projects to be funded by the D.C. and the
timing thereof, and municipal policy with respect to development agreements,
D.C. credits and front-ending requirements.
2. The second public grouping embraces the public at large and includes taxpayer
coalition groups and others interested in public policy.
3. The third grouping is the industrial/commercial/institutional/primary development
sector, consisting of land developers and major owners or organizations with
significant construction plans, such as hotels, entertainment complexes,
shopping centres, offices, industrial buildings, institutional buildings, and
buildings on agricultural lands. Also involved are organizations such as Industry
Associations, the Chamber of Commerce, the Board of Trade and the Economic
Development Agencies, who are all potentially interested in Town D.C. policy.
Their primary concern is frequently with the quantum of the charge, gross floor
area exclusions such as basements, mechanical or indoor parking areas, or
exemptions and phase-in or capping provisions in order to moderate the impact.
9.2 Anticipated Impact of the Charge on Development
The establishment of sound D.C. policy often requires the achievement of an
acceptable balance between two competing realities. The first is that high non-
residential D.C.s can, to some degree, represent a barrier to increased economic
activity and sustained industrial/commercial growth, particularly for capital intensive
uses. Also, in many cases, increased residential D.C.s can ultimately be expected to be
recovered via housing prices and can impact project feasibility in some cases (e.g.,
rental apartments).
On the other hand, D.C.s or other municipal capital funding sources need to be obtained
in order to help ensure that the necessary infrastructure and amenities are installed.
The timely installation of such works is a key initiative in providing adequate service
levels and in facilitating strong economic growth, investment, and wealth generation.
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9.3 Implementation Requirements
9.3.1 Introduction
Once the Township has calculated the charge, prepared the complete background
study, carried out the public process and passed a new by-law, the emphasis shifts to
implementation matters. These include notices, potential appeals and complaints,
credits, front-ending agreements, subdivision agreement conditions and finally the
collection of revenues and funding of projects.
The sections that follow present an overview of the requirements in each case.
9.3.2 Notice of Passage
In accordance with section 13 of the D.C.A., when a D.C. by-law is passed, the
Township's Clerk shall give written notice of the passing and of the last day for
appealing the by-law (the day that is 40 days after the day it was passed). Such notice
must be given no later than 20 days after the day the by-law is passed (i.e., as of the
day of newspaper publication or the mailing of the notice).
Section 10 of O. Reg. 82/98 further defines the notice requirements which are
summarized as follows:
- notice may be given by publication in a newspaper which is (in the Clerk's
opinion) of sufficient circulation to give the public reasonable notice, or by
personal service, fax, or mail to every owner of land in the area to which the
by-law relates;
- subsection 10 (4) lists the persons/organizations who must be given notice;
and
- subsection 10 (5) lists the eight items that the notice must cover.
9.3.3 By-law Pamphlet
In addition to the "notice" information, the Township must prepare a "pamphlet"
explaining each D.C. by-law in force, setting out:
- a description of the general purpose of the D.C.s;
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- the "rules" for determining if a charge is payable in a particular case and for
determining the amount of the charge;
- the services to which the D.C.s relate; and
- a description of the general purpose of the Treasurer's statement and where it
may be received by the public.
Where a by-law is not appealed to the OLT, the pamphlet must be readied within 60
days after the by-law comes into force. Later dates apply to appealed by-laws.
The Township must give one copy of the most recent pamphlet without charge, to any
person who requests one.
9.3.4 Appeals
Sections 13 to 19 of the D.C.A. set out the requirements relative to making and
processing a D.C. by-law appeal and OLT hearing in response to an appeal. Any
person or organization may appeal a D.C. by-law to the OLT by filing a notice of appeal
with the Township Clerk, setting out the objection to the by-law and the reasons
supporting the objection. This must be done by the last day for appealing the by-law,
which is 40 days after the by-law is passed.
The Township is conducting a public consultation process in order to address the issues
that come forward as part of that process, thereby avoiding or reducing the need for an
appeal to be made.
9.3.5 Complaints
A person required to pay a D.C., or his agent, may complain to the Township Council
imposing the charge that:
- the amount of the charge was incorrectly determined;
- the reduction to be used against the D.C. was incorrectly determined; or
- there was an error in the application of the D.C.
Sections 20 to 25 of the D.C.A. set out the requirements that exist, including the fact
that a complaint may not be made later than 90 days after a D.C. (or any part of it) is
payable. A complainant may appeal the decision of Township Council to the OLT.
Watson & Associates Economists Ltd.
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
9.3.6 Credits
Sections 38 to 41 of the D.C.A. set out a number of credit requirements, which apply
where a municipality agrees to allow a person to perform work in the future that relates
to a service in the D.C. by-law.
These credits would be used to reduce the amount of D.C.s to be paid. The value of
the credit is limited to the reasonable cost of the work, which does not exceed the
average level of service. The credit applies only to the service to which the work relates
unless the municipality agrees to expand the credit to other services for which a D.C. is
payable.
9.3.7 Front-Ending Agreements
The Township and one or more landowners may enter into a front-ending agreement
that provides for the costs of a project that will benefit an area in the Township to which
the D.C. by-law applies. Such an agreement can provide for the costs to be borne by
one or more parties to the agreement who are, in turn, reimbursed in future by persons
who develop land defined in the agreement.
Part III of the D.C.A. (sections 44 to 58) addresses front-ending agreements and
removes some of the obstacles to their use which were contained in the Development
Charges Act, 1989. Accordingly, the Township assesses whether this mechanism is
appropriate for its use, as part of funding projects prior to Township funds being
available.
9.3.8 Severance and Subdivision Agreement Conditions
Section 59 of the D.C.A. prevents a municipality from imposing directly or indirectly, a
charge related to development or a requirement to construct a service related to
development, by way of a condition or agreement under section 51 or section 53 of the
Planning Act, except for:
- "local services, related to a plan of subdivision or within the area to which the
plan relates, to be installed or paid for by the owner as a condition of approval
under section 51 of the Planning Act;" and
- "local services to be installed or paid for by the owner as a condition of
approval under section 53 of the Planning Act."
Watson & Associates Economists Ltd.
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
It is also noted that subsection 59 (4) of the D.C.A. requires that the municipal approval
authority for a draft plan of subdivision under subsection 51 (31) of the Planning Act,
use its power to impose conditions to ensure that the first purchaser of newly subdivided
land is informed of all the D.C.s related to the development, at the time the land is
transferred.
In this regard, if the municipality in question is a commenting agency, in order to comply
with subsection 59 (4) of the D.C.A. it would need to provide to the approval authority
information regarding the applicable municipal D.C.s related to the site.
If the Township is an approval authority for the purposes of section 51 of the Planning
Act, it would be responsible to ensure that it collects information from all entities that
can impose a D.C.
The most effective way to ensure that purchasers are aware of this condition would be
to require it as a provision in a registered subdivision agreement, so that any purchaser
of the property would be aware of the charges at the time the title was searched prior to
closing a transaction conveying the lands.
Appendices
Watson & Associates Economists Ltd.
PAGE A-1
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
Watson & Associates Economists Ltd.
PAGE A-9-1
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Schedule 1
Township of Amaranth
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 3.2% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Notes:
Numbers may not add due to rounding.
Source: Watson & Associates Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings[2]
Apartments[3]
Other
Total
Households
4,090
3,963
8
3,955
1,258
5
0
4
1,267
3.128
4,210
4,079
4
4,075
1,310
20
5
5
1,340
3.044
4,470
4,327
2
4,325
1,345
20
0
5
1,370
3.158
4,840
4,690
2
4,688
1,460
20
5
5
1,490
3.148
5,980
5,797
2
5,795
1,820
20
25
5
1,870
3.100
120
116
-4
120
52
15
5
1
73
260
248
-2
250
35
0
-5
0
30
370
363
0
363
115
0
5
0
120
1,140
1,107
0
1,107
360
0
20
0
380
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Mid 2024
Mid 2034
Population
(Including
Census
Undercount)[1]
Year
Excluding Census Undercount
Housing Units
Person Per
Unit (P.P.U.):
Total
Population/
Total
Households
Historical
Forecast
Mid 2024 - Mid 2034
Incremental
Mid 2021 - Mid 2024
Watson & Associates Economists Ltd.
PAGE A-2
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Figure A-1
Township of Amaranth
Annual Housing Forecast
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from building permit data for the Township of Amaranth, 2014 to 2023, by Watson &
Associates Economists Ltd.
13
8
22
23
17
21
31
46
27
47
38
38
38
38
38
38
38
38
38
38
0
5
10
15
20
25
30
35
40
45
50
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Historical Average
Watson & Associates Economists Ltd.
PAGE A-3
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Schedule 2
Township of Amaranth
Current Year Growth Forecast
Mid 2021 to Mid 2024
Mid 2021 Population
4,327
Occupants of
Units (2)
120
New Housing Units,
multiplied by P.P.U. (3)
3.403
Mid 2021 to Mid 2024
gross population increase
408
408
Occupants of New
Units
0
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2021 to Mid 2024
gross population increase
0
0
Decline in Housing
Units (4)
1,370
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.033
Mid 2021 to Mid 2024
total decline in population
-45
-45
Population Estimate to Mid 2024
4,690
Net Population Increase, Mid 2021 to Mid 2024
363
(1) 2021 population based on Statistics Canada Census unadjusted for Census undercount.
(2)
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
3.441
96%
3.298
Multiples (6)
3.196
0%
0.000
Apartments (7)
2.519
4%
0.105
Total
100%
3.403
¹ Based on 2021 Census custom database
² Based on Building permit/completion activity
(4) 2021 households taken from Statistics Canada Census.
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and
changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Estimated residential units constructed, Mid-2021 to the beginning of the growth period assuming a six-month lag between construction and
occupancy.
Population
Watson & Associates Economists Ltd.
PAGE A-4
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Schedule 3
Township of Amaranth
Ten Year Growth Forecast
Mid 2024 to Mid 2034
Mid 2024 Population
4,690
Occupants of
Units (2)
380
New Housing Units,
multiplied by P.P.U. (3)
3.318
Mid 2024 to Mid 2034
gross population increase
1,261
1,261
Occupants of New
Units
0
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2024 to Mid 2034
gross population increase
0
0
Decline in Housing
Units (4)
1,490
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.103
Mid 2024 to Mid 2034
total decline in population
-154
-154
Population Estimate to Mid 2034
5,797
Net Population Increase, Mid 2024 to Mid 2034
1,107
(1) Mid 2024 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
3.388
95%
3.208
Multiples (6)
2.951
0%
0.000
Apartments (7)
2.065
5%
0.109
one bedroom or less 1.100
two bedrooms or more 2.213
Total
100%
3.318
¹ Persons per unit based on adjusted Statistics Canada Custom 2021 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2024 households based upon 2021 Census (1,370 units) + Mid 2021 to Mid 2024 unit estimate (120 units) = 1,490 units.
(5)
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
Population
2021 Population (4,327) + Mid 2021 to Mid 2024 estimated housing units to beginning of forecast period (120 x 3.403 = 408) + ( x 1.1 = ) +
(1,370 x -0.033 = -45) = 4,690
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-5
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Schedule 4
Township of Amaranth
Summary of Housing Units in Active Development Applications
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Source: Historical housing activity derived from Statistics Canada building permit data for the
Township of Amaranth, 2014 to 2023, by Watson & Associates Economists Ltd.
188
0
0
188
100%
0%
0%
100%
118
0
0
118
100%
0%
0%
100%
Total
306
0
0
306
% Breakdown
100%
0%
0%
100%
Stage of Development
Density Type
Singles &
Semi-
Detached
Multiples[1]
Apartments[2]
Total
Registered Not Built
% Breakdown
% Breakdown
Application Under Review
Watson & Associates Economists Ltd.
PAGE A-6
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Schedule 5
Township of Amaranth
Historical Residential Building Permits
Years 2014 to 2023
Source: Historical housing activity derived from building permit data for the Township of
Amaranth, 2014 to 2023, by Watson & Associates Economists Ltd.
Residential Building Permits
Total
2014
13
0
0
13
2015
8
0
0
8
2016
22
0
0
22
2017
23
0
0
23
2018
17
0
0
17
Sub-total
83
0
0
83
Average (2014 - 2018)
17
0
0
17
% Breakdown
100.0%
0.0%
0.0%
100.0%
2019
18
0
3
21
2020
31
0
0
31
2021
45
0
1
46
2022
25
0
2
27
2023
45
0
2
47
Sub-total
164
0
8
172
Average (2019 - 2023)
33
0
2
34
% Breakdown
95.3%
0.0%
4.7%
100.0%
2014 - 2023
Total
247
0
8
255
Average
25
0
1
26
% Breakdown
96.9%
0.0%
3.1%
100.0%
Singles &
Semi
Detached
Multiples[1]
Apartments[2]
Year
Watson & Associates Economists Ltd.
PAGE A-7
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Schedule 6
Dufferin County
Persons Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
[3] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include
institutional population.
Age of
Singles and Semi-Detached
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
15 Year Average
15 Year Average Adjusted [3]
1-5
-
-
-
3.274
4.625
3.441
6-10
-
-
1.846
3.305
4.696
3.497
11-15
-
-
1.786
3.245
4.088
3.250
3.396
3.388
16-20
-
-
1.895
3.190
4.613
3.240
3.357
3.388
20-25
-
-
2.130
3.171
4.182
3.170
3.319
3.388
25-35
-
-
-
2.936
4.533
3.072
35+
-
1.500
1.897
2.731
4.078
2.727
Total
1.333
1.685
1.941
2.943
4.296
2.977
Age of
Multiples[1]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
15 Year Average
15 Year Average Adjusted [3]
1-5
-
-
-
3.205
-
3.196
6-10
-
-
-
2.950
-
2.714
11-15
-
-
-
-
-
2.571
2.827
2.951
16-20
-
-
-
2.667
-
2.727
2.802
2.951
20-25
-
-
-
2.882
-
2.300
2.702
2.951
25-35
-
-
-
3.250
-
3.033
35+
0.300
1.231
2.105
2.657
-
2.321
Total
0.368
1.750
2.103
2.885
-
2.581
Age of
Apartments[2]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
15 Year Average
15 Year Average Adjusted [3]
1-5
-
-
-
2.696
-
2.519
6-10
-
-
1.538
-
-
1.813
11-15
-
-
1.500
-
-
1.765
2.032
2.065
16-20
-
-
-
-
-
1.583
1.920
2.065
20-25
-
-
-
-
-
1.294
1.795
2.065
25-35
-
-
-
-
-
1.467
35+
0.643
1.204
1.776
2.318
-
1.514
Total
0.500
1.194
1.726
2.686
-
1.586
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
-
-
3.236
4.750
3.336
6-10
-
-
1.750
3.245
4.696
3.293
11-15
-
-
1.690
3.241
4.088
3.134
16-20
-
-
2.000
3.129
4.394
3.153
20-25
-
1.571
1.842
3.106
4.086
3.026
25-35
-
-
1.935
2.950
4.273
2.994
35+
1.091
1.271
1.865
2.711
3.995
2.537
Total
1.667
1.360
1.868
2.920
4.219
2.809
Watson & Associates Economists Ltd.
PAGE A-8
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Schedule 7
Township of Amaranth
Person Per Unit Structural Type and Age of Dwelling
(2021 Census)
3.44
3.50
3.25
3.24
3.17
3.07
2.73
3.20
2.71
2.57
2.73
2.30
3.03
2.32
2.52
1.81
1.76
1.58
1.29
1.47
1.51
0.00
0.50
1.00
1.50
2.00
2.50
3.00
3.50
4.00
1-5
6-10
11-15
16-20
20-25
25-35
35+
Persons Per Dwelling
Age of Dwelling
Singles and Semi-Detached
Multiples
Apartments
P.P.U.s are based on Dufferin County.
Watson & Associates Economists Ltd.
PAGE A-9
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Schedule 8a
Township of Amaranth
Employment Forecast, 2024 to 2034
[1] Statistics Canada defines no fixed place of work (N.F.P.O.W.) employees as "persons who do not go from home to the same work
place location at the beginning of each shift". Such persons include building and landscape contractors, travelling salespersons,
independent truck drivers, etc.
Note: Statistics Canada 2021 Census place of work employment data has been reviewed. The 2021 Census employment results
have not been utilized due to a significant increase in work at home employment captured due to Census enumeration occurring
during the provincial COVID-19 lockdown from April 1, 2021 to June 14, 2021.
Source: Watson & Associates Economists Ltd.
Employment
Mid 2011
3,963
0.004
0.059
0.032
0.028
0.015
0.138
0.047
0.184
15
235
125
110
60
545
185
730
310
Mid 2016
4,079
0.013
0.093
0.082
0.040
0.027
0.256
0.100
0.356
55
380
335
165
110
1,045
408
1,453
665
Mid 2024
4,690
0.012
0.108
0.081
0.040
0.025
0.266
0.107
0.373
55
506
380
187
118
1,246
504
1,750
740
Mid 2034
5,797
0.009
0.111
0.085
0.042
0.030
0.277
0.109
0.387
55
643
491
243
175
1,607
635
2,242
964
Mid 2011 - Mid 2016
116
0.0097
0.0339
0.0506
0.0127
0.0118
0.1187
0.0533
0.1720
40
145
210
55
50
500
223
723
355
Mid 2016 - Mid 2024
611
-0.0018
0.0147
-0.0011
-0.0006
-0.0018
0.0095
0.0074
0.0169
0
126
45
22
8
201
96
297
75
Mid 2024 - Mid 2034
1,107
-0.0022
0.0030
0.0036
0.0020
0.0051
0.0115
0.0020
0.0135
0
137
111
56
57
361
131
492
224
Mid 2011 - Mid 2016
23
0.0019
0.0068
0.0101
0.0025
0.0024
0.0237
0.0107
0.0344
8
29
42
11
10
100
45
145
71
Mid 2016 - Mid 2024
76
-0.00022
0.00184
-0.00014
-0.00007
-0.00023
0.00119
0.00093
0.00211
0
16
6
3
1
25
12
37
9
Mid 2024 - Mid 2034
111
-0.00022
0.00030
0.00036
0.00020
0.00051
0.00115
0.00020
0.00135
0
14
11
6
6
36
13
49
22
N.F.P.O.W.[1]
Activity Rate
Period
Population
Primary
Work at
Home
Industrial
Commercial/
Population
Related
Institutional
Total
Employment
Primary
Total
Total Employment
(Including
N.F.P.O.W.)
Institutional
Total (Excluding
Work at Home and
N.F.P.O.W.)
Incremental Change
Annual Average
Total
Including
N.F.P.O.W.
N.F.P.O.W.[1]
Work at
Home
Industrial
Commercial/
Population
Related
Watson & Associates Economists Ltd.
PAGE A-10
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Schedule 8b
Township of Amaranth
Employment and Gross Floor Area (G.F.A.) Forecast, 2024 to 2034
[1] Square Foot Per Employee Assumptions
Industrial
1,500
Commercial/Population-Related
500
Institutional
700
*Reflects Mid-2024 to Mid-2034 forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
Mid 2011
3,963
15
125
110
60
310
187,500
55,000
42,000
329,500
Mid 2016
4,079
55
335
165
110
665
502,500
82,500
77,000
827,000
Mid 2024
4,690
55
380
187
118
740
570,000
93,500
82,600
911,100
Mid 2034
5,797
55
491
243
175
964
736,500
121,500
122,500
1,145,500
Mid 2011 - Mid 2016
116
40
210
55
50
355
Mid 2016 - Mid 2024
611
0
45
22
8
75
67,500
11,000
5,600
84,100
Mid 2024 - Mid 2034
1,107
0
111
56
57
224
166,500
28,000
39,900
234,400
Mid 2011 - Mid 2016
23
8
42
11
10
71
Mid 2016 - Mid 2024
76
0
6
3
1
9
8,438
1,375
700
10,513
Mid 2024 - Mid 2034
111
0
11
6
6
22
16,650
2,800
3,990
23,440
Period
Population
Employment
Total
Annual Average
Primary
Industrial
Institutional
Total
Gross Floor Area in Square Feet (Estimated)[¹]
Incremental Change
Commercial/
Population
Related
Institutional
Industrial
Commercial/
Population
Related
Watson & Associates Economists Ltd.
PAGE B-1
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Appendix B
Level of Service
Watson & Associates Economists Ltd.
PAGE B-2
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table B-1
Service Standard Calculation - Services Related to a Highway - Roads
Township of Amaranth
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Roads
Unit Measure:
km of roadways
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/km)
Road Surface - Asphalt
46
46
46
46
46
46
46
46
46
46
48
50
51
53
55
$180,000
Road Surface - Gravel
183
183
183
183
183
183
183
183
183
183
185
188
190
192
195
$4,000
Road Base
229
229
229
229
229
229
229
229
229
229
233
237
241
245
249
$501,000
Total
458
458
458
458
458
458
458
458
458
458
466
474
483
491
499
Population
3,926
3,936
3,655
3,981
4,020
4,040
4,066
4,075
4,124
4,176
4,208
4,244
4,235
4,467
4,543
Per Capita Standard
0.1167
0.1164
0.1254
0.1151
0.1140
0.1134
0.1127
0.1124
0.1111
0.1097
0.1108
0.1118
0.1139
0.1098
0.1098
15 Year Average
2009 to 2023
Quantity Standard
0.1135
Quality Standard
$270,630
Service Standard
$30,717
D.C. Amount (before deductions)
10 Year
Forecast Population
1,107
$ per Capita
$30,717
Eligible Amount
$34,003,199
Watson & Associates Economists Ltd.
PAGE B-3
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table B-2
Service Standard Calculation - Services Related to a Highway - Bridges & Culverts
Township of Amaranth
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Bridges, Culverts & Structures
Unit Measure:
Number of Bridges, Culverts & Structures
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Bridges and Culverts
41
41
41
41
41
41
41
41
41
41
41
41
41
41
41
$1,097,000
Total
41
41
41
41
41
41
41
41
41
41
41
41
41
41
41
Population
3,926
3,936
3,655
3,981
4,020
4,040
4,066
4,075
4,124
4,176
4,208
4,244
4,235
4,467
4,543
Per Capita Standard
0.0104
0.0104
0.0112
0.0103
0.0102
0.0101
0.0101
0.0101
0.0099
0.0098
0.0097
0.0097
0.0097
0.0092
0.0090
15 Year Average
2009 to 2023
Quantity Standard
0.0100
Quality Standard
$1,096,387
Service Standard
$10,964
D.C. Amount (before deductions)
10 Year
Forecast Population
1,107
$ per Capita
$10,964
Eligible Amount
$12,137,004
Watson & Associates Economists Ltd.
PAGE B-4
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table B-3
Service Standard Calculation - Services Related to a Highway - Public Works Facilities
Township of Amaranth
Service Standard Calculation Sheet
Class of Service:
Public Works - Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Public Works Facility
8,313
8,313
8,313
8,313
8,313
8,313
8,313
8,313
8,313
8,313
8,313
8,313
8,313
8,313
8,313
$291
$343
Salt Dome (#)
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$450,765
$496,990
Storage Shed
300
300
300
300
300
300
300
300
300
300
300
300
300
300
300
$291
$343
Total
8,615
8,615
8,615
8,615
8,615
8,615
8,615
8,615
8,615
8,615
8,615
8,615
8,615
8,615
8,615
Population
3,926
3,936
3,655
3,981
4,020
4,040
4,066
4,075
4,124
4,176
4,208
4,244
4,235
4,467
4,543
Per Capita Standard
2.1943
2.1888
2.3570
2.1640
2.1430
2.1324
2.1188
2.1141
2.0890
2.0630
2.0473
2.0299
2.0342
1.9286
1.8963
15 Year Average
2009 to 2023
Quantity Standard
2.1000
Quality Standard
$458
Service Standard
$962
D.C. Amount (before deductions)
10 Year
Forecast Population
1,107
$ per Capita
$962
Eligible Amount
$1,065,432
Watson & Associates Economists Ltd.
PAGE B-5
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table B-4
Service Standard Calculation - Services Related to a Highway - Public Works Vehicles
Township of Amaranth
Service Standard Calculation Sheet
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Dump/Plow Trucks
4
5
5
5
5
6
6
6
6
6
6
6
6
6
6
$403,600
Tractor/Loader
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$477,600
Light Duty Pickup Truck
1
1
1
1
2
2
3
3
3
3
3
3
3
3
3
$65,500
Grader
1
1
1
2
2
2
3
4
4
4
4
4
4
4
4
$728,100
Excavator
1
1
1
1
1
1
1
1
1
1
1
$436,800
Total
7
8
8
9
11
12
14
15
15
15
15
15
15
15
15
Population
3,926
3,936
3,655
3,981
4,020
4,040
4,066
4,075
4,124
4,176
4,208
4,244
4,235
4,467
4,543
Per Capita Standard
0.0018
0.0020
0.0022
0.0023
0.0027
0.0030
0.0034
0.0037
0.0036
0.0036
0.0036
0.0035
0.0035
0.0034
0.0033
15 Year Average
2009 to 2023
Quantity Standard
0.0030
Quality Standard
$429,993
Service Standard
$1,290
D.C. Amount (before deductions)
10 Year
Forecast Population
1,107
$ per Capita
$1,290
Eligible Amount
$1,428,008
Watson & Associates Economists Ltd.
PAGE B-6
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table B-5
Service Standard Calculation - Fire Protection Services -Fire Stations
Township of Amaranth
Service Standard Calculation Sheet
Service:
Fire Protection Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Shelburne 1
783
781
779
1,020
1,017
1,014
1,011
1,008
1,005
1,002
1,002
928
932
926
984
$467
$538
Grand Valley 2
1,877
1,857
1,837
1,817
1,798
1,779
1,760
1,741
1,722
1,704
1,661
1,646
1,593
1,550
1,555
$488
$585
Total
2,660
2,638
2,616
2,837
2,815
2,793
2,771
2,749
2,727
2,706
2,663
2,574
2,525
2,476
2,539
Population
3,926
3,936
3,655
3,981
4,020
4,040
4,066
4,075
4,124
4,176
4,208
4,244
4,235
4,467
4,543
Per Capita Standard
0.6776
0.6703
0.7157
0.7125
0.7002
0.6913
0.6815
0.6746
0.6613
0.6481
0.6329
0.6066
0.5962
0.5543
0.5589
15 Year Average
2009 to 2023
Quantity Standard
0.6521
1. Shelburne Fire Services - Service Agreement Share (14% average)
Quality Standard
$568
2. Grand Valley Fire Services - Service Agreement Share (27% average)
Service Standard
$371
D.C. Amount (before deductions)
10 Year
Forecast Population
1,107
$ per Capita
$371
Eligible Amount
$410,343
Watson & Associates Economists Ltd.
PAGE B-7
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table B-6
Service Standard Calculation - Fire Protection Services -Fire Vehicles
Township of Amaranth
Service Standard Calculation Sheet
Service:
Fire Protection Services - Vehicles & Equipment
Unit Measure:
No. of vehicles
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Shelburne
Rescue Unit 26
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.13
0.13
0.13
0.14
$540,000
Pumper Unit 1
0.14
0.14
0.14
0.14
0.14
0.14
-
-
-
-
-
-
-
-
-
$710,000
Pumper Unit 27
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.13
0.13
0.13
0.14
$710,000
Tanker Truck Unit 25
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.13
0.13
0.13
0.14
$640,000
Ford Crew Cab Unit 2
-
-
-
0.14
0.14
0.14
0.14
0.14
0.14
0.14
-
-
-
-
-
$70,000
Ariel Truck Unit 28
-
-
-
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.13
0.13
0.13
0.14
$1,630,000
GMC Safari Cargo Van Unit 2
0.14
0.14
0.14
-
-
-
-
-
-
-
-
-
-
-
-
$60,000
Ford SUV
-
-
-
-
-
-
-
-
-
-
-
0.13
0.13
0.13
0.14
$142,000
Chev Crew Cab C22
-
-
-
-
-
-
-
-
-
-
0.14
0.13
0.13
0.13
0.14
$70,000
Pumper 24
-
-
-
-
-
-
-
-
-
0.14
0.14
0.13
0.13
0.13
0.14
$710,000
Grand Valley
Freightliner Pumper (Pump #32)
0.29
0.29
0.28
0.28
0.28
0.27
0.27
0.27
0.27
0.26
0.26
0.25
0.25
0.24
0.24
$924,000
Ford Rescue Truck (Rescue #33)
0.29
0.29
0.28
0.28
0.28
0.27
0.27
0.27
0.27
0.26
0.26
0.25
0.25
0.24
0.24
$554,400
American Lafrance Pumper (Pump #34)
0.29
0.29
0.28
0.28
0.28
0.27
0.27
0.27
0.27
0.26
0.26
0.25
0.25
0.24
0.24
$924,000
International Tanker (Tanker #35)
0.29
0.29
0.28
0.28
0.28
0.27
0.27
0.27
0.27
0.26
0.26
0.25
0.25
0.24
0.24
$533,100
Freightliner Tanker (Tanker #36)
0.29
0.29
0.28
0.28
0.28
0.27
0.27
0.27
0.27
0.26
0.26
0.25
0.25
0.24
0.24
$533,100
Chief's Truck (T31)
-
-
-
-
-
0.27
0.27
0.27
0.27
0.26
0.26
0.25
0.25
0.24
0.24
$57,000
Dodge Durango
-
-
-
-
-
-
-
-
-
-
-
-
-
0.24
0.24
$61,000
Cargo Express Trailer
-
-
-
-
-
-
-
-
-
-
-
-
0.25
0.24
0.24
$11,190
Argo Avenger 8x8
-
-
-
-
-
-
-
-
-
0.26
0.26
0.25
0.25
0.24
0.24
$36,200
Total
2.17
2.15
2.13
2.26
2.24
2.50
2.34
2.32
2.30
2.68
2.64
2.69
2.88
3.06
3.12
Population
3,926
3,936
3,655
3,981
4,020
4,040
4,066
4,075
4,124
4,176
4,208
4,244
4,235
4,467
4,543
Per Capita Standard
0.0006
0.0005
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
0.0007
0.0007
0.0007
15 Year Average
2009 to 2023
Quantity Standard
0.0006
1. Shelburne Fire Services - Service Agreement Share (14% average)
Quality Standard
$599,517
2. Grand Valley Fire Services - Service Agreement Share (27% average)
Service Standard
$360
D.C. Amount (before deductions)
10 Year
Forecast Population
1,107
$ per Capita
$360
Eligible Amount
$398,199
Watson & Associates Economists Ltd.
PAGE B-8
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table B-7
Service Standard Calculation - Fire Protection Services -Fire Equipment
Township of Amaranth
Service Standard Calculation Sheet
Service:
Fire Protection Services - Small Equipment and Gear
Unit Measure:
No. of equipment and gear
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Shelburne 1
Firefighters
4.32
4.31
4.30
4.28
4.27
4.26
4.25
4.24
4.22
4.21
4.21
3.90
3.92
3.89
4.13
$11,700
Fire Hoses
0.13
0.13
0.13
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.13
0.13
0.13
0.14
$113,600
Grand Valley 2
Fire Fighters
6.95
6.87
6.80
7.85
8.87
8.78
8.69
8.59
8.50
8.41
8.20
8.12
7.86
7.65
7.68
$9,000
Training Protection Equipment
-
-
-
-
-
-
-
0.27
0.27
0.26
0.26
0.25
0.25
0.24
0.24
$10,700
SCBA Cylinders
11.00
10.88
10.77
12.61
14.14
13.99
13.84
13.69
13.55
13.40
13.07
12.95
12.53
12.20
12.24
$1,984
Masks
8.40
8.31
8.22
9.25
10.54
10.43
10.31
10.20
10.09
9.99
9.74
9.65
9.34
9.09
9.12
$470
SCBA Packs
4.05
4.01
3.97
4.49
4.99
4.94
4.89
4.83
4.78
4.73
4.61
4.57
4.42
4.30
4.32
$10,005
RIT Pack and Cylinder
0.29
0.29
0.28
0.28
0.28
0.27
0.27
0.27
0.27
0.26
0.26
0.25
0.25
0.24
0.24
$7,239
SCBA Fill Station
0.29
0.29
0.28
0.28
0.28
0.27
0.27
0.27
0.27
0.26
0.26
0.25
0.25
0.24
0.24
$80,000
Total
35
35
35
39
44
43
43
43
42
42
41
40
39
38
38
Population
3,926
3,936
3,655
3,981
4,020
4,040
4,066
4,075
4,124
4,176
4,208
4,244
4,235
4,467
4,543
Per Capita Standard
0.0090
0.0089
0.0095
0.0098
0.0108
0.0107
0.0105
0.0104
0.0102
0.0100
0.0097
0.0094
0.0092
0.0085
0.0084
15 Year Average
2009 to 2023
Quantity Standard
0.0097
1. Shelburne Fire Services - Service Agreement Share (14% average)
Quality Standard
$5,926
2. Grand Valley Fire Services - Service Agreement Share (27% average)
Service Standard
$57
D.C. Amount (before deductions)
10 Year
Forecast Population
1,107
$ per Capita
$57
Eligible Amount
$63,630
Watson & Associates Economists Ltd.
PAGE B-9
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table B-8
Service Standard Calculation - Parks & Recreation Services - Parkland Amenities
Township of Amaranth
Service Standard Calculation Sheet
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Developed Parkland (acres)
28
28
28
28
28
28
28
28
28
28
28
28
28
28
28
Amenities
Baseball Diamond
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$23,900
Soccer Field
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$9,600
Playground - 6th Line
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$100,000
Playground - Waldemar
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$100,000
Waldemar Park Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$39,800
Waldemar Park Walkway
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$9,600
Pavillion
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$63,800
Pavillion Enclosure
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$8,700
Grand Valley 1
Skateboard Park
-
-
-
-
-
-
-
-
0.27
0.26
0.26
0.25
0.25
0.24
0.24
$113,000
Total
8.00
9.00
10.00
10.00
10.00
10.00
10.00
11.00
11.27
11.26
11.26
11.25
11.25
11.24
11.24
Population
3,926
3,936
3,655
3,981
4,020
4,040
4,066
4,075
4,124
4,176
4,208
4,244
4,235
4,467
4,543
Per Capita Standard
0.0020
0.0023
0.0027
0.0025
0.0025
0.0025
0.0025
0.0027
0.0027
0.0027
0.0027
0.0027
0.0027
0.0025
0.0025
15 Year Average
2009 to 2023
Quantity Standard
0.0025
1. Amaranth Share of Grand Valley's Skateboard Park (27%)
Quality Standard
$40,684
Service Standard
$102
D.C. Amount (before deductions)
10 Year
Forecast Population
1,107
$ per Capita
$102
Eligible Amount
$112,593
Watson & Associates Economists Ltd.
PAGE B-10
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Table B-9
Service Standard Calculation - Parks & Recreation Services - Recreation Facilities
Township of Amaranth
Service Standard Calculation Sheet
Service:
Recreation Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Coummunity Facilities
4,150
4,150
4,150
4,150
4,150
4,150
4,150
4,150
4,150
4,150
4,150
4,150
4,150
4,150
4,150
$368
$427
Centre Dufferin Recreation Complex (Township share) 1
4,660
6,830
6,830
6,830
6,830
6,830
6,830
6,830
6,830
6,877
6,877
6,877
6,877
6,877
6,877
$389
$456
Grand Valley Arena & Community Centre 2
8,106
8,019
7,934
7,849
7,765
7,682
7,600
7,519
7,438
7,359
7,173
7,107
6,880
6,696
6,718
$772
$873
Total
16,916
18,999
18,914
18,829
18,745
18,662
18,580
18,499
18,418
18,386
18,200
18,134
17,907
17,723
17,745
Population
3,926
3,936
3,655
3,981
4,020
4,040
4,066
4,075
4,124
4,176
4,208
4,244
4,235
4,467
4,543
Per Capita Standard
4.3087
4.8270
5.1748
4.7297
4.6629
4.6193
4.5696
4.5396
4.4661
4.4028
4.3251
4.2729
4.2283
3.9675
3.9060
15 Year Average
2009 to 2023
Quantity Standard
4.4667
1. Amaranth Share of Centre Dufferin Recreation Complex (15%)
Quality Standard
$620
2. Service Agreement Share (27% average)
Service Standard
$2,768
D.C. Amount (before deductions)
10 Year
Forecast Population
1,107
$ per Capita
$2,768
Eligible Amount
$3,063,623
Watson & Associates Economists Ltd.
PAGE B-11
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Table B-10
Service Standard Calculation - Parks & Recreation Services - Vehicles and Equipment
Township of Amaranth
Service Standard Calculation Sheet
Service:
Parks & Recreation Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
CDRC Ice Resurfacer 1
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
$131,100
Grand Valley Olympia Ice Resurfacer 2
0.29
0.29
0.28
0.28
0.28
0.27
0.27
0.27
0.27
0.26
0.26
0.25
0.25
0.24
0.24
$131,100
John Deere Tractor
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$51,000
Total
0.44
0.44
0.43
0.43
1.43
1.42
1.42
1.42
1.42
1.41
1.41
1.40
1.40
1.39
1.39
Population
3,926
3,936
3,655
3,981
4,020
4,040
4,066
4,075
4,124
4,176
4,208
4,244
4,235
4,467
4,543
Per Capita Standard
0.0001
0.0001
0.0001
0.0001
0.0004
0.0004
0.0003
0.0003
0.0003
0.0003
0.0003
0.0003
0.0003
0.0003
0.0003
15 Year Average
2009 to 2023
Quantity Standard
0.0003
1. Amaranth Share of Centre Dufferin Recreation Complex Ice Resurfacer (15%)
Quality Standard
$74,133
2. Amaranth Share of Grand Valley Ice Resurfacer (27% Average)
Service Standard
$22
D.C. Amount (before deductions)
10 Year
Forecast Population
1,107
$ per Capita
$22
Eligible Amount
$24,620
Watson & Associates Economists Ltd.
PAGE B-12
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Table B-11
Service Standard Calculation - Library Services - Library Facilities
Township of Amaranth
Service Standard Calculation Sheet
Service:
Library Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Shelburne 1
861
861
861
861
861
846
861
861
861
861
531
531
531
531
531
$415
$513
Grand Valley 2
1,133
1,103
1,075
1,047
1,020
993
968
943
918
894
893
892
891
889
888
$800
$988
Total
1,993
1,964
1,935
1,908
1,881
1,839
1,828
1,803
1,779
1,755
1,424
1,423
1,422
1,421
1,419
Population
3,926
3,936
3,655
3,981
4,020
4,040
4,066
4,075
4,124
4,176
4,208
4,244
4,235
4,467
4,543
Per Capita Standard
0.5077
0.4990
0.5295
0.4792
0.4678
0.4553
0.4497
0.4425
0.4314
0.4203
0.3385
0.3353
0.3357
0.3180
0.3124
15 Year Average
2009 to 2023
Quantity Standard
0.4215
1. Service Agreement Share (11% average)
Quality Standard
$780
2. Service Agreement Share (22% average)
Service Standard
$329
D.C. Amount (before deductions)
10 Year
Forecast Population
1,107
$ per Capita
$329
Eligible Amount
$364,103
Watson & Associates Economists Ltd.
PAGE B-13
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Table B-12
Service Standard Calculation - Library Services - Library Materials
Township of Amaranth
Service Standard Calculation Sheet
Service:
Library Services - Collection Materials
Unit Measure:
No. of library collection items
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Shelburne 1
Circulation Books & Periodicals
6,907
6,993
8,486
9,186
9,347
9,347
9,323
9,718
10,019
9,679
5,235
5,602
5,602
5,602
5,602
$45
Grand Valley 2
Collection Materials
5,972
5,851
5,755
5,522
5,315
5,200
5,024
4,755
4,603
4,391
4,385
4,379
4,373
4,705
4,589
$74
Database Subscriptions
0.26
0.25
0.25
0.24
0.23
0.23
0.22
0.22
0.21
0.21
0.21
0.20
0.20
0.20
0.20
$12,800
Total
12,879
12,844
14,241
14,708
14,662
14,547
14,347
14,473
14,622
14,070
9,620
9,981
9,975
10,307
10,191
Population
3,926
3,936
3,655
3,981
4,020
4,040
4,066
4,075
4,124
4,176
4,208
4,244
4,235
4,467
4,543
Per Capita Standard
3.2805
3.2633
3.8964
3.6946
3.6473
3.6008
3.5286
3.5517
3.5456
3.3693
2.2862
2.3518
2.3554
2.3074
2.2433
15 Year Average
2009 to 2023
Quantity Standard
3.1281
1. Service Agreement Share (11% average)
Quality Standard
$57
2. Service Agreement Share (22% average)
Service Standard
$177
D.C. Amount (before deductions)
10 Year
Forecast Population
1,107
$ per Capita
$177
Eligible Amount
$195,806
Watson & Associates Economists Ltd.
PAGE D-1
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Appendix C
Long-Term Capital and
Operating Cost Examination
Watson & Associates Economists Ltd.
PAGE D-2
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Appendix C: Long-Term Capital and Operating
Cost Examination
As a requirement of the D.C.A. under subsection 10 (2) (c), an analysis must be
undertaken to assess the long-term capital and operating cost impacts for the capital
infrastructure projects identified within the D.C. As part of this analysis, it was deemed
necessary to isolate the incremental operating expenditures directly associated with
these capital projects, factor in cost savings attributable to economies of scale or cost
sharing where applicable and prorate the cost on a per unit basis (i.e., sq.ft. of building
space, per vehicle, etc.). This was undertaken through a review of the Township's 2022
Financial Information Return.
In addition to the operational impacts, over time the initial capital projects will require
replacement. This replacement of capital is often referred to as lifecycle cost. By
definition, lifecycle costs are all the costs which are incurred during the life of a physical
asset, from the time its acquisition is first considered, to the time it is taken out of
service for disposal or redeployment. The method selected for lifecycle costing is the
sinking fund method which provides that money will be contributed annually and
invested, so that those funds will grow over time to equal the amount required for future
replacement.
Table C-1 depicts the annual operating impact resulting from the proposed gross capital
projects at the time they are all in place. It is important to note that, while municipal
program expenditures will increase with growth in population, the costs associated with
the new infrastructure (i.e., facilities) would be delayed until the time these works are in
place.
Watson & Associates Economists Ltd.
PAGE C-3
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Table C-1
Operating and Capital Expenditure Impacts for Future Capital Expenditures
ANNUAL LIFECYCLE
EXPENDITURES
ANNUAL
OPERATING
EXPENDITURES
TOTAL ANNUAL
EXPENDITURES
1.
Services Related to a Highway
156,751
22,787
179,538
2.
Fire Protection Services
27,611
294,522
322,132
3.
Parks and Recreation Services
78,894
9,789
88,683
4.
Library Services
35,407
209
35,616
5.
Growth Studies
-
-
-
Total
298,664
327,305
625,969
SERVICE
Watson & Associates Economists Ltd.
PAGE D-1
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Appendix D
Local Service Policy
Watson & Associates Economists Ltd.
PAGE D-2
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Appendix D: Local Service Policy
The following provides the Township's local service policy.
1. Collector Roads
i.
Collector Roads Internal to Development - Direct developer responsibility
under s.59 of the D.C.A (as a local service)
ii.
Collector Roads External to Development - If local service within the area to
which the plan relates, direct developer responsibility under s.59 of the D.C.A
2. Arterial Roads
i.
New arterial roads and arterial road improvements are included as part of road
costing funded through D.C.s.
3. Local Roads
i.
Local roads, as defined by the municipalities' engineering standards, are local
services and a direct developer responsibility under s.59 of the D.C.A.
4. Traffic Signals
i.
New Arterial Roads and Arterial Road Improvements - Included as part of road
costing funded through D.C.s
ii.
Local Streets/Private Entrances/Entrances to Specific Developments - Direct
developer responsibility under s.59 of the D.C.A (as a local service)
iii.
Minor Arterial/Collector Road Intersections with County Roads - County
responsibility
5. Streetlights
i.
Streetlights on County (Arterial) Roads - Include in area municipal D.C. (based
on ten-year standards as per s.5(1) of the D.C.A), or, in exceptional
circumstances, may be direct developer responsibility through local service
provisions (s.59 of the D.C.A)
Watson & Associates Economists Ltd.
PAGE E-3
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ii.
Streetlights on Area Municipal (Collector) Roads - Linked to collector road
funding source
6. Sidewalks
i.
Sidewalks on County (Arterial) Roads - direct developer responsibility through
local service provisions (s.59 of the D.C.A)
ii.
Sidewalks on Area Municipal (Collector) Roads - Linked to collector road
funding source
iii.
Other sidewalks External to Development (which are local service within the
area to which the plan relates) - Direct developer responsibility as a local
service provision (under s.59 of the D.C.A)
7. Land Acquisition for Road Allowances
i.
Land Acquisition for Arterial Roads - Dedication under the Planning Act
subdivision provisions (s.51) through development lands; in areas with limited
or no development, include in the County D.C. (to the extent eligible)
ii.
Land Acquisition for Collector Roads - Dedication under the Planning Act
subdivision provision (s.51) through development lands (up to 26 metre right of
way); in areas with limited or no development, include in area municipal D.C.
(to the extent eligible)
iii.
Land Acquisition for Grade Separations (beyond normal dedication
requirements) - include in the DC to the extent eligible
8. Stormwater Management
i.
Quality and Quantity Works - be direct developer responsibility through local
service provisions (s.59 of the D.C.A)
9. Parkland Development
i.
The following requirements are part of the conditions of s.51 and 53 Planning
Act agreements. The Township also requires the owner to dedicate parkland
or provide cash-in-lieu, consistent with the Planning Act provisions. All of these
Watson & Associates Economists Ltd.
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costs are deemed a direct responsibility of the developer and have not been
included in the D.C. calculation.
a. Preparation of the park plan and landscape plan, retaining necessary
consultants to prepare design and grading plans for the park, prior to
development.
b. Provide stripping and stockpiling, leveling, topsoiling, seeding and
stormwater servicing including all appurtenances (consistent with the
plan), fencing the property perimeter, and provide municipal water and
wastewater services to the lot line if applicable.
c. Construct and implement landscaping, pathways (including multi-use
paths and trials as specified in the Parks Plan and Landscape Plan.
ii.
Other parkland development costs are included the D.C. calculation, including
the necessary fields, diamonds, playground equipment, and park buildings.
Watson & Associates Economists Ltd.
PAGE E
H:\Amaranth-EGarafraxa\2024 Amaranth DC\Report\2024 Development Charge Background Study - Township of Amaranth FINAL.docx
Appendix E
Proposed Development
Charge By-law
PAGE E-1
Study
THE CORPORATION OF THE TOWNSHIP OF AMARANTH
BY-LAW NUMBER ___-2024
A BY-LAW FOR THE IMPOSITION OF DEVELOPMENT CHARGE
WHEREAS the Township of Amaranth 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 of Amaranth;
AND WHEREAS Council desires to ensure that the capital cost of meeting growth-
related demands for or burden on municipal services does not place an excessive
financial burden on the Township of Amaranth 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 (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 a development charge background study has been completed in
accordance with the Act;
AND WHEREAS the Council of The Corporation of the Township of Amaranth has
given notice of and held a public meeting on the 10th day of July, 2024 in accordance
with the Act and the regulations thereto;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWNSHIP OF
AMARANTH ENACTS AS FOLLOWS:
1.
INTERPRETATION
1.1
In this By-law the following items shall have the corresponding meanings:
PAGE E-2
"Act" means the Development Charges Act, as amended, or any successor
thereof;
"affordable residential unit" means a dwelling unit that meets the criteria set out in
subsection 4.1 (2) or 4.1 (3) of the Act;
"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 dwelling includes Stacked Townhouse Dwellings;
"attainable residential unit" means a dwelling unit that meets the criteria set out in
subsection 4.1 (4) of the Act;
"back-to-back townhouse dwelling" means a building containing four (4) or more
dwelling units separated vertically by a common wall, including a rear common
wall, that does not have a rear yard with amenity area;
"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. 1990, Chap. E.2, as amended, or any successor thereof;
"bona fide farm uses" means the proposed development that will qualify as a
farm business operating with a valid Farm Business Registration Number issued
by the Ontario Ministry of Agriculture, Food and Rural Affairs and be assessed in
the Farmland Realty Tax Class by the Ontario Property Assessment Corporation;
"building" means a permanent enclosed structure occupying an area greater than
fifteen square metres (15 m²) and, notwithstanding the generality of the
foregoing, includes, but is not limited to:
(a)
An above-grade storage tank;
(b)
An air-supported structure;
(c)
An industrial tent;
(d)
A roof-like structure over a gas-bar or service station; and
PAGE E-3
(e)
An area attached to and ancillary to a retail development delineated by
one or more walls or part walls, a roof-like structure, or any one or more of
them.
"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,
(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)
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
(iii)
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;
"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;
PAGE E-4
"Council" means the Council of the Township of Amaranth;
"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;
"duplex" means a building comprising, by horizonal division, two dwelling units;
"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 industrial building" means an industrial building or structure existing on a
site as of the date this by-laws comes into effect, or the first building or structures
constructed on a vacant site pursuant to site plan approval under section 41 of
the Planning Act, R.S.O. 1990, c. P. 13, as amended, or any successor thereof,
subsequent to this by-law, for which full development charges were paid;
"farm building" means a building or structure associated with and located on land
devoted to the practice of farming and that is used essentially for the housing of
farm equipment or livestock or the production, storage or processing of
agricultural and horticultural produce or feeds and as part of or in connection with
a bona fide farming operation and includes barns, silos and other buildings or
structures ancillary to that farming operation, including greenhouses, but
excludes:
(a)
a residential use, with the exception of a bunk house for seasonal farm
workers required for that farm operation; and
(b)
any building or portion thereof used or intended to be used for any other
Non-Residential Use, including, but not limited to: retail sales; commercial
services; restaurants; banquet facilities; hospitality and accommodation
facilities; gift shops; contractors' shops; services related to grooming,
PAGE E-5
boarding, or breeding of household pets; and alcohol and cannabis
production facilities;
"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
(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:
(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;
(ii)
outdoor loading facilities above 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, but
does not include showrooms;
"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 or self-storage facilities;
"institutional" means land, buildings, structures or any part thereof used by any
organization, group or association for promotion of charitable, educational or
benevolent objectives and not for profit or gain;
PAGE E-6
"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;
(b)
as a retirement home within the meaning of Subsection 2 (1) of the
Retirement Homes Act, 2010.
(c)
By any 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;
(ii)
a college or university federated or affiliated with a university
described in subclause (a); or
(iii)
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
(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 municipality or any part or
parts thereof;
"local services" means those services, facilities or things which are under the
jurisdiction of the Township of Amaranth 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;
"municipality" means the Corporation of the Township of Amaranth;
PAGE E-7
"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;
"other multiple dwellings" means all dwellings other than single-detached, semi-
detached and apartment unit dwellings;
"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;
"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;
"rental housing" 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 use" means the use of a building or structure or portion thereof for
one or more dwelling units. This also includes a dwelling unit on land that is
used for an agricultural 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;
"semi-detached dwelling" means a dwelling unit in a residential building
consisting of two dwelling units having one vertical wall, but not other parts,
PAGE E-8
attached or another dwelling unit where the residential unit are not connected by
an interior corridor;
"service" 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;
"single detached dwelling unit" means a residential building consisting of one
dwelling unit and not attached to another structure;
"stacked townhouse" means a building, other than a duplex, row townhouse, or
back to back townhouse, containing at least 3 dwelling units; each dwelling unit
separated from the other vertically and/or horizontally and each dwelling unit
having a separate entrance to grade;
"temporary structure" means a building or structure constructed or erected or
placed on land for a continuous period not exceeding eight months, or an
addition or alteration to a building or structure that has the effect of increasing the
gross floor area thereof for a continuous period not exceeding eight months
"Township" means the area within the geographic limits of the Township of
Amaranth;
"wind turbine" means a part of a system that converts energy into electricity, and
consists of a wind turbine, a tower and associated control or conversion
electronics. A wind turbine and energy system may be connected to the
electricity grid in circuits at a substation to provide electricity off-site for sale to an
electrical utility or other intermediary; and
"Zoning By-Law" means the Zoning By-Law of the Township of Amaranth or any
successor thereof passed pursuant to section 34 of the Planning Act, S.O. 1998.
2.
DESIGNATION OF SERVICES
2.1
The categories of services for which development charges are imposed under
this By-law are as follows:
PAGE E-9
(a)
Fire Protection Services
(b)
Services Related to a Highway;
(c)
Parks and Recreation Services;
(d)
Library Services; and
(e)
Growth-Related Studies
3.
APPLICATION OF BY-LAW RULES
3.1
Development charges shall be payable in the amounts set out in 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).
Area to Which By-law Applies
3.2
Subject to Section 3.3, this By-law applies to all lands in the Township of
Amaranth whether or not the land or use thereof is exempt from taxation under
section 13 or the Assessment Act.
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:
(a)
the municipality or a local board thereof; or
(b)
a board of education.
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 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;
PAGE E-10
(ii)
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 subsection
50 (7) of the Planning Act applies;
(iv)
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
(vii)
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.
(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 of
increasing the need for services.
Exemptions
3.5
Notwithstanding the provisions of this by-law, development charges shall not be
imposed with respect to:
(a)
The enlargement of an existing dwelling unit;
(b)
a second residential dwelling unit in an existing or new single detached
dwelling, semi-detached dwelling, or row-townhouse dwelling on a parcel
of land on which residential use, other than ancillary residential use, is
permitted, if all buildings and structures ancillary to the existing or new
PAGE E-11
single detached dwelling, semi-detached dwelling, or row-townhouse
dwelling cumulatively contain no more than one residential dwelling unit;
(c)
a third residential dwelling unit in an existing or new single detached
dwelling, semi-detached dwelling, or row-townhouse dwelling on a parcel
of land on which residential use, other than ancillary residential use, is
permitted, if no building or structure ancillary to the existing or new single
detached dwelling, semi-detached dwelling, or row-townhouse dwelling
contains any residential dwelling units;
(d)
one residential dwelling unit in a building or structure ancillary to an
existing or new single detached dwelling, semi-detached dwelling, or row-
townhouse dwelling on a parcel of land, if the existing or new single
detached dwelling, semi-detached dwelling, or row-townhouse dwelling
contains no more than two residential dwelling units and no other building
or structure ancillary to the existing or new single detached dwelling, semi-
detached dwelling, or row-townhouse dwelling contains any residential
dwelling units; or
(e)
in an existing rental residential building, which contains four or more
residential dwelling units, the creation of the greater of one residential
dwelling unit or one per cent of the existing residential dwelling units.
3.6
Exemption for Industrial Development:
(a)
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.
(b)
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:
(i)
determine the amount by which the enlargement exceeds 50
percent of the gross floor area before the enlargement;
PAGE E-12
(ii)
divide the amount determined under subsection (i) by the amount of
the enlargement.
(c)
That for greater certainty in applying the exemption in this section, the
gross floor area of an existing industrial building is enlarged where there is
a bona fide increase in the size of the existing industrial building, the
enlarged area is attached to the existing industrial building, there is a
direct means of ingress and egress from the existing industrial building to
and from the enlarged areas for persons, goods, and equipment, and the
existing industrial building and the enlarged area are used for or in
connection with an industrial purpose as set out in subsection 1.1 of this
by-law. Without limiting the generality of the foregoing, the exemption in
this section shall not apply where the enlarged area is attached to the
existing industrial building by means only of a tunnel, bridge, canopy,
corridor, or other passageway, or through a shared below-grade
connection such as a service tunnel, foundation, footing, or a parking
facility;
3.7
Other Exemptions:
(a)
Notwithstanding the provision of this by-law, development charges shall
not be imposed with respect to:
(i)
Non-residential farm buildings constructed for bona fide farm uses;
and
(ii)
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 in respect of which
development charges would otherwise be payable is intended to be
occupied and used by the university;
(iii)
Affordable residential units required pursuant to section 34 and
16(4) of the Planning Act (Inclusionary Zoning);
(iv)
Affordable and attainable residential units as follows:
a. As of the date on which section 4.1 of the Act is proclaimed into
force, affordable residential units that meet the criteria set out in
PAGE E-13
subsection 4.1 (2) or 4.1 (3) of the Act shall be exempt from
Development Charges:
b. As of the date on which subsection 4.1 (4) of the Act is
proclaimed into force, attainable residential units that meet the
criteria set out in subsection 4.1 (4) of the Act shall be exempt
from Development Charges:
Amount of Charges
Residential
3.8
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
3.9
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.
3.10 In the case of wind turbines, the sum of the number of wind turbines multiplied by
the corresponding amount of each wind turbine as set out in Schedule "B".
Reduction of Development Charges for Redevelopment
3.11 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
three (3) years 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:
PAGE E-14
(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 section 3.8 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 section 3.9, 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.
No credit shall be given with respect to the redevelopment, conversions,
demolition, or change of use of a building or structure or part thereof where the
existing building or structure or part thereof would have been exempt from D.C.s
in accordance with the by-law.
Time of Payment of Development Charges
3.12 Development charges shall be calculated and payable in money or by provision
of service as may be agreed upon, or by credit granted under the Act, on the
date that the building permit is issued in relation to a building or structure on land
to which the development charge applies.
3.13 Where development charges apply to land in relation to which a building permit is
required, the building permit shall not be issued until the development charge has
been paid in full.
3.14 Notwithstanding subsection 3.12, Development Charges for rental housing and
institutional developments are due and payable in 6 installments commencing
with the first installment payable on the date of occupancy, and each subsequent
installment, including interest, payable on the anniversary date each year
thereafter.
PAGE E-15
3.15 Where the development of land results from the approval of a Site Plan or Zoning
By-law Amendment made on or after January 1, 2020, and the issuance of the
building permit occurred within the prescribed amount of time since the
application was approved, the Development Charges under subsections 3.12
and 3.14 shall be calculated based on the rates set out in Schedule "B" on the
date the planning application was made. Where both planning applications
apply, Development Charges under subsections 3.12 and 3.14 shall be
calculated on the rates set out in Schedule "B2" on the date of the later planning
application.
3.16 Interest for the purposes of subsections 3.14 and 3.15 shall be determined as the
base rate plus 1 %, where:
(a)
The base rate shall be equal to the average prime rate on:
(i)
October 15 of the previous year, if the adjustment date is January
1,
(ii)
January 15 of the same year, if the adjustment date is April 1,
(iii)
April 15 of the same year, if the adjustment date is July 1, and
(iv)
July 15 of the same year, if the adjustment date is October 1.
(b)
The average prime rate, on a particular date means, the mean, rounded to
the nearest hundredth of a percentage point, of the annual rates of interest
announced by each of the Royal Bank of Canada, The Bank of Nova
Scotia, the Canadian Imperial Bank of Commerce, the Bank of Montreal
and The Toronto-Dominion Bank to be its prime or reference rate of
interest in effect on that date for determining interest rates on Canadian
dollar commercial loans by that bank in Canada.
3.17 For the purposes of subsection 3.15, interest calculated under subsection 3.16
shall not apply where the calculated charges calculated under subsection 3.15
are the same as the charges that would be calculated under subsection 3.12.
3.18 Despite subsections 3.12, 3.14, and 3.15, 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.
PAGE E-16
Discounts for Rental Housing
3.19 The Development Charge payable for Rental Housing developments will be
reduced based on the number of bedrooms in each unit as follows:
(a)
Three or more bedrooms - 25% reduction;
(b)
Two bedrooms - 20% reduction; and
(c)
All other bedroom quantities - 15% reduction.
4.
PAYMENT BY SERVICES
4.1
Despite the payment required under sections 3.12, 3.14, and 3.15, 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
5.1
Development charges imposed pursuant to this By-law shall be adjusted annually
on the January 1st of each year without amendment to this By-law, in accordance
with the second quarter of the prescribed index in the Act.
6.
SCHEDULES
6.1
The following schedules shall form part of this By-law:
Schedule "A" - Services Designated in section 2.1
Schedule "B" - Residential and Non-Residential Schedule of Development
Charges
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.
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
PAGE E-17
more of the actions described in subsection 3.4, 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
8.1
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 By-law shall
continue in full force and effect until repealed, re-enacted, amended or modified.
9.
DATE BY-LAW IN FORCE
9.1
This By-law shall come into effect at 12:01 AM on August 8, 2024.
10.
DATE BY-LAW EXPIRES
10.1 This By-law will expire at 12:01 AM on August 8, 2034 unless it is repealed by
Council at an earlier date.
PASSED THIS 7th day of August, 2024
________________________________
Mayor
________________________________
Township Clerk
PAGE E-18
SCHEDULE "A" TO BY-LAW XX-20124
COMPONENTS OF SERVICES DESIGNATED IN SUBSECTION 2.1
Township-wide Services
Services Related to a Highway
Fire Protection Services
Parks and Recreation Services
Library Services
Growth-Related Studies
PAGE E-19
SCHEDULE "B" TO BY-LAW XX-2024
SCHEDULE OF DEVELOPMENT CHARGES
Single and
Semi-Detached
Dwelling
Other Multiples Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
(per sq.ft. of
Gross Floor
Area)
Wind Turbines
Municipal Wide Services/Class of Service:
Services Related to a Highway
6,186
5,388
4,041
2,008
2.01
6,186
Fire Protection Services
1,941
1,691
1,268
630
0.63
1,941
Parks and Recreation Services
5,162
4,496
3,372
1,676
0.43
Library Services
1,429
1,245
933
464
0.12
Growth-Related Studies
129
112
84
42
0.03
129
Total Municipal Wide Services/Class of Services
14,847
12,932
9,698
4,820
3.22
8,256
RESIDENTIAL
Service/Class of Service
NON-RESIDENTIAL