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Watson & Associates Economists Ltd.
905-272-3600
September 9, 2026
[email protected]
Development Charges Background
Study
City of Belleville
________________________
This report consolidates the July 6, 2026 D.C. Background Study and the September 9,
2026 Addendum Report
Watson & Associates Economists Ltd.
Table of Contents
Page
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
Bill 213: Better for People, Smarter for Business Act, 2020 ....... 1-4
1.3.2
Bill 109: More Homes for Everyone Act, 2022 ........................... 1-4
1.3.3
Bill 23: More Homes Built Faster Act, 2022................................ 1-5
1.3.4
Bill 134: Affordable Homes and Good Jobs Act, 2023 ............... 1-8
1.3.5
Bill 185: Cutting Red Tape to Build More Homes Act ............... 1-12
1.3.6
Bill 17: Protect Ontario by Building Faster and Smarter Act,
2025 ......................................................................................... 1-14
1.3.7
Bill 60: Fighting Delays, Building Faster Act, 2025 ................... 1-15
1.3.8
Bill 98: Building Homes and Improving Transportation Act,
2026 ......................................................................................... 1-19
2.
Current City of Belleville D.C. Policies .......................................................... 2-1
2.1
By-law Enactment ................................................................................... 2-1
2.2
Services Covered ................................................................................... 2-1
2.3
Current Development Charges Rates ..................................................... 2-1
2.4
Timing of D.C. Calculation and Payment ................................................ 2-2
2.5
Indexing .................................................................................................. 2-3
2.6
Redevelopment Credit ............................................................................ 2-3
2.7
Exemptions ............................................................................................. 2-4
3.
Anticipated Development in the City of Belleville ........................................ 3-1
3.1
Basis of Population, Household and Non-Residential Gross Floor
Area Forecast ......................................................................................... 3-1
3.2
Summary of Growth Forecast ................................................................. 3-2
4.
The Approach to the Calculation of the Charge ........................................... 4-1
4.1
Introduction ............................................................................................. 4-1
Table of Contents (Cont'd)
Page
Watson & Associates Economists Ltd.
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
Classes of Services ................................................................................ 4-7
4.8
Eligible Debt and Committed Excess Capacity ....................................... 4-7
4.9
Existing Reserve Funds .......................................................................... 4-8
4.10 Deductions .............................................................................................. 4-9
4.10.1 Reduction Required by Level of Service Ceiling ........................ 4-9
4.10.2 Reduction for Uncommitted Excess Capacity .......................... 4-10
4.10.3 Reduction for Benefit to Existing Development ........................ 4-10
4.10.4 Reduction for Anticipated Grants, Subsidies and Other
Contributions ............................................................................ 4-11
4.11 Municipal-wide vs. Area Rating ............................................................. 4-12
4.12 Allocation by Type of Development ...................................................... 4-12
4.13 Asset Management ............................................................................... 4-12
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 the D.C. Calculation ........ 5-3
5.2.1
Fire Protection Services ............................................................. 5-3
5.2.2
Policing Services ........................................................................ 5-4
5.2.3
Library Services ......................................................................... 5-4
5.2.4
Ambulance Services .................................................................. 5-5
5.2.5
Parks and Recreation Services .................................................. 5-6
5.2.6
Transit Services ......................................................................... 5-7
5.2.7
Growth-related Studies .............................................................. 5-8
5.3
Service Levels and 20-Year Capital Costs for D.C. Calculation ............ 5-16
5.3.1
Services Related to a Highway ................................................ 5-16
5.4
26-Year Capital Costs for D.C. Calculation ........................................... 5-20
5.4.1
Water Services ......................................................................... 5-20
5.4.2
Wastewater Services ............................................................... 5-20
6.
D.C. Calculation and Comparison .................................................................. 6-1
6.1
D.C. Calculation ...................................................................................... 6-1
7.
D.C. Policy Recommendations and D.C. By-law Rules ................................ 7-1
7.1
Introduction ............................................................................................. 7-1
7.2
D.C. By-law Structure ............................................................................. 7-1
7.3
D.C. By-law Rules ................................................................................... 7-2
7.3.1
Payment in any Particular Case ................................................. 7-2
Table of Contents (Cont'd)
Page
Watson & Associates Economists Ltd.
7.3.2
Determination of the Amount of the Charge ............................... 7-3
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
Timing of Collection ................................................................... 7-5
7.3.6
Indexing ..................................................................................... 7-6
7.3.7
D.C. Spatial Applicability ............................................................ 7-6
7.4
Other D.C. By-law Provisions ................................................................. 7-6
7.4.1
Categories of Services for Reserve Fund and Credit
Purposes .................................................................................... 7-6
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.
By-law Implementation ................................................................................... 8-1
8.1
Introduction ............................................................................................. 8-1
8.1.1
Public Meeting of Council........................................................... 8-1
8.1.2
Other Consultation Activity ......................................................... 8-1
8.2
Anticipated Impact of the Charge on Development ................................. 8-2
8.3
Implementation Requirements ................................................................ 8-3
8.3.1
Introduction ................................................................................ 8-3
8.3.2
Notice of Passage ...................................................................... 8-3
8.3.3
By-law Pamphlet ........................................................................ 8-3
8.3.4
Appeals ...................................................................................... 8-4
8.3.5
Complaints ................................................................................. 8-4
8.3.6
Credits ....................................................................................... 8-5
8.3.7
Front-Ending Agreements .......................................................... 8-5
8.3.8
Severance and Subdivision Agreement Conditions ................... 8-5
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 Asset Management Plan ......................................................................E-1
Appendix F Draft Development Charges By-law .................................................... F-1
Watson & Associates Economists Ltd.
List of Acronyms and Abbreviations
Acronym
Full Description of Acronym
A.M.P.
Asset management plan
B.T.E.
Benefit to existing
D.C.
Development charge
D.C.A.
Development Charges Act, 1997, as amended
F.I.R.
Financial Information Return
G.F.A.
Gross Floor Area
N.F.P.O.W.
No fixed place of work
O.L.T.
Ontario Land Tribunal
O. Reg.
Ontario Regulation
P.O.A.
Provincial Offences Act
P.P.U.
Persons per unit
sq.ft.
square foot
sq.m
square metre
Report
Watson & Associates Economists Ltd.
Chapter 1
Introduction
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PAGE 1-1
1. Introduction
1.1 Purpose of this Document
This background study has been prepared pursuant to the requirements of the
Development Charges Act, 1997, as amended, (D.C.A.) (section 10) and, accordingly,
recommends new development charges (D.C.s) and policies for the City of Belleville
(City).
The City retained Watson & Associates Economists Ltd. (Watson) in 2025, to undertake
the D.C. study process and update the current City-wide D.C. by-law (By-law 2021-
201). Watson worked with City staff in preparing the D.C. analysis and policy
recommendations.
This D.C. background study 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 City's D.C. background study, as summarized in Chapter 4. The
forecast amount, type, and location of development is summarized in Chapter 3, with
technical details provided in Appendix A. Chapters 5 and 6 identify the increase in need
by service, calculate the D.C. recoverable capital costs and schedule of charges by type
of development. The requirement for "rules" governing the imposition of the D.C. is
provided in Chapter 7. The proposed D.C. by-law, to be made available to the public as
part of the approval process, is included as Appendix F.
The D.C. background study is designed to set out sufficient background on the
legislation, the City's current D.C. policies (Chapter 2), and the policies underlying the
proposed by-law, to make the exercise understandable to those who are involved. The
D.C. background study addresses post-adoption implementation requirements (Chapter
8) 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.
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PAGE 1-2
1.2 Summary of the Process
The public meeting required under Section 12 of the D.C.A. is planned for July 27,
2026. Its purpose is to present the D.C. background study and draft D.C. by-law(s) 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
policies contained within the draft D.C. by-laws. In accordance with the legislation
requiring that the D.C. background study and draft by-law be made available the public
at least two weeks prior to the public meeting, the D.C. Background Study and
proposed D.C. By-law will be available for public review on July 6, 2026. This timing of
release also complies with the legislative requirement for the background study to be
available for public review at least 60 days prior to by-law passage. The City anticipates
Council consideration of the D.C. By-law for adoption on September 14, 2026.
The process to be followed in finalizing the report and recommendations includes:
- City's consideration of responses received prior to, at, or immediately following
the public meeting;
- Finalization of the D.C. background study and draft by-law(s) to address any
required changes; and
- Council consideration of the D.C. by-law(s), anticipated to occur on September
14, 2026.
Table 1-1 outlines the proposed schedule to be followed with respect to the D.C. by-law
adoption process.
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PAGE 1-3
Figure 1-1
Schedule of Key D.C. Process Dates for the City of Belleville
Schedule of Study Milestone
Dates
1. Data collection, staff review, engineering work,
D.C. calculations and policy work
January 2025 to April 2026
2. Development industry engagement session I
March 12, 2026
3. Council information session
March 23, 2026
4. Development industry engagement session II
June 10, 2026
5. Public release of the D.C. Background study and
proposed D.C. by-law
July 6, 2026
6. Public meeting advertisement posted to the City's
website
At least 21 days prior to the
Public Meeting
7. Public meeting of Council
July 27, 2026
8. Public release of D.C. Addendum Study
September 9, 2026
9. Council considers adoption of background study
and passage of by-law
September 14, 2026
10. Notice given of by-law passage
By 20 days after passage
11. Last day for by-law appeal
40 days after passage
12. City makes pamphlet available (where by-law has
not been appealed)
By 60 days after the in-force
date
1.3 Changes to the Development Charges Act, 1997
Over the past several years, a number of changes to the D.C.A. have been introduced
through various legislation, including the following:
- More Homes for Everyone Act, 2022
- More Homes Built Faster Act, 2022
- Affordable Homes and Good Jobs Act, 2023
- Cutting Red Tape to Build More Homes Act, 2024
- Protect Ontario by Building Faster and Smarter Act, 2025
- Fighting Delays, Building Faster Act, 2025 and Regulatory Changes
- Building Homes and Improving Transportation Act, 2026
The following provides an overview of the amendments to the D.C.A. that each of these
pieces of legislation provided.
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PAGE 1-4
1.3.1 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 D.C. by-law.
1.3.2 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.
- The following additional information must be provided for each D.C. service being
collected for during the year:
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; and
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
- For any service for which a D.C. was collected during the year but in respect of
which no money from a reserve fund was spent during the year, a statement as
to why there was no spending during the year.
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.
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PAGE 1-5
1.3.3 Bill 23: More Homes Built Faster Act, 2022
On November 28, 2022, Bill 23 received Royal Assent. This Bill amended a number of
pieces of legislation including the Planning Act and D.C.A. The following provides a
summary of the changes to the D.C.A.:
1.3.3.1 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 buildings or
ancillary 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 urban land, if the detached, semi-
detached, or rowhouse contains no more than two residential units and no
other buildings or ancillary structures contain any residential units.
1.3.3.2 Removal of Housing as an Eligible D.C. Service
Housing is removed as an eligible service as of November 28, 2022. Municipalities with
by-laws that include a charge for housing services can no longer collect for this service.
It is noted that the charge for housing services is still applicable where rates have been
frozen for the purposes of instalment payments under the D.C.A.
1.3.3.3 New Statutory Exemption for Non-Profit Housing
Non-profit housing units are exempt from D.C.s and D.C. instalment payments due after
November 28, 2022.
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PAGE 1-6
1.3.3.4 New Statutory Exemptions for Affordable Units, Attainable Units,
and Affordable Inclusionary Zoning Units
Affordable units, attainable units, and inclusionary zoning units (affordable) are exempt
from the payment of D.C.s, as follows:
- Affordable Rental Units: Where rent is no more than 80% of the average market
rent as defined by a new bulletin published by the Ministry of Municipal Affairs
and Housing.
- Affordable Owned Units: Where the price of the unit is no more than 80% of the
average purchase price as defined by a new bulletin published by the Ministry of
Municipal Affairs and Housing.
Note: The definitions above of an Affordable Rental Unit and Affordable Owned Unit
have been modified through Bill 134.
- 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.
Note: for affordable and attainable units, the municipality shall enter into an agreement
that ensures the unit remains affordable or attainable for 25 years.
Note: the above Affordable Owned and Rental Unit exemptions came into force as of
June 1, 2024. At the time of writing, it is not known when the exemption for Attainable
Units will be in force.
- Inclusionary Zoning Units: Affordable housing units required under inclusionary
zoning by-laws are exempt from a D.C.
1.3.3.5 Historical Level of Service Extended to 15-Year Period Instead of
the Historical 10-Year Period
Prior to 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 is now extended to the historical 15-year period.
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PAGE 1-7
1.3.3.6 Revised Definition of Capital Costs
The definition of capital costs has been revised to remove studies. Further, the
regulations to the Act may prescribe services for which land or an interest in land will be
restricted.
Note: the definition of capital costs was revised to reverse the change related to studies
through Bill 185.
1.3.3.7 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.
Note: this change was reversed by Bill 185 (discussed in section 1.3.5).
1.3.3.8 D.C. By-law Expiry
A D.C. by-law now expires 10 years after the day it comes into force (unless the by-law
provides for an earlier expiry date). This extends the by-law's life from five (5) years,
prior to Bill 23.
1.3.3.9 Installment Payments
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 a
D.C.
1.3.3.10 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;
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PAGE 1-8
- Two bedrooms - 20% reduction; and
- All other bedroom quantities - 15% reduction.
1.3.3.11 Maximum Interest Rate for Instalments and Determination of
Charge for Eligible Site Plan and Zoning By-law Amendment
Applications
No maximum interest rate was previously prescribed. 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.
1.3.3.12 Requirement to Allocate Funds Received
Annually, beginning in 2023, municipalities are required to spend or allocate at least
60% of the monies in a reserve fund at the beginning of the year for water, wastewater,
and services related to a highway. Other services may be prescribed by the regulation.
1.3.4 Bill 134: Affordable Homes and Good Jobs Act, 2023
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 is based on the "Affordable Residential Units for the Purposes of the
Development Charges Act, Bulletin" published by the Minister of Municipal Affairs and
Housing. This bulletin informs the average market rent and purchase price to be used in
determining which developments qualify as affordable residential units. This bulletin was
published on April 5, 2024.
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:
Watson & Associates Economists Ltd.
PAGE 1-9
- 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 a comparison of the definitions provided through Bill 23 and
those provided through Bill 134 (underlining added for emphasis).
Item
Bill 23 Definition
Bill 134 Definition
(Current D.C.A. Definition)
Affordable residential unit
rent (subsection 4.1 (2),
para. 1)
The rent is no greater than
80 per cent of the average
market rent, as determined
in accordance with
subsection (5).
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 average market rent for
the year in which the
residential unit is occupied
by a tenant, as identified in
the bulletin entitled the
"Affordable Residential
Units for the Purposes of
the Development Charges
Act, 1997 Bulletin."
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
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PAGE 1-10
Item
Bill 23 Definition
Bill 134 Definition
(Current D.C.A. Definition)
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 80
per cent of the average
purchase price, as
determined in accordance
with subsection (6).
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 average purchase price
for the year in which the
residential unit is sold, as
identified in the bulletin
entitled the "Affordable
Residential Units for the
Purposes of the
Development Charges Act,
1997 Bulletin," as it is
amended from time to time,
that is published by the
Minister of Municipal Affairs
and Housing on a website
of the Government of
Ontario.
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)
As noted above, the bulletin came into effect on June 1, 2024, which provides the
information for the City to measure against for determining the applicability of the
exemption from the D.C. (as well as Community Benefits Charges and Parkland
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PAGE 1-11
requirements). The bulletin provides the following information for the City (it is noted that
the bulletin will be updated annually):
- For Affordable Ownership Units: the income-based affordable purchase price
provides the relevant threshold for the affordable residential units exemption, as
it is lower than 90% of the average market purchase price for all unit types. The
income-based affordable purchase prices and 90% of average market purchase
prices for the City, as established through the most recent bulletin, are
summarized by unit type in the table below:
Unit Type
Income-based
Affordable Purchase
Price
90% of Average Market
Purchase Price
Detached House
$341,500
$522,000
Semi-Detached House
$341,500
$396,000
Row/townhouse
$341,500
$459,000
Condominium Apartment
$341,500
$369,000
- For Affordable Rental Units: the average market rent provides the relevant
threshold for the affordable residential units exemption for all units with 2 or less
bedrooms, as it is lower than the income-based affordable rent. For units with 3
or more bedrooms, the relevant threshold is based upon the income-based
affordable rent. The income-based affordable rents and average market rents for
the City, as established through the most recent bulletin, are summarized in the
table below:
Unit Type
Income-based
Affordable Rent
Average Market Rent
Bachelor unit
$1,680
$1,081
1-Bedroom unit
$1,680
$1,328
2-Bedroom unit
$1,680
$1,513
3 or more Bedrooms
$1,680
$1,877
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1.3.5 Bill 185: Cutting Red Tape to Build More Homes Act
On April 10, 2024, the Province released Bill 185: Cutting Red Tape to Build More
Homes Act. The Bill received Royal Assent on June 6, 2024. This Bill reversed many of
the key changes that were implemented through Bill 23. The following sections provide
a summary of the changes.
1.3.5.1 Revised Definition of Capital Costs
Bill 185 reversed the capital cost amendments of Bill 23 by reinstating studies as an
eligible capital cost. The following paragraphs were added to subsection 5(3) of the
D.C.A.:
5. Costs to undertake studies in connection with any of the matters referred to in
paragraphs 1 to 4.
6. Costs of the development charge background study required under section 10.
1.3.5.2 Removal of the Mandatory Phase-in
Bill 23 required the phase-in of charges imposed in a D.C. by-law over a five-year term
for any by-laws passed after January 1, 2022. Bill 185 removed this mandatory phase-
in. This change is effective for any D.C. by-laws passed after Bill 185 came into effect.
For site plan and zoning by-law amendment applications that were made prior to Bill
185 receiving Royal Assent, the charges payable will be the charges that were in place
on the day the planning application was made (i.e., including the mandatory phase-in).
1.3.5.3 Process for Minor Amendments to D.C. By-laws
Section 19 of the D.C.A. requires that a municipality must follow sections 10 through 18
of the D.C.A. (with necessary modifications) when amending D.C. by-laws. Sections 10
through 18 of the D.C.A. generally require the following:
- Completion of a D.C. background study, including the requirement to post the
background study 60 days prior to passage of the D.C. by-law;
- Passage of a D.C. by-law within one year of the completion of the D.C.
background study;
- A public meeting, including notice requirements; and
- The ability to appeal the by-law to the Ontario Land Tribunal.
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PAGE 1-13
Bill 185 allows municipalities to undertake minor amendments to D.C. by-laws for the
following purposes without adherence to the requirements noted above (with the
exception of the notice requirements):
1. To repeal 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 (subject to the 10-year
limitations provided in the D.C.A.);
2. To impose D.C.s for studies, including the D.C. background study; and
3. To remove the provisions related to the mandatory phase-in of D.C.s.
Minor amendments related to items 2 and 3 noted above may be undertaken only if the
D.C. by-law being amended was passed after November 28, 2022, and before Bill 185
took effect. Moreover, the amending by-law must be passed within six months of Bill
185 coming into effect.
Notice requirements for these minor amending by-laws are similar to the typical notice
requirements, with the exception of the requirement to identify the last day for appealing
the by-law (as these provisions do not apply).
1.3.5.4 Reduction of D.C. Rate Freeze Timeframe
Bill 108 provided for the requirement to freeze the D.C.s imposed on developments
subject to a site plan and/or a zoning by-law amendment application. The D.C. rate for
these developments is "frozen" at the rates that were in effect at the time the site plan
and/or zoning by-law amendment application was submitted (subject to applicable
interest). Once the application is approved by the municipality, if the date the D.C. is
payable is more than two years from the approval date, the D.C. rate freeze would no
longer apply. Bill 185 reduced the two-year timeframe to 18 months.
1.3.5.5 Modernizing Public Notice Requirements
The D.C.A. sets out the requirements for municipalities to give notice of public meetings
and of by-law passage. These requirements are prescribed in sections 9 and 10 of O.
Reg. 82/98 and include giving notice in a newspaper of sufficiently general circulation in
the area to which the by-law would apply. The regulatory changes modernized public
notice requirements by allowing municipalities to provide notice on a municipal website
if a local newspaper is not available.
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PAGE 1-14
1.3.6 Bill 17: Protect Ontario by Building Faster and Smarter Act,
2025
On May 12, 2025, the Province released Bill 17: Protect Ontario by Building Faster and
Smarter Act, 2025. The Bill received Royal Assent on June 5, 2025. This Bill introduces
some additional exemptions, changes to the timing of payment for residential D.C.s, and
provides regulatory authority to make future changes. The following subsections provide
a summary of the changes:
1.3.6.1 Deferral of Residential D.C. Payments to Occupancy
Changes to section 26.1 of the D.C.A. provide that a D.C. payable for residential
development (other than rental housing developments, which are subject to payment in
instalments) are payable upon the earlier of the issuance of an occupancy permit, or the
day the building is first occupied. Only under circumstances prescribed in the
regulations may the municipality require a financial security. As such, the prescribed
circumstances may allow for securities when no occupancy permit is required.
Municipalities shall not impose interest on the deferral of D.C. payment to occupancy.
1.3.6.2 Removal of Interest for Legislated Instalments
Changes to section 26.1 of the Act remove the ability to charge interest on instalments
for rental housing and institutional development. This also applies to future instalments
for existing deferrals.
1.3.6.3 Early Payment for Residential/Institutional
Changes provide that a person required to pay a D.C. for residential or institutional
development (i.e. instalments or at occupancy), can pay earlier without the requirement
to enter into an early payment agreement.
1.3.6.4 Exemption for Long-term Care Homes
Before this change, long-term care homes were subject to the instalment payment
provisions of the D.C.A. As of June 5, 2025, Long-term care homes are exempt from
D.C.s, as well as all future instalment payments, where applicable.
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PAGE 1-15
1.3.6.5 Revised Definition of Capital Costs
Section 5(3) of the D.C.A. provides for a definition of capital costs that are eligible for
inclusion in the D.C. calculations. The changes introduced by Bill 17 added the following
wording to the beginning of the section: "Subject to the regulations". As such, the
Province may make changes to limit the definition of capital costs via changes to the
D.C. regulations.
1.3.6.6 Expanded Simplified D.C. By-law Amendment Process
In addition to the reason for the simplified process set out in Section 1.3.5.3, a D.C. by-
law may now also be amended through the simplified amendment process to repeal the
indexing provision or decrease the D.C. for one or more types of development.
1.3.6.7 Lower Charge - Current vs. Rate Freeze
This change provides that the municipality must charge the lower of the D.C. calculated
with the rate freeze (including interest) and the D.C. at current rates at the time the D.C.
is payable. This change assists where municipalities reduce their D.C. and therefore
can impose the reduced D.C. in cases where the rate freeze applies.
1.3.6.8 Grouping of Services for the Purposes of Using Credits
This change provides the Province with the ability to make changes through the
regulations to group D.C. services together for the purposes of applying D.C. credits.
1.3.7 Bill 60: Fighting Delays, Building Faster Act, 2025
The Provincial government introduced Bill 60, Fighting Delays, Building Faster Act,
2025 and Regulatory Proposals on October 23, 2025. The Bill received Royal Assent on
November 27, 2025. The following subsections provide a summary of the changes:
1.3.7.1 Addition of Class of Service for Land Acquisition
The legislative change provides for land acquisition as a separate class of service1.
Anticipated land acquisition capital needs are to be grouped together for the purposes
1 Section 7 of the D.C.A. states that a class of service may be established for the purposes of a
D.C. by-law that is a combination of D.C. eligible services or a subset of a D.C. eligible service.
Watson & Associates Economists Ltd.
PAGE 1-16
of the D.C. calculations. Land acquisition capital needs are also to be excluded from the
historical Level of Service calculations.
The anticipated capital costs for land are restricted to 10 years for all services except
the following:
- Water;
- Wastewater;
- Stormwater;
- Service related to a Highway;
- Electrical;
- Transit;
- Police; and
- Fire.
As land acquisition is considered a class of service, municipalities are required to
establish a separate reserve fund for these capital costs. As such, funds are to be
segregated for this purpose only and used solely for land costs. Similar to other reserve
funds, monies in this reserve fund can be borrowed and repaid, with interest. With
respect to credits, municipalities need to ensure appropriate accounting of credits for
land separately from credits for other applicable services.
Section 35 of the D.C.A. is amended to add an exception to the use of monies in
established reserve funds. This section states that monies in a reserve fund can be
used for land acquisition, however, they cannot be used for land acquisition if those
costs are to be paid for with the reserve fund established for land acquisition.
1.3.7.2 Required Timelines for the Annual Treasurer's Statement
Section 43(1) of the Act has been amended to require the Treasurer's statements to be
completed by June 30 of each year (previously based on a date determined by Council).
Further, Section 43(3) of the Act is amended to require a copy of the Treasurer's
statement to be submitted to the Minister by July 15 of each year.
1.3.7.3 Addition of Requirements for Local Service Policies
Subsections 59(2.2) through 59(2.11) of the Act generally set out the following:
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PAGE 1-17
- A Local Service Policy is required for all D.C. eligible services to which a D.C. by-
law imposes a charge and where some part of the service will be provided as a
local service;
- A Local Service Policy is required to impose a condition of local services on
development and only to the extent it has been identified in the Local Service
Policy. That is, a municipality could not require a work or classes of work to be
provided as a local service if it is not identified as such in the Local Service
Policy;
o This does not apply where a municipality does not impose a D.C. for that
service;
o This applies the day a municipality establishes the Local Services Policy
or 18 months after Bill 60 received Royal Assent;
- Required content for a Local Service Policy:
o Works or classes of works related to development that are intended to be
required as a Local Service
- Optional content for a Local Service Policy:
o Works or classes of works that are not intended to be required as a Local
Service;
o Works or classes of works that are partially required as a Local Service;
- The municipality shall give a copy of the Local Service Policy to the Minister of
Municipal Affairs and Housing upon request, by the date requested; and
- The Local Service Policy must be reviewed, requiring a resolution of Council
declaring if a revision is needed. The Resolution shall be passed at the time of
passing any D.C. by-law or when a revision to the policy is required.
1.3.7.4 Requirement to Provide Documents to the Minister
Changes to Section 10 and Section 13 of the D.C.A. require municipalities to provide
copies of documents to the Minister upon request, by the date requested.
In addition, section 59(2.8) of the Act requires a copy of the Local Service Policy to be
provided to the Minister upon request, by the date requested.
1.3.7.5 Regulatory Changes
Bill 60 also provided for regulatory changes to Ontario Regulation 82/98. These
changes are with respect to the following matters:
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PAGE 1-18
Merging of Credits
This change merges water supply services and wastewater services for the purposes of
credits. As provided in subsection 2 (4) of the D.C.A., the D.C.-eligible services of water
supply and wastewater include distribution and treatment, and sewers and treatment,
respectively.
Transparency of B.T.E. Calculations
Regulatory changes require municipalities to provide greater details with respect to how
capital costs are determined and how the growth-related and non-growth-related shares
of the costs are determined. This appears to be required for each service, rather than
on a project-by-project basis.
Details of Land Acquisition
Section 8 of Ontario Regulation 82/98 has been amended to require land acquisition
costs to be included in the D.C. background presentation of:
- The total of the estimated capital costs relating to the service;
- The allocation of the total of the estimated costs between costs that would benefit
new development and costs that would benefit existing development;
- The total of the estimated capital costs relating to the service that will be incurred
during the term of the proposed development charge by-law;
- The allocation of the costs incurred during the term of the proposed by-law
between costs that would benefit new development and costs that would benefit
existing development; and
- The estimated and actual value of credits that are being carried forward relating
to the service.
Information Accessibility
The changes increase reporting requirements for the Annual Treasurer's Statements to
include:
- The amount from each reserve fund that was committed to a project, but had not
been spent, as of the end of the year;
- The amount of debt that had been issued for a project as of the end of the year;
and
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PAGE 1-19
- Identify where in the D.C. background study the project's capital costs were
estimated.
This does not apply in circumstances where a municipality uses a unique identifier in
both background studies and treasurer's statements to identify each project.
1.3.8 Bill 98: Building Homes and Improving Transportation Act, 2026
On June 2, 2026, Bill 98 received Royal Assent. The most notable change included the
exemption of non-profit retirement homes from the payment of D.C.s. As a result, this
mandatory exemption will be included in the D.C. by-law.
Watson & Associates Economists Ltd.
Chapter 2
Current City of Belleville's D.C.
Policies
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PAGE 2-1
2. Current City of Belleville D.C. Policies
2.1 By-law Enactment
City Council enacted the By-law 2021-021 (City-wide D.C. By-law) on December 13,
2021. It is noted that this by-law was amended by By-law 2025-123. The City-wide D.C.
By-law came into effect on January 26, 2022, and is set to expire on January 26, 2027.
Additionally, the City imposes area-specific D.C.s for the Stanley Park area through By-
law 2020-030.
2.2 Services Covered
The following services/classes of service are covered under the City-wide D.C. By-law:
- Services Related to a Highway;
- Fire Protection;
- Policing Services;
- Parks and Recreation Service;
- Library Services;
- Ambulance Services;
- Social Housing Services[1];
- Growth-related studies (class of service);
- Water Services; and
- Wastewater Services.
2.3 Current Development Charges Rates
Table 2-1 provides the City-wide D.C.s currently in effect, for residential and non-
residential development types, as well as the breakdown of the charges by service. It is
noted that the non-residential rates currently in effect were adopted at levels lower than
those fully calculated. Please see section 6.1 for further details.
[1] Note: Social Housing became an ineligible service as of November 28, 2022 (as a result of
the More Homes Built Faster Act). The City has not been collecting D.C.s related to Social
Housing services since that time.
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PAGE 2-2
Table 2-1
City of Belleville
Current City-wide D.C. Rates
2.4 Timing of D.C. Calculation and Payment
D.C.s are calculated and generally payable on the date that the first building permit is
issued in relation to a building or structure on land to which the D.C. relates. For non-
rental residential, D.C.s are payable on the earlier of occupancy or the issuance of an
occupancy permit. Where D.C.s apply to land in relation to which a building permit is
required, the building permit shall not be issued until the D.C. has been paid in full.
D.C.s for developments proceeding through Site Plan or Zoning By-law Amendment
application are frozen at the time the application is submitted. Once the application is
approved, the applicant has 18 months to obtain the building permits related to the
development, otherwise, the current D.C. is applicable.
D.C.s for rental housing and institutional development shall be paid in 6 equal annual
instalments, with the first payment due upon occupancy or occupancy permit. Each
subsequent installment, including interest, is payable on the anniversary date thereafter.
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 D.C.A.
Non-Residential
Service
Single & Semi
Detached
Multiples
Apartments with
>= 2 Bedrooms
Apartments with
< 2 Bedrooms
per sq.ft.
City-Wide Services/Class of Service:
Services Related to a Highway
12,007
7,841
8,494
4,902
5.35
Fire Protection Services
596
390
422
244
0.27
Policing Services
302
197
213
124
0.14
Parks and Recreation Services
8,169
5,336
5,778
3,334
0.24
Library Servuces
-
-
-
-
-
Ambulance
152
99
107
63
0.05
Growth Studies
1,018
664
720
417
0.39
Total City -Wide Services
$22,244
$14,527
$15,734
$9,084
$6.44
Urban Services:
Wastewater Services
8,722
5,695
6,170
3,561
2.52
Water Services
1,217
793
860
498
0.88
Total Urban Services
$9,939
$6,488
$7,030
$4,059
$3.40
Grand Total Rural Area
$22,244
$14,527
$15,734
$9,084
$6.44
Grand Total Urban Area
$32,183
$21,015
$22,764
$13,143
$9.84
Residential
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PAGE 2-3
2.5 Indexing
Indexing of the D.C.s shall occur annually on January 1st, in accordance with the most
recent twelve-month change in the Statistics Canada Quarterly, Non-Residential
Building Construction Price Index (Table 18-10-0276-02).[1]
2.6 Redevelopment Credit
As a result of the redevelopment of land, a building or structure existing on the same
land within five (5) years prior to the date of payment of D.C.s 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 D.C.s otherwise payable with respect to such redevelopment shall
be reduced by the following amounts:
(a) in the case of a residential building or structure, or in the case of a mixed-use
building or structure, the residential uses in the mixed-use building or structure,
an amount calculated by multiplying the applicable D.C.s 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 D.C.s 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 D.C.s otherwise
payable with respect to the redevelopment.
[1] Ontario Regulation (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 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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PAGE 2-4
2.7 Exemptions
The City's existing by-law provides for the following statutory and non-statutory
exemptions:
- Industrial additions of up to and including 50% of the existing gross floor area of
the building - for industrial additions which exceed 50% of the existing gross floor
area, only the portion of the addition in excess of 50% is subject to development
charges;
- Land used for Municipal or Board of Education purposes;
- Residential development that results in only the enlargement of an existing
dwelling unit, or that results only in the creation of up to two additional dwelling
units (as specified by O. Reg. 82/98);
- Private schools as defined in the Education Act;
- Development of land, buildings or structures owned by a College of applied arts
and technology established pursuant to the Ministry of Training, Colleges and
Universities Act, and used for teaching-related purposes on lands owned by and
used for the purposes of the College but not including student residences;
- A place of worship classified as exempt from taxation under Section 3 of the
Assessment Act;
- Hospitals under the Public Hospitals Act;
- Non-residential farm buildings;
- Non-residential (other than industrial) land uses located within the Belleville
Downtown Improvement Area (B.D.I.A.);
- Development creating or adding an accessory use or structure not exceeding ten
square meters of non-residential floor area;
- May exempt lands that are designated in the City's Official Plan as part of a
Community Improvement Area and the City implements a Community
Improvement Plan that includes these specific lands.
Watson & Associates Economists Ltd.
Chapter 3
Anticipated Development in
the City of Belleville
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PAGE 3-1
3. Anticipated Development in the City of Belleville
The growth forecast contained in this chapter (with supplemental tables in Appendix A)
provides for the anticipated development for which the City will be required to provide
services over a 10-year (mid-2026 to mid-2036), 20-year (mid-2026 to mid-2046) and a
longer-term (mid-2026 to mid-2051) 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."
3.1 Basis of Population, Household and Non-Residential
Gross Floor Area Forecast
The D.C. growth forecast has been derived by Watson in consultation with the City. In
preparing the growth forecast, the following information sources were consulted to
assess the residential and non-residential development potential for the City over the
forecast period, including:
- City of Belleville Housing Needs Assessment Final Report, May 29, 2025, by
Watson & Associate Economists Ltd.
- City of Belleville 2024 Employment Lands Strategy Update, August 29, 2024, by
Watson & Associates Economists Ltd;
- City of Belleville 2022 Population, Housing and Employment Growth Forecast
Update, December 21, 2022, by Watson & Associates Economists Ltd;
- City of Belleville 2021 Development Charges Background Study Report, October
6, 2021, by Watson & Associates Economists Ltd.
- 2011, 2016 and 2021 population, household and employment Census data;
- Historical residential and non-residential building permit data over the 2016 to
2025 period;
- Residential and non-residential supply opportunities as identified by City staff;
and
- Discussions with City staff regarding anticipated residential and non-residential
development in the City of Belleville.
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PAGE 3-2
3.2 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 City 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, the population in the City of
Belleville (excluding census undercount) is anticipated to reach approximately 66,190
by mid-2036, 71,140 by mid-2046 and 72,440 by mid-2051, resulting in an increase of
approximately 6,800, 11,750 and 13,050 persons, respectively. [1]
[1] The population figures used in the calculation of the 2026 D.C. exclude the net
Census undercount, which is estimated at approximately 3.8%. Population figures
presented herein have been rounded.
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PAGE 3-3
Figure 3-1
Population and Household Forecast Model
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
Watson & Associates Economists Ltd.
PAGE 3-4
Table 3-1
City of Belleville
Residential Growth Forecast Summary
[1] Census undercount estimated at approximately 3.8%. Note: Population including the undercount has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add due to rounding.
Source: Derived from City of Belleville 2022 Population, Housing and Employment Growth Forecast Update, December 21,
2022, by Watson & Associates Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings [2]
Apartments [3]
Other
Total
Households
Equivalent
Institutional
Households
51,330
49,454
1,344
48,110
13,044
2,083
5,829
109
21,065
1,222
2.348
52,640
50,716
1,366
49,350
13,600
2,225
5,800
110
21,735
1,242
2.333
57,160
55,071
1,276
53,795
14,685
2,475
6,260
120
23,540
1,160
2.339
61,640
59,391
1,371
58,020
15,203
2,946
7,057
120
25,326
1,246
2.345
68,700
66,188
1,508
64,680
17,224
3,867
8,334
120
29,545
1,371
2.240
73,840
71,140
1,641
69,499
18,912
4,519
9,169
120
32,720
1,492
2.174
75,190
72,441
1,719
70,722
19,388
4,858
9,659
120
34,025
1,563
2.129
1,310
1,262
22
1,240
556
142
-29
1
670
20
4,520
4,355
-90
4,445
1,085
250
460
10
1,805
-82
4,480
4,320
95
4,225
518
471
797
0
1,786
86
7,060
6,797
137
6,660
2,021
921
1,277
0
4,219
125
12,200
11,749
270
11,479
3,709
1,573
2,112
0
7,394
246
13,550
13,050
348
12,702
4,185
1,912
2,602
0
8,699
317
Mid 2026 - Mid 2036
Mid 2046
Mid 2051
Mid 2026 - Mid 2051
Population
(Including
Census
Undercount) [1]
Year
Excluding Census Undercount
Housing Units
Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Historical
Forecast
Incremental
Mid 2026 - Mid 2046
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Mid 2026
Mid 2036
Mid 2021 - Mid 2026
Watson & Associates Economists Ltd.
PAGE 3-5
Provided below is a summary of the key assumptions and findings regarding the City's
D.C. growth forecast:
1. Unit Mix (Appendix A - Schedules 1, 6 and 7)
- The housing unit mix for the City was derived from a detailed review of
historical development activity (as per Schedule 7), as well as active
residential development applications (as per Schedule 6), and discussions
with City staff regarding anticipated development trends for the City of
Belleville.
- Based on the above indicators, the 2026 to 2051 household growth
forecast for the City is comprised of a unit mix of 48% low density units
(single detached and semi-detached), 22% medium density (row and
townhouses, and apartments in duplexes) and 30% high density
(bachelor, 1-bedroom and 2-bedroom apartments, and secondary suites).
2. Geographic Location of Residential Development (Appendix A - Schedule 2)
- Schedule 2 summarizes the anticipated amount, type, and location of
development by area for the City.
- In accordance with forecast demand and available land supply, the
amount and percentage of forecast permanent housing growth between
2026 and 2051 by development location is summarized below.
Table 3-2
City of Belleville
Geographic Location of Residential Development
Development Location
Amount of Housing
Growth, 2026 to 2051
Percentage of Housing
Growth, 2026 to 2051
Urban
8,510
98%
Rural
190
2%
City of Belleville
8,700
100%
Watson & Associates Economists Ltd.
PAGE 3-6
3. Planning Period
- Short- and longer-term time horizons are required for the D.C. process.
The D.C.A. limits the planning horizon for transit services and land for
certain services to a 10-year planning horizon. All other services can
utilize a longer planning period if the municipality has identified the growth-
related capital infrastructure needs associated with the longer-term growth
planning period.
4. Population in New Units (Appendix A - Schedules 3, 4 and 5)
- The number of housing units to be constructed by 2051 in the City over
the forecast period is presented in Table 3-1. Over the 2026 to 2051
forecast period, the City is anticipated to average 348 new housing units
per year.
- Institutional population is anticipated to increase by approximately 350
people between 2026 to 2051.[1]
- Population in new units is derived from Schedules 3, 4 and 5, 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 8a 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 City. Due to data limitations, high-density P.P.U. data
was derived from the Hastings County Census Division, which includes
the City of Belleville, and is outlined in Schedule 8b. 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 25-year average P.P.U.s by dwelling type are as
follows:
o Low density:
2.845
o Medium density:
1.877
o High density:
1.749
[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.
PAGE 3-7
5. Existing Units and Population Change (Appendix A - Schedules 3, 4, and 5)
- Existing households for mid-2026 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 3 through 5.[1] The forecast population change in
existing households over the 2026 to 2051 forecast period is forecast to
decline by approximately 7,340.
6. Employment (Appendix A - Schedules 10a, 10b and 10c)
- The employment projections provided herein are largely based on the
activity rate method, which is defined as the number of jobs in the City
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.
- 2016 employment data [2],[3] (place of work) for the City is outlined in
Schedule 10a. The 2016 employment base is comprised of the following
sectors:
o 40 primary (<1%);
o 1,065 work at home employment (4%);
o 8,445 industrial (29%);
o 11,335 commercial/population-related (39%); and
o 8,330 institutional (28%).
[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.
[2] 2016 employment is based on Statistics Canada 2016 Place of Work Employment dataset by
Watson & Associates Economists Ltd.
[3] 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.
Watson & Associates Economists Ltd.
PAGE 3-8
- The 2016 employment by usual place of work, including work at home, is
29,185. An additional 3,630 employees have been identified for the City in
2016 who have no fixed place of work (N.F.P.O.W.).[1]
- Total employment, including work at home and N.F.P.O.W. for the City is
anticipated to reach approximately 39,440 by mid-2036, 40,260 by mid-
2026, and 41,000 by 2051. This represents an employment increase of
approximately 2,940 for the 10-year forecast period, 3,770 for the 20-year
forecast period, and 4,510 for the longer-term forecast period.
- Schedule 10b, 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 municipal
services from work at home employees has already been included in the
population forecast. The need for municipal 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.
- Total employment for the City (excluding work at home and N.F.P.O.W.
employment) is anticipated to reach approximately 32,990 by mid-2036,
33,640 by mid-2046, and 34,220 by mid-2051. This represents an
employment increase of approximately 2,280 for the 10-year forecast
period, 2,920 for the 20-year forecast period and 3,510 for the longer-term
forecast period.[2]
[1] 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."
[2] G.F.A. and employment associated within special care institutional dwellings treated as
residential, resulting in an institutional employment difference between Schedules 10a and 10b
and 10c. Total employment growth in Schedule 10b (excluding work at home and N.F.P.O.W.
employment) has been downwardly adjusted to account for institutional employment associated
with special care facilities. Total employment in Schedule 10b is anticipated to reach
approximately 32,920 by mid-2036, 33,510 by mid-2046 and 34,050 by mid-2051.
Watson & Associates Economists Ltd.
PAGE 3-9
7. Non-Residential Sq.ft. Estimates (G.F.A.), Appendix A - Schedule 10b)
- Square footage estimates were calculated in Schedule 10b based on the
following employee density assumptions:
o 3,000 sq.ft. per employee for primary;
o 1,700 sq.ft. per employee for industrial;
o 500 sq.ft. per employee for commercial / population related;
o 675 sq.ft. per employee for institutional employment.
- The City-wide incremental G.F.A. is anticipated to increase by
approximately 2.02 million sq.ft. over the 10-year forecast period, 2.58
million sq.ft over the 20-year forecast period, and 3.08 million sq.ft. over
the longer-term forecast period.
- In terms of percentage growth, the mid-2026 to mid-2051 incremental
G.F.A. forecast by sector is broken down as follows:
o Primary - 2%
o Industrial - 57%;
o Commercial/ population related - 27%; and
o Institutional - 14%.
8. Geographic Location of Non-Residential Development (Appendix A, Schedule
10c)
- Schedule 10c summarizes the anticipated amount, type and location of
non-residential development by area for the City.
- The amount and percentage of forecast total non-residential growth
between 2026 and 2051 by development location is summarized below.
Watson & Associates Economists Ltd.
PAGE 3-10
Table 3-3
City of Belleville
Geographic Location of Non-Residential Development
Development Location
Amount of Non-
Residential
G.F.A. (sq.ft.),
2026 to 2051
Percentage of Non-
Residential G.F.A.,
2026 to 2051
Urban
3,009,100
98%
Rural
75,000
2%
City of Belleville
3,084,100
100%
Watson & Associates Economists Ltd.
Chapter 4
The Approach to the
Calculation of the Charge
Watson & Associates Economists Ltd.
PAGE 4-1
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 4-1 lists the full range of municipal services that are provided within the City.
A number of these services are not included in the list of eligible services provided in
subsection 2 (4) of the D.C.A. as being ineligible for inclusion in D.C.s. These are
shown as "ineligible" on Table 4-1. 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 that are
potentially eligible for inclusion in the City'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 City 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.
PAGE 4-2
Figure 4-1
The Process of Calculating a Development Charge under the Act that Must be Followed
8. Specified Local Services
Anticipated
Development
1.
Estimated Increase in
Need for Service
Ceiling Re:
Increased Need
Needs That Will
Be Met
Examination of the
Long-term Capital
and Operating Costs
for Capital
Infrastructure
D.C. Needs
By Service
Less:
Uncommitted Excess
Capacity
Less:
Benefit To Existing
Development
Less:
Grants, Subsidies
and Other
Contributions
D.C. By-law(s)
Spatial
Applicability
D.C. Net Capital Costs
Costs for new development vs.
existing development for the
term of the by-law and the
balance of the period
Amount of the Charge
By Type of Development
(including apportionment of
costs - residential and
non-residential)
Financing,
Inflation and
Investment
Considerations
3.
4.
5.
6.
11.
12.
15.
16.
13.
14.
9.
Subdivision
Agreements
and Consent
Provisions
Consideration of exemptions,
phase-ins, etc.
1
3
2
Non-Transit
Services
Historical Service
Standard
4a.
Transit Services
Forward-looking
Service
Standard
4b.
Asset Management
Plan for All Capital
Projects to be
Funded by D.C.s 7.
Non-Transit
Services
Financially
Sustainable
7a.
Transit Services
Detailed
Requirements 7b.
10.
Municipal Services
2.
Eligible Services
Ineligible Services
Tax Base, User
Rates, etc.
Watson & Associates Economists Ltd.
PAGE 4-3
Table 4-1
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
Yes
Yes
No
Yes
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
Yes
Yes
No
Yes
2.1 Treatment plants
2.2 Sewage trunks
2.3 Local systems
2.4 Vehicles and equipment1
3. Stormwater Drainage and
Control Services
Yes
No
No
3.1 Main channels and drainage
trunks
3.2 Channel connections
3.3 Retention/detention ponds
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 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
Yes
Yes
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
Yes
Yes
Yes
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
1 with a 7+ year useful life
Watson & Associates Economists Ltd.
PAGE 4-4
Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
10. Ambulance Services
Yes
Yes
10.1 Ambulance station space
10.2 Vehicles1
11. Services provided by a
board within the meaning
of the Public Libraries Act
Yes
Yes
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
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.
No
15.1 Childcare space
16. Services related to
proceedings under the
Provincial Offences Act,
including by-law
enforcement services and
municipally administered
court services
No
No
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
1 with a 7+ year useful life
Watson & Associates Economists Ltd.
PAGE 4-5
Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
18. Services Related to
Airports
n/a
Ineligible
18.1 Airports (in the Regional
Municipality of Waterloo)
18.2 Other Airports
19. Other
Yes
Yes
19.1 Interest on money borrowed to
pay for growth-related capital
19.2 Growth Studies, including the
D.C. background study cost
Table 4-2
Categories of Municipal Services to be Addressed as Part of the Calculation
Eligibility for
Inclusion in the
D.C. Calculation
Description
Yes
City provides the service - service has been included in the
D.C. calculation.
No
City provides the service - service has not been included in
the D.C. calculation.
n/a
City does not provide the service.
Ineligible
Service is ineligible for inclusion in the D.C. calculation.
Watson & Associates Economists Ltd.
PAGE 4-6
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 (e.g., capital works located internally to
subdivision lands). As such, they will be required as a condition of subdivision
agreements or consent conditions. The City's detailed Local Service Policy is provided
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 two
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;
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) Costs to undertake studies in connection with any of the matters referred to in
paragraphs a to d;
f) Costs of the development charge background study required under section 10;
and
g) interest on money borrowed to pay for the above-referenced costs.
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PAGE 4-7
In order for an increase in need for service to be included in the D.C. calculation, City
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
City'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.
The City has no outstanding D.C. credit obligations to include in the D.C. calculations.
4.7 Classes of Services
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 service.
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 by-law
provided herein have identified growth-related studies as a class of service.
4.8 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.
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PAGE 4-8
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
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.
4.9 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 7 of subsection 5 (1)."
There is no explicit requirement under the D.C.A. calculation method set out in
subsection 5 (1) to net the outstanding reserve fund balance as part of making the D.C.
calculation; however, section 35 does restrict the way in which the funds are used in the
future.
For services that are subject to a per capita based, service level "cap," the reserve fund
balance should be applied against the development-related costs for which the charge
was imposed once the project is constructed (i.e., the needs of recent growth). This cost
component is distinct from the development-related costs for the future forecast periods,
which underlie the D.C. calculation herein.
The alternative would involve the City spending all reserve fund monies prior to
renewing each by-law, which would not be a sound basis for capital budgeting. Thus,
the City will use these reserve funds for the City's cost share of applicable development-
related projects, which are required but have not yet been undertaken, as a way of
directing the funds to the benefit of the development that contributed them (rather than
to future development, which will generate the need for additional facilities directly
proportionate to future growth).
The City's adjusted D.C. Reserve Fund balances by service as of December 31, 2025,
are shown below in Table 4-3.
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PAGE 4-9
Table 4-3
Summary of Development Charges Reserve Fund Balances
As of December 31, 2025
4.10 Deductions
The D.C.A. requires that four potential deductions be considered against the increase in
the need for service. These relate to:
- the level of service ceiling;
- uncommitted excess capacity;
- benefit to existing development; and
- anticipated grants, subsidies, and other contributions.
The requirements behind each of these reductions are addressed below.
4.10.1 Reduction Required by Level of Service Ceiling
This is designed to ensure that the increase in need included in section 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" (D.C.A., subsection 5 (1) 4). O. Reg. 82/98 (section 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
DC Reserve Fund
Adjusted Dec.
31, 2025
Balance
Roads & Related
35,104,437
$
Fire & Police
934,572
$
Parks and Recreation
7,066,991
$
Library
28,952
$
Ambulance
358,996
$
Transit
-
$
Growth-Related Studies
1,354,382
$
Wastewater
25,938,961
$
Water
10,173,844
$
Total
80,961,135
$
Watson & Associates Economists Ltd.
PAGE 4-10
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.
With respect to transit services, the changes to the Act introduced in 2015 have
provided for an alternative method for calculating the service standard ceiling. Transit
services must now utilize a forward-looking service standard analysis, described later in
this section.
The average service level calculation sheets for each service component in the D.C.
calculation are set out in Appendix B.
4.10.2 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 City'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 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.
4.10.3 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);
Watson & Associates Economists Ltd.
PAGE 4-11
- 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.
Alternatively, 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 City-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
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.
4.10.4 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
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PAGE 4-12
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).
4.11 Municipal-wide vs. Area Rating
This step involves determining whether all of 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 amended 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 7.3.7 of
this report.
4.12 Allocation by Type 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.
4.13 Asset Management
The legislation requires that a D.C. background study must include an asset
management plan (A.M.P.) (subsection 10 (2) c. 2). The A.M.P. must deal with all
assets that are proposed to be funded, in whole or in part, by D.C.s. The current
regulations provide very extensive and specific requirements for the A.M.P. related to
transit services (as noted in the subsequent subsection); however, they are silent with
respect to how the A.M.P. is to be provided for all other services. As part of any A.M.P.,
the examination should be consistent with the municipality's existing assumptions,
approaches, and policies on asset management planning. This examination has been
included in Appendix E.
Watson & Associates Economists Ltd.
Chapter 5
D.C.-Eligible Cost Analysis by
Service
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PAGE 5-1
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 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 service component is evaluated on two format sheets:
- The service standards that provide 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.
The nature of the capital projects and timing identified in the chapter reflects Council's
current intention. Over time, however, City projects and Council priorities change;
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.
Note that due to recent legislative amendments to the D.C.A. and O. Reg. 82/98, the
value of land has been excluded from the 15-year level of service analysis. In addition,
Table 5-1 details the methodology for determining the benefit to existing deductions
(B.T.E.s) for all capital projects included in the calculation of D.C.s. Notes included in
this table are referenced in the "BTE Note" column of each service's listing of capital
infrastructure.
Table 5-1
Benefit to Existing (B.T.E.) Methodology
For All Services/Class of Services
Note
Methodology
1
No B.T.E. calculated for incremental new assets to service growth
2
B.T.E. based on existing population relative to forecasted population by end
of service's planning horizon
3
B.T.E. based on facility's existing gross floor area relative to planned gross
floor area
Watson & Associates Economists Ltd.
PAGE 5-2
Note
Methodology
4
B.T.E. based on marginal cost of rural cross-section relative to urban cross-
section
5
B.T.E. based on existing number of lanes relative to planned number of
lanes
6
B.T.E. based on calculated share of total ridership growth attributable to
existing population
7
B.T.E. based on share of calculated flows attributable to existing unserviced
development relative to total flows for all existing & potential development
8
B.T.E. based on flow capacity of existing pumping stations relative to flow
capacity of planned new pumping stations
9
B.T.E. based on marginal cost of existing pipe relative to upsized pipe
10
B.T.E. based on share of calculated peak secondary flows attributable to
existing deficiencies relative to planned total peak secondary flow capacity
11
B.T.E. based on share of total project cost attributable to replacement of
existing mains relative to total project cost
12
No B.T.E. identified for water or wastewater specific master plans or fully
growth-related studies
13
B.T.E. of 25% identified for other master plans or similar studies that are
primarily needed to understand future infrastructure requirements as the City
grows
14
B.T.E. of 50% identified for studies that generally address growth-related
needs, but also have a considerable benefit to the existing community
15
B.T.E. as determined through prior D.C. Studies
16
B.T.E. for debt repayments based on underlying project's B.T.E. as
determined through prior D.C. Studies
17
B.T.E. based on share of water storage requirements attributable to existing
equivalent population relative to planned water storage capacity (within Zone
2)
18
B.T.E. based on share of existing pump's capacity relative to planned
pump's capacity
Watson & Associates Economists Ltd.
PAGE 5-3
5.2 Service Levels and 10-Year Capital Costs for the D.C.
Calculation
This section evaluates the development-related capital requirements for all of the City -
wide services/class of services assessed over a 10-year planning period (mid-2026 to
mid-2036).
5.2.1 Fire Protection Services
The City currently operates five fire stations, totalling 46,037 sq.ft. of building space.
The fire department also has a current inventory of 33 vehicles. These vehicles include
various trucks, rescue boats, and other support vehicles. Furthermore, the fire
department has 380 items of small equipment and gear, sufficient to outfit 81 full-time
and 47 volunteer firefighters. In total, the inventory of fire protection assets provides a
historical average level of service of $1,091 per capita. The historical level of investment
in fire protection services provides for a D.C. eligible amount over the forecast period of
approximately $7.4 million.
The capital program for fire protection services is presented in Table 5-2. Based on the
anticipated growth over the forecast period, the City has identified the need for the
expansion of fire halls #2 and #4. Furthermore, debt repayments related to previously
completed works and previously unfunded amounts have been included in the capital
program. In total, the gross estimated capital cost of these works is approximately
$23.88 million. A deduction recognizing the benefit to existing development of
approximately $9.44 million has been made. Additionally, approximately $6.09 million
has been deducted related to post-period benefits. Finally, an adjustment related to the
existing reserve fund balance of $934,572 has been made. The resulting net growth-
related capital cost included in the D.C. calculations is approximately $7.41 million.
These costs are shared between residential and non-residential growth based on the
incremental growth in population to employment over the forecast period. As a result,
75% (approximately $5.56 million) of costs have been allocated to residential
development and 25% (approximately $1.85 million) of costs have been allocated to
non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-4
5.2.2 Policing Services
The City currently operates one police station, along with an emergency dispatch
location and a downtown satellite location, totalling approximately 68,196 sq.ft. of
building space related to policing services. The police department also has an inventory
of 51 vehicles, which include various police fleet along with prisoner transportation
vehicles. The police department also has a variety of gear and equipment to outfit 108
police officers, 20 volunteer constables, and 15 auxiliary members, as well as
communication equipment. In total, the inventory of police assets provides a historical
average level of service of $656 per capita. The historical level of investment in policing
services provides for a D.C. eligible amount over the forecast period of approximately
$4.46 million.
The capital program for policing services is presented in Table 5-3. Based on the
anticipated growth over the 10-year forecast period, the City has identified the need for
additional police officers and police vehicles. Additionally, a provision for an expansion
to the police station has also been included, along with debt repayments for the existing
police station. Finally, previously unfunded amounts related to the existing police station
have been included in the capital program.
In total, the gross estimated capital cost of these works is approximately $23.27 million.
A deduction of approximately $8.87 million has been made to reflect the benefit to the
existing community. Further, approximately $9.94 million has been deducted related to
the post-period benefits of the capital works. The resulting net growth-related capital
cost included in the D.C. calculations is approximately $4.46 million.
These costs are shared between residential and non-residential growth based on the
incremental growth in population to employment over the forecast period. As a result,
75% (approximately $3.34 million) of costs have been allocated to residential
development and 25% (approximately $1.11 million) of costs have been allocated to
non-residential development.
5.2.3 Library Services
The Belleville Public Library is currently the City's only library, and provides 31,636 sq.ft.
of facility space. The library houses a variety of items such as books, periodicals, CDs
and audiovisuals, along with electronic collections. These assets amount to a total of
88,693 collection materials. In total, the inventory of library assets provides a historical
Watson & Associates Economists Ltd.
PAGE 5-5
average level of service of $696 per capita. The historical level of investment in library
services provides for a D.C. eligible amount over the forecast period of approximately
$4.73 million.
Table 5-4 provides the capital program for library services. Based on the anticipated
growth over the forecast period, the City has identified the need for additional collection
materials, book vending machines, and a bookmobile. In total, the gross estimated
capital cost of these works is approximately $960,400. A benefit to existing deduction of
$358,500 has been made in the calculations. To reflect the existing reserve fund
balance, an adjustment of $28,952 has been made. The resulting net growth-related
capital cost included in the D.C. calculations is approximately $573,000.
As the predominant users of library services tend to be residents of the City, the D.C.
recoverable costs have been allocated 95% to residential development and 5% to non-
residential development. Therefore, approximately $544,300, and $28,700 have been
allocated to residential and non-residential developments, respectively.
5.2.4 Ambulance Services
Ambulance services are provided in the City by Hastings-Quinte Paramedic Services.
The City's share of the service and its assets has varied over the past 15 years, from
40.7% to 41.5%. In total, the historical average level of service within the City is $182
per capita. Applying this per capita level of service to the 10-year growth in population
results in a maximum D.C.-eligible amount of approximately $1.24 million.
Table 5-5 provides the capital program for ambulance services included in the D.C.
calculations. Based on the anticipated growth in the 10-year forecast period, capital
projects related to additional ambulances and an ambulance facility master plan have
been included in the capital program. The debt repayments for the Stirling EMS Base
and previously unfunded amounts have also been included. In total, the gross estimated
capital cost of these works is approximately $9.72 million. A deduction related to the
funding share from other municipalities of approximately $5.63 million has been made,
along with a deduction of $10,500 for the benefit to the existing community. Additionally,
a deduction of approximately $2.49 million has been made related to the post-period
benefit. Finally, $358,996 has been deducted to reflect the existing reserve fund
balance. The resulting net growth-related capital cost included in the D.C. calculations is
$1.24 million.
Watson & Associates Economists Ltd.
PAGE 5-6
The capital costs are shared between residential and non-residential growth based on
the incremental growth in population to employment over the forecast period. As a
result, 75% (approximately $930,000) of costs have been allocated to residential
development and 25% (approximately $310,000) of costs have been allocated to non-
residential development.
5.2.5 Parks and Recreation Services
The City has a variety of park spaces, including regional, community, and
neighbourhood parks, along with specialized areas and trail systems. In total, these
provide 645 acres of parkland space. The City also has 388,793 sq.ft. of recreational
space and 65,876 sq.ft. of parks facilities. Additionally, the City owns a variety of
vehicles and equipment that support parks and recreation services. In total, the
inventory of parks and recreation assets provides a historical average level of service of
$6,538 per capita. The historical level of investment provides for a D.C. eligible amount
over the forecast period of approximately $44.43 million.
The capital forecast for parks and recreation services is presented in Table 5-6. Based
on the anticipated growth over the forecast period, the City has identified several capital
costs such as outdoor facilities, equipment, and trails. The need for fleet and equipment
along with studies specific to parks and recreation have also been included. Further, the
debt payments related to the Multiplex Recreation Facility have also been included in
the calculations. In total, the gross estimated capital cost of these works is
approximately $31.02 million. A benefit to the existing community of approximately
$7.48 million has been deducted from the calculations along with an anticipated grant of
approximately $806,600. To reflect the existing reserve balance, an adjustment of
approximately $7.06 million has been made. The resulting net growth-related capital
cost included in the D.C. calculations is $15.67 million.
Similar to library services, the predominant users of parks and recreation services tend
to be residents of the City. Therefore, the D.C. recoverable costs have been allocated
95% to residential development and 5% to future non-residential development.
Therefore, approximately $14.89 million, and $783,500 have been allocated to
residential and non-residential developments, respectively.
Watson & Associates Economists Ltd.
PAGE 5-7
5.2.6 Transit Services
Ontario Regulation 82/98 sets forth the requirements for transit services and the
available capacity of capital costs to provide for the increase in need. Subsection 8 (2)
of the regulation states that for transit services the background study shall set out:
1. "The calculations that were used to prepare the estimate for the planned level of
service for the transit services, as mentioned in subsection 5.2 (3) of the Act.
2. An identification of the portion of the total estimated capital cost relating to the
transit services that would benefit,
i. the anticipated development over the 10-year period immediately following
the preparation of the background study, or
ii. the anticipated development after the 10-year period immediately following
the preparation of the background study.
3. An identification of the anticipated excess capacity that would exist at the end of
the 10-year period immediately following the preparation of the background
study.
4. An assessment of ridership forecasts for all modes of transit services proposed
to be funded by the D.C. over the 10-year period immediately following the
preparation of the background study, categorized by development types, and
whether the forecasted ridership will be from existing or planned development.
5. An assessment of the ridership capacity for all modes of transit services
proposed to be funded by the D.C. over the 10-year period immediately following
the preparation of the background study."
Transit ridership has increased 5.8% annually from 2019 to 2024. Based on this
historical growth, annual ridership is forecasted to increase by approximately 1.27
million trips by the end of the 10-year forecast period.
Based on the forecast ridership and the fact that transit improvements will be used by
both new and existing residents, approximately 10% of the incremental ridership is
attributed to new development (i.e., incremental population growth represents 10% of
the anticipated 2036 population).
Watson & Associates Economists Ltd.
PAGE 5-8
Table 5-7 presents the capital program included in the D.C. calculations. Based on the
anticipated growth over the forecast period, the City identified the need of 40 new bus
shelters. The gross estimated capital cost of capital program is $432,600. A benefit to
the existing community of $387,700 has been deducted from the calculations. The
resulting net growth-related capital cost included in the D.C. calculations is $44,900.
The capital costs are shared between residential and non-residential growth based on
the incremental growth in population to employment over the forecast period. As a
result, 75% (approximately $33,700) of costs have been allocated to residential
development and 25% (approximately $11,200) of costs have been allocated to non-
residential development.
5.2.7 Growth-related 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, subsection 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. All studies included in the
D.C. calculations have been allocated across the different services that impose D.C.s,
based on the proportion of the total net growth-related capital costs. The following
provides a breakdown of these allocations:
- Services Related to a Highway - 40%
- Fire Protection Services - 6%
- Policing Services - 3%
- Parks and Recreation Services - 12%
- Ambulance Services - 1%
- Wastewater Services - 24%
- Water Services - 14%
Watson & Associates Economists Ltd.
PAGE 5-9
The list of growth-related studies, as provided in Table 5-8 has an estimated gross
capital cost of approximately $2.09 million. A deduction of $375,300, recognizing the
benefit to existing development, has been made, along with a deduction of $41,900
reflecting the benefiting portion related to non-D.C. services. Lastly, an adjustment
related to the existing reserve fund of approximately $1.35 million has been made. As a
result, approximately $319,200 in growth-related study costs has been included in the
D.C. calculation.
Costs relating to studies that benefit multiple services have been allocated 75%
residential and 25% non-residential, based on the incremental growth in population
relative to employment for the 10-year forecast period. Costs of any studies that benefit
specific services have been allocated based on each respective service's allocation. As
a result, approximately $239,400 and $79,800 have been allocated to residential and
non-residential development, respectively.
Watson & Associates Economists Ltd.
PAGE 5-10
Table 5-2
Infrastructure Cost Included in the Development Charges Calculation
Fire Protection Services
Less:
Potential D.C. Recoverable Cost
Proj.
No.
BTE Note
Residential
Share
Non-
Residential
Share
2026 to 2036
75%
25%
Facilities
1
New Fire Hall #2
3
2030-2032
8,750,000
5,968,700
2,781,300
2,781,300
-
-
-
2
New Fire Hall #4 (incl. Training Facility)
3
2027-2029
12,400,000
2,244,100
10,155,900
3,308,345
6,847,555
5,135,666
1,711,889
Debt Repayments
3
Fire Hall #1 - Bettis Rd
16
2,379,114
1,230,700
1,148,414
-
1,148,414
861,311
287,104
4
Satellite Fire Station #5 - Plainfield
16
294,417
-
294,417
-
294,417
220,813
73,604
Previously Unfunded
5
Fire Hall #1 - Bettis Rd (debt repayment)
58,693
-
58,693
-
58,693
44,020
14,673
Reserve Fund Adjustment
(934,572)
(700,929)
(233,643)
Total
23,882,224
9,443,500
-
14,438,724
6,089,645
-
7,414,507
5,560,881
1,853,627
Net Capital
Cost
Gross Capital
Cost Estimate
(2026$)
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Total
Post Period
Benefit
Other
Deductions
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Less:
Watson & Associates Economists Ltd.
PAGE 5-11
Table 5-3
Infrastructure Cost Included in the Development Charges Calculation
Policing Services
Less:
Less:
Potential D.C. Recoverable Cost
Proj.
No.
BTE Note
Residential
Share
Non-
Residential
Share
2026 to 2036
75%
25%
Facilities
1
Expansion of Police Station (Provision)
1
2026-2035
3,090,000
-
3,090,000
3,090,000
-
-
-
Fleet and Equipment
2
Outfit Police Officers (14)
1
2026-2035
201,600
-
201,600
-
201,600
151,200
50,400
3
New Police Vehicles (8)
1
2028-2035
1,029,600
-
1,029,600
-
1,029,600
772,200
257,400
Debt Repayments
4
New Police Station
16
17,733,640
8,866,800
8,866,840
6,853,031
2,013,809
1,510,357
503,452
Previously Unfunded
5
New Police Station
33,027
-
33,027
-
33,027
24,770
8,257
6
New Police Station (debt repayment)
1,179,708
-
1,179,708
-
1,179,708
884,781
294,927
Reserve Fund Adjustment
-
-
-
Total
23,267,575
8,866,800
-
14,400,775
9,943,031
-
4,457,744
3,343,308
1,114,436
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2026$)
Post Period
Benefit
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Total
Other
Deductions
Watson & Associates Economists Ltd.
PAGE 5-12
Table 5-4
Infrastructure Cost Included in the Development Charges Calculation
Library Services
Proj.
No.
BTE Note
Post Period
Benefit
Residential
Share
Non-
Residential
Share
2026 to 2036
95%
5%
Collection Materials
1
Additional Collection Materials
1
2026-2035
560,413
-
560,413
-
560,413
532,392
28,021
Fleet and Equipment
2
Hold Lockers/Vending Machines (3)
2
2026-2035
150,000
134,400
15,600
-
15,600
14,820
780
3
Bookmobile (1)
2
2030
250,000
224,100
25,900
-
25,900
24,605
1,295
Reserve Fund Adjustment
(28,952)
(27,504)
(1,448)
Total
960,413
358,500
-
601,913
-
-
572,961
544,313
28,648
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Gross Capital
Cost Estimate
(2026$)
Total
Less:
Potential D.C. Recoverable Cost
Less:
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Watson & Associates Economists Ltd.
PAGE 5-13
Table 5-5
Infrastructure Cost Included in the Development Charges Calculation
Ambulance Services
Proj.
No.
BTE Note
Residential
Share
Non-
Residential
Share
2026 to 2036
75%
25%
Fleet and Equipment
Additional Ambulances (3)
1
2026-2035
1,266,900
752,000
-
514,900
-
514,900
386,175
128,725
Studies
Ambulance Facility Master Plan
13
2026
103,000
61,000
10,500
31,500
-
31,500
23,625
7,875
Debt Repayments
Stirling EMS Base
16
8,115,025
4,815,000
-
3,300,025
2,485,654
814,371
610,778
203,593
Previously Unfunded
Stirling EMS Base (City's Share -
debt repayment)
143,150
-
143,150
-
143,150
107,363
35,788
New Ambulance (City's Share)
95,120
-
95,120
-
95,120
71,340
23,780
Reserve Fund Adjustment
(358,996)
(269,247)
(89,749)
Total
9,723,195
5,628,000
10,500
-
4,084,695
2,485,654
-
1,240,045
930,034
310,011
A Other Deductions reflect other municipalities' funding share of Ambulance Services.
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Gross Capital
Cost Estimate
(2026$)
Total
Potential D.C. Recoverable Cost
Post Period
Benefit
Other
Deductions
Less:
Other
DeductionA
Less:
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Watson & Associates Economists Ltd.
PAGE 5-14
Table 5-6
Infrastructure Cost Included in the Development Charges Calculation
Parks and Recreation Services
Proj.
No.
BTE Note
Residential
Share
Non-
Residential
Share
2026 to 2036
95%
5%
Trails
1
Hydro Trail (Phase 1) - Sidney St to Harris
Cres
15
2026-2027
1,100,000
146,700
806,630
146,670
-
146,670
139,337
7,334
2
Hydro Trail (Phase 2) - Harris Cres to Moira
River (incl. North Front St Crossing)
15
2035
1,250,000
625,000
625,000
-
625,000
593,750
31,250
3
North River Front Trail Extension
15
2026
6,300,000
3,150,000
3,150,000
-
3,150,000
2,992,500
157,500
Fleet and Equipment
4
Wide-area Mower
1
2027-2034
191,000
-
191,000
-
191,000
181,450
9,550
Outdoor Facilities
5
New Diamonds (3)
1
2027-2028
1,538,000
-
1,538,000
-
1,538,000
1,461,100
76,900
6
New Rectangular Fields (4)
1
2029
1,858,000
-
1,858,000
-
1,858,000
1,765,100
92,900
7
New Playground (Lion's Park)
1
2036
518,000
-
518,000
-
518,000
492,100
25,900
8
New Playground (Former YMCA Site)
1
2030
257,000
-
257,000
-
257,000
244,150
12,850
9
New Outdoor Mechanical Ice Rink
1
2031
3,112,000
-
3,112,000
-
3,112,000
2,956,400
155,600
10
Bird Park Phase 2
1
2026
800,000
-
800,000
-
800,000
760,000
40,000
11
New Basketball Courts
1
2027
311,000
-
311,000
-
311,000
295,450
15,550
12
New Tennis Courts & Pickleball Courts
1
2030
2,650,000
-
2,650,000
-
2,650,000
2,517,500
132,500
13
New Emerging Sports Fields
1
2027-2031
617,000
-
617,000
-
617,000
586,150
30,850
Studies
14
Parks and Recreation Master Plan
13
2032
350,000
87,500
262,500
-
262,500
249,375
13,125
15
Waterfront Master Plan
14
2027
180,000
90,000
90,000
-
90,000
85,500
4,500
16
Meyers Pier EA
14
2026-2027
750,000
375,000
375,000
-
375,000
356,250
18,750
Debt Repayments
17
Multiplex Recreation Facility
16
8,697,753
3,007,700
5,690,053
-
5,690,053
5,405,550
284,503
Previously Unfunded
18
Off-Road Cycling/Multi-Purpose Trails
546,190
-
546,190
-
546,190
518,881
27,310
Reserve Fund Adjustment
(7,066,991)
(6,713,641)
(353,350)
Total
31,025,943
7,481,900
806,630
22,737,413
-
-
15,670,422
14,886,901
783,521
Grants,
Subsidies
and Other
Contributions
Total
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Gross Capital
Cost Estimate
(2026$)
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Less:
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Watson & Associates Economists Ltd.
PAGE 5-15
Table 5-7
Infrastructure Cost Included in the Development Charges Calculation
Transit Services
Table 5-8
Infrastructure Cost Included in the Development Charges Calculation
Growth-Related Class of Services
Less:
Less:
Potential D.C. Recoverable Cost
Proj.
No.
BTE Note
Residential
Share
Non-
Residential
Share
2026 to 2036
75%
25%
1
New Bus Shelters (40)
6
2026-2036
432,600
387,700
44,900
-
44,900
33,675
11,225
Total
432,600
387,700
-
44,900
-
-
44,900
33,675
11,225
Other
Deductions
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2026$)
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Post Period
Benefit
Total
BTE Note
Residential
Share
Non-
Residential
Share
2026 to 2036
1
Development Charges Study
12
2026
81,600
-
81,600
-
2,000
79,600
59,700
19,900
2
Development Charges Study
12
2035
140,000
-
140,000
-
3,400
136,600
102,450
34,150
3
Official Plan
14
2027
220,700
110,400
110,300
-
2,700
107,600
80,700
26,900
4
Waterfront Master Plan and Servicing Study
13
2027-2036
400,000
100,000
-
300,000
-
7,300
292,700
219,525
73,175
5
Stormwater Master Plan
13
2027-2036
349,100
87,300
261,800
-
6,400
255,400
191,550
63,850
6
Loyalist Secondary Plan Update
15
2026
231,700
23,200
208,500
-
5,100
203,400
152,550
50,850
7
Cannifton Development Strategy
12
2027
492,700
-
492,700
-
12,100
480,600
360,450
120,150
8
Natural Heritage Study
15
2027-2036
125,000
29,400
-
95,600
-
2,300
93,300
69,975
23,325
9
Cannifton Official Plan Amendment
14
2028
50,000
25,000
-
25,000
-
600
24,400
18,300
6,100
Reserve Fund Adjustment
(1,354,382)
(1,015,787)
(338,596)
Total
2,090,800
375,300
-
1,715,500
-
41,900
319,218
239,414
79,805
Post
Period
Benefit
Other
Deductions (to
recognize
benefit to non-
D.C. services)
Proj.
No.
Increased Service Needs Attributable to Anticipated
Development
Timing
(year)
Gross
Capital Cost
Estimate
(2026$)
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Total
Less:
Potential D.C. Recoverable Cost
Less:
Watson & Associates Economists Ltd.
PAGE 5-16
5.3 Service Levels and 20-Year Capital Costs for D.C.
Calculation
This section evaluates the development-related capital requirements for those services
with capital costs associated with the 2046 forecast period.
5.3.1 Services Related to a Highway
The City owns and maintains approximately 393.7 lane kilometers of rural, urban, and
semi-urban collector and arterial roads, as well as 66 bridges and culverts. Furthermore,
the City also operates 78,172 sq.ft. of public work facility space along with 137 vehicles
and equipment. In total, the inventory of assets provides a historical average level of
service of $10,435 per capita. The historical level of investment in ambulance services
provides for a D.C. eligible amount over the forecast period of approximately $122.6
million.
Table 5-9 provides the capital program for services related to a highway. Based on the
anticipated growth in the 20-year forecast period, capital projects such as road
urbanizations, widenings, and upgrades have been identified, along with new roads,
major crossings, and on-road cycling infrastructure. Additionally, provisions for
additional facilities, fleet, and equipment have been included. Lastly, several studies
and previously unfunded amounts have been included. In total, the estimated gross
capital cost of these works totals approximately $384.02 million. A deduction of
approximately $217.76 million has been made reflecting the benefit to the existing
community. Further deductions of approximately $3.01 million and $30.30 million have
been made for anticipated grant funding and contributions from neighbouring
municipalities, respectively. Additionally, approximately $35.1 million has been deducted
to reflect the existing reserve fund balance. The resulting net growth-related capital
costs included in the D.C. calculations are $97.86 million.
The capital costs are shared between residential and non-residential growth based on
the incremental growth in population to employment over the forecast period. As a
result, 81% (approximately $79.27 million) of costs have been allocated to residential
development and 19% (approximately $18.59 million) of costs have been allocated to
non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-17
Table 5-9
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway
Less:
Less:
Potential D.C. Recoverable Cost
Proj.
No.
BTE Note
Other
Deduction
Residential
Share
Non-
Residential
Share
2026 to 2046
81%
19%
Road Urbanization
1
Farnham Rd Phase 2 - Kipling Dr to Scott
Dr
4
2027
5,000,000
2,750,000
2,250,000
-
2,250,000
1,822,500
427,500
2
Farnham Rd Phase 3 - Scott Dr to Hwy 62
4
2036-2046
5,000,000
2,750,000
2,250,000
-
2,250,000
1,822,500
427,500
3
Avonlough Rd - Dundas St W to Moira St W
4
2031-2035
16,250,000
10,833,300
5,416,700
-
5,416,700
4,387,527
1,029,173
4
Tracey St and Fahey St
4
2027-2032
11,000,000
8,300,000
2,700,000
-
2,700,000
2,187,000
513,000
5
Bridge St W & Marshall Rd - Palmer Rd to
Moira St W (incl. On-road Cycling)
4
2036-2046
6,000,000
3,235,000
2,765,000
-
2,765,000
2,239,650
525,350
6
Moira St W - Palmer Rd to Marshall Rd
(incl. On-road Cycling)
4
2036-2046
4,000,000
2,160,000
1,840,000
-
1,840,000
1,490,400
349,600
7
Moira St W - Marshall Rd to Wallbridge
Loyalist Rd (incl. On-road Cycling)
4
2036-2046
8,000,000
4,360,000
3,640,000
-
3,640,000
2,948,400
691,600
8
Tank Farm Rd - Cannifton Rd to Hwy 37
(incl. On-road Cycling)
4
2036-2046
6,000,000
3,265,000
2,735,000
-
2,735,000
2,215,350
519,650
Road Widenings
-
9
Sidney St - Over Hwy 401 (City's Share)
5
2035
18,500,000
9,250,000
9,250,000
-
9,250,000
7,492,500
1,757,500
10
Wallbridge Loyalist Rd (Widening,
Intersection Improvement, & Structure
Widening) - Loyalist College to Hwy 401
5
2031-2046
40,600,000
20,300,000
10,150,000
10,150,000
-
10,150,000
8,221,500
1,928,500
11
Adam St and University Ave (Widening &
Upgrade)
5
2036-2046
14,800,000
7,400,000
7,400,000
-
7,400,000
5,994,000
1,406,000
12
Bell Blvd - Jenland Way to Wallbridge
Loyalist Rd
5
2036-2046
20,300,000
10,150,000
10,150,000
-
10,150,000
8,221,500
1,928,500
13
Avonlough SPS Phase 1 (Roads Portion,
incl. Second Northbound Lane &
Intersection Improvement)
5
2027
21,822,535
17,621,300
1,905,240
2,295,995
-
2,295,995
1,859,756
436,239
Road Upgrades
-
14
North Front St - Bell Blvd to College St
2
2029-2034
13,000,000
10,832,300
2,167,700
-
2,167,700
1,755,837
411,863
New Road Construction
-
15
Belleville East Arterial Road (incl.
Interchange) - Hwy 401 to Airport Pkwy
15
2028-2046
53,800,000
26,900,000
26,900,000
-
26,900,000
21,789,000
5,111,000
16
Belleville East Arterial Road - Hwy 401 to
Hwy 37
15
2036-2046
8,300,000
4,150,000
4,150,000
-
4,150,000
3,361,500
788,500
Intersection Improvements
-
17
Sidney St and College St W
15
2026-2030
6,707,104
5,030,300
1,676,804
-
1,676,804
1,358,211
318,593
Increased Service Needs Attributable to
Anticipated Development
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Total
Other
Deductions
Timing
(year)
Gross Capital
Cost Estimate
(2026$)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-18
Table 5-9 (Continued)
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway
Less:
Less:
Potential D.C. Recoverable Cost
Proj.
No.
BTE Note
Other
Deduction
Residential
Share
Non-
Residential
Share
2026 to 2046
81%
19%
Major Crossings
-
-
18
Dundas St E CPKC Grade Separation
15
2036-2046
23,500,000
11,750,000
11,750,000
-
11,750,000
9,517,500
2,232,500
19
Wallbridge Loyalist Rd CPKC Grade
Separation
15
2036-2046
20,000,000
10,000,000
5,000,000
5,000,000
-
5,000,000
4,050,000
950,000
On-Road Cycling Infrastructure
Old Hwy 2 - Haig Rd to Point Anne Rd
20
Phase 1
15
2028
13,000,000
12,500,000
500,000
-
500,000
405,000
95,000
21
Phase 2
15
2030
13,000,000
12,500,000
500,000
-
500,000
405,000
95,000
22
Phase 3
15
2033
13,500,000
13,000,000
500,000
-
500,000
405,000
95,000
23
Dundas St Bridge (Moira River)
Rehabilitation
15
2028
9,750,000
8,162,100
1,099,950
487,950
-
487,950
395,240
92,711
24
Pinnacle St
15
2031-2032
8,050,000
7,350,000
700,000
-
700,000
567,000
133,000
25
Coleman St - Moira St W to Dundas St W
15
2036-2046
5,000,000
4,550,000
450,000
-
450,000
364,500
85,500
26
Moira St - Coleman St to St. Charles St
15
2036-2046
4,000,000
3,650,000
350,000
-
350,000
283,500
66,500
Facilities
27
Provision for Facilities
1
5,640,000
-
5,640,000
-
5,640,000
4,568,400
1,071,600
Fleet and Equipment
-
28
Provision for Vehicles and Equipment
1
4,924,000
-
4,924,000
-
4,924,000
3,988,440
935,560
Studies
-
29
Transportation Master Plan Review
13
2026
113,900
28,500
85,400
-
85,400
69,174
16,226
30
Transportation Master Plan Update
13
2030
515,000
128,800
386,200
-
386,200
312,822
73,378
Previously Unfunded
-
31
Avondale Road, Harder Drive to Dundas
West
270,353
-
270,353
-
270,353
218,986
51,367
32
Farnham Road (Maitland Dr to Kipling Dr)
141,719
-
141,719
-
141,719
114,792
26,927
33
Tracey-Sidney Intersection Improvements/
Bell-Sidney Intersection Improvements/
Sidney St Widening - Tracey St to Bell Blvd
614,763
-
614,763
-
614,763
497,958
116,805
34
Bell Blvd Widening (Sidney St to Jenland
Way)
2,336,516
-
2,336,516
-
2,336,516
1,892,578
443,938
35
Maitland Dr Paved Shoulder (Sidney St to
Hwy 62)
72,626
-
72,626
-
72,626
58,827
13,799
36
Bike Lanes (Bridge St W to Loyalist
College)
300,487
-
300,487
-
300,487
243,394
57,093
Increased Service Needs Attributable to
Anticipated Development
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Total
Other
Deductions
Timing
(year)
Gross Capital
Cost Estimate
(2026$)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-19
Table 5-9 (Continued)
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway
Less:
Less:
Potential D.C. Recoverable Cost
Proj.
No.
BTE Note
Other
Deduction
Residential
Share
Non-
Residential
Share
2026 to 2046
81%
19%
37
Additional Plow Truck
101,490
-
101,490
-
101,490
82,207
19,283
38
Additional Sidewalk Plow
90,245
-
90,245
-
90,245
73,098
17,147
39
Additional Vehicles and Equipment
23,569
-
23,569
-
23,569
19,091
4,478
Reserve Fund Adjustment
(35,104,437)
(28,434,594)
(6,669,843)
Total
384,024,307
30,300,000
217,756,600
3,005,190
132,962,517
-
-
97,858,080
79,265,045
18,593,035
Increased Service Needs Attributable to
Anticipated Development
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Total
Other
Deductions
Timing
(year)
Gross Capital
Cost Estimate
(2026$)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-20
5.4 26-Year Capital Costs for D.C. Calculation
This section evaluates the development-related capital requirements for those services
with capital costs associated with the 2051 forecast period.
5.4.1 Water Services
The City has identified the need for various capital investments related to water services
through the City's 10-year capital forecast and various planning studies, including the
Wet Weather Master Plan, Infrastructure Phasing Strategy, and Black Bear Ridge
Master Servicing Study. These projects, as presented in Table 5-10, will effectively
increase water servicing for new development, and in some cases, benefit the existing
population as well. Capital works such as new watermains, facilities, and studies related
to water services have been identified. Ongoing debt repayment costs and previously
unfunded amounts have also been included in the calculations. In total, the gross
estimated capital cost of these works is approximately $149.60 million. A deduction
reflecting benefits to the existing community of approximately $29.79 million has been
included. Further, a deduction related to the post-period benefit of approximately $72.87
million has been made to benefit future growth. Lastly, an adjustment to reflect the
current reserve fund balance of approximately $10.17 million has been made. As a
result, the resulting net growth-related capital cost included in the D.C. calculations is
approximately $36.78 million.
These costs are shared between residential and non-residential growth based on
projected flows (consistent with assumptions contained within the Infrastructure Phasing
Strategy). As a result, 49% of costs (approximately $18.02 million) have been allocated
to residential development and 51% of costs (approximately $18.76 million) have been
allocated to non-residential development.
5.4.2 Wastewater Services
The City has identified the need for various capital investments related to wastewater
services through the City's 10-year capital forecast and various planning studies,
including the Wet Weather Master Plan, Infrastructure Phasing Strategy, and Black
Bear Ridge Master Servicing Study. These projects, as presented in Table 5-11, include
new and upgraded gravity mains, additional facilities, and studies related to wastewater
services. Ongoing debt repayment costs and previously unfunded amounts have also
been included in the calculations. In total, the gross estimated capital cost of these
Watson & Associates Economists Ltd.
PAGE 5-21
works is approximately $404.74 million. A benefit to the existing community of
approximately $182.94 million has been deducted from the calculations. Grants,
subsidies, and other contributions totalling approximately $27.58 million have also been
deducted. Furthermore, a post-period deduction of approximately $105.00 million has
been made, accounting for the benefit to future development. Lastly, an adjustment
reflecting the current reserve fund balance of approximately $25.94 million has been
made. As a result, the resulting net growth-related capital cost included in the D.C.
calculations is approximately $63.28 million.
These costs are shared between residential and non-residential growth based on
projected flows (consistent with assumptions contained within the Infrastructure Phasing
Strategy). As a result, 53% of costs have been allocated to residential development and
47% of costs have been allocated to non-residential development, or $33.54 million and
$29.74 million, respectively.
Watson & Associates Economists Ltd.
PAGE 5-22
Table 5-10
Infrastructure Cost Included in the Development Charges Calculation
Water Services
Proj.
No.
BTE Note
Residential
Share
Non-
Residential
Share
2026 to 2051 (Urban)
49%
51%
Watermains
1
Moira St W - Wallbridge Loyalist Rd to Marshall Rd
1
2036-2051
4,000,000
-
4,000,000
2,184,200
1,815,800
889,742
926,058
2
Avonlough Rd - Dundas St W to Moira St W
11
2031-2035
8,125,000
5,666,100
2,458,900
-
2,458,900
1,204,861
1,254,039
3
Bridge St W/ Marshall St - Haslett Ct to Moira St W
1
2036-2051
3,000,000
-
3,000,000
1,638,200
1,361,800
667,282
694,518
4
Moira St W - Marshall Rd to Palmer Rd
1
2036-2051
2,000,000
-
2,000,000
1,092,100
907,900
444,871
463,029
5
Wallbridge Loyalist Rd - Extension to Bell Blvd
1
2036-2051
17,000,000
-
17,000,000
9,283,100
7,716,900
3,781,281
3,935,619
6
Farnham Rd - Kipling Dr to Scott Dr (Phase 2)
7
2027
2,500,000
761,800
1,738,200
-
1,738,200
851,718
886,482
7
Farnham Rd - Scott Dr to Hwy 62 (Phase 3)
7
2036-2051
2,500,000
761,800
1,738,200
949,200
789,000
386,610
402,390
8
Hwy 62 - Extension to Farnham Rd
7
2036-2051
4,000,000
1,218,900
2,781,100
1,518,700
1,262,400
618,576
643,824
9
Parks Dr
7
2036-2051
3,250,000
2,853,700
396,300
216,400
179,900
88,151
91,749
10
Tank Farm Rd - Cannifton Rd N to Hwy 37
1
2036-2051
3,000,000
-
3,000,000
1,638,200
1,361,800
667,282
694,518
11
Short St - Tank Farm Rd to Cannifton Rd N
1
2036-2051
4,000,000
-
4,000,000
2,184,200
1,815,800
889,742
926,058
12
Cannifton Rd N & River Rd
1
2036-2051
4,125,000
-
4,125,000
2,252,500
1,872,500
917,525
954,975
13
Putman Industrial Rd - Hwy 37 to Black Diamond Rd
1
2036-2051
3,250,000
-
3,250,000
1,774,700
1,475,300
722,897
752,403
14
Scott Dr - Essex Dr to River Rd (incl. River Crossing)
1
2036-2051
6,000,000
6,000,000
3,276,300
2,723,700
1,334,613
1,389,087
Facilities
15
New Elevated Tank (Cannifton Planning Area)
17
2027-2031
15,650,000
12,880,000
2,770,000
-
2,770,000
1,357,300
1,412,700
16
New BPS (Bell Blvd Area)
1
2036-2051
2,500,000
-
2,500,000
1,365,200
1,134,800
556,052
578,748
17
Treatment Plant Second Feed
2
2027
1,971,000
1,642,300
328,700
-
328,700
161,063
167,637
18
BPS Upgrade (North Park Area)
1
2036-2051
161,200
-
161,200
88,000
73,200
35,868
37,332
19
New In-ground Storage in Pressure Zone 2 (10 ML)
1
2036-2051
32,960,000
-
32,960,000
20,714,700
12,245,300
6,000,197
6,245,103
20
Upgrade to Adam St BPS
18
2036-2051
2,575,000
643,800
1,931,200
1,050,900
880,300
431,347
448,953
21
Treament Plant Expansion (77 ML MDD)
1
2036-2051
5,150,000
-
5,150,000
5,150,000
-
-
-
22
New Water Storage (6ML) and BPS in Pressure Zone 1
1
2036-2051
16,480,000
-
16,480,000
16,480,000
-
-
-
Studies
23
Water Master Plan
12
2027-2029
500,000
-
500,000
-
500,000
245,000
255,000
Debt Repayments
24
North East Feedermain
16
4,480,850
3,360,600
1,120,250
-
1,120,250
548,923
571,328
Previously Unfunded
25
212 - Water Main (Farnham Rd - Maitland Dr to Kipling Dr)
107,949
-
107,949
-
107,949
52,895
55,054
26
215 - Water Main Oversizing (Riverstone Way - Farnham Rd to
Essex Dr)
310,660
-
310,660
-
310,660
152,223
158,437
Reserve Fund Adjustment
(10,173,844)
(4,985,184)
(5,188,660)
Total
149,596,659
29,789,000
-
119,807,659
72,856,600
-
36,777,215
18,020,835
18,756,380
Gross Capital
Cost Estimate
(2026$)
Net Capital
Cost
Less:
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Total
Potential D.C. Recoverable Cost
Other
Deductions
Less:
Increased Service Needs Attributable to Anticipated
Development
Timing
(year)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-23
Table 5-11
Infrastructure Cost Included in the Development Charges Calculation
Wastewater Services
Proj.
No.
BTE Note
Residential
Share
Non-
Residential
Share
2026 to 2051 (Urban)
53%
47%
New Gravity Mains
1
Avonlough Rd - Dundas St W to Moira St W
1
2031-2035
8,125,000
-
8,125,000
-
8,125,000
4,306,250
3,818,750
2
Dundas St W - Avonlough Rd to Wallbridge Loyalist Rd
1
2036-2051
8,000,000
-
8,000,000
5,725,700
2,274,300
1,205,379
1,068,921
3
Farnham Rd - Kipling Dr to Scott Dr (Phase 2)
7
2027
2,500,000
725,600
1,774,400
-
1,774,400
940,432
833,968
4
Farnham Rd - Scott Dr to Hwy 62 (Phase 3)
7
2036-2051
2,500,000
725,600
1,774,400
1,269,900
504,500
267,385
237,115
5
Parks Dr - Moira Lea SPS Easement to South End of
Parks Dr
7
2036-2051
3,250,000
2,853,700
396,300
283,600
112,700
59,731
52,969
Trunk Mains (Loyalist Secondary Plan)
6
Avonlough Rd SPS to Bridge St W/ Marshall Rd
1
2036-2051
5,500,000
-
4,488,100
1,011,900
724,300
287,600
152,428
135,172
7
CNR to Cascade SPS
1
2036-2051
2,750,000
-
2,244,000
506,000
362,100
143,900
76,267
67,633
8
Sheerwood SPS to Trunk Main
8
2036-2051
1,800,000
91,800
1,350,000
358,200
256,300
101,900
54,007
47,893
9
Moira St W - Moira St W/ Butler Ln SPS
8
2036-2051
2,000,000
408,200
1,591,800
1,139,300
452,500
239,825
212,675
10
Bridge St W and Marshall St - Haslett Ct to Moira St
W
8
2036-2051
3,000,000
612,200
2,387,800
1,709,000
678,800
359,764
319,036
11
Cannifton SP
1
2036-2051
3,404,000
-
3,345,000
59,000
42,200
16,800
8,904
7,896
11
Tank Farm Rd - Cannifton Rd N to Hwy 37
1
2036-2051
3,000,000
-
3,000,000
2,147,000
853,000
452,090
400,910
13
Cannifton Rd N & River Rd
1
2036-2051
4,125,000
-
4,125,000
2,952,200
1,172,800
621,584
551,216
14
Putnam Industrial Rd - Hwy 37 to Black Diamond Rd
1
2036-2051
3,250,000
-
3,250,000
2,326,000
924,000
489,720
434,280
15
Moira St W - Wallbridge Loyalist Rd to Marshall Rd
1
2036-2051
4,000,000
-
4,000,000
2,862,800
1,137,200
602,716
534,484
Gravity Main Upgrades
16
Millennium Pkwy - Mineral Rd to Moira River
9
2036-2051
2,500,000
1,831,600
668,400
478,400
190,000
100,700
89,300
17
Dundas St E - Foster Ave to Newberry St
9
2036-2051
750,000
720,200
29,800
21,400
8,400
4,452
3,948
18
Dundas St W - Sidney St to Coleman St
9
2036-2051
10,000,000
8,966,400
1,033,600
739,800
293,800
155,714
138,086
19
Coleman St - Moira St W to Dundas St W
9
2036-2051
2,500,000
2,013,700
486,300
348,000
138,300
73,299
65,001
20
Moira St E - Coleman St to St Charles St
9
2036-2051
2,000,000
1,641,600
358,400
256,500
101,900
54,007
47,893
21
Catherine St - Coleman St to Sidney St
9
2027-2030
2,725,000
2,687,200
37,800
-
37,800
20,034
17,766
22
Tracey St & Fahey St
9
2027-2032
5,500,000
5,126,600
373,400
-
373,400
197,902
175,498
23
Haig Rd - Freemont Rd to CPKC
9
2036-2051
5,500,000
5,288,500
211,500
151,400
60,100
31,853
28,247
24
Hwy 37 - Hwy 401 Crossing
9
2036-2051
4,000,000
2,600,000
1,400,000
1,002,000
398,000
210,940
187,060
25
Cannifton Rd N - Maitland Dr to Bell Blvd
9
2036-2051
11,679,000
9,435,500
2,243,500
1,605,700
637,800
338,034
299,766
26
Cannifton Rd - North of McFarland Dr to College St E
9
2036-2051
4,614,000
3,954,900
659,100
471,700
187,400
99,322
88,078
Sewage Pumping Stations
27
Moira Lea Ct SPS Upgrade
1
2030
436,400
-
436,400
-
436,400
231,292
205,108
28
Front St SPS (incl. River Crossing & Forcemain
Upgrade)
15
2036-2051
44,800,000
34,332,800
10,467,200
7,491,400
2,975,800
1,577,174
1,398,626
Gross Capital
Cost Estimate
(2026$)
Net Capital
Cost
Less:
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Total
Potential D.C. Recoverable Cost
Less:
Post Period
Benefit
Other
Deductions
Increased Service Needs Attributable to Anticipated
Development
Timing
(year)
Watson & Associates Economists Ltd.
PAGE 5-24
Table 5-11 (Continued)
Infrastructure Cost Included in the Development Charges Calculation
Wastewater Services
Proj.
No.
BTE Note
Residential
Share
Non-
Residential
Share
2026 to 2051 (Urban)
53%
47%
Avonlough Rd SPS
29
Phase 1 - SPS, Forcemain, Gravity and Pressure
Sewer to Coleman St
8
2026-2027
54,922,138
7,911,500
16,155,576
30,855,062
-
30,855,062
16,353,183
14,501,879
30
Phase 2 - River Crossing
8
2036-2051
12,500,000
2,551,000
9,949,000
7,319,100
2,629,900
1,393,847
1,236,053
31
Phase 3 - Pressure Main to Plant
8
2036-2051
20,000,000
4,081,600
15,918,400
11,710,300
4,208,100
2,230,293
1,977,807
32
Decommission Cascade Blvd SPS
8
2036-2051
2,000,000
408,200
1,591,800
1,171,100
420,700
222,971
197,729
33
Decommission Moira St W/ Butler Ln SPS
8
2036-2051
2,000,000
408,200
1,591,800
1,171,100
420,700
222,971
197,729
34
Decommission Sheerwood Cres SPS
8
2036-2051
2,000,000
408,200
1,591,800
1,171,100
420,700
222,971
197,729
35
Decommission Haslett Ct/ Bridge St W SPS
8
2036-2051
2,000,000
408,200
1,591,800
1,171,100
420,700
222,971
197,729
Treatment Plant
36
Belleville WWTP Upgrades
10
2026-2032
93,625,100
71,750,200
21,874,900
-
21,874,900
11,593,697
10,281,203
37
Belleville WWTP Biosolids Expansion
10
2040
13,530,900
10,369,500
3,161,400
-
3,161,400
1,675,542
1,485,858
38
Belleville WWTP Upgrade (64,000 m³ ADF)
1
2041-2051
45,958,000
-
45,958,000
45,958,000
-
-
-
Studies
39
Trunk Route Master Plan Update
12
2027-2029
450,000
-
450,000
-
450,000
238,500
211,500
Debt Repayments
40
Dundas St W Extension - Palmer to Avonlough
16
1,379,886
629,700
750,186
-
750,186
397,599
352,588
Previously Unfunded
41
420 - Gravity Mains (Farnham Rd - Maitland Dr to
Kipling Dr)
164,029
-
164,029
-
164,029
86,935
77,094
Reserve Fund Adjustment
(25,938,961)
(13,747,649)
(12,191,312)
Total
404,738,453
182,942,400
27,582,676
194,213,377
104,996,400
-
63,278,016
33,537,349
29,740,668
Gross Capital
Cost Estimate
(2026$)
Net Capital
Cost
Less:
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Total
Potential D.C. Recoverable Cost
Less:
Post Period
Benefit
Other
Deductions
Increased Service Needs Attributable to Anticipated
Development
Timing
(year)
Watson & Associates Economists Ltd.
Chapter 6
D.C. Calculation
Watson & Associates Economists Ltd.
PAGE 6-1
6. D.C. Calculation and Comparison
6.1 D.C. Calculation
This chapter presents the D.C. calculations for the growth-related capital costs identified
in Chapter 5. Table 6-1 calculates the proposed City-wide D.C.s to be imposed on
anticipated development in the City over the 10-year forecast period. Table 6-2
calculates the proposed City-wide D.C.s to be imposed on anticipated development in
the City over the 20-year forecast period. Table 6-3 calculates the proposed urban area
D.C.s to be imposed on anticipated development in the City over the urban 26-year
forecast period.
The calculation for residential development is generated on a per capita basis and is
based upon five forms of housing types (single and semi-detached, apartments 2+
bedrooms, bachelor and 1-bedroom apartments, all other multiples, and special
care/special dwelling units). The non-residential D.C.s have been calculated on a per
square foot of gross floor area basis for non-residential development.
The D.C. eligible costs for each service component are provided in Chapter 5 for all City
services/class of services, based on their proposed capital programs.
For the residential calculations, the total cost is divided by the population associated
with new units to determine the per capita amount. The eligible-D.C. cost calculations
set out in Chapter 5 are based on the forecast new unit population less any decline in
the existing population, where applicable. The cost per capita is then multiplied by the
average occupancy of the new units (Appendix A, Schedule 4) to calculate the charges
in Table 6-1, Table 6-2, and Table 6-3.
With respect to non-residential development, the total costs in the uniform charge
allocated to non-residential development (based on need for service) have been divided
by the anticipated development over the respective planning periods to calculate a cost
per sq.ft. of G.F.A.
Table 6-4 summarizes the calculated schedule of charges for services updated in this
study, reflecting the maximum D.C.s by residential dwelling unit type and non-residential
G.F.A. for City-wide and urban services.
Watson & Associates Economists Ltd.
PAGE 6-2
Table 6-5 and Table 6-6 compare the total existing charges, including D.C.s for services
not updated within this study, to the charges proposed for a single detached residential
dwelling unit and per square foot of G.F.A. for non-residential development,
respectively.
In total, the proposed charge for a single detached dwelling unit would decrease by 9%
(-$1,955) in the rural area and would decrease by 14% (-$4,375) in the urban area.
For non-residential development, the proposed D.C. in the rural area would increase by
44% (+$2.84 per sq.ft. of G.F.A.) relative to the current charge. In the urban area, the
proposed D.C. would increase by 158% (+$15.56 per sq.ft. of G.F.A.) relative to the
current charge. However, it should be noted that as a result of Council direction in 2021,
the non-residential D.C.s currently in effect include a substantial discount. Relative to
the full non-residential D.C.s (as calculated in 2021, without any policy discounts, and
indexed to 2026$), the proposed D.C.s would result in a decrease of 20% (-$2.37 per
sq.ft.) in the rural area and a decrease of 4% (-$1.13 per sq.ft.) in the urban area.
Watson & Associates Economists Ltd.
PAGE 6-3
Table 6-1
City of Belleville
Development Charge Calculation
2026-2036
2026$ D.C.-Eligible Cost
2026$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
1.
Fire Protection Services
5,560,881
1,853,627
1,607
0.92
2.
Policing Services
3,343,308
1,114,436
966
0.55
3.
Parks and Recreation Services
14,886,901
783,521
4,301
0.39
4.
Library Services
544,313
28,648
157
0.01
5.
Ambulance
930,034
310,011
269
0.15
6.
Transit Services
33,675
11,225
10
0.01
7.
Growth-related Studies
7.1
Wastewater Services
57,459
19,153
16
0.01
7.2
Water Services
33,518
11,173
10
0.01
7.3
Services Related to a Highway
95,765
31,922
27
0.02
7.4
Fire Protection Services
14,365
4,788
4
-
7.5
Policing Services
7,182
2,394
2
-
7.6
Parks and Recreation Services
28,730
9,577
8
-
7.7
Library Services
-
-
-
-
7.8
Ambulance
2,394
798
1
-
7.9
Transit Services
-
-
-
-
TOTAL
$25,538,524
$4,181,273
$7,378
$2.07
D.C.-Eligible Capital Cost
$25,538,524
$4,181,273
10-Year Gross Population/GFA Growth (sq.ft.)
9,848
2,020,900
Cost Per Capita/Non-Residential GFA (sq.ft.)
$2,593.27
$2.07
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.845
$7,378
Other Multiples
1.877
$4,868
Apartments - 2 Bedrooms +
2.150
$5,576
Apartments - Bachelor and 1 Bedroom
1.133
$2,938
Special Care/Special Dwelling Units
1.100
$2,853
Watson & Associates Economists Ltd.
PAGE 6-4
Table 6-2
City of Belleville
Development Charge Calculation
2026-2046
Table 6-3
City of Belleville
Development Charge Calculation
2026-2051 (Urban)
2026$ D.C.-Eligible Cost
2026$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
8.
Services Related to a Highway
79,265,045
18,593,035
12,911
7.21
TOTAL
$79,265,045
$18,593,035
$12,911
$7.21
D.C.-Eligible Capital Cost
$79,265,045
$18,593,035
20-Year Gross Population/GFA Growth (sq.ft.)
17,467
2,579,400
Cost Per Capita/Non-Residential GFA (sq.ft.)
$4,537.99
$7.21
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.845
$12,911
Other Multiples
1.877
$8,518
Apartments - 2 Bedrooms +
2.150
$9,757
Apartments - Bachelor and 1 Bedroom
1.133
$5,142
Special Care/Special Dwelling Units
1.100
$4,992
2026$ D.C.-Eligible Cost
2026$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
9.
Wastewater Services
33,537,349
29,740,668
4,891
9.89
10. Water Services
18,020,835
18,756,380
2,628
6.23
TOTAL
$51,558,184
$48,497,047
$7,519
$16.12
D.C.-Eligible Capital Cost
$51,558,184
$48,497,047
Urban Buildout Gross Population/GFA Growth (sq.ft.)
19,509
3,009,100
Cost Per Capita/Non-Residential GFA (sq.ft.)
$2,642.79
$16.12
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.845
$7,519
Other Multiples
1.877
$4,961
Apartments - 2 Bedrooms +
2.150
$5,682
Apartments - Bachelor and 1 Bedroom
1.133
$2,994
Special Care/Special Dwelling Units
1.100
$2,907
Watson & Associates Economists Ltd.
PAGE 6-5
Table 6-4
City of Belleville
Calculated Schedule of Development Charges
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling Other Multiples Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
City-Wide Services/Class of Service:
Services Related to a Highway
12,911
$
8,518
$
9,757
$
5,142
$
4,992
$
7.21
$
Fire Protection Services
1,607
$
1,060
$
1,214
$
640
$
621
$
0.92
$
Policing Services
966
$
637
$
730
$
385
$
373
$
0.55
$
Parks and Recreation Services
4,301
$
2,838
$
3,250
$
1,713
$
1,663
$
0.39
$
Library Services
157
$
104
$
119
$
63
$
61
$
0.01
$
Ambulance
269
$
177
$
203
$
107
$
104
$
0.15
$
Transit Services
10
$
7
$
8
$
4
$
4
$
0.01
$
Growth-related Studies
68
$
45
$
51
$
27
$
26
$
0.04
$
Total City-Wide Services/Class of Services
20,289
$
13,386
$
15,332
$
8,081
$
7,844
$
9.28
$
Urban Services:
Wastewater Services
4,891
$
3,227
$
3,696
$
1,948
$
1,891
$
9.89
$
Water Services
2,628
$
1,734
$
1,986
$
1,047
$
1,016
$
6.23
$
Total Urban Services
7,519
$
4,961
$
5,682
$
2,995
$
2,907
$
16.12
$
GRAND TOTAL RURAL AREA
20,289
$
13,386
$
15,332
$
8,081
$
7,844
$
9.28
$
GRAND TOTAL URBAN AREA
27,808
$
18,347
$
21,014
$
11,076
$
10,751
$
25.40
$
RESIDENTIAL
Service/Class of Service
Watson & Associates Economists Ltd.
PAGE 6-6
Table 6-5
City of Belleville
Comparison of Current and Proposed Residential (Single Detached) D.C.s
Service/Class of Service
Current
Calculated Difference
($)
Difference
(%)
City-Wide Services/Classes:
Services Related to a Highway
12,007
$
12,911
$
904
$
8%
Fire Protection Services
596
$
1,607
$
1,011
$
170%
Policing Services
302
$
966
$
664
$
220%
Parks and Recreation Services
8,169
$
4,301
$
(3,868)
$
-47%
Library Services
-
$
157
$
157
$
n/a
Ambulance
152
$
269
$
117
$
77%
Transit Services
-
$
10
$
10
$
n/a
Growth-related Studies
1,018
$
68
$
(950)
$
-93%
Total City-Wide Services/Classes
22,244
$
20,289
$
(1,955)
$
-9%
Urban Services:
Wastewater Services
8,722
$
4,891
$
(3,831)
$
-44%
Water Services
1,217
$
2,628
$
1,411
$
116%
Total Urban Services
9,939
$
7,519
$
(2,420)
$
-24%
Grand Total - Rural Area
22,244
$
20,289
$
(1,955)
$
-9%
Grand Total - Urban Area
32,183
$
27,808
$
(4,375)
$
-14%
Watson & Associates Economists Ltd.
PAGE 6-7
Table 6-6
City of Belleville
Comparison of Current and Proposed Non-Residential D.C. (per sq.ft. of G.F.A.)
Service/Class of Service
Current
Calculated Difference
($)
Difference
(%)
2021
Calculated
(indexed)
Difference
($)
Difference
(%)
City-Wide Services/Classes:
Services Related to a Highway
5.35
$
7.21
$
1.86
$
35%
9.70
$
(2.49)
$
-26%
Fire Protection Services
0.27
$
0.92
$
0.65
$
241%
0.48
$
0.44
$
93%
Policing Services
0.14
$
0.55
$
0.41
$
293%
0.24
$
0.31
$
131%
Parks and Recreation Services
0.24
$
0.39
$
0.15
$
63%
0.44
$
(0.05)
$
-11%
Library Services
-
$
0.01
$
0.01
$
n/a
-
$
0.01
$
n/a
Ambulance
0.05
$
0.15
$
0.10
$
200%
0.11
$
0.04
$
42%
Transit Services
-
$
0.01
$
0.01
$
n/a
-
$
0.01
$
n/a
Growth-related Studies
0.39
$
0.04
$
(0.35)
$
-90%
0.69
$
(0.65)
$
-94%
Total City-Wide Services/Classes
6.44
$
9.28
$
2.84
$
44%
11.65
$
(2.37)
$
-20%
Urban Services:
Wastewater Services
2.52
$
9.89
$
7.37
$
292%
11.07
$
(1.18)
$
-11%
Water Services
0.88
$
6.23
$
5.35
$
608%
3.81
$
2.42
$
63%
Total Area Specific Services
3.40
$
16.12
$
12.72
$
374%
14.88
$
1.24
$
8%
Grand Total - Rural Area
6.44
$
9.28
$
2.84
$
44%
11.65
$
(2.37)
$
-20%
Grand Total - Urban Area
9.84
$
25.40
$
15.56
$
158%
26.53
$
(1.13)
$
-4%
Watson & Associates Economists Ltd.
Chapter 7
D.C. Policy Recommendations
and D.C. By-law Rules
Watson & Associates Economists Ltd.
PAGE 7-1
7. D.C. Policy Recommendations and D.C. By-law
Rules
7.1 Introduction
Subsection 5 (1) 9 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 regarding subsection 5 (1) paragraphs 9 and 10, as well
as how the rules apply to the redevelopment of land.
7.2 D.C. By-law Structure
It is recommended that:
- The City imposes a City-wide D.C. calculations for the following services and
class of services:
Watson & Associates Economists Ltd.
PAGE 7-2
o Services Related to a Highway;
o Fire Protection Services;
o Policing Services;
o Parks and Recreation Services;
o Library Services;
o Ambulance Services;
o Transit Services; and
o Growth-related Studies.
- The City imposes urban area D.C. calculations for the following services:
o Water Services; and
o Wastewater Services
7.3 D.C. By-law Rules
The following subsections set out the recommended rules governing the calculation,
payment and collection of D.C.s in accordance with section 6 of the D.C.A.
It is recommended that the following sections provide the basis for the D.C.s.:
7.3.1 Payment in any Particular Case
In accordance with the D.C.A., subsection 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
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PAGE 7-3
(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 were utilized in the calculation of the charge:
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 decade. Costs allocated to non-residential uses
will be assigned based on the amount of square feet of G.F.A. constructed for
eligible uses (i.e., 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 and are
summarized in Chapter 5.
7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)
As a result of the redevelopment of land, a building or structure existing on the same
land within five (5) years prior to the date of payment of D.C.s 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 D.C.s otherwise payable with respect to such redevelopment shall
be reduced by the following amounts:
(a) in the case of a residential building or structure, or in the case of a mixed-use
building or structure, the residential uses in the mixed-use building or structure,
an amount calculated by multiplying the applicable D.C.s 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 D.C.s by the gross
floor area that has been or will be demolished or converted to another principal
use;
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PAGE 7-4
provided that such amounts shall not exceed, in total, the amount of the D.C.s otherwise
payable with respect to the redevelopment.
7.3.4 Exemptions (full or partial)
Statutory exemptions:
- Partial exemption for industrial building additions of up to and including 50% of
the existing G.F.A. (defined in O. Reg. 82/98, section 1) of the building; for
industrial building additions that exceed 50% of the existing G.F.A., only the
portion of the addition in excess of 50% is subject to D.C.s (subsection 4 (3) of
the D.C.A.);
- Full exemption for buildings or structures owned by and used for the purposes of
any municipality, local board, or Board of Education;
- Full exemption for additional residential development within or ancillary to
existing buildings: development that results only in the enlargement of an existing
dwelling unit, or that results only in the creation of up to two additional dwelling
units (based on limits set out in subsection 2 (3.2) of the Act);
- Full exemption for additional residential development within or ancillary to new
dwellings: development that includes the creation of up to two additional dwelling
units (based on limits set out in subsection 2 (3.3) of the Act);
- Full exemption for the creation of the greater of one residential unit or 1% of the
existing residential units in an existing rental residential building;
- Full exemption for a university in Ontario that receives direct, regular, and
ongoing operating funding from the Government of Ontario;
- Full exemption for affordable units;
- Full exemption for attainable units, (not yet in force);
- Full exemption for affordable inclusionary zoning units;
- Full exemption for non-profit housing developments;
- Full exemption for non-profit retirement home developments;
- Full exemption for long-term care homes; and
- Partial exemption through a discount for rental housing units based on bedroom
size as prescribed (i.e., three or more bedrooms - 25% discount, two bedrooms -
20% discount, and all others - 15% discount).
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PAGE 7-5
Discretionary exemptions:
- Private schools as defined in the Education Act;
- development of land, buildings or structures owned by a College of applied arts
and technology established pursuant to the Ministry of Training, Colleges and
Universities Act, and used for teaching-related purposes on lands owned by and
used for the purposes of the College but does not include student residences;
- Place of worship classified as exempt from taxation under Section 3 of the
Assessment Act;
- Non-residential farm buildings;
- Hospital under the Public Hospital Act; and
- Development creating or adding an accessory use or structure not exceeding ten
square metres of non-residential floor area.
7.3.5 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 City and an owner under s. 27 of the D.C.A. or as
subsequently noted.
D.C.s payable for residential development (other than rental housing, which are subject
to payment in instalments) are payable upon the earlier of the issuance of an occupancy
permit, or the day the building is first occupied.
Rental housing and institutional developments will pay D.C.s in six (6) equal annual
payments commencing at occupancy.
The D.C. amount for all developments occurring within 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 lower of the D.C. in effect on the day the
applicable Site Plan or Zoning By-law Amendment application was submitted (as a
complete application), including interest, and the D.C. at current rates at the time the
D.C. is calculated.
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 Municipality can
impose is the average prime rate plus 1%.
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7.3.6 Indexing
Rates shall be adjusted, without amendment to the By-law, annually on January 1, in
accordance with the most recent twelve-month change for the Toronto series in the
Statistics Canada Quarterly, Non-Residential Building Construction Price Index (Table
18-10-0276-02).1
7.3.7 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. Subsections 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.
Subsection 10 (2), clause (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.
Based on the foregoing, it is proposed that uniform City-wide D.C.s be imposed for all
services except water and wastewater services. D.C.s related to water and wastewater
services will be imposed on an urban area basis, or to developments that will connect to
water and wastewater services.
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 City's D.C. collections be contributed into ten (10) separate
reserve funds, including:
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 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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- Services Related to a Highway;
- Fire Protection Services;
- Policing Services;
- Library Services;
- Ambulance Services;
- Parks and Recreation Services;
- Transit Services
- Growth-related Studies;
- Water Services; and
- Wastewater Services.
7.4.2 By-law In-force Date
The D.C. by-law is anticipated to be passed by Council on September 14, 2026, and to
come into force on the following day, unless Council determines an alternative date for
enactment.
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-laws
come into force (as per section 11 of O. Reg. 82/98).
7.5 Other Recommendations
It is recommended that Council:
"Whenever appropriate, request that grants, subsidies and other contributions be
clearly designated by the donor as being to the benefit of existing development or
new development, as applicable;"
"Adopt the assumptions contained herein as an 'anticipation' with respect to capital
grants, subsidies and other contributions;"
"Adopt the D.C. approach to calculate the charges on a uniform municipal-wide
basis for all services, except for water and wastewater services which will be
imposed in the urban serviced area;"
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"Approve the capital project listing set out in Chapter 5 of the D.C. Background
Study dated July 6, 2026, as amended, subject to further annual review during the
capital budget process;"
"Approve the D.C. Background Study dated July 6, 2026, as amended;"
"Determine that no further public meeting is required;" and
"Approve the D.C. By-law as set out in Appendix F."
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Chapter 8
By-law Implementation
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8. By-law Implementation
8.1 Introduction
This chapter addresses the mandatory, formal public consultation process (section
8.1.2), as well as the optional, informal consultation process (section 8.1.3). The latter is
designed to seek the co-operation and participation of those involved, in order to
produce the most suitable policy. Section 8.2 addresses the anticipated impact of the
D.C. on development from a generic viewpoint.
8.1.1 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).
8.1.2 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
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
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PAGE 8-2
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. Taxpayers in particular
may have an interest, as any growth-related cost that is incurred that cannot be
recovered from development charges (or other legislatively allowed cost recovery
mechanisms) requires a separate funding source, which may often be the
property tax base.
3. The third grouping is the industrial/commercial/institutional 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, and institutions. 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
municipal D.C. policy. Their primary concern is frequently with the quantum of the
charge, G.F.A. exclusions such as basements, mechanical or indoor parking
areas, or exemptions and phase-in or capping provisions in order to moderate
the impact.
8.2 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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PAGE 8-3
8.3 Implementation Requirements
8.3.1 Introduction
Once the City 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.
8.3.2 Notice of Passage
In accordance with section 13 of the D.C.A., when a D.C. by-law is passed, the City
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 in one of the following ways:
o by publication in a newspaper which is (in the Clerk's opinion) of sufficient
circulation to give the public reasonable notice;
o if in the clerk's opinion, a newspaper of sufficient circulation does not exist,
by posting on the City's website; or
o 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.
8.3.3 By-law Pamphlet
In addition to the "notice" information, the City must prepare a "pamphlet" explaining
each D.C. by-law in force, setting out:
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PAGE 8-4
- a description of the general purpose of the D.C.s;
- 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 City must give one copy of the most recent pamphlet without charge to any person
who requests one.
8.3.4 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 City 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 City 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.
8.3.5 Complaints
A person required to pay a D.C., or his agent, may complain to the City 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 City Council to the OLT.
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PAGE 8-5
8.3.6 Credits
Sections 38 to 41 of the D.C.A. set out a number of credit requirements, which may
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.
8.3.7 Front-Ending Agreements
The City 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 City 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 City assesses whether this mechanism is
appropriate for its use, as part of funding projects prior to City funds being available.
8.3.8 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."
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PAGE 8-6
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 City 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
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PAGE A-1
Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
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PAGE A-2
Schedule 1
City of Belleville
Residential Growth Forecast Summary
[1] Census undercount estimated at approximately 3.8%. Note: Population including the undercount has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add due to rounding.
Source: Derived from City of Belleville 2022 Population, Housing and Employment Growth Forecast Update, December 21, 2022, by Watson & Associates Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings [2]
Apartments [3]
Other
Total
Households
Equivalent
Institutional
Households
51,330
49,454
1,344
48,110
13,044
2,083
5,829
109
21,065
1,222
2.348
52,640
50,716
1,366
49,350
13,600
2,225
5,800
110
21,735
1,242
2.333
57,160
55,071
1,276
53,795
14,685
2,475
6,260
120
23,540
1,160
2.339
61,640
59,391
1,371
58,020
15,203
2,946
7,057
120
25,326
1,246
2.345
68,700
66,188
1,508
64,680
17,224
3,867
8,334
120
29,545
1,371
2.240
73,840
71,140
1,641
69,499
18,912
4,519
9,169
120
32,720
1,492
2.174
75,190
72,441
1,719
70,722
19,388
4,858
9,659
120
34,025
1,563
2.129
1,310
1,262
22
1,240
556
142
-29
1
670
20
4,520
4,355
-90
4,445
1,085
250
460
10
1,805
-82
4,480
4,320
95
4,225
518
471
797
0
1,786
86
7,060
6,797
137
6,660
2,021
921
1,277
0
4,219
125
12,200
11,749
270
11,479
3,709
1,573
2,112
0
7,394
246
13,550
13,050
348
12,702
4,185
1,912
2,602
0
8,699
317
Mid 2026 - Mid 2036
Mid 2046
Mid 2051
Mid 2026 - Mid 2051
Population
(Including
Census
Undercount) [1]
Year
Excluding Census Undercount
Housing Units
Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Historical
Forecast
Incremental
Mid 2026 - Mid 2046
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Mid 2026
Mid 2036
Mid 2021 - Mid 2026
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PAGE A-3
Schedule 2
City of Belleville
Estimate of the Anticipated Amount, Type and Location of
Residential Development for Which Development Charges can be Imposed
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Source: Watson & Associates Economists Ltd.
2026 - 2036
1,930
921
1,277
4,128
9,452
-2,629
6,823
137
6,960
2026 - 2046
3,542
1,573
2,112
7,227
16,722
-4,928
11,794
270
12,064
2026 - 2051
3,997
1,912
2,602
8,511
19,509
-6,327
13,182
348
13,530
2026 - 2036
91
0
0
91
259
-422
-163
0
-163
2026 - 2046
167
0
0
167
475
-790
-315
0
-315
2026 - 2051
188
0
0
188
535
-1,015
-480
0
-480
2026 - 2036
2,021
921
1,277
4,219
9,711
-3,051
6,660
137
6,797
2026 - 2046
3,709
1,573
2,112
7,394
17,197
-5,718
11,479
270
11,749
2026 - 2051
4,185
1,912
2,602
8,699
20,044
-7,342
12,702
348
13,050
Development
Timing
Single & Semi-
Detached
Multiples[1]
Apartments[2]
Total
Gross Population
Existing Unit
Net Population
Increase,
Excluding
Institutional
Institutional
Population
Net Population
Including
Institutional
Location
Residential Units
In New Units
Population
Change
Urban
Rural
City of Belleville
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PAGE A-4
Schedule 3
City of Belleville
Current Year Growth Forecast
Mid-2021 to Mid-2026
Mid 2021 Population
55,071
Occupants of
Units (2)
1,786
New Housing Units,
multiplied by P.P.U. (3)
2.208
Mid 2021 to Mid 2026
gross population increase
3,944
3,944
Occupants of New
Units
86
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2021 to Mid 2026
gross population increase
95
95
Change in Housing
Units (4)
23,540
Unit Occupancy,
multiplied by P.P.U. change rate (5)
0.012
Mid 2021 to Mid 2026
total change in population
281
281
Population Estimate to Mid 2026
59,391
Net Population Increase, Mid 2021 to Mid 2026
4,320
(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
2.695
29%
0.782
Multiples (6)
2.352
26%
0.620
Apartments (7)
1.807
45%
0.806
Total
100%
2.208
[1] Based on 2021 Census custom database.
[2] Based on Building permit/completion activity.
(4) 2021 households taken from Statistics Canada Census.
(5) Change 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.
Estimated residential units constructed, Mid-2021 to the beginning of the growth period assuming a six-month lag between construction
and occupancy.
Population
Structural Type
Persons Per Unit [1]
(P.P.U.)
% Distribution of
Estimated Units [2]
Weighted Persons
Per Unit Average
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PAGE A-5
Schedule 4a
City of Belleville
10-Year Growth Forecast
Mid-2026 to Mid-2036
Mid 2026 Population
59,391
Occupants of
Units (2)
4,219
New Housing Units,
multiplied by P.P.U. (3)
2.302
Mid 2026 to Mid 2036
gross population increase
9,711
9,711
Occupants of New
Units
125
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2026 to Mid 2036
gross population increase
137
137
Change in Housing
Units (4)
25,326
Unit Occupancy,
multiplied by P.P.U. change rate (5)
-0.120
Mid 2026 to Mid 2036
total change in population
-3,051
-3,051
Population Estimate to Mid 2036
66,188
Net Population Increase, Mid 2026 to Mid 2036
6,797
(1) Mid 2026 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
2.845
48%
1.363
Multiples (6)
1.877
22%
0.410
Apartments (7)
1.749
30%
0.529
one bedroom or less 1.133
two bedrooms or more 2.150
Total
100%
2.302
[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 2026 households based upon 2021 Census (23,540 units) + Mid 2021 to Mid 2026 unit estimate (1,786 units) = 25,326 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.
Change occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
Population
2021 Population (55,071) + Mid 2021 to Mid 2026 estimated housing units to beginning of forecast period (1,786 x 2.208 = 3,944) + (86 x
1.1 = 95) + (23,540 x 0.012 = 281) = 59,391
Structural Type
Persons Per Unit [1]
(P.P.U.)
% Distribution of
Estimated Units [2]
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-6
Schedule 4b
City of Belleville
20-Year Growth Forecast
Mid-2026 to Mid-2046
Mid 2026 Population
59,391
Occupants of
Units (2)
7,394
New Housing Units,
multiplied by P.P.U. (3)
2.326
Mid 2026 to Mid 2046
gross population increase
17,197
17,197
Occupants of New
Units
246
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2026 to Mid 2046
gross population increase
270
270
Change in Housing
Units (4)
25,326
Unit Occupancy,
multiplied by P.P.U. change rate (5)
-0.226
Mid 2026 to Mid 2046
total change in population
-5,718
-5,718
Population Estimate to Mid 2046
71,140
Net Population Increase, Mid 2026 to Mid 2046
11,749
(1) Mid 2026 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
2.845
50%
1.427
Multiples (6)
1.877
21%
0.399
Apartments (7)
1.749
29%
0.500
one bedroom or less 1.133
two bedrooms or more 2.150
Total
100%
2.326
[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 2026 households based upon 2021 Census (23,540 units) + Mid 2021 to Mid 2026 unit estimate (1,786 units) = 25,326 units.
(5) Change 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.
2021 Population (55,071) + Mid 2021 to Mid 2026 estimated housing units to beginning of forecast period (1,786 x 2.208 = 3,944) + (86 x
1.1 = 95) + (23,540 x 0.012 = 281) = 59,391
Population
Structural Type
Persons Per Unit [1]
(P.P.U.)
% Distribution of
Estimated Units [2]
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-7
Schedule 5
City of Belleville
Long-Term Growth Forecast
Mid-2026 to Mid-2051
Mid 2026 Population
59,391
Occupants of
Units (2)
8,699
New Housing Units,
multiplied by P.P.U. (3)
2.304
Mid 2026 to Mid 2051
gross population increase
20,044
20,044
Occupants of New
Units
317
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2026 to Mid 2051
gross population increase
348
348
Change in Housing
Units (4)
25,326
Unit Occupancy,
multiplied by P.P.U. change rate (5)
-0.290
Mid 2026 to Mid 2051
total change in population
-7,342
-7,342
Population Estimate to Mid 2051
72,441
Net Population Increase, Mid 2026 to Mid 2051
13,050
(1) Mid 2026 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
2.845
48%
1.369
Multiples (6)
1.877
22%
0.413
Apartments (7)
1.749
30%
0.523
one bedroom or less 1.133
two bedrooms or more 2.150
Total
100%
2.304
[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 2026 households based upon 2021 Census (23,540 units) + Mid 2021 to Mid 2026 unit estimate (1,786 units) = 25,326 units.
(5) Change 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.
Population
2021 Population (55,071) + Mid 2021 to Mid 2026 estimated housing units to beginning of forecast period (1,786 x 2.208 = 3,944) + (86 x
1.1 = 95) + (23,540 x 0.012 = 281) = 59,391
Structural Type
Persons Per Unit [1]
(P.P.U.)
% Distribution of
Estimated Units [2]
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-8
Schedule 6
City of Belleville (Urban Area)
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: Derived from City of Belleville active development application data, as of January 2026, by Watson &
Associates Economists Ltd.
Singles & Semi-
Detached
Multiples [1]
Apartments [2]
Total
Registered Not Built
973
573
116
1,662
% Breakdown
59%
34%
7%
100%
Draft Plans Approved
643
396
462
1,501
% Breakdown
43%
26%
31%
100%
Total
1,616
969
578
3,163
% Breakdown
51%
31%
18%
100%
Stage of Development
Density Type
Watson & Associates Economists Ltd.
PAGE A-9
Schedule 7
City of Belleville
Historical Residential Building Permits
Years 2016 to 2025
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Source: Historical housing activity derived from building permit data for the City of Belleville, by Watson & Associates
Economists Ltd.
Residential Building Permits
Total
2016
218
66
34
318
2017
217
64
185
466
2018
188
63
9
260
2019
202
64
150
416
2020
218
48
72
338
Sub-total
1,043
305
450
1,798
Average (2016 - 2020)
209
61
90
360
% Breakdown
58.0%
17.0%
25.0%
100.0%
2021
161
150
53
364
2022
127
148
141
416
2023
59
50
216
325
2024
56
46
323
425
2025
65
28
82
175
Sub-total
468
422
815
1,705
Average (2021 - 2025)
94
84
163
341
% Breakdown
27.4%
24.8%
47.8%
100.0%
2016 - 2025
Total
1,511
727
1,265
3,503
Average
151
73
127
350
% Breakdown
43.1%
20.8%
36.1%
100.0%
Year
Singles &
Semi
Detached
Multiples [1]
Apartments [2]
Watson & Associates Economists Ltd.
PAGE A-10
Schedule 8a
City of Belleville
Person Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Includes townhomes and apartments in duplexes.
[2] 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
25 Year Average Adjusted[2]
1-5
-
-
2.000
2.676
4.591
2.695
6-10
-
-
-
2.855
3.760
2.958
0.034
11-15
-
-
2.000
2.869
4.417
3.029
2.845
16-20
-
-
-
2.648
3.588
2.770
2.845
21-25
-
-
-
2.836
3.882
2.935
2.845
26-30
-
-
-
3.038
3.636
2.889
30+
-
1.529
1.893
2.516
4.007
2.486
2.845
Total
1.273
1.644
1.914
2.586
3.993
2.586
Age of
Multiples [1]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average Adjusted[2]
1-5
-
-
1.737
2.588
-
2.352
6-10
-
-
1.917
2.286
-
2.057
(0.125)
11-15
-
-
1.500
-
-
1.609
1.877
16-20
-
-
1.789
2.467
-
1.829
1.877
21-25
-
-
1.615
-
-
1.783
1.877
26-30
-
-
1.750
2.688
-
2.000
30+
-
1.333
2.059
2.804
-
2.334
1.877
Total
0.154
1.327
1.886
2.655
-
2.195
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
1.435
1.980
2.679
4.280
2.530
6-10
-
-
1.880
2.733
3.800
2.704
11-15
-
1.250
1.892
2.780
4.240
2.685
16-20
-
1.316
1.860
2.577
3.514
2.460
21-25
-
1.333
1.875
2.700
3.882
2.471
25-30
-
1.448
1.829
2.766
3.636
2.325
30+
1.400
1.232
1.878
2.545
3.813
2.199
Total
1.588
1.254
1.884
2.587
3.850
2.285
Watson & Associates Economists Ltd.
PAGE A-11
Schedule 7b
Hastings County Census Division
Person Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
[2] 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
Apartments [1]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average Adjusted [2]
1-5
-
1.095
2.067
-
-
1.807
6-10
-
-
-
-
-
1.769
11-15
-
1.273
1.842
-
-
1.697
1.749
16-20
-
1.267
2.077
-
-
1.818
1.749
21-25
-
1.261
1.690
-
-
1.557
1.749
26-30
-
1.378
1.763
-
-
1.643
30+
0.900
1.186
1.835
3.079
-
1.601
Total
0.810
1.198
1.843
3.043
-
1.615
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
1.625
1.882
2.701
4.063
2.534
6-10
-
1.762
1.837
2.833
3.965
2.758
11-15
-
1.407
1.878
2.776
3.961
2.713
16-20
-
1.281
1.865
2.622
3.488
2.519
21-25
-
1.233
1.836
2.630
3.729
2.444
26-30
-
1.304
1.841
2.714
3.385
2.473
30+
1.324
1.258
1.846
2.522
3.670
2.256
Total
1.333
1.285
1.849
2.577
3.714
2.342
Watson & Associates Economists Ltd.
PAGE A-12
Schedule 8
City of Belleville
Person Per Unit Structural Type and Age of Dwelling
(2021 Census)
2.69
2.96
3.03
2.77
2.94
2.89
2.49
2.35
2.06
1.61
1.83
1.78
2.00
2.33
1.81
1.77
1.70
1.82
1.56
1.64
1.60
0.00
0.50
1.00
1.50
2.00
2.50
3.00
3.50
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
Apartment P.P.U.s are based on Hastings County Census Division.
Watson & Associates Economists Ltd.
PAGE A-13
Schedule 10a
City of Belleville
Employment Forecast, 2026 to 2051
[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 workplace 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
49,454
0.002
0.023
0.165
0.259
0.171
0.621
0.075
0.695
110
1,150
8,170
12,820
8,445
30,695
3,692
34,387
29,545
Mid 2016
50,716
0.001
0.021
0.167
0.223
0.164
0.575
0.071
0.647
40
1,065
8,445
11,335
8,300
29,185
3,626
32,811
28,120
Mid 2026
59,391
0.001
0.026
0.161
0.206
0.149
0.543
0.072
0.614
50
1,528
9,571
12,220
8,865
32,234
4,258
36,492
30,706
Mid 2036
66,188
0.001
0.029
0.155
0.201
0.142
0.527
0.069
0.596
60
1,892
10,245
13,307
9,376
34,880
4,555
39,435
32,988
Mid 2046
71,140
0.001
0.028
0.147
0.191
0.134
0.501
0.065
0.566
70
1,994
10,434
13,612
9,519
35,629
4,631
40,260
33,635
Mid 2051
72,441
0.001
0.029
0.146
0.192
0.133
0.501
0.065
0.566
75
2,086
10,604
13,888
9,649
36,302
4,698
41,000
34,216
Mid 2011 - Mid 2016
1,262
-0.0014
-0.0023
0.0013
-0.0357
-0.0071
-0.0452
-0.0032
-0.0484
-70
-85
275
-1,485
-145
-1,510
-66
-1,576
-1,425
Mid 2016 - Mid 2021
4,355
0.0017
0.0429
-0.0343
-0.0792
-0.0405
-0.1095
0.0043
-0.1052
95
2,455
-1,165
-3,390
-1,520
-3,525
550
-2,975
-5,980
Mid 2016 - Mid 2026
8,675
0.0001
0.0047
-0.0054
-0.0177
-0.0144
-0.0327
0.0002
-0.0325
10
463
1,126
885
565
3,049
632
3,681
2,586
Mid 2026 - Mid 2036
6,797
0.0001
0.0029
-0.0064
-0.0047
-0.0076
-0.0158
-0.0029
-0.0186
10
364
674
1,087
511
2,646
297
2,943
2,282
Mid 2026 - Mid 2046
11,749
0.0001
0.0023
-0.0145
-0.0144
-0.0155
-0.0419
-0.0066
-0.0485
20
466
863
1,392
654
3,395
380
3,768
2,922
Mid 2026 - Mid 2051
13,050
0.0002
0.0031
-0.0148
-0.0140
-0.0161
-0.0416
-0.0068
-0.0485
25
558
1,033
1,668
784
4,068
440
4,508
3,510
Mid 2011 - Mid 2016
252
0.000
0.000
0.000
-0.007
-0.001
-0.009
-0.001
-0.010
-14
-17
55
-297
-29
-302
-13
-315
-285
Mid 2016 - Mid 2026
868
0.000
0.000
-0.001
-0.002
-0.001
-0.003
0.000
-0.003
1
46
113
89
57
305
63
368
259
Mid 2026 - Mid 2036
680
0.000
0.000
-0.001
0.000
-0.001
-0.002
0.000
-0.002
1
36
67
109
51
265
30
294
228
Mid 2026 - Mid 2046
587
0.000
0.000
-0.001
-0.001
-0.001
-0.002
0.000
-0.002
1
23
43
70
33
170
19
188
146
Mid 2026 - Mid 2051
502
0.000
0.000
-0.001
-0.001
-0.001
-0.002
0.000
-0.002
1
21
40
64
30
156
17
173
135
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-14
Schedule 10b
City of Belleville
Employment and Gross Floor Area (G.F.A.) Forecast, 2026 to 2051
[1] Square Foot Per Employee Assumptions
Primary
3,000
Industrial
1,700
Commercial / Population Related
500
Institutional
675
[2] Primary industry includes agriculture and resource related employment.
[3] Forecast institutional employment and gross floor area has been adjusted downward to account for employment associated with special care units.
* Reflects Mid-2026 to 2051 forecast period
Note: Numbers may not add to totals due to rounding.
Source: Watson & Associates Economists Ltd.
Mid 2011
49,454
110
8,170
12,820
8,445
29,545
330,000
13,889,000
6,410,000
6,620,900
27,249,900
Mid 2016
50,716
40
8,445
11,335
8,300
28,120
120,000
14,356,500
5,667,500
6,507,200
26,651,200
Mid 2026
59,391
50
9,571
12,220
8,865
30,706
150,000
16,270,700
6,110,000
6,950,200
29,480,900
Mid 2036
66,188
60
10,245
13,307
9,312
32,924
180,000
17,416,500
6,653,500
7,274,000
31,524,000
Mid 2046
71,140
70
10,434
13,612
9,393
33,509
210,000
17,737,800
6,806,000
7,311,700
32,065,500
Mid 2051
72,441
75
10,604
13,888
9,486
34,053
225,000
18,026,800
6,944,000
7,369,200
32,565,000
Mid 2011 - Mid 2016
1,262
-70
275
-1,485
-145
-1,425
Mid 2016 - Mid 2026
8,675
10
1,126
885
565
2,586
30,000
1,914,200
442,500
443,000
2,829,700
Mid 2026 - Mid 2036
6,797
10
674
1,087
447
2,218
30,000
1,145,800
543,500
301,600
2,020,900
Mid 2026 - Mid 2046
11,749
20
863
1,392
528
2,803
60,000
1,467,100
696,000
356,300
2,579,400
Mid 2026 - Mid 2051
13,050
25
1,033
1,668
621
3,347
75,000
1,756,100
834,000
419,000
3,084,100
Mid 2011 - Mid 2016
252
-14
55
-297
-29
-285
Mid 2016 - Mid 2026
868
1
113
89
57
259
3,000
191,420
44,250
44,300
282,970
Mid 2026 - Mid 2036
680
1
67
109
45
222
3,000
114,580
54,350
30,160
202,090
Mid 2026 - Mid 2046
587
1
43
70
26
140
3,000
73,355
34,800
17,815
128,970
Mid 2026 - Mid 2051
502
1
40
64
24
129
2,885
67,542
32,077
16,115
118,619
Annual Average
Incremental Change
Industrial
Commercial/
Population
Related
Institutional [3]
Total
Primary [2]
Industrial
Commercial/
Population
Related
Institutional [3]
Total
Period
Population
Employment
Gross Floor Area in Square Feet (Estimated)[1]
Primary
Watson & Associates Economists Ltd.
PAGE A-15
Schedule 10c
City of Belleville
Estimate of the Anticipated Amount, Type and Location of
Non-Residential Development for Which Development Charges Can Be Imposed
[1] Square feet per employee assumptions:
Primary
3,000
Industrial
1,700
Commercial / Population Related
500
Institutional
675
[2] Primary industry includes agriculture and resource related employment.
[3] Forecast institutional employment and gross floor area has been adjusted downward to account for employment associated with special care units.
[4] Employment Increase does not include No Fixed Place of Work.
*Reflects 2026 to 2051 forecast period
Note: Numbers may not add to totals due to rounding.
Source: Watson & Associates Economists Ltd.
2026 - 2036
-
1,145,800
543,500
301,600
1,990,900
2,208
2026 - 2046
-
1,467,100
696,000
356,300
2,519,400
2,783
2026 - 2051
-
1,756,100
834,000
419,000
3,009,100
3,322
2026 - 2036
30,000
-
-
-
30,000
10
2026 - 2046
60,000
-
-
-
60,000
20
2026 - 2051
75,000
-
-
-
75,000
25
2026 - 2036
30,000
1,145,800
543,500
301,600
2,020,900
2,218
2026 - 2046
60,000
1,467,100
696,000
356,300
2,579,400
2,803
2026 - 2051
75,000
1,756,100
834,000
419,000
3,084,100
3,347
City of Belleville
Rural
Urban
Institutional
G.F.A. S.F.[1],[3]
Total Non-
Residential
G.F.A. S.F.
Employment
Increase[4]
Development Location
Timing
Primary
G.F.A. S.F.[1],[2]
Industrial
G.F.A. S.F.[1]
Commercial
G.F.A. S.F.[1]
Watson & Associates Economists Ltd.
PAGE A-16
Schedule 11
City of Belleville
Employment Categories by Major Employment Sector
Note: Employment is classified by North American Industry Classification System (NAICS) Code.
Source: Watson & Associates Economists Ltd.
Primary Industry Employment
11
Agriculture, forestry, fishing and hunting
21
Mining and oil and gas extraction
Industrial and Other Employment
22
Utilities
23
Construction
31-33
Manufacturing
41
Wholesale trade
48-49
Transportation and warehousing
56
Administrative and support
Population Related Employment
44-45
Retail trade
51
Information and cultural industries
52
Finance and insurance
53
Real estate and rental and leasing
54
Professional, scientific and technical services
55
Management of companies and enterprises
56
Administrative and support
71
Arts, entertainment and recreation
72
Accommodation and food services
81
Other services (except public administration)
Institutional
61
Educational services
62
Health care and social assistance
91
Public administration
Comments
Categories which relate to local
land-based resources
Categories which relate primarily
to industrial land supply and
demand
Categories which relate primarily
to population growth within the
municipality
NAICS
Employment by industry
Watson & Associates Economists Ltd.
PAGE B-1
Appendix B
Level of Service
Watson & Associates Economists Ltd.
PAGE B-2
Table B-1
Historical Level of Service Calculation
Fire Protection Services - Facilities
Square Feet of Building Area
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with FF&E,
site works,
etc.
Fire Hall #1 - Bettis Rd
-
-
-
-
22,500
22,500
22,500
22,500
22,500
22,500
22,500
22,500
22,500
22,500
22,500
$576
$665
Fire Hall #2 - Moira Street
10,232
10,232
10,232
10,232
10,232
10,232
10,232
10,232
10,232
10,232
10,232
10,232
10,232
10,232
10,232
$576
$665
Old Fire Hall #2 - Dundas St
9,208
9,208
9,208
9,208
-
-
-
-
-
-
-
-
-
-
-
$576
$665
Fire Hall #3 - Old Highway 2
-
-
-
-
-
-
8,105
8,105
8,105
8,105
8,105
8,105
8,105
8,105
8,105
$576
$665
Old Fire Hall #3 - Point Anne Rd
4,195
4,195
4,195
6,000
6,000
6,000
-
-
-
-
-
-
-
-
-
$576
$665
Fire Hall #4 - Harmony Rd (Corbyville)
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
$576
$665
Fire Hall #5 - Hoskin Rd.
-
-
-
-
-
-
2,700
2,700
2,700
2,700
2,700
2,700
2,700
2,700
2,700
$576
$665
Substation #6 - Building Services
-
-
-
680
680
680
680
680
680
680
680
680
680
-
-
$576
$665
Training Centre at Fairgrounds
11,250
11,250
11,250
11,250
11,250
11,250
11,000
11,000
11,000
11,000
11,000
11,000
11,000
11,000
-
$576
$665
Total
37,385
37,385
37,385
39,870
53,162
53,162
57,717
57,717
57,717
57,717
57,717
57,717
57,717
57,037
46,037
Population
49,454
49,660
49,912
50,141
50,383
50,716
51,528
52,593
53,265
54,223
55,071
56,029
57,050
57,793
58,712
Per Capita Standard
0.7560
0.7528
0.7490
0.7952
1.0552
1.0482
1.1201
1.0974
1.0836
1.0644
1.0480
1.0301
1.0117
0.9869
0.7841
15 Year Average
2011 to 2025
Quantity Standard
0.9588
Quality Standard
$665
Service Standard
$638
D.C. Amount (before deductions)
10 Year
Forecast Population
6,797
$ per Capita
$638
Eligible Amount
$4,334,039
Watson & Associates Economists Ltd.
PAGE B-3
Table B-2
Historical Level of Service Calculation
Fire Protection Services - Vehicles and Equipment
Number of Vehicles and Equipment
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/Vehicle)
Pumper Trucks
7
7
7
7
7
7
7
7
7
7
9
9
9
9
9
$1,030,000
Aerial Trucks - quint
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,884,000
Tanker Trucks
3
3
3
3
3
3
3
3
3
3
2
2
2
2
2
$875,500
Aerial Truck - platform
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$3,090,000
Rescue Vans
3
4
4
4
4
4
4
4
4
4
3
3
3
3
3
$360,500
Pickup Trucks
10
10
11
11
11
10
10
10
10
10
13
13
13
13
13
$85,600
Water Rescue Boats
4
4
4
4
4
3
3
3
3
3
3
3
3
3
3
$61,800
Urban Rescue Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,442,000
Total
30
31
32
32
32
30
30
30
30
30
33
33
33
33
33
Population
49,454
49,660
49,912
50,141
50,383
50,716
51,528
52,593
53,265
54,223
55,071
56,029
57,050
57,793
58,712
Per Capita Standard
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
15 Year Average
2011 to 2025
Quantity Standard
0.0006
Quality Standard
$632,483
Service Standard
$379
D.C. Amount (before deductions)
10 Year
Forecast Population
6,797
$ per Capita
$379
Eligible Amount
$2,579,394
Watson & Associates Economists Ltd.
PAGE B-4
Table B-3
Historical Level of Service Calculation
Fire Protection Services - Small Equipment and Gear
Number of Small Equipment and Gear
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/item)
# of Firefighters - Full-time
63
63
63
63
63
63
63
63
63
63
66
66
66
81
81
$18,000
# of Firefighters - Volunteers
50
50
50
50
50
50
50
50
50
50
50
50
50
47
47
$16,000
Breathing Air Compressor
25
25
25
25
25
25
25
25
25
25
25
25
25
2
2
$46,300
SCBA - Air packs and Masks
60
60
60
60
60
60
60
60
60
60
60
60
60
60
60
$9,800
SCBA - Cylinders
175
175
175
175
175
175
175
175
175
175
175
175
175
175
175
$1,000
Auto Extrication Equipment - Cutter
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$8,200
Auto Extrication Equipment -
Spreader
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$9,800
Auto Extrication Equipment - Ram
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$9,800
Auto Extrication Equipment -
Combination
6
6
6
6
6
6
6
6
6
6
6
6
6
6
6
$8,200
Total
388
388
388
388
388
388
388
388
388
388
391
391
391
380
380
Population
49,454
49,660
49,912
50,141
50,383
50,716
51,528
52,593
53,265
54,223
55,071
56,029
57,050
57,793
58,712
Per Capita Standard
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
15 Year Average
2011 to 2025
Quantity Standard
0.0073
Quality Standard
$10,099
Service Standard
$74
D.C. Amount (before deductions)
10 Year
Forecast Population
6,797
$ per Capita
$74
Eligible Amount
$501,075
Watson & Associates Economists Ltd.
PAGE B-5
Table B-4
Historical Level of Service Calculation
Policing Services - Facilities
Square Feet of Building Area
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with FF&E,
site works,
etc.
Old Police Station
33,500
33,500
33,500
33,500
33,500
33,500
33,500
33,500
33,500
33,500
-
-
-
-
-
$508
$587
New Police Station
-
-
-
-
-
-
-
-
-
-
67,500
67,500
67,500
67,500
67,500
$508
$587
Downtown Satellite Police Station
-
-
-
-
-
-
-
-
-
-
-
-
-
408
408
$508
$587
Emergency Dispatch Location
288
288
288
288
288
288
288
288
288
288
288
288
288
288
288
$508
$587
Total
33,788
33,788
33,788
33,788
33,788
33,788
33,788
33,788
33,788
33,788
67,788
67,788
67,788
68,196
68,196
Population
49,454
49,660
49,912
50,141
50,383
50,716
51,528
52,593
53,265
54,223
55,071
56,029
57,050
57,793
58,712
Per Capita Standard
0.6832
0.6804
0.6770
0.6739
0.6706
0.6662
0.6557
0.6424
0.6343
0.6231
1.2309
1.2099
1.1882
1.1800
1.1615
15 Year Average
2011 to 2025
Quantity Standard
0.8385
Quality Standard
587
Service Standard
$492
D.C. Amount (before deductions)
10 Year
Forecast Population
6,797
$ per Capita
$492
Eligible Amount
$3,345,483
Watson & Associates Economists Ltd.
PAGE B-6
Table B-5
Historical Level of Service Calculation
Policing Services - Vehicles and Equipment
Number of Vehicles and Equipment
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/Vehicle)
Prisoner transport
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$200,000
Police Fleet
39
39
39
34
35
33
39
41
38
41
40
39
41
45
45
$128,700
Police Other - ATV and Motorcycles
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
$56,600
Total
45
45
45
40
41
39
45
47
44
47
46
45
47
51
51
Population
49,454
49,660
49,912
50,141
50,383
50,716
51,528
52,593
53,265
54,223
55,071
56,029
57,050
57,793
58,712
Per Capita Standard
0.0009
0.0009
0.0009
0.0008
0.0008
0.0008
0.0009
0.0009
0.0008
0.0009
0.0008
0.0008
0.0008
0.0009
0.0009
15 Year Average
2011 to 2025
Quantity Standard
0.0009
Quality Standard
$115,678
Service Standard
$104
D.C. Amount (before deductions)
10 Year
Forecast Population
6,797
$ per Capita
$104
Eligible Amount
$707,636
Watson & Associates Economists Ltd.
PAGE B-7
Table B-6
Historical Level of Service Calculation
Policing Services - Small Equipment and Gear
Number of Small Equipment and Gear
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/item)
# Police Officers
88
88
88
88
88
88
90
92
92
92
95
99
99
108
108
$14,400
Communication Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,697,200
Volunteer Constables (Special
Constables)
10
10
10
11
13
12
14
15
18
17
18
18
20
20
20
$6,200
Auxiliary Members
15
15
15
15
15
15
15
15
15
15
15
15
15
15
15
$1,300
Total
114
114
114
115
117
116
120
123
126
125
129
133
135
144
144
Population
49,454
49,660
49,912
50,141
50,383
50,716
51,528
52,593
53,265
54,223
55,071
56,029
57,050
57,793
58,712
Per Capita Standard
0.0023
0.0023
0.0023
0.0023
0.0023
0.0023
0.0023
0.0023
0.0024
0.0023
0.0023
0.0024
0.0024
0.0025
0.0025
15 Year Average
2011 to 2025
Quantity Standard
0.0023
Quality Standard
$25,883
Service Standard
$60
D.C. Amount (before deductions)
10 Year
Forecast Population
6,797
$ per Capita
$60
Eligible Amount
$404,625
Watson & Associates Economists Ltd.
PAGE B-8
Table B-7
Historical Level of Service Calculation
Library Services - Facilities
Square Feet of Building Area
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with FF&E,
site works,
etc.
Belleville Public Library
36,500
36,500
36,500
36,500
31,636
31,636
31,636
31,636
31,636
31,636
31,636
31,636
31,636
31,636
31,636
$814
$983
Total
36,500
36,500
36,500
36,500
31,636
31,636
31,636
31,636
31,636
31,636
31,636
31,636
31,636
31,636
31,636
Population
49,454
49,660
49,912
50,141
50,383
50,716
51,528
52,593
53,265
54,223
55,071
56,029
57,050
57,793
58,712
Per Capita Standard
0.7381
0.7350
0.7313
0.7279
0.6279
0.6238
0.6140
0.6015
0.5939
0.5834
0.5745
0.5646
0.5545
0.5474
0.5388
15 Year Average
2011 to 2025
Quantity Standard
0.6238
Quality Standard
$983
Service Standard
$613
D.C. Amount (before deductions)
10 Year
Forecast Population
6,797
$ per Capita
$613
Eligible Amount
$4,167,784
Watson & Associates Economists Ltd.
PAGE B-9
Table B-8
Historical Level of Service Calculation
Library Services - Collection Materials
Number of Collection Materials
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/item)
Book Collection
104,528
90,745
94,200
101,127
91,897
91,121
89,310
81,351
79,129
77,938
78,544
77,606
79,183
77,956
77,956
$43
Periodicals
152
152
102
120
127
89
85
82
78
68
63
42
30
25
25
$27
Audiovisual & CDs
7,234
6,930
8,711
9,345
10,109
9,323
9,731
10,124
10,962
10,824
10,179
8,203
10,810
10,700
10,700
$53
Electronic collection holdings -
number of subscription to e-content
platforms
12
14
14
18
18
11
9
9
5
5
4
5
9
12
12
$12,400
Total
111,926
97,841
103,027
110,610
102,151
100,544
99,135
91,566
90,174
88,835
88,790
85,856
90,032
88,693
88,693
Population
49,454
49,660
49,912
50,141
50,383
50,716
51,528
52,593
53,265
54,223
55,071
56,029
57,050
57,793
58,712
Per Capita Standard
2.26
1.97
2.06
2.21
2.03
1.98
1.92
1.74
1.69
1.64
1.61
1.53
1.58
1.53
1.51
15 Year Average
2011 to 2025
Quantity Standard
1.8185
Quality Standard
$45
Service Standard
$82
D.C. Amount (before deductions)
10 Year
Forecast Population
6,797
$ per Capita
$82
Eligible Amount
$560,413
Watson & Associates Economists Ltd.
PAGE B-10
Table B-9
Historical Level of Service Calculation
Ambulance Services - Facilities
Square Feet of Building Area
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with FF&E,
site works,
etc.
111 Millennium Drive, Belleville
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
$442
$487
25 Frankford Crescent, Trenton
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
$442
$487
244 St. Lawrence St West, Madoc
2,048
2,048
2,048
2,048
2,048
2,048
2,048
2,048
2,048
2,048
2,048
2,048
2,048
2,048
2,048
$442
$487
33 Chemaushgon Road, Bancroft
2,300
2,300
2,300
2,300
2,300
2,300
2,300
2,300
2,300
2,300
2,300
2,300
2,300
2,300
2,300
$955
$1,053
38 Farley Avenue, Belleville
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
$442
$487
127 River Street, Tweed
2,050
2,050
2,050
2,050
2,050
2,050
2,050
2,050
2,050
2,050
2,050
2,050
2,050
2,050
2,050
$442
$487
2547 Stirling Marmora Rd, Stirling
-
-
-
-
-
-
-
-
-
-
-
-
-
15,000
15,000
$364
$401
Total
25,398
25,398
25,398
25,398
25,398
25,398
25,398
25,398
25,398
25,398
25,398
25,398
25,398
40,398
40,398
Percentage attributable to Belleville
41.5%
41.1%
41.1%
41.1%
41.1%
41.0%
40.9%
41.3%
40.9%
40.9%
40.7%
40.7%
40.6%
40.7%
40.7%
Total Belleville Share of Facilities
10,528
10,441
10,431
10,428
10,443
10,420
10,388
10,496
10,397
10,386
10,344
10,337
10,317
16,426
16,426
Population
49,454
49,660
49,912
50,141
50,383
50,716
51,528
52,593
53,265
54,223
55,071
56,029
57,050
57,793
58,712
Per Capita Standard
0.2129
0.2103
0.2090
0.2080
0.2073
0.2055
0.2016
0.1996
0.1952
0.1915
0.1878
0.1845
0.1808
0.2842
0.2798
15 Year Average
2011 to 2025
Quantity Standard
0.2105
Quality Standard
$529
Service Standard
$111
D.C. Amount (before deductions)
10 Year
Forecast Population
6,797
$ per Capita
$111
Eligible Amount
$757,186
Watson & Associates Economists Ltd.
PAGE B-11
Table B-10
Historical Level of Service Calculation
Ambulance Services - Vehicles and Equipment
No. of Vehicles and Equipment
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/Vehicle)
Ambulances
19
20
22
22
21
16
16
17
16
19
19
20
20
18
19
$422,300
Supervisor Emergency Vehicles
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$144,200
Ford Escape
-
-
-
-
-
-
-
2
2
2
2
2
2
2
2
$92,700
Cargo Van
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$92,700
Emergency Support Unit
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$103,000
Diagnostic Testing Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$309,000
Total
26
27
29
29
28
23
23
26
25
28
28
29
29
27
28
Percentage attributable to Belleville
41.5%
41.1%
41.1%
41.1%
41.1%
41.0%
40.9%
41.3%
40.9%
40.9%
40.7%
40.7%
40.6%
40.7%
40.7%
Total Belleville Share of Facilities
11
11
12
12
12
9
9
11
10
11
11
12
12
11
11
Population
49,454
49,660
49,912
50,141
50,383
50,716
51,528
52,593
53,265
54,223
55,071
56,029
57,050
57,793
58,712
Per Capita Standard
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
15 Year Average
2011 to 2025
Quantity Standard
0.0002
Quality Standard
$355,200
Service Standard
$71
D.C. Amount (before deductions)
10 Year
Forecast Population
6,797
$ per Capita
$71
Eligible Amount
$482,859
Watson & Associates Economists Ltd.
PAGE B-12
Table B-11
Historical Level of Service Calculation
Parks and Recreation Services - Parkland Development
Acres of Parkland
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/Acre)
Regional Parks
270
270
270
270
270
270
270
270
270
270
270
288
288
288
288
$80,200
Community Parks
126
126
126
138
138
138
138
138
138
138
138
138
138
138
138
$80,200
Neighbourhood Parks
98
112
116
121
124
128
128
128
128
128
129
129
131
131
131
$80,200
Specialized Area
33
33
33
33
33
49
49
54
54
54
55
55
58
58
58
$80,200
Parks Trail System
8
8
8
8
8
8
8
12
12
12
12
30
30
30
30
$80,200
Total
536
549
553
570
573
593
593
602
602
602
605
641
645
645
645
Population
49,454
49,660
49,912
50,141
50,383
50,716
51,528
52,593
53,265
54,223
55,071
56,029
57,050
57,793
58,712
Per Capita Standard
0.0108
0.0111
0.0111
0.0114
0.0114
0.0117
0.0115
0.0114
0.0113
0.0111
0.0110
0.0114
0.0113
0.0112
0.0110
15 Year Average
2011 to 2025
Quantity Standard
0.0112
Quality Standard
$80,512
Service Standard
$902
D.C. Amount (before deductions)
10 Year
Forecast Population
6,797
$ per Capita
$902
Eligible Amount
$6,129,059
Watson & Associates Economists Ltd.
PAGE B-13
Table B-12
Historical Level of Service Calculation
Parks and Recreation Services - Vehicles and Equipment
Number of Vehicles and Equipment
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/Vehicle)
Pickup Trucks
7
7
8
8
9
9
9
9
10
10
10
10
10
10
10
$98,700
Refuse Vehicle
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$246,700
Dump Truck
6
6
6
6
6
6
6
6
7
7
7
7
7
7
7
$153,400
Toro Mowers
3
4
4
4
4
4
5
5
5
5
5
5
5
5
5
$123,400
Tractors
4
4
6
6
6
6
5
5
5
5
6
6
6
6
6
$118,000
Chipper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$93,900
Loader
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$211,500
Mower
5
7
7
7
7
9
10
10
10
10
10
10
10
10
10
$35,300
Flailbot Mower
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$103,000
Ploughs
5
5
7
7
7
7
7
7
7
7
7
7
7
7
7
$13,200
Other equipment
30
32
38
38
39
39
42
42
43
43
43
43
43
43
43
$21,200
Bleacher
1
1
1
1
1
1
1
1
1
1
1
2
2
2
2
$112,800
Track Sweeper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$81,000
Trailers
7
7
7
7
8
8
8
9
9
9
9
9
9
10
10
$21,200
Enclosed Trailer
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$20,600
Trail Groomer & RTV
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$8,200
Sander
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$10,400
Snow blower attachment
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$14,000
Stand-On Spreader
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$11,100
Spider Slope Mower
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$77,200
Towable Arrowboard
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$20,600
Bucket Truck
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$386,200
Sweeper Vacuum
1
1
1
1
1
1
1
1
1
1
$161,800
Trash Drone
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$117,200
Floor Scrubbing Machine
1
1
1
1
1
1
1
1
1
1
1
1
2
2
2
$30,700
Forklift
1
1
1
1
1
1
1
1
1
1
1
1
2
2
2
$72,600
Man Lift
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$19,100
Zamboni
5
5
5
5
5
5
5
5
5
5
6
6
6
6
6
$99,400
Harbour Weed Harvester
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$33,400
Watson & Associates Economists Ltd.
PAGE B-14
Table B-12 (continued)
Historical Level of Service Calculation
Parks and Recreation Services - Vehicles and Equipment
Number of Vehicles and Equipment
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/Vehicle)
Scissor Lift
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,700
Weed Boat
1
1
1
1
1
1
2
2
2
2
2
2
2
2
2
$139,300
Rec Pickup Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$36,000
Rec Plow
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$6,800
Rec Trailer
3
3
3
3
3
3
4
4
4
4
4
4
4
4
4
$4,100
Total
88
93
104
104
109
113
120
122
126
127
130
133
136
137
137
Population
49,454
49,660
49,912
50,141
50,383
50,716
51,528
52,593
53,265
54,223
55,071
56,029
57,050
57,793
58,712
Per Capita Standard
0.0018
0.0019
0.0021
0.0021
0.0022
0.0022
0.0023
0.0023
0.0024
0.0023
0.0024
0.0024
0.0024
0.0024
0.0023
15 Year Average
2011 to 2025
Quantity Standard
0.0022
Quality Standard
$60,059
Service Standard
$132
D.C. Amount (before deductions)
10 Year
Forecast Population
6,797
$ per Capita
$132
Eligible Amount
$898,088
Watson & Associates Economists Ltd.
PAGE B-15
Table B-13
Historical Level of Service Calculation
Parks and Recreation Services - Recreation Facilities
Square Feet of Building Area
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with FF&E,
site works,
etc.
Quinte Sports & Wellness Centre
(Multiplex)
127,665
283,920
283,920
283,920
283,920
283,920
330,000
330,000
330,000
330,000
330,000
330,000
330,000
330,000
330,000
$591
$652
Dick Ellis Rink
29,070
-
-
-
-
-
-
-
-
-
-
-
-
-
-
$415
$458
Foster Ward Community Centre
3,850
3,850
3,850
3,850
3,850
3,850
3,850
3,850
3,850
3,850
5,000
5,000
5,000
5,000
5,000
$914
$1,008
D.L. Storey Centre
4,864
4,864
4,864
4,864
4,864
4,864
4,864
4,864
4,864
4,864
5,813
5,813
5,813
5,813
5,813
$667
$735
Hillcrest Community Centre
2,380
2,380
2,380
2,380
2,380
2,380
2,380
2,380
2,380
2,380
1,152
1,152
1,152
1,152
1,152
$1,012
$1,116
Quinte Tennis Club
1,300
1,300
1,300
1,300
1,300
1,300
1,300
1,300
1,300
1,300
1,125
1,125
1,125
1,125
1,125
$881
$971
Parkdale Community Centre
2,780
2,780
2,780
2,780
2,780
2,780
2,780
2,780
2,780
2,780
2,800
2,800
2,800
2,800
2,800
$977
$1,077
Gilead Community Hall
2,418
2,418
2,418
2,418
2,418
2,418
2,418
2,418
2,418
2,418
2,800
2,800
2,800
2,800
2,800
$709
$782
Queen Mary School Community Centre
28,450
28,450
28,450
28,450
28,450
28,450
28,450
28,450
28,450
-
-
-
-
-
-
$353
$389
Thurlow Community Centre
7,240
7,240
7,240
7,240
7,240
7,240
7,240
7,240
7,240
7,240
7,804
7,804
7,804
7,804
7,804
$691
$762
Bethany Community Centre
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
800
800
800
800
800
$912
$1,005
Kinsmen including pool
-
7,502
7,502
7,502
7,502
7,502
7,502
7,502
7,502
7,502
4,553
4,553
4,553
4,553
4,553
$1,135
$1,251
Quinte Exhibition & Grandstand
13,760
13,760
13,760
13,760
13,760
13,760
13,760
13,760
13,760
13,760
14,880
14,880
14,880
14,880
14,880
$629
$693
Rowing Club
12,066
12,066
12,066
12,066
12,066
12,066
12,066
12,066
12,066
12,066
12,066
12,066
12,066
12,066
12,066
$595
$656
Belleville Lawn Bowling Club
1,500
1,500
1,500
1,500
1,500
1,500
1,500
1,500
1,500
1,500
1,500
-
-
-
-
$353
$389
Memorial Arena
31,100
-
-
-
-
-
-
-
-
-
-
-
-
-
-
$415
$458
Total
269,443
373,030
373,030
373,030
373,030
373,030
419,110
419,110
419,110
390,660
390,293
388,793
388,793
388,793
388,793
Population
49,454
49,660
49,912
50,141
50,383
50,716
51,528
52,593
53,265
54,223
55,071
56,029
57,050
57,793
58,712
Per Capita Standard
5.4484
7.5117
7.4738
7.4396
7.4039
7.3553
8.1336
7.9689
7.8684
7.2047
7.0871
6.9391
6.8150
6.7273
6.6220
15 Year Average
2011 to 2025
Quantity Standard
7.1999
Quality Standard
$663
Service Standard
$4,777
D.C. Amount (before deductions)
10 Year
Forecast Population
6,797
$ per Capita
$4,777
Eligible Amount
$32,467,094
Watson & Associates Economists Ltd.
PAGE B-16
Table B-14
Historical Level of Service Calculation
Parks and Recreation Services - Parks Facilities
Square Feet of Building Area
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with FF&E,
site works,
etc.
Sidney Smith Signs Building
2,478
2,478
2,478
2,478
2,478
2,478
2,478
2,478
2,478
2,478
2,523
2,523
2,523
2,523
2,523
$633
$698
Park Services Building - Main Building
5,616
5,616
5,616
5,616
5,616
5,616
5,616
5,616
5,616
5,616
8,513
8,513
8,513
8,513
8,513
$554
$611
Park Services Building - Carpenter Shop & Storage
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
$420
$463
Park Services Building (Wood Framed bldg No. 2)
390
390
390
390
390
390
390
390
390
390
-
-
-
-
-
$134
$148
Park Services Building - Chemical Storage
200
200
200
200
200
200
200
200
200
200
200
200
200
200
200
$729
$804
Park Services Building - Green House #1
2,600
2,600
2,600
2,600
2,600
2,600
2,600
2,600
2,600
2,600
2,300
2,300
2,300
2,300
2,300
$176
$194
Park Services Building - Green House #2
2,185
2,185
2,185
2,185
2,185
2,185
2,185
2,185
2,185
2,185
1,800
1,800
1,800
1,800
1,800
$143
$158
Park Services Building - Green House #3
2,545
2,545
2,545
2,545
2,545
2,545
2,545
2,545
2,545
2,545
2,300
2,300
2,300
2,300
2,300
$123
$136
Thurlow Community Center - Washrooms &
Storage
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
$780
$860
Parkdale Community Center
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
$977
$1,077
Meyers Pier
5,910
5,910
5,910
5,910
5,910
5,910
5,910
5,910
5,910
5,910
11,216
11,216
11,216
11,216
11,216
$1,068
$1,177
West Zwicks Island - Hilltop Pavillion
3,600
3,600
3,600
3,600
3,600
3,600
3,600
3,600
3,600
3,600
2,442
2,442
2,442
2,442
2,442
$190
$209
West Zwicks Island - Washrooms #1
1,070
1,070
1,070
1,070
1,070
1,070
1,070
1,070
1,070
1,070
2,500
2,500
2,500
2,500
2,500
$1,021
$1,126
Centennial Rotary Park Washrooms
1,920
1,920
1,920
1,920
1,920
1,920
1,920
1,920
1,920
1,920
1,800
1,800
1,800
1,800
1,800
$1,348
$1,486
Alemite Park Washrooms
1,564
1,564
1,564
1,564
1,564
1,564
1,564
1,564
1,564
1,564
1,624
1,624
1,624
1,624
1,624
$776
$856
Victoria Harbour Washrooms
1,150
1,150
1,150
1,150
1,150
1,150
1,150
1,150
1,150
1,150
1,189
1,189
1,189
1,189
1,189
$1,953
$2,153
Riverside Park Washrooms
1,560
1,560
1,560
1,560
1,560
1,560
1,560
1,560
1,560
1,560
1,614
1,614
1,614
1,614
1,614
$928
$1,023
South George St Canteen
1,152
1,152
1,152
1,152
1,152
1,152
1,152
1,152
1,152
1,152
1,500
1,500
1,500
1,500
1,500
$1,308
$1,442
MA Sills Park - Field House
-
1,500
1,500
1,500
1,500
1,500
1,500
1,500
1,500
1,500
1,000
1,000
1,000
1,000
1,000
$8,717
$9,610
West Zwicks Island - Lion's Pavillion
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
7,000
7,000
7,000
7,000
7,000
$402
$443
West Zwicks Island - Tom Gavey Pavillion
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
2,500
2,500
2,500
2,500
2,500
$86
$95
Elgin Street Garage
675
675
675
675
675
675
675
675
675
675
1,000
1,000
1,000
1,000
1,000
$221
$244
Thurlow Park Washrooms
-
-
1,440
1,440
1,440
1,440
1,440
1,440
1,440
1,440
1,440
1,440
1,440
1,440
1,440
$663
$731
West Zwicks Island - Washrooms #2
-
-
-
-
-
-
-
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
$609
$671
Sonny Belch Park Washrooms
-
-
-
-
-
-
-
-
-
-
-
-
-
1,300
1,300
$846
$933
Corby Park Storage
215
215
215
215
215
215
215
215
215
215
215
215
215
215
215
$588
$648
MA Sills Park - Timing Tower
-
-
-
-
-
-
200
200
200
200
200
200
200
200
200
$518
$571
MA Sills Park - Parks Storage #2
-
-
-
-
-
-
800
800
800
800
800
800
800
800
800
$351
$387
MA Sills Park - Parks Storage #3
-
-
-
-
-
-
800
800
800
800
800
800
800
800
800
$303
$334
Total
43,930
45,430
46,870
46,870
46,870
46,870
48,670
51,170
51,170
51,170
64,576
64,576
64,576
65,876
65,876
Population
49,454
49,660
49,912
50,141
50,383
50,716
51,528
52,593
53,265
54,223
55,071
56,029
57,050
57,793
58,712
Per Capita Standard
0.8883
0.9148
0.9391
0.9348
0.9303
0.9242
0.9445
0.9729
0.9607
0.9437
1.1726
1.1525
1.1319
1.1399
1.1220
15 Year Average
2011 to 2025
Quantity Standard
1.0048
Quality Standard
$931
Service Standard
$936
D.C. Amount (before deductions)
10 Year
Forecast Population
6,797
$ per Capita
$936
Eligible Amount
$6,360,361
Watson & Associates Economists Ltd.
PAGE C-1
Appendix C
Long-Term Capital and
Operating Cost Examination
Watson & Associates Economists Ltd.
PAGE C-2
Appendix C: Long-Term Capital and Operating
Cost Examination
As a requirement of the D.C.A., as amended, 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 development charge. 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 City's 2024 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 City 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
Table C-1
City of Belleville
Operating and Capital Expenditure Impacts for Future Capital Expenditures
SERVICE
ANNUAL
OPERATING
EXPENDITURES
ANNUAL LIFECYCLE
EXPENDITURES
TOTAL ANNUAL
EXPENDITURES
Services Related to a Highway
554,509
2,655,507
3,210,015
Fire Protection Services
397,048
258,744
655,792
Policing Services
266,238
184,920
451,158
Parks and Recreation Services
81,363
1,013,815
1,095,178
Library Services
293
2,590
2,883
Ambulance
-
73,557
73,557
Wastewater Services
599,142
3,573,237
4,172,379
Water Services
293,482
1,524,011
1,817,493
Total
$2,192,073
$9,286,381
$11,478,454
Watson & Associates Economists Ltd.
PAGE D-1
Appendix D
Local Service Policy
Watson & Associates Economists Ltd.
PAGE D-2
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 following local service guidelines
are proposed to delineate the jurisdiction for capital cost recovery (i.e. local service or
D.C.s).
Roads and Related Services
1.
For the purpose of interpreting this guideline the following meanings will be used:
1.1.
Major collectors refer to a collector road with a right-of-way width of at
least 26 metres, with no permitted lot frontage and restricted access.
1.2.
Minor collectors are collector roads with a right-of-way of less than 26
metres, with permitted lot frontage and direct access other than at major
intersections where approved urban design guidelines, traffic or safety
concerns require restrictions within thirty-five (35) metres of the
intersection.
2.
Arterial and Collector Roads (including Structures)
2.1.
New minor collector roads constructed internal to a development are the
direct responsibility of the developer.
2.2.
New minor collector roads constructed external to a development, but
serving primarily to connect a development to the main road network, are
the direct responsibility of the developer.
2.3.
New, widened, extended or upgraded, major collector roads external to
the development, and oversizing of major collector roads internal to the
development are considered to be eligible development charge projects.
2.4.
New, widened, extended or upgraded, arterial roads are considered to be
eligible development charge projects.
2.5.
All other new roads are considered to be the direct responsibility of the
developer.
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PAGE D-3
3.
Traffic Signals and Intersection Improvements
3.1.
New signalization or intersection improvements located at the intersection
of two arterial roads, or at the intersection of a major collector road with an
arterial road, or at the intersection of two major collector roads and located
external to a development, are considered to be eligible development
charge projects.
3.2.
New signalization or intersection improvements located at the intersection
of an arterial road and external to a development, the work will be cost
shared by a Benefiting Owners' Agreement and best efforts of the
municipality as Development Agreements come forward.
3.3.
New signalization or intersection improvements that serve primarily as
private site entrances or as entrances to developments, are the direct
responsibility of the developer.
3.4.
Intersection improvements, new or modified signalization, signal timing,
optimization plans, area traffic studies for highways attributed to growth
and unrelated to specific development are considered to be eligible
development charge projects.
3.5.
All other traffic signalization and Intersection improvements required by a
new development are the direct responsibility of the developer.
4.
Streetlights
4.1.
Streetlights located on arterial or major collector roads are considered to
be eligible development charge projects, and are included in the roads
construction cost estimate of the related development charges project.
4.2.
Streetlights on non-arterial roads, external to development but needed to
support a specific development or required to link the area are the direct
responsibility of the developer.
4.3.
Streetlights on all other new roads are the direct responsibility of the
developer.
Watson & Associates Economists Ltd.
PAGE D-4
5.
Sidewalks
5.1.
Construction of sidewalks on newly constructed development charge
eligible roads will be considered to be part of the capital cost of the related
development charge project.
5.2.
Construction of new sidewalks on existing roads, including sidewalks
external to a development that are required to connect the new area to
public spaces, are the direct responsibility of the developer.
5.3.
Sidewalks on all other new roads are the direct responsibility of the
developer.
6.
Cycling Routes and Trails
6.1.
Cycling routes, bike lanes, and active transportation paths (on road) within
the road allowance, external to development are considered to be eligible
development charge projects, and are included in the capital cost of the
related development charge project within the Services Related to a
Highway area.
6.2.
Recreational multi-use trails (off road)/naturalized walkways external to
development are considered to be eligible development charge projects,
and are included in the capital cost of the related development charge
project within the Parks and Recreation Services area.
6.3.
Cycling Routes/Bike Lanes/Active Transportation Paths (on
road)/Recreational Multi-Use Trails (off road)/Naturalized Walkways
internal to development are the direct responsibility of the developer.
6.4.
Cycling Routes/Bike Lanes/Active Transportation Paths (on
road)/Recreational Multi-Use Trails (off road)/Naturalized Walkways on all
other new roads are the direct responsibility of the developer.
7.
Noise Abatement Measures
7.1.
Noise abatement measures external and internal to development where it
is related to, or a requirement of a specific development are the direct
responsibility of the developer.
Watson & Associates Economists Ltd.
PAGE D-5
7.2.
Noise abatement measures on new arterial roads or arterial road
improvements abutting existing community and unrelated to specific
development are considered to be eligible development charge projects,
and are included in the capital cost of the related development charge
project.
8.
Transit Lanes and Lay-Bys
8.1.
Transit lanes and lay-bys located within municipal arterial roads are
considered part of the complete street are considered to be eligible
development charge projects, and are included in the capital cost of the
related development charge project.
8.2.
Transit lanes and lay-bys located within non-arterial road corridors internal
to development are the direct responsibility of the developer.
8.3.
Transit lanes and lay-bys located within non-arterial road corridors
external to development and needed to support a specific development or
required to link with the area to which the plan relates are the direct
responsibility of the developer.
9.
Transit Bus Stops and Amenities
9.1.
Transit bus stops and amenities internal to development are the direct
responsibility of the developer.
9.2.
Transit bus stops and amenities on arterial roads are considered to be
eligible development charge projects, and are included in the capital cost
of the related development charge project.
Storm Water Management
10.
Storm Sewers, Diversion Channels and Outfalls
10.1. Storm sewers constructed internal to a development are the direct
responsibility of the developer, unless the City requests sewers to be
oversized over 900mm, in which case the incremental cost of oversizing is
considered to be an eligible development charge project, based on an
Watson & Associates Economists Ltd.
PAGE D-6
area stormwater master drainage plan, and with the prior agreement and
approval of the City.
10.2. Storm sewers, diversion channels and storm sewer outfalls constructed
external to a development and greater in size than determined by
engineering standards to be necessary to drain the owner's lands will be
financed by area-specific development charges or through a joint service
agreement to be developed by the parties, and with the facilitation of the
City through its best efforts, based on an area stormwater master drainage
plan, and with the prior agreement and approval of the City.
10.3. Storm sewers of any size required by a development to connect to an
existing local trunk storm sewer or outlet are the direct responsibility of the
developer.
11.
Stormwater Management Facilities
11.1. Stormwater management facilities shall include all stormwater
quantity/quality control structures, safety fencing, signage, easements and
right-of-way to access facilities.
11.2. Stormwater quality and quantity control works are the direct responsibility
of the developer, except as noted in 12.3 and 12.4 below.
11.3. Where the size of the development prevents on-site stormwater
management facilities and when such facilities are deemed impractical in
the sole opinion of the City, the City may elect to apply a financial
contribution policy based on the area of impervious surfaces. Funds
acquired in this fashion shall be placed in a reserve fund to be used in the
construction of future centralized facilities or other watershed
improvements.
11.4. If a stormwater management project benefits a broad area of development
and the work provides service to lands owned by two or more unrelated
parties, then the project may be considered to be financed:
11.4.1.
through area-specific development charges, based on an area
stormwater master drainage plan, and with the prior approval of
the City; or
Watson & Associates Economists Ltd.
PAGE D-7
11.4.2.
through a joint service agreement to be developed by the
parties, and with the facilitation of the City through its best
efforts.
12.
Erosion Control Measures
12.1. Erosion works required to mitigate the impact of a development are the
direct responsibility of the developer.
Land Acquisition/Easements
13.
For Roads
13.1. Land acquisition for arterial or collector roads according to the City's
Official Plan, is primarily achieved through dedications under the Planning
Act.
13.2. In areas where limited or no development is anticipated, and direct
dedication is unlikely, the land acquisition is considered to be an eligible
development charge project under a class of service for land acquisition.
13.3. Land acquisition for the purchase of associated easements required for
arterial or major collector roads is considered to be an eligible
development charge project under a class of service for land acquisition.
14.
For Grade Separations
14.1. Land acquisition for grade separations (beyond normal dedication
requirements) is considered to be an eligible development charge project
under a class of service for land acquisition.
15.
Land Acquisition for Stormwater Management Facilities
15.1. Land acquisition for centralized Stormwater Management Facilities, to the
size required according to the approved engineering standards, is
primarily provided by dedications under the Planning Act.
15.2. In areas where limited or no development is anticipated, and direct
dedication is unlikely, the land acquisition is considered to be an eligible
development charge project under a class of service for land acquisition.
Watson & Associates Economists Ltd.
PAGE D-8
16.
For Parkland
16.1. The cost of land acquisition for parkland will not be financed by
development charges.
Parkland Development
17.
Clean Land
17.1. The City expects parkland deeded to the municipality to be
environmentally clean with all natural hazards removed.
17.2. The park site shall meet the requirements of the Environmental Protection
Act to limit the risk of liability and provide a safe environment for interim
and future leisure and active recreational use.
17.3. The park site shall have been subject to an Environmental Assessment
(Class 1) and associated clean-up (if noted as a requirement of draft plan
or subdivision agreement).
17.4. The clean-up of all litter, garbage, construction debris, and environmental
hazards as identified under Environmental Assessment and by
Community Services and Transportation and Operations Services is
required.
18.
Servicing
18.1. The developer is responsible to install an electrical service and a 50mm
water service from the street right-of-way to the park property line, unless
the City requests the water service to be oversized over 50mm, in which
case the incremental cost of oversizing is considered to be an eligible
development charge project.
18.2. If requested by the City, the developer may install other services, such as
a sanitary connection, and the works are considered to be eligible
development charge projects.
Watson & Associates Economists Ltd.
PAGE D-9
19.
Park Design and Construction
19.1. In the event the City requests the developer to assist in the design and/or
construction of the park, the work is considered to be an eligible
development charge project.
20.
Grading
20.1. The parkland is to be provided graded and seeded to be in a state that
can be maintained by the City.
20.2. Where permitted by the City, the existing grades may be altered by the
developer in accordance with the overall surface drainage plan.
20.3. Where grades are altered, such as when site filling or drainage
improvements are proposed, the developer is required to rough grade the
site to provide good site drainage, to provide access from surrounding
streets and to establish grass seed to prevent erosion.
20.4. Where the site is left in a rough graded condition, a topsoil stockpile is
required to be provided.
21.
Recreational Trails
21.1. Recreational trails and their associated infrastructure (landscaping,
bridges, trail surface, etc.), not otherwise captured as active transportation
works, are considered to be eligible development charge projects.
22.
Landscape Buffer Blocks, Features, Cul-de-sac Islands, Berms, Grade Transition
Areas, Walkway Connections to Adjacent Arterial Roads, Open Space, Etc.
22.1. The cost of developing all landscape buffer blocks, landscape features,
cul-de-sac islands, berms, grade transition areas, walkway connections to
adjacent arterial roads, open space and other remnant pieces of land
conveyed to the municipality are the direct responsibility of the developer.
Such costs include but are not limited to:
22.1.1.
pre-grading, sodding or seeding, supply and installation of
amended topsoil, (to the City's required depth), landscape
features, perimeter fencing and amenities and all planting.
Watson & Associates Economists Ltd.
PAGE D-10
22.1.2.
Perimeter fencing to the City standard located on the public
property side of the property line adjacent land uses (such as
but limited to arterial roads) as directed by the City.
Water and Wastewater
23.
For the purpose of interpreting this guideline the following meanings will be used:
23.1. Facilities refer to non-linear infrastructure (i.e., other than watermains and
wastewater mains).
24.
The charge is utilized to fund future capacity in the respective systems (water
and wastewater), including treatment plant expansions, pumping or booster
stations, and reservoirs, etc. Water and Wastewater services constructed
internal to a development are a direct responsibility of the developer, unless the
City requests water and wastewater services to be oversized over 300mm, in
which case the incremental cost of oversizing is considered to be an eligible
development charge project, and with the prior agreement and approval of the
City.
25.
Water
25.1. Booster Stations & Reservoirs:
25.1.1.
Facilities identified as being required in a City approved Master
Servicing Plan(s) to accommodate growth are considered to be
eligible development charge projects.
25.1.2.
Facilities required to service only a proposed development or
subsequent phases of the same development are the direct
responsibility of the developer.
25.2. Facilities not identified in a City approved Master Servicing Plan but are
subsequently identified by the City as being required in order to facilitate
two or more developments, and where the potential benefiting lands are
owned by two or more unrelated parties, are considered to be eligible
development charge projects.
Watson & Associates Economists Ltd.
PAGE D-11
25.3. Water treatment, storage facilities, transmission mains, re-
chlorination/sampling stations and Wells are considered to be eligible
development charge projects.
25.4. External underground services involving trunk infrastructure and pipe
sizes exceeding 300mm for water are considered to be eligible
development charge projects.
25.5. Facilities not required for the individual development are considered to be
eligible development charge projects.
26.
Wastewater
26.1. Lift Stations:
26.1.1.
Facilities identified as being required in a City approved Master
Servicing Plan(s) to accommodate growth are considered to be
eligible development charge projects.
26.1.2.
Facilities required to service only the proposed development or
subsequent phases of the same development are the direct
responsibility of the developer.
26.1.3.
Any facility not identified in the applicable Development Charges
schedule of projects is ineligible for funding.
26.2. Facilities not identified in a City approved Master Servicing Plan but are
subsequently identified by the City as being required in order to facilitate
two or more developments and where the potential benefiting lands are
owned by two or more unrelated parties, are considered to be eligible
development charge projects.
26.3. Wastewater treatment plants and transmission mains are considered to be
eligible development charge projects.
26.4. External underground services involving trunk infrastructure and pipe
sizes exceeding 300mm for sanitary services are considered to be eligible
development charge projects.
Watson & Associates Economists Ltd.
PAGE D-12
26.5. Facilities not required for the individual development are considered to be
eligible development charge projects.
Watson & Associates Economists Ltd.
PAGE E-1
Appendix E
Asset Management Plan
Watson & Associates Economists Ltd.
PAGE E-2
Appendix E: Asset Management Plan
The Development Charges Act, 1997, as amended (D.C.A.) (clause (c.2) of subsection
10 (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 asset management plan shall,
(a) deal with all assets whose capital costs are proposed to be
funded under the development charge by-law;
(b) demonstrate that all the assets mentioned in clause (a) are
financially sustainable over their full life cycle;
(c)
contain any other information that is prescribed; and
(d) be prepared in the prescribed manner."
In regard to the above, section 8 of the regulations was amended to include subsections
(2), (3), and (4) which set out specific detailed requirements for transit (only). For all
services except transit, there are no prescribed requirements at this time, thus requiring
the municipality to define the approach to include in the background study.
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 throughout its entire lifecycle. For growth-related works, the majority of initial
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 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.
It should be noted that with the recent passing of the Infrastructure for Jobs and
Prosperity Act (I.J.P.A.) municipalities are now required to complete A.M.P.s, based on
certain criteria, which were to be completed by 2022 for core municipal services and
2024 for all other services. The amendments to the D.C.A. do not require municipalities
to complete these A.M.P.s (required under I.J.P.A.) for the D.C. background study,
rather the D.C.A. requires that the D.C. background study include information to show
the assets to be funded by the D.C. are sustainable over their full lifecycle.
Watson & Associates Economists Ltd.
PAGE E-3
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
In 2012, the Province developed Building Together: Guide for municipal asset
management plans which outlines the key elements for an A.M.P., as follows:
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
Watson & Associates Economists Ltd.
PAGE E-4
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.
Non-Transit Services
Commensurate with the above, the City prepared an A.M.P. in 2025 for its existing
assets; with a high level consideration of future growth-related assets for services
included in the D.C. calculations. To ensure legislative compliance and complement the
existing A.M.P. review, the asset management requirement for the D.C. is separately
provided below.
In recognition of the schematic above, the following table (presented in 2026$) 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. As
well, the present infrastructure gap and associated funding plan have not been
considered in the analysis below. Therefore, 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 that may require financing from
municipal financial resources (i.e., taxation, rates, fees, etc.) has been presented
as an annual debt charge amount based on 20-year financing.
2. Lifecycle costs for the 2026 D.C. capital works 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 approximately $59.60 million.
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
estimated at approximately $12.59 million. This amount, combined with the
existing operating revenues of $217.72 million, will provide annual revenues of
$230.31 million by the end of the period.
Watson & Associates Economists Ltd.
PAGE E-5
6. In consideration of the above, the capital plan is deemed to be financially
sustainable, as shown in Table E-1.
Table E-1
City of Belleville
Asset Management - Future Expenditures and Associated Revenues
2026$
Transit Services
In regard to the D.C.A. requirements for asset management related to transit services,
Ontario Regulation (O. Reg.) 82/98 (as amended) references O. Reg. 588/17 made
under the I.J.P.A., which at a high-level requires the following be addressed:
- State of local infrastructure;
- Current and Proposed Levels of Service;
- Lifecycle Management Strategy; and
Asset Management - Future
Expenditures and Associated Revenues
2051 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth
Related Capital1
34,707,832
Annual Debt Payment on Post Period
Capital2
13,417,503
Annual Lifecycle - Municipal-wide Services
4,189,133
Annual Lifecycle - Urban Services
5,097,248
Incremental Operating Costs
(for D.C. Services)
$2,192,073
Total Expenditures
59,603,789
Revenue (Annualized)
Total Existing Revenue3
$217,724,366
Incremental Tax and Non-Tax Revenue
(User Fees, Fines, Licences, etc.)
$12,585,920
Total Revenues
$230,310,286
3 As per Sch. 10 of FIR
1 Non-Growth Related component of Projects
2 Interim Debt Financing for Post Period Benefit
Watson & Associates Economists Ltd.
PAGE E-6
- Financial Strategy.
The City has recently prepared a 2025 A.M.P. that details its transit assets. Therefore,
much of the information presented herein is reproduced from this 2025 A.M.P.
State of Local Infrastructure
As detailed in the City's 2025 A.M.P., Table E-2 presents the average age compared to
service life of transit assets.
Table E-3 presents a high-level summary of the City's transit assets, including assessed
condition and replacement cost, as detailed in the City's 2025 A.M.P. In total, transit
assets within the City have a replacement value of approximately $38.9 million in 2024
dollars.
Current and Proposed Levels of Service
As detailed in the City's 2025 A.M.P., Table E-4 presents the current and proposed
levels of service for transit services.
Lifecycle Management Strategy
The asset management strategy provides the recommended course of actions required
to deliver the proposed L.O.S. discussed in the previous section in a sustainable
fashion.
The proposed levels of service primarily includes renewal and replacement activities, as
well as additional transit shelters. A summary of the anticipated lifecycle activities over
the next 10-years is presented in Table E-5, and further detailed in the financial
strategy.
Financial Strategy
The financing strategy outlines the suggested financial approach to fund the
recommended lifecycle management. This forecast expands on the City's 2026
operating and capital budgets. The financial forecast within this section of the asset
management plan includes:
- Annual expenditure forecasts broken down by:
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PAGE E-7
o Maintenance/non-infrastructure solutions;
o Renewal/rehabilitation activities;
o Replacement/disposal activities; and
o Expansion activities.
- A breakdown of annual funding/revenue by source.
The financing strategy forecast, presented in Table E-6, assumes that operating costs
have been forecast to increase by 5.8% over the forecast period, based on the
anticipated increase in ridership. Transit passenger revenues have been forecast such
that the relationship of fare revenue to ridership is maintained. No changes to other
revenue sources have been assumed beyond those identified in the 2026 budget.
Tax-based support to fund operating and capital costs not funded from other sources
(i.e., fares, grants, advertising revenue, and D.C.s) is forecast to fluctuate over the
forecast period, beginning at approximately $10.32 million in 2026 and ending at
approximately $9.54 million by 2035.
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PAGE E-8
Table E-2
City of Belleville
Average Age Compared to Service Life of Transit Assets
Table E-3
City of Belleville
Transit Services Asset Inventory and Valuation
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PAGE E-9
Table E-4
City of Belleville
Transit Services Current and Proposed Levels of Service
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PAGE E-10
Table E-5
City of Belleville
Transit Service Asset Replacement/Disposal, Renewal/Rehabilitation, and
Expansionary Capital (2026$)
Description
Total Cost
(2026$)
Replacement/Disposal
Mobility Buses
1,642,400
$
Conventional Buses
23,094,200
$
Renewal/Rehabilitation
Transit Garage & Mechanic Shop
3,324,500
$
Transit Terminal
1,216,800
$
Expansion Activities
New Bus Shelters
432,600
$
Total
29,710,500
$
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PAGE E-11
Table E-6
City of Belleville
Transit Service Financing Strategy (2026$)
Description
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
Maintenance / Non-Infrastructure Solutions
Base Operating Costs1
8,454,200
8,454,200
8,454,200
8,454,200
8,454,200
8,454,200
8,454,200
8,454,200
8,454,200
8,454,200
Incremental Operating Costs2
486,813
973,626
1,460,439
1,947,252
2,434,065
2,920,878
3,407,691
3,894,504
4,381,317
4,868,130
Replacement/Disposal3
Mobility Buses
939,800
171,600
-
-
-
-
265,500
265,500
-
-
Conventional Buses
2,853,000
-
2,891,600
2,891,600
2,891,600
2,891,600
2,891,600
2,891,600
2,891,600
-
Renewal/Rehabilitation3
Transit Garage & Mechanic Shop
295,300
307,700
862,800
324,000
412,500
263,500
609,800
-
163,100
85,800
Transit Terminal
-
15,600
-
213,800
-
-
883,900
-
95,400
8,100
Expansion Activities4
D.C. Funded
New Bus Shelters
4,490
4,490
4,490
4,490
4,490
4,490
4,490
4,490
4,490
4,490
Non-growth Related
New Bus Shelters
38,770
38,770
38,770
38,770
38,770
38,770
38,770
38,770
38,770
38,770
Total
13,072,373
9,965,986
13,712,299
13,874,112
14,235,625
14,573,438
16,555,951
15,549,064
16,028,877
13,459,490
1 2026 Operating Budget
2 Forecast based on ridership increase
3 2026 10-year Capital Forecast
4 Estimated timing of expansion activities
Description
2026
2027
2028
2029
2030
2031
2032
2033
2034
2035
Operating
Fares1
2,254,500
2,254,500
2,254,500
2,254,500
2,254,500
2,254,500
2,254,500
2,254,500
2,254,500
2,254,500
Incremental Fares2
129,819
259,638
389,457
519,276
649,095
778,914
908,733
1,038,552
1,168,371
1,298,190
Other (Advertising & Provincial Grants)
325,000
325,000
325,000
325,000
325,000
325,000
325,000
325,000
325,000
325,000
Capital
D.C. Revenue
4,490
4,490
4,490
4,490
4,490
4,490
4,490
4,490
4,490
4,490
Municipal Contribution (incl. reserve fund transfers)
10,358,564
7,122,358
10,738,852
10,770,846
11,002,540
11,210,534
13,063,228
11,926,522
12,276,516
9,577,310
Total
13,072,373
9,965,986
13,712,299
13,874,112
14,235,625
14,573,438
16,555,951
15,549,064
16,028,877
13,459,490
1 2026 Operating Budget
2 Forecast based on ridership increase
Expenditure Forecast
Revenue Forecast
Watson & Associates Economists Ltd.
PAGE F-1
Appendix F
Draft Development Charges
By-law
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PAGE F-2
THE CORPORATION OF THE CITY OF BELLEVILLE
BY-LAW NUMBER 2026-XX
A by-law to establish development charges for the Corporation of the City of
Belleville
WHEREAS subsection 2(1) of the Development Charges Act, 1997 c. 27, as amended
(hereinafter called "the Act") provides that the council of a municipality may pass By-laws
for the imposition of development charges against land for increased capital costs
required because of the need for services arising from development in the area to which
the by-law applies;
AND WHEREAS the Council of The Corporation of the City of Belleville ("City of
Belleville") has given Notice in accordance with Section 12 of the Development Charges
Act, 1997, of its intention to pass a by-law under Section 2 of the said Act;
AND WHEREAS in accordance with the Act, a report entitled "Development Charges
Background Study" dated July 6, 2026, as amended, prepared by Watson & Associates
Economists Ltd. (the "Background Study"), has been completed;
AND WHEREAS the Council of the City of Belleville has considered the Background
Study, as amended, has considered all written submissions, and has heard all persons
who applied to be heard no matter whether in objection to, or in support of, the
development charge proposal at a public meeting held on July 27, 2026;
AND WHEREAS the Council of the City of Belleville has determined that a further public
meeting is not necessary pursuant to subsection 12(3) of the Act.
NOW THEREFORE THE COUNCIL OF THE CITY OF BELLEVILLE ENACTS AS
FOLLOWS:
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DEFINITIONS
1.
In this by-law,
(1)
"Accessory building or structure" shall mean a detached building or
structure that is not used for human habitation and the use of which is
customarily incidental and subordinate to a principal use, building or
structure and is located on the same lot therewith.
(2)
"Accessory use" shall mean a use customarily incidental and subordinate
to, and exclusively devoted to the principal or main use of the lot, building
or structure and located on the same lot as such principal or main use.
(3)
"Act" means the Development Charges Act, S.O. 1997, c. 27, as
amended, or any successor thereof.
(4)
"Additional dwelling unit" means a dwelling unit, whether contained within
a proposed single detached dwelling, semi-detached dwelling or row
dwelling, or ancillary to a single detached dwelling, a semi-detached
dwelling, or a row dwelling including but not limited to a coach house,
laneway suite or structure constructed above an existing garage or other
structure separate from the primary dwelling unit, and which is not capable
of being legally conveyed as a separate parcel of land from the primary
dwelling unit.
(5)
"Affordable Residential Unit" means a residential unit that meets the
criteria set out in section 4.1 of the Act.
(6)
"Agricultural use" means the use of land and/or buildings for the cultivation
or foraging of crops, livestock or poultry production, raising or training of
horses, and orchards, market gardening, maple sugar bushes, tobacco
crops or other forms of specialized crop production.
(7)
"Apartment dwelling" means any dwelling unit within a building containing
three or more dwelling units where the units are connected by an interior
corridor.
(8)
"Attainable Residential Unit" means a residential unit that meets the
criteria set out in section 4.1 of the Act.
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(9)
"Bedroom" means a habitable room larger than seven square metres,
including a den, study, or other similar area, but does not include a living
room, dining room or kitchen.
(10)
"Board of Education" means a board defined in subsection 1 (1) of the
Education Act.
(11)
"Bona fide farm operation" means the proposed development is for
agricultural use where the yearly income from the agricultural use is
substantial and the owner holds a valid Farm Business Registration
Number issued by the Ontario Ministry of Agriculture, Food and Rural
Affairs. For purposes of determining bona fide farm uses reference may
be made to the owner's membership in a legitimate farm organization.
(12)
"Building Code Act" means the Building Code Act, 1992, S.O. 1992, c.23.
(13)
"Capital cost" means capital costs as defined in subsection 5 (3) of the
Act.
(14)
"Council" means the Council of The Corporation of the City of Belleville.
(15)
"Development" means any activity or proposed activity in respect of land
that requires one or more of the actions referred to in section 14 of this by-
law and including the redevelopment of land or the redevelopment,
expansion, extension or alteration of a use, building or structure except
interior alterations to an existing building or structure which do not change
or intensify the use of land.
(16)
"Development charge" means a charge imposed pursuant to this By-law.
(17)
"Dwelling unit" means a suite operated as a housekeeping unit, used or
intended to be used as a domicile by 1 or more persons and usually
containing cooking, eating, living, sleeping and sanitary facilities, and
includes:
(a)
a park model home;
(b)
a bedroom in a students' or seniors' residence;
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PAGE F-5
(c)
a building, or portion of a building, used for residential purposes as
set out in the Planning Act.
(18)
"Farm building" means that part of a bona fide farm operation
encompassing barns, silos and other ancillary development to an
agricultural use, but excluding a residential use.
(19)
"Grade" means the average level of finished ground adjoining a building or
structure at all exterior walls.
(20)
"Gross floor area" means the total area of all building floors above or
below grade measured between the outside surfaces of the exterior walls,
or in the case of a mixed use building or structure, 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:
(a)
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;
(b)
loading facilities above or below grade; and
(c)
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.
(21)
"Inclusionary zoning residential unit" means residential units that are
affordable housing units required to be included in a development or
redevelopment pursuant to a by-law passed under section 34 of the
Planning Act to give effect to the policies described in subsection 16 (4) of
that Act.
(22)
"Industrial use" 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 an
agricultural use.
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(23)
"Institutional use", for the purposes of subsection 20 (3), means a building
used for or in connection with:
(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 institution of the following post-secondary institutions for the
objects of the institution:
(i)
a university in Ontario that receives direct, regular and
ongoing operation funding from the Government of Ontario;
(ii)
a college or university federated or affiliated with a university
described in subclause (i); 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.
(24)
"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.
(25)
"Local services" means those services or facilities which are under the
jurisdiction of the Municipality and are related to a plan of subdivision or
within the area to which the plan relates, required as a condition of
approval under section 51 of the Planning Act, or as a condition of
approval under section 53 of the Planning Act.
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(26)
"Mixed use" means a building, structure or development with portions
which are to be used for residential development and other portions which
are to be used for non-residential development.
(27)
"Multiple dwelling" means all dwellings other than single detached
dwellings, semi-detached dwellings, apartment dwellings and special care
dwelling units.
(28)
"Municipality" means The Corporation of the City of Belleville.
(29)
"Non-profit housing" means development that meets the criteria set out in
subsection 4.2 (1) of the Act.
(30)
"Non-residential use" means a building or structure used for purposes
other than a residential use.
(31)
"Official Plan" means the Official Plan of the City of Belleville and any
amendments thereto.
(32)
"Other Multiple" means the same as multiple dwelling as defined in this by-
law.
(33)
"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.
(34)
"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.
(35)
"Planning Act" means the Planning Act, R.S.O. 1990, c.P.-13, as
amended, or any successor thereof.
(36)
"Regulation" means any regulation made pursuant to the Act.
(37)
"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.
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PAGE F-8
(38)
"Residential unit" means the same as dwelling unit as defined in this by-
law.
(39)
"Residential use" means lands, buildings or structures or portions thereof
used, or designed or intended to be used as a home or residence of one
or more individuals who reside or dwell there permanently or for a
considerable period of time, and includes a single detached dwelling, a
semi-detached dwelling, a multiple dwelling, an apartment dwelling,
special care dwelling units, and the residential portion of a mixed-use
building or structure, but does not include a place of worship, student
residence, military barracks, hotel, motel, or bed and breakfast where
individuals typically stay for less than one week.
(40)
"Row dwelling" means a residential building containing not less than three
dwelling units with each unit separated by a common or party wall or walls
with a separate outside entrance to each unit. For the purposes of this
definition, a row dwelling with up to two additional dwelling units as
defined in this by-law is deemed to be a row dwelling.
(41)
"Semi-detached dwelling" means a building divided vertically into two
dwelling units each of which has a separate entrance and access to
grade. For the purposes of this definition, a semi-detached dwelling with
up to two additional dwelling units as defined in this by-law is deemed to
be a semi-detached dwelling.
(42)
"Services" means services set out in Schedule "A" to this By-law.
(43)
"Single detached dwelling" means a completely detached building
containing only one dwelling unit. For the purposes of this definition, a
single detached dwelling with up to two additional dwelling units as
defined in this by-law is deemed to be a single detached dwelling.
(44)
"Special Care Dwelling Unit" means a unit within a building containing
more than six dwelling units or dwelling rooms that are designed to
accommodate individuals with specific support needs, including
independent permanent living arrangements, where support services such
as meal preparation, grocery shopping, housekeeping, nursing, respite
care and attendant services are provided at various levels, and:
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PAGE F-9
(a)
the units have a common entrance from street level;
(b)
the occupants have the right to use common halls, stairs, yards,
rooms, and accessory buildings; and
(c)
the units or rooms may or may not have exclusive sanitary or
culinary facilities or both.
(45)
"Special Dwelling Unit" means the same as special care dwelling unit as
defined in this by-law.
(46)
"Urban Service Area" means the urban serviced area as defined in the
Municipality's Official Plan.
CALCULATION OF DEVELOPMENT CHARGES
2.
(1)
Subject to the provisions of this by-law, development charges against land
shall be imposed, calculated and collected in accordance with the base
rates set out in Schedule "B", which relate to the services set out in
Schedule "A".
(2)
The development charge with respect to the use of any land, buildings or
structures shall be calculated as follows:
(a)
in the case of residential development or redevelopment, or the
residential portion of a mixed-use development or redevelopment,
the sum of the product of the number of dwelling units of each type
multiplied by the corresponding total amount for such dwelling unit
type, as set out in Schedule "B";
(b)
in the case of non-residential development or redevelopment, or the
non-residential portion of a mixed-use development or
redevelopment, the product of the gross floor area of such
development multiplied by the corresponding total amount for such
gross floor area, as set out in Schedule "B"; and
(c)
in the case of a student residence, the applicable charge, per room,
is as established for "Apartments - Bachelor and 1 Bedroom" as
set out in Schedule "B".
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PAGE F-10
(3)
The development charges for water and wastewater services are
applicable to lands within the Urban Service Area and to other lands
connecting to the Municipality's water and wastewater services.
(4)
Council hereby determines that the development or redevelopment of
land, buildings or structures for residential and non-residential uses will
require the provision, enlargement or expansion of the services referenced
in Schedule "A".
APPLICABLE LANDS
3.
(1)
Subject to subsection (2), charges payable under Schedule "B" of this by-
law apply to all lands in the Municipality, whether or not the land or use is
exempt from taxation under Section 3 of the Assessment Act, R.S.O.
1990, c.A.-31.
(2)
This by-law shall not apply to land that is owned by and used for the
purposes of:
(a)
a board of education;
(b)
any municipality or local board thereof; or
(c)
a University that receives regular and ongoing operating funds from
the government for the purposes of post-secondary education.
(3)
The Municipality may exempt lands from this by-law where the lands are
designated in the Municipality's Official Plan as part of a Community
Improvement Area and the Municipality implements a Community
Improvement Plan which includes the said lands.
EXEMPTIONS AND REDUCTIONS
Residential Units in Existing Residential
4.
Development charges shall not be imposed with respect to that category of
exempt development described in subsections 2 (3), 2 (3.1), and 2 (3.2) of the
Act, namely:
(1)
An enlargement to an existing dwelling unit;
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PAGE F-11
(2)
A second residential unit in an existing detached house, semi-detached
house, or rowhouse 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 detached house, semi-detached house or
rowhouse cumulatively contain no more than one residential unit;
(3)
A third residential unit in an existing detached house, semi-detached
house or rowhouse 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 detached house, semi-detached house or
rowhouse contains any residential units;
(4)
One residential unit in a building or structure ancillary to an existing
detached house, semi-detached house or rowhouse on a parcel of
residential land, if the existing detached house, semi-detached house or
rowhouse contains no more than two residential units and no other
building or structure ancillary to the existing detached house, semi-
detached house or rowhouse contains any residential units; or
(5)
In an existing rental residential building, which contains four or more
residential units, the creation of the greater of one residential unit or one
per cent of the existing residential units.
Residential Units in New Residential
5.
Development charges shall not be imposed with respect to that category of
exempt development described in subsection 2 (3.3) of the Act, namely:
(1)
A second residential unit in a new detached house, semi-detached house
or rowhouse on a parcel of land on which residential use, other than
ancillary residential use, is permitted, if all buildings and structures
ancillary to the new detached house, semi-detached house or rowhouse
cumulatively will contain no more than one residential unit;
(2)
A third residential unit in a new detached house, semi-detached house or
rowhouse on a parcel of land on which residential use, other than ancillary
residential use, is permitted, if no building or structure ancillary to the new
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PAGE F-12
detached house, semi-detached house or rowhouse contains any
residential units; or
(3)
One residential unit in a building or structure ancillary to a new detached
house, semi-detached house or rowhouse on a parcel of residential land,
if the new detached house, semi-detached house or rowhouse contains no
more than two residential units and no other building or structure ancillary
to the new detached house, semi-detached house or rowhouse contains
any residential units.
Enlargement of an Existing Industrial Development
6.
(1)
Development charges shall not be imposed with respect to that category
of exempt development described in section 4 of the Act, namely the
enlargement of the gross floor area of an existing industrial building, if the
gross floor area is enlarged by 50 percent or less.
(2)
For the purpose of subsection (1) the terms "gross floor area" and
"existing industrial building" shall have the same meaning as those terms
have in Ontario Regulation 82/98 made under the Act.
(3)
Notwithstanding subsection (1), if the gross floor area of an existing
industrial building is enlarged by more than 50 percent, development
charges shall be calculated and collected in accordance with Schedule "B"
on the amount by which the enlargement exceeds 50 percent of the gross
floor area before the enlargement.
(4)
For the purpose of the application of section 4 of the Act to the operation
of this by-law:
(a)
the gross floor area of an existing industrial building shall be
calculated as it existed at the time of this by-law's effective date;
and
(b)
the enlargement of the gross floor area of the existing building must:
(i)
be attached to the existing industrial building;
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PAGE F-13
(ii)
not be attached to the existing industrial building by means
only of a tunnel, bridge, canopy, corridor or other
passageway, shared below-grade connection, foundation,
footing, parking facility, service tunnel or service pipe;
(iii)
be for use or in connection with an industrial purpose as set
out in this by-law; and
(iv)
constitute a bona fide increase in the size of the existing
building.
Other Statutory Exemptions
7.
Development charges shall not be imposed with respect to that category of
exempt development described in section 4.1 of the Act, namely, an affordable
residential unit or attainable residential unit.
8.
Development charges shall not be imposed with respect to that category of
exempt development described in section 4.2 of the Act, namely, a non-profit
housing development.
9.
Development charges shall not be imposed with respect to that category of
exempt development described in section 4.3 of the Act, namely, an inclusionary
zoning residential unit development.
10.
Development charges shall not be imposed with respect to that category of
exempt development described in section 4.4 of the Act, namely, a long-term
care home.
11.
Development charges shall not be imposed with respect to that category of
exempt development described in section 4.5 of the Act, namely, a non-profit
retirement housing development.
Other Exemptions
12.
Notwithstanding the provisions of this by-law, development charges shall not be
imposed with respect to:
(1)
private schools as defined in the Education Act;
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PAGE F-14
(2)
development of land, buildings or structures owned by a College of
applied arts and technology established pursuant to the Ministry of
Training, Colleges and Universities Act, and used for teaching-related
purposes on lands owned by and used for the purposes of the College but
does not include student residences;
(3)
a place of worship classified as exempt from taxation under section 3 of
the Assessment Act;
(4)
hospitals under the Public Hospitals Act;
(5)
a non-residential farm building; or
(6)
development creating or adding an accessory use or structure not
exceeding ten square metres of non-residential floor area.
Reductions
13.
Notwithstanding the provisions of this by-law, development charges for rental
housing developments will be reduced based on the number of bedrooms in
each unit, as follows:
(1)
Three or more bedrooms - 25% reduction;
(2)
Two bedrooms - 20% reduction; and
(3)
All other bedroom quantities - 15% reduction.
DEVELOPMENT CHARGES IMPOSED
14.
(1)
Subject to subsection (2), development charges shall be calculated and
collected in accordance with the provisions of this by-law and be imposed
on land to be developed for residential and non-residential use, where the
development requires:
(a)
the passing of a zoning by-law or an amendment thereto under
section 34 of the Planning Act;
(b)
the approval of a minor variance under section 45 of the Planning
Act;
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(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 50 of the Condominium
Act, R.S.O. 1990, c.C.-26; or
(g)
the issuing of a permit under the Building Code Act, in relation to a
building or structure.
(2)
Subsection (1) shall not apply in respect to:
(a)
local services installed or paid for by the owner within a plan of
subdivision or within the area to which the plan relates, as a
condition of approval under section 51 of the Planning Act; or
(b)
local services installed or paid for by the owner as a condition of
approval under section 53 of the Planning Act.
LOCAL SERVICE INSTALLATION
15.
Nothing in this by-law prevents Council from requiring, as a condition of an
agreement under sections 51 or 53 of the Planning Act, that the owner, at his or
her own expense, shall install or pay for such local services, within the Plan of
Subdivision or within the area to which the plan relates, as Council may require.
MULTIPLE CHARGES
16.
(1)
Where two or more of the actions described in subsection 14 (1) are
required before land to which a development charge applies can be
developed, only one development charge shall be calculated and collected
in accordance with the provisions of this by-law.
(2)
Notwithstanding subsection (1), if two or more of the actions described in
subsection 14 (1) occur at different times, and if the subsequent action
has the effect of increasing the need for municipal services as set out in
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PAGE F-16
Schedule "A", an additional development charge on the additional
residential units and non-residential gross floor area shall be calculated
and collected in accordance with the provisions of this by-law.
SERVICES IN LIEU
17.
(1)
Council may authorize an owner, through an agreement under section 38
of the Act, to substitute such part of the development charge applicable to
the owner's development as may be specified in the agreement, by the
provision at the sole expense of the owner, of services in lieu. Such
agreement shall further specify that where the owner provides services in
lieu in accordance with the agreement, Council shall give to the owner a
credit against the development charge in accordance with the agreement
provisions and the provisions of section 39 of the Act, equal to the
reasonable cost to the owner of providing the services in lieu. In no case
shall the agreement provide for a credit that exceeds the total
development charge payable by an owner to the Municipality in respect of
the development to which the agreement relates.
(2)
In any agreement under subsection (1), Council may also give a further
credit to the owner equal to the reasonable cost of providing services in
addition to, or of a greater size or capacity, than would be required under
this by-law.
(3)
The credit provided for in subsection (2) shall not be charged to any
development charge reserve fund.
RULES WITH RESPECT TO REDEVELOPMENT
18.
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
five 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:
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PAGE F-17
(1)
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
charges as set out in Schedule "B", by the number, according to type, of
dwelling units that have been or will be demolished or converted to
another principal use; and
(2)
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 as set out in Schedule "B", by the gross floor area
that has been or will be demolished or converted to another principal use.
19.
A credit provided for in section 18 shall not exceed the amount of the
development charge that would otherwise be payable, and no existing land use
that is exempt under this by-law shall be eligible for a credit within 5 years of the
date that an Occupancy Permit was issued for the gross floor area that has been
or will be demolished or converted to another principal use.
TIMING OF CALCULATION AND PAYMENT
20.
(1)
Development charges shall be calculated, payable and collected in full in
money or by provision of services as may be agreed upon, or by credit
granted under the Act, on the date that the first building permit is issued in
relation to a building or structure on land to which a development charge
applies.
(2)
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)
Notwithstanding subsections (1) and (2), development charges for rental
housing and institutional developments are due and payable in 6
instalments commencing with the first instalment payable on the earlier of
the date of first occupancy or the date of occupancy permit issuance, and
each subsequent installment, including interest accrued prior to June 5,
2025, payable on the anniversary date each year thereafter.
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PAGE F-18
(4)
Notwithstanding subsections (1) and (2), development charges for
non-rental residential developments are due and payable in full on the
earlier of:
(a)
The day a permit is issued under the Building Code Act authorizing
occupation of the building; or
(b)
The day the building is first occupied.
(5)
Where the development of land results from the approval of a Site Plan or
Zoning By-law Amendment that was:
(a)
received and approved between January 1, 2020, and June 5,
2024, and the approval of the application occurred within 2 years of
building permit issuance, the development charges under section 2
shall be calculated based on the lower of the rates set out in
Schedule "B" on the date the planning application was made,
including interest, or the rate currently in effect. Where both
planning applications apply, development charges under section 2
shall be calculated based on the rates, including interest, set out in
Schedule "B" on the date of the later planning application; or
(b)
received on or after June 6, 2024, and the approval of the
application occurred within 18 months of building permit issuance,
the development charges under section 2 shall be calculated based
on the lower of the rates set out in Schedule "B" on the date the
planning application was made, including interest, or the rate
currently in effect. Where both planning applications apply,
development charges under section 2 shall be calculated based on
the rates, including interest, set out in Schedule "B" on the date of
the later planning application.
(6)
Interest for the purposes of subsections (3) and (5) shall be determined as
the maximum interest rate as defined in section 26.3 of the Act.
(7)
Notwithstanding subsections (1) to (5), Council from time to time, and at
any time, may enter into agreements providing for all or any part of a
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PAGE F-19
development charge to be paid before or after it would otherwise be
payable, in accordance with section 27 of the Act.
(8)
If development charges are paid and the applicable building permit is
cancelled or revoked before construction begins, the development
charges will be refunded to the registered owner of the land.
RESERVE FUNDS
21.
(1)
Monies received from payment of development charges under this by-law
shall be maintained in separate reserve funds for each of the services and
classes of service set out in Schedule "A".
(2)
Monies received for the payment of development charges shall be used
only in accordance with the provisions of section 35 of the Act.
(3)
Council directs the Municipal Treasurer to divide the reserve funds created
hereunder into separate subaccounts in accordance with the service sub-
categories set out in Schedule "A" to which the development charge
payments shall be credited in accordance with the amounts shown, plus
interest earned thereon.
(4)
Where any development charge, or part thereof, remains unpaid after the
due date, the amount unpaid shall be added to the tax roll and shall be
collected as taxes.
(5)
Where any unpaid development charges are collected as taxes under
subsection (4), the monies so collected shall be credited to the
development charge reserve funds referred to in subsection (1).
(6)
The Treasurer of the Municipality shall prepare an annual financial
statement for the development charge reserve funds as prescribed under
section 12 of Ontario Regulation 82/98 made under the Act and shall
submit the statement for Council's consideration on or before June 30th
each year, and provide a copy of the financial statement to the Minister no
later than July 15th each year in which the statement is provided to
Council.
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PAGE F-20
BY-LAW AMENDMENT OR APPEAL
22.
(1)
Where this by-law or any development charge prescribed there under is
amended or repealed by order of the Ontario Land Tribunal or by
resolution of the Municipal Council, the Municipal Treasurer shall calculate
forthwith the amount of any overpayment to be refunded as a result of said
amendment or repeal.
(2)
Refunds that are required to be paid under subsection (1) shall be paid to
the registered owner of the land on the date on which the refund is paid.
(3)
Refunds that are required to be paid under subsection (1) shall be paid
with interest, at the minimum interest rate as defined in subsection 11 (1)
of Ontario Regulation 82/98 made under the Act.
BY-LAW INDEXING
23.
The development charges imposed pursuant to this by-law shall be adjusted
annually on January 1st, without amendment to this by-law, in accordance with
the most recent available twelve-month change in the Toronto series of the
prescribed index, as detailed in section 7 of Ontario Regulation 82/98 made
under the Act (currently Statistics Canada Table 18-10-0289-01).
SEVERABILITY
24.
In the event any provision, or part thereof, of this by-law is found by a court of
competent jurisdiction to be ultra vires, such provision, or part thereof, shall be
deemed to be severed, and the remaining portion of such provision and all other
provisions of this by-law shall remain in full force and effect.
HEADINGS FOR REFERENCE ONLY
25.
The headings inserted in this by-law are for convenience of reference only and
shall not affect the construction of or interpretation of this by-law.
BY-LAW REGISTRATION
26.
A certified copy of this by-law may be registered on title to any land to which this
by-law applies.
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PAGE F-21
BY-LAW ADMINISTRATION
27.
This by-law shall be administered by the Municipal Treasurer.
SCHEDULES TO THE BY-LAW
28.
The following Schedules to this by-law form an integral part of this by-law:
Schedule "A" -
Designated Municipal Services and Classes of Service
Schedule "B" -
Schedule of Development Charges
DATE BY-LAW EFFECTIVE
29.
This by-law shall come into force and effect at 12:01 AM on September 15, 2026.
DATE BY-LAW EXPIRES
30.
This by-law will expire ten years after the day it comes into force unless it is
repealed at an earlier date.
EXISTING BY-LAW REPEALED
31.
By-law No. 2021-201 and By-law No. 2025-123 are hereby repealed as of the
date and time of this by-law coming into effect.
SHORT TITLE
32.
This by-law may be cited as the "City of Belleville Development Charge By-law,
2026."
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PAGE F-22
Read a first time this 14th day of September, 2026.
Read a second time this 14th day of September, 2026.
Read a third time and finally passed this 14th day of September, 2026.
_____________________
Mayor
_____________________
Clerk
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PAGE F-23
SCHEDULE "A" TO BY-LAW NUMBER 2026-XX
Municipal-wide Services
- Services Related to a Highway
- Fire Services
- Police Services
- Parks and Recreation Services
- Library Services
- Ambulance Services
- Transit Services
Municipal-wide Classes of Service
- Growth-related Studies
Urban Serviced Area-specific Services
- Water Services
- Wastewater Services
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PAGE F-24
SCHEDULE "B" TO BY-LAW NUMBER 2026-XX
SCHEDULE OF DEVELOPMENT CHARGES
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling Other Multiples Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
City-Wide Services/Class of Service:
Services Related to a Highway
12,911
$
8,518
$
9,757
$
5,142
$
4,992
$
7.21
$
Fire Protection Services
1,607
$
1,060
$
1,214
$
640
$
621
$
0.92
$
Policing Services
966
$
637
$
730
$
385
$
373
$
0.55
$
Parks and Recreation Services
4,301
$
2,838
$
3,250
$
1,713
$
1,663
$
0.39
$
Library Services
157
$
104
$
119
$
63
$
61
$
0.01
$
Ambulance
269
$
177
$
203
$
107
$
104
$
0.15
$
Transit Services
10
$
7
$
8
$
4
$
4
$
0.01
$
Growth-related Studies
68
$
45
$
51
$
27
$
26
$
0.04
$
Total City-Wide Services/Class of Services
20,289
$
13,386
$
15,332
$
8,081
$
7,844
$
9.28
$
Urban Services:
Wastewater Services
4,891
$
3,227
$
3,696
$
1,948
$
1,891
$
9.89
$
Water Services
2,628
$
1,734
$
1,986
$
1,047
$
1,016
$
6.23
$
Total Urban Services
7,519
$
4,961
$
5,682
$
2,995
$
2,907
$
16.12
$
GRAND TOTAL RURAL AREA
20,289
$
13,386
$
15,332
$
8,081
$
7,844
$
9.28
$
GRAND TOTAL URBAN AREA
27,808
$
18,347
$
21,014
$
11,076
$
10,751
$
25.40
$
RESIDENTIAL
Service/Class of Service