2025 Development Charges Background Study (Watson, with addendum)
Brighton, Ontario
· summary & facts
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Municipality of Brighton
Development Charges Background Study
Council Meeting
February 18, 2025
Introduction and Purpose A,
¢ Watson & Associates Economists Ltd. (Watson) was retained by the
Municipality of Brighton (Municipality) to update the Municipality's
Development Charge (D.C.) by-law
¢ Purpose of today's presentation is to provide an overview of the D.C.
Background Study Addendum and proposed amendments to the draft
D.C. by-law
D.C. Study Process Recap A,
Jun. 13, 2024 Development Charges Background Study published on
the Municipality's website
Jul. 3, 2024 Developer Consultation Session #1
Jul. 15, 2024 Statutory public meeting
Expiry date of By-law 089-2019 extended to December 2, 2024
Aug. 12, 2024 (via By-law 064-2024)
Nov. 18, 2024 Expiry date of By-law 089-2019 extended to March 3, 2025
(via By-law 096-2024)
Feb. 4, 2025 Developer Consultation Session #2
Feb. 13, 2025 D.C. Addendum published on the Municipality's website
Summary of Changes A,
services Related to a Highway
¢ Cost estimates for all road urbanization projects updated based on
costing from projects completed in the Municipality over the past 3 years.
¢ Incorporated a 10% benefit-to-existing (BTE) deduction for Presqu'ile
Parkway Paved Shoulder project.
¢ Removed Mechanical Sweeper from the capital needs listing.
¢ Added new Pick-up Truck to the capital needs listing based on the
Municipality's 2025 Capital Budget.
$0.6
million
Summary of Changes A,
Fire Protection Services
¢ Added a new truck to the capital needs listing based
on the Municipality's 2025 Capital Budget
¢ Revised capital cost estimate for Urban (South) Fire Station expansion
project to exclude land acquisition costs
¢ \Increased the post period benefit deduction for the expansion to the
Urban (South) Fire Station
¢ Note: these changes have zero net impact on the calculated D.C. rates
Summary of Changes cai A,
Wastewater Services $2.5 |
million
¢ Wastewater Treatment System Upgrade & Expansion
¢ Updated gross capital cost based on latest cost estimate ($47.3 million)
¢ Incorporated HEWSF funding (approximately $35.0 million)
¢ Updated benefit to existing and post period benefit allocations based on
expansion of treatment capacity from 4,600 m*/day to 6,000 m?/day
Growth Included in D.C.
Calculation
Gross Capital HEWSEF Grant Net Capital Cost $6.15 $2.03
Cost Estimate _ Estimate million aalllteyal
$47.28 $34.98 7 $12.30
million million million Benefit to Post Period
Existing Benefit
$6.15 $4.12
million million
Summary of Changes A,
Water Services
¢ Removed new 150 mm watermain on Applewood as project is no longer
required
¢ Incorporated a 50% benefit-to-existing deduction for Water Main Twinning
project
¢ Updated cost estimate for the Harbour Street watermain upsizing
¢ Updated description and cost estimate for new booster station
¢ Minor revision to outstanding debt on the Water Plant «os mecoueran
$1.5
million
Comparison of Charges lA
Residential (per Single Detached Dwelling)
Calculated as
per D.C. Calculated as
Service/Class of Service Current Background per Addendum Difference
Study (June 13, Report
2024)
Municipal Wide Services/Classes:
Services Related to a Highway $ 6,606 | $ 5,841 | $ 6,639 | $ 798
Fire Protection Services $ 7701 $ 3,076 | $ 3,076 | $ -
Parks and Recreation Services $ 2,003 | $ 5,247 | $ 5,247 | $ -
Library Services $ 1,234 | $ 432 | $ 432 | $ -
Services Related to Public Health $ 698 | $ 1,012 | $ 1,012 | $ -
Growth-related Studies $ 310} $ 1,411 | $ 1,411 | $ -
Total Municipal Wide ServicesiClasses |S te21[$__a,o1|s--av.ei7[$_----798
Area Specific Services:
Wastewater Services $ 1,027 | $ 7,911 | $ 3,427 | $ (4,484)
Water Services $ 1,687 | $ 10,952 | $ 8,261 | $ (2,691)
RAND TOTAL URAL AREA --_[s__wuant|s_ow|s evans 708
RANDTOTALUREAWAREA™ | __v4ase]s __ssauz)s___moats]s a7
7
Residential Development Charges (per Single Detached Dwelling)
$60,000
$50,000
$40,000
$30,000 |
$20,000
- ; / | |
$0 5
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Comparison of Charges lA
Non-residential (per ft* of Gross Floor Area)
Calculated as
per D.C. Calculated as
Service/Class of Service Current Background per Addendum Difference
Study (June 13, Report
2024)
Municipal Wide Services/Classes:
Services Related to a Highway $ 5.37 | $ 3.411 $ 3.87 | $ 0.46
Fire Protection Services $ 0.64 | $ 1.47] $ 1.47 | $ -
Parks and Recreation Services $ 0.32 | $ 1.18 | $ 1.18 | $ -
Library Services $ 0.19 | $ 0.10 | $ 0.10 | $ -
Services Related to Public Health $ 0.11} $ 0.23 | $ 0.23 | $ -
Growth-related Studies $ 0.24 | $ 0.83 | $ 0.83 | $ -
Area Specific Services:
Wastewater Services $ 0.66 | $ 4.50
Water Services $ 1.09 | $ 6.23 | $ 4.70 | $ (1.53)
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Commercial Development Charges (per sq.ft. of GFA)
$60
$50
$40
$20
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Next Steps A
The following steps must be taken to enact the new development charges
by-law:
Approve Development Charges Background Study, as amended
Determine that no further public meetings are required on the matter
Approve the new development charges by-law
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g\\atson
& Associates
ECONOMISTS LTD.
Addendum to 2024 Development
Charges Background Study
Municipality of Brighton
For Public Circulation and Comment
Watson & Associates Economists Ltd.
February 13, 2025 [email protected]
Table of Contents
Page
1. =F (ed.(e] 0] 0110 A re |
2. Revisions to the June 13, 2024 Development Charges Background
2.1 Services Related to a Highway .............:cececceeeeeeeeeeeeeeeeeeeeeeeeeeeeeeteteeeeeeeeee T
2.2 Fire Protection ServiCeS ...............ccccceeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeetsseeeeseseeesssssee Oo
2.3 Wastewater SErviCe ...........ccccccccccceeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeseeaestsseereteseessetsee O
2.4 Water SErviCe ............ccccccccceececceeeeeeeeeeeeeeeeeeeeeeeaaeeeeeeeeeeeeesssaaesseteeseeseessteee O
2.5 Other Matters ........... ccc cccecccccecececccceeeeeeeeeeeeeeeeeesaaeeeeeeeeeeseessesaesseeeeeesesesens
2.6 Impacts on the Calculated D.C. .............ccccccecceceeeeeeeeeeeeeeeeeeeeeeeteeeeeeeeeseeeens
3. Changes to the D.C.B.S.........cectseseenneneeeeeeenennnenenenenaaanenenaneaeeaeaeaeaeaeeeeeeeeeeeeeeeeee O
4. Process for Adoption of the D.C. By-lQW........cccccccctttteeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeen D
Appendix A Amended Pages ...........:::::::ceeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeesseeeeeeeeseeeeeeeeees Ad
Watson & Associates Economists Ltd.
1. Background
Commensurate with the provisions of the Development Charges Act, 1997 (D.C.A.), the
Municipality of Brighton (Municipality) has undertaken a Development Charges
Background Study (D.C.B.S.) and has distributed the study and draft by-law to the
public. The following provides a summary of the key dates in the Development Charges
(D.C.s) by-law process:
e June 13, 2024 -- Release D.C.B.S. and draft by-law;
e July 3, 2024 -- Development industry consultation #1;
e July 15, 2024 -- Public Meeting of Council;
e August 12, 2024 -- Expiry date of By-law 09-2019 extended to December 2,
2024;
e November 18, 2024 -- Expiry date of By-law 09-2019 extended to March 3, 2025;
e February 4, 2025 -- Development industry consultation #2; and
e February 18, 2025 -- Anticipated Council adoption of the D.C.B.S., passage of
the new D.C. By-law, and commencement of the new D.C. By-law.
The purpose of this addendum to the June 13, 2024, D.C.B.S. is to provide refinements
to the capital needs that have included in the D.C. calculation for Services Related to a
Highway, Fire Protection Services, Wastewater Services, and Water Services, as well
as other housekeeping changes.
The refinements are detailed in the subsequent sections of this report and will form part
of the D.C.B.S. for Council's consideration and approval prior to adoption of the new
D.C by-law. A revised draft of the proposed by-law is included herein, which embraces
the updates to the calculated charges.
2. Revisions to the June 13, 2024 Development
Charges Background Study
2.1 Services Related to a Highway
Through discussions with the Municipality's staff, the scope and gross capital costs of
all road urbanization projects were reviewed and updated, as detailed below.
Watson & Associates Economists Ltd. PAGE 1
Road Urbanization
e Platt Street (Sanford Street to Main Street): Updated the gross capital cost
estimate and re-classified the project as urbanization from a semi-urban to urban
standard (in the June 13, 2024, D.C.B.S. it was classified as urbanization from a
rural to semi-urban standard);
e Kingsley Avenue: Updated the gross capital cost estimate and re-classified the
project as urbanization from a semi-urban to urban standard (in the June 13,
2024, D.C.B.S. it was classified as urbanization from a rural to semi-urban
standard). Updated the project description by removing reference to road length
and clarifying the extent (Dean Drive to Proctor Park);
e Pinnacle Street South: Updated the gross capital cost estimate and re-classified
the project as urbanization from a semi-urban to urban standard (in the June 13,
2024, D.C.B.S. it was classified as urbanization from a rural to semi-urban
standard). Updated the project description by removing reference to road length
and clarifying the extent (i.e., Elizabeth Street to Railway);
e North Drive: Updated the gross capital cost and removed reference to road
length from project description;
e Harbour Street: redefined project segmentation and updated the respective
gross capital cost estimates
e Marina Drive: Updated the gross capital cost estimate for the project and
increased B.T.E. deduction to reflect a larger benefit to existing development
related to the stormwater component of the urbanization; and
e Walas Street: Updated the gross capital cost of the project and increased B.T.E.
deduction to reflect a larger benefit to existing development related to the
stormwater component of the urbanization.
Additional changes to the capital project listing for Services Related to a Highway
include the addition of a 10% B.T.E. deduction for the Presqu'ile Parkway Paved
Shoulder project, as well as the removal of a mechanical sweeper and addition of a new
pick-up truck.
As a result of the changes identified above, the total D.C. recoverable costs included in
the calculation of the charge have increased by $551,400.
Watson & Associates Economists Ltd. PAGE 2
2.2 Fire Protection Services
An additional truck has been added to the capital project listing for Fire Protection
Services. Additionally, the gross capital cost of the Urban (South) Fire Station
expansion has been revised to remove costs of land acquisition as the Municipality
does not require additional land for this expansion. Furthermore, the post-period benefit
deduction for the fire station expansion project has been increased in recognition of the
historical service level cap.
There is no change in the total D.C. recoverable amount for Fire Protection Services as
a result of these changes.
2.3 Wastewater Services
Within Wastewater Service, the June 13, 2024, D.C.B.S. included a project titled
"Treatment Quality Improvements". Since the publication of the June 13, 2024,
D.C.B.S., the scope of this project has changed and now includes an expansion of
wastewater treatment capacity from 4,600 m*/day to 6,000 m?/day. This scope change
has resulted in adjustments to the gross capital cost estimate and the B.T.E. and post-
period benefit deductions. Additionally, recently secured grant funding from the
Housing Enabling Water Systems Fund has been incorporated into the calculations.
As a result of the changes identified above, the total D.C. recoverable costs included in
the calculation of the charge have decreased by approximately $2.5 million.
2.4 Water Services
Based on discussions with the Municipality's staff, the following Water Service capital
projects have been updated:
e New 150mm watermain on Applewood: This project has been deemed to no
longer be required and has been removed from the capital project listing;
e Watermain Twinning (Treatment Plant to North Town Limit): A 50% B.T.E.
deduction has been made to reflect that although the twinning is required to
service development in the Northeast of the Municipality, it will also partially
address existing service and redundancy issues;
Watson & Associates Economists Ltd. PAGE 3
e Harbour Street Watermain Upsizing: Updated the gross capital cost estimate for
the project;
e New Booster Station (Dundas & Georgina): Updated project name (this project
appeared as "NE Quadrant (MoB - OMNI - LT Care Dev't) - Booster Pump" in the
June 13, 2024, D.C.B.S.) and gross capital cost estimate. Additionally, a B.T.E.
deduction has been observed to recognize that the new booster pump will be
replacing an existing one; and
e Water Plant Outstanding Debt: Corrected the balance of outstanding debt
servicing costs associated with the water plant.
As a result of the changes identified above, the total D.C. recoverable costs included in
the calculation of the charge have decreased by approximately $1.5 million.
2.5 Other Matters
Figure 3-2 and Figure 1 of Appendix A have been updated to correct the historical
average of new development units per year depicted, from 80 units per year to 86 units
per year.
2.6 Impacts on the Calculated D.C.
Based on the changes identified above, the D.C.B.S. and D.C. calculations have been
revised. The amended schedule of D.C.s is presented in Table 1.
Table 2 and Table 3 below provide a comparison of the Municipality's current
development charges, charges presented in the June 13, 2024, D.C.B.S., and the
updated charges resulting from the changes identified in this addendum report for
residential and non-residential development, respectively.
As a result, the total calculated D.C. for a single-detached dwelling has increased by
$798 in the rural area and decreased by $6,377 in the urban area.
For non-residential development, the total calculated D.C. has increased by $0.46 per
square foot of gross floor area in the rural area and decreased by $3.62 per square foot
of gross floor area in the urban area.
Watson & Associates Economists Ltd. PAGE 4
Table 1
Amended Schedule of D.C.s
RESIDENTIAL NON-RESIDENTIAL
Service/Class of Service Single and Semi- . Apartments - 2 A SEMTIOINS © (per sq.ft. of Gross
Detached Dwelling Other Multiples Bedrooms + Bachelor and 1 Floor Area)
Bedroom
Municipal Wide Services/Class of Service:
Services Related to a Highway $ 6,639 | $ 4,932 | $ 4,780 | $ 3,837 | $ 3.87
Fire Protection Services $ 3,076 | $ 2,285 | $ 2,215 | $ 1,778 | $ 1.47
Parks and Recreation Services $ 5,247 | $ 3,898 | $ 3,777 | $ 3,033 | $ 1.18
Library Services $ 432 | $ 321 | $ 3111 $ 250 | $ 0.10
Services Related to Public Health $ 1,012 |$ 752 1$ 7291$ 585 | $ 0.23
Growth-related Studies $ 1,411 | $ 1,048 | $ 1,016 | $ 816 | $ 0.83
Total Municipal Wide Servicestass ofSenices[s__azar7[s__taave[s _azazals wavs ----7.68)
Urban Services
Wastewater Serices $ 3,427 | $ 2,546 | $ 2,467 | $ 1,981 | $ 1.95
Water Services $ 8,261 | $ 6,137 | $ 5,947 1 $ 4,775 |$ 4.70
GRAND TOTAL RURAL AREA $ 17,817 | $ 13,236 | $ 12,828 | $ 10,299 | $ 7.68
GRAND TOTAL URBAN AREA $ 29,505 | $ 21,919 | $ 21,242 | $ 17,055 | $ 14.33
Watson & Associates Economists Ltd. PAGE 5
Table 2
Comparison of Current and Calculated Residential (Single Detached) D.C.s
Calculated as
per D.C. Calculated as
Service/Class of Service Current Background per Addendum Difference
Study (June 13, Report
2024)
Municipal Wide Services/Classes:
Senices Related to a Highway $ 6,606 | $ 5,841 | $ 6,639 | $ 798
Fire Protection Services $ 770 |$ 3,076 | $ 3,076 | $ -
Parks and Recreation Services $ 2,003 | $ 5,247 | $ 5,247 | $ -
Library Services $ 1,234 | $ 432 | $ 432 | $ -
Services Related to Public Health $ 698 | $ 1,012|$ 1,012 | $ -
Growth-related Studies $ 310 | $ 1,411] $ 1,411] $ -
Total Municipal Wide ServicedClasses |$ _t4e21|$_---tvota|s--iv.ei7(s_--i798|
Area Specific Services:
Wastewater Services $ 1,027 | $ 7,911 | $ 3,427 | $ (4,484)
Water Services $ 1,687 | $ 10,952 | $ 8,261 1 $ (2,691)
Rano Tora. una. aca [s___trezi|s mores rretr|s 78
GRAND TOTAL URBAWAREA [8 v4a0s| stata) means] arn
Watson & Associates Economists Ltd. PAGE 6
Table 3
Comparison of Current and Calculated Non-Residential D.C.s (per sq.ft. of G.F.A.)
Calculated as
per D.C. Calculated as
Service/Class of Service Current Background per Addendum Difference
Study (June 13, Report
2024)
Municipal Wide Services/Classes:
Services Related to a Highway $ 5.37 | $ 3.41 | $ 3.87 | $ 0.46
Fire Protection Services $ 0.64 | $ 1.471 $ 1.471 $ -
Parks and Recreation Services $ 0.32 | $ 1.18] $ 1.181 $ -
Library Services $ 0.19 | $ 0.10 | $ 0.10} $ -
Services Related to Public Health $ 0.11 | $ 0.23 | $ 0.23 | $ -
Growth-related Studies $ 0.24 | $ 0.83 | $ 0.83 | $ -
Area Specific Services:
Wastewater Services $ 0.66 | $ 4.50 |$ 1.95
Water Services $ 1.091 $ 6.23 | $ 4.70|$ (1.53)
eran TovaL unaAWAREA [8 --aez[8--tras|s vases)
Watson & Associates Economists Ltd. PAGE 7
3. Changes to the D.C.B.S.
Based on the foregoing, the following revisions are made to the June 13, 2024 D.C.B.S.
Accordingly, the amended pages are appended to this report.
Page
g Description of Revisions
Reference
Updated text and Figure 1-1 to include the release of this addendum
1-2 to 1-3 and updated date of Council consideration of adopting the new D.C.
by-law.
Corrected Figure 3-2.
Re-issued chapter to account for the D.C. calculation changes as a
Chapter 5 .
result of this addendum.
Re-issued chapter to account for the D.C. calculation changes as a
Chapter 6 .
result of this addendum.
75 Updated text to reflect new Statistics Canada table for indexation
purposes.
76 Updated text to reflect updated date of Council consideration of
adopting the new D.C. by-law.
Updated text to reflect the issuance of this addendum.
Corrected Figure 1.
C-3 Revised to reflect the operating and capital expenditure impact
changes as a result of this addendum.
E-AtoE-5 Revised to reflect changes to the Asset Management Plan as a result
of this addendum.
Appendix F_ | Re-issued the draft by-law as a result of this addendum.
Watson & Associates Economists Ltd. PAGE 8
4. Process for Adoption of the D.C. By-law
The revisions provided herein form the basis for the D.C. by-law and will be
incorporated into the D.C.B.S. to be provided to Council prior to Council's consideration
and adoption of the proposed D.C. by-law.
If Council is satisfied with the above noted changes to the D.C.B.S. and proposed D.C.
by-law, then the following steps must be taken to enact the new D.C. by-law:
e Approve the D.C.B.S., as amended;
e Determine that no further public meetings are required on the matter; and
e Adopt the new D.C. by-law.
Watson & Associates Economists Ltd. PAGE 9
Appendices
VA,
Appendix A
Amended Pages
1.2 Summary of the Process
The public meeting required under Section 12 of the D.C.A. is scheduled for July 15,
2024. Its purpose is to present the background study and draft D.C. by-law to the public
and to solicit public input on the matter. The public meeting is also being held to answer
any questions regarding the study's purpose, methodology, and the proposed 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 June 13, 2024. 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 Municipality anticipates
Council consideration of the D.C. By-law for adoption on February 18, 2025.
The process to be followed in finalizing the report and recommendations includes:
e Municipality's consideration of responses received prior to, at, or immediately
following the public meeting;
e Finalization of the D.C. Background Study and By-Law to address any required
changes; and
e Council consideration of the D.C. By-law, anticipated to occur on February 18,
2025.
Table 1-1 outlines the study process to date and the proposed schedule to be followed
with respect to the D.C. by-law adoption process.
Watson & Associates Economists Ltd. PAGE 1-2
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Table 1-1
Schedule of Key D.C. Process Dates
Process Steps Dates
1. Data collection, staff review, D.C. calculations and February 2024 to June
policy work 2024
2. Council information meeting June 3, 2024
. Public rel f final D.C. Back t
3. Public release of final D.C. Background Study and June 13, 2024
proposed by-law
4. Public meeting advertisement placed in newspaper(s) | By June 24, 2024
5. Development industry consultation meeting July 3, 2024
6. Public meeting of Council July 15, 2024
7. Development industry consultation meeting February 4, 2025
8. Public release of D.C. Addendum Study February 13, 2025
9. Council considers adoption of background study and
"NCH Cons! pM grounesnuey February 18, 2025
passage of by-law
10. Newspaper notice given of by-law(s) passage By 20 days after passage
11.Last day for by-law(s) appeal 40 days after passage
12. Municipality makes pamphlet available (where by- By 60 days after in force
law(s) not appealed) date
1.3. Changes to the Development Charges Act, 1997
Over the past several years, a number of changes to the Development Charges Act,
1997 have been introduced through various legislation including the following:
e More Homes, More Choice Act, 2019;
e Plan to Build Ontario Together Act, 2019;
Watson & Associates Economists Ltd. PAGE 1-3
H:\Brighton\2024 DC\Report\Addendum\Brighton 2024 DC Background Study - Office Consolidation.docx
Figure 3-2
Municipality of Brighton
Annual Housing Forecast !"]
140
123
120 114
109
100
89 86.
0 g
= 80 pe oe i ZO 70 7O 70 70 70 70 70 os os 65 65 65
=) 62 62 62 62 62
60 60 60 60 60 60
2 60 (56 eee tiie
z*] See
fe}
2 40
20
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0
arrose aol gogo gg gq rg Hg Pao F ga q02\q05" 0% Pr g99 999" 979%, ,0% 0% 080% 40,08 40% n0h goh™ aah? no
Years
mma Historical m@Low Density ==Medium Density GBhigh Density --Historical Average
(l Growth forecast represents calendar year.
Source: Historical housing activity derived from Statistics Canada building permit data for the Municipality of Brighton, 2014 to
2023.
Watson & Associates Economists Ltd. PAGE 3-5
H:\Brighton\2024 DC\Report\Addendum\Brighton 2024 DC Background Study - Office Consolidation.docx
VA,
Chapter 5
Development Charge Eligible
Cost Analysis by Service
5. Development Charge 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 of the D.C.A. and described in Chapter 4 herein was followed in
determining D.C. eligible costs.
The nature of the capital projects and timing identified in the Chapter reflects Council's
current intention. Over time, however, a municipality's projects and Council priorities
may shift; accordingly, Council's intentions may change, and different capital projects
(and timing) may be necessary to meet the need for services required by new growth.
5.2 Service Levels and 10-Year Capital Costs for D.C.
Calculation
This section evaluates the development-related capital requirements for all of the
Municipality-wide services assessed over a 10-year planning period (2024-2034).
5.2.1 Services Related to a Highway
The Municipality has a road network spanning approximately 222 kilometres. In
addition, the Municipality's public works department utilizes 33,629 square feet of facility
space and operates a fleet of 50 vehicles and equipment. This historical level of service
equates to approximately $25,519 per capita, resulting in a D.C.-eligible cap of
approximately $31.8 million.
Review of the Municipality's roads needs for the forecast period identified approximately
$11.9 million in gross capital costs. These capital needs consist of various road
urbanization and upgrade projects, as well as various vehicles and equipment. A
deduction of approximately $6.6 million has been included in recognition of benefits to
the existing population. Furthermore, approximately $659,000 has been deducted to
Watson & Associates Economists Ltd. PAGE 5-1
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reflect the funds available in the D.C. reserve fund. As a result, approximately $4.6
million in capital needs has been included in the D.C. calculation.
The net growth-related costs for services related to a highway have been allocated
between future residential and non-residential development on the basis of incremental
population to employment growth over the forecast period (i.e., 88% residential/ 12%
non-residential).
5.2.2 Parks and Recreation Services
The Municipality currently maintains approximately 41 acres of developed parkland and
24 kilometres of trails within its jurisdiction. Furthermore, the Municipality operates
57,232 square feet of indoor recreation facility space and maintains an inventory of 21
vehicles and equipment. The Municipality's level of service over the historical 15-year
period averaged $5,130 per capita. In total, the maximum D.C. eligible amount for
parks and recreation services over the 10-year forecast period is approximately $6.4
million based on the established level of service standards.
Based on the Municipality's Parks and Recreation Master Plan, and discussion with
staff, the 10-year capital needs for Parks and Recreation Services to accommodate
growth have a total gross capital cost of approximately $23.6 million. These capital
needs include the development of a new recreation facility, new trails and play
structures, and new vehicles and equipment. Additionally, outstanding debt servicing
costs associated with the Community Centre have been included. A deduction of
approximately $19.6 has been included to reflect the benefit to the existing population.
Additionally, approximately $600,800 has been deducted in recognition of the D.C.
reserve fund balance. As a result, approximately $3.4 million in capital needs has been
included in the D.C. calculation.
As the predominant users of Parks and Recreation Services tend to be residents of the
Municipality, the forecast growth-related costs have been allocated 95% to residential
and 5% to non-residential development.
5.2.3 Library Services
The Municipality's Library Services are provided through 6,533 square feet of library
space and 201,406 circulation and reference materials, including access to e-resources.
Watson & Associates Economists Ltd. PAGE 5-2
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The average level of service over the past 15 years was approximately $786 per capita.
Based on the application of this level of service to the incremental forecast population
growth, the Municipality would be eligible to collect approximately $978,900 from D.C.s
for library services over the forecast period.
The capital needs required to accommodate growth have a total gross capital cost
estimate of approximately $508,800, which consists of a provision for expansion of the
library's collection materials and previously unfunded amounts relating to the library
expansion. Approximately $232,300 has been deducted from the calculation of the
charge in recognition of existing reserve fund balances, resulting in net growth-related
capital costs for inclusion in the calculation of approximately $276,500.
As with Parks and Recreation Services, the predominant users of Library Services are
residents of the Municipality, and therefore, the forecast growth-related costs have been
allocated 95% to residential and 5% to non-residential.
5.2.4 Services Related to Public Health
The Municipality's Public Health Services operates two facilities, totaling 12,535 square
feet of gross floor area. The average level of service over the past 15 years was
approximately $520 per capita, resulting in a D.C.-eligible cap of approximately
$647,600.
The capital needs required to accommodate growth have a total gross capital cost
estimate of approximately $1.9 million, consisting of a provision for new facility space
and outstanding debt servicing costs associated with the Brighton Health Services
Centre addition. Deductions of $431,100 have been included in recognition of benefits
to existing, in addition to approximately $748,200 to recognize post period benefits.
Furthermore, approximately $93,900 has been deducted to reflect the existing D.C.
reserve fund balance. As a result, approximately $647,600 in capital needs has been
included in the D.C. calculation.
As the predominant users of Health Services tend to be residents of the Municipality,
the forecast growth-related costs have been allocated 95% to residential and 5% to
non-residential.
Watson & Associates Economists Ltd. PAGE 5-3
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5.2.5 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, which are allocated as
based on each service to which the study relates.
For planning and asset management related studies, a deduction of 1% has been
applied to recognize the extent to which the studies relate to non-D.C.-eligible services.
This deduction was estimated based on the share of replacement value of assets
related to services included in the D.C. Study relative to the total replacement value of
all of the Municipality's assets, as identified in the Municipality's 2022 Asset
Management Plan. All planning studies, asset management plans, and D.C.
background studies have been allocated across the different services based on the
proportion of the total net growth-related capital costs. The following provides a
breakdown of these allocations:
e Fire Protection Services -- 22%
e Library Services -- 1%
e Parks and Recreation Services -- 14%
e Services Related to a Highway -- 17%
e Services Related to Public Health -- 3%
e Wastewater Services -- 18%
e Water Services -- 25%
Watson & Associates Economists Ltd. PAGE 5-4
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The remainder of growth-related studies have been allocated to their respective service
areas.
The total gross cost of these studies is approximately $1.6 million. Deductions of
$582,000 in recognition of existing benefit and $8,000 recognizing the portion of studies
related to D.C.-ineligible services have been made. Furthermore, approximately
$42,500 has been deducted to reflect the existing D.C. reserve fund balance. As a
result, approximately $975,500 in growth-related studies have been included in the D.C.
calculation.
Costs relating to studies that benefit multiple services have been allocated 88%
residential and 12% non-residential based on the incremental growth in population to
employment for the 10-year forecast period. Costs of studies that benefit specific
services have been allocated based on each respective service's allocation.
Watson & Associates Economists Ltd. PAGE 5-5
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Table 5-1
Infrastructure Costs covered in the D.C Calculation -- Services Related to a Highway
Less: Potential D.C. Recoverable Cost
Gross Grants, Subsidies
. Increased Service Needs Attributable to _. Capital Post . y . . Non-
ich} Anticipated Development Timing Cost Period Other Net Capital Benefit to ee) Sane Residential 2. sidential
No. (year) : ., Deductions Cost Existing Contributions Total Share
Estimate Benefit . Share
(2024$) Development Attributable to New
2024 to 2034 Development 88% 12%
Road Urbanization (Rural to Semi-Urban)
1 North Drive 209,000 209,000 132,500 76,500 67,320 9,180
Road Urbanization (Semi-Urban to Urban)
2 aor Street (Walas Street to Edgewater 1,279,000 1,279,000 674,900 604,100] 531,608 72,492
Street) Street (Edgewater Drive to Ontario 2025-2028| 2,488,000 ae 2,488,000| 1,312,900 P| 1,175,100} 1,034,088 141,012
Street) Street (Walas Street to Prince Edward 2,923,000 Pf 2,923,000| 1,542,400 P| 1,380,600 | 1,214,928 165,672
Marina Drive (Raglan Street to Harbour Street 2024 858,000 - | | 858,000 540,700; | 317,300 | 279,224 38,076
| 6 | Walas Street (Raglan Street to Harbour Street 2025 732,500; - [| | 732,500 461,600[ | 270,900 | 238,392 32,508
Kingsley Avenue (Dean Drive to ProctorPark) [| [| 414,000] - | ~~ [~~ 414,000 218,500{ «| 195,500 172,040 23,460
| 9 | Platt Street (Sanford Street to Main Street | *| 229000 - | ~~ | 229,000 120,800{ © | 108,200 95,216 12,984
Road Upgrades
Presquiile Parkway Paved Shoulder 462,000 462,000 46,200 415,800 365,904 49,896
4 CR 64 - Urban PH. | and Rural Area (S/walk and 2024 520,000 520,000 520,000
Boulevard)
CR 64 - Urban PH. Il (S/Walk and Boulevard) 2025 620,000{| ss - | ~--------|_--_--520,000 620000{ CE CE
Vehicles & Equipment
13 New 3/4 Ton Pick-up 2024 95,700 95,700 95,700 84,216 11,484
New Flat-bed Trailer | | sooo - | CT of | 68,000] 59,840 8,160
Pick-up Truck, Electric Vehicle 2025 7,000; - | | 75,000; - |] 75,000 66,000 9,000
__[Resene Fund Adjustment OOS i088 958] 6 75.88]] 7875)
Watson & Associates Economists Ltd. PAGE 5-6
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Table 5-2
Infrastructure Costs covered in the D.C Calculation -- Parks and Recreation Services
Less: Potential D.C. Recoverable Cost
Grants,
. . Gross Subsidies
. Increased Service Needs Attributable to _. . Post . : . . Non-
Proj. Anticipated Development Timing Capital Cost Period Other Net Capital Benefit to and Other Residential Residential
No. (year) Estimate Benefit Deductions Cost Existing Contributions Total Share Share
(2024$) Development Attributable
to New
2024 to 2034 Development 95% 5%
Facilities
4 | New Recreation Facility (Arena/ Curling Club/) 5939 22,000,000 22,000,000 | 19,323,600 2,676,400 | 2,542,580| 133,820
Swimming Pool)
Trails
2 pa expansions ~ Grimes/Simpsons 360,500 360,500 360,500 342,475 18,025
Trail Expansions - Stalwood Upper Section | 36,000 a i 36,000 a ie 36,000 34,200 1,800
Play Structures
4 | 2 & Sr. Play Structure (Orchard 300,000 300,000 300,000} 285,000 15,000
Community)
Outdoor Fitness Equipment Stations | 250,000; - | | 250,000 226,100] sd 23,900 22,705 1,195
Vehicles & Equipment
New Trailer 2025 15,000 15,000 15,000 14,250 750
New Telehandler 2025 120,000] - | | 120,000] - | | 120,000] 114,000 6,000
Debt
Community Centre Debt 525,521 525,521 99,800 425,721 404,435 21,286
__[Resene Fund Adjustment 0 156 70,775)] 0.047
Watson & Associates Economists Ltd. PAGE 5-7
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Table 5-3
Infrastructure Costs covered in the D.C Calculation -- Library Services
Less: Potential D.C. Recoverable Cost
Grants,
Increased Service Needs Gross Post Subsidies N
Proj. Attributable to Anticipated Timing Capital Cost ° Other Net Capital Benefitto | and Other Residential one
. Period . -- gs Residential
No. Development (year) Estimate . Deductions Cost Existing Contributions Total Share
Benefit . Share
(2024$) Development Attributable
to New
2024 to 2034 Development 95% 5%
| 1 [Additional Collection Materials 2024-2034 406,358; - | | 406,358; - | | 406,358 386,040 20,318
2 {Library Expansion - Unfunded 102,407 102,407 102,407 97,286 5,120
Committed Capacity
[__Resene Fund Adjustment a a a C2)
Watson & Associates Economists Ltd. PAGE 5-8
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Table 5-4
Infrastructure Costs covered in the D.C Calculation -- Services Related to Public Health
Less: Potential D.C. Recoverable Cost
Grants,
Increased Service Needs Gross Post Subsidies ~
Proj. Attributable to Anticipated Timing Capital Cost Peni od Other Net Capital Benefitto and Other Residential Resideatial
No. Development (year) Estimate Deductions Cost Existing Contributions Total Share
Benefit . Share
(2024$) Development Attributable
to New
2024 to 2034 Development 95% 5%
1 Provision for New Facility Space 2025 1,000,000 748,230 251,770 251,770 239,182 12,589
Debt
2 | Brighton Health Sernices Centre 920,852 920,852 431,100 489,752} 465,265 24,488
Addition Debt
[Resene Fund Adjustment 0086)
Watson & Associates Economists Ltd. PAGE 5-9
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Table 5-5
Infrastructure Costs covered in the D.C Calculation -- Growth-related Studies
Less: Potential D.C. Recoverable Cost
Other Grants,
Increased Service Needs Gross Post Deductions Subsidies and sen
Proj. Attributable to Anticipated Timing Capital Cost 50,54 (torecognize NetCapital Benefit to Other Residential eee
No. Development (year) Estimate Benefit benefit to Cost Existing Contributions Total Share Share
(2024$) non-D.C. Development Attributable to
services) New
2024 to 2034 Development
| 1 [Development Charges Study (2) | SCs] 78,000] So - | CT C7800] SS - | C'dLC 78,000] 68,640] 9,360
| 2 [Official PlanReview | 2025-26 | 250,000] - | 2500| 247,500] 125,000] = ss| SS 122,500] --107,800| _--14,700 |
| 3 [Comprehensive Zoning By-Law | -2026-27_ || 200,000] - =| ~-- 2,000] ~-- 198,000] -- 100,000] |S 98,000| ~~ 86,240] 11,760 |
| 4 [Secondary Plan --CidTC C2024 | 250,000] Se - =| 2500] ~-- 247,500] ~--s 125,000] -- --sC'dL S122,500] --'107,800| 14,700
| 5 [Master Servicing Plan(Water) _--|_-- 2026-27 || ~-- 200,000] = - | --«||_~-- 200,000] ~-- 20,000 ~~ ----Cid|~S180,000| --156,600| _--23, 400 |
| 6 Master Servicing Plan (Wastewater) | 2026-27 | 200,000] == - | ---- | _--200,000| ~ ~---- 20,000] sid =~ 180,000] _--156,600| _--23, 400 |
| 7 [Transportation MasterPlan--s|_ 2024 |_-- 200,000] --- | ~=----sd| ~S 200,000] ~~ 50,000] ---- --Cs--C'dL«~Si150,000] ~--132,000| _--18,000
| 8 [Parks & Recreation MasterPlan_ | --- 2033, {|_---- 50,000] = | CTS 50,000] ~~ 25,000] CCST 5,000] 23,750] 1,250
| 9 |FireMasterPlan Ss s|_ 2083, S| 70,000] ~~ - | | ~---- 70,000] ~ ~_--s'17,500| -- --CCsd| S500] 47,250] 5,250
| 10 |Community Risk Assessment (2) __|_ 2028/2033 | ___--10,000|_ --- | {| _~--10,000| ~~ 9,000] CC] S000] =~ 900 | ~---- 100
| 11 [Asset Management Plan (2) | 2025/2030 | __ 100,000] = - | _1,000| ~-- 99,000] ~--s 90,500] =i (s--"('iTSS 8500] 7480] 1,020 |
a GO GO GOO OO
| _--|[ReserveFundAdjustment | EE 42,4671] 87,374)|___6,097)]
es GQ QO GO GD QO OS OO
i
Watson & Associates Economists Ltd. PAGE 5-10
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5.3 10-Year Capital Costs for Area-Specific D.C. Calculation
This section evaluates the development-related capital requirements for area-specific
services assessed over a 10-year planning period (2024-2034).
5.3.1 Wastewater Services
The capital plan for wastewater services includes required improvements and an
expansion of the wastewater treatment facility, new wastewater mains, upsizing of
wastewater mains, and a new vehicle.
In total, the gross capital cost estimates amount to approximately $51.3 million.
Deductions of approximately $15.8 million in recognition of post period benefits and
$27.1 million recognizing the benefit to existing population have been made. A
deduction of approximately $5.8 million has been made to recognize grant funding from
the Housing Enabling Water Systems Fund that is attributable to new development.
Furthermore, approximately $686,500 has been deducted to reflect the existing D.C.
reserve fund balance. The net capital costs identified for inclusion in the calculation of
the charge total approximately $1.9 million.
These costs have been allocated 87% residential and 13% non-residential, based on
forecast incremental population and employment growth in the urban area.
5.3.2 Water Services
The capital plan for water services includes construction, oversizing, and twinning of
water mains, new vehicles and equipment, and recovery of previously unfunded
amounts related to a new vehicle. Additionally, outstanding debt servicing costs
associated with the water plant have been included.
In total, the gross capital cost estimates are approximately $15.2 million. A deduction of
approximately $8.2 million recognizing the benefit to existing development has been
made. A deduction of approximately $1.4 million has been made to recognize
anticipated grant funding from the Green Infrastructure Stream of the Investing in
Canada Infrastructure Program that is attributable to new development. Furthermore,
approximately $878,600 has been deducted to reflect the existing D.C. reserve fund
balance.
Watson & Associates Economists Ltd. PAGE 5-11
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The net capital costs identified for inclusion in the calculation of the D.C. total
approximately $4.6 million. These costs have been allocated 87% residential and 13%
non-residential, based on forecast incremental population and employment growth in
the urban area.
Watson & Associates Economists Ltd. PAGE 5-12
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Table 5-5
Infrastructure Costs covered in the D.C Calculation -- Wastewater Services
Less: Potential D.C. Recoverable Cost
Proj Increased Service Needs Attributable to Timin Gross Capital Post Other . "SLEEUES SUE TEIIES Residential Non-
No Anticipated Development : sth Cost Estimate Period Deductions Net Capital Cost aie to can bate, Total "Share ta Residential
: y' (2024$) Benefit isting Con ributions ota are Share
Development Attributable to New
2024 to 2034 (Urban) Development 87% 13%
Wastewater Treatment
1 axon System Upgrade |oq95.0026| 47,281,108 | 15,839,200 31,441,908 | 23,640,600 5,771,436 | 2,029,872} 1,765,989 263,883
Wastewater Collection
2 Upeiging Street Reconstruction and | 4454 9995 3,341,000 3,341,000 | 3,223,300 117,700} -- 102,399 15,301
Raglan Street West - Replace Existing
3 400m and extend sewer an additional 2033 411,000 411,000 250,000 161,000 140,070 20,930
420m
4 NE Quadrant (MoB - OMNI - LT Care 2025 200,000 200,000 200,000] 174,000 26,000
Devt) - Sewer Main/Line
Vehicles & Equipment
5 New 1/2 Ton Pick-up Truck 2032/33 100,000 100,000 100,000 87,000 13,000
__[Resene Fund Adjustment F728] 08.286)
Watson & Associates Economists Ltd. PAGE 5-13
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Table 5-6
Infrastructure Costs covered in the D.C Calculation -- Water Services
Less: Potential D.C. Recoverable Cost
Gross Grants, Subsidies
. Increased Service Needs Attributable to _. Capital Post . . ° . . Non-
Mi Anticipated Development yeah Cost Period Dectuwtions Met aeNal aie 2 coibahes Total ovine Residential
. y Estimate Benefit isting "ei.a utions ota are Share
(2024$) Development Attributable to New
2024 to 2034 (Urban) Development 87% 13%
Water Distribution
1 | Replace 150mm with 250mm on Main St from 2027/28 | 1,105,000 1,105,000 663,000 442,000| 384,540 57,460
Division Street to Ontario Street
2 | Replace 100 mm with 300 mm on Main St from 2024 | 2,935,385 2,935,385 978,500 1,435,012 | 521,873] 454,030 67,844
Ontario St to service boundary
Replace 100mm with 150mm on Lyons St: Prince
Replace 100mm with 150mm on Division St S:
5 | Watermain Twinning (Supply Line - 3.2km - from 2026 | 3,500,000 3,500,000] -- 1,750,000 1,750,000 | 1,522,500 227,500
Treatment Plant to North Town limit
| 6 | Prince Edward Street Reconstruction and Upsizing [2024-2025| 2,829,000; - | [| 2,829,000 2,357,500 ----------«Y| ~S 471,500 410,205 61,295
aeour Street Watermain Upsizing (200mm to 2026-2029] 1,767,000 Poet 1,767,000] 1,413,600 Bo 353,400] 307,458 45,942
Raglan Street West - watermain upsizing (200m
upsized from 150mm to 200mm, remaining length 2032 640,000 640,000 304,100 335,900 292,233 43,667
would be replacement like-for-like)
| 9 | New Booster Station (Dundas & Georgina 2025 1,000,000 =- | ~~ | 1,000,000 50,000 ~~ ~~_~'+| 950,000 826,500 123,500
Vehicles & Equipment
10 | New 1/2 Ton Pick-up Truck 2025 100,000 100,000 100,000 87,000 13,000
Pressure Reducing Valve | | 00,000 - | CT t000 | |S: 100,000] 87,000 13,000
New Skid-steer (Previously Unfunded) | ss 143,000 ef tt3,000f ef 118,000 98,310 14,690
Debt
13 | Water Plant Outstanding Debt 909,430 909,430 591,100 318,330 276,947 41,383
| __[Resene Fund Adjustment fT TTTCrdTTTC--~ST--C--C CdS 78. 615)] (704 905)] (114,220
Watson & Associates Economists Ltd. PAGE 5-14
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5.4 Service Levels and 27-Year Capital Costs for D.C.
Calculation
This section evaluates the development-related capital requirements for all of the
Municipality-wide services assessed over a 27-year planning period (2024-2051).
5.4.1 Fire Protection Services
The Municipality currently owns and operates two fire stations which provide a
combined 10,908 square feet of floor space. The fire department also has a current
inventory of 12 vehicles, 48 sets of equipment for firefighter outfitting, and 221 items of
various equipment and gear for firefighters. In total, the inventory of fire protection
assets provides a historical average level of service of $1,458 per capita. The historical
level of investment in fire services provides for a D.C. eligible amount over the forecast
period of approximately $5.1 million.
Based on the Municipality's latest Fire Master Plan and discussions with staff,
expansion to the south fire station, a new fire station south of the tracks, and additional
vehicles and equipment have been included in the development charge. The gross
capital costs for these needs total approximately $25.0 million. Deductions of
approximately $15.1 million in recognition of post period benefits and $4.5 million to
recognize the benefits to the existing community have been provided. Furthermore,
approximately $280,300 has been deducted to reflect the existing D.C. reserve fund
balance for Fire Protection Services. As a result, approximately $5.1 million in capital
needs has been included in the D.C. calculation.
These costs are shared between residential and non-residential development based on
the ratio of incremental growth in population to employment over the forecast period,
resulting in 90% being allocated to residential development and 10% being allocated to
non-residential development.
Watson & Associates Economists Ltd. PAGE 5-15
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Table 5-7
Infrastructure Costs covered in the D.C Calculation -- Fire Protection Services
Less: Potential D.C. Recoverable Cost
_ Increased Service Needs Attributable aor e wine AL eee on Grants, Subsidies ; : Non-
Proj. to Anticipated Development en ee es Sr _ Net Capital Cost Benefit to hie) eae Residential. sidential
No. (year) Estimate Benefit Deductions Existing Contributions Total Share Share
(2024$) Development Attributable to New
2024 to 2051 Development 90% 10%
Facilities
1 ee Share) Urban (South) Station 2025 | 12,743,300 5,972,366 6,770,934 | 4,529,800 2,241,134 | 2,017,021 224,113
New Station (South of Tracks) [| es00000] ssoo000f ---+| | -i+i| +| - *+| +i, -~+d
Vehicles
3 Elevated Device (Ladder Truck 2026 2,500,000 2,500,000 2,500,000 | 2,250,000 250,000
Small Wildland Fire 4x4 Unit 2025 250000[ - | | 250000[ - | |] 250,000 225,000 25,000
5 Provision for Additional Fire Prevention 2025 160,000 160,000 160,000 144,000 16,000
Vehicles (2
New Apparatus (Station South of 2,500,000 2,500,000
Tracks
Additional Truck 2025 goof = = - | ist gooo{ - | | 90,000 81,000 9,000
Equipment
Provision for Additional Firefighters (12) 122,400 122,400 122,400 110,160 12,240
Additional Firefighters at Station South
-__[Resene Fund Ajustment 052,287) 028,082)
Watson & Associates Economists Ltd. PAGE 5-16
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'
D.C. Calculation
Watson & Associates Economists Ltd.
H:\Brighton\2024 DC\Report\Addendum\Brighton 2024 DC Background Study - Office Consolidation.docx
6. 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 Municipality-wide D.C.s to be imposed
on anticipated development in the Municipality over the 10-year forecast period. Table
6-2 calculates the proposed area-specific D.C.s to be imposed on anticipated
development in the urban area over the 10-year forecast period. Table 6-3 calculates
the proposed Municipality-wide D.C.s to be imposed on anticipated development in the
Municipality over the 27-year forecast period.
The calculation for residential development is generated on a per capita basis and is
based upon four forms of housing types (single and semi-detached, apartments 2+
bedrooms, bachelor and 1-bedroom apartments, and all other multiples). 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
municipal 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, reflecting the maximum
D.C.s by residential dwelling unit type and non-residential G.F.A. for municipal-wide and
area-specific services.
Table 6-5 and Table 6-6 compare the existing charges to the charges proposed for a
single detached residential dwelling unit and per square foot of G.F.A. for non-
residential development, respectively.
Watson & Associates Economists Ltd. PAGE 6-1
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In total, the proposed charge for a single detached dwelling unit would increase by 53%
(+ $6,196) in the rural area and would increase by 106% (+ $15,170) in the urban area.
For non-residential development, the proposed D.C. in the rural area would increase by
12% (+ $0.81 per sq.ft. of G.F.A.) relative to the current charge. In the urban area, the
proposed D.C. would increase by 66% (+ $5.71 per sq.ft. of G.F.A.) relative to the
current charge.
Watson & Associates Economists Ltd. PAGE 6-2
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Table 6-1
Municipality-wide Services D.C Calculation
2024-2034
2024$ D.C.-Eligible Cost 2024$ D.C.-Eligible Cost
SERVICE/CLASS Residential Non-Residential S.D.U. per sq.ft.
$ $ $ $
1. Services Related to a Highway 4,035,016 550,229 6,639 3.87
2. Parks and Recreation Services 3,188,869 167,835 5,247 1.18
3. Library Services 262,650 13,824 432 0.10
4. Services Related to Public Health 615,228 32,380 1,012 0.23
5. Growth-related Studies 1,411 0.83
8.1 Services Related to a Highway 208,165 28,386
8.2 Parks and Recreation Services 79,508 8,853
8.3 Library Services 4,592 626
8.4 Services Related to Public Health 10,757 1,467
8.5 Wastewater Services 188,527 27,754
8.6 Water Services 233,548 33,893
8.7 Fire Protection Services 132,587 16,864
[Toran CT C88 959,449 | s8zt12| strat] 86.21
pe
| Cost Per Capita/Non-Residential GFA (sq.ft) | _----$6,265.35| $6.21 |
By Residential Unit Type P.P.U.
Single and Semi-Detached Dwelling 2.353 $14,742
Other Multiples 1.748 $10,952
Apartments - 2 Bedrooms + 1.694 $10,614
Apartments - Bachelor and 1 Bedroom 1.360 $8,521
Watson & Associates Economists Ltd. PAGE 6-3
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Table 6-2
Area-Specific Services D.C Calculation -- Urban Area
2024-2034
2024$ D.C.-Eligible Cost 2024$ D.C.-Eligible Cost
SERVICE/CLASS Residential Non-Residential S.D.U. per sq.ft.
$ $ $ $
6. Wastewater Services 1,672,197 249,869 3,427 1.95
7. Water Services 4,030,178 602,211 8,261 4.70
TOTAL $5,702,375 $852,079 $11,688 $6.65
D.C.-Eligible Capital Cost $5,702,375 $852,079
10-Year Urban Gross Population/GFA Growth (sq.ft.) 1,148 128,100
Cost Per Capita/Non-Residential GFA (sq. ft.) $4,967.23 $6.65
By Residential Unit Type P.P.U.
Single and Semi-Detached Dwelling 2.353 $11,688
Other Multiples 1.748 $8,683
Apartments - 2 Bedrooms + 1.694 $8,414
Apartments - Bachelor and 1 Bedroom 1.360 $6,755
Table 6-3
Municipality-wide Services D.C Calculation
2024-2051
2024$ D.C.-Eligible Cost 2024$ D.C.-Eligible Cost
SERVICE/CLASS Residential Non-Residential S.D.U. per sq.ft.
$ $ $ $
8. Fire Protection Services 4,574,894 508,322 3,076 1.47
TOTAL $4,574,894 $508,322 $3,076 $1.47
D.C.-Eligible Capital Cost $4,574,894 $508,322
27-Year Gross Population/GFA Growth (sq.ft.) 3,500 346,000
Cost Per Capita/Non-Residential GFA (sq. ft.) $1,307.11 $1.47
By Residential Unit Type P.P.U.
Single and Semi-Detached Dwelling 2.353 $3,076
Other Multiples 1.748 $2,285
Apartments - 2 Bedrooms + 1.694 $2,214
Apartments - Bachelor and 1 Bedroom 1.360 $1,778
Watson & Associates Economists Ltd. PAGE 6-4
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Table 6-4
Calculated Schedule of D.C. Charges
RESIDENTIAL NON-RESIDENTIAL
Service/Class of Service Single and Semi- . Apartments - 2 (Tete Oe (per sq.ft. of Gross
Detached Dwelling Other Multiples Bedrooms + Bachelor and 1 Floor Area)
Bedroom
Municipal Wide Services/Class of Service:
Services Related to a Highway $ 6,639 | $ 4,932 | $ 4,780 | $ 3,837 | $ 3.87
Fire Protection Services $ 3,076 | $ 2,285 | $ 2,215 | $ 1,778 | $ 1.47
Parks and Recreation Services $ 5,247 | $ 3,898 | $ 3,777 | $ 3,033 | $ 1.18
Library Services $ 432 | $ 321 | $ 3111 $ 250 | $ 0.10
Services Related to Public Health $ 1,012 |$ 752 1$ 7291$ 585 | $ 0.23
Growth-related Studies $ 1,411 | $ 1,048 | $ 1,016 | $ 816 | $ 0.83
Total Municipal Wide Servicestass ofSenices[s__azar7[s__taave[s _azazals wavs ----7.68)
Urban Services
Wastewater Serices $ 3,427 | $ 2,546 | $ 2,467 | $ 1,981 | $ 1.95
Water Services $ 8,261 | $ 6,137 | $ 5,947 1 $ 4,775 |$ 4.70
GRAND TOTAL RURAL AREA $ 17,817 | $ 13,236 | $ 12,828 | $ 10,299 | $ 7.68
GRAND TOTAL URBAN AREA $ 29,505 | $ 21,919 | $ 21,242 | $ 17,055 | $ 14.33
Watson & Associates Economists Ltd. PAGE 6-5
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Table 6-5
Comparison of Current and Proposed Residential (Single Detached) D.C.s
Service/Class of Service Current Calculated Difference
Municipal Wide Services/Classes:
Sernices Related to a Highway $ 6,606 | $ 6,639 | $ 33
Fire Protection Services $ 770 | $ 3,076 | $ 2,306
Parks and Recreation Services $ 2,003 | $ 5,247 | $ 3,244
Library Services $ 1,234] $ 432 | $ (802)
Services Related to Public Health $ 698 | $ 1,012 | $ 314
Growth-related Studies $ 310] $ 1,411 1$ 1,101
Total Municipal Wide ServicesiClasses |$ 11,621 | $ 17,817 | $ 6,196
Area Specific Services:
Wastewater Services $ 1,027 | $ 3,427 | $ 2,400
Water Services $ 1,687 | $ 8,261 | $ 6,574
Total Area Specific Services $ 2,714 | $ 11,688 | $ 8,974
GRAND TOTAL RURAL AREA fs 11,621 | $ 17,817 | $ 6,196
GRAND TOTAL URBAN AREA /S 14,335 | $ 29,505 | $ 15,170
Table 6-6
Comparison of Current and Proposed Non-Residential D.C. (per sq.ft. of G.F.A.)
Service/Class of Service Current Calculated Difference
Municipal Wide Services/Classes:
Sernices Related to a Highway $ 5.37 | $ 3.87 | $ (1.50)
Fire Protection Services $ 0.641 $ 1.47 |$ 0.83
Parks and Recreation Services $ 0.32 | $ 1.18] $ 0.86
Library Services $ 0.19 | $ 0.10 | $ (0.09)
Services Related to Public Health $ 0.11] $ 0.23 | $ 0.12
Growth-related Studies $ 0.24) $ 0.83 | $ 0.59
Total Municipal Wide Services/Classes | $ 6.87 | $ 7.68 | $ 0.81
Area Specific Services:
Wastewater Services $ 0.66 | $ 1.95 |$ 1.29
Water Services $ 1.091 $ 4.70|$ 3.61
Total Area Specific Services $ 1.75 | $ 6.65 | $ 4.90
GRAND TOTAL RURAL AREA $ 6.87 | $ 7.68 | $ 0.81
GRAND TOTAL URBAN AREA $ 8.62 S 14,33 | $ 5.71
Watson & Associates Economists Ltd. PAGE 6-6
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Rental housing and institutional developments will pay D.C.s in six equal annual
payments commencing at occupancy. Moreover, the D.C. amount for all developments
occurring within two (2) years of a Site Plan or Zoning By-law Amendment planning
approval (for applications submitted after January 1, 2020 and before June 7, 2024),
shall be determined based on the D.C. in effect on the day of the applicable Site Plan or
Zoning By-law Amendment application was deemed complete. The D.C. amount for all
developments occurring within eighteen (18) months of a Site Plan or Zoning By-law
Amendment planning approval (for applications submitted after June 6, 2024), shall be
determined based on the D.C. in effect on the day of the applicable Site Plan or Zoning
By-law Amendment application.
Installment payments and payments determined at the time of Site Plan or Zoning By-
law Amendment application are subject to annual interest charges. The interest rate
charged by the Municipality will be specified in a Development Charges Interest Policy
which is currently being developed.
7.3.6 Indexing
Indexing of the D.C.s shall be implemented on a mandatory basis annually on the
anniversary date of by-law enactment, in accordance with the Statistics Canada
Quarterly, Non-Residential Building Construction Price Index for Toronto (currently
Table 18-10-0289-01) for the most recent year-over-year period.
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 and historical practice in the Municipality, it is proposed that
uniform Municipality-wide D.C.s for all services excluding wastewater services and
Watson & Associates Economists Ltd. PAGE 7-5
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water services be imposed. Wastewater and water services D.C.s will continue to be
imposed on an area-specific basis for development in the wastewater and water
serviced areas.
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 Municipality's D.C. collections be contributed into eight (8)
separate reserve funds, including:
e Services Related to a Highway;
e Fire Protection Services;
e Parks and Recreation Services;
e Library Services;
e Services Related to Public Health;
e Growth-related Studies;
e Wastewater Services; and
e Water Services.
7.4.2 By-law In-force Date
It is proposed that the new D.C. by-laws will come into force on February 18, 2025 (i.e.,
ahead of the expiry date of the Municipality's current D.C. by-law).
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).
Watson & Associates Economists Ltd. PAGE 7-6
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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 areas;"
"Approve the capital project listing set out in Chapter 5 of the D.C. Background
Study dated June 13, 2024, as amended, subject to further annual review during
the capital budget process;"
"Approve the D.C. Background Study dated June 13, 2024, as amended;"
"Determine that no further public meeting is required;" and
"Approve the D.C. By-law as set out in Appendix F."
Watson & Associates Economists Ltd. PAGE 7-7
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Figure 1
Municipality of Brighton
Annual Housing Forecast !)
140
123
120 114
109
100
2 80 72 72
= 70 70 70 70 70 70 70 70 70 70
=) 60 Dee eee emma @ & & & & © 2 © 60 60
B60 | 56 Hooge
z°| Nee
ro} l
2 40
20
|
0
DSSS ROSS SD SRESSLRSSUALSSLOCT Sa SLREASLAR SURES LE SLA SLES SCALA SAC SG SAAS SAAS SSCA SARA AICS SACS SRA SARCASM
Years
mm Historical mLow Density G=Medium Density GBHigh Density -- Historical Average
(1 Growth forecast represents calendar year.
Source: Historical housing activity derived from Statistics Canada building permit data for the Municipality of Brighton, 2014 to 2023.
Watson & Associates Economists Ltd. PAGE A-3
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Table C-1
Operating and Capital Expenditure Impacts for Future Capital Expenditures
ANNUAL ANNUAL
SERVICE/CLASS OF SERVICE LIFECYCLE OPERATING a XPENDITURES
EXPENDITURES EXPENDITURES
Growthelated Studies | |
Total | 84,377] 119,114 | 2,250,490 |
Watson & Associates Economists Ltd. PAGE C-3
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Commensurate with the above, the Municipality prepared an A.M.P. in 2022 for its
existing infrastructure assets.
In recognition to the schematic above, the following table (presented in 2024 $) has
been developed to provide the annualized expenditures and revenues associated with
new growth. Note that the D.C.A. does not require an analysis of the non-D.C. capital
needs or their associated operating costs so these are omitted from the table below.
While the analysis presented herein does not represent a fiscal impact assessment
(including future tax/rate increases), it is intended to provide insight into the potential
affordability of the new assets:
1. The non-D.C. recoverable portion of the projects that will require financing from
municipal financial resources (i.e. taxation, rates, fees, etc.). This amount has
been presented as an annual debt charge amount based on 20-year financing.
2. Lifecycle costs for the 2024 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 incremental annualized expenditures are approximately $9.4
million. The share of these expenditures related to the growth component of the
infrastructure is approximately $4.5 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 $5.0 million. This amount, totalled with the existing
operating revenues of $21.5 million, will provide annual revenues of $26.4 million
by the end of the period.
6. In consideration of the above, the capital plan is deemed to be financially
sustainable.
Watson & Associates Economists Ltd. PAGE E-4
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Table E-1
Asset Management -- Future Expenditures and Associated Revenues
2024$
2051 (Total)
Expenditures (Annualized)
prea rameentoncowm |
Related Capital' $ 4,814,167
cana | asssass
Capital* $ 2,333,483
a
= anand PO
Services) $ 119,114
ee
Reese tomatind) |e
Total Existing Revenue" $ 21,479,179
(Uccrtecs rns Uconssele) (84671
(User Fees, Fines, Licences, etc.) $ 4,967,551
"Non-Growth Related com ponent of Projects
? Interim Debt Financing for Post Period Benefit
3 All infastructure costs included in Area Specifc by-laws have
been included
"As per Sch. 10 of FIR
Watson & Associates Economists Ltd. PAGE E-5
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A dix F
Watson & Associates Economists Ltd. PAGE F-1
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THE CORPORATION OF THE MUNICIPALITY OF BRIGHTON
BY-LAW NO. XX-2025
Being a by-law for the imposition of Development Charges
WHEREAS subsection 2 (1) of the Development Charges Act, 1997, S.O. 1997, c. 27,
as amended (the "Act") provides that the council of a municipality may pass by-laws for
the imposition of Development Charges against land to pay 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 Municipality of Brighton has given Notice in
accordance with section 12 of the Act of its intention to pass a by-law under section 2 of
the Act;
And whereas the Council of the Municipality of Brighton has heard all persons who
applied to be heard either in objection to, or in support of, the development charge
proposal at a public meeting held on July 15, 2024;
And whereas the Council of the Municipality of Brighton had before it a report entitled
2024 Development Charge Background Study dated June 13, 2024, as amended
prepared by Watson & Associates Economists Ltd., wherein it is indicated that the
development of any land within the Municipality of Brighton will increase the need for
services as defined herein;
And whereas the Council of the Municipality of Brighton on February 18, 2025
approved the Development Charge Background Study dated June 13, 2024, as
amended in which certain recommendations were made relating to the establishment of
a development charge policy for the Municipality of Brighton pursuant to the Act;
And whereas the Council of the Municipality of Brighton has determined that no further
public meeting is required in accordance with subsection 12 (3) of the Act;
Now, therefore, the Council of the Corporation of the Municipality of Brighton enacts
as follows:
Watson & Associates Economists Ltd. PAGE F-2
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1. DEFINITIONS
1.1 In this By-law, unless a contrary intention appears, a term has the same meaning
as that which exists in the Act or any Regulation made pursuant to sections 60 or
68 of the Act, both as amended from time to time.
1.2 In this by-law:
"Act" means the Development Charges Act, 1997, as amended, or any successor
thereof.
"Accessory use" means where used to describe a use, building or structure, that
the use, building or structure is naturally and normally incidental, subordinate in
purpose of floor area or both, and exclusively devoted to a principal use, building
or structure.
"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.
"Affordable Residential Unit" means a residential unit that meets the criteria set
out in section 4.1 of the Act.
"Apartment dwelling" means any dwelling unit within a building containing more
than two dwelling units where the residential units are connected by an interior
corridor.
"Attainable Residential Unit" means a residential unit that meets the criteria set
out in section 4.1 of the Act.
"Bank of Canada rate" means the policy interest rate established by the Bank of
Canada.
Watson & Associates Economists Ltd. PAGE F-3
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"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.
"Benefitting area" means an area defined by a map, plan, or legal description in a
front-ending agreement as an area that will receive a benefit from the
construction of a service.
"Board of education" has the same meaning as set out in the Education Act, as
amended, or any successor thereof.
"Building Code Act" means the Building Code Act, 1992, as amended, or any
successor thereof.
"Capital cost" means capital costs as defined in subsection 5 (3) of the Act.
"Commercial use" means the use of land, structures or buildings for the purpose
of buying or selling of commodities and supplying of services as distinguished
from manufacturing or assembling of goods, also as distinguished from other
purposes such as warehousing and/or an open storage yard.
"Council" means the Council of the Municipality of Brighton.
"Development" means the construction, erection or placing of one or more
buildings or structures on land or the making of an addition or alteration to a
building or structure with the effect of increasing the size of usability thereof, and
includes redevelopment.
"Development charge" means a charge imposed with respect to this by-law.
"Dwelling unit" means any part of a building or structure used, designed or
intended to be used as a domestic establishment in which one or more persons
may sleep and are provided with culinary and sanitary facilities for their exclusive
use.
"Existing" means the number, use and size that existed as of the date this by-law
was passed.
Watson & Associates Economists Ltd. PAGE F-4
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"Front-end payment" means a payment made by an owner pursuant to a front-
ending agreement, which may be in addition to a development charge that the
owner is required to pay under this by-law, to cover the net capital costs of the
services designated in the agreement that are required to enable the land to be
developed.
"Front-ending agreement" means an agreement made under section 44 of the
Act between the Municipality and any or all owners within a benefitting area
providing for front-end payments by an owner or owners or for the installation of
services by an owner or owners or for the installation of services by an owner or
owners or any combination thereof.
"Grade" means the average level of finished ground adjoining a building or
structure at all exterior walls.
"Gross floor area" means the total area of all floors above grade of a dwelling unit
measured between the outside surfaces of exterior walls or between the outside
surfaces of exterior walls and the centre line of party walls dividing the dwelling
unit from another dwelling unit or other portion of a building;
1. in the case of a residential building or structure, the total area of all floors
above grade of a dwelling unit measured between the outside surfaces of
exterior walls or between the outside surfaces of exterior walls and the
centre line of party walls dividing the dwelling unit from any other dwelling
unit or other portion of a building; and
2. in the case of a non-residential building or structure, or in the case of a
mixed-use building or structure in respect of the non-residential portion
thereof, the total area of all building floors above or below grade measured
between the outside surfaces of the exterior walls, or between the outside
surfaces of exterior walls and the centre line of party walls dividing a non-
residential use and a residential use, except for:
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;
Watson & Associates Economists Ltd. PAGE F-5
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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.
"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.
"Industrial" means lands, buildings or structures used or designed or intended for
use for manufacturing, processing, fabricating or assembly of raw goods,
warehousing or bulk storage of goods, and includes office uses and the sale of
commodities to the general public where such uses are accessory to an industrial
use, but does not include the sale of commodities to the general public through a
warehouse club or an agricultural use.
"Institutional" means development of a building or structure intended for use:
1. as a long-term care home within the meaning of subsection 2 (1) of the
Long-Term Care Homes Act, 2007;
2. as a retirement home within the meaning of subsection 2 (1) of the
Retirement Homes Act, 2010.
3. By any institution of the following post-secondary institutions for the
objects of the institution:
a. a university in Ontario that receives direct, regular and ongoing
operation funding from the Government of Ontario;
b. a college or university federated or affiliated with a university
described in subclause a; or
Cc. an Indigenous Institute prescribed for the purposes of section 6 of
the Indigenous Institute Act, 2017;
4. as a memorial home, clubhouse or athletic grounds by an Ontario branch
of the Royal Canadian Legion; or
Watson & Associates Economists Ltd. PAGE F-6
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5. as a hospice to provide end of life care.
"Local Board" means a school board, public utility, commission, transportation
commission, public library board, board of park management, local board of
health, board of commissioners of police, planning board, or any other board,
commission, committee, body or local authority established or exercising any
power or authority under any general or special act with respect to any of the
affairs or purposes, including school purposes, of the Municipality of Brighton or
any part or parts thereof.
"Mixed use building" means a building, structure or development with portions
which are to be used for residential development and other portions for non-
residential development.
"Multiple dwellings" means all dwellings other than an apartment dwelling, a
semi-detached dwelling, and a single detached dwelling.
"Non-profit housing" means a development of a building or structure intended for
use as residential premises by:
1. a corporation without share capital to which the Corporations Act applies,
that is in good standing under that Act and whose primary objective is to
provide housing;
2. a corporation without share capital to which the Canada Not-for-profit
Corporation Act applies, that is in good standing under that Act and whose
primary objective is to provide housing; or
3. a non-profit housing co-operative that is in good standing under the Co-
operative Corporations Act;
"Non-residential development" means development other than residential
development as defined below, and includes development for agricultural,
commercial, industrial and institutional uses.
"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.
Watson & Associates Economists Ltd. PAGE F-7
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"Planning Act" means the Planning Act, 1990, as amended, or any successor
thereof.
"Regulation" means any regulation made pursuant to the Act.
"Rental housing" means development of a building or structure with four or more
dwelling units all of which are intended for use as rented residential premises.
"Residential use" means land, buildings, or structures of any kind whatsoever
used, designed, or intended to be used as living accommodations for one or
more individuals.
"Residential unit" means the same as dwelling unit as defined in this by-law.
"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.
"Semi-detached dwelling" means a residential building that is divided vertically
into two dwelling units. 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.
"Service" means a service designated in section 2.1 to this by-law, and "services"
shall have a corresponding meaning.
"Services in lieu" means those services specified in an agreement made under
section 6 of this by-law.
"Service standards" means the prescribed level of services on which the
schedule of charges in Schedule "A" are based.
"Servicing agreement" means an agreement between a landowner and the
Municipality relative to the provision of municipal services to specified lands
within the Municipality.
Watson & Associates Economists Ltd. PAGE F-8
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"Single detached dwelling" means a residential building consisting of one
dwelling unit and not attached to another structure. 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.
2. DESIGNATION OF SERVICES
2.1. The categories of services/classes of service for which development charges are
imposed under this by-law are as follows:
1. Services Related to a Highway;
2. Fire Protection Services;
3. Parks and Recreation Services;
4. Library Services;
5. Services Related to Public Health;
6. Growth-related Studies;
7. Wastewater Services (within the wastewater serviced area only); and
8. Water Services (within the water serviced area only).
3. APPLICATION OF BY-LAW RULES
3.1 Development charges shall be payable by the Owner in the amounts set out in
this by-law where:
1. the lands are located in the area described in section 3.2; and
2. the development of the lands requires any of the approvals set out in
subsection 3.4 (1).
Area to Which By-law Applies
3.2 Subject to section 3.3, this by-law applies to all lands in the Municipality Brighton
whether or not the land or use thereof is exempt from taxation under section 13
of the Assessment Act.
3.3. Notwithstanding section 3.2 above, this by-law shall not apply to lands that are
owned by and used for the purposes of:
1. the Municipality or a local board thereof;
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2. a board of education;
3. the Corporation of the County of Northumberland or a local board thereof;
or
4. a university that receives regular and ongoing operating funds from the
government for the purposes of post-secondary education.
Approvals for Development
3.4 1. Development charges shall be imposed on all lands, buildings or
structures that are developed for residential or non-residential uses if the
development requires:
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 any successor thereof; or
g. the issuing of a permit under the Building Code Act in relation to a
building or structure.
2. No more than one development charge for each service designated in
section 2.1 shall be imposed upon any lands, buildings or structures to
which this by-law applies even though two or more of the actions
described in subsection (1) are required before the lands, buildings or
structures can be developed.
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3. Despite subsection (2), if two or more of the actions described in
subsection (1) occur at different times, additional development charges
shall be imposed if the subsequent action has the effect or increasing the
need for services.
4. Subsection (1) shall not apply in respect of:
a. local services installed at the expense of the owner within a plan of
subdivision as a condition of approval under section 52 of the
Planning Act; or
(b) local services installed at the expense of the owner as a condition
of approval under section 53 of the Planning Act.
Exemptions
Residential Units in Existing Residential
3.5 This by-law shall not apply 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;
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
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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
3.6 -- This by-law shall not apply 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
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
3.7 This by-law does not apply to that category of exempt development described in
section 4 of the Act, namely:
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1. 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
O. Reg. 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 "A"
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 prior to the first enlargement in respect of
that building for which an exemption under section 4 of the Act is
sought; and
b. the enlargement of the gross floor area of the existing building must:
i. be attached to the existing industrial building;
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;
ili. 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.
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Non-Proft, Inclusionary Zoning, Affordable, and Attainable
3.8 -- This by-law shall not apply to that category of exempt development described in
section 4.2 of the Act, namely that development charges shall not be imposed
with respect to non-profit housing development.
3.9 This by-law shall not apply to that category of exempt development described in
section 4.3 of the Act, namely that development charges shall not be imposed
with respect to inclusionary zoning residential unit development.
3.10 This by-law shall not apply to that category of exempt development described in
section 4.1 of the Act, namely that development charges shall not be imposed
with respect to affordable residential units and attainable residential units.
Other Exemptions
3.11. Notwithstanding the provisions of this by-law, development charges shall not be
imposed with respect to:
1. A place of worship and land used in connection therewith, and a
churchyard, cemetery and burial ground exempt from taxation under
section 3 of the Assessment Act; and
2. Industrial development.
Amount of Charges
Residential
3.12 The development charges set out in Schedule "A" to this by-law shall be imposed
on residential uses of lands, buildings or structures, including a dwelling unit
accessory to a non-residential use and, in the case of a mixed-use building or
structure, on the residential uses in the mixed-use building or structure,
according to the type of residential unit, and calculated with respect to each of
the services according to the type of residential use.
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Non-Residential
3.13 The development charges described in Schedule "A" to this by-law shall be
imposed on non-residential uses of lands, buildings or structures, and, in the
case of a mixed-use building or structure, on the non-residential uses in the
mixed-use building or structure, and calculated with respect to each of the
services according to the total floor area of the non-residential use.
Reduction of Development Charges for Redevelopment
3.14 Despite any other provisions of this by-law, where, as a result of the
redevelopment of land, a building or structure existing on the same land within 60
months prior to the date of payment of development charges in regard to such
redevelopment was, or is to be demolished, in whole or in part, or converted from
one principal use to another principal use on the same land, in order to facilitate
the redevelopment, the development charges otherwise payable with respect to
such redevelopment shall be reduced by the following amounts:
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
charge under section 3.12 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 under section 3.13, by the gross floor area that has
been or will be demolished or converted to another principal use;
The credit can, in no case, exceed the amount of the development charge that
would otherwise be payable.
Timing of Payment of Development Charges
3.15 Development charges imposed under this by-law are calculated, payable, and
collected on the date a building permit is issued in relation to the development.
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3.16 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.
3.17 Notwithstanding section 3.15 and 3.16, development charges for rental housing
and institutional developments are due and payable in 6 installments
commencing with the first installment payable on the date of occupancy, and
each subsequent installment, including interest as provided in the Municipality's
Council approved Development Charge Interest Policy, payable on the
anniversary date each year thereafter.
3.18 Where the development of land results from the approval of a Site Plan or Zoning
By-law Amendment made on or after January 1, 2020, and the approval of the
application occurred within the prescribed amount of time from the building
permit issuance, the development charges under sections 3.15 and 3.17 shall be
calculated based on the rates set out in Schedule "A" on the date the planning
application was made, including interest as provided in the Municipality's Council
approved Development Charge Interest Policy. Where both planning
applications apply, Development Charges under sections 3.15 and 3.17 shall be
calculated based on the rates, including interest as provided in the Municipality's
Council approved Development Charge Interest Policy, set out in Schedule "A"
on the date of the later planning application.
3.19 Despite sections 3.15, 3.17, and 3.18, Council from time to time, and at any time,
may enter into agreements providing for all or any part of a development charge
to be paid before or after it would otherwise be payable, in accordance with
section 27 of the Act.
Development Charge Reductions
3.20 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
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3. All other bedroom quantities -- 15% reduction.
4. EXISTING AGREEMENTS
4.1 |Anagreement with respect to charges related to development registered prior to
passage of this by-law remains in effect after enactment of this by-law.
5. SERVICE STANDARDS
5.1. The approved service standards for the Municipality are those contained in the
Development Charges Background Study.
6. SERVICE IN LIEU
6.1. Council may authorize an owner to substitute the whole or such part of the
development charge applicable to the owner's development as may be specified
in an 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 otherwise applicable to the
development, equal to the reasonable cost to the owner of providing the services
in lieu provided such credit shall not exceed the total development charge
payable by an owner to the Municipality.
6.2 In any agreement under section 6.1, 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.
6.3. The credit provided for in section 6.2 shall not exceed the service standards
referenced in section 5 and used in the calculation of the charges in Schedule
"A" and no credit shall be charged to any development charges reserve fund
prescribed in this by-law.
7. FRONT-ENDING AGREEMENTS
7.1. Council may enter into a front-ending agreement with any or all owners within a
benefitting area pursuant to section 21 of the Act, providing for the payment by
the owner or owners of a font-end payment or for the installation of services by
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the owners or any combination of front-end payments and installation of services,
which may be in addition to the required development charge.
7.2 Front-end payments made by benefitting owners under a front-ending agreement
relating to the provision of services for which a development charge is payable
shall be credited with an amount equal to the reasonable cost to the owner of
providing the services, against the development charges otherwise payable
under Schedule "A" of this by-law.
7.3. Nocredit given pursuant to section 7.1 shall exceed the total development
charge payable by the owner for the applicable service component or the
standard of service outlined in Schedule "A" and referenced in section 5.
7.4 The front-end payment required to be made by the benefitting owner under a
front-ending agreement may be adjusted annually.
8. BY-LAW REGISTRATION
8.1 Acertified copy of this by-law may be registered on title to any land to which this
by-law applies.
9. RESERVE FUND(S)
9.1 Monies received from payment of development charges shall be maintained in a
separate reserve fund or funds, and shall be used only to meet the growth-
related net capital costs for which the development charge was levied under this
by-law.
9.2 Council directs the Municipal Treasurer to divide the reserve fund(s) created
hereunder into the separate subaccounts in accordance with the service
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.
9.3. 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.
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9.4 Where any unpaid development charges are collected as taxes under section
9.3, the monies so collected shall be credited to the development charge reserve
fund or funds referred to in section 9.1.
10. INDEXING
10.1 Development charges imposed pursuant to this by-law shall be adjusted annually
on the anniversary date of this by-law, without amendment to this by-law, in
accordance with the most recent available twelve month change in the Toronto
series of the prescribed index in the Act (currently Statistics Canada Table 18-10-
0289-01).
11 CONFLICTS
11.1. Where the Municipality and an owner or former owner have entered into an
agreement with respect to land within the area to which this by-law applies, and a
conflict exists between the provisions of this by-law and such agreement, the
provisions of the agreement shall prevail to the extent that there is a conflict.
11.2 Notwithstanding section 11.1, where a development which is the subject of an
agreement to which section 11.1 applies, is subsequently the subject of one or
more of the actions described in subsection 3.4 (1), an additional development
charge in respect of the development permitted by the action shall be calculated,
payable and collected in accordance with the provisions of this by-law if the
development has the effect of increasing the need for services, unless such
agreement provides otherwise.
12. BY-LAW AMENDMENT OR REPEAL
12.1 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.
12.2 Refunds that are required to be paid under section 12.1 shall be paid to the
registered owner of the land on the date on which the refund is paid.
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12.3. Refunds that are required to be paid under section 12.1 shall be paid with
interest to be calculated as follows:
1. interest shall be calculated from the date on which the overpayment was
collected to the day on which the refund is paid;
2. the refund shall include the interest owed under this section;
3. interest shall be paid at the Bank of Canada rate in effect on the later of:
a. the date of enactment of this by-law, or
b. the date of the last quarterly adjustment, in accordance with the
provisions of subsection (4).
4. The Bank of Canada rate in effect on the date of enactment of this by-law
shall be adjusted on the next following business day to the rate
established by the Bank of Canada on that day, and shall be adjusted
quarter-yearly thereafter in January, April, July and October to the rate
established by the Bank of Canada on the day of adjustment.
13. SEVERABILITY
13.1. 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 the by-law shall remain in full force and effect.
14. HEADINGS FOR REFERENCE ONLY
14.1. The headings inserted in this by-law are for convenience of reference only and
shall not affect the construction or interpretation of this by-law.
15. SCHEDULES
15.1. The following schedules shall form part of this by-law:
Schedule "A" -- Schedule of Development Charges
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16. DATE BY-LAW IN FORCE
16.1. This By-law shall come into effect at 12:01 AM on February 19, 2025.
17. DATE BY-LAW EXPIRES
17.1. This By-law will expire at 12:01 AM on February 19, 2035 unless it is repealed by
Council at an earlier date.
18. REPEAL FORMER DEVELOPMENT CHARGES BY-LAW
18.1 Upon the passing of this by-law, By-law 089-2019 being a By-law for the
Imposition of Development Charges is hereby repealed.
19. SHORT TITLE
19.1. This by-law may be cited as the Development Charges By-law.
READ a FIRST, SECOND and THIRD time and finally passed on this 18" day of
February, 2025.
Mayor
Clerk
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SCHEDULE "A" TO BY-LAW ___-2025
SCHEDULE OF DEVELOPMENT CHARGES
RESIDENTIAL
(per Dwelling Unit) NON-
: Apartment RESIDENTIAL
Service/Class of Service ogame anaiendhte Dwelling Unit (per sq.ft. of
Detached Other Multiple 5 Bedrooms ~ Bachelor ay
Dwelling + Bedroom
Municipal-wide Services/Class of Service
omens TrmonSerieesGinesot | svvarr|stazae]sragza| staaso| sre
Urban Services
[GRAND TOTALRURALAREA | _----=sStv.et7| ~--«st3,236| ----s12,828| --$10,200| ----«S7.68
[GRANDTOTALURBANAREA | $29,505/ --$24,919| --$21,242| $17,055] $14.33.
Watson & Associates Economists Ltd. PAGE F-22
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