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Watson & Associates Economists Ltd.
905-272-3600
March 25, 2020
[email protected]
Development Charges Background
Study
Municipality of Central Elgin
Watson & Associates Economists Ltd.
H:\Central Elgin\2020 DC\Report\Report.docx
Table of Contents
Page
Executive Summary ....................................................................................................... i
1.
Introduction ...................................................................................................... 1-1
1.1
Purpose of this Document ....................................................................... 1-1
1.2
Summary of the Process ......................................................................... 1-2
1.3
Changes to the D.C.A.: Bill 73 - Smart Growth for our
Communities Act, 2015 ........................................................................... 1-3
1.3.1
Area Rating ................................................................................ 1-3
1.3.2
Asset Management Plan for New Infrastructure ......................... 1-3
1.3.3
60-Day Circulation of D.C. Background Study ........................... 1-4
1.3.4
Timing of Collection of D.C.s ...................................................... 1-4
1.3.5
Other Changes ........................................................................... 1-4
1.4
Proposed Changes to the D.C.A.: Bill 108 - An Act to Amend
Various Statutes with Respect to Housing, Other Development and
Various Other Matters ............................................................................. 1-5
2.
Current Municipality of Central Elgin Policy ................................................. 2-1
2.1
Schedule of Charges .............................................................................. 2-1
2.2
Services Covered ................................................................................... 2-2
2.3
Timing of D.C. Calculation and Payment ................................................ 2-3
2.4
Indexing .................................................................................................. 2-3
2.5
Redevelopment Allowance ..................................................................... 2-3
2.6
Exemptions ............................................................................................. 2-4
3.
Anticipated Development in the Municipality of Central Elgin .................... 3-1
3.1
Requirement of the Act ........................................................................... 3-1
3.2
Basis of Population, Household and Non-Residential Gross Floor
Area Forecast ......................................................................................... 3-1
3.3
Summary of Growth Forecast ................................................................. 3-2
4.
The Approach to the Calculation of the Charge ........................................... 4-1
Table of Contents (Cont'd)
Page
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4.1
Introduction ............................................................................................. 4-1
4.2
Services Potentially Involved .................................................................. 4-1
4.3
Increase in the Need for Service ............................................................. 4-1
4.4
Local Service Policy ................................................................................ 4-6
4.5
Capital Forecast ...................................................................................... 4-6
4.6
Treatment of Credits ............................................................................... 4-7
4.7
Existing Reserve Funds .......................................................................... 4-8
4.8
Deductions .............................................................................................. 4-9
4.8.1
Reduction Required by Level of Service Ceiling ........................ 4-9
4.8.2
Reduction for Uncommitted Excess Capacity .......................... 4-10
4.8.3
Reduction for Benefit to Existing Development ........................ 4-10
4.8.4
Reduction for Anticipated Grants, Subsidies and Other
Contributions ............................................................................ 4-12
4.8.5
The 10% Reduction ................................................................. 4-12
4.9
Municipal-wide vs. Area Rating ............................................................. 4-12
4.10 Allocation of Development .................................................................... 4-12
4.11 Asset Management ............................................................................... 4-13
4.12 Transit ................................................................................................... 4-13
5.
D.C.-Eligible Cost Analysis by Service .......................................................... 5-2
5.1
Introduction ............................................................................................. 5-2
5.2
Service Levels and 10-Year Capital Costs for D.C. Calculation .............. 5-2
5.2.1
Parking Services ........................................................................ 5-2
5.2.2
Parks & Recreation Services ..................................................... 5-4
5.2.3
Library Services ......................................................................... 5-6
5.2.4
Administration Studies (Municipal-Wide) ................................... 5-8
5.2.5
Administration Studies (Urban Services) ................................. 5-10
5.3
Service Levels and Capital Costs to 2036 for Central Elgin's D.C.
Calculation ............................................................................................ 5-12
5.3.1
Services Related to a Highway ................................................ 5-12
5.3.2
Fire Protection Services ........................................................... 5-16
5.4
Service Levels and Urban Build-out Capital Costs for Central
Elgin's D.C. Calculation ........................................................................ 5-18
5.4.1
Water Services ......................................................................... 5-18
5.4.2
Wastewater Services ............................................................... 5-20
6.
D.C. Calculation ............................................................................................... 6-1
7.
D.C. Policy Recommendations and D.C. By-law Rules ................................ 7-1
7.1
Introduction ............................................................................................. 7-1
7.2
D.C. By-law Structure ............................................................................. 7-2
7.3
D.C. By-law Rules ................................................................................... 7-2
Table of Contents (Cont'd)
Page
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7.3.1
Payment in any Particular Case ................................................. 7-2
7.3.2
Determination of the Amount of the Charge ............................... 7-3
7.3.3
Application to Redevelopment of Land (Demolition and
Conversion) ................................................................................ 7-4
7.3.4
Exemptions (full or partial) ......................................................... 7-4
7.3.5
Phasing in .................................................................................. 7-5
7.3.6
Timing of Collection ................................................................... 7-5
7.3.7
Indexing ..................................................................................... 7-6
7.3.8
The Applicable Areas ................................................................. 7-7
7.4
Other D.C. By-law Provisions ................................................................. 7-7
7.4.1
Categories of Services for Reserve Fund and Credit
Purposes .................................................................................... 7-7
7.4.2
By-law In-force Date .................................................................. 7-8
7.4.3
Minimum Interest Rate Paid on Refunds and Charged for
Inter-Reserve Fund Borrowing ................................................... 7-8
7.4.4
Area Rating ................................................................................ 7-8
7.5
Other Recommendations ...................................................................... 7-10
8.
By-law Implementation ................................................................................... 8-1
8.1
Public Consultation Process ................................................................... 8-1
8.1.1
Introduction ................................................................................ 8-1
8.1.2
Public Meeting of Council........................................................... 8-1
8.1.3
Other Consultation Activity ......................................................... 8-1
8.2
Anticipated Impact of the Charge on Development ................................. 8-2
8.3
Implementation Requirements ................................................................ 8-3
8.3.1
Introduction ................................................................................ 8-3
8.3.2
Notice of Passage ...................................................................... 8-3
8.3.3
By-law Pamphlet ........................................................................ 8-3
8.3.4
Appeals ...................................................................................... 8-4
8.3.5
Complaints ................................................................................. 8-4
8.3.6
Credits ....................................................................................... 8-5
8.3.7
Front-Ending Agreements .......................................................... 8-5
8.3.8
Severance and Subdivision Agreement Conditions ................... 8-5
Appendix A Background Information on Residential and Non-Residential
Growth Forecast ............................................................................................. A-1
Appendix B Level of Service .................................................................................. B-1
Appendix C Long-Term Capital and Operating Cost Examination ...................... C-1
Appendix D D.C. Reserve Fund Policy .................................................................. D-1
Appendix E Local Service Policy ............................................................................E-1
Table of Contents (Cont'd)
Page
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Appendix F Asset Management Plan ...................................................................... F-1
Appendix G Proposed D.C. By-law ......................................................................... G-1
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List of Acronyms and Abbreviations
Acronym
Full Description of Acronym
A.M.P.
Asset management plan
CANSIM
Canadian Socio-Economic Information Management System
(Statistics Canada)
D.C.
Development charge
D.C.A.
Development Charges Act, 1997, as amended
F.I.R.
Financial Information Return
G.F.A.
Gross floor area
LPAT
Local Planning Appeal Tribunal
M.O.E.C.P.
Ministry of the Environment, Conservation and Parks
N.F.P.O.W.
No Fixed Place of Work
O.M.B.
Ontario Municipal Board
O.P.A.
Official Plan Amendment
O. Reg.
Ontario Regulation
P.O.A.
Provincial Offences Act
P.P.U.
Persons per unit
S.D.E.
Single detached equivalent
S.D.U.
Single detached unit
S.W.M.
Stormwater management
sq.ft.
square foot
sq.m
square metre
Executive Summary
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Executive Summary
1. The report provided herein represents the Development Charges (D.C.)
Background Study for the Municipality of Central Elgin required by the
Development Charges Act, 1997 (D.C.A.). This report has been prepared in
accordance with the methodology required under the D.C.A. The contents
include the following:
- Chapter 1 - Overview of the legislative requirements of the Act;
- Chapter 2 - Review of present D.C. policies of the Municipality;
- Chapter 3 - Summary of the residential and non-residential growth
forecasts for the Municipality;
- Chapter 4 - Approach to calculating the D.C.;
- Chapter 5 - Review of historical service standards and identification of
future capital requirements to service growth and related deductions and
allocations;
- Chapter 6 - Calculation of the D.C.s;
- Chapter 7 - D.C. policy recommendations and rules; and
- Chapter 8 - By-law implementation.
2. D.C.s provide for the recovery of growth-related capital expenditures from new
development. The D.C.A. is the statutory basis to recover these charges. The
methodology is detailed in Chapter 4; a simplified summary is provided below:
1) Identify amount, type and location of growth;
2) Identify servicing needs to accommodate growth;
3) Identify capital costs to provide services to meet the needs;
4) Deduct:
- Grants, subsidies and other contributions;
- Benefit to existing development;
- Statutory 10% deduction (soft services);
- Amounts in excess of 10-year historical service calculation;
- D.C. reserve funds (where applicable);
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5) Net costs are then allocated between residential and non-residential benefit;
and
6) Net costs divided by growth to provide the D.C. charge.
3. A number of changes to the D.C. process need to be addressed as a result of the
Smart Growth for our Communities Act, 2015 (Bill 73). These changes have
been incorporated throughout the report and in the updated draft by-law, as
necessary. These items include:
a. Area-rating: Council must consider the use of area-specific charges.
b. Asset Management Plan for New Infrastructure: The D.C. background
study must include an asset management plan that deals with all assets
proposed to be funded, in whole or in part, by D.C.s. The asset
management plan must show that the assets are financially sustainable
over their full lifecycle.
c. 60-day Circulation Period: The D.C. background study must be released
to the public at least 60-days prior to passage of the D.C. by-law.
d. Timing of Collection of Development Charges: The D.C.A. now requires
D.C.s to be collected at the time of the first building permit.
4. Another change to the D.C.A. was introduced on May 2, 2019 through Bill 108,
More Homes, More Choice Act. While having received royal asset on June 6,
2019, many of the amendments to the D.C.A. do not come into effect until they
are proclaimed by the Lieutenant Governor. The changes that have come into
effect are incorporated throughout the report and in the updated draft by-law.
These items include:
a. Effective January 1, 2020, rental housing and institutional developments
will pay D.C.s in six equal annual payments commencing at occupancy.
Non-profit housing developments will pay D.C.s in 21 equal annual
payments. Interest may be charged on the installments, and any unpaid
amounts may be added to the property and collected as taxes.
b. Effective January 1, 2020 the D.C. amount for all developments occurring
within 2 years of a Site Plan or Zoning By-law Amendment planning
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approval (for application submitted after this section is proclaimed), shall
be determined based on the D.C. charge in effect on the day of Site Plan
or Zoning By-law Amendment application. If the development is not
proceeding via these planning approvals, then the amount is determined
the earlier of the date of issuance of a building permit or occupancy.
Further changes are suggested by the province through Bill 108 and the draft
regulations. Most significant is the removal of certain services from D.C.
eligibility which will be included within a newly created charge under the Planning
Act called a Community Benefit Charge. This is described in more detail in
section 1.4. It should be noted that this report only addresses the D.C. as
provided by current legislation and does not include the proposed Community
Benefit Charges as proposed by draft legislation.
5. The growth forecast (Chapter 3) on which the Municipal-wide D.C. is based,
projects the following population, housing and non-residential floor area for the
10-year (2020 to 2029), Long-Term (2020 to 2036) and urban build out periods.
The urban service area calculations are forecasted by buildout area.
6. On May 25, 2015, the Municipality of Central Elgin passed By-law 1880 under
the D.C.A. The by-law imposes D.C.s on residential and non-residential uses.
This by-law was amended on March 12, 2018 via By-law 2241. This by-law will
expire on May 26, 2020. The Municipality is undertaking a D.C. public process
and anticipates passing a new by-law in advance of the expiry date. The
10 Year
Long-Term
Urban Build Out
2020-2029
2020-2036
2020-Total Urban
Build Out
(Net) Population Increase
2,010
3,145
12,128
Residential Unit Increase
895
1,422
5,119
Non-Residential Gross Floor Area Increase (ft²)
365,100
511,600
1,303,900
Measure
Port Stanley
Lynhurst
Belmont
Norman/Lyndale
Union
Yarmouth
2020 - Urban
Build Out
2020 - Urban
Build Out
2020 - Urban
Build Out
2020 - Urban
Build Out
2020 - Urban
Build Out
2020 - Urban
Build Out
(Net) Population Increase
2,213
84
659
5,754
3,518
-
Residential Unit Increase
1,134
147
325
2,224
1,264
-
Non-Residential Gross Floor Area Increase (ft²)
129,600
13,300
488,600
159,900
90,200
322,300
Measure
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mandatory public meeting has been set for April 27, 2020 with adoption of the by-
law on May 25, 2020.
7. The Municipality charges Municipal-wide D.C.s as well as urban area specific
D.C.s. The urban services areas are subject to charges for water, wastewater
and administration studies services in addition to the Municipal-wide D.C.s. Each
area identified is subject to the D.C.s based on its own mix of urban services.
The following tables shows the current charges for both Municipal-wide and
urban services D.C.s.
Non-Residential
Municipal Wide Services
Single & Semi
Detached
Multiples
Apartments
per sq.ft.
Services Related to a Highway
1,045
913
635
0.78
Fire Protection Services
1,842
1,610
1,119
0.88
Parks & Recreation
1,580
1,380
959
0.15
Library Services
59
51
36
0.01
Administration
253
221
153
0.20
Total
4,780
4,177
2,902
2.02
Non-Residential
Urban Area Services
Single & Semi
Detached
Multiples
Apartments
per sq.ft.
Belmont
Water Services
474
414
288
0.46
Wastewater Services
9,741
8,512
5,914
3.84
Administration
-
-
-
-
Sub-Total Belmont
10,215
8,926
6,202
4.30
Norman
Water Services
-
-
-
-
Wastewater Services
9,741
8,512
5,914
3.84
Administration
-
-
-
Sub-Total Norman
9,741
8,512
5,914
3.84
Port Stanley
Water Services
474
414
288
0.46
Wastewater Services
9,741
8,512
5,914
3.84
Administration
195
171
119
0.18
Sub-Total Port Stanley
10,410
9,097
6,320
4.48
Lynhurst and South Block
Water Services
474
414
288
-
Wastewater Services
9,741
8,512
5,914
-
Administration
195
171
119
-
Sub-Total Lynhurst and South Block
10,410
9,097
6,320
-
Meadow Green Subdivision
Water Services
474
414
288
-
Wastewater Services
-
-
-
-
Administration
195
171
118
-
Sub-Total Meadow Green Subdivision
669
585
406
-
Residential
Residential
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8. The Municipal-wide D.C.s currently in effect are $4,780 for single detached
dwelling units and non-residential charges are $2.02 per square foot. This report
has undertaken a recalculation of the charge based on future identified needs
(presented in Schedule ES-1 for residential and non-residential). Charges have
been provided on a Municipal-wide basis for all services except water services,
wastewater services and administration studies related to the urban areas, which
are provided on an urban area specific basis. The municipal-wide single
detached unit charge is $6,291 for residential development and the non-
residential charge is $2.37 per square foot of building area.
The current urban area specific D.C.s for water, wastewater and urban related
administration studies are imposed based on the specific services provided in
each service area. The identifed areas and their calculated charges are listed in
Schedule ES-2. These charges, along with the municipal-wide charges are
submitted to Council for its consideration.
9. The D.C.A. requires a summary be provided of the gross capital costs and the
net costs to be recovered over the life of the by-law. This calculation is provided
by service and is presented in Table 6-7. A summary of these costs is provided
below:
This suggests that for the non-D.C. cost over the five-year D.C. by-law (benefit to
existing development, mandatory 10% deduction, and the grants, subsidies and
other contributions), $1.98 million (or an annual amount of $0.40 million) will
need to be contributed from taxes and rates, or other sources. With respect to
the post period benefit amount of approximately $41,000, it will be included in
subsequent D.C. study updates to reflect the portion of capital that benefits
growth in the post period D.C. forecasts.
Total gross expenditures planned over the next five years
18,836,497
$
Less:
Benefit to existing development
1,732,900
$
Post planning period benefit
41,250
$
Ineligible re: Level of Service
-
$
Mandatory 10% deduction for certain services
243,375
$
Grants, subsidies and other contributions
-
$
Net Costs to be recovered from development charges
16,818,972
$
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Based on the above table, the Municipality plans to spend $18.84 million over the
next five years, of which $16.82 million (89%) is recoverable from D.C.s. Of this
net amount, $14.74 million is recoverable from residential development and
$2.08 million from non-residential development. It is noted also that any
exemptions or reductions in the charges would reduce this recovery further.
10. Considerations by Council - The background study represents the service needs
arising from residential and non-residential growth over the forecast periods.
The following services are calculated based on an urban build-out forecast for
Belmont, Port Stanley, Union, and Southblock:
- Wastewater Services;
The following services are calculated based on an urban build-out forecast for
Belmont, Port Stanley, and Southblock:
- Water Services;
The following services are calculated based on an urban 10-year forecast for all
urban areas:
- Administration Studies - Urban Services;
The following services are calculated based on an long-term (2020-2036)
forecast:
- Services Related to a Highway; and
- Fire Protection Services.
All other services are calculated based on a 10-year forecast. These include:
- Parks & Recreation Services;
- Library Services; and
- Administration Studies.
Council will consider the findings and recommendations provided in the report
and, in conjunction with public input, approve such policies and rates it deems
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appropriate. These directions will refine the draft D.C. by-law which is appended
in Appendix G. These decisions may include:
- adopting the charges and policies recommended herein;
- considering additional exemptions to the by-law; and
- considering reductions in the charge by class of development (obtained by
removing certain services on which the charge is based and/or by a
general reduction in the charge).
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Schedule ES-1
Municipality of Central Elgin
Schedule of Municipal Wide D.C.s
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Multiples
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services:
Services Related to a Highway
958
568
364
727
367
0.52
Fire Protection Services
2,187
1,296
830
1,659
839
1.19
Parks and Recreation Services
2,276
1,349
864
1,727
873
0.26
Library Services
133
79
51
101
51
0.02
Administration
737
437
280
559
283
0.38
Total Municipal Wide Services
6,291
3,729
2,389
4,773
2,413
2.37
RESIDENTIAL
Service
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Schedule ES-2
Municipality of Central Elgin
Schedule of Urban Area D.C.s
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Multiples
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Urban Area Services
Administration Studies - Urban
229
136
87
174
88
0.10
Total Urban Area Services
229
136
87
174
88
0.10
Note: Urban Areas are municipally serviced with water and/or wastewater
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Multiples
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Belmont Area Specific Services:
Water Services
512
303
194
388
196
0.25
Wastewater Services
5,725
3,393
2,174
4,344
2,196
3.39
Total Belmont Area Specific Services
6,237
3,696
2,368
4,732
2,392
3.64
Port Stanley Area Specific Services:
Water Services
512
303
194
388
196
0.25
Wastewater Services
5,725
3,393
2,174
4,344
2,196
3.39
Total Port Stanley Area Specific Services
6,237
3,696
2,368
4,732
2,392
3.64
Union Area Specific Services:
Water Services
-
-
-
-
-
0.00
Wastewater Services
5,725
3,393
2,174
4,344
2,196
3.39
Total Union Area Specific Services
5,725
3,393
2,174
4,344
2,196
3.39
Southblock Area Specific Services:
Water Services
512
303
194
388
196
0.00
Wastewater Services
5,725
3,393
2,174
4,344
2,196
0.00
Total Southblock Area Specific Services
6,237
3,696
2,368
4,732
2,392
0.00
RESIDENTIAL
Service
Service
RESIDENTIAL
Report
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Chapter 1
Introduction
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1. Introduction
1.1 Purpose of this Document
This background study has been prepared pursuant to the requirements of the D.C.A.
(section 10) and, accordingly, recommends new D.C.s and policies for the Municipality
of Central Elgin.
The Municipality retained Watson & Associates Economists Ltd. (Watson), to undertake
the D.C.s (D.C.) study process throughout 2020. Watson worked with Municipal staff
preparing the D.C. analysis and policy recommendations.
This D.C. background study, containing the proposed D.C. by-law, will be distributed to
members of the public in order to provide interested parties with sufficient background
information on the legislation, the study's recommendations and an outline of the basis
for these recommendations.
This report has been prepared, in the first instance, to meet the statutory requirements
applicable to the Municipality's D.C. background study, as summarized in Chapter 4. It
also addresses the requirement for "rules" (contained in Chapter 7) and the proposed
by-law to be made available as part of the approval process (included as Appendix G).
In addition, the report is designed to set out sufficient background on the legislation
(Chapter 4), Central Elgin's current D.C. policies (Chapter 2) and the policies underlying
the proposed by-law, to make the exercise understandable to those who are involved.
Finally, it addresses post-adoption implementation requirements (Chapter 8) which are
critical to the successful application of the new policy.
The Chapters in the report are supported by Appendices containing the data required to
explain and substantiate the calculation of the charge. A full discussion of the statutory
requirements for the preparation of a background study and calculation of a D.C. is
provided herein.
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1.2 Summary of the Process
The public meeting required under section 12 of the D.C.A., has been scheduled for
April 27, 2020. Its purpose is to present the study to the public and to solicit public
input. The meeting is also being held to answer any questions regarding the study's
purpose, methodology and the proposed modifications to the Municipality's D.C.s.
In accordance with the legislation, the background study and proposed D.C. by-law will
be available for public review on March 25, 2020.
The process to be followed in finalizing the report and recommendations includes:
- consideration of responses received prior to, at, or immediately following the
Public Meeting; and
- finalization of the report and Council consideration of the by-law subsequent to
the public meeting.
Figure 1-1 outlines the proposed schedule to be followed with respect to the D.C. by-law
adoption process.
Figure 1-1
Schedule of Key D.C. Process Dates for the Municipality of Central Elgin
1. Data collection, staff review,
engineering work, D.C. calculations
and policy work
January 2020 to March 2020
2. Background study and proposed by-
law available to public
March 25, 2020
3. Public meeting advertisement placed
in newspaper(s)
No later than April 6, 2020
4. Public meeting of Council
April 27, 2020
5. Council considers adoption of
background study and passage of by-
law
May 25, 2020
6. Newspaper notice given of by-law
passage
By 20 days after passage
7. Last day for by-law appeal
40 days after passage
8. Municipality makes pamphlet
available (where by-law not
appealed)
By 60 days after in force date
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1.3 Changes to the D.C.A.: Bill 73 - Smart Growth for our
Communities Act, 2015
With the amendment of the D.C.A. (as a result of Bill 73 and O. Reg. 428/15), there are
a number of areas that must be addressed to ensure that the Municipality is in
compliance with the D.C.A., as amended. The following provides an explanation of the
changes to the Act that affect the Municipality's background study and how they have
been dealt with to ensure compliance with the amended legislation.
1.3.1 Area Rating
Bill 73 has introduced two new sections where Council must consider the use of area-
specific charges:
1) Section 2 (9) of the Act now requires a municipality to implement area-specific
D.C.s for either specific services which are prescribed and/or for specific
municipalities which are to be regulated. (Note that at this time, no municipalities
or services are prescribed by the Regulations.)
2) Section 10 (2) c.1 of the D.C.A. requires that, "the development charges
background study shall include consideration of the use of more than one
development charge by-law to reflect different needs for services in different
areas."
In regard to the first item, there are no services or specific municipalities identified in the
regulations which must be area-rated. The second item requires Council to consider
the use of area rating.
1.3.2 Asset Management Plan for New Infrastructure
The new legislation now requires that a D.C. background study must include an Asset
Management Plan (subsection 10 (2) (c.2)). The asset management plan must deal
with all assets that are proposed to be funded, in whole or in part, by D.C.s. The current
regulations provide very extensive and specific requirements for the asset management
plan related to transit services; however, they are silent with respect to how the asset
management plan is to be provided for all other services. As part of any asset
management plan, the examination should be consistent with the municipality's existing
assumptions, approaches and policies on asset management planning. This
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examination may include both qualitative and quantitative measures such as examining
the annual future lifecycle contributions needs (discussed further in Appendix F of this
report).
1.3.3 60-Day Circulation of D.C. Background Study
Previously the legislation required that a D.C. background study be made available to
the public at least two weeks prior to the public meeting. The amended legislation now
provides that the D.C. background study must be made available to the public (including
posting on the municipal website) at least 60 days prior to passage of the D.C. by-law.
No other changes were made to timing requirements for such things as notice of the
public meeting and notice of by-law passage.
This D.C. study is being provided to the public on March 25, 2020 to ensure the new
requirements for release of the study is met.
1.3.4 Timing of Collection of D.C.s
The D.C.A. has been refined by Bill 73 to require that D.C.s are collected at the time of
the first building permit. For the majority of development, this will not impact the
Municipality's present process. There may be instances, however, where several
building permits are to be issued and either the size of the development or the uses will
not be definable at the time of the first building permit. In these instances, the
Municipality may enter into a delayed payment agreement in order to capture the full
development.
1.3.5 Other Changes
It is also noted that a number of other changes were made through Bill 73 and O. Reg.
428/15, including changes to the way in which transit D.C. service standards are
calculated, the inclusion of waste diversion and the ability for collection of additional
levies; however, these sections do not impact the Municipality's D.C.
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1.4 Proposed Changes to the D.C.A.: Bill 108 - An Act to
Amend Various Statutes with Respect to Housing, Other
Development and Various Other Matters
On May 2, 2019, the Province introduced Bill 108, which proposes changes to the
D.C.A. The Bill has been introduced as part of the Province's "More Homes, More
Choice: Ontario's Housing Supply Action Plan." The Bill received Royal Assent on
June 6, 2019
While having received royal assent, many of the amendments to the D.C.A. do not
come into effect until they are proclaimed by the Lieutenant Governor. At the time of
writing, the following provisions have been proclaimed:
- Transitional provisions with respect to services that are no longer eligible under
the D.C.A., as well as other provisions clarifying definitions and administrative
powers to make regulations, are in effect as of the date of royal assent.
Regarding the transitional provisions for soft services, as noted below, services
not identified under the new subsection 2 (4) will no longer be eligible to be
included in D.C. by-law once proclaimed. These D.C.-ineligible services within
an existing D.C. by-law can remain in effect, even if the by-law expires, until the
earlier of the prescribed date (one year from the date the C.B.C. authority is in
effect), the date a community benefits charge by-law is passed, or the date when
the existing D.C. by-law is repealed.
- Effective January 1, 2020, rental housing and institutional developments will pay
D.C.s in six equal annual payments commencing at occupancy. Non-profit
housing developments will pay D.C.s in 21 equal annual payments. Interest may
be charged on the installments, and any unpaid amounts may be added to the
property and collected as taxes.
- Effective January 1, 2020 the D.C. amount for all developments occurring within
two years of a site plan or zoning by-law amendment planning approval (for
application submitted after this section is proclaimed), shall be determined based
on the D.C. charge in effect on the day of Site Plan or Zoning By-law Amendment
application. If the development is not proceeding via these planning approvals,
then the amount is determined the earlier of the date of issuance of a building
permit or occupancy.
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On February 28, 2020, the Province released updated draft regulations related to the
D.C.A. and the Planning Act. A summary of these changes to take effect upon
proclamation by the Lieutenant Governor is provided below:
Changes to Eligible Services - The initial draft regulations allowed for the following
services to remain within the D.C.A with the remaining "soft services" to be removed
from the D.C.A. These services would be considered as part of a new community
benefits charge (discussed below) imposed under the Planning Act. The initial eligible
services were as follows:
- Water supply services, including distribution and treatment services;
- Wastewater services, including sewers and treatment services;
- Stormwater drainage and control services;
- Services related to a highway as defined in subsection 1 (1) of the Municipal Act,
2001 or subsection 3 (1) of the City of Toronto Act, 2006, as the case may be;
- Electrical power services;
- Policing services;
- Fire protection services;
- Toronto-York subway extension, as defined in subsection 5.1 (1) of the D.C.A.;
- Transit services other than the Toronto-York subway extension;
- Waste diversion services;
- Ambulance services; and
- Other services as prescribed.
The new draft regulation will also allow the following services to continue with the D.C.
- Parks development (not including land);
- Recreation;
- Public libraries;
- Long-term care; and
- Public health.
Mandatory 10% deduction - The new draft regulation will remove the mandatory 10%
deduction for all services that remain eligible under the D.C.A.
Remaining Services to be Included in a New Community Benefits Charge (C.B.C.)
Under the Planning Act - It is proposed that a municipality may, by by-law, impose a
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C.B.C. against land to pay for the capital costs of facilities, services and matters
required because of development or redevelopment in the area to which the by-law
applies. The C.B.C. is proposed to include formerly eligible D.C. services that are not
included in the above listing, in addition to parkland dedication and bonus zoning
contributions. Various provisions are proposed as follows:
- The C.B.C. will be imposed as a percentage based on the market value of the
land the day before building permit issuance. The maximum percentages for the
C.B.C. are as follows:
o Single-tier municipalities: 15%
o Lower-tier municipalities: 10%
o Upper-tier municipalities: 5%
- A C.B.C strategy must be prepared to support the percentage to be imposed.
Elements of the strategy include:
o The C.B.C. strategy will have to set out the amount, type and location of
growth;
o There will need to be a parks plan included which would identify the
amount of parkland needed for growth;
o The strategy will need to identify the amount of parkland per person
currently being provided in the municipality;
o The strategy will need to identify the anticipated increase in need for the
service;
o There will need to be deductions for excess capacity;
o The strategy will need to consider benefit to existing development;
o Grants, subsidies & other contributions will need to be deducted.
- Public notice of C.B.C by-law passage will be required (same requirements for
D.C. by-law passage notice);
- The interest rate for C.B.C. refunds upon successful LPAT appeal will be the
Bank of Canada rate on the date the by-law comes into force or quarterly;
- Municipalities will have one year from the date the C.B.C authority is in effect to
remove ineligible services from the D.C. and implement a C.B.C. strategy; and
- Also removes the 10% deduction.
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Chapter 2
Current Municipality of Central
Elgin Policy
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2. Current Municipality of Central Elgin Policy
2.1 Schedule of Charges
On May 25, 2015, the Municipality of Central Elgin passed By-law 1880 under the
D.C.A. This by-law was amended on March 12, 2018 via By-law 2241.
This by-law (as amended) imposes D.C.s for residential and non-residential uses. The
table below provides the rates currently in effect, as at May 1, 2019.
Table 2-1
Municipality of Central Elgin
Current D.C. Rates
Non-Residential
Service
Single & Semi
Detached
Multiples
Apartments
per sq.ft.
Services Related to a Highway
1,045
913
635
0.78
Fire Protection Services
1,842
1,610
1,119
0.88
Parks & Recreation
1,580
1,380
959
0.15
Library Services
59
51
36
0.01
Administration
253
221
153
0.20
Total
4,780
4,177
2,902
2.02
Non-Residential
Service
Single & Semi
Detached
Multiples
Apartments
per sq.ft.
Belmont
Water Services
474
414
288
0.46
Wastewater Services
9,741
8,512
5,914
3.84
Administration
-
-
-
-
Sub-Total Belmont
10,215
8,926
6,202
4.30
Norman
Water Services
-
-
-
-
Wastewater Services
9,741
8,512
5,914
3.84
Administration
-
-
-
Sub-Total Norman
9,741
8,512
5,914
3.84
Port Stanley
Water Services
474
414
288
0.46
Wastewater Services
9,741
8,512
5,914
3.84
Administration
195
171
119
0.18
Sub-Total Port Stanley
10,410
9,097
6,320
4.48
Lynhurst and South Block
Water Services
474
414
288
-
Wastewater Services
9,741
8,512
5,914
-
Administration
195
171
119
-
Sub-Total Lynhurst and South Block
10,410
9,097
6,320
-
Meadow Green Subdivision
Water Services
474
414
288
Wastewater Services
-
-
-
Administration
195
171
118
Sub-Total Meadow Green Subdivision
669
585
406
-
Residential
Residential
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2.2 Services Covered
The following services are covered under By-law 1880 (as amended):
Municipal-wide services:
- Roads & related;
- Fire Protection Services;
- Parks and Recreation;
- Library Services; and
- Administration Studies.
Area-specific services:
- Belmont:
o Water Services; and
o Wastewater Services.
- Norman:
o Wastewater Services.
- Port Stanley:
o Water Services;
o Wastewater Services; and
o Administration Studies.
- Lynhurst Sewage Area:
o Water Services;
o Wastewater Services; and
o Administration Studies.
- Lynhurst Secondary Sewage Area:
o Water Services;
o Wastewater Services; and
o Administration Studies.
- Meadowgreen Subdivision:
o Water Services; and
o Administration Studies.
- South Block (Lyndale & Southdale):
o Water Services;
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o Wastewater Services; and
o Administration Studies.
2.3 Timing of D.C. Calculation and Payment
D.C.s are payable on the date the first permit is issued under the Building Code Act,
1992 in relation to a building or structure on land to which the D.C. applies.
2.4 Indexing
Rates shall be indexed annually every May 1st, in accordance with the most recent
twelve month change in the Statistics Canada Quarterly, "Construction Price Statistics."
2.5 Redevelopment Allowance
As a result of the redevelopment of land, a building or structure existing on the same
land within five years prior to the date of payment of D.C.s in regard to such
redevelopment was, or is to be demolished, in whole or in part, or converted from one
principal use to another principal use on the same land, in order to facilitate the
redevelopment, the D.C.s otherwise payable with respect to such redevelopment shall
be reduced by the following amounts:
(a)
in the case of a residential building or structure, or in the case of a mixed-use
building or structure, the residential uses in the mixed-use building or
structure, an amount calculated by multiplying the applicable D.C. under
subsections 2.2(a) of the by-law by the number, according to type, of dwelling
units that have been or will be demolished or converted to another principal
use; and
(b)
in the case of a non-residential building or structure or, in the case of mixed-
use building or structure, the non-residential uses in the mixed-use building or
structure, an amount calculated by multiplying the applicable D.C.s under
subsection 2.2(b) of the by-law by the gross floor area that has been or will be
demolished or converted to another principal use;
provided that such amounts shall not exceed, in total, the amount of the D.C.s otherwise
payable with respect to the redevelopment.
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2.6 Exemptions
The following non-statutory exemptions are provided under By-law 1880 (as amended).
- Land that is used for the purposes of industrial uses;
- Non-residential farm buildings constructed for bona fide farm uses; and
- Lands or buildings used or to be used for a place of worship of for the purposes
of a cemetery or burial ground exempt from taxation under the Assessment Act.
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Chapter 3
Anticipated Development in
the Municipality of Central
Elgin
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3. Anticipated Development in the Municipality of
Central Elgin
3.1 Requirement of the Act
The growth forecast contained in this chapter (with supplemental tables in Appendix A)
provides for the anticipated development for which the Municipality of Central Elgin will
be required to provide services, over a 10-year (early 2020 to early 2030), and a
buildout horizon (early 2020 to buildout).
Chapter 4 provides the methodology for calculating a D.C. as per the D.C.A. Figure 3-1
presents this methodology graphically. It is noted in the first box of the schematic that in
order to determine the D.C. that may be imposed, it is a requirement of section 5 (1) of
the D.C.A. that "the anticipated amount, type and location of development, for which
development charges can be imposed, must be estimated."
3.2 Basis of Population, Household and Non-Residential
Gross Floor Area Forecast
The D.C. growth forecast has been derived by Watson. In preparing the growth
forecast, the following information sources were consulted to assess the residential and
non-residential development potential for the Municipality of Central Elgin over the
forecast period, including:
- Municipality of Central Elgin Population, Housing & Employment Projections,
2011-2036, Medium Growth Scenario, Revised Draft, prepared by Lapointe
Consulting;
- 2006, 2011 and 2016 population, household, and employment Census data;
- Historical residential and non-residential building permit data over the 2010 to
2019 period;
- Residential wastewater servicing capacity as provided by the Municipality of
Central Elgin;
- Residential supply opportunities as provided by the Municipality of Central Elgin;
and
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- Discussions with Municipality staff regarding anticipated residential and non-
residential development in the Municipality of Central Elgin.
We would note that the growth forecast provided herein does not include the Port
Stanley Secondary Plan (i.e. Harbour Lands).
3.3 Summary of Growth Forecast
A detailed analysis of the residential and non-residential growth forecasts is provided in
Appendix A and the methodology employed is illustrated in Figure 3-1. The discussion
provided herein summarizes the anticipated growth for the Municipality and describes
the basis for the forecast. The results of the residential growth forecast analysis are
summarized in Table 3-1 below, and Schedule 1 in Appendix A.
As identified in Table 3-1 and Appendix A, Schedule 1, population in Central Elgin is
anticipated to reach approximately 15,900 by early-2030 and 26,500 by buildout,
resulting in an increase of approximately 2,100 and 12,700 persons, respectively.1
1 The population figures used in the calculation of the 2020 D.C. including the net
Census undercount, which staff have estimated at approximately 2.7%.
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Figure 3-1
Population and Household Forecast Model
Intensification
Designated Lands
Servicing Capacity
Residential Units in the
Development Process
Employment Market by Local
Municipality,
Economic Outlook
Local, region
and Provincial
Forecast of
Residential Units
Decline in Existing Population
Net Population Increase
Historical Housing
Construction
DEMAND
SUPPLY
Occupancy Assumptions
Gross Population Increase
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Table 3-1
Municipality of Central Elgin
Residential Growth Forecast Summary
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings2
Apartments3
Other
Total
Households
Equivalent
Institutional
Households
13,070
12,723
183
12,540
4,430
170
145
40
4,785
166
2.659
13,090
12,743
193
12,550
4,513
140
113
15
4,781
175
2.665
12,950
12,607
72
12,535
4,640
155
105
25
4,925
65
2.560
13,820
13,461
77
13,384
5,001
159
114
25
5,299
70
2.540
15,890
15,471
89
15,382
5,659
243
267
25
6,195
81
2.498
16,190
15,763
95
15,668
5,751
254
292
25
6,322
86
2.493
17,050
16,607
98
16,509
6,038
290
368
25
6,721
89
2.471
26,485
25,789
151
25,638
9,436
515
801
25
10,777
137
2.393
20
20
10
10
83
-30
-32
-25
-4
9
-140
-136
-121
-15
127
15
-8
10
144
-110
870
854
5
849
361
4
9
0
374
5
2,070
2,010
12
1,998
658
84
153
0
895
11
2,370
2,302
18
2,284
750
95
178
0
1,023
16
3,230
3,146
21
3,125
1,037
131
254
0
1,422
19
12,665
12,328
74
12,254
4,435
356
687
0
5,478
67
¹ Census undercount estimated at approximately 2.7%. Note: Population including the undercount has been rounded.
² Includes townhouses and apartments in duplexes.
³ Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Early 2020 - Mid 2036
Mid 2006 - Mid 2011
Mid 2011 - Mid 2016
Mid 2006
Mid 2011
Mid 2016
Early 2020
Early 2030
Mid 2016 - Early 2020
Historical
Forecast
Early 2020 - Early 2030
Mid 2031
Early 2020 - Mid 2031
Buildout
Mid 2036
Incremental
Population
(Including
Census
Undercount)¹
Year
Excluding Census Undercount
Housing Units
Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Early 2020 - Buildout
Source: From Municipality of Central Elgin Population, Housing & Employment Projections, 2011-2036, Medium Growth Scenario, Revised Draft, prepared by Lapointe Consulting, February 5, 2015. Derived by
Watson & Associates Economists Ltd., 2020.
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Figure 3-2
Municipality of Central Elgin
Annual Housing Forecast
Source: Historical housing activity derived from Statistics Canada building permit data for the Municipality of Central Elgin , 2007-2019.
1 Growth forecast represents calendar year.
67
44
35
18
32
48
29
50
33
48
95
119
100
88
95
95
95
95
95
95
85
85
85
85
85
80
80
80
80
80
0
20
40
60
80
100
120
140
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Historical Average
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Provided below is a summary of the key assumptions and findings regarding the
Municipality of Central Elgin D.C. growth forecast.
1. Housing Unit Mix (Appendix A - Schedules 1 and 6)
- The housing unit mix for the Municipality was derived from a detailed review of
residential supply data for the Municipality (as per Schedule 6), and historical
development activity (as per Schedule 7).
- Based on the above indicators, the 10-year household growth forecast for the
Municipality is comprised of a unit mix of 74% low density units (single detached
and semi-detached), 9% medium density (multiples except apartments) and 17%
high density (bachelor, 1-bedroom and 2-bedroom apartments).
2. Geographic Location of Residential Development (Appendix A - Schedule 2)
- Schedule 2 summarizes the anticipated amount, type, and location of
development by servicing area for the Municipality of Central Elgin.
- In accordance with forecast demand, wastewater capacity and available land
supply, the amount and percentage of forecast housing growth between 2020
and 2030 by development location is summarized below.
Development Location
Approximate Amount
of Housing Growth,
2020 to 2030
Percentage of
Housing Growth, 2020
to 2030
Port Stanley
400
44%
Lynhurst
70
8%
Belmont
220
24%
Norman/Lyndale
Union
Rural
40
100
70
5%
11%
8%
Municipality Total
900
100%
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3. Planning Period
- Short and longer-term time horizons are required for the D.C. process. The
D.C.A. limits the planning horizon for certain services, such as parks, recreation
and libraries, to a 10-year planning horizon. Services related to a highway,
public works, fire, police, stormwater, water and wastewater services can utilize a
longer planning period.
4. Population in New Housing Units (Appendix A - Schedules 3, 4 and 5)
- The number of housing units to be constructed by 2030 in the Municipality of
Central Elgin over the forecast period is presented in Figure 3-2. Over the 2020
to 2030 forecast period, the Municipality is anticipated to approximately average
90 new housing units per year.
- Institutional population1 is anticipated to increase by 12 people between 2020 to
2030.
- Population in new units is derived from Schedules 3, 4, and 5, which incorporate
historical development activity, anticipated units (see unit mix discussion) and
average persons per unit (P.P.U.) by dwelling type for new units.
- Schedule 8 summarizes the P.P.U. for the new housing units by age and type of
dwelling based on a 2016 custom Census data for Central Elgin. The total
calculated 20-year average P.P.U.s by dwelling type are as follows:
o Low density:
2.868
o Medium density:
2.176
o High density2:
1.491
5. Existing Units and Population Change (Appendix A - Schedules 3, 4 and 5)
- Existing households for early-2020 are based on the 2016 Census households,
plus estimated residential units constructed between mid-2016 and mid-2019
assuming a 6-month lag between construction and occupancy (see Schedule 3).
- The decline in average occupancy levels for existing housing units is calculated
in Schedules 3 through 5, by aging the existing population over the forecast
1 Institutional includes special care facilities such as nursing home or residences for
senior citizens. A P.P.U. of 1.100 depicts 1-bedroom and 2- or more bedroom units in
these special care facilities.
2 Includes bachelor, 1-bedroom and 2- or more bedroom apartments.
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period. The forecast population decline in existing households over the 2020 to
2030 forecast period is 300.
6. Employment (Appendix A - Schedules 10a, 10b, 10c, 11 and 12)
- The employment projections provided herein are largely based on the activity
rate method, which is defined as the number of jobs in a municipality divided by
the number of residents. Key employment sectors include primary, industrial,
commercial/ population-related, institutional, and work at home, which are
considered individually below.
- 2016 employment data1 (place of work) for the Municipality of Central Elgin is
outlined in Schedule 10a. The 2016 employment base is comprised of the
following sectors:
o 255 primary (8%);
o 590 work at home employment (19%);
o 585 industrial (18%);
o 1,025 commercial/population related (33%); and
o 680 institutional (22%).
- The 2016 employment by usual place of work, including work at home, is 3,135.
An additional 710 employees have been identified for the Municipality in 2016
that have no fixed place of work (N.F.P.O.W.).2
- Total employment, including work at home and N.F.P.O.W. for the Municipality is
anticipated to reach approximately 4,650 by early-2030 and 7,790 by buildout.
This represents an employment increase of approximately 640 for the 10-year
forecast period and 3,780 for the longer-term forecast period.
- Schedule 10b, Appendix A, summarizes the employment forecast, excluding
work at home employment and N.F.P.O.W. employment, which is the basis for
the D.C. employment forecast. The impact on municipal services from work at
home employees has already been included in the population forecast. The
need for municipal services related to N.F.P.O.W. employees has largely been
1 2016 employment is based on Statistics Canada 2016 Place of Work Employment
dataset by Watson & Associates Economists Ltd.
2 No fixed place of work is defined by Statistics Canada as "persons who do not go from
home to the same work place location at the beginning of each shift". Such persons
include building and landscape contractors, travelling salespersons, independent truck
drivers, etc.
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included in the employment forecast by usual place of work (i.e. employment and
gross floor area generated from N.F.P.O.W. construction employment).
Furthermore, since these employees have no fixed work address, they cannot be
captured in the non-residential gross floor area (G.F.A.) calculation.
- Total employment for the Municipality of Central Elgin (excluding work at home
and N.F.P.O.W. employment) is anticipated to reach approximately 3,110 by
early-2030 and 5,070 by buildout.1 This represents an employment increase of
approximately 460 and 2,420 over the 10-year and buildout forecast periods,
respectively.
7. Non-Residential Sq.ft. Estimates (G.F.A., Appendix A - Schedule 10b)
- Square footage estimates were calculated in Schedule 10b based on the
following employee density assumptions:
o 4,000 sq.ft. per employee for primary - non-bona fide farming;2
o 1,000 sq.ft. per employee for industrial;
o 400 sq.ft. per employee for commercial/population-related; and
o 685 sq.ft. per employee for institutional employment.
- The Municipal-wide incremental G.F.A. is anticipated to increase by 365,200
sq.ft. over the 10-year forecast period and 1,571,500 sq.ft. over the buildout
forecast period.
- In terms of percentage growth, the 2020 to 2030 incremental G.F.A. forecast by
sector is broken down as follows:
o primary - non-bona fide farming - 27%
o industrial - 31%;
o commercial/population-related - 27%; and
o institutional - 15%.
8. Geography of Non-Residential Development (Appendix A - Schedule 10c)
1 G.F.A. and employment associated within special care institutional dwellings treated
as residential, resulting in an institutional employment difference between Schedules
10a and 10b. Total employment growth in Schedule 10b (excluding work at home and
N.F.P.O.W. employment) has been downwardly adjusted to account for institutional
employment associated with special care facilities.
2 Non-bona fide farming is defined as cannabis growing operation related employment
for G.F.A. purposes in Schedules 10b and 10c.
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- Schedule 10c summarizes the anticipated amount, type and location of non-
residential development by servicing area for Municipality of Central Elgin by
area.
- In accordance with forecast demand and available land supply, the amount and
percentage of forecast total non-residential growth between 2020 and 2030 by
development location is summarized below.
Development Location
Amount of Non-
Residential
G.F.A., 2020 to
2030
Percentage of
Non-Residential
G.F.A., 2020 to
2030
Port Stanley
Lynhurst
Belmont
36,100
5,000
102,200
10%
1%
28%
Norman/Lyndale
2,700
1%
Union
6,700
2%
Yarmouth Industrial & Commercial Lands
Rural
Unallocated
161,500
28,900
22,000
44%
8%
6%
Municipality Total
365,100
100%
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Chapter 4
The Approach to the
Calculation of the Charge
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4. The Approach to the Calculation of the Charge
4.1 Introduction
This chapter addresses the requirements of subsection 5 (1) of the D.C.A. with respect
to the establishment of the need for service which underpins the D.C. calculation.
These requirements are illustrated schematically in Figure 4-1.
4.2 Services Potentially Involved
Table 4-1 lists the full range of municipal service categories which are provided within
the Municipality.
A number of these services are defined in subsection 2 (4) of the D.C.A. as being
ineligible for inclusion in D.C.s. These are shown as "ineligible" on Table 4-1. Two
ineligible costs defined in subsection 5 (3) of the D.C.A. are "computer equipment" and
"rolling stock with an estimated useful life of (less than) seven years..." In addition, local
roads are covered separately under subdivision agreements and related means (as are
other local services). Services which are potentially eligible for inclusion in the
Municipality's D.C. are indicated with a "Yes."
4.3 Increase in the Need for Service
The D.C. calculation commences with an estimate of "the increase in the need for
service attributable to the anticipated development," for each service to be covered by
the by-law. There must be some form of link or attribution between the anticipated
development and the estimated increase in the need for service. While the need could
conceivably be expressed generally in terms of units of capacity, subsection 5 (1) 3,
which requires that Municipal Council indicate that it intends to ensure that such an
increase in need will be met, suggests that a project-specific expression of need would
be most appropriate.
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Figure 4-1
The Process of Calculating a Development Charge under the Act
that must be followed
8. Specified Local Services
Anticipated
Development
1.
Estimated Increase in
Need for Service
2. Ineligible Services
Ceiling Re:
Increased Need
Needs That Will
Be Met
Examination of the
Long-term Capital
and Operating Costs
for Capital
Infrastructure
D.C. Needs
By Service
Less:
Uncommitted Excess
Capacity
Less:
Benefit To Existing
Development
Less:
Grants, Subsidies
and Other
Contributions
Less:
10% Where
Applicable
D.C. By-law(s)
Spatial
Applicability
D.C. Net Capital Costs
Costs for new development vs.
existing development for the term
of the by-law and the balance
of the period
Amount of the Charge
By Type of Development
(including apportionment of
costs - residential and
non-residential)
Financing,
Inflation and
Investment
Considerations
3.
4.
5.
6.
11.
12.
13.
16.
17.
14.
15.
9.
Tax Base,
User Rates,
etc.
Subdivision
Agreements
and Consent
Provisions
Consideration of exemptions,
phase-ins, etc.
1
4
3
2
Non-Transit Services
Historical Service
Standard
4a.
Transit Services
Forward-looking
Service
Standard
4b.
Asset Management
Plan for All Capital
Projects to be
Funded by D.C.s 7.
Non-Transit Services
"Financially
Sustainable"
7a.
Transit Services
"Detailed
Requirements" 7b.
10.
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Table 4-1
Categories of Municipal Services to be Addressed as Part of the Calculation
Eligibility for
Inclusion in the
D.C. Calculation
Description
Yes
Municipality provides the service - service has been
included in the D.C. calculation.
No
Municipality provides the service - service has not been
included in the D.C. calculation.
n/a
Municipality does not provide the service.
Ineligible
Service is ineligible for inclusion in the D.C. calculation.
Categories of
Municipal Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
Maximum
Potential
D.C.
Recovery
%
1. Services
Related to a
Highway
Yes
Yes
Yes
No
Yes
Yes
n/a
1.1 Arterial roads
1.2 Collector roads
1.3 Bridges, Culverts and
Roundabouts
1.4 Local municipal roads
1.5 Traffic signals
1.6 Sidewalks and streetlights
1.7 Active Transportation
100
100
100
0
100
100
100
2. Other
Transportation
Services
n/a
n/a
n/a
Yes
Yes
Yes
n/a
n/a
2.1 Transit vehicles1 & facilities
2.2 Other transit infrastructure
2.3 Municipal parking spaces -
indoor
2.4 Municipal parking spaces -
outdoor
2.5 Works Yards
2.6 Rolling stock1
2.7 Ferries
2.8 Airport
100
100
90
90
100
100
90
90
1with 7+ year life time
*same percentage as service component to which it pertains
computer equipment excluded throughout
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Categories of
Municipal Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
Maximum
Potential
D.C.
Recovery
%
3. Stormwater
Drainage and
Control Services
No
No
No
3.1 Main channels and drainage
trunks
3.2 Channel connections
3.3 Retention/detention ponds
100
100
100
4. Fire Protection
Services
Yes
Yes
Yes
4.1 Fire stations
4.2 Fire pumpers, aerials and
rescue vehicles1
4.3 Small equipment and gear
100
100
100
5. Outdoor
Recreation
Services (i.e.
Parks and Open
Space)
Ineligible
Yes
Yes
Yes
Yes
Yes
5.1 Acquisition of land for parks,
woodlots and E.S.A.s
5.2 Development of area
municipal parks
5.3 Development of district parks
5.4 Development of municipal-
wide parks
5.5 Development of special
purpose parks
5.6 Parks rolling stock1 and yards
0
90
90
90
90
90
6. Indoor
Recreation
Services
Yes
Yes
6.1 Arenas, indoor pools, fitness
facilities, community centres,
etc. (including land)
6.2 Recreation vehicles and
equipment1
90
90
7. Library Services
Yes
n/a
n/a
7.1 Public library space (incl.
furniture and equipment)
7.2 Library vehicles¹
7.3 Library materials
90
90
90
8. Electrical Power
Services
Ineligible
Ineligible
Ineligible
8.1 Electrical substations
8.2 Electrical distribution system
8.3 Electrical system rolling stock
0
0
0
1with 7+ year life time
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Categories of
Municipal Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
Maximum
Potential
D.C.
Recovery
%
9. Provision of
Cultural,
Entertainment
and Tourism
Facilities and
Convention
Centres
Ineligible
Ineligible
9.1 Cultural space (e.g. art
galleries, museums and
theatres)
9.2 Tourism facilities and
convention centres
0
0
10. Wastewater
Services
Yes
Yes
n/a
Yes
10.1 Treatment plants
10.2 Sewage trunks
10.3 Local systems
10.4 Vehicles and equipment1
100
100
0
100
11. Water Supply
Services
Yes
Yes
n/a
Yes
11.1 Treatment plants
11.2 Distribution systems
11.3 Local systems
11.4 Vehicles and equipment1
100
100
0
100
12. Waste
Management
Services
Ineligible
Ineligible
No
No
12.1 Landfill collection, transfer
vehicles and equipment
12.2 Landfills and other disposal
facilities
12.3 Waste diversion facilities
12.4 Waste diversion vehicles and
equipment1
0
0
90
90
13. Police Services
n/a
n/a
n/a
13.1 Police detachments
13.2 Police rolling stock1
13.3 Small equipment and gear
100
100
100
14. Homes for the
Aged
n/a
n/a
14.1 Homes for the aged space
14.2 Vehicles1
90
90
15. Child Care
n/a
n/a
15.1 Child care space
15.2 Vehicles1
90
90
16. Health
n/a
n/a
16.1 Health department space
16.2 Health department vehicles¹
90
90
17. Social Housing
n/a
17.1 Social Housing space
90
18. Provincial
Offences Act
(P.O.A.)
n/a
18.1 P.O.A. space
90
19. Social Services
n/a
19.1 Social service space
90
1with 7+ year life time
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Categories of
Municipal Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
Maximum
Potential
D.C.
Recovery
%
20. Ambulance
n/a
n/a
20.1 Ambulance station space
20.2 Vehicles1
90
90
21. Hospital
Provision
Ineligible
21.1 Hospital capital contributions
0
22. Provision of
Headquarters
for the General
Administration
of Municipalities
and Area
Municipal
Boards
Ineligible
Ineligible
Ineligible
22.1 Office space
22.2 Office furniture
22.3 Computer equipment
0
0
0
23. Other Services
Yes
Yes
23.1 Studies in connection with
acquiring buildings, rolling
stock, materials and
equipment, and improving
land2 and facilities, including
the D.C. background study
cost
23.2 Interest on money borrowed
to pay for growth-related
capital
0-100
0-100
1with a 7+ year life
2same percentage as service component to which it pertains
4.4 Local Service Policy
Some of the need for services generated by additional development consists of local
services related to a plan of subdivision. As such, they will be required as a condition of
subdivision agreements or consent conditions.
4.5 Capital Forecast
Paragraph 7 of subsection 5 (1) of the D.C.A. requires that "the capital costs necessary
to provide the increased services must be estimated." The Act goes on to require two
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potential cost reductions and the Regulation sets out the way in which such costs are to
be presented. These requirements are outlined below.
These estimates involve capital costing of the increased services discussed above.
This entails costing actual projects or the provision of service units, depending on how
each service has been addressed.
The capital costs include:
a) costs to acquire land or an interest therein (including a leasehold interest);
b) costs to improve land;
c) costs to acquire, lease, construct or improve buildings and structures;
d) costs to acquire, lease or improve facilities, including rolling stock (with a useful
life of 7 or more years), furniture and equipment (other than computer
equipment), materials acquired for library circulation, reference or information
purposes;
e) interest on money borrowed to pay for the above-referenced costs;
f) costs to undertake studies in connection with the above-referenced matters; and
g) costs of the D.C. background study.
In order for an increase in need for service to be included in the D.C. calculation,
Municipal Council must indicate "...that it intends to ensure that such an increase in
need will be met" (subsection 5 (1) 3). This can be done if the increase in service forms
part of a Council-approved Official Plan, capital forecast or similar expression of the
intention of Council (O. Reg. 82/98 section 3). The capital program contained herein
reflects the Municipality's approved and proposed capital budgets and master
servicing/needs studies.
4.6 Treatment of Credits
Section 8, paragraph 5, of O. Reg. 82/98 indicates that a D.C. background study must
set out "the estimated value of credits that are being carried forward relating to the
service." Subsection 17, paragraph 4, of the same Regulation indicates that "the value
of the credit cannot be recovered from future development charges," if the credit
pertains to an ineligible service. This implies that a credit for eligible services can be
recovered from future D.C.s. As a result, this provision should be made in the
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calculation, in order to avoid a funding shortfall with respect to future service needs.
Outstanding credit obligations have been included in the D.C. calculations.
4.7 Existing Reserve Funds
Section 35 of the D.C.A. states that:
"The money in a reserve fund established for a service may be spent only
for capital costs determined under paragraphs 2 to 8 of subsection 5 (1)."
There is no explicit requirement under the D.C.A. calculation method set out in
subsection 5 (1) to net the outstanding reserve fund balance as part of making the D.C.
calculation; however, section 35 does restrict the way in which the funds are used in
future.
For services which are subject to a per capita based, service level "cap," the reserve
fund balance should be applied against the development-related costs for which the
charge was imposed once the project is constructed (i.e. the needs of recent growth).
This cost component is distinct from the development-related costs for the next 10-year
period, which underlie the D.C. calculation herein.
The alternative would involve the Municipality spending all reserve fund monies prior to
renewing each by-law, which would not be a sound basis for capital budgeting. Thus,
the Municipality will use these reserve funds for the Municipality's cost share of
applicable development-related projects, which are required but have not yet been
undertaken, as a way of directing the funds to the benefit of the development which
contributed them (rather than to future development, which will generate the need for
additional facilities directly proportionate to future growth).
The Municipality's D.C. Reserve Fund Balance by service at December 31, 2019
(adjusted) is shown below:
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Note: Amounts in brackets are Deficit balances.
4.8 Deductions
The D.C.A. potentially requires that five deductions be made to the increase in the need
for service. These relate to:
- the level of service ceiling;
- uncommitted excess capacity;
- benefit to existing development;
- anticipated grants, subsidies and other contributions; and
- 10% reduction for certain services.
The requirements behind each of these reductions are addressed as follows:
4.8.1 Reduction Required by Level of Service Ceiling
This is designed to ensure that the increase in need included in section 4.3 does "not
include an increase that would result in the level of service (for the additional
development increment) exceeding the average level of the service provided in the
municipality over the 10-year period immediately preceding the preparation of the
background study." O. Reg. 82.98 (section 4) goes further to indicate that "both the
quantity and quality of a service shall be taken into account in determining the level of
service and the average level of service."
In many cases, this can be done by establishing a quantity measure in terms of units as
floor area, land area or road length per capita and a quality measure, in terms of the
average cost of providing such units based on replacement costs, engineering
Service
Balance
Commitments
Adjusted
Balance
Services Related to a Highway
$701,684
$7,035
$694,649
Fire Protection Services
$425,750
$743,575
($317,825)
Parks and Recreation Services
$183,733
$240,282
($56,549)
Library Services
$63,124
$175,409
($112,285)
Administration
$136,747
$86,545
$50,202
Administration - Urban
$58,808
$0
$58,808
Wastewater Services
$1,513,297
$2,297,139
($783,841)
Water Services
$51,657
$0
$51,657
Total
$3,134,799
$3,549,985
($415,186)
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standards or recognized performance measurement systems, depending on
circumstances. When the quantity and quality factor are multiplied together, they
produce a measure of the level of service, which meets the requirements of the Act, i.e.
cost per unit.
With respect to transit services, the changes to the Act as a result of Bill 73 have
provided for an alternative method for calculating the services standard ceiling. Transit
services must now utilize a forward-looking service standard analysis, described later in
this section.
The average service level calculation sheets for each service component in the D.C.
calculation are set out in Appendix B.
4.8.2 Reduction for Uncommitted Excess Capacity
Paragraph 5 of subsection 5 (1) requires a deduction from the increase in the need for
service attributable to the anticipated development that can be met using the
Municipality's "excess capacity," other than excess capacity which is "committed."
"Excess capacity" is undefined, but in this case must be able to meet some or all of the
increase in need for service, in order to potentially represent a deduction. The
deduction of uncommitted excess capacity from the future increase in the need for
service would normally occur as part of the conceptual planning and feasibility work
associated with justifying and sizing new facilities, e.g. if a road widening to
accommodate increased traffic is not required because sufficient excess capacity is
already available, then widening would not be included as an increase in need, in the
first instance.
4.8.3 Reduction for Benefit to Existing Development
Section 5 (1) 6 of the D.C.A. provides that, "The increase in the need for service must
be reduced by the extent to which an increase in service to meet the increased need
would benefit existing development." The general guidelines used to consider benefit to
existing development included:
- the repair or unexpanded replacement of existing assets that are in need of
repair;
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- an increase in average service level of quantity or quality (compare water as an
example);
- the elimination of a chronic servicing problem not created by growth; and
- providing services where none previously existed (generally considered for water
or wastewater services).
This step involves a further reduction in the need, by the extent to which such an
increase in service would benefit existing development. The level of services cap in
section 4.4 is related but is not the identical requirement. Sanitary, storm and water
trunks are highly localized to growth areas and can be more readily allocated in this
regard than other services such as services related to a highway, which do not have a
fixed service area.
Where existing development has an adequate service level which will not be tangibly
increased by an increase in service, no benefit would appear to be involved. For
example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive very limited (or no) benefit as a result. On the
other hand, where a clear existing service problem is to be remedied, a deduction
should be made accordingly.
In the case of services such as recreation facilities, community parks, libraries, etc., the
service is typically provided on a Municipal-wide system basis. For example, facilities of
the same type may provide different services (i.e. leisure pool vs. competitive pool),
different programs (i.e. hockey vs. figure skating) and different time availability for the
same service (i.e. leisure skating available on Wednesday in one arena and Thursday in
another). As a result, residents will travel to different facilities to access the services
they want at the times they wish to use them, and facility location generally does not
correlate directly with residence location. Even where it does, displacing users from an
existing facility to a new facility frees up capacity for use by others and generally results
in only a very limited benefit to existing development. Further, where an increase in
demand is not met for a number of years, a negative service impact to existing
development is involved for a portion of the planning period.
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4.8.4 Reduction for Anticipated Grants, Subsidies and Other
Contributions
This step involves reducing the capital costs necessary to provide the increased
services by capital grants, subsidies and other contributions (including direct developer
contributions required due to the local service policy) made or anticipated by Council
and in accordance with various rules such as the attribution between the share related
to new vs. existing development. That is, some grants and contributions may not
specifically be applicable to growth or where Council targets fundraising as a measure
to offset impacts on taxes (O. Reg. 82/98 section 6).
4.8.5 The 10% Reduction
Paragraph 8 of subsection 5 (1) of the D.C.A. requires that, "the capital costs must be
reduced by 10 per cent." This paragraph does not apply to water supply services,
wastewater services, stormwater drainage and control services, services related to a
highway, police and fire protection services. The primary services to which the 10%
reduction does apply include services such as parks, recreation, libraries, childcare/
social services, the Provincial Offences Act, ambulance, homes for the aged, and
health.
The 10% is to be netted from the capital costs necessary to provide the increased
services, once the other deductions have been made, as per the infrastructure costs
sheets in Chapter 5.
4.9 Municipal-wide vs. Area Rating
This step involves determining whether all of the subject costs are to be recovered on a
uniform municipal-wide basis or whether some or all are to be recovered on an area-
specific basis. Under the amended D.C.A., it is now mandatory to "consider" area-rating
of services (providing charges for specific areas and services), however, it is not
mandatory to implement area-rating. Further discussion is provided in section 7.4.4.
4.10 Allocation of Development
This step involves relating the costs involved to anticipated development for each period
under consideration and using allocations between residential and non-residential
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development and between one type of development and another, to arrive at a schedule
of charges.
4.11 Asset Management
The new legislation now requires that a D.C. background study must include an asset
management plan (subsection 10 (2) c. 2). The asset management plan (A.M.P.) must
deal with all assets that are proposed to be funded, in whole or in part, by D.C.s. The
current regulations provide very extensive and specific requirements for the A.M.P.
related to transit services (as noted in the subsequent subsection); however, they are
silent with respect to how the A.M.P. is to be provided for all other services. As part of
any A.M.P., the examination should be consistent with the municipality's existing
assumptions, approaches and policies on the asset management planning. This
examination has been included in Appendix F.
4.12 Transit
The most significant changes to the Act relate to the transit service. These changes
relate to four areas of the calculations, as follows:
A. Transit no longer requires the statutory 10% mandatory deduction from the net
capital cost (subsection 5.2 (i) of the D.C.A.).
B. The background study requires the following in regard to transit costs (as per
subsection 8 (2) of the Regulations):
1. The calculations that were used to prepare the estimate for the planned level
of service for the transit services, as mentioned in subsection 5.2 (3) of the
Act.
2. An identification of the portion of the total estimated capital cost relating to the
transit services that would benefit,
i.
the anticipated development over the 10-year period immediately
following the preparation of the background study, or
ii.
the anticipated development after the 10-year period immediately
following the preparation of the background study.
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3. An identification of the anticipated excess capacity that would exist at the end
of the 10-year period immediately following the preparation of the background
study.
4. An assessment of ridership forecasts for all modes of transit services
proposed to be funded by the development charge over the 10-year period
immediately following the preparation of the background study, categorized
by development types, and whether the forecasted ridership will be from
existing or planned development.
5. An assessment of the ridership capacity for all modes of transit services
proposed to be funded by the development charge over the 10-year period
immediately following the preparation of the background study.
C. A new forward-looking service standard (as per subsection 6.1 (2) of the
Regulations):
1. The service is a discrete service.
2. No portion of the service that is intended to benefit anticipated development
after the 10-year period immediately following the preparation of the
background study may be included in the estimate.
3. No portion of the service that is anticipated to exist as excess capacity at the
end of the 10-year period immediately following the preparation of the
background study may be included in the estimate.
D. A very detailed asset management strategy and reporting requirements
(subsection 6.1 (3) of the Regulation) that includes lifecycle costs, action plans
that will enable the assets to be sustainable, summary of how to achieve the
proposed level of service, discussion on procurement measures and risk.
The Municipality does not currently plan to have undertake any transit related capital in
the future. Therefore, the above calculations and reporting requirements are not
required.
Watson & Associates Economists Ltd.
H:\Central Elgin\2020 DC\Report\Report.docx
Chapter 5
D.C.-Eligible Cost Analysis by
Service
Watson & Associates Economists Ltd.
PAGE 5-2
H:\Central Elgin\2020 DC\Report\Report.docx
5. D.C.-Eligible Cost Analysis by Service
5.1 Introduction
This chapter outlines the basis for calculating eligible costs for the D.C.s to be applied
on a uniform basis. In each case, the required calculation process set out in subsection
5 (1) paragraphs 2 to 8 in the D.C.A. and described in Chapter 4, was followed in
determining D.C.-eligible costs.
The nature of the capital projects and timing identified in the Chapter reflects Council's
current intention. Over time, however, Municipal projects and Council priorities change
and accordingly, Council's intentions may alter and different capital projects (and timing)
may be required 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
"softer" services over a 10-year planning period. Each service component is evaluated
on two format sheets: the average historical 10-year level of service calculation (see
Appendix B), which "caps" the D.C. amounts; and, the infrastructure cost calculation,
which determines the potential D.C. recoverable cost.
5.2.1 Parking Services
The Municipality currently provides 586 parking spaces, made up of a mix of gravel and
hard surface spaces. This equates to $280/capita in parking services which provides
$563,765 in D.C.-eligible funding over the 10-year forecast period.
The Municipality has identified the need for 100 parking spots at East Headland with a
gross capital cost of $400,000. However, as this is planned for 2030, this is outside of
the forecast period and has been allocated as 100% attributable to growth beyond
2029. Therefore, there are no capital costs for inclusion in the D.C. calculation related
to parking services.
Watson & Associates Economists Ltd.
PAGE 5-3
H:\Central Elgin\2020 DC\Report\Report.docx
Infrastructure Costs Included in the Development Charges Calculation
Municipality of Central Elgin
Service Parking Spaces
Less:
Prj.No
Residential
Share
Non-
Residential
Share
2020-2029
81%
19%
1
Parking on East Headland (100
spots)
2030
400,000
400,000
-
-
-
-
-
-
-
Total
400,000
400,000
-
-
-
-
-
-
-
-
-
Net Capital
Cost
Subtotal
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Other (e.g.
10%
Statutory
Deduction)
Total
Less:
Potential D.C. Recoverable Cost
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Gross
Capital
Cost
Estimate
(2020$)
Post
Period
Benefit
Other
Deductions
Watson & Associates Economists Ltd.
PAGE 5-4
H:\Central Elgin\2020 DC\Report\Report.docx
5.2.2
Parks & Recreation Services
The Municipality currently provides 102.8 acres of parkland and 55 parks-related
amenities (e.g. baseball diamonds, skate parks, splash pads, etc.) to service the
community. Based on the current level of service over the historical 10-year period, the
Municipality' has provided an average of 7.7 acres of parkland and 4.4 parkland
amenities items per 1,000 population. In addition to the parks, the Municipality also
provides 24,947 sq.ft. of recreation facility space and 7 recreation-related vehicles.
Therefore, the level of service provided from parkland development, parkland amenities,
recreation facilities, and recreation vehicles and equipment equal $1,171 per capita.
When applied over the forecast period, this average level of service translates into a
D.C.-eligible amount of $2,353,308.
Based on the projected growth over the 10-year forecast period, the Municipality has
identified $4,970,000 in future growth capital costs for parkland development. These
projects include, the development of additional parks, amenities and trails, as well as
the East Headland waterfront development. The reserve fund deficit of $56,549 has
also been included for recovery. Deductions have been made to recognize the amount
that will benefit the post 10-year period of $2.3 million and a benefit to existing
development of $600,000. Therefore, the net growth capital cost after the mandatory
10% deduction is $1,919,549 which is the amount for inclusion in the D.C.
As the predominant users of outdoor recreation tend to be residents of the Municipality,
the forecast growth-related costs have been allocated 95% to residential and 5% to
non-residential.
Watson & Associates Economists Ltd.
PAGE 5-5
H:\Central Elgin\2020 DC\Report\Report.docx
Infrastructure Costs Included in the Development Charges Calculation
Municipality of Central Elgin
Service:Parks & Recreation
Less:
Prj.No
Residential
Share
Non-
Residential
Share
2020-2029
95%
5%
1
Trail Development
2025-2032
1,200,000
300,000
900,000
600,000
300,000
30,000
270,000
256,500
13,500
2
Eastwood Park
2020-2021
650,000
-
650,000
-
650,000
65,000
585,000
555,750
29,250
3
Parkland (Kokomo) 2.86 acres
2023
700,000
-
700,000
-
700,000
70,000
630,000
598,500
31,500
4
Parkland (Eagles Nest) 1.8 acres
2023
420,000
-
420,000
-
420,000
42,000
378,000
359,100
18,900
5
East Headland waterfront development
2030
2,000,000
2,000,000
-
-
-
-
-
-
-
6
Reserve Fund Adjustment
Reserve
56,549
-
56,549
-
56,549
-
56,549
53,721
2,827
Total
5,026,549
2,300,000
-
2,726,549
600,000
-
2,126,549
207,000
1,919,549
1,823,571
95,977
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Other (e.g.
10%
Statutory
Deduction)
Total
Less:
Potential D.C. Recoverable Cost
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Subtotal
Gross
Capital
Cost
Estimate
(2020$)
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Watson & Associates Economists Ltd.
PAGE 5-6
H:\Central Elgin\2020 DC\Report\Report.docx
5.2.3 Library Services
The Municipality currently operates out of the Belmont Library which totals 4,428 sq.ft.
Over the past ten years, the average level of service was 0.23 sq.ft. of space per capita
or an investment of $61 per capita. Based on the service standard over the past 10
years, the Municipality would be eligible to collect a total of $122,389 from D.C.s for
library services.
The Municipality has not identified any additional growth-related needs related to library
services over the forecast period, however, the reserve fund deficit of $112,285 has
been included in the D.C. calculations to recovery the costs associated to the recent
library expansion.
While library usage is predominately residential based, there is some use of the facilities
by non-residential users, for the purpose of research. To acknowledge this use, the
growth-related capital costs have been allocated 95% residential and 5% non-
residential.
Watson & Associates Economists Ltd.
PAGE 5-7
H:\Central Elgin\2020 DC\Report\Report.docx
Infrastructure Costs Included in the Development Charges Calculation
Municipality of Central Elgin
Service Library Facilities
Less:
Prj.No
Residential
Share
Non-
Residential
Share
2020-2029
95%
5%
1
Reserve Fund Adjustment
Reserve
112,285
-
112,285
-
112,285
-
112,285
106,671
5,614
(To complete funding of recent
expansion)
Total
112,285
-
-
112,285
-
-
112,285
-
112,285
106,671
5,614
Net Capital
Cost
Subtotal
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contribution
s Attributable
to New
Development
Other (e.g.
10%
Statutory
Deduction)
Total
Less:
Potential D.C. Recoverable Cost
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Gross
Capital Cost
Estimate
(2020$)
Post
Period
Benefit
Other
Deductions
Watson & Associates Economists Ltd.
PAGE 5-8
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5.2.4 Administration Studies (Municipal-Wide)
The D.C.A. permits the inclusion of studies undertaken to facilitate the completion of the
Municipality's capital works program. The Municipality has made provision for the
inclusion of new studies undertaken to facilitate this D.C. process, as well as other
studies which benefit growth (in whole or in part). The list of studies includes such
studies as the following:
- D.C. studies;
- Official plan updates;
- Zoning by-law updates;
- Fire master plan;
- Trails master plan;
- Parking study;
- Parks and recreation master plan;
- Harbour waterfront open public space master plan;
- Long term financial plan; and
- Harbour secondary plan.
The cost of these studies is $1,230,000, of which $330,000 is attributable to existing
benefit and $41,250 is attributable to growth beyond the forecast period. An additional
$50,202 has been deducted to account for the existing reserve fund balance.
Therefore, the net growth-related capital cost, after the mandatory 10% deduction, is
$728,673 and has been included in the D.C.
These costs have been allocated 81% residential and 19% non-residential based on the
incremental growth in population to employment for the 10-year forecast period.
Watson & Associates Economists Ltd.
PAGE 5-9
H:\Central Elgin\2020 DC\Report\Report.docx
Infrastructure Costs Included in the Development Charges Calculation
Municipality of Central Elgin
Service Administration Studies
Less:
Prj.No
Residential
Share
Non-
Residential
Share
2020-2029
81%
19%
1
DC Study
2020
45,000
-
45,000
-
45,000
4,500
40,500
32,805
7,695
2
DC Study
2025
45,000
-
45,000
-
45,000
4,500
40,500
32,805
7,695
3
Official Plan Update
2020
50,000
-
50,000
12,500
37,500
3,750
33,750
27,338
6,413
4
Official Plan Update
2025
50,000
-
50,000
12,500
37,500
3,750
33,750
27,338
6,413
5
Zoning By-law Update
2022
50,000
-
50,000
12,500
37,500
3,750
33,750
27,338
6,413
6
Zoning By-law Update
2027
50,000
-
50,000
12,500
37,500
3,750
33,750
27,338
6,413
7
Fire Master Plan
2025
60,000
-
60,000
-
60,000
-
60,000
48,600
11,400
8
Trails Master Plan
2026
60,000
-
60,000
45,000
15,000
1,500
13,500
10,935
2,565
9
Parking Study
2023
35,000
-
35,000
26,250
8,750
875
7,875
6,379
1,496
10
Parks and Recreation Master Plan
2024
35,000
-
35,000
17,500
17,500
1,750
15,750
12,758
2,993
11
Harbour Waterfront Open Public Space
Master Plan
2020
125,000
41,250
83,750
41,250
42,500
4,250
38,250
30,983
7,268
12
Long Term Financial Plan
2022
200,000
-
200,000
150,000
50,000
5,000
45,000
36,450
8,550
13
Harbour Secondary Plan
2020
425,000
-
425,000
-
425,000
42,500
382,500
309,825
72,675
14
Reserve Fund Adjustment
Reserve
-
-
-
50,202
(50,202)
-
(50,202)
(40,663)
(9,538)
Total
1,230,000
41,250
-
1,188,750
380,202
-
808,548
79,875
728,673
590,225
138,448
Net Capital
Cost
Subtotal
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contribution
s Attributable
to New
Development
Other (e.g.
10%
Statutory
Deduction)
Total
Less:
Potential D.C. Recoverable Cost
Increased Service Needs Attributable
to Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2020$)
Post
Period
Benefit
Other
Deductions
Watson & Associates Economists Ltd.
PAGE 5-10
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5.2.5 Administration Studies (Urban Services)
The Municipality has provided for a capital provision to undertake studies related to
roads, water, and wastewater in the urban areas of the Municipality. The total cost of
this provision is $200,000 and has been included in the D.C. calculations.
The allocation between residential and non-residential growth is calculated based on
incremental growth in population to employment, for the 10-year urban forecast period.
This results in an 84% residential/16% non-residential split.
Watson & Associates Economists Ltd.
PAGE 5-11
H:\Central Elgin\2020 DC\Report\Report.docx
Infrastructure Costs Included in the Development Charges Calculation
Municipality of Central Elgin
Service Administration Studies - Urban
Prj.No
Location
Residential
Share
Non-
Residential
Share
2020-2029
84%
16%
1
Provision for Related Studies
2020
Urban Area
200,000
-
200,000
-
200,000
168,000
32,000
Total
200,000
-
-
200,000
-
-
200,000
168,000
32,000
Gross
Capital Cost
Estimate
(2020$)
Increased Service Needs Attributable
to Anticipated Development
Timing
(year)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-12
H:\Central Elgin\2020 DC\Report\Report.docx
5.3 Service Levels and Capital Costs to 2036 for Central
Elgin's D.C. Calculation
This section evaluates the development-related capital requirements for those services
with capital costs in the long-term (2020-2036).
5.3.1 Services Related to a Highway
5.3.1.1 Roads and Related
Central Elgin owns and maintains 162 km of gravel surfaced and hard surfaced roads.
This provides an average level of investment of $10,479 per capita, resulting in a D.C.-
eligible recovery amount of $32.96 million over the long-term forecast period.
In addition to the roads, the Municipality also maintains bridges, culverts, sidewalks and
streetlights which have an estimated value of $14.2 million. This equates to $1,074 per
capita and a D.C.-eligible amount of $3.4 million.
In total, the D.C. recoverable amount for roads services over the forecast period equals
to $36,334,185.
With respect to future needs, the identified capital projects include various works related
to urbanization of streets and sidewalk additions. These projects total $2,295,900. A
deduction for existing benefit of $489,000 has been made along with a deduction of the
existing reserve fund balance of $694,649, resulting in a D.C. eligible amount of
$1,112,251 to be recovered over the current forecast period (2020-2036).
The residential/non-residential allocation for all services related to a highway is based
on the ratio of population to employment over the 2036 forecast period. The split for the
Municipality is 82% residential and 18% non-residential.
Watson & Associates Economists Ltd.
PAGE 5-13
H:\Central Elgin\2020 DC\Report\Report.docx
Infrastructure Costs Included in the Development Charges Calculation
Municipality of Central Elgin
Service: Roads
Less:
Potential D.C. Recoverable Cost
Prj .No
Location
Residential
Share
Non-
Residential
Share
2020-2036
82%
18%
1
Seventh Ave - Kettle Creek Drive west 590 m
- Belmont Upgrade from Rural to Urban
Standard
Belmont
2022
1,154,000
-
1,154,000
489,000
665,000
545,300
119,700
2
Seventh Ave Sidewalk-Kettle Creek West
590 m
Belmont
2022
70,000
-
70,000
-
70,000
57,400
12,600
3
East Road Sidewalk - Erie Heights Way to
Hill St. - Port Stanley
Port Stanley
2021
152,900
-
152,900
-
152,900
125,378
27,522
4
R3 - Railway Crossing Protection / Signals
(City-wide DC)
South Block
2020
75,000
-
75,000
-
75,000
61,500
13,500
5
R4 - Southdale Minor Collector from Sunset
to Shawside (City-wide DC)
South Block
2020
545,000
-
545,000
-
545,000
446,900
98,100
6
Sidewalk - George St. from Front St westerly
220m
Port Stanley
2021
33,000
-
33,000
-
33,000
27,060
5,940
7
Sidewalk-Sparta Line Sunset Drive westerly
475m
Union
2024
72,000
-
72,000
-
72,000
59,040
12,960
8
Sidewalk Elm St. to St.Thomas Boundary
(680 m)
Eastwood
2020
110,000
-
110,000
-
110,000
90,200
19,800
9
Sidewalk to James Glover Development -
(160 m)
Port Stanley
2023
24,000
-
24,000
-
24,000
19,680
4,320
10
Sidewalk on East Road Hill Street to Dexter
Line (225 m)
Port Stanley
2025
34,000
-
34,000
-
34,000
27,880
6,120
11
Wellington Road Sidewalk - Cresent to St.
George (200m)
Lynhurst
2021
26,000
-
26,000
-
26,000
21,320
4,680
12
Reserve Fund Adjustment
Reserve
-
-
-
694,649
(694,649)
(569,612)
(125,037)
Total
2,295,900
-
-
2,295,900
1,183,649
-
1,112,251
912,046
200,205
Other
Deductions
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital
Cost
Estimate
(2020$)
Post Period
Benefit
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-14
H:\Central Elgin\2020 DC\Report\Report.docx
5.3.1.2 Public Works Facilities, Fleet & Equipment
The Municipality operates their Public Works services out of five facilities, totalling
44,850 sq.ft. of building area. This provides for an average level of service of 3.5 sq.ft.
per capita or $596 per capita. Based on the current level of service, the Municipality
can recover a maximum D.C. eligible amount of $1,873,665 over the long-term forecast
period.
In addition to the facilities, the Public Works Department has a variety of vehicles and
major equipment to service the Municipality, totalling approximately $10.71 million. The
inventory provides for a per capita standard of $682. Over the forecast period, the D.C.-
eligible amount for vehicles and equipment is $2,146,054.
In total, the maximum D.C. eligible amount for Public Works is $4,019,719.
The Municipality has identified a need for an additional tandem dump truck/snow plow,
amounting to $370,000. This cost has been included in the D.C. calculations.
Similar to roads, the residential/non-residential allocation for all services related to a
highway is based on the ratio of population to employment over the 2036 forecast
period. The split for the Municipality is 82% residential and 18% non-residential.
Watson & Associates Economists Ltd.
PAGE 5-15
H:\Central Elgin\2020 DC\Report\Report.docx
Infrastructure Costs Included in the Development Charges Calculation
Municipality of Central Elgin
Service: Roads and Related Vehicles
Less:
Potential D.C. Recoverable Cost
Prj .No
Residential
Share
Non-
Residential
Share
2020-2036
82%
18%
1
Tandem Dump Truck/Snow Plow
2020
370,000
-
370,000
-
370,000
303,400
66,600
Total
370,000
-
-
370,000
-
-
370,000
303,400
66,600
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital
Cost
Estimate
(2020$)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-16
H:\Central Elgin\2020 DC\Report\Report.docx
5.3.2 Fire Protection Services
The Central Elgin Fire Department currently operates its fire services from 18,774 sq.ft.
of facility space, providing for a per capita average level of service of 1.17 sq.ft. per
capita or $340 per capita. This level of service provides the Municipality with a
maximum D.C.-eligible amount for recovery over the forecast period of $1,067,979 for
fire facilities.
The Fire Department currently has 16 fire vehicles in operation to service its citizens.
Based on the historical 10-year (2010-2019) forecast period, this amounts to a per
capita level of service of $511 and a maximum D.C. eligible amount of recoverable over
the forecast period of $1,607,661 for fire vehicles.
In addition to the vehicles, the Fire Department maintains an inventory of 1,048 items of
equipment and gear (e.g. hoses, bunker gear, thermal cameras, etc.). This results in a
calculated average level of service for the historical 10-year period of $164 per capita,
providing for a D.C.-eligible amount over the forecast period of $516,346 for small
equipment and gear.
Based on the above, the D.C. eligible amount related to fire services over the forecast
period is $3,191,986.
Staff have identified growth-related capital costs for a flashover simulator, a sea doo lift,
the outstanding amount related to the Port Stanley Fire Station land, and growth-related
debt for the Port Stanley Fire Station (principal and discounted interest). The gross
capital cost for these items is $3,087,466. In addition, the existing reserve fund deficit
of $317,825 has been added to the D.C. calculation for recovery. A deduction in the
amount of $22,400 has been made to account for the benefit to existing development
resulting in a D.C. eligible amount of $3,382,891 to be included in the calculations.
Note, although the service standard ceiling is $3,191,986, the D.C. calculations have
included $3,382,891 because the discounted interest related to the Port Stanley Fire
Station debt ($222,433) is not counted towards the service standard ceiling.
These costs are shared between residential and non-residential based on the
population to employment ratio over the forecast period, resulting in 82% being
allocated to residential development and 18% being allocated to non-residential
development.
Watson & Associates Economists Ltd.
PAGE 5-17
H:\Central Elgin\2020 DC\Report\Report.docx
Infrastructure Costs Included in the Development Charges Calculation
Municipality of Central Elgin
Service: Fire Services
Less:
Potential D.C. Recoverable Cost
Prj .No
Residential
Share
Non-
Residential
Share
2020-2036
82%
18%
1
New Port Stanley Fire Station -
Growth Related Principal
2020-2029
2,814,433
-
2,814,433
-
2,814,433
2,307,835
506,598
2
New Port Stanley Fire Station -
Growth Related Discounted
Interest
2020-2029
222,433
-
222,433
-
222,433
182,395
40,038
3
New Port Stanley Fire Station
Land (Outstanding Amount)
2020
7,400
-
7,400
2,400
5,000
4,100
900
4
Flashover Simulator
2020
40,000
-
40,000
20,000
20,000
16,400
3,600
5
Sea Doo Lift
2020
3,200
-
3,200
-
3,200
2,624
576
6
Reserve Fund Adjustment
Reserve
317,825
-
317,825
-
317,825
260,617
57,209
Total
3,405,291
0
0
3,405,291
22,400
0
3,382,891
2,773,971
608,920
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Gross
Capital Cost
Estimate
(2020$)
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Watson & Associates Economists Ltd.
PAGE 5-18
H:\Central Elgin\2020 DC\Report\Report.docx
5.4 Service Levels and Urban Build-out Capital Costs for
Central Elgin's D.C. Calculation
This section evaluates the development-related capital requirements for water,
wastewater and related administration services over the build-out planning period for
each urban service area. Staff have reviewed and updated the outstanding needs for
water and wastewater to service growth in the Belmont, Port Stanley, Union and
Southblock areas. The Municipality has undertaken a combined approach to the
calculation of these services.
5.4.1 Water Services
For this D.C. study, staff have identified that the capital works provided in this section
are attributable to the areas of Belmont, Port Stanley, and Southblock. Therefore, the
capital provided herein will be recovered on an area specific basis for those
aforementioned areas.
Based on the identified needs in the Belmont, Port Stanley, and Southblock areas, the
total cost of the identified projects is $1,307,171. A deduction to account for benefit to
existing development related to the Port Stanley projects in the amount of $325,000 has
been made. A further deduction in the amount of $51,657 has been made to account
for the reserve fund surplus. Therefore, the net D.C. recoverable amount is $1,033,827.
The allocation between residential and non-residential growth is calculated based on
incremental growth in population to employment for the urban build-out forecast period
in the serviced areas of Belmont, Port Stanley, and Southblock. This results in the
following residential/non-residential splits:
- Belmont - 52% residential, 48% non-residential;
- Port Stanley - 90% residential, 10% non-residential; and
- Southblock - 100% residential, 0% non-residential.
Watson & Associates Economists Ltd.
PAGE 5-19
H:\Central Elgin\2020 DC\Report\Report.docx
Infrastructure Costs Included in the Development Charges Calculation
Municipality of Central Elgin
Service: Water Services Summary
Location
Residential
Share
Non-
Residential
Share
2020-Total - Urban Build Out
1
Belmont Elevated Storage Debt Principal
(Growth Share)
Belmont
2020-2025
213,809
-
-
213,809
-
-
213,809
111,181
102,628
2
Belmont Elevated Storage Debt Interest
(Discounted) (Growth Share)
Belmont
2020-2025
23,462
-
-
23,462
-
-
23,462
12,200
11,262
3
Water Supply - Sunset East Road to Warren
(Unfunded Growth Amount)
Port Stanley
2020
123,100
-
-
123,100
-
-
123,100
110,790
12,310
4
Elgin Primary Booster Station Connection -
PS
Port Stanley
2021
400,000
-
-
400,000
300,000
-
100,000
90,000
10,000
5
Pressure Reducing Valve Relocation - PS
Port Stanley
2022
100,000
-
-
100,000
25,000
-
75,000
67,500
7,500
6
W1 - 400 dia New Development Main East of
Fairview from Elm to Raven (oversizing)
Southblock
2020+
12,900
-
-
12,900
-
-
12,900
12,900
-
7
W2 - 300 dia Bill Martyn from Sauve to
Southdale
Southblock
2020+
25,800
-
-
25,800
-
-
25,800
25,800
-
8
W3 - 400 dia Southdale from Fairview to
existing 200 dia at Lake Margaret Tr.
Southblock
2020+
107,900
-
-
107,900
-
-
107,900
107,900
-
9
W5 - 400 dia Southdale from Lake Margaret
Tr. To Sunset Drive
Southblock
2020+
110,200
-
-
110,200
-
-
110,200
110,200
-
10
W6 - 400 dia Southdale from Fairview east
to City Limit
Southblock
2020+
51,600
-
-
51,600
-
-
51,600
51,600
-
11
W7 - 300 dia Southdale from Sunset Drive
west to Shaw Valley Drive
Southblock
2020+
42,200
-
-
42,200
-
-
42,200
42,200
-
12
Financing Costs
Southblock
2020+
96,200
-
-
96,200
-
-
96,200
96,200
-
13
Reserve Fund Adjustment
Urban Area
Reserve
-
-
-
(51,657)
51,657
42,875
8,782
Total
1,307,171
-
-
1,307,171
273,343
-
1,033,827
881,346
152,481
Note: Reserve Fund has been allocated to Residential and Non-Residential shares based on the population and employment of Belmont, Port Stanley, and Southblock
Prj.No
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2020$)
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to
New Development
Potential D.C. Recoverable Cost
Total
Watson & Associates Economists Ltd.
PAGE 5-20
H:\Central Elgin\2020 DC\Report\Report.docx
5.4.2 Wastewater Services
Similar to water, staff have identified that the wastewater capital works provided in this
section are attributable to the areas of Belmont, Port Stanley, Union, and Southblock.
Therefore, the capital provided herein will be recovered on an area specific basis for
those aforementioned areas.
The Municipality has provided capital projects totalling $19.84 million for wastewater
work. Of this amount, the growth-related debentures for the Belmont Sewage Plant
($1.36 million principal and discounted interest) and the Port Stanley Wastewater
Treatment Plant ($8.56 million principal and discounted interest) have been included for
recovery. In addition, $783,841 has been included for recovery to account for the
reserve fund deficit. After a reduction to recognize the benefit to existing development
of $1.14 million, the total amount of D.C. eligible costs for recovery is $19,486,373.
The allocation between residential and non-residential growth is calculated based on
incremental growth in population to employment for the urban build-out forecast period
in the serviced areas of Belmont, Port Stanley, Union, and Southblock. For wastewater,
these allocations result in the following residential/non-residential splits:
- Belmont - 52% Residential, 48% Non-residential;
- Port Stanley - 90% Residential, 10% Non-residential;
- Union - 96% Residential, 4% Non-residential; and
- Southblock - 100% Residential, 0% Non-residential.
Watson & Associates Economists Ltd.
PAGE 5-21
H:\Central Elgin\2020 DC\Report\Report.docx
Infrastructure Costs Included in the Development Charges Calculation
Municipality of Central Elgin
Service: Wastewater Services Summary
Location
Residential
Share
Non-
Residential
Share
2020-Total - Urban Build Out
1
Belmont Sewage Plant Debt Principal
(Growth Share)
Belmont
2020-2025
1,227,352
-
-
1,227,352
-
-
1,227,352
638,223
589,129
2
Belmont Sewage Plant Debt Interest
(Discounted) (Growth Share)
Belmont
2020-2025
134,679
-
-
134,679
-
-
134,679
70,033
64,646
3
Sewage Forcemain (Belmont)
Belmont
2025
780,000
-
-
780,000
-
-
780,000
405,600
374,400
4
Pumping Station 71 (pump install)
Belmont
2022
75,000
-
-
75,000
-
-
75,000
39,000
36,000
5
New Trunk Sanitary Sewers (Colborne
Stanley Sewer Upgrades) - Port Stanley
Port Stanley
2025
1,500,000
-
-
1,500,000
500,000
-
1,000,000
900,000
100,000
6
Debt - Growth Related Principal of Port
Stanley WWTP
Port Stanley
2020-2042
7,472,653
-
-
7,472,653
-
-
7,472,653
6,725,387
747,265
7
Debt - Growth Related Discounted Interest of
Port Stanley WWTP
Port Stanley
2020-2042
1,092,147
-
-
1,092,147
-
-
1,092,147
982,933
109,215
8
Sunset Road Sanitary Sewer Extension -
Port Stanley. East Road Southerly
Port Stanley
2020
450,000
-
-
450,000
-
-
450,000
405,000
45,000
9
Port Stanley Sanitary Sewer lining
Port Stanley
2020
350,000
-
-
350,000
-
-
350,000
315,000
35,000
10
Union Area Pumping Station & Forcemain
Union
2023
3,500,000
-
-
3,500,000
371,300
-
3,128,700
3,003,552
125,148
11
Union Area Sanitary Trunk Mains
Union
2024
2,500,000
-
-
2,500,000
265,200
-
2,234,800
2,145,408
89,392
11
Outstanding Credits related to S2 - Shaw
Valley P.S. and Forcemain
South Block
2021+
369,400
-
-
369,400
-
-
369,400
369,400
-
12
S4 - Trunk sewer from P.S. to Southdale
Road - Developer to build
South Block
2020
191,600
-
-
191,600
-
-
191,600
191,600
-
13
Financing Costs
South Block
Future
196,200
-
-
196,200
-
-
196,200
196,200
-
14
Reserve Fund Adjustment
Urban Area
Reserve
783,841
-
783,841
-
783,841
697,619
86,223
Total
20,622,873
-
-
20,622,873
1,136,500
-
19,486,373
17,084,955
2,401,418
Note: Reserve Fund has been allocated to Residential and Non-Residential shares based on the population and employment of Belmont, Port Stanley, Union, and Southblock
Prj.No
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2020$)
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to
New Development
Total
Potential D.C. Recoverable Cost
Watson & Associates Economists Ltd.
H:\Central Elgin\2020 DC\Report\Report.docx
Chapter 6
D.C. Calculation
Watson & Associates Economists Ltd.
PAGE 6-1
H:\Central Elgin\2020 DC\Report\Report.docx
6. D.C. Calculation
The following tables provide for the D.C. calculations based on different service areas
and growth forecasts:
- Table 6-1 calculates the D.C.s in the urban serviced areas of Belmont, Port
Stanley, and Southblock for water services over there respective buildout
forecasts.
- Table 6-2 calculates the D.C.s in the urban serviced areas of Belmont, Port
Stanley, Union, and Southblock for wastewater services over there respective
buildout forecasts.
- Table 6-3 calculates the D.C.s for urban-related administration studies over a 10-
year planning horizon of urban areas.
- Table 6-4 calculates the D.C.s for services related to a highway and fire
protection services over the long-term (2036) planning horizon.
- Table 6-5 calculates the uniform D.C.s to be imposed on anticipated
development for parks and recreation services, library services and
administration (municipal-wide) services over a 10-year planning horizon.
The calculation for residential development is generated on a per capita basis and is
based upon five forms of housing types (singles and semi-detached, multiples,
apartments 2+ bedrooms, apartments bachelor and 1 bedroom, and special care/
special dwelling units). The non-residential D.C. has been calculated on a per sq.ft. of
gross floor area basis for all types of non-residential development (industrial,
commercial and institutional).
The D.C.-eligible costs for each service component were developed in Chapter 5 for all
Municipality services, based on their proposed capital programs.
For the residential calculations, the total cost is divided by the "gross" (new resident)
population to determine the per capita amount. The eligible D.C. cost calculations set
out in Chapter 5 are based on the net anticipated population increase (the forecast new
unit population less the anticipated decline in existing units). The cost per capita is then
multiplied by the average occupancy of the new units (Appendix A, Schedule 5) to
calculate the charge in Tables 6-1 through 6-5.
Watson & Associates Economists Ltd.
PAGE 6-2
H:\Central Elgin\2020 DC\Report\Report.docx
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 planning period to calculate a cost per sq.ft. of
gross floor area.
Table 6-6 summarizes the total D.C. that is applicable for the Municipality and Table 6-7
summarizes the gross capital expenditures and sources of revenue for works to be
undertaken during the 5-year life of the by-law.
Watson & Associates Economists Ltd.
PAGE 6-3
H:\Central Elgin\2020 DC\Report\Report.docx
Table 6-1
Municipality of Central Elgin
D.C. Calculation
Water Area Specific Services (Belmont, Port Stanley, and Southblock)
2020-Total Urban Build Out
Table 6-2
Municipality of Central Elgin
D.C. Calculation
Wastewater Area Specific Services (Belmont, Port Stanley, Union, and Southblock)
2020-Total Urban Build Out
2020$ D.C.-Eligible Cost
2020$ D.C.-Eligible Cost
SERVICE
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
1.
Water Services
1.1
Treatment, storage and distribution systems
881,346
152,481
512
0.25
881,346
152,481
512
0.25
TOTAL
$881,346
$152,481
$512
$0.25
D.C.-Eligible Capital Cost
$881,346
$152,481
4,933
618,200
Cost Per Capita/Non-Residential GFA (sq.ft.)
$178.66
$0.25
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.868
$512
Apartments - 2 Bedrooms +
1.700
$304
Apartments - Bachelor and 1 Bedroom
1.089
$195
Multiples
2.176
$389
Special Care/Special Dwelling Units
1.100
$197
Buildout of Belmont, Port Stanley, and Southblock Gross Population/GFA
Growth (sq,ft,)
2020$ D.C.-Eligible Cost
2020$ D.C.-Eligible Cost
SERVICE
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
2. Wastewater Services
2.1
Treatment plants & Sewers
17,084,955
2,401,418
5,725
3.39
17,084,955
2,401,418
5,725
3.39
TOTAL
$17,084,955
$2,401,418
$5,725
$3.39
D.C.-Eligible Capital Cost
$17,084,955
$2,401,418
8,559
708,400
Cost Per Capita/Non-Residential GFA (sq.ft.)
$1,996.14
$3.39
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.868
$5,725
Apartments - 2 Bedrooms +
1.700
$3,393
Apartments - Bachelor and 1 Bedroom
1.089
$2,174
Multiples
2.176
$4,344
Special Care/Special Dwelling Units
1.100
$2,196
Buildout of Belmont, Port Stanley, Union, and Southblock Gross
Population/GFA Growth (sq,ft,)
Watson & Associates Economists Ltd.
PAGE 6-4
H:\Central Elgin\2020 DC\Report\Report.docx
Table 6-3
Municipality of Central Elgin
D.C. Calculation
Urban Area Specific Services
2020-2029
Table 6-4
Municipality of Central Elgin
D.C. Calculation
Municipal-wide Services
2020-2036
2020$ D.C.-Eligible Cost
2020$ D.C.-Eligible Cost
SERVICE
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
3. Administration Studies - Urban
3.1
Urban Area Related Studies
168,000
32,000
229
0.10
168,000
32,000
229
0.10
TOTAL
$168,000
$32,000
$229
$0.10
D.C.-Eligible Capital Cost
$168,000
$32,000
2,103
314,200
Cost Per Capita/Non-Residential GFA (sq.ft.)
$79.89
$0.10
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.868
$229
Apartments - 2 Bedrooms +
1.700
$136
Apartments - Bachelor and 1 Bedroom
1.089
$87
Multiples
2.176
$174
Special Care/Special Dwelling Units
1.100
$88
10-Year Urban Areas Gross Population/GFA Growth (sq,ft,)
2020$ D.C.-Eligible Cost
2020$ D.C.-Eligible Cost
SERVICE
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
4. Services Related to a Highway
4.1
PW Rolling Stock
303,400
66,600
239
0.13
4.2
Roads and Related
912,046
200,205
719
0.39
1,215,446
266,805
958
0.52
5. Fire Protection Services
5.1
Fire facilities, vehicles & equipment
2,773,971
608,920
2,187
1.19
2,773,971
608,920
2,187
1.19
TOTAL
$3,989,417
$875,726
$3,145
$1.71
D.C.-Eligible Capital Cost
$3,989,417
$875,726
2036-Year Gross Population/GFA Growth (sq,ft,)
3,638
511,600
Cost Per Capita/Non-Residential GFA (sq.ft.)
$1,096.60
$1.71
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.868
$3,145
Apartments - 2 Bedrooms +
1.700
$1,864
Apartments - Bachelor and 1 Bedroom
1.089
$1,194
Multiples
2.176
$2,386
Special Care/Special Dwelling Units
1.100
$1,206
Watson & Associates Economists Ltd.
PAGE 6-5
H:\Central Elgin\2020 DC\Report\Report.docx
Table 6-5
Municipality of Central Elgin
D.C. Calculation
Municipal-wide Services
2020-2029
Table 6-6
Municipality of Central Elgin
D.C. Calculation
Total All Services
2020$ D.C.-Eligible Cost
2020$ D.C.-Eligible Cost
SERVICE
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
6.
Parks and Recreation Services
6.1
Recreation facilities, vehicles and equipment
1,823,571
95,977
2,276
0.26
1,823,571
95,977
2,276
0.26
7.
Library Services
7.1
Library facilities
106,671
5,614
133
0.02
106,671
5,614
133
0.02
8.
Administration
8.1
Studies
590,225
138,448
737
0.38
TOTAL
$2,520,468
$240,040
$3,146
$0.66
D.C.-Eligible Capital Cost
$2,520,468
$240,040
10-Year Gross Population/GFA Growth (sq,ft,)
2,298
365,100
Cost Per Capita/Non-Residential GFA (sq.ft.)
$1,096.81
$0.66
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.868
$3,146
Apartments - 2 Bedrooms +
1.700
$1,865
Apartments - Bachelor and 1 Bedroom
1.089
$1,194
Multiples
2.176
$2,387
Special Care/Special Dwelling Units
1.100
$1,206
2020$ D.C.-Eligible Cost
2020$ D.C.-Eligible Cost
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
Municipal-wide Services 2036 Year
3,989,417
875,726
3,145
1.71
Municipal-wide Services 10 Year
2,520,468
240,040
3,146
0.66
TOTAL MUNICIPAL WIDE
6,509,885
1,115,765
6,291
2.37
Urban-wide Studies 10 Year
168,000
32,000
229
0.10
TOTAL URBAN AREA
168,000
32,000
229
0.10
Water Area Specific - Build out
881,346
152,481
512
0.25
Wastewater Area Specific - Build out
17,084,955
2,401,418
5,725
3.39
TOTAL URBAN AREA - AREA SPECIFIC
17,966,301
2,553,899
6,237
3.64
Watson & Associates Economists Ltd.
PAGE 6-6
H:\Central Elgin\2020 DC\Report\Report.docx
Table 6-7
Municipality of Central Elgin
Gross Expenditure and Sources of Revenue Summary for Costs to be Incurred over the Life of the By-law
Sources of Financing
Tax Base or Other Non-D.C. Source
D.C. Reserve Fund
Other
Deductions
Benefit to
Existing
Other Funding
Legislated
Reduction
Residential
Non-Residential
1.
Water Services
1.1 Treatment, storage and distribution systems
1,267,625
0
325,000
0
0
0
817,907
124,718
2.
Wastewater Services
2.1 Treatment plants & Sewers
10,432,939
0
636,500
0
0
0
8,734,895
1,061,544
3.
Administration Studies - Urban
3.1 Urban Area Related Studies
200,000
0
0
0
0
0
168,000
32,000
4.
Services Related to a Highway
4.1 PW Rolling Stock
370,000
0
0
0
0
0
303,400
66,600
4.2 Roads and Related
2,261,900
0
489,000
0
0
0
1,453,778
319,122
5.
Fire Protection Services
5.1 Fire facilities, vehicles & equipment
1,569,033
0
22,400
0
0
0
1,268,239
278,394
6.
Parks and Recreation Services
6.1 Recreation facilities, vehicles and equipment
1,770,000
0
0
0
177,000
0
1,513,350
79,650
7.
Library Services
7.1 Library facilities
0
0
0
0
0
0
0
0
8.
Administration
8.1 Studies
965,000
0
260,000
0
66,375
41,250
483,874
113,501
Total Expenditures & Revenues
$18,836,497
$0
$1,732,900
$0
$243,375
$41,250
$14,743,443
$2,075,529
Post D.C. Period
Benefit
Total Gross Cost
Service
Watson & Associates Economists Ltd.
H:\Central Elgin\2020 DC\Report\Report.docx
Chapter 7
D.C. Policy Recommendations
and D.C. By-law Rules
Watson & Associates Economists Ltd.
PAGE 7-1
H:\Central Elgin\2020 DC\Report\Report.docx
7. D.C. Policy Recommendations and D.C. By-law
Rules
7.1 Introduction
Subsection 5 (1) 9 states that rules must be developed:
"...to determine if a development charge is payable in any particular case
and to determine the amount of the charge, subject to the limitations set
out in subsection 6."
Paragraph 10 of the section goes on to state that the rules may provide for exemptions,
phasing in and/or indexing of D.C.s.
Subsection 5 (6) establishes the following restrictions on the rules:
- the total of all D.C.s that would be imposed on anticipated development must not
exceed the capital costs determined under 5(1) 2-8 for all services involved;
- if the rules expressly identify a type of development, they must not provide for it
to pay D.C.s that exceed the capital costs that arise from the increase in the
need for service for that type of development; however, this requirement does not
relate to any particular development; and
- if the rules provide for a type of development to have a lower D.C. than is
allowed, the rules for determining D.C.s may not provide for any resulting
shortfall to be made up via other development.
With respect to "the rules," section 6 states that a D.C. by-law must expressly address
the matters referred to above re subsection 5 (1) paragraphs 9 and 10, as well as how
the rules apply to the redevelopment of land.
The rules provided are based on the Municipality's existing policies; with consideration
for the updates from Bill 108. However, there are items under consideration at this time
and these may be refined prior to adoption of the by-law.
Watson & Associates Economists Ltd.
PAGE 7-2
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7.2 D.C. By-law Structure
It is recommended that:
- the Municipality uses a uniform Municipal-wide development charge calculation
for all Municipal services except water, wastewater and urban-related
administration studies;
- urban-related administration studies be imposed on the urban area of the
Municipality;
- water and wastewater services be imposed on an urban area-specific basis; and
- one Municipal D.C. by-law be used for all services.
7.3 D.C. By-law Rules
The following subsections set out the recommended rules governing the calculation,
payment and collection of D.C.s in accordance with section 6 of the D.C.A.
It is recommended that the following sections provide the basis for the D.C.s.:
7.3.1 Payment in any Particular Case
In accordance with the D.C.A., subsection 2 (2), a D.C. be calculated, payable and
collected where the development requires one or more of the following:
"(a) the passing of a zoning by-law or of an amendment to a zoning by-
law under section 34 of the Planning Act;
(b) the approval of a minor variance under section 45 of the Planning
Act;
(c) a conveyance of land to which a by-law passed under subsection 50
(7) of the Planning Act applies;
(d) the approval of a plan of subdivision under section 51 of the Planning
Act;
(e) a consent under section 53 of the Planning Act;
(f) the approval of a description under section 9 of the Condominium
Act, 1998; or
Watson & Associates Economists Ltd.
PAGE 7-3
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(g) the issuing of a permit under the Building Code Act, 1992 in relation
to a building or structure."
7.3.2 Determination of the Amount of the Charge
The following conventions be adopted:
1) Costs allocated to residential uses will be assigned to different types of
residential units based on the average occupancy for each housing type
constructed during the previous decade. Costs allocated to non-residential uses
will be assigned based on the amount of square feet of gross floor area
constructed for eligible uses (i.e. industrial, commercial and institutional).
2) Costs allocated to residential and non-residential uses are based upon a number
of conventions, as may be suited to each municipal circumstance, e.g.
- for municipal wide administration studies, the costs have been based on a
population vs. employment growth ratio (81%/19%) for residential and
non-residential, respectively) over the 10-year forecast period;
- for urban-related administration studies, the costs have been based on a
population vs. employment growth ratio (84%/16%) for residential and
non-residential, respectively) over the 10-year urban-area forecast period;
- for parks and recreation and library services, a 5% non-residential
attribution has been made to recognize use by the non-residential sector;
- for services related to a highway and fire protection services, an 82%
residential/18% non-residential attribution has been made based on a
population vs. employment growth ratio over the long-term (2036) forecast
period; and
- for water and wastewater services, the residential/non-residential splits
are based on the population vs. employment ratio for the urban buildout of
the following areas:
- Belmont: 52% residential / 48% non-residential
- Port Stanley: 90% residential / 10% non-residential
- Union: 96% residential / 4% non-residential
- Southblock: 100% residential / 0% non-residential
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7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)
If a development involves the demolition of and replacement of a building or structure
on the same site, or the conversion from one principal use to another, the developer
shall be allowed a credit equivalent to:
1) the number of dwelling units demolished/converted multiplied by the applicable
residential D.C. in place at the time the D.C. is payable; and/or
2) the gross floor area of the building demolished/converted multiplied by the
current non-residential D.C. in place at the time the D.C. is payable.
The demolition credit is allowed only if the land was improved by occupied structures
and if the demolition permit related to the site was issued less than 5 years prior to the
issuance of a building permit. The credit can, in no case, exceed the amount of D.C.s
that would otherwise be payable.
7.3.4 Exemptions (full or partial)
a) Statutory exemptions:
- industrial building additions of up to and including 50% of the existing
gross floor area (defined in O. Reg. 82/98, section 1) of the building; for
industrial building additions which exceed 50% of the existing gross floor
area, only the portion of the addition in excess of 50% is subject to D.C.s
(subsection 4 (3) of the D.C.A.);
- buildings or structures owned by and used for the purposes of any
municipality, local board or Board of Education (section 3);
- residential development that results only in the enlargement of an existing
dwelling unit, or that results only in the creation of up to two additional
dwelling units (based on prescribed limits set out in section 2 of O. Reg.
82/98).
b) Non-statutory exemptions (for Council's consideration):
- Land that is used for the purposes of industrial uses;
- Non-residential farm buildings constructed for bona fide farm uses; and
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- Lands or buildings used or to be used for a place of worship of for the
purposes of a cemetery or burial ground exempt from taxation under the
Assessment Act.
7.3.5 Phasing in
No provisions for phasing in the D.C. are provided in the D.C. by-law.
7.3.6 Timing of Collection
The D.C.s for all services are payable upon issuance of a building permit for each
dwelling unit, building, or structure, subject to early or late payment agreements entered
into by the Municipality and an owner under s.27 of the D.C.A., 1997.
Commencing January 1, 2020, rental housing and institutional developments will pay
D.C.s in six equal annual payments commencing at occupancy. Non-profit housing
developments will pay D.C.s in 21 equal annual payments. Moreover, the D.C. amount
for all developments occurring within 2 years of a Site Plan or Zoning By-law
Amendment planning approval (for applications submitted after January 1, 2020), shall
be determined based on the D.C. charge in effect on the day of the 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 setting of the
interest rate was presented to Council in a staff report (AMDS-05-20) dated February 5,
2020. The report recommended that the interest rate be set at 1.25% per month.
For the purposes of administering the By-law, the following definitions are provided as
per O. Reg. 454-19:
"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.
"Institutional development" means development of a building or structure intended for
use,
a) as a long-term care home within the meaning of subsection 2 (1) of the Long-
Term Care Homes Act, 2007;
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b) as a retirement home within the meaning of subsection 2 (1) of the Retirement
Homes Act, 2010;
c) by any of the following post-secondary institutions for the objects of the
institution:
i.
a university in Ontario that receives direct, regular and ongoing operating
funding from the Government of Ontario,
ii.
a college or university federated or affiliated with a university described in
subclause (i), or
iii.
an Indigenous Institute prescribed for the purposes of section 6 of the
Indigenous Institutes Act, 2017;
d) as a memorial home, clubhouse or athletic grounds by an Ontario branch of the
Royal Canadian Legion; or
e) as a hospice to provide end of life care.
"Non-profit housing development" means development of a building or structure
intended for use as residential premises by,
a) a corporation without share capital to which the Corporations Act applies, that is
in good standing under that Act and whose primary object is to provide housing;
b) a corporation without share capital to which the Canada Not-for-profit
Corporations Act applies, that is in good standing under that Act and whose
primary object is to provide housing; or
c) a non-profit housing co-operative that is in good standing under the Co-operative
Corporations Act.
Despite the above, Council, from time to time and at any time, may enter into
agreements providing for all or any part of a D.C. to be paid before or after it would
otherwise be payable.
7.3.7 Indexing
Indexing of the D.C.s shall be implemented on a mandatory basis annually commencing
on May 1st 2021 and each May 1st thereafter, in accordance with the Statistics Canada
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Quarterly, Non-Residential Building Construction Price Index (Table 18-10-0135-01)1 for
the most recent year-over-year period.
7.3.8 The Applicable Areas
The charges developed herein provide for varying charges within the Municipality, as
follows:
- All Municipal-wide Services - the full residential and non-residential charge will
be imposed on all lands within the Municipality.
- Urban Area Services - the full administration studies related to urban services be
imposed on all urban serviced areas of the Municipality.
- Area Specific - Urban Services:
o Belmont - the full water and wastewater residential and non-residential
D.C.s will be imposed on all lands within Belmont;
o Port Stanley - the full water and wastewater residential and non-
residential D.C.s will be imposed on all lands within Port Stanley;
o Union - the full wastewater residential and non-residential D.C.s will be
imposed on all lands within the Union Area; and
o Southblock - the full water and wastewater residential D.C.s will be
imposed within the Southblock area.
7.4 Other D.C. By-law Provisions
It is recommended that:
7.4.1 Categories of Services for Reserve Fund and Credit Purposes
The Municipality's D.C. collections are currently reserved in eight separate reserve
funds: water services, wastewater services, administration studies (municipal-wide),
administration studies (urban), services related to a highway, fire protections services,
1 O. Reg. 82/98 referenced "The Statistics Canada Quarterly, Construction Price
Statistics, catalogue number 62-007" as the index source. Since implementation,
Statistics Canada has modified this index twice and the above-noted index is the most
current. The draft by-law provided herein refers to O. Reg. 82/98 to ensure traceability
should this index continue to be modified over time.
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parks and recreation services, and library services. Appendix D outlines the reserve
fund policies that the Municipality is required to follow as per the D.C.A.
7.4.2 By-law In-force Date
A by-law under the D.C.A. comes into force on the day after which the by-law is passed
by Council.
7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter-
Reserve Fund Borrowing
The minimum interest rate is the Bank of Canada rate on the day on which the by-law
comes into force (as per section 11 of O. Reg. 82/98).
7.4.4 Area Rating
As noted earlier, Bill 73 has introduced two new sections where Council must consider
the use of area specific charges:
1. Section 2 (9) of the Act now requires a municipality to implement area-specific
D.C.s for either specific services which are prescribed and/or for specific
municipalities which are to be regulated (note that at this time, no municipalities
or services are prescribed by the Regulations).
2. Section 10 (2) c.1 of the D.C.A. requires that "the development charges
background study shall include consideration of the use of more than one
development charge by-law to reflect different needs for services in different
areas."
In regard to the first item, there are no services or specific municipalities identified in the
regulations which must be area-rated. The second item requires Council to consider
the use of area-rating.
At present, the Municipality's by-law provides for area rating for water, wastewater and
urban related administration studies. All other Municipal services are recovered based
on a uniform, Municipal-wide basis. There have been several reasons why they have
not been imposed for these services including:
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1. All Municipal services, with the exception of water, wastewater and stormwater,
require that the average 10-year service standard be calculated. This average
service standard multiplied by growth in the Municipality, establishes an upper
ceiling on the amount of funds which can be collected from all developing
landowners. Section 4 (4) of O. Reg. 82/98 provides that "...if a development
charge by-law applies to a part of the municipality, the level of service and
average level of service cannot exceed that which would be determined if the by-
law applied to the whole municipality." Put in layman terms, the average service
standard multiplied by the growth within the specific area, would establish an
area specific ceiling which would significantly reduce the total revenue
recoverable for the Municipality hence potentially resulting in D.C. revenue
shortfalls and impacts on property taxes.
2. Extending on item 1, attempting to impose an area charge potentially causes
equity issues in transitioning from a Municipal-wide approach to an area specific
approach. For example, if all services were now built (and funded) within Area A
(which is 75% built out) and this was funded with some revenues from Areas B
and C, moving to an area rating approach would see Area A contribute no funds
to the costs of services in Areas B and C. The development charges would be
lower in Area A (as all services are now funded) and higher in Areas B and C.
As well, funding shortfalls may then potentially encourage the municipality to
provide less services to Areas B and C due to reduced revenue.
3. Many services which are provided (roads, parks, recreation facilities, library) are
not restricted to one specific area and are often used by all residents. For
example, arenas located in different parts of the Municipality will be used by
residents from all areas depending on the programing of the facility (i.e. a public
skate is available each night, but at a different arena; hence usage of any one
facility at any given time is based on programing availability).
For the reasons noted above, it is recommended that Council continue the D.C.
approach to calculate the charges on a uniform Municipal-wide basis for all services
other than water, wastewater and urban related administration studies.
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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;"
"Continue the D.C. approach to calculate the charges on a uniform Municipal-
wide basis for all services (except urban related studies, water, and wastewater),
a uniform urban-area basis for urban related administration studies, and on an
area-specific basis for water and wastewater services;"
"Approve the capital project listing set out in Chapter 5 of the D.C.s Background
Study dated March 25, 2020, subject to further annual review during the capital
budget process;"
"Approve the D.C.s Background Study dated March 25, 2020, as amended (if
applicable);"
"Determine that no further public meeting is required;" and
"Approve the D.C. By-law as set out in Appendix G."
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Chapter 8
By-law Implementation
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8. By-law Implementation
8.1 Public Consultation Process
8.1.1 Introduction
This chapter addresses the mandatory, formal public consultation process (section
8.1.2), as well as the optional, informal consultation process (section 8.1.3). The latter
is designed to seek the co-operation and participation of those involved, in order to
produce the most suitable policy. Section 8.1.4 addresses the anticipated impact of the
D.C. on development from a generic viewpoint.
8.1.2 Public Meeting of Council
Section 12 of the D.C.A. indicates that before passing a D.C. by-law, Council must hold
at least one public meeting, giving at least 20 clear days' notice thereof, in accordance
with the Regulation. Council must also ensure that the proposed by-law and
background report are made available to the public at least two weeks prior to the (first)
meeting.
Any person who attends such a meeting may make representations related to the
proposed by-law.
If a proposed by-law is changed following such a meeting, Council must determine
whether a further meeting (under this section) is necessary (i.e. if the proposed by-law
which is proposed for adoption has been changed in any respect, Council should
formally consider whether an additional public meeting is required, incorporating this
determination as part of the final by-law or associated resolution. It is noted that
Council's decision, once made, is final and not subject to review by a Court or the Local
Planning Appeal Tribunal (LPAT) (formerly the Ontario Municipal Board (O.M.B.)).
8.1.3 Other Consultation Activity
There are three broad groupings of the public who are generally the most concerned
with Municipality D.C. policy:
1. The first grouping is the residential development community, consisting of land
developers and builders, who are typically responsible for generating the majority
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of the D.C. revenues. Others, such as realtors, are directly impacted by D.C.
policy. They are, therefore, potentially interested in all aspects of the charge,
particularly the quantum by unit type, projects to be funded by the D.C. and the
timing thereof, and Municipality policy with respect to development agreements,
D.C. credits and front-ending requirements.
2. The second public grouping embraces the public at large and includes taxpayer
coalition groups and others interested in public policy.
3. The third grouping is the industrial/commercial/institutional development sector,
consisting of land developers and major owners or organizations with significant
construction plans, such as hotels, entertainment complexes, shopping centres,
offices, industrial buildings and institutions. Also involved are organizations such
as Industry Associations, the Chamber of Commerce, the Board of Trade and the
Economic Development Agencies, who are all potentially interested in
Municipality D.C. policy. Their primary concern is frequently with the quantum of
the charge, gross floor area exclusions such as basements, mechanical or indoor
parking areas, or exemptions and phase-in or capping provisions in order to
moderate the impact.
8.2 Anticipated Impact of the Charge on Development
The establishment of sound D.C. policy often requires the achievement of an
acceptable balance between two competing realities. The first is that high non-
residential D.C.s can, to some degree, represent a barrier to increased economic
activity and sustained industrial/commercial growth, particularly for capital intensive
uses. Also, in many cases, increased residential D.C.s can ultimately be expected to be
recovered via higher housing prices and can impact project feasibility in some cases
(e.g. rental apartments).
On the other hand, D.C.s or other Municipality capital funding sources need to be
obtained in order to help ensure that the necessary infrastructure and amenities are
installed. The timely installation of such works is a key initiative in providing adequate
service levels and in facilitating strong economic growth, investment and wealth
generation.
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8.3 Implementation Requirements
8.3.1 Introduction
Once the Municipality has calculated the charge, prepared the complete background
study, carried out the public process and passed a new by-law, the emphasis shifts to
implementation matters.
These include notices, potential appeals and complaints, credits, front-ending
agreements, subdivision agreement conditions and finally the collection of revenues and
funding of projects.
The sections which follow overview the requirements in each case.
8.3.2 Notice of Passage
In accordance with section 13 of the D.C.A., when a D.C. by-law is passed, the
Municipality clerk shall give written notice of the passing and of the last day for
appealing the by-law (the day that is 40 days after the day it was passed). Such notice
must be given no later than 20 days after the day the by-law is passed (i.e. as of the day
of newspaper publication or the mailing of the notice).
Section 10 of O. Reg. 82/98 further defines the notice requirements which are
summarized as follows:
- notice may be given by publication in a newspaper which is (in the Clerk's
opinion) of sufficient circulation to give the public reasonable notice, or by
personal service, fax or mail to every owner of land in the area to which the by-
law relates;
- subsection 10 (4) lists the persons/organizations who must be given notice; and
- subsection 10 (5) lists the eight items which the notice must cover.
8.3.3 By-law Pamphlet
In addition to the "notice" information, the Municipality must prepare a "pamphlet"
explaining each D.C. by-law in force, setting out:
- a description of the general purpose of the D.C.s;
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- the "rules" for determining if a charge is payable in a particular case and for
determining the amount of the charge;
- the services to which the D.C.s relate; and
- a description of the general purpose of the Treasurer's statement and where it
may be received by the public.
Where a by-law is not appealed to the LPAT, the pamphlet must be readied within 60
days after the by-law comes into force. Later dates apply to appealed by-laws.
The Municipality must give one copy of the most recent pamphlet without charge, to any
person who requests one.
8.3.4 Appeals
Sections 13 to 19 of the D.C.A. set out the requirements relative to making and
processing a D.C. by-law appeal and LPAT Hearing in response to an appeal. Any
person or organization may appeal a D.C. by-law to the LPAT by filing a notice of
appeal with the Municipality clerk, setting out the objection to the by-law and the
reasons supporting the objection. This must be done by the last day for appealing the
by-law, which is 40 days after the by-law is passed.
The Municipality is carrying out a public consultation process, in order to address the
issues that come forward as part of that process, thereby avoiding or reducing the need
for an appeal to be made.
8.3.5 Complaints
A person required to pay a D.C., or his agent, may complain to the Municipality Council
imposing the charge that:
- the amount of the charge was incorrectly determined;
- the reduction to be used against the D.C. was incorrectly determined; or
- there was an error in the application of the D.C.
Sections 20 to 25 of the D.C.A. set out the requirements that exist, including the fact
that a complaint may not be made later than 90 days after a D.C. (or any part of it) is
payable. A complainant may appeal the decision of Municipality Council to the LPAT
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8.3.6 Credits
Sections 38 to 41 of the D.C.A. set out a number of credit requirements, which apply
where a Municipality agrees to allow a person to perform work in the future that relates
to a service in the D.C. by-law.
These credits would be used to reduce the amount of D.C.s to be paid. The value of
the credit is limited to the reasonable cost of the work which does not exceed the
average level of service. The credit applies only to the service to which the work
relates, unless the Municipality agrees to expand the credit to other services for which a
D.C. is payable.
8.3.7 Front-Ending Agreements
The Municipality and one or more landowners may enter into a front-ending agreement
which provides for the costs of a project which will benefit an area in the Municipality to
which the D.C. by-law applies. Such an agreement can provide for the costs to be
borne by one or more parties to the agreement who are, in turn, reimbursed in future by
persons who develop land defined in the agreement.
Part III of the D.C.A. (sections 44 to 58) addresses front-ending agreements and
removes some of the obstacles to their use which were contained in the D.C.A., 1989.
Accordingly, the Municipality assesses whether this mechanism is appropriate for its
use, as part of funding projects prior to Municipality funds being available.
8.3.8 Severance and Subdivision Agreement Conditions
Section 59 of the D.C.A. prevents a municipality from imposing directly or indirectly, a
charge related to development or a requirement to construct a service related to
development, by way of a condition or agreement under section 51 or section 53 of the
Planning Act, except for:
- "local services, related to a plan of subdivision or within the area to which the
plan relates, to be installed or paid for by the owner as a condition of approval
under section 51 of the Planning Act;" and
- "local services to be installed or paid for by the owner as a condition of approval
under section 53 of the Planning Act."
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It is also noted that subsection 59 (4) of the D.C.A. requires that the municipal approval
authority for a draft plan of subdivision under subsection 51 (31) of the Planning Act,
use its power to impose conditions to ensure that the first purchaser of newly subdivided
land is informed of all the D.C.s related to the development, at the time the land is
transferred.
In this regard, if the Municipality in question is a commenting agency, in order to comply
with subsection 59 (4) of the D.C.A. it would need to provide to the approval authority,
information regarding the applicable Municipality D.C.s related to the site.
If the Municipality is an approval authority for the purposes of section 51 of the Planning
Act, it would be responsible to ensure that it collects information from all entities which
can impose a D.C.
The most effective way to ensure that purchasers are aware of this condition would be
to require it as a provision in a registered subdivision agreement, so that any purchaser
of the property would be aware of the charges at the time the title was searched prior to
closing a transaction conveying the lands.
Appendices
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Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
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Appendix A: Background Information on Residential and Non-
Residential Growth Forecast
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings2
Apartments3
Other
Total
Households
Equivalent
Institutional
Households
13,070
12,723
183
12,540
4,430
170
145
40
4,785
166
2.659
13,090
12,743
193
12,550
4,513
140
113
15
4,781
175
2.665
12,950
12,607
72
12,535
4,640
155
105
25
4,925
65
2.560
13,820
13,461
77
13,384
5,001
159
114
25
5,299
70
2.540
15,890
15,471
89
15,382
5,659
243
267
25
6,195
81
2.498
16,190
15,763
95
15,668
5,751
254
292
25
6,322
86
2.493
17,050
16,607
98
16,509
6,038
290
368
25
6,721
89
2.471
26,485
25,789
151
25,638
9,436
515
801
25
10,777
137
2.393
20
20
10
10
83
-30
-32
-25
-4
9
-140
-136
-121
-15
127
15
-8
10
144
-110
870
854
5
849
361
4
9
0
374
5
2,070
2,010
12
1,998
658
84
153
0
895
11
2,370
2,302
18
2,284
750
95
178
0
1,023
16
3,230
3,146
21
3,125
1,037
131
254
0
1,422
19
12,665
12,328
74
12,254
4,435
356
687
0
5,478
67
¹ Census undercount estimated at approximately 2.7%. Note: Population including the undercount has been rounded.
² Includes townhouses and apartments in duplexes.
³ Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Early 2020 - Mid 2036
Mid 2006 - Mid 2011
Mid 2011 - Mid 2016
Mid 2006
Mid 2011
Mid 2016
Early 2020
Early 2030
Mid 2016 - Early 2020
Historical
Forecast
Early 2020 - Early 2030
Mid 2031
Early 2020 - Mid 2031
Buildout
Mid 2036
Incremental
Schedule 1
Municipality of Central Elgin
Residential Growth Forecast Summary
Population
(Including
Census
Undercount)¹
Year
Excluding Census Undercount
Housing Units
Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Early 2020 - Buildout
Source: From Municipality of Central Elgin Population, Housing & Employment Projections, 2011-2036, Medium Growth Scenario, Revised Draft, prepared by Lapointe Consulting, February 5, 2015. Derived by
Watson & Associates Economists Ltd., 2020.
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Source: Historical housing activity derived from Statistics Canada building permit data for the Municipality of Central Elgin , 2007-2019.
1 Growth forecast represents calendar year.
67
44
35
18
32
48
29
50
33
48
95
119
100
88
95
95
95
95
95
95
85
85
85
85
85
80
80
80
80
80
0
20
40
60
80
100
120
140
Housing Units
Years
Figure A-1
Annual Housing Forecast¹
Historical
Low Density
Medium Density
High Density
Historical Average
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Early 2020 - Early 2030
159
84
153
396
867
(65)
802
12
814
Early 2020 - Mid 2031
172
95
178
445
966
(74)
892
18
910
Early 2020 - Mid 2036
194
131
254
579
1,220
(112)
1,109
21
1,130
Early 2020 - Buildout
601
164
369
1,134
2,631
(492)
2,139
74
2,213
Early 2020 - Early 2030
74
0
0
74
212
(45)
168
0
168
Early 2020 - Mid 2031
89
0
0
89
255
(51)
205
0
205
Early 2020 - Mid 2036
147
0
0
147
422
(77)
345
0
345
Early 2020 - Buildout
147
0
0
147
422
(338)
84
0
84
Early 2020 - Early 2030
217
0
0
217
622
(36)
586
0
586
Early 2020 - Mid 2031
235
0
0
235
674
(41)
633
0
633
Early 2020 - Mid 2036
265
0
0
265
760
(62)
698
0
698
Early 2020 - Buildout
325
0
0
325
932
(273)
659
0
659
Early 2020 - Early 2030
40
0
0
40
115
(7)
108
0
108
Early 2020 - Mid 2031
43
0
0
43
123
(8)
115
0
115
Early 2020 - Mid 2036
48
0
0
48
138
(12)
125
0
125
Early 2020 - Buildout
1,714
192
318
2,224
5,809
(55)
5,754
0
5,754
Early 2020 - Early 2030
100
0
0
100
287
(14)
273
0
273
Early 2020 - Mid 2031
138
0
0
138
396
(16)
380
0
380
Early 2020 - Mid 2036
300
0
0
300
861
(24)
836
0
836
Early 2020 - Buildout
1,264
0
0
1,264
3,626
(108)
3,518
0
3,518
Early 2020 - Early 2030
0
0
0
0
0
(21)
(21)
0
(21)
Early 2020 - Mid 2031
0
0
0
0
0
(24)
(24)
0
(24)
Early 2020 - Mid 2036
0
0
0
0
0
(37)
(37)
0
(37)
Early 2020 - Buildout
25
0
0
25
72
(161)
(89)
0
(89)
Early 2020 - Early 2030
0
0
0
0
0
(1)
(1)
0
(1)
Early 2020 - Mid 2031
0
0
0
0
0
(2)
(2)
0
(2)
Early 2020 - Mid 2036
0
0
0
0
0
(2)
(2)
0
(2)
Early 2020 - Buildout
0
0
0
0
0
(11)
(11)
0
(11)
Early 2020 - Early 2030
590
84
153
827
2,103
(190)
1,913
12
1,925
Early 2020 - Mid 2031
677
95
178
950
2,414
(215)
2,199
18
2,217
Early 2020 - Mid 2036
954
131
254
1,339
3,400
(326)
3,074
21
3,095
Early 2020 - Buildout
4,076
356
687
5,119
13,491
(1,437)
12,054
74
12,128
Early 2020 - Early 2030
68
0
0
68
195
(110)
85
0
85
Early 2020 - Mid 2031
73
0
0
73
209
(124)
85
0
85
Early 2020 - Mid 2036
83
0
0
83
238
(188)
50
0
50
Early 2020 - Buildout
359
0
0
359
1,030
(830)
200
0
200
Early 2020 - Early 2030
658
84
153
895
2,298
(300)
1,998
12
2,010
Early 2020 - Mid 2031
750
95
178
1,023
2,624
(339)
2,285
18
2,303
Early 2020 - Mid 2036
1,037
131
254
1,422
3,638
(514)
3,124
21
3,145
Early 2020 - Buildout
4,435
356
687
5,478
14,521
(2,267)
12,254
74
12,328
1 Includes townhouses and apartments in duplexes.
2 Includes accessory apartments, bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Eastwood Subdivision
Yarmouth Industrial &
Commercial Lands
Rural
Total Urban
Municipality of Central
Elgin
Source: Discussions with Municipal staff regarding land supply and servicing capacity, by Watson & Associates Economists Ltd., 2020.
Institutional
Population
Net Population
Including
Institutional
Location
Residential Units
In New Units
Population
Change
Union
Port Stanley
Lynhurst 3
Belmont
Norman/Lyndale 4
Municipality of Central Elgin
Estimate of the Anticipated Amount, Type and Location of
Residential Development for Which Development Charges can be Imposed
Development
Timing
Single & Semi-
Detached
Multiples1
Apartments2
Total
Gross Population
Existing Unit
Net Population
Increase,
Excluding
Institutional
Schedule 2
Watson & Associates Economists Ltd.
PAGE A-5
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Mid 2016 Population
12,607
Occupants of
Units (2)
374
New Housing Units,
multiplied by P.P.U. (3)
2.920
Mid 2016 to Early 2020
gross population increase
1,093
1,093
Occupants of New
Units
5
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2016 to Early 2020
gross population increase
5
5
Decline in Housing
Units (4)
4,925
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.050
Mid 2016 to Early 2020
total decline in population
-244
-244
Population Estimate to Early 2020
13,461
Net Population Increase, Mid 2016 to Early 2020
854
(1) 2016 population based on Statistics Canada Census unadjusted for Census undercount.
(2)
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
2.963
97%
2.860
Multiples (6)
2.176
1%
0.023
Apartments (7)
1.542
2%
0.037
Total
100%
2.920
¹ Based on 2016 Census custom database
² Based on Building permit/completion activity
(4) 2016 households taken from Statistics Canada Census.
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and
changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Municipality of Central Elgin
Current Year Growth Forecast
Mid 2016 to Early 2020
Estimated residential units constructed, Mid-2016 to the beginning of the growth period assuming a six-month lag between construction
and occupancy.
Population
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Schedule 3
Watson & Associates Economists Ltd.
PAGE A-6
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Early 2020 Population
13,461
Occupants of
Units (2)
895
New Housing Units,
multiplied by P.P.U. (3)
2.568
Mid 2020 to Early 2030
gross population increase
2,298
2,298
Occupants of New
Units
11
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2020 to Early 2030
gross population increase
12
12
Decline in Housing
Units (4)
5,299
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.057
Mid 2020 to Early 2030
total decline in population
-300
-300
Population Estimate to Early 2030
15,471
Net Population Increase, Mid 2020 to Early 2030
2,010
(1) Early 2020 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
2.868
74%
2.108
Multiples (6)
2.176
9%
0.204
Apartments (7)
1.491
17%
0.256
one bedroom or less 1.089
two bedrooms or more 1.700
Total
100%
2.568
¹ Persons per unit based on adjusted Statistics Canada Custom 2016 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Early 2020 households based upon 2016 Census (4,925 units) + Mid 2016 to Early 2020 unit estimate (374 units) = 5,299 units.
(5)
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Schedule 4a
Mid 2020 to Early 2030
Municipality of Central Elgin
Ten Year Growth Forecast
Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
Population
2016 Population (12,607) + Mid 2016 to Early 2020 estimated housing units to beginning of forecast period (374 x 2.92 = 1,093) + (5 x 1.1 =
5) + (4,925 x -0.05 = -244) = 13,461
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-7
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Early 2020 Population
13,461
Occupants of
Units (2)
1,023
New Housing Units,
multiplied by P.P.U. (3)
2.565
Early 2020 to Mid 2031
gross population increase
2,624
2,624
Occupants of New
Units
16
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Early 2020 to Mid 2031
gross population increase
18
18
Decline in Housing
Units (4)
5,299
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.064
Early 2020 to Mid 2031
total decline in population
-339
-339
Population Estimate to Mid 2031
15,763
Net Population Increase, Early 2020 to Mid 2031
2,302
(1) Early 2020 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
2.868
73%
2.103
Multiples (6)
2.176
9%
0.203
Apartments (7)
1.491
17%
0.259
one bedroom or less 1.089
two bedrooms or more 1.700
Total
100%
2.565
¹ Persons per unit based on Statistics Canada Custom 2016 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Early 2020 households based upon 4,925 (2016 Census) + 374 (Mid 2016 to Early 2020 unit estimate) = 5,299
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Weighted Persons
Per Unit Average
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
2016 Population (12,607) + Mid 2016 to Early 2020 estimated housing units to beginning of forecast period (374 x = 1,085) + (4,925 x -
0.0469 = -231) = 13,461
Schedule 4b
Municipality of Central Elgin
Early 2020 to Mid 2031
Population
Watson & Associates Economists Ltd.
PAGE A-8
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Early 2020 Population
13,461
Occupants of
Units (2)
1,422
New Housing Units,
multiplied by P.P.U. (3)
2.559
Early 2020 to Mid 2036
gross population increase
3,639
3,639
Occupants of New
Units
19
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Early 2020 to Mid 2036
gross population increase
21
21
Decline in Housing
Units (4)
5,299
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.097
Early 2020 to Mid 2036
total decline in population
-514
-514
Population Estimate to Mid 2036
16,607
Net Population Increase, Early 2020 to Mid 2036
3,146
(1) Early 2020 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
0
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
2.868
73%
2.092
Multiples (6)
2.176
9%
0.201
Apartments (7)
1.491
18%
0.266
one bedroom or less 1.089
two bedrooms or more 1.700
Total
100%
2.559
¹ Persons per unit based on Statistics Canada Custom 2016 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Early 2020 households based upon 4,925 (2016 Census) + 374 (Mid 2016 to Early 2020 unit estimate) = 5,299
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Population
2016 Population (12,607) + Mid 2016 to Early 2020 estimated housing units to beginning of forecast period (374 x = 1,085) + (4,925 x -
0.0469 = -231) = 13,461
Schedule 4c
Municipality of Central Elgin
Early 2020 to Mid 2036
Watson & Associates Economists Ltd.
PAGE A-9
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Early 2020 Population
13,461
Occupants of
Units (2)
5,478
New Housing Units,
multiplied by P.P.U. (3)
2.651
Early 2020 to Buildout
gross population increase
14,522
14,522
Occupants of New
Units
67
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Early 2020 to Buildout
gross population increase
74
74
Decline in Housing
Units (4)
5,299
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.428
Early 2020 to Buildout
total decline in population
-2,267
-2,267
Population Estimate to Buildout
25,790
Net Population Increase, Early 2020 to Buildout
12,329
(1) Early 2020 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
2.868
81%
2.322
Multiples (6)
2.176
6%
0.141
Apartments (7)
1.491
13%
0.187
one bedroom or less 1.089
two bedrooms or more 1.700
Total
100%
2.651
¹ Persons per unit based on Statistics Canada Custom 2016 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Early 2020 households based upon 4,925 (2016 Census) + 374 (Mid 2016 to Early 2020 unit estimate) = 5,299
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
2016 Population (12,607) + Mid 2016 to Early 2020 estimated housing units to beginning of forecast period (374 x = 1,085) + (4,925 x -
0.0469 = -231) = 13,461
Municipality of Central Elgin
Early 2020 to Buildout
Population
Schedule 5
Watson & Associates Economists Ltd.
PAGE A-10
H:\Central Elgin\2020 DC\Report\Report.docx
Registered Not Built
74
0
0
74
Draft Plans Approved
203
88
428
719
Application Pending
0
0
120
120
Total
277
88
548
913
Share
30%
10%
60%
100%
Registered Not Built
147
0
0
147
Draft Plans Approved
0
0
0
0
Application Pending
0
0
0
0
Total
147
0
0
147
Share
100%
0%
0%
100%
Registered Not Built
45
0
0
45
Draft Plans Approved
349
0
0
349
Application Pending
0
0
0
0
Total
394
0
0
394
Share
100%
0%
0%
100%
Registered Not Built
0
0
0
0
Draft Plans Approved
65
0
0
65
Application Pending
0
0
0
0
Total
65
0
0
65
Share
100%
0%
0%
100%
Registered Not Built
0
0
0
0
Draft Plans Approved
0
0
0
0
Application Pending
0
0
0
0
Total
0
0
0
0
Share
0%
0%
0%
0%
Registered Not Built
0
0
0
0
Draft Plans Approved
0
0
0
0
Application Pending
0
0
0
0
Total
0
0
0
0
Share
0%
0%
0%
0%
Registered Not Built
0
0
0
0
Draft Plans Approved
0
0
0
0
Application Pending
0
0
0
0
Total
0
0
0
0
Share
0%
0%
0%
0%
Registered Not Built
266
0
0
266
Draft Plans Approved
617
88
428
1,133
Application Pending
0
0
120
120
Total
883
88
548
1,519
Share
58%
6%
36%
100%
1 Municipality of Central Elgin Land Supply, as of February 2019.
2 Includes townhomes and apartments in duplexes.
3 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
Rural
Development Location
Municipality of Central Elgin
Stage of Development
Density Type
Singles & Semi-
Detached
Multiples2
Apartments3
Total
Schedule 6
Summary of Residential Housing Supply
Port Stanley
Lynhurst
Belmont
Norman/Lyndale
Union
Eastwood Subdivision
Watson & Associates Economists Ltd.
PAGE A-11
H:\Central Elgin\2020 DC\Report\Report.docx
Residential Building Permits
Total
2007
43
0
1
44
2008
35
0
0
35
2009
18
0
0
18
2010
31
0
1
32
2011
47
0
1
48
Average (2007 - 2011)
35
0
1
35
% Breakdown
98.3%
0.0%
1.7%
100.0%
2012
29
0
0
29
2013
50
0
0
50
2014
33
0
0
33
2015
48
0
0
48
2016
86
0
9
95
Sub-total
246
0
9
255
Average (2012 - 2016)
49
0
2
51
% Breakdown
96.5%
0.0%
3.5%
100.0%
2017
115
4
0
119
2018
100
0
0
100
2019
88
0
0
88
Sub-total
303
4
0
307
Average (2017 - 2019)
101
1
0
102
% Breakdown
98.7%
1.3%
0.0%
100.0%
2007 - 2019
Total
723
4
12
739
Average
56
0
1
57
% Breakdown
97.8%
0.5%
1.6%
100.0%
1 Includes townhouses and apartments in duplexes.
2 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
Source: Statistics Canada Publication, 64-001XIB & Municipality Building Permits.
Schedule 7
Singles &
Semi
Detached
Multiples1
Apartments2
Municipality of Central Elgin
Historical Residential Building Permits
Years 2007 to 2019
Year
Watson & Associates Economists Ltd.
PAGE A-12
H:\Central Elgin\2020 DC\Report\Report.docx
Age of
Singles and Semi-Detached
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
20 Year Average
1-5
-
-
-
3.041
-
2.963
6-10
-
-
-
3.333
-
3.415
3.189
11-15
-
-
-
2.582
-
2.388
2.922
16-20
-
-
-
2.750
-
2.708
2.868
20-25
-
-
-
2.270
-
2.469
2.789
25-35
-
-
-
3.104
3.727
3.156
35+
-
-
1.953
2.533
3.273
2.450
2.793
Total
-
1.714
1.977
2.666
3.365
2.601
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
-
-
2.941
-
2.893
6-10
-
-
-
3.194
-
3.415
11-15
-
-
-
2.500
-
2.412
16-20
-
-
-
2.773
-
2.640
20-25
-
-
-
2.325
-
2.418
25-35
-
-
-
2.941
3.636
2.889
35+
-
1.368
1.910
2.545
3.273
2.414
Total
-
1.300
1.891
2.643
3.403
2.546
2 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
3 Adjusted based on 2001-2016 historical trends.
Note: Does not include Statistics Canada data classified as 'Other'
P.P.U. Not calculated for samples less than or equal to 50 dwelling units, and does not include institutional population.
Schedule 8a - 20 Year Average
Municipality of Central Elgin
Persons Per Unit By Age and Type of Dwelling
(2016 Census)
1 Includes townhouses and apartments in duplexes.
Watson & Associates Economists Ltd.
PAGE A-13
H:\Central Elgin\2020 DC\Report\Report.docx
Age of
Multiples1
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
20 Year Average
1-5
-
-
-
-
-
-
6-10
-
-
-
-
-
-
11-15
-
-
-
-
-
-
#DIV/0!
16-20
-
-
-
2.308
-
2.176
2.176
20-25
-
-
-
3.583
-
2.720
2.448
25-35
-
-
1.962
3.071
-
2.597
35+
-
1.282
2.072
2.916
-
2.286
Total
-
1.292
2.008
2.955
-
2.393
Age of
Apartments2
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
20 Year Average
1-5
-
-
1.583
-
-
1.542
6-10
-
-
1.600
-
-
1.381
11-15
-
-
-
-
-
-
1.461
16-20
-
-
1.846
-
-
1.550
1.491
20-25
-
1.077
1.708
-
-
1.545
1.505
25-35
-
1.193
1.645
-
-
1.448
35+
-
1.133
1.723
2.833
-
1.480
Total
1.250
1.144
1.705
2.833
-
1.487
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
1.273
1.957
2.962
5.000
2.779
6-10
-
-
1.857
3.006
5.057
2.928
11-15
-
-
1.864
2.839
3.971
2.753
16-20
-
1.167
1.780
2.920
4.556
2.838
20-25
-
1.286
1.800
2.647
3.581
2.468
25-35
-
1.242
1.801
2.923
4.034
2.630
35+
0.900
1.218
1.840
2.658
3.739
2.368
Total
0.857
1.231
1.840
2.752
4.021
2.503
2 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
3 Adjusted based on 2001-2016 historical trends.
Note: Does not include Statistics Canada data classified as 'Other'
P.P.U. Not calculated for samples less than or equal to 50 dwelling units, and does not include institutional population.
Schedule 8b
Elgin County
Persons Per Unit By Age and Type of Dwelling
(2016 Census)
1 Includes townhouses and apartments in duplexes.
Watson & Associates Economists Ltd.
PAGE A-14
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2.96
3.41
2.39
2.71
2.47
3.16
2.45
0.00
0.00
0.00
2.18
2.72
2.60
2.29
1.54
1.38
0.00
1.55
1.55
1.45
1.48
0.00
0.50
1.00
1.50
2.00
2.50
3.00
3.50
4.00
1-5
6-10
11-15
16-20
20-25
25-35
35+
Persons Per Dwelling
Age of Dwelling
Schedule 9
Persons Per Unit By Structural Type and Age of Dwelling
(2016 Census)
Singles and Semi-Detached
Multiples
Apartments
Municipality of Central Elgin
Multiple and Apartment P.P.U.s are based on Elgin County.
Watson & Associates Economists Ltd.
PAGE A-15
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Employment
Mid 2006
12,723
0.020
0.055
0.049
0.063
0.065
0.252
0.049
0.301
255
700
623
803
825
3,205
625
3,830
2,505
Mid 2011
12,743
0.022
0.035
0.031
0.068
0.052
0.208
0.064
0.271
285
445
390
865
660
2,645
810
3,455
2,200
Mid 2016
12,607
0.020
0.047
0.046
0.081
0.054
0.249
0.056
0.305
255
590
585
1,025
680
3,135
710
3,845
2,545
Early 2020
13,461
0.019
0.045
0.046
0.081
0.051
0.241
0.056
0.298
255
601
614
1,088
690
3,248
758
4,006
2,647
Early 2030
15,471
0.018
0.041
0.047
0.086
0.050
0.242
0.058
0.300
280
637
727
1,329
778
3,751
897
4,648
3,114
Mid 2031
15,758
0.018
0.041
0.047
0.087
0.050
0.243
0.058
0.301
280
645
735
1,374
789
3,823
914
4,737
3,178
Mid 2036
16,616
0.017
0.042
0.047
0.088
0.050
0.244
0.059
0.303
280
691
778
1,466
838
4,053
980
5,033
3,362
Buildout
25,788
0.011
0.043
0.047
0.091
0.049
0.241
0.061
0.302
280
1,109
1,212
2,347
1,264
6,212
1,573
7,785
5,103
Mid 2006 - Mid 2011
20
0.002
-0.020
-0.018
0.005
-0.013
-0.044
0.014
-0.030
30
-255
-233
63
-165
-560
185
-375
-305
Mid 2011 - Mid 2016
-136
-0.0021
0.0119
0.0158
0.0134
0.0021
0.0411
-0.0072
0.0339
-30
145
195
160
20
490
-100
390
345
Mid 2016 - Early 2020
854
-0.0013
-0.0022
-0.0008
-0.0005
-0.0027
-0.0074
0.0000
-0.0074
0
11
29
63
10
113
48
161
102
Early 2020 - Early 2030
2,010
-0.0008
-0.0035
0.0014
0.0051
-0.0010
0.0012
0.0017
0.0028
25
36
113
241
88
503
139
642
467
Early 2020 - Mid 2031
2,297
-0.0012
-0.0037
0.0010
0.0064
-0.0012
0.0013
0.0017
0.0030
25
44
121
286
99
575
156
731
531
Early 2020 - Mid 2036
3,155
-0.0021
-0.0031
0.0012
0.0074
-0.0008
0.0026
0.0027
0.0053
25
90
164
378
148
805
222
1,027
715
Early 2020 - Buildout
12,327
-0.0081
-0.0016
0.0014
0.0102
-0.0023
-0.0004
0.0047
0.0043
25
508
598
1,259
574
2,964
815
3,779
2,456
Mid 2006 - Mid 2011
4
0.00046
-0.00402
-0.00366
0.00096
-0.00261
-0.00887
0.00289
-0.00598
6
-51
-47
13
-33
-112
37
-75
-61
Mid 2011 - Mid 2016
-27
-0.0004
0.0024
0.0032
0.0027
0.0004
0.0082
-0.0014
0.0068
-6
29
39
32
4
98
-20
78
69
Mid 2016 - Early 2020
244
-0.0004
-0.0006
-0.0002
-0.0001
-0.0008
-0.0021
0.0000
-0.0021
0
3
8
18
3
32
14
46
29
Early 2020 - Early 2030
201
-0.00008
-0.00035
0.00014
0.00051
-0.00010
0.00012
0.00017
0.00028
3
4
11
24
9
50
14
64
47
Early 2020 - Mid 2031
200
-0.00010
-0.00032
0.00009
0.00055
-0.00010
0.00011
0.00015
0.00026
2
4
11
25
9
50
14
64
46
Early 2020 - Mid 2036
191
-0.00013
-0.00019
0.00007
0.00045
-0.00005
0.00016
0.00016
0.00032
2
5
10
23
9
49
13
62
43
Early 2020 - Buildout
176
-0.00012
-0.00002
0.00002
0.00015
-0.00003
-0.00001
0.00007
0.00006
0
7
9
18
8
42
12
54
35
Source: From Municipality of Central Elgin Population, Housing & Employment Projections, 2011-2036, Medium Growth Scenario, Revised Draft, prepared by Lapointe Consulting, February 5, 2015. Derived by Watson & Associates Economists Ltd., 2020.
1 Primary industry includes cannabis growing operation related employment.
2 Statistics Canada defines no fixed place of work (N.F.P.O.W.) employees as "persons who do not go from home to the same work place location at the beginning of each shift". Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc.
Total (Excluding
Work at Home and
N.F.P.O.W.)
Incremental Change
Annual Average
Total
Including
NFPOW
N.F.P.O.W.2
Work at
Home
Industrial
Commercial/
Population
Related
Municipality of Central Elgin
Total Employment
(Including
N.F.P.O.W.)
Institutional
Schedule 10a
N.F.P.O.W.2
2020 Employment Forcecast
Activity Rate
Period
Population
Primary1
Work at
Home
Industrial
Commercial/
Population
Related
Institutional
Total
Employment
Primary1
Total
Watson & Associates Economists Ltd.
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Mid 2006
12,723
255
623
803
825
2,505
Mid 2011
12,743
285
390
865
660
2,200
Mid 2016
12,607
255
585
1,025
680
2,545
Early 2020
13,461
255
614
1,088
687
2,644
Early 2030
15,471
280
727
1,329
769
3,105
Mid 2031
15,758
280
735
1,374
780
3,169
Mid 2036
16,616
280
778
1,466
827
3,351
Buildout
25,788
280
1,212
2,347
1,227
5,066
Mid 2006 - Mid 2011
20
30
-233
63
-165
-305
Mid 2011 - Mid 2016
-136
-30
195
160
20
345
Mid 2016 - Early 2020
854
0
29
63
7
99
Early 2020 - Early 2030
2,010
25
113
241
82
461
100,000
113,000
96,400
55,800
365,200
Early 2020 - Mid 2031
2,297
25
121
286
93
525
100,000
121,000
114,400
63,600
399,000
Early 2020 - Mid 2036
3,155
25
164
378
140
707
100,000
164,000
151,200
96,300
511,500
Early 2020 - Buildout
12,327
25
598
1,259
540
2,422
100,000
598,000
503,600
369,900
1,571,500
Mid 2006 - Mid 2011
4
6
-47
13
-33
-61
Mid 2011 - Mid 2016
-27
-6
39
32
4
69
Mid 2016 - Early 2020
244
0
8
18
2
28
Early 2020 - Early 2030
201
3
11
24
8
46
10,000
11,300
9,640
5,580
36,520
Early 2020 - Mid 2031
200
2
11
25
8
46
8,696
10,522
9,948
5,530
34,696
Early 2020 - Mid 2036
191
2
10
23
8
43
6,061
9,939
9,164
5,836
31,000
Early 2020 - Buildout
176
0
9
18
8
35
1,429
8,543
7,194
5,284
22,450
1 Square Foot Per Employee Assumptions
Primary - Non-Bona Fide Farming
4,000
Industrial
1,000
Commercial/ Population Related
400
Institutional
685
2 Primary industry includes cannabis growing operation related employment.
3 Forecast institutional employment and gross floor area has been adjusted downward to account for employment associated with special care units.
4 Non-bona fide farming is defined as cannabis growing operation related employment for G.F.A. purposes in Schedules 10b and 10c.
Note: Numbers may not add to totals due to rounding.
Source: From Municipality of Central Elgin Population, Housing & Employment Projections, 2011-2036, Medium Growth Scenario, Revised Draft, prepared by Lapointe Consulting, February 5, 2015. Derived by Watson & Associates Economists
Ltd., 2020.
Annual Average
Industrial
Commercial/
Population
Related
Institutional3
Total
Industrial
Commercial/
Population
Related
Institutional
Total
Incremental Change
Primary - Non-
Bona Fide
Farming4
Schedule 10b
Municipality of Central Elgin
Employment & Gross Floor Area (G.F.A) Forecast, 2020 to Buildout
Period
Population
Employment
Primary2
Gross Floor Area in Square Feet (Estimated)¹
Watson & Associates Economists Ltd.
PAGE A-17
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table summa
r
y
Watson & Associates Economists Ltd.
PAGE A-18
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New
Improve Additions
Total
New
Improve
Additions
Total
New
Improve
Additions
Total
New
Improve
Additions
Total
2007
1,012
169
0
1,180
901
944
0
1,845
29
582
0
611
1,942
1,695
0
3,636
2008
5,407
163
0
5,570
661
482
0
1,143
0
213
0
213
6,068
858
0
6,927
2009
1,175
62
0
1,237
514
122
0
636
0
525
0
525
1,689
710
0
2,399
2010
943
68
0
1,011
1,477
1,092
0
2,569
0
0
0
0
2,421
1,160
0
3,580
2012
1,327
467
0
1,795
643
115
0
758
0
88
461
549
1,970
670
461
3,101
2013
692
279
631
1,602
405
116
1,557
2,078
0
487
0
487
1,097
882
2,188
4,167
2014
10,434
208
282
10,924
6
155
0
161
0
0
0
0
10,440
363
282
11,085
2015
220
162
0
382
0
381
0
381
0
17
225
243
220
560
225
1,005
2016
804
60
0
864
421
76
0
497
0
2
0
2
1,224
138
0
1,362
Subtotal
23,382
1,880
913
26,175
5,954
3,701
1,557
11,211 151,765
1,929
686
154,380
181,101
7,510
3,156
191,767
Percent of Total
89%
7%
3%
100%
53%
33%
14%
100%
98%
1%
0%
100%
94%
4%
2%
100%
Average
2,338
188
456
2,618
662
370
1,557
1,121
75,882
241
343
19,297
18,110
751
789
19,177
2007 - 2011
Period Total
10,609
7,337
153,100
171,046
2007 - 2011 Average
2,122
1,467
30,620
34,209
% Breakdown
6.2%
4.3%
89.5%
100.0%
2012 - 2016
Period Total
15,566
3,874
1,280
20,721
2012 - 2016 Average
3,113
775
256
4,144
% Breakdown
75.1%
18.7%
6.2%
100.0%
2007 - 2016
Period Total
26,175
11,211
154,380
191,767
2007 - 2016 Average
2,618
1,121
15,438
19,177
% Breakdown
13.6%
5.8%
80.5%
100.0%
Source: Statistics Canada Publication, 64-001-XIB
Note: Inflated to year-end 2017 (January, 2018) dollars using Reed Construction Cost Index
Schedule 11
Municipality of Central Elgin
Non-Residential Construction Value
Years 2007 to 2016
(000's 2018 $)
YEAR
Industrial
Commercial
Institutional
Total
Watson & Associates Economists Ltd.
PAGE A-19
H:\Central Elgin\2020 DC\Report\Report.docx
2006
2011
2016
06-11
11-16
Primary Industry Employment
11
Agriculture, forestry, fishing and hunting
460
455
365
-5
-90
21
Mining and oil and gas extraction
0
0
0
0
0
Sub-total
460
455
365
-5
-90
Industrial and Other Employment
22
Utilities
25
15
30
-10
15
23
Construction
135
145
250
10
105
31-33
Manufacturing
320
125
220
-195
95
41
Wholesale trade
135
125
115
-10
-10
48-49
Transportation and warehousing
150
45
65
-105
20
56
Administrative and support
40
20
40
-20
20
Sub-total
805
475
720
-330
245
Population Related Employment
44-45
Retail trade
280
280
350
0
70
51
Information and cultural industries
15
40
30
25
-10
52
Finance and insurance
25
80
65
55
-15
53
Real estate and rental and leasing
30
10
30
-20
20
54
Professional, scientific and technical services
135
150
210
15
60
55
Management of companies and enterprises
0
0
10
0
10
56
Administrative and support
40
20
40
-20
20
71
Arts, entertainment and recreation
165
120
150
-45
30
72
Accommodation and food services
245
215
270
-30
55
81
Other services (except public administration)
100
85
150
-15
65
Sub-total
1,035
1,000
1,305
-35
305
Institutional
61
Educational services
150
90
85
-60
-5
62
Health care and social assistance
625
515
485
-110
-30
91
Public administration
130
110
175
-20
65
Sub-total
905
715
745
-190
30
Total Employment
3,205
2,645
3,135
-560
490
Population
12,723
12,743
12,607
20
-136
Employment to Population Ratio
Industrial and Other Employment
0.06
0.04
0.06
-0.03
0.02
Population Related Employment
0.08
0.08
0.10
0.00
0.03
Institutional Employment
0.07
0.06
0.06
-0.02
0.00
Primary Industry Employment
0.04
0.04
0.03
0.00
-0.01
Total
0.25
0.21
0.25
-0.04
0.04
Source: Statistics Canada Employment by Place of Work
Note: 2006-2016 employment figures are classified by North American Industry Classification System (NAICS) Code
Schedule 12
Municipality of Central Elgin
Employment to Population Ratio by Major Employment Sector, 2006 to 2016
NAICS
Year
Employment by industry
Change
Watson & Associates Economists Ltd.
PAGE B-1
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Appendix B
Level of Service
Watson & Associates Economists Ltd.
PAGE B-2
H:\Central Elgin\2020 DC\Report\Report.docx
Appendix B: Level of Service
Cost (per capita)
Roads
$10,478.70
0.0126
km of roadways
831,643
per lane km
32,955,512
Bridges & Culverts
$905.40
0.0454
Number of Bridges, Culverts & Structures
19,943
per item
2,847,483
Sidewalks
$144.30
0.9630
lin.m of sidewalks
150
per km
453,824
Streetlights
$24.60
0.0244
No. of Streetlights
1,008
per signal
77,367
Depots and Domes
$595.76
3.5018
ft² of building area
170
per sq.ft.
1,873,665
Roads and Related Vehicles
$682.37
0.0060
No. of vehicles and equipment
113,728
per vehicle
2,146,054
Fire Facilities
$339.58
1.1686
sq.ft. of building area
291
per sq.ft.
1,067,979
Fire Vehicles
$511.18
0.0011
No. of vehicles
464,709
per vehicle
1,607,661
Fire Small Equipment and Gear
$164.18
0.0693
No. of equipment and gear
2,369
per Firefighter
516,346
Parking
Parking Spaces
$280.48
0.0432
No. of spaces
6,493
per space
563,765
Parkland Development
$348.56
0.0077
Acres of Parkland
45,268
per acre
700,606
Parkland Amenities
$301.53
0.0044
No. of parkland amenities
68,530
per amenity
606,075
Indoor Recreation Facilities
$490.09
1.9649
ft² of building area
249
per sq.ft.
985,081
Recreation Vehicles and Equipment
$30.62
0.0005
No. of vehicles and equipment
61,240
per vehicle
61,546
Library
Library Facilities
$60.89
0.2333
ft² of building area
261
per sq.ft.
122,389
Fire
Parks & Recreation
Services Related to a
Highway
10 Year Average Service Standard
Quality (per capita)
Quantity (per capita)
Service Category
Sub-Component
Maximum
Ceiling LOS
SUMMARY OF SERVICE STANDARDS AS PER DEVELOPMENT CHARGES ACT, 1997, AS AMENDED
Watson & Associates Economists Ltd.
PAGE B-3
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Roads
Unit Measure:
km of roadways
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/km)
Gravel Surface
61
61
59
51
50
49
46
46
46
46
$746,000
Rural Hard Surfaced
95
95
97
105
106
107
110
110
110
110
$829,000
Urban Hard Surfaced
6
6
6
6
6
6
6
6
6
6
$1,528,000
Total
162
162
162
162
162
162
162
162
162
162
Population
12,760
12,743
12,733
12,671
12,668
12,617
12,608
12,825
13,124
13,370
Per Capita Standard
0.0127
0.0127
0.0127
0.0128
0.0128
0.0128
0.0128
0.0126
0.0123
0.0121
10 Year Average
2010-2019
Quantity Standard
0.0126
Quality Standard
$831,643
Service Standard
$10,479
D.C. Amount (before deductions)
2036
Forecast Population
3,145
$ per Capita
$10,479
Eligible Amount
$32,955,512
Watson & Associates Economists Ltd.
PAGE B-4
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Bridges & Culverts
Unit Measure:
Number of Bridges, Culverts & Structures
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/item)
Bridges (m)
278.2
278.2
278.2
278.2
278.2
278.2
278.2
278.2
278.2
278.2
$25,300
Culverts (m)
303.9
303.9
303.9
303.9
303.9
303.9
303.9
303.9
303.9
303.9
$15,000
Total
582
582
582
582
582
582
582
582
582
582
Population
12,760
12,743
12,733
12,671
12,668
12,617
12,608
12,825
13,124
13,370
Per Capita Standard
0.0456
0.0457
0.0457
0.0459
0.0459
0.0461
0.0462
0.0454
0.0444
0.0435
10 Year Average
2010-2019
Quantity Standard
0.0454
Quality Standard
$19,943
Service Standard
$905
D.C. Amount (before deductions)
2036
Forecast Population
3,145
$ per Capita
$905
Eligible Amount
$2,847,483
Watson & Associates Economists Ltd.
PAGE B-5
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Sidewalks
Unit Measure:
lin.m of sidewalks
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/m)
Sidewalks (m)
11,356
11,356
11,356
11,356
11,356
11,356
12,356
13,356
14,356
15,356
$150
Total
11,356
11,356
11,356
11,356
11,356
11,356
12,356
13,356
14,356
15,356
Population
12,760
12,743
12,733
12,671
12,668
12,617
12,608
12,825
13,124
13,370
Per Capita Standard
0.89
0.89
0.89
0.90
0.90
0.90
0.98
1.04
1.09
1.15
10 Year Average
2010-2019
Quantity Standard
0.9630
Quality Standard
$150
Service Standard
$144
D.C. Amount (before deductions)
2036
Forecast Population
3,145
$ per Capita
$144
Eligible Amount
$453,824
Watson & Associates Economists Ltd.
PAGE B-6
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Streetlights
Unit Measure:
No. of Streetlights
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/item)
Streetlights
313
313
313
313
313
313
313
313
313
313
$1,000
Total
313
313
313
313
313
313
313
313
313
313
Population
12,760
12,743
12,733
12,671
12,668
12,617
12,608
12,825
13,124
13,370
Per Capita Standard
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
10 Year Average
2010-2019
Quantity Standard
0.0244
Quality Standard
$1,008
Service Standard
$25
D.C. Amount (before deductions)
2036
Forecast Population
3,145
$ per Capita
$25
Eligible Amount
$77,367
Watson & Associates Economists Ltd.
PAGE B-7
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Depots and Domes
Unit Measure:
ft² of building area
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Whites Station Works Yard - Building #1
Main Building
10,600
10,600
10,600
10,600
10,600
10,600
10,600
10,600
10,600
10,600
$191
$218
Whites Station Works Yard - Building #2
Vehicles Storage
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
$156
$179
Whites Station Works Yard - Building #3
Vehicles Storage
10,500
10,500
10,500
10,500
10,500
10,500
10,500
10,500
10,500
10,500
$156
$179
Whites Station Works Yard - Building #4 Salt
Storage
3,250
3,250
3,250
3,250
3,250
3,250
3,250
3,250
3,250
3,250
$102
$120
Whites Station Works Yard - Building #5
Salt/Sand Storage
10,500
10,500
10,500
10,500
10,500
10,500
10,500
10,500
10,500
10,500
$102
$120
Total
44,850
44,850
44,850
44,850
44,850
44,850
44,850
44,850
44,850
44,850
Population
12,760
12,743
12,733
12,671
12,668
12,617
12,608
12,825
13,124
13,370
Per Capita Standard
3.5149
3.5196
3.5223
3.5396
3.5404
3.5547
3.5573
3.4971
3.4174
3.3545
10 Year Average
2010-2019
Quantity Standard
3.5018
Quality Standard
$170
Service Standard
$596
D.C. Amount (before deductions)
2036
Forecast Population
3,145
$ per Capita
$596
Eligible Amount
$1,873,665
Watson & Associates Economists Ltd.
PAGE B-8
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Roads and Related Vehicles
Unit Measure:
No. of vehicles and equipment
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/Vehicle)
Pick-ups:
Ford Ranger Supercab (1/36)
1
1
1
1
1
-
-
-
-
-
$34,000
Truck #36 - 2014 Chevrolet Silverado
-
-
-
-
-
1
1
1
1
1
$35,300
Dodge Dakota 4x4 Crew Cab (20)
1
1
1
1
1
1
1
-
-
-
$43,300
Truck #20 - 2017 Dodge Ram 1500
4x4
-
-
-
-
-
-
-
1
1
1
$52,000
Chrysler Dakota Clubcab (2)
1
1
1
1
1
1
1
1
1
-
$47,400
Truck #2 - 2019 Dodge Ram
-
-
-
-
-
-
-
-
-
1
$41,800
Chevrolet Silverado (2)
-
-
-
-
1
1
1
1
1
-
$33,400
Truck #13 - 2019 Ford Ranger XL
-
-
-
-
-
-
-
-
-
1
$64,300
Truck #50 - Dodge Ram 1500 Crew
Cab 4x4
-
1
1
1
1
1
1
1
1
$31,000
Truck #50 - 2019 Ford Ranger XL
-
-
-
-
-
-
-
-
-
1
$64,300
Truck #45 - Dodge Ram 2x4 (Crew
Cab)
-
-
1
1
1
1
1
1
1
1
$69,500
Chrysler Ram 2X4 Crewcab (3)
1
1
-
-
-
-
-
-
-
-
$69,400
Truck #53 - 2017 Dodge Ram 1500
4x4
-
-
-
-
-
-
1
1
1
1
$52,000
Truck #51 - 2017 Dodge Ram 1500
4x4
-
-
-
-
-
-
1
1
1
1
$35,800
Truck #3 - 2012 Dodge Ram 3500
4x4 Crew Cab
-
-
1
1
1
1
1
1
1
1
$65,300
Ford F250 Pickup (10)
1
1
1
1
1
1
1
1
1
1
$75,200
Chrysler Dakota Extndcab (4)
1
-
-
-
-
-
-
-
-
-
$46,400
Truck #4 - Dodge Ram 1500 Crew
Cab 4x4
-
1
1
1
1
1
1
1
1
1
$31,200
Ford F250 Pickup (44)
1
1
1
1
1
1
1
1
1
1
$54,200
Watson & Associates Economists Ltd.
PAGE B-9
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Roads and Related Vehicles
Unit Measure:
No. of vehicles and equipment
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/Vehicle)
Chrysler Ram4X4 Crewcab (16)
1
1
1
1
1
1
1
-
-
-
$52,200
Truck #16 - 2017 Dodge Ram 1500
-
-
-
-
-
-
-
1
1
1
$34,800
Chrysler Dakota Crewcab (5)
1
1
1
1
1
1
-
-
-
-
$52,200
Truck #5 - 2016 Ford F250
-
-
-
-
-
-
1
1
1
1
$44,500
Dodge Ram1500 Quadcab (30)
1
1
1
1
1
1
1
1
1
-
$47,500
Truck #30 - 2019 Ford F250
-
-
-
-
-
-
-
-
-
1
$43,000
Ford Ranger Extndcab (6)
1
1
1
1
-
-
-
-
-
-
$46,100
Truck #6 Chevrolet Silverado
-
-
-
-
1
1
1
1
1
1
$38,400
Truck #9 Dodge Dakota 4x4 Crew
Cab
1
1
1
1
1
1
1
-
-
-
$36,800
Truck #9 - 2017 Dodge Ram 1500
-
-
-
-
-
-
-
1
1
1
$38,100
Ford Ranger Pickup (7)
1
1
1
1
-
-
-
-
-
-
$34,000
Truck #7 - Chevroloet Silverado
-
-
-
-
1
1
1
1
1
1
$38,200
Dodge Rpc Pickup (39)
1
-
-
-
-
-
-
-
-
-
$44,800
Truck 39 - Dodge Ram 1500 Reg
Cab 4x2
-
1
1
1
1
1
1
1
1
1
$25,800
Ford F450 Superduty (34)
1
1
1
-
-
-
-
-
-
-
$66,000
Truck #34 - Ford F550 Boom Truck
-
-
-
1
1
1
1
1
1
1
$144,900
Dodge Ram3500 1Ton (10)
1
1
1
1
1
-
-
-
-
-
$62,500
Truck #10 - 2015 Ford F350
-
-
-
-
-
1
1
1
1
1
$49,400
Ford F350 Supercab (8)
1
1
1
1
1
1
-
-
-
-
$68,100
Truck #8 - 2016 Ford F250
-
-
-
-
-
-
1
1
1
1
$23,000
Truck 12 - Dodge 3500 4x2
1
1
1
1
-
-
-
-
-
-
$50,100
Truck #12 - 2019 Dodge Ram RTR
-
-
-
-
-
-
-
-
-
1
$47,400
Truck #49 - Ford F350 (1 ton Dual)
1
1
1
1
1
1
-
-
-
-
$66,300
Truck # 49 - 2017 Dodge Ram 1500
4x4
-
-
-
-
-
-
1
1
1
1
$33,700
Ford F350 1 Ton dual (14)
1
1
1
-
-
-
-
-
-
-
$66,800
Watson & Associates Economists Ltd.
PAGE B-10
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Roads and Related Vehicles
Unit Measure:
No. of vehicles and equipment
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/Vehicle)
Truck #14 - Ford F550 4x2 Super
Crew
-
-
-
1
1
1
1
1
1
1
$72,900
Ford Econoline Van (38)
1
1
1
1
1
-
-
-
-
-
$53,000
Truck #38 - 2015 Ford F250 4x4
-
-
-
-
-
1
1
1
1
1
$64,700
Ford Escape Hybrid (1)
1
1
1
1
-
-
-
-
-
-
$53,800
Truck #1 - GMC Terrain
-
-
-
-
1
1
1
1
1
1
$34,200
Truck #46 - 2013 Ford F150 4x4 S
-
-
-
1
1
1
1
1
1
1
$31,600
Truck #48 - 2013 Ford F150 4x4 S
-
-
-
1
1
1
1
1
1
1
$30,700
Truck #54 - 2016 Ford F250
-
-
-
-
-
-
1
1
1
1
$36,900
Dumps and Trucks:
Freightliner 5 Ton Single Axle, "U"
body Box
1
1
1
1
1
1
1
1
1
1
$287,300
International Tandem
1
1
1
1
1
1
1
1
1
1
$317,800
Sterling Tandem Axle Dump, "U"
body Box
1
1
1
1
1
1
1
1
1
1
$363,500
Sterling Tandem Axle Dump, "U"
body Box
1
1
1
1
1
1
1
1
1
1
$345,900
Freightliner 5 Ton Single Axle, "U"
body Box
1
1
1
1
1
1
1
1
1
1
$296,700
Sterling Tandem Axle Dump, "U"
body Box
1
1
1
1
1
1
1
1
1
1
$378,800
Sterling Tandem Axle Dump, "U"
body Box
1
1
1
1
1
1
1
1
1
1
$363,500
Sterling Single Actera
1
1
1
1
1
1
1
1
1
1
$266,200
Volvo Tandem
1
1
1
1
1
1
1
1
1
1
$317,800
Truck #11 - 2015 International P
-
-
-
-
-
-
1
1
1
1
$182,200
Truck #15 - 2012 Freightliner M2
-
-
-
1
1
1
1
1
1
1
$247,300
Truck #17 - 2004 Sterling LT 950
1
1
1
1
1
1
1
1
1
1
$346,000
Watson & Associates Economists Ltd.
PAGE B-11
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Roads and Related Vehicles
Unit Measure:
No. of vehicles and equipment
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/Vehicle)
Truck #18 - 2010 International 7
-
1
1
1
1
1
1
1
1
1
$338,500
Truck #19 - 2009 Volvo VHD 64F20
1
1
1
1
1
1
1
1
1
1
$305,900
Truck #33 - 2014 International
-
-
-
-
1
1
1
1
1
1
$235,300
Truck #35 - 2016 International
-
-
-
-
-
-
1
1
1
1
$234,400
Truck #37 - 2018 International 7
-
-
-
-
-
-
1
1
1
$336,400
Truck #40 - 2015 International 7
-
-
-
-
-
-
1
1
1
1
$288,600
Truck #56 - 1996 Ford/Elgin
Sweeper
-
-
-
-
-
-
-
1
1
1
$22,500
Graders:
Champion Model 740 Grader 1993
1
1
1
1
1
1
1
1
1
1
$253,300
Caterpillar Model 140H Grader
1
1
1
1
1
1
1
1
1
1
$483,200
Tractor/Backhoes/Loaders:
Tractor #26 Ford 5610 4x4 Tractor
1
1
1
1
1
1
1
1
1
1
$89,100
Case 590SN Backhoe (23)
1
1
1
1
1
1
1
1
1
1
$133,700
Tiger Flail Mower
1
1
1
1
1
1
1
1
1
1
$12,900
Bomford Mower
-
-
-
-
-
-
1
1
1
1
$49,600
Tractor #55 - 2016 John Deere 61
-
-
-
-
-
-
1
1
1
1
$31,700
$0
John Deere 1070 Tractor (Parks)
1
1
1
1
1
1
1
1
1
1
$31,700
Tractor # 31 2018 Kubota 37 HP L
-
-
-
-
-
-
-
-
1
1
$44,900
New Idea Disc Mower
1
1
1
1
1
1
1
1
1
1
$5,200
Mott Knife Mower
1
1
1
1
1
1
1
1
1
1
$6,400
New Holland TC 30
1
1
1
1
1
1
1
1
1
1
$6,300
John Deere LT 155
1
1
1
1
1
1
1
1
1
1
$46,900
John Deere 2510
1
1
1
1
1
1
1
1
1
1
$44,600
John Deere 410 L
1
1
1
1
1
1
1
1
1
1
$171,400
Watson & Associates Economists Ltd.
PAGE B-12
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Roads and Related Vehicles
Unit Measure:
No. of vehicles and equipment
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/Vehicle)
John Deere 430 (Loader)
$8,200
Loader: John Deere 544K
1
1
1
1
1
1
1
1
1
1
$182,700
Varmeer Vac Unit
1
1
1
1
1
1
1
1
1
1
$156,000
Salt and Sand Spreader
1
1
1
1
1
1
1
1
1
1
$8,100
Miscellaneous:
Trackless Sidewalk Plow (28) (snow
blower, broom, sander)
1
1
1
1
1
1
1
1
1
1
$151,300
Trackless #28 2018 MT7 Off-Road
Vehic
-
-
-
-
-
-
-
-
1
1
$147,900
Trackless Sidewalk Plow (47) (snow
blower, broom, sander)
1
1
1
1
1
1
1
1
1
1
$191,800
Bomag BW 212D-2 - 10.5 Vibratory
Packer
1
1
1
1
1
1
1
1
1
1
$139,600
Ingersoll Rand Compressor
1
1
1
1
1
1
1
1
1
1
$31,700
Beach Cleaner
1
1
1
1
1
1
1
1
1
1
$116,100
Vermeer Brush Chipper
1
1
1
1
1
1
1
1
1
1
$82,100
Vermeer Brush Chipper
1
1
1
1
1
1
1
1
1
1
$66,800
Arctic Snowplow
1
-
-
-
-
-
-
-
-
-
$9,500
Walco Scraper Blade
-
1
1
1
1
1
1
1
1
1
$1,200
Champion Windrow Eliminator
1
1
1
1
1
$16,400
Champion Windrow Eliminator
1
1
1
1
1
1
1
1
1
1
$16,400
Zodiak 14ft Life Boat w 50hp Merc
Engine
1
1
1
1
1
1
1
1
1
1
$31,700
2TINGA Rescue boat with 60hp
Engine
1
1
1
1
1
1
1
1
1
1
$29,300
Zodiac RIB 24 Foot Rescue Boat
1
1
1
1
1
1
1
1
1
1
$62,100
Honda 5000w Generator
1
1
1
1
1
1
1
1
1
1
$5,000
Watson & Associates Economists Ltd.
PAGE B-13
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Roads and Related Vehicles
Unit Measure:
No. of vehicles and equipment
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/Vehicle)
Trailking TK40LP Float Trailer
1
1
1
1
1
1
1
1
1
1
$31,700
Trailer # 41-2015 20T Tag Trailer
1
1
1
1
1
1
1
1
1
1
$29,200
Trailer #70, 2015 Miska 5 Tonne
-
-
-
-
-
1
1
1
1
1
$6,200
Intruder Road Clipper Trailer
-
-
-
-
-
1
1
1
1
1
$2,300
Intruder Competition Trailer
1
1
1
1
1
1
1
1
1
1
$3,700
John Deere HPX Gator
-
-
-
-
1
1
1
1
1
1
$17,300
Water Valve Exercising Trailer
-
1
1
1
1
1
1
1
1
1
$72,400
Truck #57 - 2019 Freightliner EX
WASTE
-
-
-
-
-
-
-
-
-
1
$420,400
Truck #58 - 2019 FREIGHTLINER
EX WASTE
-
-
-
-
-
-
-
-
-
1
$420,400
Total
64
67
68
71
73
76
84
86
88
91
Population
12,760
12,743
12,733
12,671
12,668
12,617
12,608
12,825
13,124
13,370
Per Capita Standard
0.0050
0.0053
0.0053
0.0056
0.0058
0.0060
0.0067
0.0067
0.0067
0.0068
10 Year Average
2010-2019
Quantity Standard
0.0060
Quality Standard
$113,728
Service Standard
$682
D.C. Amount (before deductions)
2036
Forecast Population
3,145
$ per Capita
$682
Eligible Amount
$2,146,054
Watson & Associates Economists Ltd.
PAGE B-14
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Fire Facilities
Unit Measure:
sq.ft. of building area
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Belmont Firehall
2,800
2,800
2,800
2,800
2,800
4,270
4,270
4,270
4,270
4,270
$250
$296
Port Stanley Firehall
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
$250
$296
Union Firehall
3,900
3,900
3,900
3,900
3,900
3,900
3,900
3,900
3,900
3,900
$250
$296
Yarmouth Centre Firehall
4,012
4,012
4,012
4,012
4,012
4,012
4,012
4,012
4,012
4,012
$250
$296
Yarmouth Training Room
-
-
-
-
-
-
-
-
-
3,392
$47
$47
Total
13,912
13,912
13,912
13,912
13,912
15,382
15,382
15,382
15,382
18,774
Population
12,760
12,743
12,733
12,671
12,668
12,617
12,608
12,825
13,124
13,370
Per Capita Standard
1.0903
1.0917
1.0926
1.0979
1.0982
1.2191
1.2200
1.1994
1.1721
1.4042
10 Year Average
2010-2019
Quantity Standard
1.1686
Quality Standard
$291
Service Standard
$340
D.C. Amount (before deductions)
2036
Forecast Population
3,145
$ per Capita
$340
Eligible Amount
$1,067,979
Watson & Associates Economists Ltd.
PAGE B-15
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Fire Vehicles
Unit Measure:
No. of vehicles
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/Vehicle)
Port Stanley
Pump 11
1
1
1
1
1
1
1
1
1
1
$683,000
Pump 12
1
1
1
1
1
1
1
1
1
-
$492,000
Rescue 14
1
1
1
1
1
1
1
1
1
1
$276,000
E-One Cyclone Aerial 1
-
-
-
-
-
-
-
-
-
1
$1,700,000
Zodiak MR1
-
-
-
-
-
-
1
1
1
1
$300,000
Sea Doo MR2
-
-
-
-
-
-
-
1
1
1
$12,000
Union
Pump 21
1
1
1
1
1
1
1
1
1
1
$683,000
Pumper/Tanker 22
1
1
1
1
1
1
1
1
1
1
$442,000
Rescue 23
1
1
1
1
1
1
1
1
1
1
$442,000
Yarmouth Centre
Pump 31
-
-
-
-
-
-
-
-
-
1
$683,000
Pumper/Tanker 32
1
1
1
1
1
1
1
1
1
1
$369,000
Rescue 33
1
1
1
1
1
1
1
1
1
1
$591,000
Belmont Station
Pump 41
1
1
1
1
1
1
1
1
1
1
$683,000
Pumper/Tanker 42
1
1
1
1
1
1
1
1
1
1
$497,000
Rescue 43
1
1
1
1
1
1
1
1
1
1
$353,000
FPO'S Truck (Car - 2)
1
1
1
1
1
1
1
1
1
1
$50,000
Other
Spare (Old Pump 31)
1
1
1
1
1
1
1
1
1
1
$683,000
Total
13
13
13
13
13
13
14
15
15
16
Population
12,760
12,743
12,733
12,671
12,668
12,617
12,608
12,825
13,124
13,370
Per Capita Standard
0.0010
0.0010
0.0010
0.0010
0.0010
0.0010
0.0011
0.0012
0.0011
0.0012
10 Year Average
2010-2019
Quantity Standard
0.0011
Quality Standard
$464,709
Service Standard
$511
D.C. Amount (before deductions)
2036
Forecast Population
3,145
$ per Capita
$511
Eligible Amount
$1,607,661
Watson & Associates Economists Ltd.
PAGE B-16
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Fire Small Equipment and Gear
Unit Measure:
No. of equipment and gear
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/item)
Firefighter Bunker Gear (Pants/Coat)
100
100
100
100
100
100
100
100
100
120
$2,500
Boots
100
100
100
100
100
100
100
100
120
120
$300
Helmets
100
100
100
100
100
100
100
100
120
120
$300
Gloves
100
100
100
100
100
100
100
100
120
120
$100
Nomex Balaclava
100
100
100
100
100
100
100
100
120
120
$100
Pass Alarms
40
40
40
40
40
40
40
40
40
40
$1,100
Pagers
120
120
120
120
120
120
120
120
120
120
$600
Portable Radios
10
10
10
10
10
10
10
10
10
55
$4,600
Mobile Radios
17
17
17
17
17
17
17
17
17
17
$2,900
Carbon Monoxide Detectors
4
4
4
4
4
4
4
4
4
4
$1,600
Multi Gas Detectors
1
1
1
1
1
1
1
1
1
5
$5,800
Chainsaws
4
4
4
4
4
4
4
4
4
4
$800
Cut Off Saws
4
4
4
4
4
4
4
4
4
4
$800
Defib Units
4
4
4
4
4
4
4
4
4
5
$11,100
Medical Kits
5
5
5
5
5
5
5
5
5
6
$3,700
Extrication Set
3
3
3
3
3
3
3
3
3
5
$37,400
Generators
5
5
5
5
5
5
5
5
5
5
$4,200
Portable Pumps
5
5
5
5
5
5
5
5
5
5
$5,100
Positive Pressure Fan
4
4
4
4
4
4
4
4
4
4
$3,800
SCBA
47
47
47
47
47
47
47
47
47
47
$11,000
SCBA Bottles
43
43
43
43
43
43
43
60
60
60
$1,100
Water Rescue Equipment
2
2
2
2
2
2
2
2
2
2
$8,200
Tower Site - Bellmont
1
1
1
1
1
1
1
1
1
1
$49,200
Tower Site - Port Stanley
1
1
1
1
1
1
1
1
1
1
$49,200
Tower Sites - Union
1
1
1
1
1
1
1
1
1
1
$49,200
Tower Site - Yarmouth
1
1
1
1
1
1
1
1
1
1
$49,200
Tower Site Repeaters - Bellmont
1
1
1
1
1
1
1
1
1
1
$16,400
Tower Site Repeaters - Fruitridge
Line
1
1
1
1
1
1
1
1
1
1
$16,400
Tower Site Repeaters - on Port
Stanley Water Tower
1
1
1
1
1
1
1
1
1
1
$16,400
Watson & Associates Economists Ltd.
PAGE B-17
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Fire Small Equipment and Gear
Unit Measure:
No. of equipment and gear
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/item)
Thermal Cameras
4
4
4
4
4
4
4
4
4
4
$9,900
Porta Tanks
5
5
5
5
5
5
5
5
5
5
$2,500
Gas Monitors
5
5
5
5
5
5
5
5
5
5
$6,500
Water Rescue Kit
1
1
1
1
1
1
1
1
1
1
$37,400
Confined Space Equipment
1
1
1
1
1
1
1
1
1
1
$1,100
Boat Lift MR1
1
1
1
$6,600
Stretcher basket
-
-
-
-
-
1
1
1
1
1
$1,800
Ball valve w/ pressure relief
-
-
-
-
-
2
2
2
2
2
$2,900
Camera and Kit
-
-
-
-
-
1
1
1
1
1
$18,900
Key proflow
-
-
-
-
-
14
14
14
14
14
$7,400
Pump/house couplings
-
-
-
-
-
1
1
1
1
1
$4,100
Dry Hydrant
-
-
-
-
-
1
1
1
1
1
$10,600
Hose
-
-
-
-
-
1
1
1
1
1
$200
Sure grip wrench
-
-
-
-
-
1
1
1
1
1
$1,100
Imperial Ice Suits
-
-
-
-
-
8
8
8
8
8
$8,300
Auto Crib Set
-
-
-
-
-
2
2
2
2
3
$5,300
Cascade
2
2
2
2
2
2
3
3
3
3
$83,100
Total
843
843
843
843
843
875
876
894
974
1,048
Population
12,760
12,743
12,733
12,671
12,668
12,617
12,608
12,825
13,124
13,370
Per Capita Standard
0.0661
0.0662
0.0662
0.0665
0.0665
0.0694
0.0695
0.0697
0.0742
0.0784
10 Year Average
2010-2019
Quantity Standard
0.0693
Quality Standard
$2,369
Service Standard
$164
D.C. Amount (before deductions)
2036
Forecast Population
3,145
$ per Capita
$164
Eligible Amount
$516,346
Watson & Associates Economists Ltd.
PAGE B-18
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Parking Spaces
Unit Measure:
No. of spaces
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/space)
Gravel Surface
450
450
450
450
450
450
450
450
450
450
$6,300
Hard Surface
96
96
96
96
96
96
96
96
136
136
$7,300
Total
546
546
546
546
546
546
546
546
586
586
Population
12,760
12,743
12,733
12,671
12,668
12,617
12,608
12,825
13,124
13,370
Per Capita Standard
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
10 Year Average
2010-2019
Quantity Standard
0.0432
Quality Standard
$6,493
Service Standard
$280
D.C. Amount (before deductions)
10 Year
Forecast Population
2,010
$ per Capita
$280
Eligible Amount
$563,765
Watson & Associates Economists Ltd.
PAGE B-19
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Parkland Development
Unit Measure:
Acres of Parkland
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/Acre)
Union Ball Diamond (Millpond Lane)
6.0
6.0
6.0
6.0
6.0
6.0
6.0
6.0
6.0
6.0
$45,000
Sparta Ball Diamond (Sparta Ln)
2.6
2.6
2.6
2.6
2.6
2.6
2.6
2.6
2.6
2.6
$45,000
Belmont Arena (Belmont Rd)
23.9
23.9
23.9
23.9
23.9
23.9
23.9
23.9
23.9
23.9
$45,000
Recreational Sports Club (Elizabeth
St.)
0.1
0.1
0.1
0.1
0.1
-
-
-
-
-
$45,000
Municipal Park (Colborne W/S)
2.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
$45,000
Municipal Park (Bridge S/S)
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
$45,000
Municipal Park (Carlow Rd) Lions
Landing
2.7
2.7
2.7
2.7
2.7
2.7
2.7
2.7
2.7
2.7
$45,000
Stanley Park
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
$45,000
Erie Rest Beach (Edith Cavell S/S)
4.3
4.3
4.3
4.3
4.3
4.3
4.3
4.3
4.3
4.3
$45,000
Main Beach (Edith Cavell S/S)
7.0
7.0
7.0
7.0
7.0
7.0
7.0
7.0
7.0
7.0
$45,000
Pumphouse Beach (Edith Cavell
S/S)
0.8
0.8
0.8
0.8
0.8
0.8
0.8
0.8
0.8
0.8
$45,000
Little Beach (Edith Cavell S/S)
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
$45,000
Vacant land (William W/S)
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
$45,000
Beamish St. Park
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
$45,000
Eastwood Park
2.5
2.5
2.5
2.5
2.5
2.5
2.5
2.5
2.5
2.5
$45,000
Lawton Park
2.4
2.4
2.4
2.4
2.4
2.4
2.4
2.4
2.4
2.4
$45,000
Stone Church Parkette
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
$45,000
Turvey Park
24.2
24.2
24.2
25.7
25.7
25.7
25.7
25.7
25.7
25.7
$45,000
Union St. Park
8.3
8.3
8.3
8.3
8.3
8.3
8.3
8.3
8.3
8.3
$45,000
Craigeholme Park
2.4
2.4
2.4
2.4
2.4
2.4
2.4
2.4
2.4
2.4
$45,000
Little Creek Park
-
-
2.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
$45,000
Hofhuis Park
-
-
-
-
-
6.0
6.0
6.0
6.0
6.0
$50,000
Whittle Beach
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
$45,000
Total
93.1
93.1
95.3
96.8
96.8
102.8
102.8
102.8
102.8
102.8
Population
12,760
12,743
12,733
12,671
12,668
12,617
12,608
12,825
13,124
13,370
Per Capita Standard
0.0073
0.0073
0.0075
0.0076
0.0076
0.0081
0.0082
0.0080
0.0078
0.0077
10 Year Average
2010-2019
Quantity Standard
0.0077
Quality Standard
$45,268
Service Standard
$349
D.C. Amount (before deductions)
10 Year
Forecast Population
2,010
$ per Capita
$349
Eligible Amount
$700,606
Watson & Associates Economists Ltd.
PAGE B-20
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/item)
Ball Diamond Lights
21
21
21
21
21
21
21
21
21
21
$7,500
Ball Diamond Backstops
5
5
5
5
5
5
5
5
5
5
$6,300
Ball Diamond Fence (5 parks -
14,560 ft)
5
5
5
5
5
5
5
5
5
5
$33,400
Creative Playground
11
11
12
12
13
13
13
13
13
14
$60,000
Multi Purpose Courts
2
2
3
3
4
4
4
4
4
5
$79,400
Skate Park
1
1
1
1
2
2
2
2
2
2
$117,300
Splash Pads
-
-
-
-
1
1
1
1
1
1
$293,800
Soccer Pitches (Full Size Unlit)
8
8
8
8
8
8
8
8
8
2
$285,000
Total
53
53
55
55
59
59
59
59
59
55
Population
12,760
12,743
12,733
12,671
12,668
12,617
12,608
12,825
13,124
13,370
Per Capita Standard
0.0042
0.0042
0.0043
0.0043
0.0047
0.0047
0.0047
0.0046
0.0045
0.0041
10 Year Average
2010-2019
Quantity Standard
0.0044
Quality Standard
$68,530
Service Standard
$302
D.C. Amount (before deductions)
10 Year
Forecast Population
2,010
$ per Capita
$302
Eligible Amount
$606,075
Watson & Associates Economists Ltd.
PAGE B-21
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Indoor Recreation Facilities
Unit Measure:
ft² of building area
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Belmont Ball Park Concession Building
2,320
2,320
2,320
2,320
2,320
2,320
2,320
2,320
2,320
2,320
$252
$285
Selbourne Park Concession Building
668
668
668
668
668
668
668
668
668
668
$293
$330
Union Park Concession Building
544
544
544
544
-
-
-
-
-
-
$293
$330
Sparta Park Concession Building
495
495
495
495
495
495
495
495
495
495
$294
$331
Belmont Community Centre and Arena
10,544
10,544
10,544
10,544
10,544
10,544
10,544
10,544
10,544
10,544
$226
$256
Port Stanley Arena
8,320
8,320
8,320
8,320
8,320
8,320
8,320
8,320
8,320
8,320
$226
$256
Main Beach Washrooms and
Changehouse
2,600
2,600
2,600
2,600
2,600
2,600
2,600
2,600
2,600
2,600
$127
$127
Total
25,491
25,491
25,491
25,491
24,947
24,947
24,947
24,947
24,947
24,947
Population
12,760
12,743
12,733
12,671
12,668
12,617
12,608
12,825
13,124
13,370
Per Capita Standard
1.9977
2.0004
2.0020
2.0118
1.9693
1.9773
1.9787
1.9452
1.9009
1.8659
10 Year Average
2010-2019
Quantity Standard
1.9649
Quality Standard
$249
Service Standard
$490
D.C. Amount (before deductions)
10 Year
Forecast Population
2,010
$ per Capita
$490
Eligible Amount
$985,081
Watson & Associates Economists Ltd.
PAGE B-22
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Recreation Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020 Value
($/Vehicle)
Belmont Arena Ice Resurfacer
1
1
1
1
1
1
1
1
1
1
$100,000
Port Stanley Arena Ice Resurfacer
1
1
1
1
1
1
1
1
1
1
$100,000
Floor Scrubber
2
2
2
2
2
2
2
2
2
2
$6,700
3/4 Tonne Pickup
2
2
2
2
2
2
2
2
2
2
$46,900
Beach Cleaner
1
1
1
1
1
1
1
1
1
1
$85,000
Total
7
7
7
7
7
7
7
7
7
7
Population
12,760
12,743
12,733
12,671
12,668
12,617
12,608
12,825
13,124
13,370
Per Capita Standard
0.0005
0.0005
0.0005
0.0006
0.0006
0.0006
0.0006
0.0005
0.0005
0.0005
10 Year Average
2010-2019
Quantity Standard
0.0005
Quality Standard
$61,240
Service Standard
$31
D.C. Amount (before deductions)
10 Year
Forecast Population
2,010
$ per Capita
$31
Eligible Amount
$61,546
Watson & Associates Economists Ltd.
PAGE B-23
H:\Central Elgin\2020 DC\Report\Report.docx
Municipality of Central Elgin
Service Standard Calculation Sheet
Service:
Library Facilities
Unit Measure:
ft² of building area
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
Bld'g
Value
($/sq.ft.)
Value/sq.ft
. with
land, site
works, etc.
Belmont Library
2,048
2,048
2,048
2,048
2,048
2,048
4,428
4,428
4,428
4,428
$230
$261
Total
2,048
2,048
2,048
2,048
2,048
2,048
4,428
4,428
4,428
4,428
Population
12,760
12,743
12,733
12,671
12,668
12,617
12,608
12,825
13,124
13,370
Per Capita Standard
0.1605
0.1607
0.1608
0.1616
0.1617
0.1623
0.3512
0.3453
0.3374
0.3312
10 Year Average
2010-2019
Quantity Standard
0.2333
Quality Standard
$261
Service Standard
$61
D.C. Amount (before deductions)
10 Year
Forecast Population
2,010
$ per Capita
$61
Eligible Amount
$122,389
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Appendix C
Long-Term Capital and
Operating Cost Examination
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Appendix C: Long-Term Capital and Operating
Cost Examination
Municipality of Central Elgin
Annual Capital and Operating Cost Impact
As a requirement of the D.C.A. under subsection 10 (2) (c), an analysis must be
undertaken to assess the long-term capital and operating cost impacts for the capital
infrastructure projects identified within the D.C. As part of this analysis, it was deemed
necessary to isolate the incremental operating expenditures directly associated with
these capital projects, factor in cost saving attributable to economies of scale or cost
sharing where applicable and prorate the cost on a per unit basis (i.e. sq.ft. of building
space, per vehicle, etc.). This was undertaken through a review of the Municipality's
approved 2018 Financial Information Return (F.I.R.).
In addition to the operational impacts, over time the initial capital projects will require
replacement. This replacement of capital is often referred to as life cycle cost. By
definition, life cycle costs are all the costs which are incurred during the life of a physical
asset, from the time its acquisition is first considered, to the time it is taken out of
service for disposal or redeployment. The method selected for life cycle costing is the
sinking fund method which provides that money will be contributed annually and
invested, so that those funds will grow over time to equal the amount required for future
replacement. The following factors were utilized to calculate the annual replacement
cost of the capital projects (annual contribution = factor X capital asset cost) and are
based on an annual growth rate of 2% (net of inflation) over the average useful life of
the asset:
Table C-1 depicts the annual operating impact resulting from the proposed gross capital
projects at the time they are all in place. It is important to note that, while Municipality
Average Useful Life
Factor
Water and Wastewater Infrastructure
80
0.00516071
Facilities
40
0.01655575
Roads
20
0.04115672
Parkland Development
30
0.02464992
Vehicles
10
0.09132653
Fire Vehicles
15
0.05782547
Small Equipment and Gear
10
0.09132653
Asset
Lifecycle Cost Factors
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program expenditures will increase with growth in population, the costs associated with
the new infrastructure (i.e. facilities) would be delayed until the time these works are in
place.
Table C-1
Municipality of Central Elgin
Operating and Capital Expenditure Impacts for Future Capital Expenditures
SERVICE
GROSS COST LESS
BENEFIT TO
EXISTING
ANNUAL LIFECYCLE
EXPENDITURES
ANNUAL
OPERATING
EXPENDITURES
TOTAL ANNUAL
EXPENDITURES
1.
Water Services
1.1
Treatment, storage and distribution systems
1,033,827
34,703
11,666
46,369
2.
Wastewater Services
2.1
Treatment plants & Sewers
19,486,373
438,574
11,514
450,088
3.
Administration Studies - Urban
3.1
Urban Area Related Studies
200,000
-
-
4.
Services Related to a Highway
4.1
PW Rolling Stock
370,000
33,333
290,895
324,228
4.2
Roads and Related
1,112,251
97,581
1,189,666
1,287,247
5.
Fire Protection Services
5.1
Fire facilities, vehicles & equipment
3,382,891
1,775
512,602
514,377
6.
Parks and Recreation Services
6.1
Recreation facilities, vehicles and equipment
4,426,549
226,501
219,713
446,214
7.
Library Services
7.1
Library facilities
112,285
5,144
5,144
8.
Administration
8.1
Studies
849,798
-
-
Total
30,973,975
832,467
2,241,198
3,073,665
Watson & Associates Economists Ltd.
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Appendix D
D.C. Reserve Fund Policy
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Appendix D: D.C. Reserve Fund Policy
D.1
Legislative Requirements
The Development Charges Act, 1997 (D.C.A.) requires development charge collections
(and associated interest) to be placed in separate reserve funds. Sections 33 through
36 of the Act provide the following regarding reserve fund establishment and use:
- A municipality shall establish a reserve fund for each service to which the D.C.
by-law relates; subsection 7 (1), however, allows services to be grouped into
categories of services for reserve fund (and credit) purposes, although only
100% eligible and 90% eligible services may be combined (minimum of two
reserve funds).
- The municipality shall pay each development charge it collects into a reserve
fund or funds to which the charge relates.
- The money in a reserve fund shall be spent only for the "capital costs"
determined through the legislated calculation process (as per subsection 5 (1)
2-8).
- Money may be borrowed from the fund but must be paid back with interest
(O. Reg. 82/98, subsection 11 (1) defines this as Bank of Canada rate either on
the day the by-law comes into force or, if specified in the by-law, the first
business day of each quarter).
- D.C. reserve funds may not be consolidated with other municipal reserve funds
for investment purposes and may only be as an interim financing source for
capital undertakings for which development charges may be spent (section 37).
Annually, the Treasurer of the municipality is required to provide Council with a financial
statement related to the D.C. by-law(s) and reserve funds. This statement must be
made available to the public and may be requested to be forwarded to the Minister of
Municipal Affairs and Housing. The D.C.A. does not prescribe how the statement is to
be made available to the public. We would recommend that a resolution of Council
make the statement available on the municipality's website or upon request.
Subsection 43 (2) and O. Reg. 82/98 prescribes the information that must be included in
the Treasurer's statement, as follows:
- opening balance;
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- closing balance;
- description of each service and/or service category for which the reserve fund
was established (including a list of services within a service category);
- transactions for the year (e.g. collections, draws) including each assets capital
costs to be funded from the D.C. reserve fund and the manner for funding the
capital costs not funded under the D.C. by-law (i.e. non-D.C. recoverable cost
share and post-period D.C. recoverable cost share);
- for projects financed by development charges, the amount spent on the project
from the D.C. reserve fund and the amount and source of any other monies
spent on the project.
- amounts borrowed, purpose of the borrowing and interest accrued during
previous year;
- amount and source of money used by the municipality to repay municipal
obligations to the D.C. reserve fund;
- list of credits by service or service category (outstanding at beginning of the year,
given in the year and outstanding at the end of the year by holder);
- for credits granted under section 14 of the previous D.C.A., a schedule identifying
the value of credits recognized by the municipality, the service to which it applies
and the source of funding used to finance the credit; and
- a statement as to compliance with subsection 59 (1) of the D.C.A., whereby the
municipality shall not impose, directly or indirectly, a charge related to a
development or a requirement to construct a service related to development,
except as permitted by the D.C.A. or another Act.
Based upon the above, Figure 1, and Attachments 1 and 2, set out the format for which
annual reporting to Council should be provided.
D.2
D.C. Reserve Fund Application
Section 35 of the D.C.A. states that:
"The money in a reserve fund established for a service may be spent only
for capital costs determined under paragraphs 2 to 8 of subsection 5(1)."
This provision clearly establishes that reserve funds collected for a specific service are
only to be used for that service, or to be used as a source of interim financing of capital
undertakings for which a development charge may be spent.
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Figure 1
Municipality of Central Elgin
Annual Treasurer's Statement of D.C. Reserve Funds
Services to which the Development Charge Relates
Description
Services
Related to a
Highway
Fire
Protection
Services
Wastewater
Water
Administration
Studies (urban)
Parks and
Recreation
Services
Library
Services
Administration
Opening Balance, January 1, ________
0
Plus:
Development Charge Collections
0
Accrued Interest
0
Repayment of Monies Borrowed from Fund and Associated Interest1
0
Sub-Total
0
0
0
0
0
0
0
0
Less:
Amount Transferred to Capital (or Other) Funds2
0
Amounts Refunded
0
Amounts Loaned to Other D.C. Service Category for Interim Financing
0
Credits3
0
Sub-Total
0
0
0
0
0
0
0
0
Closing Balance, December 31, ________
0
0
0
0
0
0
0
0
1 Source of funds used to repay the D.C. reserve fund
2 See Attachment 1 for details
3 See Attachment 2 for details
The Municipality is compliant with s.s. 59.1 (1) of the Development Charges Act , whereby charges are not directly or indirectly imposed on development nor has a requirement to
construct a service related to development been imposed, except as permitted by the Development Charges Act or another Act.
Total
Non-Discounted
Services - Municipal
Wide
Non-Discounted Services - Urban Area
Discounted Services
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Attachment 1
Municipality of Central Elgin
Amount Transferred to Capital (or Other) Funds - Capital Fund Transactions
D.C. Recoverable Cost Share
Non-D.C. Recoverable Cost Share
D.C. Forecast Period
Post D.C. Forecast Period
Capital Fund Transactions
Gross Capital
Cost
D.C. Reserve
Fund Draw
D.C. Debt
Financing
Grants,
Subsidies
Other
Contributions
Post-Period
Benefit/
Capacity Interim
Financing
Grants,
Subsidies
Other
Contributions
Other
Reserve/Reser
ve Fund Draws
Tax Supported
Operating Fund
Contributions
Rate Supported
Operating Fund
Contributions
Debt Financing
Grants,
Subsidies
Other
Contributions
Services Related to a Highway
Capital Cost A
Capital Cost B
Capital Cost C
Sub-Total - Services Related to Highways
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Water Services
Capital Cost D
Capita Cost E
Capital Cost F
Sub-Total - Water
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Wastewater Services
Capital Cost G
Capita Cost H
Capital Cost I
Sub-Total - Wastewater
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
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Attachment 2
Municipality of Central Elgin
Statement of Credit Holder Transactions
Credit Holder
Applicable D.C.
Reserve Fund
Credit Balance
Outstanding
Beginning of
Year ________
Additional
Credits
Granted During
Year
Credits Used
by Holder
During Year
Credit Balance
Outstanding
End of Year
________
Credit Holder A
Credit Holder B
Credit Holder C
Credit Holder D
Credit Holder E
Credit Holder F
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Appendix E
Local Service Policy
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Appendix E: Local Service Policy
Municipality of Central Elgin
General policy guidelines on development charge and local service funding for
road related, stormwater management, water and sanitary sewer works
1.
Collector Roads
1.1
Collector roads internal to development - Direct developer responsibility
under s. 59 of the D.C.A. (as a local service).
1.2
Collector roads external to development - Include in D.C. calculation to
the extent permitted under s. 5 (1) of the D.C.A. (dependent on local
circumstances).
1.3
Stream crossing and rail crossing road works, excluding underground
utilities but including all other works within lands to be dedicated to the
Central Elgin or rail corridors - Include in D.C. calculation to the extent
permitted under s. 5 (1) of the D.C.A. (dependent on local circumstances).
2.
Traffic Signals
2.1
Traffic signalization, including control systems, within or external to
development - Direct developer responsibility under s. 59 of D.C.A. (as a
local service).
3.
Intersection Improvements
3.1
New roads (collector and arterial) and road (collector and arterial)
improvements - Include as part of road costing noted in item 1, to limits of
right-of-way.
3.2
Intersections improvements within specific developments and all works
necessary to connect to entrances (private and specific subdivision) to the
roadway - Direct developer responsibility under s. 59 of D.C.A. (as a local
service).
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3.3
Intersection improvements on other roads due to development growth
increasing traffic - Include in D.C. calculation.
4.
Streetlights
4.1
Streetlights on external roads - Include in area municipal D.C. calculations
(linked to collector road funding source in item 1).
4.2
Streetlights within specific developments - Direct developer responsibility
under s. 59 of D.C.A. (as a local service).
5.
Sidewalks
5.1
Sidewalks on MTO and county roads - Include in area municipal D.C. or,
in exceptional circumstances, may be local improvement or direct
developer responsibility through local service provisions (s. 59 of D.C.A.).
5.2
Sidewalks on area municipal roads - Linked to collector road funding
source in item 1.
5.3
Other sidewalks external to development (which are a local service within
the area to which the plan relates) - Direct developer responsibility as a
local service provision (under s. 59 of D.C.A.).
6.
Bike Routes/Bike Lanes/Bike Paths/Multi-Use Trails/Naturalized Walkways
6.1
Bike routes and bike lanes, within road allowance, external to
development - Include in D.C. road costs (county and area municipal),
consistent with the service standard provisions of the D.C.A., s. 5 (1).
6.2
Bike paths/multi-use trails/naturalized walkways external to development -
Include in area municipal D.C.s consistent with the service standard
provisions of the D.C.A., s. 5 (1).
6.3
Bike lanes, within road allowance, internal to development - Direct
developer responsibility under s. 59 of the D.C.A. (as a local service).
6.4
Bike paths/multi-use trails/naturalized walkways internal to development -
Direct developer responsibility under s. 59 of the D.C.A. (as a local
service).
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6.5
Trail Bridges/Underpasses and associated works - Include in area
municipal D.C. calculations consistent with the service standard provisions
of the D.C.A., s. 5 (1).
7.
Noise Abatement Measures
7.1
Internal to Development - Direct developer responsibility though local
service provisions (s. 59 of D.C.A.).
8.
Traffic Control Systems
8.1
Include in the D.C. calculation
9.
Land Acquisition for Road Allowances
9.1
Land acquisition for arterial roads - Dedication under the Planning Act
subdivision provisions (s. 51) through development lands; in areas with
limited or no development, include in county or area municipal D.C.
calculations (to the extent eligible).
9.2
Land acquisition for collector roads - Dedication under the Planning Act
subdivision provision (s. 51) through development lands (up to 27 metre
right-of-way); in areas with limited or no development, include in area
municipal D.C. calculations (to the extent eligible).
9.3
Land acquisition for grade separations (beyond normal dedication).
10.
Land Acquisition for Easements
10.1 Easement costs external to subdivisions - Included in the D.C. calculation.
11.
Storm Water Management
11.1 Quality and quantity works - Direct developer responsibility through local
service provisions (s. 59 of the D.C.A.).
12.
Water
12.1 Pumping stations and reservoirs - Included in the D.C. calculations.
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12.2 Water transmission mains with limited service connections and external to
subdivisions - Included in the D.C. calculations.
12.3 Marginal costs of waterworks within the subdivision - Included in the D.C.
calculations 250 mm and above nominal diameter.
12.4 Connections to trunk mains and pumping stations to service specific areas
- Direct developer responsibility.
13.
Sanitary Sewer
13.1 Pumping stations and forcemains - Included in the D.C. calculations.
13.2 Sanitary sewer trunk mains upstream from pump stations and external to
subdivisions - Included in the D.C. calculations.
13.3 Connections to trunk mains and pumping stations to service specific areas
- Direct developer responsibility.
13.4 Marginal costs of sanitary sewer works within the subdivision, which
benefits upstream developers - Included in the D.C. calculations from 300
mm and above
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Appendix F
Asset Management Plan
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Appendix F: Asset Management Plan
The recent changes to the D.C.A. (new subsection 10 (2) (c.2)) require that the
background study must include an asset management plan (A.M.P.) related to new
infrastructure. Section 10 (3) of the D.C.A. provides:
"The asset management plan shall,
(a) deal with all assets whose capital costs are proposed to be
funded under the development charge by-law;
(b) demonstrate that all the assets mentioned in clause (a) are
financially sustainable over their full life cycle;
(c)
contain any other information that is prescribed; and
(d) be prepared in the prescribed manner."
In regard to the above, section 8 of the Regulations was amended to include
subsections (2), (3) and (4) which set out for specific detailed requirements for transit
(only). For all services except transit, there are no prescribed requirements at this time
thus requiring the municipality to define the approach to include within the background
study.
At a broad level, the A.M.P. provides for the long-term investment in an asset over its
entire useful life along with the funding. The schematic below identifies the costs for an
asset through its entire lifecycle. For growth-related works, the majority of capital costs
will be funded by the D.C. Non-growth-related expenditures will then be funded from
non-D.C. revenues as noted below. During the useful life of the asset, there will be
minor maintenance costs to extend the life of the asset along with additional program
related expenditures to provide the full services to the residents. At the end of the life of
the asset, it will be replaced by non-D.C. financing sources.
It should be noted that with the recent passing of the Infrastructure for Jobs and
Prosperity Act (I.J.P.A.) municipalities are now required to complete A.M.P.s, based on
certain criteria, which are to be completed by 2021 for core municipal services and 2023
for all other services. The amendments to the D.C.A. do not require municipalities to
complete these A.M.P.s (required under I.J.P.A.) for the D.C. background study, rather
the D.C.A. requires that the D.C. background study include information to show the
assets to be funded by the D.C. are sustainable over their full lifecycle.
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Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
New Assets
Replacement Assets
Reserves/Reserve Funds
Debentures
User Fees
Grants
Other
Proceeds on Disposal
Funding of Disposal /
Decommissioning Costs
Operating Budget
Financing Methods
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
In 2012, the Province developed Building Together: Guide for municipal asset
management plans which outlines the key elements for an A.M.P., as follows:
State of local infrastructure: asset types, quantities, age, condition, financial
accounting valuation and replacement cost valuation.
Desired levels of service: defines levels of service through performance measures
and discusses any external trends or issues that may affect expected levels of service
or the municipality's ability to meet them (for example, new accessibility standards,
climate change impacts).
Asset management strategy: the asset management strategy is the set of planned
actions that will seek to generate the desired levels of service in a sustainable way,
while managing risk, at the lowest lifecycle cost.
Financing strategy: having a financial plan is critical for putting an A.M.P. into action.
By having a strong financial plan, municipalities can also demonstrate that they have
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made a concerted effort to integrate the A.M.P. with financial planning and municipal
budgeting and are making full use of all available infrastructure financing tools.
Commensurate with the above, the Municipality prepared an A.M.P. in 2013 for its
existing assets, however, did not take into account future growth-related assets. As a
result, the asset management requirement for the D.C. must be undertaken in the
absence of this information.
In recognition to the schematic above, the following table (presented in 2020 $) has
been developed to provide the annualized expenditures and revenues associated with
new growth. Note that the D.C.A. does not require an analysis of the non-D.C. capital
needs or their associated operating costs so these are omitted from the table below. As
well, as all capital costs included in the D.C.-eligible capital costs are not included in the
Municipality's A.M.P., the present infrastructure gap and associated funding plan have
not been considered at this time. Hence the following does not represent a fiscal impact
assessment (including future tax/rate increases) but provides insight into the potential
affordability of the new assets:
1. The non-D.C. recoverable portion of the projects which will require financing from
municipal financial resources (i.e. taxation, rates, fees, etc.). This amount has
been presented on an annual debt charge amount based on 20-year financing.
2. Lifecycle costs for the 2020 D.C. capital works have been presented based on a
sinking fund basis. The assets have been considered over their estimated useful
lives.
3. Incremental operating costs for the D.C. services (only) have been included.
4. The resultant total annualized expenditures are $3.28 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
$3.28 million. This amount, totalled with the existing operating revenues of
$29.49 million, provide annual revenues of $32.77 million by the end of the
period.
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6. In consideration of the above, the capital plan is deemed to be financially
sustainable.
Municipality of Central Elgin
Asset Management - Future Expenditures and Associated Revenues
2020$
2036 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth Related
Capital1
204,373
Annual Debt Payment on Post Period Capital2
198,671
Lifecycle:
Annual Lifecycle - Town Wide Services
$359,190
Annual Lifecycle - Area Specific Services3
$473,277
Sub-Total - Annual Lifecycle
$832,467
Incremental Operating Costs (for D.C. Services)
$2,241,198
Total Expenditures
$3,278,038
Revenue (Annualized)
Total Existing Revenue4
$29,494,460
Incremental Tax and Non-Tax Revenue (User Fees,
Fines, Licences, etc.)
$3,279,637
Total Revenues
$32,774,097
4 As per Sch. 10 of FIR
3 All infastructure costs included in Area Specifc by-laws have been included
1 Non-Growth Related component of Projects including 10% mandatory
deduction on soft services
2 Interim Debt Financing for Post Period Benefit
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Appendix G
Proposed D.C. By-law
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Appendix G: Proposed D.C. By-law
THE CORPORATION OF THE MUNICIPALITY OF CENTRAL ELGIN BY-LAW
NUMBER ____
A by-law to establish development charges for the Corporation of the Municipality
of Central Elgin
WHEREAS subsection 2(1) of the Development Charges Act, 1997 c. 27 (hereinafter
called "the Act") provides that the council of a municipality may pass by-laws for the
imposition of development charges against land for increased capital costs required
because of the need for services arising from development in the area to which the by-
law applies;
AND WHEREAS the Council of The Corporation of the Municipality of Central Elgin
("the Municipality") has given Notice in accordance with section 12 of the Development
Charges Act, 1997, of its intention to pass a by-law under section 2 of the said Act;
AND WHEREAS the Council of the Municipality has heard all persons who applied to
be heard no matter whether in objection to, or in support of, the development charge
proposal at a public meeting held on April 27, 2020;
AND WHEREAS the Council of the Municipality had before it a report entitled
Development Charges Background Study, dated March 25, 2020 prepared by Watson &
Associates Economists Ltd., wherein it is indicated that the development of any land
within the Municipality will increase the need for services as defined herein;
AND WHEREAS the Council of the Municipality on May 25, 2020 approved the
applicable Development Charges Background Study, dated March 25, 2020, in which
certain recommendations were made relating to the establishment of a development
charge policy for the Municipality of Central Elgin pursuant to the Development Charges
Act, 1997;
AND WHEREAS the Council of the Municipality on May 25, 2020 determined that no
additional public meeting was required.
NOW THEREFORE THE COUNCIL OF THE MUNICIPALITY OF CENTRAL ELGIN
ENACTS AS FOLLOWS:
DEFINITIONS
1.
In this by-law,
(1)
"Act" means the Development Charges Act, S.O. 1997, c. 27;
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(2)
"Administration Service" means any and all studies carried out by the
municipality that are with respect to eligible services for which a
development charge by-law may be imposed under the Development
Charges Act, 1997;
(3)
"Apartment dwelling" means a building containing three or more dwelling
units, each of which has an entrance through a common hall, common
vestibule or other common entrance. This includes a stacked townhouse;
(4)
"Back-to-back townhouse" means a building containing more than two
dwelling units separated vertically by a common wall, including a rear
common wall, that do not have rear yards;
(5)
"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;
(6)
"Board of education" means a board defined in s.s. 1(1) of the Education
Act;
(7)
"Bona fide farm uses" means the proposed development will qualify as a
farm business operating with a valid Farm Business Registration Number
issued by the Ontario Ministry of Agriculture, Food and Rural Affairs and
be assessed in the Farmland Realty Tax Class by the Ontario Property
Assessment Corporation, but excludes uses related to marijuana;
(8)
"Building Code Act" means the Building Cade Act, R.S.O. 1990, c.B.-13,
as amended;
(9)
"Capital cost" means costs incurred or proposed to be incurred by the
municipality or a local board thereof directly or by others on behalf of, and
as authorized by, the municipality or local board,
(a)
to acquire land or an interest in land, including a leasehold interest;
(b)
to improve land;
(c)
to acquire, lease, construct or improve buildings and structures;
(d)
to acquire, lease, construct or improve facilities,
(e)
to undertake studies in connection with any of the matters referred
to in clauses (a) to (d);
(f)
to complete the development charge background study under
section 10 of the Act;
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(g)
interest on money borrowed to pay for costs in (a) to (d);
required for provision of services designated in this by-law within or
outside the municipality.
(9)
"Council" means the Council of The Corporation of the Municipality of
Central Elgin;
(10)
"Corporation" means The Corporation of the Municipality of Central Elgin;
(11)
"Development" means any activity or proposed activity in respect of land
that requires one or more of the actions referred to in section 6 of this by-
law and including the redevelopment of land or the redevelopment,
expansion, extension or alteration of a use, building or structure except
interior alterations to an existing building or structure which do not change
or intensify the use of land;
(12)
"Development charge" or "Development charges" means a charge
imposed against land to pay for increased capital costs required because
of increased needs for services arising from development of the area to
which this by-law;
(13)
"Dwelling unit" means one or more habitable rooms occupied or designed
to be occupied by one or more persons as an independent and separate
housekeeping establishment in which separate kitchen and sanitary
facilities are provided for the use of such person or persons;
(14)
"Existing industrial building" means a building or buildings existing on a
site in the Municipality of Central Elgin on May 26, 2010 or the buildings or
structures constructed and occupied on a vacant site pursuant to site plan
approval under section 41 of the Planning Act, R.S.O. 1990, c. P. 13 (the
"Planning Act") subsequent to May 26, 2010 for which full development
charges were paid, and is used for or in connection with,
(a)
the production, compounding, processing, packaging, crating,
bottling, packaging or assembling of raw or semi-processed goods
or materials ("manufacturing") in not less than seventy-five per cent
of the total gross floor area of the building or buildings on a site
("manufacturing") or warehousing related to the manufacturing use
carried on in the building or buildings,
(b)
research or development in connection with manufacturing in not
less than seventy-five per cent of the total gross floor area of the
building or buildings on a site,
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(c)
retail sales by a manufacturer, if the retail sales are at the site
where the manufacturing is carried out, such retail sales are
restricted to goods manufactured at the site, and the building or
part of a building where such retail sales are carried out does not
constitute greater than twenty-five per cent of the total gross floor
area of the building or buildings on the site, or
(d)
office or administrative purposes, if they are,
(i)
carried out with respect to the manufacturing or
warehousing; and,
(ii)
in or attached to the building or structure used for such
manufacturing or warehousing;
(15)
"farm building" means that part of a bona fide farming operation that is
located upon land which is assessed and used for farm purposes
encompassing barns, silos and other ancillary development to an
agricultural use, but excluding a residential use and marijuana facilities;
(16)
"Grade" means the average level of finished ground adjoining a building or
structure at all exterior walls;
(17)
"Gross floor area" means the total floor area measured between the
outside of exterior walls, or between the outside of exterior walls and the
centre line of party walls dividing the building from another building, of all
floors above the average level of finished ground adjoining the building at
its exterior walls.
(18)
"High density residential unit" means a dwelling unit in an apartment
dwelling of five or more storeys;
(19)
"Industrial" means a building or structure, or that part of a building or
structure, used for industrial uses;
(20)
"Institutional" means the development of a building or structure intended
for use,
(a)
as a long-term care home within the meaning of subsection 2 (1) of
the Long-Term Care Homes Act, 2007;
(b)
as a retirement home within the meaning of subsection 2 (1) of the
Retirement Homes Act, 2010;
(c)
by any of the following post-secondary institutions for the objects of
the institution:
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(i)
a university in Ontario that receives direct, regular and
ongoing operating funding from the Government of
Ontario,
(ii)
a college or university federated or affiliated with a
university described in subclause (i), or
(iii)
an Indigenous Institute prescribed for the purposes of
section 6 of the Indigenous Institutes Act, 2017;
(d)
as a memorial home, clubhouse or athletic grounds by an Ontario
branch of the Royal Canadian Legion; or
(e)
as a hospice to provide end of life care.
(21)
"Interest rate" means the rate of interest determined by Council, which is
1.25% per month;
(22)
"Local board" means a local board as defined in section 1 of the Municipal
Affairs Act, other than a board of education;
(23)
"Local services" means those services or facilities which are under the
jurisdiction of the municipality and are related to a plan of subdivision or
within the area to which the plan relates, required as a condition of
approval under s.51 of the Planning Act, or as a condition of approval
under s.53 of the Planning Act;
(24)
"Low and medium density residential unit" means a dwelling unit in a
single detached, semi-detached, townhouse, duplex, triplex or multiple
dwelling, or in an apartment dwelling of four storeys or less;
(25)
"Marijuana facilities" means a building used, designed or intended for
growth, producing, testing, destroying, storing or distribution, excluding
retail sales, of medical marijuana or cannabis authorized by a license
issued by the federal Minister of Health pursuant to section 25 of the
Marihuana for Medical Purposes Regulations, SOR/2013-119, under the
Controlled Drugs and Substances Act, S.C. 1996, c.19
(26)
"Multiple dwelling" means a building containing three or more attached
dwelling units not in a single row, each of which dwelling units has an
independent entrance from the outside and a masonry wall or walls
vertically separating it from any abutting dwelling;
(27)
"Municipality" means The Corporation of the Municipality of Central Elgin;
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(28)
"Non-Profit Housing" means development of a building or structure
intended for use as residential premises by,
(a)
a corporation without share capital to which the Corporations Act
applies, that is in good standing under that Act and whose primary
object is to provide housing;
(b)
a corporation without share capital to which the Canada Not-for-
profit Corporations Act applies, that is in good standing under that
Act and whose primary object is to provide housing; or
(c)
a non-profit housing co-operative that is in good standing under the
Co-operative Corporations Act.
(29)
"Non-residential uses" means commercial, industrial, institutional uses,
and includes all other non-residential uses;
(30)
"Owner" means the owner(s) of land or a person(s) who has made
application for an approval for the development of land upon which a
development charge is imposed;
(31)
"Place of Worship" means that part of a building that is exempt from
taxation as a place of worship under the Assessment Act, R.S.O. 1990,
Chap. A.31, as amended, or any successor thereof;
(32)
"Planning Act" means the Planning Act, R.S.O. 1990, c.P.-13, as
amended;
(33)
"Regulation" means any regulation made pursuant to the Act;
(34)
"Rental Housing" means the development of a building or structure with
four or more dwelling units all of which are intended for use as rented
residential premises;
(35)
"Residential uses" means lands, buildings or structures or portions thereof
used, or designed or intended for use as a home or residence of one or
more individuals, and shall include a single detached dwelling, a semi-
detached dwelling, a multiple dwelling, an apartment dwelling, and the
residential portion of a mixed-use building or structure;
(36)
"Semi-detached dwelling" means a building containing two dwelling units
that are separated vertically, each of which has an independent entrance
either directly or through a common vestibule;
(37)
"Service" or "Services" means services set out in Schedule "A" to this By-
law;
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(38)
"Single detached dwelling" means a building containing one dwelling unit
used, designated or intended to be used for occupancy as one dwelling
unit;
(39)
"Special care/special dwelling" means a residential portion of special care
facilities containing rooms or suites of rooms designed or intended to be
used for sleeping and living accommodation that have a common entrance
from street level:
(a)
Where the occupants have the right to use in common, halls, stairs,
yards, common rooms and accessory buildings;
(b)
Which may or may not have exclusive sanitary and/or culinary
facilities;
(c)
That is designed to accommodate persons with specific needs,
including, but not limited to, independent permanent living
arrangements; and
(d)
Where support services such as meal preparation, grocery
shopping, laundry, housekeeping, nursing, respite care and
attendant services may be provided at various levels
(40)
"Stacked townhouse" means a building containing two or more dwelling
units where each dwelling unit is separated horizontally and/or vertically
from another dwelling unit by a common wall or floor;
(41)
"Storey" means that portion of a building above grade between the surface
of any floor and the ceiling immediately above it which portion has a height
of not less than 2.25 meters and includes an attic having not less than
2.25 meters head room for at least fifty percent (50%) of the attic floor
area;
(42)
"Townhouse or row dwelling" means a building containing three or more
attached dwelling units in a single row, each of which dwelling units has
an independent entrance from the outside and is vertically separated from
any abutting dwelling unit. This includes back-to-back townhouses;
(43)
"Triplex dwelling" means a building containing three dwelling units that are
separated horizontally, each of which dwelling units has an independent
entrance or an entrance through a common vestibule.
CALCULATION OF DEVELOPMENT CHARGES
2.
(1)
Subject to the provisions of this by-law, development charges against land
shall be imposed, calculated and collected in accordance with the charges
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set out in Schedule "B-1" and "B-2", which relate to the services set out in
Schedule "A."
(2)
The development charge with respect to the uses of any land, building or
structure shall be calculated as follows:
(a)
in the case of residential development or redevelopment or the
residential portion of a mixed use development or redevelopment,
as the sum of the product of the number of dwelling units of each
type multiplied by the corresponding total amount for such dwelling
unit type, as set out in Schedule "B-1" and "B-2";
(b)
in the case of non-residential development or redevelopment, or the
non-residential portion of a mixed use development or
redevelopment, as the sum of the product of the gross floor area
multiplied by the corresponding total amount for such gross floor
area as set out in Schedule "B-1" and "B-2".
(3)
Council hereby determines that the development or redevelopment of
land, buildings or structures for residential and non-residential uses will
require the provision, enlargement or expansion of the services referenced
in Schedule "A".
APPLICABLE LANDS
3.
(1)
Subject to sections 5 and 6, this by-law applies to all lands in the Central
Elgin, whether or not the land or use is exempt from taxation under section
3 of the Assessment Act, R.S.O. 1990, c.A.-31.
(2)
This by-law shall not apply to land that is owned by and used for the
purposes of:
(a)
a board of education;
(b)
any municipality or local board thereof;
(c)
land that is used for the purposes of industrial uses;
(d)
non-residential farm buildings constructed for bona fide farm uses;
(e)
lands or buildings used or to be used for a place of worship or for
the purposes of a cemetery or burial ground exempt from taxation
under the Assessment Act;
(3)
Notwithstanding subsection (1), in Port Stanley any residential unit or
non-residential use which exists before October 27, 2008, and which is
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connected to the municipal water supply and distribution system but is not
connected to the municipal wastewater collection and treatment system,
shall pay the applicable development charge for wastewater collection and
treatment upon receiving a plumbing permit for connection to the
municipal wastewater collection and treatment system, but shall be
exempt from the payment of development charges for water supply and
distribution, highway construction, related studies, and the development
charge background study.
RULES WITH RESPECT TO EXEMPTIONS FOR INTENSIFICATION OF EXISTING
HOUSING
5.
(1)
Notwithstanding section 4 above, no development charge shall be
imposed with respect to developments or portions of developments as
follows:
(a)
the enlargement of an existing residential dwelling unit;
(b)
the creation of one or two additional residential dwelling units in an
existing single detached dwelling where the total gross floor area of
the additional unit(s) does not exceed the gross floor area of the
existing dwelling unit;
(c)
the creation of one additional dwelling unit in any other existing
residential building provided the gross floor area of the additional
unit does not exceed the smallest existing dwelling unit already in
the building.
(2)
Notwithstanding subsection 5 (1) (b), development charges shall be
calculated and collected in accordance with Schedule "B-1" and "B-2"
where the total residential gross floor area of the additional one or two
dwelling units is greater than the total gross floor area of the existing
single detached dwelling unit.
(3)
Notwithstanding subsection 5 (1) (c), development charges shall be
calculated and collected in accordance with Schedule "B-1" and "B-2"
where the additional dwelling unit has a residential gross floor area greater
than,
(a)
in the case of semi-detached house or multiple dwelling, the gross
floor area of the existing dwelling unit, and
(b)
in the case of any other residential building, the residential gross
floor area of the smallest existing dwelling unit.
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EXEMPTION FOR INDUSTRIAL DEVELOPMENT
6.
(1)
Notwithstanding any other provision of this by-law, there shall be an
exemption from the payment of development charges for one or more
enlargements of an existing industrial building on its site, whether attached
or separate from the existing industrial building, up to a maximum of fifty
per cent of the gross floor area before the first enlargement for which an
exemption from the payment of development charges was granted
pursuant to the Development Charges Act or this section. Development
charges shall be imposed in accordance with this by-law with respect to
the amount of the floor area of an enlargement that results in the gross
floor area of the industrial building being increased by greater than fifty per
cent of the gross floor area of the existing industrial building.
(2)
If the gross floor area of an existing industrial building is enlarged by
greater than 50 percent, the amount of the development charge payable in
respect of the enlargement is the amount of the development charge that
would otherwise be payable multiplied by the fraction determined as
follows:
(a)
determine the amount by which the enlargement exceeds 50
percent of the gross floor area before the enlargement;
(b)
divide the amount determined under subsection (1) by the amount
of the enlargement
DEVELOPMENT CHARGES IMPOSED
7.
(1)
Subject to subsection (2), development charges shall be calculated and
collected in accordance with the provisions of this by-law and be imposed
on land to be developed for residential and non-residential uses, where,
the development requires,
(a)
the passing of a zoning by-law or an amendment thereto under
section 34 of the Planning Act;
(b)
the approval of a minor variance under section 45 of the Planning
Act;
(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;
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(f)
the approval of a description under section 50 of the Condominium
Act, R.S.O. 1990, c.C.-26; or
(g)
the issuing of a permit under the Building Code Act, in relation to a
building or structure.
(2)
Subsection (1) shall not apply in respect to:
(a)
local services installed or paid for by the owner within a plan of
subdivision or within the area to which the plan relates, as a
condition of approval under section 51 of the Planning Act,
(b)
local services installed or paid for by the owner as a condition of
approval under section 53 of the Planning Act.
LOCAL SERVICE INSTALLATION
8.
Nothing in this by-law prevents Council from requiring, as a condition of an
agreement under section 51 or 53 of the Planning Act that the owner, at his or
her own expense, shall install or pay for such local services, within the Plan of
Subdivision or within the area to which the plan relates, as Council may require.
MULTIPLE CHARGES
9.
(1)
Where two or more of the actions described in subsection 6 (1) are
required before land to which a development charge applies can be
developed, only one development charge shall be calculated and collected
in accordance with the provisions of this by-law.
(2)
Notwithstanding subsection (1), if two or more of the actions described in
subsection 6 (1) occur at different times, and if the subsequent action has
the effect of increasing the need for municipal services as set out in
Schedule "A", an additional development charge on the additional
residential units and additional gross floor area shall be calculated and
collected in accordance with the provisions of this by-law.
SERVICES IN LIEU
10.
(1)
Council may authorize an owner, through an agreement under section 38
of the Act, to substitute such part of the development charge applicable to
the owner's development as may be specified in the agreement, by the
provision at the sole expense of the owner, of services in lieu. Such
agreement shall further specify that where the owner provides services in
lieu in accordance with the agreement, Council shall give to the owner a
credit against the development charge in accordance with the agreement
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provisions and the provisions of section 39 of the Act, equal to the
reasonable cost to the owner of providing the services in lieu. In no case
shall the agreement provide for a credit that exceeds the total
development charge payable by an owner to the municipality in respect of
the development to which the agreement relates.
(2)
In any agreement under subsection (1), Council may also give a further
credit to the owner equal to the reasonable cost of providing services in
addition to, or of a greater size or capacity, than would be required under
this by-law.
(3)
The credit provided for in subsection (2) shall not be charged to any
development charge reserve fund.
RULES WITH RESPECT TO RE-DEVELOPMENT
11.
Despite any other provisions of this by-law, where, as a result of the
redevelopment of land, a building or structure existing on the same land within
five years prior to the date of payment of development charges in regard to such
redevelopment was, or is to be demolished, in whole or in part, or converted from
one principal use to another principal use on the same land, in order to facilitate
the redevelopment, the development charges otherwise payable with respect to
such redevelopment shall be reduced by the following amounts:
(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 subsection 2 (2) a) 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 greater of
the applicable development charges under subsection 2(2)b) by the gross
floor area that has been or will be demolished or converted to another
principal use;
provided that such amounts shall not exceed, in total, the amount of the
development charges otherwise payable with respect to the redevelopment.
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TIMING OF CALCULATION AND PAYMENT
12.
(1)
The development charges shall be payable on the date a building permit is
issued under the Building Code Act, 1992 in relation to a building or
structure on land to which the development charge applies.
(2)
Notwithstanding Subsection 12(1), Development Charges for rental
housing and institutional developments are due and payable in 6
installments commencing with the first installment payable on the date of
occupancy, and each subsequent installment, including interest, payable
on the anniversary date each year thereafter.
(3)
Notwithstanding Subsection 12(1), Development Charges for non-profit
housing developments are due and payable in 21 installments
commencing with the first installment payable on the date of occupancy,
and each subsequent installment, including interest, payable on the
anniversary date each year thereafter.
(4)
Where the development of land results from the approval of a Site Plan or
Zoning Bylaw Amendment received on or after January 1, 2020, and the
approval of the application occurred within 2 years of building permit
issuance, the Development Charges under Subsections 12(1), 12(2) and
12(3) shall be calculated on the rates set out in Schedules "B" and "C" on
the date of the planning application, including interest. Where both
planning applications apply Development Charges under Subsections
12(1), 12(2) and 12(3) shall be calculated on the rates, including interest,
set out in Schedules "B-1" and "B-2" on the date of the later planning
application, including interest.
(5)
Notwithstanding subsection 12(1), the Corporation may, by agreement,
allow a person to perform work that relates to a service to which this by-
law relates, and give the person a credit towards the payment of
development charges in accordance with the agreement, the amount of
the credit to be determined in accordance with the Act.
(6)
Notwithstanding subsection 12(1), the Corporation may enter into an
agreement for payment of the development charges under Section 27 of
the Act, that relates to the services that are imposed in this by-law.
RESERVE FUNDS
13.
(1)
Monies received from payment of development charges under this by-law
shall be maintained in eight separate reserve funds as follows: roads, fire,
parks and recreation, library, administration (municipal wide), water,
wastewater and administration (urban).
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(2)
Monies received for the payment of development charges shall be used
only in accordance with the provisions of section 35 of the Act.
(3)
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.
(4)
Where any unpaid development charges are collected as taxes under
subsection (4), the monies so collected shall be credited to the
development charge reserve funds referred to in subsection (1).
(5)
The Treasurer of the Municipality shall, in each year, furnish to Council a
statement in respect of the reserve funds established hereunder for the
prior year, containing the information set out in section 12 of O. Reg.
82/98.
BY-LAW AMENDMENT OR APPEAL
14.
(1)
Where this by-law or any development charge prescribed there under is
amended or repealed either by order of the Ontario Municipal Board or by
resolution of the Municipal Council, the Municipal Treasurer shall calculate
forthwith the amount of any overpayment to be refunded as a result of said
amendment or repeal.
(2)
Refunds that are required to be paid under subsection (1) shall be paid
with interest to be calculated as follows:
(a)
Interest shall be calculated from the date on which the overpayment
was collected to the date on which the refund is paid;
(b)
The Bank of Canada interest rate in effect on the date of enactment
of this by-law shall be used.
(3)
Refunds that are required to be paid under subsection (1) shall include the
interest owed under this section.
BY-LAW INDEXING
15.
The development charges set out in Schedule B-1" and "B-2" to this by-law shall
be adjusted annually as of May 1 of each year commencing May 1, 2021, without
amendment to the by-law, in accordance with the most recent twelve month
change in the Statistics Canada Quarterly, "Construction Price Statistics".
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SEVERABILITY
16.
In the event any provision, or part thereof, of this by-law is found by a court of
competent jurisdiction to be ultra vires, such provision, or part thereof, shall be
deemed to be severed, and the remaining portion of such provision and all other
provisions of this by-law shall remain in full force and effect.
HEADINGS FOR REFERENCE ONLY
17.
The headings inserted in this by-law are for convenience of reference only and
shall not affect the construction of interpretation of this by-law.
BY-LAW REGISTRATION
18.
A certified copy of this by-law may be registered on title to any land to which this
by-law applies.
BY-LAW ADMINISTRATION
19.
This by-law shall be administered by the Municipal Treasurer.
SCHEDULES TO THE BY-LAW
20.
The following Schedules to this by-law form an integral part of this by-law:
Schedule A
- Schedule of Designated Municipal Services
Schedule B-1
- Schedule of Municipal Wide Development Charges
Schedule B-2
- Schedule of Urban Area and Area Specific Development
Charges
Schedules
C-1 to C-6
- Map denoting the Urban Areas of the Municipality
REPEAL OF BY-LAWS
21.
By-law 1880 is hereby repealed on the date this by-law comes into effect.
DATE BY-LAW EFFECTIVE
22.
This by-law shall come into force and effect on the day following the day of its
approval by Council.
READ A FIRST AND A SECOND TIME THIS 25th DAY OF MAY, 2020.
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READ A THIRD TIME AND FINALLY PASSED THIS 25th DAY OF MAY, 2020.
_______________________________
______________________________
Mayor
Clerk
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SCHEDULE "A" TO BY-LAW NO. ____
DESIGNATED MUNICIPAL SERVICES UNDER THIS BY-LAW
Municipal Wide Services
100% Eligible Services
- Services Related to a Highway
o Depots and Domes
o Public Works Rolling Stock
- Fire Protection Services
o Fire Facilities
o Fire Vehicles
o Fire Equipment and Gear
90% Eligible Services
- Parks and Recreation Services
o Parkland Development, Amenities & Trails
o Recreation Facilities
o Recreation Vehicle
- Library Services
o Library Facilities
- Administration (Municipal Wide)
o Studies
Urban Services
100% Eligible Services
- Administration (Urban)
o Studies
- Water
o Water Distribution
- Wastewater
o Wastewater Treatment
o Wastewater Collection
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SCHEDULE B-1
SCHEDULE OF MUNICIPAL WIDE DEVELOPMENT CHARGES
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Multiples
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services:
Services Related to a Highway
958
568
364
727
367
0.52
Fire Protection Services
2,187
1,296
830
1,659
839
1.19
Parks and Recreation Services
2,276
1,349
864
1,727
873
0.26
Library Services
133
79
51
101
51
0.02
Administration
737
437
280
559
283
0.38
Total Municipal Wide Services
6,291
3,729
2,389
4,773
2,413
2.37
RESIDENTIAL
Service
Watson & Associates Economists Ltd.
PAGE G-20
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SCHEDULE B-2
SCHEDULE OF URBAN AREA DEVELOPMENT CHARGES
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Multiples
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Urban Area Services
Administration Studies - Urban
229
136
87
174
88
0.10
Total Urban Area Services
229
136
87
174
88
0.10
Note: Urban Areas are municipally serviced with water and/or wastewater
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Multiples
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Belmont Area Specific Services:
Water Services
512
303
194
388
196
0.25
Wastewater Services
5,725
3,393
2,174
4,344
2,196
3.39
Total Belmont Area Specific Services
6,237
3,696
2,368
4,732
2,392
3.64
Port Stanley Area Specific Services:
Water Services
512
303
194
388
196
0.25
Wastewater Services
5,725
3,393
2,174
4,344
2,196
3.39
Total Port Stanley Area Specific Services
6,237
3,696
2,368
4,732
2,392
3.64
Union Area Specific Services:
Water Services
-
-
-
-
-
0.00
Wastewater Services
5,725
3,393
2,174
4,344
2,196
3.39
Total Union Area Specific Services
5,725
3,393
2,174
4,344
2,196
3.39
Southblock Area Specific Services:
Water Services
512
303
194
388
196
0.00
Wastewater Services
5,725
3,393
2,174
4,344
2,196
0.00
Total Southblock Area Specific Services
6,237
3,696
2,368
4,732
2,392
0.00
RESIDENTIAL
Service
Service
RESIDENTIAL
Watson & Associates Economists Ltd.
PAGE G-21
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Schedule "C-1" Map of the Port Stanley Area
Watson & Associates Economists Ltd.
PAGE G-22
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Schedule "C-2" Map of the Union Area
Watson & Associates Economists Ltd.
PAGE G-23
H:\Central Elgin\2020 DC\Report\Report.docx
Schedule "C-3" Map of the Belmont Area
Watson & Associates Economists Ltd.
PAGE G-24
H:\Central Elgin\2020 DC\Report\Report.docx
Schedule "C-4" Map of the Norman & Lyndale Area
Watson & Associates Economists Ltd.
PAGE G-25
H:\Central Elgin\2020 DC\Report\Report.docx
Schedule "C-5" Map of the North Lynhurst Area
Watson & Associates Economists Ltd.
PAGE G-26
H:\Central Elgin\2020 DC\Report\Report.docx
Schedule "C-6" Map of the Lynhurst Area
Watson & Associates Economists Ltd.
PAGE G-27
H:\Central Elgin\2020 DC\Report\Report.docx
Schedule "C-7" Map of the Southblock Area