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REPORT FOR PUBLIC CONSULTATION
PREPARED BY HEMSON FOR THE CITY OF CLARENCE-ROCKLAND
DEVELOPMENT CHARGES
BACKGROUND STUDY
November 15, 2024
1000 - 30 St. Patrick Street, Toronto ON M5T 3A3
416 593 5090 | [email protected] | www.hemson.com
CONTENTS
1.
EXECUTIVE SUMMARY
1
2.
INTRODUCTION
5
A.
Legislative Context
6
B.
Relevant Analysis
6
C.
Consultation and Approval Process
7
3.
THE DC METHODOLOGY ALIGNS DEVELOPMENT-RELATED COSTS AND
BENEFITS
8
A.
Consideration for Area Rated Services
8
B.
City-Wide Development Charges are Proposed
8
C.
Key Steps in Determining Development Charges for Future Development-
Related Projects
2
D.
Operating & Capital Cost Impacts and Asset Management Plan Leglislative
Requirements
6
4.
DEVELOPMENT FORECAST
8
A.
Residential Forecast
8
B.
Non-Residential Forecast
9
5.
SUMMARY OF HISTORICAL CAPITAL SERVICE LEVELS
10
6.
THE DEVELOPMENT-RELATED CAPITAL FORECAST
12
A.
A Development-Related Capital Forecast is Provided for Council's Approval
12
B.
The Development-Related Capital Forecast for General Services and
services related to a highway
12
C.
The Development-Related Capital Forecast for Engineered Services
15
7.
PROPOSED DEVELOPMENT CHARGES ARE CALCULATED IN ACCORDANCE WITH
THE DCA
17
A.
Development Charges Calculation
17
B.
Comparison of Calculated and Current Development Charges
23
8.
COST OF GROWTH ANALYSIS
25
B.
Asset Management Plan
27
9.
OTHER CONSIDERATIONS AND LEGISLATIVE REQUIREMENTS
29
A.
Development Charges Administration and Collection
29
B.
Changes Arising from Bill 23 and Bill 185
30
C.
Development Charges Administration
31
D.
Local Service Guidelines
32
LIST OF APPENDICES
A.
DEVELOPMENT FORECAST
33
B.
GENERAL SERVICES - TECHNICAL APPENDIX
46
B.1
Library Services
51
B.2
Parks & Recreation
58
B.3
By-law Services
75
B.4
Development Related Studies
83
B.5
Fire Service
88
B.6
Services Related to a Highway - Public Works
97
B.7
Services Related to a Highway - Roads and Related
107
C.
ENGINEERED SERVICES - TECHNICAL APPENDIX
118
C.1
Waterworks Services
120
C.2
Sanitary Sewer Services
131
D.
RESERVE FUNDS
140
E.
COST OF GROWTH
143
F.
LOCAL SERVICE POLICY
152
G.
DEVELOPMENT CHARGE BY-LAW (AVAILABLE UNDER SEPARATE COVER)
168
Executive Summary | 1
1. EXECUTIVE SUMMARY
The following summarizes the findings of the City of Clarence-Rockland's 2024
Development Charges Background Study.
A.
PURPOSE OF DEVELOPMENT CHARGES (DC) BACKGROUND
STUDY
Hemson Consulting Ltd. was retained by the Clarence-Rockland to complete a Development
Charges (DC) Background Study (the "Background Study"). The Background Study provides
the basis and background to update the City's DCs to reflect the servicing needs of
development and redevelopment. The study process is intended to facilitate the passage of
a new by-law to implement new DCs.
i.
Study Consistent with Development Charges Legislation
The City's Background Study is presented as part of a process to approve a new DC By-law
in compliance with the Development Charges Act (DCA). The study is prepared in
accordance with the DCA and associated regulations, including amendments that came into
force through the More Homes, More Choice Act, the COVID-19 Economic Recovery Act, the
More Homes Built Faster Act, and the Cutting Red Tape to Build More Homes Act, 2024, the
latter of which was granted Royal Asset on June 6, 2024.
In December of 2019, Council passed By-Law 2019-85 in advance of the expiry of By-law
2015-13 for the services of Fire Protection, Services Related to a Highway of Public Works
& Roads and Related, Waterworks and Sanitary Sewage in order to continue collecting
development charges.
In 2019, due to proposed provincial legislative changes, development charges for soft
services of Library, Parks and Recreation, By-law and Development Related Studies were
not updated until 2021 and as permitted were levied under By-law 2015-13. In October of
2021, By-Law 2021-90 was passed for the soft services.
The City needs to continue implementing DCs to fund capital projects throughout Clarence-
Rockland so that new development pays for its capital requirements to the extent allowed
by the DCA and so that new services required by growth are provided in a fiscally
responsible manner.
Executive Summary | 2
ii.
Key Steps of the Development Charges Calculation
In accordance with the DCA and associated regulation, several key steps are required to
calculate development charges. These include:
preparing a development (growth) forecast;
establishing historical service levels;
determining the increased needs for services arising from development and
appropriate shares of capital costs; and
determining how these costs are attributed to development types (i.e. residential
and non-residential).
iii.
Development-Related Capital Forecast is Subject to Change
One of the recommendations contained in the Background Study is for Council to adopt the
development-related capital program derived for the purposes of the development charges
calculation. It is assumed that future capital budgets and forecasts will continue to bring
forward the development-related projects contained herein that are consistent with the
development occurring in the City. It is acknowledged that changes to the capital program
presented here may occur through the City's normal capital budget process.
B.
DEVELOPMENT FORECST
The table below summarizes the residential and non-residential development forecast over
the 10-year planning period (2024-2033) and over the longer-term to 2046. The forecast is
further discussed in Appendix A.
Executive Summary | 3
C.
DEVELOPMENT-RELATED CAPITAL PROGRAM
The development-related capital program for general services and services related to a
highway is planned over a 10-year period from 2024 to 2033. The gross cost of the program
amounts to $129.15 million, of which $61.32 million is eligible for recovery through
development charges. For the engineered services of water and sanitary sewer services, the
capital programs cover a long-term planning period from 2024-2046. The gross cost of the
program amounts to $148.68 million, of which $62.58 million is eligible for recovery through
development charges. Details regarding the capital programs for each service are provided
in Appendix B for services under the 10-year planning horizon and Appendix C for
engineered services of water and sanitary sewer under the planning horizon to 2046.
D.
CALCULATED DEVELOPMENT CHARGES
Development charge rates have been established under the parameters and limitations of
the DCA. A City-wide uniform cost recovery approach is used to calculate development
charges for all services. This approach is in keeping with current DC practice in the City.
The table below provides the maximum calculated City-wide charges for residential and
non-residential development based on the aforementioned development forecast. The total
charge represents a serviced unit or non-residential development.
2023
Estimate
Residential
Total Occupied Dwellings
10,493
1,780
12,273
3,437
13,930
Total Population
Census
27,153
3,282
30,435
6,769
33,922
Population In New Dwellings
4,775
9,222
Non-Residential
Employment
6,209
409
6,618
956
7,165
Non-Residential Building Space (sq.m.)
20,450
47,800
Growth
Total at
2033
Growth
Total at
2046
City-wide Development Forecast
10-Year
Planning Period
2024 - 2033
Long-Term
Planning Period
2024 - 2046
Executive Summary | 4
E.
COST OF GROWTH ANALYSIS
An overview of the long-term capital and operating costs, as well as the asset
management-related annual provisions for capital facilities and infrastructure to be
included in the DC by-law, is provided in Section 8 and Appendix E of the Background
Study. This examination is required by the DCA.
F.
DC BY-LAW INCLUDED UNDER SEPARATE COVER
The City's proposed DC By-law will be released in draft at least two weeks prior to the
public meeting being held under the DCA on December 11, 2024.
Service
Single & Semi-
Rows &
Detached
Other Multiples
($/sq.m)
Library Services
$667
$530
$353
$0.00
Parks And Recreation
$9,200
$7,311
$4,874
$0.00
By-Law Services
$36
$28
$19
$0.26
Development Related Studies
$192
$153
$102
$1.29
Fire Services
$1,244
$988
$659
$8.44
Services Related to a Highway
Public Works
$873
$694
$463
$5.98
Roads And Related
$24,297
$19,309
$12,872
$164.95
Waterworks
$9,373
$7,449
$4,966
$62.28
Sanitary Sewer Services
$13,307
$10,575
$7,050
$88.50
TOTAL DEVELOPMENT CHARGE (SERVICED)
$59,189
$47,037
$31,358
$331.70
Non-Residential
Apartments
Charge By Unit Type
Introduction | 5
2. INTRODUCTION
The City of Clarnece-Rockland's 2024 Development Charges (DC) Background Study is
presented as part of the process to approve a new DC by-law in compliance with the
Development Charges Act, 1997 (DCA). As the City experiences residential and non-residential
development that will increase the demand on municipal services, the City wishes to
implement development charges to fund capital projects related to growth so that development
continues to be serviced in a fiscally responsible manner.
The DCA and O. Reg. 82/98 require that a DC background study be prepared in which
development charges are determined with reference to:
A forecast of the amount, type and location of population, housing, and non-residential
development anticipated in the City;
The average capital service levels provided in the City over the 15-year period
immediately preceding the preparation of the background study;
A review of future capital projects, including an analysis of gross expenditures, funding
sources, and net expenditures incurred, or to be incurred, by the City or its local boards
to provide for the anticipated development, including the determination of the eligible
and ineligible components of the capital projects;
An asset management plan that demonstrates that all assets are financially sustainable
over their full life cycle; and,
An examination of the long-term capital and operating costs for the capital
infrastructure required for each service to which the development charges by-laws
would relate.
This study presents the results of the review to determine the development-related net
capital costs that are attributable to development that is forecast to occur in the City. The
development-related net capital costs are then apportioned among various types of
development (residential and non-residential) in a manner that reflects the increase in the
need for each service attributable to each type of development. The study therefore
calculates development charges for various types of development.
The DCA provides for a period of public review and comment regarding the proposed
development charges. This process includes considering and responding to comments
received by members of the public about the calculated charges. Following completion of
Introduction | 6
this process, in accordance with the DCA and Council's review of this study, it is intended
that Council will pass a new development charges by-law for the City.
The remainder of this study sets out the information and analysis upon which the proposed
development charges are based.
A.
LEGISLATIVE CONTEXT
The study is prepared in accordance with the DCA and associated regulations, including the
amendments that came into force most recently on November 28, 2022 under the More
Homes Built Faster Act, 2022, and on June 6, 2024 under the Cutting Red Tape to Build
More Homes Act, 2024. The latter reversed the 5-year mandatory phase-in of DCs and
implemented DC exemptions for affordable housing projects that meet the DCA eligibility
requirements. Key legislative changes incorporated into this study include:
Historical service level standards have been extended from a 10 to 15-year planning
period;
DC by-laws now expire every 10 years instead of 5 years;
The amount of interest paid on DC deferrals and freeze is capped at prime plus 1%;
Costs associated with affordable housing services are now ineligible for recovery
through DCs;
Municipalities must spend or allocate 60% of available DC reserve funds per year for
roads, water and wastewater services;
DC discounts for purpose-built rentals based on the number of bedrooms; and
DC exemptions for affordable and attainable housing developments which meet the
provisions of the DCA.
B.
RELEVANT ANALYSIS
The underlying assumptions and calculation methodologies contained in the DC Background
Study have been informed by a range of inputs including the City's capital budget and
forecasts, existing master plans, and discussions with City staff and Council.
Introduction | 7
C.
CONSULTATION AND APPROVAL PROCESS
The following provides a summary of the consultation and approval process undertaken to
complete the Background Study. Following the release of the Background Study, consultation
will continue with the public prior to the passage of the new DC By-law(s) anticipated to
occur in January 2025.
Activity
Date
Council Information Package
November 8, 2024
Public Release of DC Background Study
November 15, 2024
Statutory Public Meeting of Council
December 11, 2024
Passage of 2025 DC By-law
January 2025 (targeted)
The DC Methodology Aligns Development-Related Costs and Benefits | 8
3. THE DC METHODOLOGY ALIGNS
DEVELOPMENT-RELATED COSTS AND
BENEFITS
Several key steps are required in calculating a development charge. However, specific
circumstances arise in each municipality which must be reflected in the calculation. In
this study, we have tailored our approach to the Clarence-Rockland's unique
circumstances. The approach to the calculated DCs is focused on providing a reasonable
alignment of development-related costs with the development that necessitates them.
This study calculates charges on a City-wide basis.
A.
CONSIDERATION FOR AREA RATED SERVICES
In accordance with the DCA, Council must consider the use of area rating, also known as
area-specific DCs, as part of the Background Study. Based on discussions with staff and
Council, a City-wide approach has been used as part of this Background Study update.
B.
CITY-WIDE DEVELOPMENT CHARGES ARE PROPOSED
The DCA requires that DC by-laws designate the areas within which DCs shall be imposed.
The DC's may apply to all lands in a municipality or to other designated development areas
as specified in the by-laws.
For all services, a range of capital facilities and infrastructure is available throughout the
City, and all Clarence-Rockland residents and employees have access to these assets. As
new development occurs, new infrastructure will be needed in order to maintain overall
service levels in the City. A widely accepted method of sharing the development-related
capital costs for such City services is to apportion them over all the anticipated growth.
The following services are included in the City-wide DC calculations:
Library Services
Parks and Recreation
By-Law Services
Development-Related Studies
Fire Services
Services Related to a Highway
(Public Works and Roads and
Related)
Waterworks Services
Sanitary Sewer Services
The DC Methodology Aligns Development-Related Costs and
Benefits | 2
These services form a reasonable basis in which to plan and administer the City-wide
development charges. It is noted that the analysis of each of these services examines the
individual capital facilities and equipment that constitute it. The resulting DCs for these
services would be imposed against all development anywhere in the City.
C.
KEY STEPS IN DETERMINING DEVELOPMENT CHARGES FOR
FUTURE DEVELOPMENT-RELATED PROJECTS
Several key steps are required in calculating development charges for future development-
related projects. These are summarized below and illustrated in Figure 1.
The DC Methodology Aligns Development-Related Costs and
Benefits | 3
Figure 1: Statutory Requirements of Development Charge Calculation and Study Process
The DC Methodology Aligns Development-Related Costs and
Benefits | 4
i.
Development Forecast
The first step in the methodology requires that a development forecast be prepared for
forecast study period, in this case, a 10-year period from 2024-2033 is employed for general
services and services related to a highway while a 23-year period to 2046 is employed for
engineered services of water and sanitary sewer.
The forecast of the future residential and non-residential development is based on growth
anticipated to occur in the City. For the residential portion of the forecast both the Census
or "net" population growth and population growth in new units is estimated. Net population
growth determines the need for additional facilities and provides the foundation for the
development-related capital program.
When calculating the development charge however, the development-related net capital
costs are spread over the total additional population that occupy new housing units. This
population in new units represents the population from which development charges will be
collected.
The non-residential portion of the forecast estimates the gross floor area (GFA) of building
space to be developed over the full planning period. The forecast of GFA is based on the
employment forecasts for the City. Factors for floor space per worker are used to convert the
employment forecast into gross floor areas for the purposes of the Background Study.
ii.
Service Categories and Historical Service Levels
The DCA provides that the increase in the need for service attributable to anticipated
development:
... must not include an increase that would result in the level of service exceeding the
average level of that service provided in the municipality over the 15-year period
immediately preceding the preparation of the background study...(s. 5. (1) 4.)
Historical 15-year average service levels thus form the basis for development charges. A
review of the City's capital service levels for buildings, land, vehicles, and so on has
therefore been prepared as a reference for the calculation so that the portion of future
capital projects that may be included in the development charge can be determined. The
historical service levels used in this study have been calculated based on the period 2009-
2023.
The DC Methodology Aligns Development-Related Costs and
Benefits | 5
iii.
Development-Related Capital Forecast and Analysis of DC Eligible
Costs to be Recovered through Development Charges
A development-related capital program has been prepared by the City's departments, in
consultation with Hemson, as part of the study. The program identifies development-related
projects and their gross and net municipal costs, after allowing for capital grants, subsidies
or other recoveries as required by the Act (DCA, s. 5. (2)). The capital program provides
another cornerstone upon which development charges are based. The DCA requires that
the increase in the need for service attributable to the anticipated development may include
an increase:
... only if the council of the Municipality has indicated that it intends to ensure
that such an increase in need will be met. (s. 5. (1) 3.)
In conjunction with DCA, s. 5. (1) 4. referenced above, these sections have the effect of
requiring that the development charge be calculated on the lesser of the historical 15-year
average service levels or the service levels embodied in future plans of the City. The
development-related capital program prepared for this study ensures that development
charges are only imposed to help pay for projects that have been or are intended to be
purchased or built in order to accommodate future anticipated development. It is not
sufficient in the calculation of development charges merely to have had the service in the
past. There must also be a demonstrated commitment to continue to emplace facilities or
infrastructure in the future. In this regard, O. Reg. 82/98, s. 3 states that:
For the purposes of paragraph 3 of subsection 5 (1) of the Act, the council of a
Municipality has indicated that it intends to ensure that an increase in the need for
service will be met if the increase in service forms part of an official plan, capital
forecast or similar expression of the intention of the council and the plan, forecast
or similar expression of the intention of the council has been approved by the
council.
For some projects in the development-related capital program, a portion of the project may
confer benefits to existing residents. As required by the DCA, s. 5. (1) 6., these portions of
projects and their associated net costs are the funding responsibility of the City from non-
development charges sources. The amount of municipal funding for such non-DC-eligible
shares of projects is also identified as part of the preparation of the development-related
capital program.
There is also a requirement in the DCA to reduce the applicable development charge by the
amount of any "uncommitted excess capacity" that is available for a service. Such capacity
The DC Methodology Aligns Development-Related Costs and
Benefits | 6
is available to partially meet the future servicing requirements. Adjustments are made in the
capital program analysis to meet this requirement of the DCA.
iv.
Attribution of Types of Development
The next step in the determination of development charges is the allocation of the
development-related net capital costs between the residential and the non-residential
sectors. In the City of Clarence-Rockland, the allocation is based on projected changes in
population in new units and employment over the planning periods.
Where reasonable data exist, the apportionment is based on the expected demand for, and
use of, the service by sector (e.g. shares of population in new units and employment).
The residential component of the development charges is applied to different housing types
based on average occupancy factors. The non-residential component is applied on the basis
of gross floor area of building space in square metres.
v.
Final Adjustment
The final determination of the development charge results from adjustments made to
development-related DC eligible costs for each service and sector resulting from the
application of any unallocated growth-related reserve fund balances that are available to
fund the development-related capital costs in the capital program.
D.
OPERATING & CAPITAL COST IMPACTS AND ASSET
MANAGEMENT PLAN LEGLISLATIVE REQUIREMENTS
Section 10 of the DCA identifies what must be included in a Development Charges
Background Study, namely:
s.10 (2) The development charge background study shall include,
(c) an examination, for each service to which the development charge by-law
would relate, of the long-term capital and operating costs for capital
infrastructure required for the service; and
(c.2) an asset management plan prepared in accordance with subsection (3).
i.
Asset Management Plan
(3) The asset management plan shall,
The DC Methodology Aligns Development-Related Costs and
Benefits | 7
(a) deal with all assets whose capital costs are proposed to be funded under the
development charge by-law;
(b) demonstrate that all the assets mentioned in clause (a) are financially
sustainable over their full life cycle;
(c) contain any other information that is prescribed; and
(d) be prepared in a prescribed manner.
The requirement to include an Asset Management Plan (AMP) was part of the DCA
amendments that came into effect on January 1, 2016. A key function of the Asset
Management Plan is to demonstrate that all assets proposed to be funded under the
development charges by-law are financially sustainable over their full life cycle. The section
of the DC Background Study that deals with the operating and capital cost impacts and the
asset management plan can be found in Appendix E.
Development Forecast | 8
4. DEVELOPMENT FORECAST
This section provides the basis for the development forecasts used to calculate the
development charges for the City of Clarence-Rockland. A more detailed summary of the
forecasts, including tables illustrating historical trends and forecast results is provided in
Appendix A.
The forecasts are based on a range of statistical data including Statistics Canada Census and
National Household Survey data, Canada Mortgage Housing Corporation (CMHC) housing
market information. The development forecasts are also based on the United Counties of
Prescott and Russell's 2022 Growth Management Strategy Update (March 30th, 2022).
A.
RESIDENTIAL FORECAST
DCs are levied on residential development as a charge per new unit. Therefore, for the residential
forecast, a projection of the population growth (or net population growth) as well as the population
growth in new units is required.
The population growth determines the need for additional facilities and provides the
foundation for the development-related capital program.
When calculating the development charge, the development-related net capital
costs are spread over the total additional population that occupy new housing units.
This population in new units represents the population from which development
charges will be collected.
Table 1 provides a summary of the residential forecast for a ten-year period from 2024 to 2033
and a long-term planning period to 2046. The 10-year planning period is applicable to all
general services and services related to a highway while the 23-year period is applicable to the
engineered services of water and sanitary sewer.
As shown on Table 1, over the 10-year planning period from 2024 to 2033, the number of
households is forecast to increase by 1,780. This translates to population growth in new units
of 4,775 persons. Over the 23-year planning period to 2046, the number of households is
estimated to increase by 3,437, translating to a population growth in new units of 9,222
persons.
The City's census population is forecast to increase by 3,282 over the next 10 years and 6,769
over the next 23 years, reaching 30,435 people by 2033 and 33,922 people by 2046.
Development Forecast | 9
B.
NON-RESIDENTIAL FORECAST
DCs are levied on non-residential development as a charge per square metre of GFA. The non-
residential forecast requires a projection of employment growth as well as a projection of new
floor space in the City.
The non-residential forecast projects an increase of 409 jobs by 2033 and 956 jobs by 2046,
excluding work from home employment. The net employment growth will be accommodated
with approximately 20,450 square metres of new non-residential building space by 2033 and
47,800 square metres by 2046.
A summary of the non-residential growth forecast can be found in Table 1.
CITY OF CLARENCE-ROCKLAND
SUMMARY OF RESIDENTIAL AND NON-RESIDENTIAL
DEVELOPMENT FORECAST
2023
Estimate
Residential
Total Occupied Dwellings
10,493
1,780
12,273
3,437
13,930
Total Population
Census
27,153
3,282
30,435
6,769
33,922
Population In New Dwellings
4,775
9,222
Non-Residential
Employment
6,209
409
6,618
956
7,165
Non-Residential Building Space (sq.m.)
20,450
47,800
TABLE 1
Growth
Total at
2033
Growth
Total at
2046
City-wide Development Forecast
10-Year
Planning Period
2024 - 2033
Long-Term
Planning Period
2024 - 2046
Summary of Historical Capital Service Levels | 10
5. SUMMARY OF HISTORICAL CAPITAL SERVICE
LEVELS
The DCA and O. Reg. 82/98 require that the development charges be set at a level no
higher than the average service level provided in the City over the 15-year period
immediately preceding the preparation of the background study, on a service-by-service
basis.
For General Services (Library, Parks and Recreation, By-Law, Fire) and Services Related to
a Highway (Public Works, and Parks and Recreation), the legislative requirement is met by
documenting historical service levels for the preceding 15 years; in this case, for the period
2009 to 2023. Typically, service levels are measured as a ratio of inputs per capita or per
capita and employee.
O. Reg. 82/98 requires that when determining historical service levels both quantity and
quality of service be taken into consideration. In most cases, the service levels are initially
established in quantitative terms. For example, service levels for buildings are presented in
terms of square feet per capita. The qualitative aspect is introduced by the consideration of
the monetary value of the facility or service. In the case of buildings, for example, the cost
would be shown in terms of dollars per square foot to replace or construct a facility of the
same quality. This approach helps to ensure that the development-related capital facilities
that are to be charged to new development reflect not only the quantity (number and size)
but also the quality (value or replacement cost) of service provided historically by the City.
Both the quantitative and qualitative aspects of service levels used in the present analysis
are based on information provided by City staff based on historical records and their
experience with costs to acquire or construct similar facilities, equipment and
infrastructure.
Table 2 summarizes service levels for all services included in the development charges
calculations. Appendix B provides detailed historical inventory data upon which the
calculation of service levels is based on.
Summary of Historical Capital Service Levels | 11
TABLE 2
CITY OF CLARENCE-ROCKLAND
SUMMARY OF AVERAGE HISTORICAL SERVICE LEVELS 2009 - 2023
Service
1.0
LIBRARY SERVICES
$318.52 per capita
Buildings
$240.65 per capita
Land
$5.16 per capita
Materials
$55.63 per capita
Furniture And Equipment
$17.08 per capita
2.0
PARKS AND RECREATION
$5,147.48 per capita
Indoor Recreation
$4,216.98 per capita
Park Facilities
$930.50 per capita
3.0
BY-LAW SERVICES
$13.97 per capita
Buildings
$2.18 per capita
Land
$0.01 per capita
Furniture And Equipment
$11.78 per capita
4.0
FIRE SERVICES
$550.99 per pop & empl
Buildings
$225.83 per pop & empl
Land
$23.36 per pop & empl
Furniture & Equipment At Stations
$17.71 per pop & empl
Vehicles
$232.89 per pop & empl
Equipment And Gear
$51.20 per pop & empl
5.0
PUBLIC WORKS
$400.09 per pop & empl
Buildings
$125.08 per pop & empl
Land
$17.49 per pop & empl
Furniture And Equipment
$4.48 per pop & empl
Small Tools
$3.27 per pop & empl
Fleet
$245.69 per pop & empl
Fleet Contracted Services
$4.08 per pop & empl
6.0
ROADS AND RELATED
$16,536.03 per pop & empl
Roads
$15,060.70 per pop & empl
Bridges & Culverts
$772.86 per pop & empl
Streetlights
$319.97 per pop & empl
Sidewalks
$382.50 per pop & empl
2009 - 2023
Service Level
Indicator
The Development-Related Capital Forecast | 12
6. THE DEVELOPMENT-RELATED CAPITAL
FORECAST
The DCA requires the Council of a Municipality to express its intent to provide future capital
facilities at the level incorporated in the development charges calculation. As noted above
in Section 2, O. Reg. 82/98, s. 3 states that:
For the purposes of paragraph 3 of subsection 5 (1) of the Act, the council of a Municipality has
indicated that it intends to ensure that an increase in the need for service will be met if the
increase in service forms part of an official plan, capital forecast or similar expression of the
intention of the council and the plan, forecast or similar expression of the intention of the
council has been approved by the council.
A.
A DEVELOPMENT-RELATED CAPITAL FORECAST IS PROVIDED
FOR COUNCIL'S APPROVAL
Based on the development forecasts summarized in Section 4 and detailed in Appendix A,
City staff, in collaboration with the consultants, developed a development-related capital
program setting out those projects that are required to service anticipated development. For
all general services and services related to a highway, the capital plan covers the 10-year
period from 2024-2033. A long-term planning period to 2046 is used for the capital plan for
the engineered services of water and sanitary sewer services.
One of the recommendations contained in the Background Study is for Council to adopt the
development-related capital program derived for the purposes of the development charges
calculation. It is assumed that future capital budgets and forecasts will continue to bring
forward the development-related projects contained herein that are consistent with the
development occurring in the City. It is acknowledged that changes to the capital program
presented here may occur through the City's normal capital budget process.
B.
THE DEVELOPMENT-RELATED CAPITAL FORECAST FOR
GENERAL SERVICES AND SERVICES RELATED TO A HIGHWAY
A summary of the development-related capital forecast for general services and services
related to a highway is presented in Table 3.
The Development-Related Capital Forecast | 13
The development-related capital forecast estimates a total gross cost of $129.15 million. A
total of $2.93 million of grants and subsidies has been identified to help fund the program.
Therefore, the City's share of the capital forecast is reduced to $126.22 million.
The capital forecast incorporates those projects identified to be related to development
anticipated in the next 10 years. It is not implied that all of these costs are to be recovered
from new development by way of development charges. Portions of the capital forecast may
relate to replacement of existing facilities, shares of projects that benefit the existing
population, or growth anticipated to occur beyond the 2024-2033 planning period. After
these reductions, the remaining development-related capital costs are brought forward to
the development charges calculation.
The capital forecast associated with Library Services includes provisions for additional
facility expansions, parking spaces, materials, and a book mobile, for a total of $3.05 million.
The capital program for Parks and Recreation amounts to $17.07 million and provides for
new parkland development (including new playgrounds, washrooms, waterfront, and sports
parks), debenture repayment recoveries, upgrades to various existing facility features, and
parks and recreation master plans.
The capital forecast associated with By-Law Services provides for the recovery of negative
reserve balance and additional vehicles and equipment totalling about $171,600.
The capital forecast associated with Development-Related Studies includes various
planning studies and master plans over the planning period amounting to approximately
$337,900.
The capital forecast associated with Fire Services totals $3.99 million and provides for the
recovery of DC debenture payments associated to a fire hall expansion, a new vehicle and a
Fire Master Plan.
The capital works for Services Related to a Highway - Public Works totals $6.62 million.
This includes new snow depots (including land acquisition) at Rockland and Bourget, a
garage renovation and expansion, and the acquisition of fleet and equipment.
The Services Related to a Highway - Roads and Related capital program includes bike
and multi-use paths, roadworks, intersection improvements, sidewalk improvements,
developer projects, County roadworks, and transportation master plan and studies at a total
cost of $94.98 million.
The Development-Related Capital Forecast | 14
Further details on the capital forecasts for each individual service are available in Appendix
B.
Gross
Grants/
Municipal
Service
Cost
Subsidies
Cost
1.0
LIBRARY SERVICES
$3,053.4
$0.0
$3,053.4
1.1 Branch Expansion
$2,810.8
$0.0
$2,810.8
1.2 Materials and Equipment
$182.6
$0.0
$182.6
1.3 Materials and Equipment
$60.0
$0.0
$60.0
2.0 PARKS AND RECREATION
$20,003.1
$2,930.0
$17,073.1
2.1 Indoor Recreation Debt
$1,584.1
$0.0
$1,584.1
2.2 Indoor Recreation Facilities
$6,760.0
$2,930.0
$3,830.0
2.3 Park Facilities
$11,359.0
$0.0
$11,359.0
2.4 Studies
$300.0
$0.0
$300.0
3.0 BY-LAW SERVICES
$171.6
$0.0
$171.6
3.1 Recovery of Negative Reserve Fund Balance
$76.8
$0.0
$76.8
3.2 Buildings & Equipment
$94.8
$0.0
$94.8
4.0 DEVELOPMENT RELATED STUDIES
$337.9
$0.0
$337.9
4.1
Negative Reserve Fund Balance
$12.9
$0.0
$12.9
4.2 Development-Related Studies
$325.0
$0.0
$325.0
5.0 FIRE SERVICES
$3,987.1
$0.0
$3,987.1
5.1 Buildings, Land & Furnishings
$2,362.1
$0.0
$2,362.1
5.2 Vehicles
$1,500.0
$0.0
$1,500.0
5.3 Equipment & Studies
$125.0
$0.0
$125.0
SERVICES RELATED TO A HIGHWAY
6.0 PUBLIC WORKS
$6,620.0
$0.0
$6,620.0
6.1 Buildings & Equipment
$5,020.0
$0.0
$5,020.0
6.2 Fleet & Equipment
$1,600.0
$0.0
$1,600.0
7.0 ROADS AND RELATED
$94,981.4
$0.0
$94,981.4
7.1 City-Wide Roads Projects
$94,981.4
$0.0
$94,981.4
TOTAL - GENERAL SERVICES + SERVICES RELATED TO A HIGHWAY
$129,154.5
$2,930.0
$126,224.5
TABLE 3
CITY OF CLARENCE-ROCKLAND
SUMMARY OF DEVELOPMENT-RELATED CAPITAL PROGRAM
FOR GENERAL SERVICES 2024 - 2033
(in $000)
The Development-Related Capital Forecast | 15
C.
THE DEVELOPMENT-RELATED CAPITAL FORECAST FOR
ENGINEERED SERVICES
Table 4 provides the City-wide development-related capital recoveries for the Waterworks
and Sanitary Sewage services. The City-wide gross capital program totals $148.68 million
and provides servicing for anticipated development over the 23-year planning period from
2024-2046. There are a substantial amount of funding contributions anticipated from other
municipalities to pay for a share of the water related expansion projects. The $61.62 million
in contributions have been considered which reduces the capital program to a net municipal
cost of $87.06 million.
The largest proportion of the net municipal engineering capital program cost is associated
with growth-related Sanitary Sewer projects. The various treatment plant improvements,
pumping stations, linear infrastructure projects and studies have a net municipal cost of
$51.19 million.
Waterworks projects include investments in the treatment plant, as well as linear
infrastructure, pumping stations and studies. The net municipal cost totals $35.88 million.
The Development-Related Capital Forecast | 16
Service
1.0 WATERWORKS
$97,494.3
$61,616.0
$35,878.3
1.1 Water Treatment Plant Projects
$34,770.0
$11,242.1
$23,527.9
1.2 Studies
$3,150.0
$1,020.0
$2,130.0
1.3 Watermains
$49,950.3
$43,343.4
$6,606.8
1.4 Water Pumping Station and Storage
$9,624.0
$6,010.5
$3,613.5
2.0 SANITARY SEWER SERVICES
$51,185.0
$0.0
$51,185.0
2.1 Water Pollution Conrol Plant Projects
$30,329.0
$0.0
$30,329.0
2.2 Studies
$300.0
$0.0
$300.0
2.3 Sewage Pumping Stations
$18,551.0
$0.0
$18,551.0
2.4 Sewers
$2,005.0
$0.0
$2,005.0
TOTAL - 23-YEAR PROGRAM
$148,679.3
$61,616.0
$87,063.3
Gross Cost
Grants / Subsidies
Net
Municipal
TABLE 4
CITY OF CLARENCE-ROCKLAND
SUMMARY OF DEVELOPMENT-RELATED CAPITAL PROGRAM
FOR ENGINEERED SERVICES 2024 - 2046
(in $000)
Proposed Development Charges are Calculated in Accordance
with the DCA | 17
7. PROPOSED DEVELOPMENT CHARGES ARE
CALCULATED IN ACCORDANCE WITH THE
DCA
This section summarizes the calculation of development charges for each service and the
resulting total development charge by type of development. For all services, the calculation
of the per capita (residential) and per square metre (non-residential) charges is reviewed.
For residential development, the total per capita amount is applied to different housing
types on the basis of average occupancy factors. For non-residential development, the
calculated development charges rates are based on gross floor area (GFA) of building
space.
It is noted that the calculation of the development charges does not include any provision
for exemptions required under the DCA, for example, the exemption for enlargements of up
to 50% on existing industrial buildings or for affordable housing exemptions. Such legislated
exemptions, or other exemptions which Council may choose to provide, will result in a loss
of development charges revenue for the affected types of development. Any such revenue
loss may not be offset by increasing other portions of the calculated charge.
A.
DEVELOPMENT CHARGES CALCULATION
A summary of the "unadjusted" residential and non-residential development charges is
presented in Tables 5 for services using a 10-year planning horizon and Table 6 for
engineered services of water and sanitary sewer under a longer-term planning horizon to
2046. Further details of the calculations for each individual City service category are
available in Appendix B for the general services and services related to a highway (10-year
program) and Appendix C for engineered services of water and sanitary sewer (to 2046).
i.
General Services and Services Related to a Highway
A summary of the "unadjusted" residential and non-residential development charges for
general services is presented in Table 5.
Proposed Development Charges are Calculated in Accordance
with the DCA | 18
The capital forecast for general services and services related to a highway incorporates
those projects identified to be related to development anticipated in the next 10-years.
However, not all of the capital costs are to be recovered from new development by way of
development charges. Table 5 shows that $16.69 million of the capital forecast relates to
replacement of existing capital facilities or for shares of projects that provide benefit to the
existing community. These portions of capital costs will have to be funded from non-
development charge revenue sources.
Another share of the forecast, $34.47 million, is attributable to development beyond the
2033 period (and may therefore be recovered under future development charge studies).
10 Year Growth in Population in New Units
4,775
10 Year Growth in Square Metres
20,450
Total DC
Service
Net
Replacement
Eligible
Municipal
& Benefit to
Other
Available
Post-2033
Costs for
Cost
Existing
Contributions
DC Reserves
Benefit
Recovery
($000)
($000)
($000)
($000)
($000)
($000)
%
($000)
%
($000)
1.0
LIBRARY SERVICES
$3,053.4
$0.0
$0.0
$379.9
$1,628.1
$1,045.4
100%
$1,045.4
0%
$0.00
Unadjusted Development Charge Per Capita
$218.9
Unadjusted Development Charge Per Sq.M
$0.00
2.0
PARKS AND RECREATION
$17,073.1
$993.5
$0.0
$1,921.0
$0.0
$14,158.6
100%
$14,158.6
0%
$0.00
Unadjusted Development Charge Per Capita
$2,965.2
Unadjusted Development Charge Per Sq.M
$0.00
3.0
BY-LAW SERVICES
$171.6
$0.0
$0.0
$0.0
$120.0
$51.6
92%
$47.4
8%
$4.13
Unadjusted Development Charge Per Capita
$9.9
Unadjusted Development Charge Per Sq.M
$0.20
4.0
DEVELOPMENT RELATED STUDIES
$337.9
$37.5
$0.0
$0.0
$0.0
$300.4
92%
$276.3
8%
$24.03
Unadjusted Development Charge Per Capita
$57.9
Unadjusted Development Charge Per Sq.M
$1.18
5.0
FIRE SERVICES
$3,987.1
$1,125.0
$0.0
$340.4
$488.0
$2,033.7
92%
$1,871.0
8%
$162.70
Unadjusted Development Charge Per Capita
$391.83
Unadjusted Development Charge Per Sq.M
$7.96
SERVICES RELATED TO A HIGHWAY
6.0
PUBLIC WORKS
$6,620.0
$2,510.0
$0.0
$1,114.7
$1,518.5
$1,476.7
92%
$1,358.6
8%
$118.14
Unadjusted Development Charge Per Capita
$284.5
Unadjusted Development Charge Per Sq.M
$5.78
7.0
ROADS AND RELATED
$94,981.4
$12,027.1
$5,170.5
$4,811.2
$30,717.0
$42,255.5
92%
$38,875.1
8%
$3,380.44
Unadjusted Development Charge Per Capita
$8,141.4
Unadjusted Development Charge Per Sq.M
$165.30
TOTAL 10-YEAR GENERAL SERVICES
$126,224.5
$16,693.1
$5,170.5
$8,567.3
$34,471.7
$61,321.9
$57,632.5
$3,689.4
Unadjusted Development Charge Per Capita
$12,069.61
Unadjusted Development Charge Per Sq.M
$180.42
Share
Share
TABLE 5
CITY OF CLARENCE-ROCKLAND
SUMMARY OF UNADJUSTED RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGES
10-YEAR CAPITAL PROGRAM FOR GENERAL SERVICES AND SERVICES RELATED TO A HIGHWAY
Development-Related Capital Program (2024 - 2033)
Residential
Non-Residential
Proposed Development Charges are Calculated in Accordance
with the DCA | 19
Direct developer contributions of $5.17 million has been identified for capital projects
associated with Roads and Related and are netted off the total capital costs.
After accounting for the development-related reserves ($8.57 million), the total costs
eligible for recovery through development charges is $61.32 million. This amount is
allocated between the residential and non-residential sectors to derive the unadjusted
development charges. Library and Parks and Recreation are deemed to benefit residential
development only, while the remaining services are allocated between both sectors based
on shares of population in new units and employment growth over the next ten years. The
allocation to the residential sector for these services is calculated at 92 per cent and 8 per
cent to the non-residential sector.
Approximately $57.63 million of the development charges eligible capital program is deemed
to benefit residential development. When this amount is divided by the ten-year growth in
population in new housing units an unadjusted charge of $12,069.61 per capita is the result.
The non-residential share of the capital program totals $3.69 million and when this amount
is divided by the 10-year forecast of non-residential space growth, an unadjusted charge of
$180.42 per square metre is the result.
ii.
Engineered Services
A summary of the "unadjusted" residential and non-residential development charges for
engineered services of water and sanitary sewer is presented in Table 6.
23-Year Growth in Population in New Units
9,222
Employment Growth
956
23-Year Growth in Square Meters
47,800
Total DC
Service
Net
Replacement
Direct
Eligible
Municipal
& Benefit to
Developer
Available
Post-Period
Costs for
Cost
Existing
Contributions
DC Reserves
Benefit
Recovery
($000)
($000)
($000)
($000)
($000)
($000)
%
($000)
%
($000)
1.0 WATERWORKS
$35,878.3
$1,056.6
$0.0
$2,415.1
$7,346.6
$25,060.1
91%
$22,804.7
9%
$2,255.41
Unadjusted Development Charge Per Capita
$2,472.85
Unadjusted Development Charge Per Sq.M
$47.18
2.0 SANITARY SEWER SERVICES
$51,185.0
$395.6
$151.3
$937.6
$12,182.2
$37,518.3
91%
$34,141.6
9%
$3,376.65
Unadjusted Development Charge Per Capita
$3,702.19
Unadjusted Development Charge Per Sq.M
$70.64
TOTAL 23-YEAR ENGINEERED SERVICES
$87,063.3
$1,452.2
$151.3
$3,352.7
$19,528.8
$62,578.4
$56,946.3
$5,632.1
Unadjusted Development Charge Per Capita
$6,175.04
Unadjusted Development Charge Per Sq.M
$117.82
Share
Share
Residential
Non-Residential
TABLE 6
CITY OF CLARENCE-ROCKLAND
SUMMARY OF UNADJUSTED RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGES
CAPITAL PROGRAM FOR ENGINEEERING SERVICES: WATER AND SANITARY SEWER
Development-Related Capital Program (2024 - 2046)
Proposed Development Charges are Calculated in Accordance
with the DCA | 20
Not all of the net municipal costs are to be recovered from new development by way of
development charges. Table 6 shows that $1.45 million of the capital program relates to
replacement of existing capital works or for shares of projects that provide benefit to the
existing community. This amount has been netted off the chargeable capital cost. Other
costs not included in the development charges calculation include $151,300 in direct
developer contributions and $3.35 million in available reserve fund balances. Post-period
shares in the amount of $19.53 million have also been netted out.
The remaining $62.58 million is related to development in the 2024-2046 planning period
and has been included in the development charge calculation.
The capital program eligible for recovery through development charges is allocated to the
residential and non-residential sectors based on future shares of population in new units
and employment growth over the planning period to 2046. On this basis, the allocation to
the residential and non-residential sectors is also calculated at 91 per cent and 9 per cent,
respectively.
Approximately $56.95 million of the engineered services development charges eligible
capital program is deemed to benefit residential development. When this amount is divided
by the 23-year growth in population in new housing units an unadjusted charge of $6,175.04
per capita is the result. The non-residential share of the capital program totals $5.63 million
and when this amount is divided by the 23-year forecast of non-residential space growth,
an unadjusted charge of $117.82 per square metre is the result.
iii.
Adjusted Residential and Non-Residential Development Charges
Final adjustments to the "unadjusted" development charge rates summarized above are
made through a cash flow analysis. The analysis, details of which are included in the
Appendices, considers the borrowing cost and interest earnings associated with the timing
of expenditures and development charge receipts for each service category.
Table 7 summarizes the results of the cash flow adjustments for the residential
development charges rates. The adjusted per capita rate increases from $18,244.66 per
capita to $19,598.87 per capita after the cash flow analysis for the residential charge.
Table 7 also provides the calculated rates by residential unit. The charge for a single or
semi-detached unit is $59,189 per unit, $47,037 for a row or other type of multiple units,
and $31,358 for an apartment unit. The total charge represents a serviced unit (with water
and sanitary sewer) in the City.
Proposed Development Charges are Calculated in Accordance
with the DCA | 21
Table 8 shows the non-residential uniform charge also experiences an increase after cash
flow considerations, from $298.23 to $331.70 per square metre.
Unadjusted
Adjusted Charge
Service
Charge
After Cashflow
Single & Semi-
Rows &
Per Capita
Per Capita
Detached
Other Multiples
Library Services
$218.93
$220.79
$667
$530
$353
Parks And Recreation
$2,965.15
$3,046.39
$9,200
$7,311
$4,874
By-Law Services
$9.93
$11.80
$36
$28
$19
Development Related Studies
$57.87
$63.65
$192
$153
$102
Fire Services
$391.83
$411.77
$1,244
$988
$659
Services Related to a Highway
Public Works
$284.52
$289.23
$873
$694
$463
Roads And Related
$8,141.38
$8,045.24
$24,297
$19,309
$12,872
Waterworks
$2,472.85
$3,103.69
$9,373
$7,449
$4,966
Sanitary Sewer Services
$3,702.19
$4,406.31
$13,307
$10,575
$7,050
TOTAL RESIDENTIAL CHARGE (SERVICED)
$18,244.66
$19,598.87
$59,189
$47,037
$31,358
(1) Based on Persons Per Unit of:
3.02
2.40
1.60
TABLE 7
CITY OF CLARENCE-ROCKLAND
Apartments
Charge By Unit Type
CITY-WIDE DEVELOPMENT CHARGES
RESIDENTIAL DEVELOPMENT CHARGES
Proposed Development Charges are Calculated in Accordance
with the DCA | 22
CITY OF CLARENCE-ROCKLAND
CITY-WIDE DEVELOPMENT CHARGES
NON-RESIDENTIAL DEVELOPMENT CHARGES
Unadjusted
Service
Charge
($/sq.m)
($/sq.m)
Library Services
$0.00
$0.00
Parks And Recreation
$0.00
$0.00
By-Law Services
$0.20
$0.26
Development Related Studies
$1.18
$1.29
Fire Services
$7.96
$8.44
Services Related to a Highway
Public Works
$5.78
$5.98
Roads And Related
$165.30
$164.95
Waterworks
$47.18
$62.28
Sanitary Sewer Services
$70.64
$88.50
TOTAL NON-RESIDENTIAL CHARGE PER SQ.M
(SERVICED)
$298.23
$331.70
TABLE 8
Non-Residential
Proposed Development Charges are Calculated in Accordance
with the DCA | 23
B.
COMPARISON OF CALCULATED AND CURRENT DEVELOPMENT
CHARGES
For illustration purposes, Tables 9 and 10 present a comparison of the newly calculated
residential and non-residential development charges with currently imposed development
charge rates. It illustrates that the residential development charge for a fully serviced
single- or semi-detached unit increases by $27,125 per unit, or 85 per cent.
The current development charge rate for fully serviced non-residential development
increases from $169.57 per square metre to $331.70 per square metre (96 per cent or
162.13 per square metre). The rate increases can largely be attributed to the capital needs
associated with emplacing necessary road, water and sanitary sewer infrastructure in the
City.
Current
Calculated
Service
Residential
Residential
Charge / SDU
Charge / SDU
Library Services
$941
$667
($274)
(29%)
Parks And Recreation
$7,153
$9,200
$2,047
29%
By-Law Services
$27
$36
$9
36%
Development Related Studies
$124
$192
$68
54%
Fire Services
$1,419
$1,244
($175)
(12%)
Services Related to a Highway
Public Works
$1,258
$873
($385)
(31%)
Roads And Related
$12,075
$24,297
$12,222
101%
Waterworks
$3,680
$9,373
$5,693
155%
Sanitary Sewer Services
$5,387
$13,307
$7,920
147%
TOTAL RESIDENTIAL CHARGE (SERVICED)
$32,064
$59,189
$27,125
85%
TABLE 9
CITY OF CLARENCE-ROCKLAND
Difference in Charge
COMPARISON OF CURRENT AND CALCULATED
RESIDENTIAL UNSERVICED DEVELOPMENT CHARGES
Proposed Development Charges are Calculated in Accordance
with the DCA | 24
Current
Calculated
Service
Non-Residential
Non-Residential
Charge / Sq.m
Charge / Sq.m
Library Services
$0.00
$0.00
$0.00
N/A
Parks And Recreation
$0.00
$0.00
$0.00
N/A
By-Law Services
$0.20
$0.26
$0.06
32%
Development Related Studies
$0.86
$1.29
$0.43
50%
Fire Services
$10.09
$8.44
($1.65)
(16%)
Services Related to a Highway
Public Works
$8.94
$5.98
($2.96)
(33%)
Roads And Related
$85.70
$164.95
$79.25
92%
Waterworks
$25.89
$62.28
$36.39
141%
Sanitary Sewer Services
$37.89
$88.50
$50.61
134%
TOTAL NON-RESIDENTIAL CHARGE PER SQ.M
(SERVICED)
$169.57
$331.70
$162.13
96%
TABLE 10
NON-RESIDENTIAL UNSERVICED DEVELOPMENT CHARGES
CITY OF CLARENCE-ROCKLAND
COMPARISON OF CURRENT AND CALCULATED
Difference in Charge
Cost of Growth Analysis | 25
8. COST OF GROWTH ANALYSIS
This section examines the long-term capital and operating costs as well as the asset
management-related annual provisions for the capital facilities and infrastructure to be
included in the DC By-law. This examination is required as one of the provisions of the DCA.
The analysis for all services is included in Appendix E.
i.
Net Operating Costs for the City's Services are Estimated to
Increase over the Forecast Period
Table 11 summarizes the estimated increase in net operating costs that the City will
experience for additions associated with the planned capital program. Additional details are
included in Appendix E.
As shown in Table 11, by 2033, the City's net operating costs are estimated to increase by
$2.12 million. The most significant portion of this increase relates to the Parks and
Recreation capital programs.
ii.
Long-Term Capital Financing from Non-Development Charge
Sources
Table 11 also summarizes the components of the development-related capital program that
will require funding from non-development charge sources as discussed in Sections 7. In
total, $21.86 million will need to be financed from non-development charge sources over the
next ten years for general services and services related to a highway. A total of $1.60 million
will need to be financed from non-development charge sources for engineered services over
a 23-year period. Most of the funding from non-growth sources is related to shares of the
program that provide benefit to the existing community ($16.69 for tax supported services
and $1.45 million for rate supported services of water and sanitary sewer). The remaining
share can be attributed to contributions from developers to fund a portion of the program.
In addition, $34.47 million in interim financing may be required for projects related to
growth in the post-2033 period for general services and services related to a highway. For
engineered services of water and sanitary sewer, the financing related to post-2046 growth-
related projects total $19.53 million. It is likely that most of these monies could be
recovered from future development charges as the by-laws are revisited at least every ten
years.
Cost of Growth Analysis | 26
at 2033 ($000)
Net Operating Impacts (1)
Library Services
$212.8
Parks and Recreation
$717.0
By-law Services
$0.0
Development-Related Studies
$0.0
Fire Services
$37.5
Services Related to a Highway - Public Works
$616.5
Services Related to a Highway - Roads and Related
$534.0
Waterworks
$0.0
Sanitary Sewage
$0.0
NET OPERATING IMPACTS
$2,117.8
GENERAL SERVICES (2024-2033)
Total
Long-term Capital Impact (1)
Total Net Cost
$126,224.5
Net Cost From Development Charges
$61,321.9
Prior Growth Share from DC Reserve Balances (2)
$8,567.3
Portion for Post-2033 Development (3)
$34,471.7
Funding From Non-DC Sources
Other Contributions (4)
$5,170.5
Replacement
$16,693.1
FUNDING FROM NON-DC SOURCES
$21,863.6
Utility Rate Supported
ENGINEERED SERVICES (2024-2046)
Total
Long-term Capital Impact (1)
Total Net Cost
$87,063.3
Net Cost From Development Charges
$62,578.4
Prior Growth Share from DC Reserve Balances (2)
$3,352.7
Portion for Post-2046 Development (3)
$19,528.8
Funding From Non-DC Sources
Other Contributions (4)
$151.3
Replacement
$1,452.2
FUNDING FROM NON-DC SOURCES
$1,603.5
Notes:
(1) See Appendix E
(2) Existing development charge reserve fund balances collected from growth prior
to 2024 are applied to fund initial projects in development-related capital forecast
(3) Post-period development-related net capital costs may be eligible for
development charge funding in future DC by-laws
(4) Other Contributions shown for engineered services includes Direct Developer
Contributions.
TABLE 11
CITY OF CLARENCE-ROCKLAND
SUMMARY OF LONG TERM CAPITAL AND
OPERATING COST IMPACTS FOR TAX SUPPORTED SERVICES
(in thousands of constant dollars)
Cost of Growth Analysis | 27
B.
ASSET MANAGEMENT PLAN
The Development Charges Act now requires that municipalities complete an Asset
Management Plan before the passing of a development charges by-law. A key function of
the Asset Management Plan is to demonstrate that all assets proposed to be funded under
the development charges by-law are financially sustainable over their full life cycle. Further
details relating to the Asset Management Plan are discussed in Appendix E.
i.
Annual Capital Provisions for Tax and Rate Supported Assets
Table 12 and 13 shows the annual capital provisions required to replace the development
eligible and ineligible costs associated with the capital infrastructure identified in the DC
Background Study for general and engineering services, respectively. This estimate is based
on information obtained through discussions with municipal staff regarding useful life
assumptions and the capital cost of acquiring and/or emplacing each asset.
For general services, table 12 illustrates that, by 2034, the City will need to fund an
additional $1.67 million per annum in order to properly fund the full life cycle costs of the
new City-wide assets supported under the proposed Development Charges By-Law.
For engineering services of water and sanitary sewer, Table 13 illustrates that, by 2047, the
City will need to fund an additional $191,000 per annum in order to properly fund the full life
cycle costs of the new City-wide assets supported under the proposed Development
Charges By-Law.
DC-Eligible
Non DC-Eligible
DC-Related
Non DC-Related
LIBRARY SERVICES
$1,425,000
$1,628,000
$34,000
$56,000
PARKS AND RECREATION
$16,080,000
$3,923,000
$345,000
$345,000
BY-LAW SERVICES
$52,000
$120,000
$0
$11,000
DEVELOPMENT RELATED STUDIES
$300,000
$38,000
$0
$0
FIRE SERVICES
$2,374,000
$1,613,000
$39,000
$118,000
SERVICES RELATED TO A HIGHWAY
PUBLIC WORKS
$2,591,000
$4,029,000
$109,000
$126,000
ROADS AND RELATED
$47,067,000
$47,915,000
$1,147,000
$1,079,000
TOTAL
$69,889,000
$59,266,000
$1,674,000
$1,735,000
Note: DC Eligble funding includes 10-year period funding from DCs and DC Reserve Funding
Table 12
Calculated Annual AMP Provisions
General Services
2024-2033 Capital Program
Annual AMP Provision by 2034
Cost of Growth Analysis | 28
ii.
Future Revenue Growth
The calculated annual funding provision should be considered within the context of the
City's projected growth. Over the next ten years, the City is projected to increase by
approximately 1,780 households. In addition, the City will also add 409 new employees that
will result in approximately 20,450 square metres of additional non-residential building
space. Over the 23-year period, the City will increase by 3,437 households and add 956
employees, resulting in an increase of 47,800 square metres of non-residential building
space.
This growth will have the effect of increasing the overall assessment base and additional
user fee and charges revenue to offset the capital asset provisions required to replace the
infrastructure proposed to be funded under the Development Charges By-law.
iii.
Assets are Deemed to be Financial Sustainable
In summary, the asset management plan and long-term capital and operating analysis
included in this appendix demonstrates that the City can afford to invest and operate the
identified services infrastructure over the 10 and 23-year planning period. Importantly, the
City's annual budget review allows staff to continue to monitor and implement mitigating
measures should the program become less sustainable.
DC-Eligible
Non DC-Eligible
DC-Related
Non DC-Related
WATERWORKS
$27,475,000
$70,019,000
$29,000
$81,000
SANITARY SEWER SERVICES
$38,456,000
$12,729,000
$162,000
$54,000
TOTAL
$65,931,000
$82,748,000
$191,000
$135,000
Note: DC Eligble funding includes 23-year period funding from DCs and DC Reserve Funding
Table 13
Calculated Annual AMP Provisions
Engineering Services
2024-2046 Capital Program
Annual AMP Provision by 2047
Other Considerations and Legislative Requirements | 29
9. OTHER CONSIDERATIONS AND LEGISLATIVE
REQUIREMENTS
A.
DEVELOPMENT CHARGES ADMINISTRATION AND COLLECTION
The DCA requirements in respect of the collection of DCs, certification and remittance, as
well as reserve fund management are outlined in this section.
i.
Development Charges Amount Payable and Date of Payment
The total amount of a DC is the amount that would be determined under the by-law on the
day of an application for site plan approval or the day of an application for rezoning or, if
neither of these apply, the day of building permit issuance. Full details on determining the
DCs payable in any particular case are provided in s.26, s.26.1 and s.26.2 of the DCA.
The default date of payment of a DC is the date of building permit issuance. However,
under s.27 of the DCA the City may enter into an agreement with a developer to alter the
timing of payment.
For two specific types of development, DCs must be paid according to the following plan:
Six equal annual installments beginning at building occupancy (permit or actual
occupancy) and for the following five anniversaries of that date for rental housing
and institutional development.
For required instalments, the City may charge interest from the date the DC would have
been payable to the date the instalment is paid. Interest may accrue on each installment
until the final payment has been made. Any skipped or late payments can be added to the
tax roll (including interest). Full details on the prescribed payment plans are provided in
s.26.1 of the DCA. In accordance with s.26.3 of the DCA the maximum interest rate a
municipal can charge is prime plus 1%.
ii.
Reserve Funds
Under the DCA, a municipality that has passed a development charge by-law must establish
a separate reserve fund for each service to which the development charge relates and pay
each development charge it collects into the respective reserve fund. Beginning in 2023 and
each calendar year thereafter, a municipality shall spend or allocate at least 60% of the
Other Considerations and Legislative Requirements | 30
monies in a reserve fund associated with Water supply, Wastewater services and Services
Related to a Highway.
While the DCA does permit municipalities to borrow from the reserve fund, the amount
borrowed is to be repaid with interest at a rate not less than the prescribed minimum
interest rate. Additionally, money in the reserve fund is to be spent only on development-
related capital costs.
Annual financial statements are to be provided to Council and must include the following:
Opening and closing balances and in-year transactions
A description of service or category of service
Details on credits paid by individual credit holders
Amounts borrowed and purpose of borrowing
Interest accrued on borrowing
Amount and source of money used to repay borrowing
Projects funded from DCs including amount and source of DC and non-DC funding
B.
CHANGES ARISING FROM BILL 23 AND BILL 185
As of November 28, 2022, there are several changes to the DCA due to the enactment and
Royal Assent of Bill 23. A list of the changes that are now in force is provided below in Table
14.
Table 14: Recent Changes to the DCA
Section
Description
Section 2(1)
Exemptions for existing rental residential buildings and a range of residential
units in existing and new houses.
Section 2(4)
Housing services are ineligible for DC funding (repeal of paragraph 17 of
ss.2(4) of the DCA). Existing by-laws are deemed to be "amended" and no
development charges can be collected for housing services from November
28, 2022 onward.
Section 4.1
Exemptions for affordable and attainable residential units as defined in the
Affordable Residential Units Bulletin.
Section 4.2
Exemptions for non-profit housing development. This does not apply with
respect to a DC payable before November 28, 2022.
Other Considerations and Legislative Requirements | 31
Section
Description
Section 4.3
Exemption for inclusionary zoning residential units. This does not apply with
respect to a DC payable before November 28, 2022.
Section 5(1)
Historical service level calculation period extended from 10 years to 15
years. Does not apply to by-laws in force prior to November 28, 2022.
Section 9(1)
Maximum life of a DC by-law extended from 5 years to 10 years. This does
not apply to by-laws in-force before November 28, 2022.
Section 26.1
Deferral payments now apply to rental housing and institutional
development. Interest on deferral payments is now capped at prime plus 1%
in accordance with s.26.3.
Section 26.2
DCs for rental housing development are now discounted based on the
number of bedrooms proposed. Interest on DC freeze now capped at prime
plus 1% in accordance with section 26.3.
Section 26.3
Maximum interest rates are capped at prime plus 1%. This does not apply
with respect to a DC that was payable before November 28, 2022.
Section 35
Municipalities are now required to spend or allocate at least 60% of reserve
balances each year for Water Supply, Wastewater, and Services Related to a
Highway beginning in 2023.
Section
44(4)
Rules for front ending agreements as they relate to affordable and
attainable residential units.
Section
60(1)(s.4)
Additional services for which municipalities are required to spend or allocate
at least 60% of reserve fund balances may be prescribed through
Regulations (none are proposed as of yet).
Section
60(1)(d.2)
and 9d.3)
Prescribes developments and criteria related to attainable residential units
(section 4.1).
C.
DEVELOPMENT CHARGES ADMINISTRATION
A draft copy of the development charges by-law will be made available on the City's website
at least two weeks before the scheduled public meeting for review. The by-law itself will
contain a series of polices as it relates to the City's policies and practices regarding
development charge administration. In this regard, a few specific recommendations:
Other Considerations and Legislative Requirements | 32
It is recommended that the City develop reporting policies consistent with the
requirements of the DCA;
It is recommended that the by-law permit the payment of a development charge in
cash or through services-in-lieu agreements. The municipality is not obligated to
enter into services-in-lieu agreements;
The proposed draft by-law sets out the rules to determine development charges
applicable in any particular case. Rules for exemptions are also to be outlined in the
proposed draft by-law;
It is recommended that Council adopt the development-related capital forecast
included in this background study, subject to annual review through the City's
normal capital budget process.
D.
LOCAL SERVICE GUIDELINES
Local Service Guidelines are provided under Appendix F of this DC Background Study and
are subject
APPENDIX A
DEVELOPMENT FORECAST
Appendix A | 33
APPENDIX A - DEVELOPMENT FORECAST
This appendix provides details of the development forecast used to prepare the 2024
Development Charges Background Study for the City of Clarence-Rockland. Forecasts of
population, households, employment and non-residential building space were prepared by
Hemson with information provided by City planning staff and the United Counties of
Prescott and Russell's 2021 Growth Management Strategy (March 30, 2022). The tables
take into consideration data from the 2021 Census, historical building permit and
completion data and the current economic climate. The forecast results are provided in a
series of tables.
Table A-1 Historical Population, Occupied Households and Employment Summary
Table A-2 Historical Annual Housing Completions by Type
Table A-3 Historical Households by Period of Construction Showing Household
Size
Table A-4 Population, Household & Employment Forecast Summary
Table A-5 Forecast of Household Growth by Unit Type
Table A-6 Forecast of Population Growth in New Households by Unit Type
Table A-7 Non-Residential Space Forecast
A.
FORECAST APPROACH AND KEY ASSUMPTIONS
The Development Charges Act (DCA) requires the City, as part of its development charge
background study, to estimate "the anticipated amount, type and location of development"
for which development charges may be imposed. The forecast must cover both residential
and non-residential development and be specific enough with regards to the quantum, type,
location and timing of such development to allow the City to prepare a reasonable
development-related capital program.
In this study, a ten-year planning period from 2024-2033 has been used to calculate
development charges for all general services and services related to a highway considered
under this study. Additionally, a 23-year planning period from 2024-2046 has been used to
calculate development charges for the engineered services of water and sanitary sewer.
Appendix A | 34
B.
HISTORICAL DEVELOPMENT IN THE CITY OF CLARENCE-
ROCKLAND
The City of Clarence-Rockland has experienced steady household and population growth
over the last fifteen years. Historical growth and development figures presented here are
based on Statistics Canada Census data. A "Census-based" definition of population is used
for the purpose of the development charges study. This definition does not include the
Census net undercoverage, which is typically included in the definition of "total" population
commonly used in municipal planning documents. For development charges purposes, a 15-
year historical period of 2009 to 2023 is used for calculating historical service levels. Since
2021 was the last year of the Census, figures from 2022 to 2023 are estimated.
Table A-1 shows that over the historical period from 2008 to 2023, the City's Census
population increased by roughly 5,437 people (or 22%) to approximately 27,153 people by
2023. The number of occupied household units in the City increased at a higher rate than
population (33% or 2,645 units) over the same period. This difference is the result of a
decline in the average number of persons residing in household units.
Total employment numbers shown in Table A-1 are based on Statistics Canada place of
work data. Place of work employment figures record where people work rather than place of
residence. The employment figures shown in this table include workers with no fixed
address. However, work-at-home employment is excluded from the figures, for development
charge purposes, as this type of employment does not require building floorspace for its
activities. Table A-1 shows that the City's employment increased over the last fifteen years,
from about 4,804 jobs in 2008 to 6,209 jobs in 2023. The rate of employment growth was, on
average, fairly steady with population with the activity rate maintaining around 23% over the
period.
Table A-2 provides historical annual housing completions from the Canada Mortgage and
Housing Corporation between 2009 and 2023. The number of completions by household unit
type is shown along with the resulting percentages. The vast majority, 65 per cent, of all
housing completions over the historical period were single and semi-detached units.
Apartment units accounted for 14 per cent of the unit mix and the remaining 20 per cent
were for rows and other multiple unit types.
Table A-3 provides details on historical occupancy patterns for permanently occupied
dwelling units in the City. The overall average occupancy level in the City for single and
semi-detached units is 2.74 persons per housing unit (PPU). Occupancy levels for recently
constructed units, between 2011 and 2021, are used in the development charges calculation
Appendix A | 35
for single/semi detached units since they better reflect the number of people that are likely
to reside in new development. The average PPU of permanent single and semi-detached
units built in the City in the period 2011 to 2021 is 3.02. A similar approach is used for
multiples and apartments, the average PPU of multiples and apartments built in the City in
the period from 2011 to 2021 is 2.40 and 1.60 respectively. These PPU factors are used in
the forecast calculations below.
C.
FORECAST METHOD AND RESULTS
The forecast described herein is consistent with governing legislation and represents a best
estimate of the amount and type of development that is likely to occur. Population,
household unit and employment forecast numbers are generally based on the targets set for
the City under the United Counties of Prescott-Russel's 2021 Growth Management
Strategy1. The forecast for population, occupied households, and employment are presented
in Table A-4.
Development charges are levied on residential development as a charge per new unit.
Therefore, for the residential forecast, a projection of both the population growth as well as
the population in new housing is required.
The population growth determines the need for additional facilities and provides the
foundation for the development-related capital program.
When calculating the development charge, however, the development-related net
capital costs are spread over the total additional population that occupies new
household units. This population in new units represents the population from which
development charges will be collected.
Development charges are levied on non-residential development as a charge per unit of
gross floor area (GFA). The non-residential forecast includes both a projection of
employment growth as well as a projection of the employment growth associated with new
floorspace in the City.
1 Specifically related to the employment forecast used for the purposes of the DC Study, the forecast was adjusted to
reflect the same growth increment as the UCPR Growth Management Strategy as the 2021 Census results were
higher than what was initially outlined in the GMS. Additionally, adjustments were made to the work at home
assumption to account for the impacts of COVID pandemic recorded in the 2021 Census. Therefore, the 2046 place of
work employment figure in this DC Study is higher than the GMS projection.
Appendix A | 36
i.
Residential Forecast
The residential forecast is based on a forecast of population and household unit growth, as
well as population in new units in the City. The allocation of development-related capital
costs between the residential and non-residential sector is based on forecasts of
population in new housing units and employment.
As detailed in Tables A-4 and A-5, the City's Census population is forecast to rise from
27,153 in 2023 to 30,435 in 2033 and 33,922 in 2046 - this represents an increase of
approximately 3,282 persons in the 10-year forecast period and 6,769 persons in the 23-
year forecast.
Over the 10-year planning period from 2024-2033, the total number of occupied household
units is forecast to increase from 10,493 in 2023 to 12,273 in 2033 - this represents
increases approximately 1,780 units. Over the 23-year forecast from 2024-2046, the total
number of occupied household units is forecast to increase to 13,930 in 2046, representing
an increase of approximately 3,437 units. Of the total household unit growth, approximately
65% of the units will be of single and semi-detached unit form, about 15% of units will be
apartment units and the remaining will be related to rows & other multiple units (Table A-
5).
In addition to the Census population forecast, a forecast of "population in new units" that
will result from the addition of new housing units has been made. The population growth in
new units is estimated by applying the following PPUs to the dwelling unit forecast: 3.02 for
single and semi-detached units; 2.40 for rows and other multiples; and 1.60 for apartments.
The per capita residential development charge rates are calculated based on these
estimates. As indicated in Table A-6, the forecasted population growth in the new
household units is anticipated at 4,775 persons over the 10-year period and 9,222 persons
over the 23-year period.
ii.
Non-Residential Forecast
Development charges are levied on non-residential development as a charge per unit of
Gross Floor Area (GFA). As with the residential forecast, the non-residential forecast
requires both a projection of employment growth, as well as a projection of the employment
growth associated with new floor space in the City. As with the residential forecast, the GFA
forecast covers the 10-year period from 2024 to 2033 for General Services and Services
Related to a Highway. The 23-year period to 2046 is used for engineered services of water
and sanitary sewer.
Appendix A | 37
The floor space assumptions are based on historical floor space trends and averages. An
assumed Floor Space per Worker (FSW) is applied to forecast employment numbers in
order to estimate the growth in non-residential building space across the City of Clarence-
Rockland. The FSW assumption used herein is 50 m2 per employee. The employment and
floor space forecasts for the City are summarized in Table A-7.
Total employment is forecast to grow by 409 employees over the ten-year forecast period
from 2024 to 2033 and 956 employees over the 23-year forecast period to 2046. The total
floor space growth is forecast at 20,450 square metres over the 10-year planning period and
47,800 square metres over the 23-year planning period.
Appendix A | 38
APPENDIX A - TABLE A-1
CITY OF CLARENCE-ROCKLAND
HISTORICAL POPULATION, OCCUPIED HOUSEHOLDS & EMPLOYMENT SUMMARY
Household
Mid-Year
Growth
Growth
PPU
Growth
Activity Rate
2008
21,716
468
7,931
223
2.74
4,804
292
22.1%
2009
22,195
479
8,161
230
2.72
5,115
311
23.0%
2010
22,684
489
8,397
236
2.70
5,446
331
24.0%
2011
23,185
501
8,641
244
2.68
5,799
353
25.0%
2012
23,445
260
8,774
133
2.67
5,667
-132
24.2%
2013
23,707
262
8,909
135
2.66
5,539
-128
23.4%
2014
23,972
265
9,047
138
2.65
5,413
-126
22.6%
2015
24,240
268
9,187
140
2.64
5,290
-123
21.8%
2016
24,512
272
9,329
142
2.63
5,171
-119
21.1%
2017
24,898
386
9,477
132
2.63
5,352
181
21.5%
2018
25,290
392
9,628
250
2.63
5,540
188
21.9%
2019
25,688
398
9,781
153
2.62
5,735
195
22.3%
2020
26,093
405
9,937
156
2.61
5,936
201
22.7%
2021
26,505
412
10,095
158
2.60
6,145
209
23.2%
2022
26,827
322
10,292
197
2.59
6,177
32
23.0%
2023
27,153
326
10,493
201
2.58
6,209
32
22.9%
Growth 2009 - 2023
5,437
2,645
1,405
Source: Statistics Canada, Census of Canada
Census
Population
Occupied
Households
Employment
by Place of Work
Appendix A | 39
APPENDIX A - TABLE A-2
CITY OF CLARENCE-ROCKLAND
HISTORICAL ANNUAL HOUSING COMPLETIONS BY TYPE (CMHC)
Year
Singles & Semis
Rows
Apts.
Total
Singles & Semis
Rows
Apts.
Total
2009
127
7
0
134
95%
5%
0%
100%
2010
198
37
46
281
70%
13%
16%
100%
2011
172
18
80
270
64%
7%
30%
100%
2012
145
23
24
192
76%
12%
13%
100%
2013
124
37
48
209
59%
18%
23%
100%
2014
87
43
0
130
67%
33%
0%
100%
2015
84
11
12
107
79%
10%
11%
100%
2016
85
9
20
114
75%
8%
18%
100%
2017
88
20
24
132
67%
15%
18%
100%
2018
144
46
60
250
58%
18%
24%
100%
2019
81
44
10
135
60%
33%
7%
100%
2020
134
55
20
209
64%
26%
10%
100%
2021
148
97
8
253
58%
38%
3%
100%
2022
153
95
78
326
47%
29%
24%
100%
2023
179
70
0
249
72%
28%
0%
100%
Growth 2009 - 2023
1,949
612
430
2,991
65%
20%
14%
100%
5-Year Avg.
139
72
23
234
Source: Canada Mortgage and Housing Corporation (CMHC), Housing Market Information
CMHC Annual Housing Completions - Units
Completions - Shares By Unit Type
Appendix A | 40
Period of Construction
Period of Construction Summaries
Dwelling Unit Type
Pre 1945
1946-1960
1961-1970
1971-1980
1981-1990
1991-1995
1996-2000
2001-2005
2006-2010
2011-2016
2016-2021
Pre 2011
2011-2021
Total
Singles and Semis
Household Population
1,445
665
940
2,770
3,870
2,675
1,540
1,760
2,400
1,885
1,975
18,065
3,860
21,925
Households
580
285
405
1,070
1,490
945
535
620
785
625
655
6,715
1,280
7,995
Household Size
2.49
2.33
2.32
2.59
2.60
2.83
2.88
2.84
3.06
3.02
3.02
2.69
3.02
2.74
Rows
Household Population
0
0
0
40
95
195
95
145
195
310
255
765
565
1,330
Households
0
10
0
25
60
80
25
65
75
110
125
340
235
575
Household Size
0.00
0.00
0.00
1.60
1.58
2.44
3.80
2.23
2.60
2.82
2.04
2.25
2.40
2.31
Apartments (excl. Duplexes)
Household Population
125
85
140
130
240
100
70
220
180
205
195
1,290
400
1,690
Households
70
70
90
95
180
55
65
115
125
130
120
865
250
1,115
Household Size
1.79
1.21
1.56
1.37
1.33
1.82
1.08
1.91
1.44
1.58
1.63
1.49
1.60
1.52
Duplexes
Household Population
50
60
110
240
110
50
35
45
35
90
0
735
90
825
Households
40
35
60
95
35
20
25
15
15
25
15
340
40
380
Household Size
1.25
1.71
1.83
2.53
3.14
2.50
1.40
3.00
2.33
3.60
0.00
2.16
2.25
2.17
All Units
Household Population
1,620
810
1,190
3,180
4,315
3,020
1,740
2,170
2,810
2,490
2,425
20,855
4,915
25,770
Households
690
400
555
1,285
1,765
1,100
650
815
1,000
890
915
8,260
1,805
10,065
Household Size
2.35
2.03
2.14
2.47
2.44
2.75
2.68
2.66
2.81
2.80
2.65
2.52
2.72
2.56
Source: Statistics Canada, 2021 National Household Survey Special Run.
APPENDIX A - TABLE A-3
CITY OF CLARENCE-ROCKLAND
HISTORICAL HOUSEHOLDS BY PERIOD OF CONSTRUCTION SHOWING HOUSEHOLD SIZE
Appendix A | 41
Census
Census
Employment
Employment by
Mid-Year
Population
Pop'n Growth
by POW
POW Growth
Activity Rate
2023
27,153
326
10,493
201
2.59
6,209
32
23%
2024
27,483
330
10,698
205
2.57
6,241
32
23%
2025
27,817
334
10,907
209
2.55
6,273
32
23%
2026
28,153
336
11,120
213
2.53
6,305
32
22%
2027
28,489
336
11,289
169
2.52
6,350
45
22%
2028
28,829
340
11,460
171
2.52
6,396
46
22%
2029
29,173
344
11,634
174
2.51
6,442
46
22%
2030
29,521
348
11,811
177
2.50
6,488
46
22%
2031
29,872
351
11,990
179
2.49
6,535
47
22%
2032
30,152
280
12,131
141
2.49
6,576
41
22%
2033
30,435
283
12,273
142
2.48
6,618
42
22%
2034
30,720
285
12,417
144
2.47
6,660
42
22%
2035
31,008
288
12,563
146
2.47
6,702
42
22%
2036
31,300
292
12,710
147
2.46
6,745
43
22%
2037
31,561
261
12,835
125
2.46
6,786
41
22%
2038
31,825
264
12,962
127
2.46
6,828
42
21%
2039
32,091
266
13,090
128
2.45
6,870
42
21%
2040
32,359
268
13,219
129
2.45
6,912
42
21%
2041
32,630
271
13,350
131
2.44
6,955
43
21%
2042
32,885
255
13,464
114
2.44
6,997
42
21%
2043
33,141
256
13,579
115
2.44
7,039
42
21%
2044
33,399
258
13,695
116
2.44
7,081
42
21%
2045
33,659
260
13,812
117
2.44
7,123
42
21%
2046
33,922
263
13,930
118
2.44
7,165
42
21%
2024-2033
3,282
1,780
409
2024- 2046
6,769
3,437
956
Source: City of Clarence-Rockland and Hemson Consulting, 2024
Total Household
Growth
Household
Size
APPENDIX A - TABLE A-4
CITY OF CLARENCE-ROCKLAND
POPULATION, HOUSEHOLD & EMPLOYMENT FORECAST SUMMARY
Occupied
Households
Appendix A | 42
APPENDIX A - TABLE A-5
CITY OF CLARENCE-ROCKLAND
FORECAST OF HOUSEHOLD GROWTH BY UNIT TYPE
Annual Growth in Total Occupied Households
Shares By Unit Type
Mid-Year
Singles &
Semis
Rows & Other
Multiples
Apartments
Total New
Households
Singles &
Semis
Rows & Other
Multiples
Apartments
Total
2024
133
41
31
205
65%
20%
15%
100%
2025
136
42
31
209
65%
20%
15%
100%
2026
138
43
32
213
65%
20%
15%
100%
2027
110
34
25
169
65%
20%
15%
100%
2028
111
34
26
171
65%
20%
15%
100%
2029
113
35
26
174
65%
20%
15%
100%
2030
115
35
27
177
65%
20%
15%
100%
2031
116
36
27
179
65%
20%
15%
100%
2032
92
28
21
141
65%
20%
15%
100%
2033
92
28
21
142
65%
20%
15%
100%
2034
94
29
22
144
65%
20%
15%
100%
2035
95
29
22
146
65%
20%
15%
100%
2036
96
29
22
147
65%
20%
15%
100%
2037
81
25
19
125
65%
20%
15%
100%
2038
83
25
19
127
65%
20%
15%
100%
2039
83
26
19
128
65%
20%
15%
100%
2040
84
26
19
129
65%
20%
15%
100%
2041
85
26
20
131
65%
20%
15%
100%
2042
74
23
17
114
65%
20%
15%
100%
2043
75
23
17
115
65%
20%
15%
100%
2044
75
23
17
116
65%
20%
15%
100%
2045
76
23
18
117
65%
20%
15%
100%
2046
77
24
18
118
65%
20%
15%
100%
2024-2033
1,157
356
267
1,780
65%
20%
15%
100%
2024-2046
2,234
687
516
3,437
65%
20%
15%
100%
Source: Hemson Consulting Ltd. 2024
Appendix A | 43
APPENDIX A - TABLE A-6
CITY OF CLARENCE-ROCKLAND
FORECAST POPULATION GROWTH IN NEW HOUSEHOLDS BY UNIT TYPE*
Mid-Year
2024
402
98
49
549
2025
410
100
50
560
2026
418
102
51
571
2027
332
81
41
454
2028
336
82
41
459
2029
342
84
42
468
2030
347
85
42
474
2031
351
86
43
480
2032
277
68
34
379
2033
279
68
34
381
2034
283
69
35
387
2035
287
70
35
392
2036
289
71
35
395
2037
245
60
30
335
2038
249
61
30
340
2039
251
61
31
343
2040
253
62
31
346
2041
257
63
31
351
2042
224
55
27
306
2043
226
55
28
309
2044
228
56
28
312
2045
230
56
28
314
2046
232
57
28
317
2024-2033
3,494
854
427
4,775
2024-2046
6,748
1,650
824
9,222
*Based on PPUs
3.02
2.40
1.60
Source: Hemson Consulting Ltd., 2024
Singles &
Semis
Rows & Other
Multiples
Apartments
Total Population
in New
Households
Appendix A | 44
APPENDIX A - TABLE A-7
CITY OF CLARENCE-ROCKLAND
NON-RESIDENTIAL SPACE FORECAST
Average Sq.M. Per Employee
50.0
m2 per employee
Mid-Year
Place of Work
Employment
Annual Growth
Growth in Space
(m2)
2024
6,241
32
1,600
2025
6,273
32
1,600
2026
6,305
32
1,600
2027
6,350
45
2,250
2028
6,396
46
2,300
2029
6,442
46
2,300
2030
6,488
46
2,300
2031
6,535
47
2,350
2032
6,576
41
2,050
2033
6,618
42
2,100
2034
6,660
42
2,100
2035
6,702
42
2,100
2036
6,745
43
2,150
2037
6,786
41
2,050
2038
6,828
42
2,100
2039
6,870
42
2,100
2040
6,912
42
2,100
2041
6,955
43
2,150
2042
6,997
42
2,100
2043
7,039
42
2,100
2044
7,081
42
2,100
2045
7,123
42
2,100
2046
7,165
42
2,100
2024-2033
409
20,450
2024-2046
956
47,800
Source: City of Clarence-Rockland and Hemson Consulting, 2024
Appendix A | 45
APPENDIX B
GENERAL SERVICES
TECHNICAL APPENDIX
Appendix B | 46
1.
GENERAL SERVICES TECHNICAL APPENDIX
This appendix provides the detailed analysis undertaken to establish the development
charge rates for each of the eligible general services provided by the City of Clarence-
Rockland. Seven general services have been analysed as part of this Development Charges
(DC) Background Study:
Appendix B.1 Library
Appendix B.2
Parks and Recreation
Appendix B.3
By-law Services
Appendix B.4 Development Related Studies
Appendix B.5 Fire Services
Appendix B.6 Services Related to a Highway - Public Works
Appendix B.7
Services Related to a Highway - Roads and Related
Every sub-section, with the exception of Development-Related Studies and Services
Related to a Highway - Roads and Related, contains a set of three tables. The tables
provide the background data and analysis undertaken to arrive at the calculated
development charge rates for that particular service. An overview of the content and
purpose of each of the tables is given below.
TABLE 1 HISTORICAL SERVICE LEVELS
Table 1 presents the data used to determine the fifteen-year historical service level. The
DCA and Ontario Regulation 82/98 require that development charges be set at a level no
higher than the average service level provided in a City over the fifteen-year period
immediately preceding the preparation of the background study, on a service by service
basis. For the purpose of this study, the historical inventory period is defined as 2009-2023.
O. Reg. 82/98 requires that when defining and determining historical service levels, both the
quantity and quality of service be taken into consideration. In most cases, the service levels
are initially established in quantitative terms. For example, service levels for buildings are
presented in terms of square feet. The qualitative aspect is introduced by considering the
monetary value of the facility or service. In the case of buildings, for example, the cost
would be shown in terms of cost per square foot to replace or construct a facility of the
same quality. This approach helps to ensure that the development-related capital facilities
that are to be funded by new growth reflect not only the quantity (number and size), but
Appendix B | 47
also the quality (replacement value or cost) of service provided by the City in the past. Both
the quantitative and qualitative aspects of service levels used in the current analysis are
based on information provided by City staff in consultation with Hemson Consulting Ltd.
This information is generally based on historical records and experience with costs to
acquire or construct similar facilities, equipment and infrastructure.
The approach used to calculate service levels and maximum funding envelopes is described
as follows: for those services with only a residential impact (Library and Parks and
Recreation), the service level measure of net population has been utilized. For the
remaining services that levy both a residential and non-residential charge, the service level
measure of net population and employment has been utilized.
There is also a requirement in the DCA to consider "excess capacity" within the Cityʼs
existing infrastructure that may be available to partially meet future servicing requirements.
If Council has expressed its intent before or at the time the capacity was created to recoup
the cost of providing the capacity from new development, it is considered "committed
excess capacity" under the DCA, and the associated capital cost is eligible for recovery.
This requirement has been addressed through the use of "net" population and employment
in the determination of maximum permissible funding envelopes.
Table 1 also shows the calculation of the maximum allowable funding envelope. The
maximum allowable funding envelope is defined as the fifteen-year historical service level
(expressed as $/capita or $/population and employment) multiplied by the forecast increase
in net population or net population and employment over the future planning period. The
resulting figure is the value of capital infrastructure that would have to be constructed for
that particular service so that the fifteen-year historical service level is maintained.
TABLE 2
2024 - 2033 DEVELOPMENT-RELATED CAPITAL PROGRAM
AND CALCULATION OF THE DEVELOPMENT CHARGES
The DCA requires that Council express its intent to provide capital facilities to support
future development. Based on the development forecasts presented in Appendix A, City
staff in collaboration with consultants, have created a development-related capital forecast
that sets out the projects required to service anticipated development for the ten-year
period from 2024 - 2033.
To determine the share of the program that is eligible for recovery through development
charges, the project costs are reduced by any anticipated grants, subsidies or other
recoveries, and "replacement" shares and benefit to existing shares.
Appendix B | 48
A replacement share represents the portion of a capital project that will benefit the existing
community. It could for example, represent a portion of a new facility that will, at least in
part, replace a facility that is demolished, redeployed or will otherwise not be available to
serve its former function. The replacement share of the capital program is not deemed to be
development-related and is therefore removed from the development charge calculation.
The capital cost for replacement will require funding from non-development charge sources,
typically property taxes or user fees.
The capital program less any replacement shares or benefit to existing shares yields the
development-related costs. Although deemed development-related, not all of the net
development-related capital program may be recoverable from development charges in the
period from 2024 to 2033. For some services, reserve fund balances may be available to
fund a share of the program. In addition, a portion of the capital program may service
growth occurring beyond 2033. This portion of the capital program is deemed "pre-built"
service capacity and is considered as committed excess capacity to be recovered under
future development charges or is a service level increase.
The remaining portion of the net capital program represents the development-related cost
that may be included in the DC calculation. In all cases, as required, this amount is equal to
or less than the maximum allowable capital amount as calculated at the end of Table 1. The
result is the discounted development-related net capital costs eligible for recovery against
growth over the forecast period from 2024 to 2033.
i.
Calculation of the Development Charges Rates
The section below the capital program displays the calculation of the calculated
development charge rates.
The first step in determining the development charge rate is to allocate the development-
related net capital cost between the residential and non-residential sectors. For all general
services with the exception of Library Service and Parks & Recreation the development-
related costs have been apportioned as 92 per cent residential and 8 per cent non-
residential. This apportionment is based on the anticipated shares of population growth in
new units and employment growth in new space over the ten-year forecast period.
The development-related costs associated with Library, Parks & Recreation, have been
allocated 100 per cent to the residential sector, as the need for these services is driven by
residential development.
Appendix B | 49
The residential share of the 2024 - 2033 DC eligible costs is then divided by the forecasted
population growth in new dwelling units. This gives the calculated residential development
charge per capita. The non-residential development-related net capital costs are divided by
the forecasted increase in non-residential gross floor area (GFA). This yields a charge per
square metre of new non-residential development.
TABLE 3
CASH FLOW ANALYSIS
A cash flow analysis is also undertaken to account for the timing of projects and receipt of
development charges. Interest earnings or borrowing costs are accounted for in the
calculation as allowed under the DCA. Based on the development forecast, the analysis
calculates the DC rate required to finance the net development-related capital spending
plan, including provisions for any borrowing costs or interest earnings on the reserve funds.
The cash flow analysis is designed so that the closing cash balance at the end of the
planning period is as close to nil as possible.
In order to determine appropriate development charge rates reflecting borrowing and
earnings necessary to support the net development-related funding requirement,
assumptions are used for the inflation rate and interest rate. An inflation rate of 2.0 per cent
is used for the funding requirements, an interest rate of 5.5 per cent is used for borrowing
on the funds and an interest rate of 3.5 per cent is applied to positive balances.
Table 3 displays the results of the cash flow analysis and provides the adjusted or final per
capita residential and per square metre (of GFA) non-residential development charges.
Appendix B | 50
APPENDIX B.1
LIBRARY SERVICE
Appendix B | 51
The Clarence-Rockland Public Library provides library services from five branches in the
City. The libraries offer an array of collection materials and delivers various community
services such as virtual story time, summer youth clubs for children and teens, and virtual
programs such as mindful meditation and book clubs.
TABLE B.1-1
HISTORICAL SERVICE LEVELS
Table B.1-1 displays the fifteen-year historical inventory for buildings, land, materials and
furniture and equipment (excluding computer equipment) for Library Service in the City of
Clarence-Rockland. At the end of 2023, the two library branches located in the City total
approximately 10,800 square feet and are valued at $5.41 million. The library occupies 0.15
hectares of land, which is worth approximately $124,200. Collection materials total $1.44
million and the total value of all furniture and equipment, other than computer equipment
adds approximately $379,000 to the total value of the inventory.
The combined replacement value of the inventory of capital assets in 2023 for Library
Services is $7.35 million, resulting in a fifteen-year historical average service level of
$318.52 per capita. This historical service level, multiplied by the ten-year net population
growth (3,282), results in a fifteen-year maximum allowable funding envelope of $1.05
million.
TABLE B.1-2
2024-2033 DEVELOPMENT-RELATED CAPITAL
PROGRAM & CALCULATION OF THE DEVELOPMENT
CHARGES
The development-related capital program for Library Service totals $3.05 million and
provides for branch expansions, additional parking spaces, additional materials and
equipment and a new book mobile. There is no additional funding or contributions and there
are no items included in the capital program are not required as a result of new
development, therefore, the entire amount will be eligible for development charge funding.
The City has approximately $380,000 in DC reserves to offset a potion of the DC eligible
capital costs. The share of eligible costs exceeding the maximum permissible funding
envelope, $1.63 million is determined to benefit development beyond 2033 and will be
eligible for funding under subsequent development charge studies. The remaining share of
$1.05 million is eligible for recovery through development charges in the 2024 to 2033
period.
Appendix B | 52
The development-related net capital cost is allocated entirely to residential development
and, when divided by the ten-year growth in population in new dwelling units (4,775), a
charge of $218.93 per capita results.
TABLE B.1-3
CASH FLOW ANALYSIS
After cash flow consideration, the residential calculated charge increases to $220.79 per
capita. The following table summarizes the calculation of the Library Services development
charge:
15-year Hist.
Service Level
per capita
Total
Net DC Recoverable
$/capita
$/sq.m
$/capita
$/sq.m
$318.52
$3,053,400
$1,045,383
$218.93
$0.00
$220.79
$0.00
Adjusted
Development Charge
Development Charge
LIBRARY SERVICES SUMMARY
Development-Related Capital Program
2024 - 2033
Unadjusted
Appendix B | 53
BUILDINGS
UNIT COST
Branch Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/sq.ft.)
Rockland
8,980
8,980
8,980
8,980
8,980
8,980
8,980
8,980
8,980
8,980
8,980
8,980
8,980
8,980
8,980
$500
Bourget
1,836
1,836
1,836
1,836
1,836
1,836
1,836
1,836
1,836
1,836
1,836
1,836
1,836
1,836
1,836
$500
Clarence Creek
780
780
780
780
780
780
780
780
780
780
-
-
-
-
-
$500
Hammond
770
770
770
770
770
770
770
770
-
-
-
-
-
-
-
$500
Saint-Pascal de Baylon
83
83
83
83
83
83
83
83
83
83
-
-
-
-
-
$500
Total (sq.ft.)
12,449
12,449
12,449
12,449
12,449
12,449
12,449
12,449
11,679
11,679
10,816
10,816
10,816
10,816
10,816
Total ($000)
$6,224.5
$6,224.5
$6,224.5
$6,224.5
$6,224.5
$6,224.5
$6,224.5
$6,224.5
$5,839.5
$5,839.5
$5,408.0
$5,408.0
$5,408.0
$5,408.0
$5,408.0
LAND
UNIT COST
Branch Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/ha)
Rockland
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.14
$870,000
Bourget
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
$235,000
Clarence Creek
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.00
0.00
0.00
0.00
0.00
$235,000
Hammond
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.00
0.00
0.00
0.00
0.00
0.00
0.00
$235,000
Saint-Pascal de Baylon
0.0007
0.0007
0.0007
0.0007
0.0007
0.0007
0.0007
0.0007
0.0007
0.0007
0.00
0.00
0.00
0.00
0.00
$235,000
Total (ha)
0.17
0.17
0.17
0.17
0.17
0.17
0.17
0.17
0.16
0.16
0.15
0.15
0.15
0.15
0.15
Total ($000)
$129.0
$129.0
$128.3
$128.3
$128.3
$128.3
$128.3
$128.3
$126.7
$126.7
$124.2
$124.2
$124.2
$124.2
$124.2
MATERIALS
UNIT COST
Type of Collection
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/item)
All 5 Branches
55,980
57,834
57,834
52,180
52,909
53,762
46,879
37,275
43,404
48,180
48,310
48,810
45,412
49,399
52,873
$27.03
Overdrive and Cantook Station
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,000
Total (#)
55,981
57,835
57,835
52,181
52,910
53,763
46,880
37,276
43,405
48,181
48,311
48,811
45,413
49,400
52,874
Total ($000)
$1,524.1
$1,574.3
$1,574.3
$1,421.4
$1,441.1
$1,464.2
$1,278.1
$1,018.5
$1,184.2
$1,313.3
$1,316.8
$1,330.3
$1,238.5
$1,346.3
$1,440.2
FURNITURE AND EQUIPMENT
UNIT COST
Branch Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/item)
Rockland
$314,300
$314,300
$314,300
$314,300
$314,300
$314,300
$314,300
$314,300
$314,300
$314,300
$314,300
$314,300
$314,300
$314,300
$314,300
$35
Bourget
$64,260
$64,260
$64,260
$64,260
$64,260
$64,260
$64,260
$64,260
$64,260
$64,260
$64,260
$64,260
$64,260
$64,260
$64,260
$35
Clarence Creek
$27,300
$27,300
$27,300
$27,300
$27,300
$27,300
$27,300
$27,300
$27,300
$27,300
$0
$0
$0
$0
$0
$35
Hammond
$26,950
$26,950
$26,950
$26,950
$26,950
$26,950
$26,950
$26,950
$0
$0
$0
$0
$0
$0
$0
$35
Saint-Pascal de Baylon
$11,420
$11,420
$11,420
$11,420
$11,420
$11,420
$11,420
$11,420
$11,420
$11,420
$0
$0
$0
$0
$0
$138
Total ($000)
$444
$444
$444
$444
$444
$444
$444
$444
$417
$417
$379
$379
$379
$379
$379
APPENDIX B.1
TABLE B.1-1
# of Square Feet
# of Hectares
# of Collection Materials
Total Value of Furniture and Equipment ($)
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
LIBRARY SERVICES
Appendix B | 54
CITY OF CLARENCE-ROCKLAND
CALCULATION OF SERVICE LEVELS
LIBRARY SERVICES
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Historical Population
22,195
22,684
23,185
23,445
23,707
23,972
24,240
24,512
24,898
25,290
25,688
26,093
26,505
26,827
27,153
INVENTORY SUMMARY ($000)
Buildings
$6,224.5
$6,224.5
$6,224.5
$6,224.5
$6,224.5
$6,224.5
$6,224.5
$6,224.5
$5,839.5
$5,839.5
$5,408.0
$5,408.0
$5,408.0
$5,408.0
$5,408.0
Land
$129.0
$129.0
$128.3
$128.3
$128.3
$128.3
$128.3
$128.3
$126.7
$126.7
$124.2
$124.2
$124.2
$124.2
$124.2
Materials
$1,524.1
$1,574.3
$1,574.3
$1,421.4
$1,441.1
$1,464.2
$1,278.1
$1,018.5
$1,184.2
$1,313.3
$1,316.8
$1,330.3
$1,238.5
$1,346.3
$1,440.2
Furniture And Equipment
$444.2
$444.2
$444.2
$444.2
$444.2
$444.2
$444.2
$444.2
$417.3
$417.3
$378.6
$378.6
$378.6
$378.6
$378.6
Total ($000)
$8,321.9
$8,372.0
$8,371.3
$8,218.5
$8,238.2
$8,261.2
$8,075.2
$7,815.6
$7,567.7
$7,696.7
$7,227.5
$7,241.0
$7,149.2
$7,257.0
$7,350.9
Average
SERVICE LEVEL ($/capita)
Service
Level
Buildings
$280.45
$274.40
$268.47
$265.49
$262.56
$259.66
$256.79
$253.94
$234.54
$230.90
$210.53
$207.26
$204.04
$201.59
$199.17
$240.65
Land
$5.81
$5.69
$5.53
$5.47
$5.41
$5.35
$5.29
$5.23
$5.09
$5.01
$4.83
$4.76
$4.68
$4.63
$4.57
$5.16
Materials
$68.67
$69.40
$67.90
$60.63
$60.79
$61.08
$52.73
$41.55
$47.56
$51.93
$51.26
$50.98
$46.73
$50.18
$53.04
$55.63
Furniture And Equipment
$20.01
$19.58
$19.16
$18.95
$18.74
$18.53
$18.33
$18.12
$16.76
$16.50
$14.74
$14.51
$14.28
$14.11
$13.94
$17.08
Total ($/capita)
$374.94
$369.07
$361.07
$350.54
$347.50
$344.62
$333.13
$318.85
$303.95
$304.34
$281.36
$277.51
$269.73
$270.51
$270.72
$318.52
CITY OF CLARENCE-ROCKLAND
CALCULATION OF MAXIMUM ALLOWABLE
LIBRARY SERVICES
15-Year Funding Envelope Calculation
15 Year Average Service Level 2009 - 2023
$318.52
Net Population Growth 2024 - 2033
3,282
Maximum Allowable Funding Envelope
$1,045,383
APPENDIX B.1
TABLE B.1-1
Appendix B | 55
Gross
Grants/
Net
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
BTE
Replacement
DC Eligible
Available
2024-
Post
Cost
Recoveries
Cost
(%)
& BTE Shares
Costs
DC Reserves
2033
2033
1.0 LIBRARY SERVICES
1.1 Branch Expansion
1.1.1
Rockland Branch Expansion - Design Study
2025
60,000
$
-
$
60,000
$
0%
-
$
60,000
$
60,000
$
-
$
-
$
1.1.2
Rockland Branch Expansion - 3,000 sq.ft
2028
1,500,000
$
-
$
1,500,000
$
0%
-
$
1,500,000
$
259,684
$
1,045,383
$
194,933
$
1.1.3
Rockland Branch Expansion - Furniture & Equipment
2028
104,000
$
-
$
104,000
$
0%
-
$
104,000
$
-
$
-
$
104,000
$
1.1.4
5 Additional Parking Spaces
2028
25,000
$
-
$
25,000
$
0%
-
$
25,000
$
-
$
-
$
25,000
$
1.1.5
Additional Library Space - Land
2031
121,800
$
-
$
121,800
$
0%
-
$
121,800
$
-
$
-
$
121,800
$
1.1.6
Additional Library Space - 2,000 sq.ft
2032
1,000,000
$
-
$
1,000,000
$
0%
-
$
1,000,000
$
-
$
-
$
1,000,000
$
Subtotal Branch Expansion
2,810,800
$
-
$
2,810,800
$
-
$
2,810,800
$
319,684
$
1,045,383
$
1,445,733
$
1.2 Materials and Equipment
1.2.1
Additional Collections Materials
Various
182,600
$
-
$
182,600
$
0%
-
$
182,600
$
60,258
$
-
$
122,342
$
Subtotal Materials and Equipment
182,600
$
-
$
182,600
$
-
$
182,600
$
60,258
$
-
$
122,342
$
1.3 Materials and Equipment
1.3.1
Book Mobile
2032
60,000
$
-
$
60,000
$
0%
-
$
60,000
$
-
$
-
$
60,000
$
Subtotal Materials and Equipment
60,000
$
-
$
60,000
$
-
$
60,000
$
-
$
-
$
60,000
$
TOTAL LIBRARY SERVICES
3,053,400
$
-
$
3,053,400
$
-
$
3,053,400
$
379,942
$
1,045,383
$
1,628,075
$
Residential Development Charge Calculation
Residential Share of 2024 - 2033 DC Eligible Costs
100%
$1,045,383
10-Year Growth in Population in New Units
4,775
2024 - 2033 Net Funding Envelope
$1,045,383
Unadjusted Development Charge Per Capita
$218.93
Reserve Fund Balance
Non-Residential Development Charge Calculation
Balance as at December 31, 2023
$379,942
Non-Residential Share of 2024 - 2033 DC Eligible Costs
0%
$0
10-Year Growth in Square Metres
20,450
Unadjusted Development Charge Per Square Metre
$0.00
LIBRARY SERVICES
DC Eligible Costs
APPENDIX B.1
TABLE B.1-2
CITY OF CLARENCE-ROCKLAND
DEVELOPMENT-RELATED CAPITAL PROGRAM
Ineligible Costs
Appendix B | 56
APPENDIX B.1
TABLE B.1-3
LIBRARY SERVICES
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
TOTAL
OPENING CASH BALANCE
$379.9
$510.4
$588.1
$735.8
$863.2
($452.0)
($367.6)
($274.8)
($173.1)
($90.0)
2024 - 2033 RESIDENTIAL FUNDING REQUIREMENTS
- Prior Growth
$6.0
$66.0
$6.0
$6.0
$265.7
$6.0
$6.0
$6.0
$6.0
$6.0
$379.9
- Library Services: Non Inflated
$0.0
$0.0
$0.0
$0.0
$1,045.4
$0.0
$0.0
$0.0
$0.0
$0.0
$1,045.4
- Library Services: Inflated
$6.0
$67.3
$6.3
$6.4
$1,419.2
$6.7
$6.8
$6.9
$7.1
$7.2
$1,539.8
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
549
560
571
454
459
468
474
480
379
381
4,775
REVENUE
- DC Receipts: Inflated
$121.2
$126.1
$131.2
$106.4
$109.7
$114.1
$117.9
$121.7
$98.0
$100.5
$1,146.8
INTEREST
- Interest on Opening Balance
$13.3
$17.9
$20.6
$25.8
$30.2
($24.9)
($20.2)
($15.1)
($9.5)
($5.0)
$33.1
- Interest on In-year Transactions
$2.0
$1.0
$2.2
$1.7
($36.0)
$1.9
$1.9
$2.0
$1.6
$1.6
($20.0)
TOTAL REVENUE
$136.5
$145.0
$153.9
$133.9
$103.9
$91.1
$99.6
$108.6
$90.1
$97.2
$1,159.9
CLOSING CASH BALANCE
$510.4
$588.1
$735.8
$863.2
($452.0)
($367.6)
($274.8)
($173.1)
($90.0)
($0.0)
2024 Adjusted Charge Per Capita
$220.79
Allocation of Capital Program
Residential Sector
100.0%
Non-Residential Sector
0.0%
Rates for 2024
Inflation Rate
2.0%
Interest Rate on Positive Balances
3.5%
Interest Rate on Negative Balances
5.5%
CITY OF CLARENCE-ROCKLAND
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
LIBRARY SERVICES
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)
Appendix B | 57
APPENDIX B.2
PARKS & RECREATION
Appendix B | 58
The City of Clarence-Rockland Parks, Facilities and Recreation Department is responsible
for all indoor recreation facilities and programs, and all parks (including parkland and trails,
and park facilities).
TABLE B.2-1
HISTORICAL SERVICE LEVELS
The fifteen-year historical inventory of capital assets for indoor recreation facilities includes
195,200 square feet of recreation building space located throughout the City1. The total
value of these facilities is $93.40 million. The land associated with the various community
centres, arenas, and multi-use facility totals 13.55 hectares, and is valued at $8.58 million.
The City owns and maintains a substantial amount of furniture and equipment used to
provide indoor recreation services. The total replacement value of all indoor recreation
equipment in 2023 is $2.42 million.
The fifteen-year historical inventory of capital assets for Clarence-Rocklandʼs parks
includes 85.7 hectares of developed parkland. Various types of parks have been included in
the inventory, including neighbourhood parks and an off-leash dog park. The combined
value of all developed parkland amounts to $8.33 million. A development cost of $164,100
per hectare has been used in the inventory for most sites, which represents the site
preparation and servicing costs to the City to develop basic land into a useable park.
The City also owns and maintains a variety of park facilities. The combined value of play
fields, courts, and outdoor skating rinks in 2023 is $7.97 million. Playgrounds and other park
facilities such as waterparks, skateboard parks, boat launch and docks are value at $3.06
million. Park buildings make up $3.3 million of the inventory with 0.32 hectares of land for
the Recreation Garage Help Centre valued at $278,400. Additionally, the 2.6 kilometres of
developed trails adds $1.58 million to the value of the inventory. Lastly, parks fleet and
equipment add $842,700 to the value of the inventory.
The total combined value of capital assets for Parks and Recreation in the City of Clarence-
Rockland amounts to $129.76 million in 2023. The fifteen-year historical average service
level is $5,147.48 per capita, and this, multiplied by the ten-year net population growth
(3,282), results in a fifteen-year maximum allowable funding envelope of $16.89 million.
1 Indoor Recreation space of 2,881 square feet associated with both the Recreation Complex and the Area (AETC) has
been deducted from the building inventory to account for outstanding debt being recovered for.
Appendix B | 59
TABLE B.2-2
2024-2033 DEVELOPMENT-RELATED PROGRAM &
CALCULATION OF THE DEVELOPMENT CHARGES
The 2024-2033 development-related capital program for Parks and Recreation totals $20.00
million and is largely related to the recovery of indoor recreation debt, new indoor recreation
facilities, various park facilities, and updates to the Parks and Recreation Master Plan.
Of the gross capital costs of $20.00 million, approximately $2.93 million in grants, subsidies
and other recoveries are assumed to help offset the cost of the soccer dome (assumed at
50% of the value). A share of 11 percent, or $143,492, has been netted off as a benefit to
existing share of the debt recovery for the complex. In addition, a benefit to existing share
of 50 per cent (or $550,000) related to the Bourget Train Station and Bourget Skate Park
have also been netted off the net municipal cost resulting in total DC eligible costs of
$16.08 million. The City has $1.92 million in DC reserves to offset a portion of the DC
eligible capital costs. The 2024-2033 in-period DC eligible cost is $14.16 million, resulting in
an unadjusted development charge of $2,965.15 per capita.
TABLE B.2-3
CASH FLOW ANALYSIS
After cash flow consideration, the residential calculated charge increases to $3,046.39 per
capita largely associated to the timing of the capital projects. The following table
summarizes the calculation of the Parks and Recreation development charge:
15-year Hist.
Service Level
per capita
Total
Net DC Recoverable
$/capita
$/sq.m
$/capita
$/sq.m
$5,147.48
$20,003,051
$14,158,582
$2,965.15
$0.00
$3,046.39
$0.00
PARKS AND RECREATION SUMMARY
2024 - 2033
Development-Related Capital Program
Development Charge
Development Charge
Unadjusted
Adjusted
Appendix B | 60
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
PARKS AND RECREATION
INDOOR RECREATION
BUILDINGS
UNIT COST
Facility Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/sq. ft.)
Community Centres
Bourget
10,686
10,686
10,686
10,686
10,686
10,686
10,686
10,686
10,686
10,686
10,686
10,686
10,686
10,686
10,686
$300
Hammond (Alphonse-Carrière)
2,296
2,296
2,296
2,296
2,296
2,296
2,296
2,296
2,296
2,296
2,296
2,296
2,296
2,296
2,296
$300
Saint-Pascal de Baylon (Ronald Lalonde)
5,756
5,756
5,756
5,756
5,756
5,756
5,756
5,756
5,756
5,756
5,756
5,756
5,756
5,756
5,756
$300
Clarence Creek
7,012
7,012
7,012
7,012
7,012
7,012
7,012
7,012
7,012
7,012
7,012
7,012
7,012
7,012
7,012
$500
Jean-Marc Lalonde
4,605
4,605
4,605
4,605
4,605
4,605
4,605
4,605
4,605
4,605
4,605
4,605
4,605
4,605
-
$500
Recreation Complex
49,173
49,173
49,173
49,173
49,173
49,173
49,173
49,173
49,173
49,173
49,173
49,173
49,173
49,173
49,173
$500
Recreation Complex (Committed Excess Capacity)
(2,251)
(2,251)
(2,251)
(2,251)
(2,251)
(2,251)
(2,251)
(2,251)
(2,251)
(2,251)
(2,251)
(2,251)
(2,251)
(2,251)
(2,251)
$500
Centre Chamberland
2,128
2,128
2,128
2,128
2,128
2,128
2,128
2,128
2,128
2,128
2,128
2,128
2,128
$300
Arenas
Clarence Creek
20,978
20,978
20,978
20,978
20,978
20,978
20,978
20,978
20,978
20,978
20,978
20,978
20,978
20,978
20,978
$500
Jean-Marc Lalonde (Arena)
26,767
26,767
26,767
26,767
26,767
-
-
-
-
-
-
-
-
-
-
$500
Clarence-Rockland Arena (AETC)
-
-
-
100,000
100,000
100,000
100,000
100,000
100,000
100,000
100,000
100,000
100,000
100,000
100,000
$500
Commited Excess Capacity
-
(630)
(630)
(630)
(630)
(630)
(630)
(630)
(630)
(630)
(630)
(630)
(630)
$500
Others
Jean-Marc Lalonde (Multi-Use Facility)
-
-
-
-
-
-
26,767
26,767
26,767
26,767
26,767
26,767
26,767
26,767
-
$300
Total (sq.ft.)
125,022
125,022
127,150
226,520
226,520
199,753
226,520
226,520
226,520
226,520
226,520
226,520
226,520
226,520
195,148
Total ($000)
58,763
58,763
59,402
109,087
109,087
95,703
$103,733.3
$103,733.3
$103,733.3
$103,733.3
$103,733.3
$103,733.3
$103,733.3
$103,733.3
$93,400.7
LAND
UNIT COST
Facility Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/ha)
Bourget
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$235,000
Hammond
1.55
1.55
1.55
1.55
1.55
1.55
1.55
1.55
1.55
1.55
1.55
1.55
1.55
1.55
1.55
$235,000
Saint-Pascal de Baylon
1.50
1.50
1.50
1.50
1.50
1.50
1.50
1.50
1.50
1.50
1.50
1.50
1.50
1.50
1.50
$235,000
Clarence Creek
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$235,000
Jean-Marc Lalonde (Arena/Multi-Use Facility)
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$870,000
Recreation Complex
2.50
2.50
2.50
2.50
2.50
2.50
2.50
2.50
2.50
2.50
2.50
2.50
2.50
2.50
2.50
$870,000
Clarence-Rockland arena AETC
-
-
-
5.00
5.00
5.00
5.00
5.00
5.00
5.00
5.00
5.00
5.00
5.00
5.00
$870,000
Total (ha)
9
9
9
14
14
14
14
14
14
14
14
14
14
14
14
Total ($000)
4,232
4,232
4,232
8,582
8,582
8,582
$8,581.8
$8,581.8
$8,581.8
$8,581.8
$8,581.8
$8,581.8
$8,581.8
$8,581.8
$8,581.8
# of Square Feet
# of Hectares
APPENDIX B.2
TABLE B.2-1
Appendix B | 61
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
PARKS AND RECREATION
INDOOR RECREATION
FURNITURE & EQUIPMENT
UNIT COST
Facility Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Community Centres
Bourget
$267,150
$267,150
$267,150
$267,150
$267,150
$267,150
$267,150
$267,150
$267,150
$267,150
$267,150
$267,150
$267,150
$267,150
$267,150
$25
Hammond (Alphonse-Carrière)
$57,400
$57,400
$57,400
$57,400
$57,400
$57,400
$57,400
$57,400
$57,400
$57,400
$57,400
$57,400
$57,400
$57,400
$57,400
$25
Saint-Pascal de Baylon (Ronald Lalonde)
$143,900
$143,900
$143,900
$143,900
$143,900
$143,900
$143,900
$143,900
$143,900
$143,900
$143,900
$143,900
$143,900
$143,900
$143,900
$25
Clarence Creek
$175,300
$175,300
$175,300
$175,300
$175,300
$175,300
$175,300
$175,300
$175,300
$175,300
$175,300
$175,300
$175,300
$175,300
$175,300
$25
Jean-Marc Lalonde (Arena)
$115,125
$115,125
$115,125
$115,125
$115,125
$115,125
$115,125
$115,125
$115,125
$115,125
$115,125
$115,125
$115,125
$115,125
$0
$25
Recreation Complex
$1,229,325
$1,229,325
$1,229,325
$1,229,325
$1,229,325
$1,229,325
$1,229,325
$1,229,325
$1,229,325
$1,229,325
$1,229,325
$1,229,325
$1,229,325
$1,229,325
$1,229,325
$25
Centre Chamberland
$0
$0
$53,200
$53,200
$53,200
$53,200
$53,200
$53,200
$53,200
$53,200
$53,200
$53,200
$53,200
$53,200
$53,200
$25
Clarence-Rockland Arena
Clarence Arena Zamboni
$233,600
$233,600
$208,000
$208,000
$208,000
$208,000
$208,000
$208,000
$208,000
$208,000
$208,000
$208,000
$208,000
$208,000
$208,000
Rockland Arena Zamboni
$233,600
$233,600
$208,000
$208,000
$208,000
$208,000
$208,000
$208,000
$208,000
$208,000
$208,000
$208,000
$208,000
$208,000
$208,000
Clarence Arena Edger
$2,500
$3,800
$7,000
$7,000
$7,000
$7,000
$7,000
$7,000
$7,000
$7,000
$7,000
$7,000
$7,000
$7,000
$7,000
Rockland Arena Edger
$2,500
$3,800
$7,000
$7,000
$7,000
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Electronic Board Clarence and JML Arena
$50,500
$50,500
$66,300
$66,300
$66,300
$66,300
$66,300
$66,300
$66,300
$66,300
$66,300
$66,300
$66,300
$66,300
$66,300
Total ($000)
$2,510.9
$2,513.5
$2,537.7
$2,537.7
$2,537.7
$2,530.7
$2,530.7
$2,530.7
$2,530.7
$2,530.7
$2,530.7
$2,530.7
$2,530.7
$2,530.7
$2,415.6
Total Value of Furniture & Equipment ($)
APPENDIX B.2
TABLE B.2-1
Appendix B | 62
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
PARKS AND RECREATION
PARK FACILITIES
PARK LAND
UNIT COST
Park Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/ha)
Du Moulin
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
$300,300
Richelieu Grande Rivière
0.57
0.57
0.57
0.57
0.57
0.57
0.57
0.57
0.57
0.57
0.57
0.57
0.57
0.57
0.57
$164,100
Patricia Charron
0.81
0.81
0.81
0.81
0.81
0.81
0.81
0.81
0.81
0.81
0.81
0.81
0.81
0.81
0.81
$164,100
Laviollette
0.55
0.55
0.55
0.55
0.55
0.55
0.55
0.55
0.55
0.55
0.55
0.55
0.55
0.55
0.55
$164,100
Dalrymple
1.02
1.02
1.02
1.02
1.02
1.02
1.02
1.02
1.02
1.02
1.02
1.02
1.02
1.02
1.02
$164,100
Dutrisac
1.51
1.51
1.51
1.51
1.51
1.51
1.51
1.51
1.51
1.51
1.51
1.51
1.51
1.51
1.51
$164,100
Simon
4.93
4.93
4.93
4.93
4.93
4.93
4.93
4.93
4.93
4.93
4.93
4.93
4.93
4.93
4.93
$164,100
Alain Potvin
-
-
-
-
-
-
-
-
-
-
3.01
3.01
3.01
3.01
3.01
$164,100
Mountainview
-
-
-
-
-
-
-
-
-
0.50
0.50
0.50
0.50
0.50
0.50
$164,100
Deschamps
-
-
-
-
-
0.77
0.77
0.77
0.77
0.77
0.77
0.77
0.77
0.77
0.77
$164,100
Bellevue
0.66
0.66
0.66
0.66
0.66
0.66
0.66
0.66
0.66
0.66
0.66
0.66
0.66
0.66
0.66
$164,100
Clarence Creek
2.23
2.23
2.23
2.23
2.23
2.23
2.23
2.23
2.23
2.23
2.23
2.23
2.23
2.23
2.23
$164,100
Jules-Saumure
-
-
-
-
-
2.48
2.48
2.48
2.48
2.48
2.48
2.48
2.48
2.48
2.48
$164,100
St Pascal
0.71
0.71
0.71
0.71
0.71
0.71
0.71
0.71
0.71
0.71
0.71
0.71
0.71
0.71
0.71
$164,100
Bourget
5.62
5.62
5.62
5.62
5.62
5.62
5.62
5.62
5.62
5.62
5.62
5.62
5.62
5.62
5.62
$164,100
Cheney
3.24
3.24
3.24
3.24
3.24
3.24
3.24
3.24
3.24
3.24
3.24
3.24
3.24
3.24
3.24
$164,100
Hammond
2.63
2.63
2.63
2.63
2.63
2.63
2.63
2.63
2.63
2.63
2.63
2.63
2.63
2.63
5.13
$164,100
Cathy Cain
2.10
2.10
2.10
2.10
2.10
2.10
2.10
2.10
2.10
2.10
2.10
2.10
2.10
2.10
2.10
$164,100
Naturel Lavigne
46.13
46.13
46.13
46.13
46.13
46.13
46.13
46.13
46.13
46.13
46.13
46.13
46.13
46.13
46.13
$34,100
Parc de Chien sans laisse - Off leash dog park
-
-
-
-
-
-
1.11
1.11
1.11
1.11
1.11
1.11
1.11
1.11
1.11
$164,100
James & Marie Fox
0.64
0.64
0.64
0.64
0.64
0.64
0.64
0.64
0.64
0.64
0.64
0.64
0.64
0.64
0.64
$164,100
Héritage
0.07
0.07
0.07
0.07
0.07
0.07
0.07
0.07
0.07
0.07
0.07
0.07
0.07
0.07
0.07
$164,100
Total (ha)
75.4
75.4
75.4
75.4
75.4
78.6
79.7
79.7
79.7
80.2
83.2
83.2
83.2
83.2
85.7
Total ($000)
$6,630.9
$6,630.9
$6,630.9
$6,630.9
$6,630.9
$7,164.2
$7,346.4
$7,346.4
$7,346.4
$7,428.4
$7,922.4
$7,922.4
$7,922.4
$7,922.4
$8,332.6
APPENDIX B.2
TABLE B.2-1
# of Hectares
Appendix B | 63
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
PARKS AND RECREATION
PARK FACILITIES
APPENDIX B.2
TABLE B.2-1
BASEBALL DIAMONDS
UNIT COST
Park Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Bourget
2
2
1
1
1
1
1
1
1
1
1
1
1
1
1
$400,000
Clarence Creek
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$400,000
Hammond
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$400,000
Simon - (Not Lit, Mini)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$170,000
Simon - Lit
0
0
1
1
1
1
1
1
1
1
1
1
1
1
1
$400,000
St Pascal (on School Property)
0
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$400,000
Total (#)
5
6
6
6
6
6
6
6
6
6
6
6
6
6.0
6.0
Total ($000)
$1,770.0
$2,170.0
$2,170.0
$2,170.0
$2,170.0
$2,170.0
$2,170.0
$2,170.0
$2,170.0
$2,170.0
$2,170.0
$2,170.0
$2,170.0
$2,170.0
$2,170.0
SOCCER FIELDS
UNIT COST
Park Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Bourget
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$197,000
Cathy-Cain
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$197,000
Patricia-Charron
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$197,000
Cheney - (Lit)
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$472,000
Clarence Creek
1
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$197,000
Dutrisac
2
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$197,000
School Leased Fields (Un-lit) - RDHS
4
2
1
1
1
1
1
1
1
1
1
1
1
1
1
$197,000
School Leased Fields (Lit) - L'Escale
0
1
1
1
1
1
1
1
1
1
1
1
1
1
$472,000
Clarence-Rockland (AETC)
0
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$197,000
Total (#)
12
12
12
12
12
12
11
11
11
11
11
11
11
11.0
11.0
Total ($000)
$2,914.0
$2,914.0
$3,189.0
$3,189.0
$3,189.0
$3,189.0
$2,992.0
$2,992.0
$2,992.0
$2,992.0
$2,992.0
$2,992.0
$2,992.0
$2,992.0
$2,992.0
# of Fields
# of Fields
Appendix B | 64
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
PARKS AND RECREATION
PARK FACILITIES
APPENDIX B.2
TABLE B.2-1
TENNIS COURTS
UNIT COST
Park Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Clarence Creek
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$163,800
Hammond
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$163,800
Simon
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$163,800
Total (#)
7
7
7
7
7
7
7
7
7
7
7
7
7
7.0
7.0
Total ($000)
$1,146.6
$1,146.6
$1,146.6
$1,146.6
$1,146.6
$1,146.6
$1,146.6
$1,146.6
$1,146.6
$1,146.6
$1,146.6
$1,146.6
$1,146.6
$1,146.6
$1,146.6
BASKETBALL COURTS
UNIT COST
Park Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Bellevue
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Cathy-Cain
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Cheney
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Clarence Creek
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Hammond
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Laviolette
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Richelieu Grand Riv.
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Simon
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Mountainview
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$90,000
Total (#)
8
8
8
8
8
8
8
9
9
9
9
9
9
9.0
9.0
Total ($000)
720
720
720
$720.0
$720.0
$720.0
$720.0
$810.0
$810.0
$810.0
$810.0
$810.0
$810.0
$810.0
$810.0
# of Courts
# of Courts
Appendix B | 65
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
PARKS AND RECREATION
PARK FACILITIES
APPENDIX B.2
TABLE B.2-1
PLAYGROUNDS
UNIT COST
Park Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Bellevue
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Bourget
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$160,000
Cathy-Cain
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Grand Tronc
0
0
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Clarence Creek
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Dalrymple
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
DuMoulin
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Dutrisac
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Hammond
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$145,000
Laviolette
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Richelieu Grand Riv.
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Simon
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Deschamps
0
0
-
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Jules Saumure
0
0
-
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Mountainview
0
0
-
-
-
-
-
1
1
1
1
1
1
1
1
$90,000
St. Pascal
0
0
-
-
-
-
-
-
-
-
1
1
1
1
1
$90,000
Total (#)
11
11
12
14
14
14
14
15
15
15
16
16
16
16
16
Total ($000)
$1,235.0
$1,235.0
$1,325.0
$1,565.0
$1,565.0
$1,565.0
$1,565.0
$1,655.0
$1,655.0
$1,655.0
$1,700.0
$1,700.0
$1,700.0
$1,700.0
$1,700.0
# of Playgrounds
Appendix B | 66
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
PARKS AND RECREATION
PARK FACILITIES
APPENDIX B.2
TABLE B.2-1
OUTDOOR SKATING RINKS
UNIT COST
Park Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Bourget
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$133,800
Cathy-Cain
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$133,800
Grand Tronc (wood boards)
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$25,000
Dalrymple
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$133,800
Hammond
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$133,800
Laviolette
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$133,800
Richelieu Grand Riv.
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$133,800
Simon
1
1
1
1
1
1
1
1
-
-
-
-
-
-
-
$25,000
St-Pascal (wood boards)
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$25,000
Clarence Creek
-
-
1
1
1
1
1
1
-
-
-
-
-
-
-
$12,500
Total (#)
7
7
10
10
10
10
10
10
8
8
8
8
8
8.0
8.0
Total ($000)
$827.8
$827.8
$890.3
$890.3
$890.3
$890.3
$890.3
$890.3
$852.8
$852.8
$852.8
$852.80
$852.8
$852.8
$852.8
OTHER PARK FACILITIES
UNIT COST
Park Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Waterparks
Parc Simon
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$240,000
Parc Jules Saumure
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$240,000
Parc Bourget
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$240,000
Skateboard Parks
Bourget
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$170,000
Rockland
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$340,000
Boat Launch and Docks
DuMoulin
10
23
23
23
23
23
23
23
23
23
23
23
23
23
23
$5,500
Total (#)
11
24
24
25
25
26
26
28
28
28
28
28
28
28.0
28.0
Total ($000)
$225.0
$296.5
$296.5
$636.5
$636.5
$876.5
$876.5
$1,356.5
$1,356.5
$1,356.5
$1,356.5
$1,356.50
$1,356.5
$1,356.5
$1,356.5
# of Rinks
# of Units
Appendix B | 67
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
PARKS AND RECREATION
PARK FACILITIES
APPENDIX B.2
TABLE B.2-1
PARK BUILDINGS
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/sq.ft)
Bourget Pavillion
995
995
995
995
995
995
995
995
995
995
1,595
1,595
1,595
1,595
1,595
$100
St. Pascal Pavillion
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
$100
Fanfare Pavillion
756
756
756
756
756
756
756
756
756
756
756
756
756
756
756
$200
Tennis Clubhouse
1,384
1,384
1,384
1,384
1,384
1,384
1,384
1,384
1,384
1,384
1,384
1,384
1,384
1,384
1,384
$200
Chalet - Forest Hill Park
384
384
384
384
384
384
384
384
384
384
384
384
384
384
384
$100
Chalet Dalrymple
384
384
384
384
384
384
384
384
384
384
384
384
384
384
384
$100
Chalt Laviolette
320
320
320
320
320
320
320
320
320
320
320
320
320
320
320
$100
Chalet Cheney
384
384
384
384
384
384
384
384
384
384
384
384
384
384
384
$100
Recreation Garage HelpCentre
6,312
6,312
6,312
6,312
6,312
6,312
6,312
6,312
6,312
6,312
6,312
6,312
6,312
6,312
6,312
$300
Soccer Offices Laurier St.
6,879
6,879
800
800
800
800
800
800
800
800
800
800
800
800
800
$300
Shelter - Simon Park
-
-
-
-
-
-
-
-
600
600
600
600
600
600
600
$100
Bourget Shelter
-
-
-
-
-
-
-
-
-
1,200
1,200
1,200
1,200
1,200
1,200
$100
St-Pascal Baseball Field Shelter
-
-
-
-
-
-
-
-
-
-
600
600
600
600
600
$100
Alain Potvin Park Shelter
-
-
-
-
-
-
-
-
-
-
-
900
900
900
900
$100
Total (sq.ft)
18,798
18,798
12,719
12,719
12,719
12,719
12,719
12,719
13,319
14,519
15,719
16,619
16,619
16,619.0
16,619.0
Total ($000)
$4,732.0
$4,732.0
$2,908.3
$2,908.3
$2,908.3
$2,908.3
$2,908.3
$2,908.3
$2,968.3
$3,088.3
$3,208.3
$3,298.30
$3,298.3
$3,298.3
$3,298.3
PARK BUILDINGS LAND
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/ha)
Recreation Garage HelpCentre
-
-
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
$870,000
Total (ha)
-
-
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0
0.32
0.32
Total ($000)
$0.0
$0.0
$278.4
$278.4
$278.4
$278.4
$278.4
$278.4
$278.4
$278.4
$278.4
$278.40
$278.4
$278.4
$278.4
# of Square Feet
# of Hectares
Appendix B | 68
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
PARKS AND RECREATION
PARK FACILITIES
APPENDIX B.2
TABLE B.2-1
PARKS EQUIPMENT
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Tools
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$68,000
Dumping Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$20,000
Covered Trailer + Electrcal
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$14,000
Tym
-
-
1
-
1
1
1
1
1
1
-
-
-
-
-
$68,000
Kubota - 50HP
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$96,000
Case - 80HP
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$123,000
John Deere
1
1
1
1
1
1
1
1
1
-
-
-
-
-
-
$109,000
Sky Jack Lift
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$20,000
Flat bed trailer
-
1
-
1
1
1
1
1
1
1
1
1
1
1
1
$8,000
Kubota Lawn mower
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$35,000
Kubota Sweeper
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$82,000
Total (#)
5
6
6
6
7
7
8
9
9
9
9
9
9
9.0
9.0
Total ($000)
$231.0
$239.0
$299.0
$239.0
$307.0
$307.0
$342.0
$424.0
$424.0
$438.0
$466.0
$466.00
$466.0
$466.0
$466.0
TRAILS
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/km)
Paved - Dutrisac
-
-
0.23
0.23
0.23
0.23
0.23
0.23
0.23
0.23
0.23
0.23
0.23
0.23
0.23
$608,800
Paved - Parc Jule Saumure
-
-
-
-
-
-
-
-
-
-
0.17
0.17
0.17
0.17
0.17
$608,800
Paved - Parc Dalrymple
-
-
0.10
0.10
0.10
0.10
0.10
0.10
0.10
0.10
0.10
0.10
0.10
0.10
0.10
$608,800
Paved - Parc Laviolette
-
-
0.11
0.11
0.11
0.11
0.11
0.11
0.11
0.11
0.11
0.11
0.11
0.11
0.11
$608,800
Paved - Parc Richelieu Grande Rivière
-
-
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
$608,800
Paved - Pac Simon
-
-
0.34
0.34
0.34
0.34
0.34
0.34
0.34
0.34
0.34
0.34
0.34
0.34
0.34
$608,800
Paved - Parc Deschamps
-
-
-
-
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
$608,800
Paved - Parc Bourget
-
-
-
-
-
-
-
-
-
-
0.11
0.11
0.11
0.11
0.11
$608,800
Paved - Parc Hammond
-
-
-
-
-
-
-
-
-
-
0.33
0.33
0.33
0.33
0.33
$608,800
Paved - Parc Alain Potvin
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
$608,800
Paved - Morris village
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$608,800
Total (#)
-
-
0.98
0.98
1.29
1.29
1.29
1.29
1.29
1.29
2.60
2.60
2.60
2.6
2.60
Total ($000)
$0.0
$0.0
$593.6
$593.6
$785.4
$785.4
$785.4
$785.4
$785.4
$785.4
$1,579.8
$1,579.8
$1,579.8
$1,579.8
$1,579.8
# of Pieces of Equipment
# of Km
Appendix B | 69
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
PARKS AND RECREATION
PARK FACILITIES
APPENDIX B.2
TABLE B.2-1
FLEET
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Pick up (1/2 ton)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$53,000
Pick up (3/4 ton)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$65,000
Pick up (1 ton)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$80,000
Cube Van
1
1
1
1
1
1
1
1
1
2
1
1
1
1
1
$80,000
Service Van
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$80,000
Skidoo
1
1
1
1
1
1
1
1
1
1
1
2
1
1
1
$15,000
GPS
4
4
4
4
4
4
4
4
4
5
5
5
5
5
5
$730
Total (#)
9
9
9
9
9
9
9
9
10
12
11
12
11
11.0
11.0
Total ($000)
$295.9
$295.9
$295.9
$295.9
$295.9
$295.9
$295.9
$295.9
$375.9
$456.7
$376.7
$391.7
$376.7
$376.7
$376.7
# of Fleet
Appendix B | 70
CITY OF CLARENCE-ROCKLAND
CALCULATION OF SERVICE LEVELS
PARKS AND RECREATION
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Historic Population
22,195
22,684
23,185
23,445
23,707
23,972
24,240
24,512
24,898
25,290
25,688
26,093
26,505
26,827
27,153
INVENTORY SUMMARY ($000)
Indoor Recreation
$65,506.1
$65,508.7
$66,171.3
$120,206.2
$120,206.2
$106,815.7
$114,845.8
$114,845.8
$114,845.8
$114,845.8
$114,845.8
$114,845.8
$114,845.8
$114,845.8
$104,398.1
Park Facilities
$20,728.2
$21,207.7
$20,743.5
$21,263.5
$21,523.3
$22,296.6
$22,316.7
$23,058.7
$23,161.2
$23,458.0
$24,859.5
$24,964.5
$24,949.5
$24,949.5
$25,359.7
Total ($000)
$86,234.3
$86,716.4
$86,914.8
$141,469.7
$141,729.5
$129,112.3
$137,162.5
$137,904.5
$138,007.0
$138,303.8
$139,705.2
$139,810.2
$139,795.2
$139,795.2
$129,757.8
Average
SERVICE LEVEL ($/capita)
Service
Level
Indoor Recreation
$2,951.39
$2,887.88
$2,854.06
$5,127.16
$5,070.49
$4,455.85
$4,737.86
$4,685.29
$4,612.65
$4,541.15
$4,470.80
$4,401.40
$4,332.99
$4,280.98
$3,844.81
$4,216.98
Park Facilities
$933.91
$934.92
$894.69
$906.95
$907.89
$930.11
$920.66
$940.71
$930.25
$927.56
$967.75
$956.75
$941.31
$930.01
$933.96
$930.50
Total ($/capita)
$3,885.30
$3,822.80
$3,748.75
$6,034.11
$5,978.38
$5,385.96
$5,658.52
$5,626.00
$5,542.90
$5,468.72
$5,438.54
$5,358.15
$5,274.30
$5,210.99
$4,778.76
$5,147.48
CITY OF CLARENCE-ROCKLAND
CALCULATION OF MAXIMUM ALLOWABLE
PARKS AND RECREATION
15-Year Funding Envelope Calculation
15 Year Average Service Level 2009 - 2023
$5,147.48
Net Population 2024 - 2033
3,282
Maximum Allowable Funding Envelope
$16,894,029
APPENDIX B.2
TABLE B.2-1
Appendix B | 71
Gross
Grants/
Net
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
BTE
Replacement
DC Eligible
Available
2024-
Post
Cost
Recoveries
Cost
(%)
& BTE Shares
Costs
DC Reserves
2033
2033
2.0 PARKS AND RECREATION
2.1 Indoor Recreation Debt
2.1.1
Complex Debt Recovery (Principal)
Various
1,268,974
$
-
$
1,268,974
$
11%
143,492
$
1,125,482
$
-
$
1,125,482
$
-
$
2.1.2
Clarence-Rockland Arena Debt Recovery (Principal)
2024
155,940
$
-
$
155,940
$
0%
-
$
155,940
$
-
$
155,940
$
-
$
2.1.3
Clarence-Rockland Arena Debt Recovery (Principal)
2025
159,136
$
-
$
159,136
$
0%
-
$
159,136
$
-
$
159,136
$
-
$
Subtotal Indoor Recreation Debt
1,584,051
$
-
$
1,584,051
$
143,492
$
1,440,559
$
-
$
1,440,559
$
-
$
2.2 Indoor Recreation Facilities
2.2.1
Bourget Train Station
2024
900,000
$
-
$
900,000
$
50%
450,000
$
450,000
$
450,000
$
-
$
-
$
2.2.2
Soccer Dome (turf)
2027
5,860,000
$
2,930,000
$
2,930,000
$
0%
-
$
2,930,000
$
1,120,977
$
1,809,023
$
-
$
Subtotal Indoor Recreation Facilities
6,760,000
$
2,930,000
$
3,830,000
$
450,000
$
3,380,000
$
1,570,977
$
1,809,023
$
-
$
APPENDIX B.2
PARKS AND RECREATION
CITY OF CLARENCE-ROCKLAND
TABLE B.2-2
DC Eligible Costs
DEVELOPMENT-RELATED CAPITAL PROGRAM
Ineligible Costs
Appendix B | 72
Gross
Grants/
Net
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
BTE
Replacement
DC Eligible
Available
2024-
Post
Cost
Recoveries
Cost
(%)
& BTE Shares
Costs
DC Reserves
2033
2033
2.0 PARKS AND RECREATION CONTINUED
2.3 Park Facilities
2.3.1
Regional Group Park Development (Du Rivage)
2025
300,000
$
-
$
300,000
$
0%
-
$
300,000
$
300,000
$
-
$
-
$
2.3.2
Waterfront Development
2025
2,000,000
$
-
$
2,000,000
$
0%
-
$
2,000,000
$
-
$
2,000,000
$
-
$
2.3.3
Brigil Park Development
2026
400,000
$
-
$
400,000
$
0%
-
$
400,000
$
-
$
400,000
$
-
$
2.3.4
Bike Trails and Network
Various
400,000
$
-
$
400,000
$
0%
-
$
400,000
$
-
$
400,000
$
-
$
2.3.5
Bourget Skate Park
2025
200,000
$
-
$
200,000
$
50%
100,000
$
100,000
$
-
$
100,000
$
-
$
2.3.6
Baseball Hub (Land)
2026
300,000
$
-
$
300,000
$
0%
-
$
300,000
$
-
$
300,000
$
-
$
2.3.7
Baseball Hub (2 soccer and 2 baseball - lit fields)
2030
1,444,000
$
-
$
1,444,000
$
0%
-
$
1,444,000
$
-
$
1,444,000
$
-
$
2.3.8
Bourget Baseball Diamond
2026
300,000
$
-
$
300,000
$
100%
300,000
$
-
$
-
$
-
$
-
$
2.3.9
Rockland Splash Pad
2028
220,000
$
-
$
220,000
$
0%
-
$
220,000
$
-
$
220,000
$
-
$
2.3.10
Cheney Playground
2025
100,000
$
-
$
100,000
$
0%
-
$
100,000
$
-
$
100,000
$
-
$
2.3.11
Hammond Skate Park
2027
300,000
$
-
$
300,000
$
0%
-
$
300,000
$
-
$
300,000
$
-
$
2.3.12
St-Pascal Playground
2024
50,000
$
-
$
50,000
$
0%
-
$
50,000
$
50,000
$
-
$
-
$
2.3.13
Rockland Dog Park
2031
250,000
$
-
$
250,000
$
0%
-
$
250,000
$
-
$
250,000
$
-
$
2.3.14
Trillium Project - Park Development
2027
300,000
$
-
$
300,000
$
0%
-
$
300,000
$
-
$
300,000
$
-
$
2.3.15
Loda - Park development
2024
200,000
$
-
$
200,000
$
0%
-
$
200,000
$
-
$
200,000
$
-
$
2.3.16
Clarance-Crossing Parkette (Village 1)
2029
300,000
$
-
$
300,000
$
0%
-
$
300,000
$
-
$
300,000
$
-
$
2.3.17
Clarance-Crossing Community Park & Dog Park
2026
1,420,000
$
-
$
1,420,000
$
0%
-
$
1,420,000
$
-
$
1,420,000
$
-
$
2.3.18
Ottawa River Look-out Park
2026
125,000
$
-
$
125,000
$
0%
-
$
125,000
$
-
$
125,000
$
-
$
2.3.19
Ottawa River Look-out Park
2030
900,000
$
-
$
900,000
$
0%
-
$
900,000
$
-
$
900,000
$
-
$
2.3.20
Clarence-Creek Pago Look Out
2026
100,000
$
-
$
100,000
$
0%
-
$
100,000
$
-
$
100,000
$
-
$
2.3.21
Clarence-Creek Low Level Water Crossing
2026
450,000
$
-
$
450,000
$
0%
-
$
450,000
$
-
$
450,000
$
-
$
2.3.22
Morris Village Stage 6 Park
2027
300,000
$
-
$
300,000
$
0%
-
$
300,000
$
-
$
300,000
$
-
$
2.3.23
Secondary Plan Park Development
2031
1,000,000
$
-
$
1,000,000
$
0%
-
$
1,000,000
$
-
$
1,000,000
$
-
$
Subtotal Park Facilities
11,359,000
$
-
$
11,359,000
$
400,000
$
10,959,000
$
350,000
$
10,609,000
$
2.4 Studies
2.4.1
Parks and Recreation Master Plan
2024
150,000
$
-
$
150,000
$
0%
-
$
150,000
$
-
$
150,000
$
-
$
2.4.2
Parks and Recreation Master Plan
2030
150,000
$
-
$
150,000
$
0%
-
$
150,000
$
-
$
150,000
$
-
$
Subtotal Studies
300,000
$
-
$
300,000
$
-
$
300,000
$
-
$
300,000
$
-
$
TOTAL PARKS AND RECREATION
20,003,051
$
2,930,000
$
17,073,051
$
993,492
$
16,079,559
$
1,920,977
$
14,158,582
$
-
$
Residential Development Charge Calculation
Residential Share of 2024 - 2033 DC Eligible Costs
100%
$14,158,582
2024 - 2033 Net Funding Envelope
$16,894,029
10-Year Growth in Population in New Units
4,775
Unadjusted Development Charge Per Capita
$2,965.15
Reserve Fund Balance
Balance as at December 31, 2023
$1,920,977
Non-Residential Development Charge Calculation
Non-Residential Share of 2024 - 2033 DC Eligible Costs
0%
$0
10-Year Growth in Square Metres
20,450
Unadjusted Development Charge Per Square Metre
$0.00
PARKS AND RECREATION
Ineligible Costs
DC Eligible Costs
APPENDIX B.2
TABLE B.2-2
CITY OF CLARENCE-ROCKLAND
DEVELOPMENT-RELATED CAPITAL PROGRAM
Appendix B | 73
APPENDIX B.2
TABLE B.2-3
PARKS AND RECREATION
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
TOTAL
OPENING CASH BALANCE
$1,920.98
$2,519.26
$1,465.89
$244.46
($2,560.40)
($1,548.56)
($515.11)
($1,906.60)
($1,911.27)
($788.82)
2024 - 2033 RESIDENTIAL FUNDING REQUIREMENTS
- Prior Growth
$500.0
$300.0
$0.0
$1,121.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$1,921.0
- Principal Payments on Complex Debt
$63.3
$65.4
$67.5
$69.7
$71.9
$74.3
$76.7
$79.2
$81.8
$475.6
$1,125.5
- Principal Payments on Clarence-Rockland Arena Debt
$155.9
$159.1
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$315.1
- Parks And Recreation: Non Inflated
$390.0
$2,240.0
$2,835.0
$2,749.0
$260.0
$340.0
$2,534.0
$1,290.0
$40.0
$40.0
$12,718.0
- Parks And Recreation: Inflated
$1,109.20
$2,815.35
$3,017.07
$4,176.60
$353.35
$449.72
$2,930.44
$1,561.04
$128.62
$523.37
$17,064.8
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
549
560
571
454
459
468
474
480
379
381
4,775
REVENUE
- DC Receipts: Inflated
$1,672.5
$1,740.1
$1,809.8
$1,467.7
$1,513.6
$1,574.1
$1,626.2
$1,679.7
$1,352.8
$1,387.1
$15,823.5
INTEREST
- Interest on Opening Balance
$67.2
$88.2
$51.3
$8.6
($140.8)
($85.2)
($28.3)
($104.9)
($105.1)
($43.4)
($292.4)
- Interest on In-year Transactions
$9.9
($29.6)
($33.2)
($74.5)
$20.3
$19.7
($35.9)
$2.1
$21.4
$15.1
($84.7)
- Interest Payments on Complex Debt
($36.5)
($34.4)
($32.2)
($30.0)
($27.9)
($25.4)
($23.0)
($20.5)
($18.0)
($46.7)
($294.6)
- Interest Payments on Clarence-Rockland Arena Debt
($5.6)
($2.4)
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
($7.9)
TOTAL REVENUE
$1,707.5
$1,762.0
$1,795.6
$1,371.7
$1,365.2
$1,483.2
$1,538.9
$1,556.4
$1,251.1
$1,312.2
$15,143.8
CLOSING CASH BALANCE
$2,519.3
$1,465.9
$244.5
($2,560.4)
($1,548.6)
($515.1)
($1,906.6)
($1,911.3)
($788.8)
$0.0
2024 Adjusted Charge Per Capita
$3,046.39
Allocation of Capital Program
Residential Sector
100.0%
Non-Residential Sector
0.0%
Rates for 2024
Inflation Rate:
2.0%
Interest Rate on Positive Balances
3.5%
Interest Rate on Negative Balances
5.5%
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
PARKS AND RECREATION
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)
CITY OF CLARENCE-ROCKLAND
Appendix B | 74
APPENDIX B.3
BY-LAW SERVICES
Appendix B | 75
The Clarence-Rockland has enacted several by-laws to protect the health, safety and peace
of every resident in the Municipality. These by-laws are enforced by Municipal Law
Enforcement Officers and include animal control, property maintenance, and noise control.
TABLE B.3-1
HISTORICAL SERVICE LEVELS
Table B.3-1 displays the fifteen-year historical inventory for buildings, land, furniture and
equipment for By-law services. The building area totals 120 square feet with a replacement
value of $66,000. The land associated with the facility is estimated is negligible. In addition,
various types of equipment, including animal control, personal safety, office, vehicle, bike
patrol, and technical equipment are also included in the service level calculations.
The 2023 combined replacement value of the inventory of capital assets for By-law services
is $410,400, resulting in a fifteen-year historical average service level of $13.97 per capita
and employee. The historical service level, multiplied by the ten-year net population and
employment growth (3,691), results in a fifteen-year maximum allowable funding envelope
of about $51,563. The service level calculation has been adjusted to reflect the recovery of
the existing negative reserve fund balance moving forward.
TABLE B.3-2
2024-2033 DEVELOPMENT-RELATED CAPITAL
PROGRAM & CALCULATION OF THE DEVELOPMENT
CHARGES
The 2024 to 2033 development-related capital program includes the recovery of a negative
reserve balance and additional vehicles and protective equipment.
In total, the By-law Services capital program amounts to $171,609. There is negative
balance of $76,809 in DC reserves that will be partially recovered during the current
planning period. As a result, the full maximum funding envelope of $51,563 will be used for
the recovery of the negative reserve balance. The remaining total DC eligible costs,
approximately $120,046, is deemed to provide benefit to development beyond 2033. This
share of costs will be recovered through future DCs.
The development-related net capital cost is allocated 92 per cent to residential
development ($47,438) and 8 per cent ($4,125) to non-residential development. The
residential share of the net development-related capital cost is divided by the ten-year
growth in population in new dwelling units to derive a charge of $9.93 per capita. The non-
Appendix B | 76
residential share of the net growth-related capital cost is divided by the ten-year forecast
growth in floor space, resulting in a charge of $0.20 per square metre.
TABLE B.3-3
CASH FLOW ANALYSIS
The cash-flow analysis is displayed in Table B.3-3 and considers the timing of the
development charges revenues to determine the adjusted rates. After cash flow
considerations, the residential development charge increases to $11.80 per capita. The non-
residential development charge increases to $0.26 per square metre.
15-year Hist.
Service Level
per capita
Total
Net DC Recoverable
$/capita
$/sq.m
$/capita
$/sq.m
$13.97
$171,609
$51,563
$9.93
$0.20
$11.80
$0.26
Development-Related Capital Program
Development Charge
Unadjusted
Adjusted
BY-LAW SERVICES SUMMARY
2024 - 2033
Development Charge
Appendix B | 77
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
BY-LAW SERVICES
BUILDINGS
UNIT COST
Facility Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/sq.ft.)
Dog Pound Facility
120
120
120
120
120
120
120
120
120
120
120
120
120
120
120
$550
Total (#)
120
120
120
120
120
120
120
120
120
120
120
120
120
120
120
Total ($000)
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
LAND
UNIT COST
Facility Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/ha)
Dog Pound Facility
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
$235,000
Total (ha)
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
Total ($000)
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
FURNITURE AND EQUIPMENT
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Animal Control
$5,000
$5,000
$5,000
$5,000
$5,000
$5,000
$5,000
$5,000
$5,000
$5,000
$5,000
$5,000
$5,000
$5,000
$5,000
Personel Safety & Equipment
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
Office
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
Vehicle Patrol - Off Road
$10,300
$15,900
$21,200
$21,200
$21,200
$24,400
$24,400
$24,400
$0
$0
$0
$0
$0
$0
$0
Bike Patrol (8)
$8,000
$8,000
$8,000
$8,000
$8,000
$8,000
$8,000
$8,000
$8,000
$8,000
$8,000
$8,000
$8,000
$8,000
$8,000
Technical
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
Vehicles (4)
$0
$0
$360,000
$360,000
$360,000
$360,000
$360,000
$360,000
$360,000
$360,000
$360,000
$360,000
$360,000
$360,000
$360,000
Total ($000)
$71.3
$76.9
$442.2
$442.2
$442.2
$445.4
$445.4
$445.4
$421.0
$421.0
$421.0
$421.0
$421.0
$421.0
$421.0
APPENDIX B.3
TABLE B.3-1
# of Square Feet
# of Hectares
Total Value of Furniture & Equipment ($)
Appendix B | 78
CITY OF CLARENCE-ROCKLAND
CALCULATION OF SERVICE LEVELS
BY-LAW SERVICES
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Historic Population
22,195
22,684
23,185
23,445
23,707
23,972
24,240
24,512
24,898
25,290
25,688
26,093
26,505
26,827
27,153
Historical Employment
5,115
5,446
5,799
5,667
5,539
5,413
5,290
5,171
5,352
5,540
5,735
5,936
6,145
6,177
6,209
Total Historical Population & Employme
27,310
28,130
28,984
29,112
29,246
29,385
29,530
29,683
30,250
30,830
31,423
32,029
32,650
33,004
33,362
INVENTORY SUMMARY ($000)
Buildings
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
$66.0
Land
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
$0.2
Furniture And Equipment
$71.3
$76.9
$442.2
$442.2
$442.2
$445.4
$445.4
$445.4
$421.0
$421.0
$421.0
$421.0
$421.0
$421.0
$421.0
Committed Excess Capacity
($76.8)
($76.8)
($76.8)
($76.8)
($76.8)
Total ($000)
$137.5
$143.1
$508.4
$508.4
$508.4
$511.6
$511.6
$511.6
$487.2
$487.2
$410.4
$410.4
$410.4
$410.4
$410.4
Average
SERVICE LEVEL ($/pop &emp)
Service
Level
Buildings
$2.42
$2.35
$2.28
$2.27
$2.26
$2.25
$2.24
$2.22
$2.18
$2.14
$2.10
$2.06
$2.02
$2.00
$1.98
$2.18
Land
$0.01
$0.01
$0.01
$0.01
$0.01
$0.01
$0.01
$0.01
$0.01
$0.01
$0.01
$0.01
$0.01
$0.01
$0.01
$0.01
Furniture And Equipment
$2.61
$2.73
$15.26
$15.19
$15.12
$15.16
$15.08
$15.01
$13.92
$13.66
$13.40
$13.14
$12.89
$12.76
$12.62
$12.57
Committed Excess Capacity
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
$0.00
($2.44)
($2.40)
($2.35)
($2.33)
($2.30)
($0.79)
Total ($/pop & emp)
$5.04
$5.09
$17.54
$17.46
$17.38
$17.41
$17.33
$17.24
$16.11
$15.80
$13.06
$12.81
$12.57
$12.44
$12.30
$13.97
CITY OF CLARENCE-ROCKLAND
CALCULATION OF MAXIMUM ALLOWABLE
BY-LAW SERVICES
15-Year Funding Envelope Calculation
15 Year Average Service Level 2009 - 2023
$13.97
Net Population Growth 2024 - 2033
3,691
Maximum Allowable Funding Envelope
$51,563
APPENDIX B.3
TABLE B.3-1
Appendix B | 79
Gross
Grants/
Net
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
BTE
Replacement
DC Eligible
Available
2024-
Post
Cost
Recoveries
Cost
(%)
& BTE Shares
Costs
DC Reserves
2033
2033
3.0 BY-LAW SERVICES
3.1 Recovery of Negative Reserve Fund Balance
3.1.1
Recovery of Negative Reserve Fund Balance
2024
76,809
$
-
$
76,809
$
0%
-
$
76,809
$
-
$
51,563
$
25,246
$
Subtotal Recovery of Negative Reserve Fund Balance
76,809
$
-
$
76,809
$
-
$
76,809
$
-
$
51,563
$
3.2 Buildings & Equipment
3.2.1
Additional Vehicle
2029
90,000
$
-
$
90,000
$
0%
-
$
90,000
$
-
$
-
$
90,000
$
3.2.2
Protective Equipment
2030
4,800
$
-
$
4,800
$
0%
-
$
4,800
$
-
$
-
$
4,800
$
Subtotal Buildings & Equipment
94,800
$
-
$
94,800
$
-
$
94,800
$
-
$
-
$
TOTAL BY-LAW SERVICES
171,609
$
-
$
171,609
$
-
$
171,609
$
-
$
51,563
$
120,046
$
Residential Development Charge Calculation
Residential Share of 2024 - 2033 DC Eligible Costs
92%
$47,438
2024 - 2033 Net Funding Envelope
$51,563
10-Year Growth in Population in New Units
4,775
Unadjusted Development Charge Per Capita
$9.93
Reserve Fund Balance
Balance as at December 31, 2023
($76,809)
Non-Residential Development Charge Calculation
Non-Residential Share of 2024 - 2033 DC Eligible Costs
8%
$4,125
10-Year Growth in Square Metres
20,450
Unadjusted Development Charge Per Square Metre
$0.20
APPENDIX B.3
TABLE B.3-2
CITY OF CLARENCE-ROCKLAND
DEVELOPMENT-RELATED CAPITAL PROGRAM
BY-LAW SERVICES
DC Eligible Costs
Ineligible Costs
Appendix B | 80
APPENDIX B.3
TABLE B.3-3
BY-LAW SERVICES
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
TOTAL
OPENING CASH BALANCE
($47.4)
($43.5)
($39.0)
($34.0)
($30.1)
($25.8)
($21.0)
($15.7)
($10.0)
($5.2)
2024 - 2033 RESIDENTIAL FUNDING REQUIREMENTS
- Prior Growth
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
- By-Law Services: Non Inflated
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
- By-Law Services: Inflated
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
549
560
571
454
459
468
474
480
379
381
4,775
REVENUE
- DC Receipts: Inflated
$6.5
$6.7
$7.0
$5.7
$5.9
$6.1
$6.3
$6.5
$5.2
$5.4
$61.3
INTEREST
- Interest on Opening Balance
($2.6)
($2.4)
($2.1)
($1.9)
($1.7)
($1.4)
($1.2)
($0.9)
($0.5)
($0.3)
($14.9)
- Interest on In-year Transactions
$0.1
$0.1
$0.1
$0.1
$0.1
$0.1
$0.1
$0.1
$0.1
$0.1
$1.1
TOTAL REVENUE
$4.0
$4.5
$5.0
$3.9
$4.3
$4.8
$5.3
$5.8
$4.8
$5.2
$47.4
CLOSING CASH BALANCE
($43.5)
($39.0)
($34.0)
($30.1)
($25.8)
($21.0)
($15.7)
($10.0)
($5.2)
$0.0
2024 Adjusted Charge Per Capita
$11.80
Allocation of Capital Program
Residential Sector
92.0%
Non-Residential Sector
8.0%
Rates for 2024
Inflation Rate
2.0%
Interest Rate on Positive Balances
3.5%
Interest Rate on Negative Balances
5.5%
CITY OF CLARENCE-ROCKLAND
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
BY-LAW SERVICES
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)
Appendix B | 81
APPENDIX B.3
TABLE B.3-3
BY-LAW SERVICES
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
TOTAL
OPENING CASH BALANCE
($4.13)
($3.93)
($3.72)
($3.48)
($3.05)
($2.56)
($2.03)
($1.46)
($0.83)
($0.25)
2024 - 2033 NON-RESIDENTIAL FUNDING REQUIREMENTS
- Prior Growth
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
- By-Law Services: Non Inflated
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
- By-Law Services: Inflated
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
NON-RESIDENTIAL SPACE GROWTH
- Growth in Square Metres
1,600
1,600
1,600
2,250
2,300
2,300
2,300
2,350
2,050
2,100
20,450
REVENUE
- DC Receipts: Inflated
$0.4
$0.4
$0.4
$0.6
$0.6
$0.7
$0.7
$0.7
$0.6
$0.6
$5.8
INTEREST
- Interest on Opening Balance
($0.2)
($0.2)
($0.2)
($0.2)
($0.2)
($0.1)
($0.1)
($0.1)
($0.0)
($0.0)
($1.4)
- Interest on In-year Transactions
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.1
TOTAL REVENUE
$0.2
$0.2
$0.2
$0.4
$0.5
$0.5
$0.6
$0.6
$0.6
$0.6
$4.5
CLOSING CASH BALANCE
($3.9)
($3.7)
($3.5)
($3.0)
($2.6)
($2.0)
($1.5)
($0.8)
($0.2)
$0.4
2024 Adjusted Charge Per Square Metre
$0.26
Allocation of Capital Program
Residential Sector
92.0%
Non-Residential Sector
8.0%
Rates for 2024
Inflation Rate
2.0%
Interest Rate on Positive Balances
3.5%
Interest Rate on Negative Balances
5.5%
CITY OF CLARENCE-ROCKLAND
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
BY-LAW SERVICES
NON-RESIDENTIAL DEVELOPMENT CHARGE
(in $000)
Appendix B | 82
APPENDIX B.4
DEVELOPMENT RELATED STUDIES
Appendix B | 83
Subsection 7 (3) of the DCA allows for a development related studies class in respect of
any service in subsection 2 (4). This appendix covers the costs included for recovery of
development-related studies.
TABLE B.4-1
2024-2033 DEVELOPMENT-RELATED CAPITAL
PROGRAM AND CALCULATION OF THE
DEVELOPMENT CHARGES
As shown in Table B.4-1, the 2024-2033 development-related gross cost for this service
area is $337,872. The capital program relates to various development-related studies,
including a special area secondary plan, DC background studies, a zoning by-law update,
and an Official Plan update.
As many of these studies are related to growth in the City of Clarence-Rockland, most
projects are entirely attributable to new development. However, benefit to existing shares
have been considered for certain projects including the Zoning By-law and Official Plan
updates, which total $37,500. The resulting 2024-2033 DC eligible cost considered for
recovery under this by-law is $300,372.
This amount is apportioned 92 per cent ($276,342) to residential development and 8 per
cent ($24,030) to non-residential development. The resulting development charges for
Development Related Studies are $57.87 per capita and $1.18 per square metre of new
non-residential building space.
TABLE B.4-2
CASH FLOW ANALYSIS
The cash-flow analysis is displayed in Table B.4-2 and considers the timing of the
development charges revenues to determine the adjusted rates. After cash flow
considerations, the residential development charge increases to $63.65 per capita. The non-
residential development charge increases to $1.29 per square metre.
Total
Net DC Recoverable
$/capita
$/sq.m
$/capita
$/sq.m
$337,872
$300,372
$57.87
$1.18
$63.65
$1.29
DEVELOPMENT RELATED STUDIES SUMMARY
Development-Related Capital Program
Development Charge
Development Charge
Unadjusted
Adjusted
2024 - 2033
Appendix B | 84
Gross
Grants/
Net
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
BTE
Replacement
DC Eligible
Available
2024-
Post
Cost
Recoveries
Cost
(%)
& BTE Shares
Costs
DC Reserves
2033
2033
4.0 DEVELOPMENT RELATED STUDIES
4.1 Negative Reserve Fund Balance
4.1.1
Negative Reserve Fund Balance
2024
12,872
$
-
$
12,872
$
0%
-
$
12,872
$
-
$
12,872
$
-
$
4.2 Development-Related Studies
4.1.1
Special Area Secondary Plan
2024
150,000
$
-
$
150,000
$
0%
-
$
150,000
$
-
$
150,000
$
-
$
4.1.2
Development Charges Study
2024
50,000
$
-
$
50,000
$
0%
-
$
50,000
$
-
$
50,000
$
-
$
4.1.3
Zoning By-law Update
2024
25,000
$
-
$
25,000
$
50%
12,500
$
12,500
$
-
$
12,500
$
-
$
4.1.4
Development Charges Study
2033
50,000
$
-
$
50,000
$
0%
-
$
50,000
$
-
$
50,000
$
-
$
4.1.5
Official Plan Update
2026
50,000
$
-
$
50,000
$
50%
25,000
$
25,000
$
-
$
25,000
$
-
$
Subtotal Development-Related Studies
325,000
$
-
$
325,000
$
37,500
$
287,500
$
-
$
287,500
$
TOTAL DEVELOPMENT RELATED STUDIES
337,872
$
-
$
337,872
$
37,500
$
300,372
$
-
$
300,372
$
-
$
Residential Development Charge Calculation
Residential Share of 2024 - 2033 DC Eligible Costs
92%
$276,342
Reserve Fund Balance
10-Year Growth in Population in New Units
4,775
Balance as at December 31, 2023
($12,872)
Unadjusted Development Charge Per Capita
$57.87
Non-Residential Development Charge Calculation
Non-Residential Share of 2024 - 2033 DC Eligible Costs
8%
$24,030
10-Year Growth in Square Metres
20,450
Unadjusted Development Charge Per Square Metre
$1.18
Ineligible Costs
DEVELOPMENT RELATED STUDIES
DC Eligible Costs
APPENDIX B.4
TABLE B.4-1
CITY OF CLARENCE-ROCKLAND
DEVELOPMENT-RELATED CAPITAL PROGRAM
Appendix B | 85
APPENDIX B.4
TABLE B.4-2
DEVELOPMENT RELATED STUDIES
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
TOTAL
OPENING CASH BALANCE
($11.8)
($177.5)
($150.2)
($144.4)
($121.1)
($95.6)
($67.4)
($36.5)
($2.8)
$25.8
2024 - 2033 RESIDENTIAL FUNDING REQUIREMENTS
- Prior Growth
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
- Development Related Studies: Non Inflated
$195.5
$0.0
$23.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$46.0
$264.5
- Development Related Studies: Inflated
$195.5
$0.0
$23.9
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$55.0
$274.4
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
549
560
571
454
459
468
474
480
379
381
4,775
REVENUE
- DC Receipts: Inflated
$34.9
$36.4
$37.8
$30.7
$31.6
$32.9
$34.0
$35.1
$28.3
$29.0
$330.6
INTEREST
- Interest on Opening Balance
($0.7)
($9.8)
($8.3)
($7.9)
($6.7)
($5.3)
($3.7)
($2.0)
($0.2)
$0.9
($43.5)
- Interest on In-year Transactions
($4.4)
$0.6
$0.2
$0.5
$0.6
$0.6
$0.6
$0.6
$0.5
($0.7)
($0.9)
TOTAL REVENUE
$29.9
$27.2
$29.8
$23.3
$25.5
$28.2
$30.9
$33.7
$28.6
$29.2
$286.2
CLOSING CASH BALANCE
($177.5)
($150.2)
($144.4)
($121.1)
($95.6)
($67.4)
($36.5)
($2.8)
$25.8
$0.0
2024 Adjusted Charge Per Capita
$63.65
Allocation of Capital Program
Residential Sector
92.0%
Non-Residential Sector
8.0%
Rates for 2024
Inflation Rate
2.0%
Interest Rate on Positive Balances
3.5%
Interest Rate on Negative Balances
5.5%
CITY OF CLARENCE-ROCKLAND
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
DEVELOPMENT RELATED STUDIES
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)
Appendix B | 86
APPENDIX B.4
TABLE B.4-2
DEVELOPMENT RELATED STUDIES
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
TOTAL
OPENING CASH BALANCE
($1.03)
($16.44)
($15.20)
($15.90)
($13.64)
($11.13)
($8.42)
($5.49)
($2.26)
$0.76
2024 - 2033 NON-RESIDENTIAL FUNDING REQUIREMENTS
- Prior Growth
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
- Development Related Studies: Non Inflated
$17.0
$0.0
$2.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$4.0
$23.0
- Development Related Studies: Inflated
$17.0
$0.0
$2.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$4.0
$23.0
NON-RESIDENTIAL SPACE GROWTH
- Growth in Square Metres
1,600
1,600
1,600
2,250
2,300
2,300
2,300
2,350
2,050
2,100
20,450
REVENUE
- DC Receipts: Inflated
$2.1
$2.1
$2.1
$3.1
$3.2
$3.3
$3.3
$3.5
$3.1
$3.2
$29.0
INTEREST
- Interest on Opening Balance
($0.1)
($0.9)
($0.8)
($0.9)
($0.8)
($0.6)
($0.5)
($0.3)
($0.1)
$0.0
($4.9)
- Interest on In-year Transactions
($0.4)
$0.0
$0.0
$0.1
$0.1
$0.1
$0.1
$0.1
$0.1
($0.0)
($0.1)
TOTAL REVENUE
$1.6
$1.2
$1.3
$2.3
$2.5
$2.7
$2.9
$3.2
$3.0
$3.2
$24.0
CLOSING CASH BALANCE
($16.4)
($15.2)
($15.9)
($13.6)
($11.1)
($8.4)
($5.5)
($2.3)
$0.8
$0.0
2024 Adjusted Charge Per Square Metre
$1.29
Allocation of Capital Program
Residential Sector
92.0%
Non-Residential Sector
8.0%
Rates for 2024
Inflation Rate
2.0%
Interest Rate on Positive Balances
3.5%
Interest Rate on Negative Balances
5.5%
CITY OF CLARENCE-ROCKLAND
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
DEVELOPMENT RELATED STUDIES
NON-RESIDENTIAL DEVELOPMENT CHARGE
(in $000)
Appendix B | 87
APPENDIX B.5
FIRE SERVICE
Appendix B | 88
The Clarence-Rockland Fire Services protects the lives, property and environment of the
people who live, work and visit the City. The department is responsible for fire prevention,
public education and emergency preparedness programs.
TABLE B.5-1
HISTORICAL SERVICE LEVELS
Table B.5-1 displays the 15-year historical inventory for buildings, land, vehicles, furniture,
and equipment for Fire Services. The City of Clarence-Rockland Fire Department operates
out of three fire stations with a total building area of 28,632 square feet. The total
replacement value of the stations is $14.32 million2. The land associated with all three fire
stations totals 7.87 hectares and is valued at $2.07 million. Station equipment, such as
tools, pumps and gas detectors totals $909,200. The 2023 Fire Department fleet totals 15
vehicles with a replacement value of $7.34 million. Finally, personal equipment and gear,
such as protective clothing, communications equipment and breathing apparatuses are
valued at $1.95 million.
The 2023 combined replacement value of the inventory of capital assets for Fire services is
$26.59 million, resulting in a 15-year historical average service level of $550.99 per
population and employment. The historical service level, multiplied by the ten-year net
growth in population and employment (3,691), results in a fifteen-year maximum allowable
funding envelope of $2.03 million.
TABLE B.5-2
2024-2033 DEVELOPMENT-RELATED CAPITAL
PROGRAM & CALCULATION OF THE
DEVELOPMENT CHARGES
The 2024 to 2033 development-related capital program recovers for existing debenture
payments associated with the recent expansions, one new ladder truck, and a Fire Master
Plan.
The development-related capital program includes the recovery of the principal payment of
the debenture related to the expansion of the Rockland and Bourget Fire Stations totalling
$2.36 million over the 10-year planning period. The debt included in the capital program
2 Fire space of 4,724 square feet of space associated with the stations has been deducted from the building inventory
to account for outstanding debt being recovered for.
Appendix B | 89
only included the principal portion of the payments and only the growth-related share3.
Additionally, the department anticipates acquiring a new 100 foot ladder truck which will
increase servicing capacity over the existing 75 foot ladder truck which will be replaced
upon this asset coming into service. A Fire Master Plan Study is anticipated to occur over
the ten-year planning period for a total of $125,000.
Altogether, the ten-year capital program for Fire Services amounts to $3.99 million. Non-
growth shares relating to replacement and benefit to existing shares of the ladder truck
total $1.13 million.
The DC eligible costs exceed the funding envelope by $488,030, which is deemed to provide
benefit to development beyond 2033. This share will be eligible for funding under
subsequent development charges studies. The City has $340,413 in DC reserves to offset a
portion of the DC eligible capital costs. The remaining $2.03 million is related to
development in the 2024-2033 planning period and is eligible for DC recovery. The
development-related net capital cost is allocated 92 per cent to residential development
($1.87 million) and 8 per cent to non-residential development ($162,696). The residential
share of the net development-related capital cost is divided by the 10-year growth in
population in new housing units to derive an unadjusted charge of $391.83 per capita. The
non-residential share of the net growth-related capital cost is divided by the 10-year
forecast growth in floor space, resulting in an unadjusted charge of $7.96 per square metre.
TABLE B.5-3
CASH FLOW ANALYSIS
After cash flow consideration, both the residential and non-residential calculated charges
increase to $411.77 per capita and $8.44 per square metre. This increase reflects the front-
ended nature of the timing of anticipated capital projects. The following table summarizes
the calculation of the Fire Services development charge:
3 Interest Payments associated with the debt are included for recover in the cash flow analysis
15-year Hist.
Service Level
per pop & emp
Total
Net DC Recoverable
$/capita
$/sq.m
$/capita
$/sq.m
$550.99
$3,987,147
$2,033,704
$391.83
$7.96
$411.77
$8.44
FIRE SERVICES SUMMARY
2024 - 2033
Unadjusted
Adjusted
Development Charge
Development Charge
Development-Related Capital Program
Appendix B | 90
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
FIRE SERVICES
BUILDINGS
UNIT COST
Station Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/sq. ft.)
Bourget (#1)
2,331
2,331
2,331
2,331
2,331
2,331
2,331
2,331
2,331
2,331
2,331
10,542
10,542
10,542
10,542
$500
Clarence Creek (#2)
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
$500
Rockland (#3)
4,032
4,032
4,032
4,032
4,032
4,032
4,032
4,032
4,032
4,032
4,032
20,414
20,414
20,414
20,414
$500
Excess Capacity
-
-
-
-
-
-
-
-
-
-
-
(4,724)
(4,724)
(4,724)
(4,724)
$500
Total (sq.ft.)
8,763
8,763
8,763
8,763
8,763
8,763
8,763
8,763
8,763
8,763
8,763
28,632
28,632
28,632
28,632
Total ($000)
$4,381.5
$4,381.5
$4,381.5
$4,381.5
$4,381.5
$4,381.5
$4,381.5
$4,381.5
$4,381.5
$4,381.5
$4,381.5
$14,315.9
$14,315.9
$14,315.9
$14,315.9
LAND
UNIT COST
Station Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/ha)
Bourget (#1)
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
7.23
7.23
7.23
7.23
$235,000
Clarence Creek (#2)
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
0.29
$235,000
Rockland (#3)
0.14
0.14
0.14
0.14
0.14
0.14
0.14
0.21
0.21
0.35
0.35
0.35
0.35
0.35
0.35
$870,000
Total (ha)
0.55
0.55
0.55
0.55
0.55
0.55
0.55
0.62
0.62
0.76
0.76
7.87
7.87
7.87
7.87
Total ($000)
$218.2
$218.2
$218.2
$218.2
$218.2
$218.2
$218.2
$279.1
$279.1
$400.9
$400.9
$2,071.7
$2,071.7
$2,071.7
$2,071.7
FURNITURE & EQUIPMENT AT STATIONS
UNIT COST
Station Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Heavy Hydraulics
2
2
2
2
2
2
2
2
3
3
3
3
3
3
3
$60,000
Miscallaneous (Bourget)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,000
Miscallaneous (Clarence Creek)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,000
Miscallaneous (Rockland)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,000
Portable Pumps
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$4,400
Generators
7
8
7
8
8
8
8
6
6
6
6
6
11
11
11
$20,000
Power tools
1
1
1
1
1
1
1
1
1
1
2
2
11
11
11
$2,000
Thermal Imager
3
3
3
3
3
3
3
3
3
3
3
4
14
14
14
$15,000
Gas detectors
4
4
4
4
4
4
4
4
4
4
4
4
6
6
6
$1,000
Small tools
1
1
1
1
1
1
1
1
1
1
1
3
3
3
3
$5,900
First aid equip
1
1
4
4
4
4
4
4
4
4
11
11
12
12
12
$10,000
Forcible entry tool
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$14,700
Fire extinguisher training simulator
-
-
-
-
-
-
-
-
1
1
1
1
2
2
2
$17,600
Spare portable tank
-
-
-
-
-
-
-
1
1
1
1
1
2
2
2
$5,000
Container for storage
-
-
-
-
-
-
-
-
-
-
1
1
3
3
3
$6,600
Total (#)
24
25
27
28
28
28
28
27
30
30
39
42
73
73
73
Total ($000)
$380.7
$400.7
$410.7
$430.7
$430.7
$430.7
$430.7
$395.7
$488.0
$488.0
$566.6
$593.4
$909.2
$909.2
$909.2
APPENDIX B.5
TABLE B.5-1
# of Square Feet
# of Hectares
# of Pieces of Equipment
Appendix B | 91
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
FIRE SERVICES
VEHICLES
UNIT COST
Vehicle Type
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/vehicle)
Triple Combo Pumper
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$850,000
Tanker
2
2
2
2
2
2
2
2
2
2
2
2
1
1
1
$794,700
Service Vehicle
0
0
0
0
0
1
3
3
3
3
5
5
5
5
5
$90,000
Rescue Van
1
1
1
1
1
1
1
1
1
1
1
1
1
0
0
$500,000
Rehabilitation Truck
0
0
0
0
0
0
0
0
1
1
$500,000
Boat
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$85,000
Ladder Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,200,000
Mobile air mangement trailer
0
0
0
0
1
1
1
1
1
1
1
1
1
0
0
$45,000
Utility Trailer
0
0
0
0
0
0
0
0
1
1
$10,000
Pumper tanker
0
0
0
0
0
0
0
0
0
0
0
0
1
1
1
$900,000
Total (#)
9
9
9
9
10
11
13
13
13
13
15
15
15
15
15
Total ($000)
$6,774.4
$6,774.4
$6,774.4
$6,774.4
$6,819.4
$6,909.4
$7,089.4
$7,089.4
$7,089.4
$7,089.4
$7,269.4
$7,269.4
$7,374.7
$7,339.7
$7,339.7
EQUIPMENT AND GEAR
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Fire Fighter Protective Clothing
PPE
80
80
80
80
80
80
80
80
80
80
80
90
100
100
100
$3,300
Station Wear
70
70
70
70
70
70
70
70
70
70
70
80
100
100
100
$1,000
Communications Equipment
Pagers*
70
70
70
70
70
70
70
70
70
70
80
80
90
-
-
$800
Mobile Radios
12
12
12
12
12
12
12
12
12
12
14
14
14
-
-
$1,500
Portable Radios*
20
50
20
50
72
72
72
72
72
72
80
80
90
-
-
$1,500
Base Station
5
5
5
5
5
5
5
5
5
5
5
5
4
-
-
$2,900
Station Recievers & Transmitters
3
3
3
3
3
3
3
3
3
3
$125,000
Communcations Tower (Bourget)
-
-
-
-
-
-
-
-
-
1
$130,000
Transmitters/Communications (Rockland)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$40,000
Transmitters/Communications (Bourget)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$40,000
Transmitters/Communications (Bouvier Road on Water Tower)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$70,000
Breathing Apparatus
Harness & Regulator
30
30
30
30
30
40
40
40
40
40
40
40
40
40
40
$7,500
Face pieces
70
72
70
72
72
72
72
72
72
72
72
80
80
80
80
$2,000
Extra SCBA bottle
60
60
60
60
60
80
80
65
65
65
65
65
90
90
90
$1,100
RIT Tool Bag
-
1
-
1
1
2
2
2
2
2
2
3
3
3
3
$6,000
Air compressor (SCBA)
1
1
1
1
1
1
1
1
1
1
1
1
2
2
2
$60,000
Extractor
-
-
-
-
-
-
-
-
-
-
1
1
5
5
5
$5,000
Air Bags
-
-
-
-
-
-
-
2
2
2
2
2
2
2
2
$10,000
Electric Fan
5
5
5
5
5
5
5
5
5
5
$5,000
Car Stabilizer
-
-
-
-
-
-
2
2
2
2
$12,000
Triaining Props**
-
-
-
-
-
-
-
0.25
0.25
0.25
$300,000
Total (#)
421
454
421
454
476
515
515
502
502
502
523
554
633
435
436
Total ($000)
$1,093.5
$1,148.5
$1,093.5
$1,148.5
$1,181.5
$1,684.5
$1,684.5
$1,688.0
$1,688.0
$1,688.0
$1,716.0
$1,805.0
$2,060.6
$1,821.0
$1,951.0
* Leased from County
** includes props used by other agencies; 25% of time attributed to City Fire
APPENDIX B.5
TABLE B.5-1
# of Vehicles
# of Pieces of Equipment and Gear
Appendix B | 92
CITY OF CLARENCE-ROCKLAND
CALCULATION OF SERVICE LEVELS
FIRE SERVICES
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Historical Population
22,195
22,684
23,185
23,445
23,707
23,972
24,240
24,512
24,898
25,290
25,688
26,093
26,505
26,827
27,153
Historical Employment
5,115
5,446
5,799
5,667
5,539
5,413
5,290
5,171
5,352
5,540
5,735
5,936
6,145
6,177
6,209
Total Historical Population & Employment
27,310
28,130
28,984
29,112
29,246
29,385
29,530
29,683
30,250
30,830
31,423
32,029
32,650
33,004
33,362
INVENTORY SUMMARY ($000)
Buildings
$4,381.5
$4,381.5
$4,381.5
$4,381.5
$4,381.5
$4,381.5
$4,381.5
$4,381.5
$4,381.5
$4,381.5
$4,381.5
$14,315.9
$14,315.9
$14,315.9
$14,315.9
Land
$218.2
$218.2
$218.2
$218.2
$218.2
$218.2
$218.2
$279.1
$279.1
$400.9
$400.9
$2,071.7
$2,071.7
$2,071.7
$2,071.7
Furniture & Equipment At Stations
$380.7
$400.7
$410.7
$430.7
$430.7
$430.7
$430.7
$395.7
$488.0
$488.0
$566.6
$593.4
$909.2
$909.2
$909.2
Vehicles
$6,774.4
$6,774.4
$6,774.4
$6,774.4
$6,819.4
$6,909.4
$7,089.4
$7,089.4
$7,089.4
$7,089.4
$7,269.4
$7,269.4
$7,374.7
$7,339.7
$7,339.7
Equipment And Gear
$1,093.5
$1,148.5
$1,093.5
$1,148.5
$1,181.5
$1,684.5
$1,684.5
$1,688.0
$1,688.0
$1,688.0
$1,716.0
$1,805.0
$2,060.6
$1,821.0
$1,951.0
Total ($000)
$12,848.3
$12,923.3
$12,878.3
$12,953.3
$13,031.3
$13,624.3
$13,804.3
$13,833.7
$13,926.0
$14,047.8
$14,334.4
$26,055.4
$26,732.1
$26,457.5
$26,587.5
Average
SERVICE LEVEL ($/pop &emp)
Service
Level
Buildings
$160.4
$155.8
$151.2
$150.50
$149.82
$149.11
$148.37
$147.61
$144.84
$142.12
$139.44
$446.97
$438.46
$433.76
$429.11
$225.83
Land
$7.99
$7.76
$7.53
$7.49
$7.46
$7.42
$7.39
$9.40
$9.22
$13.00
$12.76
$64.68
$63.45
$62.77
$62.10
$23.36
Furniture & Equipment At Stations
$13.94
$14.24
$14.17
$14.79
$14.73
$14.66
$14.59
$13.33
$16.13
$15.83
$18.03
$18.53
$27.85
$27.55
$27.25
$17.71
Vehicles
$248.06
$240.82
$233.73
$232.70
$233.17
$235.13
$240.07
$238.84
$234.36
$229.95
$231.34
$226.96
$225.87
$222.39
$220.00
$232.89
Equipment And Gear
$40.04
$40.83
$37.73
$39.45
$40.40
$57.33
$57.04
$56.87
$55.80
$54.75
$54.61
$56.36
$63.11
$55.18
$58.48
$51.20
Total ($/pop & emp)
$470.46
$459.41
$444.33
$444.95
$445.57
$463.65
$467.47
$466.05
$460.36
$455.65
$456.17
$813.49
$818.75
$801.64
$796.94
$550.99
CITY OF CLARENCE-ROCKLAND
CALCULATION OF MAXIMUM ALLOWABLE
FIRE SERVICES
15-Year Funding Envelope Calculation
15 Year Average Service Level 2009 - 2023
$550.99
Net Population & Employment Growth 2024 - 2033
3,691
Maximum Allowable Funding Envelope
$2,033,704
TABLE B.5-1
APPENDIX B.5
Appendix B | 93
Gross
Grants/
Net
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
BTE
Replacement
DC Eligible
Available
2024-
Post
Cost
Recoveries
Cost
(%)
& BTE Shares
Costs
DC Reserves
2033
2033
5.0 FIRE SERVICES
5.1 Buildings, Land & Furnishings
5.1.1
Fire Hall Expansion - DC Debenture (Principal)
Various
2,362,147
$
-
$
2,362,147
$
0%
-
$
2,362,147
$
-
$
1,874,117
$
488,030
$
Subtotal Buildings, Land & Furnishings
2,362,147
$
-
$
2,362,147
$
-
$
2,362,147
$
-
$
1,874,117
$
488,030
$
5.2 Vehicles
5.2.1
Ladder Truck (100ft)
2026
1,500,000
$
-
$
1,500,000
$
75%
1,125,000
$
375,000
$
340,413
$
34,587
$
-
$
Subtotal Vehicles
1,500,000
$
-
$
1,500,000
$
1,125,000
$
375,000
$
340,413
$
34,587
$
-
$
5.3 Equipment & Studies
5.3.1
Fire Master Plan
2027
125,000
$
-
$
125,000
$
0%
-
$
125,000
$
-
$
125,000
$
-
$
Subtotal Equipment & Studies
125,000
$
-
$
125,000
$
-
$
125,000
$
-
$
125,000
$
-
$
TOTAL FIRE SERVICES
3,987,147
$
-
$
3,987,147
$
1,125,000
$
2,862,147
$
340,413
$
2,033,704
$
488,030
$
Residential Development Charge Calculation
Residential Share of 2024 - 2033 DC Eligible Costs
92%
$1,871,008
2024 - 2033 Net Funding Envelope
$2,033,704
10-Year Growth in Population in New Units
4,775
Unadjusted Development Charge Per Capita
$391.83
Reserve Fund Balance
Balance as at December 31, 2023
$340,413
Non-Residential Development Charge Calculation
Non-Residential Share of 2024 - 2033 DC Eligible Costs
8%
$162,696
10-Year Growth in Square Metres
20,450
Unadjusted Development Charge Per Square Metre
$7.96
DC Eligible Costs
Ineligible Costs
APPENDIX B.5
TABLE B.5-2
CITY OF CLARENCE-ROCKLAND
DEVELOPMENT-RELATED CAPITAL PROGRAM
FIRE SERVICES
Appendix B | 94
APPENDIX B.5
TABLE B.5-3
FIRE SERVICES
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
TOTAL
OPENING CASH BALANCE
$313.2
$402.6
$504.0
$250.4
$183.2
$244.1
$314.8
$394.5
$483.9
$530.7
2024 - 2033 RESIDENTIAL FUNDING REQUIREMENTS
- Prior Growth
$0.0
$0.0
$313.2
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$313.2
- Fire Debt Principal
$111.0
$113.3
$115.8
$118.2
$120.7
$123.3
$125.9
$128.6
$131.4
$635.9
$1,724.2
- Fire Services: Non Inflated
$0.0
$0.0
$31.8
$115.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$146.8
- Fire Services: Inflated
$111.0
$113.3
$474.7
$240.3
$120.7
$123.3
$125.9
$128.6
$131.4
$635.9
$2,205.2
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
549
560
571
454
459
468
474
480
379
381
4,775
REVENUE
- DC Receipts: Inflated
$226.1
$235.2
$244.6
$198.4
$204.6
$212.8
$219.8
$227.0
$182.8
$187.5
$2,138.8
INTEREST
- Fire Debt - Interest
(38.6)
(36.8)
(34.8)
(32.9)
(30.9)
(28.8)
(26.8)
(24.6)
(22.4)
(88.5)
($365.2)
- Interest on Opening Balance
$11.0
$14.1
$17.6
$8.8
$6.4
$8.5
$11.0
$13.8
$16.9
$18.6
$126.7
- Interest on In-year Transactions
$2.0
$2.1
($6.3)
($1.2)
$1.5
$1.6
$1.6
$1.7
$0.9
($12.3)
($8.4)
TOTAL REVENUE
$200.4
$214.7
$221.1
$173.1
$181.6
$194.0
$205.7
$217.9
$178.2
$105.2
$1,892.0
CLOSING CASH BALANCE
$402.6
$504.0
$250.4
$183.2
$244.1
$314.8
$394.5
$483.9
$530.7
$0.0
2024 Adjusted Charge Per Capita
$411.77
Allocation of Capital Program
Residential Sector
92.0%
Non-Residential Sector
8.0%
Rates for 2024
Inflation Rate
2.0%
Interest Rate on Positive Balances
3.5%
Interest Rate on Negative Balances
5.5%
CITY OF CLARENCE-ROCKLAND
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
FIRE SERVICES
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)
Appendix B | 95
APPENDIX B.5
TABLE B.5-3
FIRE SERVICES
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
TOTAL
OPENING CASH BALANCE
$27.23
$28.75
$30.54
$0.61
($2.99)
$4.85
$13.41
$22.65
$33.10
$41.31
2024 - 2033 NON-RESIDENTIAL FUNDING REQUIREMENTS
- Prior Growth
$0.0
$0.0
$27.2
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$27.2
- Fire Debt Principal
$9.6
$9.9
$10.1
$10.3
$10.5
$10.7
$11.0
$11.2
$11.4
$55.3
$149.9
- Fire Services: Non Inflated
$0.0
$0.0
$2.8
$10.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$12.8
- Fire Services: Inflated
$9.6
$9.9
$41.3
$20.9
$10.5
$10.7
$11.0
$11.2
$11.4
$55.3
$191.8
NON-RESIDENTIAL SPACE GROWTH
- Growth in Square Metres
1,600
1,600
1,600
2,250
2,300
2,300
2,300
2,350
2,050
2,100
20,450
REVENUE
- DC Receipts: Inflated
$13.5
$13.8
$14.0
$20.2
$21.0
$21.4
$21.9
$22.8
$20.3
$21.2
$190.0
INTEREST
- Fire Debt Interest
(3.36)
(3.20)
(3.03)
(2.86)
(2.69)
(2.51)
(2.33)
(2.14)
(1.95)
(7.70)
($31.8)
- Interest on Opening Balance
$1.0
$1.0
$1.1
$0.0
($0.2)
$0.2
$0.5
$0.8
$1.2
$1.4
$6.9
- Interest on In-year Transactions
$0.1
$0.1
($0.7)
($0.0)
$0.2
$0.2
$0.2
$0.2
$0.2
($0.9)
($0.7)
TOTAL REVENUE
$11.2
$11.7
$11.3
$17.3
$18.3
$19.3
$20.2
$21.6
$19.6
$14.0
$164.5
CLOSING CASH BALANCE
$28.7
$30.5
$0.6
($3.0)
$4.9
$13.4
$22.7
$33.1
$41.3
$0.0
2024 Adjusted Charge Per Square Metre
$8.44
Allocation of Capital Program
Residential Sector
92.0%
Non-Residential Sector
8.0%
Rates for 2024
Inflation Rate
2.0%
Interest Rate on Positive Balances
3.5%
Interest Rate on Negative Balances
5.5%
CITY OF CLARENCE-ROCKLAND
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
FIRE SERVICES
NON-RESIDENTIAL DEVELOPMENT CHARGE
(in $000)
Appendix B | 96
APPENDIX B.6
SERVICES RELATED TO A HIGHWAY - PUBLIC
WORKS
Appendix B | 97
The Clarence-Rockland Infrastructure and Engineering Department provides Public Works
servicing to the City. The department is responsible for maintaining and repairing municipal
roads, sidewalks, shoulders, bridges, culverts, and drainage ditches. Another key
component of the department is the maintenance of municipal drains. It is also responsible
for winter maintenance such as salting, plowing, and removing snow.
TABLE B.6-1
HISTORICAL SERVICE LEVELS
The current inventory of capital assets for Public Works includes approximately 22,180
square feet of building space with a total replacement value of $3.94 million. The 2.25
hectares of land associated with Public Works buildings are valued at $528,800. Furniture
and equipment total $137,500. Tools required to provide the municipal services are worth
approximately $186,100. The 42 vehicles in the Public Works fleet add an additional $7.70
million to the value of capital assets. Additional fleet contracted services add $140,000.
The total value of the Public Works capital inventory is $12.63 million. The 15-year historical
average service level is $400.09 per population and employment, and this, multiplied by the
10-year net growth in population and employment, results in a maximum allowable funding
envelope of $1.48 million.
TABLE B.6-2
2024-2033 DEVELOPMENT-RELATED CAPITAL
PROGRAM & CALCULATION OF THE
DEVELOPMENT CHARGES
The 10-year development-related capital program for Public Works totals $6.62 million. This
provides for an expansion of the municipal public works garage, two snow depots (including
land), and various fleet and equipment acquisitions.
Replacement shares in the amount of $2.51 million have been identified and netted off the
capital program. This share of costs represents 50 per cent of the project cost for the public
work garage expansion and new snow dumps in Rockland and Bourget. The eligible DC
reserve fund balance of $1.11 million has been applied to the capital program. A portion of
the program totalling $1.52 million cannot be funded through this development charges by-
law due to funding envelope restrictions and will be considered in future studies.
The remaining $1.48 million is related to development in the 2024 to 2033 planning period
and is eligible for DC recovery in this period. This development related cost is allocated 92
per cent or $1.36 million against new residential development, and 8 per cent or $118,139
Appendix B | 98
against new non-residential development. This yields an unadjusted residential
development charge of $284.52 per capita and $5.78 per square metre of new non-
residential development.
TABLE B.6-3
CASH FLOW ANALYSIS
After cash flow consideration, both the residential and non-residential calculated charges
increase to $289.23 per capita and $5.98 per square metre, respectively. The following table
summarizes the calculation of the Public Works development charge:
15-year Hist.
Service Level
per pop & emp
Total
Net DC Recoverable
$/capita
$/sq.m
$/capita
$/sq.m
$400.09
$6,620,000
$1,476,732
$284.52
$5.78
$289.23
$5.98
PUBLIC WORKS SUMMARY
2024 - 2033
Unadjusted
Adjusted
Development Charge
Development-Related Capital Program
Development Charge
Appendix B | 99
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
PUBLIC WORKS
BUILDINGS
UNIT COST
Facility Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/sq.ft.)
Garage Lemay St.
6,780
6,780
6,780
6,780
6,780
6,780
6,780
6,780
6,780
6,780
6,780
6,780
6,780
6,780
6,780
$360
Garage Lemay St. Office & Lunch room
620
620
620
620
620
620
620
620
620
620
620
620
620
620
620
$360
Clarence Creek Container
320
320
320
320
320
320
320
320
320
320
320
320
320
320
320
$40
Town Hall Container
110
110
110
110
110
110
110
110
110
110
110
110
110
110
110
$40
Sewage Plant (PW Storage)
2,150
2,150
2,150
2,150
2,150
2,150
2,150
2,150
2,150
2,150
2,150
2,150
2,150
2,150
2,150
$360
Salt Dome
-
-
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
$40
Sand Dome
-
-
-
-
-
-
-
-
-
-
4,200
4,200
4,200
4,200
4,200
$40
Total (#)
9,980
9,980
17,980
17,980
17,980
17,980
17,980
17,980
17,980
17,980
22,180
22,180
22,180
22,180
22,180
Total ($000)
$3,455.2
$3,455.2
$3,775.2
$3,775.2
$3,775.2
$3,775.2
$3,775.2
$3,775.2
$3,775.2
$3,775.2
$3,943.2
$3,943.2
$3,943.2
$3,943.2
$3,943.2
LAND
UNIT COST
Facility Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/ha)
Garage Lemay St. Office & Lunch room
2.05
2.05
2.05
2.05
2.05
2.05
2.05
2.05
2.05
2.05
2.05
2.05
2.05
2.05
2.05
$235,000
Sewage Plant (PW Storage)
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
$235,000
Total (ha)
2.25
2.25
2.25
2.25
2.25
2.25
2.25
2.25
2.25
2.25
2.25
2.25
2.25
2.25
2.25
Total ($000)
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
FURNITURE AND EQUIPMENT
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Garage Lemay Street
$7,600
$7,600
$7,800
$7,800
$7,800
$7,800
$7,800
$7,800
$7,800
$7,800
$7,800
$7,800
$7,800
$7,800
$7,800
Garage Laurier
$116,000
$116,000
$129,700
$129,700
$129,700
$129,700
$129,700
$129,700
$129,700
$129,700
$129,700
$129,700
$129,700
$129,700
$129,700
Total ($000)
$123.6
$123.6
$137.5
$137.5
$137.5
$137.5
$137.5
$137.5
$137.5
$137.5
$137.5
$137.5
$137.5
$137.5
$137.5
APPENDIX B.6
TABLE B.6-1
# of Square Feet
# of Hectares
Total Value of Furniture & Equipment ($)
Appendix B | 100
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
PUBLIC WORKS
SMALL TOOLS
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Quick Saw
3
2
2
1
1
1
1
1
1
1
1
1
2
2
2
$1,380
Chain Saw
3
4
3
4
4
4
4
4
4
4
4
4
9
9
9
$863
Compactor
3
2
3
2
2
2
2
1
1
1
1
1
1
1
1
$3,335
Weed Eater
4
5
4
5
5
6
6
3
3
3
3
3
5
5
5
$426
Generator
3
3
3
3
3
3
3
3
3
3
4
4
2
2
2
$1,461
Water Pump Gas
2
2
2
2
2
2
2
1
1
1
1
1
1
1
1
$5,980
Water Pump Electric
2
2
2
2
3
3
3
-
-
-
-
-
2
2
2
$403
Lawn Mower
2
2
2
2
2
2
2
1
1
1
1
1
-
-
-
$863
Crack Sealer
1
-
1
-
-
-
-
-
-
-
-
-
-
-
-
$1,840
Pole Saw
1
1
1
1
2
2
2
2
3
3
3
3
3
3
3
$667
Gas Boom
1
1
1
1
1
1
1
1
1
1
1
1
2
2
2
$598
Traffic Counter
3
3
3
3
2
2
2
2
2
4
4
4
4
4
4
$2,921
GPS
4
5
27
27
30
32
32
23
25
27
28
32
50
50
50
$575
Light Tower
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$13,260
ASP Cutting Saw
-
-
-
-
-
1
1
1
2
2
2
2
1
1
1
$2,657
Hydraulic Jack Hammer
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$10,603
Jumping Jack
-
1
-
1
1
1
1
1
1
1
1
1
1
1
1
$1,990
Pressure Washer
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$9,200
Electronic Speed controller
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$3,450
Wood Chipper
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$63,250
Diesel Welder
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$6,325
Diesel plate
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$6,000
Total (#)
32
33
54
54
60
64
64
46
50
54
56
64
90
90
90
Total ($000)
$51.5
$48.8
$63.3
$60.1
$83.8
$88.0
$88.0
$70.2
$74.7
$81.6
$83.7
$168.2
$186.1
$186.1
$186.1
APPENDIX B.6
TABLE B.6-1
# of Tools
Appendix B | 101
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
PUBLIC WORKS
FLEET
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Pick ups
15
15
13
13
13
13
14
14
14
14
14
14
8
8
8
$45,000
Tandem Axel Trucks
4
4
6
6
6
6
6
7
7
8
8
8
7
7
7
$400,000
Back Hoe
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$185,000
Front End Loader
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$300,000
Grader
1
2
1
2
2
2
2
2
2
2
2
2
2
2
2
$750,000
Steamer
2
2
2
2
2
2
2
2
2
2
2
2
1
1
1
$25,000
Sewer Cleaner Flusher
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$162,000
Snow Machine Trackless & Equip.
1
1
1
1
1
2
2
2
2
2
2
2
3
3
3
$160,000
Tractor
2
2
2
2
2
2
2
3
3
3
3
3
1
1
1
$110,000
Bomag
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$950,000
Cube Van
1
1
1
1
1
1
1
1
1
1
1
1
-
-
-
$110,000
Excavator
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$344,000
4 Wheeler
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$29,000
Enclosed Trailer
-
1
-
1
1
1
1
1
1
1
1
1
1
1
1
$25,000
Boom flail
-
-
-
-
1
1
1
1
1
1
1
1
-
-
-
$63,000
SUV
-
-
-
-
-
-
1
1
2
2
2
2
1
1
1
$35,000
Service Van
-
-
-
-
-
-
-
-
-
-
2
2
1
1
1
$125,000
Line Painter
-
-
1
1
1
1
1
1
1
1
1
1
2
2
2
$40,000
Plow & Salt Spreader
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$30,000
Tilt Truck Bed
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$10,000
Hot Box
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$60,000
Snow Blower - Case
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$10,000
Snow Blower Larue
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$185,000
Asphalt Roller
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$25,000
Trailer
-
-
-
-
-
-
-
-
-
-
-
-
5
5
5
$20,000
Total (#)
33
35
34
36
37
38
40
40
41
43
46
46
42
42
42
Total ($000)
$5,835.0
$6,610.0
$6,585.0
$7,360.0
$7,423.0
$7,269.0
$7,349.0
$7,668.0
$7,703.0
$8,113.0
$8,423.0
$8,423.0
$7,695.0
$7,695.0
$7,695.0
FLEET CONTRACTED SERVICES
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Grader
2
1
2
1
1
1
1
1
1
1
1
1
1
1
1
$80,000
Snow Clearing
2
1
-
-
-
-
-
-
-
-
1
1
1
1
1
$60,000
Total (#)
4
2
2
1
1
1
1
1
1
1
2
2
2
2
2
Total ($000)
$280.0
$140.0
$160.0
$80.0
$80.0
$80.0
$80.0
$80.0
$80.0
$80.0
$140.0
$140.0
$140.0
$140.0
$140.0
APPENDIX B.6
# of Vehicles and Equipment
# of Vehicles
TABLE B.6-1
Appendix B | 102
CITY OF CLARENCE-ROCKLAND
CALCULATION OF SERVICE LEVELS
PUBLIC WORKS
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Historic Population
22,195
22,684
23,185
23,445
23,707
23,972
24,240
24,512
24,898
25,290
25,688
26,093
26,505
26,827
27,153
Historic Employment
5,115
5,446
5,799
5,667
5,539
5,413
5,290
5,171
5,352
5,540
5,735
5,936
6,145
6,177
6,209
Total Historic Population & Employmen
27,310
28,130
28,984
29,112
29,246
29,385
29,530
29,683
30,250
30,830
31,423
32,029
32,650
33,004
33,362
INVENTORY SUMMARY ($000)
Buildings
$3,455.2
$3,455.2
$3,775.2
$3,775.2
$3,775.2
$3,775.2
$3,775.2
$3,775.2
$3,775.2
$3,775.2
$3,943.2
$3,943.2
$3,943.2
$3,943.2
$3,943.2
Land
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
$528.8
Furniture And Equipment
$123.6
$123.6
$137.5
$137.5
$137.5
$137.5
$137.5
$137.5
$137.5
$137.5
$137.5
$137.5
$137.5
$137.5
$137.5
Small Tools
$51.5
$48.8
$63.3
$60.1
$83.8
$88.0
$88.0
$70.2
$74.7
$81.6
$83.7
$168.2
$186.1
$186.1
$186.1
Fleet
$5,835.0
$6,610.0
$6,585.0
$7,360.0
$7,423.0
$7,269.0
$7,349.0
$7,668.0
$7,703.0
$8,113.0
$8,423.0
$8,423.0
$7,695.0
$7,695.0
$7,695.0
Fleet Contracted Services
$280.0
$140.0
$160.0
$80.0
$80.0
$80.0
$80.0
$80.0
$80.0
$80.0
$140.0
$140.0
$140.0
$140.0
$140.0
Total ($000)
$10,274.0
$10,906.3
$11,249.8
$11,941.5
$12,028.2
$11,878.5
$11,958.5
$12,259.6
$12,299.1
$12,716.1
$13,256.1
$13,340.7
$12,630.5
$12,630.5
$12,630.5
Average
SERVICE LEVEL ($/pop & emp)
Service
Level
Buildings
$126.52
$122.83
$130.25
$129.68
$129.08
$128.47
$127.84
$127.19
$124.80
$122.45
$125.49
$123.11
$120.77
$119.48
$118.19
$125.08
Land
$19.36
$18.80
$18.24
$18.16
$18.08
$17.99
$17.91
$17.81
$17.48
$17.15
$16.83
$16.51
$16.19
$16.02
$15.85
$17.49
Furniture And Equipment
$4.53
$4.39
$4.74
$4.72
$4.70
$4.68
$4.66
$4.63
$4.55
$4.46
$4.38
$4.29
$4.21
$4.17
$4.12
$4.48
Small Tools
$1.89
$1.73
$2.18
$2.06
$2.86
$3.00
$2.98
$2.36
$2.47
$2.65
$2.66
$5.25
$5.70
$5.64
$5.58
$3.27
Fleet
$213.66
$234.98
$227.20
$252.82
$253.81
$247.37
$248.87
$258.33
$254.64
$263.15
$268.05
$262.98
$235.68
$233.15
$230.65
$245.69
Fleet Contracted Services
$10.25
$4.98
$5.52
$2.75
$2.74
$2.72
$2.71
$2.70
$2.64
$2.59
$4.46
$4.37
$4.29
$4.24
$4.20
$4.08
Total ($/pop & emp)
$376.20
$387.71
$388.14
$410.19
$411.28
$404.24
$404.96
$413.02
$406.58
$412.46
$421.86
$416.52
$386.85
$382.70
$378.59
$400.09
CITY OF CLARENCE-ROCKLAND
CALCULATION OF MAXIMUM ALLOWABLE
PUBLIC WORKS
15-Year Funding Envelope Calculation
15 Year Average Service Level 2009 - 2023
$400.09
Net Population & Employment Growth 2024 - 2033
3,691
Maximum Allowable Funding Envelope
$1,476,732.19
APPENDIX B.6
TABLE B.6-1
Appendix B | 103
Gross
Grants/
Net
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
BTE
Replacement
DC Eligible
Available
2024-
Post
Cost
Recoveries
Cost
(%)
& BTE Shares
Costs
DC Reserves
2033
2033
6.0 PUBLIC WORKS
6.1 Buildings & Equipment
6.1.1
Snow Depot (including Land) - Rockland
2025
2,140,000
$
-
$
2,140,000
$
50%
1,070,000
$
1,070,000
$
1,070,000
$
-
$
-
$
6.1.2
Snow Dump (including Land) - Bourget
2030
880,000
$
-
$
880,000
$
50%
440,000
$
440,000
$
-
$
-
$
440,000
$
6.1.3
Garage Renovation and Expansion
2029
2,000,000
$
-
$
2,000,000
$
50%
1,000,000
$
1,000,000
$
-
$
721,461
$
278,539
$
Subtotal Buildings & Equipment
5,020,000
$
-
$
5,020,000
$
2,510,000
$
2,510,000
$
1,070,000
$
721,461
$
718,539
$
6.2 Fleet & Equipment
6.2.1
Sidewalk Machine
2025
200,000
$
-
$
200,000
$
0%
-
$
200,000
$
44,729
$
155,271
$
-
$
6.2.2
Tandem
2025
400,000
$
-
$
400,000
$
0%
-
$
400,000
$
-
$
400,000
$
-
$
6.2.3
New Vehicles and Equipment
Various
1,000,000
$
-
$
1,000,000
$
0%
-
$
1,000,000
$
-
$
200,000
$
800,000
$
Subtotal Fleet & Equipment
1,600,000
$
-
$
1,600,000
$
-
$
1,400,000
$
44,729
$
755,271
$
800,000
$
TOTAL PUBLIC WORKS
6,620,000
$
-
$
6,620,000
$
2,510,000
$
4,110,000
$
1,114,729
$
1,476,732
$
1,518,539
$
Residential Development Charge Calculation
Residential Share of 2024 - 2033 DC Eligible Costs
92%
$1,358,594
2024 - 2033 Net Funding Envelope
$1,476,732
10-Year Growth in Population in New Units
4,775
Unadjusted Development Charge Per Capita
$284.52
Reserve Fund Balance
Balance as at December 31, 2023
$1,114,729
Non-Residential Development Charge Calculation
Non-Residential Share of 2024 - 2033 DC Eligible Costs
8%
$118,139
10-Year Growth in Square Metres
20,450
Unadjusted Development Charge Per Square Metre
$5.78
Ineligible Costs
APPENDIX B.6
TABLE B.6-2
CITY OF CLARENCE-ROCKLAND
DEVELOPMENT-RELATED CAPITAL PROGRAM
PUBLIC WORKS
DC Eligible Costs
Appendix B | 104
APPENDIX B.6
TABLE B.6-3
PUBLIC WORKS
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
TOTAL
OPENING CASH BALANCE
$1,025.6
$1,204.3
($213.3)
($69.7)
$48.4
$176.0
($438.1)
($326.2)
($203.4)
($105.8)
2024 - 2033 RESIDENTIAL FUNDING REQUIREMENTS
- Prior Growth
$0.0
$1,025.6
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$1,025.6
- Public Works: Non Inflated
$18.4
$529.2
$18.4
$18.4
$18.4
$682.1
$18.4
$18.4
$18.4
$18.4
$1,358.6
- Public Works: Inflated
$18.4
$1,585.9
$19.1
$19.5
$19.9
$753.1
$20.7
$21.1
$21.6
$22.0
$2,501.4
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
549
560
571
454
459
468
474
480
379
381
4,775
REVENUE
- DC Receipts: Inflated
$158.8
$165.2
$171.8
$139.3
$143.7
$149.4
$154.4
$159.5
$128.4
$131.7
$1,502.3
INTEREST
- Interest on Opening Balance
$35.9
$42.2
($11.7)
($3.8)
$1.7
$6.2
($24.1)
($17.9)
($11.2)
($5.8)
$11.3
- Interest on In-year Transactions
$2.5
($39.1)
$2.7
$2.1
$2.2
($16.6)
$2.3
$2.4
$1.9
$1.9
($37.7)
TOTAL REVENUE
$197.1
$168.3
$162.8
$137.6
$147.6
$139.0
$132.6
$144.0
$119.1
$127.8
$1,475.9
CLOSING CASH BALANCE
$1,204.3
($213.3)
($69.7)
$48.4
$176.0
($438.1)
($326.2)
($203.4)
($105.8)
$0.0
2024 Adjusted Charge Per Capita
$289.23
Allocation of Capital Program
Residential Sector
92.0%
Non-Residential Sector
8.0%
Rates for 2024
Inflation Rate
2.0%
Interest Rate on Positive Balances
3.5%
Interest Rate on Negative Balances
5.5%
CITY OF CLARENCE-ROCKLAND
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
PUBLIC WORKS
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)
Appendix B | 105
APPENDIX B.6
TABLE B.6-3
PUBLIC WORKS
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
TOTAL
OPENING CASH BALANCE
$89.18
$100.41
($27.75)
($20.84)
($9.18)
$3.70
($47.86)
($36.56)
($24.02)
($12.63)
2024 - 2033 NON-RESIDENTIAL FUNDING REQUIREMENTS
- Prior Growth
$0.0
$89.2
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$89.2
- Public Works: Non Inflated
$1.6
$46.0
$1.6
$1.6
$1.6
$59.3
$1.6
$1.6
$1.6
$1.6
$118.1
- Public Works: Inflated
$1.6
$137.9
$1.7
$1.7
$1.7
$65.5
$1.8
$1.8
$1.9
$1.9
$217.5
NON-RESIDENTIAL SPACE GROWTH
- Growth in Square Metres
1,600
1,600
1,600
2,250
2,300
2,300
2,300
2,350
2,050
2,100
20,450
REVENUE
- DC Receipts: Inflated
$9.6
$9.8
$10.0
$14.3
$14.9
$15.2
$15.5
$16.1
$14.4
$15.0
$134.6
INTEREST
- Interest on Opening Balance
$3.1
$3.5
($1.5)
($1.1)
($0.5)
$0.1
($2.6)
($2.0)
($1.3)
($0.7)
($3.1)
- Interest on In-year Transactions
$0.1
($3.5)
$0.1
$0.2
$0.2
($1.4)
$0.2
$0.3
$0.2
$0.2
($3.2)
TOTAL REVENUE
$12.8
$9.8
$8.6
$13.4
$14.6
$13.9
$13.1
$14.4
$13.3
$14.5
$128.3
CLOSING CASH BALANCE
$100.4
($27.7)
($20.8)
($9.2)
$3.7
($47.9)
($36.6)
($24.0)
($12.6)
$0.0
2024 Adjusted Charge Per Square Metre
$5.98
Allocation of Capital Program
Residential Sector
92.0%
Non-Residential Sector
8.0%
Rates for 2024
Inflation Rate
2.0%
Interest Rate on Positive Balances
3.5%
Interest Rate on Negative Balances
5.5%
CITY OF CLARENCE-ROCKLAND
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
PUBLIC WORKS
NON-RESIDENTIAL DEVELOPMENT CHARGE
(in $000)
Appendix B | 106
APPENDIX B.7
SERVICES RELATED TO A HIGHWAY - ROADS AND
RELATED
Appendix B | 107
The Infrastructure and Engineering Department, maintains approximately 272 kilometres of
road surfaces, and maintains the sidewalks, shoulders, bridges, culverts, surface drainage
ditches and winter maintenance each year in the City of Clarence-Rockland. The capital
program contained herein was largely prepared using the Cityʼs ongoing transportation
master plan with input from City staff and with some input from the development
community thus far. The program is designed to serve the population and employment
growth between 2024 and 2033 with some projects deemed to have an extended benefit
over the longer-term. Furthermore, in some instances, the capital projects costs and timing
have been revised to reflect recent project tendering.
TABLE B.7-1
HISTORICAL SERVICE LEVELS
The City has 272 kilometers of roads valued at $638 million, as well as 24 bridges and
culverts worth $35.46 million. Streetlights have a replacement cost of $13.77 million, while
the 36.8 kilometers of sidewalks are valued at $14.72 million.
The total 2023 value of the Roads and Related inventory is $701.95 million, which provides a
15-year average service level of $16.536.03 per population and employment. When
multiplied by the expected net population and employment growth between 2024 and 2033,
this results in a maximum allowable funding envelope of $61.03 million.
TABLES B.7-2 & B.7-3
2024-2033 DEVELOPMENT-RELATED CAPITAL PROGRAM &
CALCULATION OF THE DEVELOPMENT CHARGES
The 2024-2033 Roads and Related capital program totals $94.98 million and provides for
various cycling and multi-use paths, roadway improvements, sidewalk projects, intersection
improvements and development-related studies. The details and timing of each road project
and the cost breakdown are shown on Table B.7-2.
Replacement and benefit to existing shares been identified and total $12.03 million. This
total share of cost includes 50 per cent shares for all cycling projects, 25 per cent related to
the Clarence Crossing Muti-Use Path project, as well as 20 per cent for various roadway
improvements, 30 per cent for the Caron Street road widening, 50 per cent for sidewalks on
Sterling Avenue and 20 per cent reductions to the costs of a TMP update and a Master
Transportation Study. No benefit to existing shares have been applied to the other projects
which are entirely driven by new growth and needed to support the development occurring
in period.
Appendix B | 108
Finally, direct developer contributions of $5.17 million have been identified for various
roadway projects. Lastly, a 52% post-period benefit allocation has been attributed to a
series of projects which are deemed to service development occurring beyond the ten-year
planning period - this share represents $30.72 million and will be considered for recovery in
subsequent DC by-laws. The remaining net capital costs eligible for DC recovery between
2024 and 2033 total $47.07 million (prior to reserve fund adjustments).
Table B.7-3 provides an overview of the calculation of the unadjusted development charge
with consideration of the existing DC reserve fund balance of $4.81million. Of the total
gross program cost of $94.98 million, about $42.26 million is considered to be the remaining
net DC costs eligible for recovery in the 2024-2033 period after all reductions described
have been considered. The total $42.26 million is then allocated: 92 per cent residential and
8 per cent non-residential. The allocation of costs is based on the future shares of
population in new units and employment growth to 2033.
The residential share of the capital program totals $38.88 million and, when divided by the
forecast growth in population in new units (4,775), an unadjusted charge of $8,141.38 per
capita results. The non-residential share of $3.38 million is applied against the forecast
increase in square metres of non-residential floor space (20,450), yielding an unadjusted
charge of $165.30 per square metre.
TABLE B.7-4
CASH FLOW ANALYSIS
The cash flow analysis is shown on Table B.7-4. The analysis takes into consideration
expenditure timing and DC revenue projections. After cash flow considerations, both the
residential and non-residential charges modestly decrease to $8,045.24 per capita and
$164.95 per square metre, respectively.
15-year Hist.
Service Level
per pop & emp
Total
Net DC Recoverable
$/capita
$/sq.m
$/capita
$/sq.m
$16,536.03
$94,981,392
$42,255,548
$8,141.38
$165.30
$8,045.24
$164.95
ROADS AND RELATED SUMMARY
Development-Related Capital Program
Development Charge
Development Charge
2024 - 2033
Unadjusted
Adjusted
Appendix B | 109
CITY OF CLARENCE-ROCKLAND
INVENTORY OF CAPITAL ASSETS
ROADS AND RELATED
ROADS
UNIT COST
Type of Road
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/km)
Gravel Roads
39
39
39
41
95
96
101
108
101
99
89
81
89
89
89
$1,000,000
Asphalt Roads
51
51
51
54
126
127
134
143
151
153
164
171
180
181
183
$3,000,000
Total (km)
90
90
90
95
221
223
235
251
252
252
252
252
269
270
272
Total ($000)
$192,000.0
$192,000.0
$192,000.0
$203,000.0
$473,000.0
$477,000.0
$503,000.0
$537,000.0
$554,000.0
$558,000.0
$579,000.0
$594,118.0
$629,000.0
$632,000.0
$638,000.0
BRIDGES & CULVERTS
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Bridges
4
4
4
4
10
10
10
11
11
11
11
11
11
11
11
$1,486,000
Culverts
2
2
2
2
4
4
5
5
5
5
15
15
15
15
13
$1,470,000
Total (#)
6
6
6
6
14
14
15
16
16
16
26
26
26
26
24
Total ($000)
$8,884.0
$8,884.0
$8,884.0
$8,884.0
$20,740.0
$20,740.0
$22,210.0
$23,696.0
$23,696.0
$23,696.0
$38,396.0
$38,396.0
$38,396.0
$38,396.0
$35,456.0
STREETLIGHTS
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Streetlights
476
476
476
507
1,171
1,186
1,244
1,332
1,332
1,352
1,355
1,363
1,543
1,563
1,603
$7,500
Traffic Lights
4
4
4
4
4
4
4
5
6
7
7
7
7
7
7
$250,000
Total (#)
480
480
480
511
1,175
1,190
1,248
1,337
1,338
1,359
1,362
1,370
1,550
1,570
1,610
Total ($000)
$4,570.0
$4,570.0
$4,570.0
$4,802.5
$9,782.5
$9,895.0
$10,330.0
$11,240.0
$11,490.0
$11,890.0
$11,912.5
$11,972.5
$13,322.5
$13,472.5
$13,772.5
SIDEWALKS
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/km)
Sidewalk
12.6
12.6
12.6
13.5
31.1
31.9
32.4
34.3
36.1
36.6
37.9
38.4
36.8
36.8
36.8
$400,000
Total (km)
12.6
12.6
12.6
13.5
31.1
31.9
32.4
34.3
36.1
36.6
37.9
38.4
36.8
36.8
36.8
Total ($000)
$5,040.0
$5,040.0
$5,040.0
$5,400.0
$12,449.2
$12,760.4
$12,974.0
$13,705.2
$14,457.6
$14,644.0
$15,175.2
$15,355.2
$14,720.0
$14,720.0
$14,720.0
APPENDIX B.7
TABLE B.7-1
# of Kilometres
# of Bridges & Culverts
# of Units
# of Kilometres
Appendix B | 110
CITY OF CLARENCE-ROCKLAND
CALCULATION OF SERVICE LEVELS
ROADS AND RELATED
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Historical Population
22,195
22,684
23,185
23,445
23,707
23,972
24,240
24,512
24,898
25,290
25,688
26,093
26,505
26,827
27,153
Historical Employment
5,115
5,446
5,799
5,667
5,539
5,413
5,290
5,171
5,352
5,540
5,735
5,936
6,145
6,177
6,209
Total Historical Pop. & Emp.
27,310
28,130
28,984
29,112
29,246
29,385
29,530
29,683
30,250
30,830
31,423
32,029
32,650
33,004
33,362
INVENTORY SUMMARY ($000)
Roads
$192,000.0
$192,000.0
$192,000.0
$203,000.0
$473,000.0
$477,000.0
$503,000.0
$537,000.0
$554,000.0
$558,000.0
$579,000.0
$594,118.0
$629,000.0
$632,000.0
$638,000.0
Bridges & Culverts
$8,884.0
$8,884.0
$8,884.0
$8,884.0
$20,740.0
$20,740.0
$22,210.0
$23,696.0
$23,696.0
$23,696.0
$38,396.0
$38,396.0
$38,396.0
$38,396.0
$35,456.0
Streetlights
$4,570.0
$4,570.0
$4,570.0
$4,802.5
$9,782.5
$9,895.0
$10,330.0
$11,240.0
$11,490.0
$11,890.0
$11,912.5
$11,972.5
$13,322.5
$13,472.5
$13,772.5
Sidewalks
$5,040.0
$5,040.0
$5,040.0
$5,400.0
$12,449.2
$12,760.4
$12,974.0
$13,705.2
$14,457.6
$14,644.0
$15,175.2
$15,355.2
$14,720.0
$14,720.0
$14,720.0
Total ($000)
$210,494.0
$210,494.0
$210,494.0
$222,086.5
$515,971.7
$520,395.4
$548,514.0
$585,641.2
$603,643.6
$608,230.0
$644,483.7
$659,841.7
$695,438.5
$698,588.5
$701,948.5
Average
SERVICE LEVEL ($/pop & emp)
Service
Level
Roads
$7,030.39
$6,825.45
$6,624.39
$6,973.07
$16,173.15
$16,232.77
$17,033.53
$18,091.36
$18,314.05
$18,099.25
$18,425.99
$18,549.38
$19,264.93
$19,149.19
$19,123.55
$15,060.70
Bridges & Culverts
$325.3
$315.8
$306.5
$305.2
$709.2
$705.8
$752.1
$798.3
$783.3
$768.6
$1,221.9
$1,198.8
$1,176.0
$1,163.4
$1,062.8
$772.86
Streetlights
$167.3
$162.5
$157.7
$165.0
$334.5
$336.7
$349.8
$378.7
$379.8
$385.7
$379.1
$373.8
$408.0
$408.2
$412.8
$319.97
Sidewalks
$184.5
$179.2
$173.9
$185.5
$425.7
$434.2
$439.3
$461.7
$477.9
$475.0
$482.9
$479.4
$450.8
$446.0
$441.2
$382.50
Total ($/pop & emp)
$7,707.58
$7,482.90
$7,262.47
$7,628.69
$17,642.47
$17,709.56
$18,574.81
$19,730.07
$19,955.16
$19,728.51
$20,509.94
$20,601.38
$21,299.80
$21,166.78
$21,040.36
$16,536.03
CITY OF CLARENCE-ROCKLAND
CALCULATION OF MAXIMUM ALLOWABLE
ROADS AND RELATED
15-Year Funding Envelope Calculation
15 Year Average Service Level 2009 - 2023
$16,536.03
Net Population & Employment Growth 2024 - 2033
3,691
Maximum Allowable Funding Envelope
$61,034,487
APPENDIX B.7
TABLE B.7-1
Appendix B | 111
Timing
NO.
Infrastructure Requirement
Description / Remarks
Limits
Term
From
To
Gross Cost
Other
Contributions
Post Period
Allocation1
Net Growth-
Related
City-Wide Roads Projects
Cycling
1
Bronze Avenue Extension
Painted bike lane with signage and cycling lane
markings both directions.
Between Caron Street in the west and David Street in the East
Mid-Term
2029
-
2033
$462,599
50%
$231,300
$231,300
2
David Street
Buffered paved shoulder with signage on both
sides
Between County Road 17 in the north and Richelieu Street in
the South
Mid-Term
2029
-
2033
$324,624
50%
$162,312
$162,312
3
Expansion Lands Street B
Painted bike lane with signage and cycling lane
markings both directions.
Between David Street in the north and the urban area
boundary in the South
Mid-Term
2029
-
2033
$358,660
50%
$179,330
$179,330
4
Heritage Drive
Painted bike lane with signage and cycling lane
markings both directions.
Between the proposed connection to Sylvain Street in the
south and Laurier Street in the north.
Mid-Term
2029
-
2033
$18,444
50%
$9,222
$9,222
5
La Berge Street
Painted bike lane with signage and cycling lane
markings both directions.
Between County Road 17 in the north and the existing Laurier
Street in the South
Mid-Term
2029
-
2033
$97,717
50%
$48,859
$48,859
6
Laurier Street
Buffered bike lane with flex bollards with signage
and cycling lane markings both directions.
Between Richelieu Street in the west, and Heritage Drive in
the east
Mid-Term
2029
-
2033
$536,336
50%
$268,168
$268,168
7
Laurier Street
Painted bike lane with signage and cycling lane
markings both directions.
Between Heritage Drive in the west and County Road 17 in
the east
Mid-Term
2029
-
2033
$112,039
50%
$56,020
$56,020
8
Patricia Street
Painted bike lane with signage and cycling lane
markings both directions.
Between St. Joseph Street in the east and Heritage Drive in
the west.
Short-Term
2024
-
2028
$38,329
50%
$19,165
$19,165
Multi-Use Path
9
Caron Street
New Multi-Use Path to provide neighborhood
internal bicycle and pedestrian connections
Between David Street in the north and the new Bronze
Avenue in the south
Mid-Term
2029
-
2033
$133,817
0%
$0
$133,817
10
Des Pins Avenue
New Multi-Use Path to provide neighborhood
internal bicycle and pedestrian connections
Between Dalrymple Drive in the east and the existing school
pathway in the west
Mid-Term
2029
-
2033
$224,765
0%
$0
$224,765
11
Laporte Street
Replace existing sidewalk with multi-use path to
provide neighbourhood with integrated bike
connections
Between Laurier Stree in the west and Sylvanian Street in the
east
Mid-Term
2029
-
2033
$165,468
0%
$0
$165,468
12
Poupart Road
New multi-use path on the north side of Poupart
Road built as part of the Poupart Road widening.
Between St-Jean Street in the east and the proposed West
Roadway extension.
Mid-Term
2029
-
2033
$428,696
0%
$0
$428,696
13
Poupart Road
New multi-use path on the east side of Poupart
Road built as part of the Poupart Road widening.
Between the proposed West Roadway extension in the south
and Richilieu Street in the north.
Short-term
2024
-
2028
$174,283
0%
$0
$174,283
14
Richelieu Street
New Multi-Use Path to provide neighborhood
internal bicycle and pedestrian connections
Between Poupart Road in the west and Descôtes Circle in the
east
Mid-Term
2029
-
2033
$90,948
0%
$0
$90,948
15
Saint Jean Street
New multi-use path on the north side of St. Jean
Street built as part of development.
Between the new Bronze Avenue in the east and Poupart
Road in the west.
Short-term
2024
-
2028
$235,582
0%
$0
$235,582
16
Clarence Crossing Multi Use Path
2025
-
2025
$500,000
25%
$125,000
$375,000
17
Clarence Crossing Multi Use Path
2028
-
2028
$450,000
25%
$112,500
$337,500
Estimated Project Costs
Benefit to Existing
Share
APPENDIX B.7
TABLE B.7-2
CITY OF CLARENCE-ROCKLAND
DEVELOPMENT-RELATED CAPITAL PROGRAM
ROADS AND RELATED (2024-2033)
Appendix B | 112
Timing
NO.
Infrastructure Requirement
Description / Remarks
Limits
Term
From
To
Gross Cost
Other
Contributions
Post Period
Allocation1
Net Growth-
Related
City-Wide Roads Projects
Estimated Project Costs
Benefit to Existing
Share
APPENDIX B.7
TABLE B.7-2
CITY OF CLARENCE-ROCKLAND
DEVELOPMENT-RELATED CAPITAL PROGRAM
ROADS AND RELATED (2024-2033)
Roadway
18
La Berge Street Extension (Proposed)
Extension of La Berge Street with painted bike
lanes and sidewalks on both sides of the road.
Between County Road 17 in the north and the existing Laurier
Street in the south.
Mid-Term
2029
-
2033
$1,284,290
0%
$0
$667,831
$616,459
20
Poupart Road
Road widening from two lanes to four. Will
include a multi-use pathway on the north side of
the roadway.
Between the proposed West Roadway in the west and St-
Jean/Poupart intersection
Mid-Term
2029
-
2033
$19,000,000
20%
$3,800,000
$7,904,000
$7,296,000
27
Saint Jean Street
Road widening from two lanes to four south of
new roundabout.
Between Poupart Road in the north and the urban area
boundary in the south.
Short-term
2024
-
2028
$2,100,236
20%
$420,047
$0
$1,680,189
28
Saint Jean Street
Road widening from two lanes to four. Will
include a multi-use pathway on the north side of
the roadway. east of new roundabout
Between St-Jean/Poupart Road intersection in the west and
the new Bronze Avenue in the east.
Short-term
2024
-
2028
$15,000,000
20%
$3,000,000
$0
$12,000,000
29
Caron Street
Road widening from three lanes to four
Mid-Term
2029
-
2033
$8,400,000
30%
$2,520,000
$5,880,000
$0
30
David Street
Road widening from three lanes to four
Mid-Term
2029
-
2033
$4,620,000
20%
$924,000
$3,696,000
$0
31
Saint Jean Street
Painted bike lane with signage and cycling lane
markings both directions
Between Laurier Street in the north and Patricia Street in the
south.
Mid-Term
2029
-
2033
$13,825
0%
$0
$7,189
$6,636
Intersections
19
La Berge Street/County Road 17
Upgrade existing stop controlled intersection with
a signalized intersection.
At the intersection of La Berge Street, County Road 17, and
the proposed La Berge Street extension.
Short-term
2024
-
2028
$400,000
0%
$0
$0
$400,000
21
Poupart Road
New roundabout at new intersection.
At the entrance to the future Stewart Village development
Mid-Term
2029
-
2033
$5,000,000
0%
$0
$2,500,000
$1,300,000
$1,200,000
22
Poupart Road/Richilieu Street
Upgrade existing stop controlled intersection with
a signalized intersection
At the intersection of Poupart Road and Richilieu Street.
Mid-Term
2029
-
2033
$750,000
0%
$0
$390,000
$360,000
23
Poupart Street/Saint Jean Street
New roundabout to replace the existing STOP
controlled intersections.
At the intersection of St-Jean Street and Poupart Road. (hydro
station)
Short-term
2024
-
2028
$5,000,000
0%
$0
$2,600,000
$2,400,000
24
Poupart Street/New West Roadway
New roundabout at new intersection.
At the future intersection of Poupart Road and the New West
Roadway.
Mid-Term
2029
-
2033
$5,000,000
0%
$0
$2,600,000
$2,400,000
25
Richilieu Street/Carmen Bergeron Street
Upgrade existing stop controlled intersection with
a signalized intersection
At the intersection of Richilieu Street and Carmen Bergeron
Street
Mid-Term
2029
-
2033
$750,000
0%
$0
$390,000
$360,000
26
Saint Jean Street/Broze Avenue
New roundabout at new intersection.
At the future intersection of St-Jean and the new Bronze
Avenue servicing the southern end of Morris Village.
Short-term
2024
-
2028
$5,000,000
0%
$0
$0
$5,000,000
32
County Road 17
Intersection modification and roundabout.
Relocates the Pago Road access for the
Clarence Crossing subdivision, and future
development potential of the Scott Parcel, and
Bedard Parcel
Street 1 at CR17
Mid-Term
2029
-
2033
$3,500,000
0%
$0
$1,820,000
$1,680,000
Appendix B | 113
Timing
NO.
Infrastructure Requirement
Description / Remarks
Limits
Term
From
To
Gross Cost
Other
Contributions
Post Period
Allocation1
Net Growth-
Related
City-Wide Roads Projects
Estimated Project Costs
Benefit to Existing
Share
APPENDIX B.7
TABLE B.7-2
CITY OF CLARENCE-ROCKLAND
DEVELOPMENT-RELATED CAPITAL PROGRAM
ROADS AND RELATED (2024-2033)
Pedestrian (Sidewalk)
33
Caron Street
Build sidewalk on the west side of the street to
complement the proposed Multi-Use Path.
Between David Street in the north and the new Bronze
Avenue in the south
Mid-Term
2029
-
2033
$132,605
0%
$0
$132,605
34
David Street
Build sidewalks on both sides of the street.
Between Caron Street in the west and the new Bronze Avenue
in the east
Mid-Term
2029
-
2033
$704,313
0%
$0
$704,313
35
Industrielle Street
Sidewalk on both sides of the street
Between County Road 17 in the south and the roundabout in
the east
Mid-Term
2029
-
2033
$399,402
0%
$0
$399,402
36
La Berge Street Extension (Proposed)
Sidewalk on both sides of the street
Between County Road 17 In the north and the existing Laurier
Street in the south.
Mid-Term
2029
-
2033
$106,004
0%
$0
$106,004
37
Patricia Street
Build sidewalk on the south side of the street to
continue existing sidewalk.
Between St-Jacques Street In The East To Heritage Drive In
The West
Short-term
2024
-
2028
$281,090
0%
$0
$281,090
38
Poupart Road
Sidewalk on one side of the street on the south
side.
Between St Jean Street in the east to the proposed West
Roadway in the west.
Mid-Term
2029
-
2033
$424,811
0%
$0
$424,811
39
Poupart Road
Sidewalk on one side of the street on the west
side.
Between the proposed West Roadway in the south and
Richelieu Street in the north.
Mid-Term
2029
-
2033
$172,704
0%
$0
$172,704
40
Saint Jean Street
Sidewalk on one side of the street on the south
side.
Between the new Bronze Avenue in the east and Poupart
Road in the west
Short-term
2024
-
2028
$233,448
0%
$0
$233,448
41
Sterling Avenue
Add sidewalk on the other side of the street so
that both sides of the road have a sidewalk.
Between Silver Lane In The North To Docteur Corbeil
Boulevard In The South
Short-Term
2024
-
2028
$162,381
50%
$81,191
$81,191
42
Clarence Crossing Pedestrian Bridge
2028
-
2028
$3,500,000
0%
$0
$1,820,000
$1,680,000
Developer
43
Bronze Avenue (New)
Complete two-lane roadway construction (Major
Collector).
Between Caron Street in the east and Cobalt Street in the
west, Granite Street in the east and St-Jean Street in the west.
Short-Term
2024
-
2028
$2,094,339
$0
$2,094,339
$0
$0
44
Bronze Avenue (New)
Multi-Use pathway built on the north side of the
roadway as part of the construction of the New
east-west roadway to service a new subdivision
in south Rockland
Between Caron Street in the east and Cobalt Street in the
west, Granite Street in the east and St-Jean Street in the west
Short-Term
2024
-
2028
$260,423
$0
$260,423
$0
$0
45
Bronze Avenue (New)
Build sidewalk on one side of the street (south).
Between Caron Street in the east and Cobalt Street in the
west, Granite Street in the east and St-Jean Street in the west.
Short-Term
2024
-
2028
$258,063
$0
$258,063
$0
$0
46
Sylvain Street
New Multi-Use Path to provide neighborhood
internal bicycle and pedestrian connections
Between Laporte Street in the north and the proposed
connection to Heritage Drive in the south.
Mid-Term
2029
-
2033
$57,694
$0
$57,694
$0
$0
47
Expansion Lands Street "B"
New two-lane north-south roadway to service the
new expansion lands area. Will have sidewalks
and on-street bike lanes on both sides of the road
Between David Street in the north and the urban boundary in
the south
Mid-Term
2029
-
2033
$3,157,619
$0
$1,641,962
$1,515,657
County
48
County Road 17
Bi-directional mutli-use path on the south side of
County Road 17 for pedestrian and cyclist use.
Between Laurier Street in the east and the proposed West
Roadway in the west.
Mid-Term
2029
-
2033
$2,365,838
$0
$2,365,838
Studies
49
TMP Update
2027
-
2027
$100,000
20%
$20,000
$80,000
50
Master Transportation Study
2031
-
2031
$250,000
20%
$50,000
$200,000
51
Provison for other Development-Related
Studies
includes signilized intersections
2024
-
2033
$150,000
0%
$0
$150,000
Total Roads Projects: 2024-2033
$94,981,392
$12,027,112
$5,170,519
$30,716,982
$47,066,780
Notes
1)
The post period allocation are based on share of population and employment growth to 2046. The post-period share is:
52%
2)
Available DC Reserve Funds have been accounted for through the cash flow analysis
Appendix B | 114
10-Year Growth in Population in New Units
4,775
Employment Growth
409
10-Year Growth in Square Meters
20,450
Total DC
Benefit
Available
Post
Eligible
Gross
to Existing
Other
DC
Period
Costs for
Project Cost
Share
Contributions
Reserves
Allocation
Recovery
($000)
($000)
($000)
($000)
($000)
($000)
%
$000
%
$000
ROADS AND RELATED 2024-2033
City-Wide Roads Projects
$94,981.39
$12,027.11
$5,170.52
$4,811.23
$30,716.98
$42,255.55
92%
$38,875.10
8%
$3,380.44
TOTAL ROADS AND RELATED 2024-2033
$94,981.39
$12,027.11
$5,170.52
$4,811.23
$30,716.98
$42,255.55
$38,875.10
$3,380.44
Unadjusted Development Charge Per Capita ($)
$42,255.55
$8,141.38
Unadjusted Development Charge Per Sq. M. ($)
$165.30
Development-Related Capital Forecast
Residential
Non-Residential
Share
Share
ROADS AND RELATED 2024-2033
APPENDIX B.7
TABLE B.7-3
CITY OF CLARENCE-ROCKLAND
SUMMARY OF UNADJUSTED RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGES
Appendix B | 115
ROADS: RESIDENTIAL
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
TOTAL
OPENING CASH BALANCE ($000)
$4,426.3
$4,848.0
$5,023.5
$5,664.2
$5,234.6
$2,839.7
$2,657.0
$2,518.1
$2,209.5
$1,125.5
2024 - 2033 RESIDENTIAL FUNDING REQUIREMENTS
Roads: Residential: Non Inflated
$4,154.7
$4,499.7
$4,154.7
$4,228.3
$6,010.8
$4,013.8
$4,013.8
$4,197.8
$4,013.8
$4,013.8
$43,301.4
Roads: Residential: Inflated
$4,154.7
$4,589.7
$4,322.6
$4,487.1
$6,506.3
$4,431.6
$4,520.2
$4,822.0
$4,702.9
$4,796.9
$47,334.0
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
549
560
571
454
459
468
474
480
379
381
4,775
REVENUE
- DC Receipts: Inflated
$4,416.8
$4,595.4
$4,779.4
$3,876.1
$3,997.2
$4,157.1
$4,294.6
$4,435.9
$3,572.6
$3,663.2
$41,788.3
INTEREST
- Interest on Opening Balance
$154.9
$169.7
$175.8
$198.2
$183.2
$99.4
$93.0
$88.1
$77.3
$39.4
$1,279.1
- Interest on In-year Transactions
$4.6
$0.1
$8.0
($16.8)
($69.0)
($7.6)
($6.2)
($10.6)
($31.1)
($31.2)
($159.8)
TOTAL REVENUE
$4,576.3
$4,765.2
$4,963.2
$4,057.5
$4,111.4
$4,248.9
$4,381.3
$4,513.4
$3,618.8
$3,671.5
$42,907.6
CLOSING CASH BALANCE
$4,848.0
$5,023.5
$5,664.2
$5,234.6
$2,839.7
$2,657.0
$2,518.1
$2,209.5
$1,125.5
$0.0
2024 Adjusted Charge Per Capita
$8,045.24
Allocation of Capital Program
Residential Sector
92.0%
Non-Residential Sector
8.0%
Rates for 2024
Inflation Rate
2.0%
Interest Rate on Positive Balances
3.5%
Interest Rate on Negative Balances
5.5%
ROADS AND RELATED 2024-2033
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
APPENDIX B.7
TABLE B.7-4
CITY OF CLARENCE-ROCKLAND
Appendix B | 116
ROADS: NON-RESIDENTIAL
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
TOTAL
OPENING CASH BALANCE ($000)
$384.9
$298.3
$175.3
$77.3
$83.8
($72.7)
($42.6)
($10.2)
$15.7
$3.1
2024 - 2033 NON-RESIDENTIAL FUNDING REQUIREMENTS
Roads: Non-Residential: Non: Inflated
$361.3
$391.3
$361.3
$367.7
$522.7
$349.0
$349.0
$365.0
$349.0
$349.0
$3,765.3
Roads: Non-Residential: Inflated
$361.3
$399.1
$375.9
$390.2
$565.8
$385.4
$393.1
$419.3
$408.9
$417.1
$4,116.0
NEW NON-RESIDENTIAL DEVELOPMENT
- New Building GFA - square metres
1,600
1,600
1,600
2,250
2,300
2,300
2,300
2,350
2,050
2,100
20,450
REVENUE
- DC Receipts: Inflated
$263.9
$269.2
$274.6
$393.8
$410.6
$418.9
$427.2
$445.3
$396.2
$414.0
$3,713.7
INTEREST
- Interest on Opening Balance
$13.5
$10.4
$6.1
$2.7
$2.9
($4.0)
($2.3)
($0.6)
$0.5
$0.1
$29.4
- Interest on In-year Transactions
($2.7)
($3.6)
($2.8)
$0.1
($4.3)
$0.6
$0.6
$0.5
($0.4)
($0.1)
($12.0)
TOTAL REVENUE
$274.7
$276.1
$277.9
$396.6
$409.3
$415.5
$425.5
$445.2
$396.4
$414.0
$3,731.1
CLOSING CASH BALANCE
$298.3
$175.3
$77.3
$83.8
($72.7)
($42.6)
($10.2)
$15.7
$3.1
$0.0
2024 Adjusted Charge Per Square Metre
$164.95
Allocation of Capital Program
Residential Sector
92.0%
Non-Residential Sector
8.0%
Rates for 2024
Inflation Rate
2.0%
Interest Rate on Positive Balances
3.5%
Interest Rate on Negative Balances
5.5%
APPENDIX B.7
TABLE B.7-4
CITY OF CLARENCE-ROCKLAND
ROADS AND RELATED 2024-2033
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
Appendix B | 117
APPENDIX C
ENGINEERED SERVICES
TECHNICAL APPENDIX
Appendix C | 118
1. ENGINEERED SERVICES TECHNICAL
APPENDIX
The Clarence-Rockland Roads, Traffic and Sidewalks and Public Works teams provides
public works and engineered infrastructure to the City. The departments are responsible for
the services of roads, sidewalks, municipal drains, sanitary sewers, environmental
protection and waterworks. This appendix provides the detailed analysis undertaken to
establish the development charge rates for the eligible municipal-wide engineered services
of waterworks and sanitary sewerage for the City of Clarence-Rockland.
The following tables set out the 2024 to 2046 development-related capital forecast and the
calculation of the development charges for City-wide Waterworks and Sanitary Sewer
services. The basis of the development-related capital program is the City's capital budget,
detailed discussions with City staff and the results of master servicing studies prepared by
the City's engineering consultants. The projects identified in the capital program are
required to service the demands of new development between 2024 and 2046 and beyond,
subject to annual capital budget reviews.
Appendix C | 119
APPENDIX C.1
WATERWORKS SERVICES
Appendix C | 120
The capital program contained herein was assembled by the City's engineering staff in
consultation with Hemson based on the Master Servicing Plan recently completed. The
projects outlined in this capital program are designed to serve the population and
employment growth between 2024 and 2046 while some projects can benefit to
development occurring beyond the planning period. The following tables provide details of
the projects included in the City-wide Waterworks development charges calculation.
Waterworks included in the DC capital forecast are required to achieve health and safety
standards as identified in relevant legislation including Provincial regulations, other relevant
legislation as well as fire standards. As such, in accordance with section 4(3) of O.Reg.
82/98, the 15-year historical service level does not apply.
TABLE C.1-1
2024-2046 DEVELOPMENT-RELATED CAPITAL
PROGRAM
The 2024-2046 capital program totals $97.49 million and related to water projects in four
categories: Water Treatment Plant, Studies, Watermains and Pumping Station projects. Of
the total gross program, $34.77 million is related to treatment plant projects, $3.15 million
for Studies, $49.95 million related to watermains and $9.64 million to water pumping
stations.
The single largest project in the capital program can be related to the Rockland Water
Treatment Plant capacity expansion that is estimated to cost $33.07 million. In addition,
new transmissions from Caron Booster Station to Baseline Road and from Bourget to
Cheney Tower total $21.16 million and $16.02 million, respectively. A significant share of the
City waterworks capital program will be funded from other sources, which includes grants
and funding from neighbouring communities for the benefitting infrastructure. As outlined in
the table, about $61.62 million of the total gross program will be funded from these parties
with different contribution levels for each project set relative to existing agreements and
discussions with those communities. As a result, this $61.62 million in funding has been
considered in the calculation and used to reduce the net DC eligible share for recovery.
A benefit to existing share of 50 per cent has been applied to some of the water treatment
plant projects, as well as a 43 per cent benefit to existing share has been applied to the
replacement of water mains from the WTP to Highway 17. As a result, the total benefit to
existing share amounts to $1.06 million and has been removed from the calculation. Lastly,
it is assumed that most of the projects outlined in the capital program can benefit
development occurring outside the planning period (to 2046), as a result, a 25% post period
allocation has been applied to most projects in the capital program which are assumed to
Appendix C | 121
service development beyond the planning horizon. This post period allocation amounts to
$7.35 million and this amount can be considered for recovery in a subsequent development
charges by-law. This share of costs is not included for recovery in this planning period.
TABLE C.1-2
CALCULATION OF THE DEVELOPMENT CHARGES
Table C.1-2 provides an overview of the calculation of the unadjusted development charge
with consideration of the existing DC reserve fund balance of $2.42 million. Of the total
gross program cost of $97.50 million, about $25.06 million is considered to be the remaining
net DC costs eligible for recovery in the 2024-2046 period after all reductions described
have been considered. The total $25.06 million is then allocated: 91 per cent residential and
9 per cent non-residential. The allocation of costs is based on the future shares of
population in new units and employment growth to 2046.
The residential share of the capital program totals $22.80 million and, when divided by the
forecast growth in population in new units (9,222) to 2016, an unadjusted charge of
$2,472.85 per capita results. The non-residential share of $2.26 million is applied against
the forecast increase in square metres of non-residential floor space (47,800), yielding an
unadjusted charge of $47.18 per square metre.
TABLE C.1-3
CASH FLOW ANALYSIS
The cash flow analysis is shown on Table 3. The analysis takes into consideration
expenditure timing and DC revenue projections.
After cash flow considerations, both the residential and non-residential charges increase to
$3,103.69 per capita and $62.28 per square metre, respectively.
Total
Net DC Recoverable
$/capita
$/sq.m
$/capita
$/sq.m
$97,494,283
$25,060,070
$2,472.85
$47.18
$3,103.69
$62.28
WATERWORKS SUMMARY
2024 - 2033
Unadjusted
Adjusted
Development-Related Capital Program
Development Charge
Development Charge
Appendix C | 122
Infrastructure Requirement
From
-
To
Gross Cost
Grants/
Subsidies &
Contributions
Net Municipal
Costs
Direct
Developer
Contribution
Post Period
Allocation
Net Growth-
Related
Water Treatment Plant Projects
1
W-1
13.5 ML/d Treatment Expansion for Rockland WTP
2025
-
2028
$33,065,000
$11,242,100
$21,822,900
0%
$0
$0
$5,455,725
$16,367,175
2
W-4
WTP - PLC (and panel), local control panels, and network
communication Upgrades
2025
-
2025
$1,089,000
$0
$1,089,000
50%
$544,500
$0
$0
$544,500
3
W-5
WTP - SCADA software & hardware upgrades
2025
-
2025
$290,000
$0
$290,000
50%
$145,000
$0
$0
$145,000
4
W-6
WTP - PLC, SCADA Software & hardware upgrades
2025
-
2025
$326,000
$0
$326,000
50%
$163,000
$0
$0
$163,000
Subtotal Water Treatment Plant Projects
$34,770,000
$11,242,100
$23,527,900
$852,500
$0
$5,455,725
$17,219,675
Studies
5
W-1
Water Treatment Plant Capacity Study
2024
-
2025
$3,000,000
$1,020,000
$1,980,000
0%
$0
$0
$0
$1,980,000
6
Water Master Plan Update
2026
-
2027
$150,000
$0
$150,000
0%
$0
$0
$0
$150,000
Subtotal Studies
$3,150,000
$1,020,000
$2,130,000
$0
$0
$0
$2,130,000
Watermains
7
W-28
Replace existing 300 WM with a 600 - on Edwards from WTP to Hwy
17
2025
-
2026
$2,292,465
$1,815,861
$476,604
43%
$204,050
$0
$68,139
$204,416
8
W-29
New Transmission from Caron BS to 10.0km south of Baseline Road
(elevated tower on Bouvier)
2025
-
2026
$23,573,918
$21,155,234
$2,418,684
0%
$0
$0
$604,671
$1,814,013
9
W-31
New Transmission from Bouvier BS to Bourget (Bouvier Rd and
Lacroix)
2029
-
2029
$5,021,000
$4,769,950
$251,050
0%
$0
$0
$62,763
$188,288
10
W-32
Install 2 PRVs on the existing transmission main before and after
Bouvier BS for Pressure Control
2029
-
2029
$134,000
$127,300
$6,700
0%
$0
$0
$1,675
$5,025
11
W-33
New Transmission from Bourget (Bouvier Rd. and Lacroix) to
Cheney Tower
2029
-
2029
$16,024,000
$15,222,800
$801,200
0%
$0
$0
$200,300
$600,900
12
W-34
Install 1 PRV on the existing transmission main for Pressure
Management in Hammond
2034
-
2034
$67,000
$63,650
$3,350
0%
$0
$0
$838
$2,513
13
W-35
Twin watermains on Caron St. from Dr Corbeil to Caron BS
2034
-
2034
$385,000
$188,650
$196,350
0%
$0
$0
$49,088
$147,263
14
-
St-Jean & Poupart (from PS #9 to Walmart)
a
-
400mm dia W/M from PS#9 to Hydro Station (585 Metres)
2026
-
2026
$472,000
$0
$472,000
0%
$0
$0
$0
$472,000
b
-
400mm dia W/M from St-Jean Hydro Station to Richelieu (1490
metres)
2026
-
2026
$1,203,000
$0
$1,203,000
0%
$0
$0
$0
$1,203,000
15
-
400mm dia W/M from Bronze Avenue Crossing - Morris Village
Stage 6 (400 Metres) (Cobalt to Caron)
2026
-
2026
$323,000
$0
$323,000
0%
$0
$0
$0
$323,000
16
-
400mm dia W/M from Bronze Ave. (Caron - 400 metres East)
2026
-
2026
$323,000
$0
$323,000
0%
$0
$0
$0
$323,000
17
-
400mm dia W/M from Rockland East (Laurier - County Road 17)
2025
-
2025
$44,000
$0
$44,000
0%
$0
$0
$0
$44,000
Benefit to Existing Share
APPENDIX C.1
TABLE C.1-1
CITY OF CLARENCE-ROCKLAND
DEVELOPMENT-RELATED CAPITAL PROGRAM
WATERWORKS (2024-2046)
Estimated Project Costs
Timing
Project
NO.
Water
Master
Plan Ref
Appendix C | 123
Infrastructure Requirement
From
-
To
Gross Cost
Grants/
Subsidies &
Contributions
Net Municipal
Costs
Direct
Developer
Contribution
Post Period
Allocation
Net Growth-
Related
Benefit to Existing Share
APPENDIX C.1
TABLE C.1-1
CITY OF CLARENCE-ROCKLAND
DEVELOPMENT-RELATED CAPITAL PROGRAM
WATERWORKS (2024-2046)
Estimated Project Costs
Timing
Project
NO.
Water
Master
Plan Ref
18
-
Watermain transmission main through Honeywell Sub (Water Plant
to 17) Oversizing (±700m)
2028
-
2033
$87,900
$0
$87,900
0%
$0
$0
$0
$87,900
Subtotal Water Treatment Plant Projects
$49,950,283
$43,343,445
$6,606,838
$204,050
$0
$987,472
$5,415,316
Appendix C | 124
Infrastructure Requirement
From
-
To
Gross Cost
Grants/
Subsidies &
Contributions
Net Municipal
Costs
Direct
Developer
Contribution
Post Period
Allocation
Net Growth-
Related
Benefit to Existing Share
APPENDIX C.1
TABLE C.1-1
CITY OF CLARENCE-ROCKLAND
DEVELOPMENT-RELATED CAPITAL PROGRAM
WATERWORKS (2024-2046)
Estimated Project Costs
Timing
Project
NO.
Water
Master
Plan Ref
Water Pumping Station and Storage
19
W-23
Caron Booster Station - Zone 2 Pumping Capacity Expansion
2025
-
2025
5,000,000
$
2,450,000
$
$2,550,000
$0
$0
$0
$637,500
$1,912,500
20
W-24
Bouvier Booster Station - Zone 3 Pumping Capacity Expansion
2030
-
2030
$4,624,000
3,560,480
$
$1,063,520
$0
$0
$0
$265,880
$797,640
Subtotal Water Pumping Station and Storage
9,624,000
$
6,010,480
$
3,613,520
$
-
$
-
$
903,380
$
2,710,140
$
Total Water Projects
97,494,283
$
61,616,025
$
35,878,258
$
1,056,550
$
-
$
$7,346,577
27,475,131
$
Notes
1)
The post period allocation are based on share of population growth to 2046 relative to the projections in the Water and Wastewater Master Plan . The post-period share is:
25%
2)
Available DC Reserve Funds have been accounted for through the cash flow analysis
Appendix C | 125
23-Year Growth in Population in New Units
9,222
Employment Growth
956
23-Year Growth in Square Meters
47,800
Total DC
Grants
Benefit
Direct
Available
Post
Eligible
Gross
Subsidies &
to Existing
Developer
DC
Period
Costs for
Project Cost
Other Contrib.
Share
Contributions
Reserves
Allocation
Recovery
($000)
($000)
($000)
($000)
($000)
($000)
($000)
%
$000
%
$000
WATERWORKS 2024-2046
Water Treatment Plant Projects
$34,770.00
$11,242.10
$852.50
$0.00
$2,415.06
$5,455.73
$14,804.61
91%
$13,472.20
9%
$1,332.42
Studies
$3,150.00
$1,020.00
$0.00
$0.00
$0.00
$0.00
$2,130.00
91%
$1,938.30
9%
$191.70
Watermains
$49,950.28
$43,343.45
$204.05
$0.00
$0.00
$987.47
$5,415.32
91%
$4,927.94
9%
$487.38
Water Pumping Station and Storage
$9,624.00
$6,010.48
$0.00
$0.00
$0.00
$903.38
$2,710.14
91%
$2,466.23
9%
$243.91
TOTAL WATERWORKS 2024-2046
$97,494.28
$61,616.03
$1,056.55
$0.00
$2,415.06
$7,346.58
$25,060.07
$22,804.66
$2,255.41
Unadjusted Development Charge Per Capita ($)
$2,472.85
Unadjusted Development Charge Per Sq. M. ($)
$47.18
Note: As many of the works are being designed to benefit growth both in this period and beyond the 2046-year planning period, a share of the costs are considered to be recovered from future DCs outside this planning period
Development-Related Capital Forecast
Residential
Non-Residential
Share
Share
WATERWORKS 2024-2046
APPENDIX C.1
TABLE C.1-2
CITY OF CLARENCE-ROCKLAND
SUMMARY OF UNADJUSTED RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGES
Appendix C | 126
WATER: RESIDENTIAL
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033 TOTAL
OPENING CASH BALANCE ($000)
$2,197.7
$3,091.7
($3,466.7)
($9,055.9)
($12,152.1)
($15,392.2)
($15,433.8)
($15,444.0)
($14,567.7)
($13,982.5)
2024-2046 RESIDENTIAL FUNDING REQUIREMENTS
Water: Residential: Non Inflated
$900.9
$8,099.0
$6,822.3
$3,791.8
$3,736.9
$736.1
$739.2
$13.3
$13.3
$13.3
$24,866.1
Water: Residential: Inflated
$900.9
$8,261.0
$7,097.9
$4,023.9
$4,044.9
$812.7
$832.4
$15.3
$15.6
$15.9
$26,020.5
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
$549.0
$560.0
$571.0
$454.0
$459.0
$468.0
$474.0
$480.0
$379.0
$381.0
$4,775.0
REVENUE
- DC Receipts: Inflated
$1,703.9
$1,772.8
$1,843.8
$1,495.3
$1,542.0
$1,603.7
$1,656.8
$1,711.3
$1,378.2
$1,413.2
$16,121.1
INTEREST
- Interest on Opening Balance
$76.9
$108.2
($190.7)
($498.1)
($668.4)
($846.6)
($848.9)
($849.4)
($801.2)
($769.0)
($5,287.1)
- Interest on In-year Transactions
$14.1
($178.4)
($144.5)
($69.5)
($68.8)
$13.8
$14.4
$29.7
$23.8
$24.5
($341.0)
TOTAL REVENUE
$1,794.9
$1,702.6
$1,508.6
$927.7
$804.8
$771.0
$822.3
$891.5
$600.8
$668.6
$10,493.0
CLOSING CASH BALANCE
$3,091.7
($3,466.7)
($9,055.9)
($12,152.1)
($15,392.2)
($15,433.8)
($15,444.0)
($14,567.7)
($13,982.5)
($13,329.8)
WATERWORKS 2024-2046
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
APPENDIX C.1
TABLE C.1-3
CITY OF CLARENCE-ROCKLAND
Appendix C | 127
WATER: RESIDENTIAL
2034
2035
2036
2037
2038
2039
2040
2041
2042
2043
2044
2045
2046 TOTAL
OPENING CASH BALANCE ($000)
($13,329.8)
($12,742.2)
($11,903.9)
($10,976.5)
($10,211.7)
($9,356.6)
($8,413.4)
($7,376.1)
($6,229.7)
($5,192.1)
($4,056.1)
($2,815.1)
($1,467.0)
2024-2046 RESIDENTIAL FUNDING REQUIREMENTS
Water: Residential: Non Inflated
$136.3
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$136.3
Water: Residential: Inflated
$166.1
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$166.1
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
$387.0
$392.0
$395.0
$335.0
$340.0
$343.0
$346.0
$351.0
$306.0
$309.0
$312.0
$314.0
$317.0
$4,447.0
REVENUE
- DC Receipts: Inflated
$1,464.2
$1,512.7
$1,554.8
$1,345.0
$1,392.4
$1,432.8
$1,474.2
$1,525.4
$1,356.4
$1,397.1
$1,438.9
$1,477.1
$1,521.0
$18,892.1
INTEREST
- Interest on Opening Balance
($733.1)
($700.8)
($654.7)
($603.7)
($561.6)
($514.6)
($462.7)
($405.7)
($342.6)
($285.6)
($223.1)
($154.8)
($80.7)
($5,723.9)
- Interest on In-year Transactions
$22.7
$26.5
$27.2
$23.5
$24.4
$25.1
$25.8
$26.7
$23.7
$24.4
$25.2
$25.8
$26.6
$327.7
TOTAL REVENUE
$753.7
$838.4
$927.3
$764.8
$855.1
$943.2
$1,037.3
$1,146.4
$1,037.6
$1,136.0
$1,241.0
$1,348.1
$1,467.0
$13,496.0
CLOSING CASH BALANCE
($12,742.2)
($11,903.9)
($10,976.5)
($10,211.7)
($9,356.6)
($8,413.4)
($7,376.1)
($6,229.7)
($5,192.1)
($4,056.1)
($2,815.1)
($1,467.0)
$0.0
2024 Adjusted Charge Per Capita
3,103.69
$
Allocation of Capital Program
Residential Sector
91.0%
Non-Residential Sector
9.0%
Rates for 2024
Inflation Rate
2.0%
Interest Rate on Positive Balances
3.5%
Interest Rate on Negative Balances
5.5%
CITY OF CLARENCE-ROCKLAND
APPENDIX C.1
TABLE C.1-3
WATERWORKS 2024-2046
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
Appendix C | 128
WATER: NON-RESIDENTIAL
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033 TOTAL
OPENING CASH BALANCE ($000)
$217.4
$235.7
($491.1)
($1,132.9)
($1,451.3)
($1,782.9)
($1,801.8)
($1,820.5)
($1,751.2)
($1,696.8)
2024-2046 NON-RESIDENTIAL FUNDING REQUIREMENTS
Water: Non-Residential: Non: Inflated
$89.1
$801.0
$674.7
$375.0
$369.6
$72.8
$73.1
$1.3
$1.3
$1.3
$2,459.3
Water: Non-Residential: Inflated
$89.1
$817.0
$702.0
$398.0
$400.0
$80.4
$82.3
$1.5
$1.5
$1.6
$2,573.5
NEW NON-RESIDENTIAL DEVELOPMENT
- New Building GFA - square metres
$1,600
$1,600
$1,600
$2,250
$2,300
$2,300
$2,300
$2,350
$2,050
$2,100
$20,450.0
REVENUE
- DC Receipts: Inflated
$100
$102
$104
$149
$155
$158
$161
$168
$150
$156
$1,402.2
INTEREST
- Interest on Opening Balance
$8
$8
($27)
($62)
($80)
($98)
($99)
($100)
($96)
($93)
($640.2)
- Interest on In-year Transactions
$0
($20)
($16)
($7)
($7)
$1
$1
$3
$3
$3
($38.6)
TOTAL REVENUE
$107
$90
$60
$80
$68
$61
$64
$71
$56
$66
$723.4
CLOSING CASH BALANCE
$236
($491)
($1,133)
($1,451)
($1,783)
($1,802)
($1,821)
($1,751)
($1,697)
($1,633)
APPENDIX C.1
TABLE C.1-3
CITY OF CLARENCE-ROCKLAND
WATERWORKS 2024-2046
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
Appendix C | 129
WATER: NON-RESIDENTIAL
2034
2035
2036
2037
2038
2039
2040
2041
2042
2043
2044
2045
2046 TOTAL
OPENING CASH BALANCE ($000)
($1,633)
($1,577)
($1,498)
($1,408)
($1,317)
($1,214)
($1,102)
($980)
($843)
($699)
($544)
($376)
($195)
2024-2046 NON-RESIDENTIAL FUNDING REQUIREMENTS
Water: Non-Residential: Non: Inflated
$13
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$13
Water: Non-Residential: Inflated
$16
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$16
NEW NON-RESIDENTIAL DEVELOPMENT
- New Building GFA - square metres
$2,100
$2,100
$2,150
$2,050
$2,100
$2,100
$2,100
$2,150
$2,100
$2,100
$2,100
$2,100
$2,100
$27,350
REVENUE
- DC Receipts: Inflated
$159
$163
$170
$165
$173
$176
$180
$187
$187
$191
$194
$198
$202
$2,345
INTEREST
- Interest on Opening Balance
($90)
($87)
($82)
($77)
($72)
($67)
($61)
($54)
($46)
($38)
($30)
($21)
($11)
($736)
- Interest on In-year Transactions
$3
$3
$3
$3
$3
$3
$3
$3
$3
$3
$3
$3
$4
$41
TOTAL REVENUE
$72
$79
$90
$91
$103
$112
$122
$137
$144
$155
$168
$181
$195
$1,649
CLOSING CASH BALANCE
($1,577)
($1,498)
($1,408)
($1,317)
($1,214)
($1,102)
($980)
($843)
($699)
($544)
($376)
($195)
$0
2024 Adjusted Charge Per Square Metre
62.28
$
Allocation of Capital Program
Residential Sector
91.0%
Non-Residential Sector
9.0%
Rates for 2024
Inflation Rate
2.0%
Interest Rate on Positive Balances
3.5%
Interest Rate on Negative Balances
5.5%
APPENDIX C.1
TABLE C.1-3
CITY OF CLARENCE-ROCKLAND
WATERWORKS 2024-2046
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
Appendix C | 130
APPENDIX C.2
SANITARY SEWER SERVICES
Appendix C | 131
Sanitary sewage and wastewater treatment services are provided through sewer system
and a central Wastewater Treatment Plant in Rockland. The capital program contained
herein was assembled by the City's engineering staff as well as the City's engineering
consultants and is designed to serve the population and employment growth between 2024
and 2046.
Sanitary Sewage works included in the DC capital forecast are required to achieve health
and safety standards as identified in relevant legislation including Provincial regulations,
other relevant legislation as well as City standards. As such, in accordance with section 4(3)
of O.Reg. 82/98, the fifteen-year historical service level does not apply.
TABLE C.2-1
2024-2046 DEVELOPMENT-RELATED CAPITAL
PROGRAM
The 2024-2046 capital program totals $51.19 million and related to projects in four
categories: Water Pollution Control Plant Projects, Studies, Sewer Pumping Stations and
Sewer mains. Of the total gross program, $30.33 million is related to WPCP projects,
$300,000 for Studies, $18.55 for SPS works and $2.00 million to sewer mains. The details
and timing of each project, and the cost breakdown are shown on Table
The single largest project in the capital program can be related to the Rockland WPCP
capacity expansions (Phase 1 and 2) that is estimated to cost $30.33 million. In addition,
new sewage pumping stations #1, 6 and 10 add a further $16.52 million to the total gross
program cost. Unlike water, no share of the sanitary sewer program is anticipated to be
offset by funding contributions from other municipalities nor is any confirmed grant funding
for these projects anticipated.
The total gross cost of the capital program is not to be entirely recovered through future
development charges. Approximately $395,000 of the program has been identified as a
benefit to existing, or non-growth share and has been removed from the calculation. The
total non-growth share relates to the replacement component of the sanitary sewer from
Laurier Trunk Sewer to Pump Station #1.
Lastly, it is expected that the capacity upgrade and additional flow monitoring and
calibration associated with Pump Station #6 be partially paid for by the developers,
therefore, $151,300 has been removed from the calculation. Lastly, it is assumed that the
WPCP projects and Sewage Pumping Station Projects outlined in the capital program can
benefit development occurring outside the planning period (to 2046). As a result, a 25% post
period allocation has been applied to these specific projects in the capital program which
Appendix C | 132
are assumed to service development beyond the planning horizon. This post period
allocation amounts to $12.18 million and this amount can be considered for recovery in a
subsequent development charges by-law. This share of costs is not included for recovery in
this planning period.
TABLE C.2-2
CALCULATION OF THE DEVELOPMENT CHARGES
Table C.2-2 provides an overview of the calculation of the unadjusted development charge
with consideration of the existing DC reserve fund balance of approximately $937,640. Of
the total gross program cost of $51.19 million, about $37.52 million is considered to be the
remaining net DC costs eligible for recovery in the 2024-2046 period after all reductions
described have been considered. The total $37.52 million is then allocated: 91 per cent
residential and 9 per cent non-residential. The allocation of costs is based on the future
shares of population in new units and employment growth to 2046.
The residential share of the capital program totals $34.14 million and, when divided by the
forecast growth in population in new units (9,222) to 2046, an unadjusted charge of
$3,702.19 per capita results. The non-residential share of $3.38 million is applied against
the forecast increase in square metres of non-residential floor space (47,800) to 2046,
yielding an unadjusted charge of $70.64 per square metre.
TABLE C.2-3
CASH FLOW ANALYSIS
After cash flow considerations, both the residential and non-residential charges increase to
$4,406.31 per capita and $88.50 per square metre, respectively.
Total
Net DC Recoverable
$/capita
$/sq.m
$/capita
$/sq.m
$51,185,008
$37,518,287
$3,702.19
$70.64
$4,406.31
$88.50
SANITARY SEWER SERVICES SUMMARY
Development-Related Capital Program
Development Charge
Development Charge
2024 - 2033
Unadjusted
Adjusted
Appendix C | 133
NO.
WW
Master
Plan Ref
Infrastructure Requirement
From
-
To
Gross Cost
Grants/
Subsidies &
Contributions
Direct
Developer
Contribution
Post Period
Allocation
Net Growth-
Related
Water Pollution Conrol Plant Projects
1
3
Rockland WPCP Phase 1 Expansion
2024
-
2029
$24,546,000
$0
0%
$0
$0
$6,136,500
$18,409,500
2
6
Rockland WPCP Phase 2 Expansion
2029
-
2033
$5,783,000
$0
0%
$0
$0
$1,445,750
$4,337,250
Subtotal Water Pollution Conrol Plant Projects
$30,329,000
$0
$0
$0
$7,582,250
$22,746,750
Studies
3
-
Sanitary System Master Plan
2026
-
2027
$150,000
$0
0%
$0
$0
$0
$150,000
4
-
Provison for other Development-Related Studies
2024
-
2024
$150,000
$0
0%
$0
$0
$0
$150,000
Subtotal Studies
$300,000
$0
$0
$0
$0
$300,000
Sewage Pumping Stations
5
WW-1
SPS-1 - Upgrade Capacity to 670 L/s (Pump Station #1)
2033
-
2040
$5,552,000
$0
0%
$0
$0
$1,388,000
$4,164,000
6
WW-10 SPS-4 - Pump 2 Replacement for Capacity
2026
-
2027
$511,000
$0
0%
$0
$0
$127,750
$383,250
7
WW-14 SPS-5 - Capacity Upgrade to 34L/s
2024
-
2024
$1,462,000
$0
0%
$0
$0
$365,500
$1,096,500
8
WW-19 SPS-6 - Additional Flow monitoring and recalibration
2024
-
2024
$58,000
$0
0%
$0
$2,900
$13,775
$41,325
9
WW-20 SPS-6 - Capacity Upgrade to 57L/s
2026
-
2026
$2,968,008
$0
0%
$0
$148,400
$704,902
$2,114,706
10
WW-31 SPS-10 - New (Caron Expansion Lands)
2027
-
2028
$8,000,000
$0
0%
$0
$0
$2,000,000
$6,000,000
Subtotal Sewage Pumping Stations
$18,551,008
$0
$0
$151,300
$4,599,927
$13,799,781
Sewers
11
-
Replace Sanitary Sewers - Laurier Trunk Sewer to Pump Station #1
2024
-
2024
$920,000
$0
43%
$395,600
$0
$0
$524,400
12
-
Mtée Poupart (St-Jean - End Asphalt W-Mart)
2025
-
2025
$228,000
$0
0%
$0
$0
$0
$228,000
13
WW-40 Dalrymple Drive Sewer - Increase Capacity
2027
-
2027
$332,000
$0
0%
$0
$0
$0
$332,000
14
-
Clarence Creek Sanitary Siphon Crossing
2024
-
2025
$525,000
$0
0%
$0
$0
$0
$525,000
Subtotal Sewers
$2,005,000
$0
$395,600
$0
$0
$1,609,400
Total Sanitary Sewer Projects
$51,185,008
$0
$395,600
$151,300
$12,182,177
$38,455,931
Notes
1)
The post period allocation are based on share of population growth to 2046 relative to the projections in the Water and Wastewater Master Plan . The post-period share is:
25%
2)
Available DC Reserve Funds have been accounted for through the cash flow analysis
Benefit to Existing Share
APPENDIX C.2
TABLE C.2-1
CITY OF CLARENCE-ROCKLAND
DEVELOPMENT-RELATED CAPITAL PROGRAM
SANITARY SEWAGE (2024-2046)
Estimated Project Costs
Timing
Appendix C | 134
23-Year Growth in Population in New Units
9,222
Employment Growth
956
23-Year Growth in Square Meters
47,800
Total DC
Grants
Benefit
Direct
Available
Post
Eligible
Gross
Subsidies &
to Existing
Developer
DC
Period
Costs for
Project Cost
Other Contrib.
Share
Contributions
Reserves
Allocation
Recovery
($000)
($000)
($000)
($000)
($000)
($000)
($000)
%
$000
%
$000
SANITARY SEWAGE 2024-2046
Water Pollution Conrol Plant Projects
$30,329.0
$0.0
$0.00
$0.00
$937.64
$7,582.25
$21,809.11
91%
$19,846.29
9%
$1,962.82
Studies
$300.0
$0.0
$0.00
$0.00
$0.00
$0.00
$300.00
91%
$273.00
9%
$27.00
Sewage Pumping Stations
$18,551.0
$0.0
$0.00
$151.30
$0.00
$4,599.93
$13,799.78
91%
$12,557.80
9%
$1,241.98
Sewers
$2,005.0
$0.0
$395.60
$0.00
$0.00
$0.00
$1,609.40
91%
$1,464.55
9%
$144.85
TOTAL SANITARY SEWAGE 2024-2046
$51,185.01
$0.00
$395.60
$151.30
$937.64
$12,182.18
$37,518.29
$34,141.64
$3,376.65
Unadjusted Development Charge Per Capita ($)
$3,702.19
Unadjusted Development Charge Per Sq. M. ($)
$70.64
Note: As many of the works are being designed to benefit growth both in this period and beyond the 2046-year planning period, a share of the costs are considered to be recovered from future DCs outside this planning period
Development-Related Capital Forecast
Residential
Non-Residential
Share
Share
SANITARY SEWAGE 2024-2046
APPENDIX C.2
TABLE C.2-2
CITY OF CLARENCE-ROCKLAND
SUMMARY OF UNADJUSTED RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGES
Appendix C | 135
SEWAGE: RESIDENTIAL
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
TOTAL
OPENING CASH BALANCE ($000)
$853.3
($1,440.1)
($2,327.3)
($5,067.0)
($9,779.6)
($14,209.8)
($16,714.9)
($16,145.5)
($15,484.1)
($15,285.9)
2024-2046 RESIDENTIAL FUNDING REQUIREMENTS
Sewage: Residential: Non Inflated
$4,680.1
$3,238.5
$4,959.1
$6,066.9
$5,522.1
$3,581.5
$789.4
$789.4
$789.4
$1,263.0
$31,679.3
Sewage: Residential: Inflated
$4,680.1
$3,303.2
$5,159.5
$6,438.2
$5,977.3
$3,954.3
$889.0
$906.7
$924.9
$1,509.4
$33,742.6
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
$549.0
$560.0
$571.0
$454.0
$459.0
$468.0
$474.0
$480.0
$379.0
$381.0
$4,775.0
REVENUE
- DC Receipts: Inflated
$2,419.1
$2,516.9
$2,617.6
$2,122.9
$2,189.2
$2,276.8
$2,352.1
$2,429.5
$1,956.7
$2,006.3
$22,887.1
INTEREST
- Interest on Opening Balance
$29.9
($79.2)
($128.0)
($278.7)
($537.9)
($781.5)
($919.3)
($888.0)
($851.6)
($840.7)
($5,275.1)
- Interest on In-year Transactions
($62.2)
($21.6)
($69.9)
($118.7)
($104.2)
($46.1)
$25.6
$26.6
$18.1
$8.7
($343.7)
TOTAL REVENUE
$2,386.7
$2,416.1
$2,419.7
$1,725.6
$1,547.2
$1,449.1
$1,458.4
$1,568.1
$1,123.1
$1,174.3
$17,268.3
CLOSING CASH BALANCE
($1,440.1)
($2,327.3)
($5,067.0)
($9,779.6)
($14,209.8)
($16,714.9)
($16,145.5)
($15,484.1)
($15,285.9)
($15,621.1)
APPENDIX C.2
TABLE C.2-3
CITY OF CLARENCE-ROCKLAND
SANITARY SEWAGE 2024-2046
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
Appendix C | 136
SEWAGE: RESIDENTIAL
2034
2035
2036
2037
2038
2039
2040
2041
2042
2043
2044
2045
2046 TOTAL
OPENING CASH BALANCE ($000)
($15,621.1)
($14,952.7)
($14,189.1)
($13,334.7)
($12,748.6)
($12,074.3)
($11,317.4)
($10,471.9)
($8,844.3)
($7,371.3)
($5,758.5)
($3,996.6)
($2,082.7)
2024-2046 RESIDENTIAL FUNDING REQUIREMENTS
Sewage: Residential: Non Inflated
$473.7
$473.7
$473.7
$473.7
$473.7
$473.7
$473.7
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$3,315.6
Sewage: Residential: Inflated
$577.4
$588.9
$600.7
$612.7
$625.0
$637.5
$650.2
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$4,292.4
NEW RESIDENTIAL DEVELOPMENT
- Population Growth in New Units
$387.0
$392.0
$395.0
$335.0
$340.0
$343.0
$346.0
$351.0
$306.0
$309.0
$312.0
$314.0
$317.0
$4,447.0
REVENUE
- DC Receipts: Inflated
$2,078.7
$2,147.6
$2,207.4
$1,909.5
$1,976.8
$2,034.1
$2,092.9
$2,165.6
$1,925.7
$1,983.5
$2,042.8
$2,097.0
$2,159.4
$26,821.2
INTEREST
- Interest on Opening Balance
($859.2)
($822.4)
($780.4)
($733.4)
($701.2)
($664.1)
($622.5)
($576.0)
($486.4)
($405.4)
($316.7)
($219.8)
($114.5)
($7,302.0)
- Interest on In-year Transactions
$26.3
$27.3
$28.1
$22.7
$23.7
$24.4
$25.2
$37.9
$33.7
$34.7
$35.7
$36.7
$37.8
$394.3
TOTAL REVENUE
$1,245.8
$1,352.5
$1,455.1
$1,198.8
$1,299.3
$1,394.4
$1,495.7
$1,627.6
$1,473.0
$1,612.8
$1,761.9
$1,913.9
$2,082.7
$19,913.5
CLOSING CASH BALANCE
($14,952.7)
($14,189.1)
($13,334.7)
($12,748.6)
($12,074.3)
($11,317.4)
($10,471.9)
($8,844.3)
($7,371.3)
($5,758.5)
($3,996.6)
($2,082.7)
($0.0)
2024 Adjusted Charge Per Capita
4,406.31
$
Allocation of Capital Program
Residential Sector
91%
Non-Residential Sector
9%
Rates for 2024
Inflation Rate
2.0%
Interest Rate on Positive Balances
3.5%
Interest Rate on Negative Balances
5.5%
SANITARY SEWAGE 2024-2046
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
APPENDIX C.2
TABLE C.2-3
CITY OF CLARENCE-ROCKLAND
Appendix C | 137
SEWAGE: NON-RESIDENTIAL
2024
2025
2026
2027
2028
2029
2030
2031
2032
2033
TOTAL
OPENING CASH BALANCE ($000)
$84.4
($242.8)
($443.4)
($840.7)
($1,324.1)
($1,777.9)
($2,046.6)
($2,015.4)
($1,974.4)
($1,959.8)
2024-2046 NON-RESIDENTIAL FUNDING REQUIREMENTS
Sewage: Non-Residential: Non: Inflated
$462.9
$320.3
$490.5
$600.0
$546.1
$354.2
$78.1
$78.1
$78.1
$124.9
$3,133.1
Sewage: Non-Residential: Inflated
$462.9
$326.7
$510.3
$636.7
$591.2
$391.1
$87.9
$89.7
$91.5
$149.3
$3,337.2
NEW NON-RESIDENTIAL DEVELOPMENT
- New Building GFA - square metres
$1,600.0
$1,600.0
$1,600.0
$2,250.0
$2,300.0
$2,300.0
$2,300.0
$2,350.0
$2,050.0
$2,100.0
$20,450.0
REVENUE
- DC Receipts: Inflated
$141.6
$144.4
$147.3
$211.3
$220.3
$224.7
$229.2
$238.9
$212.6
$222.1
$1,992.5
INTEREST
- Interest on Opening Balance
$3.0
($13.4)
($24.4)
($46.2)
($72.8)
($97.8)
($112.6)
($110.8)
($108.6)
($107.8)
($691.4)
- Interest on In-year Transactions
($8.8)
($5.0)
($10.0)
($11.7)
($10.2)
($4.6)
$2.5
$2.6
$2.1
$1.3
($41.8)
TOTAL REVENUE
$135.7
$126.1
$113.0
$153.4
$137.3
$122.4
$119.1
$130.7
$106.1
$115.6
$1,259.3
CLOSING CASH BALANCE
($242.8)
($443.4)
($840.7)
($1,324.1)
($1,777.9)
($2,046.6)
($2,015.4)
($1,974.4)
($1,959.8)
($1,993.5)
SANITARY SEWAGE 2024-2046
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
APPENDIX C.2
TABLE C.2-3
CITY OF CLARENCE-ROCKLAND
Appendix C | 138
SEWAGE: NON-RESIDENTIAL
2034
2035
2036
2037
2038
2039
2040
2041
2042
2043
2044
2045
2046
TOTAL
OPENING CASH BALANCE ($000)
($1,993.5)
($1,930.8)
($1,861.1)
($1,778.4)
($1,699.0)
($1,605.9)
($1,503.8)
($1,392.4)
($1,197.9)
($993.7)
($772.8)
($534.3)
($277.1)
2024-2046 NON-RESIDENTIAL FUNDING REQUIREMENTS
Sewage: Non-Residential: Non: Inflated
$46.8
$46.8
$46.8
$46.8
$46.8
$46.8
$46.8
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$327.9
Sewage: Non-Residential: Inflated
$57.1
$58.2
$59.4
$60.6
$61.8
$63.0
$64.3
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$424.5
NEW NON-RESIDENTIAL DEVELOPMENT
- New Building GFA - square metres
$2,100.0
$2,100.0
$2,150.0
$2,050.0
$2,100.0
$2,100.0
$2,100.0
$2,150.0
$2,100.0
$2,100.0
$2,100.0
$2,100.0
$2,100.0
$27,350.0
REVENUE
- DC Receipts: Inflated
$226.5
$231.1
$241.3
$234.7
$245.2
$250.1
$255.1
$266.4
$265.4
$270.7
$276.2
$281.7
$287.3
$3,331.9
INTEREST
- Interest on Opening Balance
($109.6)
($106.2)
($102.4)
($97.8)
($93.4)
($88.3)
($82.7)
($76.6)
($65.9)
($54.7)
($42.5)
($29.4)
($15.2)
($964.7)
- Interest on In-year Transactions
$3.0
$3.0
$3.2
$3.0
$3.2
$3.3
$3.3
$4.7
$4.6
$4.7
$4.8
$4.9
$5.0
$50.9
TOTAL REVENUE
$119.9
$127.9
$142.1
$139.9
$155.0
$165.1
$175.8
$194.5
$204.2
$220.8
$238.5
$257.2
$277.1
$2,418.0
CLOSING CASH BALANCE
($1,930.8)
($1,861.1)
($1,778.4)
($1,699.0)
($1,605.9)
($1,503.8)
($1,392.4)
($1,197.9)
($993.7)
($772.8)
($534.3)
($277.1)
$0.0
2024 Adjusted Charge Per Square Metre
88.50
$
Allocation of Capital Program
Residential Sector
91.0%
Non-Residential Sector
9.0%
Rates for 2024
Inflation Rate
2.0%
Interest Rate on Positive Balances
3.5%
Interest Rate on Negative Balances
5.5%
CITY OF CLARENCE-ROCKLAND
SANITARY SEWAGE 2024-2046
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE
APPENDIX C.2
TABLE C.2-3
Appendix C | 139
APPENDIX D
RESERVE FUNDS
Appendix D | 140
APPENDIX D - DEVELOPMENT CHARGES RESERVE
FUNDS
The Development Charges Act requires that a reserve fund be established for each service
for which development charges are collected. Table 1 presents the uncommitted reserve
fund balances, as at December 31, 2023, that are available to help fund the development-
related net capital costs identified in this study.
As shown in Table D-1, the December 2023 total reserve fund balance was in a positive
position of $11.83 million. These funds are typically assigned to projects in the initial years
of the capital program for each service. This has the effect of reducing and deferring capital
costs brought forward to the development charge calculation and the cash flow analysis.
Where there is a negative balance, as in the case of by-law services and development-
related studies) the amount is brought forward in the DC capital program for recovery
through future development charges.
Appendix D | 141
DEVELOPMENT CHARGE RESERVE FUND BALANCE BY ACCOUNT
YEAR ENDING DECEMBER 31, 2023
Uncommitted
Service
Reserve
Funds
Library Services
$379,942
Parks And Recreation
$1,920,977
By-Law Services
($76,809)
Development Related Studies
($12,872)
Fire Services
$340,413
Public Works
$1,114,729
Roads And Related
$4,811,232
Waterworks
$2,415,061
Sanitary Sewer Services
$937,644
Total Development Charge Reserves
$11,830,316
APPENDIX D
TABLE D-1
CITY OF CLARENCE-ROCKLAND
Appendix D | 142
APPENDIX E
COST OF GROWTH ANALYSIS
Appendix E | 143
APPENDIX E - COST OF GROWTH ANALYSIS
A.
ASSET MANAGEMENT PLAN
The Development Charges Act requires that municipalities complete an Asset Management
Plan before passing a development charges by-law. A key function of the Asset
Management Plan is to demonstrate that all assets proposed to be funded under the
development charges by-law are financially sustainable over their full life-cycle.
i.
Asset Types
A summary of the future City-owned assets and estimated useful life assumptions for
eligible DC services considered as part of the study are outlined in Table E-1. Although all
capital assets considered in the study have been identified, not all assets necessitate future
replacement or ongoing maintenance activities. Some projects do not relate to the
emplacement of a tangible capital asset, such as the recovery of completed projects.
It should be noted that the capital cost estimates prepared for each of the projects
identified in this section include grouped costs of various individual elements, which, as a
stand-alone item, may have its own useful life (for example, new buildings include HVAC,
structural elements, roof, etc.). Accordingly, the average useful life assumptions noted
below are applicable to all project components.
Appendix E | 144
Table E-1 - Summary of Municipal Assets Useful Lives
Service
Estimated Useful Life
Library Services
Buildings
Parking Spaces
Furniture, Equipment, and Materials
50 years
10 years
10-15 years
Parks and Recreation
Indoor Recreation Facilities
Debentures
Studies
30-50 years
0 years
0 years
By-Law Services
Recovery of Negative Reserve Balance
Vehicles and Equipment
0 years
10 years
Development Related Studies
Recovery of Negative Reserve Balance
Growth Studies
0 years
0 years
Fire Services
Debentures
Vehicles
Studies
0 years
10 years
0 years
Services Related to a Highway - Public Works
Buildings
Fleet and Equipment
50-75 years
10 years
Services Related to a Highway - Roads and Related
Cycling
Multi-Use Path
Roadways
Intersections
Pedestrian Sidewalks
Developer Projects
County Roadworks
Studies
25 years
25-75 years
25-50 years
50 years
25 years
25-50 years
25 years
0 years
Waterworks Services
Treatment Plant
Studies
Watermains
Pumping Station and Storage
100 years
0 years
100 years
100 years
Appendix E | 145
Service
Estimated Useful Life
Sanitary Sewer Services
Water Pollution Control Plant
Studies
Sewage Pumping Station
Sewer mains
50-100 years
0 years
50-100 years
100 years
ii.
Annual Provision
When assets require rehabilitation or are due for replacement, the source of funds is limited
to reserves or contributions from operating. Capital expenditures to carry out the
rehabilitation and replacement of aging infrastructure are not growth-related and are
therefore not eligible for funding through development charge revenues or other developer
contributions.
Based on the useful life assumptions and the capital cost of acquiring and/or emplacing
each asset, a provision for infrastructure replacement has been calculated for both the
general and engineered services. Provisions for infrastructure replacement are initially
calculated for each asset based on their useful life and the anticipated cost of replacement.
The aggregate of all individual provisions forms the required annual capital provision. In
calculating the annual provisions, a number of assumptions are made to account for
inflation (2.0 per cent) and interest (3.5 per cent).
Consistent with the requirements of the DCA, assets that are proposed to be funded under
the development charges by-law have been included in the analysis. As a result, the total
calculated annual provision for development charge related infrastructure has been netted
down to consider the replacement of existing infrastructure or benefit-to-existing
development. However, for reference, the annual replacement provisions associated with
the non-development charge funded costs, including costs related to the benefit-to-existing
and post-period benefit have also been calculated.
Table E-2 provides the calculated annual asset management contribution for both the gross
capital expenditures and the share related to the 2024 to 2034 DC recoverable portion for
all general services and services related to a highway. The year 2034 has been included to
calculate the annual contribution for the planning periods 2024 to 2033 and as the
expenditures in 2033 will not trigger asset management contributions until 2034. As shown,
by 2034, the City will need to fund an additional $1.67 million per annum in order to properly
fund the full life cycle costs of the new assets related to the general services and services
related to a highway works supported under the development charges by-law.
Appendix E | 146
Table E-3 provides the calculated annual asset management contribution for both the gross
capital expenditures and the share related to the 2024 to 2046 DC recoverable portion for
the engineered services. The year 2047 has been included to calculate the annual
contribution for the planning periods 2024 to 2046 and as the expenditures in 2046 will not
trigger asset management contributions until 2047. As shown, by 2047, the City will need to
fund an additional $191,000 per annum in order to properly fund the full life cycle costs of
the new assets related to the general services supported under the development charges
by-law.
iii.
Future Revenue Growth
The calculated annual funding provision should be considered within the context of the
City's projected growth. Over the next ten years, the City's census population is projected to
increase by 3,282. In addition, the City will also add 409 employees that will result in
approximately 20,450 square metres of additional non-residential building space. Over the
23-year period, the City's census population is projected to increase by 6,769 and
employment will grow by 956 employees resulting in an increase of 47,800 square metres of
non-residential space.
DC-Eligible
Non DC-Eligible
DC-Related
Non DC-Related
LIBRARY SERVICES
$1,425,000
$1,628,000
$34,000
$56,000
PARKS AND RECREATION
$16,080,000
$3,923,000
$345,000
$345,000
BY-LAW SERVICES
$52,000
$120,000
$0
$11,000
DEVELOPMENT RELATED STUDIES
$300,000
$38,000
$0
$0
FIRE SERVICES
$2,374,000
$1,613,000
$39,000
$118,000
SERVICES RELATED TO A HIGHWAY
PUBLIC WORKS
$2,591,000
$4,029,000
$109,000
$126,000
ROADS AND RELATED
$47,067,000
$47,915,000
$1,147,000
$1,079,000
TOTAL
$69,889,000
$59,266,000
$1,674,000
$1,735,000
Table E-2
Calculated Annual AMP Provisions
General Services
2024-2033 Capital Program
Annual AMP Provision by 2034
DC-Eligible
Non DC-Eligible
DC-Related
Non DC-Related
WATERWORKS
$27,475,000
$70,019,000
$29,000
$81,000
SANITARY SEWER SERVICES
$38,456,000
$12,729,000
$162,000
$54,000
TOTAL
$65,931,000
$82,748,000
$191,000
$135,000
Table E-3
Calculated Annual AMP Provisions
Engineering Services
2024-2046 Capital Program
Annual AMP Provision by 2047
Appendix E | 147
This growth will have the effect of increasing the overall assessment base. This leads to
additional user fee and charge revenues to offset the capital asset provisions required to
replace the infrastructure proposed to be funded under the development charges by-law.
The collection of these funds is intended to be allocated to the City's reserves for future
replacement of these assets.
B.
LONG-TERM CAPITAL AND OPERATING IMPACT ANALYSIS
As shown in Table E-4, by 2034 the City's net operating costs are estimated to increase by
$2.12 million for property tax supported services. Increases in net operating costs will be
experienced as there are operational costs associated with additional capital.
Table E-5 and E-6 summarizes the components of the development-related capital forecast
that will require funding from non-DC sources (e.g. property tax) for the planning period
2024 to 2033 for general services and services related to a highway and from 2024 to 2046
for engineering services of water and sanitary sewer.
For the services under the 10-year planning horizon, $16.69 million will need to be funded
from non-DC sources over a 10-year planning period and is related to facilities and
infrastructure that will benefit the existing community. In addition, $34.47 million in interim
DC financing related to post-period shares of projects may be required or these costs may
be recovered from other growth funding tools.
For the engineered services of water and sanitary sewer, $1.45 million will need to be
funded from non-DC sources over a 23-year planning period and is related to infrastructure
that will benefit the existing community. In addition, $19.53 million in interim DC financing
related to post-period shares of projects may be required or these costs may be recovered
from other growth funding tools.
Council is made aware of these factors so that they understand the operating and capital
costs that will not be covered by DCs as it adopts the development-related capital forecast
set out in the study.
Appendix E | 148
APPENDIX E
TABLE E-4
CITY OF CLARENCE-ROCKLAND
ESTIMATED NET OPERATING COST OF THE PROPOSED
DEVELOPMENT-RELATED CAPITAL PROGRAM
Additional
Category
Operating Costs
$
unit meaure
at 2033 ($000)
Library Services
$212.8
- New Library Materials
$0.01 per $1.00 of addt'l capital
$2.4
- New Furniture and Equipment
$0.10 per $1.00 of new infrastructure
$10.4
- Rockland Branch Expansion (3,000 sqft)
$40 per sq.ft. added
$120.0
- Bourget Branch Expansion (2,000 sqft)
$40 per sq.ft. added
$80.0
Parks and Recreation
$717.0
- Development-Related Capital Projects Parks
$0.05 per $1.00 of addt'l capital
$717.0
- Excludes debt payments
By-law Services
$0.0
- no additional op costs
N/A
$0.0
Development Related Studies
$0.0
- Development-Related Capital Projects
N/A
$0.0
Fire Services
$37.5
- New Additional Space, Equipment and Vehicles
$0.10 per $1.00 of new infrastructure
$37.5
- Excludes debt payments and study
Public Works
$616.5
- New Additional Space, Equipment and Vehicles
$0.15 per $1.00 of new infrastructure
$616.5
Roads and Related
$534.0
- Development-Related Roads Infrastructure
$300 per household
$534.0
Waterworks
$0.0
- Rate supported service - no additional op costs
$0.0
Sanitary Sewage
$0.0
- Rate supported service - no additional op costs
$0.0
TOTAL ESTIMATED OPERATING COSTS
$2,117.8
(in constant 2024 dollars)
Cost Driver
(in 2024 $)
Appendix E | 149
Total DC
Net
Replacement
Eligible
Service
Municipal
& Benefit to
Other
Available
Post-Period
Costs for
Cost
Existing
Contributions
DC Reserves
Benefit
Recovery
($000)
($000)
($000)
($000)
($000)
($000)
1.0 LIBRARY SERVICES
$3,053.4
$0.0
$0.0
$379.9
$1,628.1
$1,045.4
2.0 PARKS AND RECREATION
$17,073.1
$993.5
$0.0
$1,921.0
$0.0
$14,158.6
3.0 BY-LAW SERVICES
$171.6
$0.0
$0.0
$0.0
$120.0
$51.6
4.0 DEVELOPMENT RELATED STUDIES
$337.9
$37.5
$0.0
$0.0
$0.0
$300.4
5.0 FIRE SERVICES
$3,987.1
$1,125.0
$0.0
$340.4
$488.0
$2,033.7
SERVICES RELATED TO A HIGHWAY
6.0 PUBLIC WORKS
$6,620.0
$2,510.0
$0.0
$1,114.7
$1,518.5
$1,476.7
7.0 ROADS AND RELATED
$94,981.4
$12,027.1
$5,170.5
$4,811.2
$30,717.0
$42,255.5
TOTAL 10-YEAR PROGRAM
$126,224.5
$16,693.1
$5,170.5
$8,567.3
$34,471.7
$61,321.9
APPENDIX E
CITY OF CLARENCE-ROCKLAND
SUMMARY OF TAX AND RATE SUPPORTED FUNDING REQUIREMENTS
CAPITAL PROGRAM FOR GENERAL SERVICES AND SERVICES RELATED TO A HIGHWAY (10-YEAR)
Development-Related Capital Program (2024 - 2033)
TABLE E-5
Appendix E | 150
C.
THE PROGRAM IS DEEMED FINANCIALLY SUSTAINABLE
In summary, the Asset Management Plan and long-term capital and operating analysis
included in this appendix demonstrates that the City can afford to invest and operate the
identified general and engineered services infrastructure over the 10-year and 23-year
planning periods.
Importantly, the City's annual budget review allows staff to continue to monitor and
implement mitigating measures should the program become less sustainable.
Total DC
Net
Replacement
Direct
Eligible
Service
Municipal
& Benefit to
Developer
Available
Post-Period
Costs for
Cost
Existing
Contributions
DC Reserves
Benefit
Recovery
($000)
($000)
($000)
($000)
($000)
($000)
1.0 WATERWORKS
$35,878.3
$1,056.6
$0.0
$2,415.1
$7,346.6
$25,060.1
2.0 SANITARY SEWER SERVICES
$51,185.0
$395.6
$151.3
$937.6
$12,182.2
$37,518.3
TOTAL 23-YEAR PROGRAM
$87,063.3
$1,452.2
$151.3
$3,352.7
$19,528.8
$62,578.4
Development-Related Capital Program (2024 - 2046)
CITY OF CLARENCE-ROCKLAND
APPENDIX E
TABLE E-6
SUMMARY OF TAX AND RATE SUPPORTED FUNDING REQUIREMENTS
CAPITAL PROGRAM FOR ENGINEERED SERVICES: WATER AND SANITARY SEWER
Appendix E | 151
APPENDIX F
LOCAL SERVICE POLICY
Appendix F | 152
City of Clarence-Rockland
CITY OF CLARENCE-ROCKLAND
LOCAL SERVICE GUIDELINES
GENERAL POLICY GUIDELINES ON DEVELOPMENT CHARGES
AND LOCAL SERVICE FUNDING FOR CITY-WIDE GROWTH-RELATED WORKS
The following guidelines set out, in general terms, the size and nature of the
engineered infrastructure that is included in the City of Clarence-Rockland
Development Charges (DC) Background Study, which is eligible to be funded in part
by DCs. In order for a project to be partially funded through DCs, the following will
apply:
1. The project will be listed in the most current City of Clarence-Rockland
Development Cost Background Study.
a. The City, at its sole discretion, may deem a project not listed in the most
current DC Study to be development-related and potentially fundable, in
whole or in part, from DCs. Inclusion of the new project may require the
substitution (removal) of a similar project from the related service project
list, as contained in the most current DC Study, or require consideration for
future DC funding pending a DC Background Study update or amendment.
b. The City, at its sole discretion, may deem a project not specifically listed in
the most recent DC Study to be part of the "unallocated improvements"
referenced in the most current DC Study. Therefore, the project may be
considered development related and potentially fundable, in whole or in part
from DC's.
2. The project will add additional capacity to the servicing network. If the
proposed infrastructure does not add any additional capacity beyond the
Appendix F | 153
City of Clarence-Rockland
servicing requirement for a particular development, the projects are assumed
the sole responsibility of the developer.
a. The City may require larger infrastructure than what may be necessitated
by a given development in order to conform to the standard infrastructure
sizes and capacity as per the City's design criteria. This is not considered
"excess" capacity and will be required at the direct expense of the developer
and no share of the cost will be eligible for DC credits.
b. Projects eligible to be funded in part by development changes include
infrastructure that provides servicing or capacity for more than one
development is not necessarily fully or partially funded from
development charges. If a project is considered fully or partially local in
nature, the City will require the benefitting land owners to fund the works
directly.
The following policy guidelines are general principles by which staff will be guided in
considering development applications. However, each application will be considered
on its own merits having regard to, among other factors, the nature, type and location
of the development in any existing development and proposed development in its
surrounding area these policy guidelines, the location and type of services required
and their relationship to the proposed development and to existing and proposed
development in the area, and subsection 59(2) of the Development Charges Act, 1997.
These local service policy guidelines are subject to review and amendment by the
City, which may be independent of an amendment or update to the City's development
charge by-law.
The detailed engineering requirements for all work and/or development are governed
by the City of Clarence-Rockland Official Plan, or if not specified in the Official Plan,
by the approved detailed engineering standards and/or related master plans.
DEFINITIONS
Appendix F | 154
City of Clarence-Rockland
A local service is defined as an infrastructure service that is:
Internal to a development, or external to a development, in order to support a specific
development or required to link with the area to which the plan relates.
"Local service" funding is specifically considered for the following services:
1.0
Water Services
2.0
Sanitary Sewer Services
3.0
Storm Sewer Services
4.0
Transportation
1.0
WATER
1.1
Water Supply, Storage and Booster Pumping Stations
1.1.1
All projects related to upgrading, expanding or constructing
water supply and treatment facilities (plants and water
conservation), storage facilities (storage tanks, etc.), and
pumping stations, including costs to acquire/expropriate land,
considered to be in whole or in part related to development,
are considered to be a DC project.
1.1.2
New or expanded local pumping stations, including upgrades
identified through a development proposal, servicing a
localized area and needs (specific development) are a local
service and a direct developer responsibility.
1.1.3
Upgrades to, or construction of, temporary water booster
pumping stations and reservoir projects are considered to be
the developer's responsibility.
Appendix F | 155
City of Clarence-Rockland
1.1.4
Upgrades to, or construction of, permanent water booster
pumping stations and reservoir projects may be considered
development charge eligible projects. Included in the cost of
these projects is a 12% engineering fee.
1.1.5
Where a temporary facility precedes the construction of a
permanent facility, the developer that requires the temporary
facility will be required to also assist in making provision for
the permanent facility (e.g. secure land for permanent facility)
as a condition of approval for the temporary facility.
1.2
Watermains
1.2.1
Watermains that are required to service a specific
development, either internal or external to the site, are
considered to be the developer's responsibility.
1.2.2
Connections to transmission watermains and pumping
stations to service specific areas are considered to be a direct
developer responsibility.
1.2.3
Transmission watermains (generally located outside the
development area) may be required to provide network
integrity, security or reliability to the distribution system.
Where such transmission watermains are identified by a Class
Environmental Assessment, Servicing Study or listed in the
City's most current DC Study, they are considered to be a DC
project.
1.2.4
A developer-implemented infrastructure upgrade required to
service the needs of a specific development will not be eligible
for City reimbursement or DC credits when it provides some
Appendix F | 156
City of Clarence-Rockland
additional capacity as a by-product (i.e. due to the selection of
standard pipe sizes).
1.2.5
Watermains within and external to the development that are
larger than 300 mm and service other development areas are
to be included in the development charge calculation. The
amount of cost contribution for watermains within a
development shall be calculated using tendered unit prices or
the City's unit cost at the time of construction and shall be the
difference between the cost of the actual pipe diameter and
the cost of a 300 mm pipe diameter including a 12%
engineering fee. Only watermain and valves will be included in
the calculation. Any costs related to the depth of pipe are the
responsibility of the developer.
Watermain Size
Charged to DCs
300 mm
NIL
405 mm
cost of 405 mm - cost of 300 mm
610 mm
cost of 610 mm - cost of 300 mm
750 mm
cost of 750 mm - cost of 300 mm
900 mm
cost of 900 mm - cost of 300 mm
1050 mm
cost of 1050 mm - cost of 300 mm
1200 mm
cost of 1200 mm - cost of 300mm
2.0
SANITARY SYSTEMS
2.1
Wastewater Treatment
2.1.1
All projects providing for the upgrading, improvement and/or
expansion of existing wastewater treatment facilities,
including the cost to acquire/convey land, are considered in
Appendix F | 157
City of Clarence-Rockland
whole or in part to be related to development are considered
to be a DC project.
2.2
Sanitary Sewers
2.2.1
A developer will be solely responsible for the cost and
implementation of new or upgraded sewer infrastructure,
either internal or external, that are required to adequately
service a specific development in accordance with applicable
City policies, standards and criteria.
2.2.2
A developer-implemented infrastructure upgrade required to
service the needs of a specific development will not be eligible
for DC credits when it provides some additional capacity as a
by-product (i.e. due to the selection of standard pipe sizes).
2.2.3
Sanitary sewers within and external to the development that
are larger than 375 mm and service other development areas
are to be included in the development charge calculation. The
amount of cost contribution for Sanitary sewers within a
development shall be calculated using tendered unit prices or
the City's unit cost at the time of construction and shall be the
difference between the cost of the actual pipe diameter and
the cost of a 375 mm pipe diameter including a 12%
engineering fee. Only Sanitary sewers, and appurtenances will
be included in the calculation. Any costs related to the depth
of pipe are the responsibility of the developer.
2.2.4
A sanitary or combined sewer, of any size, required to connect
a specific development to a major pumping station to service
development, is considered the sole responsibility of a
developer.
Appendix F | 158
City of Clarence-Rockland
2.2.5
Trunk sanitary sewers, external to the development, and major
pumping stations serving more than one development are to
be included in the development charge calculation. These
services will be identified through a Class Environmental
Assessment, Servicing Study or by City staff.
2.2.6
Development Charges funding will also extend to correct a
health related and/or environmental concern with a growth-
related component.
2.2.7
Over-depth costs for upstream lands and rock excavation will
be considered on an individual project basis, up to a maximum
allowance of 15% of the over-sizing costs.
2.3
Pumping Stations
2.3.1
Pumping Stations
2.3.2
Upgrades to, or construction of, temporary sanitary pumping
stations are considered to be the developer's responsibility.
2.3.3
Upgrades to, or construction of, permanent pumping stations
that are required as a result of an approved serviceability
study, service more than one developer, and have a tributary
flow greater than 80 L/s are considered to be development
charges projects. The flow criteria is used to identify
development charges eligible projects with reimbursement
made upon acceptance of the work by the City and all the
proper documentation received.
Appendix F | 159
City of Clarence-Rockland
2.3.4
New or expanded pumping stations that do not qualify as
development
charges
projects
are
the
developer's
responsibility.
3.0
Stormwater
3.1
Storm Sewers
3.1.1
Storm sewers that are required for a development, either
internal or external, are considered to be the developer's
responsibility.
3.1.2
If a storm sewer upgrade is required based on existing flows
from the storm sewer service area as well as proposed flows
generated by the development according to applicable City
policies, guidelines and standard, the developer will be
responsible for the cost of the sewer upgrade.
3.1.3
Watermains within and external to the development that are
larger than 300 mm and service other development areas are
to be included in the development charge calculation. The
amount of cost contribution for watermains within a
development shall be calculated using tendered unit prices or
the City's unit cost at the time of construction and shall be the
difference between the cost of the actual pipe diameter and
the cost of a 300 mm pipe diameter including a 12%
engineering fee.
3.2
Stormwater Management Facilities
3.2.1
Stormwater quality and quantity works required to service a
specific development, either internal or external, are a direct
developer responsibility.
Appendix F | 160
City of Clarence-Rockland
3.2.2
Stormwater management facilities that benefit multiple
developments will be subject to "collect back agreements" and
will be detailed in conditions of subdivision approval.
4.0
TRANSPORTATION
4.1
Overriding Principals
4.1.1
Transportation infrastructure needs that are within, adjacent
to, or related to, a specific development application, including
rezonings, are considered to be a local service and direct
responsibility of the developer as a condition of development
approval process;
4.1.2
Transportation infrastructure needs that are driven by overall
City wide development and are external to a development site
will be considered as "non-local" and potentially funded by
DCs. Included in the cost of these projects is a 12%
engineering fee.
4.2
Definitions
Table 1 (see attached) provides a summary of the characteristics of local
roadways; major and minor collectors; industrial and arterial roadways.
4.3
Arterial Roads
4.3.1
New Arterial Roads:
Appendix F | 161
City of Clarence-Rockland
The cost of constructing an arterial roadway beyond 11 m
represents an eligible DC expenditure.
When development proceeds construction of a new arterial
road and the road is either adjacent to or runs through the
development plans, the developer is responsible for the cost
equivalent of a collector road [11 m pavement surface] which
will include streetlights, landscaping elements, sidewalks etc.
The timing of the arterial road construction will be dependent
on growth demands and may have to be included in a
subsequent DC study.
Multi-Use Paths within the road allowance and part of a local
service project will be considered as a local service.
4.3.2
Widening of Existing Arterial Roads
For existing arterial roadways, the oversizing costs associated
with any additional width beyond 11 m of pavement will be
considered as a DC eligible expense.
4.4
Collector Roads
4.4.1
The cost of the first 11 m of asphalt for new major and minor
collector roads is the financial responsibility of the
developer(s).
4.4.2
For existing collector roadways, the oversizing cost associated
with any additional width beyond 11 m of pavement width shall
be deemed a DC eligible expense.
Appendix F | 162
City of Clarence-Rockland
4.5
Internal Roads
4.5.1
All local and collector roads internal to a development
(including road base and surface, street lighting, storm sewers,
bridges, culverts, sidewalks, bike lanes, bike paths, noise
walls, utilities, turning lanes, line painting, signage, etc.) - are
the direct responsibility of the developer.
4.6
Road Reconstruction
4.6.1
Road reconstruction projects are projects that are intended to
maintain the same number of basic lanes. However, if the
existing roadway is required to be significantly rehabilitated
[i.e. full depth granular replacement] in order to accommodate
current and future transportation needs or requires upgrading
such as urbanization to engineering standards, the cost of
these works shall be deemed to be a DC eligible expenditures.
These projects may also include the construction of
appropriate turning lanes as required to service future growth.
The cost of these works again will be considered to be a DC
related costs.
4.7
Road Resurfacing
4.7.1
Road resurfacing projects are those that are intended to
maintain the same number of basic lanes. However, if the
asphalt requires partial or full depth replacement in order to
support growth related traffic, the cost of these works will be
included in the Background Development Charge Study and
will be considered as a DC eligible cost.
4.8
Bridges
Appendix F | 163
City of Clarence-Rockland
4.8.1
New bridges that are required to service future growth [as
identified in the city's Master Transportation Plan] are
considered to be DC eligible expenditures.
4.9
Traffic Signals and Intersection Improvements
4.9.1
Traffic signals required for private site entrances and/or road
intersections external to a development that are warranted
due to the development are considered a direct developer
responsibility.
Other traffic signals that are required on any type of roadway
as a result of increasing growth related traffic volumes are
considered to be DC eligible projects.
4.10 Streetlights
4.10.1
Streetlights on arterial roads and for the oversized portion of
major collector roads are considered to be development
charge projects.
4.10.2
Streetlights on all other roads are considered to be a developer
financial responsibility.
4.11 Sidewalks
4.11.1
Sidewalks on arterial roads will be considered a development
charge related expenditure.
Appendix F | 164
City of Clarence-Rockland
4.11.2
Sidewalks on one or both sides of all other new roadways are
not development charges projects and are considered to be
the developers' financial responsibility.
4.11.3
Sidewalks that are external to a development and are
necessary to connect the development to public spaces are
considered to be the developers' financial responsibility.
4.11.4
The cost of sidewalks on arterial and collector roadways will
be considered as an eligible expense for DC funding
4.12 Cycling Facilities
4.12.1
Bike lanes within the road allowance are considered to be part
of the road construction and should follow the guidelines
explained in the road construction section.
4.12.2
Bike paths outside of road allowances are considered to be the
developers' financial responsibility if they are identified as part
of a plan of subdivision.
4.12.3
Mixed use trails located outside of a road allowance and
provide benefit to users beyond the development under
consideration, may be considered as a DC eligible expense.
4.13 Land Acquisition from Road Works
4.13.1
Land acquisitions for Arterial or Major Collector roads that are
to be constructed to approved engineering standard widths are
primarily acquired by dedications under the Planning Act. In
instances where limited or no development is anticipated and
direct dedication is unlikely, the land acquisition is considered
Appendix F | 165
City of Clarence-Rockland
to be part of the capital cost of the related development charge
project.
4.13.2
Land Acquisition for Grade Separations (beyond normal
dedication requirements) is considered to be included in the
capital cost of the related development charge project.
Appendix F | 166
TABLE 1
City of Clarence-Rockland
Roadway Classifications
Characteristic Local
Collector
Industrial
Arterial
Minor
Major
Standard
Collector
Traffic move /
Property access
Primary -
Property
access
Property access &
Traffic
movement
equal
Primary - Traffic
movement
Primary
-
Property Access
Property Access /
Traffic
movement
equal
Primary - Traffic
movement
AADT
<1,000
1,000-5,000
>5,000
<1,000
1,000-12,000
5,000-30,000
Peak Period Lanes
2
2
2 - 4
2
2-4
4
Connections
Locals,
collectors
Locals, collectors
Locals,
collectors,
and
arterials
Locals,
collectors
Locals,
collectors,
arterials
Collectors,
arterials
Flow Character
Interrupted
Interrupted
Interrupted
Interrupted
Interrupted
Uninterrupted
Speed Limit (km/h) 40-50
40-50
50-80
40-50
40-50
80-100
Sidewalks
As required
One side
Both sides
As required
As required
As required
Cyclists
No
Cycling
lanes
Widen Curb Lanes
Widen
Curb
Lanes
No
cycling
Lanes
Cycling Lanes as
required
Cycling Lanes as
required
Transit
Generally not
permitted
Permitted
Permitted
Generally
not
provided
Permitted
Permitted
Truck restrictions
Restrictions
preferred
Restrictions
permitted
Restrictions
permitted
No restrictions
No restrictions
No restrictions
Row width (m)
15-22
40-50
40-60
20-30
40-60
>30
Appendix F | 167
APPENDIX G
AVAILABLE UNDER SEPARATE COVER:
DEVELOPMENT CHARGE BY-LAW
Appendix G | 168