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Watson & Associates Economists Ltd.
905-272-3600
May 13, 2022
[email protected]
2022 Development Charges Background
Study
Dufferin County
________________________
For Public Circulation and Comment
Watson & Associates Economists Ltd.
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table of Contents
Page
1.
Introduction ...................................................................................................... 1-1
1.1
Purpose of this Document ....................................................................... 1-1
1.2
Summary of the Process ......................................................................... 1-2
1.3
Changes to the Development Charges Act, 1997: More Homes,
More Choice Act (Bill 108) the Plan to Build Ontario Together Act
(Bill 138), and the COVID-19 Economic Recovery Act (Bill 197) ............ 1-3
1.4
Other Legislative Changes ...................................................................... 1-6
2.
Current County of Dufferin D.C. Policy ......................................................... 2-1
2.1
By-law Enactment ................................................................................... 2-1
2.2
Services Covered ................................................................................... 2-1
2.3
Timing of D.C. Calculation and Payment ................................................ 2-1
2.4
Indexing .................................................................................................. 2-1
2.5
Redevelopment Credits .......................................................................... 2-2
2.6
Area to Which the By-law Applies and Exemptions ................................ 2-2
3.
Anticipated Development in the County of Dufferin ..................................... 3-1
3.1
Requirements of the Act ......................................................................... 3-1
3.2
Basis of Population, Household and Non-Residential Gross Floor
Area Forecast ......................................................................................... 3-1
3.3
Summary of Growth Forecast ................................................................. 3-2
4.
The Approach to the Calculation of the Charge ........................................... 4-1
4.1
Introduction ............................................................................................. 4-1
4.2
Services Potentially Involved .................................................................. 4-1
4.3
Increase in Need for Service ................................................................... 4-2
4.4
Capital Forecast ...................................................................................... 4-7
4.5
Treatment of Credits ............................................................................... 4-8
4.6
Classes of Services ................................................................................ 4-8
4.7
Eligible Debt and Committed Excess Capacity ....................................... 4-9
4.8
Existing Reserve Funds ........................................................................ 4-10
Table of Contents (Cont'd)
Page
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4.9
Deductions ............................................................................................ 4-11
4.9.1
Reduction Required by Level of Service Ceiling ...................... 4-11
4.9.2
Reduction for Uncommitted Excess Capacity .......................... 4-12
4.9.3
Reduction for Benefit to Existing Development ........................ 4-12
4.9.4
Reduction for Anticipated Grants, Subsidies, and Other
Contributions ............................................................................ 4-13
4.10 Municipal-Wide vs. Area Rating ............................................................ 4-14
4.11 Allocation of Development .................................................................... 4-14
5.
Development Charge Eligible Cost Analysis by Service ............................. 5-1
5.1
Service Levels and 9-Year Capital Costs for County-wide D.C.
Calculations ............................................................................................ 5-1
5.1.1
Services Related to a Highway .................................................. 5-1
5.1.2
Public Health Services ............................................................... 5-2
5.1.3
Ambulance Services .................................................................. 5-2
5.1.4
Long-term Care Services ........................................................... 5-3
5.1.5
Child Care and Early Years Services ......................................... 5-3
5.1.6
Housing Services ....................................................................... 5-4
5.1.7
Waste Diversion Services .......................................................... 5-4
5.1.8
Growth-Related Studies Class of Service .................................. 5-5
6.
D.C. Calculation ............................................................................................... 6-1
7.
D.C. Policy Recommendations and D.C. Policy Rules ................................. 7-1
7.1
Introduction ............................................................................................. 7-1
7.2
D.C. By-law Structure ............................................................................. 7-2
7.3
D.C. By-law Rules ................................................................................... 7-2
7.3.1
Payment in any Particular Case ................................................. 7-2
7.3.2
Determination of the Amount of the Charge ............................... 7-2
7.3.3
Application to Redevelopment of Land (Demolition and
Conversion) ................................................................................ 7-3
7.3.4
Exemptions (full or partial) ......................................................... 7-3
7.3.5
Phase in Provision(s) ................................................................. 7-5
7.3.6
Timing of Collection ................................................................... 7-5
7.3.7
Indexing ..................................................................................... 7-6
7.3.8
D.C. Spatial Applicability ............................................................ 7-6
7.4
Other D.C. By-law Provisions ................................................................. 7-8
7.4.1
Categories of Services for Reserve Fund and Credit
Purposes .................................................................................... 7-8
7.4.2
By-law In-force Date .................................................................. 7-8
7.4.3
Minimum Interest Rate Paid on Refunds and Charged for
Inter-Reserve Fund Borrowing ................................................... 7-8
Table of Contents (Cont'd)
Page
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7.5
Other Recommendations ........................................................................ 7-9
8.
Asset Management Plan ................................................................................. 8-1
8.1
Introduction ............................................................................................. 8-1
9.
By-law Implementation ................................................................................... 9-1
9.1
Public Consultation Process ................................................................... 9-1
9.1.1
Introduction ................................................................................ 9-1
9.1.2
Public Meeting of Council........................................................... 9-1
9.1.3
Other Consultation Activity ......................................................... 9-1
9.2
Anticipated Impact of the Charge on Development ................................. 9-2
9.3
Implementation Requirements ................................................................ 9-3
9.3.1
Introduction ................................................................................ 9-3
9.3.2
Notice of Passage ...................................................................... 9-3
9.3.3
By-law Pamphlet ........................................................................ 9-3
9.3.4
Appeals ...................................................................................... 9-4
9.3.5
Complaints ................................................................................. 9-4
9.3.6
Credits ....................................................................................... 9-4
9.3.7
Front-Ending Agreements .......................................................... 9-5
9.3.8
Severance and Subdivision Agreement Conditions ................... 9-5
Appendix A Background Information on Residential and Non-Residential
Growth Forecast ............................................................................................. A-1
Appendix B Historical Level of Service Calculations ............................................ B-1
Appendix C Long Term Capital and Operating Cost Examination ....................... C-1
Appendix D Draft D.C. By-law ................................................................................. D-1
Watson & Associates Economists Ltd.
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
List of Acronyms and Abbreviations
Acronym
Full Description of Acronym
D.C.
Development charge
D.C.A.
Development Charges Act, 1997 as amended
G.F.A.
Gross floor area
LPAT.
Local Planning Appeal Tribunal
N.F.P.O.W.
No Fixed Place of Work
OLT.
Ontario Land Tribunal
O.M.B.
Ontario Municipal Board
O.Reg.
Ontario Regulation
P.O.A.
Provincial Offences Act
P.P.U.
Persons per unit
s.s.
Subsection
sq.ft.
square foot
km
kilometer
Report
Watson & Associates Economists Ltd.
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Chapter 1
Introduction
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1. Introduction
1.1 Purpose of this Document
This background study has been prepared pursuant to the requirements of the
Development Charges Act 1997 (s.10), and accordingly, recommends new
Development Charges (D.C.s) and policies for the County of Dufferin (County).
The County retained Watson & Associates Economists Ltd. (Watson) to undertake the
D.C. study process. Watson worked with senior staff of the County in preparing this
D.C. analysis and the policy recommendations.
This D.C. background study, containing the proposed D.C. by-law, will be distributed to
members of the public in order to provide interested parties with sufficient background
information on the legislation, the study's recommendations, and an outline of the basis
for these recommendations.
This report has been prepared, in the first instance, to meet the statutory requirements
applicable to the County's D.C. background study, as summarized in Chapter 4. It also
addresses the forecast amount, type, and location of growth (Chapter 3), the
requirement for "rules" governing the imposition of the charges (Chapter 7), and the
proposed by-law to be made available as part of the approval process (Appendix D).
In addition, the report is designed to set out sufficient background on the legislation, the
County's current D.C. policy (Chapter 2) and the policies underlying the proposed by-
law, to make the exercise understandable to interested parties. Finally, the D.C.
background study addresses post-adoption implementation requirements (Chapter 9)
which are critical to the successful application of the new policy.
The chapters in the report are supported by Appendices containing the data required to
explain and substantiate the calculation of the charge. A full discussion of the statutory
requirements for the preparation of a background study and calculation of a D.C. is
provided herein.
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1.2 Summary of the Process
The public meeting required under Section 12 of the D.C.A. will be scheduled, at the
earliest, two weeks after the posting of the D.C. background study and draft D.C. by-law
on the County's website. Its purpose is to present the background study and draft D.C.
by-law to the public and to solicit public input on the matter. The public meeting is also
being held to answer any questions regarding the study's purpose, methodology and
the proposed modifications to the County's D.C. by-law.
In accordance with the legislation, the background study and proposed D.C. by-law will
be available for public review at least 60 days prior to by-law passage.
The process to be followed in finalizing the report and recommendations includes:
- consideration of responses received prior to, at or immediately following the
public meeting; and
- finalization of the report and Council consideration of the by-law subsequent to
the public meeting.
Table 1-1 outlines the study process to date and the proposed schedule to be followed
with respect to the D.C. by-law adoption process.
Table 1-1
Schedule of Key D.C. Process Dates
Process Steps
Dates
1. Project initiation
March 2022
2. Data collection and staff interviews
March 2022 - April
2022
3. Presentation of draft findings and D.C. policy discussion
with County Staff
May 9, 2022
4. D.C. Background Study and draft D.C. by-law available to
public
May 13, 2022
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Process Steps
Dates
5. Presentation of D.C. Background Study to General
Government Services Committee
May 26, 2022
6. Public Meeting of Council
June 9, 2022
7. D.C. By-law passage
July 14, 2022
8. Newspaper notice given of by-law passage
By 20 days after
passage
9. Last day for by-law appeal
40 days after
passage
10. County makes available D.C. pamphlet
by 60 days after in
force date
1.3 Changes to the Development Charges Act, 1997: More
Homes, More Choice Act (Bill 108) the Plan to Build
Ontario Together Act (Bill 138), and the COVID-19
Economic Recovery Act (Bill 197)
On May 2, 2019, the Province introduced Bill 108 (More Homes, More Choice Act),
which proposed changes to the D.C.A. The Bill was introduced as part of the Province's
"More Homes, More Choice: Ontario's Housing Supply Action Plan." The Bill received
Royal Assent on June 6, 2019. While having received Royal Assent, many of the
amendments to the D.C.A. would not come into effect until they are proclaimed by the
Lieutenant Governor. On January 1, 2020, the following provisions were proclaimed:
- A D.C. for rental housing and institutional developments will pay the charge in six
equal annual installments, with the first payment commencing on the date of
occupancy. A D.C. for non-profit housing developments will pay the charge in 21
equal annual installments. A municipality may charge interest on the
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installments. Any unpaid D.C. amounts may be added to the property and
collected as taxes.
- The determination of the D.C. for all developments occurring within two years of
a Site Plan or Zoning By-law Amendment planning approval shall be determined
based on the D.C.s in effect on the date the planning application was submitted.
These provisions only apply to Site Plan and Zoning By-law Amendment
planning applications received on or after January 1, 2020. Developments
arising from planning application approvals not fitting these criteria, or if the
building permit arising from these planning approvals is issued two-years or more
after the planning application approval, the D.C. is determined based on the
provisions of the D.C. by-law.
In early 2020, the Province released Bill 197 (COVID-19 Economic Recovery Act), an
omnibus bill amending numerous statutes, including the D.C.A. and Planning Act. This
Bill also revised some of the proposed amendments included in the More Homes, More
Choice Act. The COVID-19 Economic Recovery Act received Royal Assent on July 21,
2020, and was proclaimed on September 18, 2020. The following provides a summary
of the additional changes to the D.C.A. that are now in effect:
List of D.C. Eligible Services
The D.C.A. previously defined ineligible services for D.C.s. The amendments to the
D.C.A. now defined the services that are eligible for inclusion in a D.C. by-law. The
following summarizes the D.C. eligible services:
- Water supply services, including distribution and treatment services;
- Wastewater services, including sewers and treatment services;
- Storm water drainage and control services;
- Services related to a highway;
- Electrical power services;
- Toronto-York subway extension, as defined in subsection 5.1 (1);
- Transit services other than the Toronto-York subway extension;
- Waste diversion services;
- Policing services;
- Fire protection services;
- Ambulance services;
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- Library Services;
- Long-term care services;
- Parks and recreation services (excluding the acquisition of land for parks);
- Public health services;
- Childcare and early years services;
- Housing services;
- Provincial Offences Act services;
- Services related to emergency preparedness;
- Services related to airports, but only in the Regional Municipality of Waterloo;
and
- Additional services as prescribed.
Removal of 10% Statutory Deduction
The D.C.A. previously required a 10% statutory deduction for all services not specifically
identified in s.s. 5 (5) of the D.C.A. (i.e. soft services). This had the effect of
categorizing D.C. eligible services into two groups, i.e. 90% D.C. recoverable services,
and 100% D.C. recoverable services. The amendments to the D.C.A. remove the 10%
statutory deduction for soft services.
Classes of D.C. Services
As noted above the D.C.A. categorized services generally into two categories. The
amended D.C.A. repeals these provisions and provides the following:
- A D.C. by-law may provide for any eligible service or capital cost related to any
eligible service to be included in a class, set out in the by-law.
- A class may be composed of any number or combination of services and may
include parts or portions of the eligible services or parts or portions of the capital
costs in respect of those services.
- A D.C. by-law may provide for a class consisting of studies in respect of any
eligible service whose capital costs are described in paragraphs 5 and 6 of s. 5 of
the D.C.A.
- A class of service set out in the D.C. by-law is deemed to be a single service with
respect to reserve funds, use of monies, and credits.
Statutory Exemptions
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The D.C.A. provides for statutory exemptions from payment of D.C.s where the
development is creating additional residential dwelling units within prescribed classes of
existing residential buildings or structures. This statutory exemption has been
expanded to include secondary residential dwelling units, in prescribed classes, that are
ancillary to existing residential buildings. Furthermore, additional statutory exemptions
are provided for the creation of a second dwelling unit in prescribed classes of proposed
new residential buildings, including structures ancillary to new dwellings.
Transition
Services, other than those described in paragraphs 1 to 10 of subsection 2 (4) of the
D.C.A. (i.e. soft services) within an existing D.C. by-law can remain in effect, even if the
by-law expires, until the earlier of the day the by-law is repealed, the day the
municipality passes a Community Benefits Charge by-law under subsection 37 (2) of
the Planning Act, or the specified date. The specified date is September 18, 2022.
1.4 Other Legislative Changes
Bill 213, the Better for People, Smarter for Business Act, received Royal Assent on
December 8, 2020. This Bill amended the Ministry of Training, Colleges and
Universities Act to provide an exemption from the payment of D.C.s for universities.
Specifically, the Act states:
"Land vested in or leased to a university that receives regular and ongoing
operating funds from the government for the purposes of post-secondary
education is exempt from development charges imposed under the
Development Charges Act, 1997 if the development in respect of which
development charges would otherwise be payable is intended to be
occupied and used by the university."
This statutory exemption to the payment of D.C.s came into effect on the December 8,
2020.
.
Watson & Associates Economists Ltd.
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Chapter 2
Current County of Dufferin
D.C. Policy
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2. Current County of Dufferin D.C. Policy
2.1 By-law Enactment
The County adopted By-law number 2017-37 on August 24, 2017, which provides for
County-wide D.C.s to be imposed in the County. By-law 2017-37 will expire on August
24, 2022.
2.2 Services Covered
The following County-wide services are included under By-law 2017-37:
- Land Ambulance;
- Community Services;
- County Recreation;
- Long Term Care;
- Public Health;
- Public Works: Buildings & Fleet;
- Waste;
- General Government (Studies); and
- Roads & Related.
2.3 Timing of D.C. Calculation and Payment
Calculation and payment of D.C.s are due and payable at the time of building permit
issuance for the development. The By-law also allows the County to enter into
alternative payment agreements with owners.
2.4 Indexing
The by-law provides for annual indexing of the charges on January 1st of each year.
Table 2-1 provides the charges currently in effect, for residential and non-residential
development types, as well as the breakdown of the charges by service.
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Table 2-1
County of Dufferin
Current Development Charges (2022$)
2.5 Redevelopment Credits
D.C. credits for residential and non-residential redevelopments, are provided for
demolitions/conversions of development that existed within 36 months prior to the date
of payment of the D.C.
2.6 Area to Which the By-law Applies and Exemptions
By-law 2017-37 provides for the following statutory exemptions:
- The County or local board thereof;
- A board of education;
- Residential development that results in only the enlargement of an existing
dwelling unit, or that results only in the creation of up to two additional dwelling
units (as specified by O.Reg. 82/98); and
- Industrial additions of up to and including 50% of the existing gross floor area
(G.F.A.) of the building - for industrial additions which exceed 50% of the existing
G.F.A., only the portion of the addition in excess of 50% is subject to D.C.s;
The D.C. by-law also provides non-statutory exemptions from payment of D.C.s with
respect to:
- A place of worship exempt under the Assessment Act;
Non-Residential
Service
Single & Semi
Detached
Multiples
Apartments
per sq.ft.
Land Ambulance
-
-
-
-
Community Services
2,239
1,791
1,015
-
County Recreation
-
-
-
-
Long-term Care Services
-
-
-
-
Public Health Services
195
156
88
0.10
Public Works: Buildings & Fleet
461
369
209
0.23
Waste Services
77
62
35
0.04
General Government
-
-
-
-
Roads & Related
1,022
817
463
0.51
Total
3,994
3,194
1,810
0.88
Residential
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- A public hospital under the Public Hospitals Act;
- Farm Buildings; and
- Temporary Buildings.
Watson & Associates Economists Ltd.
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Chapter 3
Anticipated Development in
the County of Dufferin
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3. Anticipated Development in the County of
Dufferin
3.1 Requirements of the Act
The growth forecast contained in this chapter (with supplemental tables in Appendix A)
provides for the anticipated development for which the County of Dufferin will be
required to provide services over a mid-2022 to mid-2031 and long-term (mid-2022 to
mid-2036) time horizon.
Chapter 4 provides the methodology for calculating a D.C. as per the D.C.A. Figure 4-1
presents this methodology graphically. It is noted in the first box of the schematic that in
order to determine the D.C. that may be imposed, it is a requirement of subsection 5 (1)
of the D.C.A. that "the anticipated amount, type and location of development, for which
development charges can be imposed, must be estimated."
3.2 Basis of Population, Household and Non-Residential
Gross Floor Area Forecast
The D.C. growth forecast has been derived by Watson. In preparing the growth
forecast, the following information sources were consulted to assess the residential and
non-residential development potential for the County over the forecast period, including:
- Dufferin County Official Plan, July 17, 2017;
- 2017 Dufferin County Development Charge Background Study, Hemson
Consulting Ltd., August 10, 2017;
- 2006, 2011, 2016 and 2021 population and household Census data;
- 2006, 2011 and 2016 employment Census data;
- Historical residential building permit data over the 2012 to 2021 period;
- Residential and non-residential supply opportunities as identified by County of
Dufferin staff; and
- Discussions with County staff regarding anticipated residential and non-
residential development in the County of Dufferin.
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3.3 Summary of Growth Forecast
A detailed analysis of the residential and non-residential growth forecasts is provided in
Appendix A and the methodology employed is illustrated in Figure 3-1. The discussion
provided herein summarizes the anticipated growth for the County and describes the
basis for the forecast. The results of the residential growth forecast analysis are
summarized in Table 3-1 below, and Schedule 1 in Appendix A.
As identified in Table 3-1 and Appendix A - Schedule 1, population in the County of
Dufferin is anticipated to reach approximately 74,620 by mid-2031 and 78,500 by mid-
2036, resulting in an increase of approximately 7,800 and 11,670 persons,
respectively.[1]
Figure 3-1
Population and Household Forecast Model
[1] The population figures used in the calculation of the 2022 D.C. exclude the net
Census undercount, which is estimated at approximately 3.2%.
Intensification
Designated Lands
Servicing Capacity
Residential Units in the
Development Process
Employment Market by Local
Municipality,
Economic Outlook
Local, regional
and Provincial
Forecast of
Residential Units
Decline in Existing Population
Net Population Increase
Historical Housing
Construction
DEMAND
SUPPLY
Occupancy Assumptions
Gross Population Increase
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Table 3-1
County of Dufferin
Residential Growth Forecast Summary
[1] Census undercount estimated at approximately 3.2%.
[2] Includes Townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Note: Population including the Census undercount has been rounded.
Source: Derived from the Dufferin County Official Plan, July 17, 2017, by Watson & Associates Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings[2]
Apartments[3]
Other
Total
Households
Equivalent
Institutional
Households
58,700
56,881
801
56,080
16,704
1,300
1,994
75
20,073
728
2.834
63,710
61,735
890
60,845
18,065
1,695
2,105
55
21,920
809
2.816
68,370
66,257
955
65,302
19,150
1,825
2,290
55
23,320
868
2.841
68,960
66,822
962
65,860
19,302
1,837
2,391
55
23,585
875
2.833
77,000
74,617
1,102
73,515
21,107
2,685
3,254
55
27,101
1,002
2.753
81,000
78,495
1,132
77,363
22,016
3,207
3,757
55
29,036
1,029
2.703
5,010
4,854
89
4,765
1,361
395
111
-20
1,847
81
4,660
4,522
65
4,457
1,085
130
185
0
1,400
59
590
565
7
558
152
12
101
0
265
7
8,040
7,795
140
7,655
1,805
848
863
0
3,516
127
12,040
11,673
170
11,503
2,714
1,370
1,366
0
5,451
154
Historical
Mid 2011 - Mid 2016
Mid 2011
Mid 2016
Mid 2022
Mid 2031
Mid 2021
Population
(Including
Census
Undercount)[1]
Year
Excluding Census Undercount
Housing Units
Persons Per
Unit (P.P.U.):
Total
Population/
Total
Households
Mid 2022 - Mid 2036
Forecast
Mid 2016 - Mid 2021
Mid 2021 - Mid 2022
Mid 2036
Incremental
Mid 2022 - Mid 2031
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Figure 3 2
County of Dufferin
Annual Housing Forecast[1]
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from Statistics Canada building permit data for the County of Dufferin, 2012-2021.
202
262
392
634
565
489
209
226
223
265
391
391
391
391
391
391
390
390
390
387
387
387
387
387
0
100
200
300
400
500
600
700
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Historical Average
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Provided below is a summary of the key assumptions and findings regarding the County
of Dufferin D.C. growth forecast:
1. Unit Mix (Appendix A - Schedules 1 and 5)
- The housing unit mix for the County was derived from a detailed review of
historical development activity (as per Schedule 5), as well as active
residential development applications and discussions with County staff
regarding anticipated development trends for the County of Dufferin.
- Based on the above indicators, the 2022 to 2036 household growth
forecast for the County is comprised of a unit mix of 50% low density units
(single detached and semi-detached), 25% medium density (multiples
except apartments) and 25% high density (bachelor, 1-bedroom and 2-
bedroom apartments).
2. Planning Period
- Short- and longer-term time horizons are required for the D.C. process.
The D.C.A. limits the planning horizon for transit services to a 10-year
planning horizon. All other services can utilize a longer planning period if
the municipality has identified the growth-related capital infrastructure
needs associated with the longer-term growth planning period.
3. Population in New Units (Appendix A - Schedules 2, 3 and 4)
- The number of housing units to be constructed by 2036 in the County of
Dufferin over the forecast period is presented in Table 3-1. Over the 2022
to 2036 forecast period, the County is anticipated to average
approximately 390 new housing units per year.
- Institutional population[1] is anticipated to increase by approximately 170
people between 2022 to 2036.
- Population in new units is derived from Schedules 2, 3 and 4, which
incorporate historical development activity, anticipated units (see unit mix
[1] Institutional population largely includes special care facilities such as nursing home or
residences for senior citizens. A P.P.U. of 1.100 depicts 1-bedroom and 2-or-more-
bedroom units in collective households.
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discussion) and average persons per unit (P.P.U.) by dwelling type for
new units.
- Schedule 6 summarizes the average P.P.U. assumed for new housing
units by age and type of dwelling based on Statistics Canada 2016 custom
Census data for the County of Dufferin. The total calculated P.P.U. for all
density types has been adjusted accordingly to account for the P.P.U.
trends which has been recently experienced in both new and older units.
Forecast 20-year average P.P.U.s by dwelling type are as follows:
o Low density:
3.209
o Medium density: 2.464
o High density:[1]
1.443
4. Existing Units and Population Change (Appendix A - Schedules 2, 3 and 4)
- Existing households for mid-2022 are based on the 2021 Census
households, plus estimated residential units constructed between mid-
2021 and mid-2022, assuming a six-month lag between construction and
occupancy (see Schedule 3).
- The decline in average occupancy levels for existing housing units is
calculated in Schedules 3 and 4, by aging the existing population over the
forecast period. The forecast population decline in existing households
over the 2022 to 2036 forecast period is approximately 2,550.
5. Employment (Appendix A - Schedules 8a and 8b)
- The employment projections provided herein are largely based on the
activity rate method, which is defined as the number of jobs in the County
divided by the number of residents. Key employment sectors include
primary, industrial, commercial/population-related, institutional, and work
at home, which are considered individually below.
- 2016 employment data[2] (place of work) for the County of Dufferin is
outlined in Schedule 8a. The 2016 employment base is comprised of the
following sectors:
[1] Includes bachelor, 1-bedroom and 2-or-more-bedroom apartments.
[2] 2016 employment is based on Statistics Canada 2016 Place of Work Employment
dataset by Watson & Associates Economists Ltd.
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o 310 primary (1%);
o 3,105 work at home employment (16%);
o 3,863 industrial (20%);
o 8,028 commercial/population-related (41%); and
o 4,290 institutional (22%).
- The 2016 employment by usual place of work, including work at home, is
19,595. An additional 4,455 employees have been identified for the
County in 2016 that have no fixed place of work (N.F.P.O.W.).[1]
- Total employment, including work at home and N.F.P.O.W. for the County
is anticipated to reach approximately 29,470 by mid-2031 and 31,000 by
mid-2036. This represents an employment increase of approximately
3,090 for the 2022 to 2031 forecast period and 4,620 for the 2022 to 2036
forecast period.
- Schedule 8b, Appendix A, summarizes the employment forecast,
excluding work at home employment and N.F.P.O.W. employment, which
is the basis for the D.C. employment forecast. The impact on municipal
services from work at home employees has already been included in the
population forecast. The need for municipal services related to
N.F.P.O.W. employees has largely been included in the employment
forecast by usual place of work (i.e. employment and gross floor area
generated from N.F.P.O.W. construction employment). Furthermore,
since these employees have no fixed work address, they cannot be
captured in the non-residential gross floor area (G.F.A.) calculation.
- Total employment for the County (excluding work at home and N.F.P.O.W.
employment) is anticipated to reach approximately 20,090 by mid-2031
and 21,120 by mid-2036. This represents an employment increase of
approximately 2,090 for the 2022 to 2031 forecast period and 3,120 for the
2022 to 2036 forecast period.
7. Non-Residential Sq.ft. Estimates (G.F.A., Appendix A - Schedule 8b)
[1] No fixed place of work is defined by Statistics Canada as "persons who do not go
from home to the same workplace location at the beginning of each shift. Such persons
include building and landscape contractors, travelling salespersons, independent truck
drivers, etc."
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- Square footage estimates were calculated in Schedule 8b based on the
following employee density assumptions:
o 3,000 sq.ft. per employee for primary;
o 1,500 sq.ft. per employee for industrial;
o 550 sq.ft. per employee for commercial/population-related; and
o 700 sq.ft. per employee for institutional employment.
- The County-wide incremental Gross Floor Area (G.F.A.) is anticipated to
increase by 2.2 million sq.ft. over the 2022 to 2031 forecast period and 3.3
million sq.ft. over the 2022 to 2036 forecast period.
- In terms of percentage growth, the 2022 to 2036 incremental G.F.A.
forecast by sector is broken down as follows:
o primary - 9%;
o industrial - 61%
o commercial/population-related - 18%; and
o institutional - 12%.
Watson & Associates Economists Ltd.
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Chapter 4
The Approach to the
Calculation of the Charge
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4. The Approach to the Calculation of the Charge
4.1 Introduction
This chapter addresses the requirements of s.s.5(1) of the D.C.A. with respect to the
establishment of the need for service which underpins the D.C. calculation. These
requirements are illustrated schematically in Figure 4-1.
4.2 Services Potentially Involved
s.s.2 (4) of the D.C.A. sets out the eligible services that can be included in a D.C. By-
law as follows:
- Water supply services, including distribution and treatment services.
- Wastewater services, including sewers and treatment services.
- Storm water drainage and control services.
- Services related to a highway.
- Electrical power services.
- Toronto-York subway extension, as defined in subsection 5.1 (1).
- Transit services other than the Toronto-York subway extension.
- Waste diversion services.
- Policing services.
- Fire protection services.
- Ambulance services.
- Library Services.
- Long-term care services.
- Parks and recreation services (but not the acquisition of land for parks).
- Public health services.
- Childcare and early years services.
- Housing services.
- Provincial Offences Act Services.
- Services related to emergency preparedness.
- Services related to airports, but only in the Regional Municipality of Waterloo.
- Additional services as prescribed
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In addition to the above eligible services, the D.C.A. also sets out in s.s.7 (3) that a
development charge by-law may provide for a class consisting of studies.
Two ineligible costs defined in s.s.5(3) of the D.C.A. are "computer equipment" and
"rolling stock with an estimated useful life of (less than) seven years..." In addition, local
roads are covered separately under subdivision agreements and related means (as are
other local services).
Table 4-1 identifies the potential components within each service category, whether the
County provides the service, and whether the service has been included in the
proposed D.C. by-law.
4.3 Increase in Need for Service
The D.C. calculation commences with an estimate of "the increase in the need for
service attributable to the anticipated development," for each service to be covered by
the by-law. There must be some form of link or attribution between the anticipated
development and the estimated increase in the need for service. While the need could
conceivably be expressed generally in terms of units of capacity, s.s.5(1)3, which
requires that municipal council indicate that it intends to ensure that such an increase in
need will be met, suggests that a project-specific expression of need would be most
appropriate.
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Figure 4-1
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Table 4-1
Categories of Municipal Services
To Be Addressed as Part of the Calculation
Categories of Municipal
Services
Inclusion in the D.C.
Calculation
Service Components
1. Services Related to a
Highway
Yes
Yes
Yes
No
Yes
Yes
Yes
Yes
Yes
1.1 Arterial roads
1.2 Collector roads
1.3 Bridges, Culverts and
Roundabouts
1.4 Local municipal roads
1.5 Traffic signals
1.6 Sidewalks and streetlights
1.7 Active Transportation
1.8 Works Yard
1.9 Rolling stock [1]
2. Transit Services
n/a
n/a
2.1 Transit vehicles [1] &
facilities
2.2 Other transit infrastructure
3. Stormwater Drainage
and Control Services
No
No
No
No
3.1 Main channels and
drainage trunks
3.2 Channel connections
3.3 Retention/detention ponds
3.4 Centralized
retention/detention ponds
4. Fire Protection
Services
n/a
n/a
n/a
4.1 Fire stations
4.2 Fire pumpers, aerials and
rescue vehicles [1]
4.3 Small equipment and gear
[1] with 7+ year lifetime
*same percentage as service component to which it pertains
computer equipment excluded throughout
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Categories of Municipal
Services
Inclusion in the D.C.
Calculation
Service Components
5. Parks and Recreation
Services Outdoor
Recreation Services
(i.e. Parks and Open
Space and Indoor
Recreation)
Ineligible
n/a
n/a
n/a
n/a
n/a
n/a
n/a
5.1 Acquisition of land for
parks, woodlots and
E.S.A.s
5.2 Development of area
municipal parks
5.3 Development of district
parks
5.4 Development of municipal-
wide parks
5.5 Development of special
purpose parks
5.6 Parks rolling stock [1] and
yards
5.7 Arenas, indoor pools,
fitness facilities, community
centres, etc. (including
land)
5.8 Recreation vehicles and
equipment [1]
6. Library Services
n/a
n/a
n/a
6.1 Public library space (incl.
furniture and equipment)
6.2 Library vehicles [1]
6.3 Library materials
7. Electrical Power
Services
n/a
n/a
n/a
7.1 Electrical substations
7.2 Electrical distribution
system
7.3 Electrical system rolling
stock
9. Wastewater Services
n/a
n/a
n/a
n/a
9.1 Treatment plants
9.2 Sewage trunks
9.3 Local systems
9.4 Vehicles and equipment [1]
10. Water Supply
Services
n/a
n/a
n/a
n/a
10.1 Treatment plants
10.2 Distribution systems
10.3 Local systems
10.4 Vehicles and equipment [1]
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Categories of Municipal
Services
Inclusion in the D.C.
Calculation
Service Components
11. Waste Diversion
Services
Ineligible
Ineligible
Yes
Yes
11.1 Landfill collection, transfer
vehicles and equipment
11.2 Landfills and other disposal
facilities
11.3 Waste diversion facilities
11.4 Waste diversion vehicles
and equipment [1]
12. Policing Services
n/a
n/a
n/a
12.1 Police detachments
12.2 Police rolling stock [1]
12.3 Small equipment and gear
13. Long-Term Care
Services
Yes
Yes
13.1 Long-Term Care space
13.2 Vehicles [1]
14. Child Care and early
years services
Yes
No
14.1 Childcare space
14.2 Vehicles [1]
15. Public Health
Yes
No
15.1 Public Health department
space
15.2 Public Health department
vehicles [1]
16. Housing Services
Yes
16.1 Social Housing space
17. Provincial Offences
Act (P.O.A.)
No
17.1 P.O.A. space
18. Social Services
No
18.1 Social service space
19. Ambulance Services
Yes
Yes
19.1 Ambulance station space
19.2 Vehicles [1]
20. Emergency
Preparedness
Services
No
No
20.1 Emergency Preparedness
Space
20.2 Equipment
21. Hospital Provision
Ineligible
21.1 Hospital capital
contributions
22. Provision of
Headquarters for the
General
Administration of
Municipalities and
Area Municipal Boards
Ineligible
Ineligible
Ineligible
22.1 Office space
22.2 Office furniture
22.3 Computer equipment
23. Other Transportation
Services
Ineligible
Ineligible
Ineligible
23.1 Ferries
23.2 Airports (in the Regional
Municipality of Waterloo)
23.2 Other
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Categories of Municipal
Services
Inclusion in the D.C.
Calculation
Service Components
24. Provision of Cultural,
Entertainment and
Tourism Facilities and
Convention Centres
Ineligible
Ineligible
24.1 Cultural space (e.g. art
galleries, museums and
theatres)
24.2 Tourism facilities and
convention centres
25. Other
Yes
Yes
25.1 Studies in connection with
acquiring buildings, rolling
stock, materials and
equipment, and improving
land [2] and facilities,
including the D.C.
background study cost
25.2 Interest on money
borrowed to pay for growth-
related capital
[1] with a 7+ year lifetime
[2] same percentage as service component to which it pertains
Eligibility for
Inclusion in the
D.C. Calculation
Description
Yes
Municipality provides the service - service has been
included in the D.C. calculation.
No
Municipality provides the service - service has not been
included in the D.C. calculation.
n/a
Municipality does not provide the service.
Ineligible
Service is ineligible for inclusion in the D.C. calculation.
4.4 Capital Forecast
Paragraph 7 of s.s.5(1) of the D.C.A. requires that, "the capital costs necessary to
provide the increased services must be estimated." The Act goes on to require two
potential cost reductions and the Regulation sets out the way in which such costs are to
be presented. These requirements are outlined below.
These estimates involve capital costing of the increased services discussed above.
This entails costing actual projects or the provision of service units, depending on how
each service has been addressed.
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The capital costs include:
- costs to acquire land or an interest therein (including a leasehold interest);
- costs to improve land;
- costs to acquire, lease, construct or improve buildings and structures;
- costs to acquire, lease or improve facilities including rolling stock (with a useful
life of 7 or more years), furniture and equipment (other than computer
equipment), materials acquired for library circulation, reference or information
purposes;
- interest on money borrowed to pay for the above-referenced costs;
- costs to undertake studies in connection with the above-referenced matters; and
- costs of the D.C. background study.
In order for an increase in need for service to be included in the D.C. calculation,
municipal council must indicate "...that it intends to ensure that such an increase in need
will be met" (s.s.5(1)3). This can be done if the increase in service forms part of a
Council-approved Official Plan, capital forecast or similar expression of the intention of
Council (O. Reg. 82/98 s.3). The capital program contained herein reflects the County's
approved capital budget and forecast, and past D.C. background studies.
4.5 Treatment of Credits
Section 8 para. 5 of O. Reg. 82/98 indicates that a D.C. background study must set out,
"the estimated value of credits that are being carried forward relating to the service."
s.s.17 para. 4 of the same Regulation indicates that, "...the value of the credit cannot be
recovered from future D.C.s," if the credit pertains to an ineligible service. This implies
that a credit for eligible services can be recovered from future D.C.s. As a result, this
provision should be made in the calculation, in order to avoid a funding shortfall with
respect to future service needs.
The County has no outstanding D.C. credit obligations.
4.6 Classes of Services
Section 7 of the D.C.A. states that a D.C. by-law may provide for any D.C. eligible
service or the capital costs with respect to those services. Further, a class may be
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composed of any number or combination of services and may include parts or portions
of each D.C. eligible services. With respect to growth-related studies, Section 7(3) of
the D.C.A. states that:
For greater certainty, a development charge by-law may provide for a class
consisting of studies in respect of any service listed in subsection 2 (4) whose capital
costs are described in paragraphs 5 and 6 of subsection 5 (3).
These provisions allow for services to be grouped together to create a class for the
purposes of the D.C. by-law and D.C. reserve funds. The D.C. calculations and draft
by-law provided herein include a class for growth-related studies. This class is
comprised of the following municipal-wide services:
- Services Related to a Highway;
- Long-term Care Services;
- Child Care and Early Years Programs;
- Housing Services ;
- Public Health Services;
- Ambulance;
- Waste Diversion; and
- Growth-Related Studies.
4.7 Eligible Debt and Committed Excess Capacity
Section 66 of the D.C.A. states that for the purposes of developing a D.C. by-law, a debt
incurred with respect to an eligible service may be included as a capital cost, subject to
any limitations or reductions in the Act. Similarly, s.18 of O. Reg. 82/98 indicates that
debt with respect to an ineligible service may be included as a capital cost, subject to
several restrictions.
In order for such costs to be eligible, two conditions must apply. First, they must have
funded excess capacity which is able to meet service needs attributable to the
anticipated development. Second, the excess capacity must be "committed," that is,
either before or at the time it was created, Council must have expressed a clear
intention that it would be paid for by D.C.s or other similar charges. For example, this
may have been done as part of previous D.C. processes.
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4.8 Existing Reserve Funds
Section 35 of the D.C.A. states that:
"The money in a reserve fund established for a service may be spent only
for capital costs determined under paragraphs 2 to 8 of subsection 5(1)."
There is no explicit requirement under the D.C.A. calculation method set out in s.s.5(1)
to net the outstanding reserve fund balance as part of making the D.C. calculation;
however, s.35 does restrict the way in which the funds are used in future.
The County's D.C. reserve funds balances, by service, are presented in Table 4-2
below. 2021 year-end reserve fund balances have been adjusted to account for eligible
and actual reserve fund draws over the 2017-2021 period. Furthermore, the reserve
funds have also been adjusted to account for estimated 2022 D.C. revenues to mid-year
2022. These balances have been applied against future spending requirements for all
services.
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Table 4-2
County of Dufferin
Estimated 2022 Mid-Year D.C. Reserve Funds Balances
4.9 Deductions
The D.C.A. potentially requires that four deductions be made to the increase in the need
for service. These relate to:
- the level of service ceiling;
- uncommitted excess capacity;
- benefit to existing development; and
- anticipated grants, subsidies and other contributions.
The requirements behind each of these reductions are addressed as follows:
4.9.1 Reduction Required by Level of Service Ceiling
This is designed to ensure that the increase in need included in 4.3 does "...not include
an increase that would result in the level of service (for the additional development
increment) exceeding the average level of the service provided in the municipality over
the 10-year period immediately preceding the preparation of the background study..."
O. Reg. 82.98 (s.4) goes further to indicate that, "...both the quantity and quality of a
service shall be taken into account in determining the level of service and the average
level of service."
Service
2022 Opening
Balance
2022
Collections
(Prorated to
By-Law
Passage)
2022 D.C.B.S.
Adjustments
Total
Roads and Related
3,888,695
1,103,699
102,443
5,094,838
Land Ambulance
12,182
-
-
12,182
Community Services
449,049
363,260
(1,829,649)
(1,017,340)
Long Term Care
-
-
-
-
Public Health
394,267
-
(313,527)
80,740
Waste Services
36,546
24,176
(153,411)
(92,689)
General Government
58,321
16,837
204,886
280,044
Total
4,839,060
1,507,973
(1,989,258)
4,357,774
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In many cases, this can be done by establishing a quantity measure in terms of units as
floor area, land area or road length per capita, and a quality measure in terms of the
average cost of providing such units based on replacement costs, engineering
standards or recognized performance measurement systems, depending on
circumstances. When the quantity and quality factor are multiplied together, they
produce a measure of the level of service, which meets the requirements of the Act, i.e.
cost per unit.
The average service level calculation sheets for each service component in the D.C.
calculation are set out in Appendix B.
4.9.2 Reduction for Uncommitted Excess Capacity
Paragraph 5 of s.s.5(1) requires a deduction from the increase in the need for service
attributable to the anticipated development that can be met using the municipality's
"excess capacity," other than excess capacity which is "committed" (discussed above in
4.6).
"Excess capacity" is undefined, but in this case, must be able to meet some or all of the
increase in need for service, in order to potentially represent a deduction. The
deduction of uncommitted excess capacity from the future increase in the need for
service, would normally occur as part of the conceptual planning and feasibility work
associated with justifying and sizing new facilities, e.g. if a road widening to
accommodate increased traffic is not required because sufficient excess capacity is
already available, then widening would not be included as an increase in need, in the
first instance.
4.9.3 Reduction for Benefit to Existing Development
Section 5(1)6 of the D.C.A. provides that, "The increase in the need for service must be
reduced by the extent to which an increase in service to meet the increased need would
benefit existing development." The general guidelines used to consider benefit to
existing development included the following:
- the repair or unexpanded replacement of existing assets that are in need of
repair;
- an increase in average service level of quantity or quality (compare water as an
example);
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- the elimination of a chronic servicing problem not created by growth; and
- providing services where none previously existed (generally considered for water
or wastewater services).
This step involves a further reduction in the need, by the extent to which such an
increase in service would benefit existing development. The level of services cap in
4.10.1 is related but is not the identical requirement. Sanitary, storm and water trunks
are highly localized to growth areas and can be more readily allocated in this regard
than other services such as services related to a highway, which do not have a fixed
service area.
Where existing development has an adequate service level which will not be tangibly
increased by an increase in service, no benefit would appear to be involved. For
example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive very limited (or no) benefit as a result. On the
other hand, where a clear existing service problem is to be remedied, a deduction
should be made accordingly.
In the case of services such as recreation facilities, community parks, libraries, etc., the
service is typically provided on a County-wide system basis. For example, facilities of
the same type may provide different services (i.e. leisure pool vs. competitive pool),
different programs (i.e. hockey vs. figure skating) and different time availability for the
same service (i.e. leisure skating available on Wednesday in one arena and Thursday in
another). As a result, residents will travel to different facilities to access the services
they want at the times they wish to use them, and facility location generally does not
correlate directly with residence location. Even where it does, displacing users from an
existing facility to a new facility frees up capacity for use by others and generally results
in only a very limited benefit to existing development. Further, where an increase in
demand is not met for a number of years, a negative service impact to existing
development is involved for a portion of the planning period.
4.9.4 Reduction for Anticipated Grants, Subsidies, and Other
Contributions
This step involves reducing the capital costs necessary to provide the increased
services by capital grants, subsidies and other contributions made or anticipated by
Council and in accordance with various rules such as the attribution between the share
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related to new vs. existing development O. Reg. 82.98, s.6. Where grant programs do
not allow funds to be applied to growth-related capital needs, the proceeds can be
applied to the non-growth share of the project exclusively. Moreover, Gas Tax
revenues are typically used to fund non-growth-related works or the non-growth share
of D.C. projects, given that the contribution is not being made in respect of particular
growth-related capital projects.
4.10 Municipal-Wide vs. Area Rating
This step involves determining whether all the subject costs are to be recovered on a
uniform municipal-wide basis or whether some or all are to be recovered on an area-
specific basis. Under the D.C.A., it is now mandatory to "consider" area-rating of
services (providing charges for specific areas and services), however, it is not
mandatory to implement area-rating. Further discussion is provided in section 7.3.8.
4.11 Allocation of Development
This step involves relating the costs involved to anticipated development for each period
under consideration and using allocations between residential and non-residential
development and between one type of development and another, to arrive at a schedule
of charges.
Watson & Associates Economists Ltd.
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Chapter 5
Development Charge Eligible
Cost Analysis by Service
Watson & Associates Economists Ltd.
PAGE 5-1
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5. Development Charge Eligible Cost Analysis by
Service
This chapter outlines the basis for calculating development charge eligible costs for the
development charges to be applied on a uniform basis. The required calculation
process set out in s.5(1) paragraphs 2 to 8 in the D.C.A., 1997, and described in
Chapter 4, was followed in determining D.C. eligible costs.
The nature of the capital projects and timing identified in this chapter reflects Council's
current intention. However, over time, municipal projects and Council priorities change
and, accordingly, Council's intentions may be modified, and different capital projects
(and timing) may be required to meet the need for services required by new growth.
5.1 Service Levels and 9-Year Capital Costs for County-wide
D.C. Calculations
This section evaluates the development-related capital requirements for select services
and classes of service over the 9-year planning period (2022-2031) in alignment with
the forecast period for the County's long-range capital forecast. Each service is
evaluated on two format sheets: the average historical 10-year level of service
calculation (see Appendix B), which "caps" the D.C. amounts; and the infrastructure
cost calculation, which determines the potential D.C. recoverable cost.
5.1.1 Services Related to a Highway
The County has a current inventory of 316 kilometers (km) of asphalt, gravel, stone or
other roads. Additionally, the County maintains 32 bridges and 71 culverts. To service
these assets, the County utilizes a fleet of 47 vehicles and 41,300 square feet (sq.ft.) of
facility space. Over the past 10-year period, this level of investment equates to $6,088
per capita on average. Applying this to the forecast net population increase (i.e. 7,655),
a maximum D.C.-eligible amount of $46.6 million could be included in the calculation of
the charge.
To service the anticipated residential and non-residential growth, gross capital costs of
$8.7 million in facilities, $109,900 in vehicles, $47.2 million in road and paved shoulder
projects, and $450,000 in study needs have been identified. In recognition the of the
benefits these projects will provide to existing development, $42.4 million has been
Watson & Associates Economists Ltd.
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deducted from the gross capital costs. Furthermore, $2.9 million of the cost for the new
southern operations centre has been deducted as a benefit to growth beyond the
forecast period. After accounting for the existing reserve funds of $5.1 million that have
been collected towards these needs, a total of $6.1 million in D.C.-eligible costs have
been included in the calculation of the charge.
These D.C.-eligible costs have then been allocated 79% to residential and 21% to non-
residential development based on the share of population and employment growth (i.e.
7,655 population and 2,085 employment).
5.1.2 Public Health Services
Public health services are provided by Wellington-Dufferin-Guelph Public Health
throughout the County. Six separate facilities, with a total square footage of 92,030,
are utilized in the provision of service. This historical investment in this infrastructure
equates to an average per capita level of service of $462. When this per capita level of
investment is applied to the anticipated growth over the 9-year period, a total D.C.-
eligible amount of $3.5 million could be included in the calculation of the charge.
Anticipated capital needs to service this growth consist of the County's share (i.e.
21.4%) of outstanding principal and interest payments for the Orangeville and Guelph
facilities. After deductions in recognition of the benefits to existing development
($742,000) and reserve fund balances ($80,700), a total of $1.7 million is included in the
calculation of the charge.
These capital costs are then allocated 79% to residential and 21% to non-residential
development based on the share of population and employment growth.
5.1.3 Ambulance Services
Facilities in Orangeville, Shelburne and Grand Valley are utilized in providing
Ambulance Services for the County (a total of 13,047 sq.ft.). These three facilities are
equipped with 13 vehicles and 72 equipment items. This results in a per capita level of
investment of $128. Applying this per capita investment to the anticipated development
of 7,655 persons results in a total of $978,500 that could be included in the calculation
of the charge.
Watson & Associates Economists Ltd.
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Capital needs to service the anticipated 9-year growth includes a provision for a new
satellite station and two new ambulances. These assets have a total gross capital cost
of $1.2 million. After deductions of $212,000 and $12,000 in recognition of the benefits
to growth beyond the forecast period and existing reserve fund balances, respectively, a
total of $978,500 is included in the calculation of the charge.
These D.C.-eligible costs have then been allocated to residential and non-residential
development based on the share of population and employment growth (i.e. 79%
residential and 21% non-residential).
5.1.4 Long-term Care Services
The County provides long-term care services through the usage of Dufferin Oaks
(101,253 sq. ft.) and 8 vehicles. These assets provide a level of investment of $722 per
capita on average. This equates to a maximum D.C.-eligible costs of $5.5 million when
applied to the anticipated 10-year population growth of 7,655.
The County does not anticipate any capital costs relating to long-term care services
over the planning horizon (i.e., 2022-2031) other than a Community Services Needs
Assessment that has been included within the Growth-Related Studies class of service.
5.1.5 Child Care and Early Years Services
Two dedicated facilities (13,280 sq. ft.) and one shared facility (2,583 sq. ft.) are utilized
in the delivery of Child Care Services within the County. These assets provide a total
level of investment of $3.8 million or $86 per capita. When the per capita level of
investment is applied to the anticipated development, a maximum D.C.-eligible costs of
$661,000 is could be included in the calculation of the charge.
The capital program required to provide Child Care and Early Years Services to the
anticipated growth consists of outstanding principal and interest payments relating to
the shared Edelbrock facility. Deductions of $778,000 and $835,000 are made to
account for the anticipated recoveries through leaseholder agreements and the benefits
to existing development, respectively. This results in a total of $629,800 being included
in the calculation of the charge.
These capital costs are allocated 100% to residential development as they are the main
benefactors of Child Care and Early Years Services.
Watson & Associates Economists Ltd.
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5.1.6 Housing Services
The County provides social housing services at 11 separate sites that consist of
266,213 sq.ft. of facility space which are owned and managed by the County. On a per
capita basis, this results in a level of investment of $1,489 over the past 10-years.
When applied to the anticipated development of 7,655 persons, the maximum D.C.-
eligible costs is $11.4 million.
The County has increased the stock of housing to provide for new development for
which there are outstanding growth-related debt payments. The net present value of
the principal and interest payments over the forecast period total $5.4 million. After the
inclusion of the reserve fund deficit of $1.0 million, a total of approximately $6.5 million
of D.C.-eligible costs are included in the calculation of the charge.
As residents are the main users of housing services, these costs are 100% allocated to
residential development.
5.1.7 Waste Diversion Services
Waste Diversion Services provided by the County that have been considered in this
D.C. Background Study include activities related to the collection of source separated
organics and yard waste. The collection of recyclable materials has not been
considered as this service will be moving to full producer funding responsibility by July
1, 2023. The County currently provides waste diversion services through a contract
which utilizes 19,300 sq.ft. of facility space and a fleet of 24 vehicles and equipment
items. These assets represent a total investment of $9.8 million (or $142 per capita).
The resultant maximum D.C.-eligible amount based on this level of investment is $1.1
million.
To service the additional development, the County will incur additional contract costs (of
which only the capital portion has been included in the calculation of the charge) and
costs to provide additional green bins and carts. The gross capital costs for this
additional investment is $190,000. After accounting for estimated reserve fund deficits
of $93,000, a total of $283,000 is included in the calculation of the charge.
These D.C.-eligible costs have then been allocated to residential and non-residential
development based on the share of population and employment growth (i.e. 79%
residential and 21% non-residential).
Watson & Associates Economists Ltd.
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5.1.8 Growth-Related Studies Class of Service
The D.C.A. permits the inclusion of studies undertaken to facilitate the completion of the
County's capital works program. As discussed in Section 4.7, these studies have been
included within a class of services based on each service to which the study relates.
The following provides a list of the studies that have been identified for the 2022- 2031
forecast period:
- Development Charges Background Study (2022, 2024 & 2029);
- Strategic Plan (2022);
- Growth Management Review (2022);
- 5-Year Growth Management Review (2027); and
- Community Services Needs Assessment (2022-2031).
For planning related studies, a deduction of 10% has been applied to recognize the
extent to which the studies relate to non-D.C.-eligible services. Planning related studies
and future D.C. background studies have been allocated to the services in the following
manner:
- Services Related to a Highway - 37.8%
- Long-term Care Services - 0.0%
- Child Care and Early Years Programs - 3.9%
- Public Health Services - 10.5%
- Ambulance - 6.1%
- Housing Services - 40.0%
- Waste Diversion - 1.8%
The Community Services Need Assessment study has been allocated only to Long-
Term Care Services and Housing Services.
The total cost of these studies is $620,000 of which $135,000 is a benefit to existing
development. A deduction of $50,000 has been made to recognize the portion of
planning studies related to D.C.-ineligible services, as mentioned above. The existing
reserve fund balance of $280,000 has been deducted, resulting in a net D.C.-eligible
cost of $155,000 over the 9-year forecast period as presented in Table 5-7 below
Watson & Associates Economists Ltd.
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The allocation of the net growth-related costs between residential and non-residential
development is based on the residential and non-residential allocations for each service
area and are presented in Table 5-8 below.
Watson & Associates Economists Ltd.
PAGE 5-1
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Table 5-1
Infrastructure Costs Covered in the D.C. Calculation - Services Related to a Highway
Less:
Potential D.C. Recoverable Cost
Prj .No
Residential
Share
Non-
Residential
Share
79%
21%
Facilities
-
-
-
-
-
-
-
1
New Operations Centre In Southern Area (incl. Land, Facility, and Sand Dome)
2022-2031
8,700,000
2,910,300
5,789,700
-
5,789,700
4,573,863
1,215,837
2
Plow
2025
93,400
-
93,400
-
93,400
73,786
19,614
3
Backhoe
2024
16,500
-
16,500
-
16,500
13,035
3,465
Road Projects
-
-
-
-
-
-
-
4
Rsf DR3
18th Line to Dufferin County Road 11
2022
2,146,500
-
2,146,500
1,921,300
225,200
177,908
47,292
5
Recon DR109 SAR Consulting Fees
2022
150,000
-
150,000
134,300
15,700
12,403
3,297
6
Recon DR109
Peel Region Road 136 (Porterfield rd) to Highway 10
2023
5,099,355
-
5,099,355
4,564,300
535,055
422,693
112,362
7
Recon DR109
Dufferin County Road 23 to Peel Region Road 136 (Porterfield rd)
2024
2,017,575
-
2,017,575
1,805,900
211,675
167,223
44,452
8
Rsf DR124
CTY RD 21 to MELANCTHON-OSPREY TL
2024
2,328,480
-
2,328,480
2,084,200
244,280
192,981
51,299
9
Rsf DR3
12th Line to Grand Crescent
2025
657,045
-
657,045
588,100
68,945
54,467
14,478
10
Rsf DR3
Grand Crescent to 13th Line
2025
461,700
-
461,700
413,300
48,400
38,236
10,164
11
Rsf DR3
13th Line to Dufferin County Road 24
2025
786,510
-
786,510
704,000
82,510
65,183
17,327
12
Rsf DR124
HWY 89 to 5TH SDRD
2026
1,718,145
-
1,718,145
1,537,900
180,245
142,394
37,851
13
Rsf DR124
CTY RD 17 to CTY RD 21
2026
5,334,660
-
5,334,660
4,774,900
559,760
442,210
117,550
14
Rsf DR3
Dufferin County Road 11 to Dufferin County Road 109
2027
797,715
-
797,715
714,000
83,715
66,135
17,580
15
Rsf DR11
Dufferin County Road 3 to Dufferin County Road 109
2027
416,610
-
416,610
372,900
43,710
34,531
9,179
16
Rsf DR109
2nd Line to Dufferin County Road 3
2027
184,680
-
184,680
165,300
19,380
15,310
4,070
17
Recon DR109
Dufferin County Road 3 to Riddell Road
2027
2,130,300
-
2,130,300
1,906,800
223,500
176,565
46,935
18
Rsf DR16
Riddell Road to Dufferin County Road 16 (Veteran's Way)
2028
353,160
-
353,160
316,100
37,060
29,277
7,783
19
Rsf DR16
5 Sideroad to Blind Line
2028
493,965
-
493,965
442,100
51,865
40,973
10,892
20
Rsf DR16
Hawthrone Crescent, East Leg to Highway 10
2028
181,845
-
181,845
162,800
19,045
15,046
3,999
21
Rsf DR25
CTY RD 15 to HWY 89
2028
1,979,100
-
1,979,100
1,771,400
207,700
164,083
43,617
22
Rsf DR25
FIFE RD to MT HAVEN CRES NORTH LEG
2028
1,204,200
-
1,204,200
1,077,800
126,400
99,856
26,544
23
Rsf DR109
East-West Luther Townline to East-West Garafraxa Townline
2028
477,495
-
477,495
427,400
50,095
39,575
10,520
24
Rsf DR25
MT HAVEN CRES NORTH LEG to CTY RD 15
2029
2,562,300
-
2,562,300
2,293,400
268,900
212,431
56,469
25
Rsf DR16
Broadway to Hanson Boulevard
2031
135,000
-
135,000
120,800
14,200
11,218
2,982
26
Rsf DR11
Dufferin Road 109 to 15 Sideroad
2031
1,555,200
-
1,555,200
1,392,000
163,200
128,928
34,272
27
Rsf DR11
30th Sideroad to Highway 89
2031
195,750
-
195,750
175,200
20,550
16,235
4,316
Increased Service Needs Attributable to Anticipated Development
2022-2031
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
Total
Net Capital
Cost
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-2
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table 5-1
Infrastructure Costs Covered in the D.C. Calculation - Services Related to a Highway (Cont'd)
Less:
Potential D.C. Recoverable Cost
Prj .No
Residential
Share
Non-
Residential
Share
79%
21%
Paved Shoulders
28
Rsf DR18
125m North of Highway 9 to Dufferin County Road 7
2022
1,276,631
-
1,276,631
1,142,700
133,931
105,805
28,125
29
Recon DR21
6TH LINE NE to 350M SW OF 5TH LINE
2022
146,475
-
146,475
131,100
15,375
12,146
3,229
30
Rsf DR21
4TH LINE NE to 350M SW OF 5TH LINE
2023
542,707
-
542,707
485,800
56,907
44,956
11,950
31
Rsf DR12
Dufferin County Road 109 to South Limit of Laurel
2024
1,057,330
-
1,057,330
946,400
110,930
87,635
23,295
32
Rsf DR24
Erin-Garafraxa Townline to Dufferin County Road 3
2025
509,794
-
509,794
456,300
53,494
42,260
11,234
33
Rsf DR18
280M NORTH OF HIGHWAY 89 to 9TH SDRD MULMUR
2027
1,084,752
-
1,084,752
970,900
113,852
89,943
23,909
34
Rsf DR17
4TH LINE SW to HWY 10
2029
795,099
-
795,099
711,700
83,399
65,886
17,514
35
Rsf DR18
N LIMIT MANSFIELD to 20TH SDRD MULMUR
2029
1,212,604
-
1,212,604
1,085,400
127,204
100,491
26,713
36
Rsf DR17
HWY 89 to 4TH LINE SW
2030
581,880
-
581,880
520,800
61,080
48,253
12,827
37
Rsf DR18
CTY RD 21 to SIMCOE BOUNDARY
2030
888,685
-
888,685
795,400
93,285
73,695
19,590
38
Rsf DR7
2nd Line EHS to Dufferin County Road 18
2030
1,135,320
-
1,135,320
1,016,200
119,120
94,105
25,015
39
Rsf DR5
10th Line to Dufferin County Road 109
2030
939,988
-
939,988
841,400
98,588
77,885
20,704
40
Rsf DR5
East-West Garafraxa Townline to 10th Line
2031
828,907
-
828,907
741,900
87,007
68,735
18,271
41
Rsf DR18
Hockley Road to Hwy 89
2031
2,249,711
-
2,249,711
2,013,700
236,011
186,449
49,562
42
Rsf DR7
Dufferin Road 18 to Limit of Hockley Village
2031
528,039
-
528,039
472,600
55,439
43,797
11,642
43
Rsf DR7
Limit of Hockley Village to Mono/Adjala Townline
2031
43,646
-
43,646
39,100
4,546
3,591
955
Studies
Studies
-
-
-
-
-
-
-
44
Transportation Master Plan Update
2027
100,000
-
100,000
25,000
75,000
59,250
15,750
45
Orangveville EA/Secondary Plan
2022-2031
350,000
-
350,000
87,500
262,500
207,375
55,125
-
-
-
-
-
-
-
Reserve Fund Adjustment
-
-
-
-
(5,094,838)
(4,024,922)
(1,069,916)
Total
Total
56,448,757
2,910,300
53,538,457
42,350,100
-
6,093,519
4,813,880
1,279,639
Increased Service Needs Attributable to Anticipated Development
2022-2031
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
Total
Net Capital
Cost
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-3
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table 5-2
Infrastructure Costs Covered in the D.C. Calculation - Public Health Services
Prj.No
Residential
Share
Non-
Residential
Share
2022-2031
79%
21%
1
Net Present Value of Principal Payments for
Orangeville Facility, incl. FFE (Dufferin County
Share)
2022-2031
679,350
-
679,350
132,556
546,794
431,967
114,827
2
Net Present Value of Interest Payments for
Orangeville Facility, incl. FFE (Dufferin County
Share)
2022-2031
144,989
-
144,989
132,556
12,433
9,822
2,611
3
Net Present Value of Principal Payment Guelph
Facility, incl. FFE (Dufferin County Share)
2022-2031
1,391,564
-
1,391,564
344,957
1,046,607
826,819
219,787
4
Net Present Value of Interest Payment Guelph
Facility, incl. FFE (Dufferin County Share)
2022-2031
296,992
-
296,992
132,000
164,992
130,343
34,648
Reserve Fund Adjustment
(80,740)
(63,785)
(16,955)
Total
2,512,894
-
-
2,512,894
742,069
-
1,690,085
1,335,167
354,918
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contribution
s Attributable
to New
Development
Total
Less:
Potential D.C. Recoverable Cost
Increased Service Needs Attributable to
Anticipated Development
Timing (year)
Gross
Capital Cost
Estimate
(2022$)
Post
Period
Benefit
Other
Deductions
Watson & Associates Economists Ltd.
PAGE 5-4
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Table 5-3
Infrastructure Costs Covered in the D.C. Calculation - Ambulance Services
Prj.No
Residential
Share
Non-
Residential
Share
2022-2031
79%
21%
1
Provision for New Satellite Station (incl. Land)
2022-2031
588,000
-
588,000
-
588,000
464,520
123,480
2
2 Ambulances
2022-2031
614,600
211,956
402,644
-
402,644
318,089
84,555
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
Reserve Fund Adjustment
-
-
-
-
(12,182)
(9,624)
(2,558)
-
-
-
-
-
-
-
Total
1,202,600
211,956
-
990,644
-
-
978,462
772,985
205,477
Gross
Capital
Cost
Estimate
(2022$)
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contribution
s Attributable
to New
Development
Total
Less:
Potential D.C. Recoverable Cost
Watson & Associates Economists Ltd.
PAGE 5-5
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table 5-4
Infrastructure Costs Covered in the D.C. Calculation - Child Care and Early Years Programs Services
Prj.No
Residential
Share
Non-
Residential
Share
2022-2031
100%
0%
1
Net Present Value of Principal
Payment for Edelbrock
Facility
2022-2031
1,832,447
-
635,859
1,196,588
682,100
514,488
514,488
-
2
Net Present Value of Interest
Payment for Edelbrock
Facility
2022-2031
410,745
-
142,528
268,216
152,900
115,316
115,316
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
Total
2,243,192
-
778,388
1,464,804
835,000
-
629,804
629,804
-
Gross
Capital
Cost
Estimate
(2022$)
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contribution
s Attributable
to New
Development
Total
Less:
Potential D.C. Recoverable Cost
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Watson & Associates Economists Ltd.
PAGE 5-6
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Table 5-5
Infrastructure Costs Covered in the D.C. Calculation - Housing Services
Prj.No
Residential
Share
Non-
Residential
Share
2022-2031
100%
0%
1
Net Present Value of Principal Payments for
40 Lawrence Ave.
2022-2031
2,002,701
-
2,002,701
-
2,002,701
2,002,701
-
2
Net Present Value of Interest Payments for
40 Lawrence Ave.
2022-2031
492,333
-
492,333
-
492,333
492,333
-
3
Net Present Value of Principal Payments for
54 Lawrence Ave.
2022-2029
896,639
-
896,639
-
896,639
896,639
-
4
Net Present Value of Interest Payments for
54 Lawrence Ave.
2022-2029
92,618
-
92,618
-
92,618
92,618
-
5
Net Present Value of Principal Payments for
Dynes-Gray Facility
2022-2031
1,495,452
-
1,495,452
-
1,495,452
1,495,452
-
6
Net Present Value of Interest Payments for
Dynes-Gray Facility
2022-2031
464,049
-
464,049
-
464,049
464,049
-
-
-
-
-
-
-
-
Reserve Fund Adjustment
-
-
-
-
1,017,340
1,017,340
-
Total
5,443,791
-
-
5,443,791
-
-
6,461,131
6,461,131
-
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Less:
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post
Period
Benefit
Other
Deductions
Potential D.C. Recoverable Cost
Total
Watson & Associates Economists Ltd.
PAGE 5-7
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Table 5-6
Infrastructure Costs Covered in the D.C. Calculation - Waste Diversion Services
Prj .No
Residential
Share
Non-
Residential
Share
2022-2031
79%
21%
1
Net Present Value of Annual Capital Costs of
Waste Diversion Contract (SSO and Yard
Waste)
2022-2031
123,000
-
123,000
-
123,000
97,170
25,830
2
Additional greenbins and green carts
2022-2031
67,000
-
67,000
-
67,000
52,930
14,070
-
-
-
-
-
-
-
-
-
-
-
-
-
Reserve Fund Adjustment
-
-
-
-
92,689
73,224
19,465
Total
190,000
-
-
190,000
-
-
282,689
223,324
59,365
Gross
Capital
Cost
Estimate
(2022$)
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Less:
Potential D.C. Recoverable Cost
Watson & Associates Economists Ltd.
PAGE 5-8
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Table 5-7
Infrastructure Costs Covered in the D.C. Calculation - Growth-Related Studies
2022-2031
1
Development Charges Background Study
2022
40,000
-
40,000
-
40,000
2
Development Charges Background Study
2024
40,000
-
40,000
-
40,000
3
Development Charges Background Study
2029
40,000
-
40,000
-
40,000
4
Strategic Plan
2022
100,000
-
10,000
90,000
45,000
45,000
5
Growth Management Review
2022
120,000
-
12,000
108,000
27,000
81,000
6
5-Year Growth Management Review
2027
180,000
-
18,000
162,000
40,500
121,500
7
Community Services Needs Assessment
2022-2031
100,000
-
10,000
90,000
22,500
67,500
Reserve Fund Adjustment
-
-
-
(280,044)
Total
620,000
-
50,000
570,000
135,000
-
154,956
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Less:
Potential
D.C.
Recoverable
Cost
Other
Deductions
(to recognize
benefit to
non-D.C.
services)
Prj.No
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post
Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-9
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Table 5-8
Infrastructure Costs Covered in the D.C. Calculation - Growth-Related Studies
Service
2022-2031
Residential
Share
Non-Residential
Share
Services Related to a Highway
33,027
26,092
6,936
Long-term Care Services
33,750
30,375
3,375
Child Care and Early Years Programs
3,414
3,414
-
Public Health Services
9,160
7,237
1,924
Ambulance
5,303
4,190
1,114
Housing Services
68,770
68,770
-
Waste Diversion
1,532
1,210
322
Total
154,956
141,287
13,670
Watson & Associates Economists Ltd.
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Chapter 6
D.C. Calculation
Watson & Associates Economists Ltd.
PAGE 6-1
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6. D.C. Calculation
Table 6-1 shows the D.C. calculation municipal-wide services assessed over the 9-year
forecast period (i.e. 2022-2031). The total D.C.-eligible costs in Table 6-1 includes the
attribution of growth-related studies by service area identified in Table 5-8. The
calculation for residential development is generated on a per capita basis and is based
upon five forms of housing types (single and semi-detached, apartments 2+ bedrooms,
apartments bachelor and 1-bedroom, other multiples, stacked townhouses). The non-
residential D.C. has been calculated on a per sq.ft. of G.F.A. basis.
Table 6-2 summarizes the recommended schedule of charges, reflecting the maximum
D.C.s by residential dwelling unit type and non-residential G.F.A. for County-wide
services. Tables 6-3 and 6-4 compare the existing charges to the charges proposed
herein (Table 6-2), for a single detached residential dwelling unit and per square foot of
G.F.A. for non-residential development, respectively.
In total, the calculated charge for a single detached unit within the County would
increase by 27% (+ $1,062). For non-residential development the calculated D.C.
would decrease by 2% (- $0.02 per sq.ft. of G.F.A.).
Watson & Associates Economists Ltd.
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Table 6-1
Municipal-wide Services
2022-2031
Table 6-2
Schedule of Calculated D.C.s
2022$ D.C.-Eligible Cost
2022$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
1. Services Related to a Highway
4,813,880
1,279,639
1,710
0.58
2. Long-term Care Services
-
-
-
-
3. Child Care and Early Years Programs
629,804
-
224
-
4. Public Health Services
1,335,167
354,918
474
0.16
5. Ambulance
772,985
205,477
275
0.09
6. Housing Services
6,461,131
-
2,294
-
7. Waste Diversion
223,324
59,365
79
0.03
TOTAL
$14,236,292
$1,899,399
$5,056
$0.86
Growth Related Studies
$141,287
$13,670
D.C.-Eligible Capital Cost
$14,377,578
$1,913,068
10-Year Gross Population/GFA Growth (sq.ft.)
9,126
2,227,500
Cost Per Capita/Non-Residential GFA (sq.ft.)
$1,575.45
$0.86
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
3.209
$5,056
Other Multiples
2.464
$3,882
Apartments - 2 Bedrooms +
1.523
$2,399
Apartments - Bachelor and 1 Bedroom
1.100
$1,733
Stacked Townhouse
1.523
$2,399
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Stacked
Townhouses
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Services Related to a Highway
1,693
1,300
803
803
580
0.57
Long-term Care Services
-
-
-
-
-
-
Child Care and Early Years Programs
221
170
105
105
76
-
Public Health Services
469
360
223
223
161
0.15
Ambulance
272
209
129
129
93
0.09
Housing Services
2,272
1,744
1,078
1,078
779
-
Waste Diversion
79
61
37
37
27
0.03
Growth-Related Studies
50
38
24
24
17
0.02
Total Municipal Wide Services/Class of Services
5,056
3,882
2,399
2,399
1,733
0.86
RESIDENTIAL
Service/Class of Service
Watson & Associates Economists Ltd.
PAGE 6-3
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Table 6-3
Comparison of Current and Calculated Residential (Single Detached) D.C.s
Table 6-4
Comparison of Current and Calculated Non-Residential D.C.s
(per sq.ft. of G.F.A.)
Service/Class of Service
Current
Calculated
Change (%)
Change ($)
Municipal Wide Services/Classes:
Services Related to a Highway
1,483
1,693
14%
210
Long-term Care Services
-
-
-
Child Care and Early Years Programs
221
Housing Services
2,272
Public Health Services
195
469
141%
274
Ambulance
-
272
272
Waste Diversion
77
79
3%
2
Growth-Related Studies
-
50
50
Total Municipal Wide Services/Classes
3,994
5,056
27%
1,062
Residential (Single Detached) Comparison
2,239
11%
254
Service/Class of Service
Current
Calculated
Change (%)
Change ($)
Municipal Wide Services/Classes:
Services Related to a Highway
0.74
0.57
-23%
(0.17)
Long-term Care Services
-
-
-
Child Care and Early Years Programs
-
Housing Services
-
Public Health Services
0.10
0.15
53%
0.05
Ambulance
-
0.09
0.09
Waste Diversion
0.04
0.03
-23%
(0.01)
Growth-Related Studies
-
0.02
0.02
Total Municipal Wide Services/Classes
0.88
0.86
-2%
(0.02)
Non-Residential (per sq.ft.) Comparison
-
-
Watson & Associates Economists Ltd.
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Chapter 7
D.C. Policy Recommendations
and D.C. Policy Rules
Watson & Associates Economists Ltd.
PAGE 7-1
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7. D.C. Policy Recommendations and D.C. Policy
Rules
7.1 Introduction
This chapter outlines the D.C. policy recommendations and by-law rules.
s.s.5(1)9 states that rules must be developed:
"...to determine if a development charge is payable in any particular case
and to determine the amount of the charge, subject to the limitations set
out in subsection 6."
Paragraph 10 of subsection 5(1) goes on to state that the rules may provide for
exemptions, phasing in and/or indexing of D.C.s.
s.s.5(6) establishes the following restrictions on the rules:
- the total of all D.C.s that would be imposed on anticipated development must not
exceed the capital costs determined under 5(1) 2-8 for all services involved;
- if the rules expressly identify a type of development, they must not provide for it
to pay D.C.s that exceed the capital costs that arise from the increase in the
need for service for that type of development; however, this requirement does not
relate to any particular development;
- if the rules provide for a type of development to have a lower D.C. than is
allowed, the rules for determining D.C.s may not provide for any resulting
shortfall to be made up via other development; and
- with respect to "the rules," subsection 6 states that a D.C. by-law must expressly
address the matters referred to above re s.s.5(1) para. 9 and 10, as well as how
the rules apply to the redevelopment of land.
The rules provided are based on the County's existing policies; with consideration for
the updates from Bill 108 and Bill 197.
Watson & Associates Economists Ltd.
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7.2 D.C. By-law Structure
It is recommended that:
- the County uses a uniform municipal-wide D.C. calculation for all services; and
- one municipal D.C. by-law be used for all services.
7.3 D.C. By-law Rules
The following sets out the recommended rules governing the calculation, payment, and
collection of D.C.s in accordance with subsection 6 of the D.C.A.
It is recommended that the following provides the basis for the D.C.s:
7.3.1 Payment in any Particular Case
In accordance with the D.C.A., s.2(2), a D.C. be calculated, payable and collected
where the development requires one or more of the following:
a) the passing of a zoning by-law or of an amendment to a zoning by-law under
Section 34 of the Planning Act;
b) the approval of a minor variance under Section 45 of the Planning Act;
c) a conveyance of land to which a by-law passed under Section 50(7) of the
Planning Act applies;
d) the approval of a plan of subdivision under Section 51 of the Planning Act;
e) a consent under Section 53 of the Planning Act;
f) the approval of a description under Section 50 of the Condominium Act; or
g) the issuing of a building permit under the Building Code Act in relation to a
building or structure.
7.3.2 Determination of the Amount of the Charge
The following conventions be adopted:
1. Costs allocated to residential uses will be assigned to different types of residential
units based on the average occupancy for each housing type constructed during the
previous 20 years. Costs allocated to non-residential uses will be assigned to
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industrial and non-industrial (commercial and institutional) uses based on the
forecast G.F.A. constructed.
2. Costs allocated to residential and non-residential uses are based upon a number of
conventions, as may be suited to each municipal circumstance. These are
summarized in Chapter 5 herein.
7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)
If a development involves the demolition and replacement of a building or structure on
the same site, or the conversion from one principal use to another, the developer shall
be allowed a credit equivalent to:
1. the number of dwelling units demolished/converted multiplied by the applicable
residential development charge in place at the time the development charge is
payable; and/or
2. the gross floor area of the building demolished/converted multiplied by the current
non-residential development charge in place at the time the development charge is
payable.
The demolition credit is allowed only if the demolition permit related to the site was
issued less than 60 months (5 years) prior to the issuance of a building permit.
The credit can, in no case, exceed the amount of development charges that would
otherwise be payable. Furthermore, no credit will be available if the existing land use is
exempt under the by-law or if the existing use is not capable of being occupied in
accordance with the municipal by-laws and codes as determined by the County.
7.3.4 Exemptions (full or partial)
Statutory exemptions
- Industrial building additions of up to and including 50% of the existing G.F.A.
(defined in O. Reg. 82/98, s.1) of the building; for industrial building additions
which exceed 50% of the existing G.F.A., only the portion of the addition in
excess of 50% is subject to D.C.s (s.4(3)). The exemption for an existing
industrial building provided shall be applied to a maximum of fifty percent (50%)
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of the gross floor area before the first enlargement for which an exemption from
the payment of development charges was granted pursuant to this by-law or
predecessor.
- Buildings or structures owned by and used for the purposes of any Municipality,
local board or Board of Education (s.3)
- Residential development that results in only the enlargement of an existing
dwelling unit, or that results only in the creation of up to two additional dwelling
units (based on prescribed limits set out in s.2 of O. Reg. 82/98). To provide
additional clarity in interpreting the application of the exemptions under S.2(3)(b)
of the D.C.A. it is proposed that an "existing residential building" is defined as:
o A residential building/dwelling, containing at least one dwelling unit, that
existed on a parcel of land as of August 24, 2022, and which was not
exempt from the payment of D.C.s pursuant to Section 2(3)(b) of the Act;
or
o The first residential building/dwelling, containing at least one dwelling unit,
constructed on a vacant parcel of land after August 24, 2022, and for
which D.C.s were paid.
- The creation of a second dwelling unit in prescribed classes of proposed new
residential buildings, including structures ancillary to dwellings, subject to the
prescribed restrictions based on prescribed limits set out in s.2 of O. Reg. 82/98.
- Land vested in or leased to a university that receives regular and ongoing
operating funds from the government for the purposes of post-secondary
education is exempt from development charges imposed under the Development
Charges Act, 1997 if the development in respect of which development charges
would otherwise be payable is intended to be occupied and used by the
university.
Non-statutory exemptions
- A place of worship exempt under the Assessment Act;
- A public hospital under the Public Hospitals Act;
- Farm Buildings; and
- Temporary Buildings.
Watson & Associates Economists Ltd.
PAGE 7-5
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7.3.5 Phase in Provision(s)
The proposed D.C. By-law will come into effect on August 24, 2022, approximately five
weeks after by-law passage.
7.3.6 Timing of Collection
The D.C.s for all services are payable upon issuance of a building permit for each
dwelling unit, building, or structure, subject to early or late payment agreements entered
into by the County and an owner under s.27 of the D.C.A., 1997.
As of January 1, 2020, rental housing and institutional developments will pay D.C.s in
six equal annual payments commencing at occupancy. Non-profit housing
developments will pay D.C.s in 21 equal annual payments. Moreover, the D.C. amount
for all developments occurring within 2 years of a Site Plan or Zoning By-law
Amendment planning application approval (for applications made after January 1,
2020), shall be determined based on the D.C. in effect on the day the Site Plan or
Zoning By-law Amendment application was made.
Installment payments and payments determined at the time of Site Plan or Zoning By-
law Amendment application are subject to annual interest charges as outlined in the
County's Interest Rate Policy.
For the purposes of administering the By-law, the following definitions are provided as
per O. Reg. 454-19:
"Rental housing" means development of a building or structure with four or more
dwelling units all of which are intended for use as rented residential premises.
"Institutional development" means development of a building or structure intended for
use,
a) as a long-term care home within the meaning of subsection 2 (1) of the Long-
Term Care Homes Act, 2007;
b) as a retirement home within the meaning of subsection 2 (1) of the Retirement
Homes Act, 2010;
c) by any of the following post-secondary institutions for the objects of the
institution:
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i.
a university in Ontario that receives direct, regular and ongoing operating
funding from the Government of Ontario,
ii.
a college or university federated or affiliated with a university described in
subclause (i), or
iii.
an Indigenous Institute prescribed for the purposes of section 6 of the
Indigenous Institutes Act, 2017;
d) as a memorial home, clubhouse or athletic grounds by an Ontario branch of the
Royal Canadian Legion; or
e) as a hospice to provide end of life care.
"Non-profit housing development" means development of a building or structure
intended for use as residential premises by,
a) a corporation to which the Not-for-Profit Corporations Act, 2010 applies, that is in
good standing under that Act and whose primary object is to provide housing
b) a corporation without share capital to which the Canada Not-for-profit
Corporations Act applies, that is in good standing under that Act and whose
primary object is to provide housing; or
c) a non-profit housing co-operative that is in good standing under the Co-operative
Corporations Act.
7.3.7 Indexing
All D.C.s will be subject to mandatory indexing annually on January 1st, in accordance
with provisions under the D.C.A.
7.3.8 D.C. Spatial Applicability
The D.C.A. historically has provided the opportunity for a municipality to impose
municipal-wide charges or area specific charges. Sections 2(7) and 2(8) of the D.C.A.
provide that a D.C. by-law may apply to the entire municipality or only part of it and
more than one D.C. by-law may apply to the same area. Amendments to the D.C.A.
now require municipalities to consider the application of municipal-wide and area-
specific D.C.s. s.10(2)(c.1) requires Council to consider the use of more than one D.C.
by-law to reflect different needs from services in different areas. Most municipalities in
Ontario have established uniform, municipal-wide D.C.s. When area-specific charges
are used, it is generally to underpin master servicing and front-end financing
arrangements for more localized capital costs.
Watson & Associates Economists Ltd.
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The rationale for maintaining a County-wide D.C. approach is based, in part, on the
following:
- The ten-year service level from all applicable services across the County can be
included to establish an upper ceiling on the amount of funds which can be
collected. If a D.C. by-law applied to only a part of the municipality, the level of
service cannot exceed that which would be determined if the by-law applied to
the whole municipality. As such, when applied to forecast growth within the
specific area, it would establish an area specific level of service ceiling which
could reduce the total revenue recoverable for the County, potentially resulting in
D.C. revenue shortfalls and impacts on property taxes.
- County-wide D.C.s ensures a consistent approach to financing the entire cost
associated with growth-related capital projects. For example, user rates and
property taxes are required to finance the share of growth-related capital projects
not recoverable by D.C.s and all associated operating costs. Therefore, the use
of area specific D.C.s results in a share of growth-related capital costs being
recovered from a specific area, with the remaining capital costs of the projects
(i.e. non-D.C. recoverable share) and the associated operating costs with those
new assets being recovered from uniform user rates and property taxes, applied
to the entire County.
- Attempting to impose an area-specific D.C. potentially causes equity issues in
transitioning from a County-wide approach to an area-specific approach. An
area of a municipality that is less developed and becomes subject to an area
specific D.C., could face a significant increase in D.C. rates, as the municipality
will not benefit from drawing on the pool of D.C. funding and may have
contributed D.C.s to fund capital required to support development in other
communities of the County. Whereas another part of the municipality that has
experienced significant growth which required substantial capital investments,
benefitted from the capital investments being financed by County-wide D.C.s.
The implementation of area specific D.C.s could result in varying D.C.s across
the County, which may impact the ability to attract investment into parts of the
community.
- Services are generally available across the County, used often by all residents
and are not restricted to one specific geographic area. The use of a County-wide
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D.C. approach reflects these system-wide benefits of service and more closely
aligns with the funding principles of service provision (e.g. uniform County-wide
property tax rates, etc.).
Based on the foregoing and discussions with County staff, there is no apparent
justification for the establishment of area-specific D.C.s at this time. The
recommendation is to continue to apply County-wide D.C.s.
7.4 Other D.C. By-law Provisions
7.4.1 Categories of Services for Reserve Fund and Credit Purposes
It is recommended that the County's D.C. collections be contributed into seven (7)
separate reserve funds, including:
- Services Related to a Highway;
- Child Care and Early Years Programs;
- Public Health Services;
- Ambulance Services;
- Housing Services;
- Waste Diversion; and
- Growth-Related Studies
7.4.2 By-law In-force Date
The proposed by-law will come into force on August 24, 2022
7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter-
Reserve Fund Borrowing
The minimum interest rate is the Bank of Canada rate on the day on which the by-law
comes into force (as per s.11 of O. Reg. 82/98).
Watson & Associates Economists Ltd.
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7.5 Other Recommendations
It is recommended that Council:
"Approve the capital project listing set out in Chapter 5 of the D.C. Background
Study dated May 13, 2022, as amended, subject to further annual review during
the capital budget process;"
"Approve the D.C. Background Study dated May 13, 2022, as amended"
"Determine that no further public meeting is required;" and
"Approve the D.C. By-law as set out in Appendix D."
Watson & Associates Economists Ltd.
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Chapter 8
Asset Management Plan
Watson & Associates Economists Ltd.
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8. Asset Management Plan
8.1 Introduction
The D.C.A. (new section 10(c.2)) requires that the background study must include an
Asset Management Plan (A.M.P) related to new infrastructure. Section 10 (3) of the
D.C.A. provides:
The A.M.P. shall,
a) deal with all assets whose capital costs are proposed to be funded under
the development charge by-law;
b) demonstrate that all the assets mentioned in clause (a) are financially
sustainable over their full life cycle;
c) contain any other information that is prescribed; and
d) be prepared in the prescribed manner.
At a broad level, the A.M.P. provides for the long-term investment in an asset over its
entire useful life along with the funding. The schematic below identifies the costs for an
asset through its entire lifecycle. For growth-related works, the majority of capital costs
will be funded by the D.C. Non-growth-related expenditures will then be funded from
non-D.C. revenues as noted below. During the useful life of the asset, there will be
minor maintenance costs to extend the life of the asset along with additional program
related expenditures to provide the full services to the residents. At the end of the life of
the asset, it will be replaced by non-D.C. financing sources.
In 2012, the Province developed Building Together: Guide for Municipal Asset
Management Plans which outlines the key elements for an A.M.P., as follows:
State of local infrastructure: asset types, quantities, age, condition, financial
accounting valuation and replacement cost valuation.
Desired levels of service: defines levels of service through performance measures
and discusses any external trends or issues that may affect expected levels of service
or the municipality's ability to meet them (for example, new accessibility standards,
climate change impacts).
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Asset management strategy: the asset management strategy is the set of planned
actions that will seek to generate the desired levels of service in a sustainable way,
while managing risk, at the lowest lifecycle cost.
Financing strategy: having a financial plan is critical for putting an A.M.P. into action.
By having a strong financial plan, municipalities can also demonstrate that they have
made a concerted effort to integrate the A.M.P. with financial planning and municipal
budgeting and are making full use of all available infrastructure financing tools.
The above provides for the general approach to be considered by Ontario
municipalities. At this time, there is not a mandated approach for municipalities hence
leaving discretion to individual municipalities as to how they plan for the long-term
replacement of their assets. The County's most recent A.M.P. does not include all the
assets identified in this background study. As a result, the asset management
requirement for this D.C. Background Study has been undertaken independently of the
County's A.M.P.
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
New Assets
Replacement Assets
Reserves/Reserve Funds
Debentures
User Fees
Grants
Other
Proceeds on Disposal
Funding of Disposal /
Decommissioning Costs
Operating Budget
Financing Methods
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
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In recognition to the schematic in Section 8.1, the following table (presented in 2022$)
has been developed to provide the annualized expenditures and revenues associated
with new growth. Note that the D.C.A. does not require an analysis of the non-D.C.
capital needs or their associated operating costs so these are omitted from the table
below. Furthermore, as only the present infrastructure gap has been considered at this
time within the A.M.P., the following does not represent a fiscal impact assessment
(including future tax/rate increases) but provides insight into the potential affordability of
the new assets:
1. The non-D.C. recoverable portion of the projects which will require financing from
County financial resources (i.e. taxation, rates, fees, etc.). This amount has been
presented on an annual debt charge amount based on 20-year financing.
2. Lifecycle costs for the 2022 D.C. capital works have been presented based on a
sinking fund basis. The assets have been considered over their estimated useful
lives.
3. Incremental operating costs for the D.C. services (only) have been included.
4. The resultant total annualized expenditures are $6.3 million.
5. Consideration was given to the potential new taxation and user fee revenues
which will be generated as a result of new growth. These revenues will be
available to finance the expenditures above. The new operating revenues are
$7.2 million. This amount, totalled with the existing operating revenues of $94.0
million, provides annual revenues of $101.2 million by the end of the period.
6. In consideration of the above, the capital plan is deemed to be financially
sustainable.
Watson & Associates Economists Ltd.
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Table 8-1
Asset Management - Future Expenditures and Associated Revenues (2022$)
2031 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth Related Capital1 $ 3,107,917
Annual Debt Payment on Post Period Capital2
$ 229,741
Lifecycle:
Annual Lifecycle - Municipal-wide Services
$ 270,620
Incremental Operating Costs (for D.C. Services)
2,736,026
$
Total Expenditures
6,344,304
$
Revenue (Annualized)
Total Existing Revenue3
93,977,962
$
Incremental Tax and Non-Tax Revenue (User Fees,
Fines, Licences, etc.)
7,223,069
$
Total Revenues
101,201,031
$
3 As per Sch. 10 of 2020 FIR
1 Non-Growth Related component of Projects including 10% mandatory
deduction on soft services
2 Interim Debt Financing for Post Period Benefit
Watson & Associates Economists Ltd.
PAGE 8-1
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Chapter 9
By-Law Implementation
Watson & Associates Economists Ltd.
PAGE 9-1
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9. By-law Implementation
9.1 Public Consultation Process
9.1.1 Introduction
This chapter addresses the mandatory, formal public consultation process (Section
9.1.2), as well as the optional, informal consultation process (Section 9.1.3). The latter
is designed to seek the co-operation and participation of those involved, in order to
produce the most suitable policy. Section 9.1.4 addresses the anticipated impact of the
D.C. on development from a generic viewpoint.
9.1.2 Public Meeting of Council
Section 12 of the D.C.A. indicates that before passing a D.C. by-law, Council must hold
at least one public meeting, giving at least 20 clear days' notice thereof, in accordance
with the Regulation. Council must also ensure that the proposed by-law and
background report are made available to the public at least two weeks prior to the (first)
meeting.
Any person who attends such a meeting may make representations related to the
proposed by-law.
If a proposed by-law is changed following such a meeting, Council must determine
whether a further meeting (under this section) is necessary (i.e. if the proposed by-law
which is proposed for adoption has been changed in any respect, Council should
formally consider whether an additional public meeting is required, incorporating this
determination as part of the final by-law or associated resolution). It is noted that
Council's decision regarding additional public meetings, once made, is final and not
subject to review by a Court or the Ontario Land Tribunal (OLT) (formerly the Local
Planning Appeal Tribunal (LPAT)).
9.1.3 Other Consultation Activity
There are three broad groupings of the public who are generally the most concerned
with Municipal D.C. policy:
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1. The first grouping is the residential development community, consisting of land
developers and builders, who are typically responsible for generating the majority
of the D.C. revenues. Others, such as realtors, are directly impacted by D.C.
policy. They are, therefore, potentially interested in all aspects of the charge,
particularly the quantum by unit type, projects to be funded by the D.C. and the
timing thereof, and Municipal policy with respect to development agreements,
D.C. credits and front-ending requirements.
2. The second public grouping embraces the public at large and includes taxpayer
coalition groups and others interested in public policy.
3. The third grouping is the industrial/commercial/institutional development sector,
consisting of land developers and major owners or organizations with significant
construction plans, such as hotels, entertainment complexes, shopping centres,
offices, industrial buildings and institutions. Also involved are organizations such
as Industry Associations, the Chamber of Commerce, the Board of Trade and the
Economic Development Agencies, who are all potentially interested in Municipal
D.C. policy. Their primary concern is frequently with the quantum of the charge,
gross floor area exclusions such as basements, mechanical or indoor parking
areas, or exemptions and phase-in or capping provisions in order to moderate
the impact.
9.2 Anticipated Impact of the Charge on Development
The establishment of sound D.C. policy often requires the achievement of an
acceptable balance between two competing realities. The first is that high non-
residential D.C.s can, to some degree, represent a barrier to increased economic
activity and sustained industrial/commercial growth, particularly for capital intensive
uses. Also, in many cases, increased residential D.C.s can ultimately be expected to be
recovered via higher housing prices and can impact project feasibility in some cases
(e.g. rental apartments).
On the other hand, D.C.s or other County capital funding sources need to be obtained in
order to help ensure that the necessary infrastructure and amenities are installed. The
timely installation of such works is a key initiative in providing adequate service levels
and in facilitating strong economic growth, investment and wealth generation.
Watson & Associates Economists Ltd.
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9.3 Implementation Requirements
9.3.1 Introduction
Once the County has calculated the charge, prepared the complete background study,
carried out the public process and passed a new by-law, the emphasis shifts to
implementation matters.
These include notices, potential appeals and complaints, credits, front-ending
agreements, subdivision agreement conditions and finally the collection of revenues and
funding of projects.
The sections which follow overview the requirements in each case.
9.3.2 Notice of Passage
In accordance with s.13 of the D.C.A., when a D.C. by-law is passed, the County Clerk
shall give written notice of the passing and of the last day for appealing the by-law (the
day that is 40 days after the day it was passed). Such notice must be given no later
than 20 days after the day the by-law is passed (i.e. as of the day of newspaper
publication or the mailing of the notice).
Section 10 of O. Reg. 82/98 further defines the notice requirements which are
summarized as follows:
- notice may be given by publication in a newspaper which is (in the Clerk's
opinion) of sufficient circulation to give the public reasonable notice, or by
personal service, fax or mail to every owner of land in the area to which the by-
law relates;
- s.s.10(4) lists the persons/organizations who must be given notice; and
- s.s.10(5) lists the eight items which the notice must cover.
9.3.3 By-law Pamphlet
In addition to the "notice" information, the County must prepare a "pamphlet" explaining
each D.C. by-law in force, setting out:
- a description of the general purpose of the D.C.s;
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- the "rules" for determining if a charge is payable in a particular case and for
determining the amount of the charge;
- the services to which the D.C.s relate; and
- a general description of the general purpose of the Treasurer's statement and
where it may be received by the public.
Where a by-law is not appealed to the OLT., the pamphlet must be readied within 60
days after the by-law comes into force. Later dates apply to appealed by-laws.
The County must give one copy of the most recent pamphlet without charge, to any
person who requests one.
9.3.4 Appeals
Sections 13 to 19 of the D.C.A. set out the requirements relative to making and
processing a D.C. by-law appeal and OLT Hearing in response to an appeal. Any
person or organization may appeal a D.C. by-law to the OLT by filing a notice of appeal
with the County Clerk, setting out the objection to the by-law and the reasons supporting
the objection. This must be done by the last day for appealing the by-law, which is 40
days after the by-law is passed.
9.3.5 Complaints
A person required to pay a D.C., or his agent, may complain to the Council imposing the
charge that:
- the amount of the charge was incorrectly determined;
- the reduction to be used against the D.C. was incorrectly determined; or
- there was an error in the application of the D.C.
Sections 20 to 25 of the D.C.A. set out the requirements that exist, including the fact
that a complaint may not be made later than 90 days after a D.C. (or any part of it) is
payable. A complainant may appeal the decision of County Council to the OLT.
9.3.6 Credits
Sections 38 to 41 of the D.C.A. set out a number of credit requirements, which apply
where a municipality agrees to allow a person to perform work in the future that relates
to a service in the D.C. by-law.
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These credits would be used to reduce the amount of D.C.s to be paid. The value of
the credit is limited to the reasonable cost of the work which does not exceed the
average level of service. The credit applies only to the service to which the work
relates, unless the municipality agrees to expand the credit to other services for which a
D.C. is payable.
9.3.7 Front-Ending Agreements
The County and one or more landowners may enter into a front-ending agreement
which provides for the costs of a project which will benefit an area in the municipality to
which the D.C. by-law applies. Such an agreement can provide for the costs to be
borne by one or more parties to the agreement who are, in turn, reimbursed in future by
persons who develop land defined in the agreement.
Part III of the D.C.A. (Sections 44 to 58) addresses front-ending agreements and
removes some of the obstacles to their use which were contained in the D.C.A., 1989.
Accordingly, the municipality assesses whether this mechanism is appropriate for its
use, as part of funding projects prior to municipality funds being available.
9.3.8 Severance and Subdivision Agreement Conditions
Section 59 of the D.C.A. prevents a municipality from imposing directly or indirectly, a
charge related to development or a requirement to construct a service related to
development, by way of a condition or agreement under s.51 or s.53 of the Planning
Act, except for:
- "local services, related to a plan of subdivision or within the area to which the
plan relates, to be installed or paid for by the owner as a condition of approval
under section 51 of the Planning Act;" and
- "local services to be installed or paid for by the owner as a condition of approval
under section 53 of the Planning Act."
It is also noted that s.s.59(4) of the D.C.A. requires that the municipal approval authority
for a draft plan of subdivision under s.s.51(31) of the Planning Act, use its power to
impose conditions to ensure that the first purchaser of newly subdivided land is
informed of all the D.C.s related to the development, at the time the land is transferred.
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In this regard, if the municipality in question is a commenting agency, in order to comply
with subsection 59(4) of the D.C.A. it would need to provide to the approval authority,
information regarding the applicable County D.C.s related to the site.
If the County is an approval authority for the purposes of section 51 of the Planning Act,
it would be responsible to ensure that it collects information from all entities which can
impose a D.C.
The most effective way to ensure that purchasers are aware of this condition would be
to require it as a provision in a registered subdivision agreement, so that any purchaser
of the property would be aware of the charges at the time the title was searched prior to
closing a transaction conveying the lands.
Appendices
Watson & Associates Economists Ltd.
PAGE A-1
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Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
Watson & Associates Economists Ltd.
PAGE A-2
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Schedule 1
County of Dufferin
Residential Growth Forecast Summary
[1] Census undercount estimated at approximately 3.2%.
[2] Includes Townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Note: Population including the Census undercount has been rounded.
Source: Derived from the Dufferin County Official Plan, July 17, 2017, by Watson & Associates Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings[2]
Apartments[3]
Other
Total
Households
Equivalent
Institutional
Households
58,700
56,881
801
56,080
16,704
1,300
1,994
75
20,073
728
2.834
63,710
61,735
890
60,845
18,065
1,695
2,105
55
21,920
809
2.816
68,370
66,257
955
65,302
19,150
1,825
2,290
55
23,320
868
2.841
68,960
66,822
962
65,860
19,302
1,837
2,391
55
23,585
875
2.833
77,000
74,617
1,102
73,515
21,107
2,685
3,254
55
27,101
1,002
2.753
81,000
78,495
1,132
77,363
22,016
3,207
3,757
55
29,036
1,029
2.703
5,010
4,854
89
4,765
1,361
395
111
-20
1,847
81
4,660
4,522
65
4,457
1,085
130
185
0
1,400
59
590
565
7
558
152
12
101
0
265
7
8,040
7,795
140
7,655
1,805
848
863
0
3,516
127
12,040
11,673
170
11,503
2,714
1,370
1,366
0
5,451
154
Historical
Mid 2011 - Mid 2016
Mid 2011
Mid 2016
Mid 2022
Mid 2031
Mid 2021
Population
(Including
Census
Undercount)[1]
Year
Excluding Census Undercount
Housing Units
Persons Per
Unit (P.P.U.):
Total
Population/
Total
Households
Mid 2022 - Mid 2036
Forecast
Mid 2016 - Mid 2021
Mid 2021 - Mid 2022
Mid 2036
Incremental
Mid 2022 - Mid 2031
Watson & Associates Economists Ltd.
PAGE A-3
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Figure A-1
County of Dufferin
Annual Housing Forecast[1]
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from Statistics Canada building permit data for the County of Dufferin, 2012-2021.
202
262
392
634
565
489
209
226
223
265
391
391
391
391
391
391
390
390
390
387
387
387
387
387
0
100
200
300
400
500
600
700
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Historical Average
Watson & Associates Economists Ltd.
PAGE A-4
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Schedule 2
County of Dufferin
Current Year Growth Forecast
Mid-2021 to Mid-2022
Mid 2021 Population
66,257
Occupants of
Units (2)
265
New Housing Units,
multiplied by P.P.U. (3)
2.586
Mid 2021 to Mid 2022
gross population increase
685
685
Occupants of New
Units
7
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2021 to Mid 2022
gross population increase
7
7
Decline in Housing
Units (4)
23,320
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.005
Mid 2021 to Mid 2022
total decline in population
-127
-127
Population Estimate to Mid 2022
66,822
Net Population Increase, Mid 2021 to Mid 2022
565
(1) 2021 population based on Statistics Canada Census unadjusted for Census undercount.
(2)
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
3.338
57%
1.914
Multiples (6)
2.524
5%
0.114
Apartments (7)
1.462
38%
0.557
Total
100%
2.586
¹ Based on 2016 Census custom database
² Based on Building permit/completion activity
(4) 2021 households taken from Statistics Canada Census.
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and
changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Estimated residential units constructed, Mid-2021 to the beginning of the growth period assuming a six-month lag between construction
and occupancy
Structural Type
Population
Watson & Associates Economists Ltd.
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Schedule 3
County of Dufferin
2031 Growth Forecast
Mid-2022 to Mid-2031
Mid 2022 Population
66,822
Occupants of
Units (2)
3,516
New Housing Units,
multiplied by P.P.U. (3)
2.596
Mid 2022 to Mid 2031
gross population increase
9,126
9,126
Occupants of New
Units
127
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2022 to Mid 2031
gross population increase
140
140
Decline in Housing
Units (4)
23,585
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.062
Mid 2022 to Mid 2031
total decline in population
-1,471
-1,471
Population Estimate to Mid 2031
74,617
Net Population Increase, Mid 2022 to Mid 2031
7,795
(1) Mid 2022 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
3.209
51%
1.647
Multiples (6)
2.464
24%
0.594
Apartments (7)
1.443
25%
0.354
one bedroom or less 1.100
two bedrooms or more 1.523
Total
100%
2.596
¹ Persons per unit based on adjusted Statistics Canada Custom 2016 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2022 households based upon 2021 Census (23,320 units) + Mid 2021 to Mid 2022 unit estimate (685 units) = 23,585 units.
(5)
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
Population
2021 Population (66,257) + Mid 2021 to Mid 2022 estimated housing units to beginning of forecast period (265 x 2.586 = 685) + (7 x 1.1
= 7) + (23,320 x -0.005 = -127) = 66,822
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
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Schedule 4
County of Dufferin
Long-Term Growth Forecast
Mid-2022 to Mid-2036
Mid 2022 Population
66,822
Occupants of
Units (2)
5,451
New Housing Units,
multiplied by P.P.U. (3)
2.579
Mid 2022 to Mid 2036
gross population increase
14,058
14,058
Occupants of New
Units
154
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2022 to Mid 2036
gross population increase
169
169
Decline in Housing
Units (4)
23,585
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.108
Mid 2022 to Mid 2036
total decline in population
-2,554
-2,554
Population Estimate to Mid 2036
78,495
Net Population Increase, Mid 2022 to Mid 2036
11,673
(1) Mid 2022 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
3.209
50%
1.598
Multiples (6)
2.464
25%
0.619
Apartments (7)
1.443
25%
0.362
one bedroom or less 1.100
two bedrooms or more 1.523
Total
100%
2.579
¹ Persons per unit based on Statistics Canada Custom 2016 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2022 households based upon 2021 Census (23,320 units) + Mid 2021 to Mid 2022 unit estimate (685 units) = 23,585 units.
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
2021 Population (66,257) + Mid 2021 to Mid 2022 estimated housing units to beginning of forecast period (265 x 2.586 = 685) + (7 x 1.1
= 7) + (23,320 x -0.005 = -127) = 66,822
Population
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
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Schedule 5
County of Dufferin
Historical Residential Building Permits
Years 2012 to 2021
[1] Includes Townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Source: Source: Historical housing activity derived from Statistics Canada building permit data
for the County of Dufferin, 2012-2021.
Residential Building Permits
Total
2012
158
43
1
202
2013
236
23
3
262
2014
355
37
0
392
2015
453
172
9
634
2016
445
101
19
565
Sub-total
1,647
376
32
2,055
Average (2012 - 2016)
329
75
6
411
% Breakdown
80.1%
18.3%
1.6%
100.0%
2017
264
187
38
489
2018
154
55
0
209
2019
129
9
88
226
2020
184
37
2
223
2021
152
12
101
265
Sub-total
883
300
229
1,412
Average (2017 - 2021)
177
60
46
282
% Breakdown
62.5%
21.2%
16.2%
100.0%
2012 - 2021
Total
2,530
676
261
3,467
Average
253
68
26
347
% Breakdown
73.0%
19.5%
7.5%
100.0%
Singles &
Semi
Detached
Multiples[1]
Apartments[2]
Year
Watson & Associates Economists Ltd.
PAGE A-8
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Schedule 6
County of Dufferin
Person Per Unit by Age and Type of Dwelling
(2016 Census)
[1] Includes Townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
[3] Adjusted based on 2001 to 2016 historical trends.
Note: Does not include Statistics Canada data classified as 'Other'.
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional
population.
Age of
Singles and Semi-Detached
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
20 Year Average
20 Year Average Adjusted[3]
1-5
-
-
1.931
3.242
5.194
3.338
6-10
-
-
2.067
3.150
4.268
3.214
3.276
0.061
11-15
-
-
1.909
3.193
4.600
3.282
3.278
3.209
16-20
-
-
1.778
3.094
4.897
3.202
3.259
3.209
20-25
-
-
2.273
3.119
4.263
3.130
3.233
3.209
25-35
-
-
1.667
2.914
3.768
2.906
35+
-
1.647
1.894
2.721
3.832
2.679
3.107
3.209
Total
-
1.500
1.882
2.939
4.225
2.947
Age of
Multiples[1]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
20 Year Average
20 Year Average Adjusted[3]
1-5
-
-
-
2.516
-
2.524
6-10
-
-
-
-
-
-
2.524
(0.270)
11-15
-
-
-
2.708
-
2.808
2.666
2.464
16-20
-
-
-
2.818
-
2.469
2.600
2.464
20-25
-
-
-
2.303
-
2.541
2.585
2.464
25-35
-
-
2.059
2.854
-
2.727
35+
-
1.385
2.125
2.857
-
2.383
2.575
2.464
Total
-
1.080
2.071
2.693
-
2.525
Age of
Apartments[2]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
20 Year Average
20 Year Average Adjusted[3]
1-5
-
-
-
-
-
-
6-10
-
-
1.417
-
-
1.462
1.462
(0.148)
11-15
-
-
-
-
-
1.688
1.575
1.443
16-20
-
-
-
-
-
1.333
1.494
1.443
20-25
-
-
1.667
-
-
1.450
1.483
1.443
25-35
-
1.310
1.596
-
-
1.537
35+
-
1.226
1.700
2.448
-
1.496
1.494
1.443
Total
0.600
1.233
1.643
2.341
-
1.505
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
-
1.882
3.112
5.222
3.190
6-10
-
-
1.633
3.142
4.238
3.107
11-15
-
-
1.913
3.149
4.500
3.176
16-20
-
-
1.839
3.067
4.867
3.085
20-25
-
-
1.933
3.028
4.350
2.958
25-35
-
1.342
1.740
2.909
3.893
2.718
35+
-
1.297
1.877
2.708
3.809
2.497
Total
-
1.299
1.840
2.909
4.230
2.776
Watson & Associates Economists Ltd.
PAGE A-9
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Schedule 7
County of Dufferin
Person Per Unit Structural Type and Age of Dwelling
(2016 Census)
3.34
3.21
3.28
3.20
3.13
2.91
2.68
2.52
0.00
2.81
2.47
2.54
2.73
2.38
0.00
1.46
1.69
1.33
1.45
1.54
1.50
0.00
0.50
1.00
1.50
2.00
2.50
3.00
3.50
4.00
1-5
6-10
11-15
16-20
20-25
25-35
35+
Persons Per Dwelling
Age of Dwelling
Singles and Semi-Detached
Multiples
Apartments
Watson & Associates Economists Ltd.
PAGE A-10
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Schedule 8a
County of Dufferin
Employment Forecast, 2022 to 2036
[1] Statistics Canada defines no fixed place of work (N.F.P.O.W.) employees as "persons who do not go from home to the same work
place location at the beginning of each shift. Such persons include building and landscape contractors, travelling salespersons,
independent truck drivers, etc."
Source: Derived from the Dufferin County Official Plan, July 17, 2017, by Watson & Associates Economists Ltd.
Employment
Mid 2006
54,436
0.006
0.051
0.087
0.140
0.064
0.348
0.063
0.411
300
2,780
4,750
7,595
3,510
18,935
3,445
22,380
16,155
Mid 2011
56,881
0.004
0.041
0.058
0.137
0.075
0.315
0.060
0.375
255
2,325
3,288
7,783
4,250
17,900
3,435
21,335
15,575
Mid 2016
61,735
0.005
0.050
0.063
0.130
0.069
0.317
0.072
0.390
310
3,105
3,863
8,028
4,290
19,595
4,455
24,050
16,490
Mid 2022
66,822
0.005
0.052
0.069
0.126
0.069
0.322
0.073
0.395
360
3,494
4,627
8,429
4,586
21,495
4,889
26,384
18,001
Mid 2031
74,617
0.006
0.053
0.074
0.123
0.066
0.322
0.073
0.395
426
3,957
5,536
9,169
4,956
24,043
5,426
29,469
20,086
Mid 2036
78,495
0.006
0.053
0.076
0.121
0.065
0.322
0.073
0.395
459
4,186
5,987
9,537
5,140
25,308
5,692
31,000
21,122
Mid 2006 - Mid 2011
2,445
-0.0010 -0.0102
-0.0295
-0.0027
0.0102
-0.0331
-0.0029
-0.0360
-45
-455
-1,463
188
740
-1,035
-10
-1,045
-580
Mid 2011 - Mid 2016
4,854
0.0005
0.0094
0.0048
-0.0068
-0.0052
0.0027
0.0118
0.0145
55
780
575
245
40
1,695
1,020
2,715
915
Mid 2016 - Mid 2022
5,087
0.0004
0.0020
0.0067
-0.0039
-0.0009
0.0043
0.0010
0.0053
50
389
764
401
296
1,900
434
2,334
1,511
Mid 2022 - Mid 2031
7,795
0.0003
0.0007
0.0049
-0.0033
-0.0022
0.0005
-0.0004
0.0001
66
463
909
740
370
2,548
537
3,085
2,085
Mid 2022 - Mid 2036
11,673
0.0005
0.0010
0.0070
-0.0046
-0.0031
0.0007
-0.0006
0.0001
99
692
1,360
1,108
554
3,813
803
4,616
3,121
Mid 2006 - Mid 2011
489
-0.0002 -0.0020
-0.0059
-0.0005
0.0020
-0.0066
-0.0006
-0.0072
-9
-91
-293
38
148
-207
-2
-209
-116
Mid 2011 - Mid 2016
971
0.0001
0.0019
0.0010
-0.0014
-0.0010
0.0005
0.0024
0.0029
11
156
115
49
8
339
204
543
183
Mid 2016 - Mid 2022
848
0.0001
0.0003
0.0011
-0.0006
-0.0001
0.0007
0.0002
0.0009
8
65
127
67
49
317
72
389
252
Mid 2022 - Mid 2031
866
0.0000
0.0001
0.0005
-0.0004
-0.0002
0.0001
0.0000
0.0000
7
51
101
82
41
283
60
343
232
Mid 2022 - Mid 2036
834
0.0000
0.0001
0.0005
-0.0003
-0.0002
0.0001
0.0000
0.0000
7
49
97
79
40
272
57
330
223
N.F.P.O.W.[1]
Activity Rate
Period
Population
Primary
Work
at
Home
Industrial
Commercial/
Population
Related
Institutional
Total
Employment
Primary
Total
Total
Employment
(Including
N.F.P.O.W.)
Institutional
Total (Excluding
Work at Home
and N.F.P.O.W.)
Incremental Change
Annual Average
Total
Including
N.F.P.O.W.
N.F.P.O.W.[1]
Work at
Home
Industrial
Commercial/
Population
Related
Watson & Associates Economists Ltd.
PAGE A-11
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Schedule 8b
County of Dufferin
Employment and Gross Floor Area (G.F.A.) Forecast, 2022 to 2036
[1] Square Foot Per Employee Assumptions
Primary School
3,000
Industrial
1,500
Commercial/Population-Related
550
Institutional
700
[2] Primary industry includes bona-fide, non bona-fide farming and cannabis growing operation related employment.
Note: Numbers may not add precisely due to rounding.
Source: Watson & Associates Economists Ltd.
Mid 2006
54,436
300
4,750
7,595
3,510
16,155
900,000
7,125,000
4,177,300
2,457,000
14,659,300
Mid 2011
56,881
255
3,288
7,783
4,250
15,575
765,000
4,931,300
4,280,400
2,975,000
12,951,700
Mid 2016
61,735
310
3,863
8,028
4,290
16,490
930,000
5,793,800
4,415,100
3,003,000
14,141,900
Mid 2022
66,822
360
4,627
8,429
4,586
18,001
1,080,000
6,939,800
4,635,700
3,210,200
15,865,700
Mid 2031
74,617
426
5,536
9,169
4,956
20,086
1,278,000
8,303,300
5,042,700
3,469,200
18,093,200
Mid 2036
78,495
459
5,987
9,537
5,140
21,122
1,377,000
8,979,800
5,245,100
3,598,000
19,199,900
Mid 2006 - Mid 2011
2,445
-45
-1,463
188
740
-580
Mid 2011 - Mid 2016
4,854
55
575
245
40
915
Mid 2016 - Mid 2022
5,087
50
764
401
296
1,511
150,000
1,146,000
220,600
207,200
1,723,800
Mid 2022 - Mid 2031
7,795
66
909
740
370
2,085
198,000
1,363,500
407,000
259,000
2,227,500
Mid 2022 - Mid 2036
11,673
99
1,360
1,108
554
3,121
297,000
2,040,000
609,400
387,800
3,334,200
Mid 2006 - Mid 2011
489
-9
-293
38
148
-116
Mid 2011 - Mid 2016
971
11
115
49
8
183
Mid 2016 - Mid 2022
848
8
127
67
49
252
25,000
191,000
36,767
34,533
287,300
Mid 2022 - Mid 2031
866
7
101
82
41
232
22,000
151,500
45,222
28,778
247,500
Mid 2022 - Mid 2036
834
7
97
79
40
223
21,214
145,714
43,529
27,700
238,157
Gross Floor Area in Square Feet (Estimated)[1]
Primary
Industrial
Institutional
Total
Commercial/
Population
Related
Institutional
Industrial
Commercial/
Population
Related
Period
Population
Employment
Total
Annual Average
Primary[2]
Incremental Change
Watson & Associates Economists Ltd.
PAGE A-12
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Schedule 9
County of Dufferin
Employment to Population Ratio by Major Employment Sector, 2006 to 2016
Note: 2006-2016 employment figures are classified by the North American Industry
Classification System (NAICS) Code.
Source: Statistics Canada Employment by Place of Work.
2006
2011
2016
06-11
11-16
Primary Industry Employment
11
Agriculture, forestry, fishing and hunting
830
740
860
-90
120
21
Mining and oil and gas extraction
25
20
15
-5
-5
Sub-total
855
760
875
-95
115
Industrial and Other Employment
22
Utilities
140
195
195
55
0
23
Construction
770
690
970
-80
280
31-33
Manufacturing
3,365
1,870
2,055
-1,495
185
41
Wholesale trade
470
510
455
40
-55
48-49
Transportation and warehousing
445
310
530
-135
220
56
Administrative and support
353
285
393
-68
108
Sub-total
5,543
3,860
4,598
-1,683
738
Population Related Employment
44-45
Retail trade
3,070
3,080
3,190
10
110
51
Information and cultural industries
265
280
300
15
20
52
Finance and insurance
505
685
685
180
0
53
Real estate and rental and leasing
355
280
470
-75
190
54
Professional, scientific and technical services
880
970
1,250
90
280
55
Management of companies and enterprises
0
35
10
35
-25
56
Administrative and support
353
285
393
-68
108
71
Arts, entertainment and recreation
510
360
390
-150
30
72
Accommodation and food services
1,660
1,755
1,910
95
155
81
Other services (except public administration)
1,120
1,120
990
0
-130
Sub-total
8,718
8,850
9,588
133
738
Institutional
61
Educational services
1,245
1,265
1,340
20
75
62
Health care and social assistance
2,090
2,465
2,585
375
120
91
Public administration
485
700
610
215
-90
Sub-total
3,820
4,430
4,535
610
105
Total Employment
18,935
17,900
19,595
-1,035
1,695
Population
54,436
56,881
61,735
2,445
4,854
Employment to Population Ratio
Industrial and Other Employment
0.10
0.07
0.07
-0.03
0.01
Population Related Employment
0.16
0.16
0.16
0.00
0.00
Institutional Employment
0.07
0.08
0.07
0.01
0.00
Primary Industry Employment
0.02
0.01
0.01
0.00
0.00
Total
0.35
0.31
0.32
-0.03
0.00
NAICS
Year
Categories which relate
primarily to industrial land
supply and demand
Categories which relate
primarily to population growth
within the municipality
Employment by industry
Comments
Change
Categories which relate to
local land-based resources
Watson & Associates Economists Ltd.
PAGE B-1
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Appendix B
Historical Level of Service
Calculations
Watson & Associates Economists Ltd.
PAGE B-2
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table B-1
Historical Level of Service Calculation - Services Related to a Highway - Roads
Service:
Services Related to a Highway - Roads
Unit Measure:
km of roadways
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/km)
Asphalt Road
311
311
311
311
311
311
311
311
311
311
$754,000
Gravel, Stone, or Other Road
5
5
5
5
5
5
5
5
5
5
$490,000
Total
316
316
316
316
316
316
316
316
316
316
Population
56,606
57,177
57,964
59,141
60,845
62,479
63,754
64,273
64,721
65,299
Per Capita Standard
0.0056
0.0055
0.0054
0.0053
0.0052
0.0051
0.0050
0.0049
0.0049
0.0048
10 Year Average
2012-2021
Quantity Standard
0.0052
Quality Standard
$746,231
Service Standard
$3,880
D.C. Amount (before deductions)
9 Year
Forecast Population
7,655
$ per Capita
$3,880
Eligible Amount
$29,704,462
Watson & Associates Economists Ltd.
PAGE B-3
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table B-2
Historical Level of Service Calculation - Services Related to a Highway - Bridges, Culverts & Structures
Service:
Services Related to a Highway - Bridges, Culverts & Structures
Unit Measure:
Number of Bridges, Culverts & Structures
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/item)
Bridges
32
32
32
32
32
32
32
32
32
32
$2,862,000
Large Culverts
71
71
71
71
71
71
71
71
71
71
$358,000
Total
103
103
103
103
103
103
103
103
103
103
Population
56,606
57,177
57,964
59,141
60,845
62,479
63,754
64,273
64,721
65,299
Per Capita Standard
0.0018
0.0018
0.0018
0.0017
0.0017
0.0016
0.0016
0.0016
0.0016
0.0016
10 Year Average
2012-2021
Quantity Standard
0.0017
Quality Standard
$1,127,118
Service Standard
$1,916
D.C. Amount (before deductions)
9 Year
Forecast Population
7,655
$ per Capita
$1,916
Eligible Amount
$14,667,746
Watson & Associates Economists Ltd.
PAGE B-4
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table B-3
Historical Level of Service Calculation - Public Works - Vehicles & Equipment
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Vehicle)
1 Ton Truck
1
1
1
1
1
1
1
1
1
2
$95,000
Pick up
5
5
5
5
5
6
6
6
7
7
$60,000
Sweeper
1
1
1
1
1
1
1
1
1
1
$10,000
Tandem Plow
11
11
11
11
11
12
12
12
12
12
$400,000
Fendt tractor
1
1
1
1
1
1
1
1
1
1
$360,000
Trailer 20 ton
1
1
1
1
-
-
-
-
-
-
$55,000
Vans
1
1
1
1
1
1
1
1
-
-
$44,800
Grader
1
1
1
1
1
1
1
1
1
1
$600,000
Backhoe
1
1
1
1
1
1
1
1
1
1
$165,000
Loader
2
2
2
2
2
2
2
2
2
2
$360,000
Other Equipment
1
1
1
1
1
1
1
1
1
1
$18,700
Thompson Steamer
-
-
-
-
1
1
1
1
1
1
$20,000
Small Trailers 6 x 12
1
1
1
1
1
1
1
1
1
1
$3,000
30-Ton Flat bed float trailer
-
-
-
-
1
1
1
1
1
1
$50,000
Sign Truck
-
-
-
1
1
$140,000
Flat bed single axel
1
1
1
1
1
$6,000
Snow Blower
1
1
1
1
1
1
1
1
1
1
$55,000
Excavator
1
1
1
1
1
1
1
1
1
$250,000
Flail mower
-
1
1
1
$22,000
Forklift
-
1
$40,000
Shouldering machine
1
1
1
1
1
$60,000
Varriable message signs
2
2
2
2
2
6
$25,000
Winter liquid storage
1
1
1
1
1
1
1
1
1
1
$40,000
Kubota Lawn Mower
1
1
1
1
$20,000
Scissor lift
1
1
1
1
1
$25,000
Total
29
30
30
30
33
38
39
40
41
47
Population
56,606
57,177
57,964
59,141
60,845
62,479
63,754
64,273
64,721
65,299
Per Capita Standard
0.0005
0.0005
0.0005
0.0005
0.0005
0.0006
0.0006
0.0006
0.0006
0.0007
10 Year Average
2012-2021
Quantity Standard
0.0006
Quality Standard
$203,467
Service Standard
$122
D.C. Amount (before deductions)
9 Year
Forecast Population
7,655
$ per Capita
$122
Eligible Amount
$934,522
Watson & Associates Economists Ltd.
PAGE B-5
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table B-4
Historical Level of Service Calculation - Public Works - Facilities
Class of Service:
Public Works - Facilities
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Primrose Operations Centre
12,867
12,867
12,867
12,867
12,867
12,867
12,867
12,867
12,867
12,867
$350
$413
Salt Domes
18,424
18,424
18,424
18,424
18,424
18,424
18,424
18,424
18,424
18,424
$137
$178
Primrose Storage Garage
7,500
7,500
7,500
7,500
7,500
7,500
7,500
7,500
7,500
7,500
$132
$172
New Salt Dome with Amaranth (5,000 sq. ft. total)
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
$137
$178
Office Trailers (each)
2
2
$32,461
$35,815
Total
41,291
41,291
41,291
41,291
41,291
41,291
41,291
41,291
41,293
41,293
Population
56,606
57,177
57,964
59,141
60,845
62,479
63,754
64,273
64,721
65,299
Per Capita Standard
0.7294
0.7222
0.7124
0.6982
0.6786
0.6609
0.6477
0.6424
0.6380
0.6324
10 Year Average
2012-2021
Quantity Standard
0.6762
Quality Standard
$250
Service Standard
$169
D.C. Amount (before deductions)
9 Year
Forecast Population
7,655
$ per Capita
$169
Eligible Amount
$1,296,527
Watson & Associates Economists Ltd.
PAGE B-6
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table B-5
Historical Level of Service Calculation - Recreation Facilities
Service:
Recreation Facilities
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Corbetton Church Event Space
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
$330
$391
Total
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
Population
56,606
57,177
57,964
59,141
60,845
62,479
63,754
64,273
64,721
65,299
Per Capita Standard
0.0177
0.0175
0.0173
0.0169
0.0164
0.0160
0.0157
0.0156
0.0155
0.0153
10 Year Average
2012-2021
Quantity Standard
0.0164
Quality Standard
$390
Service Standard
$6
D.C. Amount (before deductions)
9 Year
Forecast Population
7,655
$ per Capita
$6
Eligible Amount
$48,992
Watson & Associates Economists Ltd.
PAGE B-7
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table B-6
Historical Level of Service Calculation - Public Health - Facilities
Service:
Public Health - Facilities
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Fergus Main Office
11,525
11,525
11,525
11,525
11,525
11,525
11,525
11,525
11,525
11,525
$311
$370
Guelph: Main - Chancellors Way
-
-
49,753
49,753
49,753
49,753
49,753
49,753
49,753
49,753
$311
$370
Guelph: Shelldale
3,097
3,097
3,097
3,097
3,097
3,097
3,097
3,097
3,097
3,097
$311
$370
Orangeville (New Facilitiy) - Broadway
-
-
24,289
24,289
24,289
24,289
24,289
24,289
24,289
24,289
$311
$370
Shelburne
666
666
666
666
666
666
666
666
666
666
$367
$431
Mount Forest
2,700
2,700
2,700
2,700
2,700
2,700
2,700
2,700
2,700
2,700
$311
$370
Total
17,988
17,988
92,030
92,030
92,030
92,030
92,030
92,030
92,030
92,030
Population
56,606
57,177
57,964
59,141
60,845
62,479
63,754
64,273
64,721
65,299
Per Capita Standard
0.3178
0.3146
1.5877
1.5561
1.5125
1.4730
1.4435
1.4319
1.4219
1.4094
10 Year Average
2012-2021
Quantity Standard
1.2468
Quality Standard
$371
Service Standard
$462
D.C. Amount (before deductions)
9 Year
Forecast Population
7,655
$ per Capita
$462
Eligible Amount
$3,536,610
Watson & Associates Economists Ltd.
PAGE B-8
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table B-7
Historical Level of Service Calculation - Ambulance Facilities
Service:
Ambulance Facilities
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Station 1 - Orangeville
7,857
7,857
7,857
7,857
7,857
7,857
7,857
7,857
7,857
7,857
$311
$370
Station 2 - Shelburne
1,800
1,800
3,510
3,510
3,510
3,510
3,510
3,510
3,510
3,510
$311
$370
Station 3 - Grand Valley
1,680
1,680
1,680
1,680
1,680
1,680
1,680
1,680
1,680
1,680
$311
$370
Total
11,337
11,337
13,047
13,047
13,047
13,047
13,047
13,047
13,047
13,047
Population
56,606
57,177
57,964
59,141
60,845
62,479
63,754
64,273
64,721
65,299
Per Capita Standard
0.2003
0.1983
0.2251
0.2206
0.2144
0.2088
0.2046
0.2030
0.2016
0.1998
10 Year Average
2012-2021
Quantity Standard
0.2077
Quality Standard
$370
Service Standard
$77
D.C. Amount (before deductions)
9 Year
Forecast Population
7,655
$ per Capita
$77
Eligible Amount
$588,134
Watson & Associates Economists Ltd.
PAGE B-9
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table B-8
Historical Level of Service Calculation - Ambulance Vehicles & Equipment
Service:
Ambulance Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Item)
Ambulances
8
8
8
8
8
8
8
9
9
9
$200,000
Community Paramedic Vehicle (Includes ERUs)
3
3
4
4
4
4
4
4
4
4
$83,000
Trailer
1
1
1
1
1
1
1
1
1
$19,500
Defibrillators
12
12
12
12
12
12
12
13
13
13
$35,000
Power Stretchers
9
9
9
9
9
9
9
10
10
10
$60,000
Stair Chairs
9
9
9
9
9
9
9
10
10
10
$2,000
Stair Chairs (Skid)
9
9
9
9
9
9
9
10
10
10
$5,000
Suction Units
13
13
13
13
13
13
13
14
14
14
$2,100
Patient Care Bags
14
14
14
14
14
14
14
15
15
15
$3,200
Total
78
78
79
79
79
79
79
86
86
85
Population
56,606
57,177
57,964
59,141
60,845
62,479
63,754
64,273
64,721
65,299
Per Capita Standard
0.0014
0.0014
0.0014
0.0013
0.0013
0.0013
0.0012
0.0013
0.0013
0.0013
10 Year Average
2012-2021
Quantity Standard
0.0013
Quality Standard
$39,223
Service Standard
$51
D.C. Amount (before deductions)
9 Year
Forecast Population
7,655
$ per Capita
$51
Eligible Amount
$390,328
Watson & Associates Economists Ltd.
PAGE B-10
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table B-9
Historical Level of Service Calculation - Long-term Care Facilities
Service:
Long-term Care Facilities
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
New Dufferin Oaks
101,253
101,253
101,253
101,253
101,253
101,253
101,253
101,253
101,253
101,253
$367
$431
Total
101,253
101,253
101,253
101,253
101,253
101,253
101,253
101,253
101,253
101,253
Population
56,606
57,177
57,964
59,141
60,845
62,479
63,754
64,273
64,721
65,299
Per Capita Standard
1.7887
1.7709
1.7468
1.7121
1.6641
1.6206
1.5882
1.5754
1.5645
1.5506
10 Year Average
2012-2021
Quantity Standard
1.6582
Quality Standard
$431
Service Standard
$715
D.C. Amount (before deductions)
9 Year
Forecast Population
7,655
$ per Capita
$715
Eligible Amount
$5,470,875
Watson & Associates Economists Ltd.
PAGE B-11
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table B-10
Historical Level of Service Calculation - Long-term Care Vehicles and Equipment
Service:
Long-term Care Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Vehicle)
Regular Van
2
2
3
3
3
3
3
3
3
3
$39,800
Wheelchair Van
2
2
2
2
3
3
3
3
3
3
$68,500
Bus
1
1
1
1
1
1
1
1
1
1
$112,000
Truck
1
1
1
1
1
1
1
1
1
1
$37,300
Total
6
6
7
7
8
8
8
8
8
8
Population
56,606
57,177
57,964
59,141
60,845
62,479
63,754
64,273
64,721
65,299
Per Capita Standard
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
10 Year Average
2012-2021
Quantity Standard
0.0001
Quality Standard
$71,500
Service Standard
$7
D.C. Amount (before deductions)
9 Year
Forecast Population
7,655
$ per Capita
$7
Eligible Amount
$54,733
Watson & Associates Economists Ltd.
PAGE B-12
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table B-11
Historical Level of Service Calculation - Child Care and Early Years Programs - Facilities
Service:
Child Care and Early Years Programs - Facilities
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Child Care Facilities
Jean Hamlyn Day Care Centre
5,500
5,500
5,500
5,500
5,500
5,500
5,500
5,500
$311
$370
OEYC - Arena, Grand Valley
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
$311
$370
OEYC - Mel Lloyd Centre (Bouwhuis
Basement)(1)
12,280
12,280
12,280
12,280
12,280
12,280
12,280
12,280
12,280
12,280
$156
$199
Shared Facilities
Edelbrock Centre (Ground Floor),
Orangeville
-
-
2,583
2,583
2,583
2,583
2,583
2,583
2,583
2,583
$336
$397
Total
18,780
18,780
21,363
21,363
21,363
21,363
21,363
21,363
15,863
15,863
Population
56,606
57,177
57,964
59,141
60,845
62,479
63,754
64,273
64,721
65,299
Per Capita Standard
0.3318
0.3285
0.3686
0.3612
0.3511
0.3419
0.3351
0.3324
0.2451
0.2429
10 Year Average
2012-2021
Quantity Standard
0.3239
Quality Standard
$267
Service Standard
$86
D.C. Amount (before deductions)
9 Year
Forecast Population
7,655
$ per Capita
$86
Eligible Amount
$660,933
Watson & Associates Economists Ltd.
PAGE B-13
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table B-12
Historical Level of Service Calculation - Housing Services
Service:
Housing Services
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
43 Bythia Street - Orangeville - Senior
60,486
60,486
60,486
60,486
60,486
60,486
60,486
60,486
60,486
60,486
$336
$397
56 Bythia Street - Orangeville
5,867
5,867
5,867
5,867
5,867
5,867
5,867
5,867
5,867
5,867
$227
$277
22 Third Ave - Orangeville
4,800
4,800
4,800
4,800
4,800
4,800
4,800
4,800
4,800
4,800
$336
$397
250 Simon Street - Shelburne -
Senior
42,768
42,768
42,768
42,768
42,768
42,768
42,768
42,768
42,768
42,768
$336
$397
207 William Street - Shelburne
3,356
3,356
3,356
3,356
3,356
3,356
3,356
3,356
3,356
3,356
$227
$277
227 William Street - Shelburne
13,536
13,536
13,536
13,536
13,536
13,536
13,536
13,536
13,536
13,536
$227
$277
71 Emma Street South - Grand Valley
- Senior
27,000
27,000
27,000
27,000
27,000
27,000
27,000
27,000
27,000
27,000
$336
$397
Single Family Units - Orangeville
9,600
9,600
9,600
9,600
9,600
9,600
9,600
$227
$277
40 Lawrence Avenue - Orangeville
30,000
30,000
30,000
30,000
30,000
30,000
30,000
30,000
30,000
30,000
$336
$397
301 First Avenue - Shelburne
-
-
-
28,000
28,000
28,000
28,000
28,000
28,000
28,000
$336
$397
54 Lawrence Avenue
-
-
-
30,000
30,000
30,000
30,000
$227
$277
McKelvie Burnside Village Apts
336
20,400
20,400
20,400
20,400
20,400
20,400
20,400
20,400
20,400
$336
$397
Total
197,749
217,813
217,813
245,813
245,813
245,813
275,813
266,213
266,213
266,213
Population
56,606
57,177
57,964
59,141
60,845
62,479
63,754
64,273
64,721
65,299
Per Capita Standard
3.4934
3.8095
3.7577
4.1564
4.0400
3.9343
4.3262
4.1419
4.1132
4.0768
10 Year Average
2012-2021
Quantity Standard
3.9849
Quality Standard
$374
Service Standard
$1,489
D.C. Amount (before deductions)
9 Year
Forecast Population
7,655
$ per Capita
$1,489
Eligible Amount
$11,398,678
Watson & Associates Economists Ltd.
PAGE B-14
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table B-13
Historical Level of Service Calculation - Waste Diversion - Facilities - Stations/Depots
Service:
Waste Diversion - Facilities - Stations/Depots
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Dufferin Transfer
-
12,500
12,500
12,500
12,500
12,500
12,500
12,500
12,500
12,500
$93
$129
Dufferin Scalehouse
-
800
800
800
800
800
800
800
800
800
$25
$54
19 Commerce Road
-
6,000
6,000
6,000
6,000
6,000
6,000
6,000
6,000
6,000
$81
$116
Total
-
19,300
19,300
19,300
19,300
19,300
19,300
19,300
19,300
19,300
Percentage attributable to Eligible Portion
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
Total Eligible Portion of Facilities
-
19,300
19,300
19,300
19,300
19,300
19,300
19,300
19,300
19,300
Population
56,606
57,177
57,964
59,141
60,845
62,479
63,754
64,273
64,721
65,299
Per Capita Standard
-
0.3375
0.3330
0.3263
0.3172
0.3089
0.3027
0.3003
0.2982
0.2956
10 Year Average
2012-2021
Quantity Standard
0.2820
Quality Standard
$122
Service Standard
$34
D.C. Amount (before deductions)
9 Year
Forecast Population
7,655
$ per Capita
$34
Eligible Amount
$263,026
Watson & Associates Economists Ltd.
PAGE B-15
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table B-14
Historical Level of Service Calculation - Waste Diversion - Vehicles & Equipment
Service:
Waste Diversion - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Vehicle)
Single Stream Rear Loaders
-
-
1
1
1
1
1
1
1
1
$367,200
Dual Stream Rear Loaders
-
9
9
9
9
9
9
9
9
9
$392,100
Dual Stream Side Loaders
-
1
1
1
1
1
1
1
1
1
$388,400
Front End Loader
-
6
6
6
6
6
6
6
6
6
$383,400
Single stream Side Load
-
1
1
1
1
1
1
1
1
1
$219,100
Large Truck
-
1
1
1
1
1
1
1
1
1
$105,800
Small Truck
-
1
1
1
1
1
1
1
1
1
$56,000
Fork lift
-
2
2
2
2
2
2
2
2
2
$59,100
Pick-up Truck
-
1
1
1
1
1
1
1
1
1
$308,700
Roll-Off Truck
-
1
1
1
1
1
1
1
1
1
$40,200
Vans
-
Total
-
23
24
24
24
24
24
24
24
24
Percentage attributable to Eligible Portion
100%
100%
100%
100%
100%
100%
100%
100%
100%
100%
Total Eligible Portion of Facilities
-
23
24
24
24
24
24
24
24
24
Population
56,606
57,177
57,964
59,141
60,845
62,479
63,754
64,273
64,721
65,299
Per Capita Standard
-
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
10 Year Average
2012-2021
Quantity Standard
0.0004
Quality Standard
$269,875
Service Standard
$108
D.C. Amount (before deductions)
9 Year
Forecast Population
7,655
$ per Capita
$108
Eligible Amount
$826,357
Watson & Associates Economists Ltd.
PAGE C-1
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Appendix C
Long Term Capital and
Operating Cost Examination
Watson & Associates Economists Ltd.
PAGE C-2
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Appendix C: Long-Term Capital and Operating
Cost Examination
As a requirement of the D.C.A. under subsection 10(2)(c), an analysis must be
undertaken to assess the long-term capital and operating cost impacts for the capital
infrastructure projects identified within the D.C. As part of this analysis, it was deemed
necessary to isolate the incremental operating expenditures directly associated with
these capital projects, factor in cost savings attributable to economies of scale or cost
sharing where applicable and prorate the cost on a per unit basis (i.e. sq.ft. of building
space, per vehicle, etc.). This was undertaken through a review of the County's 2020
Financial Information Return.
In addition to the operational impacts, over time the initial capital projects will require
replacement. This replacement of capital is often referred to as lifecycle cost. By
definition, lifecycle costs are all the costs which are incurred during the life of a physical
asset, from the time its acquisition is first considered, to the time it is taken out of
service for disposal or redeployment. The method selected for lifecycle costing is the
sinking fund method which provides that money will be contributed annually and
invested, so that those funds will grow over time to equal the amount required for future
replacement.
Table C-1 depicts the annual operating impact resulting from the proposed gross capital
projects at the time they are all in place. It is important to note that, while municipal
program expenditures will increase with growth in population, the costs associated with
the new infrastructure (i.e. facilities) would be delayed until the time these works are in
place.
Watson & Associates Economists Ltd.
PAGE C-3
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Table C-1
Operating and Capital Expenditure Impacts for Future Capital Expenditures
ANNUAL
LIFECYCLE
EXPENDITURES
ANNUAL
OPERATING
EXPENDITURES
TOTAL ANNUAL
EXPENDITURES
1.
Services Related to a Highway
293,419
302,000
595,419
2.
Long-term Care Services
-
-
-
3.
Child Care and Early Years Programs
-
-
-
4.
Public Health Services
-
-
-
5.
Ambulance
58,679
1,157,730
1,216,410
6.
Housing Services
-
-
-
7.
Waste Diversion
7,001
917,197
924,198
8.
Growth-Related Studies
-
-
-
Total
359,099
2,376,927
2,736,026
SERVICE/CLASS
Watson & Associates Economists Ltd.
PAGE D-1
H:\Dufferin\2022 DC\Report\Dufferin County Development Charge Bakcground Study - Final.docx
Appendix D
Draft D.C. By-law
CORPORATION OF THE COUNTY OF DUFFERIN
BY-LAW NUMBER 2022-XX
A BY-LAW TO ESTABLISH DEVELOPMENT
CHARGES FOR THE CORPORATION OF THE
COUNTY OF DUFFERIN.
WHEREAS subsection 2(1) of the Development Charges Act, 1997, S.O. 1997,
c. 27 (hereinafter called the "Act") provides that the council of a municipality may
pass by-laws for the imposition of Development Charges against land for
increased Capital Costs required because of the need for Services arising from
Development in the area to which the By-law applies;
AND WHEREAS the Council of The Corporation of the County of Dufferin (the
"County") has given Notice in accordance with section 12 of the Act, of its
intention to pass a by-law under section 2 of the said Act;
AND WHEREAS the Council of the County has heard all persons who applied to
be heard, no matter whether in objection to, or in support of, the development
charge proposal at a public meeting held on June 9, 2022;
AND WHEREAS the Council of the County had before it a report entitled
Development Charge Background Study, dated May 13, 2022, prepared by
Watson & Associated Economists Ltd., (the "Study") wherein it is indicated that
the Development of any land within the County will increase the need for services
as defined herein;
AND WHEREAS the Council of the County has indicated its intent that the future
excess capacity identified in the Study shall be paid for by the Development
Charges or other similar charges;
AND WHEREAS following the Public Meeting, Council afforded the public an
additional period of time for the submission of further written representations;
AND WHEREAS Council has further considered the Study and the by-law in light
of any further written representations received;
AND WHEREAS by this by-law Council has indicated that it intends to ensure
that the increase in the need for services attributable to the anticipated
development will be met as set out in the Capital Programs contained in the
Study;
AND WHEREAS by this by-law Council has determined that no further public
meetings are required under section 12 of the Act.
NOW THEREFORE THE COUNCIL OF THE COUNTY OF DUFFERIN ENACTS
AS FOLLOWS:
DEFINITIONS
1.
In this by-law,
(1)
"Apartment dwelling" means any dwelling unit within a building
containing more than four dwelling units where the units are
connected by an interior corridor;
(2)
"Assessment Act" means the Assessment Act, 1990, R.S.O. 1990,
c. A.31, as amended;
(3)
"Building Code Act, 1992" means the Building Code Act, 1992, S.O.
1992, c. 23, as amended;
(4)
"Capital cost" means costs incurred or proposed to be incurred by
the County or a local board thereof directly or by others on behalf
of, and as authorized by, the County or local board,
(a)
to acquire land or an interest in land, including a leasehold
interest;
(b)
to improve land;
(c)
to acquire, lease, construct or improve buildings and
structures;
(d)
to acquire, lease, construct or improve facilities including,
(i)
rolling stock with an estimated useful life of seven
years or more,
(ii)
furniture and equipment, other than computer
equipment, and
(iii)
materials acquired for circulation, reference or
information purposes by a library board as defined in
the Public Libraries Act, 1990 , R.S.O. 1990, c. P.44,
and
(e)
to undertake studies in connection with any of the matters
referred to in clauses (a) to (d);
(f)
to complete the development charge background study
under section 10 of the Act;
(g)
as interest on money borrowed to pay for costs in (a) to (d);
required for provision of services designated in this by-law within or
outside the County;
(5)
"Council" means the Council of The Corporation of the County of
Dufferin;
(6)
"Development" means any activity or proposed activity in respect of
land that requires one or more of the actions referred to in section 7
of this by-law and including the redevelopment of land or the
redevelopment, expansion, extension or alteration of a use, building
or structure except interior alterations to an existing building or
structure which do not change or intensify the use of land;
(7)
"Development charge" means a charge imposed pursuant to this
By-law;
(8)
"District school board" means a board defined in subsection 1(1) of
the Education Act, 1990, R.S.O. 1990, c. e.2;
(9)
"Dwelling unit" means a room or suite of rooms used, or designed
or intended for use by, one person or persons living together, in
which culinary and sanitary facilities are provided for the exclusive
use of such person or persons;
(10)
"Existing Residential Building/Dwelling" means a residential
building/dwelling, containing at least one dwelling unit, that existed
on a parcel of land as of the Augst 24, 2022 and which was not
exempt from the payment of D.C.s pursuant to Section 2(3)(b) of
the Act or the first residential building/dwelling, containing at least
one dwelling unit, constructed on a vacant parcel of land after the
date of by-law passage, and for which D.C.s were paid.
(11)
"Farm building" means a building or structure actually used as part
of or in connection with a bona fide farming operation and includes
barns, silos and other buildings or structures ancillary to a bona fide
farming operation, but excluding a residential use. Notwithstanding
the foregoing, a farm building does not include retails sales
activities including, but not limited to restaurants; banquet facilities;
hospitality and accommodation facilities; gift shops; services related
to grooming, boarding or breeding of household pets; and
marijuana and alcohol processing or production facilities;
(12)
"Grade" means the average level of finished ground adjoining a
building or structure at all exterior walls;
(13)
"Gross floor area" means the total floor area measured between the
outside of exterior walls, or between the outside of exterior walls
and the centre line of party walls dividing the building from another
building, of all floors above the average level of finished ground
adjoining the building at its exterior walls;
(14)
"Industrial building" means a building used for or in connection with,
(a)
manufacturing, producing, processing, storing or distributing
something,
(b)
research
or
development
in
connection
with
the
manufacturing, producing or processing something,
(c)
retail sales by a manufacturer, producer or processor of
goods they manufactured, produced or processed, if the
retail sales are at the site where the manufacturing,
production, or processing takes place,
(d)
office or administrative purposes, if they are,
(i)
carried out with respect to manufacturing, producing,
processing, storage or distributing of something, and
(ii)
in or attached to the building or structure used for that
manufacturing, producing, processing, storage or
distribution;
(15)
"institutional" means development of a building or structure
intended for use:
(a)
as a long-term care home within the meaning of
Subsection 2 (1) of the Long-Term Care Homes Act,
2007;
(b)
as a retirement home within the meaning of
Subsection 2(1) of the Retirement Homes Act, 2010.
(c)
By any institution of the following post-secondary
institutions for the objects of the institution:
(i)
a university in Ontario that receives direct,
regular and ongoing operation funding from
the Government of Ontario;
(ii)
a college or university federated or affiliated
with a university described in subclause (i); or
(iii)
an Indigenous Institute prescribed for the
purposes of section 6 of the Indigenous
Institute Act, 2017;
(d)
as a memorial home, clubhouse or athletic grounds
by an Ontario branch of the Royal Canadian Legion;
or
(e)
as a hospice to provide end of life care;
(16)
"Local board" means a public utility commission, public library
board, local board of health, or any other board, commission,
committee or body or local authority established or exercising any
power or authority under any general or special Act with respect to
any of the affairs or purposes of the County or any part or parts
thereof;
(17)
"Local services" means those services or facilities which are under
the jurisdiction of the County and are related to a plan of
subdivision or within the area to which the plan relates, required as
a condition of approval under s.51 of the Planning Act or as a
condition of approval under s.53 of the Planning Act;
(18)
"non-profit housing development" means development of a building
or structure intended for use as residential premises by:
(a)
a corporation to which the Not-for-Profit Corporations
Act, 2010 applies, that is in good standing under that
Act and whose primary object is to provide housing;
(b)
a corporation without share capital to which the
Canada Not-for-profit Corporation Act applies, that is
in good standing under that Act and whose primary
objective is to provide housing; or
(c)
a non-profit housing co-operative that is in good
standing under the Co-operative Corporations Act;
(19)
"Non-residential uses" means a building or structure used for other
than a residential use;
(20)
"Owner" means the owner of land or a person who has made
application for an approval for the development of land upon which
a development charge is imposed;
(21)
"Places of worship" means that part of the building or structure that
is exempt from taxation as a place of worship under the
Assessment Act;
(22)
"Planning Act" means the Planning Act, 1990, R.S.O. 1990, c. P.13,
as amended;
(23)
"Protracted" means in relation to a temporary building or structure,
the persistence of its construction, erection, placement on land,
alteration or of an addition to it for a continuous period exceeding
eight months;
(24)
"Regulation" means any regulation made pursuant to the Act;
(25)
"Rental housing" means development of a building or structure
with four or more dwelling units all of which are intended for
use as rented residential premises;
(26)
"Residential uses" means lands, buildings or structures or portions
thereof used, or designed or intended for use as a home or
residence of one or more individuals, and shall include a single
detached dwelling, a semi-detached dwelling, a row or other
multiple dwelling, an apartment dwelling, a stacked townhouse, and
the residential portion of a mixed-use building or structure;
(27)
"Row or other multiple dwelling" means all dwelling units other than
single detached dwellings, semi-detached dwellings, and apartment
dwellings;
(28)
"Semi-detached dwelling" means a building divided vertically into
two dwelling units each of which has a separate entrance and
access to grade;
(29)
"Services" means services set out in Schedule "A" to this By-law;
(30)
"Single detached dwelling" means a completely detached building
containing only one dwelling unit;
(31)
"Stacked Townhouses" means a building containing at least 3
dwelling units each dwelling unit separated vertically and/or
horizontally and each dwelling unit having a separate entrance to
grade;
(32)
"Temporary structure" means a building or structure constructed or
erected or placed on land for a continuous period not exceeding
eight months, or an addition or alteration to a building or structure
that has the effect of increasing the gross floor area thereof for a
continuous period not exceeding eight months;
CALCULATION OF DEVELOPMENT CHARGES
2.
(1)
Subject to the provisions of this By-law, development charges
against land in the County shall be imposed, calculated and
collected in accordance with the base rates set out in Schedule "B",
which relate to the services set out in Schedule "A".
(2)
The development charge with respect to the use of any land,
buildings or structures shall be calculated as follows:
(a)
in the case of residential development or redevelopment, or
a residential portion of a mixed-use development or
redevelopment, the sum of the product of the number of
dwelling units of each type multiplied by the corresponding
total amount for such dwelling unit type, as set out in
Schedule "B";
(b)
in
the
case
of
non-residential
development
or
redevelopment, or a non-residential portion of a mixed-use
development or redevelopment, the development charge
shall be the gross floor area of such area multiplied by the
corresponding total dollar amount per square foot of gross
floor area, as set out in Schedule "B".
(3)
Council hereby determines that the development or redevelopment
of land, buildings or structures for residential and non-residential
uses will require the provision, enlargement or expansion of the
services referenced in Schedule "A".
PHASE-IN OF DEVELOPMENT CHARGES AND TRANSITION PROVISIONS
3.
(1)
The development charges imposed pursuant to this by-law are not
being phased in and are payable in full, subject to the exemptions
herein, from the effective date of this by-law, subject to subsection
4(2).
APPLICABLE LANDS
4.
(1)
Subject to sections 5 and 6, this by-law applies to all lands in the
County, whether or not the land or use is exempt from taxation
under section 3 of the Assessment Act.
(2)
This by-law shall not apply to land that is owned by and used for
the purposes of:
(a)
a district school board;
(b)
any municipality or local board thereof;
(c)
a place of worship exempt under s.3 of the Assessment Act;
(d)
a public hospital under the Public Hospitals Act, 1990,
R.S.O. 1990, c. P. 40;
(e)
farm buildings as defined herein; or
(f)
land vested in or leased to a university that receives regular
and ongoing operating funds from the government for the
purposes of post-secondary education if the development in
respect of which development charges would otherwise be
payable is intended to be occupied and used by the
university.
TEMPORARY BUILDINGS OR STRUCTURES
5.
(1)
Subject to Subsections (2) and (3), temporary buildings or
structures shall be exempt from the payment of development
charges.
(2)
In the event that a temporary building or structure becomes
protracted, it shall be deemed not to be, nor ever to have been, a
temporary building or structure, and the development charges
required to be paid under this By-law shall become payable on the
date the temporary building or structure becomes protracted.
(3)
Prior to the issuance of a building permit for a temporary building or
structure, the County may require an owner to enter into an
agreement, including the provision of security for the owner's
obligation under the agreement, pursuant to section 27 of the Act
providing for all or part of the development charge that would be
required by Subsection (2) if the temporary building or structure
became protracted, to be paid. The terms of such agreement shall
then prevail over the provisions of this By-law.
RULES WITH RESPECT TO EXEMPTIONS FOR INTENSIFICATION OF
EXISTING HOUSING
6.
(1)
Notwithstanding section 4 above, no development charge shall be
imposed with respect to developments or portions of developments
as follows:
(a)
the enlargement of an existing residential dwelling unit;
(b)
the creation of a maximum of two additional dwelling units in
an existing single detached dwelling or structure ancillary to
such dwelling. The total gross floor area of the additional
dwelling unit or units must be less than or equal to the gross
floor area of the dwelling unit already in the existing
residential building/dwelling
(c)
the creation of additional dwelling units equal to the greater
of one or 1% of the existing dwelling units in an existing
residential rental building containing four or more dwelling
units or within a structure ancillary to such residential
building;
(d)
the creation of one additional dwelling unit in any other
existing residential building/dwelling or within a structure
ancillary to such residential building/dwelling. The gross
floor area of the additional dwelling unit must be less than or
equal to the gross floor area of the smallest dwelling unit
already in the existing residential building/dwelling; or
(e)
the creation of a second dwelling unit in prescribed classes
of proposed new residential buildings, including structures
ancillary to dwellings, subject to the following restrictions:
Item
Name of Class of
Proposed New
Residential Buildings
Description of Class of Proposed
New Residential Buildings
Restrictions
The proposed new detached dwelling
must only contain two dwelling units.
The proposed new detached dwelling
must be located on a parcel of land on
which no other detached dwelling, semi-
detached dwelling or row dwelling would
be located.
The proposed new semi-detached
dwelling or row dwelling must only
contain two dwelling units.
The proposed new semi-detached
dwelling or row dwelling must be located
on a parcel of land on which no other
detached dwelling, semi-detached
dwelling or row dwelling would be
located.
The proposed new detached dwelling,
semi-detached dwelling or row dwelling,
to which the proposed new residential
building would be ancillary, must only
contain one dwelling unit.
The gross floor area of the dwelling unit
in the proposed new residential building
must be equal to or less than the gross
floor area of the detached dwelling, semi-
detached dwelling or row dwelling to
which the proposed new residential
building is ancillary.
3
Proposed new
residential buildings that
would be ancillary to a
proposed new
detached dwelling,
semi-detached dwelling
or row dwelling
Proposed new residential buildings that
would be ancillary to a proposed new
detached dwelling, semi-detached
dwelling or row dwelling and that are
permitted to contain a single dwelling
unit.
1
Proposed new
detached dwellings
Proposed new residential buildings that
would not be attached to other buildings
and that are permitted to contain a
second dwelling unit, that being either of
the two dwelling units, if the units have
the same gross floor area, or the smaller
of the dwelling units.
2
Proposed new semi-
detached dwellings or
row dwellings
Proposed new residential buildings that
would have one or two vertical walls, but
no other parts, attached to other
buildings and that are permitted to
contain a second dwelling unit, that being
either of the two dwelling units, if the
units have the same gross floor area, or
the smaller of the dwelling units.
(2)
In addition to the restrictions outlined in Subsection 6. (1) (e), for
the purposes of the exemption for an additional residential unit in a
building ancillary to a proposed new Single Detached, Semi-
Detached or Row Townhouse Dwelling, the proposed new Single
Detached, Semi-Detached or Row Townhouse Dwelling must be
located on a parcel of land on which no other Single Detached,
Semi-Detached or Row Townhouse dwelling is or would be located.
(3)
Notwithstanding subsection 5(1)(b), development charges shall be
calculated and collected in accordance with Schedule "B" where the
total residential gross floor area of the additional one or two
dwelling units is greater than the total gross floor area of the
existing single detached dwelling unit.
(3)
Notwithstanding subsection 5(1)(c), development charges shall be
calculated and collected in accordance with Schedule "B" where the
additional dwelling unit has a residential gross floor area greater
than,
(a)
in the case of a semi-detached house or multiple dwelling,
the gross floor area of the smallest existing dwelling unit,
and
(b)
in the case of any other residential building, the residential
gross floor area of the smallest existing dwelling unit.
RULES WITH RESPECT TO INDUSTRIAL ENLARGEMENT
7.
If the gross floor area of an industrial building is enlarged by 50 per cent or
less, the amount of the development charge in respect of the enlargement
is zero.
8.
Where the gross floor area of an industrial building is enlarged by more
than 50 percent, the amount of the development charge in respect of the
enlargement is the amount of the development charge that would
otherwise be payable, multiplied by the fraction which results from the
amount by which the enlargement exceeds 50 percent of the gross floor
area before the enlargement.
9.
For the purposes of calculating the floor area of the existing industrial
building, floor area created by a previous enlargement that was exempt
from the payment of D.C.s shall not be included
RULES WITH RESPECT TO REDEVELOPMENT
10.
Despite any other provisions of this by-law, where, as a result of the
redevelopment of land, a building or structure existing on the same land
within 60 months prior to the date of payment of development charges in
regard to such redevelopment was, or is to be demolished, in whole or in
part, or converted from one principal use to another principal use on the
same land, in order to facilitate the redevelopment, the development
charges otherwise payable with respect to such redevelopment shall be
reduced by the following amounts:
(1)
in the case of a residential building or structure, or in the case of a
mixed-use building or structure, the residential uses in the mixed-
use building or structure, an amount calculated by multiplying the
applicable development charge under Subsection 2. (2) (a) by the
number, according to type, of dwelling units that have been or will
be demolished or converted to another principal use; and
(2)
in the case of a non-residential building or structure or, in the case
of mixed-use building or structure, the non-residential uses in the
mixed-use building or structure, an amount calculated by
multiplying the applicable development charges under subsection
2. (2) (b), by the gross floor area that has been or will be
demolished or converted to another principal use;
11.
A credit can, in no case, exceed the amount of the development charge
that would otherwise be payable, and no credit is available if the existing
land use is exempt under this by-law.
12.
No credit shall be given with respect to demolitions or conversion where
the existing use was not capable of being occupied in accordance with
municipal by-laws and codes as determined by the County.
DEVELOPMENT CHARGES IMPOSED
13.
(1)
Subject to subsection (2), development charges shall be calculated
and collected in accordance with the provisions of this by-law and
be imposed on land to be developed for residential and non-
residential use, where, the development requires,
(i)
the passing of a zoning by-law or an amendment thereto
under section 34 of the Planning Act;
(ii)
the approval of a minor variance under section 45 of the
Planning Act;
(iii)
a conveyance of land to which a by-law passed under
subsection 50(7) of the Planning Act applies;
(iv)
the approval of a plan of subdivision under section 51 of the
Planning Act;
(v)
a consent under section 53 of the Planning Act;
(vi)
the approval of a description under section 50 of the
Condominium Act, 1998, S.O. 1998, c. 19; or
(vii)
the issuing of a permit under the Building Code Act, 1992, in
relation to a building or structure.
(2)
Subsection (1) shall not apply in respect to:
(a)
local services installed or paid for by the owner within a plan
of subdivision or within the area to which the plan relates, as
a condition of approval under section 51 of the Planning Act;
(b)
local services installed or paid for by the owner as a
condition of approval under section 53 of the Planning Act.
LOCAL SERVICE INSTALLATION
14.
Nothing in this by-law prevents Council from requiring, as a condition of an
agreement under section 51 or 53 of the Planning Act, that the owner, at
his or her own expense, shall install or pay for such local services, within
the Plan of Subdivision or within the area to which the plan relates, as
Council may require.
MULTIPLE CHARGES
15.
(1)
Where two or more of the actions described in Subsection 13(1) are
required before land to which a development charge applies can be
developed, only one development charge shall be calculated and
collected in accordance with the provisions of this by-law.
(2)
Notwithstanding subsection (1), if two or more of the actions
described in subsection 13(1) occur at different times, and if the
subsequent action has the effect of increasing the need for
municipal services as set out in Schedule "A", an additional
development charge on the additional residential units and non-
residential floor area, shall be calculated and collected in
accordance with the provisions of this by-law.
SERVICES IN LIEU
16.
(1)
Council may authorize an owner, through an agreement under
section 38 of the Act, to substitute such part of the development
charge applicable to the owner's development as may be specified
in the agreement, by the provision at the sole expense of the
owner, of services in lieu. Such agreement shall further specify that
where the owner provides services in lieu in accordance with the
agreement, Council shall give to the owner a credit against the
development charge in accordance with the agreement provisions
and the provisions of section 39 of the Act, equal to the reasonable
cost to the owner of providing the services in lieu. In no case shall
the agreement provide for a credit which exceeds the total
development charge payable by an owner to the County in respect
of the development to which the agreement relates.
(2)
In any agreement under subsection 16(1), Council may also give a
further credit to the owner equal to the reasonable cost of providing
services in addition to, or of a greater size or capacity, than would
be required under this by-law.
(3)
The credit provided for in subsection (2) shall not be charged to any
development charge reserve fund.
TIMING OF CALCULATION AND PAYMENT
17.
(1)
Development charges shall be calculated and payable in full in
money or by provision of services as may be agreed upon, or by
credit granted and defined by various references in the Act, on the
date that the first building permit is issued in relation to a building or
structure on land to which a development charge applies.
(2)
Where development charges apply to land in relation to which a
building permit is required, the building permit shall not be issued
until the development charge has been paid in full.
(3)
Notwithstanding Subsection 17. (1), Development Charges for
rental housing and institutional developments are due and payable
in 6 installments commencing with the first installment payable on
the date of occupancy, and each subsequent installment, including
interest as provided in the County's Council approved Development
Charge Interest Policy, payable on the anniversary date each year
thereafter.
(4)
Notwithstanding Subsection 17. (1), Development Charges for non-
profit housing developments are due and payable in 21 installments
commencing with the first installment payable on the date of first
occupancy, and each subsequent installment, including interest as
provided in the County's Council approved Development Charge
Interest Policy, payable on the anniversary date each year
thereafter.
(5)
Where the development of land results from the approval of a Site
Plan or Zoning Bylaw Amendment made on or after January 1,
2020, and the approval of the application occurred within 2 years of
building permit issuance, the Development Charges under
Subsections 17. (1), 17. (3) and 17. (4) shall be calculated based
on the rates set out in Schedule "B" on the date the planning
application was made, including interest as provided in the
County's Council approved Development Charge Interest Policy.
Where both planning applications apply Development Charges
under Subsections 17. (1), 17. (3) and 17. (4) shall be calculated on
the rates, including interest as provided in the County's Council
approved Development Charge Interest Policy, set out in Schedule
"B" on the date of the later planning application.
(6)
Despite Subsections 17. (1), 17. (3), 17. (4) and 17. (5), Council
from time to time, and at any time, may enter into agreements
providing for all or any part of a development charge to be paid
before or after it would otherwise be payable, in accordance with
section 27 of the Act.
RESERVE FUNDS
18.
(1)
Monies received from payment of development charges under this
by-law shall be maintained in separate reserve funds as per the
classes of service set out in Schedule "A".
(2)
Monies received for the payment of development charges shall be
used only in accordance with the provisions of section 35 of the
Act.
(3)
Where any development charge, or part thereof, remains unpaid
after the due date, the amount unpaid shall be added to the tax roll
and shall be collected as taxes.
(4)
Where any unpaid development charges are collected as taxes
under subsection (4), the monies so collected shall be credited to
the development charge reserve funds referred to in subsection (1).
(5)
The Treasurer of the County shall in each year, furnish to Council a
statement in respect of the reserve funds established hereunder for
the prior year, containing the information set out in section 12 of
O.Reg. 82/98.
BY-LAW AMENDMENT OR APPEAL
19.
(1)
Where this by-law or any development charge prescribed
thereunder is amended or repealed either by order of the Ontario
Land Tribunal or by Council, the Treasurer of the County shall
calculate forthwith the amount of any overpayment to be refunded
as a result of said amendment or repeal.
(2)
Refunds that are required to be paid under subsection (1) shall be
paid with interest to be calculated as follows:
(a)
Interest shall be calculated from the date on which the
overpayment was collected to the date on which the refund
is paid;
(b)
The Bank of Canada interest rate in effect on the date of
enactment of this by-law shall be used.
(4)
Refunds that are required to be paid under subsection (1) shall
include the interest owed under this section.
DEVELOPENT CHARGE REFUNDS
20.
If a Development Charge is paid at the time a building permit is issued and
no building proceeds pursuant to the said permit and the building permit
has expired, the registered owner may apply to the Treasurer of the
Municipality for a refund of the Development Charge paid at the time the
building permit was issued within one year of payment to the Municipality
provided the building permit is surrendered with the said refund
application, if not already surrendered
BY-LAW INDEXING
21.
The development charges set out in Schedule "B" to this by-law shall be
adjusted annually as of January 1, without amendment to this by-law, in
accordance with the most recent twelve month change in the Statistics
Canada Non-residential Building Construction Price Index for Toronto.
SEVERABILITY
22.
In the event any provision, or part thereof, of this by-law is found by a
court of competent jurisdiction to be ultra vires, such provision, or part
thereof, shall be deemed to be severed, and the remaining portion of such
provision and all other provisions of this by-law shall remain in full force
and effect.
HEADINGS FOR REFERENCE ONLY
23.
The headings inserted in this by-law are for convenience of reference only
and shall not affect the construction or interpretation of this by-law.
BY-LAW REGISTRATION
24.
A certified copy of this by-law may be registered on title to any land to
which this by-law applies.
BY-LAW ADMINISTRATION
25.
This by-law shall be administered by the Treasurer of the County.
SCHEDULES TO THE BY-LAW
26.
The following Schedules to this by-law form an integral part of this by-law:
Schedule "A" - Designated Classes of Municipal Services Under this By-
Law
Schedule "B" - Schedule of Development Charges
EXISTING BY-LAW REPEAL
27.
That By-Law 2017-37 is hereby repealed effective August 24, 2022.
DATE BY-LAW EFFECTIVE
28.
This By-law shall come into force and effect on August 24, 2022.
SHORT TITLE
2*.
This by-law may be cited as the "County of Dufferin Development Charges
By-law, 2022".
READ a first, second and third time and finally passed this 14th day of July,
2022.
_______________________
__________________________
Warden
Clerk
SCHEDULE "A"
TO BY-LAW 2022-XX
CLASSES OF DESIGNATED MUNICIPAL SERVICES UNDER THIS BY-LAW
1.
Services Related to a Highway
2.
Long-term Care Services
3.
Child Care and Early Years Programs
4.
Public Health Services
5.
Ambulance
6.
Housing Services
7.
Waste Diversion
8.
Growth-Related Studies
COUNTY OF DUFFERIN
SCHEDULE "B"
BY-LAW NO. 2022-XX
SCHEDULE OF DEVELOPMENT CHARGES
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Stacked
Townhouses
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Services Related to a Highway
1,693
1,300
803
803
580
0.57
Long-term Care Services
-
-
-
-
-
-
Child Care and Early Years Programs
221
170
105
105
76
-
Public Health Services
469
360
223
223
161
0.15
Ambulance
272
209
129
129
93
0.09
Housing Services
2,272
1,744
1,078
1,078
779
-
Waste Diversion
79
61
37
37
27
0.03
Growth-Related Studies
50
38
24
24
17
0.02
Total Municipal Wide Services/Class of Services
5,056
3,882
2,399
2,399
1,733
0.86
RESIDENTIAL
Service/Class of Service