By-law Number 2020-09-039 - A By-law with respect to Development Charges
Laurentian Valley, Ontario
· No. 2020-09-039
· adopted 2020-09-01
· summary & facts
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THE CORPORATION OF THE MUNICIPALITY OF
THE TOWNSHIP OF LAURENTIAN VALLEY
BY-LAW NUMBER 2020-09-039
A BY-LAW WITH RESPECT TO DEVELOPMENT CHARGES
WHEREAS the Development Charges Act, 1997, permits Council to pass by-laws for
the imposition of development charges if development or redevelopment of land within
the municipality is for uses which would increase the need for services and any one or
more of the actions set out in subsection 2.(2) of the said Development Charges Acct,
1997, is required for such development or redevelopment;
AND WHEREAS Council had before it a background study entitled the "Development
Charges Study Final Report Township of Laurentian Valley" dated July, 2020,
hereinafter called "the Study';
AND WHEREAS Council has reviewed the Study and has considered the comments of
the public at a public meeting duly held on Tuesday September 1, 2020, to consider the
enactment of a By-law under the said Development Charges Act, 1997, as amended.
NOW THEREFORE the Council of the Corporation of the Municipality of the Township
of Laurentian Valley, enacts as follows:
1. In this By-law:
(a) "Act" means the Development Charges Act, 1997, as amended;
(b) "Agricultural Use" means when referring to the use of a building or structure, a
use for which a permit is issued under the Ontario Building Code in
accordance the Canadian Farm Building Code for a bona fide farming
operation, and includes greenhouses which are not connected to municipal
sewer and/or water services, sod farms and farms for the breeding and
boarding of horses, and includes barns, silos and other ancillary buildings to
such agricultural use, excluding any residential or commercial component
thereof;
(c) "Board of Education" means a board as defined in subsection 1(1) of the
Education Act;
(d) "Capital Cost" means costs incurred or proposed to be incurred by the
Municipality or a local board directly or on behalf of, and as authorized by, a
municipality or local board:
i) Costs to acquire land or an interest in land, including a leasehold interest;
ii) Costs to improve land;
ili) Costs to acquire, lease, construct or improve buildings or structures;
iv) Costs to acquire, lease, construct or improve facilities including,
1. rolling stock with an estimated useful life of seven years or more,
2. furniture and equipment other than computer equipment, and
3. materials acquired for circulation, reference or information purposes by
a library board as defined in the Public Libraries Act;
v) Costs to undertake studies in connection with any of the matters referred
to in clauses (i) through (iv);
vi) Costs of the development charge background study; and
vii) Interest on money borrowed to pay for costs described in clauses (i)
through (iv).
(e) "Commercial Use" means a use of land, building or structure for the purpose
of buying or selling commodities and/or supplying services, but does not
include residential, industrial, institutional or agricultural uses as otherwise
defined in this By-law;
(f) "Council" means the elected Council of the Township of Laurentian Valley.
(g) "Development" includes redevelopment.
(h) "Development Charge" means a charge imposed against land with respect to
the growth-related net capital costs under this By-law.
(i) "Dwelling, Single Detached" means a single dwelling unit which is freestanding,
separate and detached from other main buildings or main structures and
includes a prefabricated single dwelling unit but does not include a mobile
home.
(j) "Dwelling Unit" means a suite of habitable rooms which:
i) is located in a building;
ii) is used or is intended to be used in common by one or more persons as a
single, independent and separate housekeeping establishment;
ili) Contains food preparation and sanitary facilities provided for the exclusive
common use of the occupants thereof; and
iv) has a private entrance directly from outside the building or from a
common hallway or stairway inside the building.
(k) "Dwelling Unit, Apartment" means a dwelling unit located in any one of the
following types of dwellings:
i) "Dwelling, Apartment" means the whole of a building not otherwise
defined herein, which contains four (4) or more dwelling units serviced by
a common entrance or by an independent entrance directly from the
outside in which the occupants have the right to use in common any
corridors, stairs or elevators contained therein, and the yards appurtenant
thereto.
ii) "Dwelling, Accessory" means a dwelling unit accessory to a permitted
non-residential use and located within the same building or structure as
the permitted non-residential use, but shall not include an accessory
single attached dwelling unit or an accessory single detached dwelling
unit as otherwise defined in this By-law.
(I) "Dwelling Unit, Single Attached" means a dwelling unit located in any one of the
following types of dwellings:
i) "Dwelling, Duplex" means a building that is divided horizontally into two
(2) separate dwelling units each of which has an independent entrance
either directly from outside or through a common vestibule; or
ii) "Dwelling, Multiple Attached" shall mean a building that is divided
vertically into three (3) or more dwelling units, each of which has a
separate and independent entrance at finished grade and separated from
the outside in which occupants have the right to use in common any
corridors, stairs or elevators contained therein, and the yards appurtenant
thereto; or
iv) "Dwelling, Quadruplex" shall mean the whole of a dwelling house that is
divided vertically by common masonry walls into four separate dwelling
units each of which has two common masonry walls; or
v) "Dwelling, Row House" means a building that is divided vertically into
three or more dwelling units, each of which has a separate and
independent entrance at finished grade and separated from the adjoining
unit or units by a common unpierced wall with no interior access between
each dwelling unit. Townhouse shall have a corresponding meaning; or
vi) "Dwelling, Semi-Detached" means a building that is divided vertically into
two separate dwelling units; or
vii) "Dwelling, Triplex" means the whole of a building that is divided
horizontally into three separate dwelling units each of which has an
independent entrance either directly from outside or through a common
vestibule.
(m) i) "Existing" means existing as of the date of passing of this By-law.
ii) "Existing Industrial Building" means a building used for or in connection
with,
1. manufacturing, producing, processing, storing, or distributing
something,
2. research or development in connection with manufacturing, producing
or processing something,
3. retail sales by a manufacturer, producer or processor of something
they manufactured, produced or processed, if the retail sales are at
the site where the manufacturing, producing or processing takes
place,
4. office or administrative purposes, if they are,
a) carried out with respect to manufacturing, producing,
processing, storage or distributing something, and
b) in or attached to the building or structure used for that
manufacturing, producing, processing, storage or
distribution.
(n) "Gross Floor Area (g.f.a.)" 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.
(0) "Growth-Related Net Capital Costs" means the portion of the net capital cost
of services that is reasonably attributed to the need for such net capital cost
that results or will result from new development in all or a defined part of the
Municipality.
(p) "Industrial Use" means land, buildings or structures used for or in connection
with,
i) manufacturing, producing, processing, storing, or distributing something,
ii) research or development in connection with manufacturing, producing or
processing something,
ili) retail sales by a manufacturer, producer or processor of something they
manufactured, produced or processed, if the retail sales are at the site
where the manufacturing, producing or processing takes place,
iv) office or administrative purposes, if they are,
1. carried out with respect to manufacturing, producing, processing,
storage or distributing something, and
2. in or attached to the building or structure used for that manufacturing,
producing, processing, storage or distribution;
v) but does not include residential, commercial, institutional or agricultural
uses as otherwise defined in this By-law.
(q) "Institutional Use" means a use of land, building or structure for social
purposes but not for commercial or industrial purposes as defined in this By-
law and may include religious, charitable, fraternal, philanthropic or other
similar uses.
(r) "Local Board" means a local board as defined in Section 1 of the Municipal
Affairs Act other than a board as defined in subsection 1 (1) of the Education
Act.
(s) "Mobile Home" means any dwelling that is designed to be made mobile and
constructed or manufactured to be used in like manner as a single detached
dwelling for the permanent accommodation of one or more persons,
notwithstanding that the running gear is or may be removed, or that such
dwelling is or may be fixed on a finished and permanent foundation or has
become in any other manner so adapted and affixed to the land upon which it
is situated that it is, or has become, an immobile and permanent structure,
and includes any mobile home as defined in Section 46 (1) of the Planning
Act, as amended from time to time, or any successors thereto.
(t) "Municipality" means the Corporation of the Township of Laurentian Valley.
(u) "Net Capital Cost" means the capital cost less capital grants, subsidies and
other contributions made to the Municipality or that the Council of the
Municipality anticipates will be made, including conveyances or payments
under Sections 41, 51 and 53 of the Planning Act, as amended, in respect of
the capital cost. The net capital cost also includes a 10 per cent reduction as
required under Section 5.(1)8. of the Act for all services except those set out
in Section 5.(5) of the Act.
(v) "Official Plan" means the most recent Official Plan approved by the County of
Renfrew, in effect for the Township of Laurentian Valley, and which may be
amended from time to time.
(w) "Owner" means the most recent 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.
(x) "Rate" means the interest rate established weekly by the Bank of Canada for
Treasury Bills having a term of 30 days.
(y) "Regulation" means Ontario Regulation 82/98, as amended.
(z) "Residential Use" means any use of land, building or structure for the
purposes of a single detached dwelling, a single attached dwelling, an
apartment dwelling or a mobile home, as defined in this By-law.
(aa) "Services" means those services, facilities, buildings and things shown on
Schedules "A", "B", and "C" to this By-law.
(bb) "Services in Lieu" means those services specified in an agreement made
under Section 11 of this By-law.
(cc) "Zoning By-law" means Comprehensive Zoning By-law No. 08-04-391 of the
Township of Laurentian Valley, as may be amended from time to time, and
any subsequent Comprehensive Zoning By-law, passed under Section 34 of
the Planning Acct.
2. (a) This By-law applies to all lands in the Municipality whether or not the land or
use thereof is exempt from taxation under the Assessment Act.
(6) Notwithstanding Clause 2.(a) above, this By-law does not apply to the
development of land that is owned by and used for the purposes of:
i) a Board of Education;
ii) the Municipality or Local Board thereof; or
iii) the County of Renfrew or any Local Board thereof.
3. Schedules "A", "B", "C", "D", "E", "F", "G", "H", "I? and "J" attached hereto are
incorporated into and form part of this By-law. Schedule "K" is attached for
information purposes only.
4. (a) The development charges set out in this By-law shall be imposed where the
development of land for residential, commercial, industrial or institutional uses
would increase the need for services and the development requires:
(i) the passing of a zoning by-law or an amendment to a zoning by-law
passed 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) aconsent under Section 53 of the Planning Act;
(vi) the approval of a description under Section 50 of the Condominium Act;
or
(vii) the issuing of a building permit under the Building Code Act, in relation to
a building or structure.
(b) No development charge shall be imposed in respect of any action mentioned
in Clauses 4.(a) (i) through (vii), if the only effect of the action is to,
(i) permit the enlargement of an existing dwelling unit; or
(ii) permit the creation of up to two additional dwelling units as prescribed in
Section 2. of the Regulation (and as illustrated for information purposes
on Schedule "K" to this By-law), subject to the prescribed restrictions, in
prescribed classes of existing residential buildings.
(c) No development charge shall be imposed in respect of any action mentioned
in Clause 4.(a) (vii), if the only effect of the action is to permit the restoration,
strengthening, replacement or reconstruction of a building or structure that is
damaged or destroyed. The restoration, strengthening, replacement or
reconstruction of the building or structure must not increase the height bulk
and floor area of such use or result in a change of use. Notwithstanding,
such restoration, strengthening, replacement or reconstruction of a building or
structure must occur within 24 months of the day such building or structure is
damaged or destroyed and must also be in accordance with the provisions of
the Zoning By-law. Any additional dwelling unit(s) and/or increase in
commercial/industrial floor area beyond what had been existing shall be
charged the appropriate charge for that use, in accordance with the
provisions of this By-law.
(d) No development charge shall be imposed in respect of any action mentioned
in Clauses 4.(a) (i) through (vii), if the only effect of the action is to enlarge the
gross floor area of an existing industrial building by 50 per cent or less. If the
gross floor area of an existing industrial building is enlarged by more than 50
per cent, 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 determined as follows:
(i) Determine the amount by which the enlargement exceeds 50 per cent of
the gross floor area before the enlargement; and
(ii) Divide the amount determined under Clause 4.(d) (i) by the amount of the
enlargement.
(e) No development charge shall be imposed in respect of any action mentioned
in Clauses 4.(a) (i) through (vii) if the only effect of the action is to permit the
development of land for an agricultural use as defined in Clause 1. (b) of this
By-law.
5. (a) The Development Charges shown on Schedule "D" attached hereto as the
"General Development Charge" are hereby authorized and established and
shall be imposed upon all lands within the Municipality.
(6) Notwithstanding Paragraph 5.(a) of this By-law, the "General Development
Charge imposed on any property within the Municipality shall be reduced by
an amount which is equal to the amount paid pursuant to any previous lot levy
of the former Municipalities.
6. (a) |The Development Charges shown on Schedule "E" attached hereto as the
"General Sewer and Water Development Charge" are hereby authorized and
established and shall be applied to all lands within that part of the Municipality
shown as the Stafford Village Sewer and Water Service Area as shown on
Schedule "G" attached hereto, the West End Sewer and Water Service Area
as shown on Schedule "H" and the East End Sewer and Water Service Area
as shown on Schedule "I" attached hereto. The Public Works: General Water
System portion of the General Sewer and Water Development Charge shall
also apply to lands serviced by municipal water services and located along
the County Road 51 corridor extending from the municipal boundary of the
City of Pembroke to the municipal boundary of the Town of Petawawa.
(6) Notwithstanding Paragraph 6.(a) of this By-law, the Public Works: General
Sewer System portion and/or the Public Works: General Water System
portion of the General Sewer and Water Development Charge imposed on
any property within the Stafford Village Sewer and Water Service Area shown
on Schedule "G'" attached hereto shall be reduced by an amount which is
equal to the Frontage Rate paid for the property affected by the General
Sewer and Water Development Charge, pursuant to any previous Frontage
Rate By-law of the former Township of Stafford for the sewer system or water
system respectively.
(c) Notwithstanding Paragraph 6.(a) of this By-law, the Public Works: General
Sewer System portion of the General Sewer and Water Development Charge
shall not be applied to any lands within the Stafford Village Sewer and Water
Service Area as shown on Schedule "G" attached hereto or the East End
Sewer and Water Service Area as shown on Schedule "I" attached hereto,
where sewer services are not available. On those properties, only the
development charges that are for the services available to the property will be
collected.
(d) Notwithstanding Paragraph 6.(a) of this By-law, the Public Works: General
Water System portion of the General Sewer and Water Development Charge
shall not be applied to any lands within the Stafford Village Sewer and Water
Service Area as shown on Schedule "G" attached hereto or the East End
Sewer and Water Service Area as shown on Schedule "I" attached hereto,
where water services are not available. On those properties, only the
development charges that are for the services available to the property will be
collected.
(e) For the lands affected by the General Sewer and Water Development
Charge, the applicable Development Charge as shown on Schedule "E"
attached hereto (less any adjustment as per Paragraph 6.(b) of this By-law)
shall be added to the applicable General Development Charge as shown on
Schedule "D" attached hereto and the total thereof shall be deemed to be one
Development Charge for the purposes of Section 2. of the Act.
7. (a) The Development Charges shown on Schedule "F" attached hereto as the
"Pleasant View Municipal Drain Development Charge" are hereby authorized
and established and shall be applied to all lands within that part of the
Municipality shown as the Pleasant View Municipal Drain Service Area on
Schedule "J" attached hereto.
(b) The applicable Development Charge as shown on Schedule "F" attached
hereto shall be added to the applicable General Development Charge as
shown on Schedule "D" attached hereto, the applicable General Sewer and
Water Development Charge as shown on Schedule "E" attached hereto, and
the applicable Pleasant View Municipal Drain Development Charge and shall
be applied to all lands within that part of the Municipality shown as the
Pleasant View Municipal Drain Service Area on Schedule "J" attached hereto
and the total thereof shall be deemed to be one Development Charge for the
purposes of Section 2. of the Act.
8. (a) All applicable development charges imposed hereunder as adjusted from time
to time in accordance with Clause 10. of this By-law, shall be paid in full on
the date a building permit under the said Building Code Act is to be issued in
respect of a building or structure on land to which the development charges
apply.
(6) Notwithstanding Clauses 8.(a), 17.(b) and Clause 18., where an application
for building permit has been filed with the Township of Laurentian Valley prior
to the passage of this By-law, and the date the said building permit is to be
issued under the said Building Code Act, in respect of a building or structure
on land to which the development charges apply, is a date after the passage
of this By-law, the development charges rates that would have applied to new
development prior to the passing of this By-law shall apply as if they were the
charges still in force and effect. The monies so collected shall then be
deposited into said reserve funds as set out in Clause 13.(a) of this By-law,
and which funds shall be divided into reserve fund accounts as set out in
Clause 13.(b) of this By-law.
(c) No building permit shall be issued for any building or structure on land in
respect of which the applicable Development Charges or any part thereof
remains unpaid.
9. Nothing in this By-law prevents Council from requiring as a condition of approval
under Section 41, 51 or 53 of the Planning Act, that the Owner install at his own
expense such services as Council may require.
10. All Development Charges established in this By-law may be adjusted annually,
without amendment to this By-law, on the 31st of December in each year
commencing on the 31st of December 2020, in accordance with the prescribed
index, the Statistics Canada Quarterly, Construction Price Statistics, catalogue
number 62-007.
11. (a) Council may by written agreement, permit an Owner to provide at the Owner's
expense, Services in Lieu of payment of all or any portion of the applicable
Development Charges. Such agreement shall 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 Charges otherwise
applicable to his development equal to the reasonable cost of providing the
Services in Lieu.
(b) Council by written agreement may give a credit equal to the owner's
reasonable cost of providing Services in addition to or of a greater size or
capacity than would be required under this By-law.
(c) Any dispute as to the reasonable cost of providing the Services in Lieu or the
Services mentioned in paragraph 11.(b) above, shall be referred to the
Municipality's Engineer whose decision shall be final and binding on the
Owner and the Municipality.
12. A certified copy of this By-law may be registered against such lands in the
Municipality as Council by resolution from time to time may direct.
13. (a) |The Treasurer shall create reserve funds which shall be separate from the
other reserve funds of the Municipality and all payments received by the
Municipality pursuant to this By-law shall be deposited into said reserve
funds, which funds shall be divided into reserve fund accounts as set out in
paragraph 14.(b) of this By-law. Monies paid from the reserve fund accounts
shall be taken only to meet growth-related net capital costs for which the
Development Charges were imposed.
(6) |The Treasurer shall create within the reserve fund, separate reserve fund
sub-accounts or categories for each of the Services identified in Schedules
"A", "B" and "C" hereto. As Development Charges are received pursuant to
this By-law, the monies shall be placed in separate reserve funds for each of
the Services as shown on Schedules "A", "B" and "C" hereto.
(c) All monies contained within the reserve funds from time to time may be
invested in such securities as a Trustee may invest under the Trustee Act,
R.S.O. 1990, Chapter T.23 and earnings derived from the investment of such
money shall be credited to the reserve fund and apportioned among the
categories within the reserve fund in the proportions determined by the
balances in the categories within the reserve fund as of December 31st of the
previous year.
(d) Aconsolidated account shall be kept so that it will be possible to determine
therefrom the true state of each category within the reserve fund.
14. The Treasurer of the Municipality shall, in each year on or before March 31, furnish
to Council a statement in respect of the reserve fund for the prior year established
hereunder containing the information required under the Regulation.
15. (a) If this By-law is amended or repealed by Council or the Ontario Municipal
Board, the Treasurer shall determine within 30 days of the amendment or
repeal whether any owner has overpaid in respect of the Development
Charge paid hereunder and if such an overpayment has been made, the
Treasurer shall calculate the amount of such overpayment.
(b) Any refund payable under this By-law shall include interest calculated from
the date upon which the overpayment was collected by the Municipality to the
date on which the refund is made. Such interest shall be paid at the Rate
(see Clause 1.(x)) in effect from time to time from the date of enactment of
this By-law as adjusted in Clause 15.(c) of this By-law.
(c) The Bank of Canada Rate in effect on the date of enactment of this By-law
shall be adjusted on the first business day of October, 2020, to the Rate
established by the Bank of Canada on that day and shall be adjusted four
times each year thereafter on the first business day of January, April, July and
October, to the Rate established by the Bank of Canada on the day of the
adjustment.
(d) Any overpayment determined under Clause 15.(a), shall be paid to the person
who made the payment by his or her last known address within 30 days of the
date of the repeal of amendment of this By-law.
(e) If the person who made the payment cannot be found or his or her last
address is unknown then the repayment obligation under this By-law is at an
end.
16. (a) The By-law shall continue in force and effect for a term of five (5) years from
the date of its enactment.
(b) From the coming into force of this By-law, all previous By-laws passed by the
Township, under the Development Charges Act or a predecessor thereof,
shall be repeated if they were still in force on the day this By-law comes into
force.
17. This By-law comes into force on the date it is given third and final reading.
READ A FIRST AND SECOND TIME THIS FIRST DAY OF SEPTEMBER, 2020.
READ A T! TIME AND PASSED THIS FIRST 7) SEPTEMBER, 2020
S a ennelt | (
A. :
Steve Bennett, Mayor DearrSauriol, Chief A tative Officer
SCHEDULE "A"
TO BY-LAW NO. 2020-09-039
TOWNSHIP OF LAURENTIAN VALLEY
GENERAL DEVELOPMENT CHARGE
SERVICE CATEGORIES
Allocation of General Development Charges Between Service Categories
Proportional Share
Service Category Residential Industrial
General Eligible Services 6.11 % 6.11 %
Fire Protection 31.98 % 31.98%
Public Works: Roads & Equipment 61.91% 61.91%
Total 100.0 % 100.0 %
SCHEDULE "B"
TO BY-LAW NO. 2020-09-039
TOWNSHIP OF LAURENTIAN VALLEY
GENERAL SEWER AND WATER DEVELOPMENT CHARGE
SERVICE CATEGORIES
Allocation of Development Charges Between Service Categories
Proportional Share
Commercial/
Service Category Residential Industrial
Public Works: General - Sewer System 95.75 % 95.75 %
Public Works: General - Water System 4.25 % 4.25%
Total 100.0 % 100.0 %
SCHEDULE "C"
TO BY-LAW NO. 2020-09-039
TOWNSHIP OF LAURENTIAN VALLEY
PLEASANT VIEW MUNICIPAL DRAIN - DEVELOPMENT CHARGE
SERVICE CATEGORIES
Allocation of Development Charges Between Service Categories
Proportional Share
Commercial/
Service Category Residential Industrial
Public Works: Pleasant View Municipal Drain 100.0 % 0.0%
Total 100.0% 0.0%
SCHEDULE "D"
TO BY-LAW NO. 2020-09-039
TOWNSHIP OF LAURENTIAN VALLEY - GENERAL DEVELOPMENT CHARGE
Use Category Development
Charge
Residential Single Detached Dwelling Unit $2,786.00
(per dwelling Single Attached Dwelling Unit $2,734.00
unit) Apartment Dwelling Unit $2,212.00
Mobile Home $2,201.00
Commercial/ Applies to all categories except enlargements of $4.20 per m?
Industrial* existing industrial buildings of 50% of the G.F.A. or
(perm? of G.F.A.) less. For enlargements of existing industrial buildings
that are greater than 50%, a charge is applied only to
the amount that exceeds 50%.
Institutional Charge determined as per nature of the use, ie. Residential components
charged according to class of use and other components charged as per
Commercial/ Industrial rate.
SCHEDULE "E"
TO BY-LAW NO. 2020-09-039
TOWNSHIP OF LAURENTIAN VALLEY
GENERAL SEWER AND WATER DEVELOPMENT CHARGE
Use Category General Sewer and Water
Development Charge
Public Public Total General
Works: Works: Sewer and
General General Water
Sewer Water Development
System System Charge
Residential Single Detached Dwelling Unit $1,766.58 $78.42 $1,845.00
(per dwelling Single Attached Dwelling Unit $1,718.70 $76.30 $1,795.00
unit) Apartment Dwelling Unit $1,388.38 $61.62 $1,450.00
Mobile Home $1,280.72 $61.29 $1,442.00
Commercial/ Applies to all categories except $4.78 per $0.21 per $4.99 per m?
Industrial* enlargements of existing m'ofgf.a. m7' ofg.f.a. of g.f.a.
(per m? of industrial buildings of 50% of
g.f.a.) the g.f.a. or less. For
enlargements of existing
industrial buildings that are
greater than 50%, a charge is
applied only to the amount that
exceeds 50%.
Institutional | Charge determined as per nature of the use, ie. Residential components
charged according to class of use and other components charged as per
Commercial/ Industrial rate.
SCHEDULE "F"
TO BY-LAW NO. 2020-09-039
TOWNSHIP OF LAURENTIAN VALLEY
PLEASANT VIEW MUNICIPAL DRAIN DEVELOPMENT CHARGE
Use Category Development Charge
Residential Single Detached Dwelling Unit $40
(per dwelling Single Attached Dwelling Unit $39
unit) Apartment Dwelling Unit $32
Mobile Home $31
Commercial/ Applies to all categories except $0.00 per m? of g.f.a.
Industrial* enlargements of existing industrial
(per m? of g.f.a.) buildings of 50% of the g.f.a. or
less. For enlargements of existing
industrial buildings that are greater
than 50%, a charge is applied only
to the amount that exceeds 50%.
Institutional Charge determined as per nature of the use, ie. Residential components
charged according to class of use and other components charged as per
Commercial/ Industrial rate.
SCHEDULE "G"
TO BY-LAW NO. 2020-09-039
TOWNSHIP OF LAURENTIAN VALLEY
STAFFORD VILLAGE SEWER AND WATER SERVICE AREA
Schedule "G" - Stafford Village Sewer and Water Service Area
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SCHEDULE "I"
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TOWNSHIP OF LAURENTIAN VALLEY
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SCHEDULE "J"
TO BY-LAW NO. 2020-09-039
TOWNSHIP OF LAURENTIAN VALLEY
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SCHEDULE "K"
TO BY-LAW NO. 2020-09-039
TOWNSHIP OF LAURENTIAN VALLEY
DEVELOPMENT CHARGES - EXCEPTIONS RELATING TO THE CREATION OF
ADDITIONAL DWELLING UNITS
* Note this is an excerpt from O. Reg. 82/98 and is only intended for information purposes.
Reference should also be made to O. Reg. 82/98 and any subsequent amendments.
'2. For the purposes of Clause 2 (3) (b) of the Act, the following table sets out the
name and description of the classes of residential buildings that are prescribed, the maximum
number of additional dwelling units that are prescribed for buildings in those classes and the
restrictions for each class.
Name of Class of Description of Maximum Restrictions
Residential Building | Class of Residential | Number of
Building Additional
Dwelling
Units
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dwellings buildings, each of area of the additional
which contains a dwelling unit or units
single dwelling must be less than or
unit, that are not equal to the gross
attached to other floor area of the
buildings. dwelling unit already
in the building.
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dwellings or row buildings, each of the additional dwelling
dwellings which contains a unit must be less than
single dwelling or equal to the gross
unit, that have floor area of the
one or two dwelling unit already
vertical walls, in the building.
but no other
parts, attached to
other buildings.
Other residential A residential One The gross floor area of
buildings building not in the additional dwelling
another class of unit must be less than
residential or equal to the gross
building described floor area of the
in this table smallest dwelling unit
already in the
building.
IP Jp2g Consultants Inc.
| ENGINEERS « PLANNERS - PROJECT MANAGERS
TOWNSHIP OF LAURENTIAN VALLEY
DEVELOPMENT CHARGES BACKGROUND STUDY
Final Report
Prepared for: Township of Laurentian Valley
Prepared by: Jp2g Consultants Inc.
Engineers « Planners * Project Managers
12 International Drive
Pembroke, Ontario
K8A 6W5
Project No. 19-7025A
July 2020
TOWNSHIP OF LAURENTIAN VALLEY
DEVELOPMENT CHARGES STUDY --- JULY 2020
FINAL REPORT
TABLE OF CONTENTS
4.0 GROWTH FORECASTS AND AVERAGE LEVEL OF SERVICE .............::eeeeeeeeeeeeeee A
4.1 IMtPOCUCTION 20... eee eeeeeeececee cece ec ceeeeeeeeeeeeeeeeeeaaaaaecceeeeeeeeeessaaeeaceeeeeeeeeessssaesetteeteesesssesses
4.2 Review of Past Population and Development Trends ................:::ccccceeeeeeeeeeeeteeeeeeeeeee 4
4.3. Average Level of Service Over the Past Ten Years ...............cceeeeeeeeeeeeeeeeeeeeeeeeteeeeeeeeee O
4.4 Demographic and Growth Projections ..............cccccceeceeeeeeeeeeeeeeeeeeeeeeeeeeeeteeeeteeeeeeeeeeeeee TD
4.5 Establishment of Service Areas..............:ccccccccceeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeseestttstteteeseeeeeees 10
4.6 Assessment ANnalySis............:cccccccceeeeeeeeeeeeeeeeeeeeeeeeeeeeeeteeeeeeeeeeteeeeteeeteteeeeteteeteeeteeeeeeee WO
5.0 TEN-YEAR CAPITAL EXPENDITURE FORECAST ....0.........::cceeeeeeeeeeeeeeeeeeeeeeestttteeeees 20
6.1 General Eligible Services 200.0... eee cette eeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeee 20
6.2 Fire Protection ...............ccccececeeecececeeeeeeeeeeeeeeeeeeeeaaeeeceeeeeeceeseaaaeeceeeeseeeessssaaceseeeeessessses D4
6.3 Public Works: Roads & Equipment..................cc:cceeeeeeeeeeeeeeeeeeeeeeeeeeeeeeseeaeseseeeeeeessees D4
6.4 Public Works: General -- Sewer Syst€M........... cece eeeeeeeeeeeeeeeeeeeeeeteeeeeeeeeeeeeeteeeeeeee 2O
6.5 Public Works: General -- Water SySteM ............ eect eeeeeeeeeeeeeeeeeeeeeeeeeeeeeteeeeeeeeteeeeeee 20
6.6 Pleasant View Municipal Drain -- Storm Water Drainageé................ eee 20
7.1 Statement Of TreEASULEN........... ccc cccceeeeeeeeeeeeeceeeceeeeeeeeeeeeeeeeeseeaeeeeeeeeeeeeesssattseeeeeseesssees OO)
8.1 Summary of New Development Charges ............ eee eeeeeeeeeteeeeteeteteeeeeteeeeeeeeeeteeeeeeee OO
8.2 Credits for Lot Levies Previously Collected .................. cece cece eee e eee eeeeeeeeeeeeeeeeeeeeeeeeeees AT
9.1 Application of Development Charge ...............ccccccceeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeesetteeeeeeeeeeess AT
9.2 Adjustments for Inflation ........0.. eee AL
9.3. Development Charge Implementation and Collection ..................::ccceeeeeeeeeeeeeeeeeeeee AT
9.4 Adjustments to Charge to be Collected for Previous Frontage Rates and Lot Fees.. 48
9.5 Pamphlet ..............cccccccccceeeeeeeeeeeeeeeeeeeaaeeceeeeceeeeeesaaaeeeeeeeeseeeeeesaaaeeeeeeeseeeesssstessesesteesess 48
9.6 Conditions to be Imposed on Subdivision Approvals..............::::::::ceeeeeeeeeeeeeeeeeeeeeeeees 48
10.0 LONG TERM CAPITAL AND OPERATING COSTS............::::::ccceeeeeeeeeeeeetteteeeeeteeeseeees 49
10.1 Net Operating Costs Over the Forecast Period.............ccccccccceeeeceeeeeeeeeteteeteeteeeeeeees 4Y
10.2 Long-Term Capital Financing From Non-Development Charge Sources ...............49
11.1 Annual Capital ProviSions.................ccccccccecceeeeeeeeeeeeeeeeeeaeeeeeeeeeseeeeeeesaeeeseeeeetessesssessees O1
List of Tables
Table A - Permanent and Seasonal Population 2010-2019...............ccccceeeeeeeeeseeeeeeeeeeeeeeeeeteeeee OD
Table B - Population & Household Projections 2020-2029... eee 12
Table B-1 - Population & Household Projections: General Sewer & Water Service Area
Table B-2 -Population & Household Projections: Pleasant View Municipal Drain Service
Area 2020-2029 0... eeeeecccccceecececccnneeeeeeeeeeeeeeceaaeeeeeeeeseeesecenceeeeeeeeeeessesesttseeeeeetetsesssssseeee DL
Table C - Assessment Analysis -- 2019.00.00... eee TD
Table D - Ten-Year Capital Expenditure Forecast (2020-2029) ..0..... ee 21
Table E - Allocation of Development Charges Between Service Categories... 29
Table F - Development Charges -- General ................0 titties OO
Table G - Development Charges - General Sewer and Water Service Area.............::::::000:37
Table H -- Development Charges -- Pleasant View Municipal Drain ..................::::cccceeeeeeeee OF
Table | --- Development Charges Applicable in General Sewer and Watermain Areas ..........38
Table J -- Development Charges Applicable in Pleasant View Municipal Drain
SErviCeS Ala ...........ccccceeccececceeeeeeeeeeeeeeeeeeeaaaeeceeeeeeeeeeeesaaeeceeeeeeeeeessssseeeeeeeeeeesesssseseeeess 40
Table 1A - 10 Year Average Municipal Service Standards ..............: ee O
Table 2A - Future Municipal Expenditures That Qualify as Growth-Related..................::2::27
Table 2B - Future Acquisitions Allocation of Growth-Related Costs to Land Use..................28
Table 3A - Schedule of Future Acquisitions By Year That Qualify as Growth-Related -
General Residential ................ccccccceeeeeeeeeeeeeeceeeeeeeeeeeeeeeeeeeeaaeeaeeeeeeeeeeesseaaeneeeeeeeeseessssseess OO
Table 3B - Schedule of Future Acquisitions By Year That Qualify as Growth-Related --
General Commercial/INGUuStrial ...............cccccccceeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeseaaeeeeeeeeeeeesessssseess OO
Table 3C - Schedule of Future Acquisitions By Year That Qualify as Growth-Related --
General Sewer and Water Service Area Residential .................:::cccsseeeeeeeeeeeeeeeeeeteeseees OF
Table 3D - Schedule of Future Acquisitions By Year That Qualify as Growth-Related --
General Sewer and Water Service Area Commercial/Industrial .................:::::::::eee OF
Table 3E - Schedule of Future Acquisitions By Year That Qualify as Growth-Related --
Pleasant View Municipal Drain Residential......................::::eseeeeeeeeeeeeeeeeeeeeeeeeeeeeeeeseaeees OO
Table 4A - Development Charges Calculation - General Residential ...................::::cceeeeeeeeee 42
Table 4B - Development Charges Calculation - General Commercial/Industrial ...................43
Table 4C - Development Charges Calculation -- General Sewer and Water Service Area
ReESIGONtial ........ ee. cece cc cccceeeeeeeeeeeceeeeeeeeeeeeeeeeeeeeeeeaaeaeeeeeeeeeseeseaaaeeneeeseeeseessssaeeeeeeeeeteseesseees 4G
Table 4D - Development Charges Calculation -- General Sewer and Water Service Area
Commoercial/INGUStrial ...............:ccccccceeeececeeeeeeeeeeeeeeeeeeeaeeeeeeeeeeeeeeseesaeeeeeeeeeeeeessssaeeeeseeees 40
Table 4E - Development Charges Calculation -- Pleasant View Municipal Drain
ReESIGONtial ........ eee cece cceeeeeeeeeeeeeceeceeeeeeceeeeeeeeeeecaaaeeeeeeeeeeeeeeaaeaeeeeeeeesesesssaasseeeteeeetssssseeess 46
Table 5A - Summary of Long-Term Capital Impact ............ rere OO
Table 5B -- Summary of Calculated Annual ProviSiOns ..............::: cee eeeeeeeeeeeereeeeeees OO
List of Figures
Figure 1 -- General Services Area West End ..............cccceeceeceeeeeeeeeeeeeeeeeeeeeetetetettetetttttteteeeeees IA
Figure 2 -- General Service Area Stafford Vilage ..........cccccccccceceeceeeeeeeeeeeeeeeeeeeeeeeteeteeeeeeeeeee DO
Figure 3 -- General Service Area East End............cccccccccceceeeeeeeeeeeeeeeeeeeeeeeeteeteteeeeteteteteeteeeeees TO
Figure 4 -- Pleasant View Municipal Drain Service Area..............cccccccccceeeeeeeeeeeeeeeeeeeeeeeeeeeeee 18
List of Appendices
Appendix A-1 -- Inventory of Existing Municipal Facilities and Level of Service ...................53
Appendix A-2 -- Average Level of Service Applied to Population Growth ..................:::::20:+.04
TOWNSHIP OF LAURENTIAN VALLEY
DEVELOPMENT CHARGE BACKGROUND STUDY - JULY 2020
FINAL REPORT
1.0 INTRODUCTION
The Township of Laurentian Valley has completed a new development charge study
and development charge by-law for the Township, in order to recover the growth-
related net capital costs of certain services provided in the Township. In 2014, the
Township undertook a study and adopted a Development Charge By-law being By-law
2014-08-042, which pursuant to the provisions of the Development Charges Act, 1997,
S.0., 1997, Chapter 27, as amended, expired on August 19, 2019. The following report
has been prepared in accordance with the requirements of the Development Charges
Act, 1997, as amended and its Regulations, and presents information and background
data collected in support of the proposed new Development Charge By-law for the
Township of Laurentian Valley.
1
2.0 BACKGROUND
The Province of Ontario adopted the current Development Act on December 8, 1997
and subsequent Regulations to the Act, which both came into force and effect on
March 1, 1998. A development charge under the Development Charges Act, 1997, is a
fee charged to pay for increased capital costs required because of increased needs for
services arising from development. Development charges can be collected for each
new dwelling unit (with some exceptions for additional dwelling units ARUs), new
commercial building/structure or addition, or new industrial building/structure or
industrial addition greater than 50% of the existing gross floor area (g.f.a.).
The study is aimed at determining a development charge rate structure which will not
require existing taxpayers to contribute to the capital cost of new growth which will
occur. Similarly, new taxpayers should not have to contribute more than their fair share
of the net capital cost of providing the current level of municipal services for new
growth. This approach is guided by provisions in the Development Charges Act, 1997,
and its regulations.
The Development Charges Act includes a requirement for municipalities to undertake a
supporting Background Study if they wish to pass a by-law to collect development
charges. The Act also stipulates that a Development Charges By-law expires five years
from the date it comes into force, and therefore, in order for a municipality to continue
collecting development charges, a Study and new By-law must be passed every five
years. Bill 108, More Homes, More Choice Act, 2019 and Bill 197, COVID-19 Economic
Recovery Act, 2020 both propose several amendments to the Development Charges
Act. While the Bills have received royal assent, some of the associated provisions have
not yet been proclaimed by the Minister and therefore, the changes are not completely
in effect. This development charge study was prepared in accordance with the Act that
is in effect as of the date of the preparation of this Study, which is prior to proclamation.
The purpose of the Study is to identify the services to which the development charges
relate, the increase in the need for a service that is due to growth, the net growth-
related capital costs of services for which a development charge will be collected, and
the capital costs of the service that will be incurred during the five year term of the
implementing Development Charges By-law. The following Study will determine the
development charges that are to be collected in order to recover the growth-related net
capital costs of certain eligible services over a ten (10) year planning period.
The recommendations put forth in this Study are in accordance with the requirements
of the Development Charges Act, 1997 and Ontario Regulation 82/98, as amended.
2
3.0 METHODOLOGY
The process followed in order to calculate an eligible development charge for the
Township of Laurentian Valley can be summarized as follows. The first step in the
Study was to review demographic and development trends in the Township to
determine population counts and household counts over the past ten years. An
inventory of services provided over the past ten years within eligible service categories
was then undertaken and combined with the results of the population and household
counts to calculate the average level of service provided over the past ten years. This
exercise provides an indication of which municipal facilities and equipment will not have
sufficient capacity over the next ten years to accommodate the needs of future growth
at historical service levels, and identifies any services with excess capacity to be used
up prior to an additional unit of the service being purchased or constructed. This is also
used as the basis for establishing the eligible charge.
In previous years, the Development Charges Act had changed so that municipalities
could no longer collect a Development Charge for the excess capacity in existing
capital facilities or equipment. Essentially, the current approach to excess capacity
says that what is paid for, unless Council specifically identified the excess capacity,
would be paid for through development charges. In the case of the Township of
Laurentian Valley, the kilometres of paved roads have been used on the basis of
providing the average level of service over the last ten years. With the General Sewer
and Water service categories, the growth-related net capital costs associated with
upgrades to the Pembroke Pollution Control Centre (Sewage Treatment Plant),
engineering studies, and legal fees are continued on from the previous By-laws for the
Township. Other growth-related net capital costs that are being carried on include the
2024 Development Charges Study. New items which have been added include growth
related net capital costs associated with an expansion at the Witt Road garage, and
other public works and fire department expenditures as detailed in this Study.
This information has been used as the basis of preparing a capital expenditure forecast
and population projections for the ten-year period of the Study. The ten-year capital
expenditure forecast has been prepared on the basis of generally continuing to provide
the same average service level over the next ten-year period. The forecast ensures
that the average level of service is not exceeded, and that new development only pays
its fair share of the costs.
The ten-year capital expenditure forecast and the population projections are then used
as the basis to calculate the eligible development charges that can be collected by the
Township.
3
4.0 GROWTH FORECASTS AND AVERAGE LEVEL OF
SERVICE
4.1 Introduction
The analysis of population trends is an essential element in determining the
Municipality's future services, policies, and programs. The demand for services
in a municipality is considered to be directly related to growth.
The general principle for establishing a development charge rate is that the
existing population should not have to pay for the capital costs of growth-related
development through general taxation. The capital cost of growth-related
development should be reduced by contributions from those creating a
requirement for additional municipal services. New taxpayers, however, should
only have to pay their fair share of the net capital cost of providing the current
level of municipal services for new growth.
A review of population trends and growth projections is very important in order to
establish an appropriate growth rate so that:
1. The timing and sizing of construction for new municipal services and facilities
can be scheduled.
2. The amount of residential and commercial/industrial development sharing the
cost of new facilities and services can be estimated.
3. The average level of service provided in the Township over the ten-year
period, immediately preceding the preparation of this Study, can be
established.
4.2 Review of Past Population and Development Trends
In order to calculate population and development projections for the Township of
Laurentian Valley in the future, it is necessary to establish the past
demographic, population, and development trends in the municipality. In this
regard, a review of the population and property assessment information was
undertaken in order to establish the annual population in the municipality over
the preceding ten-year period from 2010 to 2019. A combination of assessment
information released by MPAC, and Census information released by Statistics
Canada will be used to estimate the total permanent and seasonal population
over the past ten years.
The seasonal population was included as they generally use the same services
as the permanent population, and may become occupied on a year-round basis.
Known Residential Unit (RU), Farm Residential Unit (FRU), and Recreational
4
Dwelling Unit (RDU) counts were summed to determine the number of seasonal
and permanent households. The seasonal population was then estimated by
applying an average household size equivalent to the average permanent
household size for a given year.
The resulting estimate of the total population for the Township of Laurentian
Valley from 2010 to 2019 is shown in Table A as follows:
Table A
Permanent and Seasonal Population
2010 to 2019
2010 10,133
2011 10,179
2012 10,241
2013 10,269
2014 10,282
2015 10,304
2016 10,317
2017 10,327
2018 10,336
2019 10,280
* Source: MPAC Assessment Data, Census Canada, Township of Laurentian Valley
4.3 Average Level of Service Over the Past Ten Years
General Eligible Services, Fire Protection and Public Works: Roads & Equip.
The population data in Table A has been applied to the inventory of the
equipment and facilities held by the Township in order to determine the average
level of service provided over the past ten (10) years. The inventory of capital
equipment and facilities from 2010 to 2019 was updated based on discussions
with Township staff; a review of Township records and the previous
Development Charges Studies undertaken for the Municipality. The results of
these calculations are presented in Table 1A, which shows the average level of
service for capital facilities and equipment in eligible service categories that
were selected for inclusion in the Study. Appendix A-1 provides a more detailed
break-down of the calculations for determining the average service level.
5
TABLE 1A
Township of Laurentian Valley 2010 - 2019
FIRE PROTECTION Capita
eres a
Public Works: Roads & Equipment Capita
Roads Garage - Old (m2) (10,000 ft2)
Roads Garage - New (m2) (16,200 ft2)
6
Public Works: General Sewer and Water Development Charge
All of the costs for the ongoing sewer and water servicing agreement with the
City of Pembroke were determined to be eligible as the works were required to
meet changing Provincial requirements to support new development in areas
adjacent to municipal sewer and water services. Therefore, the ten-year
average level of service is superseded by the requirement of other legislation, in
this case Provincial guidelines. The servicing agreement had a life span of 20
years which commenced at the end of 1996 and ended in 2017. However, the
agreement includes a provision which allows the terms of the agreement to
continue on an annual basis subject to the mutual agreement between the City
and the Township, which has so far continued. Therefore, the remaining share of
the costs are allocated to new growth in the General Sewer and Water Service
Areas as: General Sewer and Water Service Area West End; General Sewer
and Water Service Area Stafford Village, and General Sewer and Water Service
Area East End (See Figures 1, 2 and 3).
For the Township's share of the cost of the past Sewage Treatment Plant
upgrades, and the more recent upgrades to the Pollution Control Centre to
provide secondary treatment billed to the Township by the City of Pembroke in
2009) the ten-year average level of service is superseded by the requirement of
other legislation. In this case, this would be the MOE guidelines which dictated
the level of treatment and minimum standards that are required.
Pleasant View Municipal Drain Development Charge
The Engineers Report Pleasant View Municipal Drain & Branches prepared by
Stantec Consulting Ltd., January 15, 2008 Revised Per Tribunal Hearing:
November 13, 2008, As Amended by the Tribunal Decision dated January 29,
2009, identified a growth related cost associated with the Municipal Drain Project
that could be collected through development charges. Since the last
Development Charges Study was undertaken for the Township, the project has
been constructed and the final project costs were known and allocated. The
values used in the current study are based on the actual known costs of the
project. The service standard for the municipal drain is calculated based on the
drainage area that benefits from the municipal drainage works, and therefore,
the service level is calculated on this basis as per the allocation of costs under
the Drainage Acct.
4.4 Demographic and Growth Projections
A growth forecast was prepared for residential and commercial/industrial growth
over a ten-year period as the Act allows for the charge to include an increase in
the need for service that relates to the ten-year period immediately following the
preparation of this Study for particular services specified in the Act. The Act
allows an exemption to the ten-year period to permit a twenty-year forecast for
sanitary sewer and water services. Due to the status of the existing servicing
7
agreement with the City, a ten-year forecast for sanitary sewer services and
water services was considered appropriate for this Study.
The growth forecast has several purposes.
1. It establishes the level of growth the municipality will be required to provide
services for over the forecast period.
2. It provides a basis for identifying the level of growth that will be sharing the
cost of new capital facilities over the planning period of the Study.
3. The population projections provide a basis for determining municipal service
standards and ensuring that the level of service that the development charge
is collected for, does not exceed the average level of service provided for in
the municipality over the ten-year period immediately preceding the Study.
4. The growth projections form a basis of information from which the actual
development charges are determined per person, per residential unit, and
per square metre of non-residential building area.
Based on the analysis of demographic, development, and growth trends,
population and household projections by dwelling type were prepared for the
Township of Laurentian Valley. Table B shows population and household
projections by dwelling type for the Township for the time period between 2020
and 2029. The following population and household projections are presented:
Ten Year Projection
* 2020 Population 10,299
> 10-year growth = 694
* 2029 Population 10,993
Residential growth rates for the Township are based on a review of development
proposals, historical building permit activity, and an estimate of average
household size. Based on this review, the projections appear to be reasonable
for the planning period of the study.
New Housing Mix Total No. of Units by 2029
Percent No. of Units
Single Detached Dwelling Units 41.5% 200
Single Attached Dwelling Units 54.8% 264
Apartment Dwelling Units 3.7% 18
Mobile Homes 0.0% 0
Total 100% 482
8
Commercial/Industrial building growth rates are based on an extrapolation of the
historical average growth rate for commercial and industrial building activity. The
historical average rate of commercial and industrial building activity for the
previous fifteen years is 3,626 m? per year. This average growth rate will be
carried forward for the next ten-year time period, between 2020 and 2029 as
follows:
Non-Residential 2020 - 2029
Commercial/Industrial 3,626 m? per year
A review of development activity in the Township revealed that most of the new
lots created in the Township were historically created through the severance
(consent) process and by plan of subdivision. Seven residential subdivisions in
the Township are currently draft-approved, including Cooper Subdivision (57
lots), Kirklyn Estates (12 lots), Laurentian Meadows (305 lots), Traxton
Subdivision (22 lots), Rockwood Glen/Rosborough Subdivision (15 lots),
Woodlands Subdivision (36 lots), and Shaw Subdivision (8 lots). Three existing
single detached residential subdivisions in the Township currently have vacant
lots, which include: Atwater Subdivision (5 lots), Dawson Subdivision (1 lot), and
Taylor Heights (2 lots). Four additional residential subdivisions are currently
pending draft plan approval and remain in the application stage, including
Kirklyn Subdivision Revision (additional 8 lots), Morglan-Elgin Subdivision (88
lots), Yeas Subdivision (12 lots), and Kramer Subdivision (107 lots).
It is anticipated that the growth over the period of the Study will be distributed
geographically throughout the Township for the majority of services, and will not
be isolated to a specific area. For the Sewer and Water Service Area,
development within the Water and Sewer Service Area will contribute to an
additional development charge. For the Pleasant View Municipal Drain Area,
residential development within the Pleasant View Municipal Drain Area will
contribute an additional development charge.
Development trends in the past five (5) years have seen fewer new buildings
than previous years; however, there are a number of factors which should result
in an increase in lot creation and building activity over the next 5-10 years.
An estimate of residential and commercial/industrial growth has been prepared
for the General Sewer & Water Service Area, and a residential growth estimate
has been prepared for the Pleasant View Municipal Drain Service Area. The
estimate of population and household growth for the General Sewer & Water
Service Area and the Pleasant View Municipal Drain Service Area are illustrated
on Table B-1 and Table B-2 respectively.
9
4.5 Establishment of Service Areas
The General Development Charge is to be applied on a Township-wide basis,
as the services to be provided in this service category will benefit all growth
throughout the Township, regardless of where it is physically located,. A review
of development activity in the Township revealed that new development is
occurring on a combination of existing vacant lots, lots created by severance,
and lots created by plan of subdivision. These lots are distributed throughout
the Municipality and are not concentrated in one area. Therefore, the General
Development Charge is to be applied to all new development throughout the
Township.
However, with regard to the General Sewer and Water Development Charge
and the Pleasant View Municipal Drain Development Charge, the respective
services are only provided within certain specified geographic areas of the
Township. With the General Sewer and Water Development Charge, the
services are only available to areas within the area identified on Figure 1 as the
General Sewer and Water Service Area (West End); Figure 2 as the General
Sewer and Water Service Area (Stafford Village) which is located in the former
Township of Stafford adjacent to the City of Pembroke; and Figure 3 as the
General Sewer and Water Service Area (East End) located in the former
Township of Pembroke in the area including and surrounding the Wal-
Mart/Canadian Tire power centre, east of the City of Pembroke and along the
County Road 51 corridor extending from the municipal boundary of the City of
Pembroke.
Table B-1 shows population and household projections by dwelling type for the
General Sewer and Water Service Area, for the time period between 2020 and
2029. Table B-2 shows population and household projections by dwelling type
for the Pleasant Valley Municipal Drain Service Area, for the time period
between 2020 and 2029.
Where new development is serviced by either municipal sewer or municipal
water services, the applicable portion of the General Sewer and Water
Development Charge shall also apply to those lands, without the need for
amendment to the By-law. Changes to the geographic boundaries of the East
End Service Area will, however, require an amendment to the Development
Charges By-law in accordance with the requirements of the Development
Charges Act.
Should a property within one of these service areas be serviced by only one
municipal service (either sewer or water), or have no municipal services (on
individual well and septic system), only the relevant development charges will
apply.
With regard to the Pleasant View Municipal Drain Development Charge, the
10
service only benefits the drainage area as identified on Figure 4 - Pleasant View
Municipal Drain Service Area, and therefore, the charge only applies to new
development within that area.
11
Township of Laurentian Valley Table B
POPULATION & HOUSEHOLD PROJECTIONS
2020-2029
Base Year 2019] 2020 2021] 2022] 2023] 2024] 2025] 2026] ~--2027| 2028] 2029}
Single Detached 3,629] 3,649] 3,669] 3,689] 3,709] 3,729] 3,754] 3,779] 3,804] 3,829] 3,854
|-annualchange E2020] 202020] S525
- Average Household Size
- annual change -0.081[ [| -0.0100| -0.0100] -0.0100] -0.0100| -0.0100| -0.0100] -0.0100] -0.0100] -0.0100[ -0.0100
Calculated Population 9,053] 9,066] 9,079] _9,092[ 9,104] 9,116] 9,139] 9,162[ 9,185] 9,207] _9,228
Attached
|-annualchange ET T4440
- Average Household Size
- annual change -0.081] | -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100| -0.0100] -0.0100
Calculated Population 1,006| 1,097! 1,1871 1,277] 1,365
Apartment
|-annualchange ttt
- Average Household Size
- annual change -0.081] | -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100| -0.0100] -0.0100
Calculated Population
Mobile Homes |} St tl } S| St Sl} SC} St St} S|
|-annualchange TT SS SS
- Average Household Size
- annual change -0.081[ | -0.0100| -0.0100] -0.0100] -0.0100| -0.0100| -0.0100] -0.0100] -0.0100] -0.0100[ -0.0100
Calculated Population
Total Non Single (population) 1238] 1233. 1231 1230| 1248] 1265] 1379] +1491 1583 1674[ (1764
Total Single (population) 9,053] 9,066] 9,079] _9,092[ 9,104] 9,116] 9,139] 9,162[ 9,185] 9,207] 9,228
Total No. Households 4,166] 4,186] 4,208] 4,230] _4,260| 4,290] 4,367] 4,444] 4,511] 4,578] 4,645
TOTAL Population 10,291] 10,299] 10,310[ 10,322] 10,351] 10,381| 10,518] 10,653[ 10,768] 10,881] 10,993
[Cumulative increase CE tT 227] 362] 47] 590] 702
Weighted Age. Household Size
12
Township of Laurentian Valley Table B-1
POPULATION & HOUSEHOLD PROJECTIONS - GENERAL SEWER & WATER SERVICE AREA
2020-2029
Base Year 2019] 2020] 2021] 2022] 2023] 2024] 2025] 2026] 2027] 2028] 2029)
Single Detached | 666] 66] 6G] G71] G76] 8G] 9G] 706] 716] 726) 7411
|-annualchange ttt]
"Average Household Size
- annual change -0.081{ --------*[_--0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100
Calculated Population 1,661 1,655 1,648 1,654 1,659 1,677 1,694 1,712 1,729 1,746 1,774
Attached
|-annualchange TOOT
"Average Household Size
- annual change -0.081{ --------*[_--0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100
Calculated Population
Apartment a) ) 7) ) 2) -) -] i -<) A)
|-annualchange tte
"Average Household Size
- annual change -0.081{ --------*[_--0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100
Calculated Population p77 BOY BBB] 108F 1380) 1381) 132] 1333]
Mobile Homes I )
|-annualchange TT
"Average Household Size
- annual change -0.081{ --------*[_--0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100
Calculated Population A) I) ) I) ) A) )
Total Non Single (population)
Total Single (population) 1,661 1,655 1,648 1,654 1,659 1,677 1,694 1,712 1,729 1,746 1,774
Total No. Households 7006] _7,059[__1,115
TOTAL Population 1,853 1,847 1,842 1,868 1,893 2,007 2,141 2,273 2,384 2,493 2,614
[Cumulative increase SSC~dECC*C"'LSSC'SYCSCYCSCS5]~--S40]--Sit54] 88] S42] SSS] AT] 761
Weighted Age. Household Size
13
Figure 1: General Sewer and Water Service Area (West End)
| owe Pe ok' "i -- Oo =
< ws = 35 oe te aS " Legend
a :_ is cae ae YF SS. +~f Loy F
) *\ ko % Wes awe _--~ NS 4 Municipal Boundary
is 2 Bette ee amy Pm Ox x ;
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ed AstoSRIDFIEN, and the GIS User Community Te
14
Figure 2: General Sewer and Water Service Area (Stafford Village)
¥ -, _ aes an FNS cee A% a "; Legend
' Pes >. SY. NA Ko he BP AEDS Municipal Boundary
Pe. , ex WO BEA os
. % As *S cae § LY, Coxe: Nee Ot hal ' Stafford Village Service
8 Oe A OSS XE Ai 96 NS Pee Area Boundary
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0) 250 500 2 1,000 Meters i | ae Ae ;
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--? > "1 AgfmoGRD, IGN, aged the GIS User Communtiy > .G
15
Figure 3: General Sewer and Water Service Area (East End)
i \. FF Dt Aaa, LA Cet Fae A a ie . Legend
; e Tada ayers ay Se 7 + Ra a, a "\ " Municipal Boundary
Ar ee ae ev 2 ie oe } 'a ye NX D> East End Service Area
" a > oe 2 Sie wee Fs i 'S a, Mi Boundary
ry 4 a ; , ® \ 7 = . 2 : : = ry ~ s \ : E ." 1% .
Jn 2th ~ a2 al --= 2 ved " > 4 , r " 7 rr Yi . 4 .
si Mie * : ' 2 ae I 3 2 " . ee f = ~ , ' b , RSs " eo a "3 +
; = 1, 4i\ 4 °F =" Ger ee ; . ' 2 >. a I Ses N,
r -s ' aoe . i. . rs a 3 y, ' "s <7 e
a epee eee |, | seers CL Lee .
ee eh em eas i, ng Ss \
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Oe v Z . ; Re "oy \ 7 = \
oe ' ' 4 ; 0... "Padi Gta 4
7 0.% =#300 600. %% 1,200 Meters ©- <a
1:16.000 -, "~»., Source: Esrl, DighalGlobe, Gookye, Earthster Geographics, ifesdanious DSEUSDAWUSGSE
va eg, wane == \~ Asro@RID, ICN, and the GIS User Community ten} .
16
Township of Laurentian Valley Table B-2
POPULATION & HOUSEHOLD PROJECTIONS - PLEASANT VIEW MUNICIPAL DRAIN SERVICE AREA
2020-2029
Base Year 2019] 2020] 2021] 2022] 2023] 2024] 2025] 2026] 2027] 2028] 2029)
ee
Single Detached
|-annualchange
"Average Household Size
- annual change -0.081{ --------*[_--0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100
Calculated Population po 508} 506} S07] 507} 508} 508} 508} 509] 509] 509
Attached a) ) ) :) eT -) -) -) i -) -) I -) RC)
|-annualchange TT
"Average Household Size
- annual change -0.081{ --------*[_--0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100
Calculated Population I) RT) :) :) I -) I -] I -) Yd Ya
Apartment a ) | Z| 7 | 2)
|-annualchange ttt
"Average Household Size
- annual change -0.041{ ----~----«[--0.0050] -0.0050] -0.0050] -0.0050| -0.0050] -0.0050] -0.0050] -0.0050] -0.0050] -0.0050
Calculated Population a ) I) ) I) ) Vd Yd) ec)
Mobile Homes +) )
|-annualchange TT
"Average Household Size
- annual change -0.081{ --------*[_--0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100] -0.0100
Calculated Population a ) I) )
Total Non Single (population) a) ) =) =) = <7) 7) 7) 7)
Total Single (population) I) :) | =X =) =) 7
Total No. Households
TOTAL Population
[Cumulative increase SSC*dECSCSC*C'RESC"C('SC*SC*CéYC'i'Y:C*~'YCOW™*C*C'éSY'C*C"C#C#C#SOSY'CNW*C*C'éSTY;*=COW™~C*«éSSY]C*C"'iSYS!;COC*C*C*«SY;CO;C~C*«S
PT
Weighted Age. Household Size
17
Figure 4: Pleasant View Municipal Drain Service Area
eng (i i LJ c . posts Seek > . J 5 NZ
ta ee Pe oe a eee eet eds d Ss
pers pie eee: > a Legend
be Stag € shams ae Z SSA _ ae es, hy g
. : + on, ce 2 r v -- » py
rane beh hee "ty "as Lng E r . = 'ie J . Zr, { Game a
'y . iE Ae en ich 4 arg ce ot =D ay ' . ' GS Municipal Boundary
45 eke mt ae 4° = zs Seep aner cs 7 MG "a 2 i Pleasant View Municipal
: see "ae Soe oye ip a Gee Sra Te Zi A& AS a A Drain Service Area
gar Tepe the ee a Shae Md eee ' Z% on oundary
ah 8 Fi ae ed 2 byes oe Bas e2y | :
DE ney) F ry | . . ey' . F. i ts \ 2) wes ; i
pat 8 lla ae MO Re OG
oP Aes neuen Cot Pee eld i ' Sree ES Sos FRG SET
> 2 eye! Va f se A 4 ." Weds aN Zee . os :
abn ' Ve af - ; '. - rd Bie (. oz wat ' on oe = ;
SA oot e SH te LET \ a
ee Pp - S Gr A ee TRESS Sm, | v 7. ee
avid <7, £@ SS AF _, *& y | ABPK aN le) Sie ee INS $ oa
"¢ \ ne » ~ NV ° cS ~ = ae 5 / » "s ots mY ae "> - > >» AS \" { a ee ay
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aaa! 7 COR DW on ==\ --¥
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4 % ae : % $ -- +s , % ss
, : os ROS Nae ra ey Ga \2
Mest 0 285 570%, 1,440 Meters <Sihin, % ' YW | BB |
4:1 00 = V4 Oi = SOUICCHESTIEDIGitalGlobe, GeoEye, Earthstay, Geograph CSM CNESTATDUSIDS, USD USGS} "A
: & 11 _1__|_ _1__1__1__] ROCRIDAICNNeMenneAGIS User'Community ss aa\ ¥
18
4.6 Assessment Analysis
The following table calculates how the eligible development charge is allocated
between various land users: residential and commercial/industrial.
Table C
Township of Laurentian Valley
Assessment Analysis - 2019
(Excludes Business Assessment)
Realty Assessment Ratio
Residential $ 1,018,640,908 0.89
Commercial/ Industrial $ 123,764,692 0.11
TOTAL $ 1,142,405,600 1.00
Source: MPAC data for the Township of Laurentian Valley, 2019.
The assessment base is used to allocate the capital costs between residential
and commercial/industrial development. In this regard, it is recommended that
89.0% of the capital costs associated with the General Eligible service category,
the Fire Protection service category, and the Public Works service category, be
allocated to residential growth, and 11.0% of the capital costs be allocated to
commercial/industrial growth.
19
5.0 TEN-YEAR CAPITAL EXPENDITURE FORECAST
The ten-year capital expenditure forecast is based on a program of not exceeding the
average level of service provided for the particular item over the past ten years.
Appendix A-2 illustrates in what years the purchase or construction of a particular item
in a service category could be undertaken, based on the average level of service over
the past ten years being applied to the projected population growth over the next ten-
year period.
Table D (shown below) illustrates the individual items within the service categories for
which a development charge will be collected and which are expected to be purchased
or constructed over the next ten years, in order to meet an increase in the need for the
service as a result of growth. Table D also provides an estimate of the cost (in 2020) to
acquire or build a particular item and the anticipated expenditure year. The costs
included in Table D are total project costs including any grants, subsidies, legislated
municipal contribution, or portions of the project costs that would be paid through other
municipal sources. It should be noted that the costs related to special sewer and water
service categories, as well as the roads garage expansion, sand dome expansion, and
Pleasant View Municipal Drain have already been incurred.
With regard to the road's projects listed under the Transportation service category in
the ten-year capital expenditure forecast, should it be necessary for Council to
substitute a similar road project for one that is listed in this Study, Council may do so
without amendment to the Development Charges By-law, subject to certain conditions
being met. These conditions are as follows: Council must pass a resolution to adopt
and amend the ten-year capital expenditure forecast related to development charges,
the portion of road to be funded through development charges is of equal length, the
nature of the works is the same, and the same portion of costs are attributable to
growth.
20
Table D
Township of Laurentian Valley Ten-Year Capital Expenditure Forecast (2020-2029)
Service Category No. of Items} Estimated | Total Estimated
or m2 or Km Year of Gross Cost
revcemms nate Sage
GeneralEligible Services| |
Subtotal: General Eligible Services | | 8 145,000.00
FireProtection
FireHallExpansion ------'LSSC| CdS Cd
Nehicles
WaterEquipmentforFlooding | | |
Subtotal: Fire Protection | S$ 1,933,000.00_|
Public Works: RoadsandEquipment | | |
Trucks
HeavyEquipment |
BuildingUpgrade
Capacity
RoadReconstruction |
21
Subtotal: Transportation «| S| ~«*S10,442,000.00
Public Works -- General SewerSystem | | S|
sep Pee Sewiene | Tm
Syst.
Public Works -EastEndSewer&Water | | |
Sub-total: East End Sewer & Water System] _----(|_--=SC«*S60,000.00
StormWaterManagement | | |
Capacity
Subtotal: Storm WaterManagement | | 866,000.00
0- Year CapitalExpenditureTotal =| | 8 13,727,072.00 |
It should be noted that there are no existing funds already collected in Development
Charge Reserve Funds which are being carried forward from the current By-law and
supporting Study for the future Development Charges Studies.
22
6.0 GROWTH-RELATED CAPITAL COSTS
The ten-year capital expenditure forecast was used as a basis for calculating the
eligible development charge.
Municipalities are able to include the costs attributable to the excess capacity where
Council has included an intention that excess capacity will be paid for by new
development, and either before or at the time that the excess capacity was created,
Council expressed the intention that the excess capacity would be paid for by
Development Charges or other similar charges. In this regard, the expenditures related
to the General Sewer and Water service category, as well as the roads garage
expansion and sand dome expansion, are eligible capital expenditures which can be
included in the Study, as are items brought forward from the existing By-laws and their
associated Studies.
The 2019 costs of growth-related capital expenditures are listed in Table 2A "Future
Municipal Expenditures". Table 2A shows the gross cost per unit or project, the net cost
per unit or project, and the share of the cost of purchasing equipment or building a
capital facility, which can be attributed to population growth over the ten-year projection
period included in the Study, and the eligible development charge. Table 2B shows
how the eligible development charge is divided between residential and
commercial/industrial development. The following subsections provide a discussion on
how the eligible costs were determined.
6.1 General Eligible Services
The growth-related capital costs associated with the General Eligible service
category were determined to include the capital costs for the following:
e 100% of the cost for a Development Charges Study, to be completed every
five years, one in 2024 and one in 2029.
e 50% of the cost for the Township's Official Plan to be completed in both 2020
and 2029.
e 50% of the cost for the Township's Comprehensive Zoning By-law Review to
be completed in 2021.
The requirement of 10% reduction of growth-related capital costs has been
removed from the Development Charges Act, 1997 through Bill 108, More
Homes, More Choice Act. It was assumed that 100% of the cost of the
Development Charge Studies are attributable to new growth and that no grants
or subsidies would be available to undertake the studies. For an update to the
Township's Zoning By-law it was assumed that 50% of the cost of this review is
attributable to growth, and 50% of the cost of an update to the Official Plan is
attributable to growth.
23
6.2 Fire Protection
The growth-related capital costs associated with the Fire Protection service
category over the ten-year period of the Study, were determined to include the
capital costs for the following:
e 38% of the net cost of an addition for another Fire Hall Bay in 2027.
e 97% of the net cost of an addition for a change room in 2027.
e 8% of the net cost to purchase a % Ton Truck in 2025.
e 23% of the net cost to purchase a pumper tanker in 2025.
e 23% of the net cost to purchase a tanker in 2021.
e 8% of the net cost to purchase an ATV/Rescue Unit in 2024.
e 23% of the net cost to purchase Hip waders in 2020.
e 46% of the net cost to purchase Life Jackets in 2020.
e 8% of the net cost to purchase Water Rescue Kits in 2020.
It was assumed that no grants or subsidies would be available for any of the
other items in this category. The purchase or construction costs shown in Table
2A were estimated based on 2020 dollars. Table 2B illustrates the allocation of
costs between the residential and the commercial/industrial sector.
6.3 Public Works: Roads & Equipment
The growth-related capital costs associated with the Public Works service
category were determined to include the capital costs for the following:
e 61% of the net cost to purchase a single axle truck in 2021.
e 15% of the net cost to purchase a loader in 2025.
e 100% of the net cost for 219.75 m° of a proposed 850m? expansion of the
Sand Dome in 2016 to be collected as excess capacity.
e 100% of the net cost for 88.13 m? of a proposed 576m? expansion of the
Roads Garage to be collected as excess capacity.
e 100% of the net growth related capital cost per kilometre of 12.60 kilometres
of road upgrades for the following road projects:
o 0.34 kilometres of Forest Park Road -- Phase 2 in 2020;
o 1.03 kilometres of B Line Road -- Highway 7 westerly in 2020;
o 0.52 kilometre of Golf Course Road in 2020;
o 0.95 kilometres of Micksburg Road in 2020;
o 0.34 kilometres of River Crest Drive in 2021;
o 0.19 kilometres of Southwind Drive in 2021;
o 0.73 kilometres of Schultz Road in 2021;
o 1.26 kilometres of Stafford 3rd Line, Saars to Hwy 41 in 2021;
o 1.22 kilometres of Witt Rd., Hwy 41 to B Line in 2022:
o 1.03 kilometres of B Line, Russham to Forest Lea in 2022.
o 0.95 kilometres of Micksburg Road -- Phase 2 in 2023;
24
o 0.95 kilometres of Stafford 3" Line -- Phase 2 in 2023;
o 0.95 kilometres of Micksburg Road -- Phase 3 in 2024;
o 1.03 kilometres of B Line, Witt to Zanders in 2024;
o 0.95 kilometres of Stafford 3 Line in 2024; and
o 0.13 kilometres of 3 Avenue South in 2024.
It was assumed that no grants or subsidies would be available for any of the
items in this category. The purchase or construction costs shown in Table 2A
were estimated based on 2020 dollars. Table 2B illustrates the allocation of
costs between the residential and the commercial/industrial sector.
6.4 Public Works: General -- Sewer System
The growth-related capital costs associated with the Public Works: General -
Sewer System service category were determined to include the following:
1997 Sewage Plant Improvements $352,685.60
Engineering Fees & Special Studies $16,737.60
Legal Fees (Servicing Agreement) $24,284.40
Total $393,707.60
Some of the engineering study costs have been allocated to the specific service
areas for which the studies were completed (i.e. East End Sewer and Water
Service Area), while the remainder of the engineering fees were allocated to all
service areas. All engineering costs were then split 50% toward the sewer
category and 50% towards the water service category. The development charge
study costs and the legal fees have been allocated to all service areas and split
50% towards the sewer service category and 50% towards the water service
category.
The 2009 Capital Costs associated with the Sewage Treatment Plant MOE
upgrades, reflect the dollar amounts provided to the Township by the City of
Pembroke in a letter dated July 7, 2009. This total cost was $1,081,072.48.
To determine what portion of the costs are growth-related, the size of the
existing connected population was calculated, and their share of the total
capacity of the flow, provided for through the servicing agreement, was
determined. The portion of the costs attributable to the existing population was
deducted from the total gross costs to calculate the net growth-related costs. It is
assumed that the terms of the Servicing Agreement will continue to run over the
ten-year time period of this Study and the portion attributable to growth from
2020 to 2029 has therefore been used to calculate the eligible development
charge.
The eligible development charge is calculated based on the share of the net
growth related costs that are attributable to population growth predicted to occur
25
in the service area between 2020 and 2029. The portion of the costs eligible to
be collected through development charges are then calculated to be the share
attributable to population growth and commercial/industrial growth between 2020
and 2029. These are the costs minus the development charges collected to
date.
6.5 Public Works: General -- Water System
The growth-related capital costs associated with the Public Works: General -
Water System service category were determined to include the following:
Engineering Fees & Special Studies $16,737.60
Legal Fees (Servicing Agreement) $24,284.40
Total $41,022.00
Some of the engineering study costs have been allocated to the specific service
areas for which the studies were completed (i.e. East End Sewer and Water
Service Area) while the remainder of the engineering fees were allocated to all
service areas. All engineering costs were then split 50% toward the sewer
category and 50% towards the water service category.
The development charge study costs and the legal fees have been allocated to
all service areas and split 50% towards the sewer service category and 50%
towards the water service category.
It is assumed that the terms of the Servicing Agreement will continue to run over
the ten-year time period of this Study. The eligible development charge is
therefore calculated based on the share of the net growth related costs that are
attributable to population growth predicted to occur in the service area between
2020 and 2029. The portion of the costs eligible to be collected through
development charges are then calculated to be the share attributable to
population growth and commercial/industrial growth between 2014 and 2017.
These are the costs minus the development charges collected to date.
6.6 Pleasant View Municipal Drain -- Storm Water Drainage
The growth-related capital costs associated with the Public Works: Pleasant
View Municipal Drain service category which are only attributable to the Pleasant
View Municipal Drain service area were calculated on the basis of the final
construction costs submitted and invoiced, with the actual amount eligible for
development charges being $65,970.72.
26
Township of Laurentian Valley TABLE 2A Jul-20
FUTURE MUNICIPAL EXPENDITURES
That Qualify as Growth-Related Under the Development Charges Act
(2020 $000's)
Expend. GROSS NET] Growth Related Eligible
Subtotal --SSSOSCSCSCSCSCCOTCCCCY. SCS SST SOOT CCCSCSC~C~S:CSC*~CS~*«S BOC'
Expend. GROSS NET Growth Related Eligible
subtotal OOSOCSOSOSOSCCCTCY ST SCSCSCSC~<' OTST C*SC~C*«ATVNT
Expend.| Gross Cost/ NET Cost Growth Related Eligible
[ CCCSC™COCC~C~CSC*SS to tal| ----SCS~*dC(' SOTHO | SC*YCSCSC*~*« SVC
Po Subtotal 8190.4 |
[Southwind Dr.(0.36km)--------SSSSCSCSCSCSC~id SST SCS CITC C*~*«CSCS
[CSCC to talf ----S--S--S--SPSSC~--sTSC~--CSsSCS | SSCS~ GT ----=*_O]
FS CE 7-27
Net Capital Net Portion
PUBLIC WORKS: GENERAL Expend. Cost to Capital Attributed to Eligible
-SEWER SYSTEM Year| Township Capital Growth ('20-'29)| Dev. Charge
subtotal --CSCSC--~'"s*CS*~*~**s*CSsssSsSSTSC"'"'(NC*dY(COt~'"SOT CSOT CCSC~YSC~SC*~CS*«S VD
Net Portion
PUBLIC WORKS: GENERAL Expend.| Gross Cost | Growth-Related Attributed to Eligible
-SEWER SYSTEM Year| to Township Cost Growth ('20-'29)|_ Dev. Charge
Subtotal --CC"'"CSNCNN#N#*N'SC'"'(#NWTCC#d((NC#'QS OBA [--SC~' Sa | SCSC*~CSC*~*~«S BOC'
Net Capital Net Portion
PUBLIC WORKS: GENERAL Expend. Cost to Capital Attributed to Eligible
-WATER SYSTEM Year| Township Cost Growth ('20-'29)| Dev. Charge
Subtotal SCSCSCSSSSSSCSCSSC~CSCSCSCS|CSSCS~--S2B TT CSOOTCCSCSC~SCSC"C~'C*~«BZCY
Portion
PLEASANT VIEW MUNICIPAL DRAIN Expend.| Gross Cost Eligible Attributed to Eligible
- STORM WATER DRAINAGE Year| of Project Net Cost Growth ('20-'29)| Dev. Charge
subtotal SSCS SC SSS~( SOT CSCSCOTTCSC~™YCSC"C~Ct*é'~*~«VC*
27
Township of Laurentian Valley TABLE 2B Jul-20
FUTURE MUNICIPAL EXPENDITURES:
Allocation of Growth-Related Cost to Land Use Type
(2020 $000's)
Eligible Expend.| Residential Comilind
Develop. Year Share Share
GENERAL ELIGIBLE Charge 89.2% 10.8%
[Subtotal SSSSOSCSCSC~--~--SSSSCSCTCCCCCCY. SCS --SsC~C~'dY~SC~C~*é OWT CC«SNT
Eligible Expend. Residential |Com/Ind
Develop. Year Share Share
FIRE PROTECTION Charge 89.2% 10.8%
subtotal SSCSCSCSOSSOSCSSCCCTCC'Y STAT --Ss*«d| SSC«ATA[--«*STT
Eligible Expend.| Residential Com/Ind
Develop. Year Share Share
pesewanssoerstnumen | eae| | el Ba
a D (
a ( (
Subtotal ----SSCSCSC~--~--SSCSCCCTCSC~' TCA C«*YSC*~*«' SOT ~« RT
Subtotal
Eligible Expend.| Residential Com/ind
PUBLIC WORKS: GENERAL Develop. Year Share Share
-SEWER SYSTEM Charge 89.2% 10.8%
Subtotal --C--"'"'C™SCNNC#WC#C"'"(W"NNWC'N"W'C SDD --s----~«dSCt*'"*'"'"DOMWA'~«S LT
Eligible Expend.| Residential Com/ind
PUBLIC WORKS: GENERAL Develop. Year Share Share
-SEWER SYSTEM Charge 89.2% 10.8%
Subtotal --SCSC--"'"'C;SOO#dC~'#'GS3og.[--=édY=SCi'"*' TW TCS
Eligible Expend.| Residential Com/ind
PUBLIC WORKS: GENERAL Develop. Year Share Share
-WATER SYSTEM Charge 89.2% 10.8%
Subtotal CSSCSCSC~"'~'"S*~*S*S*Ss~sSYSC"' CYC TCS
Eligible Expend.| Residential Com/ind
- STORM WATER DRAINAGE Charge 100.0% 0.0%
subtotal SSCS SSSC~--S TCT CSCS COO
28
7.0 FUND ADMINISTRATION
A separate development charge reserve fund should _ be created into which all
development charge revenues are deposited. Interest earned on the fund balance
accrues to the fund and is an integral part of the development charge structure.
Withdrawals from the fund are made only to pay for the growth-related net capital cost
of service types listed in this report, or to refund the overpayment to owners, with
interest, if appropriate.
A sub-account for each of the following service types should be maintained and the
indicated proportionate share of development charge revenues, interest accumulated,
and appropriate expenditures deducted (Tables 3A, 3B, 3C, 3D, and 3E). Sub-
accounts for service categories which require a ten percent municipal contribution
should be maintained separately from those that do not require a ten percent municipal
contribution. The following Table E summarizes how the development charges that are
collected are to be allocated between reserve fund sub-accounts if the maximum
development charge is selected by Council. It should be noted that the figures in this
Study are the recommended maximum amounts only and may not reflect the actual
amount selected by Council to be collected as development charges.
Table E
Township of Laurentian Valley
Allocation of Development Charges Between Service Categories
Proportional Share
Commercial/
Service Category (Township-wide) Residential Industrial
General Eligible Services 6.11 % 6.11 %
Fire Protection 31.98 % 31.98 %
Public Works (Roads) 61.91 % 61.91 %
Total 100.0 % 100.0 %
Commercial/
Service Category (Service Areas) Residential Industrial
General Water 4.25 % 4.25 %
General Sewer 95.75 % 95.75 %
Total 100.0 % 100.0 %
Pleasant View Municipal Drain 100.00% 0.00%
Total 100.00% 0.00%
29
The reasons for the sub-accounts rather than different reserve funds, is the simplicity of
accounting and control and the ability to "borrow" funds from one service type to
another without creating an overdraft in a reserve fund.
Responsibility for the reserve fund and sub-account operations should be with the
Treasurer who is ultimately responsible for the fiscal viability of the reserve fund and its
future commitments.
7.1 Statement of Treasurer
An Annual Statement relating to the development charges by-law and reserve
funds must be prepared by the Treasurer and submitted to Council in
accordance with the requirements of Section 43. of the Development Charges
Act. The Statement of the Treasurer must be made available to the public and
submitted to the Ministry of Municipal Affairs upon request. Section 43. of the
Act requires that the annual Statement of the Treasurer must include the
following information:
(a) statements of the opening and closing balances of the reserve funds and of
the transactions relating to the funds;
(b) statements identifying,
(i) all assets whose capital costs were funded under a development charge
by-law during the year,
(ii) for each asset mentioned in subclause (i), the manner in which any capital
cost not funded under the by-law was or will be funded;
(c) a statement as to compliance with subsection 59.1 (1); and
(d) any other information that is prescribed. 2015, c. 26, s. 7 (1).
It is noted that as the Development Charges Act and its Regulation may be
amended from time to time, it is the Treasurer's responsibility to confirm on an
annual basis if the Act and Regulations have been amended to change any
aspects of the requirements of the Statement of the Treasurer before filing.
In addition to the above, the following provides additional guidance on the detail
to be included for each reserve fund per the requirements of Section 12 and 13
of Ontario Regulation 82/98:
TREASURER'S STATEMENT
"412. (1) The information described in subsection (2) is prescribed as
information to be included in the statement of the treasurer of a
municipality under section 43 of the Act. The information is in
30
addition to the opening and closing balance for the previous year
and the transactions relating to the year, as required by subsection
43 (2) of the Act. O. Reg. 82/98, s. 12 (1).
(2) The information referred to in subsection (1) is the following, for
each reserve fund:
1. A description of the service for which the fund was
established. If the fund was established for a service
category, the services in the category.
2. For the credits in relation to the service or service
category for which the fund was established,
i. the amount outstanding at the
beginning of the previous year, given in
the year, used in the year and
outstanding at the end of the year,
ii. the amount outstanding at the
beginning of the previous year and
outstanding at the end of the year,
broken down by individual credit holder.
3. The amount of any money borrowed from the fund by
the municipality during the previous year and the
purpose for which it was borrowed.
4. The amount of interest accrued during the previous
year on money borrowed from the fund by the
municipality.
5. The amount and source of any money used by the
municipality to repay, in the previous year, money
borrowed from the fund or interest on such money.
6. A schedule that identifies credits recognized under
section 38 and, for each credit recognized, sets out
the value of the credit, the service against which the
credit is applied and the source of funds used to
finance the credit. O. Reg. 82/98, s. 12 (2).
(3) The following is also prescribed as information to be included in
the statement of the treasurer of a municipality under section 43 of
the Act:
1. For each project that is financed, in whole or in part,
by development charges,
i. the amount of money from each
reserve fund established under section
31
33 of the Act that is spent on the
project, and
ii. the amount and source of any other
money that is spent on the
project. O. Reg. 82/98, s. 12 (3).
13. (1) The treasurer of a municipality shall, on or before such date as the
council of the municipality may direct in each year that reserve
funds described in subsection 63 (3) of the Act exist, give the
council a financial statement relating to those reserve
funds. O. Reg. 82/98, s. 13 (1).
(2) A statement must include, for the preceding year, statements of
the opening and closing balances of the reserve funds and of the
transactions relating to the funds and the information required by
subsections 12 (2) and (3), with necessary modifications. O. Reg.
82/98, s. 13 (2).
32
Township of Laurentian Valley Table 3A Jul-20
SCHEDULE OF FUTURE ACQUISITIONS BY YEAR: General Development Charge
That Qualify as Growth-Related
(2020 $000's)
RESIDENTIAL
Service Category 2020] 2021 2022 2023] 2024] 2025] 2026] 2027| + 2028] 2029
General Eligible 617%] 6232, 00] ---4.0i_t6.4f 0.0] --0.0f 20.1] 0.0 _--a.0of 0.0 0.0] 40.1, 80.3
Fire Protection 31.98% _325.94| _0.0| 07] 43.3] 0.0; 0.0| _41| 794, 0.0] 300.0| 0.0| 0.0] 427.4
Public Works: Roads & Equipment 61.91%| 631.09} 0.0} 268.2| 135.3] 195.7] 76.5] 64.1] 11.9. 0.0] 0.0] 0.0] 0.0] 691.7
TOTAL TOO%] 7019.34] 00] 2720] 1047] 1357] 76s] 882] O13] 00] 3000] 00] 401] 11004
Notes: 1. Net Present Value
Township of Laurentian Valley Table 3B Jul-20
SCHEDULE OF FUTURE AQUISITIONS BY YEAR: General Development Charge
That Qualify as Growth-Related
(2020 $000's)
COMMERCIAL / INDUSTRIAL
Service Category 2020 2021 2022 2023 2024 2025 2026 2027 2028 2029
General Eligible 7) =) A) I) ) 0) 0) 29 0) 6) OK) OX) =) Sd
Fire Protection 31.98%] 39.5] 0.0] 0-1 5.2]. 05] 9G] O63] 0.0] 0.0] 51.7
Public Works: Roads & Equipment 61.91%] 76.4] 0.0] 325] 64] 164] 93] 78] 4.00.0] 83.7]
TOTAL 100%] 1234] iO] =i] SCiS] SSCA C~C~*«iYC'YSC'SA AY CC~C~CYSC«tSYSCYSC'"iSYSCSC*BT
Notes: 1. Net Present Value
33
Township of Laurentian Valley Table 3C Jul-20
SCHEDULE OF FUTURE ACQUISITIONS BY YEAR: General Sewer & Water Development Charge
That Qualify as Growth-Related
(2020 $000's)
RESIDENTIAL
Service Category 2020] 2021 2022 2023] 2024] 2025] 2026] ~--2027| +2028] 2029
Public Works: General Water 4.25%| 20.5] 0.0] 2.3] 0.0] 0.0.0.0]... 0.0] 0.0] 21.3]
Public Works: General Sewer 95.75%] 461.5] 0.0] 480.0] 0.0], off]. 480.0
TOTAL 100%] 482.0] --0.of, 504.3] 0] fff of] 501.3
Notes: 1. Net Present Value
Township of Laurentian Valley Table 3D Jul-20
SCHEDULE OF FUTURE ACQUISITIONS BY YEAR: General Sewer & Water Development Charge
That Qualify as Growth-Related
(2020 $000's)
COMMERCIAL / INDUSTRIAL
Service Category 2020] 2021 2022 2023] 2024] 2025] 2026] ~--2027| +2028] 2029
Public Works: General Water 4.25%| 2.5] 0.0] 26] Of] fof], |
Public Works: General Sewer 95.75%] 55.9] 0.0], 58.1] 0].
TOTAL 100%] --58.4f of 60.7] foo] 07
Notes: 1. Net Present Value
34
Township of Laurentian Valley Table 3E Jul-20
SCHEDULE OF FUTURE ACQUISITIONS BY YEAR: Pleasant View Municipal Drain Development Charge
That Qualify as Growth-Related
(2020 $000's)
RESIDENTIAL
Service Category 2020 2021 2022 2023] 2024 2025 2026 2027] 2028] 2029
Pleasant View Municipal Drain Development Charge 100%] 9.4] 8] Tf fff] of 988]
TOTAL 100%] 9.4] 8] fff] |
Notes: 1. Net Present Value
35
8.0 DEVELOPMENT CHARGE
8.1 Summary of New Development Charges
The following Tables F, G and H provide a summary of the maximum new
development charges for the Township of Laurentian Valley that could be
considered based on the Capital Expenditure Forecast. The new charges are
based on calculations shown in Tables 4A, 4B, 4C, 4D and 4E. Table F shows
the general development charge that would be applicable to new development
on all lands in the Township of Laurentian Valley. Table G shows the
development charge that would be applicable to new development on all lands
within the General Sewer and Sewer Service Area. Table H shows the
development charge that would be applicable to new development in lands
within the Pleasant View Municipal Drain Service Area. It should be noted that
the values shown on Tables 4A, 4B, 4C, 4D, and 4E are maximum amounts that
can be collected. Township Council may decide not to collect the maximum
eligible development charge from a certain category of use, so long as the
difference is not made up by another category of use.
The maximum new charges that could be collected based on the eligible portion
for items in the Township's ten-year capital expenditure forecast, for
projects/purchases to be funded or partially funded through development
charges included with this Study are as follows:
Table F: Township of Laurentian Valley
Maximum Development Charge -- General
Township of Laurentian Valley -- General Development Charges
Category New Charge
Residential Single Detached Dwelling $ 2,786
(per dwelling Single Attached Dwelling $ 2,734
unit) Apartment $ 2,212
Mobile Home $ 2,201
Commercial/ Applies to all categories except $ 4.20 per m?
Industrial (per | expansions of existing Industrial
m? of G.F.A) buildings of less than 50% of the G.F.A
Charge determined as per nature of the
Institutional use, i.e., Residential components charged
according to the class of use and other
components charged as per commercial
36
Table G: Township of Laurentian Valley
Maximum Development Charges -- General Sewer and Water Service Area
Township of Laurentian Valley -- General Sewer and Water Service Area
Development Charges
Category New Charge
Residential Single Detached Dwelling $ 1,845
(per dwelling | Single Attached Dwelling $ 1,795
unit) Apartment $ 1,450
Mobile Home $ 1,442
Commercial/ Applies to all categories except $ 4.99 per m?
Industrial (per | expansions of existing Industrial
m? of G.F.A) buildings of less than 50% of the G.F.A
Charge determined as per nature of the
Institutional use, i.e., Residential components charged
according to the class of use and other
components charged as per commercial
Table H: Township of Laurentian Valley
Maximum Development Charges -- Pleasant View Municipal Drain Service
Area
Township of Laurentian Valley --Pleasant View Municipal Drain Service
Area Development Charges
Category New Charge
Residential Single Detached Dwelling $ 40
(per dwelling | Single Attached Dwelling $ 39
unit) Apartment $ 32
Mobile Home $ 31
Commercial/ N/A
Industrial (per
m? of G.F.A)
Please note that the figures in this Study are the recommended maximum
amounts. Should Council decide to eliminate any items from the capital
expenditure forecast, or establish a charge with a specific upward limit, this
could result in an actual charge which is lower than the maximum eligible
37
charge.
The General Development Charge shown on Table F would be applicable to
new development on all lands in the Township of Laurentian Valley. For lands
located in the area of the Township outside the areas identified as the General
Sewer and Water Service Area (when services are available), these are the only
charges that apply.
In addition to the General Development Charge, the General Sewer and Water
Development Charge would apply to lands within both the West End Sewer and
Water Service Area (Figure 1); the Stafford Village Sewer and Water Service
Area (Figure 2) and the East End Sewer and Water Service Area (Figure 3).
Table | shows the total charges that would apply to lands located in the Stafford
Village Sewer and Water Service Area, including a break-down of the portion
that is the General Sewer and Water Development Charge.
Service Areas
Type of Use | Category General General Total Charges to be
Development | Sewer and collected in Stafford
Charge Water Village Sewer and
Development | Water Service Area
Charge
(per dwelling | Detached $2,734 $1,795 $4,529
unit) Single $2,212 $1,450 $3,662
Attached $2,201 $1,442 $3,643
Apartment
Mobile Home
Commercial/ | All Categories $4.20 perm? | $4.99 per m? $9.19 per m2
Industrial except
(per m? of expansions of
g.f.a.) existing
Industrial
buildings less
than 50% of
existing g.f.a.
Institutional Charge
determined as
use.
Note: When Development Charges are collected in the General Sewer and
38
Water Service Area, the applicable General Development Charge is collected in
addition to the applicable General Sewer and Water Development Charge listed
above. Also, notwithstanding the above rate structure, the applicable Public
Works: General Sewer System portion and/or the Public Works: General Water
System portion of the General Sewer and Water Development Charge must be
reduced by an amount equivalent to any frontage rate under a Frontage Rate
By-law of the former Township of Stafford, that was formerly paid on the property
in respect of the former Township sewer and/or water system, respectively. See
Section 9.4 of this Study.
The Pleasant View Municipal Drain Development Charge would apply to lands
within the Pleasant View Municipal Drain Service Area (Figure 4), in addition to
the General Development Charge. Also, where applicable, the General Sewer
and Water Development Charge would also apply. Table J shows the total
development charges that would apply to in the Pleasant View Municipal Drain
Service Area.
39
Table J - Development Charges Applicable in Pleasant View Municipal Drain
Service Area
Type of Use Category General Pleasant Total General Total Charges to
Development View Charges in Sewer and Pleasant View
Charge Municipal Pleasant Water Municipal Drain
Drain View Development Service Area (on
Development Municipal Charge full services)
Charge Drain
Service
Area (on
private
services)
Residential Single
(per dwelling Detached $2,786 $40 $2,790 $1,845 $4,635
unit) Single
Attached $2,734 $39 $2,773 $1,795 $4,568
Apartment $2,212 $32 $2,244 $1,450 $3,694
Mobile
Home $2,201 $31 $2,232 $1,442 $3,674
Commercial/ All $4.20 m? $0.00 m? $4.20 m? $4.99 m? $9.19 m?
Industrial Categories
(per m? of except
g.f.a.) expansions
of existing
Industrial
buildings
less than
50% of
existing
g.f.a.
Institutional Charge
determined
as per
nature of
use.
Note: When Development Charges are collected in the Pleasant View Municipal Drain
Service Area, the General Development Charge and where applicable, the
General Sewer and Water Development Charge, are collected in addition to the
applicable charge listed above.
40
8.2 Credits for Lot Levies Previously Collected
As the Township previously charged a lot levy for new lots which were created,
the Township must continue the practice of deducting the amount of the lot levy
already paid for a vacant lot from the development charge that would be payable
under the new By-law, when a building permit is obtained for the lot where this is
applicable.
4]
Township of Laurentian Valley TABLE 4A Jul-20
DEVELOPMENT CHARGES CALCULATION: General Development Charge
Net Growth-Related Capital Cost
(2020 $000's)
P2020 20212022] 2023] 2024] 2025] 2026] 2027] 2028] 2029]
| Peryeargrowth ROBT B20 785513112 |
TABLE
a ee ee
Gross Credit Net
current [rece lagjusted (Costa |
Current__|Factor___|Adjusted_|Capita
42
Township of Laurentian Valley TABLE 4B Jul-20
DEVELOPMENT CHARGES CALCULATION: General Development Charge
Net Growth-Related Capital Cost
(2020 $000's)
COMMERCIAL / INDUSTRIAL
P2020 2021{ 2022 2023{ 2024] 2025 2026[ 2027] 2028] 2029
Commercial Square Metres (sq. metres of building space)
Annual Growth 3,626 3,626 3,626 3,626 3,626 3,626 3,626 | 3,626 3,626 3,626
Net Present Value
Net Capital Cost 123.4
Net Growth In Space 29,410
Cost Per sq. m.
Tax Credit a)
Development Charge Per Sq. M. of Building Space $4.20
43
Township of Laurentian Valley TABLE 4C Jul-20
DEVELOPMENT CHARGES CALCULATION: General Sewer & Water Charge
Net Growth-Related Capital Cost
(2020 $000's)
PO 2020f 2021 2022T 2023] 2024] 2025] 2026] 2027] 2028] 2029]
| Peryeargrowth TAT) | T3847 133] 110] 109] 120]
TABLE
| Ieoss_fereat et
Gross Credit Net
current [roe lacjusted (Costa |
Current__|Factor__|Adjusted_|Capita
44
Township of Laurentian Valley TABLE 4D Jul-20
DEVELOPMENT CHARGES CALCULATION: General Sewer & Water Charge
Net Growth-Related Capital Cost
(2020 $000's)
COMMERCIAL / INDUSTRIAL
P2020 2021{ 2022 2023{ 2024] 2025 2026[ 2027] 2028] 2029
Commercial Square Metres (sq. metres of building space)
Annual Growth 1,442 1,442 1,442 1,442 1,442 1,442 1,442 | 1,442 1,442 1,442
Net Present Value
Net Capital Cost $58.36
Net Growth In Space 11,696
Cost Per sq. m. $4.99
Tax Credit a)
Development Charge Per Sq. M. of Building Space $4.99
45
Township of Laurentian Valley TABLE 4E Jul-20
DEVELOPMENT CHARGES CALCULATION: Pleasant View Municipal Development Charge
Net Growth-Related Capital Cost
(2020 $000's)
PO 2020f 2021 2022T 2023] 2024] 2025] 2026] 2027] 2028] 2029]
| Peryeargrowth ST Tt
LAnnualincrease HS 3G] 205 ttt
TABLE
a ee ee
Gross Credit Net
current [roe lacjusted (Costa |
Current__|Factor__|Adjusted_|Capita
46
9.0 IMPLEMENTATION
9.1 Application of Development Charge
A uniform development charge rate referred to as the General Development
Charge is recommended across the entire geographic area of the Township for
the following reasons:
a) Most capital expenditures in the Township are designed to service the entire
population, and therefore, a Township-wide approach is an equitable
approach for allocating these costs.
b) Most capital projects represent large irregular expenditures that preclude an
even rate of expansion or implementation. The construction or acquisition
program must be based on the priority of need rather than attempting to
balance construction by the financial returns of differing areas.
c) It is simple to administer.
In addition to the general development charge, an extra charge will apply to the
three General Sewer and Water Service Areas (West End, East End, and
Stafford Village). The General Sewer and Water Service Area development
charge will apply to all new development within the areas serviced by water and
sewer services. The Pleasant View Municipal Drain Service Area development
charge will apply in addition to the general development charge and where
applicable the General Sewer and Water Service Area Charge, to all new
development within the Pleasant View Municipal Drain Service Area.
The Development Charges By-law expires five years after the day it comes into
force unless Council identifies an earlier expiry date or repeals it sooner.
9.2 Adjustments for Inflation
The development charge in the Township is based on a combination of projects
to be built in the future, cost in 2020 dollars. It is therefore recommended that an
annual inflation factor be applied to the development charge fee to adjust for
inflationary pressures. The regulation to the Development Charges Act (Ontario
Regulation 82/98) identifies the Statistics Canada Quarterly Construction Price
Statistics catalog number 62-007 as the prescribed index.
9.3. Development Charge Implementation and Collection
The development charges by-law should be implemented in full on the date of
passage of the By-law and should apply to all new building permit applications.
47
The Development Charges Act identifies the building permit stage as the time
when development charges are payable. As services are required at or near the
date that a building is occupied, it is appropriate to collect the development
charge at the building permit stage.
9.4 Adjustments to Charge to be Collected for Previous Frontage Rates and
Lot Fees
For lands in the Stafford Village Sewer and Water Service Area, the portion of
the General Sewer and Water Development Charge allocated to the Public
Works: General Sewer System service category and/or the Public Works:
General Water System service category must be reduced by an amount
equivalent to any frontage rate for the capital cost of the former Township sewer
and/or water system, that was paid previously for the property. In the case of a
negative amount, the amount owing in respect of the Public Works: General
Water System service category and/or the Public Works: General Water System
service category would be zero.
9.5 Pamphlet
The Development Charges Act requires that a pamphlet be prepared which
describes the general purpose of the development charges that are being
imposed, the rules for determining if a development charge is payable and the
amount, a list of the services to which the development charges relate, and a
description of the general purpose of the annual Statement of the Treasurer and
where it may be reviewed by the public. One copy of the pamphlet is to be
distributed free of charge to anyone requesting it.
9.6 Conditions to be Imposed on Subdivision Approvals
The Development Charges Act requires that one of the conditions in giving
approval to a draft plan of subdivision, must ensure that the persons who first
purchase the subdivided land after the final approval of the draft plan of
subdivision, are informed at the time the land is transferred, of all of the
development charges related to the development.
48
10.0 LONG TERM CAPITAL AND OPERATING COSTS
This section provides a brief examination of the long-term capital and operating costs
for the capital facilities and infrastructure to be included in the Development Charges
Study. This examination is required as one of the features of the Development Charges
Act, 1997.
10.1 Net Operating Costs Over the Forecast Period
The Municipality's net operating costs are not expected to increase by any
significant amount as a result of the capital infrastructure program included in
this Development Charge Study.
10.2 Long-Term Capital Financing From Non-Development Charge Sources
Table 5A summarizes the components of the development-related capital
program that will require funding from non-development charge sources. In total
$10,265.900 will be needed to be financed from non-development charge
sources over the next ten years.
49
Township of Laurentian Valley Table 5A July 2020
SUMMARY OF LONG TERM
CAPITAL IMPACT
(2020 $000's)
Pf 2020f 20242022] 2023] 2024] 2025] 2026] ~--2027| 2028] 2029] Total
4,363.0 | 2,065.0] 1,342.0| 900.0| 1,185.0{ 9700| - | 650.0] - | 75.0{ 11,550.0
Eligible Development Charge 306.0 218.2 152.1 102.4} - | 3363{ - | 45.0] 1,344.6
TOTAL 4,057.0| 1,846.8] 1,189.9 814.2] 1,086.1 867.6] - | 313.7] - | 30.0] 10,205.4
Township of Laurentian Valley Table 5B July 2020
SUMMARY OF CALCULATED ANNUAL PROVISIONS
for Capital Acquistions Funded by Development Charge
(2020 $000's)
Service Category | 2020{ 2021] 2022] 2023] 2024] 2025] 2026] ~--2027| 2028] 2029] "Total
GENERAL ELIGIBLE | 0.96] 478] 478] 478] 9.68] 9.68] 9.68] 9.68] 9.68] 19.36] 83.05
FIRE PROTECTION 543.1
PUBLIC WORKS: ROADS & EQUIPMENT 101.9 172.0 233.0 273.9 313.6 318.6 318.6 318.6 318.6 318.6 2,687.4
PUBLIC WORKS: GENERAL - SEWER SYSTEM 568.1
PUBLIC WORKS: GENERAL - WATER SYSTEM
PLEASANT VIEW MUNICIPAL DRAIN
TOTAL 184.0 248.9 309.9 350.8 459.2 464.2 468.5 478.6 478.6 488.3 3,931.1
50
11.0 ASSET MANAGEMENT
The Development Charges Act was amended in late 2015 and, effective January 1st,
2016, municipalities are required to complete an Asset Management Plan before the
passing of a development charges by-law. A key function of the Asset Management
Plan is to demonstrate that all assets proposed to be funded under the development
charges by- law are financially sustainable over their full life cycle.
11.1. Annual Capital Provisions
The annual capital provisions required to replace the capital infrastructure
proposed to be funded under the development charges by-law, is based on
useful life assumptions and the capital cost of acquiring each asset.
As shown in Table 5B, by 2029 the Municipality will need to fund an additional
$3,931,100 over 10 years in order to properly fund the full life-cycle costs of the
new assets supported under this Development Charges By-law.
The calculated annual funding provision should be considered within the context
of the Municipality's projected growth over the next ten years. This growth will
have the effect of increasing the overall assessment base, to offset the capital
asset provisions required to replace the infrastructure proposed to be funded
under the development charges bylaw.
The calculated annual provisions identified are considered to be financially
sustainable as it is expected that the increased capital asset management
requirements can be absorbed by the tax base over the long-term.
51
12.0 REFERENCES
1. Census Canada 2001, 2006, 2011, 2016 Statistics. Population and Dwelling
Counts - Cat. No. 93-304 and Profiles Cat. No. 95-337.
2. Comprehensive Zoning By-law No. 08-04-391, as amended, of the
Township of Laurentian Valley.
3. Development Charges Act, 1997, as amended, and Ontario
Regulation 82/98, as amended.
4. Janota Patrick & Associates Ltd. Draft Final Report Public Works:
Sewer and Water Service Development Charges Study Township of
Stafford-Pembroke. March, 1997.
5. Janota Patrick & Associates Ltd. Draft Final Report Development
Charges Study Township of Alice and Fraser. August, 1999.
6. Janota Patrick & Associates Ltd. Draft Final Report Development
Charges Study Township of Stafford-Pembroke. August, 1999.
7. Official Plan of the Township of Laurentian Valley, approved by the County of
Renfrew with modifications on June 30, 2004 and by the Ontario Municipal
Board by oral decision December 10, 2004.
8. Ontario Ministry of Finance/MPAC, Assessment Statistics, 2009 to 2018.
9. Stantec Consulting Ltd., Engineers Report Pleasant View Municipal Drain
& Branches, January 15, 2008 Revised Per Tribunal Hearing: November
13, 2008, As Amended by the Tribunal Decision dated January 29, 2009.
10. Township of Laurentian Valley Final Report Development Charges
Study, August 2014.
52
Township of Laurentian Valley APPENDIX A-1 Jul-20
Township of Laurentian Valley 2010 to 2019
Year of Level of Service Per Capita Ave. Level of
ee ed
FIRE PROTECTION Person
Life Jackets OT 2010-2019 | 0.0006 | 0.0006] 0.0006 | 0.0006 | 0.0006 | 0.0006 | __--0.0006 | 0.0006 | __ 0.0006 | 0.0006 | ____0.0006}
[CategoryTotal NB 0.0031 |
Quality ($000's) or Year of Level of Service Per Capita Ave. Level of
eg 8 i
PUBLIC WORKS: ROADS & EQUIPMENT | 2040] 2074] 2072] 2013] 2074] 2075] 2076] 2017] 2018] 2019] Person
[Roads Garage - Old (m2) (10,0072) | ~~. | 2010-2075 | _0.09t7| __0.0973| 0.0907] _0.0905| 0.0904 o.ov02] S| S| SSCSs--~dSCS*~C~™YC~C'i CS
[Roads Garage -New(m2)(16,200f2) | 1,505.0] 2016-2019 TP tf 01457] 0.1456] 0.1464] 0.0584 |
[SandDomes-Old(m3) SSCS SSSSCSCSCS~S--~ BH. 2010-2075 | 0.2517] __0.2505| 0.2400] 0.2483. O.24B0| _oaars|----Ss«| --SCCidTSSS™SC~idTSCC"C;*~'C*irC~*' CAO
[SandDomes-New(M3)_ | 8400.0] 2016-2019 TP 0.2967 0.3292] 0.3290] 0.3307] 0.1319 |
[Trucks (6 tandem &2one-ton) | BO 2010-2019 | 0.0008] 0.0008] 0.0008] 0.0008] 0.0008] 0.0008] 0.0008] 0.0008] 0.0008] 0.0008] 0.0008 |
[CategoryTotal 0.4114 |
[TRANSPORTATION | | 2070] 2071] 2012] 2013] 2074] 2015] 2076] 2017] 2018] 2019
ILCBRoads(km) | tt tt tart tta7]tta7 tart tta7]tta7 [10.37] 11.47 |
JHCBRoads(km) | 155.13] 155.13] 156.83] 156.83] 216.03] 216.03] 216.03] 214.13] 214.13 | 216.08 |
Total | 166.0] 166.60] 168.30] 168.30] 227.50] 227.50] 227.50] 225.60] 224.50 | 227.50 |
53
Township of Laurentian Valley APPENDIX A-2 Jul-20
AVERAGE LEVEL OF SERVICE APPLIED TO POPULATION GROWTH (2020 - 2029)
Township of Laurentian Valley 2020 to 2029
Incremental Increase in Need for Service (Avg. Lvl. Of Service x Pop. Growth' Total
Average Level of attributed
SERVICE CATEGORY Service ($000's/#) | 2020{ 2021] 2022] 2023] 2024] 2025] 2026] 2027/2028] 2029] to growth
FIRE PROTECTION 0.0031
PUBLIC WORKS: ROADS & EQUIPMENT 0.4114 21.69 33.79 90.08 145.75 192.88 239.46 285.49 321.34 321.34
FIRE PROTECTION
Fire Hall Bays 0.0005
Fire Hall Change Room 0.0012
% Ton Truck/ATV Rescue Unit 0.0001{ 0.00 0.00] 0.01 | 0.01 0.02] 0.03] 0.05 | 0.06 | 0.07 | 0.08 0.08 |
Fire Trucks (Pumper/Tanker/Pumper-Tanker 0.0003{ 0.00] 0.07 0.02 0.02 0.06 |] 0 4 | Ot] 020] 0.23 0.23 |
Hip Waders o.o003{ 0.00] 0.01 v.02 | oo} oe | oto | ota] ot 20] 0.23] 0.23 |
Life Jackets 0.0006
Water Rescue Kits o.oo01f 0.00f o.00[ 007] 001] 002] 003{ 005] 0.06] 007] 0.08] 0.08]
Municipal Garages (m') 0.1128] ~~ 142[ 268] 606] 9.38] 24.82 40.08 53.01 65.78 78.41 88.24 88.13
Sand Domes (m°) 0.2813 15.12] 23.39] 61.89| 99.95] 132.18] 164.04] 195.52] 220.03 219.75
Trucks (Tandem, One-Ton, Single Axle) 0.0008 0.010 0.018 0.042 0.065 0.171 0.277 0.366 0.454 0.542 0.609 0.609
Heavy Equipment (2 Backhoes) 0.0002 0.002 0.005 0.010 0.016 0.043 0.069 0.092 0.114 0.136 0.153 0.153
Roads (Profile Changes) 227.500 14.20] 12.61 12.59
54