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Watson & Associates Economists Ltd.
905-272-3600
May 16, 2022
[email protected]
Development Charges Background
Study
Municipality of Leamington
Watson & Associates Economists Ltd.
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Table of Contents
Page
Executive Summary ....................................................................................................... i
1.
Introduction ...................................................................................................... 1-1
1.1
Purpose of this Document ....................................................................... 1-1
1.2
Summary of the Process ......................................................................... 1-2
1.3
Changes to the D.C.A.: Bill 73 - Smart Growth for our
Communities Act, 2015 ........................................................................... 1-3
1.3.1
Area Rating ................................................................................ 1-3
1.3.2
Asset Management Plan for New Infrastructure ......................... 1-3
1.3.3
60-Day Circulation of D.C. Background Study ........................... 1-4
1.3.4
Timing of Collection of D.C.s ...................................................... 1-4
1.3.5
Other Changes ........................................................................... 1-4
1.4
Further Changes to the D.C.A.: Bill 108, 138, 197, and 213 ................... 1-4
1.4.1
Bill 108: More Homes, More Choice Act - An Act to Amend
Various Statutes with Respect to Housing, Other
Development, and Various Matters ............................................ 1-4
1.4.2
Bill 138: Plan to Build Ontario Together Act, 2019 ..................... 1-6
1.4.3
Bill 197: COVID-19 Economic Recovery Act .............................. 1-6
1.4.4
Bill 213: Better for People, Smarter for Business Act, 2020 ...... 1-9
2.
Anticipated Development in the Municipality of Leamington ...................... 2-1
2.1
Requirement of the Act ........................................................................... 2-1
2.2
Basis of Population, Household and Non-Residential Gross Floor
Area Forecast ......................................................................................... 2-1
2.3
Summary of Growth Forecast ................................................................. 2-2
3.
The Approach to the Calculation of the Charge ........................................... 3-1
3.1
Introduction ............................................................................................. 3-1
3.2
Services Potentially Involved .................................................................. 3-1
3.3
Increase in the Need for Service ............................................................. 3-1
3.4
Local Service Policy ................................................................................ 3-6
Table of Contents (Cont'd)
Page
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3.5
Capital Forecast ...................................................................................... 3-7
3.6
Treatment of Credits ............................................................................... 3-7
3.7
Classes of Services ................................................................................ 3-8
3.8
Existing Reserve Funds .......................................................................... 3-9
3.9
Deductions ............................................................................................ 3-10
3.9.1
Reduction Required by Level of Service Ceiling ...................... 3-10
3.9.2
Reduction for Uncommitted Excess Capacity .......................... 3-11
3.9.3
Reduction for Benefit to Existing Development ........................ 3-11
3.9.4
Reduction for Anticipated Grants, Subsidies and Other
Contributions ............................................................................ 3-12
3.10 Municipal-wide vs. Area Rating ............................................................. 3-12
3.11 Allocation of Development .................................................................... 3-13
3.12 Asset Management ............................................................................... 3-13
3.13 Transit ................................................................................................... 3-13
4.
D.C.-Eligible Cost Analysis by Service and Class of Service ...................... 4-1
4.1
Introduction ............................................................................................. 4-1
4.2
Service Levels and 10-Year Capital Costs for Leamington' D.C.
Calculation .............................................................................................. 4-1
4.2.1
Parks and Recreation Services .................................................. 4-2
4.2.2
Library Services ......................................................................... 4-4
4.2.3
Growth Studies .......................................................................... 4-5
4.3
Service Levels and 20-Year Capital Costs for Leamington' D.C.
Calculation .............................................................................................. 4-7
4.3.1
Fire Protection Services ............................................................. 4-7
4.3.2
Policing Services ........................................................................ 4-9
4.3.3
Services Related to a Highway ................................................ 4-11
4.3.4
Public Works (Facilities, Vehicles and Equipment) .................. 4-13
4.3.5
Water Services ......................................................................... 4-15
4.4
Service Levels and Fully Serviced Area (Urban) 20-Year Capital
Costs for Leamington's D.C. Calculation .............................................. 4-18
4.4.1
Wastewater Services ............................................................... 4-18
5.
D.C. Calculation ............................................................................................... 5-1
6.
D.C. Policy Recommendations and D.C. By-law Rules ................................ 6-1
6.1
Introduction ............................................................................................. 6-1
6.2
D.C. By-law Structure ............................................................................. 6-2
6.3
D.C. By-law Rules ................................................................................... 6-2
6.3.1
Payment in any Particular Case ................................................. 6-2
6.3.2
Determination of the Amount of the Charge ............................... 6-3
Table of Contents (Cont'd)
Page
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6.3.3
Application for Redevelopment of Land (Demolition and
Conversion) ................................................................................ 6-4
6.3.4
Exemptions (full or partial) ......................................................... 6-4
6.3.5
Phasing in .................................................................................. 6-5
6.3.6
Timing of Collection ................................................................... 6-5
6.3.7
Indexing ..................................................................................... 6-6
6.3.8
The Applicable Areas ................................................................. 6-6
6.4
Other D.C. By-law Provisions ................................................................. 6-6
6.4.1
Categories of Services/Classes for Reserve Fund and
Credit Purposes ......................................................................... 6-6
6.4.2
By-law In-force Date .................................................................. 6-7
6.4.3
Minimum Interest Rate Paid on Refunds and Charged for
Inter-Reserve Fund Borrowing ................................................... 6-7
6.4.4
Area Rating ................................................................................ 6-7
6.5
Other Recommendations ........................................................................ 6-9
7.
By-law Implementation ................................................................................... 7-1
7.1
Public Consultation Process ................................................................... 7-1
7.1.1
Introduction ................................................................................ 7-1
7.1.2
Public Meeting of Council........................................................... 7-1
7.1.3
Other Consultation Activity ......................................................... 7-1
7.2
Anticipated Impact of the Charge on Development ................................. 7-2
7.3
Implementation Requirements ................................................................ 7-3
7.3.1
Introduction ................................................................................ 7-3
7.3.2
Notice of Passage ...................................................................... 7-3
7.3.3
By-law Pamphlet ........................................................................ 7-3
7.3.4
Appeals ...................................................................................... 7-4
7.3.5
Complaints ................................................................................. 7-4
7.3.6
Credits ....................................................................................... 7-5
7.3.7
Front-Ending Agreements .......................................................... 7-5
7.3.8
Severance and Subdivision Agreement Conditions ................... 7-5
Appendix A Background Information on Residential and Non-Residential
Growth Forecast ............................................................................................. A-1
Appendix B Level of Service .................................................................................. B-1
Appendix C Long-Term Capital and Operating Cost Examination ...................... C-1
Appendix D Development Charge Reserve Fund Policy ...................................... D-1
Appendix E Local Service Policy ............................................................................E-1
Appendix F Asset Management Plan ...................................................................... F-1
Table of Contents (Cont'd)
Page
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Appendix G Proposed Development Charges By-law .......................................... G-1
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List of Acronyms and Abbreviations
Acronym
Full Description of Acronym
A.M.P.
Asset management plan
CANSIM
Canadian Socio-Economic Information Management System
(Statistics Canada)
C.B.C.
Community Benefits Charge
D.C.
Development charge
D.C.A.
Development Charges Act, 1997, as amended
E.A.
Environmental Assessment
F.I.R.
Financial Information Return
G.F.A.
Gross floor area
L.P.A.T.
Local Planning Appeal Tribunal
M.O.E.C.P.
Ministry of the Environment, Conservation and Parks
NAICS
North American Industry Classification System Codes
N.F.P.O.W.
No Fixed Place of Work
O.L.T.
Ontario Land Tribunal
O.M.B.
Ontario Municipal Board
O.P.A.
Official Plan Amendment
O. Reg.
Ontario Regulation
P.O.A.
Provincial Offences Act
P.P.U.
Persons per unit
sq.ft.
square foot
Executive Summary
Watson & Associates Economists Ltd.
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Executive Summary
1. The report provided herein represents the Development Charges (D.C.)
Background Study for the Municipality of Leamington required by the
Development Charges Act, 1997 (D.C.A.). This report has been prepared in
accordance with the methodology required under the D.C.A. The contents
include the following:
- Chapter 1 - Overview of the legislative requirements of the Act;
- Chapter 2 - Summary of the residential and non-residential growth
forecasts for the Municipality;
- Chapter 3 - Approach to calculating the D.C.;
- Chapter 4 - Review of historical service standards and identification of
future capital requirements to service growth and related deductions and
allocations;
- Chapter 5 - Calculation of the D.C.s;
- Chapter 6 - D.C. policy recommendations and rules; and
- Chapter 7 - By-law implementation.
2. D.C.s provide for the recovery of growth-related capital expenditures from new
development. The D.C.A. is the statutory basis to recover these charges. The
methodology is detailed in Chapter 4; a simplified summary is provided below:
1) Identify amount, type and location of growth;
2) Identify servicing needs to accommodate growth;
3) Identify capital costs to provide services to meet the needs;
4) Deduct:
- Grants, subsidies and other contributions;
- Benefit to existing development;
- Amounts in excess of 10-year historical service calculation;
- D.C. reserve funds (where applicable);
5) Net costs are then allocated between residential and non-residential benefit;
and
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6) Net costs divided by growth to provide the development charge.
3. The D.C. process needs to address a number of items that were put in place
through the Smart Growth for Our Communities Act, 2015 (Bill 73). These items
have been incorporated throughout the report and in the draft by-law, as
necessary. These items include:
a. Area-rating: Council must consider the use of area-specific charges.
b. Asset Management Plan for New Infrastructure: The D.C. background
study must include an asset management plan (A.M.P.) that deals with all
assets proposed to be funded, in whole or in part, by D.C.s. The A.M.P.
must show that the assets are financially sustainable over their full
lifecycle.
c. 60-day Circulation Period: The D.C. background study must be released
to the public at least 60 days prior to passage of the D.C. by-law.
4. Further, changes to the D.C.A. were introduced through four bills passed in the
Ontario legislature: Bill 108, Bill 138, Bill 197 and Bill 213. The following
provides a brief summary of the recent changes.
Bill 108: More Homes, More Choice: Ontario's Housing Supply Action Plan
In May 2019, the Province introduced Bill 108, More Homes, More Choice Act,
2019 which would make changes to the current D.C. legislation. The Bill was
passed and given Royal Assent on June 6, 2019. While the legislation has been
passed, much of the detailed changes were to be implemented by Regulation
which were not yet passed. The following items are currently in effect:
a. Effective January 1, 2020, rental housing and institutional developments
shall pay D.C.s in six (6) equal annual payments commencing at first
occupancy. Non-profit housing developments shall pay D.C.s in 21 equal
annual payments. Interest may be charged on the installments, and any
unpaid amounts inclusive of interest payable shall be added to the
property tax roll and collected in the same manner as taxes.
b. Effective January 1, 2020, the D.C. amount for all developments occurring
within two years of a Site Plan or Zoning By-law Amendment planning
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approval (for applications made after January 1, 2020), shall be
determined based on the D.C. by-law in effect on the day of Site Plan or
Zoning By-law Amendment application.
Other key elements of the changes that were not proclaimed and were dealt with
subsequently through Bill 197 are provided below:
- The D.C. would be refined to only allow for the following services to
remain within the D.C.: water, wastewater, storm water, roads, fire,
policing, ambulance, waste diversion, parks development, recreation,
public libraries, long-term care, public health.
- The mandatory 10% deduction would be removed for all services that
remain eligible in the D.C.
- A new community benefits charge (C.B.C.) would be introduced to include
formerly eligible D.C. services that are not included in the above listing,
parkland dedication and bonus zoning contributions.
Bill 138: Plan to Build Ontario Together Act, 2019
On November 6, 2019, the Province released Bill 138 which provided further
amendments to the D.C.A. and Planning Act. This Bill received Royal Assent on
December 10, 2019 and was proclaimed which resulted in sections related to the
D.C.A. (schedule 10) becoming effective on January 1, 2020. With respect to the
D.C.A., this Act removed installment payments for commercial and industrial
developments that were originally identified in Bill 108.
Bill 197: COVID-19 Economic Recovery Act, 2020
In March 2020, Canada was impacted by the COVID-19 global pandemic. As a
result, the economy was put into a state of emergency in an effort to slow the
spread of the virus. In response, the Province tabled legislation on July 8, 2020
which amended a number of Acts, including the D.C.A. and the Planning Act.
With this Bill, many changes proposed in Bill 108 have now been revised. With
respect to the above noted changes from Bill 108, the following changes are
provided in Bill 197:
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- Eligible Services: The list of eligible services for the D.C. has now been
expanded to include most services eligible under the D.C.A. prior to Bill
108.
- Mandatory 10% Deduction: The mandatory 10% deduction is removed
(consistent with Bill 108). This applies to all D.C.-eligible services.
- Community Benefits Charges: a municipality may, by by-law impose a
C.B.C. to pay for the capital costs for formerly-eligible D.C. services in
addition to parkland dedication and bonus zoning contributions. However,
based on the list of D.C.-eligible services under the new legislation, all
current services are D.C.-eligible, thus a C.B.C. has not been prepared for
the Municipality at this time.
Bill 213: Better for People, Smarter for Business Act, 2020
On December 8, 2020, Bill 213 received Royal Assent. One of the changes of the
Bill that took effect upon Royal Assent included amending the Ministry of
Training, Colleges and Universities Act by introducing a new section that would
exempt the payment of D.C.s for developments of land intended for use by a
university that receives operating funds from the Government.
These changes to the D.C.A. were proclaimed on September 18, 2020 and are
further discussed in Section 1.4 of this report.
5. The growth forecast (Chapter 2) on which the Municipal-wide D.C. is based,
projects the following population, housing and non-residential floor area for the
10-year (2022 to 2031) and 20-year (2022 to 2041) periods, for the purposes of
calculating the Municipal-wide D.C.s.Table ES-1
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Table ES-1
Summary of Growth Forecast by Planning Period
Measure
10 Year
Municipal-
Wide
2022 to
2031
20 Year
Municipal-
Wide
2022 to 2041
20-Year
Urban
Wastewater
Serviced Area
2022 to 2041
20-Year Water
Serviced Area
2022 to 2041
(Net) Population Increase
6,492
12,006
8,544
12,006
Residential Unit Increase
3,856
7,190
3,734
7,190
Non-Residential - Greenhouse
Gross Floor Area Increase (sq.ft.)
69,000,000
131,080,000
0
131,080,000
Non-Residential - Industrial,
Commerical & Institutional Gross
Floor Area Increase (sq.ft.)
1,244,700
2,111,600
1,729,200
2,111,600
Total Non-Residential (sq.ft.)
70,244,700
133,191,600
1,729,200
133,191,600
Source Watson & Associates Economists Ltd. Forecast 2022
The Municipality is undertaking a D.C. public process and anticipates passing a
new by-law for eligible services. The mandatory public meeting has been set for
May 31, 2022 with adoption of the by-law anticipated for July 26, 2022.
6. This report has undertaken a calculation of charges based on future identified
needs (presented in Schedule ES-3 for residential and non-residential). Charges
have been provided on a Municipal-wide basis for all services, excluding
wastewater services, which has been provided on an urban-area basis and water
services, which has been provided on a municipal-wide (serviced) basis for
greenhouses and bunk houses and Municipal-wide basis for all other growth. The
corresponding single detached unit charges are as follows:
a) Municipal-wide (excluding wastewater services): $9,222
b) Urban Area (including water and wastewater services): $9,823.
For non-residential charges per sq. ft. of building area, the charges are as
follows:
a) Industrial, Commercial and Institutional (excluding wastewater services):
$3.119;
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b) Industrial, Commercial and Institutional (including water and wastewater
services): $3.366;
c) Greenhouses (including water services): $0.480.
Note that the residential charges vary by type of unit and there is a rate for on-
farm bunk houses (refer to Table ES-3). These rates are submitted to Council for
its consideration.
7. The D.C.A. requires a summary be provided of the gross capital costs and the
net costs to be recovered over the life of the by-law. This calculation is provided
by service and is presented in Table 5-6. A summary of these costs is provided
below:
Table ES-2
Summary of Operating Expenditures Anticipated Over the Life of the By-law
Summary of Expenditures Anticipated
Over the Life of the By-law
Expenditure
Amount
Total gross expenditures planned over the next five years
$87,507,785
Less: Benefit to existing development
$9,793,952
Less: Post planning period benefit
$0
Less: Ineligible re: Level of Service
$0
Less: Grants, subsidies and other contributions
$0
Net costs to be recovered from development charges
$77,713,833
This suggests that for the non-D.C. cost over the five-year D.C. by-law (benefit to
existing development, ineligible services, and the grants, subsidies and other
contributions), $9.79 million (or an annual amount of $1.96 million) will need to be
contributed from taxes and rates or other sources.
Based on the above table, the Municipality plans to spend $87.51 million over the
next five years, of which $77.71 million (89%) is included in the D.C. calculation.
Of this net amount, $14.25 million is recoverable from residential development
and $63.46 million from non-residential development, including greenhouses. It is
noted also that any exemptions or reductions in the charges would reduce this
recovery further.
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8. Considerations by Council - The background study represents the service needs
arising from residential and non-residential growth over the forecast periods.
The following service is calculated based on an urban 20-year forecast:
- Wastewater Services - Facilities.
The following service is calculated based on a 20-year serviced area forecast:
- Water Services - Distribution systems:
The following services are calculated based on a Municipal-wide 20-year
forecast:
- Services Related to a Highway;
- Fire Protection Services; and
- Policing Services.
The remaining service is calculated based on a Municipal-wide 10-year forecast:
- Parks and Recreation Services.
In addition, classes of services have been established for the following:
- Public Works (Facilities, Vehicles & Equipment): calculated based on a
Municipal-wide 20-year forecast; and
- Growth Studies: calculated based on a Municipal-wide 10-year forecast.
Council will consider the findings and recommendations provided in the report
and, in conjunction with public input, approve such policies and rates it deems
appropriate. These directions will refine the draft D.C. by-law which is appended
in Appendix G. These decisions may include:
- adopting the charges and policies recommended herein;
- considering additional exemptions to the by-law; and
- considering reductions in the charge by class of development (obtained by
removing certain services on which the charge is based and/or by a
general reduction in the charge).
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As the D.C.A. does not allow for any exempted or reduced amount to be made
up through higher development charges from other development, any such
decision would require the consideration of an alternative (i.e. non-D.C.) funding
source provided by the Municipality.
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Table ES-3
Schedule of Development Charges
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
On-Farm Bunk
Houses
(per capita)
Industrial,
Commercial &
Institutional
(per sq.ft. of Gross
Floor Area)
Greenhouse
(per sq.ft. of
Gross Floor
Area)
Municipal Wide Services/Class of Service:
Services Related to a Highway
3,758
2,189
1,908
1,475
1,232
1,120
1.562
0.062
Public Works
191
111
97
75
63
57
0.079
0.003
Fire Protection Services
442
258
224
173
145
132
0.184
0.007
Policing Services
72
42
37
28
24
21
0.030
0.001
Parks and Recreation Services
1,934
1,127
982
759
634
577
0.056
0.003
Growth Studies
373
217
189
146
122
111
0.162
0.007
Total Municipal Wide Services/Class of Services
6,770
3,944
3,437
2,656
2,220
2,018
2.073
0.083
Municipal-Wide Water Serviced Area
Water Services
2,452
1,429
1,245
962
804
556
1.046
0.397
Total Water Serviced Area
9,222
5,373
4,682
3,618
3,024
2,575
3.119
0.480
Urban Wastewater Serviced Area
Wastewater Services
601
350
305
236
197
-
0.247
-
Total Urban Water and Wastewater Serviced
Area
9,823
5,723
4,987
3,854
3,221
2,575
3.366
0.480
Service/Class of Service
RESIDENTIAL
Report
Watson & Associates Economists Ltd.
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Chapter 1
Introduction
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1. Introduction
1.1 Purpose of this Document
This background study has been prepared pursuant to the requirements of the D.C.A.
(s. 10) and, accordingly, recommends D.C.s and policies for the Municipality of
Leamington.
The Municipality retained Watson & Associates Economists Ltd. (Watson), to undertake
the D.C. study process throughout 2021 and early 2022. Watson collaborated with
Municipal staff preparing the D.C. analysis and policy recommendations.
This D.C. background study, containing the proposed D.C. by-law, will be distributed to
members of the public in order to provide interested parties with sufficient background
information on the legislation, the study's recommendations, and an outline of the basis
for these recommendations.
This report has been prepared, in the first instance, to meet the statutory requirements
applicable to the Municipality's D.C. background study, as summarized in Chapter 3. It
also addresses the requirement for "rules" (contained in Chapter 6) and the proposed
by-law to be made available as part of the approval process (included as Appendix G).
In addition, the report is designed to set out sufficient background on the legislation
(Chapter 3) and the growth anticipated within the Municipality (Chapter 2), to make the
exercise understandable to those who are involved.
Finally, it addresses post-adoption implementation requirements (Chapter 7) which are
critical to the successful application of the new policy.
The Chapters in the report are supported by Appendices containing the data required to
explain and substantiate the calculation of the charge. A full discussion of the statutory
requirements for the preparation of a background study and calculation of a D.C. is
provided herein.
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1.2 Summary of the Process
The public meeting required under section 12 of the Development Charges Act, 1997,
as amended (D.C.A.), has been scheduled for May 31, 2022. Its purpose is to present
the study to the public and to solicit public input. The meeting is also being held to
answer any questions regarding the study's purpose, methodology and the proposed
modifications to the Municipality's D.C.s.
In accordance with the legislation, the background study and proposed D.C. by-law will
be available for public review on May 16, 2022.
The process to be followed in finalizing the report and recommendations includes:
- consideration of responses received prior to, at, or immediately following the
public meeting;
- refinements to the report, if required; and
- Council consideration of the by-law subsequent to the public meeting.
Figure 1-1 outlines the proposed schedule to be followed with respect to the D.C. by-law
adoption process.
Figure 1-1
Schedule of Key D.C. Process Dates for the Municipality of Leamington
Key D.C. Process
Timeline
1. Data collection, staff review, D.C.
calculations and policy work
March 2021 to January 2022
2. Council Workshop
May 26, 2021
3. Public release of final D.C. Background
study and proposed by-law
May 16, 2022
4. Public meeting advertisement placed in
newspaper(s)
No later than May 9, 2022
5. Public meeting of Council
May 31, 2022
6. Council considers adoption of
background study and passage of by-law
July 26, 2022
7. Newspaper notice given of by-law
passage
By 20 days after passage
8. Last day for by-law appeal
40 days after passage
9. Municipality makes pamphlet available
(where by-law not appealed)
By 60 days after in force date
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1.3 Changes to the D.C.A.: Bill 73 - Smart Growth for our
Communities Act, 2015
With the amendment of the D.C.A. (as a result of Bill 73 and O. Reg. 428/15), there are
a number of areas that must be addressed to ensure that the Municipality is in
compliance with the D.C.A., as amended. The following provides an explanation of the
changes to the Act that affect the Municipality's background study and how they have
been dealt with to ensure compliance with the amended legislation.
1.3.1 Area Rating
Bill 73 has introduced two new sections where Council must consider the use of area-
specific charges:
1) Section 2 (9) of the Act now requires a municipality to implement area-specific
D.C.s for either specific services that are prescribed and/or for specific
municipalities that are to be regulated. (Note that at this time, no municipalities
or services are prescribed by the Regulations.);
2) Section 10 (2) c.1 of the D.C.A. requires that, "the development charges
background study shall include consideration of the use of more than one
development charge by-law to reflect different needs for services in different
areas."
In regard to the first item, there are no services or specific municipalities identified in the
regulations that must be area-rated. The second item requires Council to consider the
use of area rating.
1.3.2 Asset Management Plan for New Infrastructure
The new legislation now requires that a D.C. background study must include an asset
management plan (s. 10 (2) c.2). The asset management plan (A.M.P.) must deal with
all assets that are proposed to be funded, in whole or in part, by D.C.s. The current
regulations provide very extensive and specific requirements for the A.M.P. related to
transit services; however, they are silent with respect to how the A.M.P. is to be
provided for all other services. As part of any A.M.P., the examination should be
consistent with the Municipality's existing assumptions, approaches, and policies on
asset management planning. This examination may include both qualitative and
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quantitative measures such as examining the annual future lifecycle contributions needs
(discussed further in Appendix F of this report).
1.3.3 60-Day Circulation of D.C. Background Study
Previously, the legislation required that a D.C. background study be made available to
the public at least two weeks prior to the public meeting. The amended legislation now
provides that the D.C. background study must be made available to the public (including
posting on the municipal website) at least 60 days prior to passage of the D.C. by-law.
No other changes were made to timing requirements for such things as notice of the
public meeting and notice of by-law passage.
This D.C. study is being provided to the public on May 16, 2022 to ensure the new
requirement for release of the study is met.
1.3.4 Timing of Collection of D.C.s
The D.C.A. has been refined by Bill 73 to require that D.C.s are collected at the time of
the first building permit. There may be instances where several building permits are to
be issued and either the size of the development or the uses will not be definable at the
time of the first building permit. In these instances, the Municipality may enter into a
delayed payment agreement in order to capture the full development.
1.3.5 Other Changes
It is also noted that a number of other changes were made through Bill 73 and O. Reg.
428/15, including changes to the way in which transit D.C. service standards are
calculated, the inclusion of waste diversion, and the ability for collection of additional
levies; however, these sections do not impact the Municipality's D.C.
1.4 Further Changes to the D.C.A.: Bill 108, 138, 197, and
213
1.4.1 Bill 108: More Homes, More Choice Act - An Act to Amend
Various Statutes with Respect to Housing, Other Development,
and Various Matters
On May 2, 2019, the Province introduced Bill 108, which proposed changes to the
D.C.A. The Bill has been introduced as part of the Province's "More Homes, More
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Choice: Ontario's Housing Supply Action Plan". The Bill received Royal Assent on June
6, 2019.
While having received royal assent, many of the amendments to the D.C.A. would not
come into effect until they are proclaimed by the Lieutenant Governor (many of these
changes were revised through Bill 197). At the time of writing, the following provisions
have been proclaimed:
- Effective January 1, 2020, rental housing and institutional developments will pay
D.C.s in six equal annual payments commencing at occupancy. Non-profit
housing developments will pay D.C.s in 21 equal annual payments. Interest may
be charged on the instalments, and any unpaid amounts may be added to the
property and collected as taxes.
- Effective January 1, 2020 the D.C. amount for all developments occurring within
2 years of a Site Plan or Zoning By-law Amendment planning approval (for
application submitted after this section is proclaimed), shall be determined based
on the D.C. in effect on the day of Site Plan or Zoning By-law Amendment
application. If the development is not proceeding via these planning approvals,
then the amount is determined the earlier of the date of issuance of a building
permit.
On February 28, 2020, the Province released updated draft regulations related to the
D.C.A. and the Planning Act. A summary of these changes to take effect upon
proclamation by the Lieutenant Governor is provided below:
Changes to Eligible Services - Prior to Bill 108, the D.C.A. provided a list of ineligible
services whereby municipalities could include growth related costs for any service that
was not listed. With Bill 108, the changes to the D.C.A. would now specifically list the
services that are eligible for inclusion in the by-law. Further, the initial list of eligible
services under Bill 108 was limited to "hard services", with the "soft services" being
removed from the D.C.A. These services would be considered as part of a new
community benefits charge (discussed below) imposed under the Planning Act. As
noted in the next section this list of services has been amended through Bill 197.
Mandatory 10% deduction - The amending legislation would remove the mandatory
10% deduction for all services that remain eligible under the D.C.A.
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Remaining Services to be Included in a New Community Benefits Charge (C.B.C.)
Under the Planning Act - It is proposed that a municipality may, by by-law, impose a
C.B.C. against land to pay for the capital costs of facilities, services and matters
required because of development or redevelopment in the area to which the by-law
applies. The C.B.C. is proposed to include formerly eligible D.C. services that are not
included in the above listing, in addition to parkland dedication and bonus zoning
contributions.
1.4.2 Bill 138: Plan to Build Ontario Together Act, 2019
On November 6, 2019, the Province release Bill 138 which provided further
amendments to the D.C.A. and Planning Act. This Bill received Royal Assent on
December 10, 2019 and was proclaimed which resulted in sections related to the D.C.A.
(schedule 10) becoming effective on January 1, 2020. The amendments to the D.C.A.
included removal of instalment payments for commercial and industrial developments
that were originally included in Bill 108.
1.4.3 Bill 197: COVID-19 Economic Recovery Act
In response to the global pandemic that began affecting Ontario in early 2020, the
Province released Bill 197 which provided amendments to a number of Acts, including
the D.C.A. and Planning Act. This Bill also revised some of the proposed changes
identified in Bill 108. Bill 197 was tabled on July 8, 2020, received Royal Assent on July
21, 2020, and was proclaimed on September 18, 2020. The following provides a
summary of the changes:
1.4.3.1 D.C. Related Changes
List of D.C. Eligible Services
- As noted above, under Bill 108 some services were to be included under the
D.C.A. and some would be included under the C.B.C. authority. Bill 197,
however, revised this proposed change and has included all services (with some
exceptions) under the D.C.A. These services are as follows:
o Water supply services, including distribution and treatment services.
o Wastewater services, including sewers and treatment services.
o Storm water drainage and control services.
o Services related to a highway.
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o Electrical power services.
o Toronto-York subway extension.
o Transit services.
o Waste diversion services.
o Policing services.
o Fire protection services.
o Ambulance services.
o Library services
o Long-term Care services
o Parks and Recreation services, but not the acquisition of land for parks.
o Public Health services
o Childcare and early years services.
o Housing services.
o Provincial Offences Act services.
o Services related to emergency preparedness.
o Services related to airports, but only in the Regional Municipality of
Waterloo.
o Additional services as prescribed.
Classes of Services - D.C.
Pre-Bill 108/197 legislation (i.e., D.C.A., 1997) allowed for categories of services to be
grouped together into a minimum of two categories (90% and 100% services).
The Act (as amended) repeals and replaces the above with the four following
subsections:
- A D.C. by-law may provide for any eligible service or capital cost related to any
eligible service to be included in a class, set out in the by-law.
- A class may be composed of any number or combination of services and may
include parts or portions of the eligible services or parts or portions of the capital
costs in respect of those services.
- A D.C. by-law may provide for a class consisting of studies in respect of any
eligible service whose capital costs are described in paragraphs 5 and 6 of s. 5 of
the D.C.A.
- A class of service set out in the D.C. by-law is deemed to be a single service with
respect to reserve funds, use of monies, and credits.
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As well, the removal of 10% deduction for soft services under Bill 108 has been
maintained.
Note: an initial consideration of "class" appears to mean any group of services.
10-Year Planning Horizon
- The 10-year planning horizon has been removed for all services except transit.
1.4.3.2 C.B.C. Related Changes
C.B.C. Eligibility
- The C.B.C. is limited to lower-tier and single tier municipalities, whereas upper-
tier municipalities will not be allowed to impose this charge.
- O. Reg. 509/20 was filed on September 18, 2020. This regulation provides for the
following:
o A maximum rate will be set as a percentage of the market value of the
land the day before building permit issuance. The maximum rate is set at
4%. The C.B.C may only be imposed on developing or redeveloping
buildings which have a minimum height of five stories and contain no less
than 10 residential units.
o Bill 197 states that before passing a C.B.C. by-law, the municipality shall
prepare a C.B.C. strategy that (a) identifies the facilities, services, and
matters that will be funded with C.B.C.s; and (b) complies with any
prescribed requirements.
o Only one C.B.C. by-law may be in effect in a local municipality at a time.
1.4.3.3 Combined D.C. and C.B.C. Impacts
D.C. vs. C.B.C. Capital Cost
- A C.B.C. may be imposed with respect to the services listed in s. 2 (4) of the
D.C.A. (eligible services), "provided that the capital costs that are intended to be
funded by the community benefits charge are not capital costs that are intended
to be funded under a development charge by-law."
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Transition - D.C. and C.B.C.
- The specified date for municipalities to transition to the D.C. and C.B.C. is two
years after Schedules 3 and 17 of the COVID-19 Economic Recovery Act comes
into force (i.e., September 18, 2022).
- Generally, for existing reserve funds (related to D.C. services that will be
ineligible):
o If a C.B.C. is passed, the funds are transferred to the C.B.C. special
account;
o If no C.B.C. is passed, the funds are moved to a general reserve fund for
the same purpose;
o If a C.B.C. is passed subsequent to moving funds to a general reserve
fund, those monies are then moved again to the C.B.C. special account.
- For reserve funds established under s. 37 of the Planning Act (e.g., bonus
zoning)
o If a C.B.C. is passed, the funds are transferred to the C.B.C. special
account;
o If no C.B.C. is passed, the funds are moved to a general reserve fund for
the same purpose;
o If a C.B.C. is passed subsequent to moving funds to a general reserve
fund, those monies are then moved again to the C.B.C. special account.
If a municipality passes a C.B.C. by-law, any existing D.C. credits a landowner may
retain may be used towards payment of that landowner's C.B.C.
- As a result of the passage of Bill 197, and subsequent proclamation on
September 18, 2020, this report has provided the D.C. calculations without the
10% mandatory deduction.
At this time, no decision has been made with respect to developing a C.B.C. therefore,
this report does not address any Community Benefit Charges at this time.
1.4.4 Bill 213: Better for People, Smarter for Business Act, 2020
On December 8, 2020, Bill 213 received Royal Assent. One of the changes of the Bill
that took effect upon Royal Assent included amending the Ministry of Training, Colleges
and Universities Act by introducing a new section that would exempt the payment of
D.C.s for developments of land intended for use by a university that receives operating
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funds from the Government. As a result, this mandatory exemption will be included in
the D.C. by-law.
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Chapter 2
Anticipated Development in
the Municipality of Leamington
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2. Anticipated Development in the Municipality of
Leamington
2.1 Requirement of the Act
Chapter 2 provides the methodology for calculating a D.C. as per the D.C.A. Figure 3-1
presents this methodology graphically. It is noted in the first box of the schematic that in
order to determine the D.C. that may be imposed, it is a requirement of Section 5 (1) of
the D.C.A. that "the anticipated amount, type and location of development, for which
development charges can be imposed, must be estimated."
The growth forecast contained in this chapter (with supplemental tables in Appendix A)
provides for the anticipated development for which the Municipality of Leamington will
be required to provide services, over a 10-year (early-2022 to early-2032) and longer-
term (early-2022 to early-2042) time horizon.
2.2 Basis of Population, Household and Non-Residential
Gross Floor Area Forecast
The D.C. growth forecast has been derived by Watson, building on the area municipal
growth allocation established the County of Essex Official Plan, 2014. In preparing the
growth forecast, the following additional information sources were consulted to assess
the residential and non-residential development potential for the Municipality over the
forecast period, including:
- Municipality of Leamington Official Plan - Approved February 5, 2008;
- County of Essex Official Plan - Approved April 28, 2014;
- 2006, 2011 and 2016 population, household, and employment Census data;
- Historical residential and non-residential building permit data over the 2011 to
2020 period;
- Residential supply opportunities as provided by the Municipality of Leamington;
and
- Discussions with municipal staff regarding anticipated residential and non-
residential development in the Municipality of Leamington.
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2.3 Summary of Growth Forecast
A detailed analysis of the residential and non-residential growth forecasts is provided in
Appendix A and the methodology employed is illustrated in Figure 2-1. The discussion
provided herein summarizes the anticipated growth for the Municipality and describes
the basis for the forecast. The results of the residential growth forecast analysis are
summarized in Table 2-1 below, and Schedule 1 in Appendix A.
As identified in Table 2-1 and Appendix A, Schedule 1, population in Leamington is
anticipated to reach approximately 36,900 by early-2032 and approximately 42,400 by
early-2042, resulting in an increase of approximately 6,490 and 12,010 persons,
respectively.1
1 The population figures used in the calculation of the 2022 D.C. exclude the net
Census undercount, which is estimated at approximately 3.3%.
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Figure 2-1
Population and Household Forecast Model
Decline in Existing Population
Net Population Increase
Historical Housing
Construction
DEMAND
SUPPLY
Occupancy Assumptions
Gross Population Increase
Intensification
Designated Lands
Servicing Capacity
Residential Units in the
Development Process
Employment Market by Local
Municipality,
Economic Outlook
Local, Regional
and Provincial
Forecast of
Residential Units
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Table 2-1
Municipality of Leamington
Residential Growth Forecast Summary
Population
Institutional
Population
Farm On-Site
Bunk House
Population
Population
Excluding
Institutional and
Bunk House
Population
Singles & Semi-
Detached
Multiple
Dwellings2
Apartments3
Other
Total
Households
Farm On-Site
Bunk House
Beds
Equivalent
Institutional
Households
29,780
28,833
1,778
7,365
955
1,440
55
9,815
1,616
2.938
29,330
28,403
1,873
7,468
974
1,388
34
9,864
1,703
2.879
28,500
27,595
1,640
7,435
1,055
1,490
25
10,005
1,491
2.758
31,390
30,390
1,713
1,468
27,209
7,703
1,103
1,853
25
10,683
1,468
1,557
2.845
38,090
36,882
1,998
3,172
31,712
8,971
1,578
2,002
25
12,576
3,172
1,816
2.933
43,790
42,397
2,231
4,705
35,461
9,898
2,014
2,229
25
14,166
4,705
2,028
2.993
-450
-430
95
103
19
-52
-21
49
87
-830
-808
-233
-33
81
102
-9
141
-212
2,890
2,795
73
268
48
363
0
678
1,468
66
6,700
6,492
285
1,704
2,744
1,268
475
150
0
1,893
1,704
259
12,400
12,007
518
3,237
8,252
2,195
911
376
0
3,483
3,237
471
¹ Census undercount estimated at approximately 3.3%. Note: Population including the undercount has been rounded.
² Includes townhouses and apartments in duplexes.
³ Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Derived from County of Essex Official Plan (Approved April 28, 2014) forecast for the Municipality of Leamington and discussions with municipal staff, by Watson & Assoicates Economists Ltd., 2022
Excluding Census Undercount
Mid 2016 - Early 2022
Population
(Including
Census
Undercount)¹
Year
Housing Units
Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Historical
Early 2022 - Early 2042
Forecast
Incremental
Early 2022 - Early 2032
Early 2032
Mid 2006 - Mid 2011
Mid 2011 - Mid 2016
Mid 2006
Mid 2011
Mid 2016
Early 2022
Early 2042
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Figure 2-2
Municipality of Leamington
Residential Growth Forecast Summary
Source: Historical housing activity derived from Statistics Canada building permit data for the Municipality of Leamington , 2012-2021.
1 Growth forecast represents calendar year.
33
19
23
152
90
202
73
164
106
86
185
185
185
185
205
205
205
205
205
170
170
170
170
170
150
150
150
150
150
150
0
50
100
150
200
250
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Historical Average
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Provided below is a summary of the key assumptions and findings regarding the
Municipality of Leamington D.C. growth forecast:
1. Housing Unit Mix (Appendix A - Schedules 1 and 6)
- The housing unit mix for the Municipality was derived from a detailed review of
historical development activity (as per Schedule 6), as well as active residential
development applications and discussions with municipal staff regarding
anticipated development trends for Leamington.
- Based on the above indicators, the 2022 to 2042 household growth forecast for
the Municipality is comprised of a unit mix of 63% low density units (single
detached and semi-detached), 26% medium density (multiples except
apartments) and 11% high density (bachelor, 1-bedroom and 2-bedroom
apartments).
- The forecast provided herein also accounts for on-farm bunk house
development. In accordance with discussions with municipal staff, development
charges associated with bunk house developments will be charged on a per-bed
basis. As displayed in Table 2-1, there are approximately 3,240 additional on-
farm bunk house beds forecast to be added between 2022 and 2042, based on
an assumption of one bed per 43,560 sq.ft. of greenhouse development.
Population associated with bunk house occupancy is captured within the total
Municipal-wide population growth forecast.
2. Geographic Location of Residential Development (Appendix A - Schedule 2)
- Schedule 2 summarizes the anticipated amount, type, and location of
development by servicing area for the Municipality of Leamington.
- In accordance with forecast demand and available land supply, the amount and
percentage of forecast housing growth between 2022 and 2042 by development
location is summarized below.
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Table 2-2
Municipality of Leamington
Residential Housing Growth Summary
Development Location
Amount of Housing
Growth, 2022 to 2042
Percentage of
Housing Growth,
2022 to 2042
Full Municipal Water and
Wastewater Services
(excluding Institutional)
3,263
94%
Partial Services (Water only
Serviced Area, excluding on-
farm bunk houses)
219
6%
DCs Total
3,482
100%
3. Planning Period
- Short- and longer-term time horizons are required for the D.C. process. The
D.C.A. limits the planning horizon for transit services to a 10-year planning
horizon. All other services can utilize a longer planning period if the Municipality
has identified the growth-related capital infrastructure needs associated with the
longer-term growth planning period.
4. Population in New Housing Units (Appendix A - Schedules 3, 4 and 5)
- The number of housing units to be constructed by 2042 in the Municipality of
Leamington over the forecast period is presented in Figure 2-2. Over the 2022 to
2042 forecast period, the Municipality is anticipated to average 174 new housing
units per year.
- Institutional population1 is anticipated to increase by approximately 520 people
between 2022 to 2042.
1 Institutional population largely includes special care facilities such as nursing home or
residences for senior citizens. A P.P.U. of 1.100 depicts 1-bedroom and 2- or more
bedroom units in collective households.
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- Population in new units is derived from Schedules 3, 4, and 5, which incorporate
historical development activity, anticipated units (see unit mix discussion) and
average persons per unit (P.P.U.) by dwelling type for new units.
- Schedule 8 summarizes the average P.P.U. assumed for new housing units by
age and type of dwelling based on Statistics Canada 2016 custom Census data
for the Municipality of Leamington and Essex County. The total calculated 20-
year adjusted average P.P.U.s by dwelling type are as follows:
o Low density:
3.354
o Medium density:
1.954
o High density:1
1.594
5. Existing Units and Population Change (Appendix A - Schedules 3, 4 and 5)
- Existing households for early-2022 are based on the 2016 Census households,
plus estimated residential units constructed between mid-2016 and early-2022,
assuming a 6-month lag between construction and occupancy (see Schedule 3).
- The decline in average occupancy levels for existing housing units is calculated
in Schedules 3 through 5, by aging the existing population over the forecast
period. The forecast population decline in existing households over the 2022 to
2042 forecast period is approximately 1,490.
6. Employment (Appendix A, Schedules 10a, 10b, 10c)
- The employment projections provided herein are largely based on the activity
rate method, which is defined as the number of jobs in the Municipality divided by
the number of residents. Key employment sectors include primary, industrial,
commercial/ population-related, institutional, and work at home, which are
considered individually below.
- 2016 employment data2 (place of work) for the Municipality of Leamington is
outlined in Schedule 10a. The 2016 employment base is comprised of the
following sectors:
o 1,780 primary (16%);
o 750 work-at-home employment (6%);
1 Includes bachelor, 1-bedroom and 2- or more bedroom apartments.
2 2016 employment is based on Statistics Canada 2016 Place of Work Employment
dataset by Watson & Associates Economists Ltd.
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o 2,910 industrial (26%);
o 3,675 commercial/population related (33%); and
o 2,115 institutional (19%).
- Total employment, including work at home and N.F.P.O.W. for the Municipality is
anticipated to reach approximately 21,730 by Early-2032 and 26,700 by Early-
2042. This represents an employment increase of approximately 5,800 for the
10-year forecast period and 10,770 for the longer-term forecast period.
- Schedule 10b, Appendix A, summarizes the employment forecast, excluding
work at home employment and N.F.P.O.W. employment, which is the basis for
the D.C. employment forecast. The impact on municipal services from work at
home employees has already been included in the population forecast. The
need for municipal services related to N.F.P.O.W. employees has largely been
included in the employment forecast by usual place of work (i.e., employment
and gross floor area generated from N.F.P.O.W. construction employment).
Furthermore, since these employees have no fixed work address, they cannot be
captured in the non-residential gross floor area (G.F.A.) calculation.
- Total employment for the Municipality of Leamington (excluding work at home
and N.F.P.O.W. employment) is anticipated to reach 18,860 by Early-2032 and
approximately 23,080 by Early-2042. This represents an employment increase
of approximately 5,000 for the 10-year forecast period and 9,220 for the longer-
term forecast period.1
7. Non-Residential Sq.ft. Estimates (G.F.A., Appendix A, Schedule 10b)
- Square footage estimates were calculated in Schedule 10b based on the
following employee density assumptions:
o 20,000 sq. ft. per employee for primary - non-bona fide farming;
o 1,200 sq. ft. per employee for industrial;
o 550 sq. ft. per employee for commercial/population-related; and
o 695 sq. ft. per employee for institutional employment.
1 G.F.A. and employment associated within special care institutional dwellings treated
as residential, resulting in an institutional employment difference between Schedules
10a and 10b. Total employment growth in Schedule 10b (excluding work at home and
N.F.P.O.W. employment) has been downwardly adjusted to account for institutional
employment associated with special care facilities.
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- The DCs-wide incremental Gross Floor Area (G.F.A.) is anticipated to increase
by 70 million sq. ft. over the 10-year forecast period and 133 million sq. ft. over
the longer-term forecast period.
- In terms of percentage growth, the 2022 to 2042 incremental G.F.A. forecast by
sector is broken down as follows:
o Primary - non-bona fide farming - 98%;
o Industrial - 1%;
o Commercial/population-related - less than 1%; and
o Institutional - less than 1%.
8. Geography of Non-Residential Development (Appendix A, Schedule 10c)
- Schedule 10c summarizes the anticipated amount, type and location of non-
residential development by servicing area for the Municipality of Leamington by
area.
- The amount and percentage of forecast total non-residential growth between
2022 and 2042 by development location is summarized below in Table 2-3.
Table 2-3
Municipality of Leamington
Non-Residential Gross Floor Area Growth Summary
Development Location
Amount of Non-
Residential G.F.A.,
2022 to 2042
Percentage of Non-
Residential G.F.A.,
2022 to 2042
Full Services Water and Wastewater
Services
1.7 million
1%
Partial Services (Water only Serviced
Areas)
131.5 million
99%
DCs Total
133.2 million
100%
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Chapter 3
The Approach to the
Calculation of the Charge
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3. The Approach to the Calculation of the Charge
3.1 Introduction
This chapter addresses the requirements of s. 5 (1) of the D.C.A. with respect to the
establishment of the need for service which underpins the D.C. calculation. These
requirements are illustrated schematically in Figure 3-1.
3.2 Services Potentially Involved
Table 3-1 lists the full range of municipal service categories that are provided within the
Municipality.
A number of these services are defined in s. 2 (4) of the D.C.A. as being ineligible for
inclusion in D.C.s. These are shown as "ineligible" on Table 3-1. Two ineligible costs
defined in s. 5 (3) of the D.C.A. are "computer equipment" and "rolling stock with an
estimated useful life of (less than) seven years." In addition, local roads are covered
separately under subdivision agreements and related means (as are other local
services). Services which are potentially eligible for inclusion in the Municipality's D.C.
are indicated with a "Yes."
3.3 Increase in the Need for Service
The D.C. calculation commences with an estimate of "the increase in the need for
service attributable to the anticipated development," for each service to be covered by
the by-law. There must be some form of link or attribution between the anticipated
development and the estimated increase in the need for service. While the need could
conceivably be expressed generally in terms of units of capacity, s. 5 (1) 3, which
requires that Municipal Council indicate that it intends to ensure that such an increase in
need will be met, suggests that a project-specific expression of need would be most
appropriate.
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Figure 3-1
The Process of Calculating a Development Charge under the Act
that must be followed
8. Specified Local Services
The Process of Calculating a Development Charge under the Act that must be followed
Anticipated
Development
1.
Estimated Increase in
Need for Service
2. Ineligible Services
Ceiling Re:
Increased Need
Needs That Will
Be Met
Examination of the
Long-term Capital
and Operating Costs
for Capital
Infrastructure
D.C. Needs
By Service
Less:
Uncommitted Excess
Capacity
Less:
Benefit To Existing
Development
Less:
Grants, Subsidies
and Other
Contributions
D.C. By-law(s)
Spatial
Applicability
D.C. Net Capital Costs
Costs for new development vs.
existing development for the term
of the by-law and the balance
of the period
Amount of the Charge
By Type of Development
(including apportionment of
costs - residential and
non-residential)
Financing,
Inflation and
Investment
Considerations
3.
4.
5.
6.
11.
12.
15.
16.
13.
14.
9.
Tax Base,
User Rates,
etc.
Subdivision
Agreements
and Consent
Provisions
Consideration of exemptions,
phase-ins, etc.
1
3
2
Non-Transit Services
Historical Service
Standard
4a.
Transit Services
Forward-looking
Service
Standard
4b.
Asset Management
Plan for All Capital
Projects to be
Funded by D.C.s 7.
Non-Transit Services
Financially
Sustainable
7a.
Transit Services
Detailed
Requirements 7b.
10.
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Table 3-1
Categories of Municipal Services to be Addressed as Part of the Calculation
Eligibility for
Inclusion in the
D.C. Calculation
Description
Yes
Municipality provides the service - service has been
included in the D.C. calculation.
No
Municipality provides the service - service has not been
included in the D.C. calculation.
n/a
Municipality does not provide the service.
Ineligible
Service is ineligible for inclusion in the D.C. calculation.
Categories of
Municipal Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
Maximum
Potential
D.C.
Recovery
%
1. Services Related
to a Highway
Yes
Yes
Yes
No
Yes
Yes
Yes
1.1 Arterial roads
1.2 Collector roads
1.3 Bridges, culverts and
roundabouts
1.4 Local municipal roads
1.5 Traffic signals
1.6 Sidewalks and streetlights
1.7 Active transportation
100
100
100
0
100
100
100
2. Other
Transportation
Services
n/a
n/a
Ineligible
Ineligible
Yes
Yes
Ineligible
n/a
2.1 Transit vehicles1 & facilities
2.2 Other transit infrastructure
2.3 Municipal parking spaces -
indoor
2.4 Municipal parking spaces -
outdoor
2.5 Works yards
2.6 Rolling stock1
2.7 Ferries
2.8 Airport
100
100
0
0
100
100
100
100**
1with 7+ year lifetime
*Same percentage as service component to which it pertains
computer equipment excluded throughout
**Airports only eligible for the Region of Waterloo
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Categories of
Municipal Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
Maximum
Potential
D.C.
Recovery
%
3. Stormwater
Drainage and
Control Services
No
No
No
No
3.1 Main channels and drainage
trunks
3.2 Channel connections
3.3 Retention/detention ponds
3.4 Monitoring Programs
100
100
100
100
4. Fire Protection
Services
Yes
Yes
Yes
4.1 Fire stations
4.2 Fire pumpers, tankers, aerials,
and rescue vehicles, etc.1
4.3 Small equipment and gear
100
100
100
5. Parks Services
(i.e., Parks and
Open Space)
Ineligible
Yes
Yes
Yes
Yes
Yes
5.1 Acquisition of land for parks,
woodlots, and E.S.A.s
5.2 Development of area municipal
parks
5.3 Development of district parks
5.4 Development of municipal-wide
parks
5.5 Development of special
purpose parks
5.6 Parks rolling stock1 and yards
0
100
100
100
100
100
6. Recreation
Services
Yes
Yes
Yes
Yes
6.1 Arenas, pools, fitness facilities,
community centres, etc.
6.2 Soccer fields, cricket pitches,
multi-purposes fields, ball
diamonds.
6.3 Recreation vehicles and
equipment1
6.4 Recreation Land
100
100
100
100
7. Library Services
No
n/a
n/a
7.1 Public library space (incl.
furniture and equipment)
7.2 Library vehicles¹
7.3 Library materials
100
100
100
8. Emergency
Preparedness
Services
No
No
No
8.1 Facility space (incl. furniture
and equipment)
8.2 Vehicles¹
8.3 Equipment
100
100
100
1with 7+ year lifetime
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Categories of
Municipal Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
Maximum
Potential
D.C.
Recovery
%
9. Provision of
Cultural,
Entertainment and
Tourism Facilities
and Convention
Centres
Ineligible
Ineligible
9.1 Cultural space (e.g., art
galleries, museums, and
theatres)
9.2 Tourism facilities and
convention centres
0
0
10. Wastewater
Services
Yes
Yes
No
n/a
10.1 Treatment plants
10.2 Sewage trunks
10.3 Local systems
10.4 Vehicles and equipment1
100
100
0
100
11. Water Supply
Services
No
Yes
No
Yes
11.1 Treatment plants
11.2 Distribution systems
11.3 Local systems
11.4 Vehicles and equipment1
100
100
0
100
12. Waste
Management
Services
Ineligible
Ineligible
n/a
n/a
12.1 Landfill collection, transfer
vehicles and equipment
12.2 Landfills and other disposal
facilities
12.3 Waste diversion facilities
12.4 Waste diversion vehicles and
equipment1
0
0
100
100
13. Policing Services
Yes
n/a
Yes
13.1 Police detachments
13.2 Police rolling stock1
13.3 Small equipment and gear
100
100
100
14. Long-term Care
n/a
n/a
14.1 Homes for the aged space
14.2 Vehicles1
100
100
15. Child Care and
Early Years
n/a
n/a
n/a
15.1 Childcare and Early Years
space
15.2 Vehicles1
15.3 Equipment
100
100
100
16. Public Health
n/a
n/a
16.1 Public Health space
16.2 Public Health vehicles¹
100
100
17. Housing Services
n/a
17.1 Housing Services space
100
1with 7+ year lifetime
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Categories of
Municipal Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
Maximum
Potential
D.C.
Recovery
%
18. Provincial Offences
Act (P.O.A.)
n/a
n/a
18.1 P.O.A. including By-law
Enforcement space
18.1 P.O.A. including By-law
Enforcement vehicles and
equipment1
100
100
19. Social Services
ineligible
19.1 Social service space
0
20. Ambulance
Services
n/a
n/a
n/a
20.1 Ambulance station space
20.2 Vehicles1
20.3 Equipment and gear
100
100
100
21. Hospital Provision
Ineligible
21.1 Hospital capital contributions
0
22. Provision of
Headquarters for
the General
Administration of
Municipalities and
Area Municipal
Boards
Ineligible
Ineligible
Ineligible
22.1 Office space
22.2 Office furniture
22.3 Computer equipment
0
0
0
23. Other
Yes
Yes
23.1 Studies in connection with
acquiring buildings, rolling
stock, materials, and
equipment, and improving land2
and facilities, including the D.C.
background study cost.
23.2 Interest on money borrowed to
pay for growth-related capital
0-100
0-100
1with a 7+ year lifetime
2same percentage as service component to which it pertains.
3.4 Local Service Policy
Some of the need for services generated by additional development consists of local
services related to a plan of subdivision. As such, they will be required as a condition of
subdivision agreements or consent conditions. The Municipality's detailed Local Service
Policy is provided in Appendix E.
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3.5 Capital Forecast
Paragraph 7 of s. 5 (1) of the D.C.A. requires that "the capital costs necessary to
provide the increased services must be estimated." The Act goes on to require two
potential cost reductions and the Regulation sets out the way in which such costs are to
be presented. These requirements are outlined below.
These estimates involve capital costing of the increased services discussed above. This
entails costing actual projects or the provision of service units, depending on how each
service has been addressed.
The capital costs include:
a) costs to acquire land or an interest therein (including a leasehold interest);
b) costs to improve land;
c) costs to acquire, lease, construct or improve buildings and structures;
d) costs to acquire, lease or improve facilities, including rolling stock (with a useful
life of 7 or more years), furniture and equipment (other than computer
equipment), materials acquired for library circulation, reference, or information
purposes;
e) interest on money borrowed to pay for the above-referenced costs;
f) costs to undertake studies in connection with the above-referenced matters; and
g) costs of the D.C. background study.
In order for an increase in need for service to be included in the D.C. calculation,
Municipal Council must indicate "that it intends to ensure that such an increase in need
will be met" (s. 5 (1) 3). This can be done if the increase in service forms part of a
Council-approved Official Plan, capital forecast or similar expression of the intention of
Council (O. Reg. 82/98, section 3). The capital program contained herein reflects the
Municipality's approved and proposed capital budgets and master servicing/needs
studies.
3.6 Treatment of Credits
Section 8, paragraph 5, of O. Reg. 82/98 indicates that a D.C. background study must
set out "the estimated value of credits that are being carried forward relating to the
service." Section 17, paragraph 4, of the same Regulation indicates that "the value of
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the credit cannot be recovered from future D.C.s," if the credit pertains to an ineligible
service. This implies that a credit for eligible services can be recovered from future
D.C.s. As a result, this provision should be made in the calculation, in order to avoid a
funding shortfall with respect to future service needs. There are no current outstanding
credits for inclusion in the D.C. calculations.
3.7 Classes of Services
Section 7 of the D.C.A. states that a D.C. by-law may provide for any D.C. eligible
service or the capital costs with respect to those services. Further, a class may be
composed of any number or combination of services and may include parts or portions
of each D.C. eligible service. With respect to growth-related studies, Section 7(3) of the
D.C.A. states that:
"For greater certainty, a development charge by-law may provide for a
class consisting of studies in respect of any service listed in subsection 2
(4) whose capital costs are described in paragraphs 5 and 6 of subsection
5 (3)."
These provisions allow for services to be grouped together to create a class for the
purposes of the D.C. by-law and D.C. reserve funds. The D.C. calculations and by-law
provided herein include a class for growth studies as well as a class for Public Works.
These classes are comprised of the following services:
- Public Works - Facilities, fleet, and equipment
o Services Related to a Highway.
- Growth Studies
o Water Services;
o Wastewater Services;
o Services Related to a Highway;
o Policing Services;
o Fire Protection Services; and
o Parks and Recreation Services.
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3.8 Existing Reserve Funds
Section 35 of the D.C.A. states that:
"The money in a reserve fund established for a service may be spent only
for capital costs determined under paragraphs 2 to 7 of subsection 5 (1)."
There is no explicit requirement under the D.C.A. calculation method set out in s. 5 (1)
to net the outstanding reserve fund balance as part of making the D.C. calculation;
however, section 35 does restrict the way in which the funds are used in future.
For services that are subject to a per-capita-based, service level "cap," the reserve fund
balance should be applied against the development-related costs for which the charge
was imposed once the project is constructed (i.e., the needs of recent growth). This cost
component is distinct from the development-related costs for the next 10-year period,
which underlie the D.C. calculation herein.
The alternative would involve the Municipality spending all reserve fund monies prior to
renewing each by-law, which would not be a sound basis for capital budgeting. Thus,
the Municipality will use these reserve funds for the Municipality's cost share of
applicable development-related projects, which are required but have not yet been
undertaken, as a way of directing the funds to the benefit of the development which
contributed them (rather than to future development, which will generate the need for
additional facilities directly proportionate to future growth).
The Municipality stopped imposing D.C.s in 2014. As a result, the balance in the D.C.
reserve funds were transferred to capital reserve funds to be used for similar purposes
(i.e., growth-related infrastructure). All reserve funds except for the water D.C. reserve
fund (transferred to what is currently called the Water Expansion Reserve Fund), were
utilized. As a result, there are no reserve fund balances to be included in the D.C.
calculations for those services. The Water Expansion Reserve Fund had a balance of
$7,672,010 as of December 31, 2021. As a result, this amount will be transferred back
to a D.C. reserve fund and included in the calculations for water services.
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3.9 Deductions
The D.C.A. potentially requires that five deductions be made to the increase in the need
for service. These relate to:
- the level of service ceiling;
- uncommitted excess capacity;
- benefit to existing development;
- anticipated grants, subsidies, and other contributions; and
- costs related to services that are ineligible as per the D.C.A.
The requirements behind each of these reductions are addressed as follows:
3.9.1 Reduction Required by Level of Service Ceiling
This is designed to ensure that the increase in need included in section 4.3 does "not
include an increase that would result in the level of service (for the additional
development increment) exceeding the average level of the service provided in the
municipality over the 10-year period immediately preceding the preparation of the
background study." O. Reg. 82.98 (section 4) goes further to indicate that "both the
quantity and quality of a service shall be taken into account in determining the level of
service and the average level of service."
In many cases, this can be done by establishing a quantity measure in terms of units as
floor area, land area or road length per capita and a quality measure, in terms of the
average cost of providing such units based on replacement costs, engineering
standards or recognized performance measurement systems, depending on
circumstances. When the quantity and quality factor are multiplied together, they
produce a measure of the level of service, which meets the requirements of the Act, i.e.,
cost per unit.
With respect to transit services, a result of Bill 73, the changes to the Act have provided
for an alternative method for calculating the services' standard ceiling. Transit services
must now utilize a forward-looking service standard analysis, described later in this
section.
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The average service level calculation sheets for each service component in the D.C.
calculation are set out in Appendix B.
3.9.2 Reduction for Uncommitted Excess Capacity
Paragraph 5 of s. 5 (1) requires a deduction from the increase in the need for service
attributable to the anticipated development that can be met using the Municipality's
"excess capacity," other than excess capacity which is "committed."
"Excess capacity" is undefined, but in this case must be able to meet some or all of the
increase in need for service, in order to potentially represent a deduction. The deduction
of uncommitted excess capacity from the future increase in the need for service would
normally occur as part of the conceptual planning and feasibility work associated with
justifying and sizing new facilities, e.g., if a road widening to accommodate increased
traffic is not required because sufficient excess capacity is already available, then
widening would not be included as an increase in need, in the first instance.
3.9.3 Reduction for Benefit to Existing Development
Section 5 (1) 6 of the D.C.A. provides that, "The increase in the need for service must
be reduced by the extent to which an increase in service to meet the increased need
would benefit existing development." The general guidelines used to consider benefit to
existing development include:
- the repair or unexpanded replacement of existing assets that are in need of
repair;
- an increase in average service level of quantity or quality (compare water as an
example);
- the elimination of a chronic servicing problem not created by growth; and
- providing services where none previously existed (generally considered for water
or wastewater services).
This step involves a further reduction in the need, by the extent to which such an
increase in service would benefit existing development. The level of service cap in
section 4.9.1 is related but is not the identical requirement. Sanitary, storm and water
trunks are highly localized to growth areas and can be more readily allocated in this
regard than other services such as services related to a highway, which do not have a
fixed service area.
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Where existing development has an adequate service level that will not be tangibly
increased by an increase in service, no benefit would appear to be involved. For
example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive very limited (or no) benefit as a result. On the other
hand, where a clear existing service problem is to be remedied, a deduction should be
made accordingly.
In the case of services such as recreation facilities, community parks, libraries, etc., the
service is typically provided on a Municipal-wide system basis. For example, facilities of
the same type may provide different services (i.e., leisure pool vs. competitive pool),
different programs (i.e., hockey vs. figure skating) and different time availability for the
same service (i.e., leisure skating available on Wednesday in one arena and Thursday
in another). As a result, residents will travel to different facilities to access the services
they want at the times they wish to use them, and facility location generally does not
correlate directly with residence location. Even where it does, displacing users from an
existing facility to a new facility frees up capacity for use by others and generally results
in only a very limited benefit to existing development. Further, where an increase in
demand is not met for a number of years, a negative service impact to existing
development is involved for a portion of the planning period.
3.9.4 Reduction for Anticipated Grants, Subsidies and Other
Contributions
This step involves reducing the capital costs necessary to provide the increased
services by capital grants, subsidies, and other contributions (including direct developer
contributions required due to the local service policy) made or anticipated by Council
and in accordance with various rules such as the attribution between the share related
to new vs. existing development. That is, some grants and contributions may not
specifically be applicable to growth or where Council targets fundraising as a measure
to offset impacts on taxes (O. Reg. 82/98, section 6).
3.10 Municipal-wide vs. Area Rating
This step involves determining whether all of the subject costs are to be recovered on a
uniform municipal-wide basis or whether some or all are to be recovered on an area-
specific basis. Under the amended D.C.A., it is now mandatory to "consider" area-rating
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of services (providing charges for specific areas and services); however, it is not
mandatory to implement area rating. Further discussion is provided in section 6.4.4.
3.11 Allocation of Development
This step involves relating the costs involved to anticipated development for each period
under consideration and using allocations between residential and non-residential
development and between one type of development and another, to arrive at a schedule
of charges.
3.12 Asset Management
The new legislation now requires that a D.C. background study must include an asset
management plan (s. 10 (2) c.2). The asset management plan (A.M.P.) must deal with
all assets that are proposed to be funded, in whole or in part, by D.C.s. The current
regulations provide very extensive and specific requirements for the A.M.P. related to
transit services (as noted in the subsequent subsection); however, they are silent with
respect to how the A.M.P. is to be provided for all other services. As part of any A.M.P.,
the examination should be consistent with the municipality's existing assumptions,
approaches, and policies on asset management planning. This examination has been
included in Appendix F.
3.13 Transit
The most significant changes to the Act over the past four years, relate to the transit
service. These changes relate to three areas of the calculations, as follows:
A. Transit no longer requires the statutory 10% mandatory deduction from the net
capital cost (subsection 5.2 (i) of the D.C.A.
B. The background study requires the following in regard to transit costs (as per
s. 8 (2) of the Regulations):
1. The calculations that were used to prepare the estimate for the planned level
of service for the transit services, as mentioned in s. 5.2 (3) of the Act.
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2. An identification of the portion of the total estimated capital cost relating to the
transit services that would benefit,
i.
the anticipated development over the 10-year period immediately
following the preparation of the background study, or
ii.
the anticipated development after the 10-year period immediately
following the preparation of the background study.
3. An identification of the anticipated excess capacity that would exist at the end
of the 10-year period immediately following the preparation of the background
study.
4. An assessment of ridership forecasts for all modes of transit services
proposed to be funded by the D.C. over the 10-year period immediately
following the preparation of the background study, categorized by
development types, and whether the forecast ridership will be from existing or
planned development.
5. An assessment of the ridership capacity for all modes of transit services
proposed to be funded by the D.C. over the 10-year period immediately
following the preparation of the background study.
C. A new forward-looking service standard (as per s. 6.1 (2) of the Regulations):
1. The service is a discrete service.
2. No portion of the service that is intended to benefit anticipated development
after the 10-year period immediately following the preparation of the
background study may be included in the estimate.
3. No portion of the service that is anticipated to exist as excess capacity at the
end of the 10-year period immediately following the preparation of the
background study may be included in the estimate.
D. A detailed asset management strategy and reporting requirements (s. 6.1 (3) of
the Regulation) that includes lifecycle costs, action plans that will enable the
assets to be sustainable, summary of how to achieve the proposed level of
service, discussion on procurement measures and risk are required.
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The Municipality does currently provide transit services; however, transit services have
not been included in the D.C. background study and draft by-law. As a result, the above
calculation and reporting requirements are not required.
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Chapter 4
D.C.-Eligible Cost Analysis by
Service and Class of Service
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4. D.C.-Eligible Cost Analysis by Service and Class
of Service
4.1 Introduction
This chapter outlines the basis for calculating eligible costs for the D.C.s to be applied
on a uniform basis. In each case, the required calculation process set out in s. 5 (1)
paragraphs 2 to 7 in the D.C.A. and described in Chapter 3 was followed in determining
D.C.-eligible costs.
The nature of the capital projects and timing identified in the chapter reflects Council's
current intention. Over time, however, Municipality projects and Council priorities
change and accordingly, Council's intentions may alter, and different capital projects
(and timing) may be required to meet the need for services required by new growth.
4.2 Service Levels and 10-Year Capital Costs for
Leamington' D.C. Calculation
This section evaluates the development-related capital requirements for parks &
recreation services and growth studies, over a 10-year planning period. For parks and
recreation services, the service component is evaluated on two format sheets: the
average historical 10-year level of service calculation (see Appendix B), which "caps"
the D.C. amounts; and, the infrastructure cost calculation, which determines the
potential D.C. recoverable cost. For the growth studies class of service, the
infrastructure cost calculation, which determines the potential D.C. recoverable cost is
also provided.
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4.2.1 Parks and Recreation Services
The Municipality currently has 152.75 acres of land for outdoor recreation facilities and
park purposes within its jurisdiction. This land consists of various sized parks, a beach,
and sport fields. The average level of service provided by the Municipality over the
previous 10-year period is 5.4 acres or parkland per 1,000 population. The Municipality
also provides approximately 0.53 linear meters of trails per capita. Including parkland
development, outdoor recreation facilities and amenities (e.g., playground equipment,
storage structures, etc.), and trails, the level of service provided is $1,298 per capita.
When applied over the forecast period, this average level of service translates into a
D.C.-eligible amount of $8,427,850.
With respect to indoor recreation facilities, there are currently various facilities provided
by the Municipality, including a community sports complex/arena, soccer facility, marina,
and an amphitheater. These facilities currently provide 207,489 sq.ft. of space. The
average historical level of service for the previous ten years equates to approximately
6.9 sq.ft. of space per capita or an investment of $2,153 per capita. This service
standard provides a D.C.-eligible amount of $13,977,666.
The Municipality services the parks and recreation facilities with various vehicles and
equipment. The inventory provides for a per capita standard of $34. Over the forecast
period, this provides for an additional D.C.-eligible amount of $218,261.
In total the historical parks and recreation service standard equates to $22,623,777.
Based on the projected growth over the 10-year forecast period, the Municipality has
identified $9,380,000 in future growth capital costs for parkland development, various
additional amenities, trails, and facilities. Along with these projects, the outstanding
growth-related debt, both principal and interest (discounted), for Seacliff Park and the
Sports Complex, has been included in the D.C. calculations at a cost of $610,660.
Deductions to recognize existing benefit of $5,493,000 have been made. Therefore, the
net growth capital cost $4,497,660 has been included in the D.C. calculations.
As the predominant users of parks and recreation tend to be residents of the
Municipality, the forecast growth-related costs have been allocated 95% to residential
and 5% to non-residential.
Watson & Associates Economists Ltd.
PAGE 4-3
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Table 4-1
Infrastructure Cost Included in the Development Charges Calculation
Parks and Recreation Services
Prj.
No.
Residential
Share
Non-
Residential
Share
2022-2031
95%
5%
1
Community Parks - (Bayview Park) Phase 1
2023
410,000
-
-
410,000
-
-
410,000
389,500
20,500
2
Community Parks - (Bayview Park) Phase 2
2024
1,020,000
-
-
1,020,000
-
-
1,020,000
969,000
51,000
3
Mersea Park Replacement & Expansion
2022
360,000
-
-
360,000
180,000
-
180,000
171,000
9,000
4
Amphitheatre Performance Room and 3 bay Storage
Building: new building
2022
310,000
-
-
310,000
217,000
-
93,000
88,350
4,650
5
Soccer Complex (including walking trails, lighting
large fields, bleachers, irrigation equipment, barrier
free play structure, asphalt parking area, and
landscaping)
2026-2030
1,000,000
-
-
1,000,000
700,000
-
300,000
285,000
15,000
6
West Waterfront Lands - Connect Seacliff Beach to
Promenade
2026
260,000
-
-
260,000
182,000
-
78,000
74,100
3,900
7
Rick Atkin Washrooms and Maintenance Garage
Replacement and Expansion
2022
310,000
-
-
310,000
217,000
-
93,000
88,350
4,650
8
Waterfront Improvements Phase 1
2023-2025
1,430,000
-
-
1,430,000
1,001,000
-
429,000
407,550
21,450
9
Waterfront Improvements Phase 2
2026-2029
3,060,000
-
-
3,060,000
2,142,000
-
918,000
872,100
45,900
10
Kinsmen Ball Diamonds Facility Parking Lot creation
and driveway upgrades.
2022-2027
1,220,000
-
-
1,220,000
854,000
-
366,000
347,700
18,300
Growth-Related Debt:
-
-
11
Sports Complex Debt Principal (Growth Related
Portion Only) 172-11
2022-2026
534,679
-
-
534,679
-
-
534,679
507,945
26,734
12
Sports Complex Debt Interest (Discounted) (Growth
Related Portion Only) 172-11
2022-2026
75,981
-
-
75,981
-
-
75,981
72,182
3,799
Total
9,990,660
-
-
9,990,660
5,493,000
-
4,497,660
4,272,777
224,883
Gross
Capital
Cost
Estimate
(2022$)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Total
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Watson & Associates Economists Ltd.
PAGE 4-4
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
4.2.2 Library Services
Leamington currently provides 7,700 sq.ft. of library space. Over the past ten years, the
average level of service for library facilities was 0.27 sq.ft. of space per capita which
equates to an investment of $95 per capita. This level of service provides the
Municipality with a maximum D.C.-eligible amount for recovery over the 10-year
forecast period of $619,921.
No future capital needs have been identified for the library services at this time,
therefore, the D.C. will not recover for library services under the recommended by-law.
Watson & Associates Economists Ltd.
PAGE 4-5
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
4.2.3 Growth Studies
The D.C.A. permits the inclusion of studies undertaken to facilitate the completion of the
Municipality's capital works program. As discussed in Section 3.7, these studies have
been allocated as a class of service based on each service to which the study relates.
The D.C. studies have been allocated to the class of service based on the proportion of
the total net growth-related capital costs as follows:
- Services Related to a Highway - 24.6%
- Fire Protection Services - 2.9%
- Parks and Recreation Services - 4.2%
- Policing Services - 0.5%
- Water Services - 65.8%
- Wastewater Services - 2.0%
The remainder of the growth studies are service-specific including:
- Public Works Facility Expansion Study (100% services related to a highway);
- Pollution Control Plant Capacity Expansion Study (100% wastewater);
- Parks Master Plan (100% parks and recreation);
- Fire Department Needs Assessment Study (100% fire);
- Transportation Master Plan (100% services related to a highway); and
- Water System Master Plan (100% water).
The cost of these studies is $1,665,440, of which $191,000 is attributable to existing
benefit. The net growth-related capital cost of $1,474,440 has been included in the D.C.
calculation.
These costs have been allocated 56% residential and 44% non-residential based on the
incremental growth in population to employment for the 10-year forecast period.
Watson & Associates Economists Ltd.
PAGE 4-6
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Table 4-2
Infrastructure Cost Included in the Development Charges Calculation
Growth Studies
Residential
Share
Non-
Residential
Share
2022-2031
56%
44%
1
Development Charges Study:
1a
Development Charges Study
2022
Services Related to a Highway
14,810
-
-
14,810
-
-
14,810
8,294
6,516
1b
Development Charges Study
2022
Fire Protection Services
1,730
-
-
1,730
-
-
1,730
969
761
1c
Development Charges Study
2022
Policing Services
280
-
-
280
-
-
280
157
123
1d
Development Charges Study
2022
Parks and Recreation Services
2,510
-
-
2,510
-
-
2,510
1,406
1,104
1e
Development Charges Study
2022
Wastewater Services
1,170
-
-
1,170
-
-
1,170
655
515
1f
Development Charges Study
2022
Water Services
35,320
-
-
35,320
-
-
35,320
19,779
15,541
Sub-total Development Charges Study
55,820
-
-
55,820
-
-
55,820
31,259
24,561
2
Development Charges Study:
2a
Development Charges Study
2027
Services Related to a Highway
14,810
-
-
14,810
-
-
14,810
8,294
6,516
2b
Development Charges Study
2027
Fire Protection Services
1,730
-
-
1,730
-
-
1,730
969
761
2c
Development Charges Study
2027
Policing Services
280
-
-
280
-
-
280
157
123
2d
Development Charges Study
2027
Parks and Recreation Services
2,510
-
-
2,510
-
-
2,510
1,406
1,104
2e
Development Charges Study
2027
Wastewater Services
1,170
-
-
1,170
-
-
1,170
655
515
2f
Development Charges Study
2027
Water Services
35,320
-
-
35,320
-
-
35,320
19,779
15,541
Sub-total Development Charges Study
55,820
-
-
55,820
-
-
55,820
31,259
24,561
3
Public Works Facility Expansion Study
2022
Services Related to a Highway
83,800
-
-
83,800
-
-
83,800
46,928
36,872
4
Pollution Control Plant Capacity Expansion
Study
2024
Wastewater Services
510,000
-
-
510,000
-
-
510,000
285,600
224,400
5
Parks Master Plan
2022
Parks and Recreation Services
100,000
-
-
100,000
25,000
-
75,000
42,000
33,000
6
Fire Department Needs Assessment Study
2023
Fire Protection Services
150,000
-
-
150,000
75,000
-
75,000
42,000
33,000
7
Transportation MasterPlan
2024
Services Related to a Highway
200,000
-
-
200,000
40,000
-
160,000
89,600
70,400
8
Water System Master Plan
2022
Water Services
510,000
-
-
510,000
51,000
-
459,000
257,040
201,960
Total
1,665,440
-
-
1,665,440
191,000
-
1,474,440
825,686
648,754
Prj.
No.
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post
Period
Benefit
Other
Deductions
(to recognize
benefit to
non-D.C.
services)
Service to Which Project
Relates
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Total
Less:
Potential D.C. Recoverable Cost
Watson & Associates Economists Ltd.
PAGE 4-7
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
4.3 Service Levels and 20-Year Capital Costs for
Leamington' D.C. Calculation
This section evaluates the development-related capital requirements for those services
with capital costs associated with the 20-year forecast.
4.3.1 Fire Protection Services
The Municipality currently operates its fire services from 6,700 sq.ft. of facility space,
providing for a per capita average level of service of approximately 0.24 sq.ft. of building
space or $91 per capita. This level of service provides the Municipality with a maximum
D.C.-eligible amount for recovery over the forecast period of $1,087,984.
Leamington has a current inventory of 11 vehicles providing for an average level of
service of $196 per capita which translates into a D.C.-eligible amount of $2,358,939. In
addition to vehicles, the fire service also has a variety of small equipment and gear
which it provides to its firefighters for use in fire services. This results in an average
level of service of $9 per capita. The total D.C.-eligible amount for small equipment and
gear is $109,375.
The maximum D.C.-eligible amount for recovery over the 20-year forecast period for fire
services is $3,556,298.
The Municipality has identified the need for a new fire hall facility and additional vehicles
at a gross capital cost of $7,388,000. Deductions in the amounts of $576,300 for post-
period benefit and $3,694,000 to recognize the benefit to existing development, have
been made resulting in a net amount of $3,117,700 being included in the D.C.
calculations (as per Table 4-3).
The D.C. eligible costs are allocated to residential and non-residential development
based on the incremental growth in population to employment for the 20-year forecast
period. This results in a 57% allocation to residential development and 43% allocation
to non-residential development.
Watson & Associates Economists Ltd.
PAGE 4-8
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Table 4-3
Infrastructure Cost Included in the Development Charges Calculation
Fire Protection Services
Less:
Potential D.C. Recoverable Cost
Prj .
No.
Residential
Share
Non-
Residential
Share
2022-2041
57%
43%
1
New Fire Hall Facility
2030
5,100,000
397,800
-
4,702,200
2,550,000
-
2,152,200
1,226,754
925,446
2
Vehicles - Pumper/Snorkle
2030
895,000
69,800
-
825,200
447,500
-
377,700
215,289
162,411
3
Vehicles - Rescue/Command
2030
782,000
61,000
-
721,000
391,000
-
330,000
188,100
141,900
4
Vehicles - Pumper/Rescue
2030
478,000
37,300
-
440,700
239,000
-
201,700
114,969
86,731
5
Utility Vehicles (2 Pickups)
2030
133,000
10,400
-
122,600
66,500
-
56,100
31,977
24,123
Total
7,388,000
576,300
-
6,811,700
3,694,000
-
3,117,700
1,777,089
1,340,611
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Gross
Capital
Cost
Estimate
(2022$)
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Watson & Associates Economists Ltd.
PAGE 4-9
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
4.3.2 Policing Services
Leamington's policing services are currently provided through the Ontario Provincial
Police. The Municipality currently provides a police headquarters facility with 19,985
sq.ft. of building area, providing for an average level of service of 0.7 sq.ft. per capita or
$270 per capita. This level of service provides the Municipality with a maximum D.C.-
eligible amount for recovery over the 20-year forecast period of $3,245,342.
The police service contract currently provides an equivalent of 38.94 equipped officers,
15 patrol mobile radios and 8 vehicles for the provision of policing services. This
equates to a service standard of $21 per capita. This level of service provides the
Municipality with a DC-eligible amount over the forecast period of $248,164 for
equipment and gear.
The total D.C.-eligible amount over the 20-year forecast period for Policing Services is
$3,493,506.
The Municipality has identified a provision for additional space in the amount of
$510,000 which has been included in the D.C. calculations.
The D.C. eligible costs are allocated to residential and non-residential development
based on the incremental growth in population to employment for the 20-year forecast
period. This results in a 57% allocation to residential development and 43% allocation
to non-residential development.
Watson & Associates Economists Ltd.
PAGE 4-10
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Table 4-4
Infrastructure Cost Included in the Development Charges Calculation
Policing Services
Less:
Potential D.C. Recoverable Cost
Prj .
No.
Residential
Share
Non-
Residential
Share
2022-2041
57%
43%
1
Provision for Additional Space
2025
510,000
-
-
510,000
-
-
510,000
290,700
219,300
Total
510,000
-
-
510,000
-
-
510,000
290,700
219,300
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Gross
Capital
Cost
Estimate
(2022$)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 4-11
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
4.3.3 Services Related to a Highway
The Municipality currently provides 79.53 kilometres of roads. The kilometres of roads
in the Municipality over the historical 10-year period provides the Municipality with an
average level of investment of $10,748 per capita, resulting in a D.C.-eligible recovery
amount of approximately $129,035,686 over the 20-year forecast period.
The Municipality also has 73,767 linear metres of sidewalks, 2,269 streetlights, 21 traffic
signals, and 7 pedestrian crossings. This provides an average per capita level of
investment of $578 for sidewalks, and $680 for the traffic signals, streetlights, and
pedestrian crossings. The D.C.-eligible recovery amount is approximately $6.93 million
for sidewalks, and $8.16 million for streetlights, traffic signals and pedestrian crossings
over the forecast period.
The total service standard for Services Related to a Highway is equal to $144,129,630.
Municipal staff identified future capital infrastructure needs for services related to a
highway (roads and related infrastructure) which include additional road expansions and
upgrades, bridge widenings, construction of new roads, and a multi-use pedestrian and
cyclist facility. Additional traffic signalization projects have also been identified. The
total program cost is equal to $41,997,000. Along with these projects, the outstanding
growth-related debt, both principal and interest (discounted), for East Side Arterial Road
(ESAR), has been included in the D.C. calculations at a cost of $306,028. Deductions
in the amounts of $7,326,200 for post-period benefit and $8,444,000 for costs that
benefit existing development have been made to the calculations. These deductions
result in a net D.C.-eligible amount of $26,532,828 to be included in the D.C.
calculations.
The residential/non-residential capital cost allocation for all services related to a
highway is 57% residential and 43% non-residential based on the incremental growth in
population to employment for the 20-year forecast period.
Watson & Associates Economists Ltd.
PAGE 4-12
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Table 4-5
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway
Less:
Potential D.C. Recoverable Cost
Prj .
No.
Residential
Share
Non-
Residential
Share
2022-2041
57%
43%
Roads:
1
Seacliff Dr. E. - Phase 1 Cherry Lane to
Regatta - Rehabilitation and Widening
2022
2,108,000
-
-
2,108,000
401,000
-
1,707,000
972,990
734,010
2
Seacliff Dr. E. - Phase 2- Regatta to Peter
St - Rehabilitation and Widening
2026
2,250,000
-
-
2,250,000
428,000
-
1,822,000
1,038,540
783,460
3
Seacliff Dr. E. - Phase 3- Peter St to ESAR -
Rehabilitation and Widening
2027
4,242,000
-
-
4,242,000
806,000
-
3,436,000
1,958,520
1,477,480
4
Oak St. E - ESAR to Road 12 -
Rehabilitation and Widening
2030
5,014,000
-
-
5,014,000
1,254,000
-
3,760,000
2,143,200
1,616,800
5
Oak St. E - Bridge widening (2 bridges) for
Active Transportation
2030
643,000
-
-
643,000
129,000
-
514,000
292,980
221,020
6
North/South Bound West Side Arterial -
New Road
2035
8,717,000
3,922,500
-
4,794,500
872,000
-
3,922,500
2,235,825
1,686,675
7
Morse Rd (Wilkinson-Hwy 3) - Rehabilitation
and Widening
2035
3,151,000
1,418,000
-
1,733,000
315,000
-
1,418,000
808,260
609,740
8
Wilkinson Dr (Hodgins to Morse Rd) -
Rehabilitation and Widening
2035
3,832,000
1,724,500
-
2,107,500
383,000
-
1,724,500
982,965
741,535
9
Multi-Use Pedestrian and Cyclist Facility:
Pelee Drive Road Right of Way
2026
2,550,000
-
-
2,550,000
1,275,000
-
1,275,000
726,750
548,250
10
Reconfigure Talbot/Oak/Fraser Intersection
2031
3,264,000
261,200
-
3,002,800
1,958,000
-
1,044,800
595,536
449,264
11
Oak Street East (Victoria to Pulford) Road
Widening
2028
4,040,000
-
-
4,040,000
404,000
-
3,636,000
2,072,520
1,563,480
Traffic Signalization:
12
Signalization Sherk @ Ellison
2022
386,000
-
-
386,000
97,000
-
289,000
164,730
124,270
13
Signalization Seacliff @ Cherry Lane
2022
643,000
-
-
643,000
122,000
-
521,000
296,970
224,030
14
Signalization of Seacliff @ Peter
2026
386,000
-
-
386,000
-
-
386,000
220,020
165,980
15
Provision for Traffic Signalization
2022-2030
771,000
-
-
771,000
-
-
771,000
439,470
331,530
Debt and Reserve Adjustment:
16
ESAR Debt Principal (Discounted) (Growth
Related Portion Only) 172-11
2022-2026
267,951
-
-
267,951
-
-
267,951
152,732
115,219
17
ESAR Debt Interest (Discounted) (Growth
Related Portion Only) 172-11
2022-2026
38,077
-
-
38,077
-
-
38,077
21,704
16,373
Total
42,303,028
7,326,200
-
34,976,828
8,444,000
-
26,532,828
15,123,712
11,409,116
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 4-13
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
4.3.4 Public Works (Facilities, Vehicles and Equipment)
As per Section 3.7, a D.C. by-law may provide for any D.C.-eligible service to be
included in a class set out in the by-law. Public Works is proposed as a class of service
comprised of facilities, vehicles and equipment needs.
The Municipality operates its Public Works Department out of a number of facilities with
24,960 sq.ft. of current building area. The facility space provided over this historical 10-
year period results in an average level of service of 0.88 sq.ft. per capita or a level of
investment of $142 per capita. This level of service provides the Municipality with a
maximum D.C.-eligible amount for recovery over the 20-year forecast period of
$1,702,331.
The Municipality's public works fleet inventory includes 50 vehicles and equipment
items. The number of items identified over the previous 10-year period provides for an
average level of investment of $148 per capita. Over the forecast period, the D.C.-
eligible amount for vehicles and equipment is $1,777,128.
The maximum D.C.-eligible amount for recovery over the forecast period for public
works is $3,479,459.
With respect to future growth needs, the Municipality has identified expansion to the
equipment storage facility as well as to the fleet of vehicles and equipment at a total
cost of $2,113,000. A benefit to existing deduction of $765,000 has been made,
resulting in a cost of $1,348,000 which has been included in the D.C. calculations at this
time.
The D.C. eligible costs are allocated to residential and non-residential development
based on the incremental growth in population to employment for the 20-year forecast
period. This results in a 57% allocation to residential development and 43% allocation
to non-residential development.
Watson & Associates Economists Ltd.
PAGE 4-14
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Table 4-6
Infrastructure Cost Included in the Development Charges Calculation
Public Works
Less:
Potential D.C. Recoverable Cost
Prj .
No.
D.C. Eligible Service to Which
the Project Relates
Residential
Share
Non-
Residential
Share
2022-2041
57%
43%
1
Public Works - Expansion - Equipment
Storage at Wilkinson Dr.
Services Related to a Highway
2025-2040
1,530,000
-
-
1,530,000
765,000
-
765,000
436,050
328,950
2
Snow Plow/Salter - (1 additional unit)
Services Related to a Highway
2029
190,000
-
-
190,000
-
-
190,000
108,300
81,700
3
Sidewalk Plow/Salter - (1 additional unit)
Services Related to a Highway
2030
50,000
-
-
50,000
-
-
50,000
28,500
21,500
4
Backhoe/loader- (1 additional unit)
Services Related to a Highway
2030
245,000
-
-
245,000
-
-
245,000
139,650
105,350
5
Pickup truck - (1 additional unit)
Services Related to a Highway
2022
49,000
-
-
49,000
-
-
49,000
27,930
21,070
6
Pickup truck - (1 additional unit)
Services Related to a Highway
2022
49,000
-
-
49,000
-
-
49,000
27,930
21,070
Total
2,113,000
-
-
2,113,000
765,000
-
1,348,000
768,360
579,640
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Gross
Capital
Cost
Estimate
(2022$)
Watson & Associates Economists Ltd.
PAGE 4-15
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
4.3.5 Water Services
The growth-related capital identified for water services includes a new Northwest trunk
watermain along with a related environmental assessment (E.A.). This watermain is
mainly intended to service growth in the greenhouse industry, however, it will also
service growth in on-farm bunk houses. The total gross capital cost is estimated at
$60,006,000 and this has been included in the D.C. calculations.
The costs for this trunk watermain and E.A. are shared 3%/97% between residential on-
farm bunk house growth and the non-residential greenhouse growth. This share is
based on the estimated water capacity needs over the 20-year forecast period as
follows:
Table 4-7
Residential/Non-residential shares for Greenhouse and
On-Farm Bunk House Growth over the 20-year Forecast Period
There is also a need to upgrade and expand the water service infrastructure for all other
residential and non-residential growth in the water service areas of the Municipality. The
total cost of the projects identified for upgrade and/or expansion totals $17,606,200. In
addition, outstanding growth-related debt of $1,074,566 has been included. This debt
was identified as growth-related in the Municipality's previous D.C. study, however with
the discontinuation of D.C.s over the past few years, the debt payments have been
funded from other Municipal sources over the past years. As the debt was originally
identified as growth-related, the remaining future debt payments will again be recovered
through D.C.s. A deduction of $7,741,900 has been made to recognize the benefit to
existing development. A further deduction of $7,672,010 has been made to recognize
the balance in the Water Expansion Reserve Fund (to be transferred back to the Water
D.C. reserve fund).
Water C apacity R equirements fo r
Greenho uses and On-F arm B unk H o uses:
C apacity/ Wo rker
A ssumptio ns
R es/ N o n-R es Split
fo r Greenho uses
and B unk H o uses
Greenhouses - Litres per acre per day
27,000
97%
Greenhouses - Average workers per acre
2.5
Litres per day required per worker for On-Farm Bunk
Houses
300
Total Litres per acre for bunk houses
750
3%
Watson & Associates Economists Ltd.
PAGE 4-16
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
The total gross cost of all capital needs is therefore, $78,686,766, with a net capital cost
of $63,272,856 to be included in the D.C. calculations, after deductions for benefit to
existing development and the reserve fund balance have been made. Table 4-8
provides a summary of these costs.
The costs for the water services in the serviced areas of the Municipality are shared
between the anticipated residential and non-residential growth over the 20-year forecast
period. As noted above, the costs associated with the Northwest trunk watermain and
E.A. have been allocated based on capacity needs for greenhouses and on-farm bunk
houses (97%/ 3%). All other water capital costs have been allocated based on the
incremental growth in population to employment for the 20-year forecast period (i.e.,
77%/23%), excluding the greenhouse and on-farm bunk house growth.
Watson & Associates Economists Ltd.
PAGE 4-17
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Table 4-8
Infrastructure Cost Included in the Development Charges Calculation
Water Services
Residential
Share
On-Farm
Bunkhouses
Non-
Residential
Share (ICI)
Greenhouse
2022-2041
77%
23%
1
Northwest Trunk Watermain
2025
59,700,000
-
-
59,700,000
-
-
59,700,000
-
1,791,000
-
57,909,000
2
Northwest Trunk Watermain EA
2022
306,000
-
-
306,000
-
-
306,000
-
9,180
-
296,820
3
Sherk St Watermain- Increase to: 400mm
2023
894,000
-
-
894,000
521,500
-
372,500
286,825
-
85,675
-
4
Jane St / Claire St- Increase to 150mm
2023
194,000
-
-
194,000
194,000
-
-
-
-
-
-
5
Audrey St / Margaret St: Increase to
200mm
2023
233,000
-
-
233,000
194,200
-
38,800
29,876
-
8,924
-
6
Erie St: Increase to:300mm
2023
87,200
-
-
87,200
58,100
-
29,100
22,407
-
6,693
-
7
Talbot Rd: Increase to 300mm
2024
330,000
-
-
330,000
165,000
-
165,000
127,050
-
37,950
-
9
Victoria St: Increase to 150mm
2024
199,000
-
-
199,000
176,500
-
22,500
17,325
-
5,175
-
11
Montgomery: Increase to 150mm
2024
117,000
-
-
117,000
93,600
-
23,400
18,018
-
5,382
-
12
Princess St: Increase to 150mm
2024
133,000
-
-
133,000
89,600
-
43,400
33,418
-
9,982
-
14
NE Trunk (Talbot St E to Erie St N/Hwy77):
Increase to 400mm
2025
2,520,000
-
-
2,520,000
-
-
2,520,000
1,940,400
-
579,600
-
15
Talbot Rd: Increase to 400mm
2026
734,000
-
-
734,000
305,800
-
428,200
329,714
-
98,486
-
16
Fraser Rd: Increase to 600mm
2026
2,660,000
-
-
2,660,000
738,900
-
1,921,100
1,479,247
-
441,853
-
17
Bryon St and Warren Ave: Increase to
150mm
2027
230,000
-
-
230,000
205,400
-
24,600
18,942
-
5,658
-
19
Maxon Ave / Wigle St / Sherman St /
James St: Increase to 150mm
2027
469,000
-
-
469,000
437,400
-
31,600
24,332
-
7,268
-
21
Seacliff Dr W: Increase to 600mm
2029
6,830,000
-
-
6,830,000
3,415,000
-
3,415,000
2,629,550
-
785,450
-
22
Sherk St: Increase to 400mm
2030
820,000
-
-
820,000
478,300
-
341,700
263,109
-
78,591
-
23
Malborough St E: Increase to 150mm
2030
97,000
-
-
97,000
77,600
-
19,400
14,938
-
4,462
-
24
Martin Dr: Increase to 150mm
2030
71,000
-
-
71,000
56,800
-
14,200
10,934
-
3,266
-
25
Grace Ave: Increase to 150mm
2030
56,000
-
-
56,000
44,800
-
11,200
8,624
-
2,576
-
26
Danforth: Increase to 300mm
2033
881,000
-
-
881,000
489,400
-
391,600
301,532
-
90,068
-
27
Outstanding Growth Related Debt
(Principal)
2022-2025
1,074,566
-
-
1,074,566
-
-
1,074,566
827,416
-
247,150
-
28
Water Services- New Vehicle
2022
51,000
-
-
51,000
-
-
51,000
39,270
-
11,730
-
Reserve Fund Adjustment
7,672,010
-
(7,672,010)
(920,641)
(230,160)
(306,880)
(6,214,328)
Total
78,686,766
-
-
78,686,766
15,413,910
-
63,272,856
7,502,286
1,570,020
2,209,059
51,991,492
Prj.
No.
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2022$)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Less:
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Potential D.C. Recoverable Cost
Watson & Associates Economists Ltd.
PAGE 4-18
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
4.4 Service Levels and Fully Serviced Area (Urban) 20-Year
Capital Costs for Leamington's D.C. Calculation
This section evaluates the development-related capital requirements for wastewater
services within the urban serviced area for 20-year capital costs.
4.4.1 Wastewater Services
The Municipality owns and operates the wastewater treatment plant servicing some
residents and businesses within the Municipality. The treatment plant went through
several phases of reconstruction over the past years to assist in expanding capacity to
service growth. The outstanding growth-related debt, both principal and interest
(discounted), for the capital works, has been included in the D.C. calculations at a cost
of $6,972,651. Deductions to recognize existing benefit of $4,839,699 have been made.
Therefore, the net growth capital cost $2,132,952 has been included in the D.C.
calculations.
The costs for all wastewater services are shared 80%/20% between residential and
non-residential based on the population to employment ratio over the fully serviced
urban 20-year forecast period.
Watson & Associates Economists Ltd.
PAGE 4-19
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Table 4-9
Infrastructure Cost Included in the Development Charges Calculation
Wastewater Services - Fully Serviced Water & Wastewater Areas of the Municipality
Residential
Share
Non-
Residential
Share
2022-2041
80%
20%
1
Debt Principal on Phase 1 & Portion of
Phase 2
2022-2026
1,084,267
-
1,084,267
752,587
331,680
265,344
66,336
2
Debt Interest (Discounted) on Phase 1 &
Portion of Phase 2
2022-2026
63,979
-
63,979
44,408
19,571
15,657
3,914
3
Debt Principal on Portion of Phase 2 -
Growth Component Only
2022-2024
906,871
-
906,871
629,457
277,414
221,931
55,483
4
Debt Interest (Discounted) on Portion of
Phase 2 - Growth Component Only
2022-2024
52,598
-
52,598
36,508
16,090
12,872
3,218
5
Debt Principal on Phases 3-5 - Growth
Component Only
2022-2031
3,273,283
-
3,273,283
2,271,977
1,001,306
801,045
200,261
6
Debt Interest (Discounted) on Phases 3-5 -
Growth Component Only
2022-2031
375,529
-
375,529
260,654
114,875
91,900
22,975
7
Debt Principal on Phases 3-5 - Growth
Component Only
2022-2032
1,197,505
-
1,197,505
831,185
366,320
293,056
73,264
8
Debt Interest (Discounted) on Phases 3-5 -
Growth Component Only
2022-2032
18,619
-
18,619
12,923
5,696
4,557
1,139
Total
6,972,651
-
-
6,972,651
4,839,699
-
2,132,952
1,706,362
426,590
Potential D.C. Recoverable Cost
Prj.
No.
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Less:
Watson & Associates Economists Ltd.
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Chapter 5
D.C. Calculation
Watson & Associates Economists Ltd.
PAGE 5-1
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
5. D.C. Calculation
For water and wastewater services, the D.C.s are calculated on a 20-year planning
horizon based on the service areas as follows:
o For wastewater services, Table 5-1 provides for uniform D.C.s to be imposed for
the urban wastewater the serviced area.
o For water services Table 5-2 provides for uniform D.C.s to be imposed for the
water serviced areas for industrial, commercial & institutional growth, greenhouse
growth, on-farm bunk house growth and residential (non-on-farm bunk house)
growth.
Table 5-3 calculates the proposed uniform D.C. to be imposed on anticipated
development for Municipal-wide services/classes of service over a 20-year planning
horizon. Table 5-4 calculates the proposed uniform D.C. to be imposed on anticipated
development for Municipal-wide services/classes of service over a 10-year planning
horizon.
The calculation for residential development is generated on a per capita basis and is
based upon six forms of housing types (singles and semi-detached, apartments with 2
or more bedrooms, bachelor and one-bedroom apartments, special care/special
dwelling units, on-farm bunk houses, and other multiples). The non-residential D.C.
have been calculated on a per sq.ft. of G.F.A. basis for all types of non-residential
development and is differentiated for industrial, commercial, and institutional growth, vs.
growth in the greenhouse industry.
The D.C.-eligible costs for each service component were developed in Chapter 4 for all
Municipality services and classes, based on their proposed capital programs.
For the residential calculations, the total cost is divided by the "gross" (new resident)
population to determine the per capita amount. The eligible D.C. cost calculations set
out in Chapter 4 are based on the net anticipated population increase (the forecast new
unit population less the anticipated decline in existing units). The cost per capita is then
multiplied by the average occupancy of the new units (Appendix A, Schedule 5) to
calculate the charge in Tables 5-1 through 5-4.
Watson & Associates Economists Ltd.
PAGE 5-2
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
With respect to non-residential development, the total costs in the uniform charge
allocated to non-residential development (based on need for service) have been divided
by the anticipated development over the planning period to calculate a cost per sq.ft. of
G.F.A. for industrial, commercial, and institutional growth or greenhouse growth, as
applicable.
Table 5-5 summarizes the total D.C. that are applicable based on the serviced areas for
the anticipated growth and Table 5-6 summarizes the gross capital expenditures and
sources of revenue for works to be undertaken during the five-year life of the by-law.
Watson & Associates Economists Ltd.
PAGE 5-3
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Table 5-1
Municipality of Leamington
Development Charge Calculation
Urban Wastewater Services
2022 to 2041
2022$ D.C.-Eligible Cost
2022$ D.C.-Eligible Cost
2022$ D.C.-Eligible Cost
Residential
Non-Residential
S.D.U.
per sq.ft.
Industrial,
Commercial &
Institutional
Greenhouses
Industrial,
Commercial &
Institutional
per sq.ft.
Greenhouses
per sq.ft.
$
$
$
$
$
$
$
$
1.
Wastewater Services
1.1
Facilities
1,706,362
426,590
601
0.25
426,590
-
0.247
-
1,706,362
426,590
601
0.25
426,590
-
0.247
-
TOTAL
$1,706,362
$426,590
$601
$0.25
426,590
$0.00
0.247
-
D.C.-Eligible Capital Cost
$1,706,362
$426,590
$426,590
-
20-Year Gross Population/GFA Growth (sq.ft.)
9,526
1,729,200
1,729,200
-
Cost Per Capita/Non-Residential GFA (sq.ft.)
$179.13
$0.25
$0.247
$0.000
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
3.354
$601
Other Multiples
1.954
$350
Apartments - 2 Bedrooms +
1.703
$305
Apartments - Bachelor and 1 Bedroom
1.316
$236
Special Care/Special Dwelling Units
1.100
$197
2022$ D.C.-Eligible Cost
SERVICE/CLASS
Watson & Associates Economists Ltd.
PAGE 5-4
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Table 5-2
Municipality of Leamington
Development Charge Calculation
Municipal-Wide Water Services
2022 to 2041
2022$ D.C.-Eligible Cost
2022$ D.C.-Eligible Cost
Residential
(Non-On-Farm
Bunk Houses)
Residential
On-Farm Bunk
Houses
Industrial,
Commercial &
Institutional
Greenhouses
Residential
(Excluding On-
Farm Bunk
Houses)
S.D.U.
Residential On-
Farm Bunk
Houses
per capita
Industrial,
Commercial &
Institutional
per sq.ft.
Greenhouse
per sq.ft.
$
$
$
$
$
$
$
$
2.
Water Services
2.1
Distribution System
7,502,286
1,570,020
2,209,059
51,991,492
2,452
485
1.046
0.397
7,502,286
1,570,020
2,209,059
51,991,492
2,452
485
1.046
0.397
TOTAL
$7,502,286
$1,570,020
$2,209,059
$51,991,492
$2,452
$485
$1.046
$0.397
D.C.-Eligible Capital Cost
$7,502,286
$1,570,020
$2,209,059
$51,991,492
20-Year Gross Population/GFA Growth (sq.ft.)
10,261
3,237
2,111,600
131,080,000
Cost Per Capita/Non-Residential GFA (sq.ft.)
$731.15
$485.02
$1.046
$0.397
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
3.354
$2,452
$0
Other Multiples
1.954
$1,429
$0
Apartments - 2 Bedrooms +
1.703
$1,245
$0
Apartments - Bachelor and 1 Bedroom
1.316
$962
$0
Special Care/Special Dwelling Units
1.100
$804
$0
On-Farm Bunk Houses - per capita
1.000
$0
$485
SERVICE/CLASS
2022$ D.C.-Eligible Cost
Watson & Associates Economists Ltd.
PAGE 5-5
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Table 5-3
Municipality of Leamington
Development Charge Calculation
Municipal-wide Services and Classes of Service
2022 to 2041
2022$ D.C.-Eligible Cost
2022$ D.C.-Eligible Cost
Residential
Non-Residential
S.D.U.
per sq.ft.
Industrial,
Commercial &
Institutional
Greenhouses
Industrial,
Commercial &
Institutional
per sq.ft.
Greenhouses
per sq.ft.
$
$
$
$
$
$
$
$
3. Services Related to a Highway
3.1
Roads and Related Infrastructure
15,123,712
11,409,116
3,758
0.086
3,298,992
8,110,124
1.562
0.062
15,123,712
11,409,116
3,758
0.086
3,298,992
8,110,124
1.562
0.062
4. Public Works
4.1
Services Related to a Highway
768,360
579,640
191
0.004
167,605
412,035
0.079
0.003
768,360
579,640
191
0.004
167,605
412,035
$0.079
$0.003
5. Fire Protection Services
5.1
Fire facilities, vehicles & equipment
1,777,089
1,340,611
442
0.010
387,643
952,968
0.184
0.007
1,777,089
1,340,611
442
0.010
387,643
952,968
$0.184
$0.007
6. Policing Services
6.1
Facilities
290,700
219,300
72
0.002
63,411
155,889
0.030
0.001
290,700
219,300
72
0.002
63,411
155,889
$0.030
$0.001
TOTAL
17,959,861
$13,548,667
$4,463
$0.102
3,917,651
$9,631,016
$1.855
$0.073
D.C.-Eligible Capital Cost
$17,959,861
$13,548,667
$3,917,651
$9,631,016
20-Year Gross Population/GFA Growth (sq.ft.)
13,498
133,191,600
2,111,600
131,080,000
Cost Per Capita/Non-Residential GFA (sq.ft.)
$1,330.56
$0.102
$1.855
$0.073
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
3.354
$4,463
Other Multiples
1.954
$2,600
Apartments - 2 Bedrooms +
1.703
$2,265
Apartments - Bachelor and 1 Bedroom
1.316
$1,751
Special Care/Special Dwelling Units
1.100
$1,465
On-Farm Bunk Houses - per capita
1.000
$1,330
2022$ D.C.-Eligible Cost
SERVICE/CLASS
2022$ D.C.-Eligible Cost
Watson & Associates Economists Ltd.
PAGE 5-6
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Table 5-4
Municipality of Leamington
Development Charge Calculation
Municipal-wide Services and Classes
2022 to 2031
2022$ D.C.-Eligible Cost
2022$ D.C.-Eligible Cost
2022$ D.C.-Eligible Cost
Residential
Non-Residential
S.D.U.
per sq.ft.
Industrial,
Commercial &
Institutional
Greenhouses
Industrial,
Commercial &
Institutional
per sq.ft.
Greenhouses
per sq.ft.
$
$
$
$
$
$
$
$
7.
Parks and Recreation Services
7.1
Parkland Development, Amenities,
Trails, Recreation Facilities, Vehicles
and Equipment
4,272,777
224,883
1,934
0.003
69,776
155,107
0.056
0.003
8.
Growth Studies
8.1
Water Services
296,598
233,042
134
0.003
72,307
160,734
0.058
0.003
8.2
Wastewater Services
286,910
225,430
130
0.003
69,945
155,484
0.056
0.003
8.3
Services Related to a Highway
153,115
120,305
69
0.001
37,328
82,977
0.030
0.001
8.4
Policing Services
314
246
-
-
76
170
-
-
8.5
Fire Protection Services
43,938
34,522
20
-
10,711
23,811
0.009
-
8.6
Parks and Recreation Services
44,811
35,209
20
-
10,924
24,284
0.009
-
825,686
648,754
373
0.007
201,293
447,461
0.162
0.007
TOTAL
$5,098,463
$873,637
$2,307
$0.010
271,068
602,568
$0.218
$0.010
D.C.-Eligible Capital Cost
$5,098,463
$873,637
$271,068
$602,568
10-Year Gross Population/GFA Growth (sq.ft.)
7,408
70,244,700
1,244,700
69,000,000
Cost Per Capita/Non-Residential GFA (sq.ft.)
$688.24
$0.010
$0.218
$0.010
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
3.354
$2,308
Other Multiples
1.954
$1,345
Apartments - 2 Bedrooms +
1.703
$1,173
Apartments - Bachelor and 1 Bedroom
1.316
$906
Special Care/Special Dwelling Units
1.100
$757
On-Farm Bunk Houses - per capita
1.000
$688
2022$ D.C.-Eligible Cost
SERVICE/CLASS
Watson & Associates Economists Ltd.
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Table 5-5
Municipality of Leamington
Development Charge Calculation
Total All Services and Classes
2022$ D.C.-Eligible Cost
Residential
Non-Residential
Residential (Non-
On-Farm Bunk
Houses)
S.D.U.
Residential On-
Farm Bunk
Houses
per capita
Industrial,
Commercial &
Institutional
Greenhouses
Industrial,
Commercial &
Institutional
per sq.ft.
Greenhouses
per sq.ft.
$
$
$
$
$
$
$
$
Urban Wastewater Services 20 Year
1,706,362
426,590
601
0
426,590
-
0.247
-
9,072,305
54,200,550
2,452
485
2,209,059
51,991,492
1.046
0.397
Municipal-wide Services/Classes 20 Year
17,959,861
13,548,667
4,463
1,330
3,917,651
9,631,016
1.855
0.073
Municipal-wide Services/Classes 10 Year
5,098,463
873,637
2,307
688
271,068
602,568
0.218
0.010
$32,130,630
$68,622,854
$9,222
$2,504
$6,397,779
$62,225,075
$3.119
$0.480
TOTAL URBAN CHARGES
$33,836,991
$69,049,444
$9,823
$2,504
$6,824,369
$62,225,075
$3.366
$0.480
Municipal-wide Water Services 20 Year
2022$ D.C.-Eligible Cost
2022$ D.C.-Eligible Cost
2022$ D.C.-Eligible Cost
SERVICE/CLASS
TOTAL MUNICIPAL-WIDE CHARGES
Watson & Associates Economists Ltd.
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Table 5-6
Municipality of Leamington
Gross Expenditure and Sources of Revenue Summary
for Costs to be Incurred over the Life of the By-law
Sources of Financing
Tax Base or Other Non-D.C. Source
D.C. Reserve Fund
Other
Deductions
Benefit to
Existing
Other Funding
Residential
Non-Residential
1.
Wastewater Services
1.1
Facilities
2,107,715
0
1,462,960
0
0
515,804
128,951
2.
Water Services
2.1
Distribution System
68,158,200
0
2,537,200
0
0
6,123,730
59,497,270
3.
Services Related to a Highway
3.1
Roads and Related Infrastructure
8,751,333
0
2,323,000
0
0
3,664,150
2,764,183
4.
Public Works
4.1
Services Related to a Highway
289,250
0
95,625
0
0
110,366
83,259
5.
Fire Protection Services
5.1
Fire facilities, vehicles & equipment
0
0
0
0
0
0
0
6.
Policing Services
6.1
Facilities
510,000
0
0
0
0
290,700
219,300
7.
Parks and Recreation Services
7.1
Parkland Development, Amenities, Trails, Recreation
Facilities, Vehicles and Equipment
6,081,667
0
3,184,167
0
0
2,752,625
144,875
8.
Growth Studies
8.1
Water Services
545,320
0
51,000
0
0
276,819
217,501
8.2
Wastewater Services
511,170
0
0
0
0
286,255
224,915
8.3
Services Related to a Highway
298,610
0
40,000
0
0
144,822
113,788
8.4
Policing Services
280
0
0
0
0
157
123
8.5
Fire Protection Services
151,730
0
75,000
0
0
42,969
33,761
8.6
Parks and Recreation Services
102,510
0
25,000
0
0
43,406
34,104
Total Expenditures & Revenues
$87,507,785
$0
$9,793,952
$0
$0
$14,251,802
$63,462,031
Post D.C. Period
Benefit
Total Gross Cost
Service/Class
Watson & Associates Economists Ltd.
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Chapter 6
D.C. Policy Recommendations
and D.C. By-law Rules
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6. D.C. Policy Recommendations and D.C. By-law
Rules
6.1 Introduction
Subsection 5 (1) 9 states that rules must be developed:
"to determine if a development charge is payable in any particular case
and to determine the amount of the charge, subject to the limitations set
out in subsection (6)."
Paragraph 10 of the section goes on to state that the rules may provide for exemptions,
phasing in and/or indexing of D.C.s.
Subsection 5 (6) establishes the following restrictions on the rules:
- the total of all D.C.s that would be imposed on anticipated development must not
exceed the capital costs determined under s. 5 (1) 2-7 for all services involved;
- if the rules expressly identify a type of development, they must not provide for it
to pay D.C.s that exceed the capital costs that arise from the increase in the
need for service for that type of development; however, this requirement does not
relate to any particular development; and
- if the rules provide for a type of development to have a lower D.C. than is
allowed, the rules for determining D.C.s may not provide for any resulting
shortfall to be made up via other development.
With respect to "the rules," s. 6 states that a D.C. by-law must expressly address the
matters referred to above re s. 5 (1) paragraphs 9 and 10, as well as how the rules
apply to the redevelopment of land.
The rules provided are based on the Municipality's existing policies; with consideration
for the recent changes to the D.C.A. resulting from Bills 108, 197 and 213. However,
there are items under consideration at this time and these may be refined prior to
adoption of the by-law.
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6.2 D.C. By-law Structure
It is recommended that:
- classes of services be established for public works and growth studies;
- the Municipality uses a uniform Municipal-wide D.C. calculation for all municipal
services and classes except water and wastewater services;
- water services be imposed on the municipal-wide water service area of the
Municipality;
- wastewater services be imposed on the urban wastewater service area of the
Municipality; and
- one municipal D.C. by-law be used for all services and classes of services
referenced above.
6.3 D.C. By-law Rules
The following sets out the recommended rules governing the calculation, payment, and
collection of D.C.s in accordance with s. 6 of the D.C.A.
It is recommended that the following sections provide the basis for the D.C.s.:
6.3.1 Payment in any Particular Case
In accordance with the D.C.A., s. 2 (2), a D.C. be calculated, payable and collected
where the development requires one or more of the following:
"(a) the passing of a zoning by-law or of an amendment to a zoning by-
law under section 34 of the Planning Act;
(b) the approval of a minor variance under section 45 of the Planning
Act;
(c) a conveyance of land to which a by-law passed under subsection 50
(7) of the Planning Act applies;
(d) the approval of a plan of subdivision under section 51 of the Planning
Act;
(e) a consent under section 53 of the Planning Act;
(f) the approval of a description under section 9 of the Condominium
Act, 1998; or
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(g) the issuing of a permit under the Building Code Act, 1992 in relation
to a building or structure."
6.3.2 Determination of the Amount of the Charge
The following conventions be adopted:
1) Costs allocated to residential uses will be assigned to different types of
residential units based on the average occupancy for each housing type
constructed during the previous decade. Costs allocated to non-residential uses
will be assigned based on the amount of square feet of G.F.A. constructed for
eligible uses (i.e., primary, industrial, commercial, and institutional).
2) Costs allocated to residential and non-residential uses are based upon a number
of conventions, as may be suited to each municipal circumstance, e.g.
- for growth studies, the costs have been based on a population vs.
employment growth ratio (56%/44%) for residential and non-residential
uses, respectively over the 10-year forecast period;
- for parks and recreation services, a 5% non-residential attribution has
been made to recognize use by the non-residential sector;
- for services related to a highway, fire protection services, police services
and public works a 57% residential/43% non-residential attribution has
been made based on a population vs. employment growth ratio over the
20-year forecast period;
- for water services:
o capital related to all growth except greenhouse and on-farm bunk
house growth, the costs have been based on a population vs.
employment ratio (77%/23%) growth over the 20-year forecast
period for the water serviced area; and
o capital related to greenhouses and on-farm bunk houses, the costs
have been based on the anticipated capacity of water needs per
bunk house based on 2.5 workers per acre of greenhouse and the
capacity required for greenhouse growth (3%/97%) over the 20-
year forecast period; and
- for wastewater services, the costs have been shared 80%/20% between
residential and non-residential based on the benefiting lands associated
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with the wastewater facility works over the urban wastewater services
area 20-year forecast period.
6.3.3 Application for Redevelopment of Land (Demolition and
Conversion)
Where, as a result of the redevelopment of land, a building or structure existing on the
same land within three years prior to the date of payment of D.C.s in regard to such
redevelopment was, or is to be demolished, in whole or in part, or converted from one
principal use to another principal use on the same land, in order to facilitate the
redevelopment, the D.C.s otherwise payable with respect to such redevelopment shall
be reduced by the following amounts:
1) the number of dwelling units demolished/converted multiplied by the relevant
D.C.s when the D.C.s are calculated with respect to the redevelopment;
2) the G.F.A. of the building demolished/converted multiplied by the relevant D.C.s
when the D.C.s are calculated with respect to the redevelopment.
The credit can, in no case, exceed the amount of D.C.s that would otherwise be
payable.
6.3.4 Exemptions (full or partial)
a) Statutory exemptions:
- industrial building additions of up to and including 50% of the existing
G.F.A. (defined in O. Reg. 82/98, section 1) of the building; for industrial
building additions that exceed 50% of the existing G.F.A., only the portion
of the addition in excess of 50% is subject to D.C.s (subsection 4 (3) of the
D.C.A.);
- buildings or structures owned by and used for the purposes of any
municipality, local board, or Board of Education (section 3);
- residential development in existing buildings: development that results only
in the enlargement of an existing dwelling unit, or that results only in the
creation of up to two additional dwelling units (based on prescribed limits
set out in section 2 of O. Reg. 82/98);
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- residential development in new dwellings: development that includes the
creation of up to one additional dwelling units (based on prescribed limits
set out in section 2 of O. Reg. 82/98); and
- land vested in or leased to a university that receives regular and ongoing
operating funds from the government for the purposes of post-secondary
education is exempt from development charges imposed under the
Development Charges Act, 1997 if the development in respect of which
development charges would otherwise be payable is intended to be
occupied and used by the university.
b) Non-statutory exemptions:
- Agricultural buildings excluding:
o On-farm bunk houses;
o Greenhouses;
- Residential accessory buildings if a service connection already exists for
the lot but excludes bunk houses;
- Private schools
6.3.5 Phasing in
No provisions for phasing in the D.C. are provided in the D.C. by-law.
6.3.6 Timing of Collection
The D.C.s for all services and classes are payable upon issuance of the first building
permit for each dwelling unit, building, or structure, subject to early or late payment
agreements entered into by the Municipality and an owner under s. 27 of the D.C.A. or
as otherwise provided for in the D.C.A.
Rental housing and institutional developments will pay D.C.s in six equal annual
payments commencing at occupancy. Non-profit housing developments will pay D.C.s
in 21 equal annual payments commencing at occupancy. Moreover, the D.C. amount for
all developments occurring within 2 years of a Site Plan or Zoning By-law Amendment
planning approval (for applications submitted after January 1, 2020), shall be
determined based on the D.C. in effect on the day of the applicable Site Plan or Zoning
By-law Amendment application.
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Installment payments and payments determined at the time of Site Plan or Zoning By-
law Amendment application are subject to annual interest charges calculated based on
the Municipality's D.C. Interest Rate Policy, as may be amended from time to time.
6.3.7 Indexing
Indexing of the D.C.s shall be implemented annually on January 1st of each year,
commencing from by-law passage and every year thereafter, in accordance with the
Statistics Canada Quarterly, Non-Residential Building Construction Price Index (Table
18-10-0135-01)1 for the most recent year-over-year period.
6.3.8 The Applicable Areas
The charges developed herein provide for varying charges within the Municipality, as
follows:
- all municipal-wide services/classes - the full residential and non-residential
charges will be imposed on all lands within the Municipality; and
- water - the full residential and non-residential charge will be imposed on the
municipal-wide water serviced areas of the Municipality.
- wastewater - the full residential and non-residential charge will be imposed on
the urban service areas of the Municipality.
6.4 Other D.C. By-law Provisions
It is recommended that:
6.4.1 Categories of Services/Classes for Reserve Fund and Credit
Purposes
It is recommended that eight (8) separate reserve funds be created: Public Works, Fire
Protection Services, Parks and Recreation Services, Services Related to a Highway,
Policing Services, Growth Studies, Water Services and Wastewater Services.
1 O. Reg. 82/98 referenced "The Statistics Canada Quarterly, Construction Price
Statistics, catalogue number 62-007" as the index source. Since implementation,
Statistics Canada has modified this index twice and the above-noted index is the most
current. The draft by-law provided herein refers to O. Reg. 82/98 to ensure traceability
should this index continue to be modified over time.
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Additionally, it is recommended that the balance in the Water Expansion Reserve Fund
be transferred to the water D.C. reserve fund.
Appendix D outlines the reserve fund policies that the Municipality is required to follow
as per the D.C.A.
6.4.2 By-law In-force Date
A by-law under the D.C.A. may come into force as early as the day after which the by-
law is passed by Council. Currently the draft by-law is anticipated to come into effect on
July 27, 2022 (rates will be indexed on January 1, 2023).
6.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter-
Reserve Fund Borrowing
The minimum interest rate is the Bank of Canada rate on the day on which the by-law
comes into force (as per s. 11 of O. Reg. 82/98).
6.4.4 Area Rating
As noted earlier, Bill 73 has introduced two new sections where Council must consider
the use of area-specific charges:
1. Section 2 (9) of the Act now requires a municipality to implement area-specific
D.C.s for either specific services that are prescribed and/or for specific
municipalities that are to be regulated (note that at this time, no municipalities or
services are prescribed by the Regulations).
2. Section 10 (2) c.1 of the D.C.A. requires that "the development charges
background study shall include consideration of the use of more than one
development charge by-law to reflect different needs for services in different
areas."
In regard to the first item, there are no services or specific municipalities identified in the
regulations that must be area rated. The second item requires Council to consider the
use of area rating.
It is recommended that the Municipality's by-law provide for wastewater services on an
urban area basis. All other Municipal services are to be recovered based on a uniform,
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Municipal-wide basis. There have been several reasons why area-rating has not been
imposed on these services, including:
1. All Municipal services, with the exception of water and wastewater, require that
the average 10-year service standard be calculated. This average service
standard multiplied by growth in the Municipal, establishes an upper ceiling on
the amount of funds that can be collected from all developing landowners.
Section 4 (4) of O. Reg. 82/98 provides that "if a development charge by-law
applies to a part of the municipality, the level of service and average level of
service cannot exceed that which would be determined if the by-law applied to
the whole municipality." Put in layman terms, the average service standard
multiplied by the growth within the specific area would establish an area-specific
ceiling which would significantly reduce the total revenue recoverable for the
Municipality hence potentially resulting in D.C. revenue shortfalls and impacts on
property taxes.
2. Expanding on item 1, attempting to impose an area charge potentially causes
equity issues in transitioning from a Municipal-wide approach to an area-specific
approach. For example, if all services were now built (and funded) within Area A
(which is 75% built out) and this was funded with some revenues from Areas B
and C, moving to an area-rating approach would see Area A contribute no funds
to the costs of services in Areas B and C. The D.C.s would be lower in Area A
(as all services are now funded) and higher in Areas B and C. As well, funding
shortfalls may then potentially encourage the Municipality to provide less
services to Areas B and C due to reduced revenue.
3. Many services that are provided (roads, parks & recreation facilities) are not
restricted to one specific area and are often used by all residents. For example,
arenas located in different parts of the Municipality will be used by residents from
all areas depending on the programing of the facility (i.e., a public skate is
available each night, but at a different arena; hence usage of any one facility at
any given time is based on programming availability).
For the reasons noted above, it is recommended that Council calculate the charges on
a uniform Municipal-wide basis for all services/classes of services other than
wastewater, which is recommended to be imposed on an urban area basis.
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6.5 Other Recommendations
It is recommended that Council:
"Whenever appropriate, request that grants, subsidies and other contributions be
clearly designated by the donor as being to the benefit of existing development or
new development, as applicable;"
"Adopt the assumptions contained herein as an 'anticipation' with respect to
capital grants, subsidies, and other contributions;"
"Classes of service be established for growth studies and public works (facilities,
vehicles, and equipment);"
"Adopt the D.C. approach to calculate the services on a uniform Municipal-wide
basis (except for wastewater services);"
"Adopt the D.C. approach to calculate the wastewater charges on an area-
specific basis;"
"Approve the capital project listing set out in Chapter 4 of the D.C.s Background
Study dated May 16, 2022, subject to further annual review during the capital
budget process;"
"Approve the D.C. Background Study dated May 16, 2022, as amended (if
applicable);"
"Determine that no further public meeting is required;" and
"Approve the D.C. by-law as set out in Appendix G."
Watson & Associates Economists Ltd.
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Chapter 7
By-law Implementation
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7. By-law Implementation
7.1 Public Consultation Process
7.1.1 Introduction
This chapter addresses the mandatory, formal public consultation process (section
7.1.2), as well as the optional, informal consultation process (section 7.1.3). The latter is
designed to seek the co-operation and participation of those involved, in order to
produce the most suitable policy. Section 7.1.4 addresses the anticipated impact of the
D.C. on development from a generic viewpoint.
7.1.2 Public Meeting of Council
Section 12 of the D.C.A. indicates that before passing a D.C. by-law, Council must hold
at least one public meeting, giving at least 20 clear days' notice thereof, in accordance
with the Regulation. Council must also ensure that the proposed by-law and background
report are made available to the public at least two weeks prior to the (first) meeting.
Any person who attends such a meeting may make representations related to the
proposed by-law.
If a proposed by-law is changed following such a meeting, Council must determine
whether a further meeting (under this section) is necessary (i.e., if the proposed by-law
which is proposed for adoption has been changed in any respect, Council should
formally consider whether an additional public meeting is required, incorporating this
determination as part of the final by-law or associated resolution. It is noted that
Council's decision, once made, is final and not subject to review by a Court or the
Ontario Land Tribunal (O.L.T.) (formerly the Local Planning Appeal Tribunal (L.P.A.T.)).
7.1.3 Other Consultation Activity
There are three broad groupings of the public who are generally the most concerned
with municipal D.C. policy:
1. The first grouping is the residential development community, consisting of land
developers and builders, who are typically responsible for generating the majority
of the D.C. revenues. Others, such as realtors, are directly impacted by D.C.
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policy. They are, therefore, potentially interested in all aspects of the charge,
particularly the quantum by unit type, projects to be funded by the D.C. and the
timing thereof, and municipal policy with respect to development agreements,
D.C. credits and front-ending requirements.
2. The second public grouping embraces the public at large and includes taxpayer
coalition groups and others interested in public policy.
3. The third grouping is the industrial/commercial/institutional development sector,
consisting of land developers and major owners or organizations with significant
construction plans, such as hotels, entertainment complexes, shopping centres,
offices, industrial buildings, and institutions. Also involved are organizations such
as Industry Associations, the Chamber of Commerce, the Board of Trade, and
the Economic Development Agencies, who are all potentially interested in
municipal D.C. policy. Their primary concern is frequently with the quantum of the
charge, G.F.A. exclusions such as basements, mechanical or indoor parking
areas, or exemptions and phase-in or capping provisions in order to moderate
the impact.
7.2 Anticipated Impact of the Charge on Development
The establishment of sound D.C. policy often requires the achievement of an
acceptable balance between two competing realities. The first is that high non-
residential D.C.s can, to some degree, represent a barrier to increased economic
activity and sustained industrial/commercial growth, particularly for capital intensive
uses. Also, in many cases, increased residential D.C.s can ultimately be expected to be
recovered via housing prices and can impact project feasibility in some cases (e.g.,
rental apartments).
On the other hand, D.C.s or other municipal capital funding sources need to be obtained
in order to help ensure that the necessary infrastructure and amenities are installed.
The timely installation of such works is a key initiative in providing adequate service
levels and in facilitating strong economic growth, investment, and wealth generation.
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7.3 Implementation Requirements
7.3.1 Introduction
Once the Municipality has calculated the charge, prepared the complete background
study, conducted the public process, and passed a new by-law, the emphasis shifts to
implementation matters. These include notices, potential appeals and complaints,
credits, front-ending agreements, subdivision agreement conditions and finally the
collection of revenues and funding of projects.
The sections that follow present an overview of the requirements in each case.
7.3.2 Notice of Passage
In accordance with s. 13 of the D.C.A., when a D.C. by-law is passed, the Municipal
Clerk shall give written notice of the passing and of the last day for appealing the by-law
(the day that is 40 days after the day it was passed). Such notice must be given no later
than 20 days after the day the by-law is passed (i.e., as of the day of newspaper
publication or the mailing of the notice).
Section 10 of O. Reg. 82/98 further defines the notice requirements which are
summarized as follows:
- notice may be given by publication in a newspaper which is (in the Clerk's
opinion) of sufficient circulation to give the public reasonable notice, or by
personal service, fax, or mail to every owner of land in the area to which the by-
law relates;
- subsection 10 (4) lists the persons/organizations who must be given notice; and
- subsection 10 (5) lists the eight items that the notice must cover.
7.3.3 By-law Pamphlet
In addition to the "notice" information, the Municipality must prepare a "pamphlet"
explaining each D.C. by-law in force, setting out:
- a description of the general purpose of the D.C.s;
- the "rules" for determining if a charge is payable in a particular case and for
determining the amount of the charge;
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- the services to which the D.C.s relate; and
- a description of the general purpose of the Treasurer's statement and where it
may be received by the public.
Where a by-law is not appealed to the O.L.T., the pamphlet must be readied within 60
days after the by-law comes into force. Later dates apply to appealed by-laws.
The Municipality must give one copy of the most recent pamphlet without charge, to any
person who requests one.
7.3.4 Appeals
Sections 13 to 19 of the D.C.A. set out the requirements relative to making and
processing a D.C. by-law appeal and O.L.T. hearing in response to an appeal. Any
person or organization may appeal a D.C. by-law to the O.L.T. by filing a notice of
appeal with the Municipal Clerk, setting out the objection to the by-law and the reasons
supporting the objection. This must be done by the last day for appealing the by-law,
which is 40 days after the by-law is passed.
The Municipality is conducting a public consultation process in order to address the
issues that come forward as part of that process, thereby avoiding or reducing the need
for an appeal to be made.
7.3.5 Complaints
A person required to pay a D.C., or his agent, may complain to the Municipal Council
imposing the charge that:
- the amount of the charge was incorrectly determined;
- the reduction to be used against the D.C. was incorrectly determined; or
- there was an error in the application of the D.C.
Sections 20 to 25 of the D.C.A. set out the requirements that exist, including the fact
that a complaint may not be made later than 90 days after a D.C. (or any part of it) is
payable. A complainant may appeal the decision of Municipal Council to the O.L.T.
Watson & Associates Economists Ltd.
PAGE 7-5
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7.3.6 Credits
Sections 38 to 41 of the D.C.A. set out a number of credit requirements, which apply
where a municipality agrees to allow a person to perform work in the future that relates
to a service in the D.C. by-law.
These credits would be used to reduce the amount of D.C.s to be paid. The value of the
credit is limited to the reasonable cost of the work which does not exceed the average
level of service. The credit applies only to the service to which the work relates unless
the Municipality agrees to expand the credit to other services for which a D.C. is
payable.
7.3.7 Front-Ending Agreements
The Municipality and one or more landowners may enter into a front-ending agreement
that provides for the costs of a project that will benefit an area in the Municipality to
which the D.C. by-law applies. Such an agreement can provide for the costs to be borne
by one or more parties to the agreement who are, in turn, reimbursed in future by
persons who develop land defined in the agreement.
Part III of the D.C.A. (sections 44 to 58) addresses front-ending agreements and
removes some of the obstacles to their use which were contained in the Development
Charges Act, 1989. Accordingly, the Municipality assesses whether this mechanism is
appropriate for its use, as part of funding projects prior to Municipality funds being
available.
7.3.8 Severance and Subdivision Agreement Conditions
Section 59 of the D.C.A. prevents a municipality from imposing directly or indirectly, a
charge related to development or a requirement to construct a service related to
development, by way of a condition or agreement under s. 51 or s. 53 of the Planning
Act, except for:
- "local services, related to a plan of subdivision or within the area to which the
plan relates, to be installed or paid for by the owner as a condition of approval
under section 51 of the Planning Act;" and
- "local services to be installed or paid for by the owner as a condition of approval
under section 53 of the Planning Act."
Watson & Associates Economists Ltd.
PAGE 7-6
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
It is also noted that s. 59 (4) of the D.C.A. requires that the municipal approval authority
for a draft plan of subdivision under s. 51 (31) of the Planning Act, use its power to
impose conditions to ensure that the first purchaser of newly subdivided land is
informed of all the D.C.s related to the development, at the time the land is transferred.
In this regard, if the municipality in question is a commenting agency, in order to comply
with s. 59 (4) of the D.C.A. it would need to provide to the approval authority information
regarding the applicable municipal D.C.s related to the site.
If the Municipality is an approval authority for the purposes of s. 51 of the Planning Act,
it would be responsible to ensure that it collects information from all entities that can
impose a D.C.
The most effective way to ensure that purchasers are aware of this condition would be
to require it as a provision in a registered subdivision agreement, so that any purchaser
of the property would be aware of the charges at the time the title was searched prior to
closing a transaction conveying the lands.
Appendices
Watson & Associates Economists Ltd.
PAGE A-1
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
Watson & Associates Economists Ltd.
PAGE A-2
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 1
Municipality of Leamington
Residential Growth Forecast Summary
Population
Institutional
Population
Farm On-Site
Bunk House
Population
Population
Excluding
Institutional and
Bunk House
Population
Singles & Semi-
Detached
Multiple
Dwellings2
Apartments3
Other
Total
Households
Farm On-Site
Bunk House
Beds
Equivalent
Institutional
Households
29,780
28,833
1,778
7,365
955
1,440
55
9,815
1,616
2.938
29,330
28,403
1,873
7,468
974
1,388
34
9,864
1,703
2.879
28,500
27,595
1,640
7,435
1,055
1,490
25
10,005
1,491
2.758
31,390
30,390
1,713
1,468
27,209
7,703
1,103
1,853
25
10,683
1,468
1,557
2.845
38,090
36,882
1,998
3,172
31,712
8,971
1,578
2,002
25
12,576
3,172
1,816
2.933
43,790
42,397
2,231
4,705
35,461
9,898
2,014
2,229
25
14,166
4,705
2,028
2.993
-450
-430
95
103
19
-52
-21
49
87
-830
-808
-233
-33
81
102
-9
141
-212
2,890
2,795
73
268
48
363
0
678
1,468
66
6,700
6,492
285
1,704
2,744
1,268
475
150
0
1,893
1,704
259
12,400
12,007
518
3,237
8,252
2,195
911
376
0
3,483
3,237
471
¹ Census undercount estimated at approximately 3.3%. Note: Population including the undercount has been rounded.
² Includes townhouses and apartments in duplexes.
³ Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding
Derived from County of Essex Official Plan (Approved April 28, 2014) forecast for the Municipality of Leamington and discussions with municipal staff, by Watson & Assoicates Economists Ltd., 2022
Excluding Census Undercount
Mid 2016 - Early 2022
Population
(Including
Census
Undercount)¹
Year
Housing Units
Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Historical
Early 2022 - Early 2042
Forecast
Incremental
Early 2022 - Early 2032
Early 2032
Mid 2006 - Mid 2011
Mid 2011 - Mid 2016
Mid 2006
Mid 2011
Mid 2016
Early 2022
Early 2042
Watson & Associates Economists Ltd.
PAGE A-3
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Figure A-1
Municipality of Leamington
Annual Housing Forecast
Source: Historical housing activity derived from Statistics Canada building permit data for the Municipality of Leamington , 2012-2021.
1 Growth forecast represents calendar year.
33
19
23
152
90
202
73
164
106
86
185
185
185
185
205
205
205
205
205
170
170
170
170
170
150
150
150
150
150
150
0
50
100
150
200
250
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Historical Average
Watson & Associates Economists Ltd.
PAGE A-4
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 2
Municipality of Leamington
Estimate of the Anticipated Amount, Type and Location of
Residential Development for Which Development Charges can be Imposed
2022 - 2032
1,141
475
150
1,766
4,993
-603
4,390
285
0
4,675
2022 - 2042
1,976
911
376
3,263
9,008
-982
8,026
518
0
8,544
2022 - 2032
127
0
0
127
426
-313
113
0
1,704
1,817
2022 - 2042
219
0
0
219
734
-509
225
0
3,237
3,462
2022 - 2032
1,268
475
150
1,893
5,419
-916
4,503
285
1,704
6,492
2022 - 2042
2,195
911
376
3,482
9,743
-1,491
8,252
518
3,237
12,006
1 Includes townhouses and apartments in duplexes.
2 Includes accessory apartments, bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Forecast by Watson & Associates Economists Ltd., 2022.
Water only Serviced
Areas
Municipality of
Leamington
Institutional
Population
Location
Residential Units
In New Units
Population
Change
Water and Wastewater
Serviced Areas
Farm On-Site
Bunk House
Population
Net Population
Including
Institutional and
Bunk House
Population
Development
Timing
Single & Semi-
Detached
Multiples1
Apartments2
Total
Gross Population
Existing Unit
Net Population
Increase,
Excluding
Institutional and
Bunk House
Watson & Associates Economists Ltd.
PAGE A-5
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 3
Municipality of Leamington
Current Year Growth Forecast
Mid-2016 to Early-2022
Mid 2016 Population
27,595
Occupants of
Units (2)
678
New Housing Units,
multiplied by P.P.U. (3)
2.326
Mid 2016 to Early 2022
gross population increase
1,577
1,577
Occupants of New
Units
66
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2016 to Early 2022
gross population increase
72
72
Occupants of New
Units
1,468
Bunk House Dwellings
multiplied by P.P.U. (3)
1.000
Mid 2016 to Early 2022
gross population increase
1,468
1,468
Decline in Housing
Units (4)
10,005
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.032
Mid 2016 to Early 2022
total decline in population
-322
-322
Population Estimate to Early 2022
30,390
Net Population Increase, Mid 2016 to Early 2022
2,795
(1) 2016 population based on Statistics Canada Census unadjusted for Census undercount.
(2)
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
3.357
40%
1.327
Multiples (6)
1.897
7%
0.133
Apartments (7)
1.621
53%
0.867
Total
100%
2.326
¹ Based on 2016 Census custom database
² Based on Building permit/completion activity
(4) 2016 households taken from Statistics Canada Census.
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and
changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
% Distribution of
Estimated Units²
Estimated residential units constructed, Mid-2016 to the beginning of the growth period assuming a six-month lag between construction
and occupancy.
Population
Structural Type
Persons Per Unit¹
(P.P.U.)
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-6
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 4
Municipality of Leamington
Ten-Year Growth Forecast
Mid-2022 to Mid-2032
Early 2022 Population
30,390
Occupants of
Units (2)
1,893
New Housing Units,
multiplied by P.P.U. (3)
2.863
Early 2022 to Early 2032
gross population increase
5,419
5,419
Occupants of New
Units
259
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Early 2022 to Early 2032
gross population increase
285
285
Occupants of New
Units
1,704
Bunk House Dwellings
multiplied by P.P.U. (3)
1.000
Early 2022 to Early 2032
gross population increase
1,704
1,704
Decline in Housing
Units (4)
10,683
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.086
Early 2022 to Early 2032
total decline in population
-916
-916
Population Estimate to Early 2032
36,882
Net Population Increase, Early 2022 to Early 2032
6,492
(1) Early 2022 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
3.354
67%
2.246
Multiples (6)
1.954
25%
0.491
Apartments (7)
1.594
8%
0.126
one bedroom or less 1.316
two bedrooms or more 1.703
Total
100%
2.863
¹ Persons per unit based on adjusted Statistics Canada Custom 2016 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Early 2022 households based upon 2016 Census (10,005 units) + Mid 2016 to Early 2022 unit estimate (678 units) = 10,683 units.
(5)
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Population
2016 Population (27,595) + Mid 2016 to Early 2022 estimated housing units to beginning of forecast period (678 x 2.326 = 1,577) + (66 x
1.1 = 72) + (10,005 x -0.032 = -322) = 30,390
Watson & Associates Economists Ltd.
PAGE A-7
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 5
Municipality of Leamington
Longer-Term Growth Forecast
Mid-2022 to Mid-2042
Early 2022 Population
30,390
Occupants of
Units (2)
3,483
New Housing Units,
multiplied by P.P.U. (3)
2.797
Early 2022 to Early 2042
gross population increase
9,743
9,743
Occupants of New
Units
471
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Early 2022 to Early 2042
gross population increase
518
518
Occupants of New
Units
3,237
Bunk House Dwellings
multiplied by P.P.U. (3)
1.000
Early 2022 to Early 2042
gross population increase
3,237
3,237
Decline in Housing
Units (4)
10,683
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.140
Early 2022 to Early 2042
total decline in population
-1,491
-1,491
Population Estimate to Early 2042
42,397
Net Population Increase, Early 2022 to Early 2042
12,007
(1) Early 2022 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
3.354
63%
2.114
Multiples (6)
1.954
26%
0.511
Apartments (7)
1.594
11%
0.172
one bedroom or less 1.316
two bedrooms or more 1.703
Total
100%
2.797
¹ Persons per unit based on Statistics Canada Custom 2016 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Early 2022 households based upon 2016 Census (10,005 units) + Mid 2016 to Early 2022 unit estimate (678 units) = 10,683 units.
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
2016 Population (27,595) + Mid 2016 to Early 2022 estimated housing units to beginning of forecast period (678 x 2.326 = 1,577) + (66 x
1.1 = 72) + (10,005 x -0.032 = -322) = 30,390
Population
Watson & Associates Economists Ltd.
PAGE A-8
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 6a
Municipality of Leamington
Summary of Vacant Land Supply Housing Potential as of January 2022
100
9
0
109
92%
8%
0%
100%
303
125
0
428
71%
29%
0%
100%
109
170
0
279
39%
61%
0%
100%
1,813
0%
0%
0%
100%
Total
512
304
0
2,629
% Breakdown
63%
37%
0%
100%
Source: Municipality of Leamington Development Services Department as of 01/2022.
1 Includes townhomes and apartments in duplexes.
2 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
Stage of Development
Municipality of Leamington Full Services
Density Type
Singles &
Semi-
Detached
Multiples1
Apartments2
Total
Registered Not Built
% Breakdown
Draft Plans Approved
% Breakdown
% Breakdown
Vacant lands designated for Residential
% Breakdown
Application Under Review
Watson & Associates Economists Ltd.
PAGE A-9
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 6b
Municipality of Leamington
Summary of Vacant Land Supply Housing Potential as of January 2022
0
0
0
0
0%
0%
0%
0%
0
0
0
0
0%
0%
0%
0%
0
0
0
0
0%
0%
0%
0%
0
0
0
1,540
0%
0%
0%
100%
Total
0
0
0
1,540
% Breakdown
0%
0%
0%
100%
Source: Municipality of Leamington Development Services Department as of 01/2022.
1 Includes townhomes and apartments in duplexes.
2 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
% Breakdown
Vacant lands designated for Residential
% Breakdown
Municipality of Leamington Partial Services
Stage of Development
Density Type
Singles &
Semi-
Detached
Multiples1
Apartments2
Total
Registered Not Built
% Breakdown
Draft Plans Approved
% Breakdown
Application Under Review
Watson & Associates Economists Ltd.
PAGE A-10
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 6c
Municipality of Leamington
Summary of Vacant Land Supply Housing Potential as of January 2022
100
9
0
109
92%
8%
0%
100%
303
125
0
428
71%
29%
0%
100%
109
170
0
279
39%
61%
0%
100%
0
0
0
3,353
0%
0%
0%
100%
Total
512
304
0
4,169
% Breakdown
63%
37%
0%
100%
Source: Municipality of Leamington Development Services Department as of 01/2022.
1 Includes townhomes and apartments in duplexes.
2 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
% Breakdown
Vacant lands designated for Residential
% Breakdown
Registered Not Built
% Breakdown
Draft Plans Approved
% Breakdown
Application Under Review
Municipality of Leamington Total
Stage of Development
Density Type
Singles &
Semi-
Detached
Multiples1
Apartments2
Total
Watson & Associates Economists Ltd.
PAGE A-11
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 7
Municipality of Leamington
Historical Residential Building Permits
Years 2012 to 2021
Residential Building Permits
Total
2012
24
3
6
33
2013
15
0
4
19
2014
21
0
2
23
2015
30
9
113
152
2016
39
21
30
90
Sub-total
129
33
155
317
Average (2012 - 2016)
26
7
31
63
% Breakdown
40.7%
10.4%
48.9%
100.0%
2017
53
10
139
202
2018
52
4
17
73
2019
56
4
104
164
2020
56
7
43
106
2021
24
3
59
86
Sub-total
241
28
362
631
Average (2017 - 2021)
48
6
72
126
% Breakdown
38.2%
4.4%
57.4%
100.0%
2012 - 2021
Total
370
61
517
948
Average
37
6
52
95
% Breakdown
39.0%
6.4%
54.5%
100.0%
1 Includes townhouses and apartments in duplexes.
2 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
Singles &
Semi
Detached
Multiples1
Apartments2
Year
Source: Historical housing activity derived from Statistics Canada building permit data for the Municipality of
Leamington , 2012-2021.
Watson & Associates Economists Ltd.
PAGE A-12
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 8a
Municipality of Leamington
Person Per Unit by Age and Type of Dwelling
(2016 Census)
Age of
Singles and Semi-Detached
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
20 Year Average Adjusted
1-5
-
-
-
3.565
-
3.357
6-10
-
-
-
3.188
-
3.553
(0.024)
11-15
-
-
-
3.291
3.615
3.313
3.354
16-20
-
-
-
3.253
-
3.222
3.354
20-25
-
-
-
2.804
-
2.850
3.354
25-35
-
-
-
3.008
-
2.978
35+
-
1.176
2.019
2.838
4.673
2.710
3.354
Total
-
1.300
2.048
2.939
4.309
2.855
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
-
-
3.407
-
3.313
6-10
-
-
-
3.217
-
3.221
11-15
-
-
1.750
3.009
3.917
2.878
16-20
-
-
1.853
3.050
-
2.770
20-25
-
-
1.618
2.780
-
2.529
25-35
-
1.290
2.139
2.953
-
2.599
35+
-
1.295
1.949
2.841
4.714
2.504
Total
-
1.317
1.920
2.905
4.543
2.601
2 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
3 Adjusted based on 2001-2016 historical trends.
Note: Does not include Statistics Canada data classified as 'Other'
P.P.U. Not calculated for samples less than or equal to 50 dwelling units, and does not include institutional population.
1 Includes townhouses and apartments in duplexes.
Watson & Associates Economists Ltd.
PAGE A-13
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 8b
Essex County
Person Per Unit by Age and Type of Dwelling
(2016 Census)
Age of
Multiples1
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
20 Year Average Adjusted
1-5
-
-
1.612
2.465
-
1.897
6-10
-
1.545
1.903
2.394
-
2.090
11-15
-
-
1.626
2.293
-
1.949
1.954
16-20
-
-
1.770
2.757
-
2.389
1.954
20-25
-
-
1.884
3.036
-
2.458
1.954
25-35
-
1.000
2.045
3.124
-
2.641
35+
-
1.251
1.887
2.830
4.053
2.297
Total
0.857
1.252
1.835
2.778
4.321
2.278
Age of
Apartments2
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
20 Year Average Adjusted
1-5
-
1.133
2.333
-
-
1.621
6-10
-
1.421
1.784
2.083
-
1.676
11-15
-
1.395
1.534
2.083
-
1.536
1.594
16-20
-
1.506
1.764
2.400
-
1.707
1.594
20-25
-
1.288
1.732
2.667
-
1.614
1.594
25-35
0.826
1.201
1.763
3.229
-
1.529
35+
1.101
1.193
1.878
2.645
-
1.494
Total
1.052
1.212
1.816
2.653
2.300
1.523
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
1.267
1.820
3.201
4.675
3.014
6-10
-
1.474
1.862
3.217
4.524
3.017
11-15
-
1.377
1.709
3.200
4.327
2.973
16-20
-
1.515
1.803
3.082
4.109
2.891
20-25
-
1.303
1.881
2.973
3.752
2.731
25-35
1.091
1.211
1.905
2.921
3.643
2.525
35+
1.176
1.221
1.819
2.579
3.600
2.233
Total
1.217
1.239
1.820
2.785
3.965
2.458
2 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
3 Adjusted based on 2001-2016 historical trends.
Note: Does not include Statistics Canada data classified as 'Other'
P.P.U. Not calculated for samples less than or equal to 50 dwelling units, and does not include institutional population.
1 Includes townhouses and apartments in duplexes.
Watson & Associates Economists Ltd.
PAGE A-14
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 9
Municipality of Leamington
Person Per Unit Structural Type and Age of Dwelling
(2016 Census)
3.36
3.55
3.31
3.22
2.85
2.98
2.71
1.90
2.09
1.95
2.39
2.46
2.64
2.30
1.62
1.68
1.54
1.71
1.61
1.53
1.49
0.00
0.50
1.00
1.50
2.00
2.50
3.00
3.50
4.00
1-5
6-10
11-15
16-20
20-25
25-35
35+
Persons Per Dwelling
Age of Dwelling
Singles and Semi-Detached
Multiples
Apartments
Multiple and Apartment P.P.U.s are based on Essex County.
Watson & Associates Economists Ltd.
PAGE A-15
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 10a
Municipality of Leamington
Employment Forecast, 2022 to 2042
Employment
Mid 2006
28,833
0.071
0.055
0.102
0.130
0.073
0.431
0.034
0.466
2,060
1,595
2,945
3,740
2,100
12,440
982
13,422
10,845
Mid 2011
28,403
0.072
0.019
0.102
0.139
0.073
0.404
0.042
0.447
2,050
535
2,885
3,945
2,070
11,485
1,199
12,684
10,950
Mid 2016
27,595
0.065
0.027
0.105
0.133
0.077
0.407
0.042
0.449
1,780
750
2,910
3,675
2,115
11,230
1,155
12,385
10,480
Early 2022
28,922
0.164
0.028
0.102
0.131
0.083
0.509
0.042
0.551
4,753
810
2,955
3,793
2,408
14,719
1,215
15,934
13,909
Early 2032
33,710
0.243
0.035
0.103
0.133
0.087
0.602
0.043
0.645
8,203
1,180
3,486
4,497
2,933
20,299
1,433
21,732
19,119
Early 2042
37,692
0.300
0.040
0.101
0.133
0.090
0.665
0.044
0.708
11,307
1,508
3,822
5,028
3,392
25,057
1,643
26,700
23,549
Mid 2006 - Mid 2011
-430
0.001
-0.036
-0.001
0.009
0.000
-0.027
0.008
-0.019
-10
-1,060
-60
205
-30
-955
217
-738
105
Mid 2011 - Mid 2016
-808
-0.0077
0.0083
0.0039
-0.0057
0.0038
0.0026
-0.0003
0.0023
-270
215
25
-270
45
-255
-44
-299
-470
Mid 2016 - Early 2022
1,327
0.0998
0.0008
-0.0033
-0.0020
0.0066
0.1020
0.0001
0.1021
2,973
60
45
118
293
3,489
60
3,549
3,429
Early 2022 - Early 2032
4,788
0.0790
0.0070
0.0012
0.0023
0.0037
0.0932
0.0005
0.0937
3,450
370
531
704
525
5,580
218
5,798
5,210
Early 2022 - Early 2042
8,770
0.1356
0.0120
-0.0008
0.0023
0.0067
0.1559
0.0016
0.1575
6,554
698
867
1,235
984
10,338
428
10,766
9,640
Mid 2006 - Mid 2011
-86
0.0001
-0.0073
-0.0001
0.0018
0.0000
-0.0054
0.0016
-0.0038
-2
-212
-12
41
-6
-191
43
-148
21
Mid 2011 - Mid 2016
-162
-0.0015
0.0017
0.0008
-0.0011
0.0008
0.0005
-0.0001
0.0005
-54
43
5
-54
9
-51
-9
-60
-94
Mid 2016 - Early 2022
241
0.0182
0.0001
-0.0006
-0.0004
0.0012
0.0185
0.0000
0.0186
595
12
9
24
59
698
12
710
686
Early 2022 - Early 2032
479
0.0079
0.0007
0.0001
0.0002
0.0004
0.0093
0.0001
0.0094
345
37
53
70
53
558
22
580
521
Early 2022 - Early 2042
439
0.0068
0.0006
0.0000
0.0001
0.0003
0.0078
0.0001
0.0079
328
35
43
62
49
517
21
538
482
Source: Watson & Associates Economists Ltd., 2022.
¹ Statistics Canada defines no fixed place of work (N.F.P.O.W.) employees as "persons who do not go from home to the same work place location at the beginning of each shift". Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc.
Total (Excluding
Work at Home
and N.F.P.O.W.)
Incremental Change
Annual Average
Total
Including
NFPOW
N.F.P.O.W.1
Work at
Home
Industrial
Commercial/
Population
Related
Total
Employment
(Including
N.F.P.O.W.)
Institutional
N.F.P.O.W.1
Activity Rate
Period
Population
(Excluding
Bunk House
Population)
Primary
Work at
Home
Industrial
Commercial/
Population
Related
Institutional
Total
Employment
Primary
Total
Watson & Associates Economists Ltd.
PAGE A-16
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 10b
Municipality of Leamington
Employment and Gross Floor Area (G.F.A.) Forecast, 2022 to 2042
Mid 2006
28,833
2,060
2,945
3,740
2,100
10,845
41,200,000
3,534,000
2,057,000
1,544,600
7,135,600
Mid 2011
28,403
2,050
2,885
3,945
2,070
10,950
41,000,000
3,462,000
2,169,800
1,522,500
7,154,300
Mid 2016
27,595
1,780
2,910
3,675
2,115
10,480
35,600,000
3,492,000
2,021,300
1,555,600
7,068,900
Early 2022
28,922
4,753
2,955
3,793
2,357
13,858
Early 2032
33,710
8,203
3,486
4,497
2,674
18,860
Early 2042
37,692
11,307
3,822
5,028
2,921
23,078
Mid 2006 - Mid 2011
-430
-10
-60
205
-30
105
Mid 2011 - Mid 2016
-808
-270
25
-270
45
-470
Mid 2016 - Early 2022
1,327
2,973
45
118
242
3,378
Early 2022 - Early 2032
4,788
3,450
531
704
317
5,002
69,000,000
637,200
387,200
220,300
70,244,700
Early 2022 - Early 2042
8,770
6,554
867
1,235
564
9,220
131,080,000
1,040,400
679,200
392,000
133,191,600
Mid 2006 - Mid 2011
-86
-2
-12
41
-6
21
Mid 2011 - Mid 2016
-162
-54
5
-54
9
-94
Mid 2016 - Early 2022
241
541
8
21
44
614
Early 2022 - Early 2032
479
345
53
70
32
500
6,900,000
63,720
38,720
22,030
7,024,470
Early 2022 - Early 2042
439
328
43
62
28
461
6,554,000
52,020
33,960
19,600
6,659,580
Source: Watson & Associates Economists Ltd., 2022.
1 Square Foot Per Employee Assumptions
Primary - Non-Bona Fide Farming
20,000
Industrial
1,200
Commercial/ Population Related
550
Institutional
695
2 Primary industry includes cannabis growing operation related employment.
3 Forecast institutional employment and gross floor area has been adjusted downward to account for employment associated with special care units.
4 Non-bona fide farming is defined as cannabis growing operation related employment for G.F.A. purposes in Schedules 10b and 10c.
Note: Numbers may not add to totals due to rounding.
Period
Population
Employment
Gross Floor Area in Square Feet (Estimated)¹
Primary2
Annual Average
Primary - Non-
Bona Fide
Farming4
Industrial
Commercial/
Population
Related
Institutional
Total
Incremental Change
Industrial
Commercial/
Population
Related
Institutional3
Total
Watson & Associates Economists Ltd.
PAGE A-17
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 10c
Municipality of Leamington
Estimate of the Anticipated Amount, Type and Location of
Non-Residential Development for Which Development Charges can be Imposed
2022 - 2032
-
637,200
387,100
221,500
1,245,800
1,552
2022 - 2042
-
832,800
543,300
353,100
1,729,200
2,190
2022 - 2032
69,000,000
-
-
-
69,000,000
3,450
2022 - 2042
131,080,000
207,600
135,900
38,900
131,462,400
7,030
2022 - 2032
69,000,000
637,200
387,200
220,300
70,244,700
5,002
2022 - 2042
131,080,000
1,040,400
679,200
392,000
133,191,600
9,220
1 Square feet per employee assumptions:
Primary - Non-Bona Fide Farming
20,000
Industrial
1,200
Commercial
550
Institutional
695
2 Non-bona fide farming is defined as cannabis growing operation related employment for G.F.A. purposes in Schedules 10b and 10c.
3 Forecast institutional employment and gross floor area has been adjusted downward to account for employment associated with special care units.
4 Employment Increase does not include No Fixed Place of Work.
Development Location
Timing
Primary - Non-
Bona Fide Farming
G.F.A. S.F. 1 2
Industrial
G.F.A. S.F.1
Commercial
G.F.A. S.F.1
Employment
Increase4
Water and Wastewater Serviced
Areas
Institutional
G.F.A. S.F.1 3
Total Non-
Residential
G.F.A. S.F.
Water only Serviced Areas
Municipality of Leamington
Source: Watson & Associates Economists Ltd., 2022.
Watson & Associates Economists Ltd.
PAGE A-18
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 11
Municipality of Leamington
Non-Residential Construction Value
Years 2007 to 2016
(000's 2018 $)
New
Improve Additions
Total
New
Improve
Additions
Total
New
Improve
Additions
Total
New
Improve
Additions
Total
2007
15,517
5,506
18,624
39,647
4,685
2,102
4,074
10,861
114
508
2,910
3,532
20,316
8,115
25,608
54,040
2008
2,660
827
798
4,284
2,866
1,402
1,033
5,301
11
720
0
732
5,537
2,949
1,831
10,317
2009
44,445
470
1,752
46,667
5,748
2,946
1,017
9,711
2,262
994
1,487
4,744
52,456
4,410
4,256
61,122
2010
5,441
1,753
875
8,069
161
2,265
0
2,425
10,513
424
3,791
14,728
16,115
4,441
4,666
25,222
2012
8,347
1,763
9,428
19,538
337
2,637
2,573
5,547
0
1,088
2,005
3,093
8,683
5,489
14,006
28,178
2013
7,534
3,297
10,152
20,983
1,436
3,016
421
4,873
17
3,391
284
3,691
8,987
9,704
10,857
29,548
2014
6,107
1,886
25,692
33,686
34
2,636
0
2,670
636
472
0
1,107
6,777
4,994
25,692
37,463
2015
12,981
917
8,807
22,705
2,075
3,705
549
6,329
10,600
1,361
0
11,961
25,656
5,983
9,356
40,995
2016
31,484
1,108
22,469
55,061
1,656
4,083
697
6,437
28,314
148
410
28,872
61,455
5,339
23,576
90,370
Subtotal
166,029
24,304
110,739
301,071
22,132
25,939
10,363
58,434
53,696
9,433
10,886
74,015
241,856
59,676
131,988
433,520
Percent of Total
55%
8%
37%
100%
38%
44%
18%
100%
73%
13%
15%
100%
56%
14%
30%
100%
Average
16,603
2,430
11,074
30,107
2,213
2,594
1,480
5,843
5,966
943
1,814
7,402
24,186
5,968
13,199
43,352
2007 - 2011
Period Total
149,098
32,579
25,291
206,968
2007 - 2011 Average
29,820
6,516
5,058
41,394
% Breakdown
72.0%
15.7%
12.2%
100.0%
2012 - 2016
Period Total
151,973
25,855
48,724
226,552
2012 - 2016 Average
30,395
5,171
9,745
45,310
% Breakdown
67.1%
11.4%
21.5%
100.0%
2007 - 2016
Period Total
301,071
58,434
74,015
433,520
2007 - 2016 Average
30,107
5,843
7,402
43,352
% Breakdown
69.4%
13.5%
17.1%
100.0%
Source: Statistics Canada Publication, 64-001-XIB
Note: Inflated to year-end 2017 (January, 2018) dollars using Reed Construction Cost Index
YEAR
Industrial
Commercial
Institutional
Total
Watson & Associates Economists Ltd.
PAGE A-19
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Schedule 12
Municipality of Leamington
Employment to Population Ratio by Major Employment Sector, 2006 to 2016
2006
2011
2016
06-11
11-16
Primary Industry Employment
11
Agriculture, forestry, fishing and hunting
3,010
2,190
2,000
-820
-190
21
Mining and oil and gas extraction
0
45
20
45
-25
Sub-total
3,010
2,235
2,020
-775
-215
Industrial and Other Employment
22
Utilities
10
25
15
15
-10
23
Construction
315
435
345
120
-90
31-33
Manufacturing
1,805
1,395
1,510
-410
115
41
Wholesale trade
410
525
615
115
90
48-49
Transportation and warehousing
535
570
465
35
-105
56
Administrative and support
120
70
120
-50
50
Sub-total
3,195
3,020
3,070
-175
50
Population Related Employment
44-45
Retail trade
1,405
1,600
1,525
195
-75
51
Information and cultural industries
50
60
65
10
5
52
Finance and insurance
390
270
290
-120
20
53
Real estate and rental and leasing
155
195
150
40
-45
54
Professional, scientific and technical services
235
320
375
85
55
55
Management of companies and enterprises
0
0
0
0
0
56
Administrative and support
120
70
120
-50
50
71
Arts, entertainment and recreation
140
135
150
-5
15
72
Accommodation and food services
1,035
755
855
-280
100
81
Other services (except public administration)
525
700
430
175
-270
Sub-total
4,055
4,105
3,960
50
-145
Institutional
61
Educational services
575
500
560
-75
60
62
Health care and social assistance
1,320
1,320
1,370
0
50
91
Public administration
285
305
250
20
-55
Sub-total
2,180
2,125
2,180
-55
55
Total Employment
12,440
11,485
11,230
-955
-255
Population
28,833
28,403
27,595
-430
-808
Employment to Population Ratio
Industrial and Other Employment
0.11
0.11
0.11
0.00
0.00
Population Related Employment
0.14
0.14
0.14
0.00
0.00
Institutional Employment
0.08
0.07
0.08
0.00
0.00
Primary Industry Employment
0.10
0.08
0.07
-0.03
-0.01
Total
0.43
0.40
0.41
-0.03
0.00
Source: Statistics Canada Employment by Place of Work
Note: 2006-2016 employment figures are classified by North American Industry Classification System (NAICS) Code
NAICS
Year
Categories which relate
primarily to industrial land supply
and demand
Categories which relate
primarily to population growth
within the municipality
Employment by industry
Comments
Change
Categories which relate to local
land-based resources
Watson & Associates Economists Ltd.
PAGE B-1
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Appendix B
Level of Service
Watson & Associates Economists Ltd.
PAGE B-2
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Appendix B: Level of Service
Cost (per capita)
Services Related to a Highway - Roads
$10,747.60
0.0028
km of roadways
$3,838,429 per km
$129,035,686
Services Related to a Highway - Sidewalks and Active Transportation
$577.60
2.5899
Linear metres of sidewalks
$223 per km
$6,934,666
Services Related to a Highway - Traffic Signals & Streetlights
$679.60
0.0776
No. of Traffic Signals
$8,758 per signal
$8,159,278
Public Works - Facilities
$141.79
0.8750
square feet. of building area
$162 per sq.ft.
$1,702,331
Public Works - Vehicles & Equipment
$148.02
0.0016
No. of vehicles and equipment
$92,513 per vehicle
$1,777,128
Fire Protection Services - Facilities
$90.62
0.2354
sq.ft. of building area
$385 per sq.ft.
$1,087,984
Fire Protection Services - Vehicles & Equipment
$196.48
0.0004
No. of vehicles
$491,200 per vehicle
$2,358,939
Fire Protection Services - Small Equipment and Gear
$9.11
0.0011
No. of equipment and gear
$8,282 per item
$109,375
Policing Services - Facilities
$270.31
0.7021
sq.ft. of building area
$385 per sq.ft.
$3,245,342
Policing Services - Small Equipment and Gear
$20.67
0.0022
No. of equipment and gear
$9,395 per item
$248,164
Parks and Recreation Services - Parkland Development
$529.20
0.0054
Acres of Parkland
$98,000 per acre
$3,435,566
Parks and Recreation Services - Outdoor Recreation and Park Amenities
$700.56
0.0608
No. of parkland amenities
$11,522 per item
$4,548,036
Parks and Recreation Services - Trails
$68.43
0.5297
Linear Metres of Paths and Trails
$129 per linear metre
$444,248
Parks & Recreation Services - Vehicles and Equipment
$33.62
0.0009
No. of vehicles and equipment
$37,356 per item
$218,261
Parks and Recreation Services - Recreation Facilities
$2,153.06
6.9050
sq.ft. of building area
$312 per sq.ft.
$13,977,666
Library Services
Library Services - Facilities
$95.49
0.2705
sq.ft. of building area
$353 per sq.ft.
$619,921
SUMMARY OF SERVICE STANDARDS AS PER DEVELOPMENT CHARGES ACT, 1997, AS AMENDED
Service/Clas of
Service Category
Sub-Component
10 Year Average Service Standard
Maximum
Ceiling LOS
Quantity (per capita)
Quality (per capita)
Service Related to a
Highway
Parks & Recreation
Services
Public Works
Fire Protection
Services
Policing Services
Watson & Associates Economists Ltd.
PAGE B-3
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Roads
Unit Measure:
km of roadways
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/km)
Arterial
Talbot Street
7.04
7.04
7.04
7.04
7.04
7.04
7.04
7.04
7.04
7.04
$4,195,000
Oak Street
5.56
5.56
5.56
5.56
5.56
5.56
5.56
5.56
5.56
5.56
$4,195,000
Seacliff Drive
5.46
5.46
5.46
5.46
5.46
5.46
5.46
5.46
5.46
5.46
$4,195,000
Erie Street
11.35
11.35
11.35
11.35
11.35
11.75
11.75
11.75
11.75
11.75
$4,195,000
Sherk Street
2.81
2.81
2.81
2.81
2.81
2.81
2.81
2.81
2.81
2.81
$4,195,000
Collector
Erie Street
1.38
1.38
1.38
1.38
1.38
1.38
1.38
1.38
1.38
1.38
$4,016,000
Carter Ave
1.13
1.13
1.13
1.13
1.13
1.13
1.13
1.13
1.13
1.13
$3,660,000
Robson Road
6.51
6.51
6.51
6.51
6.51
6.51
6.51
6.51
6.51
6.51
$3,660,000
Monarch Lane
0.48
0.48
0.48
0.48
0.48
0.48
0.48
0.48
0.48
0.48
$3,660,000
Cherry Lane
1.58
1.58
1.58
1.58
1.58
1.58
1.58
1.58
1.58
1.58
$3,660,000
Ellison Avenue
3.48
3.48
3.48
3.48
3.48
3.48
3.48
3.48
3.48
3.48
$3,660,000
Pulford Avenue
1.77
1.77
1.77
1.77
1.77
1.77
1.77
1.77
1.77
1.77
$3,660,000
Danforth Avenue
3.22
3.22
3.22
3.22
3.22
3.22
3.22
3.22
3.22
3.22
$3,660,000
Plumbrook Drive
0.95
0.95
0.95
0.95
0.95
0.95
0.95
0.95
0.95
0.95
$3,660,000
Eastern Street
0.24
0.24
0.24
0.24
0.24
0.24
0.24
0.24
0.24
0.24
$3,660,000
Bennie Avenue
2.42
2.42
2.42
2.42
2.42
2.42
2.42
2.42
2.42
2.42
$3,660,000
Sherman Street
0.80
0.80
0.80
0.80
0.80
0.80
0.80
0.80
0.80
0.80
$3,660,000
Alderton Street
1.78
1.78
1.78
1.78
1.78
1.78
1.78
1.78
1.78
1.78
$3,660,000
Chestnut Street
1.20
1.20
1.20
1.20
1.20
1.20
1.20
1.20
1.20
1.20
$3,660,000
Fox Street
0.77
0.77
0.77
0.77
0.77
0.77
0.77
0.77
0.77
0.77
$3,660,000
Victoria Street
1.54
1.54
1.54
1.54
1.54
1.54
1.54
1.54
1.54
1.54
$3,660,000
Wigle Street
0.90
0.90
0.90
0.90
0.90
0.90
0.90
0.90
0.90
0.90
$3,660,000
Whitwam Avenue
0.61
0.61
0.61
0.61
0.61
0.61
0.61
0.61
0.61
0.61
$3,660,000
Lutsch Avenue
2.13
2.13
2.13
2.13
2.13
2.13
2.13
2.13
2.13
2.13
$3,660,000
Marlborough Street
2.88
2.88
2.88
2.88
2.88
2.88
2.88
2.88
2.88
2.88
$3,660,000
Orange Street
0.91
0.91
0.91
0.91
0.91
0.91
0.91
0.91
0.91
0.91
$3,660,000
Elliot Street
1.79
1.79
1.79
1.79
1.79
1.79
1.79
1.79
1.79
1.79
$3,660,000
John Street
1.15
1.15
1.15
1.15
1.15
1.15
1.15
1.15
1.15
1.15
$3,660,000
Watson & Associates Economists Ltd.
PAGE B-4
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Roads
Unit Measure:
km of roadways
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/km)
Clark Street
1.59
1.59
1.59
1.59
1.59
1.59
1.59
1.59
1.59
1.59
$3,660,000
Ivan Street
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
$3,660,000
Wilkinson Drive
1.50
1.50
1.50
1.50
1.50
1.50
1.50
1.50
1.50
1.50
$3,660,000
Sturgeon Meadows
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
$3,660,000
Clarence Avenue
0.37
0.37
0.37
0.37
0.37
0.37
0.37
0.37
0.78
0.78
$3,660,000
Peter Avenue
0.97
0.97
0.97
0.97
0.97
0.97
0.97
0.97
0.97
0.97
$3,660,000
Carolina Woods
0.57
0.57
0.57
0.57
0.57
0.57
0.57
0.57
0.57
0.57
$3,660,000
Augusta Drive
-
-
-
-
-
0.55
0.55
0.55
0.55
0.55
$3,660,000
Total
78.17
78.17
78.17
78.17
78.17
79.12
79.12
79.12
79.53
79.53
Population
28,209
28,018
27,789
27,575
27,595
28,036
28,679
29,111
29,696
30,188
Per Capita Standard
0.0028
0.0028
0.0028
0.0028
0.0028
0.0028
0.0028
0.0027
0.0027
0.0026
10 Year Average
2012-2021
Quantity Standard
0.0028
Quality Standard
$3,838,429
Service Standard
$10,748
D.C. Amount (before deductions)
20 Year
Forecast Population
12,006
$ per Capita
$10,748
Eligible Amount
$129,035,686
Watson & Associates Economists Ltd.
PAGE B-5
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Sidewalks and Active Transportation
Unit Measure:
Linear metres of sidewalks
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Linear
Metre)
Sidewalks
73,299
73,767
73,767
73,767
73,767
73,767
73,767
73,767
73,767
73,767
$223
Total
73,299
73,767
73,767
73,767
73,767
73,767
73,767
73,767
73,767
73,767
Population
28,209
28,018
27,789
27,575
27,595
28,036
28,679
29,111
29,696
30,188
Per Capita Standard
2.60
2.63
2.65
2.68
2.67
2.63
2.57
2.53
2.48
2.44
10 Year Average
2012-2021
Quantity Standard
2.5899
Quality Standard
$223
Service Standard
$578
D.C. Amount (before deductions)
20 Year
Forecast Population
12,006
$ per Capita
$578
Eligible Amount
$6,934,666
Watson & Associates Economists Ltd.
PAGE B-6
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Traffic Signals & Streetlights
Unit Measure:
No. of Traffic Signals
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/item)
Streetlights
2,059
2,080
2,080
2,080
2,256
2,263
2,263
2,263
2,269
2,269
$6,800
Traffic Signals - Full
16
16
16
16
17
17
17
18
18
18
$235,800
Traffic Signals - Mid-Block Pedestrian
3
3
3
3
3
3
3
3
3
3
$127,500
Pedestrian Crossing - PXO Flashing
-
-
-
-
-
-
-
6
7
7
$56,200
Total
2,078
2,099
2,099
2,099
2,276
2,283
2,283
2,290
2,297
2,297
Population
28,209
28,018
27,789
27,575
27,595
28,036
28,679
29,111
29,696
30,188
Per Capita Standard
0.0737
0.0749
0.0755
0.0761
0.0825
0.0814
0.0796
0.0787
0.0774
0.0761
10 Year Average
2012-2021
Quantity Standard
0.0776
Quality Standard
$8,758
Service Standard
$680
D.C. Amount (before deductions)
20 Year
Forecast Population
12,006
$ per Capita
$680
Eligible Amount
$8,159,278
Watson & Associates Economists Ltd.
PAGE B-7
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Class of Service:
Public Works - Facilities
Unit Measure:
square feet. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Public Works Garage
7,910
7,910
7,910
7,910
7,910
7,910
7,910
7,910
7,910
7,910
$162
$190
Public Works Office
3,420
3,420
3,420
3,420
3,420
3,420
3,420
3,420
3,420
3,420
$236
$272
Back (Well) Building
3,000
3,000
3,000
3,000
3,000
3,000
3,000
3,000
3,000
3,000
$69
$88
Salt Shed
2,000
2,000
2,000
2,000
2,000
2,000
2,000
2,000
2,000
2,000
$66
$84
Gasoline Storage Building
130
130
130
130
130
130
130
130
130
130
$240
$276
Sign Storage Building
460
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
$24
$38
Fleet Services - Hwy 77 - Maintenance Building
5,600
5,600
5,600
5,600
5,600
5,600
5,600
5,600
5,600
5,600
$142
$163
Fleet Services - Hwy 77 - Salt Shed
1,900
1,900
1,900
1,900
1,900
1,900
1,900
1,900
1,900
1,900
$83
$98
Total
24,420
24,960
24,960
24,960
24,960
24,960
24,960
24,960
24,960
24,960
Population
28,209
28,018
27,789
27,575
27,595
28,036
28,679
29,111
29,696
30,188
Per Capita Standard
0.8657
0.8909
0.8982
0.9052
0.9045
0.8903
0.8703
0.8574
0.8405
0.8268
10 Year Average
2012-2021
Quantity Standard
0.8750
Quality Standard
$162
Service Standard
$142
D.C. Amount (before deductions)
20 Year
Forecast Population
12,006
$ per Capita
$142
Eligible Amount
$1,702,331
Watson & Associates Economists Ltd.
PAGE B-8
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Vehicle)
2020 Johnston VT652 Vacuum Sweeper #39
1
1
1
1
1
1
1
1
1
1
$409,000
2012 International 7400 Tandem
1
1
1
1
1
1
1
1
1
1
$224,000
00 Red Intl Tandum Dump/Salter
-
-
-
-
-
-
-
-
-
-
$261,000
2012 John Deere 544K Loader
1
1
1
1
1
1
1
1
1
1
$180,000
2019 International 7500 with Dump Body (#36)
1
1
1
1
1
1
1
1
1
1
$273,000
2014 John Deere Grader model 770G
1
1
1
1
1
1
1
1
1
1
$409,000
2017 Freightliner 108 SD diesel cab and chassis
1
1
1
1
1
1
1
1
1
1
$310,000
2017 Ford Haul-All Solid Waste
1
1
1
1
1
1
1
1
1
1
$176,000
2018 Freightliner Dump/Plow/Salter
1
1
1
1
1
1
1
1
1
1
$265,000
2019 Freightliner 108SD diesel cab and chassis #37
1
1
1
1
1
1
1
1
1
1
$267,000
2005 444J John Deere Loader
1
1
1
1
1
1
1
1
1
1
$135,000
Caterpillar 416F2ST Backhoe Loader
1
1
1
1
1
1
1
1
1
1
$133,800
00 Red GMC 3500HD Dump Truck
-
-
-
-
-
-
-
-
-
-
$99,000
2001 White Intl 3 Ton Truck
1
1
-
-
-
-
-
-
-
-
$94,000
UTILITY FARM TRACTOR
1
1
1
1
1
1
1
1
1
1
$76,000
2012 Red Ford F550 Dump Truck
1
1
1
1
1
1
1
1
1
1
$70,000
2017 Ford F550 4x2 Chas Sign Truck
1
1
1
1
1
1
1
1
1
1
$129,700
2018 Ford Super Duty F-5 Cab & Chassis with Dump/Plow
1
1
1
1
1
1
1
1
1
1
$131,000
Wood Chipper
1
1
1
1
1
1
1
1
1
1
$57,600
Leaf Vacuum
1
1
1
1
1
1
1
1
1
1
$53,300
Utility Tractor - John Deere
1
1
1
1
1
1
1
1
1
1
$51,000
Utility Tractor - John Deere
1
1
1
1
1
1
1
1
1
1
$40,900
Dump Box/Salter
1
1
1
1
1
1
-
-
-
-
$45,000
2017 Dodge Ram Pickup SXT
1
1
1
1
1
1
1
1
1
1
$36,000
Leaf Vacuum
1
1
1
1
1
1
1
1
1
1
$49,400
2018 Chevrolet Silverado 1500 4WD
1
1
1
1
1
1
1
1
1
1
$40,000
2005 Chevrolet 1500
1
1
1
1
1
1
1
1
1
1
$41,100
ASPHALT SPREADER
1
1
1
1
1
1
1
1
1
1
$36,800
2000 Ford F-150 - Pickup
-
-
-
-
-
-
-
-
-
-
$45,000
2018 Chevrolet Silverado 1500 4WD
1
1
1
1
1
1
1
1
1
1
$40,000
Tiger Boom Flail
1
1
1
1
1
1
1
1
1
1
$34,600
2011 Red GMC Sierra - Pickup
1
1
1
1
1
1
1
1
1
1
$33,000
Stump Cutter
1
1
1
1
1
1
1
1
1
1
$37,000
Compaction Equipment - Bomag roller
1
1
1
1
1
1
1
1
1
1
$33,500
Loader Wing
1
1
1
1
1
1
1
1
1
1
$29,100
Loader Broom
1
1
1
1
1
1
-
-
-
-
$23,000
GPS Units
1
1
1
1
1
1
1
1
1
1
$18,900
Watson & Associates Economists Ltd.
PAGE B-9
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Vehicle)
MOWER - BUSH HOG
1
1
1
1
1
1
1
1
1
1
$18,200
90 IT18 Cat Loader Attacment: Tree Spade
1
1
1
1
-
-
-
-
-
-
$24,000
Retroreflectometer
1
1
1
1
1
1
1
1
1
1
$14,900
Line Painter
1
1
1
1
1
1
1
1
1
1
$13,100
Loader Plow
1
1
1
1
-
-
-
-
-
-
$15,000
Sidewalk Salters
1
1
1
1
1
1
1
1
1
1
$13,300
ASPHALT SPREADER
-
-
-
-
-
-
-
-
-
-
$13,000
Pothole Patcher
1
1
1
1
1
1
1
1
1
1
$9,800
Spreader Control System
1
1
1
1
1
1
1
1
1
1
$9,800
Trailer
1
1
1
1
1
1
1
1
1
1
$10,100
88 730A Champion Grader Attachment: Wing
1
1
-
-
-
-
-
-
-
-
$13,000
2015 RAM 1500ST Quad Cab 4x4 (#13)
-
-
-
1
1
1
1
1
1
1
$35,600
2016 Chevrolet Silverado 1500
-
-
-
-
1
1
1
1
1
1
$40,600
2020 Chevrolet Silverado 1500 WT 4WD
-
-
-
-
-
1
1
1
1
1
$39,300
2018 Chevrolet Silverado 1500 4WD
-
-
-
-
-
-
1
1
1
1
$41,500
Delta Power Tractor
-
-
-
-
-
-
1
1
1
1
$56,200
John Deere Z920 Riding Mower
-
-
-
-
-
-
1
1
1
1
$12,600
John Deere Tractor 3046R
-
-
-
-
-
-
-
1
1
1
$51,000
John Deere Tractor 3046R
-
-
-
-
-
-
-
1
1
1
$51,000
Woods TBW180 Turf Mower
-
-
-
-
-
-
-
1
1
1
$23,800
2020 Chevrolet Silverado 1500 WT 4WD
-
-
-
-
-
-
-
-
1
1
$39,300
2020 Ford SuperDuty F-5 XL 2WD
-
-
-
-
-
-
-
-
1
1
$52,100
2017 Ford F-5 - CAB & CHASSIS WITH SALTER & PLOW
-
-
-
-
-
1
1
1
1
1
$122,700
Total
44
44
42
43
42
44
45
48
50
50
Population
28,209
28,018
27,789
27,575
27,595
28,036
28,679
29,111
29,696
30,188
Per Capita Standard
0.0016
0.0016
0.0015
0.0016
0.0015
0.0016
0.0016
0.0016
0.0017
0.0017
10 Year Average
2012-2021
Quantity Standard
0.0016
Quality Standard
$92,513
Service Standard
$148
D.C. Amount (before deductions)
20 Year
Forecast Population
12,006
$ per Capita
$148
Eligible Amount
$1,777,128
Watson & Associates Economists Ltd.
PAGE B-10
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Service:
Fire Protection Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
5 Clark Street West
6,700
6,700
6,700
6,700
6,700
6,700
6,700
6,700
6,700
6,700
$323
$385
Total
6,700
6,700
6,700
6,700
6,700
6,700
6,700
6,700
6,700
6,700
Population
28,209
28,018
27,789
27,575
27,595
28,036
28,679
29,111
29,696
30,188
Per Capita Standard
0.2375
0.2391
0.2411
0.2430
0.2428
0.2390
0.2336
0.2302
0.2256
0.2219
10 Year Average
2012-2021
Quantity Standard
0.2354
Quality Standard
$385
Service Standard
$91
D.C. Amount (before deductions)
20 Year
Forecast Population
12,006
$ per Capita
$91
Eligible Amount
$1,087,984
Watson & Associates Economists Ltd.
PAGE B-11
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Service:
Fire Protection Services - Vehicles & Equipment
Unit Measure:
No. of vehicles
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Vehicle)
Pumper / Rescues
2
2
2
1
1
1
1
1
1
1
$512,900
Pumper / Snorkle
1
1
1
1
1
1
1
1
1
1
$961,700
Tanker / Pumper
1
1
1
2
2
2
2
2
2
2
$735,500
Rescue / Command
1
1
1
1
1
1
1
1
1
1
$839,800
Chief's /4 Wheel Drive S/U Vehicle
1
1
1
1
1
1
1
1
1
1
$59,700
Deputy Chief's 4 Wheel Drive Pickups
2
2
2
2
2
2
2
2
2
2
$99,700
Rescue Boat / 23 Foot
1
1
1
1
1
1
1
1
1
1
$77,900
95 Foot Aerial / Platform Pumper
1
1
1
1
1
1
1
1
1
1
$1,488,700
Fire Prevention Van
1
1
1
1
1
1
1
1
1
1
$49,500
Total
11
11
11
11
11
11
11
11
11
11
Population
28,209
28,018
27,789
27,575
27,595
28,036
28,679
29,111
29,696
30,188
Per Capita Standard
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
10 Year Average
2012-2021
Quantity Standard
0.0004
Quality Standard
$491,200
Service Standard
$196
D.C. Amount (before deductions)
20 Year
Forecast Population
12,006
$ per Capita
$196
Eligible Amount
$2,358,939
Watson & Associates Economists Ltd.
PAGE B-12
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Service:
Fire Protection Services - Small Equipment and Gear
Unit Measure:
No. of equipment and gear
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/item)
Equipped Firefighters F/T
3
3
3
3
3
3
3
3
3
3
$8,200
Equipped Firefighters P/T
28
28
28
28
28
28
28
28
28
28
$8,200
Full Time Fire Prevention Inspector
1
1
1
1
1
1
1
1
2
2
$4,300
Total
32
32
32
32
32
32
32
32
33
33
Population
28,209
28,018
27,789
27,575
27,595
28,036
28,679
29,111
29,696
30,188
Per Capita Standard
0.0011
0.0011
0.0012
0.0012
0.0012
0.0011
0.0011
0.0011
0.0011
0.0011
10 Year Average
2012-2021
Quantity Standard
0.0011
Quality Standard
$8,282
Service Standard
$9
D.C. Amount (before deductions)
20 Year
Forecast Population
12,006
$ per Capita
$9
Eligible Amount
$109,375
Watson & Associates Economists Ltd.
PAGE B-13
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Service:
Policing Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Headquarters
19,985
19,985
19,985
19,985
19,985
19,985
19,985
19,985
19,985
19,985
$323
$385
Total
19,985
19,985
19,985
19,985
19,985
19,985
19,985
19,985
19,985
19,985
Population
28,209
28,018
27,789
27,575
27,595
28,036
28,679
29,111
29,696
30,188
Per Capita Standard
0.7085
0.7133
0.7192
0.7248
0.7242
0.7128
0.6969
0.6865
0.6730
0.6620
10 Year Average
2012-2021
Quantity Standard
0.7021
Quality Standard
385
Service Standard
$270
D.C. Amount (before deductions)
20 Year
Forecast Population
12,006
$ per Capita
$270
Eligible Amount
$3,245,342
Watson & Associates Economists Ltd.
PAGE B-14
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Service:
Policing Services - Small Equipment and Gear
Unit Measure:
No. of equipment and gear
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/item)
Equipped Officers*
38.94
38.94
38.94
38.94
38.94
38.94
38.94
38.94
38.94
38.94
$5,000
Patrol Mobile Radios
15.00
15.00
15.00
15.00
15.00
15.00
15.00
15.00
15.00
15.00
$10,400
Vehcile Equipment
8.00
8.00
8.00
8.00
8.00
8.00
8.00
8.00
8.00
8.00
$29,700
Total
61.94
61.94
61.94
61.94
61.94
61.94
61.94
61.94
61.94
61.94
Population
28,209
28,018
27,789
27,575
27,595
28,036
28,679
29,111
29,696
30,188
Per Capita Standard
0.0022
0.0022
0.0022
0.0022
0.0022
0.0022
0.0022
0.0021
0.0021
0.0021
10 Year Average
2012-2021
Quantity Standard
0.0022
Quality Standard
$9,395
Service Standard
$21
D.C. Amount (before deductions)
20 Year
Forecast Population
12,006
$ per Capita
$21
Eligible Amount
$248,164
Watson & Associates Economists Ltd.
PAGE B-15
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Service:
Parks and Recreation Services - Parkland Development
Unit Measure:
Acres of Parkland
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Acre)
Community Park and Beach
42.71
42.71
42.71
42.71
42.71
42.71
42.71
42.71
42.71
42.71
$132,000
Neighbourhood Parks
27.76
27.76
27.76
27.76
27.76
27.76
27.76
27.76
27.76
27.76
$87,600
Sports Fields
82.28
82.28
82.28
82.28
82.28
82.28
82.28
82.28
82.28
82.28
$85,000
Total
152.75
152.75
152.75
152.75
152.75
152.75
152.75
152.75
152.75
152.75
Population
28,209
28,018
27,789
27,575
27,595
28,036
28,679
29,111
29,696
30,188
Per Capita Standard
0.0054
0.0055
0.0055
0.0055
0.0055
0.0054
0.0053
0.0052
0.0051
0.0051
10 Year Average
2012-2021
Quantity Standard
0.0054
Quality Standard
$98,000
Service Standard
$529
D.C. Amount (before deductions)
10 Year
Forecast Population
6,492
$ per Capita
$529
Eligible Amount
$3,435,566
Watson & Associates Economists Ltd.
PAGE B-16
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Service:
Parks and Recreation Services - Outdoor Recreation and Park Amenities
Unit Measure:
No. of parkland amenities
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/item)
Carolina Woods
6
6
6
6
6
6
6
6
6
6
$4,000
Chestnut Park
13
13
13
13
13
13
13
13
13
13
$8,400
Donald Park
3
3
3
3
3
3
3
3
3
3
$18,700
Downtown Core
138
138
138
138
138
138
138
138
138
138
$400
Eastside Park
26
26
26
26
26
26
26
26
26
26
$10,000
Garrison Memorial Gardens
21
21
21
21
21
21
21
21
21
21
$5,700
Henry Park
19
19
19
19
19
19
19
19
19
19
$5,600
Hyatt Park
6
6
6
6
6
6
6
6
6
6
$8,500
Kinsmen Ball Diamonds
243
243
243
243
243
243
243
243
243
243
$5,800
Leash Free Dog Park
6
6
6
6
6
6
6
6
6
6
$500
Legion Park
7
7
7
7
7
7
7
7
7
7
$6,400
Lloyd Wilkinson Park
24
24
24
24
24
24
24
24
24
24
$17,300
Marina Park
79
82
82
82
82
82
82
82
82
82
$11,500
Mersea Park
365
365
365
365
365
365
365
365
365
365
$1,900
Mill Street Park
7
7
7
7
7
7
7
7
7
7
$9,400
Pearl Park
11
11
11
11
11
11
11
11
11
11
$5,800
Rickway Park
1
1
1
1
1
1
1
1
1
1
$2,400
Scout Memorial Park
18
18
18
18
18
18
18
18
18
18
$6,700
Seacliff Park
209
212
212
212
212
212
212
212
212
212
$27,400
Selkirk Park
10
10
10
10
10
10
10
10
10
10
$2,400
Soccer Field Complex
9
9
9
9
9
9
9
9
9
9
$134,600
Warren Park
16
16
16
16
16
16
16
16
16
16
$9,600
Water Front Promenade/Robson Rd
Park
131
131
131
131
131
131
131
131
131
131
$33,400
Wilhelm Park
7
7
7
7
7
7
7
7
7
7
$10,500
William Simpson Memorial Park
10
10
10
10
10
10
10
10
10
10
$18,800
Amenities along Trails (e.g.
Benches, Receptacles, etc.)
37
37
37
37
37
37
37
37
37
37
$2,000
Watson & Associates Economists Ltd.
PAGE B-17
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Service:
Parks and Recreation Services - Outdoor Recreation and Park Amenities
Unit Measure:
No. of parkland amenities
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/item)
Marina slips (number of slips)
292
292
292
292
292
292
292
292
292
292
$11,900
Marina Jet-ski docks
-
-
-
7
7
13
19
19
25
25
$2,300
Total
1,714
1,720
1,720
1,727
1,727
1,733
1,739
1,739
1,745
1,745
Population
28,209
28,018
27,789
27,575
27,595
28,036
28,679
29,111
29,696
30,188
Per Capita Standard
0.0608
0.0614
0.0619
0.0626
0.0626
0.0618
0.0606
0.0597
0.0588
0.0578
10 Year Average
2012-2021
Quantity Standard
0.0608
Quality Standard
$11,522
Service Standard
$701
D.C. Amount (before deductions)
10 Year
Forecast Population
6,492
$ per Capita
$701
Eligible Amount
$4,548,036
Watson & Associates Economists Ltd.
PAGE B-18
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Service:
Parks and Recreation Services - Trails
Unit Measure:
Linear Metres of Paths and Trails
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/ Linear
Metre)
Robson Road to Seacliff Drive
536
536
536
536
536
536
536
536
536
536
$150
Pulford to Oak
851
851
851
851
851
851
851
851
851
851
$220
Seacliff to Pulford
520
520
520
520
520
520
520
520
520
520
$220
Erie to Sherk
376
376
376
376
376
376
376
376
376
376
$150
Ellison to Talbot
1,146
1,146
1,146
1,146
1,146
1,146
1,146
1,146
1,146
1,146
$240
Hazelton to Erie (Municipal Office adjacent)
361
361
361
361
361
361
361
361
361
361
$280
Talbot to Hazelton
-
735
735
735
735
735
735
735
735
735
$160
Mersea Rd #3 Trail from 83 Wilkinson to
County Rd 31 (TR-504 & 505)
-
-
-
3,048
3,048
3,048
3,048
3,048
3,048
3,048
$120
Serenity Trail from Leamington Hospice to
Trail 711 (TR-725)
-
-
-
800
800
800
800
800
800
800
$170
Trans Can Trail from County Rd 18 to County
Rd 8 (TR-431, 447, 477, 478, 495, 499, 500,
and 502)
-
-
-
10,918
10,918
10,918
10,918
10,918
10,918
10,918
$70
Wilkinson to Smith (TR-714)
-
-
-
-
436
436
436
436
436
436
$450
Asphalt Trail TR-720 (from TR-707 to TS-10)
-
-
-
-
-
-
270
270
270
270
$300
Total
3,790
4,525
4,525
19,291
19,727
19,727
19,997
19,997
19,997
19,997
Population
28,209
28,018
27,789
27,575
27,595
28,036
28,679
29,111
29,696
30,188
Per Capita Standard
0.1344
0.1615
0.1628
0.6996
0.7149
0.7036
0.6973
0.6869
0.6734
0.6624
10 Year Average
2012-2021
Quantity Standard
0.5297
Quality Standard
$129
Service Standard
$68
D.C. Amount (before deductions)
10 Year
Forecast Population
6,492
$ per Capita
$68
Eligible Amount
$444,248
Watson & Associates Economists Ltd.
PAGE B-19
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Service:
Parks & Recreation Services - Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Vehicle)
1/2 TON PICKUP
1
1
1
1
1
1
1
1
1
1
$25,600
Ice Resurfacer
1
1
1
1
1
1
1
1
1
1
$118,600
Ice Resurfacer
1
1
1
1
1
1
1
1
1
1
$116,800
Karcher Scrubber
-
-
1
1
1
1
1
1
1
1
$14,300
Tennant Speedscrub Walkbehind SPNSTK
-
-
-
1
1
1
1
1
1
1
$16,100
Scissor Lift 30-35' Electric
-
-
-
-
-
-
-
1
1
1
$25,800
Scissor Lift 10-13' Electric
-
-
-
-
-
-
-
1
1
1
$13,600
Golf cart #79
1
1
1
1
1
1
1
1
1
1
$4,800
Golf cart (s/n 2794028)
1
1
1
1
1
1
1
1
1
1
$6,100
Golf cart with dump box
1
1
1
1
1
1
1
1
1
1
$6,100
14' Rotary Mower - John Deere
1
1
1
1
1
1
1
1
1
1
$16,600
Beach Surface Rake
1
1
1
1
1
1
1
1
1
1
$49,500
Utility Tractor - John Deere #58, #61, #63
1
1
1
1
1
1
1
3
3
3
$51,300
Bannerman Turf Topper - Top Dresser
1
1
1
1
1
1
1
1
1
1
$33,400
Utility Vehicle (Gator)
1
1
1
1
1
1
1
1
1
1
$10,900
Riding Mower - John Deere Z-Trak #68
1
1
1
1
1
1
1
1
1
1
$12,700
Riding Mower - Z-Trak #57
1
1
1
1
1
1
1
1
1
1
$18,500
Woods Tow Behind Gang Mower #82
1
1
1
1
1
1
1
1
1
1
$23,900
Plug Aerator
1
1
1
1
1
1
1
1
1
1
$4,500
Bannerman Disc Seeder #70
1
1
1
1
1
1
1
1
1
1
$4,500
Riding Mower #67
1
1
1
1
1
1
1
1
1
1
$79,800
Bannerman Rake
1
1
1
1
1
1
1
1
1
1
$8,500
03 Red GMC 4x4 Sierra 1500 - 1/2 Ton Pickup
1
1
1
-
-
-
-
-
-
-
$8,500
2015 Ford F550 - CAB & CHASSIS WITH SALTER
& PLOW (#33) (Previously 06 RED GMC)
1
1
1
1
1
1
1
1
1
1
$109,700
2012 International Terrastar - 1/2 ton (#23)
1
1
1
1
1
1
1
1
1
1
$77,600
2005 Red Chev 4x4 Ext. Cab - 1/2 Ton Pickup
1
1
1
1
-
-
-
-
-
-
$8,500
2008 Chevy Colorado Pickup truck
-
-
-
-
-
-
-
-
1
1
$30,000
Utility Tractor #59
-
-
-
-
-
-
1
1
1
1
$56,700
John Deere TX 4x2 Gator #65
-
-
-
-
-
-
-
-
1
1
$14,500
Utility Trailer #99
-
-
-
-
-
-
-
1
1
1
$8,400
Utility Trailer #188
-
-
-
-
-
-
-
-
1
1
$3,200
Watson & Associates Economists Ltd.
PAGE B-20
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Service:
Parks & Recreation Services - Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Vehicle)
Trail Pro TP60 Groomer #104
-
-
-
-
-
-
-
-
1
1
$22,100
Marina Pump-out
-
-
-
-
-
-
-
1
1
1
$26,000
Marina Fuel Distribution System
-
-
-
-
-
-
-
-
1
1
$331,300
Total
22
22
23
23
22
22
23
29
34
34
Population
28,209
28,018
27,789
27,575
27,595
28,036
28,679
29,111
29,696
30,188
Per Capita Standard
0.0008
0.0008
0.0008
0.0008
0.0008
0.0008
0.0008
0.0010
0.0011
0.0011
10 Year Average
2012-2021
Quantity Standard
0.0009
Quality Standard
$37,356
Service Standard
$34
D.C. Amount (before deductions)
10 Year
Forecast Population
6,492
$ per Capita
$34
Eligible Amount
$218,261
Watson & Associates Economists Ltd.
PAGE B-21
H:\Leamington\2022 DC\Report\Leamington DC Report - Final.docx
Municipality of Leamington
Service Standard Calculation Sheet
Service:
Parks and Recreation Services - Recreation Facilities
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Sports Complex / Arena
179,000
179,000
179,000
179,000
179,000
179,000
179,000
179,000
179,000
179,000
$283
$324
Picnic Shelter Pavilion (ID 8674)
4,300
4,300
4,300
4,300
4,300
4,300
4,300
4,300
4,300
4,300
$67
$74
Marina (ID 8670)
4,650
4,650
4,650
4,650
4,650
4,650
4,650
4,650
4,650
4,650
$283
$319
Soccer Facility
-
-
-
-
-
10,149
10,149
10,149
10,149
10,149
$91
$100
Baseball Fieldhouse
-
-
-
-
-
-
6,270
6,270
6,270
6,270
$91
$100
Seacliff Beach Amphitheatre
-
-
-
-
-
-
3,120
3,120
3,120
3,120
$562
$620
Total
187,950
187,950
187,950
187,950
187,950
198,099
207,489
207,489
207,489
207,489
Population
28,209
28,018
27,789
27,575
27,595
28,036
28,679
29,111
29,696
30,188
Per Capita Standard
6.6628
6.7082
6.7635
6.8160
6.8110
7.0659
7.2349
7.1275
6.9871
6.8732
10 Year Average
2012-2021
Quantity Standard
6.9050
Quality Standard
$312
Service Standard
$2,153
D.C. Amount (before deductions)
10 Year
Forecast Population
6,492
$ per Capita
$2,153
Eligible Amount
$13,977,666
Watson & Associates Economists Ltd.
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Municipality of Leamington
Service Standard Calculation Sheet
Service:
Library Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Library Complete Building (ID 8711)
7,700
7,700
7,700
7,700
7,700
7,700
7,700
7,700
7,700
7,700
$283
$353
Total
7,700
7,700
7,700
7,700
7,700
7,700
7,700
7,700
7,700
7,700
Population
28,209
28,018
27,789
27,575
27,595
28,036
28,679
29,111
29,696
30,188
Per Capita Standard
0.2730
0.2748
0.2771
0.2792
0.2790
0.2746
0.2685
0.2645
0.2593
0.2551
10 Year Average
2012-2021
Quantity Standard
0.2705
Quality Standard
$353
Service Standard
$95
D.C. Amount (before deductions)
10 Year
Forecast Population
6,492
$ per Capita
$95
Eligible Amount
$619,921
Watson & Associates Economists Ltd.
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Appendix C
Long-Term Capital and
Operating Cost Examination
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Appendix C: Long-Term Capital and Operating
Cost Examination
Municipality of Leamington
Annual Capital and Operating Cost Impact
As a requirement of the D.C.A. under s. 10 (2) (c), an analysis must be undertaken to
assess the long-term capital and operating cost impacts for the capital infrastructure
projects identified within the D.C. As part of this analysis, it was deemed necessary to
isolate the incremental operating expenditures directly associated with these capital
projects, factor in cost saving attributable to economies of scale or cost sharing where
applicable and prorate the cost on a per unit basis (i.e., sq.ft. of building space, per
vehicle, etc.). This was undertaken through a review of the Municipality's approved
2020 Financial Information Return (F.I.R.).
In addition to the operational impacts, over time the initial capital projects will require
replacement. This replacement of capital is often referred to as lifecycle cost. By
definition, lifecycle costs are all the costs that are incurred during the life of a physical
asset, from the time its acquisition is first considered, to the time it is taken out of
service for disposal or redeployment. The method selected for lifecycle costing is the
sinking fund method which provides that money will be contributed annually and
invested, so that those funds will grow over time to equal the amount required for future
replacement. Table C-1 provides for the factors were utilized to calculate the annual
replacement cost of the capital projects (annual contribution = factor X capital asset
cost) and are based on an annual growth rate of 2% (net of inflation) over the average
useful life of the asset:
Table C-1
Municipality of Leamington
Lifecycle Cost Factors and Average Useful Lives
Average Useful Life
Factor
Water and Wastewater Infrastructure
100
0.0032
Facilities
50
0.0118
Services Related to a Highway
50
0.0118
Parkland Development and Amenities
40
0.0166
Vehicles
15
0.0578
Small Equipment & Gear
10
0.0913
Lifecycle Cost Factors
Asset
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Table C-2 depicts the annual operating impact resulting from the proposed gross capital
projects at the time they are all in place. It is important to note that, while Municipality
program expenditures will increase with growth in population, the costs associated with
the new infrastructure (i.e., facilities) would be delayed until the time these works are in
place.
Watson & Associates Economists Ltd.
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Table C-2
Municipality of Leamington
Operating and Capital Expenditure Impacts
for Future Capital Expenditures
SERVICE/CLASS OF SERVICE
GROSS COST LESS
BENEFIT TO
EXISTING
ANNUAL LIFECYCLE
EXPENDITURES
ANNUAL
OPERATING
EXPENDITURES
TOTAL ANNUAL
EXPENDITURES
1.
Wastewater Services
1.1
Facilities
2,132,952
-
2,661,722
2,661,722
2.
Water Services
2.1
Distribution System
63,272,856
1,609,489
6,176,504
7,785,993
3.
Services Related to a Highway
3.1
Roads and Related Infrastructure
33,859,028
1,067,763
2,394,537
3,462,300
4.
Public Works
4.1
Services Related to a Highway
1,348,000
52,448
95,332
147,780
5.
Fire Protection Services
5.1
Fire facilities, vehicles & equipment
3,694,000
175,281
993,378
1,168,659
6.
Policing Services
6.1
Facilities
510,000
16,230
2,473,643
2,489,873
7.
Parks and Recreation Services
7.1
Parkland Development, Amenities,
Trails, Recreation Facilities, Vehicles
and Equipment
4,497,660
156,846
2,356,956
2,513,802
8.
Growth Studies
8.1
Water Services
529,640
-
-
-
8.2
Wastewater Services
512,340
-
-
-
8.3
Services Related to a Highway
273,420
-
-
-
8.4
Policing Services
560
-
-
-
8.5
Fire Protection Services
78,460
-
-
-
8.6
Parks and Recreation Services
80,020
-
-
-
Total
110,788,936
3,078,057
17,152,072
20,230,129
Watson & Associates Economists Ltd.
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Appendix D
Development Charge Reserve
Fund Policy
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Appendix D: Development Charge Reserve
Fund Policy
D.1
Legislative Requirements
The Development Charges Act, 1997 (D.C.A.) requires development charge (D.C.)
collections (and associated interest) to be placed in separate reserve funds. Sections
33 through 36 of the Act provide the following regarding reserve fund establishment and
use:
- A municipality shall establish a reserve fund for each service to which the D.C.
by-law relates; s. 7 (1), however, allows services to be grouped into categories of
services for reserve fund (and credit) purposes and for classes of services to be
established.
- The municipality shall pay each D.C. it collects into a reserve fund or funds to
which the charge relates.
- The money in a reserve fund shall be spent only for the "capital costs"
determined through the legislated calculation process (as per s. 5 (1) 2 to 8).
- Money may be borrowed from the fund but must be paid back with interest
(O. Reg. 82/98, s. 11 (1) defines this as Bank of Canada rate either on the day
the by-law comes into force or, if specified in the by-law, the first business day of
each quarter).
- D.C. reserve funds may not be consolidated with other municipal reserve funds
for investment purposes and may only be as an interim financing source for
capital undertakings for which D.C.s may be spent (s. 37).
Annually, the Treasurer of the municipality is required to provide Council with a financial
statement related to the D.C. by-law(s) and reserve funds. This statement must be
made available to the public and may be requested to be forwarded to the Minister of
Municipal Affairs and Housing. The D.C.A. does not prescribe how the statement is to
be made available to the public. We would recommend that a resolution of Council
make the statement available on the municipality's website or upon request.
Subsection 43 (2) and O. Reg. 82/98 prescribes the information that must be included in
the Treasurer's statement, as follows:
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- opening balance;
- closing balance;
- description of each service and/or service category for which the reserve fund
was established (including a list of services within a service category);
- transactions for the year (e.g. collections, draws) including each assets capital
costs to be funded from the D.C. reserve fund and the manner for funding the
capital costs not funded under the D.C. by-law (i.e. non-D.C. recoverable cost
share and post-period D.C. recoverable cost share);
- for projects financed by D.C.s, the amount spent on the project from the D.C.
reserve fund and the amount and source of any other monies spent on the
project.
- amounts borrowed, purpose of the borrowing and interest accrued during
previous year;
- amount and source of money used by the municipality to repay municipal
obligations to the D.C. reserve fund;
- list of credits by service or service category (outstanding at beginning of the year,
given in the year and outstanding at the end of the year by holder);
- for credits granted under s. 14 of the previous D.C.A., a schedule identifying the
value of credits recognized by the municipality, the service to which it applies and
the source of funding used to finance the credit; and
- a statement as to compliance with s. 59 (1) of the D.C.A., whereby the
municipality shall not impose, directly or indirectly, a charge related to a
development or a requirement to construct a service related to development,
except as permitted by the D.C.A. or another Act.
Based upon the above, Figure 1, and Attachments 1 and 2, set out the format for which
annual reporting to Council should be provided.
D.2
D.C. Reserve Fund Application
Section 35 of the D.C.A. states that:
"The money in a reserve fund established for a service may be spent only
for capital costs determined under paragraphs 2 to 7 of subsection 5 (1)."
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This provision clearly establishes that reserve funds collected for a specific service are
only to be used for that service, or to be used as a source of interim financing of capital
undertakings for which a D.C. may be spent
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Figure D-1
Municipality of Leamington
Annual Treasurer's Statement of Development Charge Reserve Funds
Services to which the Development Charge Relates
Description
Services
Related to a
Highway
Public
Works
Fire
Protection
Services
Policing
Services
Parks and
Recreation
Services
Growth
Studies
Wastewater
Services
Water
Services
Opening Balance, January 1, ________
0
Plus:
Development Charge Collections
0
Accrued Interest
0
Repayment of Monies Borrowed from Fund and Associated Interest1
0
Sub-Total
0
0
0
0
0
0
0
0
0
Less:
Amount Transferred to Capital (or Other) Funds2
0
Amounts Refunded
0
Amounts Loaned to Other D.C. Service Category for Interim Financing
0
Credits3
0
Sub-Total
0
0
0
0
0
0
0
0
0
Closing Balance, December 31, ________
0
0
0
0
0
0
0
0
0
1 Source of funds used to repay the D.C. reserve fund
2 See Attachment 1 for details
3 See Attachment 2 for details
The Municipality is compliant with s.s. 59.1 (1) of the Development Charges Act , whereby charges are not directly or indirectly imposed on development nor has a requirement to construct a
service related to development been imposed, except as permitted by the Development Charges Act or another Act.
Total
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Figure D-2a
Municipality of Leamington
Attachment 1
Annual Treasurer's Statement of Development Charge Reserve Funds
Amount Transferred to Capital (or Other) Funds - Capital Fund Transactions
D.C. Recoverable Cost Share
Non-D.C. Recoverable Cost Share
D.C. Forecast Period
Post D.C. Forecast Period
Capital Fund Transactions
Gross Capital
Cost
D.C. Reserve
Fund Draw
D.C. Debt
Financing
Grants,
Subsidies
Other
Contributions
Post-Period
Benefit/
Capacity Interim
Financing
Grants,
Subsidies
Other
Contributions
Other
Reserve/Reser
ve Fund Draws
Tax Supported
Operating Fund
Contributions
Rate Supported
Operating Fund
Contributions
Debt Financing
Grants,
Subsidies
Other
Contributions
Services Related to a Highway
Capital Cost A
Capital Cost B
Capital Cost C
Sub-Total - Services Related to Highways
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Wastewater Services
Capital Cost D
Capita Cost E
Capital Cost F
Sub-Total - Water
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Parks and Recreation Services
Capital Cost G
Capita Cost H
Capital Cost I
Sub-Total - Wastewater
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Watson & Associates Economists Ltd.
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Figure D-2b
Municipality of Leamington
Attachment 1
Annual Treasurer's Statement of Development Charge Reserve Funds
Amount Transferred to Operating (or Other) Funds - Operating Fund Transactions
D.C. Reserve Fund Draw
Post D.C. Forecast Period
Non-D.C. Recoverable Cost Share
Operating Fund Transactions
Principal
Interest
Principal
Interest
Source
Principal
Interest
Source
Services Related to a Highway
Capital Cost J
Capita Cost K
Capital Cost L
Sub-Total - Services Related to a Highway
$0
$0
$0
$0
$0
$0
$0
Wastewater Services
Capital Cost M
Capita Cost N
Capital Cost O
Sub-Total - Water
$0
$0
$0
$0
$0
$0
$0
Parks and Recreation Services
Capital Cost P
Capita Cost Q
Capital Cost R
Sub-Total - Wastewater
$0
$0
$0
$0
$0
$0
$0
Annual Debt
Repayment
Amount
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Figure D-3
Municipality of Leamington
Attachment 2
Annual Treasurer's Statement of Development Charge Reserve Funds
Statement of Credit Holder Transactions
Credit Holder
Applicable D.C.
Reserve Fund
Credit Balance
Outstanding
Beginning of
Year ________
Additional
Credits
Granted During
Year
Credits Used
by Holder
During Year
Credit Balance
Outstanding
End of Year
________
Credit Holder A
Credit Holder B
Credit Holder C
Credit Holder D
Credit Holder E
Credit Holder F
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Appendix E
Local Service Policy
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Appendix E: Local Service Policy
Municipality of Leamington
This Appendix sets out the Municipality's General Policy Guidelines on Development
Charges (D.C.) and local service funding for Services Related to a Highway,
Stormwater Management, Water Works, Wastewater Works, and Parkland
Development. The guidelines outline, in general terms, the size and nature of
engineered infrastructure that is included in the study as a development charge project,
versus infrastructure that is considered as a local service, to be emplaced separately by
landowners, pursuant to a development agreement.
The following policy guidelines are general principles by which staff will be guided in
considering development applications. Each application will be considered, however, in
the context of these policy guidelines as subsection 59 (2) of the Development Charges
Act, 1997 (D.C.A.), on its own merits having regard to, among other factors, the nature,
type and location of the development and any existing and proposed development in the
surrounding area, as well as the location and type of services required and their
relationship to the proposed development and to existing and proposed development in
the area.
1. Services Related to a Highway
A highway and services related to a highway are intended for the transportation of
people and goods via many different modes including, but not limited to passenger
automobiles, commercial vehicles, transit vehicles, bicycles, and pedestrians. The
highway shall consist of all land and associated infrastructure built to support (or
service) this movement of people and goods regardless of the mode of
transportation employed, thereby achieving a complete street. A complete street is
the concept whereby a highway is planned, designed, operated, and maintained to
enable pedestrians, cyclists, public transit users and motorists to safely and
comfortably be moved, thereby allowing for the efficient movement of persons and
goods.
The associated infrastructure to achieve this concept shall include, but is not limited
to: road pavement structure and curbs; grade separation/bridge structures (for any
vehicles, railways and/or pedestrians); grading, drainage and retaining wall features;
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culvert structures; storm water drainage systems; utilities; traffic control systems;
signage; gateway features; street furniture; active transportation facilities (e.g.
sidewalks, bike lanes, multi-use trails which interconnect the transportation network,
etc.); transit lanes & lay-bys; roadway illumination systems; boulevard and median
surfaces (e.g. sod & topsoil, paving, etc.); street trees and landscaping; parking
lanes & lay-bys; (excluding on-street parking in the downtown) and driveway
entrances; noise attenuation systems; railings and safety barriers.
Infrastructure Assets Constructed by Developers:
All infrastructure assets constructed by Developers must be designed in accordance
with the Municipality's Development Manual as revised.
All infrastructure assets shall be conveyed in accordance with the Municipality's
Development Manual as revised.
Any Parks and Open Space infrastructure assets approved to be built by the
developer on behalf of the Municipality shall be in accordance with the Municipality's
Development Manual as revised.
Local and Collector Roads including Land:
1) The costs of the following items shall be direct developer responsibilities as a
local service:
a. Collector roads internal to development, inclusive of all land and
associated infrastructure. (under s.59).
b. Collector roads external to development, inclusive of all land and
associated infrastructure - if needed to support a specific development or
required to link with the area to which the plan relates. (under s.59);
otherwise, included in D.C. calculation to the extent permitted under
s.5(1).
c. Local roads internal to development.
d. Local roads external to development being roads connecting
developments- if needed to support a specific development or required to
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link with the area to which the plan relates. (under s.59); otherwise,
included in D.C. calculation to the extent permitted under s.5(1).
Arterial Roads including Land:
1) The costs of the following items shall be direct developer responsibilities as a
local service:
a. n/a
2) The costs of the following items shall be paid through D.C.s:
a. New, widened, extended, or upgraded arterial roads, inclusive of all
associated infrastructure. (under s. 5(1)).
b. Land acquisition for arterial roads on existing rights-of-way (ROW) to
achieve a complete street: dedication under the Planning Act provisions
(s. 41, 51 and s. 53) through development lands; in area with limited
development.
c. Land acquisition for arterial roads on new rights-of-way to achieve a
complete street: dedication, where possible, under the Planning Act
provisions (s. 51 and s. 53) through development lands up to the ROW
specified in the Official Plan.
d. Land acquisition beyond normal dedication requirements to achieve
transportation corridors as services related to highways including grade
separation infrastructure for the movement of pedestrians, cyclists, public
transit and/or railway vehicles.
Rural Roads:
1) The costs of the following items shall be direct developer responsibilities as a
local service:
a. Rural roads internal to development, inclusive of all land and associated
infrastructure (under s.59).
b. Rural roads external to development, inclusive of all land and associated
infrastructure - if needed to support a specific development or required to
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link with the area to which the plan relates. (under s.59); otherwise,
included in D.C. calculation to the extent permitted under s.5(1))
c. Rural Roads external to the development that require upgrades and/or
rehabilitation to the satisfaction of the Municipality as determined by the
municipal engineer.
2) The costs of the following items shall be paid through D.C.s:
a. Local roads external to development being roads connecting
developments or crossing hydro corridors. (to the extent permitted under
s.5(1)).
Traffic Control Systems, Signals, and Intersection Improvements
1) The costs of the following items shall be direct developer responsibilities as a
local service:
a. Traffic control systems, signals, and intersection improvements on any
roads, or for any private site entrances, related to a specific development.
(under s.59).
2) The costs of the following items shall be paid through D.C.s:
a. Traffic control systems, signals and intersection improvements on arterial
roads, arterial road improvements, collector roads and collector road
improvements unrelated to a specific development.
b. Intersection improvements, new or modified signalization, signal timing &
optimization plans, area traffic studies for highways attributed to growth
and unrelated to a specific development. (under s.5(1))
Streetlights
1) The costs of the following items shall be direct developer responsibilities as a
local service:
a. Streetlights on all roads required as a result of a specific development.
(under s.59).
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2) The costs of the following items shall be paid through D.C.s:
a. Streetlights on new arterial roads and arterial road improvements:
considered part of the complete street and included as part of the road
costing funded through D.C.'s or in exceptional circumstances, may be
direct developer responsibility through local service provisions (under
s.59).
b. Streetlights on non-arterial roads external to development, needed to
support a specific development or required to link with the area to which
the plan relates: considered part of the complete street.
Transportation-Related Pedestrian and Cycling Facilities
1) The costs of the following items shall be direct developer responsibilities as a
local service:
a. Sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive of all
required infrastructure, located within or linking to road corridors internal to
development: direct developer responsibility through local service
provisions (under s.59).
2) The costs of the following items shall be paid through D.C.s:
a. Sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive of all
required infrastructure, located within arterial roads, County roads and
provincial highway corridors: considered part of the complete street and
included in D.C.'s, or, in exceptional circumstances, may be direct
developer responsibility.
b. Other sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive of
all required infrastructure, located within non-arterial road corridors
external to development.
c. Multi-use trails (not associated with a road), inclusive of all land and
required infrastructure, that go beyond the function of a (parkland)
recreational trail and form part of the Municipality's active transportation
network for cycling and/or walking.
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Noise Abatement Measures
1) The costs of the following items shall be direct developer responsibilities as a
local service:
a. Noise abatement measures external and internal to development where it
is related to, or a requirement of a specific development. (under s.59)
2) The costs of the following items shall be paid through D.C.s:
a. Noise abatement measures on new arterial roads and arterial road
improvements abutting an existing community and unrelated to a specific
development
Stormwater Management
Stormwater Management facilities will be the responsibility of the developing
landowners, designed and constructed to the Municipality's satisfaction and fulfilling
the Municipality's objective for larger, regional facilities.
1) The costs of the following items shall be direct developer responsibilities as a
local service:
a. Stormwater facilities for quality and/or quantity management, including
downstream erosion works, inclusive of land and all associated infrastructure,
such as landscaping and perimeter fencing.
b. Erosion works, inclusive of all restoration requirements, related to a
development application.
c. Storm sewer systems and drainage works that are required for a specific
development, either internal or external to the area to which the plan relates.
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Underground Services (Stormwater, Water and Sanitary Sewers)
Underground services (linear infrastructure for stormwater, water, and sanitary
services) within the road allowance are not included in the cost of road
infrastructure and are treated separately. The responsibility for such services as
well as stormwater management ponds and pumping stations, which are
undertaken as part of new developments or redevelopments, will be determined by
the following principles:
1) The costs of the following items shall be direct developer responsibilities as a
local service:
a. providing all underground services internal to the development, including
storm, water, and sanitary services;
b. providing service connections from existing underground services to the
development;
c. providing new underground services or upgrading existing underground
services external to the development if the services are required to service
the development. If external services are required by two or more
developments, the developer for the first development will be responsible for
the cost of the external services and may enter into front-ending/cost-sharing
agreements with other developers independent of the Municipality;
d. providing stormwater management ponds and other facilities required by the
development including all associated features such as landscaping and
fencing;
e. water booster pumping stations, reservoir pumping stations and/or sanitary
pumping stations serving individual developments;
2) The costs of the following items shall be paid through development charges:
a. external underground services involving infrastructure attributed to growth
and unrelated to a specific development. (under s.5(1))
b. water, reservoir and/or sanitary pumping stations not required for the
individual development.
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c. water treatment, storage facilities, transmission mains, including pump
stations, re-chlorination/sampling stations and wells associated with municipal
service areas.
d. wastewater treatment plants and transmission mains associated with
municipal service areas.
Parkland Development
Parkland
1) The costs of the following items shall be direct developer responsibilities as a
local service for Parkland development for Community Parks, District Parks,
Neighbourhood Parks, and Village Squares:
a. Clearing and grubbing. Tree removals as per the subdivision's tree
preservation and removals plan.
b. Topsoil Stripping, screening, and stockpiling.
c. Rough grading (pre-grading) to allow for positive drainage of the Park,
with minimum slopes of 2%. If necessary, this may include some minor
drainage tile work and grading as per the overall subdivision grading
design complete with any required swales or catch basins. Runoff from the
development property shall not drain into the park unless approved by the
Municipality's Manager of Engineering or designate.
d. Spreading of topsoil to 150mm depth (import topsoil if existing on-site is
insufficient to reach required depth).
e. Seeding of site with Municipality-approved seed mix. Maintenance of seed
until acceptance by Municipality.
f. Parks shall be free of any contaminated soil or subsoil.
g. Parks shall not be mined for fill.
h. Parks shall be conveyed free and clear of all encumbrances.
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i. 100% of perimeter fencing to the Municipal standards where such fencing
is deemed appropriate by the Municipality. When Park parcels cannot be
developed in a timely manner, they shall be graded to ensure positive
drainage and seeded to minimize and dust. These shall be maintained by
the developer until construction commences thereon.
j. The Park block shall not be used for topsoil or other construction material,
equipment storage, or sales pavilions.
k. Required heritage features within the Park as set out within the
Development Approvals conditions.
2) The costs of the following items shall be paid through D.C.s: Program facilities,
amenities, and furniture, within parkland: are included in D.C.'s.
Landscape Buffer Blocks, Features, Cul-de-sac Islands, Berms, Grade Transition
Areas, Walkway Connections to Adjacent Arterial Roads, Open Space, etc.
1) The cost of developing all landscape buffer blocks, landscape features, cul-de-
sac islands, berms, grade transition areas, walkway connections to adjacent
arterial roads, open space and other remnant pieces of land conveyed to the
Municipality shall be a direct developer responsibility as a local service. Such
costs include but are not limited to:
a. Pre-grading, sodding or seeding, supply and installation of amended
topsoil, (to the Municipality's required depth), landscape features,
perimeter fencing and amenities and all planting.
b. Perimeter fencing to the Municipal standard located on the public property
side of the property line adjacent land uses (such as but limited to arterial
roads) as directed by the Municipality.
Natural Heritage System (NHS)
NHS includes engineered and in situ stream corridors, natural buffers for woodlots,
wetland remnants, etc. as well as subwatersheds within the boundaries of the
Municipality.
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1) Direct developer responsibility as a local service provision including but not
limited to the following:
a. Riparian planting and landscaping requirements (as required by the
Municipality, Conservation Authority or other authorities having
jurisdiction) as a result of creation of, or construction within in the N.H.S.
and associated buffers.
b. Perimeter fencing of the N.H.S. to the Municipal standard located on the
public property side of the property line adjacent land uses (residential,
industrial, commercial) as required by the Municipality.
All works to be constructed to the satisfaction of the municipal engineer for
stream corridors, natural buffers and subwatersheds areas as directed by the
approved studies and reports.
Note: for any and all of the above, the Municipality may facilitate cost sharing
agreements.
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Appendix F
Asset Management Plan
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Appendix F: Asset Management Plan
The D.C.A. (s. 10 (2) (c.2)) requires that the background study must include an asset
management plan (A.M.P.) related to new infrastructure. Section 10 (3) of the D.C.A.
provides:
"The asset management plan shall,
(a) deal with all assets whose capital costs are proposed to be
funded under the development charge by-law;
(b) demonstrate that all the assets mentioned in clause (a) are
financially sustainable over their full life cycle;
(c)
contain any other information that is prescribed; and
(d) be prepared in the prescribed manner."
In regard to the above, s. 8 of the Regulations was amended to include s. (2), s. (3) and
s. (4) which set out for specific detailed requirements for transit (only). For all services
except transit, there are no prescribed requirements at this time thus requiring the
municipality to define the approach to include within the background study. For transit,
the amended regulations provide for a prescriptive evaluation (as discussed later in this
Appendix).
At a broad level, the A.M.P. provides for the long-term investment in an asset over its
entire useful life along with the funding. The schematic below identifies the costs for an
asset through its entire lifecycle. For growth-related works, the majority of capital costs
will be funded by the D.C. Non-growth-related expenditures will then be funded from
non-D.C. revenues as noted below. During the useful life of the asset, there will be
minor maintenance costs to extend the life of the asset along with additional program
related expenditures to provide the full services to the residents. At the end of the life of
the asset, it will be replaced by non-D.C. financing sources.
It should be noted that with the recent passing of the Infrastructure for Jobs and
Prosperity Act (I.J.P.A.) municipalities are now required to complete A.M.P.s, based on
certain criteria, which are to be completed by 2022 for core municipal services and 2024
for all other services. The amendments to the D.C.A. do not require municipalities to
complete these A.M.P.s (required under I.J.P.A.) for the D.C. background study, rather
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the D.C.A. requires that the D.C. background study include information to show the
assets to be funded by the D.C. are sustainable over their full lifecycle.
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
New Assets
Replacement Assets
Reserves/Reserve Funds
Debentures
User Fees
Grants
Other
Proceeds on Disposal
Funding of Disposal /
Decommissioning Costs
Operating Budget
Financing Methods
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
In 2012, the Province developed Building Together: Guide for municipal A.M.P.s which
outlines the key elements for an A.M.P., as follows:
State of local infrastructure: asset types, quantities, age, condition, financial
accounting valuation and replacement cost valuation.
Desired levels of service: defines levels of service through performance measures
and discusses any external trends or issues that may affect expected levels of service
or the municipality's ability to meet them (for example, new accessibility standards,
climate change impacts).
Asset management strategy: the asset management strategy is the set of planned
actions that will seek to generate the desired levels of service in a sustainable way,
while managing risk, at the lowest lifecycle cost.
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Financing strategy: having a financial plan is critical for putting an A.M.P. into action.
By having a strong financial plan, municipalities can also demonstrate that they have
made a concerted effort to integrate the A.M.P. with financial planning and municipal
budgeting and are making full use of all available infrastructure financing tools.
Commensurate with the above, the Municipality prepared an A.M.P. in early 2022 for its
existing assets; however, it did not take into account future growth-related assets. As a
result, the asset management requirement for the D.C. must be undertaken in the
absence of this information.
In recognition to the schematic above, the following table (presented in 2022$) has
been developed to provide the annualized expenditures and revenues associated with
new growth. Note that the D.C.A. does not require an analysis of the non-D.C. capital
needs or their associated operating costs so these are omitted from the table below.
Due to the timing of the A.M.P. updated currently underway, not all capital costs
included in the D.C.-eligible capital costs are included in the Municipality's A.M.P.
Hence the following does not represent a fiscal impact assessment (including future
tax/rate increases) but provides insight into the potential affordability of the new assets:
1. The non-D.C. recoverable portion of the projects which will require financing from
municipal financial resources (i.e., taxation, rates, fees, etc.). This amount has
been presented on an annual debt charge amount based on 20-year financing.
2. Lifecycle costs for the 2022 D.C. capital works have been presented based on a
sinking fund basis. The assets have been considered over their estimated useful
lives.
3. Incremental operating costs for the D.C. services (only) have been included.
4. The resultant total annualized expenditures are $22.73 million.
5. Consideration was given to the potential new taxation and user fee revenues
which will be generated as a result of new growth. These revenues will be
available to finance the expenditures above. The new operating revenues are
$19.72 million. This amount, totaled with the existing revenues of $92.77 million,
provide annual revenues of $112.49 million by 2041.
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6. In consideration of the above, the capital plan is deemed to be financially
sustainable.
Table F-1
Municipality of Leamington
Asset Management - Future Expenditures and Associated Revenues
2022$
2041 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth
Related Capital1
1,923,272
Annual Debt Payment on Post Period
Capital2
581,480
Lifecycle:
Annual Lifecycle
$3,078,057
Incremental Operating Costs (for D.C.
Services)
$17,152,072
Total Expenditures
$22,734,881
Revenue (Annualized)
Total Existing Revenue3
$92,774,442
Incremental Tax and Non-Tax Revenue
(User Fees, Fines, Licences, etc.)
$19,719,875
Total Revenues
$112,494,317
3 As per Sch. 10 of FIR
1 Non-Growth Related component of Projects
2 Interim Debt Financing for Post Period Benefit
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Appendix G
Proposed Development
Charges By-law
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The Corporation of the Municipality of Leamington
By-Law No. 2022-xxx
A By-law to establish Development Charges for the
Municipality of Leamington
Whereas the Development Charges Act, 1997 (the "Act") provides that the council
of a municipality may by by-law impose development charges against land to pay
for increased capital costs required because of increased needs for services;
And whereas a Development Charges Background Study has been completed in
accordance with the Act;
And whereas Council has before it a report entitled "Municipality of Leamington
Development Charge Background Study" prepared by Watson & Associates
Economists Ltd. dated May 16, 2022;
And whereas the Council of the Corporation of the Municipality of Leamington has
given notice of and held a public meeting on the 31st day of May, 2022 in
accordance with the Act and the regulations thereto;
Now therefore the Council of the Corporation of the Municipality of Leamington
hereby enacts as follows:
1.0
Definitions
In this by-law, "Act" means the Development Charges Act, 1997, as amended, or
any successor thereto;
"Accessory use" means where used to describe a use, building or structure, that
the use, building, or structure is naturally and normally incidental, subordinate in
purpose of floor area or both, and exclusively devoted to a principal use, building
or structure, but is not an ancillary residential building;
"Agricultural Use" means use or intended use for bona fide farming purpose:
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(a) including (but not limited to):
i.
cultivation of crops on open land, including (but not limited to) fruit,
vegetables, herbs, grains, field crops, cannabis, sod, trees, shrubs,
flowers, and ornamental plants;
ii.
raising of animals, including (but not limited to) cattle, horses, pigs,
poultry, livestock, fish; and
iii.
agricultural animal husbandry, dairying, equestrian activities,
horticulture, fallowing, pasturing, and market gardening;
(b) but excluding:
i.
retail sales activities; including but not limited to restaurants,
banquet facilities, hospitality facilities and gift shops; and
ii.
services related to grooming, boarding, or breeding of household
pets.
"ancillary residential building" means a residential building that would be ancillary
to a detached dwelling, semi-detached dwelling, or row dwelling.
"apartment unit" means any residential dwelling unit within a building containing
three or more dwelling units where access to each residential unit is obtained
through a common entrance or entrances from the street level and the residential
units are connected by an interior corridor;
"back-to-back townhouse dwelling" means a building containing more than two
dwelling units separated vertically by a common wall, including a rear common
wall, which do not have rear yards;
"bedroom" means a habitable room larger than seven square metres, including a
den, study, or other similar area, but does not include a living room, dining room
or kitchen;
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"Board of Education" has the same meaning as that specified in the Education
Act or any successor thereto;
"building permit" means a permit pursuant to the Building Code Act, 1992, S.O.
1992, c. 23, as amended;
"Building Code Act" means the Building Code Act, 1992, as mended; or any
successor thereto;
"Bunk House" means a temporary dwelling used for the housing of seasonal farm
workers which is intended not to be used year-round and not used as a
permanent residence and includes a communal kitchen, bathrooms, and sleeping
facilities and may include a mobile home;
"cannabis plant" means a plant that belongs to the genus Cannabis.
"calculation date" means the date on which the first building permit is issued by
the local municipality, unless otherwise stipulated in this by-law;
"capital cost" means costs incurred or proposed to be incurred by the municipality
or a local board thereof directly or by others on behalf of and as authorized by
the municipality or local board,
i.
to acquire land or an interest in land, including a leasehold interest,
ii.
to improve land,
iii.
to acquire, lease, construct or improve buildings and structures,
iv.
to acquire, construct or improve facilities including:
a. furniture and equipment other than computer equipment, and
b. materials acquired for circulation, reference or information purposes
by a library board as defined in the Public Libraries Act, and
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c. rolling stock with an estimated useful life of seven years or more,
and
v.
to undertake studies in connection with any matter under the Act and any
of the matters in clauses (i) to (iv), including the development charge
background study required for the provision of services designated in this
by-law within or outside the municipality, including interest on borrowing
for those expenditures under clauses (i), (ii), (iii) and (iv) that are growth-
related;
"commercial purpose" means used, designed, or intended for use for or in
connection with the purchase and/or sale and/or rental of commodities; the
provision of services for a fee; or the operation of a business office, and includes
hotels and motels;
"correctional group home" means a residential building or the residential portion
of a mixed-use building containing a single housekeeping unit supervised on a
24-hour basis on site by agency staff on a shift rotation basis, and funded wholly
or in part by an government or its agency, or by public subscription or donation,
or by any combination thereof, and licensed, approved or supervised by the
Province of Ontario as a detention or correctional facility under any general or
special act and amendments or replacement thereto. A correction group home
may contain an office provided that the office is used only for the operation of the
correctional group home in which it is located. A correctional group home shall
not include any detention facility operated or supervised by the Federal
Government nor any correctional institution or secure custody and detention
facility operated by the Province of Ontario;
"Council" means the Council of the municipality;
"County" means the County of Essex;
"development" means the construction, erection or placing of one or more
buildings or structures on land or the making of an addition or alteration to a
building or structure that has the effect of increasing the size or usability thereof,
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and includes redevelopment; notwithstanding the foregoing, development does
not include temporary structures, including but not limited to, seasonal hoop
structures, seasonal fabric structures, tents, or produce sales stands;
"development charge" means a charge imposed with respect to this by-law.
"dwelling room" means either:
a) each bedroom used, designed, or intended for use by one or more
persons living together in a lodging home, dormitories, or
b) in the case of a special care/special dwelling unit/room, each individual
room or suite of rooms used, designed, or intended for use by one or two
persons with or without exclusive sanitary and/or culinary facilities.
"dwelling unit" means any part of a building or structure used, designed, or
intended to be used as a domestic establishment in which one or more persons
may sleep and are provided with culinary and sanitary facilities for their exclusive
use;
"existing industrial building" means a building or buildings existing on site in the
Municipality of Leamington on July 28, 2022, or the first building constructed and
occupied on a vacant site pursuant to site plan approval under Section 41 of the
Planning Act, R.S.O. c.P.13 of the Planning Act subsequent to this by-law
coming to effect for which full development charges were paid, and is being used
for or in conjunction with:
i.
the production, compounding, processing, packaging, crating, bottling,
packing, or assembling of raw or semi-processed goods or materials in not
less than seventy-five percent of the total gross floor area of the building
or buildings on a site ("manufacturing") or warehousing related to the
manufacturing use carried on in the building or buildings;
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ii.
research or development in connection with manufacturing in not less than
seventy-five percent of the total gross floor area of the building or
buildings on a site;
iii.
retail sales by a manufacturer, if the retail sales are at the site where the
manufacturing is carried out, such retail sales are restricted to goods
manufactured at the site, and the building or part of a building where such
retail sales are carried out does not constitute greater than twenty-five
percent of the total gross floor area of the building or buildings on the site;
or
iv.
Office or administrative purposes, if they are,
a. carried out with respect to manufacturing or warehousing; and
b. In or attached to the building or structure used for such
manufacturing or warehousing;
"farm building" means that part of a bona fide farming operation encompassing
barns, silos, and other ancillary development to an agricultural use, but excluding
a residential use;
"garden suite" means a one-unit detached residential structure containing
bathroom and kitchen facilities that is ancillary to an existing residential structure
and that is designed to be portable;
"greenhouse" means a structure that is used for growing plants in regulated
temperatures, humidity, and ventilation. A greenhouse can range from a small
room carrying a few plants over the winter, to an immense heated building called
a hothouse or conservatory, covering acres of ground and used for growing
fruits, vegetables, flowers, or cannabis;
"grade" means the average level of finished ground adjoining a building or
structure at all exterior walls;
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"granny flat" means a one-unit detached, temporary residential structure,
containing culinary and sanitary facilities, which is ancillary to an existing
residential structure and that is designed to be temporary;
"gross floor area" means the total area of all floors above grade of a dwelling unit
measured between the outside surfaces of exterior walls or between the outside
surfaces of exterior walls and the centre line of party walls dividing the dwelling
unit from other dwelling unit or other portion of a building;
In the case of a non-residential building or structure, or in the case of a
mixed-use building or structure in respect of the non-residential portion
thereof, the total area of all building floors above or below grade measured
between the outside surfaces of the exterior walls, or between the outside
surfaces of exterior walls and the centre line of party walls dividing a non-
residential use and a residential use, except for:
- a room or enclosed area within the building or structure above or below
grade that is used exclusively for the accommodation of heating, cooling,
ventilating, electrical, mechanical or telecommunications equipment that
service the building;
- loading facilities above or below grade; and
- a part of the building or structure below grade that is used for the parking
of motor vehicles or for storage or other accessory use;
"group home" means a residential building or the residential portion of a mixed-
use building containing a single housekeeping unit which may or may not be
supervised on a 24-hour basis on site by agency staff on a shift rotation basis,
and funded wholly or in part by any government or its agency, or by public
subscription or donation, or by any combination thereof and licensed, approved
or supervised by the Province of Ontario for the accommodation of persons
under any general or special act and amendments or replacements thereto. A
group home may contain an office provided that the office is used only for the
operation of the group home in which it is located;
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"hospice" means a building or portion of a mixed-use building designed and
intended to provide palliative care and emotional support to the terminally ill in a
home or homelike setting so that quality of life is maintained, and family
members may be active participants in care;
"industrial use" means land, buildings or structures used for or in connection with
manufacturing by:
(a) manufacturing, producing, and processing goods for a commercial
purpose, as well as storing and/or distribution of goods manufactured,
produced, or processed on site;
(b) research or development in connection with manufacturing, producing, or
processing good for a commercial purpose;
(c) retail sales by a manufacturer, producer, or processor of goods they
manufactured, produced, or processed, if the retail sales are at the site
where the manufacturing, production or processing takes place;
(d) office or administrative purposes if it is:
i.
carried out with respect to manufacturing, producing, processing,
storage or distributing of something; and
ii.
in or attached to the building or structure used for that
manufacturing, producing, processing, storage, or distribution;
"institutional" means lands, buildings or structures used or designed or intended
for use by an organized body, society, or religious group for promoting a public or
non-profit purpose and shall include, but without limiting the generality of the
foregoing, places of worship, and special care facilities;
"live/work unit" means a unit which contains separate residential and non-
residential areas intended for both residential and non-residential uses
concurrently, and shares a common wall or floor with direct access between the
residential and non-residential areas;
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"local board" means a municipal service board, transportation commission, public
library board, board of health, police services board, planning board, or any other
board, commission, committee, body or local authority established or exercising
any power or authority under any general or special Act with respect to any of the
affairs or purposes of one or more local municipalities or the County, but
excluding a board of education, a conservation authority, any municipal services
corporation that is not deemed to be a local board under O. Reg. 599/06 made
under the Municipal Act, 2001, S.O. 2001, c. 25, as amended.
"local services" means those services, facilities or things which are under the
jurisdiction of the municipality and are related to a plan of subdivision or within
the area to which the plan relates in respect of the lands under Sections 51 or 53
of the Planning Act as amended or any successor thereto;
"lodging home" means a boarding, lodging, or rooming house in which lodging is
provided for more than four persons in return for renumeration or for the
provision of services, or for both, and in which the lodging rooms do not have
both bathrooms and kitchen facilities for the exclusive use of individual
occupants;
"long term care home" means homes, nursing homes or homes for the aged
where the Ministry of Health and Long-Term Care funds the care provided in
such homes and application for accommodation is made through a Community
Care Access Centre;
"mezzanine" means an intermediate floor assembly between the floor and ceiling
of any room or storey and includes an interior balcony;
"mixed-use building" means a building or structure used for both residential and
non-residential use;
"mobile home" means any dwelling that is designed to be made mobile, and
constructed or manufactured to provide a permanent residence for one or more
persons, but does not include a travel trailer or tent trailer;
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"multiplex dwelling" means a residential building containing three or more
dwelling units, each of which unit has a separate entrance to grade;
"municipality" means The Corporation of the Municipality of Leamington;
"non-profit housing development" means development of a building or structure
intended for use as residential premises by,
a) a corporation to which the Not-for-Profit Corporations Act, 2010 applies,
that is in good standing under that Act and whose primary object is to
provide housing;
b) a corporation without share capital to which the Canada Not-for-profit
Corporations Act applies, that is in good standing under that Act and
whose primary object is to provide housing; or
c) a non-profit housing co-operative that is in good standing under the Co-
operative Corporations Act, or any successor legislation.
"non-residential building" means a building or structure used exclusively for non-
residential use, including the non-residential component of a live/work unit;
"non-residential use" means a building or structure of any kind whatsoever used,
designed, or intended to be used for other than a residential use and includes all
commercial, industrial, and institutional uses;
"other multiple" means all residential units other than a single detached dwelling,
semi-detached dwelling, apartment dwelling or a special care/special dwelling
unit, including, but not limited to, row dwellings, multiplex, back-to-back
townhouse dwelling, stacked townhouse dwelling, and the residential component
of live/work units;
"Official Plan" means the Official Plan adopted for the Municipality, as amended,
and approved;
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"owner" means the owner of land or a person who has made application for an
approval for the development of land upon which a development charge is
imposed;
"parking structure" means buildings or structures used for the parking of motor
vehicles;
"place of worship" means that part of a building or structure that is exempt from
taxation as a place of worship under the Assessment Act, as amended or any
successor thereto;
"premise" means one or more dwelling units and/or one or more square feet used
for non-residential use;
"redevelopment" means the construction, erection or placing of one or more
buildings on land where all or part of a building on such land has been previously
demolished, or changing the use of all or part of a building from a residential
purpose to a non-residential purpose or from a non-residential purpose to a
residential purpose, or changing all or part of a building from one form of
residential development to another form of residential development or from one
form of non-residential development to another form of non-residential
development;
"Regulation" means any regulation made pursuant to the Act.
"rental housing" means development of a building or structure with four or more
dwelling units all of which are intended for use as rented residential premises;
"residential dwelling" means a building, occupied or capable of being occupied as
a home, residence or sleeping place by one or more persons, containing one or
more dwelling units but not including motels, hotels, tents, truck campers, tourist
trailers, mobile camper trailers or boarding, lodging or rooming houses;
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"residential use" means land or buildings, or structures of any kind whatsoever
used, designed, or intended to be used as living accommodations for one or
more individuals;
"row dwelling" means a building containing three or more attached dwelling units
in a single row, each of which dwelling units has an independent entrance from
the outside and is vertically separated from any abutting dwelling unit;
"semi-detached dwelling" means a dwelling unit in a residential building
consisting of two dwelling units having one vertical wall or one horizontal walls,
but no other parts, attached or another dwelling unit where the residential units
are not connected by an interior corridor;
"service" (or "class of service") means those services designated in Schedule "A"
to this by- law;
"servicing agreement" means an agreement between a landowner and the
municipality relative to the provision of municipal services to specified lands
within the municipality;
"single detached dwelling unit" means a residential building consisting of one
dwelling unit and not attached to another structure and includes mobile homes.
"special care/special dwelling" means a residence:
a) containing two or more dwelling rooms, which rooms have common
entrance from street level; and
b) where the occupants have the right to use in common with other
occupants, halls, stairs, yards, common room, and accessory buildings;
and
c) that is designed to accommodate persons with specific needs, including
but not limited to, independent permanent living arrangements; and where
support services, such as meal preparation, grocery shopping, laundry,
housing, nursing, respite care and attending services are provided at
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various levels; and includes but is not limited to retirement homes or
lodges, group homes, dormitories, and hospices;
"stacked townhouse dwelling" means a building containing two or more dwelling
units where each dwelling unit is separated horizontally and/or vertically from
another dwelling unit by a common wall or floor;
"student residence" means a Residential Development that is solely owned by a
University, college of applied arts and technology or other accredited post-
secondary institution, designated, or intended to be used for sleeping and living
accommodations by students of the university, college of applied arts and
technology or other accredited post-secondary institution that owns the
Residential Development.
"use" means either residential use or non-residential use.
2.0
Designation of Services and Classes
2.1
The categories of services and classes of services for which development
charges are imposed under this by-law are as follows:
(a)
Services Related to a Highway;
(b)
Public Works;
(c)
Fire Protection Services;
(d)
Parks and Recreation Services;
(e)
Policing Services;
(f)
Wastewater Services;
(g)
Water Services; and
(h)
Growth Studies.
2.2
The components of the services and classes designated in subsection 2.1 are
described in Schedule A.
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3.0
Application of By-law Rules
3.1
Development charges shall be payable in the amounts set out in this by-law
where:
(a)
the lands are located in the area described in Section 3.2; and
(b)
the development of the lands requires any of the approvals set out in
subsection 3.4(a).
Area to Which By-law Applies
3.2
Subject to subsection 3.3, this by-law applies to all lands in the geographic area
of the Municipality of Leamington.
3.3
This by-law shall not apply to lands that are owned by and used for the purposes
of:
(a)
The Municipality of Leamington or a local board thereof;
(b)
A board as defined in section 1(1) of the Education Act;
(c)
The Corporation of the County of Essex or a local board thereof.
Approvals for Development
3.4
(a)
Development charges shall be imposed on all lands, buildings or
structures that are developed for residential or non-residential uses if
the development requires:
(i)
the passing of a zoning by-law or of an amendment to a zoning
by-law 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;
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(iv) the approval of a plan of subdivision under section 51 of the
Planning Act;
(v)
a consent under section 53 of the Planning Act;
(vi) the approval of a description under section 50 of the
Condominium Act; or
(vii) the issuing of a permit under the Building Code Act, 1992 in
relation to a building or structure.
(b)
No more than one development charge for each service designated in
subsection 2.1 shall be imposed upon any lands, buildings, or
structures to which this by-law applies even though two or more of the
actions described in subsection 3.4(a) are required before the lands,
buildings or structures can be developed.
(c)
Despite subsection 3.4(b), if two or more of the actions described in
subsection 3.4(a) occur at different times, additional development
charges shall be imposed if the subsequent action has the effect of
increasing the need for services.
Exemptions
Rules with Respect to Exemptions for Intensification of Existing Housing or New
Housing
3.5
Notwithstanding the provisions of this By-law, development charges shall not be
imposed with respect to developments or portions of developments as follows:
a) the enlargement to an existing residential dwelling unit;
b) the creation of up to two additional dwelling units in existing dwellings as
the following table sets out:
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Item
Name of
Class of
Existing
Residential
Building
Description of Class of
Existing Residential
Buildings
Maximum
number of
Additional
Dwelling
Units
Restrictions
1
Existing
single
detached
dwellings
Existing residential
buildings, each of which
contains a single
dwelling unit, which are
not attached to other
buildings.
Two
The total gross floor area of the
additional dwelling unit or units
must be less than or equal to the
gross floor area of the dwelling
unit already in the building.
2
Existing
semi-
detached
dwellings or
row
dwellings
Existing residential
buildings, each of which
contains a single
dwelling unit, which have
one or two vertical walls,
but no other parts,
attached to other
buildings.
One
The gross floor area of the
additional dwelling unit must be
less than or equal to the gross
floor area of the dwelling unit
already in the building.
3
Existing
rental
residential
buildings
Existing residential rental
buildings, each of which
contains four or more
dwelling units.
Greater of
one and
1% of the
existing
units in
the
building
None.
4
Other existing
residential
buildings
An existing residential
building not in another
class of residential
building described in this
table.
One
The gross floor area of the
additional dwelling unit must be
less than or equal to the gross
floor area of the smallest dwelling
unit already in the building
c) the creation of a second dwelling unit in prescribed classes of proposed
new residential buildings, including structures ancillary to dwellings,
subject to the following restrictions:
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Item
Name of Class of
Proposed New
Residential
Buildings
Description of Class of Proposed
New Residential Buildings
Restrictions
1
Proposed new
detached
dwellings
Proposed new residential
buildings that would not be
attached to other buildings and
that are permitted to contain a
second dwelling unit, which
being either of the two dwelling
units, if the units have the same
gross floor area, or the small of
the dwelling units.
The proposed new detached dwelling
must only contain two dwelling units.
The proposed new detached dwelling
must be located on a parcel of land on
which no other detached dwelling,
semi-detached dwelling, or row
dwelling would be located.
2
Proposed new
semi-detached
dwellings or row
dwellings
Proposed new residential
buildings that have one or two
vertical walks, but no other parts,
attached to other buildings and
that are permitted to contain a
second dwelling unit, which
being either of the two dwelling
units, if the units have the same
gross floor area, or the small of
the dwelling units.
The proposed new semi-detached
dwelling or row dwelling must only
contain two dwelling units.
The proposed new semi-detached
dwelling or row dwelling must be
located on a parcel of land on which no
other detached dwelling, semi-
detached dwelling, or row dwelling
would be located.
3
Proposed new
residential
buildings that
would be
ancillary to a
proposed new
detached
dwelling, semi-
detached
dwelling, or row
dwelling
Proposed new residential
buildings that would be ancillary
to a proposed new detached
dwelling, semi-detached
dwelling, or row dwelling and
that are permitted to contain a
single dwelling unit.
The proposed new detached dwelling,
semi-detached dwelling, or row
dwelling, to which the proposed new
residential building would be ancillary,
must only contain one dwelling unit.
The gross floor area of the dwelling unit
in the proposed new residential building
must be equal to or less than the gross
floor area of the detached dwelling,
semi-detached dwelling, or row dwelling
to which the proposed new residential
building is ancillary.
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3.5.1 Notwithstanding subsection 3.5(b), development charges shall be
imposed if the total gross floor area of the additional one or two units
exceeds the gross floor area of the existing dwelling unit.
3.5.2 Notwithstanding subsection 3.5(d), development charges shall be
imposed if the additional unit has a gross floor area greater than:
(a) in the case of a semi-detached or row dwelling, the gross floor
area of the existing dwelling unit; and
(b) in the case of any other residential building, the gross floor area
of the smallest dwelling unit already contained in the residential
building.
3.6
Exemption for Industrial Development:
3.6.1 For the purpose of sections 3.6.2 to 3.7.3 inclusive, the term "existing
industrial building" shall have the same meaning as that term has in the
Regulation and shall not include self-storage or mini-storage facilities.
3.6.2 Notwithstanding any other provision of this By-law, but subject to sections
3.7.2 and 3.7.3 below, no development charge is payable with respect to
the enlargement of the total floor area of an existing industrial building
where the total floor area is enlarged by 50 percent or less:
3.7
If the total floor area of an existing industrial building is enlarged by greater than
50 percent, the amount of the development charge payable in respect of the
enlargement is the amount of the development charge that would otherwise be
payable multiplied by the fraction determined as follows:
a) determine the amount by which the enlargement exceeds 50
percent of the total floor area before the enlargement;
b) divide the amount determined under subsection 3.7(a) by the
amount of the enlargement.
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3.7.1 For greater certainty in applying the exemption in this section, the total floor
area of an existing industrial building is enlarged where there is a bona fide
increase in the size of the existing industrial building, the enlarged area is
attached to the existing industrial building, there is a direct means of ingress
and egress from the existing industrial building to and from the enlarged area
for persons, goods and equipment and the existing industrial building and the
enlarged area are used for or in connection with an industrial purpose as set
out in subsection 1(1) of the Regulation. Without limiting the generality of the
foregoing, the exemption in this section shall not apply where the enlarged
area is attached to the existing industrial building by means only of a tunnel,
bridge, canopy, corridor, or other passageway, or through a shared below-
grade connection such as a service tunnel, foundation, footing or parking
facility.
3.7.2 The exemption for an existing industrial building provided by this section shall
be applied up to a maximum of 50 percent of the total floor area before the
first enlargement for which an exemption from the payment of development
charges was granted pursuant to this By-law or any previous development
charges by-law of the Municipality made pursuant to the Act or its
predecessor legislation. Development charges shall be imposed in
accordance with Schedule B with respect to the amount of floor area of an
enlargement that results in the total floor area of the industrial building being
increased by greater than 50 percent of the total floor area of the existing
industrial building.
3.7.3 For the purposes of this section, despite any new sites created which result in
an existing industrial building being on a site separate from its enlargement or
enlargements for which an exemption was granted under this section, further
exemptions, if any, pertaining to the existing industrial building shall be
calculated in accordance with section 3.7.2 on the basis of its site prior to any
division.
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3.8
Other Exemptions/Reductions
Notwithstanding the provision of this By-law, development charges shall not be
imposed with respect to:
- Residential accessory buildings if a service connection already exists for
the lot but excludes bunk houses;
- Private schools;
- Agricultural buildings excluding bunk houses and greenhouse uses;
- Land vested in or leased to a university that receives regular and ongoing
operating funds from the government for the purposes of post-secondary
education is exempt from development charges imposed under the
Development Charges Act, 1997 if the development in respect of which
development charges would otherwise be payable is intended to be
occupied and used by the university.
Reduction of Development Charges with Respect to Redevelopment and
Conversion
3.9
Despite any other provision of this By-law, where, as a result of the
redevelopment of land, a building or structure existing on the same land within 3
years prior to the date of payment of development charges in regard to such
redevelopment was, or is to be demolished, in whole or in part, or converted from
one principal use to another principal use on the same land, in order to facilitate
the redevelopment, the development charges otherwise payable with respect to
such redevelopment shall be reduced by the following amounts:
a)
in the case of a residential building or structure, or in the case of a
mixed-use building or structure, the residential uses in the mixed-use
building or structure, an amount calculated by multiplying the
applicable development charge under subsection 3.10 of this by-law
by the number, according to type, of dwelling units that have been or
will be demolished or converted to another principal use; and provided
that such amounts shall not exceed, in total, the amount of the
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development charges otherwise payable with respect to the
redevelopment.
b)
in the case of a non-residential building or structure or, in the case of
mixed-use building or structure, the non-residential uses in the mixed-
use building or structure, an amount calculated by multiplying the
applicable development charges under subsection 3.11 by the gross
floor area that has been or will be demolished or converted to another
principal use; provided that such amounts shall not exceed, in total,
the amount of the development charges otherwise payable with
respect to the redevelopment.
c)
Where an existing Building is converted in whole or in part from one
use (hereinafter referred to in this Section as the "First Use") to
another use,
(i)
the amount of Development Charges payable shall be reduced
by the amount, calculated pursuant to this By-law at the current
Development Charges rates in respect of the First Use;
(ii)
the First Use shall be the use as confirmed through the
Municipality's Building Division and related permit records;
(iii) for greater certainty, and without limiting the generality of the
foregoing, no credit shall be allowed where the converted
Building or part thereof would have been exempt pursuant to this
By-law; and
(iv) the amount of any credit pursuant to this Section shall not
exceed, in total, the amount of the Development Charges
otherwise payable pursuant to this By-law with respect to the
Redevelopment.
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Amount of Charges
Residential
3.10 The development charges set out in Schedule B to this By-law shall be imposed
on residential uses of lands, buildings, or structures, including a dwelling unit
accessory to a non-residential use and, in the case of a mixed-use building or
structure, on the residential uses in the mixed-use building or structure, including
the residential component of a live/work unit, according to the type of residential
unit, and calculated with respect to each of the services according to the type of
residential use.
Non-Residential
3.11 The development charges described in Schedule B to this By-law shall be
imposed on non-residential uses of lands, buildings, or structures, and, in the
case of a mixed-use building or structure, on the non-residential uses in the
mixed-use building or structure, including the non-residential component of a
live/work unit, and calculated with respect to each of the services according to
the gross floor area of the non-residential use.
Time of Calculation and Payment of Development Charges
3.12 Development charges imposed under this By-law are calculated, payable, and
collected upon issuance of the first building permit for the development.
3.13 Notwithstanding subsection 3.12, the timing of calculation and payment of the
services related to a highway component of development charge with respect to
an approval of a Plan of Subdivision under section 51 of the Planning Act,
R.S.O., 1990 as amended, shall be addressed in the subdivision agreement,
subject to any applicable exemptions contained in this By-law, and calculated in
accordance with subsections 3.10 and 3.11 of this by-law.
3.14 Notwithstanding subsections 3.12 and 3.13, development charges for rental
housing and institutional developments are due and payable in 6 installments
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commencing with the first installment payable on the date of occupancy, and
each subsequent installment annually, including interest as provided in the
Municipality's Council approved development charge interest policy, as may be
revised from time to time.
3.15 Notwithstanding subsections 3.12 and 3.13, development charges for non-profit
housing developments are due and payable in 21 installments commencing with
the first installment payable on the date of occupancy, and each subsequent
installment annually, including interest as provided in the Municipality's Council
approved development charge interest policy, as may be revised from time to
time.
3.16 Where the development of land results from the approval of a site plan or zoning
by-law amendment received on or after January 1, 2020, and the approval of the
application occurred within two years of building permit issuance, the
development charges under subsections 3.10 and 3.11 shall be calculated on the
rates set out in Schedule "B" on the date of the planning application, including
interest. Where both planning applications apply development charges under
subsections 3.10 and 3.11 shall be calculated on the rates, including interest as
provided in the Municipality's Council approved development charge interest
policy, as may be revised from time to time, payable on the anniversary date
each year thereafter, set out in Schedule "B" on the date of the later planning
application, including interest.
3.17 Despite subsections 3.12 to 3.16, and in accordance with section 27 of the Act,
Council from time to time, and at any time, may enter into agreements providing
for all or any part of a development charge to be paid before or after it would
otherwise be payable.
4.0
Alternative Payment Agreements
4.1
Council may enter into an agreement under section 27 of the Act, in a form and
having content satisfactory to the Municipality's solicitor and having content
satisfactory to the Treasurer, with any person who is required to pay a
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development charge providing for all or any part of the development charge to be
paid before or after it would otherwise be payable.
4.2
Council directs the Chief Building Official or his or her designate to withhold the
issuance of a building permit in relation to a building on land to which the
development charge applies unless the development charge has been paid.
5.0
Payment by Services
5.1
Payment of development charges shall be by debit, bank draft or certified cheque
or as otherwise approved at the sole discretion of the Treasurer.
5.2
In the alternative to payment by the means provided in section 5.1 herein, the
Municipality may, by a written agreement entered into with the owner, accept the
provision of services in full or partial satisfaction of the development charges
otherwise payable.
5.3
If the Municipality and the owner cannot agree as to the reasonable cost of doing
the work under section 5.2, the dispute shall be referred to Council whose
decision shall be final and binding.
5.4
Nothing in this By-law prevents Council from requiring, as a condition of any
approval given under the Planning Act, that the owner, at the owner's expense,
install such local services as Council may require or that local connections to
storm drainage facilities be installed at the owner's expense.
5.5
Any refund or credit required to be given by the Municipality to an owner shall be
in relation to a service as per subsection 39(1) of the Act. The Municipality may
agree by agreement to provide a credit in relation to another service as per
subsection 39(3) of the Act or may provide for another basis for recovery.
5.6
If development charges or any part thereof payable pursuant to this By-law
remain unpaid after such charges are payable, the amount unpaid shall be added
to the tax roll and shall be collected in the same manner as taxes.
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6.0
Indexing
6.1 Development charges imposed pursuant to this by-law shall be adjusted
annually on January 1st of each year, without amendment to this by-law in
accordance with the Act, beginning on January 1, 2023.
7.0
Schedules
7.1 The following schedules to this by-law form an integral part thereof:
Schedule A - Components of Services Designated in subsection 2.1
Schedule B - Residential and Non-Residential Development Charges
8.0
Date By-law in Force
8.1
This By-law shall come into force on the 27th day of July, 2022.
9.0
Date By-law Expires
9.1 This By-law will expire on the 27th day of July, 2027 unless it is repealed at
an earlier date.
READ A FIRST AND SECOND TIME THIS 26th DAY OF JULY, 2022.
READ A THIRD TIME AND FINALLY PASSED THIS 26th DAY OF JULY, 2022.
THE CORPORATION OF THE MUNICIPALITY OF LEAMINGTON
________________________________________
Mayor, Hilda MacDonald
_________________________________________
Clerk, Brenda Percy
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Schedule "A"
To By-law 22-___
Components of Services and Classes of Services Designated
in Subsection 2.1
D.C.-Eligible Services:
Services Related to a Highway
Roads and Related Infrastructure
Fire Protection Services
Fire Facilities
Fire Vehicles
Fire Small Equipment and Gear
Parks and Recreation Services
Parkland Development
Parkland Amenities
Park Trails
Parks and Recreation Vehicles and Equipment
Recreation Facilities
Policing Services
Policing Facilities
Policing Equipment and Gear
Wastewater Services
Treatment and Collection System
Water Services
Distribution System
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Schedule "A"
To By-law 22-___
Components of Services and Classes of Services Designated
in Subsection 2.1
D.C.-Eligible Classes:
Public Works
Facilities
Vehicles and Equipment
Growth Studies
Services Related to a Highway
Water Services
Wastewater Services
Fire Protection Services
Parks and Recreation Services
Policing Services
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Schedule "B"
To By-law 22-___
Schedule of Development Charges
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
On-Farm Bunk
Houses
(per capita)
Industrial,
Commercial &
Institutional
(per sq.ft. of Gross
Floor Area)
Greenhouse
(per sq.ft. of
Gross Floor
Area)
Municipal Wide Services/Class of Service:
Services Related to a Highway
3,758
2,189
1,908
1,475
1,232
1,120
1.562
0.062
Public Works
191
111
97
75
63
57
0.079
0.003
Fire Protection Services
442
258
224
173
145
132
0.184
0.007
Policing Services
72
42
37
28
24
21
0.030
0.001
Parks and Recreation Services
1,934
1,127
982
759
634
577
0.056
0.003
Growth Studies
373
217
189
146
122
111
0.162
0.007
Total Municipal Wide Services/Class of Services
6,770
3,944
3,437
2,656
2,220
2,018
2.073
0.083
Municipal-Wide Water Serviced Area
Water Services
2,452
1,429
1,245
962
804
556
1.046
0.397
Total Water Serviced Area
9,222
5,373
4,682
3,618
3,024
2,575
3.119
0.480
Urban Wastewater Serviced Area
Wastewater Services
601
350
305
236
197
-
0.247
-
Total Urban Water and Wastewater Serviced
Area
9,823
5,723
4,987
3,854
3,221
2,575
3.366
0.480
Service/Class of Service
RESIDENTIAL