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Watson & Associates Economists Ltd.
905-272-3600
March 22, 2024
[email protected]
Development Charges Background
Study - Consolidated Report
Town of Lincoln
Office Consolidation of the December 22. 2023
Background Study and the February 9, 2024
Addendum
Watson & Associates Economists Ltd.
H:\LINCOLN\2023 DC\Report\Final Report.docx
Table of Contents
Page
Executive Summary ....................................................................................................... i
1.
Introduction ...................................................................................................... 1-1
1.1
Purpose of this Document ....................................................................... 1-1
1.2
Summary of the Process ......................................................................... 1-2
1.3
Changes to the D.C.A.: Bill 108, 138, 197, and 213 ............................... 1-3
1.3.1
Bill 108: More Homes, More Choice Act - An Act to Amend
Various Statutes with Respect to Housing, Other
Development, and Various Matters ............................................ 1-3
1.3.2
Bill 138: Plan to Build Ontario Together Act, 2019 ..................... 1-4
1.3.3
Bill 197: COVID-19 Economic Recovery Act, 2020 .................... 1-4
1.3.4
Bill 213: Better for People, Smarter for Business Act, 2020 ....... 1-7
1.4
Changes to the D.C.A. - Bill 23: More Homes Built Faster Act, 2022 ..... 1-7
1.4.1
Additional Residential Unit Exemption ....................................... 1-7
1.4.2
Removal of Housing as an Eligible D.C. Service ....................... 1-8
1.4.3
New Statutory Exemption for Non-Profit Housing ...................... 1-8
1.4.4
New Statutory Exemptions for Affordable Units, Attainable
Units, and Affordable Inclusionary Zoning Units ........................ 1-8
1.4.5
Historical Level of Service Extended to Previous 15-Year
Period ........................................................................................ 1-9
1.4.6
Revised Definition of Capital Costs ............................................ 1-9
1.4.7
Mandatory Phase-in of a D.C. .................................................... 1-9
1.4.8
D.C. By-law Expiry ................................................................... 1-10
1.4.9
Installment Payments ............................................................... 1-10
1.4.10 Rental Housing Discount.......................................................... 1-10
1.4.11 Maximum Interest Rate for Instalments and Determination
of Charge for Eligible Site Plan and Zoning By-law
Amendment Applications ......................................................... 1-10
1.4.12 Requirement to Allocate Funds Received ................................ 1-10
Table of Contents (Cont'd)
Page
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2.
Current Town of Lincoln D.C. Policies .......................................................... 2-1
2.1
Schedule of Charges .............................................................................. 2-1
2.2
Services Covered ................................................................................... 2-1
2.3
Timing of D.C. Calculation and Payment ................................................ 2-2
2.4
Indexing .................................................................................................. 2-2
2.5
Redevelopment Allowance ..................................................................... 2-2
2.6
Exemptions ............................................................................................. 2-3
3.
Anticipated Development in the Town of Lincoln ......................................... 3-1
3.1
Requirement of the Act ........................................................................... 3-1
3.2
Basis of Population, Household and Non-Residential Gross Floor
Area Forecast ......................................................................................... 3-1
3.3
Summary of Growth Forecast ................................................................. 3-2
4.
The Approach to the Calculation of the Charge ........................................... 4-1
4.1
Introduction ............................................................................................. 4-1
4.2
Services Potentially Involved .................................................................. 4-1
4.3
Increase in the Need for Service ............................................................. 4-1
4.4
Local Service Policy ................................................................................ 4-6
4.5
Capital Forecast ...................................................................................... 4-6
4.6
Treatment of Credits ............................................................................... 4-7
4.7
Classes of Services ................................................................................ 4-8
4.8
Existing Reserve Funds .......................................................................... 4-8
4.9
Deductions .............................................................................................. 4-9
4.9.1
Reduction Required by Level of Service Ceiling ........................ 4-9
4.9.2
Reduction for Uncommitted Excess Capacity .......................... 4-10
4.9.3
Reduction for Benefit to Existing Development ........................ 4-11
4.9.4
Reduction for Anticipated Grants, Subsidies and Other
Contributions ............................................................................ 4-12
4.10 Municipal-wide vs. Area Rating ............................................................. 4-12
4.11 Allocation of Development .................................................................... 4-12
4.12 Asset Management ............................................................................... 4-12
4.13 Transit ................................................................................................... 4-13
4.14 Mandatory Phase-in of a D.C. ............................................................... 4-14
5.
D.C.-Eligible Cost Analysis by Service .......................................................... 5-1
5.1
Introduction ............................................................................................. 5-1
5.2
Service Levels and 10-Year Capital Costs for Lincoln's D.C.
Calculation .............................................................................................. 5-1
5.2.1
Parks and Recreation Services .................................................. 5-1
5.3
Service Levels and 20-Year Capital Costs for Lincoln's D.C.
Calculation .............................................................................................. 5-5
Table of Contents (Cont'd)
Page
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5.3.1
Services Related to a Highway .................................................. 5-5
5.3.2
Fire Services ............................................................................ 5-13
5.3.3
Library Services ....................................................................... 5-16
5.4
Urban 20-Year Capital Costs for Lincoln's D.C. Calculation ................. 5-18
5.4.1
Water Services ......................................................................... 5-18
5.4.2
Wastewater Services ............................................................... 5-20
5.4.3
Stormwater Services ................................................................ 5-22
5.5
Area-Specific Calculation for the Campden Development Area ............ 5-24
5.5.1
Stormwater Drainage - Campden ............................................ 5-24
6.
D.C. Calculation ............................................................................................... 6-1
7.
D.C. Policy Recommendations and D.C. By-law Rules ................................ 7-1
7.1
Introduction ............................................................................................. 7-1
7.2
D.C. By-law Structure ............................................................................. 7-2
7.3
D.C. By-law Rules ................................................................................... 7-2
7.3.1
Payment in any Particular Case ................................................. 7-2
7.3.2
Determination of the Amount of the Charge ............................... 7-3
7.3.3
Application to Redevelopment of Land (Demolition and
Conversion) ................................................................................ 7-3
7.3.4
Exemptions (full or partial) ......................................................... 7-4
7.3.5
Phasing in .................................................................................. 7-5
7.3.6
Timing of Collection ................................................................... 7-5
7.3.7
The Applicable Areas ................................................................. 7-5
7.3.8
Indexing ..................................................................................... 7-6
7.4
Other D.C. By-law Provisions ................................................................. 7-6
7.4.1
Categories of Services for Reserve Fund and Credit
Purposes .................................................................................... 7-6
7.4.2
By-law In-force Date .................................................................. 7-7
7.4.3
Minimum Interest Rate Paid on Refunds and Charged for
Inter-Reserve Fund Borrowing ................................................... 7-7
7.4.4
Area Rating ................................................................................ 7-7
7.5
Other Recommendations ........................................................................ 7-8
8.
By-law Implementation ................................................................................... 8-1
8.1
Public Consultation Process ................................................................... 8-1
8.1.1
Introduction ................................................................................ 8-1
8.1.2
Public Meeting of Council........................................................... 8-1
8.1.3
Other Consultation Activity ......................................................... 8-1
8.2
Anticipated Impact of the Charge on Development ................................. 8-2
8.3
Implementation Requirements ................................................................ 8-3
8.3.1
Introduction ................................................................................ 8-3
Table of Contents (Cont'd)
Page
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8.3.2
Notice of Passage ...................................................................... 8-3
8.3.3
By-law Pamphlet ........................................................................ 8-3
8.3.4
Appeals ...................................................................................... 8-4
8.3.5
Complaints ................................................................................. 8-4
8.3.6
Credits ....................................................................................... 8-5
8.3.7
Front-Ending Agreements .......................................................... 8-5
8.3.8
Severance and Subdivision Agreement Conditions ................... 8-5
Appendix A Background Information on Residential and Non-Residential
Growth Forecast ............................................................................................. A-1
Appendix B Level of Service ................................................................................... B-1
Appendix C Long-Term Capital and Operating Cost Examination ...................... C-1
Appendix D D.C. Reserve Fund Policy ................................................................... D-1
Appendix E Local Service Policy .............................................................................E-1
Appendix F Asset Management Plan ....................................................................... F-1
Appendix G Proposed D.C. By-law ......................................................................... G-1
Watson & Associates Economists Ltd.
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List of Acronyms and Abbreviations
A.M.P.
Asset management plan
C.B.C.
Community Benefits Charge
D.C.
Development charge
D.C.A.
Development Charges Act, 1997, as amended
F.I.R.
Financial Information Return
G.F.A.
Gross floor area
LPAT
Local Planning Appeal Tribunal
LPPL
Lincoln Pelham Public Library Board
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
S.D.E.
Single detached equivalent
S.D.U.
Single detached unit
S.W.M.
Stormwater management
sq.ft.
square foot
sq.m
square metre
Executive Summary
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 Town of Lincoln required by the Development Charges
Act, 1997, as amended (D.C.A.). This report has been prepared in accordance
with the methodology required under the D.C.A. The contents include the
following:
- Chapter 1 - Overview of the legislative requirements of the Act;
- Chapter 2 - Review of present D.C. policies of the Town;
- Chapter 3 - Summary of the residential and non-residential growth
forecasts for the Town;
- Chapter 4 - Approach to calculating the D.C.;
- Chapter 5 - Review of historical service standards and identification of
future capital requirements to service growth and related deductions and
allocations;
- Chapter 6 - Calculation of the D.C.s;
- Chapter 7 - D.C. policy recommendations and rules; and
- Chapter 8 - By-law implementation.
2. D.C.s provide for the recovery of growth-related capital expenditures from new
development. The D.C.A. is the statutory basis to recover these charges. The
methodology is detailed in Chapter 4; a simplified summary is provided below.
1) Identify amount, type and location of growth.
2) Identify servicing needs to accommodate growth.
3) Identify capital costs to provide services to meet the needs.
4) Deduct:
- Grants, subsidies and other contributions;
- Benefit to existing development;
- Amounts in excess of 15-year historical service calculation; and
- D.C. reserve funds (where applicable);
5) Net costs are then allocated between residential and non-residential
benefit; and
6) Net costs divided by growth to provide the D.C.
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3. Subsequent to the passage of the Town's 2018 D.C. By-law, the Town undertook
a D.C. Update Study in 2022 to pass an amending D.C. By-law to incorporate a
number of changes to the D.C.A. as a result of the following Acts (details of each
Act are provided in Chapter 1 of this report):
- Bill 108: More Homes, More Choice Act, 2019
- Bill 138: Plan to Build Ontario Together Act, 2019
- Bill 197: COVID-19 Economic Recovery Act, 2020
- Bill 213: Better for People, Smarter for Business Act, 2020
Since that time, the Province introduced another set of revisions to the D.C.A.
through Bill 23: More Homes Built Faster Act, 2022. Bill 23 was first introduced
on October 25, 2022, and received Royal Assent on November 28, 2022. It is
noted that, as of the time of writing, the Province has announced (on December
13, 2023) potential changes to the phase-in requirements and the removal of
studies as eligible capital costs. The details of these changes will be forthcoming
in early 2024 and Watson will monitor and advise as to the nature of these
changes. A summary of the changes provided from Bill 23 are outlined below
(further details are provided in Chapter 1 of this report):
- Additional Residential Unit Exemption: Allowance of a third unit as-of-right;
- Removal of Housing as an Eligible D.C. Service;
- New Statutory Exemptions for Affordable Units, Attainable Units, and
Affordable Inclusionary Zoning Units;
Note: Bill 134: Affordable Homes and Good Jobs Act, 2023 was released
on September 28, 2023 which proposes a new definition of "affordable"
under the D.C.A. and receive Royal Assent on December 4, 2023:
- Owned unit (lesser of): cost is less than 30% of the 60th percentile of
income for households in the municipality or 90% of the average
purchase price as defined in a new Bulletin.
- Rental unit (lesser of): rent is less than 30% of the 60th percentile of
income for rental households or average market rent set out in a new
Bulletin.
The exemptions for Affordable Units and Attainable Unit exemptions are
not currently in force. These exemptions will be in force upon proclamation
and through the release of the Provincial bulletin. Should the Province
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release further information before the D.C. by-law is passed, the Town can
amend the D.C. study accordingly.
- New Statutory Exemption: Non-Profit Housing;
- Historical Level of Service extended to previous 15-year period instead of
the previous 10-year period;
- Capital Cost definition revised to remove studies and prescribe services
for which land or an interest in land will be restricted (nothing prescribed to
date);
- Mandatory Phase-in of a D.C. passed after January 1, 2022, as follows:
o Year 1 - 80% of the maximum charge;
o Year 2 - 85% of the maximum charge;
o Year 3 - 90% of the maximum charge;
o Year 4 - 95% of the maximum charge; and
o Year 5 to expiry - 100% of the maximum charge.
- D.C. By-law expiry will be a maximum of 10 years after the date the by-law
comes into force;
- D.C. for Rental Housing developments to receive a discount as follows:
o Three or more bedrooms - 25% reduction;
o Two bedrooms - 20% reduction; and
o All other bedroom quantities - 15% reduction.
- Maximum Interest Rate for Installments and Determination of Charge for
Eligible Site Plan and Zoning By-law Amendment Applications to be set at
the average prime rate plus 1%; and
- Requirement to Allocate Funds Received - municipalities are required to
spend or allocate at least 60% of their reserve fund at the beginning of the
year for water, wastewater, and services related to a highway.
4. The growth forecast (Chapter 3) on which the D.C. study is based, projects the
following population, housing, and non-residential floor area for the 10-year
(2023 to 2032), 20-year (2023 to 2043), and urban 20-year (2023 to 2043)
periods.
Watson & Associates Economists Ltd.
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Table ES-1
Summary of Growth Forecast by Planning Period
Town of Lincoln
5. On October 1, 2018, the Town of Lincoln passed By-law 2018-93 under the
D.C.A. The by-law imposes D.C.s on residential and non-residential uses. This
by-law was amended via By-law 2022-30. The Town is undertaking a D.C. public
process and anticipates passing a new by-law on April 15, 2024, with the
mandatory public meeting on February 20, 2024.
6. The Town's D.C. currently in effect (as of January 1, 2023) is $33,735 for single
detached dwelling units for full services. The non-residential charges are as
follows: industrial charge is $91.33 per sq.m, commercial is $219.27 per sq.m,
and institutional is $155.90 per sq.m. Additionally, area-specific charges for
Campden (stormwater) are $18,511 for a single detached dwelling unit. As the
Town's current D.C. by-law is set to index on January 1, 2024, these charges are
anticipated to increase by 6.57%.
7. This report has undertaken a recalculation of the charges based on future
identified needs (presented in Schedule ES-3 and ES-4 for residential and non-
residential). Charges have been provided on a Town-wide basis for all services
excluding water, wastewater, and stormwater services, which have been
provided on an urban-wide basis. The corresponding single-detached unit
charge for full services is $44,138. The corresponding non-residential charges
(based on a per square metre of building area) for full services are as follows:
primary charge is $34.77 per sq.m, industrial charge is $129.49 per sq.m,
commercial is $310.97 per sq.m, and institutional is $230.35 per sq.m. With
respect to the area-specific charges for Campden (stormwater) the amount is
10 Year
20 Year
Urban 20 Year
2023-2032
2023-2043
2023-2043
(Net) Population Increase
6,195
12,515
11,710
Residential Unit Increase
3,612
7,210
6,910
Non-Residential Gross Floor Area Increase (sq.ft.)
583,700
1,003,300
834,300
Measure
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calculated to be $18,776 for a single detached dwelling unit. These rates are
submitted to Council for their consideration.
8. The D.C.A. requires a summary be provided of the gross capital costs and the
net costs to be recovered over the life of the by-law. This calculation is provided
by service and is presented in Table 6-5. A summary of these costs is provided
below:
Table ES-2
Summary of 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 ten years
$362,973,134
Less: Benefit to existing development
$124,863,179
Less: Post planning period benefit
$39,494,300
Less: Ineligible re: Level of Service
$542,960
Less: Grants, subsidies and other contributions
$6,130,040
Net costs to be recovered from development charges
$191,942,656
This suggests that for the non-D.C. cost over the ten-year D.C. by-law (benefit to
existing development, and grants, subsidies and other contributions), $131.54 million
(or an annual amount of $13.15 million) will need to be contributed from taxes and
rates, or other sources. With respect to the post period benefit amount of $39.49
million, it will be included in subsequent D.C. study updates to reflect the portion of
capital that benefits growth in the post period D.C. forecasts.
Based on the above table, the Town plans to spend $362.97 million over the life of
the by-law, of which $191.94 million (53%) is recoverable from D.C.s. Of this net
amount, $174.42 million is recoverable from residential development and $17.52
million from non-residential development. It is noted also that any exemptions or
reductions in the charges would reduce this recovery further.
9. Considerations by Council - The background study represents the service needs
arising from residential and non-residential growth over the forecast periods.
The following services are calculated based on an urban 20-year forecast:
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- Water Services;
- Wastewater Services; and
- Stormwater Services.
The following services are calculated based on a 20-year forecast:
- Services Related to a Highway - Roads and Related;
- Public Works (Facilities and Fleet);
- Fire Protection Services; and
- Library Services.
The following services are calculated based on a 10-year forecast to 2032:
- Parks and Recreation Services.
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).
Watson & Associates Economists Ltd.
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Table ES-3
Schedule of Development Charges
Single and Semi-
Detached Dwelling
Multiples
Apartments - 2
Bedrooms +
Apartments -
Studio and 1
Bedroom
Special
Care/Special
Dwelling Units
Primary
Commercial
Industrial
Institutional
Town-wide Services
Services Related to a Highway
17,428
14,422
12,333
7,991
6,680
23.57
141.33
58.88
104.73
Fire Protection Services
3,643
3,015
2,578
1,670
1,396
4.95
29.49
12.27
21.85
Parks and Recreation Services
9,645
7,981
6,825
4,423
3,697
5.70
34.12
14.21
25.30
Library Services
914
756
647
419
350
0.54
3.55
1.51
2.58
Total Town-wide Services
31,630
26,174
22,383
14,503
12,123
34.77
208.50
86.86
154.46
Urban Services
Stormwater Drainage and Control Services
2,083
1,724
1,474
955
798
-
17.11
7.10
12.70
Wastewater Services
4,457
3,688
3,154
2,044
1,708
-
36.49
15.18
27.02
Water Services
5,968
4,939
4,223
2,737
2,287
-
48.87
20.34
36.17
Total Urban Services
12,508
10,351
8,851
5,736
4,793
-
102.47
42.63
75.89
Total Town-Wide + Urban
44,138
36,525
31,234
20,239
16,916
34.77
310.97
129.49
230.35
RESIDENTIAL
Service
NON-RESIDENTIAL
(per sq.m of Gross Floor Area)
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Table ES-4
Schedule of Development Charges - Campden Area Specific
Single and Semi-
Detached Dwelling
Multiples
Apartments - 2
Bedrooms +
Apartments -
Studio and 1
Bedroom
Special
Care/Special
Dwelling Units
Primary
Commercial
Industrial
Institutional
Campden Area-Specific
Stormwater Drainage
18,776
15,538
13,287
8,609
7,196
-
-
-
-
Campden Area-Specific
18,776
15,538
13,287
8,609
7,196
-
-
-
-
RESIDENTIAL
Service
NON-RESIDENTIAL
(per sq.m of Gross Floor Area)
Report
Watson & Associates Economists Ltd.
H:\LINCOLN\2023 DC\Report\Final Report.docx
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.,
as amended, (D.C.A.) (section 10) and, accordingly, recommends new development
charges (D.C.s) and policies for the Town of Lincoln.
The Town retained Watson & Associates Economists Ltd. (Watson), to undertake the
D.C. study process throughout 2023. Watson worked with Town staff in 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 Town's D.C. background study, as summarized in Chapter 4. It also
addresses the requirement for "rules" (contained in Chapter 7) and the proposed by-law
to be made available as part of the approval process (included as Appendix G).
In addition, the report is designed to set out sufficient background on the legislation
(Chapter 4), Lincoln's current D.C. policies (Chapter 2) and the policies underlying the
proposed by-law, to make the exercise understandable to those who are involved.
Finally, it addresses post-adoption implementation requirements (Chapter 8) which are
critical to the successful application of the new policy.
The chapters in the report are supported by Appendices containing the data required to
explain and substantiate the calculation of the charge. A full discussion of the statutory
requirements for the preparation of a background study and calculation of a D.C. is
provided herein.
Watson & Associates Economists Ltd.
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1.2 Summary of the Process
The public meeting required under section 12 of the D.C.A. is scheduled for February
20, 2024. 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 Town'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 December 22, 2023.
The process to be followed in finalizing the report and recommendations includes:
- consideration of responses received prior to, at, or immediately following the
public meeting; and
- finalization of the report and Council consideration of the by-law subsequent to
the public meeting.
Figure 1-1 outlines the proposed schedule to be followed with respect to the D.C. by-law
adoption process.
Figure 1-1
Schedule of Key D.C. Process Dates for the Town of Lincoln
Schedule of Study Milestone
Dates
1. Data collection, staff review, engineering work,
D.C. calculations and policy work
February to November 2023
2. Public release of final D.C. Background study
and proposed by-law
December 22, 2023
3. Public meeting advertisement placed in
newspaper(s)
By January 30, 2024
4. Public release of addendum to the D.C.
Background Study
February 9, 2024
5. Stakeholder Meeting
February 14, 2024
6. Public meeting of Council
February 20, 2024
7. Council considers adoption of background study
and passage of by-law
April 15, 2024
8. Newspaper notice given of by-law passage
By 20 days after passage
9. Last day for by-law appeal
40 days after passage
10. Town 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 108, 138, 197, and 213
1.3.1 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 was introduced as part of the Province's "More Homes, More Choice:
Ontario's Housing Supply Action Plan." The Bill received Royal Assent on June 6,
2019.
While having received Royal Assent, many of the amendments to the D.C.A. would not
come into effect until they are proclaimed by the Lieutenant Governor (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. Interest may be
charged on the instalments, and any unpaid amounts may be added to the
property and collected as taxes. As per Bill 23, non-profit housing developments
are now exempt from paying D.C.s, however, prior to Bill 23, and as a result of
Bill 108, non-profit housing developments paid D.C.s in 21 equal annual
payments. 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 as 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 the changes that were 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
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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 have removed the
mandatory 10% deduction for all services that remain eligible under the D.C.A.
Remaining Services to be Included in a New Community Benefits Charge (C.B.C.)
Under the Planning Act - It was 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. was 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.
1.3.2 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. The amendments to the
D.C.A. included removal of instalment payments for commercial and industrial
developments that were originally included in Bill 108.
1.3.3 Bill 197: COVID-19 Economic Recovery Act, 2020
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:
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1.3.3.1 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.
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 (no longer eligible as per Bill 23).
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).
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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.
Note: An initial consideration of "class" appears to mean any group of services.
Mandatory 10% Deduction
As well, the removal of the 10% deduction for soft services under Bill 108 has been
maintained.
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.
1.3.3.2 C.B.C. Related Changes
C.B.C. Eligibility
The C.B.C. is limited to lower-tier and single-tier municipalities; upper-tier municipalities
will not be allowed to impose this charge.
1.3.3.3 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
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funded by the community benefits charge are not capital costs that are intended
to be funded under a development charge by-law."
1.3.4 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
funds from the Government. As a result, this mandatory exemption will be included in
the D.C. by-law.
1.4 Changes to the D.C.A. - Bill 23: More Homes Built Faster
Act, 2022
On November 28, 2022, Bill 23 received Royal Assent. This Bill amends a number of
pieces of legislation including the Planning Act and the D.C.A. It is noted that, as of the
time of writing, the Province has announced (on December 13, 2023) potential changes
to the phase-in requirements and the removal of studies as eligible capital costs. The
details of these changes will be forthcoming in early 2024 and Watson will monitor and
advise as to the nature of these changes. The following provides a summary of the
changes to the D.C.A.:
1.4.1 Additional Residential Unit Exemption
The rules for these exemptions are now provided in the D.C.A., rather than the
regulations and are summarized as follows:
- Exemption for residential units in existing rental residential buildings - For rental
residential buildings with four or more residential units, the creation of the greater
of one unit or 1% of the existing residential units will be exempt from a D.C.
- Exemption for additional residential units in existing and new residential buildings
- The following developments will be exempt from a D.C.:
o A second unit in a detached, semi-detached, or rowhouse if all buildings
and ancillary structures cumulatively contain no more than one residential
unit;
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o A third unit in a detached, semi-detached, or rowhouse if no buildings or
ancillary structures contain any residential units; and
o One residential unit in a building or structure ancillary to a detached, semi-
detached, or rowhouse on a parcel of urban land, if the detached, semi-
detached, or rowhouse contains no more than two residential units and no
other buildings or ancillary structures contain any residential units.
1.4.2 Removal of Housing as an Eligible D.C. Service
Housing services are removed as an eligible service. Municipalities with by-laws that
include a charge for housing services can no longer collect for this service.
1.4.3 New Statutory Exemption for Non-Profit Housing
Non-profit housing units are exempt from D.C.s and D.C. instalment payments due after
November 28, 2022.
1.4.4 New Statutory Exemptions for Affordable Units, Attainable
Units, and Affordable Inclusionary Zoning Units
Affordable units, attainable units, and inclusionary zoning units (affordable) are exempt
from the payment of D.C.s, as follows:
- Affordable Rental Units: Where rent is no more than 80% of the average market
rent as defined by a new bulletin published by the Ministry of Municipal Affairs
and Housing.
- Affordable Owned Units: Where the price of the unit is no more than 80% of the
average purchase price as defined by a new bulletin published by the Ministry of
Municipal Affairs and Housing.
- Attainable Units: Excludes affordable units and rental units; will be defined as
prescribed development or class of development and sold to a person who is at
"arm's length" from the seller.
o Note: for affordable and attainable units, the municipality shall enter into
an agreement that ensures the unit remains affordable or attainable for 25
years.
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Further to the above, Bill 134: Affordable Homes and Good Jobs Act, 2023 was
released on September 28, 2023 which proposes a new definition of "affordable" under
the D.C.A. and receive Royal Assent on December 4, 2023:
- Owned unit (lesser of): cost is less than 30% of the 60th percentile of income for
households in the municipality or 90% of the average purchase price as defined
in a new Bulletin
- Rental unit (lesser of): rent is less than 30% of the 60th percentile of income for
rental households or average market rent set out in a new Bulletin
Note: the above exemptions are not currently in force. These exemptions will be in
force upon proclamation and revisions to the regulations. The bulletin has yet to be
published as at the time of writing this report.
- Inclusionary Zoning Units: Affordable housing units required under inclusionary
zoning by-laws are exempt from a D.C.
1.4.5 Historical Level of Service Extended to Previous 15-Year Period
Prior to Bill 23, the increase in need for service was limited by the average historical
level of service calculated over the 10-year period preceding the preparation of the D.C.
background study. This average is now extended to the historical 15-year period.
1.4.6 Revised Definition of Capital Costs
The definition of capital costs has been revised to remove studies. Further, the
regulations to the Act may prescribe services for which land or an interest in land will be
restricted. As at the time of writing, no services have been prescribed.
1.4.7 Mandatory Phase-in of a D.C.
For all D.C. by-laws passed after January 1, 2022, the charge must be phased-in
annually over the first five years the by-law is in force, as follows:
- Year 1 - 80% of the maximum charge;
- Year 2 - 85% of the maximum charge;
- Year 3 - 90% of the maximum charge;
- Year 4 - 95% of the maximum charge; and
- Year 5 to expiry - 100% of the maximum charge.
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1.4.8 D.C. By-law Expiry
A D.C. by-law now expires 10 years after the day it comes into force (unless the by-law
provides for an earlier expiry date). This extends the by-law's life from five (5) years,
prior to Bill 23.
1.4.9 Installment Payments
Non-profit housing development has been removed from the instalment payment
section of the Act (section 26.1), as these units are now exempt from the payment of a
D.C.
1.4.10 Rental Housing Discount
The D.C. payable for rental housing development will be reduced based on the number
of bedrooms in each unit as follows:
- Three or more bedrooms - 25% reduction;
- Two bedrooms - 20% reduction; and
- All other bedroom quantities - 15% reduction.
1.4.11 Maximum Interest Rate for Instalments and Determination of
Charge for Eligible Site Plan and Zoning By-law Amendment
Applications
No maximum interest rate was previously prescribed. As per Bill 23, the maximum
interest rate is set at the average prime rate plus 1%. This maximum interest rate
provision would apply to all instalment payments and eligible site plan and zoning by-
law amendment applications occurring after November 28, 2022.
1.4.12 Requirement to Allocate Funds Received
Annually, beginning in 2023, municipalities will be required to spend or allocate at least
60% of the monies in a reserve fund at the beginning of the year for water, wastewater,
and services related to a highway. Other services may be prescribed by the regulation.
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Chapter 2
Current Town of Lincoln D.C.
Policies
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2. Current Town of Lincoln D.C. Policies
2.1 Schedule of Charges
On October 1, 2018, the Town of Lincoln passed By-law, 2018-93 under the D.C.A.
This by-law was amended via By-law 2022-30.
These by-laws impose D.C.s for residential and non-residential uses. The table below
provides the rates currently in effect, as of January 1, 2023.
Table 2-1
Town of Lincoln
Current D.C. Rates
January 1, 2023
2.2 Services Covered
The following services are covered under By-law 2018-93, as amended:
- Services Related to a Highway;
- Fire Protection Services;
- Parks and Recreation Services;
- Library Services;
- Growth Studies;
- Stormwater Drainage and Control Services;
- Stormwater Drainage (Campden);
- Wastewater Services; and
Service
Single & Semi
Detached
Multiples
Apartments 2
Bedrooms +
Apartments
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
Commercial
Industrial
Institutional
Town-Wide Services:
Services Related to a Highway
12,002
9,699
8,082
4,929
4,043
92.95
38.95
66.57
Fire Protection Services
1,978
1,598
1,333
812
666
15.55
6.47
10.95
Parks and Recreation Services
9,775
7,899
6,582
4,015
3,291
11.33
4.60
8.09
Library Services
682
551
459
280
230
0.75
0.50
0.62
Growth Studies
2,095
1,694
1,410
861
706
14.94
6.35
10.70
Total Town-Wide Services
26,532
21,441
17,866
10,897
8,936
135.52
56.87
96.93
Urban Services:
Stormwater Drainage and Control Services
2,263
1,830
1,526
929
761
43.43
17.92
30.48
Wastewater Services
3,419
2,763
2,303
1,405
1,151
28.00
11.44
19.66
Water Services
1,521
1,230
1,024
624
512
12.32
5.10
8.83
Total Urban Services
7,203
5,823
4,853
2,958
2,424
83.75
34.46
58.97
Grand Total Town + Urban
33,735
27,264
22,719
13,855
11,360
219.27
91.33
155.90
Campden Area Specific:
Stormwater Drainage
18,511
14,957
12,464
7,603
6,232
-
-
-
Non-Residential
($ per sq.m. of Gross Floor Area)
Residential
($ per Unit)
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- Water Services.
2.3 Timing of D.C. Calculation and Payment
Development charges shall be calculated and payable in full in money or by provision of
services as may be agreed upon, or by credit granted under the Act, on the date that
the first building permit is issued in relation to a building or structure on land to which a
development charge applies.
2.4 Indexing
Rates shall be adjusted, without amendment to the By-law, annually on January 1, in
accordance with the Statistics Canada Quarterly, Non-Residential Building Construction
Price Index (Table 18-10-0276-02).1
2.5 Redevelopment Allowance
In the case of the re-development involving the demolition and replacement of all or part
of a building or structure:
1) a redevelopment credit shall be allowed, provided that the singular and certain
parcel of land was improved by occupied structures within the last five years prior
to the issuance of the building permit required by the development, and the
building permit for the development has been issued within five years from the
date the demolition permit has been issued; and
2) if a development on a singular and certain parcel of land involves the demolition
and replacement of a building or structure, or the conversion from one principal
use to another, a redevelopment credit shall be allowed equivalent to:
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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a. the number of dwelling units demolished/converted multiplied by the
applicable residential development charge in place at the time the
development charge is payable, and/or
b. the gross floor area of the building demolished/ converted multiplied by the
current non-residential development charge in place at the time the
development charge is payable.
Provided that such amounts shall not exceed, in total, the amount of the D.C.s
otherwise payable with respect to the redevelopment.
2.6 Exemptions
The following non-statutory exemptions are provided under By-law 2018-93, as
amended:
- lands, buildings, or structures used or to be used for a place of worship or for the
purposes of a cemetery or burial ground exempt from taxation under the
Assessment Act, R.S.O. 1990, c.A.31, as amended;
- the development of non-residential farm buildings for farming activities;
- the development of a farm help house within a farm building;
- granny flats;
- parking structures;
- elevators and elevator machine rooms; and
- canopies.
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Chapter 3
Anticipated Development in
the Town of Lincoln
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3. Anticipated Development in the Town of Lincoln
3.1 Requirement of the Act
The growth forecast contained in this chapter (with supplemental tables in Appendix A)
provides for the anticipated development for which the Town will be required to provide
services over a 10-year (2023 to 2033), and a longer-term (2023 to 2043) time horizon.
Chapter 4 provides the methodology for calculating a D.C. as per the D.C.A. Figure 4-1
presents this methodology graphically. It is noted in the first box of the schematic that in
order to determine the D.C. that may be imposed, it is a requirement of subsection 5 (1)
of the D.C.A. that "the anticipated amount, type and location of development, for which
development charges can be imposed, must be estimated."
3.2 Basis of Population, Household and Non-Residential
Gross Floor Area Forecast
The D.C. growth forecast has been derived by Watson. In preparing the growth
forecast, the following information sources were consulted to assess the residential and
non-residential development potential for the Town over the forecast period, including:
- Niagara Official Plan, November 4, 2022;
- Niagara Region Official Plan, PDS 17-2022, 2051 Land Needs Assessment,
June 2022, Hemson Consulting Ltd.;
- Town of Lincoln Official Plan, Approved November 2016 and Consolidated
December 2018;
- Town of Lincoln 2018 Development Charges Background Study Consolidated
Report, November 30, 2018, and 2022 Development Charges Update Study,
March 1, 2022, by Watson & Associates Economists Ltd.
- 2011, 2016 and 2021 population, household and employment Census data;
- Historical residential building permit data over the 2013 to 2022 period;
- Residential and non-residential supply opportunities as identified by Town of
Lincoln staff; and
- Discussions from Town staff regarding anticipated residential and non-residential
development in the Town of Lincoln.
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3.3 Summary of Growth Forecast
A detailed analysis of the residential and non-residential growth forecasts is provided in
Appendix A and the methodology employed is illustrated in Figure 3-1. The discussion
provided herein summarizes the anticipated growth for the Town and describes the
basis for the forecast. The results of the residential growth forecast analysis are
summarized in Table 3-1 below, and Schedule 1 in Appendix A.
As identified in Table 3-1 and Appendix A - Schedule 1, population in the Town of
Lincoln (excluding census undercount) is anticipated to reach approximately 32,360 by
mid-2033 and 38,680 by mid-2043, resulting in an increase of approximately 6,200 and
12,520 persons, respectively. 1
Figure 3-1
Population and Household Forecast Model
1 The population figures used in the calculation of the 2023 D.C. exclude the net
Census undercount, which is estimated at approximately 2.5%. Population figures
presented herein have been rounded.
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, Region
and Provincial
Forecast of
Residential Units
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Table 3-1
Town of Lincoln
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 2.5% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes studio, 1-bedroom, and 2-bedroom+ apartment units.
Notes:
Numbers may not add due to rounding.
Source: Derived from Niagara Region Official Plan, PDS 17-2022, 2051 Land Needs Assessment, June 2022, Hemson
Consulting Ltd., and discussions with Town of Lincoln staff regarding servicing and land supply by Watson & Associates
Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings[2]
Apartments[3]
Other
Total
Households
Equivalent
Institutional
Households
23,060
22,487
782
21,705
6,675
920
486
79
8,160
711
2.756
24,390
23,787
837
22,950
6,985
1,160
505
65
8,715
761
2.729
26,370
25,719
779
24,940
7,350
1,485
665
55
9,555
708
2.692
26,830
26,169
794
25,375
7,457
1,564
716
55
9,792
722
2.672
33,190
32,364
984
31,380
8,045
2,366
2,765
55
13,231
895
2.446
39,670
38,684
1,169
37,515
8,339
2,766
5,501
55
16,661
1,063
2.322
1,330
1,300
55
1,245
310
240
19
-14
555
50
1,980
1,932
-58
1,990
365
325
160
-10
840
-53
460
450
15
435
107
79
51
0
237
14
6,360
6,195
190
6,005
588
802
2,049
0
3,439
173
12,840
12,515
375
12,140
882
1,202
4,785
0
6,869
341
Forecast
Incremental
Mid 2043
Mid 2021 - Mid 2023
Population
(Including
Census
Undercount)[1]
Year
Excluding Census Undercount
Housing Units
Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Historical
Mid 2023 - Mid 2043
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Mid 2023
Mid 2033
Mid 2023 - Mid 2033
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Figure 3-2
Township of Lincoln
Annual Housing Forecast [1]
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from Town of Lincoln building permit data, 2013 to 2022.
185
121
84
85
159
369
548
268
203
34
345 344 344 344 344 344 344 344 343 343 343 343 343 343 343 343 343 343 343 343
0
100
200
300
400
500
600
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 Town
of Lincoln D.C. growth forecast:
1. Unit Mix (Appendix A - Schedules 1, 6 and 7)
- The housing unit mix for the Town was derived from a detailed review of
historical development activity (as per Schedule 7), as well as active
residential development applications (as per Schedule 6) and discussions
with Town staff regarding anticipated development trends for the Town of
Lincoln.
- Based on the above indicators, the 2023 to 2043 household growth
forecast for the Town is comprised of a unit mix of 13% low density units
(single detached and semi-detached), 17% medium density (multiples
except apartments) and 70% high density (studio, 1-bedroom and 2-
bedroom apartments).
2. Geographic Location of Residential Development (Appendix A - Schedule 2)
- Schedule 2 summarizes the anticipated amount, type, and location of
development by area for the Town of Lincoln
- In accordance with forecast demand and available land supply, the
amount and percentage of forecast housing growth between 2023 and
2043 by development location is summarized below.
Table 3-2
Town of Lincoln
Geographic Location of Residential Development
Development Location
Amount of Housing
Growth, 2023 to 2043
Percentage of Housing
Growth, 2023 to 2043
Beamsville
2,900
42%
Prudhommes
2,920
42%
Campden
120
2%
Remaining Urban Area
630
9%
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Development Location
Amount of Housing
Growth, 2023 to 2043
Percentage of Housing
Growth, 2023 to 2043
Total Urban Area
6,570
96%
Rural Area
300
4%
Town of Lincoln
6,870
100%
Note: Figures may not sum precisely due to rounding.
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 Units (Appendix A - Schedules 3, 4 and 5)
- The number of housing units to be constructed by 2043 in the Town of
Lincoln over the forecast period is presented in Table 3-1. Over the 2023
to 2043 forecast period, the Town is anticipated to average approximately
685 new housing units per year.
- Institutional population 1 is anticipated to increase by approximately 380
people between 2023 to 2043.
- 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 8a summarizes the average P.P.U. assumed for new housing
units by age and type of dwelling based on Statistics Canada 2021 custom
Census data for the Town of Lincoln. Due to data limitations high density
P.P.U. data was derived from the Region of Niagara. The total calculated
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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P.P.U. for all density types has been adjusted accordingly to account for
the P.P.U. trends which has been recently experienced in both new and
older units. Forecasted 25-year average P.P.U.s by dwelling type are as
follows:
o Low density:
2.883
o Medium density:
2.161
o High density:
1.763
5. Existing Units and Population Change (Appendix A - Schedules 3, 4, and 5)
- Existing households for mid-2023 are based on the 2021 Census
households, plus estimated residential units constructed between mid-
2021 to the beginning of the growth period, assuming a minimum six-
month lag between construction and occupancy (see Schedule 3).
- The change in average occupancy levels for existing housing units is
calculated in Schedules 3 through 5.1 The forecast population change in
existing households over the 2023 to 2043 forecast period is forecast to
decline by approximately 1,680.
6. Employment (Appendix A - Schedules 10a, 10b and 10c)
- The employment projections provided herein are largely based on the
activity rate method, which is defined as the number of jobs in the Town
divided by the number of residents. Key employment sectors include
primary, industrial, commercial/population-related, institutional, and work
at home, which are considered individually below.
- 2016 employment data 2,3 (place of work) for the Town of Lincoln is
outlined in Schedule 10a. The 2016 employment base is comprised of the
following sectors:
[1] Change in occupancy levels for existing households occurs due to aging of the
population and family life cycle changes, lower fertility rates and changing economic
conditions.
[2] 2016 employment is based on Statistics Canada 2016 Place of Work Employment
dataset by Watson & Associates Economists Ltd.
[3] Statistics Canada 2021 Census place of work employment data has been reviewed.
The 2021 Census employment results have not been utilized due to a significant
increase in work at home employment captured due to Census enumeration occurring
during the provincial COVID-19 lockdown from April 1, 2021 to June 14, 2021.
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o 1,145 primary (12%);
o 1,130 work at home employment (12%);
o 2,700 industrial (28%);
o 2,670 commercial/population-related (28%); and
o 1,945 institutional (20%).
- The 2016 employment by usual place of work, including work at home, is
9,590. An additional 1,3100 employees have been identified for the Town
of Lincoln in 2016 that have no fixed place of work (N.F.P.O.W.).1
- Total employment, including work at home and N.F.P.O.W. for the Town
of Lincoln is anticipated to reach approximately 13,300 by mid-2033 and
14,360 by mid-2043. This represents an employment increase of
approximately 1,330 for the 10-year forecast period and 2,390 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 G.F.A. calculation. Accordingly, work at
home and N.F.P.O.W. employees have been removed from the D.C.A.
employment forecast and calculation.
- Total employment for the Town of Lincoln (excluding work at home and
N.F.P.O.W. employment) is anticipated to reach approximately 9,990 by
mid-2033 and 10,710 by mid-2043. This represents an employment
1 No fixed place of work is defined by Statistics Canada as "persons who do not go from
home to the same workplace location at the beginning of each shift. Such persons
include building and landscape contractors, travelling salespersons, independent truck
drivers, etc."
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increase of approximately 900 for the 10-year forecast period and 1,630
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 3,000 sq.ft. per employee for primary;
o 1,200 sq.ft. per employee for industrial;
o 500 sq.ft. per employee for commercial/population-related; and
o 675 sq.ft. per employee for institutional employment.
- The Town-wide incremental G.F.A. is anticipated to increase by 383,700
sq.ft. over the 10-year forecast period and 1,003,300 sq.ft. over the
longer-term forecast period.
- In terms of percentage growth, the 2023 to 2043 incremental G.F.A.
forecast by sector is broken down as follows:
o Primary - 14%
o industrial - 14%;
o commercial/population-related - 44%; and
o institutional - 28%.
8. Geographic Location 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 Town of Lincoln by
area.
- The amount and percentage of forecast total non-residential growth
between 2023 and 2043 by development location is summarized below.
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. Total employment in Schedule 10b
is anticipated to reach approximately 9,900 by mid-2033 and 10,530 by mid-2043.
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Table 3-3
Town of Lincoln
Geographic Location of Non-Residential Development
Development Location
Amount of Non-
Residential
G.F.A. (sq.ft.),
2023 to 2043
Percentage of Non-
Residential G.F.A.,
2023 to 2043
Beamsville
567,600
57%
Prudhommes
239,900
24%
Campden
0
0%
Remaining Urban Area
26,700
3%
Total Urban Area
834,300
83%
Rural Area
169,000
17%
Town of Lincoln
1,003,300
100%
Note: Figures may not sum precisely due to rounding
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Chapter 4
The Approach to the
Calculation of the Charge
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4. The Approach to the Calculation of the Charge
4.1 Introduction
This chapter addresses the requirements of subsection 5 (1) of the D.C.A. with respect
to the establishment of the need for service which underpins the D.C. calculation.
These requirements are illustrated schematically in Figure 4-1.
4.2 Services Potentially Involved
Table 4-1 lists the full range of municipal services that are provided within the Town.
A number of these services are not included in the list of eligible services provided in
subsection 2 (4) of the D.C.A. as being ineligible for inclusion in D.C.s. These are
shown as "ineligible" on Table 4-1. Two ineligible costs defined in subsection 5 (3) of
the D.C.A. are "computer equipment" and "rolling stock with an estimated useful life of
(less than) seven years." In addition, local roads are covered separately under
subdivision agreements and related means (as are other local services). Services that
are potentially eligible for inclusion in the Town's D.C. are indicated with a "Yes."
4.3 Increase in the Need for Service
The D.C. calculation commences with an estimate of "the increase in the need for
service attributable to the anticipated development," for each service to be covered by
the by-law. There must be some form of link or attribution between the anticipated
development and the estimated increase in the need for service. While the need could
conceivably be expressed generally in terms of units of capacity, subsection 5 (1) 3,
which requires that Town Council indicate that it intends to ensure that such an increase
in need will be met, suggests that a project-specific expression of need would be most
appropriate.
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Figure 4-1
The Process of Calculating a Development Charge under the Act that Must be Followed
8. Specified Local Services
Anticipated
Development
1.
Estimated Increase in
Need for Service
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.
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.
Municipal Services
2.
Eligible Services
Ineligible Services
Tax Base, User
Rates, etc.
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Table 4-1
Categories of Municipal Services to be Addressed as Part of the Calculation
Eligibility for
Inclusion in the
D.C. Calculation
Description
Yes
Municipality provides the service - service has been
included in the D.C. calculation.
No
Municipality provides the service - service has not been
included in the D.C. calculation.
n/a
Municipality does not provide the service.
Ineligible
Service is ineligible for inclusion in the D.C. calculation.
Categories of
Municipal Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
Maximum
Potential
D.C.
Recovery
%
1. Services
Related to a
Highway
Yes
1.1 Arterial roads
100
Yes
1.2 Collector roads
100
Yes
1.3 Bridges, culverts and
roundabouts
100
No
1.4 Local municipal roads
0
Yes
1.5 Traffic signals
100
Yes
1.6 Sidewalks and streetlights
100
Yes
1.7 Active transportation
100
2. Other
Transportation
Services
n/a
2.1 Transit vehicles1 & facilities
100
n/a
2.2 Other transit infrastructure
100
Ineligible
2.3 Municipal parking spaces -
indoor
0
Ineligible
2.4 Municipal parking spaces -
outdoor
0
Yes
2.5 Works yards
100
Yes
2.6 Rolling stock1
100
n/a
2.7 Ferries
100
n/a
2.8 Airport
100
3. Stormwater
Drainage and
Control
Services
Yes
3.1 Main channels and drainage
trunks
100
Yes
3.2 Channel connections
100
Yes
3.3 Retention/detention ponds
100
1 with 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
%
4. Fire Protection
Services
Yes
4.1 Fire stations
100
Yes
4.2 Fire pumpers, aerials and
rescue vehicles1
100
Yes
4.3 Small equipment and gear
100
5. Park Services
(i.e., Parks and
Open Space)
Ineligible
5.1 Acquisition of land for parks,
woodlots and E.S.A.s
0
Yes
5.2 Development of area
municipal parks
100
Yes
5.3 Development of district parks
100
Yes
5.4 Development of municipal-
wide parks
100
Yes
5.5 Development of special
purpose parks
100
Yes
5.6 Parks rolling stock1 and yards
100
6. Recreation
Services
Yes
6.1 Arenas, indoor pools, fitness
facilities, community centres,
etc. (including land)
100
Yes
6.2 Recreation vehicles and
equipment1
100
7. Library Services
Yes
7.1 Public library space (incl.
furniture and equipment)
100
Yes
7.2 Library vehicles1
100
Yes
7.3 Library materials
100
8. Emergency
Preparedness
Services
No
8.1 Facility space (incl. furniture
and equipment)
100
No
8.2 Vehicles1
100
No
8.3 Equipment
100
9. Electrical Power
Services
Ineligible
9.1 Electrical substations
0
Ineligible
9.2 Electrical distribution system
0
Ineligible
9.3 Electrical system rolling stock
0
1 with 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
%
10. Provision of
Cultural,
Entertainment
and Tourism
Facilities and
Convention
Centres
Ineligible
10.1 Cultural space (e.g., art
galleries, museums and
theatres)
0
Ineligible
10.2 Tourism facilities and
convention centres
0
11. Wastewater
Services
n/a
11.1 Treatment plants
100
Yes
11.2 Sewage trunks
100
n/a
11.3 Local systems
0
Yes
11.4 Vehicles and equipment1
100
12. Water Supply
Services
n/a
12.1 Treatment plants
100
Yes
12.2 Distribution systems
100
n/a
12.3 Local systems
0
Yes
12.4 Vehicles and equipment1
100
13. Waste
Management
Services
Ineligible
13.1 Landfill collection, transfer
vehicles and equipment
0
Ineligible
13.2 Landfills and other disposal
facilities
0
n/a
13.3 Waste diversion facilities
100
n/a
13.4 Waste diversion vehicles and
equipment1
100
14. Policing
Services
n/a
14.1 Policing detachments
100
n/a
14.2 Policing rolling stock1
100
n/a
14.3 Small equipment and gear
100
15. Homes for the
Aged
n/a
15.1 Homes for the aged space
100
n/a
15.2 Vehicles1
100
16. Child Care
n/a
16.1 Child-care space
100
n/a
16.2 Vehicles1
100
17. Health
n/a
17.1 Health department space
100
n/a
17.2 Health department vehicles1
100
18. Social Housing
n/a
18.1 Social housing space
0
19. Provincial
Offences Act
(P.O.A.)
n/a
19.1 P.O.A. space
100
20. Social Services
Ineligible
20.1 Social service space
0
1 with 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
%
21. Ambulance
n/a
21.1 Ambulance station space
100
n/a
21.2 Vehicles1
100
22. Hospital
Provision
Ineligible
22.1 Hospital capital contributions
0
23. Provision of
Headquarters
for the General
Administration
of Municipalities
and Area
Municipal
Boards
Ineligible
23.1 Office space
0
Ineligible
23.2 Office furniture
0
Ineligible
23.3 Computer equipment
0
24. Other Services
Ineligible
24.1 Studies in connection with
acquiring buildings, rolling
stock, materials and
equipment, and improving
land and facilities, including
the D.C. background study
cost
0
Yes
24.2 Interest on money borrowed
to pay for growth-related
capital
0-100
1 with a 7+ year lifetime
4.4 Local Service Policy
Some of the need for services generated by additional development consists of local
services related to a plan of subdivision. As such, they will be required as a condition of
subdivision agreements or consent conditions. The Town's detailed Local Service
Policy is provided in Appendix E.
4.5 Capital Forecast
Paragraph 7 of subsection 5 (1) of the D.C.A. requires that "the capital costs necessary
to provide the increased services must be estimated." The Act goes on to require two
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potential cost reductions and the regulation sets out the way in which such costs are to
be presented. These requirements are outlined below.
These estimates involve capital costing of the increased services discussed above.
This entails costing actual projects or the provision of service units, depending on how
each service has been addressed.
The capital costs include:
a) costs to acquire land or an interest therein (including a leasehold interest);
b) costs to improve land;
c) costs to acquire, lease, construct or improve buildings and structures;
d) costs to acquire, lease or improve facilities, including rolling stock (with a useful
life of 7 or more years), furniture and equipment (other than computer
equipment), materials acquired for library circulation, reference, or information
purposes; and
e) interest on money borrowed to pay for the above-referenced costs;
In order for an increase in need for service to be included in the D.C. calculation, Town
Council must indicate "that it intends to ensure that such an increase in need will be
met" (subsection 5 (1) 3). This can be done if the increase in service forms part of a
Council-approved Official Plan, capital forecast, or similar expression of the intention of
Council (O. Reg. 82/98 section 3). The capital program contained herein reflects the
Town's approved and proposed capital budgets and master servicing/needs studies.
4.6 Treatment of Credits
Section 8, paragraph 5, of O. Reg. 82/98 indicates that a D.C. background study must
set out "the estimated value of credits that are being carried forward relating to the
service." Subsection 17, paragraph 4, of the same regulation indicates that "the value
of the credit cannot be recovered from future 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
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funding shortfall with respect to future service needs. Outstanding credit obligations
have been included in the D.C. calculations.
4.7 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.
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 do not include a class of service.
4.8 Existing Reserve Funds
Section 35 of the D.C.A. states that:
"The money in a reserve fund established for a service may be spent only for capital
costs determined under paragraphs 2 to 7 of subsection 5 (1)."
There is no explicit requirement under the D.C.A. calculation method set out in
subsection 5 (1) to net the outstanding reserve fund balance as part of making the D.C.
calculation; however, section 35 does restrict the way in which the funds are used in the
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 future forecast
periods, which underlie the D.C. calculation herein.
The alternative would involve the Town spending all reserve fund monies prior to
renewing each by-law, which would not be a sound basis for capital budgeting. Thus,
the Town will use these reserve funds for the Town'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 that contributed them
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(rather than to future development, which will generate the need for additional facilities
directly proportionate to future growth).
The Town's D.C. Reserve Fund balances by service as of December 31, 2022, are
shown below:
Table 4-2
Summary of Development Charges Reserve Fund Balances
As of December 31, 2022
Note: Amounts in brackets are deficit balances.
4.9 Deductions
The D.C.A. potentially requires that four deductions be made to the increase in the need
for service. These relate to:
- the level of service ceiling;
- uncommitted excess capacity;
- benefit to existing development; and
- anticipated grants, subsidies, and other contributions.
The requirements behind each of these reductions are addressed below.
4.9.1 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 15-year period immediately preceding the preparation of the
Service
Ending Balance as
of December 31,
2022
Commitments /
Adjustments
Adjusted Totals
Services Related to a Highway
5,362,243
(1,547,470)
3,814,773
Fire Protection Services
(749,664)
(90,000)
(839,664)
Parks and Recreation Services
(1,938,181)
-
(1,938,181)
Library Services
230,961
-
230,961
Stormwater Drainage and Control Services
(3,688,132)
(249,640)
(3,937,772)
Wastewater Services
898,709
(199,330)
699,379
Water Services
866,154
-
866,154
*Note: The Town also has a balance of ($423,683) in the Growth Studies D.C. Reserve Fund and $103,204 in the
Parking Spaces D.C. Reserve Fund, however these are no longer D.C. eligible services.
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background study" (D.C.A., subsection 5 (1) 4). 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 factors are multiplied together, they
produce a measure of the level of service which meets the requirements of the Act, i.e.,
cost per unit.
With respect to transit services, the changes to the Act introduced in 2015 have
provided for an alternative method for calculating the service standard ceiling. Transit
services must now utilize a forward-looking service standard analysis, described later in
this section.
The average service level calculation sheets for each service component in the D.C.
calculation are set out in Appendix B.
4.9.2 Reduction for Uncommitted Excess Capacity
Paragraph 5 of subsection 5 (1) requires a deduction from the increase in the need for
service attributable to the anticipated development that can be met using the Town'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.
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4.9.3 Reduction for Benefit to Existing Development
Section 5 (1) 6 of the D.C.A. provides that, "The increase in the need for service must
be reduced by the extent to which an increase in service to meet the increased need
would benefit existing development." The general guidelines used to consider benefit to
existing development included:
- the 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.
Where existing development has an adequate service level which will not be tangibly
increased by an increase in service, no benefit would appear to be involved. For
example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive very limited (or no) benefit as a result.
Alternatively, 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 Town-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 Wednesdays in one arena and
Thursdays 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
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from an existing facility to a new facility frees up capacity for use by others and
generally results in only a very limited benefit to existing development. Further, where
an increase in demand is not met for a number of years, a negative service impact to
existing development is involved for a portion of the planning period.
4.9.4 Reduction for Anticipated Grants, Subsidies and Other
Contributions
This step involves reducing the capital costs necessary to provide the increased
services by capital grants, subsidies, and other contributions (including direct developer
contributions required due to the local service policy) made or anticipated by Council
and in accordance with various rules such as the attribution between the share related
to new vs. existing development. That is, some grants and contributions may not
specifically be applicable to growth or where Council targets fundraising as a measure
to offset impacts on taxes (O. Reg. 82/98, section 6).
4.10 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
of services (providing charges for specific areas and services), however, it is not
mandatory to implement area rating. Further discussion is provided in section 7.4.4 of
this report.
4.11 Allocation of Development
This step involves relating the costs involved to anticipated development for each period
under consideration and using allocations between residential and non-residential
development and between one type of development and another, to arrive at a schedule
of charges.
4.12 Asset Management
The legislation now requires that a D.C. background study must include an asset
management plan (A.M.P.) (subsection 10 (2) c. 2). The A.M.P. must deal with all
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assets that are proposed to be funded, in whole or in part, by D.C.s. The current
regulations provide very extensive and specific requirements for the A.M.P. related to
transit services (as noted in the subsequent subsection); however, they are silent with
respect to how the A.M.P. is to be provided for all other services. As part of any A.M.P.,
the examination should be consistent with the municipality's existing assumptions,
approaches, and policies on the asset management planning. This examination has
been included in Appendix F.
4.13 Transit
The D.C.A. provides for the following matters for Transit:
- The Background Study requires the following in regard to transit costs (as per
subsection 8 (2) of the Regulations):
o The calculations that were used to prepare the estimate for the planned
level of service for the transit services, as mentioned in subsection 5.2 (3)
of the Act.
i.
An identification of the portion of the total estimated capital cost
relating to the transit services that would benefit,
ii.
the anticipated development over the 10-year period immediately
following the preparation of the background study, or
iii.
the anticipated development after the 10-year period immediately
following the preparation of the background study.
o 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.
o An assessment of ridership forecasts for all modes of transit services
proposed to be funded by the development charge over the 10-year period
immediately following the preparation of the background study,
categorized by development types, and whether the forecasted ridership
will be from existing or planned development.
o An assessment of the ridership capacity for all modes of transit services
proposed to be funded by the development charge over the 10-year period
immediately following the preparation of the background study.
- A forward-looking service standard (as per 6.1(2) of the Regulations):
o The service is a discrete service.
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o 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.
o 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.
- A detailed asset management strategy and reporting requirements (subsection
6.1 (3) of the Regulation) that includes lifecycle costs, action plans that will
enable the assets to be sustainable, summary of how to achieve the proposed
level of service, discussion on procurement measures and risk.
The Town does not currently have local transit services, and in the near future does not
intend to consider the implementation of any local transit services. Therefore, the
above calculations and reporting requirements are not required.
4.14 Mandatory Phase-in of a D.C.
As described in Chapter 1, all D.C. by-laws passed after January 1, 2022, the charge
must be phased-in relative to the maximum charge that could be imposed under the by-
law. The phase-in for the first 5-years that the by-law is in force, is as follows:
- Year 1 - 80% of the maximum charge;
- Year 2 - 85% of the maximum charge;
- Year 3 - 90% of the maximum charge;
- Year 4 - 95% of the maximum charge; and
- Year 5 to expiry - 100% of the maximum charge.
As noted in section 1.4, as of the time of writing, the Province has announced (on
December 13, 2023) potential changes to the phase-in requirements. The details of
these changes will be forthcoming in early 2024 and Watson will monitor and advise as
to the nature of these changes.
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H:\LINCOLN\2023 DC\Report\Final Report.docx
Chapter 5
D.C.-Eligible Cost Analysis by
Service
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5. D.C.-Eligible Cost Analysis by Service
5.1 Introduction
This chapter outlines the basis for calculating eligible costs for the D.C.s to be applied
on a uniform basis. In each case, the required calculation process set out in subsection
5 (1) paragraphs 2 to 7 in the D.C.A. and described in Chapter 4, was followed in
determining D.C. eligible costs.
The service component is evaluated on two format sheets:
- the service standards that provide the average historical 15-year level of service
calculation (see Appendix B), which "caps" the D.C. amounts (note that this is not
required for stormwater, water, or wastewater); and
- the infrastructure cost calculation, which determines the potential D.C.
recoverable cost.
The nature of the capital projects and timing identified in the Chapter reflects Council's
current intention. Over time, however, Town projects and Council priorities change;
accordingly, Council's intentions may alter, and different capital projects (and timing)
may be necessary to meet the need for services required by new growth.
5.2 Service Levels and 10-Year Capital Costs for Lincoln's
D.C. Calculation
This section evaluates the development-related capital requirements for parks and
recreation services over a Town-wide 10-year planning period from 2023 to 2032.
5.2.1 Parks and Recreation Services
The Town currently has 244.63 acres of parkland within its jurisdiction. The parkland
consists of various neighbourhood, community, destination, sports parks, natural and
open space, and parks within schools. The Town's level of service over the historical
15-year period (2008-2022) equals an average of 10 acres of parkland per 1,000
population, or an investment of $1,611 per capita. Over the forecast period the Town
would be eligible to collect approximately $9.98 million from D.C.s for parkland
development.
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With respect to recreation facilities, there are currently 11 facilities provided by the Town
including the Jordan Arena, Lincoln Centre, and Fleming Memorial Arena/Centre, etc.
In total, these facilities provide the Town with 122,474 sq.ft. of recreation facility space.
Based on the inventory of space over the historical 15-year period (2008 to 2022), the
Town has provided an average of approximately 4.64 sq.ft. of space per capita or an
investment of $2,472 per capita. Over the forecast period the Town would be eligible to
collect approximately $15.32 million from D.C.s for recreation facility space.
The Town also maintains and operates a fleet of 96 vehicles and equipment, which has
an estimated replacement value of approximately $1.98 million. This results in a
calculated average level of service for the historical 15-year period of $82 per capita,
providing a D.C. eligible amount over the forecast period of $506,132.
In total, the Town is eligible to collect approximately $25.80 million for parks and
recreation services.
Based on the projected growth over the 2023 to 2032 forecast period, the Town has
identified future capital needs totaling approximately $59.33 million, with approximately
$24.20 million benefiting existing development and approximately $10.39 million being
attributed to growth outside the 10-year forecast period. These capital needs include
various parkland development projects, park naturalizations, Victoria waterfront /
Prudhommes municipal facility space, new office space at Town Hall, and the parks
portion of a new works yard, etc. A further deduction of $635,040 has been made to
recognize the Region's contribution and a grant the Town received for the Sho'arishon
Park (Jordan Hollow) project. Recoveries of $119,199 and approximately $1.94 million
were added to the calculations to recognize outstanding credits and the Town's reserve
fund deficit, respectively. Therefore the total net growth capital cost included in the D.C.
for parks and recreation services is approximately $26.16 million.
As the predominant users of parks and recreation tend to be residents of the Town, the
forecast growth-related costs have been allocated 95% to residential development and
5% to non-residential development.
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Table 5-1
Infrastructure Cost Included in the Development Charges Calculation
Parks and Recreation Services
Prj.No
Residential
Share
Non-
Residential
Share
2023-2032
95%
5%
1
Charles Daley Park
2027-2029
3,650,000
-
3,650,000
2,445,500
1,204,500
1,144,275
60,225
2
Prudhommes Waterfront Park
2027-2029
7,000,000
-
7,000,000
-
7,000,000
6,650,000
350,000
3
Hilary Bald Park
2033+
4,948,400
1,237,100
3,711,300
3,711,300
-
-
-
4
Meadowood Park
2033+
727,700
545,800
181,900
181,900
-
-
-
5
Beamsville Lions Park
2030
2,000,000
-
2,000,000
1,500,000
500,000
475,000
25,000
6
Naturalization Park Development
2026-2028
150,000
-
150,000
112,500
37,500
35,625
1,875
7
Provision for Additional Vehicles
and Equipment
2023-2032
1,500,000
-
1,500,000
-
1,500,000
1,425,000
75,000
8
Victoria Waterfront / Prudhommes
Precinct Municipal Service
Location
2023
390,000
-
390,000
-
390,000
370,500
19,500
9
New Office Space (Town Hall) -
Parks and Recreation Potion
2028-2032
4,224,000
1,170,900
3,053,100
2,449,900
603,200
573,040
30,160
10
New Works Yard - Parks and
Recreation Portion
2028-2032
10,440,000
4,422,900
6,017,100
3,738,700
2,278,400
2,164,480
113,920
11
Jordan Lions Park Renewal
2030
20,120,000
3,018,000
17,102,000
10,060,000
7,042,000
6,689,900
352,100
12
Sho'arishon Park (Jordan Hollow)
2023-2024
718,040
-
718,040
-
635,040
83,000
78,850
4,150
13
New Tandem Landscape Trailer
2025
10,500
-
10,500
-
10,500
9,975
525
14
New Kubota Mowers (2)
2025-2030
38,000
-
38,000
-
38,000
36,100
1,900
15
Campden Park Construction
2026-2027
500,000
-
500,000
-
500,000
475,000
25,000
Gross Capital
Cost Estimate
(2023$)
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Attributable
to New
Development
Total
Watson & Associates Economists Ltd.
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Table 5-1 (Continued)
Infrastructure Cost Included in the Development Charges Calculation
Parks and Recreation Services
Prj.No
Residential
Share
Non-
Residential
Share
2023-2032
95%
5%
16
Fleming Centre Land Debenture -
Principal
2023
144,507
-
144,507
-
144,507
137,282
7,225
17
Fleming Centre Land Debenture -
Interest (Discounted)
2023
5,419
-
5,419
-
5,419
5,148
271
18
Fleming Centre Construction
Debenture - Principal
2023
2,365,486
-
2,365,486
-
2,365,486
2,247,212
118,274
19
Fleming Centre Construction
Debenture - Interest (Discounted)
2023
396,382
-
396,382
-
396,382
376,563
19,819
Outstanding Credit
119,199
-
119,199
-
119,199
113,239
5,960
Reserve Fund Adjustment
1,938,181
-
1,938,181
-
1,938,181
1,841,271
96,909
Total
61,385,815
10,394,700
-
50,991,115
24,199,800
635,040
26,156,275
24,848,461
1,307,814
Gross Capital
Cost Estimate
(2023$)
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Attributable
to New
Development
Total
Watson & Associates Economists Ltd.
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5.3 Service Levels and 20-Year Capital Costs for Lincoln's
D.C. Calculation
This section evaluates the development-related capital requirements for services related
to a highway - roads and related, public works (facilities and fleet), fire services, and
library services over a Town-wide 20-year planning period from 2023 to 2043.
5.3.1 Services Related to a Highway
Roads and Related
The Town of Lincoln currently owns and maintains:
- 218 km of 2-lane rural roads;
- 74 km of 2-lane urban roads;
- 58 vehicular bridges;
- 10 culverts greater than 3m; and
- 10 culverts less than 3m.
The level of service provided over the historical 15-year period translates to an average
investment of $54,500 per capita and a maximum D.C. eligible amount of approximately
$682.07 million for recovery over the forecast period.
The Town has identified future capital needs totaling approximately $151.42 million of
which approximately $56.90 million is attributable to existing development. These
capital projects include road reconstructions, upgrades, sidewalks, a traffic light, and
bridge and culvert replacements. A deduction of $843,800 has been made for the share
of the projects that benefit growth outside the forecast period. A deduction of
approximately $3.81 million has been made from the calculations to reflect the balance
in the D.C. reserve fund. Additionally deductions of $542,960 and approximately $2.98
million have been made to account for the amount the Town has previously spent and
grants the Town has received for these projects, respectively. The resulting net growth-
related amount of approximately $86.35 million is being included in the D.C.
calculations.
The residential/non-residential capital cost allocation for service related to a highway -
roads and related is based on the ratio of the anticipated population and employment
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growth over the urban 20-year forecast period. This results in 90% being allocated to
residential development and 10% to non-residential development.
Watson & Associates Economists Ltd.
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Table 5-2
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway - Roads and Related
Less:
Potential D.C. Recoverable Cost
Prj. No
Residential
Share
Non-
Residential
Share
2023-2043
90%
10%
1
23rd St. (Culp Rd. to Menno St.)
2033-2035
2,000,000
-
2,000,000
600,000
1,400,000
1,260,000
140,000
2
4th Ave (19th St. to Jordan Rd.)
2030-2032
4,400,000
-
4,400,000
1,320,000
3,080,000
2,772,000
308,000
3
Aberdeen Rd. (King St. to Hillside Dr.)
2024
4,372,000
-
4,372,000
2,028,500
315,000
2,028,500
1,825,650
202,850
4
Bartlett Rd. (King St. to South Service Rd.)
2027-2029
14,550,000
-
56,390
14,493,610
7,246,800
7,246,810
6,522,129
724,681
5
Campden Rd ( Urban Boundary)
2030-2032
2,970,000
-
2,970,000
742,500
2,227,500
2,004,750
222,750
6
Glendale (King to Rittenhouse)
2039-2042
1,037,500
-
1,037,500
1,037,500
-
-
-
7
Greenlane Road Reconstruction (Lincoln Ave
to Bartlett Rd)
2025-2027
9,000,000
-
9,000,000
-
9,000,000
8,100,000
900,000
8
William St. Neighbourhood Reconstruction
2026-2028
9,087,500
-
9,087,500
4,543,800
4,543,700
4,089,330
454,370
9
Hillside Dr. (Ashby to Aberdeen)
2024
1,225,000
-
74,146
1,150,854
345,300
805,554
724,998
80,555
10
Lincoln Av Road Reconstruction (Oakwood
to South Service Rd)
2024
8,106,350
-
44,291
8,062,059
3,153,500
1,755,000
3,153,559
2,838,203
315,356
11
King St Sidewalks & Streetscape (Vineland)
(Town's Share)
2025
5,500,000
-
5,500,000
4,950,000
550,000
495,000
55,000
12
Menno St Road Reconstruction (23rd to
Victoria)
2031-2032
2,310,000
-
2,310,000
1,155,000
1,155,000
1,039,500
115,500
13
Greenlane Reconstruction Phase 1 (Lincoln
Ave to King St. includes MUP on King)
2025
12,393,821
-
165,426
12,228,395
2,830,800
905,000
8,492,595
7,643,335
849,259
14
Greenlane Ph2&Ph3 Reconstruction (Konkle-
Bartlett)
2025
9,860,000
-
9,860,000
2,465,000
7,395,000
6,655,500
739,500
15
Durham Rd Upgrade to Industrial Standard
(King St to South Service Rd)
2024
3,853,757
-
37,882
3,815,875
954,000
2,861,875
2,575,688
286,188
16
Union Rd Upgrade to Industrial Standard
(Bartlett Rd to Ontario St)
2030
2,612,500
-
2,612,500
2,090,000
522,500
470,250
52,250
17
Provision for road improvements as a result
of agri-tourism
2023-2042
4,975,000
-
4,975,000
-
4,975,000
4,477,500
497,500
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2023$)
Post Period
Benefit
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Table 5-2 (Continued)
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway - Roads and Related
Less:
Potential D.C. Recoverable Cost
Prj. No
Residential
Share
Non-
Residential
Share
2023-2043
90%
10%
18
Red Maple Ave Road Reconstruction
(Bridgeport Dr to Jordan Road)
2023-2026
2,350,000
-
164,824
2,185,176
721,100
1,464,076
1,317,668
146,408
19
North Service Road Sidewalk &
Streetscaping (Rural project with Town cost
share assumed at 50%) - West of
Prudhommes to Victoria Avenue
2026-2031
2,362,500
-
2,362,500
-
2,362,500
2,126,250
236,250
20
Enhanced Road Directional Signage
2024-2025
118,800
-
118,800
59,400
59,400
53,460
5,940
21
Greenlane - Victoria Avenue to Bartlett Road
(widen for AT - key east/west connector and
bring it up to hotmix standard) (Includes
culvert work)
2027-2030
2,500,000
-
2,500,000
625,000
1,875,000
1,687,500
187,500
22
Rose Ave and Hillview Drive (Rose Ave to
King Street)
2035-2037
1,037,500
-
1,037,500
103,800
933,700
840,330
93,370
23
Hixon Street Road Reconstruction (Hillside to
South Limits)
2039-2042
2,000,000
750,000
1,250,000
500,000
750,000
675,000
75,000
24
Thirty Road from King Street to South Limit
2028
4,500,000
-
4,500,000
4,050,000
450,000
405,000
45,000
25
19th St. (St. Johns Drive to King Street)
2029-2032
1,900,000
-
1,900,000
570,000
1,330,000
1,197,000
133,000
26
19th St WM & Road Reconstruction (4th-Red
Maple)
2030-2033
4,070,000
-
4,070,000
1,221,000
2,849,000
2,564,100
284,900
27
23rd Street (Menno St to King St)
2028-2031
3,125,000
-
3,125,000
1,562,500
1,562,500
1,406,250
156,250
28
Jordan Station Rd Reconstruction & WM
Replacement
2029
3,201,000
-
3,201,000
1,408,400
1,792,600
1,613,340
179,260
Traffic Lights
29
Bartlett Rd. @ John St.
2025-2026
450,000
-
450,000
45,000
405,000
364,500
40,500
Sidewalks
30
Ontario St. E/S (150m South of SSR to
Greenlane)
2030
187,500
-
187,500
18,800
168,700
151,830
16,870
31
Mountain St (Cassandra to Hillside)
2023-2028
196,875
-
196,875
19,700
177,175
159,458
17,718
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2023$)
Post Period
Benefit
Watson & Associates Economists Ltd.
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Table 5-2 (Continued)
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway - Roads and Related
Less:
Potential D.C. Recoverable Cost
Prj. No
Residential
Share
Non-
Residential
Share
2023-2043
90%
10%
32
Victoria Ave (West Side Culp to 140m South
of CNR Tracks)
2033
290,625
-
290,625
145,300
145,325
130,793
14,533
33
King St (North Side 125m east of Cherry
Heights to Bartlett Rd)
2030
80,000
-
80,000
8,000
72,000
64,800
7,200
34
King Street (South Side Urban Limit to
Nineteenth Street)
2024
150,000
-
150,000
-
150,000
135,000
15,000
35
Fly Rd Campden New s/w extending the
current east limits (north Side)
2028-2030
225,000
-
225,000
45,000
180,000
162,000
18,000
36
Edelheim Road Sidewalk Construction
(Extension from existing to Hixon)
2035-2040
150,000
75,000
75,000
-
75,000
67,500
7,500
37
Miller Av Sidewalk Construction West Side
(Menno to North Limit)
2035-2040
75,000
18,800
56,200
37,500
18,700
16,830
1,870
Bridges
-
-
38
Seventeenth St Bridge Replacement
2030
1,039,200
-
1,039,200
935,300
103,900
93,510
10,390
39
Balls Falls Truss Bridge Replacement
2033
2,300,000
-
2,300,000
2,070,000
230,000
207,000
23,000
40
21st Street Bailey Bridge Replacement
2033
4,600,000
-
4,600,000
4,140,000
460,000
414,000
46,000
41
Henry Avenue Pedestrian Bridge
2033
172,500
-
172,500
155,300
17,200
15,480
1,720
42
Tamarac Avenue Pedestrian Bridge
2029
230,000
-
230,000
138,000
92,000
82,800
9,200
43
West Avenue Pedestrian Bridge
2029
230,000
-
230,000
138,000
92,000
82,800
9,200
44
John Street Rigid Frame Bridge
Replacement
2026-2027
345,000
-
345,000
310,500
34,500
31,050
3,450
45
John Street Rigid Frame Bridge
Replacement
2029-2030
230,000
-
230,000
207,000
23,000
20,700
2,300
46
Bartlett Rd #26 Bridge Upgrades (Primary
Road)
2025-2028
734,800
-
734,800
183,700
551,100
495,990
55,110
Culverts (Greater than 3m)
47
Eleventh St Culvert Replacement #20109,
450m south of King Street
2033
532,600
-
532,600
479,300
53,300
47,970
5,330
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2023$)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-10
H:\LINCOLN\2023 DC\Report\Final Report.docx
Table 5-2 (Continued)
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway - Roads and Related
Less:
Potential D.C. Recoverable Cost
Prj. No
Residential
Share
Non-
Residential
Share
2023-2043
90%
10%
48
Culverts (Less than 3m)
49
John Street and Sann Road Intersection
Cross Culvert Replacement
2025-2026
287,500
-
287,500
258,800
28,700
25,830
2,870
50
Cross culvert replacement at 4294 John
Street
2025-2026
345,000
-
345,000
310,500
34,500
31,050
3,450
51
Greenlane and Maple Grove Intersection
Cross Culvert Upgrade -Inter-Community
Secondary Priority Loop
2028-2029
230,000
-
230,000
-
230,000
207,000
23,000
52
Cherry Avenue and Greenlane Intersection
Cross Culvert
2027
230,000
-
230,000
207,000
23,000
20,700
2,300
53
John St - Intersection of Maple Grove Road
Cross Culvert Replacement -Inter-
Community Secondary Priority Loop
2025-2026
230,000
-
230,000
207,000
23,000
20,700
2,300
54
4066 Twenty-First St Cross Culvert
Replacement
2027
207,000
-
207,000
186,300
20,700
18,630
2,070
55
John St - 3675 John Street Cross Culvert
Replacement
2025-2026
69,000
-
69,000
62,100
6,900
6,210
690
56
Cherry Avenue - 3801 Cherry Avenue Cross
Culvert Replacement
2023
57,500
-
57,500
51,800
5,700
5,130
570
57
Cherry Avenue - 3900 Cherry Avenue Cross
Culvert Replacement
2029
57,500
-
57,500
51,800
5,700
5,130
570
58
Twenty First Street - 50m North of Glen Road
Cross Culvert Replacement
2023
225,000
-
225,000
202,500
22,500
20,250
2,250
Debt/Financing Costs
59
Jordan Village Growth-Related Principal
2023
5,023,125
-
5,023,125
-
5,023,125
4,520,813
502,313
60
Jordan Village Discounted Interest
2023
2,174,292
-
2,174,292
-
2,174,292
1,956,863
217,429
61
Lincoln Ave. Discounted Interest
2023
1,443,535
-
1,443,535
-
1,443,535
1,299,182
144,354
62
Aberdeen Rd Discounted Interest
2023
749,713
-
749,713
-
749,713
674,742
74,971
63
Durham Rd Reconstruction Discounted
Interest
2024
1,193,149
-
1,193,149
-
1,193,149
1,073,834
119,315
64
Greenlane Rd Discounted Interest
2026
1,260,421
-
1,260,421
-
1,260,421
1,134,379
126,042
Reserve Fund Adjustment
3,814,773
(3,814,773)
(3,433,296)
(381,477)
Total
151,420,063
843,800
542,960
150,033,303
60,712,873
2,975,000
86,345,430
77,710,887
8,634,543
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2023$)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-11
H:\LINCOLN\2023 DC\Report\Final Report.docx
Public Works (Facilities and Fleet)
The Town provides approximately 24,544 sq.ft. of facility space, and 85 vehicles and
equipment. The average level of investment provided over the historical 15-year period
was $766 which results in a D.C. eligible amount of approximately $9.58 million.
Based on the anticipated growth in the Town over the forecast period, approximately
$47.79 million in facility space and vehicles have been identified. Capital projects
include the public works portion of new office space at Town Hall, a new works yard,
pickup trucks, new sidewalk clearing machines, etc. A deduction for the amount that
benefits the existing development of approximately $20.20 million has been included.
Additionally, a deduction of approximately $18.16 million has been included for the
share of the projects that benefit growth outside the forecast period. After all
deductions, the net growth-related D.C. recoverable amount of approximately $9.43
million has been included in the D.C. calculations.
The residential/non-residential capital cost allocation for service related to a highway -
public works (facilities and fleet) is based on the ratio of the anticipated population and
employment growth over the long-term forecast period. This results in 90% being
allocated to residential development and 10% to non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-12
H:\LINCOLN\2023 DC\Report\Final Report.docx
Table 5-3
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway - Public Works (Facilities and Fleet)
Less:
Potential D.C. Recoverable Cost
Prj. No
Residential
Share
Non-
Residential
Share
2023-2043
90%
10%
1
New Office Space (Town Hall) - Public
Works Portion
2028-2032
16,544,000
7,097,400
9,446,600
7,444,800
2,001,800
1,801,620
200,180
2
New Works Yard - Public Works Portion
2028-2032
26,760,000
11,062,600
15,697,400
12,577,200
3,120,200
2,808,180
312,020
3
New Single Axle Snow Plow Truck (Smaller
Size) (2)
2026-2030
700,000
-
700,000
175,000
525,000
472,500
52,500
4
New sidewalk snow clearing machines (3)
2025-2030
750,000
-
750,000
-
750,000
675,000
75,000
5
New roads pickup trucks (3)
2025-2030
195,000
-
195,000
-
195,000
175,500
19,500
6
New 4x4 Pickup Truck w plow
attachment/sander
2025
100,000
-
100,000
-
100,000
90,000
10,000
7
Small Sidewalk Sweeper
2025
178,000
-
178,000
-
178,000
160,200
17,800
8
Gradall
2030
400,000
-
400,000
-
400,000
360,000
40,000
9
Excavator with wheels
2035
350,000
-
350,000
-
350,000
315,000
35,000
10
Tandem Dump Truck
2028
400,000
-
400,000
-
400,000
360,000
40,000
11
Snow Blower Attachment for Backhoe
2030
25,000
-
25,000
-
25,000
22,500
2,500
12
Asphalt Paver
2028
150,000
-
150,000
-
150,000
135,000
15,000
13
Float Trailer
2035
50,000
-
50,000
-
50,000
45,000
5,000
14
Hotbox
2035
50,000
-
50,000
-
50,000
45,000
5,000
15
Trackless
2025
250,000
-
250,000
-
250,000
225,000
25,000
16
HydroVac Truck
2030
661,000
-
661,000
-
661,000
594,900
66,100
17
F-450 Truck
2030
180,000
-
180,000
-
180,000
162,000
18,000
18
Steamer Trailer
2025
28,000
-
28,000
-
28,000
25,200
2,800
19
Golf Cart (Sidewalk Insepctions)
2025
15,000
-
15,000
-
15,000
13,500
1,500
Total
47,786,000
18,160,000
-
29,626,000
20,197,000
-
9,429,000
8,486,100
942,900
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2023$)
Benefit to
Existing
Development
Watson & Associates Economists Ltd.
PAGE 5-13
H:\LINCOLN\2023 DC\Report\Final Report.docx
5.3.2 Fire Services
The Town of Lincoln currently operates its fire services from four (4) facilities with
27,530 sq.ft. of facility space, providing for a per capita average level of service of 1.05
sq.ft. per capita or $985 per capita. This level of service provides the Town with a
maximum D.C. eligible amount for recovery over the forecast period of approximately
$12.32 million.
The fire department has a current inventory of 21 vehicles. The inventory provided over
the previous 15-year period results in a calculated average level of service of 0.80
vehicles per 1,000 population, and an average level of investment of $543 per capita.
This level of service provides for a D.C.-eligible amount of approximately $6.80 million
over the forecast period.
In addition to vehicles, the Town also provides 1,263 items of small equipment and gear
for use in fire services, with a total value of approximately $3.61 million. This results in
a calculated average level of service for the historical 15-year period of $106 per capita,
providing for a D.C.-eligible amount over the forecast period of approximately $1.33
million for small equipment and gear.
Based on the above, the maximum D.C.-eligible amount for recovery over the 2023 to
2051 forecast period for fire services is approximately $20.45 million.
To service new development, the Town has identified future capital needs totaling
approximately $31.45 million, including the need for replacing and expanding the
Vineland/Prudhommes and Beamsville South fire stations, a new safety training trailer,
additional aerial, pumper, squad, and prevention vehicles, and equipment for new fire
fighters. Of this amount, deductions of approximately $9.23 million and $2.20 million
have been made for the amount that benefits the existing development and for the
share of the projects that benefit growth outside the forecast period, respectively.
Additionally, $839,664 has been included to recover the current reserve fund deficit,
resulting in a net growth-related amount of approximately $20.02 million for inclusion in
the D.C. calculations.
These costs are shared between residential and non-residential development based on
the population to employment ratio over the forecast period, resulting in 90% being
allocated to residential development and 10% being allocated to non-residential
development.
Watson & Associates Economists Ltd.
PAGE 5-14
H:\LINCOLN\2023 DC\Report\Final Report.docx
Table 5-4
Infrastructure Cost Included in the Development Charges Calculation
Fire Services
Less:
Potential D.C. Recoverable Cost
Prj. No
Residential
Share
Non-
Residential
Share
2023-2043
90%
10%
1
Replace and Expand Fire Station
& EOC (Vineland/Prudhommes)
2023-2025
12,000,000
-
12,000,000
3,640,600
8,359,400
7,523,460
835,940
2
Replace and Expand Fire Station
(Beamsville South)
2028-2029
11,000,000
2,200,000
8,800,000
5,500,000
3,300,000
2,970,000
330,000
3
New Fire Safety Training Trailer
2025
180,000
-
180,000
90,000
90,000
81,000
9,000
4
Additional Aerial Truck
(Prudhommes) - with equipment
2027
3,600,000
-
3,600,000
-
3,600,000
3,240,000
360,000
5
Additional Pumper (Beamsville
South) - with equipment
2023-2024
1,100,000
-
1,100,000
-
1,100,000
990,000
110,000
6
Additional Squad Truck
(Vineland) - with Equipment
2028
400,000
-
400,000
-
400,000
360,000
40,000
7
Additional SCBA (16)
2023-2026
148,800
-
148,800
-
148,800
133,920
14,880
8
Additional Station Air
Compressor
2025
90,000
-
90,000
-
90,000
81,000
9,000
9
Additional Auto Extrication
Equipment (4)
2024-2031
80,000
-
80,000
-
80,000
72,000
8,000
10
Additional Thermal Imaging
Camera (2)
2025-2031
25,000
-
25,000
-
25,000
22,500
2,500
11
Additional SCBA Bottles (48)
2023-2031
96,000
-
96,000
-
96,000
86,400
9,600
12
Additional SCBA Masks (24)
2025-2031
19,200
-
19,200
-
19,200
17,280
1,920
13
Portable Pump (2)
2024-2031
16,000
-
16,000
-
16,000
14,400
1,600
14
Bunker Gear & Protective
Clothing (48)
2025-2031
278,400
-
278,400
-
278,400
250,560
27,840
15
Multi Gas Detectors (2)
2024-2031
13,000
-
13,000
-
13,000
11,700
1,300
16
Training Officer Vehicle
2024
75,000
-
75,000
-
75,000
67,500
7,500
17
Additional Pumper (Vineland) -
with Equipment
2030-2031
1,100,000
-
1,100,000
-
1,100,000
990,000
110,000
18
Additional Prevention Vehicle
2030
85,000
-
85,000
-
85,000
76,500
8,500
Post Period
Benefit
Other
Deductions Net Capital Cost
Gross Capital
Cost Estimate
(2023$)
Increased Service Needs
Attributable to Anticipated
Development
Timing (year)
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-15
H:\LINCOLN\2023 DC\Report\Final Report.docx
Table 5-4 (Continued)
Infrastructure Cost Included in the Development Charges Calculation
Fire Services
Less:
Potential D.C. Recoverable Cost
Prj. No
Residential
Share
Non-
Residential
Share
2023-2043
90%
10%
19
Vehicle Radio Repeaters (2)
2024-2031
70,000
-
70,000
-
70,000
63,000
7,000
20
Additional Firefighter Pagers (24)
2025-2031
28,800
-
28,800
-
28,800
25,920
2,880
Financing Costs
-
21
Pumper Truck Financing
2025
203,833
-
203,833
-
203,833
183,449
20,383
Reserve Fund Adjustment
839,664
-
839,664
839,664
755,698
83,966
Total
31,448,697
2,200,000
-
29,248,697
9,230,600
-
20,018,097
18,016,287
2,001,810
Post Period
Benefit
Other
Deductions Net Capital Cost
Gross Capital
Cost Estimate
(2023$)
Increased Service Needs
Attributable to Anticipated
Development
Timing (year)
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-16
H:\LINCOLN\2023 DC\Report\Final Report.docx
5.3.3 Library Services
The Town currently operates its library services out of the Moses F. Rittenhouse and
Fleming branches, providing a total of 15,100 sq.ft. in library space. The Town also
utilizes a library van, valued at approximately $60,000. Over the past 15 years, the
Town has sustained a current level of service average of 0.56 sq.ft. of facility space,
and 3.40 collection materials per capita. Including facilities, vehicles, and collection
materials (e.g., books, electronic collections, public computers, etc.), the level of service
provided is $527.27 per capita. When applied over the forecast period, this average
level of service translates into a D.C.-eligible amount of approximately $6.60 million.
As of January 1, 2023, the library services for the Town of Lincoln and Town of Pelham
will be operated by the Lincoln Pelham Public Library Board (LPPL). For future capital
needs, collection materials will be shared between the two municipalities, with 58% of
the cost assigned to Lincoln, and 42% being assigned to Pelham. With respect to
facilities, each municipality will be responsible for their own infrastructure. For Lincoln,
the LPPL has identified a need to expand Pelham's library services based on the
forecasted growth over the next 20 years. The LPPL has identified the need for a book
locker for Prudhommes, a book mobile, approximately a 7,000 sq.ft expansion to the
Moses F. Rittenhouse branch, and a provision for new materials and equipment totalling
approximately $6.78 million. A deduction of $230,961 has been made from the
calculations to reflect the balance in the D.C. reserve fund. Additionally, a deduction of
approximately $1.79 million has been made for the share of the projects anticipated to
benefit growth outside the forecast period. This results in a net growth-related amount
of approximately $4.76 million being included in the D.C. calculations.
While library usage is predominately residential based, there is some use of the facilities
by non-residential users, for the purpose of research. To acknowledge this use of the
growth-related capital costs have been allocated 95% residential development and 5%
non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-17
H:\LINCOLN\2023 DC\Report\Final Report.docx
Table 5-5
Infrastructure Cost Included in the Development Charges Calculation
Library Services
Prj.No
Residential
Share
Non-
Residential
Share
2023-2043
95%
5%
1
Book Locker - Prudhommes
2027
90,000
-
90,000
-
90,000
85,500
4,500
2
Fleming Centre Land Debenture
- Principal
2023
25,501
-
25,501
-
25,501
24,226
1,275
3
Fleming Centre Land Debenture
- Interest (Discounted)
2023
956
-
956
-
956
908
48
4
Fleming Centre Construction
Debenture - Principal
2023
417,439
-
417,439
-
417,439
396,567
20,872
5
Fleming Centre Construction
Debenture - Interest
(Discounted)
2023
69,950
-
69,950
-
69,950
66,452
3,497
6
Provision for New Materials and
Equipment
2023-2032
464,000
-
464,000
-
464,000
440,800
23,200
7
Moses F. Rittenhouse Branch
Expansion
2026
5,600,000
1,792,000
3,808,000
-
3,808,000
3,617,600
190,400
8
Book Mobile
2024
116,000
-
116,000
-
116,000
110,200
5,800
Reserve Fund Adjustment
230,961
(230,961)
(219,413)
(11,548)
Total
6,783,846
1,792,000
-
4,991,846
230,961
-
4,760,885
4,522,841
238,044
Timing
(year)
Net Capital
Cost
Benefit to
Existing
Development
Increased Service Needs
Attributable to Anticipated
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Gross
Capital Cost
Estimate
(2023$)
Total
Less:
Potential D.C. Recoverable Cost
Post Period
Benefit
Other
Deductions
Watson & Associates Economists Ltd.
PAGE 5-18
H:\LINCOLN\2023 DC\Report\Report for Addendum.docx
5.4 Urban 20-Year Capital Costs for Lincoln's D.C.
Calculation
This section evaluates the development-related capital requirements for water services,
wastewater services, and stormwater services over an urban 20-year planning period
from 2023 to 2043.
5.4.1 Water Services
The Town has identified the need to undertake water-related capital works in the urban
areas in the form of new watermains and upsizing existing watermains. In total, the
gross capital cost included is approximately $56.48 million, which includes a reduction
of $866,154 to recognize the current balance in the Town's reserve fund. Deductions in
the amounts of approximately $14.90 million and $7.39 million have been applied to
recognize the portion of the works that will benefit the existing developments in the
Town, and the portion of the works that benefit growth outside the forecast period,
respectively. Additionally, deductions totalling $2.52 million for the Region's
contributions to the capital program have been applied, resulting in a net growth capital
cost of approximately $30.81 million for inclusion in the D.C. calculation.
These costs are shared between residential and non-residential based on the
population to employment ratio over the 20-year urban forecast period, resulting in 90%
being residential development and 10% being allocated to non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-19
H:\LINCOLN\2023 DC\Report\Report for Addendum.docx
Table 5-6
Infrastructure Cost Included in the Development Charges Calculation
Water Services
Residential
Share
Non-
Residential
Share
2023-2043
90%
10%
1
Prudhommes Watermain Construction
Upgrade (Includes Victoria Avenue
Crossing)
2025
19,500,000
-
19,500,000
5,265,000
14,235,000
12,811,500
1,423,500
2
Victoria Avenue Watermain Twinning for
Prudhommes
2028-2032
11,250,000
7,390,700
3,859,300
-
3,859,300
3,473,370
385,930
3
Cherry Heights Blvd & Eastdale Dr WM
Replacement
2033-2035
550,000
-
550,000
275,000
275,000
247,500
27,500
4
Main Street - Watermain Upgrades
2023
3,040,000
-
3,040,000
835,000
1,370,000
835,000
751,500
83,500
5
Ontario Street Watermain Upgrade from
Fresien to Greenlane
2040
3,000,000
-
3,000,000
900,000
2,100,000
1,890,000
210,000
6
19th St. (St. Johns Drive to King Street)
2029-2032
660,000
-
660,000
198,000
462,000
415,800
46,200
7
19th St WM & Road Reconstruction (4th-Red
Maple)
2030-2033
1,430,000
-
1,430,000
429,000
1,001,000
900,900
100,100
8
Jordan Station Rd Reconstruction & WM
Replacement
2029
1,649,000
-
1,649,000
725,600
923,400
831,060
92,340
9
Greenlane Ph1 Upgrade/Widening Multi use
Trail
2025
3,012,640
-
3,012,640
1,303,800
1,150,000
558,840
502,956
55,884
10
Lincoln Ave S Ph2 Road Reconstruction
2032-2033
523,600
-
523,600
366,500
157,100
141,390
15,710
11
William St Neighbourhood Reconstruction
project
2026-2028
3,312,500
-
3,312,500
2,318,800
993,700
894,330
99,370
12
Aberdeen & Hillside Slope Stabil &
Reconstruction
2024
106,305
-
106,305
53,200
53,105
47,795
5,311
13
Lincoln Avenue Road Reconstruction - King
to SSR
2024
3,474,150
-
3,474,150
1,737,100
1,737,050
1,563,345
173,705
14
Menno St WM Replacement and Road
Reconstruction
2031-2032
990,000
-
990,000
495,000
495,000
445,500
49,500
Financing Costs
-
-
15
Prudhommes Watermain Construction
2023
3,985,934
-
3,985,934
-
3,985,934
3,587,341
398,593
Reserve Fund Adjustment
866,154
(866,154)
(779,539)
(86,615)
Total
56,484,129
7,390,700
-
49,093,429
15,768,154
2,520,000
30,805,275
27,724,747
3,080,527
Other
Deductions
Prj.No
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2023$)
Post Period
Benefit
Less:
Potential D.C. Recoverable Cost
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-20
H:\LINCOLN\2023 DC\Report\Report for Addendum.docx
5.4.2 Wastewater Services
The Town has identified the need to undertake wastewater-related capital works in the
urban areas in the form of various new sanitary sewers, extensions, upgrades, and
upsizing. The total gross capital cost included is approximately $42.11 million.
Deductions in the amounts of approximately $17.06 million and $1.34 million have been
made to account for the benefit to existing development and the portion of the works
that benefit growth outside of the forecast period. Additionally a deduction of
approximately $699,379 has been made to account for the existing reserve fund
balance. After deductions, the total net growth related capital cost of approximately
$23.01 million has been included in the D.C.
These costs are shared between residential and non-residential based on the
population to employment ratio over the 20-year urban forecast period, resulting in 90%
being residential development and 10% being allocated to non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-21
H:\LINCOLN\2023 DC\Report\Report for Addendum.docx
Table 5-7
Infrastructure Cost Included in the Development Charges Calculation
Wastewater Services
Residential
Share
Non-
Residential
Share
2023-2043
90%
10%
1
Prudhommes Lakefront Gravity Sewer &
Upgrades
2024-2025
4,620,000
1,339,800
3,280,200
-
3,280,200
2,952,180
328,020
2
South Service Rd. (Ontario St to west Urban
Boundary)
2030-2035
1,650,000
-
1,650,000
495,000
1,155,000
1,039,500
115,500
3
Twenty-Third Street (Menno St. to Culp Rd.)
2027-2028
840,000
-
840,000
90,500
749,500
674,550
74,950
4
Ontario St (King to Greenlane)
2023-2024
8,350,000
-
8,350,000
4,175,000
4,175,000
3,757,500
417,500
5
Hixon St. (King St. to George St.)
2030
3,000,000
-
3,000,000
1,500,000
1,500,000
1,350,000
150,000
6
Town Wide I/I Reduction Work Program
2023-2043
15,000,000
-
15,000,000
7,500,000
7,500,000
6,750,000
750,000
7
West Avenue - Sewer Upgrades
2024
1,065,000
-
1,065,000
-
1,065,000
958,500
106,500
8
William St Neighbourhood Reconstruction
project
2026-2028
1,850,000
-
1,850,000
925,000
925,000
832,500
92,500
9
Lincoln Ave S Ph2 Road Reconstruction
2032-2033
976,800
-
976,800
683,800
293,000
263,700
29,300
10
Hinan Drive Sewer Upsizing
2031-2032
550,000
-
550,000
385,000
165,000
148,500
16,500
11
Union Drive Sewer Upgrade
2030-2032
2,612,500
-
2,612,500
1,306,300
1,306,200
1,175,580
130,620
Financing Costs
-
12
Ontario St Sanitary Sewer Upsizing
2023
1,591,031
-
1,591,031
-
1,591,031
1,431,928
159,103
Reserve Fund Adjustment
-
-
-
699,379
(699,379)
(629,441)
(69,938)
Total
42,105,331
1,339,800
-
40,765,531
17,759,979
-
23,005,552
20,704,997
2,300,555
Other
Deductions
Prj.No
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2023$)
Post Period
Benefit
Less:
Potential D.C. Recoverable Cost
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-22
H:\LINCOLN\2023 DC\Report\Final Report.docx
5.4.3 Stormwater Services
The Bartlett Creek project is a carryover from the previous D.C. study. The cost of the
project has been revised to approximately $8.60 million based on increases in land cost
as well as increased construction values. The total gross capital cost included is
approximately $12.58 million which includes an outstanding credit and approximately
$3.94 million to recover the current reserve fund deficit, resulting in a net growth-related
amount of approximately $10.75 million for inclusion in the D.C. calculations.
These costs are shared between residential and non-residential based on the
population to employment ratio over the 20-year urban forecast period, resulting in 90%
being residential development and 10% being allocated to non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-23
H:\LINCOLN\2023 DC\Report\Final Report.docx
Table 5-8
Infrastructure Cost Included in the Development Charges Calculation
Stormwater Services
Residential
Share
Non-
Residential
Share
2023-2043
90%
10%
1
Bartlett Creek
2024
8,601,400
-
8,601,400
1,825,700
6,775,700
6,098,130
677,570
Outstanding Credit
37,210
-
37,210
-
37,210
33,489
3,721
Reserve Fund Adjustment
3,937,772
-
3,937,772
-
3,937,772
3,543,995
393,777
Total
12,576,382
-
-
12,576,382
1,825,700
-
10,750,682
9,675,614
1,075,068
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Potential D.C. Recoverable Cost
Less:
Timing
(year)
Gross Capital
Cost Estimate
(2023$)
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Prj.No
Increased Service Needs
Attributable to Anticipated
Development
Watson & Associates Economists Ltd.
PAGE 5-24
H:\LINCOLN\2023 DC\Report\Final Report.docx
5.5 Area-Specific Calculation for the Campden Development
Area
This section evaluates the development-related capital requirements for stormwater
services within the Campden development area.
5.5.1 Stormwater Drainage - Campden
The Campden stormwater drainage project is a carryover from the 2014 and 2019 D.C.
studies. The cost of the stormwater management facility has been revised to
$2,329,000 based on indexing. This cost will service the residential development within
Campden and is therefore being allocated 100% to residential.
Watson & Associates Economists Ltd.
PAGE 5-25
H:\LINCOLN\2023 DC\Report\Final Report.docx
Table 5-8
Infrastructure Cost Included in the Development Charges Calculation
Campden Stormwater Services
Residential
Share
Non-
Residential
Share
2023-2043
100%
0%
1
Campden Storm Water
Management Facility - East
2028-2032
2,329,000
-
2,329,000
-
2,329,000
2,329,000
-
Total
2,329,000
-
-
2,329,000
-
-
2,329,000
2,329,000
-
Other
Deductions
Prj.No
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Gross
Capital
Cost
Estimate
(2023$)
Post Period
Benefit
Less:
Potential D.C. Recoverable Cost
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
H:\LINCOLN\2023 DC\Report\Final Report.docx
Chapter 6
D.C. Calculation
Watson & Associates Economists Ltd.
PAGE 6-1
H:\LINCOLN\2023 DC\Report\Final Report.docx
6. D.C. Calculation
Tables 6-1 and 6-1a calculate the proposed urban area D.C.s to be imposed for
infrastructure services based upon a 20-year urban forecast period (stormwater, water,
and wastewater). Table 6-2 calculates the proposed uniform D.C.s to be imposed on
anticipated development in the Town for Town-wide services over a 20-year planning
horizon (services related to a highway, fire protection services, and library services).
Table 6-3 calculates the proposed uniform D.C. to be imposed on anticipated
development in the Town for Town-wide services over a 10-year forecast period (parks
and recreation services).
The calculation for residential development is generated on a per capita basis and is
based upon five forms of housing types (singles and semi-detached, multiples,
apartments 2+ bedrooms, apartments studio and 1 bedroom, and special care/special
dwelling units). The non-residential D.C. has been calculated on a per sq.ft. of G.F.A.
basis for all types of non-residential development (industrial, commercial, and
institutional).
The D.C.-eligible costs for each service component were developed in Chapter 5 for all
Town services, based on their proposed capital programs.
For the residential calculations, the total cost is divided by the "gross" (new resident)
population to determine the per capita amount. The eligible-D.C. cost calculations set
out in Chapter 5 are based on the net anticipated population increase (the forecast new
unit population less the anticipated decline in existing units). The cost per capita is then
multiplied by the average occupancy of the new units (Appendix A, Schedule 7) to
calculate the charge in Tables 6-1, 6-1a, 6-2, and 6-3.
With respect to non-residential development, the total costs associated with non-
residential development have been allocated to primary development, commercial
development, industrial development, and institutional development based on the
relative share of employment (for the forecast period) anticipated for each category.
These costs have then been divided by the anticipated primary, commercial, industrial,
and institutional development respectfully, over the planning period to calculate a cost
per sq.ft. of gross floor area.
Watson & Associates Economists Ltd.
PAGE 6-2
H:\LINCOLN\2023 DC\Report\Final Report.docx
Table 6-4 summarizes the total D.C. that is applicable for Town-wide services and Table
6-5 summarizes the gross capital expenditures and sources of revenue for works to be
undertaken during the life of the by-law.
Watson & Associates Economists Ltd.
PAGE 6-3
H:\LINCOLN\2023 DC\Report\Report for Addendum.docx
Table 6-1
Town of Lincoln
Development Charge Calculation
Urban area Services
20-Year (2023 to 2043)
2023$ D.C.-Eligible Cost
2023$ D.C.-
Eligible Cost
2023$ D.C.-Eligible Cost
2023$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
Primary
Commercial
Industrial
Institutional
Primary per
sq.ft.
Commercial
per sq.ft.
Industrial per
sq.ft.
Institutional
per sq.ft.
$
$
$
$
$
$
$
$
$
$
$
1. Stormwater Drainage and Control Services
1.1
Channels, drainage and ponds
9,675,614
1,075,068
2,083
-
650,115
94,346
330,607
-
1.59
0.66
1.18
9,675,614
1,075,068
2,083
-
650,115
94,346
330,607
-
1.59
0.66
1.18
2. Wastewater Services
2.1
Treatment plants & Sewers
20,704,997
2,300,555
4,457
-
1,391,191
201,892
707,472
-
3.39
1.41
2.51
20,704,997
2,300,555
4,457
-
1,391,191
201,892
707,472
-
3.39
1.41
2.51
3.
Water Services
3.1
Treatment, storage and distribution systems
27,724,747
3,080,527
5,968
-
1,862,856
270,341
947,330
-
4.54
1.89
3.36
27,724,747
3,080,527
5,968
-
1,862,856
270,341
947,330
-
4.54
1.89
3.36
TOTAL
58,105,358
6,456,151
12,508
-
3,904,162
566,580
1,985,409
-
9.52
3.96
7.05
D.C.-Eligible Capital Cost
$58,105,358
$6,456,151
-
$3,904,162
$566,580
$1,985,409
20-Year Urban Gross Population/GFA Growth (sq.ft.)
13,334
834,300
-
410,000
142,800
281,500
Cost Per Capita/Non-Residential GFA (sq.ft.)
$4,358
$7.74
-
$9.52
$3.96
$7.05
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.870
$12,508
Multiples
2.375
$10,349
Apartments - 2 Bedrooms +
2.031
$8,850
Apartments - Bachelor and 1 Bedroom
1.316
$5,735
Special Care/Special Dwelling Units
1.100
$4,793
Watson & Associates Economists Ltd.
PAGE 6-4
H:\LINCOLN\2023 DC\Report\Final Report.docx
Table 6-1a
Town of Lincoln
Development Charge Calculation
Urban area Services - Campden
2023$ D.C.-Eligible Cost
2023$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
1a. Stormwater Drainage
1.1a Channels, drainage and ponds
2,329,000
-
18,776
-
2,329,000
-
18,776
-
TOTAL
2,329,000
$0.00
18,776
$0.00
D.C.-Eligible Capital Cost
$2,329,000
$0
Campden Growth Forecast
356
-
Cost Per Capita/Non-Residential GFA (sq.ft.)
$6,542
$0.00
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.870
$18,776
Multiples
2.375
$15,538
Apartments - 2 Bedrooms +
2.031
$13,287
Apartments - Bachelor and 1 Bedroom
1.316
$8,609
Special Care/Special Dwelling Units
1.100
$7,196
Watson & Associates Economists Ltd.
PAGE 6-5
H:\LINCOLN\2023 DC\Report\Final Report.docx
Table 6-2
Town of Lincoln
Development Charge Calculation
Town-wide Services
20-Year (2023 to 2043)
2023$ D.C.-Eligible Cost
2023$ D.C.-
Eligible Cost
2023$ D.C.-Eligible Cost
2023$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
Primary
Commercial
Industrial
Institutional
Primary per
sq.ft.
Commercial
per sq.ft.
Industrial per
sq.ft.
Institutional
per sq.ft.
$
$
$
$
$
$
$
$
$
$
$
4. Services Related to a Highway
4.1
Roads and Related
77,710,887
8,634,543
15,712
278,152
5,184,277
704,257
2,467,858
1.97
11.84
4.93
8.77
4.2
Public Works (Facilities and Fleet)
8,486,100
942,900
1,716
30,374
566,128
76,905
269,492
0.22
1.29
0.54
0.96
86,196,987
9,577,443
17,428
308,526
5,750,404
781,162
2,737,350
2.19
13.13
5.47
9.73
5. Fire Protection Services
5.1
Fire facilities, vehicles & equipment
18,016,287
2,001,810
3,643
64,486
1,201,909
163,273
572,142
0.46
2.74
1.14
2.03
18,016,287
2,001,810
3,643
64,486
1,201,909
163,273
572,142
0.46
2.74
1.14
2.03
6.
Library Services
6.1
Library facilities, materials and vehicles
4,522,841
238,044
914
7,668
142,924
19,416
68,036
0.05
0.33
0.14
0.24
4,522,841
238,044
914
7,668
142,924
19,416
68,036
0.05
0.33
0.14
0.24
TOTAL
108,736,115
11,817,297
21,985
380,681
7,095,238
963,851
3,377,528
2.70
16.20
6.75
12.00
D.C.-Eligible Capital Cost
$108,736,115
$11,817,297
$380,681
$7,095,238
$963,851
$3,377,528
20-Year Gross Population/GFA Growth (sq.ft.)
14,195
1,003,300
141,000
438,000
142,800
281,500
Cost Per Capita/Non-Residential GFA (sq.ft.)
$7,660
$11.78
$2.70
$16.20
$6.75
$12.00
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.870
$21,985
Multiples
2.375
$18,193
Apartments - 2 Bedrooms +
2.031
$15,558
Apartments - Bachelor and 1 Bedroom
1.316
$10,081
Special Care/Special Dwelling Units
1.100
$8,426
Watson & Associates Economists Ltd.
PAGE 6-6
H:\LINCOLN\2023 DC\Report\Final Report.docx
Table 6-3
Town of Lincoln
Development Charge Calculation
Town-wide Services
10-Year (2023 to 2032)
2023$ D.C.-Eligible Cost
2023$ D.C.-
Eligible Cost
2023$ D.C.-Eligible Cost
2023$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
Primary
Commercial
Industrial
Institutional
Primary per
sq.ft.
Commercial
per sq.ft.
Industrial per
sq.ft.
Institutional
per sq.ft.
$
$
$
$
$
$
$
$
$
$
$
7.
Parks and Recreation Services
7.1
Park development, vehicles, trails and recreation facilities
24,848,461
1,307,814
9,645
41,216
746,643
147,426
372,529
0.53
3.17
1.32
2.35
24,848,461
1,307,814
9,645
41,216
746,643
147,426
372,529
0.53
3.17
1.32
2.35
TOTAL
24,848,461
1,307,814
9,645
41,216
746,643
147,426
372,529
0.53
3.17
1.32
2.35
D.C.-Eligible Capital Cost
$24,848,461
$1,307,814
$41,216
$746,643
$147,426
$372,529
10-Year Gross Population/GFA Growth (sq.ft.)
7,394
583,700
78,000
235,500
111,600
158,600
Cost Per Capita/Non-Residential GFA (sq.ft.)
$3,361
$2.24
$0.53
$3.17
$1.32
$2.35
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.870
$9,645
Multiples
2.375
$7,981
Apartments - 2 Bedrooms +
2.031
$6,825
Apartments - Bachelor and 1 Bedroom
1.316
$4,423
Special Care/Special Dwelling Units
1.100
$3,697
Watson & Associates Economists Ltd.
PAGE 6-7
H:\LINCOLN\2023 DC\Report\Report for Addendum.docx
Table 6-4
Town of Lincoln
Development Charge Calculation
Total All Services
2023$ D.C.-Eligible Cost
2023$ D.C.-
Eligible Cost
2023$ D.C.-Eligible Cost
2023$ D.C.-Eligible Cost
Residential
Non-Residential
S.D.U.
Primary
Commercial
Industrial
Institutional
Primary per
sq.ft.
Commercial
per sq.ft.
Industrial per
sq.ft.
Institutional
per sq.ft.
$
$
$
$
$
$
$
$
$
$
$
Urban-wide Services/Classes 20 Year
58,105,358
6,456,151
12,508
-
3,904,162
566,580
1,985,409
-
9.52
3.96
7.05
Town-wide Services/Classes 20 Year
108,736,115
11,817,297
21,985
380,681
7,095,238
963,851
3,377,528
2.70
16.20
6.75
12.00
Town-wide Services/Classes 10 Year
24,848,461
1,307,814
9,645
41,216
746,643
147,426
372,529
0.53
3.17
1.32
2.35
TOTAL
191,689,934
19,581,262
44,138
421,897
11,746,043
1,677,857
5,735,466
3.23
28.89
12.03
21.40
Campden Area-Specific
2,329,000
-
18,776
-
-
-
-
-
-
-
-
Watson & Associates Economists Ltd.
PAGE 6-8
H:\LINCOLN\2023 DC\Report\Report for Addendum.docx
Table 6-5
Town of Lincoln
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.
Stormwater Drainage and Control Services
1.1
Channels, drainage and ponds
8,601,400
0
1,825,700
0
0
6,098,130
677,570
1.2
Campden Stormwater Drainage
2,329,000
0
0
0
0
2,329,000
0
2.
Wastewater Services
2.1
Treatment plants & Sewers
32,934,789
0
12,542,629
0
1,339,800
17,147,124
1,905,236
3.
Water Services
3.1
Treatment, storage and distribution systems
52,314,829
0
13,436,500
2,520,000
7,390,700
26,070,866
2,896,763
4.
Services Related to a Highway
4.1
Roads and Related
128,696,213
542,960
47,324,150
2,975,000
0
70,068,693
7,785,410
4.2
Public Works (Facilities and Fleet)
47,336,000
0
20,197,000
0
18,160,000
8,081,100
897,900
5.
Fire Protection Services
5.1
Fire facilities, vehicles & equipment
30,609,033
0
9,230,600
0
2,200,000
17,260,589
1,917,843
6.
Library Services
6.1
Library facilities, materials and vehicles
6,499,536
0
0
0
1,792,000
4,472,159
235,377
7.
Parks and Recreation Services
7.1
Park development, vehicles, trails and recreation facilities
53,652,335
0
20,306,600
635,040
8,611,800
22,893,950
1,204,945
Total Expenditures & Revenues
$362,973,134
$542,960
$124,863,179
$6,130,040
$39,494,300
$174,421,612
$17,521,044
Post D.C. Period
Benefit
Total Gross Cost
Service/Class
Watson & Associates Economists Ltd.
H:\LINCOLN\2023 DC\Report\Final Report.docx
Chapter 7
D.C. Policy Recommendations
and D.C. By-law Rules
Watson & Associates Economists Ltd.
PAGE 7-1
H:\LINCOLN\2023 DC\Report\Final Report.docx
7. D.C. Policy Recommendations and D.C. By-law
Rules
7.1 Introduction
Subsection 5 (1) 9 states that rules must be developed:
"to determine if a development charge is payable in any particular case and to
determine the amount of the charge, subject to the limitations set out in
subsection (6)."
Paragraph 10 of the section goes on to state that the rules may provide for exemptions,
phasing in and/or indexing of D.C.s.
Subsection 5 (6) establishes the following restrictions on the rules:
- the total of all D.C.s that would be imposed on anticipated development must not
exceed the capital costs determined under subsection 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," section 6 states that a D.C. by-law must expressly address
the matters referred to above re subsection 5 (1) paragraphs 9 and 10, as well as how
the rules apply to the redevelopment of land.
The rules provided are based on the Town's existing policies; with some modifications
and consideration for the changes to the D.C.A. resulting from Bills 108, 197, 213 and
23.
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7.2 D.C. By-law Structure
It is recommended that:
- the Town uses a uniform Town-wide D.C. calculation for all Town-wide services;
- D.C.s for water, wastewater, and stormwater services be imposed on the urban
service areas of the Town;
- The Town uses an area-specific D.C. calculation for stormwater drainage for the
Campden area; and
- separate D.C. by-laws be used for each service. Note the draft by-law provided in
Appendix G will carry the same policies and definitions for each individual D.C.
by-law.
7.3 D.C. By-law Rules
The following subsections set out the recommended rules governing the calculation,
payment and collection of D.C.s in accordance with section 6 of the D.C.A.
It is recommended that the following sections provide the basis for the D.C.s.:
7.3.1 Payment in any Particular Case
In accordance with the D.C.A., subsection 2 (2), a D.C. be calculated, payable, and
collected where the development requires one or more of the following:
"(a) the passing of a zoning by-law or of an amendment to a zoning by-
law under section 34 of the Planning Act;
(b) the approval of a minor variance under section 45 of the Planning
Act;
(c) a conveyance of land to which a by-law passed under subsection 50
(7) of the Planning Act applies;
(d) the approval of a plan of subdivision under section 51 of the Planning
Act;
(e) a consent under section 53 of the Planning Act;
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(f) the approval of a description under section 9 of the Condominium
Act, 1998; or
(g) the issuing of a permit under the Building Code Act, 1992 in relation
to a building or structure."
7.3.2 Determination of the Amount of the Charge
The following conventions be adopted:
1) Costs allocated to residential uses will be assigned to different types of
residential units based on the average occupancy for each housing type
constructed during the previous decade. Costs allocated to non-residential uses
will be assigned based on the number of square feet of G.F.A. constructed for
eligible uses (i.e., industrial, commercial, and institutional).
2) Costs allocated to residential and non-residential uses are based upon a number
of conventions, as may be suited to each municipal circumstance, e.g.
- for parks and recreation services and library services, a 5% non-residential
attribution has been made to recognize use by the non-residential sector;
- for services related to a highway - roads and related, public works
(facilities and fleet), fire protection services, water services, wastewater
services, and stormwater services a 90% residential/10% non-residential
attribution has been made based on a population vs. employment growth
ratio over the 20-year (2023 to 2043) forecast period; and
- for the Campden stormwater drainage area, a 100% attribution to
residential development has been made as residential units will be the only
benefitting development in the area.
7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)
If a development involves the demolition and replacement of a building or structure on
the same site (within 5 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 the
conversion from one principal use to another, the developer shall be allowed a credit
equivalent to:
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1) the number of dwelling units demolished/converted multiplied by the applicable
residential D.C. in place at the time the D.C. is payable; and/or
2) the G.F.A. of the building demolished/converted multiplied by the current non-
residential D.C. in place at the time the D.C. is payable;
provided that such amounts shall not exceed, in total, the amount of the development
charges otherwise payable with respect to the redevelopment.
7.3.4 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);
- may add up to 2 apartments in an existing or new detached, semi-detached,
or rowhouse (including in an ancillary structure);
- add one additional unit or 1% of existing units in an existing rental residential
building;
- a university in Ontario that receives direct, regular, and ongoing operating
funding from the Government of Ontario;
- affordable units, attainable units, and affordable inclusionary zoning units (to
be in force at a later date);
- non-profit housing; and
- discount for rental housing units based on bedroom size (i.e., three or more
bedrooms - 25% reduction, two bedrooms - 20% reduction, and all others -
15% reduction).
b) Non-statutory exemptions for Council consideration:
- lands, buildings, or structures used or to be used for a place of worship or for
the purposes of a cemetery or burial ground exempt from taxation under the
Assessment Act, R.S.O. 1990, c.A.31, as amended;
- the development of non-residential farm buildings for farming activities;
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- the development of a farm help house within a farm building;
- garden suites;
- parking structures;
- elevators and elevator machine rooms; and
- canopies.
7.3.5 Phasing in
As required by Bill 23, the calculated D.C. will be phased-in over a five-year period as
follows:
- Year 1 - 80% of the maximum charge;
- Year 2 - 85% of the maximum charge;
- Year 3 - 90% of the maximum charge;
- Year 4 - 95% of the maximum charge; and
- Year 5 to expiry - 100% of the maximum charge.
As noted in earlier sections, as of the time of writing, the Province has announced (on
December 13, 2023) potential changes to the phase-in requirements. The details of
these changes will be forthcoming in early 2024 and Watson will monitor and advise as
to the nature of these changes.
7.3.6 Timing of Collection
A D.C. that is applicable under Section 5 of the D.C.A. shall be calculated and payable;
- Where a permit is required under the Building Code Act in relation to a building or
structure, the owner shall pay the D.C. prior to issuance of the first building
permit prior to the commencement of development or redevelopment as the case
may be; and
- Despite above, Council, from time to time, and at any time, may enter into
agreements providing for all or any part of a D.C. to be paid before or after it
would otherwise be payable.
7.3.7 The Applicable Areas
The charges developed herein provide for varying charges within the Town, as follows:
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- All Town-wide services - the full residential and non-residential charge will be
imposed on all lands within the Town; and
- Water, Wastewater, and Stormwater - the full residential and non-residential
charge will be imposed on the urban service areas of the Town; and
- Stormwater Campden Area-Specific - the full residential charge will be imposed
on development in the Campden area.
7.3.8 Indexing
Indexing of the D.C.s shall be implemented on a mandatory basis annually commencing
on May 1, 2024, and each January 1st thereafter, in accordance with the Statistics
Canada Quarterly, Non-Residential Building Construction Price Index (Table 18-10-
0276-02)1 for the most recent year-over-year period.
7.4 Other D.C. By-law Provisions
It is recommended that:
7.4.1 Categories of Services for Reserve Fund and Credit Purposes
The Town's D.C. collections are currently reserved in nine (9) separate reserve funds:
Water DC, Fire DC, Admin DC, Wastewater DC, Storm Drainage DC, Library Services
DC, Roads DC, Parks & Rec DC, and Parking Spaces DC.
It is recommended that the Admin DC and Parking Spaces DC reserve fund balances
be utilized or incorporated as part of the Town's General Capital Reserves as these
services are no longer eligible D.C. services.
Appendix D outlines the reserve fund policies that the Town is required to follow as per
the D.C.A.
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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7.4.2 By-law In-force Date
A by-law under the D.C.A. comes into force on the day after which the by-law is passed
by Council.
7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter-
Reserve Fund Borrowing
The minimum interest rate is the Bank of Canada rate on the day the by-law comes into
force updated on the first business day pf every January, April, July and October (as per
section 11 of O. Reg. 82/98).
7.4.4 Area Rating
The D.C.A. required that Council must consider the use of area specific charges:
1. Section 2 (9) of the D.C.A. now requires a municipality to implement area-specific
D.C.s for either specific services which are prescribed and/or for specific
municipalities which are to be regulated (note that at this time, no municipalities
or services are prescribed by the regulations).
2. Section 10 (2) c.1 of the D.C.A. requires that "the development charges
background study shall include consideration of the use of more than one
development charge by-law to reflect different needs for services in different
areas."
In regard to the first item, there are no services or specific municipalities identified in the
regulations which must be area rated. The second item requires Council to consider the
use of area rating.
Currently the Town's by-law does provide for area rating for water, wastewater, and
stormwater services, including an area rating for the area of Campden with respect to
stormwater. All other Town services are recovered based on a uniform, Town-wide
basis. There have been several reasons why they have not been imposed including:
1. All Town services, with the exception of water, wastewater and stormwater
require that the average 15-year service standard be calculated. This average
service standard multiplied by growth in the Town, establishes an upper ceiling
on the amount of funds that can be collected from all developing landowners.
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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
Town 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 Town-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 provided (roads, parks and recreation facilities, etc.) are not
restricted to one specific area and are often used by all residents. For example,
arenas located in different parts of the Town 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 continue the D.C.
approach to calculate the charges on an urban area basis for water, wastewater, and
stormwater, an area-specific for stormwater for Campden, and on a uniform Town-wide
basis for all other services.
7.5 Other Recommendations
It is recommended that Council:
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"Whenever appropriate, request that grants, subsidies and other contributions be
clearly designated by the donor as being to the benefit of existing development or
new development, as applicable;"
"Adopt the assumptions contained herein as an 'anticipation' with respect to capital
grants, subsidies and other contributions;"
"Continue the D.C. approach to calculate the charges on a uniform Town-wide basis
for all services except water, wastewater, and stormwater;"
"Continue the D.C. approach to calculate the charges on an urban-area basis for
water, wastewater, and stormwater services;"
"Continue the D.C. approach to calculate the charges on an area-specific basis for
stormwater in the area of Campden;"
"Approve the capital project listing set out in Chapter 5 of the D.C.s Background
Study dated December 22, 2023, subject to further annual review during the capital
budget process;"
"Approve the D.C.s Background Study dated December 22, 2023, as amended (with
Addendum #1, dated February 9, 2024);"
"Determine that no further public meeting is required;" and
"Approve the D.C. By-law as set out in Appendix G."
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Chapter 8
By-law Implementation
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8. By-law Implementation
8.1 Public Consultation Process
8.1.1 Introduction
This chapter addresses the mandatory, formal public consultation process (section
8.1.2), as well as the optional, informal consultation process (section 8.1.3). The latter
is designed to seek the co-operation and participation of those involved, in order to
produce the most suitable policy. Section 8.2 addresses the anticipated impact of the
D.C. on development from a generic viewpoint.
8.1.2 Public Meeting of Council
Section 12 of the D.C.A. indicates that before passing a D.C. by-law, Council must hold
at least one public meeting, giving at least 20 clear days' notice thereof, in accordance
with the Regulation. Council must also ensure that the proposed by-law and
background report are made available to the public at least two weeks prior to the (first)
meeting.
Any person who attends such a meeting may make representations related to the
proposed by-law.
If a proposed by-law is changed following such a meeting, Council must determine
whether a further meeting (under this section) is necessary (i.e., if the proposed by-law
which is proposed for adoption has been changed in any respect, Council should
formally consider whether an additional public meeting is required, incorporating this
determination as part of the final by-law or associated resolution. It is noted that
Council's decision, once made, is final and not subject to review by a Court or the
Ontario Land Tribunal (OLT) (formerly the Local Planning Appeal Tribunal (LPAT)).
8.1.3 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
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of the D.C. revenues. Others, such as realtors, are directly impacted by D.C.
policy. They are, therefore, potentially interested in all aspects of the charge,
particularly the quantum by unit type, projects to be funded by the D.C. and the
timing thereof, and 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.
8.2 Anticipated Impact of the Charge on Development
The establishment of sound D.C. policy often requires the achievement of an
acceptable balance between two competing realities. The first is that high non-
residential D.C.s can, to some degree, represent a barrier to increased economic
activity and sustained industrial/commercial growth, particularly for capital intensive
uses. Also, in many cases, increased residential D.C.s can ultimately be expected to be
recovered via 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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8.3 Implementation Requirements
8.3.1 Introduction
Once the Town has calculated the charge, prepared the complete background study,
carried out the public process and passed a new by-law, the emphasis shifts to
implementation matters. These include notices, potential appeals and complaints,
credits, front-ending agreements, subdivision agreement conditions and finally the
collection of revenues and funding of projects.
The sections that follow present an overview of the requirements in each case.
8.3.2 Notice of Passage
In accordance with section 13 of the D.C.A., when a D.C. by-law is passed, the Town
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.
8.3.3 By-law Pamphlet
In addition to the "notice" information, the Town must prepare a "pamphlet" explaining
each D.C. by-law in force, setting out:
- a description of the general purpose of the D.C.s;
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- the "rules" for determining if a charge is payable in a particular case and for
determining the amount of the charge;
- the services to which the D.C.s relate; and
- a description of the general purpose of the Treasurer's statement and where it
may be received by the public.
Where a by-law is not appealed to the OLT, the pamphlet must be readied within 60
days after the by-law comes into force. Later dates apply to appealed by-laws.
The Town must give one copy of the most recent pamphlet without charge, to any
person who requests one.
8.3.4 Appeals
Sections 13 to 19 of the D.C.A. set out the requirements relative to making and
processing a D.C. by-law appeal and OLT hearing in response to an appeal. Any
person or organization may appeal a D.C. by-law to the OLT by filing a notice of appeal
with the Town 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 Town 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.
8.3.5 Complaints
A person required to pay a D.C., or his agent, may complain to the Town 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.
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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 Town Council to the OLT.
8.3.6 Credits
Sections 38 to 41 of the D.C.A. set out a number of credit requirements, which apply
where a municipality agrees to allow a person to perform work in the future that relates
to a service in the D.C. by-law.
These credits would be used to reduce the amount of D.C.s to be paid. The value of
the credit is limited to the reasonable cost of the work which does not exceed the
average level of service. The credit applies only to the service to which the work relates
unless the municipality agrees to expand the credit to other services for which a D.C. is
payable.
8.3.7 Front-Ending Agreements
The Town 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 Town 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 Town assesses whether this mechanism is
appropriate for its use, as part of funding projects prior to Town funds being available.
8.3.8 Severance and Subdivision Agreement Conditions
Section 59 of the D.C.A. prevents a municipality from imposing directly or indirectly, a
charge related to development or a requirement to construct a service related to
development, by way of a condition or agreement under section 51 or section 53 of the
Planning Act, except for:
- "local services, related to a plan of subdivision or within the area to which the
plan relates, to be installed or paid for by the owner as a condition of approval
under section 51 of the Planning Act;" and
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- "local services to be installed or paid for by the owner as a condition of
approval under section 53 of the Planning Act."
It is also noted that subsection 59 (4) of the D.C.A. requires that the municipal approval
authority for a draft plan of subdivision under subsection 51 (31) of the Planning Act,
use its power to impose conditions to ensure that the first purchaser of newly subdivided
land is informed of all the D.C.s related to the development, at the time the land is
transferred.
In this regard, if the municipality in question is a commenting agency, in order to comply
with subsection 59 (4) of the D.C.A. it would need to provide to the approval authority
information regarding the applicable municipal D.C.s related to the site.
If the Town is an approval authority for the purposes of section 51 of the Planning Act, it
would be responsible to ensure that it collects information from all entities 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
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Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
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Schedule 1
Town of Lincoln
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 2.5% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes studio, 1-bedroom, and 2-bedroom+ apartment units.
Notes:
Numbers may not add due to rounding.
Source: Derived from Niagara Region Official Plan, PDS 17-2022, 2051 Land Needs Assessment, June 2022, Hemson Consulting Ltd., and discussions with Town
of Lincoln staff regarding servicing and land supply by Watson & Associates Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings[2]
Apartments[3]
Other
Total
Households
Equivalent
Institutional
Households
23,060
22,487
782
21,705
6,675
920
486
79
8,160
711
2.756
24,390
23,787
837
22,950
6,985
1,160
505
65
8,715
761
2.729
26,370
25,719
779
24,940
7,350
1,485
665
55
9,555
708
2.692
26,830
26,169
794
25,375
7,457
1,564
716
55
9,792
722
2.672
33,190
32,364
984
31,380
8,045
2,366
2,765
55
13,231
895
2.446
39,670
38,684
1,169
37,515
8,339
2,766
5,501
55
16,661
1,063
2.322
1,330
1,300
55
1,245
310
240
19
-14
555
50
1,980
1,932
-58
1,990
365
325
160
-10
840
-53
460
450
15
435
107
79
51
0
237
14
6,360
6,195
190
6,005
588
802
2,049
0
3,439
173
12,840
12,515
375
12,140
882
1,202
4,785
0
6,869
341
Forecast
Incremental
Mid 2043
Mid 2021 - Mid 2023
Population
(Including
Census
Undercount)[1]
Year
Excluding Census Undercount
Housing Units
Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Historical
Mid 2023 - Mid 2043
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Mid 2023
Mid 2033
Mid 2023 - Mid 2033
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Figure 1
Town of Lincoln
Annual Housing Forecast [1]
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from Town of Lincoln building permit data, 2013 to 2022.
185
121
84
85
159
369
548
268
203
34
345 344 344 344 344 344 344 344 343 343 343 343 343 343 343 343 343 343 343 343
0
100
200
300
400
500
600
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Historical Average
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Schedule 2
Town of Lincoln
Estimate of the Anticipated Amount, Type and Location of
Residential Development for Which Development Charges can be Imposed
[1] Includes townhouses and apartments in duplexes.
[2] Includes studio, 1-bedroom, and 2-bedroom+ apartment units.
Source: Watson & Associates Economists Ltd.
2023 - 2033
438
802
2,049
3,289
6,774
(1,159)
5,614
190
5,804
2023 - 2043
582
1,202
4,785
6,569
12,959
(1,624)
11,335
375
11,710
2023 - 2033
215
422
1,038
1,674
3,447
(788)
2,659
92
2,752
2023 - 2043
259
703
1,939
2,902
5,833
(1,104)
4,729
161
4,889
2023 - 2033
96
347
838
1,281
2,578
0
2,578
90
2,668
2023 - 2043
96
421
2,402
2,919
5,509
0
5,509
187
5,696
2023 - 2033
60
0
0
60
174
(26)
147
0
147
2023 - 2043
120
0
0
120
344
(37)
307
0
307
2023 - 2033
67
33
173
273
575
(345)
230
8
238
2023 - 2043
106
78
444
628
1,273
(483)
790
27
817
2023 - 2033
150
0
0
150
430
(40)
391
0
391
2023 - 2043
300
0
0
300
861
(56)
805
0
805
2023 - 2033
588
802
2,049
3,439
7,204
(1,199)
6,005
190
6,195
2023 - 2043
882
1,202
4,785
6,869
13,820
(1,680)
12,140
375
12,515
Town of Lincoln
Rural
Urban
Development
Timing
Single &
Semi-
Detached
Multiples[1]
Apartments[2]
Total
Gross
Population
Existing Unit
Net
Population
Increase,
Excluding
Institutional
Institutional
Population
Net
Population
Including
Institutional
Location
Residential Units
In New Units
Population
Change
Beamsville
Prudhommes
Campden
Remaining Urban Area
Watson & Associates Economists Ltd.
PAGE A-5
H:\LINCOLN\2023 DC\Report\Final Report.docx
Schedule 3
Town of Lincoln
Current Year Growth Forecast
Mid-2021 to Mid-2023
Mid 2021 Population
25,719
Occupants of
Units (2)
237
New Housing Units,
multiplied by P.P.U. (3)
2.354
Mid 2021 to Mid 2023
gross population increase
558
558
Occupants of New
Units
14
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2021 to Mid 2023
gross population increase
15
15
Decline in Housing
Units (4)
9,555
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.013
Mid 2021 to Mid 2023
total decline in population
-123
-123
Population Estimate to Mid 2023
26,169
Net Population Increase, Mid 2021 to Mid 2023
450
(1) 2021 population based on Statistics Canada Census unadjusted for Census undercount.
(2
)
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
2.758
45%
1.245
Multiples (6)
2.194
33%
0.731
Apartments (7)
1.755
22%
0.378
Total
100%
2.354
¹ Based on 2021 Census custom database
² Based on Building permit/completion activity
(4) 2021 households taken from Statistics Canada Census.
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and
changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Estimated residential units constructed, Mid-2021 to the beginning of the growth period assuming a six-month lag between construction
and occupancy.
Population
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-6
H:\LINCOLN\2023 DC\Report\Final Report.docx
Schedule 4
Town of Lincoln
10-Year Growth Forecast
Mid-2023 to Mid-2033
Mid 2023 Population
26,169
Occupants of
Units (2)
3,439
New Housing Units,
multiplied by P.P.U. (3)
2.095
Mid 2023 to Mid 2033
gross population increase
7,204
7,204
Occupants of New
Units
173
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2023 to Mid 2033
gross population increase
190
190
Decline in Housing
Units (4)
9,792
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.122
Mid 2023 to Mid 2033
total decline in population
-1,199
-1,199
Population Estimate to Mid 2033
32,364
Net Population Increase, Mid 2023 to Mid 2033
6,195
(1) Mid 2023 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
2.870
17%
0.491
Multiples (6)
2.375
23%
0.554
Apartments (7)
1.763
60%
1.050
one bedroom or less 1.316
two bedrooms or more 2.031
Total
100%
2.095
¹ Persons per unit based on adjusted Statistics Canada Custom 2021 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2023 households based upon 2021 Census (9,555 units) + Mid 2021 to Mid 2023 unit estimate (237 units) = 9,792 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
2021 Population (25,719) + Mid 2021 to Mid 2023 estimated housing units to beginning of forecast period (237 x 2.354 = 558) + (14 x 1.1
= 15) + (9,555 x -0.013 = -123) = 26,169
Watson & Associates Economists Ltd.
PAGE A-7
H:\LINCOLN\2023 DC\Report\Final Report.docx
Schedule 5
Town of Lincoln
Long-Term Growth Forecast
Mid-2023 to Mid-2043
Mid 2023 Population
26,169
Occupants of
Units (2)
6,869
New Housing Units,
multiplied by P.P.U. (3)
2.012
Mid 2023 to Mid 2043
gross population increase
13,820
13,820
Occupants of New
Units
341
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2023 to Mid 2043
gross population increase
375
375
Decline in Housing
Units (4)
9,792
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.172
Mid 2023 to Mid 2043
total decline in population
-1,680
-1,680
Population Estimate to Mid 2043
38,684
Net Population Increase, Mid 2023 to Mid 2043
12,515
(1) Mid 2023 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
2.870
13%
0.368
Multiples (6)
2.375
18%
0.416
Apartments (7)
1.763
70%
1.228
one bedroom or less 1.316
two bedrooms or more 2.031
Total
100%
2.012
¹ Persons per unit based on Statistics Canada Custom 2021 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2023 households based upon 2021 Census (9,555 units) + Mid 2021 to Mid 2023 unit estimate (237 units) = 9,792 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.
Weighted Persons
Per Unit Average
2021 Population (25,719) + Mid 2021 to Mid 2023 estimated housing units to beginning of forecast period (237 x 2.354 = 558) + (14 x 1.1
= 15) + (9,555 x -0.013 = -123) = 26,169
Population
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Watson & Associates Economists Ltd.
PAGE A-8
H:\LINCOLN\2023 DC\Report\Final Report.docx
Schedule 6a
Town of Lincoln
Summary of Active Development Applications, Vacant Land Supply and Intensification
Housing Potential as of 2023
Total Urban Areas
[1] Includes townhomes and apartments in duplexes.
[2] Includes studio, 1 bedroom and 2 bedroom+ apartments.
[3] Includes draft plans, pre-consultation and site specific developments.
Source: Derived from Town of Lincoln data as of May 2023, by Watson & Associates
Economists Ltd.
25
46
0
71
35%
65%
0%
100%
73
42
4
119
61%
35%
3%
100%
240
779
7,163
8,182
3%
10%
88%
100%
318
547
3,566
4,431
7%
12%
80%
100%
Total
656
1,414
10,733
12,803
% Breakdown
5%
11%
84%
100%
Stage of Development
% Breakdown
Draft Plans Approved
% Breakdown
% Breakdown
Vacant lands designated for Residential
% Breakdown
Application Under Review[3]
Density Type
Singles &
Semi-
Detached
Multiples[1] Apartments[2]
Total
Registered Not Built
Watson & Associates Economists Ltd.
PAGE A-9
H:\LINCOLN\2023 DC\Report\Final Report.docx
Schedule 6b
Town of Lincoln
Summary of Active Development Applications, Vacant Land Supply and Intensification
Housing Potential as of 2023
Beamsville
[1] Includes townhomes and apartments in duplexes.
[2] Includes studio, 1 bedroom and 2 bedroom+ apartments.
[3] Includes draft plans, pre-consultation and site specific developments.
Source: Derived from Town of Lincoln data as of May 2023, by Watson & Associates
Economists Ltd.
9
46
0
55
16%
84%
0%
77%
11
8
0
19
58%
42%
0%
16%
51
251
3,551
3,853
1%
7%
92%
47%
198
528
1,884
2,610
8%
20%
72%
59%
Total
269
833
5,435
6,537
% Breakdown
2%
7%
42%
51%
% Breakdown
Vacant lands designated for Residential
% Breakdown
Stage of Development
Density Type
Singles &
Semi-
Detached
Multiples[1]
Apartments[2]
Total
Registered Not Built
% Breakdown
Draft Plans Approved
% Breakdown
Application Under Review[3]
Watson & Associates Economists Ltd.
PAGE A-10
H:\LINCOLN\2023 DC\Report\Final Report.docx
Schedule 6c
Town of Lincoln
Summary of Active Development Applications, Vacant Land Supply and Intensification
Housing Potential as of 2023
Prudhommes
[1] Includes townhomes and apartments in duplexes.
[2] Includes studio, 1 bedroom and 2 bedroom+ apartments.
[3] Includes draft plans, pre-consultation and site specific developments.
Source: Derived from Town of Lincoln data as of May 2023, by Watson & Associates
Economists Ltd.
0
0
0
0
-
-
-
-
0
0
0
0
-
-
-
-
96
495
3,510
4,101
2%
12%
86%
100%
0
0
878
878
0%
0%
100%
100%
Total
96
495
4,388
4,979
% Breakdown
2%
10%
88%
100%
% Breakdown
Vacant lands designated for Residential
% Breakdown
Registered Not Built
% Breakdown
Draft Plans Approved
% Breakdown
Application Under Review[3]
Stage of Development
Density Type
Singles &
Semi-
Detached
Multiples[1] Apartments[2]
Total
Watson & Associates Economists Ltd.
PAGE A-11
H:\LINCOLN\2023 DC\Report\Final Report.docx
Schedule 6c
Town of Lincoln
Summary of Active Development Applications, Vacant Land Supply and Intensification
Housing Potential as of 2023
Campden
[1] Includes townhomes and apartments in duplexes.
[2] Includes studio, 1 bedroom and 2 bedroom+ apartments.
[3] Includes draft plans, pre-consultation and site specific developments.
Source: Derived from Town of Lincoln data as of May 2023, by Watson & Associates
Economists Ltd.
12
0
0
12
100%
0%
0%
100%
33
0
0
33
100%
0%
0%
100%
54
0
0
54
100%
0%
0%
100%
76
0
0
76
100%
0%
0%
100%
Total
175
0
0
175
% Breakdown
100%
0%
0%
100%
% Breakdown
Vacant lands designated for Residential
% Breakdown
Registered Not Built
% Breakdown
Draft Plans Approved
% Breakdown
Application Under Review[3]
Stage of Development
Density Type
Singles &
Semi-
Detached
Multiples[1] Apartments[2]
Total
Watson & Associates Economists Ltd.
PAGE A-12
H:\LINCOLN\2023 DC\Report\Final Report.docx
Schedule 7
Town of Lincoln
Historical Residential Building Permits
Years 2013 to 2022
[1] Includes townhouses and apartments in duplexes.
[2] Includes studio, 1-bedroom, and 2-bedroom+ apartment units.
Source: Historical housing activity derived from Town of Lincoln data, by Watson & Associates Economists Ltd.
Residential Building Permits
Total
2013
105
80
0
185
2014
78
43
0
121
2015
48
35
1
84
2016
74
10
1
85
2017
62
97
0
159
Sub-total
367
265
2
634
Average (2013 - 2017)
73
53
0
127
% Breakdown
57.9%
41.8%
0.3%
100.0%
2018
58
193
118
369
2019
116
191
241
548
2020
141
53
74
268
2021
76
79
48
203
2022
31
0
3
34
Sub-total
422
516
484
1,422
Average (2018 - 2022)
84
103
97
284
% Breakdown
29.7%
36.3%
34.0%
100.0%
2013 - 2022
Total
789
781
486
2,056
Average
79
78
49
206
% Breakdown
38.4%
38.0%
23.6%
100.0%
Singles &
Semi
Detached
Multiples[1]
Apartments[2]
Year
Watson & Associates Economists Ltd.
PAGE A-13
H:\LINCOLN\2023 DC\Report\Final Report.docx
Schedule 8a
Town of Lincoln
Person Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Includes townhomes and apartments in duplexes.
[2] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population.
Age of
Singles and Semi-Detached
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average
25 Year Average Adjusted[2]
1-5
-
-
-
2.959
-
2.758
6-10
-
-
2.000
2.952
4.333
2.875
2.816
(0.160)
11-15
-
-
1.833
2.861
4.500
2.931
2.855
2.870
16-20
-
-
1.692
2.750
-
2.667
2.808
2.870
20-25
-
-
1.765
2.933
4.538
2.958
2.838
2.870
25-35
-
-
1.545
2.855
3.714
2.730
35+
-
1.571
1.811
2.838
4.056
2.748
2.810
2.870
Total
0.727
1.487
1.829
2.858
4.163
2.780
Age of
Multiples[1]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average
25 Year Average Adjusted[2]
1-5
-
-
1.955
2.357
-
2.194
6-10
-
-
-
2.784
-
2.690
2.442
0.194
11-15
-
-
-
2.737
-
2.385
2.423
2.375
16-20
-
-
-
2.688
-
2.259
2.382
2.375
20-25
-
-
1.533
-
-
1.885
2.283
2.375
25-35
-
-
1.583
2.647
-
2.241
35+
-
-
1.781
2.571
-
2.038
2.242
2.375
Total
0.833
1.600
1.770
2.615
-
2.224
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
-
1.952
2.758
-
2.527
6-10
-
-
1.800
2.892
4.333
2.782
11-15
-
-
1.833
2.785
4.500
2.820
16-20
-
-
1.818
2.667
-
2.562
20-25
-
-
1.676
2.918
4.538
2.699
25-35
-
-
1.606
2.816
3.467
2.510
35+
-
1.230
1.774
2.805
3.933
2.580
Total
-
1.286
1.776
2.806
4.072
2.609
Watson & Associates Economists Ltd.
PAGE A-14
H:\LINCOLN\2023 DC\Report\Final Report.docx
Schedule 8b
Region of Niagara
Person Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Includes studio, 1 bedroom and 2 bedroom+ apartments.
[2] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population
Age of
Apartments[1]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average
25 Year Average Adjusted[2]
1-5
-
1.291
1.688
2.600
-
1.755
6-10
-
1.200
1.763
2.033
-
1.603
11-15
-
1.500
1.823
3.000
-
1.797
1.718
1.763
16-20
-
1.246
1.922
2.130
-
1.701
1.714
1.763
20-25
-
1.266
2.028
2.412
-
1.745
1.720
1.763
25-35
-
1.226
1.773
3.043
-
1.602
35+
1.017
1.192
1.749
2.447
2.545
1.575
Total
1.037
1.207
1.764
2.463
2.778
1.599
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
2.692
1.378
1.881
2.987
4.086
2.634
6-10
-
1.356
1.846
2.840
4.441
2.639
11-15
-
1.463
1.839
2.923
4.133
2.727
16-20
-
1.378
1.834
2.849
4.106
2.669
20-25
-
1.367
1.851
2.777
3.748
2.558
25-35
-
1.283
1.814
2.789
3.922
2.481
35+
1.295
1.246
1.799
2.579
3.721
2.311
Total
1.504
1.270
1.812
2.661
3.846
2.396
Watson & Associates Economists Ltd.
PAGE A-15
H:\LINCOLN\2023 DC\Report\Final Report.docx
Schedule 9
Town of Lincoln
Person Per Unit Structural Type and Age of Dwelling
(2021 Census)
2.76
2.88
2.93
2.67
2.96
2.73
2.75
2.19
2.69
2.38
2.26
1.88
2.24
2.04
1.76
1.60
1.80
1.70
1.75
1.60
1.57
0.00
0.50
1.00
1.50
2.00
2.50
3.00
3.50
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
Apartment P.P.U.s are based on Niagara Region.
Watson & Associates Economists Ltd.
PAGE A-16
H:\LINCOLN\2023 DC\Report\Final Report.docx
Schedule 10a
Town of Lincoln
Employment Forecast, 2023 to 2043
[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 workplace location at the beginning
of each shift. Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc."
Note: Statistics Canada 2021 Census place of work employment data has been reviewed. The 2021 Census employment results have not been utilized due to a
significant increase in work at home employment captured due to Census enumeration occurring during the provincial COVID-19 lockdown from April 1, 2021 to
June 14, 2021.
Source: Derived from Niagara Region Official Plan, PDS 17-2022, 2051 Land Needs Assessment, June 2022, Hemson Consulting Ltd., and discussions with
Town of Lincoln staff regarding servicing and land supply by Watson & Associates Economists Ltd.
Employment
Mid 2011
22,487
0.050
0.057
0.107
0.093
0.078
0.385
0.048
0.433
1,135
1,275
2,400
2,100
1,750
8,660
1,074
9,734
7,385
Mid 2016
23,787
0.048
0.048
0.114
0.112
0.082
0.403
0.055
0.458
1,145
1,130
2,700
2,670
1,945
9,590
1,311
10,901
8,460
Mid 2023
26,169
0.044
0.054
0.115
0.109
0.079
0.401
0.056
0.457
1,146
1,422
3,014
2,845
2,070
10,497
1,475
11,972
9,075
Mid 2033
32,364
0.036
0.050
0.096
0.102
0.074
0.359
0.052
0.411
1,172
1,631
3,107
3,316
2,394
11,620
1,683
13,303
9,989
Mid 2043
38,684
0.031
0.046
0.081
0.096
0.069
0.323
0.048
0.371
1,193
1,798
3,133
3,721
2,662
12,507
1,853
14,360
10,709
Mid 2011 - Mid 2016
1,300
-0.0023
-0.0092
0.0068
0.0189
0.0039
0.0180
0.0074
0.0254
10
-145
300
570
195
930
237
1,167
1,075
Mid 2016 - Mid 2023
2,382
-0.0043
0.0068
0.0017
-0.0035
-0.0027
-0.0020
0.0012
-0.0008
1
292
314
175
125
907
164
1,071
615
Mid 2023 - Mid 2033
6,195
-0.0076
-0.0039
-0.0192
-0.0063
-0.0051
-0.0421
-0.0044
-0.0465
26
209
93
471
324
1,123
208
1,331
914
Mid 2023 - Mid 2043
12,515
-0.0130
-0.0079
-0.0342
-0.0125
-0.0103
-0.0778
-0.0085
-0.0863
47
376
119
876
592
2,010
378
2,388
1,634
Mid 2011 - Mid 2016
260
-0.0005
-0.0018
0.0014
0.0038
0.0008
0.0036
0.0015
0.0051
2
-29
60
114
39
186
47
233
215
Mid 2016 - Mid 2023
340
-0.0006
0.0010
0.0002
-0.0005
-0.0004
-0.0003
0.0002
-0.0001
0
42
45
25
18
130
23
153
88
Mid 2023 - Mid 2033
620
-0.0008
-0.0004
-0.0019
-0.0006
-0.0005
-0.0042
-0.0004
-0.0046
3
21
9
47
32
112
21
133
91
Mid 2023 - Mid 2043
626
-0.0006
-0.0004
-0.0017
-0.0006
-0.0005
-0.0039
-0.0004
-0.0043
2
19
6
44
30
101
19
119
82
N.F.P.O.W.[1]
Activity Rate
Period
Population
Primary
Work at
Home
Industrial
Commercial/
Population
Related
Institutional
Total
Employment
Industrial
Commercial/
Population
Related
Primary
Total
Total Employment
(Including
N.F.P.O.W.)
Institutional
Total (Excluding
Work at Home and
N.F.P.O.W.)
Incremental Change
Annual Average
Total
Including
N.F.P.O.W.
N.F.P.O.W.[1]
Work at
Home
Watson & Associates Economists Ltd.
PAGE A-17
H:\LINCOLN\2023 DC\Report\Final Report.docx
Schedule 10b
Town of Lincoln
Employment and Gross Floor Area (G.F.A.) Forecast, 2023 to 2043
[1] Square Foot Per Employee Assumptions
Primary - Non-Bona Fide Farming
3,000
Industrial
1,200
Commercial/Population-Related
500
Institutional
675
[2] Primary industry includes bona-fide, non bona-fide farming and 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.
*Reflects Mid-2023 to Mid-2043 forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
Mid 2011
22,487
1,135
2,400
2,100
1,750
7,385
3,405,000
2,880,000
1,050,000
1,473,500
8,808,500
Mid 2016
23,787
1,145
2,700
2,670
1,945
8,460
3,435,000
3,240,000
1,335,000
1,637,700
9,647,700
Mid 2023
26,169
1,146
3,014
2,845
2,070
9,075
3,438,000
3,616,800
1,422,500
1,742,900
10,220,200
Mid 2033
32,364
1,172
3,107
3,316
2,305
9,900
3,516,000
3,728,400
1,658,000
1,908,900
10,811,300
Mid 2043
38,684
1,193
3,133
3,721
2,487
10,534
3,579,000
3,759,600
1,860,500
2,031,400
11,230,500
Mid 2011 - Mid 2016
1,300
10
300
570
195
1,075
Mid 2016 - Mid 2023
2,382
1
314
175
125
615
3,000
376,800
87,500
105,200
572,500
Mid 2023 - Mid 2033
6,195
26
93
471
235
825
78,000
111,600
235,500
158,600
583,700
Mid 2023 - Mid 2043
12,515
47
119
876
417
1,459
141,000
142,800
438,000
281,500
1,003,300
Mid 2011 - Mid 2016
260
2
60
114
39
215
Mid 2016 - Mid 2023
340
0
45
25
18
88
429
53,829
12,500
15,029
81,786
Mid 2023 - Mid 2033
620
3
9
47
24
83
7,800
11,160
23,550
15,860
58,370
Mid 2023 - Mid 2043
626
2
6
44
21
73
7,050
7,140
21,900
14,075
50,165
Annual Average
Incremental Change
Industrial
Commercial/
Population
Related
Institutional[3]
Total
Primary - Non-
Bona Fide
Farming[2]
Industrial
Commercial/
Population
Related
Institutional[3]
Total
Period
Population
Employment
Gross Floor Area in Square Feet (Estimated)[¹]
Primary
Watson & Associates Economists Ltd.
PAGE A-18
H:\LINCOLN\2023 DC\Report\Final Report.docx
Schedule 10c
Town of Lincoln
Estimate of the Anticipated Amount, Type and Location of
Non-Residential Development for Which Development Charges Can Be Imposed
[1] Square Foot Per Employee Assumptions
Primary - Non-Bona Fide Farming
3,000
Industrial
1,200
Commercial/Population-Related
500
Institutional
675
[2] Primary industry includes bona-fide, non bona-fide farming and 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] Employment Increase does not include No Fixed Place of Work.
*Reflects Mid-2023 to Mid-2043 forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
2023 - 2033
-
111,600
220,500
158,600
490,700
769
2023 - 2043
-
142,800
410,000
281,500
834,300
1,356
2023 - 2033
-
111,600
86,000
150,600
348,200
488
2023 - 2043
-
142,800
159,900
264,900
567,600
831
2023 - 2033
-
-
129,000
-
129,000
258
2023 - 2043
-
-
239,900
-
239,900
480
2023 - 2033
-
-
-
-
-
-
2023 - 2043
-
-
-
-
-
-
2023 - 2033
-
-
5,500
8,000
13,500
23
2023 - 2043
-
-
10,100
16,600
26,700
45
2023 - 2033
78,000
-
15,000
-
93,000
30
2023 - 2043
141,000
-
28,000
-
169,000
56
2023 - 2033
78,000
111,600
235,500
158,600
583,700
825
2023 - 2043
141,000
142,800
438,000
281,500
1,003,300
1,459
Town of Lincoln
Rural
Remaining Urban Area
Prudhommes
Beamsville
Institutional
G.F.A. S.F.[1],[3]
Total Non-
Residential
G.F.A. S.F.
Commercial
G.F.A. S.F.[1]
Employment
Increase[4]
Development Location
Timing
Primary
G.F.A. S.F.[1],[2]
Industrial
G.F.A. S.F.[1]
Campden
Urban
Watson & Associates Economists Ltd.
PAGE B-1
H:\LINCOLN\2023 DC\Report\Final Report.docx
Appendix B
Level of Service
Watson & Associates Economists Ltd.
PAGE B-2
H:\LINCOLN\2023 DC\Report\Final Report.docx
Appendix B: Level of Service
Cost (per capita)
Services Related to a Highway - Roads
$50,267.00
0.0129
km of roadways
3,896,667
per km
629,091,505
Services Related to a Highway - Bridges, Culverts & Structures
$4,233.13
0.0033
Number of Bridges, Culverts & Structures
1,282,767
per item
52,977,622
Public Works - Facilities
$327.01
1.0850
sq.ft. of building area
301
per sq.ft.
4,092,530
Public Works - Vehicles & Equipment
$438.86
0.0035
No. of vehicles and equipment
125,389
per vehicle
5,492,333
Fire Protection Services - Facilities
$984.53
1.0522
sq.ft. of building area
936
per sq.ft.
12,321,393
Fire Protection Services - Vehicles & Equipment
$543.22
0.0008
No. of vehicles
679,025
per vehicle
6,798,398
Fire Protection Services - Small Equipment and Gear
$105.97
0.0393
No. of equipment and gear
2,696
per item
1,326,215
Parkland Development
$1,610.82
0.0100
Acres of Parkland
161,082
per acre
9,979,030
Recreation Facilities
$2,472.26
4.6399
sq.ft. of building area
533
per sq.ft.
15,315,651
Parks & Recreation Vehicles and Equipment
$81.70
0.0025
No. of vehicles and equipment
32,680
per vehicle
506,132
Library Services - Facilities
$442.19
0.5642
sq.ft. of building area
784
per sq.ft.
5,534,008
Library Services - Collection Materials
$84.77
3.3992
No. of library collection items
25
per collection item
1,060,897
Library Services - Vehicles
$0.31
0.00001
No. of vehicles and equipment
60,330
per vehicle
3,880
Fire Protection
Library
Parks & Recreation
Maximum
Ceiling LOS
15 Year Average Service Standard
Quality (per capita)
Quantity (per capita)
SUMMARY OF SERVICE STANDARDS AS PER DEVELOPMENT CHARGES ACT, 1997, AS AMENDED
Service Category
Sub-Component
Service Related to a
Highway
Watson & Associates Economists Ltd.
PAGE B-3
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Roads
Unit Measure:
km of roadways
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/km)
Rural kilometres
2 lane
213
213
221
230
239
248
248
248
248
248
248
248
248
218
218
$3,583,000
Urban kilometres
2 lane
65
65
65
66
66
67
68
68
68
68
70
73
74
74
74
$4,980,000
Total
278
278
286
296
305
315
316
316
316
316
318
321
322
292
292
Population
22,013
22,204
22,271
22,487
22,787
22,951
23,390
23,645
23,787
23,749
23,900
24,486
25,445
25,719
26,182
Per Capita Standard
0.0126
0.0125
0.0129
0.0132
0.0134
0.0137
0.0135
0.0134
0.0133
0.0133
0.0133
0.0131
0.0126
0.0113
0.0112
15 Year Average
2008-2022
Quantity Standard
0.0129
Quality Standard
$3,896,667
Service Standard
$50,267
D.C. Amount (before deductions)
20 Year
Forecast Population
12,515
$ per Capita
$50,267
Eligible Amount
$629,091,505
Watson & Associates Economists Ltd.
PAGE B-4
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Bridges, Culverts & Structures
Unit Measure:
Number of Bridges, Culverts & Structures
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/item)
Bridges - Vehicular
58
58
58
58
58
58
58
58
58
58
58
58
58
58
58
$1,600,000
Culverts Greater than 3m
9
9
9
9
9
9
9
9
9
9
9
9
9
9
10
$575,000
Culverts Less than 3m (cross culverts
not driveway culverts)
10
10
10
10
10
10
10
10
10
10
10
10
10
10
10
$190,000
Total
77
77
77
77
77
77
77
77
77
77
77
77
77
77
78
Population
22,013
22,204
22,271
22,487
22,787
22,951
23,390
23,645
23,787
23,749
23,900
24,486
25,445
25,719
26,182
Per Capita Standard
0.0035
0.0035
0.0035
0.0034
0.0034
0.0034
0.0033
0.0033
0.0032
0.0032
0.0032
0.0031
0.0030
0.0030
0.0030
15 Year Average
2008-2022
Quantity Standard
0.0033
Quality Standard
$1,282,767
Service Standard
$4,233
D.C. Amount (before deductions)
20 Year
Forecast Population
12,515
$ per Capita
$4,233
Eligible Amount
$52,977,622
Watson & Associates Economists Ltd.
PAGE B-5
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Class of Service:
Public Works - Facilities
Unit Measure:
sq.ft. of building area
Description
Proportion
Used by
Each
Service
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Services Related to a Highway
Jordan Yard
50%
2,500
2,500
2,500
-
-
-
-
-
-
-
-
-
-
-
-
$175
$215
Beamsville Yard
50%
8,750
8,750
8,750
8,750
8,750
8,750
8,750
8,750
8,750
8,750
8,750
8,750
8,750
8,750
8,750
$175
$215
Salt and Sand Dome
50%
522
522
522
522
522
522
522
522
522
522
522
522
522
522
522
$175
$215
Quarry Road Storage Facility
50%
900
900
900
900
900
900
900
900
900
900
900
900
900
900
900
$300
$352
Public Works/Planning Office
Space (Beamsville)
50%
2,100
2,100
2,100
2,100
2,100
2,100
2,100
2,100
2,100
2,100
2,100
2,100
2,100
2,100
2,100
$600
$683
Water Services
Jordan Yard
25%
1,250
1,250
1,250
-
-
-
-
-
-
-
-
-
-
-
-
$175
$215
Beamsville Yard
25%
4,375
4,375
4,375
4,375
4,375
4,375
4,375
4,375
4,375
4,375
4,375
4,375
4,375
4,375
4,375
$175
$215
Salt and Sand Dome
25%
261
261
261
261
261
261
261
261
261
261
261
261
261
261
261
$175
$215
Quarry Road Storage Facility
25%
450
450
450
450
450
450
450
450
450
450
450
450
450
450
450
$300
$352
Public Works/Planning Office
Space (Beamsville)
25%
1,050
1,050
1,050
1,050
1,050
1,050
1,050
1,050
1,050
1,050
1,050
1,050
1,050
1,050
1,050
$600
$683
Wastewater Services
Jordan Yard
25%
1,250
1,250
1,250
-
-
-
-
-
-
-
-
-
-
-
-
$175
$215
Beamsville Yard
25%
4,375
4,375
4,375
4,375
4,375
4,375
4,375
4,375
4,375
4,375
4,375
4,375
4,375
4,375
4,375
$175
$215
Salt and Sand Dome
25%
261
261
261
261
261
261
261
261
261
261
261
261
261
261
261
$175
$215
Quarry Road Storage Facility
25%
450
450
450
450
450
450
450
450
450
450
450
450
450
450
450
$300
$352
Public Works/Planning Office
Space (Beamsville)
25%
1,050
1,050
1,050
1,050
1,050
1,050
1,050
1,050
1,050
1,050
1,050
1,050
1,050
1,050
1,050
$600
$683
Total
29,544
29,544
29,544
24,544
24,544
24,544
24,544
24,544
24,544
24,544
24,544
24,544
24,544
24,544
24,544
Population
22,013
22,204
22,271
22,487
22,787
22,951
23,390
23,645
23,787
23,749
23,900
24,486
25,445
25,719
26,182
Per Capita Standard
1.3421
1.3306
1.3266
1.0915
1.0771
1.0694
1.0493
1.0380
1.0318
1.0335
1.0269
1.0024
0.9646
0.9543
0.9374
15 Year Average
2008-2022
Quantity Standard
1.0850
Quality Standard
$301
Service Standard
$327
D.C. Amount (before deductions)
20 Year
Forecast Population
12,515
$ per Capita
$327
Eligible Amount
$4,092,530
Watson & Associates Economists Ltd.
PAGE B-6
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/Vehicle)
4 Ton Dump - Ford 1999 (VT26)
1
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$106,000
4 Ton Dump - Ford 1999 (VT27)
1
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$122,000
4 Ton Dump - Ford
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$108,000
4 Ton Dump - Ford
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$102,000
Asphalt grinder for EB23
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$29,300
Asphalt paver (EM45)
1
1
1
1
1
1
1
1
1
1
-
-
-
-
-
$142,000
AVR (Mechanic)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$10,000
Backhoe - JD + new buckets 1996
(EB24)
1
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$449,000
Backhoe - JD + new buckets 2008
(EB27)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$410,000
Backhoe - John Deere (EB23)
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$373,000
Backhoe - John Deere 2005 (EB26)
1
1
1
1
1
1
1
1
1
1
1
1
-
-
-
$373,000
Backhoe - JD + new buckets &
snowplow 2012 (EB24)
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$168,000
Boom Mower for ER11
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$64,000
Bush Hog for ER11
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$20,000
Car - Dodge Caliber - 2007 (VC14)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$30,000
Car - Chevy Malibu - 2002 (VC17)
1
1
1
1
1
1
1
1
1
-
-
-
-
-
-
$50,000
Cargo Van - Dodge
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$62,000
Cargo Van - Ford + outfitting 2005
(VV22)
1
1
1
1
1
1
1
1
1
-
-
-
-
-
-
$55,000
Cube Van - Ford + outfitting 2002
(VV21)
1
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$140,000
Cargo Van - Chevrolet + outfitting
2010 (VV19)
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$61,000
Cargo Van - Chevrolet + outfitting
2012 (VV20)
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$62,000
Watson & Associates Economists Ltd.
PAGE B-7
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/Vehicle)
Dump International 2006 (VT24)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$198,000
Dump -Sterling (VT25)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$204,000
Dump Truck - Ford Single Axle
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$34,000
Dump Truck - Ford Single Axle
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$392,000
Dump Truck - Ford Tandem Axle
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$430,000
Dump Truck - International Single
Axle 2012 (VD34)
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$397,000
Dump Truck - International Single
Axle 2009 (VD32)
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$400,000
Dump Truck - International Single
Axle 2010 (VD33)
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$390,000
Dump Truck - International Single
Axle 2008 (VD30)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$352,000
Dump Truck - International Single
Axle 2009 (VD31)
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$354,000
Dump Truck - Sterling Single Axle
2000 (VD17)
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$392,000
Dump Truck - Sterling Single Axle
2000 (VD18)
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$390,000
Dump Truck - Sterling Single Axle
2000 (VD19)
1
1
1
1
1
1
1
1
1
1
1
-
-
-
-
$392,000
Dump Truck - Sterling Single Axle
2005 (VD20)
1
1
1
1
1
1
1
1
1
1
1
1
-
-
-
$392,000
Dump Truck - Sterling Single Axle
(VD16)
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$419,000
Dump Truck - Sterling Tandem Axle
2007 (VD39)
1
1
1
1
1
1
1
1
1
1
1
1
-
-
-
$428,000
Dump Truck - Volvo Tandem
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$486,000
Foot Tamper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$9,000
Watson & Associates Economists Ltd.
PAGE B-8
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/Vehicle)
Gas Cutting Torches
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,000
Gas Cutting Torches
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,000
Generator
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$3,000
Generator - 3500 Watt
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$5,000
Grader - Champion 1991 (EG31)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$654,000
Heavy Duty Air Jack
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$8,000
Hydraulic Powerpack - JCB
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,000
Loader - John Deere FWD 1999
(EB25)
1
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$494,000
Mechanic's Hoist
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$27,000
Pickup Truck - Chevy Silverado 2008
(VP26)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$65,000
Pickup Truck - Chevy Silverado 2010
(VP27)
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$65,000
Pickup Truck - Dodge
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$65,000
Pickup Truck - Dodge
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$65,000
Pickup Truck - Dodge (VP29)
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$65,000
Pickup Truck - Dodge (VP28)
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$65,000
Pickup Truck - Dodge 2007 (VP23)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$65,000
Pickup Truck - Dodge 2007 (VP41)
1
1
1
1
1
1
1
1
1
1
1
-
-
-
-
$65,000
Pickup Truck - Dodge 2012 (VP29)
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$65,000
Pickup Truck - Dodge 2012 (VP30)
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$65,000
Pickup Truck - Ford 2006 (VP01)
1
1
1
1
1
1
1
1
1
1
1
-
-
-
-
$65,000
Pickup Truck - Ford 2006 (VP02)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$65,000
Watson & Associates Economists Ltd.
PAGE B-9
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/Vehicle)
Pickup Truck - Ford 2006 (VP03)
1
1
1
1
1
1
1
1
1
1
1
-
-
-
-
$65,000
Pickup Truck - Ford 2002 (VC15)
1
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$65,000
Pickup Truck - Ford 2004 (VP33)
1
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$65,000
Pickup Truck - Ford 2004 (VP34)
1
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$65,000
Pickup Truck - Ford
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$65,000
Pickup Truck - Ford
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$65,000
Pickup Truck - Ford
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$65,000
Pickup Truck - Ford
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$65,000
Pickup Truck - Ford (VP10)
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$65,000
Pickup Truck - Ford (VP09)
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$65,000
Plasma Cutter
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$3,000
Plate Tamper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$9,000
Plow Attachment for EM43
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$14,000
Post Pounder - Hydraulic
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$7,000
Post Puller - Hydraulic
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$6,000
Pumps
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,000
Rear Flail for ER11 - Was replaced
with ER78 - no unit was assigned
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$24,000
Roller 2006 (EM40)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$51,000
Salt/sand Spreader for ER11 - Was
replaced with ER78 - no unit was
assigned
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,000
Sandblaster
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$6,000
Watson & Associates Economists Ltd.
PAGE B-10
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/Vehicle)
Scanner - Snap-on
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$7,000
Sewer Pump
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$5,000
Sewer Rodder - Sreco 1982 (EM36)
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$119,000
Sheet Painter
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$7,000
Side Flail for ER11 - Was replaced
with ER78 - no unit was assigned
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$33,000
Snow Blade for ER11 - Was
replaced with ER78 - no unit was
assigned
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$13,000
Stihl Quick Cut Saw
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,000
Street Sweeper - Elgin 2008 (VD38)
1
1
1
1
1
1
1
1
1
1
1
1
1
-
-
$315,000
Tamper, Jumping Jack
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$7,000
Thompson Steamer 1982 (EM39)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$74,000
Tractor - New Holland (ER78)
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$315,000
Trailer - Hitchman 2013 (EA56)
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$3,000
Trailer - Miska - Landscape Tandem
2008 (EA55)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,000
Trailer - roller 2008 (EA53)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,000
Trailer - Wiscot Paint Machine
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$6,000
Trailer - Wiscot Shoring 2002
(EA51)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$5,000
Vacuum Sweeper - Tymco 1999
(EM33)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$519,000
Welder (Shop)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$7,900
Welder (Truck)
1
1
1
1
1
1
1
1
1
1
1
-
-
-
-
$12,400
Dump Truck Tandem (VD35) 2014
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$407,100
Watson & Associates Economists Ltd.
PAGE B-11
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/Vehicle)
Dump Truck Tandem (VD36) 2017
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$407,100
Dump Truck Single (VD37) 2019
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$372,400
Street Sweeper -Elgin (VD38) 2020
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$493,500
Dump Truck Tandem (VD39) 2020
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$407,100
Dump Truck Single (VD40) 2022
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$372,400
Dump Truck Single (VD41) 2022
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$372,400
Dump Truck Tandem (VD42) 2022
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$461,000
Pickup Truck Chevy (VP31) 2013
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$65,000
Pickup Truck Chevy (VP33) 2015
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$65,000
Pickup Truck Chevy (VP34) 2015
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$65,000
Pickup Truck Chevy (VP38) 2017
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$65,000
Pickup Truck Chevy (VP40) 2018
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$65,000
Pickup Truck Chevy (VP41) 2019
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$65,000
Pick Truck Ford (VP42) 2019
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$65,000
4-ton Dump Truck (VT26) 2014
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$100,000
4-ton Dump Truck (VT27) 2014
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$100,000
4-ton Dump Truck (VT28) 2020
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$100,000
4-ton Dump Truck (VT29) 2020
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$100,000
Cube Van (VV21) 2014
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$120,000
Van (VV23) 2019
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$80,000
Tractor John Deere (ER78) 2010
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$120,000
Tractor John Deere (ER79) 2019
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$65,000
Tractor Kubota (ER80) 2020
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$59,000
Tractor Kubota (ER81) 2020
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$59,000
Tractor Kubota (ER82) 2021
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$113,000
Watson & Associates Economists Ltd.
PAGE B-12
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/Vehicle)
Car Ford (VC15) 2015
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$40,000
Car Ford (VC16) 2015
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$40,000
Car GMC (VC18) 2019
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$40,000
Car Chevy (VC19) 2020
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$40,000
Car Chevy (VC20) 2020
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$40,000
Car Toyota (VC21) 2021
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$40,000
Caterpillar Loader (EB25) 2013
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$300,000
John Deere Backhoe (EB26) 2020
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$250,000
John Deere Backhoe (EB27) 2022
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$250,000
Total
89
91
95
95
100
75
71
73
73
73
73
74
80
80
85
Population
22,013
22,204
22,271
22,487
22,787
22,951
23,390
23,645
23,787
23,749
23,900
24,486
25,445
25,719
26,182
Per Capita Standard
0.0040
0.0041
0.0043
0.0042
0.0044
0.0033
0.0030
0.0031
0.0031
0.0031
0.0031
0.0030
0.0031
0.0031
0.0032
15 Year Average
2008-2022
Quantity Standard
0.0035
Quality Standard
$125,389
Service Standard
$439
D.C. Amount (before deductions)
20 Year
Forecast Population
12,515
$ per Capita
$439
Eligible Amount
$5,492,333
Watson & Associates Economists Ltd.
PAGE B-13
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Service:
Fire Protection Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Fire Station #1 - 4594 Ontario St.,
Beamsville
4,402
4,402
4,402
4,402
6,600
6,600
6,600
6,600
6,600
7,368
7,368
7,368
7,368
7,368
7,368
$750
$900
Old Fire Station #2 - 4238 Fly Rd.,
Campden
3,223
3,223
3,223
3,223
3,223
3,223
3,223
3,223
3,223
3,223
3,223
-
-
-
-
$600
$750
New Fire Station #2 - 3970 Fly Rd.,
Campden
-
-
-
-
-
-
-
-
-
-
-
5,345
5,345
5,345
5,345
$700
$897
Fire Station #3 - 3335 Tallman Dr.,
Vineland
4,360
4,360
4,360
4,360
4,360
4,360
4,360
4,360
4,360
4,360
4,360
4,360
4,360
4,360
4,360
$700
$835
Fire Station #4 - 3763 19th St., Jordan
10,457
10,457
10,457
10,457
10,457
10,457
10,457
10,457
10,457
10,457
10,457
10,457
10,457
10,457
10,457
$800
$1,047
Total
22,442
22,442
22,442
22,442
24,640
24,640
24,640
24,640
24,640
25,408
25,408
27,530
27,530
27,530
27,530
Population
22,013
22,204
22,271
22,487
22,787
22,951
23,390
23,645
23,787
23,749
23,900
24,486
25,445
25,719
26,182
Per Capita Standard
1.0195
1.0107
1.0077
0.9980
1.0813
1.0736
1.0534
1.0421
1.0359
1.0699
1.0631
1.1243
1.0819
1.0704
1.0515
15 Year Average
2008-2022
Quantity Standard
1.0522
Quality Standard
$936
Service Standard
$985
D.C. Amount (before deductions)
20 Year
Forecast Population
12,515
$ per Capita
$985
Eligible Amount
$12,321,393
Watson & Associates Economists Ltd.
PAGE B-14
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Service:
Fire Protection Services - Vehicles & Equipment
Unit Measure:
No. of vehicles
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/Vehicle)
Command
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$125,000
Prevention
1
1
1
1
1
1
1
1
2
2
2
2
2
2
2
$85,000
Aerial (100 ft Platform)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,300,000
Pumper Rescue
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$1,100,000
Tanker
2
2
3
3
3
3
3
3
3
3
3
3
3
3
3
$800,000
Air/Rehab Unit
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$500,000
Heavy Rescue
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,000,000
Squad
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$250,000
Pumper
1
1
1
1
1
1
1
1
1
1
1
2
2
2
2
$1,100,000
UTV
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$32,000
UTV Trailer
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$10,000
Total
15
15
16
16
16
17
17
17
18
20
20
21
21
21
21
Population
22,013
22,204
22,271
22,487
22,787
22,951
23,390
23,645
23,787
23,749
23,900
24,486
25,445
25,719
26,182
Per Capita Standard
0.0007
0.0007
0.0007
0.0007
0.0007
0.0007
0.0007
0.0007
0.0008
0.0008
0.0008
0.0009
0.0008
0.0008
0.0008
15 Year Average
2008-2022
Quantity Standard
0.0008
Quality Standard
$679,025
Service Standard
$543
D.C. Amount (before deductions)
20 Year
Forecast Population
12,515
$ per Capita
$543
Eligible Amount
$6,798,398
Watson & Associates Economists Ltd.
PAGE B-15
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Service:
Fire Protection Services - Small Equipment and Gear
Unit Measure:
No. of equipment and gear
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/item)
Bunker Gear & Protective Clothing
101
101
101
101
101
101
101
101
101
118
118
138
158
178
202
$5,800
Firefighter Pagers with Chargers
120
120
120
120
120
120
120
120
140
140
140
140
140
140
144
$1,200
Station Air Compressors
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
S.C.B.A.'s
34
34
34
34
34
40
40
40
40
44
50
50
50
50
50
$9,300
SCBA Masks
56
56
56
56
56
61
61
61
61
80
135
135
135
135
135
$800
Air Cylinders
103
103
103
103
103
115
115
115
115
115
160
160
160
160
160
$2,000
Washer Extractors
-
-
1
1
1
4
4
4
4
4
4
4
4
4
4
$10,000
Thermal Imaging Cameras
5
5
5
5
5
5
5
5
5
5
8
8
8
8
8
$12,500
Hurst Auto Extrication (RAM)
5
5
5
5
5
5
5
5
5
5
1
1
1
1
1
$16,000
Hurst Auto Extrication (Spreader)
1
1
1
1
1
1
1
1
1
1
7
7
7
7
7
$20,000
Hurst Auto Extrication (Cutter)
1
1
1
1
1
1
1
1
1
1
7
7
7
7
7
$20,000
Multi Gas Detectors
1
1
1
1
4
4
4
4
4
4
5
5
5
5
5
$6,500
Portable Pumps
3
3
3
3
3
3
4
4
4
4
4
4
4
4
4
$8,000
Portable Radio
31
31
31
31
31
41
41
41
41
41
44
44
44
44
44
$5,000
Mobile Radio
14
14
15
15
15
17
17
18
20
21
22
23
23
23
23
$7,000
Vehicle Radio Repeaters
-
-
-
-
-
-
-
-
-
-
-
-
-
-
4
$35,000
Hoses - 45mm
94
94
94
102
102
126
141
156
171
186
201
201
201
201
201
$300
Hoses - 60mm
65
65
65
65
65
77
90
103
116
129
142
142
142
142
142
$350
Hoses - 100mm
37
37
37
37
37
37
46
55
64
73
81
81
81
81
81
$1,200
Hoses - 125mm
-
-
-
-
-
9
9
9
9
9
9
9
9
9
9
$1,100
Nozzles
31
31
31
31
31
31
31
31
31
31
31
31
31
31
31
$1,500
Total
703
703
705
713
716
799
837
875
934
1,012
1,170
1,191
1,211
1,231
1,263
Population
22,013
22,204
22,271
22,487
22,787
22,951
23,390
23,645
23,787
23,749
23,900
24,486
25,445
25,719
26,182
Per Capita Standard
0.0319
0.0317
0.0317
0.0317
0.0314
0.0348
0.0358
0.0370
0.0393
0.0426
0.0490
0.0486
0.0476
0.0479
0.0482
15 Year Average
2008-2022
Quantity Standard
0.0393
Quality Standard
$2,696
Service Standard
$106
D.C. Amount (before deductions)
20 Year
Forecast Population
12,515
$ per Capita
$106
Eligible Amount
$1,326,215
Watson & Associates Economists Ltd.
PAGE B-16
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Service:
Parkland Development
Unit Measure:
Acres of Parkland
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/Acre)
Destination Park
24.80
24.80
24.80
24.80
28.46
28.46
28.46
28.46
28.46
28.46
28.46
28.46
28.46
28.46
28.46
$193,000
Sports Park
59.70
59.70
59.70
59.70
59.70
59.70
59.70
59.70
59.70
59.70
59.70
59.70
59.70
59.70
59.70
$193,000
Community Park
16.11
16.11
16.11
16.11
16.11
16.11
16.11
16.11
16.11
16.11
16.11
19.27
19.27
19.27
19.27
$193,000
Neighbourhood Park
13.59
13.59
13.59
13.59
13.59
13.59
13.59
13.59
13.59
13.59
15.19
15.19
15.19
15.19
15.19
$193,000
Natural Area
77.94
77.94
77.94
77.94
77.94
77.94
77.94
77.94
77.94
77.94
77.94
77.94
77.94
77.94
77.94
$116,000
Open Space Linkage
32.16
32.16
32.64
32.64
32.64
33.44
39.97
39.97
39.97
39.97
40.57
40.57
40.77
40.77
40.77
$160,000
Schools (Municipal Portion 33%)
1.97
1.97
1.97
1.97
1.97
1.97
1.97
1.97
3.30
3.30
3.30
3.30
3.30
3.30
3.30
$96,000
Total
226.28
226.28
226.76
226.76
230.42
231.22
237.75
237.75
239.07
239.07
241.27
244.43
244.63
244.63
244.63
Population
22,013
22,204
22,271
22,487
22,787
22,951
23,390
23,645
23,787
23,749
23,900
24,486
25,445
25,719
26,182
Per Capita Standard
0.0103
0.0102
0.0102
0.0101
0.0101
0.0101
0.0102
0.0101
0.0101
0.0101
0.0101
0.0100
0.0096
0.0095
0.0093
15 Year Average
2008-2022
Quantity Standard
0.0100
Quality Standard
$161,082
Service Standard
$1,611
D.C. Amount (before deductions)
10 Year
Forecast Population
6,195
$ per Capita
$1,611
Eligible Amount
$9,979,030
Watson & Associates Economists Ltd.
PAGE B-17
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Service:
Recreation Facilities
Unit Measure:
sq.ft. of building area
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Beamsville Arena
24,600
24,600
24,600
24,600
24,600
24,600
-
-
-
-
-
-
-
-
-
$500
$573
Jordan Arena
30,400
30,400
30,400
30,400
30,400
30,400
30,400
30,400
30,400
30,400
30,400
30,400
30,400
30,400
30,400
$450
$518
Jordan Lions Building
2,550
2,550
2,550
2,550
2,550
2,550
2,550
2,550
2,550
2,550
2,550
2,550
2,550
2,550
2,550
$450
$518
Lincoln Centre
7,400
7,400
7,400
7,400
7,400
7,400
7,400
7,400
7,400
7,400
7,400
7,400
7,400
7,400
7,400
$450
$518
Bennett Hall
4,600
4,600
4,600
4,600
4,600
4,600
4,600
4,600
4,600
4,600
4,600
4,600
4,600
4,600
2,300
$350
$408
Howard House
2,120
2,120
2,120
2,120
2,120
2,120
2,120
2,120
2,120
2,120
2,120
2,120
2,120
2,120
2,120
$350
$408
Fleming Memorial Arena / Centre
-
-
-
-
-
-
57,000
57,000
57,000
57,000
57,000
57,000
57,000
57,000
57,000
$600
$683
Outdoor Pool-Beamsville
5,591
5,591
5,591
5,591
5,591
5,591
5,591
5,591
5,591
5,591
5,591
5,591
5,591
5,591
5,591
$250
$297
Outdoor Pool-Jordan
-
5,027
5,027
5,027
5,027
5,027
5,027
5,027
5,027
5,027
5,027
5,027
5,027
5,027
5,027
$250
$297
Beam St. Facility
-
-
-
-
-
-
5,758
5,758
5,758
5,758
5,758
5,758
5,758
5,758
-
$350
$408
Community Services Office Space
(Beamsville)
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
$600
$683
De Sousa Winery
-
-
-
-
-
-
-
-
-
-
-
5,486
5,486
5,486
5,486
$225
$270
Quarry Road (Barn)
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
$175
$215
Total
81,861
86,888
86,888
86,888
86,888
86,888
125,046
125,046
125,046
125,046
125,046
130,532
130,532
130,532
122,474
Population
22,013
22,204
22,271
22,487
22,787
22,951
23,390
23,645
23,787
23,749
23,900
24,486
25,445
25,719
26,182
Per Capita Standard
3.7188
3.9132
3.9014
3.8639
3.8131
3.7858
5.3461
5.2885
5.2569
5.2653
5.2321
5.3309
5.1300
5.0753
4.6778
15 Year Average
2008-2022
Quantity Standard
4.6399
Quality Standard
$533
Service Standard
$2,472
D.C. Amount (before deductions)
10 Year
Forecast Population
6,195
$ per Capita
$2,472
Eligible Amount
$15,315,651
Watson & Associates Economists Ltd.
PAGE B-18
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Service:
Parks & Recreation Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/Vehicle)
100 gal. Watering System (Ea72)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$6,300
Aerator (EA71)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$10,000
Bannerman Ball Diamond groomer
2005 (EA35)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$18,300
Bannerman Ball Diamond groomer
1999 (EA36)
1
1
1
1
1
1
1
1
1
1
1
1
1
-
-
$25,300
Bannerman Belt Liner
1
1
1
1
1
1
1
1
1
1
4
4
4
4
4
$1,200
Bannerman Overseeder
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$25,900
Bannerman Top Dresser
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$20,700
Beach Groomer
1
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$62,400
Brush Chipper - Morbark 2003
(EM44)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$65,900
Cargo Van - Ford + outfitting
2005(VV18)
1
1
1
1
1
1
1
1
1
-
-
-
-
-
-
$74,200
Excavator - Volvo
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$136,700
Forklift - JCB 2005 (EM43)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$117,600
Gator ATV - John Deere 6x4 2000
(EL81)
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$31,300
Heavy Duty Pallet Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,300
Ice Edger
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$5,800
Ice Resurfacer - Beamsville 2003
propane (EM35)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$238,300
Ice Resurfacer - Jordan 2008 electric
(EM47)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$230,400
Ice Resurfacer - Spare
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$118,800
Leafblower
3
3
3
3
2
2
2
2
2
2
6
8
10
12
14
$1,200
Watson & Associates Economists Ltd.
PAGE B-19
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Service:
Parks & Recreation Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/Vehicle)
Pickup Truck - Chevy Silverado 2008
(VP25)
1
1
1
1
1
1
1
1
1
1
1
1
-
-
-
$65,000
Pickup Truck - Ford F 150 2014
(VP32)
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$65,000
Pickup Truck - Dodge 2007 (VP22)
1
1
1
1
1
1
1
1
1
1
1
1
-
-
-
$65,000
Pickup Truck - Dodge 2012 (VP28)
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$65,000
Pickup Truck - Ford 2004 (VP14)
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$65,000
Pickup Truck - GMC Sierra 1500
(VP35)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$65,000
Pickup Truck - GMC Sierra 1500
(VP36)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$65,000
Pressure Washer
2
2
2
2
2
2
2
2
2
2
2
2
2
2
1
$17,500
Progator-John Deere 2008 (EL82)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$55,900
Push Mowers - 2
3
3
3
3
3
3
3
3
3
3
3
4
4
5
6
$1,000
Riding Mower - John Deere
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$15,400
Riding Mower - Kubota 2WD 2008
(EL 14)
1
1
1
1
1
1
1
1
1
1
1
-
-
-
-
$25,200
Riding Mower - Kubota 4WD 2000
(EL12)
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$55,300
Riding Mower - Kubota Zero Turn
2005 (EL13)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
-
$29,700
Rototiller
-
-
-
-
1
1
1
1
1
1
1
2
2
3
3
$1,200
RTV - Kubota 2007 (EL16)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$29,700
Sprayer - 50 gal
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$3,500
Tractor - Ford (ER 16)
1
1
1
1
1
1
1
1
1
1
1
-
-
-
-
$52,000
Watson & Associates Economists Ltd.
PAGE B-20
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Service:
Parks & Recreation Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/Vehicle)
Tractor - Massey Ferguson 2007
(ER75)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$52,000
Tractor - Massey Ferguson 2007
(ER76)
1
1
1
1
1
1
1
1
1
1
1
1
1
-
-
$52,000
Tractor - Massey Ferguson 2007
(ER77)
1
1
1
1
1
1
1
1
1
1
-
-
-
-
-
$52,000
Trailer - Hitchman (Tent)
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$3,200
Trailer - Hitchman 22' Tandem
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$13,400
Trailer - Wiscot 1997 (EA49)
1
1
1
1
1
1
1
1
1
1
-
-
-
-
-
$2,900
Trailer - Wiscot-small Tandem
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$4,900
Watercannon
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$62,300
Weedeaters
6
6
6
6
6
6
6
6
6
6
8
10
10
12
13
$700
M.F. Mower-2013 (EL83)
-
-
-
-
-
1
1
1
1
1
1
1
-
-
-
$21,400
Kubota RTV-2015 (EL84)
-
-
-
-
-
-
-
1
1
1
1
1
1
-
-
$22,600
Kubota Mower-2016 (EL85)
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$42,400
Utility Trailer (EA76)
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$2,900
Gang Mower -2106 (EA77)
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$17,600
Sod cutter Billy Goat
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$4,300
IGO Liners
-
-
-
-
-
-
-
-
-
-
-
-
-
-
2
$1,600
Lazer Liners
-
-
-
-
-
-
-
-
-
-
-
-
-
-
2
$3,800
Green works Electric trimmers
-
-
-
-
-
-
-
-
-
-
-
-
-
-
3
$800
Bannerman Gill/Groomer
-
-
-
-
-
-
-
-
-
-
-
-
-
-
2
$3,800
Green works electric Mowers
-
-
-
-
-
-
-
-
-
-
-
-
-
-
3
$900
Ford Pickup (VP39) 2018
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$65,000
Chevy Pickup (VP43) 2019
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$65,000
Chevy Pickup (VP44) 2020
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$65,000
Ford Van (VV22) 2018
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$120,000
Watson & Associates Economists Ltd.
PAGE B-21
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Service:
Parks & Recreation Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/Vehicle)
Kubbota Mower (EL86) 2017
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$19,000
Kubota Mower (EL87) 2017
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$19,000
Kubota Mower (EL88) 2018
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$19,000
Kubota Mower (EL89) 2018
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$19,000
Kubota Mower (EL90) 2019
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$19,000
Kubota Mower (EL91) 2019
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$19,000
Kubota Mower (EL92) 2020
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$19,000
Kubota Mower (EL93) 2020
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$19,000
Kubota UTV (EL94) 2021
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$29,500
Kubota UTV (EL95) 2021
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$29,500
Kubota Mower (EL96) 2022
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$19,000
Kubota Mower (EL97) 2022
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$19,000
Kubota Mower (EL98) 2022
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$19,000
Ford car (VC17) 2019
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$40,000
Total
54
54
54
54
55
47
47
48
51
52
62
70
72
78
96
Population
22,013
22,204
22,271
22,487
22,787
22,951
23,390
23,645
23,787
23,749
23,900
24,486
25,445
25,719
26,182
Per Capita Standard
0.0025
0.0024
0.0024
0.0024
0.0024
0.0020
0.0020
0.0020
0.0021
0.0022
0.0026
0.0029
0.0028
0.0030
0.0037
15 Year Average
2008-2022
Quantity Standard
0.0025
Quality Standard
$32,680
Service Standard
$82
D.C. Amount (before deductions)
10 Year
Forecast Population
6,195
$ per Capita
$82
Eligible Amount
$506,132
Watson & Associates Economists Ltd.
PAGE B-22
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Service:
Library Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Beam St. Facility
5,758
5,758
5,758
5,758
5,758
5,758
-
-
-
-
-
-
-
-
-
$350
$444
Moses F. Rittenhouse
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
$800
$988
Fleming Branch
-
-
-
-
-
-
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
$600
$746
Total
10,858
10,858
10,858
10,858
10,858
10,858
15,100
15,100
15,100
15,100
15,100
15,100
15,100
15,100
15,100
Population
22,013
22,204
22,271
22,487
22,787
22,951
23,390
23,645
23,787
23,749
23,900
24,486
25,445
25,719
26,182
Per Capita Standard
0.4933
0.4890
0.4875
0.4829
0.4765
0.4731
0.6456
0.6386
0.6348
0.6358
0.6318
0.6167
0.5934
0.5871
0.5767
15 Year Average
2008-2022
Quantity Standard
0.5642
Quality Standard
$784
Service Standard
$442
D.C. Amount (before deductions)
20 Year
Forecast Population
12,515
$ per Capita
$442
Eligible Amount
$5,534,008
Watson & Associates Economists Ltd.
PAGE B-23
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Service:
Library Services - Collection Materials
Unit Measure:
No. of library collection items
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023 Value
($/item)
Collections
78,066
78,549
78,968
77,798
82,446
78,234
77,067
82,418
76,671
76,671
76,671
78,870
86,861
88,000
88,000
$24
Electronic Collection
-
0.4
0.4
0.4
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$53,700
Public Computers
15
15
15
15
15
15
19
19
19
19
19
19
29
29
29
$1,600
Maker Space Kit
-
-
-
-
-
-
-
-
-
-
-
-
-
3
3
$200
3D Printers
-
-
-
-
-
-
-
-
-
-
-
-
1
1
2
$5,500
Internet Hot Spot
-
-
-
-
-
-
-
-
-
-
-
-
-
10
20
$200
Total
78,081
78,564
78,983
77,813
82,462
78,250
77,087
82,438
76,691
76,691
76,691
78,890
86,892
88,044
88,055
Population
22,013
22,204
22,271
22,487
22,787
22,951
23,390
23,645
23,787
23,749
23,900
24,486
25,445
25,719
26,182
Per Capita Standard
3.5470
3.5383
3.5465
3.4604
3.6188
3.4094
3.2957
3.4865
3.2241
3.2292
3.2088
3.2218
3.4149
3.4233
3.3632
15 Year Average
2008-2022
Quantity Standard
3.3992
Quality Standard
$25
Service Standard
$85
D.C. Amount (before deductions)
20 Year
Forecast Population
12,515
$ per Capita
$85
Eligible Amount
$1,060,897
Watson & Associates Economists Ltd.
PAGE B-24
H:\LINCOLN\2023 DC\Report\Final Report.docx
Town of Lincoln
Service Standard Calculation Sheet
Service:
Library Services - Vehicles
Unit Measure:
No. of library collection items
Description
2008
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2018
Value
($/item)
2023 Value
($/item)
Library Van
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$60,000
Total
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
Population
22,013
22,204
22,271
22,487
22,787
22,951
23,390
23,645
23,787
23,749
23,900
24,486
25,445
25,719
26,182
Per Capita Standard
-
-
-
-
-
-
-
-
-
-
-
-
-
0.00004
0.00004
15 Year Average
2008-2022
Quantity Standard
0.00001
Quality Standard
$60,330
Service Standard
$0.31
D.C. Amount (before deductions)
20 Year
Forecast Population
12,515
$ per Capita
$0.31
Eligible Amount
$3,880
Watson & Associates Economists Ltd.
PAGE C-1
H:\LINCOLN\2023 DC\Report\Final Report.docx
Appendix C
Long-Term Capital
and Operating Cost
Examination
Watson & Associates Economists Ltd.
PAGE C-2
H:\LINCOLN\2023 DC\Report\Final Report.docx
Appendix C: Long-Term Capital and Operating
Cost Examination
Town of Lincoln
Annual Capital and Operating Cost Impact
As a requirement of the Development Charges Act, 1997, as amended, under
subsection 10 (2) (c), an analysis must be undertaken to assess the long-term capital
and operating cost impacts for the capital infrastructure projects identified within the
development charge. As part of this analysis, it was deemed necessary to isolate the
incremental operating expenditures directly associated with these capital projects, factor
in cost savings attributable to economies of scale or cost sharing where applicable and
prorate the cost on a per unit basis (i.e., sq.ft. of building space, per vehicle, etc.). This
was undertaken through a review of the Town's approved 2022 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 which are incurred during the life of a physical
asset, from the time its acquisition is first considered, to the time it is taken out of
service for disposal or redeployment. The method selected for lifecycle costing is the
sinking fund method which provides that money will be contributed annually and
invested, so that those funds will grow over time to equal the amount required for future
replacement. The following factors were utilized to calculate the annual replacement
cost of the capital projects (annual contribution = factor X capital asset cost) and are
based on an annual growth rate of 2% (net of inflation) over the average useful life of
the asset:
Watson & Associates Economists Ltd.
PAGE C-3
H:\LINCOLN\2023 DC\Report\Final Report.docx
Table C-1
Town of Lincoln
Lifecycle Cost Factors and Average Useful Lives
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 Town
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.
Average Useful Life
Factor
Water and Wastewater Infrastructure
80
0.005160705
Facilities
50
0.01182321
Services Related to a Highway
50
0.01182321
Parkland Development
40
0.016555748
Vehicles
15
0.057825472
Small Equipment & Gear
10
0.091326528
Library Materials
10
0.091326528
Lifecycle Cost Factors
Asset
Watson & Associates Economists Ltd.
PAGE C-4
H:\LINCOLN\2023 DC\Report\Report for Addendum.docx
Table C-2
Town of Lincoln
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.
Stormwater Drainage and Control Services
1.1
Channels, drainage and ponds
13,079,682
289,740
34,426
324,166
2.
Wastewater Services
2.1
Treatment plants & Sewers
24,345,352
546,796
2,356,512
2,903,308
3.
Water Services
3.1
Treatment, storage and distribution systems
40,715,975
904,041
2,471,431
3,375,472
4.
Services Related to a Highway
4.1
Roads and Related
90,707,190
4,159,843
1,994,898
6,154,741
4.2
Public Works (Facilities and Fleet)
27,589,000
1,136,722
2,489,784
3,626,506
5.
Fire Protection Services
5.1
Fire facilities, vehicles & equipment
22,218,097
992,262
1,756,210
2,748,472
6.
Library Services
6.1
Library facilities, materials and vehicles
6,552,885
237,747
727,150
964,897
7.
Parks and Recreation Services
7.1
Park development, vehicles, trails and recreation facilities
37,186,015
1,394,309
1,619,718
3,014,027
Total
262,394,196
9,661,460
13,450,130
23,111,590
Watson & Associates Economists Ltd.
PAGE D-1
H:\LINCOLN\2023 DC\Report\Final Report.docx
Appendix D
D.C. Reserve Fund Policy
Watson & Associates Economists Ltd.
PAGE D-2
H:\LINCOLN\2023 DC\Report\Final Report.docx
Appendix D: D.C. Reserve Fund Policy
D.1
Legislative Requirements
The Development Charges Act, 1997, as amended (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 D.C.A. provide the following regarding reserve
fund establishment and use:
- A municipality shall establish a reserve fund for each service to which the D.C.
by-law relates; subsection 7 (1), however, allows services to be grouped into
categories of services for reserve fund (and credit) purposes 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 subsection 5 (1) 2
to 8).
- Money may be borrowed from the fund but must be paid back with interest
(O. Reg. 82/98, subsection 11 (1) defines this as Bank of Canada rate either on
the day the by-law comes into force or, if specified in the by-law, the first
business day of each quarter).
- D.C. reserve funds may not be consolidated with other municipal reserve funds
for investment purposes and may only be used as an interim financing source for
capital undertakings for which D.C.s may be spent (section 37).
Annually, the Treasurer of the municipality is required to provide Council with a financial
statement related to the D.C. by-law(s) and reserve funds. This statement must be
made available to the public and may be requested to be forwarded to the Minister of
Municipal Affairs and Housing.
Subsection 43 (2) and O. Reg. 82/98 prescribe the information that must be included in
the Treasurer's statement, as follows:
- opening balance;
- closing balance;
Watson & Associates Economists Ltd.
PAGE D-3
H:\LINCOLN\2023 DC\Report\Final Report.docx
- 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 asset's 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 the beginning of the
year, given in the year, and outstanding at the end of the year by the holder);
- for credits granted under section 14 of the previous D.C.A., a schedule identifying
the value of credits recognized by the municipality, the service to which it applies
and the source of funding used to finance the credit; and
- a statement as to compliance with subsection 59 (1) of the D.C.A., whereby the
municipality shall not impose, directly or indirectly, a charge related to a
development or a requirement to construct a service related to development,
except as permitted by the D.C.A. or another Act.
Recent changes arising from Bill 109 (More Homes for Everyone Act, 2022) provide that
the Council shall make the statement available to the public by posting the statement on
the website or, if there is no such website, in the municipal office. In addition, Bill 109
introduced the following requirements which shall be included in the treasurer's
statement.
- For each service for which a development charge is collected during the year
o whether, as of the end of the year, the municipality expects to incur the
amount of capital costs that were estimated, in the relevant development
charge background study, to be incurred during the term of the applicable
development charge by-law, and
o if the answer to subparagraph i is no, the amount the municipality now
expects to incur and a statement as to why this amount is expected;
Watson & Associates Economists Ltd.
PAGE D-4
H:\LINCOLN\2023 DC\Report\Final Report.docx
- For any service for which a development charge was collected during the year
but in respect of which no money from a reserve fund was spent during the year,
a statement as to why there was no spending during the year.
Additionally, as per subsection 35(3) of the D.C.A.:
35(3) If a service is prescribed for the purposes of this subsection, beginning in the
first calendar year that commences after the service is prescribed and in each
calendar year thereafter, a municipality shall spend or allocate at least 60 per cent of
the monies that are in a reserve fund for the prescribed service at the beginning of
the year.
The services currently prescribed are water, wastewater, and services related to a
highway. Therefore, as of 2023, a municipality shall spend or allocate at least 60
percent of the monies in the reserve fund at the beginning of the year. There are
generally two (2) ways in which a municipality may approach this requirement:
a) Include a schedule are part of the annual treasurer's statement; or
b) Incorporate the information into the annual budgeting process.
Based upon the above, Figure 1 and Attachments 1 and 2, set out the format for which
annual reporting to Council should be provided. Attachment 3 provides for the schedule
for allocating reserve fund balances to projects.
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)."
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
Town of Lincoln
Annual Treasurer's Statement of Development Charge Reserve Funds
Services to which the Development Charge Relates
Description
Services
Related to a
Highway
Water
Services
Wastewater
Services
Fire
Protection
Services
Parks and
Recreation
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
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
Closing Balance, December 31, ________
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
Town of Lincoln
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/Reserv
e Fund Draws
Tax Supported
Operating Fund
Contributions
Rate Supported
Operating Fund
Contributions
Debt Financing
Grants,
Subsidies Other
Contributions
Services Related to a Highway
Capital Cost A
Capital Cost B
Capital Cost C
Sub-Total - Services Related to Highways
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Water Services
Capital Cost D
Capita Cost E
Capital Cost F
Sub-Total - Water
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Wastewater Services
Capital Cost G
Capita Cost H
Capital Cost I
Sub-Total - Wastewater
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Watson & Associates Economists Ltd.
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Figure D-2b
Town of Lincoln
Attachment 1
Annual Treasurer's Statement of Development Charge Reserve Funds
Amount Transferred to Capital (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
Water Services
Capital Cost M
Capita Cost N
Capital Cost O
Sub-Total - Water
$0
$0
$0
$0
$0
$0
$0
Wastewater 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
Town of Lincoln
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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Figure D-4
Town of Lincoln
Attachment 3
Annual Treasurer's Statement of Development Charge Reserve Funds
Statement of Reserve Fund Balance Allocations
Service:
Water
Balance in Reserve Fund at Beginning of Year:
60% of Balance to be Allocated (at a minimum):
Projects to Which Funds Will be Allocated
Project Description
Project Number
Total Growth-related Capital
Cost Remaining to be
Funded
Share of Growth-related
Cost Allocated to Date
Share of Growth-related Cost
Allocated - Current Year
Total
$0
$0
$0
Service:
Wastewater
Balance in Reserve Fund at Beginning of Year:
60% of Balance to be Allocated (at a minimum):
Projects to Which Funds Will be Allocated
Project Description
Project Number
Total Growth-related Capital
Cost Remaining to be
Funded
Share of Growth-related
Cost Allocated to Date
Share of Growth-related Cost
Allocated - Current Year
Total
$0
$0
$0
Service:
Services Related to a
Highway
Balance in Reserve Fund at Beginning of Year:
60% of Balance to be Allocated (at a minimum):
Projects to Which Funds Will be Allocated
Project Description
Project Number
Total Growth-related Capital
Cost Remaining to be
Funded
Share of Growth-related
Cost Allocated to Date
Share of Growth-related Cost
Allocated - Current Year
Total
$0
$0
$0
Watson & Associates Economists Ltd.
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Appendix E
Local Service Policy
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Appendix E: Local Service Policy
Town of Lincoln
Recommended General Policy Guidelines on Development Charge and Local
Service Funding for Road-related, Stormwater Management, Parkland
Development, Water, and Sanitary Sewer Works
The following guidelines set out 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. However, each application will be considered 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,
these policy guidelines, the location and type of services required and their relationship
to the proposed development and to existing and proposed development in the area,
and subsection 59(2) of the Development Charges Act, 1997.
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;
culvert structures; storm water drainage systems; utilities; traffic control systems;
signage; gateway features; street furniture; active transportation facilities (e.g.
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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.
1. Arterial and Collector Roads (including Structures)
i.
New Collector Roads internal to a development are direct developer
responsibility.
ii.
New, widened, extended or upgraded, Arterial and Collector Roads external to a
development are considered to be development charge projects.
iii.
New Collector Roads external to a development, but primarily acting as a
connection serving a development, are a direct developer responsibility.
iv.
All other roads are considered to be the developer's responsibility.
2. Traffic Control Systems, Signals and Intersection Improvements
i.
On new arterial roads and arterial road improvements unrelated to a specific
development: included as part of road costing funded through D.C.'s.
ii.
On non-arterial roads, or for any private site entrances or entrances to specific
development: direct developer responsibility under s.59 of D.C.A. (as a local
service).
iii.
On arterial or collector road intersections with Regional roads: include in D.C.'s
or in certain circumstances, may be a direct developer responsibility
iv.
Intersection improvements, new or modified signalization, signal timing &
optimization plans, area traffic studies for highways attributed to growth and
unrelated to a specific development: included in D.C. calculation as permitted
under s.5(1) of the D.C.A.
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3. Streetlights
i.
Streetlights on new arterial roads an 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 (s.59 of D.C.A.).
ii.
Streetlights on non-arterial roads internal to development: considered part of the
complete street and included as a direct developer responsibility under s. 59 of
the D.C.A. (as a local service).
iii.
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 and included as a direct developer
responsibility under s. 59 of the D.C.A. (as a local service).
4. Transportation Related Pedestrian and Cycling Facilities
i.
Sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive of all required
infrastructure, located within arterial roads, Regional 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 through
local service provisions (s.59 of D.C.A.).
ii.
Sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive of all required
infrastructure, located within or linking to non-arterial road corridors internal to
development: considered part of the complete street and is a direct developer
responsibility through local service provisions (s.59 of D.C.A.).
iii.
Other sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive of all
required infrastructure, located within non-arterial road corridors external to
development and needed to support a specific development or required to link
with the area to which the plan relates: direct developer responsibility under s.59
of D.C.A. (as a local service).
iv.
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
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form part of the municipality's active transportation network for cycling and/or
walking: included in D.C.'s
5. Transit Lanes and Lay-bys
i.
Transit lanes and lay-bys located within municipal arterial and regional road
corridors: considered part of the complete street and included in D.C.'s
ii.
Transit lanes and lay-bys located within non-arterial road corridors internal to
development: considered part of the complete street and direct developer
responsibility under s. 59 of the D.C.A. (as a local service).
iii.
Transit lanes and lay-bys located within non-arterial road corridors external to
development and needed to support a specific development or required to link
with the area to which the plan relates: direct developer responsibility under s. 59
of the D.C.A. (as a local service).
6. Transit Bus Stops and Amenities
i.
Transit bus stops and amenities internal to development: direct developer
responsibility under s.59 of D.C.A. (as a local service).
ii.
Transit bus stops and amenities on arterial roads: included in Municipality's
Transit D.C.'s consistent with D.C.A., s.5(1).
LAND ACQUISITION FOR ROADS
7. Road Allowances
i.
Land acquisition for Arterial or Collector Roads, to the widths required according
to the approved engineering standards, is primarily provided by dedications
under the Planning Act. In areas where limited or no development is anticipated,
and direct dedication is unlikely, the land acquisition is considered to be part of
the capital cost of the related development charge project
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8. Grade Separations
i.
Land acquisition for Grade Separations (beyond normal dedication requirements)
is considered to be part of the capital cost of the related development charge
project.
The detailed engineering requirements of the above items are governed by the
approved detailed engineering standards for the Town.
PARKLAND DEVELOPMENT
9. Recreational Trails
i.
Recreational trails (Multi-use trails) that do not form part of the municipality's
active transportation network, and their associated infrastructure (landscaping,
bridges, trail surface, etc.), is included in area municipal parkland D.C.'s.
10. Parkland
i.
Parkland Development for Community Parks, District Parks, Neighbourhood
Parks and Village Squares: direct developer responsibility to provide at base
condition, as per the parks standards as developed, as a local service provision.
ii.
Program facilities, amenities, and furniture, within parkland: are included in
D.C.s.
11.
Landscape Buffer Blocks. Features, Cul-de-sac Islands, Berms, Grade
Transition Areas, Walkway Connections to Adjacent Arterial Roads, Open
Space, Etc.
i.
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:
-
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.
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-
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.
WATER
12. Watermains
i.
Watermains internal to the development are considered to be a local service
unless the Town requests a watermain be oversized, in which case the
oversizing is a development charge project.
ii.
External watermains of any size required by a development to connect to an
existing local trunk main are considered to be the developer's local service
responsibility.
iii.
Watermains of any size required to connect a development charge eligible
pumping station or reservoir to the supply network are considered to be
development charge projects.
iv.
Providing new underground services or upgrading existing underground services
external to the development if the services are required to service the
development, and if the pipe sizes do not exceed 300mm, are considered to be
the developer's local service responsibility.
13.
Booster Stations and Reservoirs
i.
New or expanded water booster pumping stations and reservoir projects
servicing two or more developments are considered to be development charge
projects. All others are the responsibility of the developer.
ii.
All other new or expanded water booster pumping stations and reservoir projects
that do not qualify as above are the responsibility of the developer.
iii.
The detailed engineering requirements of the above items are governed by the
approved detailed engineering standards for the Town.
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WASTEWATER
14. Sanitary Sewers
i.
Sanitary Sewers internal to the development are considered to be a local service,
unless the Town requests a sewer be oversized, in which case the oversizing is a
development charge project.
ii.
Sanitary Sewers of any size required by a development to connect to an existing
local trunk main are considered to be the developer's responsibility.
iii.
Sanitary Sewers of any size required to connect a pumping station or treatment
plant to the collection network are considered to be development charge projects.
iv.
Providing new underground services or upgrading existing underground services
external to the development if the services are required to service the
development, and if the pipe sizes do not exceed 300mm, are considered to be
the developer's local service responsibility.
15. Pumping Stations
i.
New or expanded pumping stations internal or external to a development, that
are fed by sanitary sewers which qualify as a development charge project are
also considered to be development charge projects.
ii.
New or expanded pumping stations fed by sanitary sewers that do not qualify as
a development charge project are the responsibility of the developer.
The above pipe sizes in section 15(iv) govern, unless the hydraulic conditions of a
particular development require a different pipe size, in which case the minimum pipe
size determined by such hydraulic conditions shall be the developer's responsibility.
LAND ACQUISITION FOR WATER AND WASTEWATER WORKS
16. Booster Stations and Reservoirs
i.
Where required, land acquisition for Booster Stations and Reservoirs which are
development charge projects, to the size required by the design of the facility, is
to be provided by the developer as part of the development approval process.
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The market value of the land is considered to be part of the capital cost of the
related development charge project.
17. Pumping Stations
i.
Where required, land acquisition for Pumping Stations which are development
charges projects, to the size required by the design of the facility, is to be
provided by the developer as part of the development approval process. The
market value of the land is considered to be part of the capital cost of the related
development charge project.
The detailed engineering requirements of the above items are governed by the
approved detailed engineering standards for the Town.
STORMWATER MANAGEMENT
18. Stormwater
i.
Over-sizing cost of stormwater facilities capacity, excluding land, to
accommodate runoff from new, widened, extended or upgraded municipal arterial
roads that are funded as a development charges project: included as part of road
costing funded through D.C.'s.
ii.
Erosion works, inclusive of all restoration requirements, related to a development
application: direct developer responsibility under s. 59 of the D.C.A. (as a local
service).
iii.
Monitoring works: included in D.C.'s consistent with the D.C.A., s.5(1).
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: direct developer
responsibility under s. 59 of the D.C.A. (as a local service)
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Appendix F
Asset Management Plan
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Appendix F: Asset Management Plan
The recent changes to the Development Charges Act, 1997, as amended (D.C.A.) (new
subsection 10 (2) (c.2)) require that the background study must include an asset
management plan (A.M.P.) related to new infrastructure. Section 10 (3) of the D.C.A.
provides:
"The asset management plan shall,
(a) deal with all assets whose capital costs are proposed to be
funded under the development charge by-law;
(b) demonstrate that all the assets mentioned in clause (a) are
financially sustainable over their full life cycle;
(c)
contain any other information that is prescribed; and
(d) be prepared in the prescribed manner."
In regard to the above, section 8 of the regulations was amended to include subsections
(2), (3), and (4) which set out 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 in the background study.
At a broad level, the A.M.P. provides for the long-term investment in an asset over its
entire useful life along with the funding. The schematic below identifies the costs for an
asset throughout 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
the D.C.A. requires that the D.C. background study include information to show the
assets to be funded by the D.C. are sustainable over their full lifecycle.
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Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
New Assets
Replacement Assets
Reserves/Reserve Funds
Debentures
User Fees
Grants
Other
Proceeds on Disposal
Funding of Disposal /
Decommissioning Costs
Operating Budget
Financing Methods
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
In 2012, the Province developed Building Together: Guide for municipal asset
management plans which outlines the key elements for an A.M.P., as follows:
State of local infrastructure: asset types, quantities, age, condition, financial
accounting valuation and replacement cost valuation.
Desired levels of service: defines levels of service through performance measures
and discusses any external trends or issues that may affect expected levels of service
or the municipality's ability to meet them (for example, new accessibility standards,
climate change impacts).
Asset management strategy: the asset management strategy is the set of planned
actions that will seek to generate the desired levels of service in a sustainable way,
while managing risk, at the lowest lifecycle cost.
Financing strategy: having a financial plan is critical for putting an A.M.P. into action.
By having a strong financial plan, municipalities can also demonstrate that they have
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made a concerted effort to integrate the A.M.P. with financial planning and municipal
budgeting and are making full use of all available infrastructure financing tools.
Commensurate with the above, the Town prepared an A.M.P. in 2022 for its existing
assets; however, it did not take into account future growth-related assets for all services
included in the D.C. calculations. 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 2023 $) has
been developed to provide the annualized expenditures and revenues associated with
new growth. Note that the D.C.A. does not require an analysis of the non-D.C. capital
needs or their associated operating costs so these are omitted from the table below. As
well, as all capital costs included in the D.C.-eligible capital costs are not included in the
Town's A.M.P., the present infrastructure gap and associated funding plan have not
been considered at this time. Hence the following does not represent a fiscal impact
assessment (including future tax/rate increases) but provides insight into the potential
affordability of the new assets:
1. The non-D.C. recoverable portion of the projects that 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 2023 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 approximately $36.68 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
approximately $9.70 million. This amount, totalled with the existing operating
revenues of approximately $48.62 million, provides annual revenues of
approximately $58.28 million by the end of the period.
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6. In consideration of the above, the capital plan is deemed to be financially
sustainable.
Town of Lincoln
Asset Management - Future Expenditures and Associated Revenues
2023$
Asset Management - Future Expenditures
and Associated Revenues
2043 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth
Related Capital1
10,658,814
Annual Debt Payment on Post Period
Capital2
2,912,962
Lifecycle:
Annual Lifecycle - Municipal-wide Services
9,661,460
Incremental Operating Costs (for D.C.
Services)
13,450,130
Total Expenditures
$36,683,365
Revenue (Annualized)
Total Existing Revenue3
$48,617,749
Incremental Tax and Non-Tax Revenue (User
Fees, Fines, Licences, etc.)
$9,659,963
Total Revenues
$58,277,712
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 D.C. By-law
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Appendix G: Proposed D.C. By-law
THE CORPORATION OF THE TOWN OF LINCOLN
BY-LAW NO. 2024-XX
A BY-LAW FOR THE IMPOSITION OF DEVELOPMENT CHARGES AND TO REPEAL
BY-LAWS 2018-93 and 2022-30
WHEREAS:
1.
Subsection 2(1) of the Development Charges Act, 1997, S.O. 1997, c. 27
(hereinafter called "the Act") provides that the council of a municipality may pass
by-laws for the imposition of development charges against land for increased
capital costs required because of the need for services arising from development
in the area which the by-law applies;
2.
The Council of the Corporation of the Town of Lincoln ("Town of Lincoln") desires
to ensure that the capital costs of meeting development related demands for, or
the burden on, Town services does not place an undue financial burden on the
Town or its existing taxpayers while, at the same time, ensuring new
development contributes no more than the net capital costs attributable to
providing the historical level of services and meeting the requirements of Section
5 (1) of the Act;
3.
The Council of the Town of Lincoln has given Notice in accordance with Section
12 of the Act of its intention to pass a by-law under Section 2 of the Act;
4.
The Council of the Town of Lincoln has heard all persons who applied to be heard
no matter whether in objection to, or in support of, the development charge
proposal at a public meeting held on February 20, 2024;
5.
The Council of the Town of Lincoln had before it a report entitled Development
Charges Background Study dated December 22, 2023, as amended February 9,
2024 prepared by Watson & Associates Economists Ltd., wherein it is indicated
that the development of any land within the Town of Lincoln will increase the
need for services as defined herein;
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6.
The Council of the Town of Lincoln on February 20, 2024 determined that no
additional public meeting was required;
7.
The Council of the Town of Lincoln on February 20, 2024 approved the
applicable Development Charges Background Study, dated December 22, 2023,
as amended February 9, 2024 in which certain recommendations were made
relating to the establishment of a development charge policy for the Town of
Lincoln pursuant to the Development Charges Act, 1997.
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF
LINCOLN ENACTS AS FOLLOWS:
1.0
DEFINITIONS
1.1
In this by-law,
(1)
"Act" means the Development Charges Act, 1997, S.O. 1997, c. 27, as
amended, or any successor thereto.
(2)
"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 or floor area or both, and exclusively
devoted to a principal use, building or structure.
(3)
"Affordable Residential Unit" means a Dwelling Unit that meets the criteria
set out in subsection 4.1 (2) or 4.1(3) of the Act;
(4)
"Agricultural Produce Processing Building or Structure" means a building
or structure or portion thereof used for processing local farm produce as an
ancillary use to an agricultural use.
(5)
"Agricultural Produce Stand" means a seasonal building or structure
where Ontario grown produce is retailed to the general public and is
accessory to an agricultural use.
(6)
"Agricultural Produce Warehouse and/or Shipping Building or Structure"
means a building or structure or portion thereof where local agricultural
produce and/or products are stored and distributed to and from.
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(7)
"Agricultural Research" means the use of a building or structure for
agricultural research.
(8)
"Agricultural Use" means use or intended use for bona fide farming
purposes
(a)
including (but not limited to):
(b)
cultivation of crops, whether on open land or in greenhouses,
including (but not limited to) fruit, vegetables, herbs, grains, field
crops, marijuana, sod, trees, shrubs, flowers, and ornamental
plants;
(c)
raising of animals, including (but not limited to) cattle, horses, pigs,
poultry, livestock, fish;
(d)
agricultural animal husbandry, dairying, equestrian activities,
horticulture, fallowing, pasturing, and market gardening;
(e)
Agricultural Produce Stand and Farm Produce Outlet;
(f)
Agricultural Research uses on lands within an Agricultural Zone;
(g)
the first 750 square metres of an Agricultural Produce Processing
Building, or Structure located on lands within an Agricultural Zone;
and
(h)
the first 750 square metres of an Agricultural Produce Warehouse
and/or Shipping Building or Structure on lands within an Agricultural
Zone.
but excluding:
(i)
retail sales activities except those retail sales activities associated
with Section (7)(a);
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(j)
restaurants, banquet facilities, hospitality facilities, Craft Breweries,
Craft Distilleries, Estate Wineries, Farm Wineries, and Residential
Uses;
(k)
services related to grooming, boarding, or breeding of household
pets; and
(l)
Marijuana Processing or Production Facilities.
(9)
"Apartment Unit" means any residential dwelling unit within a building
containing five 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.
(10)
"Attainable Residential Unit" means a Dwelling Unit that meets the criteria
set out in subsection 4.1(4) of the Act.
(11)
"Back-to-back Townhouse Dwelling" means a building containing four or
more dwelling units separated vertically by a common wall, including a
rear common wall, that do not have rear yards.
(12)
"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.
(13)
"Benefiting Area" means an area defined by a map, plan, or legal
description in a front-ending agreement as an area that will receive a
benefit from the construction of a service.
(14)
"Board of Education" means a board defined in subsection 1(1) of the
Education Act, R.S.O. 1990, c.E.2, as amended, or any successor thereto.
(15)
"Building Code Act" means the Building Code Act, 1992, S.O. 1992, c. 23,
as amended, or any successor thereto.
(16)
"Building Permit" means a permit pursuant to the Building Code Act, 1992,
S.O. 1992, c. 23, as amended;
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(17)
"Capital cost" means costs incurred or proposed to be incurred by the
municipality or a local board thereof directly or by others on behalf of, and
as authorized by the municipality or local board,
(a)
to acquire land or an interest in land, including a leasehold interest;
(b)
to improve land;
(c)
to acquire, lease, construct or improve buildings and structures;
and
(d)
to acquire, lease, construct or improve facilities including:
(i)
rolling stock with an estimated useful life of seven years or
more,
(ii)
furniture and equipment, other than computer equipment,
and
(iii)
materials acquired for circulation, reference or information
purposes by a library board as defined in the Public Libraries
Act;
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 (a), (b), (c) and (d) that are growth-related.
(18)
"Class" means a grouping of services combined to create a single service
for the purposes of this By-law and as provided in Section 7 of the
Development Charges Act.
(19)
"Commercial" means any non-residential development not defined under
"institutional" or "industrial" and includes retail development and
hotels/motels.
(20)
"Council" means the Council of the Corporation of the Town of Lincoln.
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(21)
"Craft Brewery" means a building or structure as a secondary use on the
same farm parcel of land for the processing of crops, fruit, fermentation,
production, bottling, aging, and storing of beer and beer-related products
where the crops or fruit used in the production of the beer shall be locally
grown. A craft brewery may also include the retail sale of beer, hospitality
room, restaurant, office, and a laboratory.
(22)
"Craft Distillery" means a building or structure as a secondary use on the
same farm parcel of land for the processing of crops, fruit, fermentation,
production, bottling, aging, and storing of distilled spirits and spirit-related
products where the crops or fruit used in the production shall be locally
grown. A distillery may also include the retail sale of spirits, hospitality
room, restaurant, office, and a laboratory.
(23)
"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 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
agricultural produce stands.
(24)
"Development Charge" means a charge imposed pursuant to this By- law.
(25)
"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.
(26)
"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
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persons may sleep and are provided with culinary and sanitary facilities for
their exclusive use.
(27)
"Estate winery" means a building or structure as a secondary use to a
vineyard and/or fruit farm on the same farm parcel of land for the
processing of fruit, fermentation, production, bottling, aging, and storing of
wine and wine-related products where the fruit used in the production of
the wine shall be locally grown. An estate winery may also include the
retail sale of wine, hospitality room, restaurant, winery office and a
laboratory.
(28)
"Existing" means a building or structure existing as of the date of passage
of this by-law.
(29)
"Farm Helphouse" means a dwelling unit for seasonal or full-time farm
help located within a farm building, ancillary to a farm and located on the
same lot therewith.
(30)
"Farm Produce Outlet" means a building or structure where Ontario grown
produce, bakery produced on the premises, processed fruit is prepared on
the premises, Ontario grown greenhouse and nursery produces and
Ontario made floral products are retailed to the general public and is
accessory to an agricultural use.
(31)
"Farm Winery" means a building or structure as a secondary use to a
vineyard and/or fruit farm on the same farm parcel of land for the
processing of locally grown fruit, fermentation, production, bottling, aging
and storage of wine and wine-related products where the fruit used in the
production of the wine shall be predominantly from the vineyard and/or
fruit farm located on the same land as the farm winery as well as part of a
farmer's own farm operation. A farm winery may also include the retail
sale of wine, hospitality room, restaurant, winery office and a laboratory.
(32)
"Garden Suite" means a one-unit detached, temporary residential
structure containing culinary and sanitary facilities, that is ancillary to an
existing residential structure and that is designed to be temporary.
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(33)
"Grade" means the average level of finished ground adjoining a building or
structure at all exterior walls.
(34)
"Greenhouse" means a building or structure for the growing of such items
as flowers, bushes, shrubs, trees, plants, fruits, vegetables, and other
types of nursery stock.
(35)
"Gross Floor Area" means the total floor 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 units 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)
a room, elevator, 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 services the
building;
(b)
loading facilities above or below grade;
(c)
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.
(36)
"Group Home" means a residential building or the residential portion of a
mixed-use building containing a single housekeeping unit which is
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
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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.
(37)
"Hotels/Motels" means a commercial establishment catering to the needs
of the traveling or vacationing public by supplying accommodation with or
without food but does not include a "boarding or lodging dwelling" or an
"apartment dwelling". A hotel/motel may include accessory uses such as
personal service uses, eating establishments and banquet and/or
convention facilities.
(38)
"Industrial" means lands, buildings or structures used or designed or
intended for use for manufacturing, processing, fabricating or assembly of
raw goods, warehousing, or bulk storage of goods, and includes office
uses and the sale of commodities to the general public where such uses
are accessory to an industrial use but does not include the sale of
commodities to the general public through a warehouse club. "Marijuana
Processing Facilities" are also included in this category.
(39)
"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:
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(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;
(40)
"Institutional" means lands, buildings or structures used or designed or
intended for use by an organized body, society, or religious groups for
promoting a public or non-profit purpose and shall include, but without
limiting the generality of the foregoing, places of worship, group homes,
nursing homes, and special care facilities.
(41)
"Institutional Development" means development of a building or structure
intended for use:
(a)
as a long-term care home within the meaning of subsection 2(1) of
the Fixing Long-Term Care Act, 2021, S.O. 2021, c. 39, Sched. 1
("Fixing Long-Term Care Act");
(b)
as a retirement home within the meaning of subsection 2(1) of the
Retirement Homes Act, 2010, S.O. 2010, c. 11
(c)
by any of the following post-secondary institutions for the objects of
the institution:
(i)
a university in Ontario that receives direct, regular, and
ongoing operating funding from the Government of Ontario,
(ii)
a college or university federated or affiliated with a university
described in subclause (i), or
(iii)
an Indigenous Institute prescribed for the purposes of
section 6 of the Indigenous Institutes Act, 2017, S.O. 2017,
c. 34, Sched. 20.
(42)
"Interest Rate" means the annual rate of interest as set out in section 26.3
of the Act.
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(43)
"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.
(44)
"Local Board" has the same definition as defined in the Development
Charges Act, 1997.
(45)
"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 41, 51 or 53 of the Planning Act, R.S.O. 1990, c.P.13, as
amended, or any successor thereto.
(46)
"Marijuana Processing Facilities" means a building or area used,
designed, or intended for growing, producing, testing, destroying, storing
or distribution, excluding retail sales, of medical marijuana or cannabis
authorized by a license issued by the federal Minister of Health pursuant to
section 25 of the Marihuana for Medical Purposes Regulations, SOR/2013-
119, under the Controlled Drugs and Substances Act, S.C. 1996, c.19.
(47)
"Mixed-Use Building" means a building or structure used for both
residential and non-residential use;
(48)
"Mobile Home" means a dwelling unit that is designed to be transported
either on its own wheels, on a flatbed or other trailer, or on detachable
wheels, and which is suitable for permanent or seasonal occupancy as a
residence, except for minor and incidental unpacking and assembly
operations, placement on a mobile home stand and connections to
utilities.
(49)
"Multiple Dwellings" means all dwellings other than single detached
dwellings, semi-detached dwellings, and apartment house dwellings or a
dwelling room, including, but not limited to, townhouse dwelling, multiplex,
back-to-back townhouse dwelling, stacked townhouse dwelling, and the
residential component of live/work units.
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(50)
"Municipality" means the Corporation of the Town of Lincoln.
(51)
"Non-Profit Housing Development" means Development of a building or
structure that meets the criteria set out in section 4.2 of the Act.
(52)
"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.
(53)
"Nursing Home" means a residential building or the residential portion of a
mixed-use building licensed as a nursing home by the Province of Ontario.
(54)
"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.
(55)
"Parking Structure" means buildings or structures uses for the parking of
motor vehicles and includes underground parking within a building or
structure of a residential, commercial, institutional, or industrial use.
(56)
"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, R.S.O.
1990, c.A.31, as amended or any successor thereto.
(57)
"Regulation" means any regulation made pursuant to the Act.
(58)
"Rental Housing" means development of a building or structure with four
(4) or more residential units all of which are intended for use as rented
residential premises.
(59)
"Residential Use" means lands, buildings or structures of any kind
whatsoever used, designed, or intended to be used as living
accommodations for one or more individuals.
(60)
"Retail Development" means land, buildings or portions thereof used,
designed, or intended for use for the purpose of offering foods, wares,
merchandise, substances, articles, or things for sale directly to the public
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or providing services or entertainment to the public. Retail development
excludes freestanding banks kiosks and seasonal outdoor tables as part
of an existing restaurant, and includes, but not limited to:
(a)
land, buildings, or portions thereof used, designed, or intended for
use for the rental of wares, merchandise, substances, articles, or
things;
(b)
offices and storage in connection with, related to or ancillary to
retail use; and
(c)
conventional restaurants; fast food restaurants; catering
establishments, bars and taverns; beer and wine-making stores;
concert halls/theatres/cinemas/movie houses/drive-in theatres;
dinner theatres; casinos; amusement and theme parks; amusement
arcades; bowling alleys; pet boarding kennels, pet boarding kennel
services, pet obedience training centres, pet care, attendance and
grooming services; fitness/recreation sport centres; hotels,
motels/bed and breakfast facilities/rooming and boarding houses;
gas stations and service stations; specialty automotive shops/auto
repairs/collision services/car or truck washes; auto dealerships;
shopping centres and plazas, including more than two attached
stores under one ownership; department/discount stores; banks
and similar financial institutions, including credit unions; insurance
brokerages; investment advisory services; and warehouse clubs and
retail warehouses.
(61)
"Semi-Detached Dwelling" means a dwelling unit in a residential building
consisting of two dwelling units having one vertical wall or one horizontal
wall, but no other parts, attached or another dwelling unit where the
residential units are not connected by an interior corridor.
(62)
"Services" or "Service" means those services set out in Schedule "A" to this
By-law.
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(63)
"Servicing Agreement" means an agreement between a landowner and
the municipality relative to the provision of municipal services to specified
lands within the municipality.
(64)
"Single Detached Dwelling Unit" means a residential building consisting of
one dwelling unit and not attached to another structure and includes
mobile homes.
(65)
"Special Care/Special Dwelling Unit/Room" means a residence:
(a)
containing two (2) 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
(d)
support services, such as meal preparation, grocery shopping,
laundry, housing, nursing, respite care and attending services are
provided at various levels; and includes but is not limited to
retirement homes or lodges, group homes, dormitories, and
hospices.
(66)
"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.
(67)
"Temporary Buildings and Structures" are buildings and structures which
are permitted during a period for special events, a temporary office for the
sale of residential units and a mobile home as temporary accommodation
for a period not to exceed 24 months as a dwelling unit is being erected on
the same land, which will be removed at the end of the period.
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(68)
Townhouse Swelling" means a residential building containing three or
more dwelling units separated by vertical division, each of which units has
a separate entrance to grade.
2.0
DESIGNATION OF SERVICES/CLASS OF SERVICES
2.1
The categories of services/class of services for which development charges are
imposed under this by-law are as follows:
(a)
services related to a highway;
(b)
fire protection services;
(c)
parks and recreation services;
(d)
library services;
(e)
stormwater drainage and control services;
(f)
wastewater services;
(g)
water services; and
(h)
storm water management (Campden).
2.2
Components of the services/class of services designated in Subsection 2.1 are
described in Schedule "A".
3.0
APPLICATION OF BY-LAW RULES
3.1
Development charges shall be payable by an owner in the amounts set out in this
by-law where:
(a)
the lands are located in the area described in Subsection 3.2; and
(b)
the development of the lands requires any of the approvals set out in
Subsection 3.4(a).
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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 Town of Lincoln.
(a)
The Development Charges described in Schedule "B" to this by-law as
"Municipal Wide" shall be calculated and collected on all lands in the
geographic area of the Town of Lincoln.
(b)
The Development Charges described in Schedule "C" to this by-law as
"Area Specific" shall be calculated and collected only in those areas as
delineated in the Town of Lincoln Urban Service Area, as shown in
Schedules "D-1" and "D-2" to this by-law.
(c)
The Development Charges described in Schedule "C-1" to this by- law as
"Area Specific" shall be calculated and collected only in those areas as
delineated in the Phase 2 development area of Campden, as shown in
Schedule "D-3" to this by-law.
3.3
This by-law shall not apply to lands that are owned by and used for the
purposes of:
(a)
the Corporation of the Town of Lincoln or a "local board" thereof;
(b)
a "board of education";
(c)
the Corporation of the Regional Municipality of Niagara or a "local board"
thereof.
Development Charges Imposed
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 an amendment to a zoning by-law
under Section 34 of the Planning Act, R.S.O. 1990, c.P.13, as
amended;
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(ii)
the approval of a minor variance under Section 45 of the
Planning Act;
(iii)
a conveyance of land to which a by-law passed under Subsection
50(7) of the Planning Act applies;
(iv)
the approval of a plan of subdivision under Section 51 of the
Planning Act;
(v)
a consent under Section 53 of the Planning Act;
(vi)
the approval of a description under Section 50 of the
Condominium Act, 1998, S.O. 1998, c. 19, as amended; or
(vii)
the issuing of a building permit under the Building Code Act, 1992,
S.O. 1992, c. 23, as amended, 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
3.5
Notwithstanding the provisions of this by-law, but subject to Subsection 3.5,
development charges shall not be imposed with respect to:
(a)
lands, buildings, or structures used or to be used for a place of worship or
for the purposes of a cemetery or burial ground exempt from taxation
under the Assessment Act, R.S.O. 1990, c.A.31, as amended;
(b)
the development of non-residential farm buildings for farming activities;
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(c)
the development of a farm help house;
(d)
garden suite;
(e)
parking structures, including underground parking garages;
(f)
Elevators and elevator machine rooms;
(g)
temporary Uses in accordance with Section 1(60);
(h)
canopies including gas station canopies and those intended for the
parking and loading or unloading of vehicles;
(i)
one or more enlargements of an existing industrial building on its site,
whether attached or separate from the existing industrial building, up to a
maximum of fifty per cent (50%) of the gross floor area before the first
enlargement for which an exemption from the payment of development
charges was granted pursuant to the Development Charges Act or this
subsection. Development charges shall be imposed in accordance with
Schedules "B" and "C" to this by-law, with respect to the amount of floor
area of an enlargement that results in the gross floor area of the industrial
building being increased by greater than fifty per cent (50%) of the gross
floor area of the existing industrial building; or if the gross floor area is
enlarged by more than fifty per cent (50%), development charges are
payable on the amount by which the enlargement exceeds fifty per cent
(50%) of the gross floor area before the enlargement. The amount of the
development charge that would be payable multiplied by the fraction
determined as follows:
1. Determine the amount by which the enlargement exceeds fifty per cent
(50%) of the gross floor area before the enlargement.
2. Divide the amount determined under paragraph 1 by the amount of the
enlargement.
(j)
Land vested in or leased to a university that receives regular and ongoing
operating funds from the government for the purposes of post-secondary
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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.
(k)
Non-profit Residential Development;
(l)
Affordable Residential Units required pursuant to Section 34 and 16(4) of
the Planning Act (Inclusionary Zoning).
(m)
Notwithstanding subsections 3.2 and 3.4, as of the date on which Section
4.1 of the Act is proclaimed into force, the following shall be exempt from
Development Charges:
(i)
Affordable Residential Units; and
(ii)
Attainable Residential Units
3.5.1 Rules with Respect to Exemptions for Intensification of Existing or New Housing
(a)
Notwithstanding any other provision of this By-law, Development Charges
shall not be imposed with respect to:
(i)
an enlargement to an existing Dwelling Unit;
(ii)
the creation of additional Dwelling Units equal to the greater of one
(1) or 1% of the existing Dwelling Units in an existing Residential
rental building containing four (4) or more Dwelling Units or
prescribed ancillary structure to the existing Residential building;
(b)
Notwithstanding any other provision of this By-law, Development Charges
shall not be imposed with respect to the creation of any of the following in
existing Residential Units:
(i)
A second residential unit in an existing detached house, semi-
detached house or rowhouse on a parcel of land on which
residential use, other than ancillary residential use, is permitted, if
all buildings and structures ancillary to the existing detached house,
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semi-detached house or rowhouse cumulatively contain no more
than one (1) residential unit.
(ii)
A third residential unit in an existing detached house, semi-
detached house or rowhouse on a parcel of land on which
residential use, other than ancillary residential use, is permitted, if
no building or structure ancillary to the existing detached house,
semi-detached house or rowhouse contains any residential units.
(iii)
One (1) residential unit in a building or structure ancillary to an
existing detached house, semi-detached house or rowhouse on a
parcel of land, if the existing detached house, semi-detached house
or rowhouse contains no more than two (2) residential units and no
other building or structure ancillary to the existing detached house,
semi-detached house or rowhouse contains any residential units.
(c)
Notwithstanding any other provision of this By-law, Development Charges
shall not be imposed with respect to the creation of any of the following in
new residential units:
(i)
A second residential unit in a new detached house, semi-detached
house or rowhouse on a parcel of land on which residential use,
other than ancillary residential use, is permitted, if all buildings and
structures ancillary to the new detached house, semi-detached
house or rowhouse cumulatively will contain no more than one (1)
residential unit.
(ii)
A third residential unit in a new detached house, semi-detached
house or rowhouse on a parcel of land on which residential use,
other than ancillary residential use, is permitted, if no building or
structure ancillary to the new detached house, semi-detached
house or rowhouse contains any residential units.
(iii)
One (1) residential unit in a building or structure ancillary to a new
detached house, semi-detached house or rowhouse on a parcel of
land, if the new detached house, semi-detached house or rowhouse
contains no more than two residential units and no other building or
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structure ancillary to the new detached house, semi-detached
house or rowhouse contains any residential units.
3.5.1 Rules with Respect to Rental Units Reductions
(a)
Notwithstanding any other provision of this By-law, the Development
Charges payable for Residential Development, where the Dwelling Units
are intended for rented Residential Use, will be reduced based on the
number of bedrooms in each Dwelling Unit as follows:
(i)
Three (3) or more Bedrooms - 25% reduction;
(ii)
Two (2) Bedrooms - 20% reduction; and
(iii)
Fewer than two (2) Bedrooms - 15% reduction.
Amount of Charges
Residential
3.6
The development charges described in Schedules "B" and "C" 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 portion 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 Uses
3.7
The development charges described in Schedules "B" and "C" 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.
Redevelopment of Residential Buildings or Structures
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3.8
In the case of the demolition of all or part of a residential building or structure
associated with a development on a singular and certain parcel of land:
(a)
a redevelopment credit shall be allowed, provided that the singular and
certain parcel of land was improved by occupied structures within the last
five years prior to the issuance of the building permit required by the
development, and the building permit for the development has been
issued within five years from the date the demolition permit has been
issued; and
(b)
if a development on a singular and certain parcel of land involves the
demolition and replacement of a building or structure, or the conversion
from one principal use to another, a redevelopment credit shall be allowed
equivalent to:
(i)
the number of dwelling units demolished/converted multiplied by the
applicable residential development charge in place at the time the
development charge is payable, and/or
(ii)
the gross floor area of the building demolished/ converted multiplied
by the current non-residential development charge in place at the
time the development charge is payable.
Redevelopment of Non-Residential Buildings or Structures
3.9
In the case of the demolition of all or part of a non-residential building or structure
associated with a development on a singular and certain parcel of land:
(a)
a redevelopment credit shall be allowed, provided that the singular and
certain parcel of land was improved by occupied structures within the last
five years prior to the issuance of the building permit required by the
development, and the building permit has been issued for the
development within five years from the date the demolition permit has
been issued; and
(b)
if a development on a singular and certain parcel of land involves the
demolition of and replacement of a building or structure, or the conversion
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from one principal use to another, a redevelopment credit shall be allowed
equivalent to:
(i)
the number of dwelling units demolished/converted multiplied by the
applicable residential development charge in place at the time the
development charge is payable, and/or
(ii)
the gross floor area of the building demolished/converted multiplied
by the current non-residential development charge in place at the
time the development charge is payable.
Redevelopment - Conversions
3.10 In the case of a conversion of all or part of a building:
(a)
a credit shall be allowed against the development charges otherwise
payable under this By-law;
(b)
the credit shall be calculated based on the portion of the building that is
being converted by multiplying the number and type of dwelling units
being converted or the commercial, industrial and institutional total floor
area being converted by the relevant development charges under this By-
law in effect on the date when the development charges are payable
pursuant to this By-law with respect to the redevelopment; and
(c)
Where the amount of any credit pursuant to this section exceeds, in total,
the amount of the development charges otherwise payable under this By-
law with respect to the redevelopment, the excess credit shall be reduced
to zero and shall not be carried forward unless the carrying forward of
such excess credit is expressly permitted by a phasing plan for the
redevelopment that is acceptable to the Treasurer.
Credit Not to Exceed Development Charge
3.11 A redevelopment credit can, in no case, exceed the amount of the development
charge that would otherwise be payable, and no redevelopment credit is
available if the existing land use is exempt under this by-law.
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Time of Payment of Development Charges
3.12 Development charges shall be calculated and be payable in full in money or by
provision of services as may be agreed upon, or by credit granted under the Act,
on the date that the first building permit is issued in relation to a building or
structure on land to which a development charge applies.
3.13 Where development charges apply to land in relation to which a building permit is
required, no building permit shall be issued until the development charges have
been paid in full.
3.14 Where, by law, a building permit is required for development and development
occurs without the issuance of a building permit by the municipality, a
development charge shall be calculated and be due and payable in full in money
upon demand by the municipality.
3.15 Where a development charge or any part of it remains unpaid after it is due and
payable, the amount unpaid shall be added by the Treasurer of the Corporation
of the Town of Lincoln to the tax roll where it shall be collected in the same
manner as taxes.
3.16 Notwithstanding Sections 3.12 to 3.14, development charges for rental housing
and institutional developments are due and payable in six equal annual
instalment payments commencing with the first instalment payable on the date of
occupancy, and each subsequent instalment, including interest (calculated in
accordance with Section 26.3 of the Act), payable on the anniversary date each
year thereafter.
3.17 Where the development of land results from the approval of a site plan or zoning
by-law amendment application 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 Sections 3.6 and 3.7 shall be calculated on the
rates set out in Schedule "B" on the date of the receipt of a complete planning
application, including interest. Where both planning applications apply
development charges under Sections 3.6 and 3.7 shall be calculated on the rates
payable on the anniversary date each year thereafter, set out in Schedule "B" on
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the date of the later planning application, including interest (calculated in
accordance with Section 26.3 of the Act).
Alternative Payment Agreements
3.18 The Town may enter into an agreement under Section 27 of the Act, in a form
and having content satisfactory to the Town's solicitor and having content
satisfactory to the Treasurer, with any person who is required to pay a
development charge providing for all or any part of the development charge to be
paid before or after it would otherwise be payable.
3.19 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.
4.0
PAYMENT BY SERVICES
4.1
Despite the payments required under Subsection 3.12, Council may, by
agreement, give a credit towards a development charge in exchange for work
that relates to a service for which a development charge is imposed under this
by-law.
5.0
BY-LAW AMENDMENT OR APPEAL
5.1
Where this By-law or any Development Charge prescribed thereunder is
amended or repealed either by order of the Ontario Land Tribunal or by
resolution of Council, the Treasurer of the Town shall calculate forthwith the
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amount of any overpayment to be refunded as a result of said amendment or
repeal.
5.2
Refunds that are required to be paid under Subsection 5.1 shall be paid with
interest to be calculated as follows:
(1)
interest shall be calculated from the date on which the overpayment was
collected to the date on which the refund is paid;
(2)
the minimum interest rate is what the Bank of Canada rate is on the day
the By-law comes into force, updated on the first business day of every
January, April, July and October.
6.0
INDEXING
6.1
Development charges imposed pursuant to this by-law shall be adjusted
annually, without amendment to this by-law, commencing on May 1, 2024 and
each January 1st thereafter, in accordance with the Statistics Canada Quarterly
Construction Price Statistics.
7.0
PHASING
7.1
The amount of the Development Charges described in Schedules "B" and "C" to
this By-law shall be reduced in accordance with Section 5(8) of the Act.
Therefore, commencing in the year this By-law comes into force and subject to
annual indexing in accordance with Section 6 of this By-law, the following
percentages of the charges provided in Schedule "B" will be imposed:
(1)
Year 1 - 80 per cent;
(2)
Year 2 - 85 per cent;
(3)
Year 3 - 90 per cent;
(4)
Year 4 - 95 per cent;
(5)
Years 5 through 10 - 100 per cent.
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8.0
SCHEDULES
8.1
The following schedules to this by-law form an integral part thereof:
Schedule "A"
Components of Services/Class of Services Designated in
Subsection 2.1
Schedule "B"
Residential and Non-Residential Development Charges -
Municipal Wide
Schedule "C"
Residential Development Charges - Area-specific
(Campden)
Schedules "D-1" through "D-3"
Town of Lincoln Urban Service Areas
9.0
HEADINGS FOR REFERENCE ONLY
9.1
The headings contained in this by-law are for convenience of reference only and
shall not affect the construction or interpretation of this by-law.
10.0 SEVERABILITY
10.1 If, for any reason, any provision, section, subsection, or paragraph of this by-law
is held to be invalid, it is hereby declared that all of the remainder of this by-law
shall continue in full force and effect until repealed, re-enacted, or amended, in
whole or in part, or dealt with in any other way.
11.0 DATE BY-LAW IN FORCE
11.1 This By-law shall come into force and effect on April XX, 2024.
12.0 DATE BY-LAW EXPIRES
12.1 This by-law will expire as of ten (10) years from the date of passage unless it is
repealed at an earlier date.
13.0 REPEAL
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13.1 Upon the coming into force of this by-law, By-law No. 2018-93 (as amended) of
the Town of Lincoln is hereby repealed.
PASSED AND ENACTED on the XX day of April, 2024
MAYOR: SANDRA EASTON
CLERK: JULIE KIRKELOS
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SCHEDULE "A"
TO BY-LAW NO. 2024-XX
DESIGNATED MUNICIPAL SERVICES/CLASSES OF SERVICES UNDER
THIS BY-LAW
Town-Wide Services/Classes of Services
- Services Related to a Highway
o Roads and Related
o Public Works Facilities, Vehicles and Equipment
- Fire Protection Services
o Fire Facilities
o Fire Vehicles
o Fire Small Equipment & Gear
- Library Services
o Library Facilities
o Collection Materials
- Parks and Recreation Services
o Parkland Development
o Park Vehicles and Equipment
o Recreation Facilities
Urban Area Services (Beamsville, Vineland, Jordan, Jordan Station. and Prudhommes)
- Water Services
o Distribution Systems
- Wastewater Services
o Collection Systems
- Stormwater Services
o Channels and Drainage
Area-Specific Services (Campden)
- Stormwater Drainage
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SCHEDULE "B"
TO BY-LAW NO. 2024-XX
RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGE RATES
Single and Semi-
Detached Dwelling
Multiples
Apartments - 2
Bedrooms +
Apartments -
Studio and 1
Bedroom
Special
Care/Special
Dwelling Units
Primary
Commercial
Industrial
Institutional
Town-wide Services
Services Related to a Highway
17,428
14,422
12,333
7,991
6,680
23.57
141.33
58.88
104.73
Fire Protection Services
3,643
3,015
2,578
1,670
1,396
4.95
29.49
12.27
21.85
Parks and Recreation Services
9,645
7,981
6,825
4,423
3,697
5.70
34.12
14.21
25.30
Library Services
914
756
647
419
350
0.54
3.55
1.51
2.58
Total Town-wide Services
31,630
26,174
22,383
14,503
12,123
34.77
208.50
86.86
154.46
Urban Services
Stormwater Drainage and Control Services
2,083
1,724
1,474
955
798
-
17.11
7.10
12.70
Wastewater Services
4,457
3,688
3,154
2,044
1,708
-
36.49
15.18
27.02
Water Services
5,968
4,939
4,223
2,737
2,287
-
48.87
20.34
36.17
Total Urban Services
12,508
10,351
8,851
5,736
4,793
-
102.47
42.63
75.89
Total Town-Wide + Urban
44,138
36,525
31,234
20,239
16,916
34.77
310.97
129.49
230.35
RESIDENTIAL
Service
NON-RESIDENTIAL
(per sq.m of Gross Floor Area)
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SCHEDULE "C"
TO BY-LAW NO. 2024-XX
RESIDENTIAL DEVELOPMENT CHARGES - AREA SPECIFIC (CAMPDEN)
Single and Semi-
Detached
Dwelling
Multiples
Apartments -
2 Bedrooms +
Apartments -
Studio and 1
Bedroom
Special
Care/Special
Dwelling
Units
Campden Area-Specific
Stormwater Drainage
18,776
15,538
13,287
8,609
7,196
RESIDENTIAL
Service/Class of Service
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SCHEDULE "D-1"
TO BY-LAW NO. 2024 - XX
TOWN OF LINCOLN URBAN SERVICE AREAS
(BEAMSVILLE)
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SCHEDULE "D-2"
TO BY-LAW NO. 2024 - XX
TOWN OF LINCOLN URBAN SERVICE AREAS
(VINELAND, JORDAN, JORDAN STATION, PRUDHOMMES)
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SCHEDULE "D-3"
TO BY-LAW NO. 2024 - XX
TOWN OF LINCOLN CAMPDEN PHASE 2 DEVELOPMENT