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REPORT FOR PUBLIC CONSULTATION
PREPARED BY HEMSON FOR MUNICIPALITY OF MEAFORD
DEVELOPMENT CHARGES
BACKGROUND STUDY
July 17, 2024
1000 - 30 St. Patrick Street, Toronto ON M5T 3A3
416 593 5090 | [email protected] | www.hemson.com
CONTENTS
EXECUTIVE SUMMARY
1
1.
MUNICIPAL-WIDE APPROACH
5
A.
Municipal-Wide Development Charges are Calculated
5
B.
Key Steps in Determining Development Charges
6
2.
DEVELOPMENT FORECAST
11
A.
Residential Forecast
11
B.
Non-Residential Forecast
11
3.
SUMMARY OF HISTORICAL CAPITAL SERVICE LEVELS
14
4.
THE DEVELOPMENT-RELATED CAPITAL PROGRAM
16
A.
Development-Related Capital Forecast is Provided for Council's Approval
16
B.
The Development-Related Capital Forecast for General Services
16
C.
The Development-Related Capital Forecast for Engineered Services
19
5.
CALCULATED DEVELOPMENT CHARGES
21
A.
Development Charges Calculation
21
6.
COMPARISON OF CALCULATED AND CURRENT DEVELOPMENT CHARGES
29
7.
COST OF GROWTH ANALYSIS
33
A.
Asset Management Plan
33
B.
Long-Term Capital and Operating Costs
36
C.
The Program is Deemed to be Financially Sustainable
36
8.
OTHER ISSUES AND CONSIDERATIONS
38
A.
Development Charges Administration and Collection
38
B.
Development Charges Administration
39
C.
Consideration for Area Rating
40
D.
Local Service Policy
41
LIST OF APPENDICES
APPENDIX A - DEVELOPMENT FORECAST
42
APPENDIX B - MUNICIPALITY-WIDE GENERAL SERVICES TECHNICAL APPENDIX
56
Appendix B.1 - Public Library
60
Appendix B.2 - Fire Protection Services
66
Appendix B.3 - Parks & Recreation
74
Appendix B.4 - Services Related to a Highway: Public Works
85
Appendix B.5 - Development-Related Studies
95
APPENDIX C - ENGINEERED SERVICES TECHNICAL APPENDIX
98
Appendix C.1 - Services Related to a Highway: Roads and Related
101
Appendix C.2 - Water Infrastructure
108
Appendix C.3 - Sanitary Sewer
113
Appendix C.4 - Stormwater
118
APPENDIX D - RESERVE BALANCES
123
APPENDIX E - COST OF GROWTH ANALYSIS
127
APPENDIX F - LOCAL SERVICE POLICY
134
APPENDIX G - BY-LAW (AVAILABLE UNDER SEPARATE COVER)
142
Executive Summary | 1
EXECUTIVE SUMMARY
The following summarizes the findings of the Municipality of Meaford's 2024 Development
Charges (DC) Background Study.
A.
PURPOSE OF THE 2024 DEVELOPMENT CHARGES BACKGROUND
STUDY
i.
Legislative Context
The Municipality of Meaford 2024 Development Charges (DC) Background Study is
presented as part of the process to lead to the approval of a new DC by-law in compliance
with the Development Charges Act, 1997 (DCA). The study is prepared in accordance with
the DCA and associated regulation, including the amendments that came into force on
January 1, 2016, June 6, 2019, January 1, 2023, September 17, 2023, and June 6, 2024.
It is noted that the Government's Cutting Red Tape to Build More Homes Act, 2024,
received Royal Assent on June 6, 2024.
ii.
Key Steps in Determining Future Development-Related Projects
In accordance with the DCA and associated regulation, several key steps are required to
calculate development charges. This includes preparing a development forecast, establishing
historical service levels, determining the increase in need for services arising from development
and appropriate shares of costs, and attribution to development types (i.e. residential and non-
residential).
iii.
DC Eligible and Ineligible Costs
Development charges are intended to pay for the initial round of capital costs needed to
service new development over an identified planning period. This is based on the
overarching principle that "growth pays for growth". However, the DCA and associated
regulation includes several statutory adjustments that prevent these costs from fully being
recovered by growth. Such adjustments include, but are not limited to: ineligible costs,
including operating and maintenance costs; ineligible services; deductions for costs that
exceed historical service level caps; and statutory exemptions for specific uses (i.e.
industrial expansions).
Executive Summary | 2
iv.
The Development-Related Capital Program is Subject to Change
It is recommended that Council adopt the development-related capital program developed
for the purposes of the 2024 DC Background Study. However, it is recognized that the DC
Background Study is a point-in-time analysis and there may be changes to project timing,
scope and costs through the Municipality's normal annual budget process. The following
summarizes the findings of the Municipality of Meaford's 2024 Development Charges
Background Study.
B.
DEVELOPMENT FORECAST
The table below provides a summary of the anticipated residential and non-residential
growth over the 2024-2033 planning period. The Municipal-wide development forecast is
further discussed in Appendix A.
C.
CALCULATED DEVELOPMENT CHARGES
The table below provides the calculated Municipal-wide charges for residential, other non-
residential, and industrial development based on the aforementioned forecasts.
2023
Estimate
Residential
Total Occupied Dwellings
5,156
635
5,790
Total Population
Census
11,691
1,099
12,790
Population In New Dwellings
1,454
Non-Residential
Total Employment Growth
2,701
946
3,647
Non-Residential Building Space (m2)
64,619
Population-Related
30,050
Employment Land
18,943
Other Rural-Based
15,626
Growth
Total at
2033
Municipal-wide Development Forecast
Planning Period
2024 - 2033
Executive Summary | 3
The rates calculated as part of this study are the maximum permissible rates under the
current legislation. Council may implement rates lower than those calculated rates and the
revenue shortfall will need to be made up from other sources namely property taxes and user
fees.
D.
ASSET MANAGEMENT PLAN
A key function of the Asset Management Plan is to demonstrate that all assets proposed to
be funded under the DC by-law are financially sustainable over their full life cycle.
By 2034, for General and Engineered Services, the Municipality will need to fund an
additional $2.24 million per annum for Municipal-wide services to properly fund the full life
cycle costs of the new assets supported under the 2024 Development Charges By-law.
Charge
Share
Service
Per
Single & Semi-
Rows &
Nursing Home
of
Capita
Detached
Other Multiples
(per Bed)
Total
Public Library
$451
$1,186
$676
$451
3%
Fire Protection Services
$339
$891
$508
$339
2%
Parks & Recreation
$1,653
$4,347
$2,479
$1,653
10%
Services Related To A Highway: Public Works
$48
$126
$72
$48
0%
Development Related Studies
$124
$327
$186
$124
1%
Services Related To A Highway: Roads & Related
$2,348
$6,177
$3,522
$2,348
14%
Stormwater
$1,091
$2,869
$1,636
$1,091
6%
Total Municipal-Wide Charge Per Unit
$6,053
$15,923
$9,079
$6,054
35%
System-Wide Water
$3,529
$9,283
$5,293
$3,529
21%
System-Wide Sewer
$7,560
$19,888
$11,340
$7,560
44%
TOTAL MUNICIPAL-WIDE SERVICED CHARGE BY UNIT TYPE
$17,141
$45,094
$25,712
$17,143
100%
(1) Based on Persons Per Unit Of:
2.63
1.50
1.00
Charge By Unit Type (1)
Service
Charge
Charge
Share of
($/sq.m)
($/sq.m)
Total
Public Library
$0.00
$0.00
0%
Fire Protection Services
$5.61
$3.39
2%
Parks & Recreation
$0.00
$0.00
0%
Services Related To A Highway: Public Works
$0.80
$0.48
0%
Development Related Studies
$2.06
$1.24
1%
Services Related To A Highway: Roads & Related
$38.93
$23.48
14%
Stormwater
$18.08
$10.91
6%
Total Municipal-Wide Charge Per Sq.M
$65.48
$39.50
23%
System-Wide Water
$70.57
$35.29
25%
System-Wide Sewer
$151.19
$75.60
53%
TOTAL MUNICIPAL-WIDE SERVICED CHARGE PER SQ.M
$287.24
$150.39
100%
Industrial
Other Non-Residential
Executive Summary | 4
E.
LONG-TERM CAPITAL AND OPERATING COSTS
An overview of the long-term capital and operating costs for the capital facilities and
infrastructure to be included in the DC by-law is provided in the study. This examination is
required as one of the provisions of the DCA. Additional details on the long-term capital and
operating impact analysis are in Appendix E.
F.
MODIFICATIONS TO THE MUNICIPALITY'S DEVELOPMENT
CHARGES BACKGROUND STUDY
The Municipality is proposing to modify the current development charges by-law as part of
the study process. The by-law will be made available under a separate cover.
Municipal-Wide Approach | 5
1. MUNICIPAL-WIDE APPROACH
Several key steps are required in calculating any development charge. However, specific
circumstances arise in each municipality which must be reflected in the calculation.
Therefore, this study has been tailored for the Municipality's unique circumstances. The
approach to the proposed development charges is focused on providing a reasonable
alignment of development-related costs with the development that necessitates them.
A.
MUNICIPAL-WIDE DEVELOPMENT CHARGES ARE CALCULATED
The Municipality provides a wide range of services to the community it serves and has an
extensive inventory of facilities, land, infrastructure, vehicles and equipment. The DCA
provides municipalities with flexibility to define services that will be included in
development charge by-laws, provided that the other provisions of the Act and its
associated regulations are met. The DCA also requires that the by-law designates the areas
within which the by-law shall be imposed. The development charges may apply to all lands
in the Municipality or to other designated development areas as specified in the by-law.
i.
Services Based on a Municipal-wide Approach
For the services that the Municipality provides, a range of capital facilities, land, equipment
and infrastructure is available throughout the Municipality; fire stations, park facilities,
arterial roads and so on. As new development occurs, new facilities will need to be added
so that service levels in newly developing areas are provided at levels in existing
communities. A widely accepted method for sharing the development-related capital costs
for such Municipal services is to apportion them over all new development anticipated in
the Municipality. As part of the Municipality's 2024 DC update, no area-specific
development charges are calculated.
The following services are included in the Municipal-wide development charge calculation:
General Services:
Public Library;
Fire Protection Services;
Parks & Recreation;
Services Related to a Highway: Public Works; and
Development Related Studies.
Municipal-Wide Approach | 6
Engineered Services:
Services Related to a Highway: Roads & Related;
System-wide Water;
System-wide Sewer; and
Stormwater
These services form a reasonable basis on which to plan and administer the development
charges. The analysis of each of these services examines the individual capital facilities and
equipment that make them up. For example, the Parks & Recreation Service includes
various buildings and associated land, vehicles and equipment.
The resulting development charge for these services would be imposed against all
development in the Municipality.
B.
KEY STEPS IN DETERMINING DEVELOPMENT CHARGES
Several key steps are required in calculating development charges for future development-
related projects. These are summarized below and illustrated in Figure 1.
Municipal-Wide Approach | 7
Figure 1: Statutory Requirements of Development Charge Calculation and Study Process
Municipal-Wide Approach | 8
i.
Development Forecast
The first step in the methodology requires a development forecast for the ten-year study
period, 2024-2033, for general and engineered services. The forecasts of population and
households are guided by discussions with Municipal Staff as well the Forecasts of
households, population and employment outlined in Population, Housing and Employment
Projections to 2046 - Update prepared by Hemson Consulting in 2021.
For the residential portion of the forecast, the net (or Census) population growth and
population growth in new units is estimated. Net population growth equals the population in
new housing units reduced by the decline in the population in the existing base anticipated
over the period (due to reducing household sizes as the community ages). Net population is
used in the calculation of the development charges funding envelopes. In calculating the
per capita development charge however, population growth in new units is used.
The non-residential portion of the forecast estimates the Gross Floor Area (GFA) of building
space to be developed over the ten-year period, 2024-2033. The forecast of GFA is based
on the employment forecast for the Municipality. A factor for floor space per worker by
category is used to convert the employment forecast into gross floor area for the purposes
of the DC Background Study.
ii.
Service Categories and Historical Service Levels
The DCA provides that the increase in the need for service attributable to anticipated
development:
... must not include an increase that would result in the level of service exceeding the
average level of that service provided in the Municipality over the 15-year period
immediately preceding the preparation of the background study...(s. 5. (1) 4.)
Historical fifteen-year average service levels thus form the basis for development charges.
A review of Municipality's capital service levels for buildings, land, vehicles and so on, has
therefore been prepared as a reference for the calculation, so that the portion of future
capital projects that may be included in the development charge can be determined. The
historical service levels used in this study have been calculated based on the period 2009 -
2023.
Municipal-Wide Approach | 9
iii.
Development-Related Capital Program and Analysis of Net Capital
Costs Included in the Development Charges
A development-related capital program has been prepared by Municipal Staff as part of the
present study. The program identifies development-related projects and their gross and net
costs, after allowing for capital grants, subsidies or other contributions as required by the
Act (DCA, s. 5. (2)). The capital program provides another cornerstone upon which
development charges are based. The DCA requires that the increase in the need for service
attributable to the anticipated development may include an increase:
... only if the council of the Municipality has indicated that it intends to ensure that
such an increase in need will be met. (s. 5. (1) 3.)
In conjunction with DCA, s. 5. (1) 4. referenced above, these sections have the effect of
requiring that the development charge be calculated on the lesser of the historical fifteen-
year average service levels or the service levels embodied in future plans of the Municipality.
The development-related capital forecast prepared for this study ensures that development
charges are only imposed to help pay for projects that have been or are intended to be
purchased or built in order to accommodate future anticipated development. It is not
sufficient in the calculation of development charges merely to have had the service in the
past. There must also be a demonstrated commitment to continue to emplace facilities or
infrastructure in the future. In this regard, Ontario Regulation 82/98, s. 3 states that:
For the purposes of paragraph 3 of subsection 5 (1) of the Act, the council of a
Municipality has indicated that it intends to ensure that an increase in the need for
service will be met if the increase in service forms part of an Official Plan, capital
forecast or similar expression of the intention of the council and the plan, forecast or
similar expression of the intention of the council has been approved by the council.
For some projects in the development-related capital forecast, a portion of the project may
confer benefits to existing (a "BTE") residents. As required by the DCA, s. 5. (1) 6., these
portions of projects and their associated net costs are the funding responsibility of the
Municipality from non-development charges sources. The amount of Municipality funding
for such non-development shares of projects is also identified as part of the preparation of
the development-related capital forecast.
There is also a requirement in the DCA to reduce the applicable development charge by the
amount of any "uncommitted excess capacity" that is available for a service. Such capacity
is available to partially meet future servicing requirements. Adjustments are made in the
analysis to meet this requirement of the Act.
Municipal-Wide Approach | 10
iv.
Attribution to Types of Development
The next step in the determination of development charges is the allocation of the
development-related net capital costs between the residential and the non-residential
sectors. This is done by using different apportionments for different services in accordance
with the demands which the two sectors would be expected to place on the various services
and the different benefits derived from those services.
Where reasonable data exist, the apportionment is based on the expected demand for, and
use of, the service by each sector (e.g. based on shares of population and employment
growth).
Finally, the residential component of the Municipal-wide charge is applied to different
housing types on the basis of average occupancy factors. The non-residential component is
applied on the basis of gross building space in square metres to different non-residential
building types (other non-residential and industrial) based off the growth forecast.
v.
Note on Rounding
Due to rounding in some tables, numbers may not add up precisely to the totals indicated
and percentages may not precisely reflect the absolute figures for the same reason.
Development Forecast | 11
2. DEVELOPMENT FORECAST
This section provides the basis for the development forecasts used in calculating the DCs,
as well as a summary of the forecast results. A more detailed summary of the forecasts,
including tables illustrating historical trends and forecast results is provided in Appendix A.
A.
RESIDENTIAL FORECAST
DCs are levied on residential development as a charge per new unit. Therefore, for the
residential forecast, a projection of both the population growth1 as well as the population in
new units is required.
The population growth determines the need for additional facilities and provides the
foundation for the development-related capital program.
When calculating the DC, however, the development-related net capital costs are
spread over the total additional population that occupy new housing units. This
population in new units represents the population from which DCs will be collected.
Table 1 provides a summary of the residential forecast over the ten-year planning period,
from 2024 to 2033. As noted in Section 2, for DC calculation purposes, the ten-year planning
period is applicable to both general and engineered services, and has been utilized in the
calculation of the DCs.
The Municipality's Census population is expected to increase by approximately 1,099
people over the next ten years, reaching 12,790 by 2033. About 635 additional occupied
dwelling units are forecast to be built between 2024 and 2033 and the population residing in
these units is expected to increase by 1,454.
B.
NON-RESIDENTIAL FORECAST
DCs are levied on non-residential development as a charge per square metre of gross floor
area (GFA). As with the residential forecast, the non-residential forecast requires both a
projection of employment growth as well as a projection of the employment growth
associated with new floorspace in the Municipality.
1 Commonly referred to as "net population growth" in the context of development charges. Penitentiary population is
excluded from the historical and forecast period.
Development Forecast | 12
The non-residential forecast projects an increase of 946 employees to 2033. The
Municipality is anticipated to accommodate in 64,619 square metres of new non-residential
building space. For the purposes of the non-residential DC calculations, it is assumed
employment land space is "industrial" while population-based and other rural based space
are "other non-residential". Furthermore, it is assumed that other rural based non-
residential space will not be serviced by water and wastewater. Further discussion of these
items is in Appendices A and C. Table 1 also provides a summary of the non-residential
development forecasts used in this analysis.
MUNICIPALITY OF MEAFORD
SUMMARY OF RESIDENTIAL AND NON-RESIDENTIAL
MUNICIPAL-WIDE DEVELOPMENT FORECAST
2023
Estimate
Residential
Total Occupied Dwellings
5,156
635
5,790
Total Population
Census
11,691
1,099
12,790
Population In New Dwellings
1,454
Non-Residential
Total Employment Growth
2,701
946
3,647
Non-Residential Building Space (m2)
64,619
Population-Related
30,050
Employment Land
18,943
Other Rural-Based
15,626
TABLE 1
Growth
Total at
2033
Municipal-wide Development Forecast
Planning Period
2024 - 2033
Development Forecast | 13
Summary of Historical Capital Service Levels | 14
3. SUMMARY OF HISTORICAL CAPITAL SERVICE
LEVELS
The DCA and Ontario Regulation 82/98 require that DCs be set at a level no higher than the
average level of service provided in the Municipality over the fifteen-year period
immediately preceding the preparation of the Background Study, on a service by service
basis.
For the services of Public Library Services, Fire Protection, Parks & Recreation, and
Services Related to a Highway: Public Works and Roads & Related, the legislative
requirement is met by documenting historical service levels for the preceding fifteen years,
in this case, for the period from 2009 to 2023. Typically, service levels for these services are
measured as a ratio of inputs per capita, or per population plus employment.
O. Reg. 82/98 requires that when determining historical service levels, both quantity and
quality of service be taken into consideration. In most cases, the service levels are initially
established in quantitative terms. For example, service levels for buildings are presented in
terms of square feet per capita. The qualitative aspect is introduced by the consideration of
the monetary value of the facility or service. In the case of buildings, for example, the cost
would be shown in terms of dollars per square foot to replace or construct a facility of the
same quality. This approach helps to ensure that the development-related capital facilities
that are to be charged to new development reflect not only the quantity (number and size)
but also the quality (value or replacement cost) of service provided historically by the
Municipality. Both the quantitative and qualitative aspects of service levels used in the
present analysis are based on information provided by Municipal Staff, based on historical
records and experience with costs to acquire or construct similar facilities, equipment and
infrastructure as of 2023.
The service levels are expressed as a dollar value per capita ($/capita) or a dollar value per
capita plus employment ($/capita & employment) of infrastructure value. This service level
expression is a construction to meet the requirement of subsection 5(1) of the DCA and
does not directly reflect the utilization of infrastructure or the way municipalities plan for
services.
Table 2 summarizes service levels for all applicable services included in the DC calculation.
Appendices B and C.1 provide the detailed historical inventory data upon which the
calculation of service levels is based.
TABLE 2
MUNICIPALITY OF MEAFORD
SUMMARY OF AVERAGE HISTORIC SERVICE LEVELS 2009 - 2023
Service
1.0
PUBLIC LIBRARY
$596.47 per capita
Buildings
$387.12 per capita
Land
$3.18 per capita
Materials
$166.92 per capita
Furniture And Equipment
$39.25 per capita
2.0
FIRE PROTECTION SERVICES
$995.87 per pop & empl
Buildings
$540.65 per pop & empl
Land
$70.44 per pop & empl
Furniture & Equipment
$47.72 per pop & empl
Vehicles
$337.06 per pop & empl
3.0
PARKS & RECREATION
$12,333.63 per capita
Indoor Recreation
$8,143.11 per capita
Parkland Development
$1,524.30 per capita
Park Facilities
$1,203.11 per capita
Park Buildings & Equipment
$1,463.11 per capita
4.0
SERVICES RELATED TO A HIGHWAY
4.1
PUBLIC WORKS
$1,187.79
per pop & empl
Buildings
$203.88
per pop & empl
Furniture And Equipment
$31.68
per pop & empl
Fleet & Related Equipment
$952.23
per pop & empl
4.2
ROADS AND RELATED
$22,545.85
per pop & empl
Roads
$12,925.18
per pop & empl
Bridges & Culverts
$9,283.22
per pop & empl
Traffic Signals
$24.30
per pop & empl
Sidewalks
$313.15
per pop & empl
2009 - 2023
Service Level
Indicator
Summary of Historical Capital Service Levels | 15
The Development-Related Capital Program | 16
4. THE DEVELOPMENT-RELATED CAPITAL
PROGRAM
The DCA requires the Council of a municipality to express its intent to provide future capital
facilities at the level reflected by the capital program incorporated in the DC calculation and
recovered through the proposed rates. Ontario Regulation 82/98, s. 3 states that:
For the purposes of paragraph 3 of subsection 5 (1) of the Act, the
council of a municipality has indicated that it intends to ensure that an
increase in the need for service will be met if the increase in service
forms part of an official plan, capital forecast or similar expression of the
intention of the council and the plan, forecast or similar expression of
the intention of the council has been approved by the council.
A.
DEVELOPMENT-RELATED CAPITAL FORECAST IS PROVIDED
FOR COUNCIL'S APPROVAL
Based on the development forecasts detailed in Appendix A, Municipal staff have created a
development-related capital program setting out those projects that are required to service
anticipated development. For all general and engineered services, the capital plan covers
the ten-year period from 2024 to 2033.
One of the recommendations contained in this DC Background Study is for Council to adopt
the capital program created for the purposes of the DC calculation. It is assumed that future
capital budgets and forecasts will continue to bring forward the development-related
projects contained herein that are consistent with the development occurring Meaford. It is
acknowledged that changes to the forecast presented may occur through the Municipality's
normal capital budget process.
B.
THE DEVELOPMENT-RELATED CAPITAL FORECAST FOR
GENERAL SERVICES
A summary of the development-related capital forecast for general services is in Table 3.
The table provides a total for all general services analysed over the ten-year planning
period. Further details on the capital plans for each individual service category are available
in Appendix B. The development-related capital forecast for general services estimates a
The Development-Related Capital Program | 17
total gross cost of $15.46 million. Alternative funding sources have been identified in the
amount of $22,600 and account for prior payments on the New Public Library Debenture.
Therefore, the net municipal cost of the capital program is reduced to $15.44 million.
Of the $15.44 million ten-year net municipal capital costs for general services, $9.83 (64%)
is related to the Parks & Recreation capital program. The forecast includes various park
developments and upgrades, an outdoor recreation facility, an additional splash pad, a
provision for a new indoor recreation space, and vehicles.
The next largest portion of the capital forecast relates to the Public Library development-
related capital program at $1.83 million (12%). The program includes the recovery of the
completed New Public Library, a recovery of the negative reserve fund balance, and e-
resources.
The next largest portion of the capital forecast relates to Fire Protection Services
development-related capital program at $1.76 million (11%). The program includes a remote
water site and a ladder replacement and enhancement.
The next largest portion of the capital forecast relates to the Services Related to a Highway:
Public Works development-related capital program at $1.53 million (10%). The program
includes a space for future vehicles, a sidewalk cleaner, and a snow plow.
It is noted that on April 10, 2024, the Minister of Municipal Affairs and Housing introduced
legislation, the Cutting Red Tape to Build More Homes Act, 2024, that proposed to
reintroduce development-related studies as an eligible service/cost under the DCA. This
change came into force on June 6, 2024.
As such, Development Related Studies includes $503,000 in net capital costs (3% of the
capital program) and includes a series of development-related studies planned over the
period.
The capital program incorporates those projects identified to be related to development
anticipated in the next ten years. It is not implied that all of these costs are to be recovered
from new development by way of DCs. Portions of this capital forecast may relate to
providing servicing for development which has occurred prior to 2024 (for which DC reserve
fund balances exist), for replacement of existing capital facilities, or for development
anticipated to occur beyond the 2024-2033 planning period.
Gross
Grants/
Municipal
Service
Cost
Subsidies
Cost
1.0 PUBLIC LIBRARY
$1,848.2
$22.6
$1,825.7
1.1
Recovery of Negative Reserve Fund Balance
$54.9
$0.0
$54.9
1.2
Buildings, Land and Materials
$1,793.4
$22.6
$1,770.8
2.0 FIRE PROTECTION SERVICES
$1,760.0
$0.0
$1,760.0
2.1 Buildings, Vehicles & Equipment
$1,760.0
$0.0
$1,760.0
3.0 PARKS & RECREATION
$9,826.3
$0.0
$9,826.3
3.1 Park Development
$4,726.3
$0.0
$4,726.3
3.2 Indoor Recreation
$5,000.0
$0.0
$5,000.0
3.3 Vehicles and Equipment
$100.0
$0.0
$100.0
4.0 SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
$1,525.0
$0.0
$1,525.0
4.1 Buildings, Land, Equipment
$1,000.0
$0.0
$1,000.0
4.2 Vehicles
$525.0
$0.0
$525.0
5.0 DEVELOPMENT RELATED STUDIES
$503.0
$0.0
$503.0
5.1
Recovery of Negative Reserve Fund Balance
$3.0
$0.0
$3.0
5.2 Development-Related Studies
$500.0
$0.0
$500.0
TOTAL - GENERAL SERVICES
$15,462.5
$22.6
$15,439.9
TABLE 3
MUNICIPALITY OF MEAFORD
SUMMARY OF DEVELOPMENT-RELATED CAPITAL PROGRAM
FOR GENERAL SERVICES 2024 - 2033
(in $000)
The Development-Related Capital Program | 18
The Development-Related Capital Program | 19
C.
THE DEVELOPMENT-RELATED CAPITAL FORECAST FOR
ENGINEERED SERVICES
Table 4 provides the development-related capital recoveries for the engineered services of
Services Related to a Highway: Roads & Related, System-wide Water service, System-wide
Sewer Services, and Stormwater. The capital program totals $146.54 million and provides
servicing for anticipated development over the planning period from 2024 to 2033. Further
details on the capital plans for each individual service category are available in Appendix C.
Grants, subsidies, and alternative funding sources (inclusive of developer contributions)
have been identified in the amount of $30.00 million for the capital projects. As such, the
remaining net cost of $116.54 million is the cost to be paid by the Municipality.
Of the total net capital costs, 68%, or $79.77 million, is associated with development-related
System-wide Sewer projects. The capital program includes various infrastructure sewer
works (including infrastructure for Industrial Park Road, Miller Street, Nelson Street, and
Pearson Street sewer mains), syphon upgrades, projects related to the new wastewater
treatment plant, financing costs, the sewage pumping station upgrades, and studies.
About 14% of the total engineered net capital costs, or $16.75 million, is associated with
development-related System-wide Water projects. The capital program includes various
infrastructure water works for in-ground water storage, debt recoveries, and studies.
Of the total engineered net capital costs, 12%, or $14.45 million, is associated with
development-related Roads & Related projects. The capital program includes various
infrastructure road works (including construction on Legion Road, Industrial Park Road, and
Ridge Road), sidewalk improvements, and studies.
Stormwater capital projects include stormwater infrastructure on Legion Road, Industrial
Park Road, and Ridge Road. The net municipal cost of the program is $5.57 million, or about
5% of all engineering services costs.
Service
1.0 SERVICES RELATED TO A HIGHWAY: ROADS & RELATED
$14,449.9
$0.0
$14,449.9
2.0 SYSTEM-WIDE WATER
$16,745.4
$0.0
$16,745.4
3.0 SYSTEM-WIDE SEWER
$109,772.4
$30,000.0
$79,772.4
4.0 STORMWATER
$5,568.3
$0.0
$5,568.3
TOTAL - ENGINEERED SERVICES CAPITAL PROGRAM
$146,536.0
$30,000.0
$116,536.0
Gross Cost
Grants /
Subsidies
Net Municipal
Cost
TABLE 4
MUNICIPALITY OF MEAFORD
SUMMARY OF DEVELOPMENT-RELATED CAPITAL PROGRAM
FOR MUNICIPAL-WIDE ENGINEERED SERVICES 2024 - 2033
(in $000)
The Development-Related Capital Program | 20
Calculated Development Charges | 21
5.
CALCULATED DEVELOPMENT CHARGES
This section summarizes the calculation of DCs for each service category and the resulting
total charges by sector. For all Municipal services, there is a calculation of the charge per
capita (residential) and per square metre (non-residential) charges.
For residential development, the calculated total per capita amount is converted to a
variable charge by housing unit type using various unit occupancy factors. For other non-
residential and industrial development, the charges are based on gross floor area of building
space.
It is noted that the calculation of the Municipal-wide DCs does not include any provision for
exemptions required under the DCA, such as the exemption from the payment of DCs for
industrial buildings. Such legislated exemptions, or other exemptions that Council may
choose to provide, will result in loss of DC revenue for the affected types of development.
However, any such revenue loss may not be made up by offsetting increases in other
portions of the calculated charge.
A.
DEVELOPMENT CHARGES CALCULATION
A summary of the calculated residential and non-residential DCs is presented in Tables 5
and 6 for general and engineered services, respectively. Further details of the calculations
for each individual service category are available in Appendices B and C.
i.
General Services
A summary of the calculated residential and non-residential DCs for general services is
presented in Table 5.
The net capital forecast for the ten-year services totals $15.44 million and incorporates
those projects identified to be related to the development anticipated in the next ten years.
However, not all of the capital costs are to be recovered from new development by way of
DCs. As shown on Table 5, $3.76 million relates to replacement of existing capital facilities
or for shares of projects that provide benefit to the existing community. These portions of
capital costs will have to be funded from non-DC revenue sources, largely property taxes for
this group of services.
Calculated Development Charges | 22
An additional share of $2.05 million is in available DC reserve funds and represents the
revenue collected from previous DCs. This portion is netted out of the chargeable capital
costs.
Also netted off are other development related shares of $5.35 million and is largely
attributable to development beyond 2033. This development-related share has been
removed from the calculation and may therefore be recovered under future DC studies.
The total costs eligible for recovery through DCs for ten-year services is $4.28 million. This
amount is allocated between the residential and non-residential sectors to derive the
calculated DCs. Public Library Services and Parks & Recreation are deemed to benefit
residential development only, while the remaining services are allocated between both
sectors based on shares of population and employment growth in new space. The allocation
to the residential sector for these services is calculated at 61%, 32% to other non-
residential space, and 8% to industrial space.
Approximately $3.80 million of the general services DC eligible capital program is deemed to
benefit residential development. When this amount is divided by the ten-year growth in
population in new dwelling units (1,454), a calculated charge of $2,614.02 per capita results.
The other non-residential share totals $386,800 which yields a calculated charge of $8.47
per square metre when divided by the ten-year increase in non-residential building space
(45,676). The industrial share totals $96,800 which yields a calculated charge of $5.11 per
square metre when divided by the ten-year increase in industrial building space (18,943).
Growth in Population in New Units to 2033
1,454
Growth in Square Metre to 2033
64,619
New Other Non-Residential Space (sq.m)
45,676
New Industrial Space (sq.m)
18,943
Total DC
Service
Net
Grants/
Replacement
Eligible
Municipal
Subsidies/Other
& Benefit to
Available
Other Dev.
Costs for
Cost
Recoveries
Existing
DC Reserves
Related
Recovery
($000)
($000)
($000)
($000)
($000)
($000)
%
($000)
%
($000)
%
($000)
1.0
PUBLIC LIBRARY
$1,825.7
$22.6
$50.0
$0.0
$1,120.3
$655.3
100%
$655.3
0%
$0.0
0%
$0.0
Unadjusted Development Charge Per Capita
$450.72
Unadjusted Development Charge Per Sq.M
$0.00
$0.00
2.0
FIRE PROTECTION SERVICES
$1,760.0
$0.0
$850.0
$97.0
$0.0
$813.0
61%
$492.4
32%
$256.4
8%
$64.2
Unadjusted Development Charge Per Capita
$338.65
Unadjusted Development Charge Per Sq.M
$5.61
$3.39
3.0
PARKS & RECREATION
$9,826.3
$0.0
$2,153.1
$1,038.8
$4,231.6
$2,402.8
100%
$2,402.8
0%
$0.0
0%
$0.0
Unadjusted Development Charge Per Capita
$1,652.53
Unadjusted Development Charge Per Sq.M
$0.00
$0.00
4.0
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
$1,525.0
$0.0
$500.0
$909.8
$0.0
$115.2
61%
$69.8
32%
$36.3
8%
$9.1
Unadjusted Development Charge Per Capita
$47.98
Unadjusted Development Charge Per Sq.M
$0.80
$0.48
5.0
DEVELOPMENT RELATED STUDIES
$503.0
$0.0
$205.0
$0.0
$0.0
$298.0
61%
$180.5
32%
$94.0
8%
$23.5
$124.14
$2.06
$1.24
TOTAL 10 YEAR GENERAL SERVICES
$15,439.9
$22.6
$3,758.1
$2,045.6
$5,351.9
$4,284.3
$3,800.8
$386.8
$96.8
Calculated Development Charge Per Capita
$2,614.02
Calculate Development Charge Per Sq.M
$8.47
$5.11
Industrial
Residential
Share
TABLE 5
MUNICIPALITY OF MEAFORD
SUMMARY OF UNADJUSTED RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGES
10-YEAR CAPITAL PROGRAM FOR GENERAL SERVICES
Development-Related Capital Program (2024 - 2033)
Non-Residential Share
Other Non-Res
Calculated Development Charges | 23
Calculated Development Charges | 24
ii.
Engineered Services
Table 6 displays the calculation of the calculated DC rates for the engineered services of
Services Related to a Highway: Roads & Related, System-wide Water, System-wide Sewer,
and Stormwater Management. The development-related engineering infrastructure will be
used to service development in Meaford between 2024 and 2033.
Of the total net municipal cost of all engineered services development-related projects,
$116.54 million, not all are to be recovered from new development by way of DCs. Table 6
shows that $15.52 million of the capital program relates to replacement of existing capital
works or for shares of projects that provide benefit to the existing community. This amount
has been netted off the chargeable capital costs.
Available reserve funds in the amount of $2.46 million, have also been removed from the DC
calculation. Post-period shares are $65.41 million and represent the shares of projects that
will provide benefit to development beyond 2033 in the Municipality. These shares have
also been removed from the DC calculation. The remaining $33.14 million is related to
development in the 2024 to 2033 planning period and has been included in the DC
calculation.
Like the general services, the capital program eligible for recovery through DCs is allocated
to the residential, other non-residential, and industrial sectors based on future shares of
population in new units and employment growth over the planning period. On this basis, the
allocation to the residential, other non-residential, and industrial sectors are 61%, 32%, and
8% for Roads & Related and Stormwater services. For Water and Sewer services the
allocations are based exclusively off serviced development. Therefore, the allocations to the
residential, other non-residential, and industrial sectors are 65%, 27%, and 8%, respectively.
As a result, $21.12 million of the engineered services capital program is deemed to benefit
residential development. When this amount is divided by the long-term growth in population
in new dwelling units (1,454) results in a calculated charge of $14,527.09 per capita.
The other non-residential share totals $9.27 million. When this amount is divided by other
non-residential ten-year growth in square metres of 45,676 for Roads & Related and
Stormwater and 30,050 for Water and Sewer this results in a calculated charge of $278.77
per square metre.
The industrial share totals $2.75 million. When this amount is divided by industrial ten-year
growth in square metres of 18,943 this results in a calculated charge of $145.28 per square
metre.
Total
Serviced
Growth in Population in New Units to 2033
1,454
1,454
Growth in Square Metre to 2033
64,619
48,993
New Other Non-Residential Space (sq.m)
45,676
30,050
New Industrial Space (sq.m)
18,943
18,943
Total DC
Service
Net
Grants/
Replacement
Eligible
Municipal
Subsidies/Other
& Benefit to
Available
Post-Period
Costs for
Cost
Recoveries
Existing
DC Reserves
Benefit
Recovery
($000)
($000)
($000)
($000)
($000)
($000)
%
($000)
%
($000)
%
($000)
1.0 SERVICES RELATED TO A HIGHWAY: ROADS & RELATED
$14,449.9
$0.0
$3,234.8
$655.5
$4,922.4
$5,637.2
60.6%
$3,414.2
31.5%
$1,778.2
7.9%
$444.8
Development Charge Per Capita
$2,348.16
Development Charge Per Sq.M
$38.93
$23.48
2.0 SYSTEM-WIDE WATER
$16,745.4
$0.0
$1,180.9
$0.0
$7,644.7
$7,919.9
64.8%
$5,130.7
26.8%
$2,120.7
8.4%
$668.5
Development Charge Per Capita
$3,528.67
Development Charge Per Sq.M
$70.57
$35.29
3.0 SYSTEM-WIDE SEWER
$79,772.37
$30,000.0
$10,228.0
$1,806.1
$50,771.1
$16,967.2
64.8%
$10,991.8
26.8%
$4,543.4
8.4%
$1,432.1
Development Charge Per Capita
$7,559.69
Development Charge Per Sq.M
$151.19
$75.60
4.0 STORMWATER
$5,568.3
$0.0
$875.4
$0.0
$2,074.8
$2,618.1
60.6%
$1,585.7
31.5%
$825.8
7.9%
$206.6
Development Charge Per Capita
$1,090.57
Development Charge Per Sq.M
$18.08
$10.91
TOTAL MUNICIPAL-WIDE ENGINEERED SERVICES
$116,536.0
$30,000.0
$15,519.1
$2,461.5
$65,412.9
$33,142.4
$21,122.4
$9,268.1
$2,751.9
Development Charge Per Capita
$14,527.09
Development Charge Per Sq.M
$278.77
$145.28
Share
Industrial
TABLE 6
MUNICIPALITY OF MEAFORD
SUMMARY OF RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGES
CAPITAL PROGRAM FOR MUNICIPAL-WIDE ENGINEERED SERVICES
Development-Related Capital Program (2024 - 2033)
Residential
2024 - 2033
Non-Residential Share
Other Non-Res
Calculated Development Charges | 25
Calculated Development Charges | 26
iii.
Calculated Development Charges
Table 7 provides the calculated rates by residential unit. As shown in the table, the
proposed serviced residential charge is $45,094 for a single- or semi-detached unit, $25,712
for rows and other multiples, and $17,143 for a nursing home bed.
For the non-residential development charges, the other non-residential rate is $287.24 per
square metre for full serviced development as shown in Table 8. The calculated industrial
charge is $150.39 per square metre for fully serviced development.
Charge
Share
Service
Per
Single & Semi-
Rows &
Nursing Home
of
Capita
Detached
Other Multiples
(per Bed)
Total
Public Library
$451
$1,186
$676
$451
3%
Fire Protection Services
$339
$891
$508
$339
2%
Parks & Recreation
$1,653
$4,347
$2,479
$1,653
10%
Services Related To A Highway: Public Works
$48
$126
$72
$48
0%
Development Related Studies
$124
$327
$186
$124
1%
Services Related To A Highway: Roads & Related
$2,348
$6,177
$3,522
$2,348
14%
Stormwater
$1,091
$2,869
$1,636
$1,091
6%
Total Municipal-Wide Charge Per Unit
$6,053
$15,923
$9,079
$6,054
35%
System-Wide Water
$3,529
$9,283
$5,293
$3,529
21%
System-Wide Sewer
$7,560
$19,888
$11,340
$7,560
44%
TOTAL MUNICIPAL-WIDE SERVICED CHARGE BY UNIT TYPE
$17,141
$45,094
$25,712
$17,143
100%
(1) Based on Persons Per Unit Of:
2.63
1.50
1.00
Charge By Unit Type (1)
TABLE 7
MUNICIPALITY OF MEAFORD
MUNICIPAL-WIDE DEVELOPMENT CHARGES
RESIDENTIAL DEVELOPMENT CHARGES
Calculated Development Charges | 27
Service
Charge
Charge
Share of
($/sq.m)
($/sq.m)
Total
Public Library
$0.00
$0.00
0%
Fire Protection Services
$5.61
$3.39
2%
Parks & Recreation
$0.00
$0.00
0%
Services Related To A Highway: Public Works
$0.80
$0.48
0%
Development Related Studies
$2.06
$1.24
1%
Services Related To A Highway: Roads & Related
$38.93
$23.48
14%
Stormwater
$18.08
$10.91
6%
Total Municipal-Wide Charge Per Sq.M
$65.48
$39.50
23%
System-Wide Water
$70.57
$35.29
25%
System-Wide Sewer
$151.19
$75.60
53%
TOTAL MUNICIPAL-WIDE SERVICED CHARGE PER SQ.M
$287.24
$150.39
100%
NON-RESIDENTIAL DEVELOPMENT CHARGES
MUNICIPAL-WIDE DEVELOPMENT CHARGES
MUNICIPALITY OF MEAFORD
TABLE 8
Industrial
Other Non-Residential
Calculated Development Charges | 28
Comparison of Calculated and Current Development Charges | 29
6.
COMPARISON OF CALCULATED AND CURRENT
DEVELOPMENT CHARGES
Table 9 presents a comparison of the newly calculated residential DCs with the
Municipality's current charges and indexed charges from the 2015 DC Study for Public
Library, Parks & Recreation, and Development Related Studies. The calculated residential
DC for a single- or semi-detached unit is $22,462, or 99%, greater than the Municipality's
current residential charge of $22,632.
Tables 10 and 11 outline the comparison of current vs calculated non-industrial and
industrial development charges in the Municipality. As per Table 10, the calculated other
non-residential rate of $287.24 is $134.83 (or 88%) higher than the Municipality's current
charge of $152.40 per square metre. The calculated industrial DC of $150.39 in Table 11 is
$68.83 (or 84%) higher than the current charge of $81.56 per square metre.
Current
Calculated
Service
Residential
Residential
Charge / SDU
Charge / SDU
Public Library
$798
$1,186
$388
49%
Fire Protection Services
$1,067
$891
($176)
-16%
Parks & Recreation
$2,864
$4,347
$1,483
52%
Services Related To A Highway: Public Works
$689
$126
($563)
-82%
Development Related Studies
$535
$327
($208)
-39%
Services Related To A Highway: Roads & Related
$1,373
$6,177
$4,804
350%
Stormwater
$0
$2,869
$2,869
N/A
Total Municipal-Wide Charge
$7,327
$15,923
$8,596
117%
System-Wide Water(2)
$3,011
$9,283
$6,272
208%
System-Wide Sewer(2)
$12,294
$19,888
$7,594
62%
TOTAL MUNCIPAL-WIDE SERVICED CHARGE
$22,632
$45,094
$22,462
99%
Notes:
(1) Charges for Library, Parks & Recreation, and Development Related Studies are indexed rates from the 2015 DC Study
(2) Current charge includes Service Area 3
(3) Services Area 2 per SDU charges are $1,529 for water and $2,159 for sewer
TABLE 9
COMPARISON OF CURRENT AND CALCULATED
MUNICIPALITY OF MEAFORD
Difference in Charge
RESIDENTIAL DEVELOPMENT CHARGES BY SERVICE AREA
Comparison of Calculated and Current Development Charges | 30
Current
Calculated
Service
Non-Residential
Non-Residential
Charge / SQ.M
Charge / SQ.M
Public Library
$0.00
$0.00
$0.00
N/A
Fire Protection Services
$8.29
$5.61
($2.68)
-32%
Parks & Recreation
$0.00
$0.00
$0.00
N/A
Services Related To A Highway: Public Works
$5.46
$0.80
($4.66)
-85%
Development Related Studies
$3.25
$2.06
($1.19)
-37%
Services Related To A Highway: Roads & Related
$11.78
$38.93
$27.15
231%
Stormwater
$0.00
$18.08
$18.08
N/A
Total Municipal-Wide Charge
$28.78
$65.48
$36.70
128%
System-Wide Water(2)
$26.00
$70.57
$44.57
171%
System-Wide Sewer(2)
$97.62
$151.19
$53.57
55%
TOTAL MUNCIPAL-WIDE SERVICED CHARGE
$152.40
$287.24
$134.83
88%
Notes:
(1) Charges for Library, Parks & Recreation, and Development Related Studies are indexed rates from the 2015 DC Study
(2) Current charge includes Service Area 3
(3) Services Area 2 charges are $13.49 for water and $19.06 for sewer per square metre
MUNICIPALITY OF MEAFORD
COMPARISON OF CURRENT AND CALCULATED
TABLE 10
NON-RESIDENTIAL DEVELOPMENT CHARGES BY SERVICE AREA
Difference in Charge
Comparison of Calculated and Current Development Charges | 31
Current
Calculated
Service
Industrial
Industrial
Charge / SQ.M
Charge / SQ.M
Public Library
$0.00
$0.00
$0.00
N/A
Fire Protection Services
$4.87
$3.39
($1.49)
-31%
Parks & Recreation
$0.00
$0.00
$0.00
N/A
Services Related To A Highway: Public Works
$3.02
$0.48
($2.54)
-84%
Development Related Studies
$1.80
$1.24
($0.56)
-31%
Services Related To A Highway: Roads & Related
$6.26
$23.48
$17.22
275%
Stormwater
$0.00
$10.91
$10.91
N/A
Total Municipal-Wide Charge
$15.96
$39.50
$23.54
148%
System-Wide Water(2)
$13.67
$35.29
$21.62
158%
System-Wide Sewer(2)
$51.93
$75.60
$23.67
46%
TOTAL MUNCIPAL-WIDE SERVICED CHARGE
$81.56
$150.39
$68.83
84%
Notes:
(1) Charges for Library, Parks & Recreation, and Development Related Studies are indexed rates from the 2015 DC Study
(2) Current charge includes Service Area 3
(3) Services Area 2 charges are $7.21 for water and $10.14 for sewer per square metre
Difference in Charge
TABLE 11
MUNICIPALITY OF MEAFORD
COMPARISON OF CURRENT AND CALCULATED
INDUSTRIAL DEVELOPMENT CHARGES BY SERVICE AREA
Comparison of Calculated and Current Development Charges | 32
Cost of Growth Analysis | 33
7. COST OF GROWTH ANALYSIS
This section provides a brief examination of the long-term capital and operating costs as
well as the asset management-related annual provisions for the capital facilities and
infrastructure to be included in the DC By-law. This examination is required as one of the
provisions of the DCA. Additional details on the cost of growth analysis, including asset
management analysis is included in Appendix E.
A.
ASSET MANAGEMENT PLAN
Tables 12 and 13 provide the calculated annual asset management contribution for the
gross capital expenditures by 2034 and the share related to the 2024-2033 DC recoverable
portion. The year 2034 has been included to calculate the annual contribution for the 2024-
2033 period as the expenditures in 2033 will not trigger asset management contributions
until 2034. As shown in Tables 12 and 13, by 2034, the Municipality should fund an
additional $393,700 for general services and $1.84 million for engineered services per
annum to fund the full life cycle costs of the new assets related to the Municipal-wide ten-
year Services supported under the development charges by-law.
Service
DC Related
Non-DC Related*
DC Related
Non-DC Related*
Public Library
$600,491
$1,192,892
$4,421
$2,211
Fire Protection Services
$910,000
$850,000
$89,576
$44,016
Parks & Recreation
$2,441,568
$5,384,703
$240,567
$149,671
Services Related To A Highway: Public Works
$1,025,000
$500,000
$59,116
$10,534
TOTAL
$4,977,058
$7,927,595
$393,680
$206,431
TABLE 12
MUNICIPALITY OF MEAFORD
ANNUAL ASSET MANAGEMENT PROVISION BY 2034
2024 - 2033
Calculated AMP Annual
Capital Program
Provision by 2034
* Includes costs that will be recovered under future development charges studies (i.e. other development-related) and ineligible shares.
Cost of Growth Analysis | 34
Service
DC Related
Non-DC Related*
DC Related
Non-DC Related*
Services Related To A Highway: Roads & Related
$6,292,683
$8,157,255
$256,285
$132,216
System-Wide Water
$7,919,873
$8,825,561
$258,386
$127,956
System-Wide Sewer
$17,777,772
$90,125,803
$1,212,272
$972,984
Stormwater
$2,618,136
$2,950,164
$116,715
$62,003
TOTAL
$34,608,464
$110,058,783
$1,843,658
$1,295,159
Capital Program
Provision by 2034
* Includes costs that will be recovered under future development charges studies (i.e. other development-related) and ineligible shares.
MUNICIPALITY OF MEAFORD
ANNUAL ASSET MANAGEMENT PROVISION BY 2034
2024 - 2033
Calculated AMP Annual
TABLE 13
Cost of Growth Analysis | 35
Cost of Growth Analysis | 36
B.
LONG-TERM CAPITAL AND OPERATING COSTS
By 2033, the Municipality's net operating costs are estimated to increase by $860,500. It is
noted that operating costs associated with major facilities will be reviewed and updated
through future studies and plans. Details of the net operating costs are in Appendix E.
Table 14 summarizes the components of the development related capital program that will
require funding from non-development charge sources. Of the $131.98 million in the 2024-
2033 net capital program cost, about $19.28 million will need to be financed from non-
development charge sources over the next ten years. This is entirely related to shares of
projects related to capital replacement and for non-development shares of projects that
provide benefit to the existing (BTE) community.
Council is made aware of these factors so that they understand the financial implications of
the quantum and timing of the projects included in the development related capital forecast
in this study.
C.
THE PROGRAM IS DEEMED TO BE FINANCIALLY SUSTAINABLE
In summary, the asset management plan and long-term capital and operating analysis
contained in Appendix E demonstrates that the Municipality can afford to invest and
operate the identified general and engineered services infrastructure over the ten-year
planning period.
Importantly, the Municipality's annual budget review allows staff to continue to monitor and
implement mitigating measures should the program become less sustainable.
Other Dev.
Total DC
Net
Grants/
Replacement
Related &
Eligible
Municipal
Subsidies/Other
& Benefit to
Available
Post-Period
Costs for
Service
Cost
Recoveries
Existing
DC Reserves
Benefit
Recovery
($000)
($000)
($000)
($000)
($000)
($000)
1.0 Public Library
$1,825.7
$22.6
$50.0
$0.0
$1,120.3
$655.3
2.0 Fire Protection Services
$1,760.0
$0.0
$850.0
$97.0
$0.0
$813.0
3.0 Parks & Recreation
$9,826.3
$0.0
$2,153.1
$1,038.8
$4,231.6
$2,402.8
4.0 Services Related To A Highway: Public Works
$1,525.0
$0.0
$500.0
$909.8
$0.0
$115.2
5.0 Development Related Studies
$503.0
$0.0
$205.0
$0.0
$0.0
$298.0
6.0 Services Related To A Highway: Roads & Related
$14,449.9
$0.0
$3,234.8
$655.5
$4,922.4
$5,637.2
7.0 System-Wide Water
$16,745.4
$0.0
$1,180.9
$0.0
$7,644.7
$7,919.9
8.0 System-Wide Sewer
$79,772.4
$30,000.0
$10,228.0
$1,806.1
$50,771.1
$16,967.2
9.0 Stormwater
$5,568.3
$0.0
$875.4
$0.0
$2,074.8
$2,618.1
TOTAL - CAPITAL PROGRAM
$131,976.0
$30,022.6
$19,277.3
$4,507.1
$70,764.8
$37,426.8
Development-Related Capital Program (2024 - 2033)
MUNICIPALITY OF MEAFORD
SUMMARY OF DEVELOPMENT-RELATED CAPITAL PROGRAM
FOR MUNICIPAL-WIDE SERVICES 2024 - 2033
(in $000)
TABLE 14
Cost of Growth Analysis | 37
Other Issues and Considerations | 38
8. OTHER ISSUES AND CONSIDERATIONS
This section sets out other considerations and legislative requirements relating to the DCA
including administration and collection, recent legislative changes, and consideration for
area rating.
A.
DEVELOPMENT CHARGES ADMINISTRATION AND COLLECTION
The DCA requirements in respect of the collection of DCs, certification and remittance, as
well as reserve fund management are outlined in this section.
i.
Development Charges Amount Payable and Date of Payment
The total amount of a DC is the amount of the DC that would be determined under the by-
law on the day of an application for site plan approval or the day of an application for
rezoning or, if neither of these apply, the day of building permit issuance. Full details on
determining the DCs payable in any particular case are provided in s.26 and s.26.2 of the
DCA.
The default date of payment of a DC is the date of building permit issuance. However,
under s.27 of the DCA the Municipality may enter into an agreement with a developer to
alter the timing of payment.
For two specific types of development, DCs must be paid according to the following plan:
Six equal annual installments beginning at building occupancy (permit or actual
occupancy) and for the following five anniversaries of that date for rental housing
and institutional development.
For required instalments, the Municipality may charge interest from the date the DC would
have been payable to the date the instalment is paid. Interest may accrue on each
installment until the final payment has been made. Any skipped or late payments can be
added to the tax roll (including interest). Full details on the prescribed payment plans are
provided in s.26.1 of the DCA. In accordance with s.26.3 of the DCA the maximum interest
rate a municipality can charge is prime plus 1%.
Other Issues and Considerations | 39
ii.
Reserve Funds
Under the DCA, a municipality that has passed a development charge by-law must establish
a separate reserve fund for each service to which the development charge relates and pay
each development charge it collects into the respective reserve fund. While the DCA does
permit municipalities to borrow from the reserve fund, the amount borrowed is to be repaid
with interest at a rate not less than the prescribed minimum interest rate. Additionally,
money in the reserve fund is to be spent only on development-related capital costs.
Annual financial statements are to be provided to Council and must include the following:
Opening and closing balances and in-year transactions
A description of service or category of service
Details on credits paid by individual credit holders
Amounts borrowed and purpose of borrowing
Interest accrued on borrowing
Amount and source of money used to repay borrowing
Projects funded from DCs including amount and source of DC and non-DC funding
B.
DEVELOPMENT CHARGES ADMINISTRATION
Many of the administrative requirements of the DCA will be similar to those presently
followed by the Municipality in terms of collection practices. However, changes will likely be
required in the use of and reporting on the new development charges. In this regard:
It is recommended that the current practices regarding collection of development
charges and by-law administration continue to the extent possible;
As required under the DCA, the Municipality should codify any rules regarding
application of the by-laws and any exemptions within the development charges by-
laws proposed for adoption;
It is recommended that the Municipality develop reporting policies consistent with
the requirements of the DCA;
It is recommended that the by-laws permit the payment of a development charge in
cash or through services-in-lieu agreements. The municipality is not obligated to
enter into services-in-lieu agreements;
Other Issues and Considerations | 40
The proposed draft by-law sets out the rules to determine development charges
applicable in any particular case. Rules for exemptions are also outlined in the
proposed draft by-law;
It is recommended that Council adopt the development-related capital forecast
included in this background study, subject to annual review through the
Municipality's normal capital budget process.
C.
CONSIDERATION FOR AREA RATING
In accordance with the DCA, Council must give consideration to the use of area rating, also
known as area-specific development charges. As part of the DC Background Study, the
appropriateness of implementing area-specific development charges for the various
Municipal services was examined.
The DCA permits the Municipality to designate in its DC by-law, the areas where
development charges shall be imposed. The charges may apply to all lands in the
Municipality or to other designated development areas as specified in the DC by-law.
The following was considered with respect to area-specific development charges:
Is the use of area-specific charges appropriate for some or all services?
Are there any data limitations with calculating an area-specific development
charge?
Area-specific development charges are typically considered when there is clear benefit to a
particular area (including the population or population and employment), and have been
implemented mostly in stand alone green field developments.
Based on discussions with staff, and the analysis of the delivery of services, it is proposed
that the Municipality calculate and collect DCs on a uniform, Municipal-wide basis. The
rationale for maintaining a uniform Municipal-wide approach is based primarily on the fact
that 10-year historical service levels can be calculated on a Municipal-wide basis to ensure
the emplacement of a service or infrastructure in one particular area of the Municipality
does not exceed the service level of that specific community. As well, Municipal-wide DCs
ensure a consistent approach to financing the cost of development-related projects, from
both a DC and non-DC revenue source perspective. Finally, an attempt to impose area-
specific DCs to a DC regime which has imposed municipal-wide DCs for a long length of
time would cause equity issues during transitions.
Other Issues and Considerations | 41
D.
LOCAL SERVICE POLICY
The Municipality's local service policy is outlined in Appendix F. In accordance with the Act,
this policy document is attached to this 2024 DC Background study.
APPENDIX A
DEVELOPMENT FORECAST
Appendix A | 42
RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT
FORECAST
A.
BACKGROUND
This appendix provides details about the development forecasts that were used in the
preparation of the Development Charges Background Study for Municipality of Meaford.
The forecast described herein is consistent with governing legislation and represents the
best estimate of the amount and type of development that is likely to occur in the
Municipality from 2022 to 2031. The results of the forecasts are provided in a series of
tables.
The Development Charges Act (the DCA) requires the Municipality to estimate "the
anticipated amount, type and location of development" for which development charges may
be imposed. The development forecast must cover both residential and non-residential
development and be specific enough with regards to the quantum, type, location and timing
of development to allow the Municipality to prepare a reasonable development-related
capital program. The development charges development forecast is based on estimates of
growth occurring within the Municipality's approved development areas. This is consistent
with provincial regulations that require development charges forecasts to be based on
development areas approved in a municipality's Official Plan.
B.
HISTORICAL GROWTH
Meaford has experienced consistent growth over the last 15 years (see Table 1). The
Municipality has averaged 43 units per year of housing growth and the population has
increased by approximately 683 people from 2009 to 2023. The Municipality's estimated
2023 population was approximately 11,690. The population numbers referenced throughout
the Background Study are based on Census population and does not include Census
undercoverage (which is estimated at 3%). The population growth rate has been slightly
less than the growth in households as a result of the decline in the average number of
persons residing in dwelling units, a trend that is expected to continue. It is important to
note that the penitentiary population, which is included in census data has been removed
from our historical and forecast population for the purpose of calculating development
charges for the Municipality.
Appendix A | 43
The Municipality has experienced a decrease employment over the last 15 years. Overall,
there was a loss of 128 employees over the historical 15-year period. In 2023, about 2,700
people were employed in the community. The activity rate increased to 25.4% as the census
population has grown and place of work employment has declined. Employment numbers
used in Table 1 are based on Statistics Canada place of work data. Place of work
employment figures record where people work rather than their place of residence. The
employment figures shown in this table include workers with no fixed address. However,
work-at-home employment is excluded from the figures, for development charge purposes,
as this type of employment does not require building floorspace for its activities.
Table 2 provides historical housing activity data from the Canadian Mortgage and Housing
Corporation between 2013 and 2022. The number of housing completions by dwelling unit
type and the resulting percentages are shown. This table illustrates that nearly 78% of all
new recently completed housing units in the municipality are of a single and semi-detached
unit type.
Occupancy levels for single and semi-detached, row and other multiple and apartment units
in Meaford are provided in Table 4. The overall average occupancy level in Meaford was
2.37 persons per unit (PPU). For the purposes of calculating the population residing in new
dwelling units over the 5-year by-law, the following PPU values were used:
Singles/Semis
2.63
Rows and Other Multiples
1.40
The chosen PPU values for single and semi-detached units and row/multiples resemble the
2011-2021 average presented in Table 4.
C.
MEAFORD DEVELOPMENT FORECAST
Forecasts of population, housing units, employment and non-residential floor space were prepared
as part of the Background Study. In this Study, a 10-year planning period from 2024-2033 has been
used to calculate development charges for all services provided by the Municipality.
Forecasts of households, population and employment are based on the Population, Housing
and Employment Projections to 2046 report prepared by Hemson Consulting in 2019. In
general, population and household growth are expected to follow recent trends in the 10-
year period from 2024-2033.
Appendix A | 44
i.
Residential Forecast
The residential forecast is based on a forecast of households and population in the
Municipality. The allocation of the development-related capital costs between the
residential and non-residential sector, is based on forecasts of population in new housing
units and employment growth. The population in new housing units was estimated based on
Statistics Canada special run of data for occupancy patterns of household unit types by
period of construction and recent trends.
The population and occupied household growth, in part, determines the need for additional
facilities and provides the foundation for the development-related capital program. Table 5
summarizes the population and household forecast. The tables show that the Municipality's
net population (or Census population) is forecast to increase over the 10-year forecast
period by 1,100 persons, from 11,800 in 2024 to 12,800 in 2033. Further, the number of
occupied households will increase by 640, from 5,220 in 2024 to 5,790 in 2033.
Approximately 70% of all new household growth will be in the form of single and semi-
detached unit types (Table 6). This pattern of housing growth would represent somewhat
higher density housing than the pattern experienced in the Municipality over the last ten
years. Such a pattern is, however, in keeping with planning policies and recent market
trends aimed at increasing intensification.
In addition to the net population forecast, a forecast of "population in new households" that
will result from the addition of new housing units has been identified. As shown in Table 7,
population growth in new households is based on the Simcoe County 2022 Municipal
Comprehensive Review: Phase 1 Growth Management. The forecasted persons in newly
constructed units are based upon the historical time series of population growth in housing
in the last 10-year Census period (2011-2021) as released in the 2021 National Household
Survey for single and semi-detached units and multiples and historical trends for
apartments. In total, 1,450 is the forecasted population in new dwelling units over the 10-
year planning period.
ii.
Non-Residential Forecast
Non-residential development charges are calculated on a per square metre of gross floor
area (GFA) basis. Therefore, as per the DCA, a forecast of non-residential building space
has been developed. As with the residential forecast, a growth forecast from 2024 to 2033
has been developed.
Appendix A | 45
Table 8 illustrates that total employment is forecast to grow by 950 employees over the 10-
year forecast period from 2024 to 2033. The forecast is split between three types of
employment:
Population Related Employment, which is employment that primarily serves a
resident population and includes retail, education, healthcare, and local
government. This generally grows in line with population growth and is located on a
range of commercial and community area designations.
Employment Land Employment, which refers to traditional industrial-type
employment primarily accommodated in low-rise industrial buildings in business
parks and employment areas. This is the type of employment that would locate on
designated industrial lands.
Other Rural Based Employment, which refers to jobs scattered throughout the
rural area, primarily related to agricultural and primary industries.
These new employees can be accommodated in about 64,620 square meters of new non-
residential floor space (as shown in Table 9).
Employment densities have been used to convert the employment forecast into building
space estimates. An assumed Floor Space per Worker (FSW) is applied to the new
employment forecast numbers in order to estimate growth in non-residential space across
the Municipality. The FSW assumption used herein is 50m2 per employee for population
related employees and 100m2 per employee for employment land-related and other rural-
based employees. The employment and floor space forecasts for the Municipality are
summarized in Tables 8 and 9.
Appendix A | 46
Annual
Annual
HH Size
Annual
Mid-Year
Growth
Growth
(PPU)
Growth
Activity Rate
2006
10,948
4,435
2.47
2,994
27.3%
2007
10,978
30
4,474
39
2.45
2,910
-84
26.5%
2008
11,008
30
4,514
40
2.44
2,829
-81
25.7%
2009
11,038
30
4,554
40
2.42
2,750
-79
24.9%
2010
11,068
30
4,594
40
2.41
2,673
-77
24.2%
2011
11,100
32
4,635
41
2.39
2,599
-74
23.4%
2012
11,078
-22
4,671
36
2.37
2,646
47
23.9%
2013
11,056
-22
4,708
37
2.35
2,693
47
24.4%
2014
11,034
-22
4,745
37
2.33
2,741
48
24.8%
2015
11,012
-22
4,782
37
2.30
2,790
49
25.3%
2016
10,991
-21
4,820
38
2.28
2,838
48
25.8%
2017
11,088
97
4,862
42
2.28
2,755
-83
24.8%
2018
11,186
98
4,905
43
2.28
2,674
-81
24.9%
2019
11,285
99
4,948
43
2.28
2,595
-79
25.0%
2020
11,385
100
4,991
43
2.28
2,519
-76
25.1%
2021
11,485
100
5,035
44
2.28
2,445
-74
25.2%
2022
11,588
103
5,095
60
2.27
2,570
125
25.3%
2023
11,691
104
5,156
61
2.27
2,701
131
25.4%
Growth 2009 - 2023
683
642
(128)
Source: Statistics Canada, Census of Canada
APPENDIX A
TABLE 1
MUNICIPALITY OF MEAFORD
HISTORICAL POPULATION, DWELLINGS, & EMPLOYMENT
Census
Population
Occupied
Households
Employment
by Place of Work
Appendix A | 47
Year
Singles & Semis
Rows
Apts.
Total
Singles & Semis
Rows
Apts.
Total
2013
14
0
0
14
100%
0%
0%
100%
2014
21
0
0
21
100%
0%
0%
100%
2015
21
0
0
21
100%
0%
0%
100%
2016
32
16
2
50
64%
32%
4%
100%
2017
37
14
0
51
73%
27%
0%
100%
2018
52
0
0
52
100%
0%
0%
100%
2019
64
12
2
78
82%
15%
3%
100%
2020
40
4
1
45
89%
9%
2%
100%
2021
84
63
0
147
57%
43%
0%
100%
2022
29
0
0
29
100%
0%
0%
100%
Total
394
109
5
508
78%
21%
1%
100%
Source: Canada Mortage and Housing Corporation (CMHC), Housing Market Information
APPENDIX A
TABLE 2
MUNICIPALITY OF MEAFORD
HISTORICAL ANNUAL HOUSING COMPLETIONS
Completions - Shares By Unit Type
CMHC Annual Housing Completions - Units
Appendix A | 48
Year
Singles & Semis
Rows
Apts.
Total
Singles & Semis
Rows
Apts.
Total
2011
17
4
0
21
81%
19%
0%
100%
2012
20
0
4
24
83%
0%
17%
100%
2013
19
4
0
23
83%
17%
0%
100%
2014
20
0
2
22
91%
0%
9%
100%
2015
26
16
2
44
59%
36%
5%
100%
2016
34
22
2
58
59%
38%
3%
100%
2017
55
28
8
91
60%
31%
9%
100%
2018
48
29
1
78
62%
37%
1%
100%
2019
53
4
7
64
83%
6%
11%
100%
2020
50
4
6
60
83%
7%
10%
100%
2021
59
16
9
84
70%
19%
11%
100%
2022
39
0
1
40
98%
0%
3%
100%
2023
48
0
0
48
100%
0%
0%
100%
Total
488
127
42
657
74%
19%
6%
100%
Last 10 Years
43
12
4
59
Last 5 Years
50
5
5
59
Source: Statistics Canada, Census of Canada
TABLE 3
MUNICIPALITY OF MEAFORD
HISTORICAL ANNUAL RESIDENTIAL BUILDING PERMITS
Building Permits - Shares By Unit Type
Annual Building Permits
APPENDIX A
Appendix A | 49
Period of Construction Summaries
Pre 1945
1946-1960
1961-1970
1971-1980
1981-1990
1991-1995
1996-2000
2001-2005
2006-2010
2011-2016
2016-2021
Pre 2011
2011-2021
Total
Singles/Semis
Household Population
2,660
885
780
1,260
1,225
615
545
440
500
395
460
8,910
855
9,765
Households
1,090
375
380
540
530
260
220
190
205
135
190
3,790
325
4,115
Household Size
2.44
2.36
2.05
2.33
2.31
2.37
2.48
2.32
2.44
2.93
2.42
2.35
2.63
2.37
Rows
Household Population
0
0
95
65
80
110
0
45
105
0
70
500
70
570
Households
15
10
60
20
30
40
10
40
60
10
40
285
50
335
Household Size
0.00
0.00
1.58
3.25
2.67
2.75
0.00
1.13
1.75
0.00
1.75
1.75
1.40
1.70
Apartments
Household Population
195
140
175
115
65
15
0
0
0
0
70
705
70
775
Households
135
95
115
80
45
15
10
10
10
0
45
515
45
560
Household Size
1.44
1.47
1.52
1.44
1.44
1.00
0.00
0.00
0.00
#DIV/0!
1.56
1.37
1.56
1.38
All Units
Household Population
2,855
1,025
1,050
1,440
1,370
740
545
485
605
395
600
10,115
995
11,110
Households
1,240
480
555
640
605
315
240
240
275
145
275
4,590
420
5,010
Household Size
2.30
2.14
1.89
2.25
2.26
2.35
2.27
2.02
2.20
2.72
2.18
2.20
2.37
2.22
Source: Statistics Canada, 2021 Special Run.
HISTORICAL HOUSEHOLDS BY PERIOD OF CONSTRUCTION SHOWING HOUSEHOLD SIZE
Dwelling Unit Type
Period of Construction
APPENDIX A
TABLE 4
MUNICIPALITY OF MEAFORD
Appendix A | 50
Census
Census
Employment
Employment by
Mid-Year
Population
Pop'n Growth
HH Size
by POW
POW Growth
Activity Rate
2016
10,991
4,820
2.28
2,838
25.8%
2017
11,088
97
4,862
42
2.28
2,755
-83
24.8%
2018
11,186
98
4,905
43
2.28
2,674
-81
23.9%
2019
11,285
99
4,948
43
2.28
2,595
-79
23.0%
2020
11,385
100
4,991
43
2.28
2,519
-76
22.1%
2021
11,485
100
5,035
44
2.28
2,445
-74
21.3%
2022
11,588
103
5,095
60
2.27
2,570
125
22.2%
2023
11,691
104
5,156
61
2.27
2,701
131
23.1%
2024
11,796
104
5,217
61
2.26
2,839
138
24.1%
2025
11,901
105
5,279
62
2.25
2,984
145
25.1%
2026
12,007
106
5,342
63
2.25
3,136
152
26.1%
2027
12,110
103
5,402
60
2.24
3,203
67
26.4%
2028
12,213
104
5,463
61
2.24
3,272
69
26.8%
2029
12,318
104
5,524
61
2.23
3,342
70
27.1%
2030
12,423
105
5,587
62
2.22
3,414
72
27.5%
2031
12,529
106
5,649
63
2.22
3,487
73
27.8%
2032
12,659
130
5,719
70
2.21
3,567
80
28.2%
2033
12,790
131
5,790
71
2.21
3,647
80
28.5%
Growth 2024 - 2033
1,099
635
946
Source: Grey County Official Plan, includes net undercoverage
TABLE 5
MUNICIPALITY OF MEAFORD
POPULATION, HOUSEHOLD & EMPLOYMENT FORECAST SUMMARY
Total Occupied
Households
Occupied
Household
Growth
APPENDIX A
Appendix A | 51
Mid-Year
2022
44
16
60
2023
44
16
61
2024
45
17
61
2025
45
17
62
2026
46
17
63
2027
44
16
60
2028
44
16
61
2029
45
17
61
2030
45
17
62
2031
46
17
63
2032
42
28
70
2033
42
29
71
2024 - 2033
443
191
635
Source: Hemson Consulting Ltd., 2024
Singles & Semis
Rows &
Apartments
Total New HH
FORECAST HOUSEHOLD GROWTH BY UNIT TYPE
MUNICIPALITY OF MEAFORD
TABLE 6
APPENDIX A
Appendix A | 52
Mid-Year
2022
115
24
139
2023
116
25
141
2024
118
25
143
2025
119
26
145
2026
120
26
146
2027
115
24
139
2028
117
25
142
2029
118
25
143
2030
119
25
144
2031
120
26
146
2032
110
42
152
2033
111
43
154
2024 - 2033
1,167
287
1,454
*Based on PPUs
2.63
1.50
Singles & Semis
Rows &
Apartments
Total Population
in New HH
POPULATION GROWTH IN NEW HOUSEHOLDS BY UNIT TYPE*
MUNICIPALITY OF MEAFORD
TABLE 7
APPENDIX A
Appendix A | 53
Mid-Year
Total Emp
Emp Growth
Total Emp
Emp Growth
Total Emp
Emp Growth
Total Emp
Empl Growth
2016
1,662
617
559
2,838
2017
1,617
-45
591
-26
546
-13
2,755
-83
2018
1,573
-44
567
-24
534
-12
2,674
-81
2019
1,530
-43
544
-23
522
-12
2,595
-79
2020
1,488
-42
522
-22
510
-12
2,519
-76
2021
1,447
-41
500
-22
498
-12
2,445
-74
2022
1,521
74
526
26
522
24
2,570
125
2023
1,599
78
553
27
548
26
2,701
131
2024
1,681
82
582
29
575
27
2,839
138
2025
1,767
86
612
30
603
28
2,984
145
2026
1,857
90
645
33
634
31
3,136
152
2027
1,903
46
656
11
643
9
3,203
67
2028
1,950
47
667
11
653
10
3,272
69
2029
1,999
49
678
11
663
10
3,342
70
2030
2,049
50
690
12
673
10
3,414
72
2031
2,100
51
702
12
684
11
3,487
73
2032
2,150
50
722
20
694
10
3,567
80
2033
2,200
50
742
20
704
10
3,647
80
2024 - 2033
601
189
156
946
Source: Hemson Consulting Ltd., 2024
Population-Related
Total
Other Rural-Based
Employment Land
NON-RESIDENTIAL GROWTH BY EMPLOYMENT CATEGORY
MUNICIPALITY OF MEAFORD
TABLE 8
APPENDIX A
Appendix A | 54
Employment Density
Population Related
50.0
m2 per employee
Employment Land
100.0
m2 per employee
Other Rural-Based
100.0
m2 per employee
Mid-Year
Emp Growth in
New Space
Growth in New
Space (m2)
Emp Growth in
New Space
Growth in New
Space (m2)
Emp Growth in New
Space
Growth in New
Space (m2)
Emp Growth in
New Space
Growth in New
Space (m2)
2022
74
3,711
26
2,566
24
2,413
124
8,690
2023
78
3,900
27
2,700
26
2,600
131
9,200
2024
82
4,100
29
2,900
27
2,700
138
9,700
2025
86
4,300
30
3,000
28
2,800
144
10,100
2026
90
4,490
33
3,326
31
3,069
154
10,885
2027
46
2,310
11
1,074
9
931
66
4,315
2028
47
2,350
11
1,100
10
1,000
68
4,450
2029
49
2,450
11
1,100
10
1,000
70
4,550
2030
50
2,500
12
1,200
10
1,000
72
4,700
2031
51
2,550
12
1,243
11
1,126
75
4,919
2032
50
2,500
20
2,000
10
1,000
80
5,500
2033
50
2,500
20
2,000
10
1,000
80
5,500
2024 - 2033
601
30,050
189
18,943
156
15,626
947
64,619
Source: Hemson Consulting Ltd., 2023. Note that FSW assumptions are consistent with the County of Grey 2021 DC Study.
Source: Hemson Consulting Ltd., 2023. Note that FSW assumptions are consistent with the County of Grey 2021 DC Study.
MUNICIPALITY OF MEAFORD
TABLE 9
APPENDIX A
Total
Other Rural-Based
Employment Land
Population-Related
EMPLOYMENT GROWTH IN NEW NON-RESIDENTIAL SPACE BY CATEGORY
Appendix A | 55
APPENDIX B
MUNICIPALITY-WIDE GENERAL SERVICES
TECHNICAL APPENDIX
Appendix B | 56
DEVELOPMENT CHARGES CALCULATIONS TECHNICAL
APPENDIX INTRODUCTION AND OVERVIEW
This appendix provides the detailed analysis undertaken to establish the development
charges rates for each of the services in the Municipality of Meaford. The appendix has one
section for each of the following services:
Sub-Section
Service
Appendix B.1
Public Library
Appendix B.2
Fire Protection Services
Appendix B.3
Parks & Recreation
Appendix B.4
Services Related to a Highway: Public Works
Appendix B.5
Development-Related Studies
Every sub-section contains two tables, with the exception of Development-Related Studies.
The tables provide the background data and analysis undertaken to arrive at the calculated
development charge rates for that particular service. An overview of the content and
purpose of each of the tables is provided below.
TABLE 1
HISTORICAL SERVICE LEVELS
Table 1 presents the data used to determine the fifteen-year historical service level. The
Development Charges Act (DCA) and Ontario Regulation 82/98 require that development
charges be set at a level no higher than the average service level provided in the
municipality over the 15-year period immediately preceding the preparation of the
background study, on a service-by-service basis. For the purpose of this study, the
historical inventory period is defined as 2009 to 2023.
O. Reg. 82/98 requires that, when defining and determining historical service levels, both
the quantity and quality of service be taken into consideration. In most cases, the service
levels are initially established in quantitative terms. For example, service levels for buildings
are presented in terms of square feet per unit. The qualitative aspect is introduced by
considering the monetary value of the facility or service. In the case of buildings, for
example, the cost would be shown in terms of cost per square foot to replace or construct a
facility of the same quality. This approach helps to ensure that the development-related
capital facilities that are to be funded by new development reflect not only the quantity
(number and size), but also the quality (value or cost) of service provided by the
Municipality in the past. Both the quantitative and qualitative aspects of service levels used
Appendix B | 57
in the current analysis are based on information provided by Municipality staff. This
information is generally based on historical records and experience with costs to acquire or
construct similar facilities, equipment and infrastructure.
The final page of Table 1 shows the calculation of the "maximum allowable funding
envelope". The maximum allowable funding envelope is defined as the fifteen-year
historical service level (expressed as either $/capita or $/capita and employment)
multiplied by the forecast increase in net population or net population and employment over
the planning period. The resulting figure is the value of capital infrastructure that would
have to be constructed for that particular service so that the fifteen-year historic service
level is maintained.
TABLE 2
2024-2033 DEVELOPMENT RELATED CAPITAL PROGRAM
AND CALCULATION OF THE "CALCULATED"
DEVELOPMENT CHARGES
The DCA requires the Council of the Municipality to express its intent to provide future
capital facilities at the level incorporated in the development charges calculation. Based on
the development forecasts presented in Appendix A, Municipality staff in collaboration with
the consultant has prepared a development-related capital forecast, which sets out those
projects that are required to service anticipated development for the ten-year period from
2024 to 2033. The development-related capital programs for each service are shown in
Table 2 of each sub-section and Table 1 for Development-Related Studies.
To determine the share of the program that is eligible for recovery through development
charges, the gross project costs are reduced by any anticipated grants, subsidies or other
recoveries, and "benefit to existing" shares for all capital costs.
A benefit to existing share represents the portion of a capital project that will benefit the
existing community. It could, for example, represent a portion of a new facility that will, at
least in part, replace a facility that is demolished, redeployed or will otherwise not be
available to serve its former function (a "replacement" share). The benefit to existing share
of the capital program is not deemed to be development-related and is therefore removed
from the development charge calculation. The capital cost for benefit to existing shares will
require funding from non-development charge sources, typically property taxes or user fees.
The capital program, less any replacement shares or benefit to existing shares, yields the
development-related costs. Although deemed development-related, not all of the net
development-related capital program may be recoverable from development charges in the
Appendix B | 58
period from 2024 to 2033. For some services, existing development charge reserve funds
may be available to fund a share of the program.
Additionally, for some services, a portion of the capital program will service development
that will not occur until after 2033. This portion of the capital program is deemed "pre-built"
service capacity and is considered as committed excess capacity to be recovered under
future development charges, or is a service level increase.
The remaining portion of the net capital program represents the development-related cost
that may be included in the development charge calculation. In all cases this amount is
equal to or less than the maximum allowable funding envelope that is calculated on the
final page of Table 1. The result is the discounted development-related net capital costs
eligible for recovery against growth over the forecast period from 2024 to 2033.
Calculation of the Development Charges Rates
The section below the capital program displays the calculation of the development charges
rates.
The first step when determining the calculated development charges rates is to allocate the
development-related net capital costs between the residential and the non-residential
sectors. For all general services, except Library Services and Parks & Recreation, the
development-related costs have been determined to be 60.6% residential, 31.5% non-
residential, and 7.9% industrial. This ratio is based on projected changes in population and
employment in new non-residential space over the planning period, anticipated demand for
services, and other considerations.
The development-related costs associated with Library Services and Parks & Recreation
have been allocated 100% to the residential sector, as the need for this service is driven by
residential development.
The residential development-related costs are then divided by the forecast population
growth in new dwelling units. This gives the calculated residential development charge per
capita. The non-residential growth-related costs are divided by the forecast increase in
non-residential gross floor area (GFA). This yields a charge per square metre of new non-
residential GFA.
Appendix B | 59
APPENDIX B.1
PUBLIC LIBRARY
Appendix B | 60
PUBLIC LIBRARY
The Meaford Public Library provides library services from the main branch in the centre of
the Municipality. The Library offers an array of collection materials and delivers community
services, social events, and programming for children, teens, and adults.
TABLE 1
HISTORICAL SERVICE LEVELS
Table 1 displays the fifteen-year historical inventory for buildings, land, materials and
furniture and equipment (excluding computer equipment) for the Public Library in the
Municipality of Meaford. The Municipality upgraded the main library branch in 2020 and it is
now almost 10,000 square feet and, at $530 per square foot, is valued at $5.30 million. In
2023, the library building occupies 0.17 hectares of land, which is worth approximately
$68,000. Collection materials, including more than 30,100 books, periodicals, database
subscriptions and e-books total over $1.59 million. Finally, the total value of all furniture and
equipment, other than computer equipment adds approximately $550,000 to the total value
of the inventory.
The 2023 combined replacement value of the inventory of capital assets for Library Services
is $7.51 million, resulting in a fifteen-year historical average service level of $596.47 per
capita. This historical service level, multiplied by the ten-year net population growth (1,099),
results in a ten-year maximum allowable funding envelope of $655,300.
TABLE 2
2024-2033 DEVELOPMENT-RELATED CAPITAL PROGRAM
AND CALCULATION OF THE "CALCULATED"
DEVELOPMENT CHARGES
The development-related capital program for Library Services totals $1.85 million.
The capital program includes the Recovery of Negative Reserve Fund Balance at $54,900
and a provision for new e-resources at $100,000. The most significant project in the capital
forecast is the debenture for the public library building at 11 Sykes Street North, which total
$1.69 million.
Other recoveries in the amount of $22,600 have been identified and represent the portion of
the New Public Library Debenture already paid off. Additionally, the New Public Library
Debenture has a share of $1.12 million allocated as other development related. This post
Appendix B | 61
period benefit is the amount in excess of the maximum allowable funding envelope. For e-
resources there is a benefit to existing share of $50,000 (50%). These other recoveries,
other development related, and benefit-to-existing shares are not eligible for development
charge funding.
As a result, the eligible share for recovery through development charges in the 2024 to 2033
period totals $655,300.
The development-related net capital cost is allocated entirely to residential development
and is divided by the ten-year growth in population in new dwelling units (1,454) to derive a
calculated charge of $450.72 per capita.
15-year Hist.
Service Level
Residential
Other
Industrial
per capita
Total
Net DC Recoverable
$/capita
$/sq.m
$/sq.m
$596.47
$1,848,233
$655,341
$450.72
$0.00
$0.00
2024 - 2033
Development Charge
Calculated
PUBLIC LIBRARY SUMMARY
Development-Related Capital Program
Appendix B | 62
MUNICIPALITY OF MEAFORD
INVENTORY OF CAPITAL ASSETS
PUBLIC LIBRARY
BUILDINGS
Number of Square Feet
UNIT COST
Branch Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/sq.ft.)
Library Building - 15 Trowbridge Street
7,500
7,500
7,500
7,500
7,500
7,500
7,500
7,500
7,500
7,500
7,500
-
-
-
-
$530
Library Building - 11 Sykes Street N
-
-
-
-
-
-
-
-
-
-
-
9,996
9,996
9,996
9,996
$530
Total (sq.ft.)
7,500
7,500
7,500
7,500
7,500
7,500
7,500
7,500
7,500
7,500
7,500
9,996
9,996
9,996
9,996
Total ($000)
$3,975.0
$3,975.0
$3,975.0
$3,975.0
$3,975.0
$3,975.0
$3,975.0
$3,975.0
$3,975.0
$3,975.0
$3,975.0
$5,297.9
$5,297.9
$5,297.9
$5,297.9
LAND
Number of Hectares
UNIT COST
Branch Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/ha)
Library Building - 15 Trowbridge Street
0.06
0.06
0.06
0.06
0.06
0.06
0.06
0.06
0.06
0.06
0.06
-
-
-
-
$400,000
Library Building - 11 Sykes Street N
-
-
-
-
-
-
-
-
-
-
-
0.17
0.17
0.17
0.17
$400,000
Total (ha)
0.06
0.06
0.06
0.06
0.06
0.06
0.06
0.06
0.06
0.06
0.06
0.17
0.17
0.17
0.17
Total ($000)
$24.0
$24.0
$24.0
$24.0
$24.0
$24.0
$24.0
$24.0
$24.0
$24.0
$24.0
$68.0
$68.0
$68.0
$68.0
MATERIALS
Number of Collection Materials
UNIT COST
Type of Collection
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/item)
All Holdings
37,073
32,374
37,286
38,786
38,496
36,342
36,713
38,612
38,758
36,828
35,722
29,135
30,092
30,092
30,092
$53
Total (#)
37,073
32,374
37,286
38,786
38,496
36,342
36,713
38,612
38,758
36,828
35,722
29,135
30,092
30,092
30,092
Total ($000)
$1,964.9
$1,715.8
$1,976.2
$2,055.7
$2,040.3
$1,926.1
$1,945.8
$2,046.4
$2,054.2
$1,951.9
$1,893.3
$1,544.2
$1,594.9
$1,594.9
$1,594.9
FURNITURE AND EQUIPMENT
Total Value of Furniture and Equipment ($)
Branch Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Library Building - 15 Trowbridge Street
$398,500
$398,500
$398,500
$398,500
$398,500
$398,500
$398,500
$398,500
$398,500
$398,500
$398,500
$0
$0
$0
$0
Library Building - 11 Sykes Street N
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$550,000
$550,000
$550,000
$550,000
Total ($000)
$398.5
$398.5
$398.5
$398.5
$398.5
$398.5
$398.5
$398.5
$398.5
$398.5
$398.5
$550.0
$550.0
$550.0
$550.0
APPENDIX B.1
TABLE 1
Appendix B | 63
MUNICIPALITY OF MEAFORD
CALCULATION OF SERVICE LEVELS
PUBLIC LIBRARY
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Historic Population
11,008
11,038
11,068
11,100
11,078
11,056
11,034
11,012
10,991
11,088
11,186
11,285
11,385
11,485
11,588
INVENTORY SUMMARY ($000)
Buildings
$3,975.0
$3,975.0
$3,975.0
$3,975.0
$3,975.0
$3,975.0
$3,975.0
$3,975.0
$3,975.0
$3,975.0
$3,975.0
$5,297.9
$5,297.9
$5,297.9
$5,297.9
Land
$24.0
$24.0
$24.0
$24.0
$24.0
$24.0
$24.0
$24.0
$24.0
$24.0
$24.0
$68.0
$68.0
$68.0
$68.0
Materials
$1,964.9
$1,715.8
$1,976.2
$2,055.7
$2,040.3
$1,926.1
$1,945.8
$2,046.4
$2,054.2
$1,951.9
$1,893.3
$1,544.2
$1,594.9
$1,594.9
$1,594.9
Furniture And Equipment
$398.5
$398.5
$398.5
$398.5
$398.5
$398.5
$398.5
$398.5
$398.5
$398.5
$398.5
$550.0
$550.0
$550.0
$550.0
Total ($000)
$6,362.4
$6,113.3
$6,373.7
$6,453.2
$6,437.8
$6,323.6
$6,343.3
$6,443.9
$6,451.7
$6,349.4
$6,290.8
$7,460.0
$7,510.8
$7,510.8
$7,510.8
Average
SERVICE LEVEL ($/capita)
Service
Level
Buildings
$361.10
$360.12
$359.14
$358.11
$358.82
$359.53
$360.25
$360.97
$361.66
$358.50
$355.35
$469.46
$465.34
$461.29
$457.20
$387.12
Land
$2.18
$2.17
$2.17
$2.16
$2.17
$2.17
$2.18
$2.18
$2.18
$2.16
$2.15
$6.03
$5.97
$5.92
$5.87
$3.18
Materials
$178.49
$155.45
$178.55
$185.19
$184.17
$174.22
$176.34
$185.84
$186.90
$176.04
$169.25
$136.83
$140.09
$138.87
$137.64
$166.92
Furniture And Equipment
$36.20
$36.10
$36.00
$35.90
$35.97
$36.04
$36.12
$36.19
$36.26
$35.94
$35.62
$48.74
$48.31
$47.89
$47.46
$39.25
Total ($/capita)
$577.98
$553.84
$575.86
$581.37
$581.13
$571.96
$574.89
$585.17
$587.00
$572.64
$562.38
$661.06
$659.71
$653.96
$648.17
$596.47
MUNICIPALITY OF MEAFORD
CALCULATION OF MAXIMUM ALLOWABLE
PUBLIC LIBRARY
15-Year Funding Envelope Calculation
15 Year Average Service Level 2009 - 2023
$596.47
Net Population Growth 2024 - 2033
1,099
Maximum Allowable Funding Envelope
$655,341
APPENDIX B.1
TABLE 1
Appendix B | 64
Gross
Grants/
Net
Ineligible Costs
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
Replacement
DC Eligible
Available
2024-
Other Dev.
Cost
Recoveries
Cost
& BTE Shares
Costs
DC Reserves
2033
Related
1.0 PUBLIC LIBRARY
1.1
Recovery of Negative Reserve Fund Balance
1.1.1
Recovery of Negative Reserve Fund Balance
2024
54,850
$
-
$
54,850
$
-
$
54,850
$
-
$
54,850
$
-
$
Subtotal
54,850
$
-
$
54,850
$
-
$
54,850
$
-
$
54,850
$
-
$
1.2
Buildings, Land and Materials
1.2.1
New Public Library Debenture
Various
1,693,383
$
22,578
$
1,670,805
$
-
$
1,670,805
$
-
$
550,491
$
1,120,314
$
1.2.2
Provision for E-resources
Various
100,000
$
-
$
100,000
$
50,000
$
50,000
$
-
$
50,000
$
-
$
Subtotal Buildings, Land and Materials
1,793,383
$
22,578
$
1,770,805
$
50,000
$
1,720,805
$
-
$
600,491
$
1,120,314
$
TOTAL PUBLIC LIBRARY
1,848,233
$
22,578
$
1,825,655
$
50,000
$
1,775,655
$
-
$
655,341
$
1,120,314
$
Residential Development Charge Calculation
Residential Share of 2024 - 2033 DC Eligible Costs
100%
$655,341
10-Year Growth in Population in New Units
1,454
2024 - 2033 Net Funding Envelope
$655,341
Caclulated Development Charge Per Capita
$450.72
Reserve Fund Balance
Non-Residential Development Charge Calculation
Balance as at December 31, 2023
($54,850)
Other Non-Residential
Non-Residential Share of 2024 - 2033 DC Eligible Costs
0%
$0
10-Year Growth in New Space (Square Metres) - Other
45,676
Caclulated Development Charge Per Square Metre
$0.00
Industrial
Non-Residential Share of 2024 - 2033 DC Eligible Costs
0%
$0
10-Year Growth in New Space (Square Metres) - Industrial
18,943
Caclulated Development Charge Per Square Metre
$0.00
PUBLIC LIBRARY
DC Eligible Costs
APPENDIX B.1
TABLE 2
MUNICIPALITY OF MEAFORD
DEVELOPMENT-RELATED CAPITAL PROGRAM
Appendix B | 65
APPENDIX B.2
FIRE PROTECTION SERVICES
Appendix B | 66
FIRE PROTECTION SERVICES
The Meaford and District Fire Department is responsible for the provision of fire prevention
and suppression, inspections, public education, and emergency response services. The
department operates out of two stations and one training facility.
TABLE 1
HISTORICAL SERVICE LEVELS
Table 1 displays the fifteen-year historical inventory for buildings, land, furniture and
equipment and vehicles for Fire Protection Services. The department operates out of two
fire stations, the Meaford and District Fire Department Station and the Inter-Township Fire
Department, which is located in Owen Sound. There is also a sizeable training centre in
Meaford, which is used for training and practice operations and was added to the Meaford
and District station in 2013. The buildings total 14,900 square feet, with a total replacement
value of $7.88 million. The land associated with both facilities totals 2.44 hectares and, at
$400,000 per hectare, is valued at $976,000. Furniture and equipment included in the
inventory incorporates personal protective equipment, bunker gear, uniforms, and station
equipment, which total $1.07 million. Finally, the 2023 Fire Department fleet totals 12
vehicles with a replacement value of $5.63 million.
The 2023 combined replacement value of the inventory of capital assets for Fire Protection
Services is $15.56 million, resulting in a fifteen-year historical average service level of
$995.87 per population and employment. The historical service level, multiplied by the ten-
year net population and employment in new space growth (2,044), results in a ten-year
maximum allowable funding envelope of $2.04 million.
TABLE 2
2024-2033 DEVELOPMENT-RELATED CAPITAL PROGRAM
& CALCULATION OF THE "CALCULATED" DEVELOPMENT
CHARGES
The 2024 to 2033 development-related capital program includes Remote Water Sites and a
Ladder Replacement and Enhancement.
In total, the Fire Protection Services capital program amounts to $1.76 million. Non-growth
shares relating to replacement and benefit to the existing community total $850,000. This
share represents the replacement portion of the ladder, as the ladder will increase in height
from 80 feet to 107 feet, and is calculated at 50% of the gross cost.
Appendix B | 67
About $97,000 in costs will be funded using available DC reserves. The remaining $813,000
is related to development in the 2024-2033 planning period and is eligible for DC recovery.
The development-related net capital cost is allocated 61% to residential development
($492,403), 32% to other non-residential development ($256,449) and 8% ($64,153) to
industrial development. The residential share of the net development-related capital cost is
divided by the ten-year growth in population in new dwelling units (1,454) to derive a
calculated charge of $338.65 per capita. The other non-residential share of the net
development-related capital cost is divided by the ten-year forecast growth in floor space
(45,676), resulting in a calculated charge of $5.61 per square metre. Finally, the industrial
share of the development related costs is divided by the ten-year increase in industrial floor
space (18,943) and results in a calculated charge of $3.39 per square metre.
15-year Hist.
Service Level
Residential
Other
Industrial
per pop+empl
Total
Net DC Recoverable
$/capita
$/sq.m
$/sq.m
$995.87
$1,760,000
$813,004
$338.65
$5.61
$3.39
FIRE PROTECTION SERVICES SUMMARY
Development-Related Capital Program
2024 - 2033
Development Charge
Calculated
Appendix B | 68
MUNICIPALITY OF MEAFORD
INVENTORY OF CAPITAL ASSETS
FIRE PROTECTION SERVICES
BUILDINGS
Number of Square Feet
UNIT COST
Station Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/sq. ft.)
Meaford/St. Vincent Hall
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
$530
Inter-Township Fire Department
3,864
3,864
3,864
3,864
3,864
3,864
3,864
3,864
3,864
3,864
3,864
3,864
3,864
3,864
3,864
$530
Meaford and District Fire Department
8,500
8,500
8,500
8,500
8,500
8,500
8,500
8,500
8,500
8,500
8,500
8,500
8,500
8,500
8,500
$530
Training Centre
-
-
-
-
2,040
2,040
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
$530
Total (sq.ft.)
12,364
12,364
12,364
12,364
14,404
14,404
14,864
14,864
14,864
14,864
14,864
14,864
14,864
14,864
14,864
Total ($000)
$6,553.0
$6,553.0
$6,553.0
$6,553.0
$7,634.2
$7,634.2
$7,878.0
$7,878.0
$7,878.0
$7,878.0
$7,878.0
$7,878.0
$7,878.0
$7,878.0
$7,878.0
LAND
Number of Hectares
UNIT COST
Station Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/ha)
Inter-Township Fire Department
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
$400,000
Meaford and District Fire Department
2.40
2.40
2.40
2.40
2.40
2.40
2.40
2.40
2.40
2.40
2.40
2.40
2.40
2.40
2.40
$400,000
Total (ha)
2.44
2.44
2.44
2.44
2.44
2.44
2.44
2.44
2.44
2.44
2.44
2.44
2.44
2.44
2.44
Total ($000)
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
APPENDIX B.2
TABLE 1
Appendix B | 69
MUNICIPALITY OF MEAFORD
INVENTORY OF CAPITAL ASSETS
FIRE PROTECTION SERVICES
FURNITURE & EQUIPMENT
Total Value of Furniture & Equipment ($)
Furniture & Equipment Type
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
O
Meaford Fire Department
Furniture (5 offices, 2 classrooms, fitness)
$25,000
$25,000
$25,000
$25,000
$25,000
$25,000
$25,000
$25,000
$25,000
$25,000
$25,000
$25,000
$25,000
$25,000
$25,000
Station Generator
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
Station SCBA Compressor
$55,000
$55,000
$55,000
$55,000
$55,000
$55,000
$55,000
$55,000
$55,000
$55,000
$55,000
$55,000
$55,000
$55,000
$55,000
Station Diesel Exhaust Extractor
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$55,000
$55,000
$55,000
$55,000
$55,000
Station PPE Washer/Extractor
$30,000
$30,000
$30,000
$30,000
$30,000
$30,000
$30,000
$30,000
$30,000
$30,000
$30,000
$30,000
$30,000
$30,000
$30,000
SCBA
$0
$0
$0
$0
$0
$0
$0
$0
$190,000
$190,000
$190,000
$190,000
$190,000
$190,000
$190,000
Thermal Imaging Cameras
$0
$0
$0
$0
$0
$0
$24,000
$24,000
$24,000
$24,000
$24,000
$24,000
$24,000
$24,000
$24,000
Protective Clothing/Bunker Gear
$0
$0
$0
$0
$0
$0
$150,000
$150,000
$150,000
$150,000
$150,000
$150,000
$150,000
$150,000
$150,000
Tech Rescue (CS,W/I,SG) & pwr saws
$0
$0
$0
$0
$0
$0
$60,000
$60,000
$60,000
$60,000
$60,000
$60,000
$60,000
$60,000
$60,000
Generators, Lighting, PPV
$0
$0
$0
$0
$0
$0
$40,000
$40,000
$40,000
$40,000
$40,000
$40,000
$40,000
$40,000
$40,000
Communications - (Pagers/Radio's)
$0
$0
$0
$0
$0
$0
$35,000
$35,000
$35,000
$35,000
$35,000
$35,000
$35,000
$35,000
$35,000
Auto Extrication (Hurst, Shoring, Air Bags)
$0
$0
$0
$0
$0
$0
$75,000
$75,000
$75,000
$75,000
$75,000
$75,000
$75,000
$75,000
$75,000
Hose, Appliances & Portable Pumps (2)
$0
$0
$0
$0
$0
$0
$65,000
$65,000
$65,000
$65,000
$65,000
$65,000
$65,000
$65,000
$65,000
Rehab/Decon (tent, air exchange, etc.)
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$25,000
$25,000
$25,000
$25,000
$25,000
Inter-Township Fire Department
Furniture (3 offices, 2 classrooms)
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
Station Generator
$0
$0
$0
$0
$0
$0
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
SCBA
$0
$0
$0
$0
$0
$0
$174,000
$174,000
$174,000
$174,000
$174,000
$174,000
$174,000
$174,000
$174,000
Thermal Imaging Cameras
$0
$0
$0
$0
$0
$0
$24,000
$24,000
$24,000
$24,000
$24,000
$24,000
$24,000
$24,000
$24,000
Protective Clothing/Bunker Gear
$0
$0
$0
$0
$0
$0
$175,000
$175,000
$175,000
$175,000
$175,000
$175,000
$175,000
$175,000
$175,000
Tech Rescue (CS, W/I,H/A)
$0
$0
$0
$0
$0
$0
$65,000
$65,000
$65,000
$65,000
$65,000
$65,000
$65,000
$65,000
$65,000
Generators, Lighting, PPV
$0
$0
$0
$0
$0
$0
$45,000
$45,000
$45,000
$45,000
$45,000
$45,000
$45,000
$45,000
$45,000
Communications (Pagers/Radios)
$0
$0
$0
$0
$0
$0
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
Auto Ex (Hurst, Air Bags etc.)
$0
$0
$0
$0
$0
$0
$85,000
$85,000
$85,000
$85,000
$85,000
$85,000
$85,000
$85,000
$85,000
Hose, Appliances, Portable Pumps
$0
$0
$0
$0
$0
$0
$90,000
$90,000
$90,000
$90,000
$90,000
$90,000
$90,000
$90,000
$90,000
Rehab/Decon
$0
$0
$0
$0
$0
$0
$0
$0
$0
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
Meaford Share of Inter-Tornship FD
25%
25%
25%
25%
25%
25%
25%
25%
25%
25%
25%
25%
25%
25%
25%
Total ($000)
$163.8
$163.8
$163.8
$163.8
$163.8
$163.8
$802.3
$802.3
$992.3
$994.8
$1,074.8
$1,074.8
$1,074.8
$1,074.8
$1,074.8
APPENDIX B.2
TABLE 1
Appendix B | 70
MUNICIPALITY OF MEAFORD
INVENTORY OF CAPITAL ASSETS
FIRE PROTECTION SERVICES
VEHICLES
Number of Vehicles
UNIT COST
Vehicle Type
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/vehicle)
Meaford Fire Department
301 - 2019 Dodge Ram
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$84,000
308 - RTV/Sked/ISS rescue litter
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$53,000
309 - Trailer
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$32,000
310 - 2011 Ford F150
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$84,000
311 - 2014 Pumper
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$1,100,000
313 - 2007 Tanker
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$686,000
314 - 2011 Brush Truck
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$530,000
317 - 1992 Aerial
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$1,600,000
319 - 2007 Rescue
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$260,000
Inter-Township Fire Department
Truck 1 - 2009 Pumper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,100,000
Truck 2 - 2014 Tanker
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$686,000
Truck 3 - 2012 Utility truck
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$105,000
Truck 4 - 2004 Tanker
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$686,000
Truck 5 - 2017 Rescue
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$260,000
Truck 6 - 1993 Pumper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,100,000
Truck 7 - 1994 Tanker
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$686,000
Trailer 8 - RTV & Equip.
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$53,000
RTV 9 - Kubota Grass fires/Rescue
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$53,000
Truck 10 - 2017 Pick up
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$84,000
Meaford Share of Inter-Tornship FD
25%
25%
25%
25%
25%
25%
25%
25%
25%
25%
25%
25%
25%
25%
25%
Total (#)
3
5
5
5
8
8
8
9
9
12
12
12
12
12
12
Total ($000)
$1,839.0
$2,453.0
$2,479.3
$2,479.3
$5,350.8
$5,377.3
$5,377.3
$5,463.3
$5,463.3
$5,632.3
$5,632.3
$5,632.3
$5,632.3
$5,632.3
$5,632.3
APPENDIX B.2
TABLE 1
Appendix B | 71
MUNICIPALITY OF MEAFORD
CALCULATION OF SERVICE LEVELS
FIRE PROTECTION SERVICES
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Historical Population
11,008
11,038
11,068
11,100
11,078
11,056
11,034
11,012
10,991
11,088
11,186
11,285
11,385
11,485
11,588
Historical Employment
2,910
2,829
2,750
2,673
2,599
2,646
2,693
2,741
2,790
2,838
2,755
2,674
2,595
2,519
2,445
Historical Population + Employment
13,918
13,867
13,818
13,773
13,677
13,702
13,727
13,753
13,781
13,926
13,941
13,959
13,980
14,004
14,033
INVENTORY SUMMARY ($000)
Buildings
$6,553.0
$6,553.0
$6,553.0
$6,553.0
$7,634.2
$7,634.2
$7,878.0
$7,878.0
$7,878.0
$7,878.0
$7,878.0
$7,878.0
$7,878.0
$7,878.0
$7,878.0
Land
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
$976.0
Furniture & Equipment
$163.8
$163.8
$163.8
$163.8
$163.8
$163.8
$802.3
$802.3
$992.3
$994.8
$1,074.8
$1,074.8
$1,074.8
$1,074.8
$1,074.8
Vehicles
$1,839.0
$2,453.0
$2,479.3
$2,479.3
$5,350.8
$5,377.3
$5,377.3
$5,463.3
$5,463.3
$5,632.3
$5,632.3
$5,632.3
$5,632.3
$5,632.3
$5,632.3
Total ($000)
$9,531.8
$10,145.8
$10,172.0
$10,172.0
$14,124.7
$14,151.2
$15,033.5
$15,119.5
$15,309.5
$15,481.0
$15,561.0
$15,561.0
$15,561.0
$15,561.0
$15,561.0
Average
SERVICE LEVEL ($/pop+empl)
Service
Level
Buildings
$470.83
$472.56
$474.24
$475.79
$558.16
$557.16
$573.91
$572.82
$571.66
$565.70
$565.10
$564.37
$563.52
$562.56
$561.41
$540.65
Land
$70.13
$70.38
$70.63
$70.86
$71.36
$71.23
$71.10
$70.97
$70.82
$70.08
$70.01
$69.92
$69.81
$69.69
$69.55
$70.44
Furniture & Equipment
$11.77
$11.81
$11.85
$11.89
$11.97
$11.95
$58.44
$58.33
$72.00
$71.43
$77.09
$76.99
$76.88
$76.75
$76.59
$47.72
Vehicles
$132.13
$176.89
$179.42
$180.01
$391.21
$392.44
$391.73
$397.24
$396.43
$404.44
$404.01
$403.49
$402.88
$402.19
$401.37
$337.06
Total ($/pop+empl)
$684.85
$731.65
$736.14
$738.55
$1,032.70
$1,032.79
$1,095.18
$1,099.36
$1,110.92
$1,111.66
$1,116.21
$1,114.77
$1,113.09
$1,111.19
$1,108.92
$995.87
MUNICIPALITY OF MEAFORD
CALCULATION OF MAXIMUM ALLOWABLE
FIRE PROTECTION SERVICES
15-Year Funding Envelope Calculation
15 Year Average Service Level 2009 - 2023
$995.87
Net Population & Employment in New Space Growth 2024-2033
2,044
Maximum Allowable Funding Envelope
$2,035,949
TABLE 1
APPENDIX B.2
Appendix B | 72
Gross
Grants/
Net
Ineligible Costs
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
Replacement
DC Eligible
Available
2024-
Other Dev.
Cost
Recoveries
Cost
& BTE Shares
Costs
DC Reserves
2033
Related
2.0 FIRE PROTECTION SERVICES
2.1
Buildings, Vehicles & Equipment
2.1.2
Remote Water Sites
2025
60,000
$
-
$
60,000
$
-
$
60,000
$
60,000
$
-
$
-
$
2.1.3
Ladder Replacement/Enhancement
2025
1,700,000
$
-
$
1,700,000
$
850,000
$
850,000
$
36,996
$
813,004
$
-
$
Subtotal Buildings, Vehicles & Equipment
1,760,000
$
-
$
1,760,000
$
850,000
$
910,000
$
96,996
$
813,004
$
-
$
TOTAL FIRE PROTECTION SERVICES
1,760,000
$
-
$
1,760,000
$
850,000
$
910,000
$
96,996
$
813,004
$
-
$
Residential Development Charge Calculation
Residential Share of 2024 - 2033 DC Eligible Costs
61%
$492,403
10-Year Growth in Population in New Units
1,454
2024 - 2033 Net Funding Envelope
$2,035,949
Caclulated Development Charge Per Capita
$338.65
Reserve Fund Balance
Non-Residential Development Charge Calculation
Balance as at December 31, 2023
$96,996
Other Non-Residential
Non-Residential Share of 2024 - 2033 DC Eligible Costs
32%
$256,449
10-Year Growth in New Space (Square Metres) - Other
45,676
Caclulated Development Charge Per Square Metre
$5.61
Industrial
Non-Residential Share of 2024 - 2033 DC Eligible Costs
8%
$64,153
10-Year Growth in New Space (Square Metres) - Industrial
18,943
Caclulated Development Charge Per Square Metre
$3.39
FIRE PROTECTION SERVICES
DC Eligible Costs
APPENDIX B.2
TABLE 2
MUNICIPALITY OF MEAFORD
DEVELOPMENT-RELATED CAPITAL PROGRAM
Appendix B | 73
APPENDIX B.3
PARKS & RECREATION
Appendix B | 74
PARKS & RECREATION
The Municipality of Meaford Parks and Recreation department is responsible for the indoor
recreation and park development needs of the community. The department offers a wide
array of indoor and outdoor leisure facilities including community centres, harbour docks,
playgrounds and more. The Municipality is also responsible for various park facilities
including sports fields, tennis and basketball courts, and 78 acres of parkland.
TABLE 1
HISTORICAL SERVICE LEVELS
The fifteen-year historical inventory of capital assets for indoor recreation facilities includes
40,520 square feet of building space in four facilities. The total value of these facilities is
almost $20.68 million. The land associated with the indoor recreation centres totals 2.04
hectares, and is valued at $816,000.
The Municipality owns and maintains a substantial amount of furniture and equipment used
to provide indoor recreation services at all facilities. The total replacement value of all
indoor recreation equipment in 2023 was $993,000.
The fifteen-year historical inventory of capital assets for Meaford's parks includes 78 acres
of developed parkland. The combined value of all municipal parks amounts to $4.14 million.
A development cost of $53,000 per acre has been used in the inventory, which represents
the site preparation and servicing costs to the Municipality to develop basic land into a
useable park. Costs for park furniture, electrical and lighting servicing, soft landscaping and
tree planting are included in this figure. Costs directly funded by private developers through
agreements or land acquisition have been netted out of the unit cost.
The Municipality also owns and maintains many park facilities, including 24 playgrounds,
two baseball diamonds, a pool, skateboard park, soccer pitch and tennis courts. The
combined value of all park facilities in 2023 was $3.20 million. The 24,500 square feet of
park buildings, including concession booths, washrooms, gazebos, pavilions and washrooms
total $3.10 million. The value of the furniture and equipment used as part of these outdoor
park buildings totals $418,000. Finally, the parks department is responsible for parks fleet
and related equipment, which has a total value of $478,000.
The total combined value of capital assets for Parks and Recreation in the Municipality of
Meaford amounts to $33.83 million. The fifteen-year historical average service level is
$12,333.63 per capita, and this, multiplied by the ten-year net population growth (1,099),
results in a ten-year maximum allowable funding envelope of $13.55 million.
Appendix B | 75
TABLE 2
2024-2033 DEVELOPMENT-RELATED CAPITAL PROGRAM
& CALCULATION OF THE "CALCULATED" DEVELOPMENT
CHARGES
The 2024-2033 development-related capital program for Parks and Recreation totals $9.83
million. The first portion of the program, totalling $4.73 million, relates to parkland
development projects, new outdoor recreation facilities, and an additional splash pad.
The development-related capital program also includes a provision for an additional recreation
space and land at $5.00 million, of which 20% is recovered in-period and 80% will be recovered
in future DC Studies as the new facility benefit development beyond the planning period. The
80% share ($4.00 million) is allocated as other development related. The capital program also
includes a provision for additional parks and recreation vehicles at $100,000.
Of the gross capital costs of $9.83 million, $2.15 is replacement shares. These shares
represent portions of certain projects that will benefit, in part, the existing population in
Meaford or are replacing an existing facility or amenity. Half the costs for parkland
developments at Legion Park, St. Vincent Park, and Market Square Park are allocated as
replacement and BTE. Additionally, 68%, or $250,000, in costs for the additional splash pad
are allocated as benefit-to-existing as the new splash pad is a replacement and
enhancement. Furthermore, a quarter of the costs for St. Vincent Park ($231,600) will
benefit development beyond the 2033 planning period and is allocated as other
development related.
Available reserve funds in the amount of $1.04 million are applied to the earliest projects in
the capital forecast.
The remaining DC costs eligible for recovery amount to $2.40 million, which is allocated
entirely against future residential development in the Municipality. This results in a
calculated development charge of $1,652.53 per capita.
15-year Hist.
Service Level
Residential
Other
Industrial
per capita
Total
Net DC Recoverable
$/capita
$/sq.m
$/sq.m
$12,333.63
$9,826,270
$2,402,778
$1,652.53
$0.00
$0.00
Development-Related Capital Program
Development Charge
2024 - 2033
PARKS & RECREATION SUMMARY
Calculated
Appendix B | 76
MUNICIPALITY OF MEAFORD
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
INDOOR RECREATION
BUILDINGS
Number of Square Feet
UNIT COST
Facility Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/sq. ft.)
Bognor Community Centre
2,850
2,850
2,850
2,850
2,850
2,850
2,850
2,850
2,850
2,850
2,850
2,850
2,850
2,850
2,850
$420
Meaford & St. Vincent Community Centre
33,330
33,330
33,330
33,330
33,330
33,330
33,330
33,330
33,330
33,330
33,330
33,330
33,330
33,330
33,330
$530
Riverside Community Centre
2,000
2,000
2,000
2,000
2,000
2,000
2,000
2,000
2,000
2,000
2,000
2,000
2,000
2,000
2,000
$420
Woodford Community Centre
2,340
2,340
2,340
2,340
2,340
2,340
2,340
2,340
2,340
2,340
2,340
2,340
2,340
2,340
2,340
$420
Total (sq.ft.)
40,520
40,520
40,520
40,520
40,520
40,520
40,520
40,520
40,520
40,520
40,520
40,520
40,520
40,520
40,520
Total ($000)
$20,684.7
$20,684.7
$20,684.7
$20,684.7
$20,684.7
$20,684.7
$20,684.7
$20,684.7
$20,684.7
$20,684.7
$20,684.7
$20,684.7
$20,684.7
$20,684.7
$20,684.7
LAND
Number of Hectares
UNIT COST
Facility Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/ha)
Bognor Community Centre
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
$400,000
Meaford & St. Vincent Community Centre
0.31
0.31
0.31
0.31
0.31
0.31
0.31
0.31
0.31
0.31
0.31
0.31
0.31
0.31
0.31
$400,000
Riverside Community Centre
0.41
0.41
0.41
0.41
0.41
0.41
0.41
0.41
0.41
0.41
0.41
0.41
0.41
0.41
0.41
$400,000
Woodford Community Centre
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.12
1.12
$400,000
Total (ha)
2.04
2.04
2.04
2.04
2.04
2.04
2.04
2.04
2.04
2.04
2.04
2.04
2.04
2.04
2.04
Total ($000)
$816.0
$816.0
$816.0
$816.0
$816.0
$816.0
$816.0
$816.0
$816.0
$816.0
$816.0
$816.0
$816.0
$816.0
$816.0
FURNITURE & EQUIPMENT
Total Value of Furniture & Equipment ($)
Facility Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Bognor Community Centre
$21,000
$21,000
$21,000
$21,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
28,000.0
$
Meaford & St. Vincent Community Centre
$115,000
$115,000
$115,000
$115,000
$115,000
$143,000
$143,000
$143,000
$143,000
$143,000
$143,000
$143,000
$143,000
$143,000
750,000.0
$
Riverside Community Centre
$31,000
$31,000
$44,000
$44,000
$44,000
$44,000
$44,000
$44,000
$44,000
$44,000
$44,000
$44,000
$44,000
$44,000
44,000.0
$
Woodford Community Centre
$21,000
$21,000
$21,000
$21,000
$21,000
$21,000
$21,000
$21,000
$21,000
$21,000
$21,000
$21,000
$21,000
$21,000
21,000.0
$
Ice Resurfacer
$150,000
$150,000
$150,000
$150,000
$150,000
$150,000
$150,000
$150,000
$150,000
$150,000
$150,000
$150,000
$150,000
$150,000
150,000.0
$
Total ($000)
$338.0
$338.0
$351.0
$351.0
$358.0
$386.0
$386.0
$386.0
$386.0
$386.0
$386.0
$386.0
$386.0
$386.0
$993.0
APPENDIX B.3
TABLE 1
Appendix B | 77
MUNICIPALITY OF MEAFORD
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
PARKLAND DEVELOPMENT
PARK DEVELOPMENT
Number of Acres of Developed Parkland
UNIT COST
Park Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/acre)
Annan Ball Park
4.80
4.80
4.80
4.80
4.80
4.80
4.80
4.80
4.80
4.80
4.80
4.80
4.80
4.80
4.80
$53,000
Beautiful Joe Park
9.08
9.08
9.08
9.08
9.08
9.08
9.08
9.08
9.08
9.08
9.08
9.08
9.08
9.08
9.08
$53,000
Blue Dolphin Pool & Park
0.88
0.88
0.88
0.88
0.88
0.88
0.88
0.88
0.88
0.88
0.88
0.88
0.88
0.88
0.88
$53,000
Bognor Park
2.62
2.62
2.62
2.62
2.62
2.62
2.62
2.62
2.62
2.62
2.62
2.62
2.62
2.62
2.62
$53,000
Coast Guard Beach Park
1.50
1.50
1.50
1.50
1.50
1.50
1.50
1.50
1.50
1.50
1.75
1.75
1.75
1.75
1.75
$53,000
Fred Raper's Park
2.61
2.61
2.61
2.61
2.61
2.61
2.61
2.61
2.61
2.61
2.61
2.61
2.61
2.61
2.61
$53,000
Holmes Lookout
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
$53,000
Irish Mountain Lookout
3.37
3.37
3.37
3.37
3.37
3.37
3.37
3.37
3.37
3.37
3.37
3.37
3.37
3.37
3.37
$53,000
Legion Park
3.00
3.00
3.00
3.00
3.00
3.00
3.00
3.00
3.00
3.00
3.00
3.00
3.00
3.00
3.00
$53,000
Leith Beach Park
0.62
0.62
0.62
0.62
0.62
0.62
0.62
0.62
0.62
0.62
0.62
0.62
0.62
0.62
0.62
$53,000
McCarroll Park
0.98
0.98
0.98
0.98
0.98
0.98
0.98
0.98
0.98
0.98
0.98
0.98
0.98
0.98
0.98
$53,000
Meaford Harbour
6.10
6.10
6.10
6.10
6.10
6.10
6.10
6.10
6.10
6.10
6.10
6.10
6.10
6.10
6.10
$53,000
Memorial Park
32.34
32.34
32.34
32.34
32.34
32.34
32.34
32.34
32.34
32.34
32.34
32.34
32.34
32.34
32.34
$53,000
Off-Leash Dog Park
-
-
-
-
-
1.57
1.57
1.57
1.57
1.57
1.57
1.57
1.57
1.57
1.57
$53,000
Peter Cameron Park
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
$53,000
Skateboard Park
0.94
0.94
0.94
0.94
0.94
0.94
0.94
0.94
0.94
0.94
0.94
0.94
0.94
0.94
0.94
$53,000
St. Vincent Park
1.49
1.49
1.49
1.49
1.49
1.49
1.49
1.49
1.49
1.49
1.49
1.49
1.49
1.49
1.49
$53,000
William Croft Athletic Fields
5.24
5.24
5.24
5.24
5.24
5.24
5.24
5.24
5.24
5.24
5.24
5.24
5.24
5.24
5.24
$53,000
Total (#)
76.3
76.3
76.3
76.3
76.3
77.8
77.8
77.8
77.8
77.8
78.1
78.1
78.1
78.1
78.1
Total ($000)
$4,042.3
$4,042.3
$4,042.3
$4,042.3
$4,042.3
$4,125.5
$4,125.5
$4,125.5
$4,125.5
$4,125.5
$4,138.8
$4,138.8
$4,138.8
$4,138.8
$4,138.8
APPENDIX B.3
TABLE 1
Appendix B | 78
MUNICIPALITY OF MEAFORD
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
PARK FACILITIES
PLAYGROUNDS
Number of Playgounds
UNIT COST
Park Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Memorial Park (Lower Camground Area)
Climbing Play Structure
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$53,000
Climbing Play Structure
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$53,000
Toddler Swing Set
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$16,000
Child/Youth Swing Set
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$16,000
Teeter Toter Unit
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,000
Slide Unit
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,000
Surfacing ( Engineered Wood Fibre)
1
1
1
1
1
1
1
$19,000
Memorial Park (Upper Camping Area)
Slide Unit
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$16,000
Child/Youth Swing Set
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$16,000
Surfacing ( Engineered Wood Fibre)
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$19,000
McCaroll Park
Child/Youth Swing Set
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$16,000
Toddler Swing Set
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$16,000
Climbing Play Structure
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$53,000
Climbing Play Structure
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$53,000
Fred Raper Park
Climbing Play Structure
1
1
1
1
1
1
1
1
-
-
-
-
-
-
-
$53,000
4 seat (2 Toddler / 2Youth) Swing Set
1
1
1
1
1
1
1
1
-
-
-
-
-
-
-
$16,000
Little Tykes Pirate Ship Play Structure
-
-
-
-
1
1
1
1
-
-
-
-
-
-
-
$53,000
Bognor Park
Teeter Toter Unit
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,000
Climbing Unit
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,000
Child/Youth Swing Set
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$16,000
Slide Unit
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$16,000
Sports Pad
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$11,000
Peter Cameron Park
Child/Youth Swing Set
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$16,000
Climbing Unit
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,000
Teeter Toter Unit
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,000
Climbing Play Structure
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$53,000
St Vincent Park
Child/Youth Swing Set
1
1
1
1
1
1
1
1
-
-
-
-
-
-
-
$16,000
Total (#)
24
24
24
24
25
26
26
26
24
24
24
24
24
24
24
Total ($000)
$576.0
$576.0
$576.0
$576.0
$629.0
$640.0
$640.0
$640.0
$540.0
$540.0
$540.0
$540.0
$540.0
$540.0
$540.0
APPENDIX B.3
TABLE 1
Appendix B | 79
MUNICIPALITY OF MEAFORD
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
PARK FACILITIES
APPENDIX B.3
TABLE 1
PARK FACILITIES
Number of Facilities
UNIT COST
Park Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Baseball Diamonds
William Croft Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$630,000
Annan Ball Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$260,000
Pools
Blue Dolphin Pool
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$844,000
Skateboard Park
Richmond Street
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$260,000
Soccer Pitches
Bognor Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$79,000
Splash Pads
McCaroll Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$370,000
Tennis Courts
Meaford Tennis Courts
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$110,000
Total (#)
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
Total ($000)
$2,663.0
$2,663.0
$2,663.0
$2,663.0
$2,663.0
$2,663.0
$2,663.0
$2,663.0
$2,663.0
$2,663.0
$2,663.0
$2,663.0
$2,663.0
$2,663.0
$2,663.0
Appendix B | 80
MUNICIPALITY OF MEAFORD
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
PARK BUILDINGS & EQUIPMENT
PARK BUILDINGS
Number of Square Feet
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/sq.ft)
Annan Leith Park - Concession Booth
183
183
183
183
183
183
183
183
183
183
183
183
183
183
183
$110
Annan Leith Park - Washroom
301
301
301
301
301
301
301
301
301
301
301
301
301
301
301
$130
Bognor Park - Picnic Pavilion
161
161
161
161
161
161
161
161
161
161
161
161
161
161
161
$50
Collingwood Street - Bandstand/Retail Store
1,044
1,044
1,044
1,044
1,044
1,044
1,044
1,044
1,044
1,044
1,044
1,044
1,044
1,044
1,044
$130
Fred Raper Park - Gazebo
570
570
570
570
570
570
570
570
570
570
570
570
570
570
570
$110
Fred Raper Park - Washroom
258
258
258
258
258
258
258
258
258
258
258
258
258
258
258
$130
Irish Mountain Lookout - Pavilion
657
657
657
657
657
657
657
657
657
657
657
657
657
657
657
$30
Irish Mountain Lookout - Washroom
43
43
43
43
43
43
43
-
-
-
-
-
-
-
-
$130
Maccarol Park - Gazebo
237
237
237
237
237
237
237
237
237
237
237
237
237
237
237
$30
Maccarol Park - Washrooms/Storage
484
484
484
484
484
484
484
484
484
484
484
484
484
484
484
$150
Meaford Harbour - Electric Building/Ice Sales
140
140
140
140
140
140
140
140
140
140
140
140
140
140
140
$180
Meaford Harbour - Pavilion
2,799
2,799
2,799
2,799
2,799
2,799
2,799
2,799
2,799
2,799
2,799
2,799
2,799
2,799
2,799
$30
Meaford Harbour - Master's Office/Showers/Washrooms
1,496
1,496
1,496
1,496
1,496
1,496
1,496
1,496
1,496
1,496
1,496
1,496
1,496
1,496
1,496
$130
Meaford Harbour - Washrooms/Showers/Storage
678
678
678
678
678
678
678
678
678
678
678
678
678
678
678
$150
Meaford Harbour - Fish Cleaning Building
140
140
140
140
140
140
140
140
140
140
140
140
140
140
140
$130
Memorial Park - Comfort Station (Upper)
205
205
205
205
205
205
205
205
205
205
205
205
205
205
205
$150
Memorial Park - Maintenance/Storage
1,119
1,119
1,119
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
$100
Memorial Park - Park Office/Washrooms
1,302
1,302
1,302
1,302
1,302
1,302
1,302
1,302
1,302
1,302
1,302
1,302
1,302
1,302
1,302
$130
Memorial Park - Pavilion/Concession/Kin Hall
3,197
3,197
3,197
3,197
3,197
3,197
3,197
3,197
3,197
3,197
3,197
3,197
3,197
3,197
3,197
$110
Memorial Park - Picnic Shelter
2,228
2,228
2,228
2,228
2,228
2,228
2,228
2,228
2,228
2,228
2,228
2,228
2,228
2,228
2,228
$20
Memorial Park - Picnic Shelter/Concession/Bandshell (Lower)
678
678
678
678
678
678
678
678
678
678
678
678
678
678
678
$50
Memorial Park - Pumphouse
54
54
54
54
54
54
54
54
54
54
54
54
54
54
54
$160
Memorial Park - Washroom/Showers (Lower)
797
797
797
797
797
797
797
797
797
797
797
797
797
797
797
$130
Memorial Park - Washroom/Showers (Upper)
527
527
527
640
640
640
640
640
640
640
640
640
640
640
640
$150
Memorial Park - Washroom/Storage (Lower)
506
506
506
506
506
506
506
506
506
506
506
506
506
506
506
$150
Memorial Park - Washroom/Storage (Upper)
527
527
527
527
527
527
527
527
527
527
527
527
527
527
527
$150
Richmond St. - Pool/Change House/Office/Storage
1,991
1,991
1,991
1,991
1,991
1,991
1,991
1,991
1,991
1,991
1,991
1,991
1,991
1,991
1,991
$480
St. Vincent Park - Washroom
97
97
97
97
97
97
97
-
-
-
-
-
-
-
-
$100
William Croft - Announcer's Booth/Storage
54
54
54
54
54
54
54
54
54
54
54
54
54
54
54
$70
William Croft - Equipment Storage Building
700
700
700
700
700
700
700
700
700
700
700
700
700
700
700
$100
William Croft - Washroom/Concession/Storage
700
700
700
700
700
700
700
700
700
700
700
700
700
700
700
$100
Total (sq.ft.)
23,873
23,873
23,873
24,667
24,667
24,667
24,667
24,527
24,527
24,527
24,527
24,527
24,527
24,527
24,527
Total ($000)
$3,025.3
$3,025.3
$3,025.3
$3,110.3
$3,110.3
$3,110.3
$3,110.3
$3,095.0
$3,095.0
$3,095.0
$3,095.0
$3,095.0
$3,095.0
$3,095.0
$3,095.0
APPENDIX B.3
TABLE 1
Appendix B | 81
MUNICIPALITY OF MEAFORD
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
PARK BUILDINGS & EQUIPMENT
FURNITURE & EQUIPMENT
Total Value of Furniture & Equipment ($)
Facility Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Blue Dolphil Pool - Building Contents
$31,000
$31,000
$31,000
$33,000
$42,000
$42,000
$42,000
$42,000
$42,000
$42,000
$42,000
$42,000
$42,000
$42,000
$49,000
Meaford Harbour - Harbour Masters Building
$14,000
$14,000
$14,000
$14,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$33,000
Memorial Park - Ball Park Booth Contents
$1,000
$1,000
$1,000
$1,000
$1,000
$1,000
$1,000
$1,000
$1,000
$1,000
$1,000
$1,000
$1,000
$1,000
$2,000
Memorial Park - Ball Park Building Contents
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$36,000
Memorial Park - Ball Park Concession Stand Contents
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$15,000
$18,000
Memorial Park - Office/Washroom Contents
$8,000
$8,000
$8,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$10,000
$12,000
Memorial Park - Park Restroom Contents
$108,000
$108,000
$108,000
$122,000
$135,000
$135,000
$135,000
$135,000
$135,000
$135,000
$135,000
$135,000
$135,000
$135,000
$161,000
Memorial Park - Pavilion/Concession Stand Contents
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$31,000
$36,000
Memorial Park - Storage Contents
$46,000
$46,000
$46,000
$46,000
$60,000
$60,000
$60,000
$60,000
$60,000
$60,000
$60,000
$60,000
$60,000
$60,000
$71,000
Total ($000)
$285.0
$285.0
$285.0
$303.0
$353.0
$353.0
$353.0
$353.0
$353.0
$353.0
$353.0
$353.0
$353.0
$353.0
$418.0
VEHICLES & RELATED EQUIPMENT
Number of Units
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
1994 Chevrolet 1500
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$84,000
1998 Dodge Ram
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$53,000
1976 Ford 335
1
1
1
1
-
-
-
-
-
-
-
-
-
-
-
$160,000
John Deere Z-Turn Z-920 (purchased 2022)
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$14,000
John Deere Z-Turn Z-960 (purchased 2022)
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$17,000
Grasshooper Lawn Tractor (purchased 2022)
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$22,000
1997 Kubota G1800
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$25,000
Tandem Axle Float Trailer (Residential Weight)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$3,000
Special Events Enclosed Trailer (purchased 2023)
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$15,000
Landscape Trailer (purchased 2023)
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$7,000
2001 John Deere 4200
1
1
1
1
-
-
-
-
-
-
-
-
-
-
-
$40,000
1987 Homemade
1
1
1
-
-
-
-
-
-
-
-
-
-
-
-
$5,000
Olympia
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$145,000
2005 John Deere LT 180
1
1
1
1
-
-
-
-
-
-
-
-
-
-
-
$8,000
2006 Cyclone
1
1
1
1
-
-
-
-
-
-
-
-
-
-
-
$5,000
2014 Kubota Tractor L57
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$90,000
2013 Ford 3/4 ton with plow
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$74,000
2014 mini-excavator
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$66,000
2013 Kubota Z D 326RP lawn Mower Cemetery
-
-
-
1
1
1
1
-
-
-
-
-
-
-
-
$25,000
2014 Kubota Z D 326RP lawn Mower Cemetery
-
-
-
-
1
1
1
-
-
-
-
-
-
-
-
$25,000
2002 ADV 16 ft. Tandem Axle Trailer
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$16,000
2003 John Deere Lawnmower
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$25,000
2006 2X4 Reg. Cab - Long box w. Tailgate Lift
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$66,000
Total (#)
13
13
13
14
13
10
10
6
6
6
6
6
6
9
11
Total ($000)
$635.0
$635.0
$635.0
$729.0
$697.0
$494.0
$494.0
$403.0
$403.0
$403.0
$403.0
$403.0
$403.0
$456.0
$478.0
APPENDIX B.3
TABLE 1
Appendix B | 82
MUNICIPALITY OF MEAFORD
CALCULATION OF SERVICE LEVELS
PARKS & RECREATION
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Historic Population
2,910
2,829
2,750
2,673
2,599
2,646
2,693
2,741
2,790
2,838
2,755
2,674
2,595
2,519
2,445
INVENTORY SUMMARY ($000)
Indoor Recreation
$21,838.7
$21,838.7
$21,851.7
$21,851.7
$21,858.7
$21,886.7
$21,886.7
$21,886.7
$21,886.7
$21,886.7
$21,886.7
$21,886.7
$21,886.7
$21,886.7
$22,493.7
Parkland Development
$4,042.3
$4,042.3
$4,042.3
$4,042.3
$4,042.3
$4,125.5
$4,125.5
$4,125.5
$4,125.5
$4,125.5
$4,138.8
$4,138.8
$4,138.8
$4,138.8
$4,138.8
Park Facilities
$3,239.0
$3,239.0
$3,239.0
$3,239.0
$3,292.0
$3,303.0
$3,303.0
$3,303.0
$3,203.0
$3,203.0
$3,203.0
$3,203.0
$3,203.0
$3,203.0
$3,203.0
Park Buildings & Equipment
$3,945.3
$3,945.3
$3,945.3
$4,142.3
$4,160.3
$3,957.3
$3,957.3
$3,851.0
$3,851.0
$3,851.0
$3,851.0
$3,851.0
$3,851.0
$3,904.0
$3,991.0
Total ($000)
$33,065.3
$33,065.3
$33,078.3
$33,275.3
$33,353.3
$33,272.6
$33,272.6
$33,166.3
$33,066.3
$33,066.3
$33,079.5
$33,079.5
$33,079.5
$33,132.5
$33,826.5
Average
SERVICE LEVEL ($/capita)
Service
Level
Indoor Recreation
$7,504.71
$7,719.58
$7,946.07
$8,174.97
$8,408.95
$8,271.62
$8,127.26
$7,984.93
$7,844.70
$7,711.73
$7,944.36
$8,185.00
$8,434.18
$8,688.65
$9,199.88
$8,143.11
Parkland Development
$1,389.11
$1,428.88
$1,469.93
$1,512.27
$1,555.06
$1,559.15
$1,531.94
$1,505.11
$1,478.68
$1,453.62
$1,502.28
$1,547.78
$1,594.90
$1,643.02
$1,692.75
$1,524.30
Park Facilities
$1,113.06
$1,144.93
$1,177.82
$1,211.75
$1,266.42
$1,248.30
$1,226.51
$1,205.03
$1,148.03
$1,128.57
$1,162.61
$1,197.83
$1,234.30
$1,271.54
$1,310.02
$1,203.11
Park Buildings & Equipment
$1,355.77
$1,394.58
$1,434.65
$1,549.69
$1,600.46
$1,495.59
$1,469.49
$1,404.98
$1,380.30
$1,356.91
$1,397.84
$1,440.18
$1,484.02
$1,549.84
$1,632.33
$1,463.11
Total ($/capita)
$11,362.64
$11,687.98
$12,028.47
$12,448.69
$12,830.88
$12,574.66
$12,355.20
$12,100.06
$11,851.71
$11,650.83
$12,007.08
$12,370.80
$12,747.40
$13,153.04
$13,834.97
$12,333.63
MUNICIPALITY OF MEAFORD
CALCULATION OF MAXIMUM ALLOWABLE
A
PARKS & RECREATION
15-Year Funding Envelope Calculation
15 Year Average Service Level 2009 - 2023
$12,333.63
Net Population 2024 - 2033
1,099
Maximum Allowable Funding Envelope
$13,550,949
APPENDIX B.3
TABLE 1
Appendix B | 83
Gross
Grants/
Net
Ineligible Costs
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
Replacement
DC Eligible
Available
2024-
Other Dev.
Cost
Recoveries
Cost
& BTE Shares
Costs
DC Reserves
2033
Related
3.0 PARKS & RECREATION
3.1
Park Development
3.1.1
Legion Park Development
2023
880,000
$
-
$
880,000
$
440,000
$
440,000
$
440,000
$
-
$
-
$
3.1.2
Leith Beach Development Upgrades
2023
50,000
$
-
$
50,000
$
-
$
50,000
$
50,000
$
-
$
-
$
3.1.3
Outdoor Recreation Facilities
2026
250,000
$
-
$
250,000
$
-
$
250,000
$
250,000
$
-
$
-
$
3.1.4
St Vincent Park Development
2030
926,270
$
-
$
926,270
$
463,135
$
463,135
$
-
$
231,567.50
$
231,568
$
3.1.5
Market Square Redevelopment
2025
2,000,000
$
2,000,000
$
1,000,000
$
1,000,000
$
178,789
$
821,211
$
-
$
3.1.6
Playground Development
Various
250,000
$
-
$
250,000
$
-
$
250,000
$
-
$
250,000
$
-
$
3.1.7
Additional Splash Pad
2025
370,000
$
-
$
370,000
$
250,000
$
120,000
$
120,000
$
-
$
-
$
Subtotal Park Development
4,726,270
$
-
$
4,726,270
$
2,153,135
$
2,573,135
$
1,038,789
$
1,302,778
$
231,568
$
3.2
Indoor Recreation
3.2.1
Provision for Additional Recreation Space & Land
Various
5,000,000
$
-
$
5,000,000
$
-
$
5,000,000
$
-
$
1,000,000
$
4,000,000
$
Subtotal Indoor Recreation
5,000,000
$
-
$
5,000,000
$
-
$
5,000,000
$
-
$
1,000,000
$
4,000,000
$
3.3
Vehicles and Equipment
3.3.1
Additional Parks & Recreation Vehicles
Various
100,000
$
-
$
100,000
$
-
$
100,000
$
-
$
100,000
$
-
$
Subtotal Vehicles and Equipment
100,000
$
-
$
100,000
$
-
$
100,000
$
-
$
100,000
$
-
$
TOTAL PARKS & RECREATION
9,826,270
$
-
$
9,826,270
$
2,153,135
$
7,673,135
$
1,038,789
$
2,402,778
$
4,231,568
$
Residential Development Charge Calculation
Residential Share of 2024 - 2033 DC Eligible Costs
100%
$2,402,778
10-Year Growth in Population in New Units
1,454
2024 - 2033 Net Funding Envelope
$13,550,949
Caclulated Development Charge Per Capita
$1,652.53
Reserve Fund Balance
Non-Residential Development Charge Calculation
Balance as at December 31, 2023
$1,038,789
Other Non-Residential
Non-Residential Share of 2024 - 2033 DC Eligible Costs
0%
$0
10-Year Growth in New Space (Square Metres) - Other
45,676
Caclulated Development Charge Per Square Metre
$0.00
Industrial
Non-Residential Share of 2024 - 2033 DC Eligible Costs
0%
$0
10-Year Growth in New Space (Square Metres) - Industrial
18,943
Caclulated Development Charge Per Square Metre
$0.00
APPENDIX B.3
TABLE 2
MUNICIPALITY OF MEAFORD
DEVELOPMENT-RELATED CAPITAL PROGRAM
PARKS & RECREATION
DC Eligible Costs
Appendix B | 84
APPENDIX B.4
SERVICES RELATED TO A HIGHWAY: PUBLIC
WORKS
Appendix B | 85
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
The Operations Department provides Public Works Services to the Municipality of Meaford,
including garbage and recycling, water and road maintenance services. The department is
split into two divisions; the Transportation Services and Environmental Services. This
section deals with the capital infrastructure of Public Works buildings, land, and related
furniture and equipment, and municipal fleet. Municipal parking lots are not included in this
analysis. The municipal-wide engineered components of roads, water, and wastewater are
discussed in Appendix C.
TABLE 1
HISTORICAL SERVICE LEVELS
The Municipality of Meaford conducts Public Works from two main sites; the main
operations site on 7th Line, and on Grey Road 11. All buildings on both sites were worth
$2.82 million in 2023. The cumulative value of all furniture and equipment located within the
works buildings totals $439,000. Finally, the operations fleet and associated required
equipment includes 85 vehicles. These items add an additional $16.37 million to the value
of the inventory.
The total value of the Public Works inventory of capital assets is $19.64 million. The
resulting fifteen-year historical average service level is $1,187.80 per population and
employment, and this, multiplied by the ten-year growth in population and employment in
new space (2,044), results in a maximum allowable funding envelope of $2.43 million.
TABLE 2
2024-2033 DEVELOPMENT-RELATED CAPITAL PROGRAM
AND CALCULATION OF THE "CALCULATED"
DEVELOPMENT CHARGES
The ten-year development-related capital program for Public Works totals $1.53 million.
This accounts for the provision of additional space for future vehicles, a new sidewalk
cleaner, and a new snowplow.
There is a replacement share of 50% ($500,000) for the new space as some of the space
will contain existing vehicles. Available reserve funds in the amount of $909,800 have been
allocated to all the projects in the capital forecast. Therefore, the remaining $115,200 is
related to development in the 2024 to 2033 planning period.
Appendix B | 86
This development-related cost is allocated 61% ($69,764) against new residential
development, 32% ($36,334) to other non-residential development, and 8% ($9,089) to
industrial development. This yields a calculated residential development charge of $47.98
per capita, $0.80 per square metre of other non-residential development, and $0.48 per
square metre of new industrial building space.
15-year Hist.
Service Level
Residential
Other
Industrial
per pop+empl
Total
Net DC Recoverable
$/capita
$/sq.m
$/sq.m
$1,187.80
$1,525,000
$115,186
$47.98
$0.80
$0.48
Development Charge
Development-Related Capital Program
2024 - 2033
Calculated
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS SUMMARY
Appendix B | 87
MUNICIPALITY OF MEAFORD
INVENTORY OF CAPITAL ASSETS
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
BUILDINGS
Total Value of Buildings ($)
Facility Name
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
157859 7th Line
Maintenance Shop
$1,390,000
$1,390,000
$1,390,000
$1,390,000
$1,390,000
$1,390,000
$1,390,000
$1,390,000
$1,390,000
$1,390,000
$1,390,000
$1,390,000
$1,390,000
$1,390,000
$1,390,000
Office Trailers (2)
$6,300
$6,300
$6,300
$6,300
$6,300
$3,200
$3,200
$3,200
$3,200
$3,200
$3,200
$3,200
$3,200
$3,200
$3,200
Administration Building
$412,000
$412,000
$412,000
$412,000
$412,000
$412,000
$412,000
$412,000
$412,000
$412,000
$412,000
$412,000
$412,000
$412,000
$412,000
Salt/Sand Shed
$101,000
$101,000
$101,000
$101,000
$101,000
$101,000
$101,000
$101,000
$101,000
$101,000
$101,000
$101,000
$101,000
$101,000
$101,000
Sign Storage Trailmobile
$5,300
$5,300
$5,300
$5,300
$5,300
$5,300
$5,300
$5,300
$5,300
$5,300
$5,300
$5,300
$5,300
$5,300
$5,300
Storage Trailers (2)
$13,700
$13,700
$13,700
$13,700
$13,700
$13,700
$13,700
$13,700
$13,700
$13,700
$13,700
$13,700
$13,700
$13,700
$13,700
458372 Gray Road 11
Public Works Administration Building
$224,000
$224,000
$224,000
$224,000
$224,000
$224,000
$224,000
$224,000
$224,000
$224,000
$224,000
$224,000
$224,000
$224,000
$224,000
Maintenance Shop
$452,000
$452,000
$452,000
$452,000
$452,000
$452,000
$452,000
$452,000
$452,000
$452,000
$452,000
$452,000
$452,000
$452,000
$452,000
Sand/Salt Dome
$188,000
$188,000
$188,000
$188,000
$188,000
$188,000
$188,000
$188,000
$188,000
$188,000
$188,000
$188,000
$188,000
$188,000
$188,000
Salt Coverall
$14,800
$14,800
$14,800
$14,800
$14,800
$14,800
$14,800
$14,800
$14,800
$14,800
$14,800
$14,800
$14,800
$14,800
$14,800
Storage Trailers (3)
$20,000
$20,000
$20,000
$20,000
$20,000
$20,000
$20,000
$20,000
$20,000
$20,000
$20,000
$20,000
$20,000
$20,000
$20,000
Total ($000)
$2,827.1
$2,827.1
$2,827.1
$2,827.1
$2,827.1
$2,824.0
$2,824.0
$2,824.0
$2,824.0
$2,824.0
$2,824.0
$2,824.0
$2,824.0
$2,824.0
$2,824.0
FURNITURE AND EQUIPMENT
Total Value of Furniture & Equipment ($)
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
157859 7th Line
Operations Centre
$43,000
$43,000
$43,000
$43,000
$43,000
$43,000
$43,000
$43,000
$43,000
$43,000
$43,000
$43,000
$43,000
$43,000
$43,000
Maintenance Shop
$172,000
$172,000
$172,000
$172,000
$172,000
$172,000
$172,000
$172,000
$172,000
$172,000
$172,000
$172,000
$172,000
$172,000
$172,000
Natural Gas Backup Generator
$27,000
$27,000
$27,000
$27,000
$27,000
$27,000
$27,000
$27,000
$27,000
$27,000
$27,000
$27,000
$27,000
$27,000
$27,000
458372 Gray Road 11
Depot/Office
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
$28,000
Equipment Depot
$169,000
$169,000
$169,000
$169,000
$169,000
$169,000
$169,000
$169,000
$169,000
$169,000
$169,000
$169,000
$169,000
$169,000
$169,000
Total ($000)
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
APPENDIX B.4
TABLE 1
Appendix B | 88
MUNICIPALITY OF MEAFORD
INVENTORY OF CAPITAL ASSETS
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
APPENDIX B.4
TABLE 1
FLEET & RELATED EQUIPMENT
Number of Vehicles or Equipment
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/vehicle)
Patrol A - St. Vincent Depot
1990 International Tandem Axle - Combination Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$451,000
1993 Ford Tandem Axle - Combination Truck
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
$451,000
1994 International Single Axle - Combination Truck
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
$377,000
1999 International Tandem Axle - Combination Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$451,000
1992 International Single Axle - Combination Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$377,000
1988 International Single Axle - Combination Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$377,000
1987 John Deere Grader
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$451,000
1996 John Deere Loader / Backhoe Combination
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$180,000
2006 Trackless Sidewalk Utility Tractor
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$229,000
1990 FMC Sweeper
1
1
1
1
-
-
-
-
-
-
-
-
-
-
-
$377,000
1984 Ford Vactor Truck
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$426,000
1995 Ford F-250 2X4 Extended Cab - Long Box Pick
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
$66,000
1999 Ford F-350 2X4 3/4 Ton - With Dump Box
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$74,000
1995 Ford F-150 2X4 Reg. Cab - Long Box
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
$57,000
1996 Ford F-150 2X4 Reg. Cab - Long box w. Tailgate L
1
1
1
1
-
-
-
-
-
-
-
-
-
-
-
$57,000
1995 International Tandem Axle - RBD Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$451,000
2003 International Tandem Axle - Combination Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$451,000
2001 Volvo Loader
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$328,000
2003 Ford F-150 4X4 Ext. Cab - Short Box
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$57,000
2005 Volvo Tandem Axle - Combination Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$451,000
1986 Brush Bandit Chipper
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
$74,000
1995 Homemade 8 ft. Single Axle Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$5,000
1988 Homemade Double Axle - Culvert Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$8,000
1995 Homemade Double Axle - Chipper Box Trailer
1
1
1
1
-
-
-
-
-
-
-
-
-
-
-
$8,000
1990 Homemade Tri-axle - Gooseneck Trailer
1
-
1
-
-
-
-
-
-
-
-
-
-
-
-
$16,000
2006 Ford Georgian Handi-Van
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$361,000
1982 TJWE Single Axle - Pole Trailer
1
1
1
1
-
-
-
-
-
-
-
-
-
-
-
$85,000
1997 2X4 Reg. Cab - Long box
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
$57,000
O'Brien 3 Ton Hoist / Lift
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$197,000
Appendix B | 89
MUNICIPALITY OF MEAFORD
INVENTORY OF CAPITAL ASSETS
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
APPENDIX B.4
TABLE 1
FLEET & RELATED EQUIPMENT
Number of Vehicles or Equipment
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/vehicle)
2010 2X4 Extended Cab - Long Box Pick
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$57,000
2010 2X4 Reg. Cab - Long Box
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$57,000
2010 4X4 Ext. Cab - Short Box
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$57,000
2010 Brush Bandit Chipper
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$82,000
2010 International Tandem Axle - Combination Truck
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$451,000
2011 multi purpose van
-
-
1
-
1
1
1
1
1
1
1
1
1
1
1
$49,000
2011 Sweeper
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$361,000
2013 John Deere Loader / Backhoe Combination
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$180,000
2013 Ford F-350 4X4 3/4 Ton - With Dump Box
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$127,000
2012 Vactor Truck
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$410,000
2010 Georgian Handi-Van
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$180,000
1996 Badger excavtor rubber tired
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$574,000
2012 Dodge crew cab short box
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$57,000
2012 Ford F-350 4X4 3/4 Ton - With Dump Box
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$127,000
2001 Tandem Axel Float Trailer
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$33,000
Patrol B - Sydenham Depot
2001 Ford 2X4 Regular Cab - Long box Pick-up
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$57,000
1995 Champion Grader
1
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$451,000
1999 International Tandem Axle - Combination Truck
1
1
-
1
-
-
-
-
-
-
-
-
-
-
-
$451,000
1992 Champion Grader
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$451,000
2004 Ford 4X4 Reg. Cab Long box w. Plow Pick-up
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$74,000
2013 Ford F-350 4X4 3/4 Ton - With Dump Box
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$127,000
2006 Caterpillar Loader / Backhoe Combination
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$180,000
1995 Champion Grader
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$451,000
2003 Sterling Tandem Axle - Combination Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$451,000
2006 Sterling Tandem Axle - Combination Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$451,000
2008 International Tandem Axle - Combination Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$451,000
1995 Elgin Sweeper
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$385,000
1994 SOCO Tandem Axle - Float Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$57,000
1990 Homemade Single Axle - Welding Cart
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$66,000
1991 Homemade Culvert Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$8,000
2002 International Tandem Axle - Combination Truck
-
-
1
-
1
1
1
1
1
1
1
1
1
1
1
$451,000
2011 Dodge Ram
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$57,000
2013 John Deere
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$451,000
Appendix B | 90
MUNICIPALITY OF MEAFORD
INVENTORY OF CAPITAL ASSETS
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
FLEET & RELATED EQUIPMENT CONT'D
Number of Vehicles or Equipment
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/vehicle)
Environmental Services
1996 Ford Ranger Regular Cab - Short Box
1
-
-
-
-
-
-
-
-
-
-
-
-
-
-
$57,000
2004 Ford F-250 Regular Cab - Service Box
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$128,000
1999 Ford F-150 Regular Cab - Long Box
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$57,000
1965 Homemade Water Emergency Trailer
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$4,000
1998 Homemade Single Axle -Trench Box Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$4,000
2011 4X4 Ranger
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$49,000
2012 Emergency Trailer
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$20,000
2014 Ford %-250 Ext Cab - Service Box
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$128,000
Development Services
2000 Dodge Ram Reg. Cab - Long Box
1
1
1
1
-
-
-
-
-
-
-
-
-
-
-
$57,000
2010 Jeep
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$57,000
2011 4X2 Ranger
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$49,000
New Fleet
Miska Trailer (5013-17)
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$15,800
Trackless Sidewalk Utility Tractor (522-16)
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$169,000
Ford 4x4 Regular Cab Long Box with Tailgate Lift (277-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$47,000
Dodge 4x4 Regular Cab Long Box (539-15)
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$47,000
Backhoe Mounted Snow Blower (5019-17)
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$90,000
John Deere Wheel Loader (589-17)
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$232,000
Accessibe Vehicle - Van (592-18)
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$47,000
John Deere Grader (585-16)
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$448,000
Dodge 4x4 Reg. Cab Long Box (584-16)
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$47,000
Dodge 4x4 Reg. Cab Long Box (582-16)
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$47,000
2014 New Holland Tractor (580-14)
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$264,000
Heavy Boom & Flail Mower (5024-19)
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$79,000
2015 Dodge Reg. Cab Long Box (582)
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$47,000
All Wheel Drive Kona (595-20)
-
-
-
-
-
-
-
-
-
-
1
1
-
-
-
$37,000
APPENDIX B.4
TABLE 1
Appendix B | 91
MUNICIPALITY OF MEAFORD
INVENTORY OF CAPITAL ASSETS
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
FLEET & RELATED EQUIPMENT CONT'D
Number of Vehicles or Equipment
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/vehicle)
APPENDIX B.4
TABLE 1
Parks & Facilities RTV (593-17)
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$21,000
Parks & Facilities RTV (600-19)
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$21,000
Rubber Tired Excavator (594-18)
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$396,000
International Tandem Axel Combination Truck (586-15
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$316,000
International Tandem Axel Combination Truck (587-17
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$316,000
John Deere Wheel Loader (588-15)
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$232,000
Dodge 4x4 Regular Cab Long Box (590-18)
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$47,000
Dodge 4x4 Regular Cab Long Box (591-18)
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$47,000
Freightliner Tandem Axel Combination Truck (596-19)
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$316,000
Western Star Tandem Axel Combination Truck (596-19
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$316,000
Western Star Tandem Axel Combination Truck (597-20
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$316,000
Western Start Tandem Axel Combination Truck (589-2
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$316,000
Chevrolet 4x4 Regular Cab Half Ton (599-21)
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$95,000
2013 John Deere Motor Grader (602-13)
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$448,000
Chevrolet 4x4 Crew Cab (601-21)
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$95,000
Dodge 4x4 Regular Cab Long Box (343-15)
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$47,000
Enterprise Fleet - Lease
Traverse (400-21)
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$47,000
Traverse (401-21)
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$47,000
Traverse (402-21)
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$47,000
Chevrolet 4x4 Crew Cab Long Box (403-21)
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$47,000
Equinox (404-21)
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$42,000
Equinox (405-21)
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$42,000
Total (#)
43
47
52
51
48
50
58
61
66
70
75
77
85
85
85
Total ($000)
$10,159.0
$10,847.0
$11,067.0
$11,022.0
$10,938.0
$11,454.0
$12,589.0
$12,887.0
$13,561.8
$14,098.8
$14,867.8
$15,499.8
$16,372.8
$16,372.8
$16,372.8
Appendix B | 92
MUNICIPALITY OF MEAFORD
CALCULATION OF SERVICE LEVELS
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Historical Population
11,008
11,038
11,068
11,100
11,078
11,056
11,034
11,012
10,991
11,088
11,186
11,285
11,385
11,485
11,588
Historical Employment
2,910
2,829
2,750
2,673
2,599
2,646
2,693
2,741
2,790
2,838
2,755
2,674
2,595
2,519
2,445
Historical Population + Employment
13,918
13,867
13,818
13,773
13,677
13,702
13,727
13,753
13,781
13,926
13,941
13,959
13,980
14,004
14,033
INVENTORY SUMMARY ($000)
Buildings
$2,827.1
$2,827.1
$2,827.1
$2,827.1
$2,827.1
$2,824.0
$2,824.0
$2,824.0
$2,824.0
$2,824.0
$2,824.0
$2,824.0
$2,824.0
$2,824.0
$2,824.0
Furniture And Equipment
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
$439.0
Fleet & Related Equipment
$10,159.0
$10,847.0
$11,067.0
$11,022.0
$10,938.0
$11,454.0
$12,589.0
$12,887.0
$13,561.8
$14,098.8
$14,867.8
$15,499.8
$16,372.8
$16,372.8
$16,372.8
Total ($000)
$13,425.1
$14,113.1
$14,333.1
$14,288.1
$14,204.1
$14,717.0
$15,852.0
$16,150.0
$16,824.8
$17,361.8
$18,130.8
$18,762.8
$19,635.8
$19,635.8
$19,635.8
Average
SERVICE LEVEL ($/pop+empl)
Service
Level
Buildings
$203.13
$203.87
$204.60
$205.26
$206.70
$206.10
$205.73
$205.34
$204.92
$202.78
$202.57
$202.31
$202.00
$201.66
$201.25
$203.88
Furniture And Equipment
$31.54
$31.66
$31.77
$31.87
$32.10
$32.04
$31.98
$31.92
$31.86
$31.52
$31.49
$31.45
$31.40
$31.35
$31.28
$31.68
Fleet & Related Equipment
$729.92
$782.22
$800.91
$800.26
$799.71
$835.94
$917.10
$937.03
$984.09
$1,012.40
$1,066.48
$1,110.38
$1,171.16
$1,169.15
$1,166.77
$952.23
Total ($/pop+empl)
$964.59
$1,017.75
$1,037.28
$1,037.40
$1,038.50
$1,074.08
$1,154.80
$1,174.29
$1,220.87
$1,246.71
$1,300.54
$1,344.14
$1,404.56
$1,402.16
$1,399.30
$1,187.80
MUNICIPALITY OF MEAFORD
CALCULATION OF MAXIMUM ALLOWABLE
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
15-Year Funding Envelope Calculation
15 Year Average Service Level 2009 - 2023
$1,187.80
Net Population & Employment in New Space Growth 2024- 2033
2,044
Maximum Allowable Funding Envelope
$2,428,329
APPENDIX B.4
TABLE 1
Appendix B | 93
Gross
Grants/
Net
Ineligible Costs
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
Replacement
DC Eligible
Available
2024-
Other Dev.
Cost
Recoveries
Cost
& BTE Shares
Costs
DC Reserves
2033
Related
4.0 SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
4.1
Buildings, Land, Equipment
4.1.1
Additional Space for Future Vehicles
2027
1,000,000
$
-
$
1,000,000
$
500,000
$
500,000
$
500,000
$
-
$
-
$
Subtotal Buildings, Land, Equipment
1,000,000
$
-
$
1,000,000
$
500,000
$
500,000
$
500,000
$
-
$
-
$
4.2 Vehicles
4.2.1
Sidewalk Cleaner
2023
200,000
$
-
$
200,000
$
-
$
200,000
$
200,000
$
-
$
-
$
4.2.2
Snow Plow
2025
325,000
$
-
$
325,000
$
-
$
325,000
$
209,814
$
115,186
$
-
$
Subtotal Vehicles
525,000
$
-
$
525,000
$
-
$
525,000
$
409,814
$
115,186
$
-
$
TOTAL SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
1,525,000
$
-
$
1,525,000
$
500,000
$
1,025,000
$
909,814
$
115,186
$
-
$
Residential Development Charge Calculation
Residential Share of 2024 - 2033 DC Eligible Costs
61%
$69,764
2024 - 2033 Net Funding Envelope
$2,428,329
10-Year Growth in Population in New Units
1,454
Caclulated Development Charge Per Capita
$47.98
Reserve Fund Balance
Balance as at December 31, 2023
909,814
$
Non-Residential Development Charge Calculation
Other Non-Residential
Non-Residential Share of 2024 - 2033 DC Eligible Costs
32%
$36,334
10-Year Growth in New Space (Square Metres) - Other
45,676
Caclulated Development Charge Per Square Metre
$0.80
Industrial
Non-Residential Share of 2024 - 2033 DC Eligible Costs
8%
$9,089
10-Year Growth in New Space (Square Metres) - Industrial
18,943
Caclulated Development Charge Per Square Metre
$0.48
APPENDIX B.4
DC Eligible Costs
DEVELOPMENT-RELATED CAPITAL PROGRAM
MUNICIPALITY OF MEAFORD
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
TABLE 2
Appendix B | 94
APPENDIX B.5
DEVELOPMENT-RELATED STUDIES
Appendix B | 95
DEVELOPMENT-RELATED STUDIES
The DCA allows the cost of development-related studies to be included in the calculation of
the development charges as long as they are permitted under the legislation.
TABLE 1
2024-2033 DEVELOPMENT-RELATED CAPITAL PROGRAM
& CALCULATION OF THE "CALCULATED" DEVELOPMENT
CHARGES
As shown in Table 1, the 2024-2033 development-related gross cost for development-
related studies is just over $503,000. The capital program relates to various development-
related studies, including future development charges studies, updates to the Municipality's
Official Plan and Zoning By-law, a Parks and Recreation Master Plan, and an Urban
Stormwater Management Master Plan. The capital program also includes a recovery of the
negative DC reserve fund balance.
Recognizing that not all projects under this service are entirely a result of new growth in the
Municipality, "benefit to existing" shares have been netted off the total cost. These shares
have been calculated at 50% of applicable studies and amount to $205,000, which will not
be recovered through development charges.
The remaining $298,000 is brought forward to the development charges calculation. The
development-related cost is allocated 61% ($180,499) to residential development, 32% to
other non-residential development ($94,006) and 8% ($23,516) to industrial development.
The resulting calculated charges for Development Related Studies are $124.14 per capita,
$2.06 per square metre of other non-residential development and $1.24 per square metre of
new industrial development.
Development Charge
Residential
Other
Industrial
Total
Net DC Recoverable
$/capita
$/sq.m
$/sq.m
$503,021
$298,021.16
$124.14
$2.06
$1.24
Development-Related Capital Program
2024 - 2033
Calculated
DEVELOPMENT RELATED STUDIES SUMMARY
Appendix B | 96
Gross
Grants/
Net
Ineligible Costs
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
Replacement
DC Eligible
Available
2024-
Other Dev.
Cost
Recoveries
Cost
& BTE Shares
Costs
DC Reserves
2033
Related
5.0 DEVELOPMENT RELATED STUDIES
5.1
Recovery of Negative Reserve Fund Balance
5.1.1
Recovery of Negative Reserve Fund Balance
2024
3,021
$
-
$
3,021
$
-
$
3,021
$
-
$
3,021
$
-
$
Subtotal
3,021
$
-
$
3,021
$
-
$
3,021
$
-
$
3,021
$
-
$
5.2
Development-Related Studies
5.2.1
Official Plan Review
2032
75,000
$
-
$
75,000
$
37,500
$
37,500
$
-
$
37,500
$
-
$
5.2.2
Zoning By-law Update
2024
25,000
$
-
$
25,000
$
12,500
$
12,500
$
-
$
12,500
$
-
$
5.2.3
DC By-law Implementation and Administration
2024
30,000
$
-
$
30,000
$
-
$
30,000
$
-
$
30,000
$
-
$
5.2.4
Development Charges Background Study
2022
30,000
$
-
$
30,000
$
-
$
30,000
$
-
$
30,000
$
-
$
5.2.5
Official Plan Review
2024
35,000
$
-
$
35,000
$
17,500
$
17,500
$
-
$
17,500
$
-
$
5.2.6
Development Charges Background Study
2027
30,000
$
-
$
30,000
$
-
$
30,000
$
-
$
30,000
$
-
$
5.2.7
Zoning By-law Update
2028
25,000
$
-
$
25,000
$
12,500
$
12,500
$
-
$
12,500
$
-
$
5.2.8
Parks & Recreation Master Plan
2026
50,000
$
50,000
$
25,000
$
25,000
$
-
$
25,000
$
-
$
5.2.9
Urban Stormwater Management Master Plan
2024
200,000
$
-
$
200,000
$
100,000
$
100,000
$
-
$
100,000
$
-
$
Subtotal Development-Related Studies
500,000
$
-
$
500,000
$
205,000
$
295,000
$
-
$
295,000
$
-
$
TOTAL DEVELOPMENT RELATED STUDIES
503,021
$
-
$
503,021
$
205,000
$
298,021
$
-
$
298,021
$
-
$
Residential Development Charge Calculation
Residential Share of 2024 - 2033 DC Eligible Costs
61%
$180,499
Reserve Fund Balance
10-Year Growth in Population in New Units
1,454
Balance as at December 31, 2023
(3,021.16)
$
Caclulated Development Charge Per Capita
$124.14
Non-Residential Development Charge Calculation
Other Non-Residential
Non-Residential Share of 2024 - 2033 DC Eligible Costs
32%
$94,006
10-Year Growth in New Space (Square Metres) - Other
45,676
Caclulated Development Charge Per Square Metre
$2.06
Industrial
Non-Residential Share of 2024 - 2033 DC Eligible Costs
8%
$23,516
10-Year Growth in New Space (Square Metres) - Industrial
18,943
Caclulated Development Charge Per Square Metre
$1.24
DC Eligible Costs
DEVELOPMENT-RELATED CAPITAL PROGRAM
DEVELOPMENT RELATED STUDIES
MUNICIPALITY OF MEAFORD
TABLE 1
APPENDIX B.5
Appendix B | 97
APPENDIX C
ENGINEERED SERVICES
TECHNICAL APPENDIX
Appendix C | 98
ENGINEERED SERVICES
This appendix provides the detailed analysis undertaken to establish the development charge
rates for the engineered services in the Municipality of Meaford. Four engineered services
have been analyzed as part of the Development Charges Background Study:
Appendix C.1
Services Related to a Highway: Roads and Related
Appendix C.2
Waterworks
Appendix C.3
Sanitary Sewer
Appendix C.4
Stormwater
Every service, with the exception of Roads and Related, contains a set of two tables. The
tables provide the background data and analysis undertaken to arrive at the calculated
development charge rates for that particular service.
For the Roads and Related service, a 15-year historical average service level has been
calculated in accordance with the Development Charges Act (DCA) and Ontario Regulation
82/98. The legislative requirements for determining service levels and the maximum allowable
funding envelope for Roads and Related is set out in detail in the introduction to Appendix B.
DEVELOPMENT-RELATED CAPITAL PROGRAM
The DCA requires that Council express its intent to provide future capital facilities to support
future growth. Based on the growth forecasts presented in Appendix A, and Municipal master
servicing plans and capital budgets, the consulting team in collaboration with Municipal staff
have developed a development-related capital program which sets out the projects required
to service anticipated development for the 10-year period from 2024 to 2033.
To determine the share of the program that is eligible for recovery through development
charges, the project costs are reduced by any anticipated grants, benefit to existing shares,
or replacement shares.
Benefit to existing (BTE) shares represent portions of costs that benefit existing residents
of the Municipaliy. A replacement share occurs when a new facility will, at least in part,
replace a facility that is demolished, redeployed or will otherwise not be available to serve
its former function. The BTE and replacement shares of the capital program are not deemed
to be development-related and are therefore removed from the development charge
Appendix C | 99
calculation. The capital cost for these shares will require funding from non-development
charge sources, typically property taxes or utility rates.
The capital program less any replacement or benefit to existing shares, yields the net
development-related capital program. Although deemed development-related, not all of the
net development-related capital program may be recoverable from development charges in
the period from 2024 to 2033. For some of the services, a portion of the capital program will
service growth that will not occur until after 2033. This portion of the capital program is
either deemed "pre-built" service capacity to be considered as committed excess capacity
to be recovered under future development, or represents a service level increase. The
capital costs associated with this "post-period" benefit is also removed from the
development charge calculation.
CALCULATION OF DEVELOPMENT CHARGE RATES
The first step when determining the development charge rate is to allocate the
development-related net capital cost between the residential and non-residential sectors.
For the services of Roads and Related and Stormwater the development-related costs have
been apportioned as 60.6% residential, 31.5% to other non-residential, and 7.9% to
industrial. This apportionment is based on the anticipated shares of population growth in
new units and employment growth in the entire Municipality over the 10-year forecast
period.
The development-related costs associated with the Waterworks and Sanitary Sewer
Services have been allocated 64.8% to the residential sector, 26.8% to other non-residential,
and 8.4% to industrial. These allocations based on shares of population growth in new units
and employment growth in those areas of the Municipality that receive water and sewer
services.
The residential share of the 2024-2033 development charge-eligible costs are then divided
by the forecast population growth in new units. This results in the residential development
charge per capita. The non-residential development-related net capital costs are divided by
the forecast increase in non-residential gross floor area (GFA). This yields a charge per
square metre of new non-residential GFA.
Appendix C | 100
APPENDIX C.1
SERVICES RELATED TO A HIGHWAY:
ROADS & RELATED TECHNICAL APPENDIX
Appendix C | 101
SERVICES RELATED TO A HIGHWAY: ROADS &
RELATED
The Municipality of Meaford Environmental and Transportation Services Department is
responsible for all road construction and maintenance, including potholes, grading and
ditching. The Municipality strives to maintain roads, bridges and sidewalks to a high
standard, while remaining financially responsible to ratepayers.
This section provides the detailed analysis undertaken to establish the development charge
rates for the eligible municipal-wide roads and related infrastructure.
The development-related roads infrastructure projects are required to service the demands
of new development over the period from 2024 to 2033, for a growth of approximately 1,454
people in new households, a non-industrial total employment growth of 757 new employees,
and an industrial employment growth of 189 new employees. This forecast is discussed in
more detail in Appendix A.
Tables 1, 2, and 3 provide details of the projects included in the Municipal-wide Services
Related to a Highway: Roads & Related engineered infrastructure development charges
calculation. The content of the tables is as follows:
Table 1
Historical Service Levels
Table 2
Roads & Related Capital Program 2024-2033
Table 3
Residential and Non-Residential Cash Flow
TABLE 1
HISTORICAL SERVICE LEVELS
As shown in Table 1, the Municipality operates 382 kilometres of asphalt, gravel, concrete and
natural surface roads. All roads have a combined replacement cost of $178.99 million. The
value of the 77 bridges is estimated at $121.35 million. The two traffic signals in Meaford are
valued at $361,000 and the nearly 24 kilometres of sidewalks in 2023 were worth $4.05 million.
The current value of the Roads & Related capital infrastructure is valued at approximately
$304.75 million and has provided Meaford with a fifteen-year average historical service
level of $22,545.85 per capita and employment. This, when multiplied by the net population
and employment growth (2,044) from 2024 to 2033 results in a calculated maximum
allowable funding envelope of $46.09 million.
Appendix C | 102
TABLES 2 & 3 2024-2033 DEVELOPMENT-RELATED CAPITAL PROGRAM
& CALCULATIONS OF DEVELOPMENT CHARGES
The total cost of the Roads & Related capital program is $14.45 million (Table 2) and
provides for the undertaking of various road upgrades, the construction of new sidewalks,
road improvements and urbanizations, and a Transportation Master Plan Update. About
$3.23 million has been identified as a replacement/benefit to existing share, which will be
funded from non-development charge sources. This benefit to existing component is related
to the portion of road upgrades that are replacements along with sidewalk and road
improvements that will benefit existing residents. The Municipality has approximately
$655,500 in available Roads & Related DC reserves to offset the cost of the projects, these
funds are applied to the projects in the initial years of the program. Additionally, $4.92
million in costs will benefit development beyond the planning horizon. These post-2033
costs are related to road improvements and urbanizations and the Industrial Park Road and
will benefit growth beyond the 2033 planning horizon.
The total development-related Roads & Related capital program for the 2024-2033 period is
$5.64 million, as shown in Tables 2 and 3. The development-related costs have been allocated
61%, or $3.41 million, to residential development, 32%, or $1.78 million to other non-residential
development, and 8%, or $444,800, to industrial development. The allocation of costs is based
on shares of population and employment growth over the planning period from 2024-2033.
The residential costs are recovered against the population growth in new dwelling units
over the period 2024-2033 of 1,454 persons yielding a charge of $2,348.16 per capita. The
non-residential costs are recovered against the forecast development in other non-
residential floor area over the period 2024-2033 of 45,676 square metres yielding a charge
of $38.93 per square metre. The industrial costs are recovered against the forecast
development in industrial floor area over the period 2024-2033 of 18,943 square metres
yielding a charge of $23.48 per square metre.
15-year Hist.
Service Level
Residential
Other
Industrial
per pop+empl
Total
Net DC Recoverable
$/capita
$/sq.m
$/sq.m
$22,545.85
$14,449,938
$5,637,213
$2,348.16
$38.93
$23.48
Development-Related Capital Program
Development Charge
2024 - 2033
SERVICES RELATED TO A HIGHWAY: ROADS & RELATED SUMMARY
Calculated
Appendix C | 103
MUNICIPALITY OF MEAFORD
INVENTORY OF CAPITAL ASSETS
ROADS AND RELATED
ROADS
Number of Kilometres
UNIT COST
Type of Road
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/km)
Asphalt Surface
97
97
97
97
97
121
121
117
117
117
117
117
117
117
117
$574,000
Surface Treatment
106
106
106
106
106
82
82
82
82
82
82
82
82
82
82
$492,000
Gravel/Granular Surface
172
172
172
172
172
172
172
177
172
172
172
172
172
172
172
$410,000
Concrete Surface
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
$574,000
Natural Surface
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
$16,000
Reclamite
-
-
-
-
-
-
-
-
5
5
5
5
5
5
5
$63,000
Total (km)
380
380
380
381
381
381
381
382
382
382
382
382
382
382
382
Total ($000)
$178,156.9
$178,386.5
$178,386.5
$178,673.5
$178,673.5
$180,599.7
$180,599.7
$180,353.7
$178,618.7
$178,991.8
$178,991.8
$178,991.8
$178,991.8
$178,991.8
$178,991.8
BRIDGES & CULVERTS
Number of Bridges & Culverts
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Bridges
86
86
86
86
86
86
80
80
80
80
80
77
77
77
77
$1,576,000
Total (#)
86
86
86
86
86
86
80
80
80
80
80
77
77
77
77
Total ($000)
$135,536.0
$135,536.0
$135,536.0
$135,536.0
$135,536.0
$135,536.0
$126,080.0
$126,080.0
$126,080.0
$126,080.0
$126,080.0
$121,352.0
$121,352.0
$121,352.0
$121,352.0
TRAFFIC SIGNALS
Number of Traffic Signals
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/unit)
Signalized Intersections
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$328,000
Signalized Crosswalk
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$33,000
Total (#)
1
1
1
1
1
1
1
1
1
1
1
2
2
2
2
Total ($000)
$328.0
$328.0
$328.0
$328.0
$328.0
$328.0
$328.0
$328.0
$328.0
$328.0
$328.0
$361.0
$361.0
$361.0
$361.0
SIDEWALKS
# of Kilometres
UNIT COST
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
($/km)
Sidewalks
26.3
26.3
26.7
26.7
26.7
27.0
27.0
27.0
23.5
23.5
23.5
23.5
23.5
23.5
23.5
$172,000
Total (km)
26.3
26.3
26.7
26.7
26.7
27.0
27.0
27.0
23.5
23.5
23.5
23.5
23.5
23.5
23.5
Total ($000)
$4,523.6
$4,523.6
$4,592.4
$4,592.4
$4,592.4
$4,635.4
$4,635.4
$4,635.4
$4,047.2
$4,047.2
$4,047.2
$4,047.2
$4,047.2
$4,047.2
$4,047.2
APPENDIX C.1
TABLE 1
Appendix C | 104
MUNICIPALITY OF MEAFORD
CALCULATION OF SERVICE LEVELS
ROADS AND RELATED
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
Historical Population
11,008
11,038
11,068
11,100
11,078
11,056
11,034
11,012
10,991
11,088
11,186
11,285
11,385
11,485
11,588
Historical Employment
2,910
2,829
2,750
2,673
2,599
2,646
2,693
2,741
2,790
2,838
2,755
2,674
2,595
2,519
2,445
Historical Population + Employment
13,918
13,867
13,818
13,773
13,677
13,702
13,727
13,753
13,781
13,926
13,941
13,959
13,980
14,004
14,033
INVENTORY SUMMARY ($000)
Roads
$178,156.9
$178,386.5
$178,386.5
$178,673.5
$178,673.5
$180,599.7
$180,599.7
$180,353.7
$178,618.7
$178,991.8
$178,991.8
$178,991.8
$178,991.8
$178,991.8
$178,991.8
Bridges & Culverts
$135,536.0
$135,536.0
$135,536.0
$135,536.0
$135,536.0
$135,536.0
$126,080.0
$126,080.0
$126,080.0
$126,080.0
$126,080.0
$121,352.0
$121,352.0
$121,352.0
$121,352.0
Traffic Signals
$328.0
$328.0
$328.0
$328.0
$328.0
$328.0
$328.0
$328.0
$328.0
$328.0
$328.0
$361.0
$361.0
$361.0
$361.0
Sidewalks
$4,523.6
$4,523.6
$4,592.4
$4,592.4
$4,592.4
$4,635.4
$4,635.4
$4,635.4
$4,047.2
$4,047.2
$4,047.2
$4,047.2
$4,047.2
$4,047.2
$4,047.2
Total ($000)
$318,544.5
$318,774.1
$318,842.9
$319,129.9
$319,129.9
$321,099.1
$311,643.1
$311,397.1
$309,073.9
$309,447.0
$309,447.0
$304,752.0
$304,752.0
$304,752.0
$304,752.0
Average
SERVICE LEVEL ($/pop+empl)
Service
Level
Roads
$12,800.47
$12,864.10
$12,909.72
$12,972.74
$13,063.36
$13,180.54
$13,156.53
$13,113.77
$12,961.23
$12,852.97
$12,839.24
$12,822.68
$12,803.42
$12,781.48
$12,755.43
$12,925.18
Bridges & Culverts
$9,738.18
$9,774.00
$9,808.66
$9,840.70
$9,909.44
$9,891.69
$9,184.82
$9,167.45
$9,148.83
$9,053.50
$9,043.83
$8,693.46
$8,680.40
$8,665.52
$8,647.87
$9,283.22
Traffic Signals
$23.57
$23.65
$23.74
$23.81
$23.98
$23.94
$23.89
$23.85
$23.80
$23.55
$23.53
$25.86
$25.82
$25.78
$25.73
$24.30
Sidewalks
$325.02
$326.21
$332.35
$333.43
$335.76
$338.30
$337.68
$337.05
$293.68
$290.62
$290.31
$289.93
$289.50
$289.00
$288.41
$313.15
Total ($/pop+empl)
$22,887.24
$22,987.97
$23,074.46
$23,170.69
$23,332.55
$23,434.47
$22,702.93
$22,642.12
$22,427.54
$22,220.64
$22,196.90
$21,831.93
$21,799.14
$21,761.78
$21,717.44
$22,545.85
MUNICIPALITY OF MEAFORD
CALCULATION OF MAXIMUM ALLOWABLE
ROADS AND RELATED
15-Year Funding Envelope Calculation
15 Year Average Service Level 2009 - 2023
$22,545.85
Net Population & Employment Growth in New Space 2024 - 2033
2,044
Maximum Allowable Funding Envelope
$46,092,564
APPENDIX C.1
TABLE 1
Appendix C | 105
Gross
Net DC
Cost
Grants
Replacement
Available DC
Post
Recoverable
NO.
Road
Start Year
Completion Year
(2024 $)
/Subsidies
& BTE Shares
Reserves
2033
2024-2033
Roads Projects
1
Legion Road
2025
2025
$902,250
$0
$225,563
655,470
$
$0
$21,217
2
Sidewalk infill Priority projects
2025
2030
$1,006,641
$0
$463,055
$0
$0
$543,586
3
Industrial Park Road
2025
2027
$1,848,050
$0
$110,883
$0
$868,584
$868,584
4
Transportation Master Plan Update
2030
2031
$150,000
$0
$0
$0
$0
$150,000
5
Rural collector road improvements
2024
2045
$3,601,465
$0
$900,366
$0
$1,350,549
$1,350,549
6
Other rural road improvements
2024
2045
$3,601,465
$0
$900,366
$0
$1,350,549
$1,350,549
7
Ridge Road Urbanization
2027
2027
$3,340,068
$0
$634,612.93
$0
$1,352,728
$1,352,728
Subtotal Roads Projects
$14,449,938
$0
$3,234,846
$655,470
$4,922,410
$5,637,213
SERVICES RELATED TO A HIGHWAY: ROADS & RELATED
APPENDIX C.1
TABLE 2
MUNICIPALITY OF MEAFORD
DEVELOPMENT-RELATED CAPITAL PROGRAM
Anticipated Timing
Appendix C | 106
Ultimate Year Growth in Population in New Units
1,454
Ultimate Growth in New Building Space (Sq.M)
64,619
New Other Non-Residential Space (sq.m)
45,676
New Industrial Space (sq.m)
18,943
Grants/
Available
Post
Total
Gross
Subsidies/Other
Non-Growth
DC
Period
Net Capital
Project Cost
Recoveries
Share
Reserves
Allocation
Costs
($000)
($000)
($000)
($000)
($000)
($000)
%
($000)
%
($000)
%
($000)
SERVICES RELATED TO A HIGHWAY: ROADS & RELATED TO 2033
Roads Projects
$14,449.94
$0.00
$3,234.85
$655.47
$4,922.41
$5,637.21
60.6%
$3,414.23
31.5%
$1,778.17
7.9%
$444.82
TOTAL SERVICES RELATED TO A HIGHWAY: ROADS & RELATED TO 2033
$14,449.94
$0.00
$3,234.85
$655.47
$4,922.41
$5,637.21
$3,414.23
$1,778.17
$444.82
Unadjusted Development Charge Per Capita ($)
$2,348.16
Unadjusted Development Charge Per Sq. M. ($)
$38.93
$23.48
Residential
Share
Industrial
Non-Residential Share
Other Non-Res
Growth-Related Capital Forecast
SERVICES RELATED TO A HIGHWAY: ROADS & RELATED TO 2033
APPENDIX C.1
TABLE 3
MUNICIPALITY OF MEAFORD
SUMMARY OF RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGES
Appendix C | 107
APPENDIX C.2
WATER INFRASTRUCTURE TECHNICAL APPENDIX
Appendix C | 108
WATER INFRASTRUCTURE
The Municipality of Meaford Environmental and Transportation Services Department
includes the Public Works division, which is responsible for overseeing the design and
construction of all new pumping stations and watermains.
This section provides the detailed analysis undertaken to establish the development charge
rates for the eligible water infrastructure. The recovery of the water development charges
are calculated on a municipal-wide basis. Historically, the Municipality has levied area-
specific water development charges. However, many water infrastructure works will be
required to service residential and non-residential development to build-out of the
municipal lands that provide a municipal-wide benefit. For this reason, the Municipality will
exclusively levy a municipal-wide water development charge moving forward.
The development-related water infrastructure projects are required to service the demands
of new development over the period from 2024 to 2033. Forecasts of serviced dwelling
units, population growth in new units, employment and serviced non-residential building
space are projected on a municipal-wide basis. This forecast is discussed in more detail in
Appendix A.
The following tables set out the 2024 to 2033 development-related capital forecast and the
calculation of the development charge for water. The cost, quantum and description of the
projects included in the forecast have been provided by Municipal staff and are based off
master servicing plans. The content of the tables is as follows:
Table 1
Development-Related Waterworks Capital Program
Table 2
Development Charge Calculation
The Municipality will require various upgrades to the water treatment plant, as well as a
new in-ground water storage facility to service development municipal-wide. The capital
program also includes recoveries of the negative development charge reserve fund balance,
the Nelson Street booster Station, and previous water treatment plan upgrades. The capital
program also includes upgrades at the Industrial Park, a master servicing plan, and water
modeling updates. The gross cost of the municipal-wide capital program is $16.75 million,
as shown on Table 1. Benefit to existing shares amount to $1.18 and account for 46% of the
water treatment plant upgrade recoveries per the Municipality's most recent Master
Servicing Plan. The Nelson Street Booster Station recovery has a benefit to existing share
of 23%, in-line with the most recent DC Study. The water modeling update has a 13%
benefit to existing share representative of the share of existing dwelling units relative to the
Appendix C | 109
development potential within the service area. The remaining projects will fully benefit
future development. Of the remaining development-related costs, $7.64 million will benefit
development beyond the 2033 planning horizon. This post period share of costs will provide
capacity beyond the level of development expected in the Municipality by 2033. The
remaining development-related share eligible for recovery through development charges is
$7.92 million.
The calculation of the municipal-wide residential and non-residential development charges
for water services is shown on Table 2. The net DC recoverable share, $7.92 million is
allocated to the residential (65%), other non-residential (27%) and industrial (8%) sectors,
based on shares of anticipated serviced gross population and employment growth
throughout Meaford to 2033. The residential share totals $5.13 million and, when divided by
the anticipated growth in serviced population in new units (1,454) a charge of $3,528.67 per
capita results.
The other non-residential share totals $2.12 million, which yields a development charge of
$70.57 per square metre when divided by the increase in services non-residential building
space (30,050 square metres). The industrial share ($668,450) yields a development charge
of $35.29 per square metres when divided by the increase in serviced industrial building
space to 2033 (18, 943 square metres). These charges are to be levied on all serviced
development in the Municipality, regardless of location.
Development Charge
Residential
Other
Industrial
Total
Net DC Recoverable
$/capita
$/sq.m
$/sq.m
$16,745,434
$7,919,873
$3,528.67
$70.57
$35.29
SYSTEM-WIDE WATER
Calculated
2024 - 2033
Development-Related Capital Program
Appendix C | 110
MUNICIPAL-WIDE WATERWORKS
Anticipated
Gross
Net DC
Timing
Cost
Grants
Available
Post
Recoverable
(year)
(2024 $)
/Subsidies
%
$
DC Reserves
2033
2024-2033
1
Recovery of Negative Reserve Fund Balance
2024
15,112
$
-
$
0%
-
$
-
$
-
$
15,112
$
2
Recovery of Nelson Street Booster Station
2024-2048
4,621,872
$
-
$
23%
1,063,000
$
-
$
1,779,436
$
1,779,436
$
3
Recovery from Install of VFD's at the water treatment
plant
2021/2022
199,000
$
-
$
46%
91,500
$
-
$
-
$
107,500
$
4
Recovery from SCADAand Emergency Dialer Upgrades
at water treatment plant for Nelson Street BPS and
2021/2022
49,000
$
-
$
46%
22,500
$
-
$
-
$
26,500
$
5
New Pipe to connect in-ground storage to network
2028
1,950,000
$
-
$
0%
-
$
-
$
975,000
$
975,000
$
6
New In Ground water storage facility
2030
7,500,000
$
-
$
0%
-
$
-
$
3,750,000
$
3,750,000
$
7
Industrial Park
2025-2027
2,280,450
$
-
$
0%
-
$
-
$
1,140,225
$
1,140,225
$
8
Master Servicing Plan Update - Water Share
2025
100,000
$
-
$
0%
-
$
-
$
-
$
100,000
$
9
Water Modeling Update
2025
30,000
$
-
$
13%
3,900
$
-
$
-
$
26,100
$
Sub-Total Municipal-Wide Waterworks
16,745,434
$
-
$
1,180,900
$
-
$
7,644,661
$
7,919,873
$
APPENDIX C.2
TABLE 1
MUNICIPALITY OF MEAFORD
2024 DEVELOPMENT CHARGES STUDY
WATERWORKS DEVELOPMENT-RELATED CAPITAL PROGRAM
SYSTEM-WIDE WATER
Less:
#
Project
Benefit to Existing Shares
Appendix C | 111
Ultimate Year Growth in Population in New Units
1,454
Ultimate Growth in New Building Space (Sq.M)
48,993
New Other Non-Residential Space (sq.m)
30,050
New Industrial Space (sq.m)
18,943
Grants/
Benefit
Available
Post
Total
Gross
Subsidies/Other
to Existing
DC
Period
Net Capital
Project Cost
Recoveries
Share
Reserves
Allocation
Costs
($000)
($000)
($000)
($000)
($000)
($000)
%
($000)
%
($000)
%
($000)
SYSTEM-WIDE WATER TO 2033
Municipal-Wide Waterworks
$16,745.43
$0.00
$1,180.90
$0.00
$7,644.66
$7,919.87
64.8%
$5,130.69
26.8%
$2,120.73
8.4%
$668.45
TOTAL SYSTEM-WIDE WATER TO 2033
$16,745.43
$0.00
$1,180.90
$0.00
$7,644.66
$7,919.87
$5,130.69
$2,120.73
$668.45
Unadjusted Development Charge Per Capita ($)
$3,528.67
Unadjusted Development Charge Per Sq. M. ($)
$70.57
$35.29
SYSTEM-WIDE WATER TO 2033
APPENDIX C.2
TABLE 2
MUNICIPALITY OF MEAFORD
SUMMARY OF RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGES
Non-Residential Share
Other Non-Res
Growth-Related Capital Forecast
Residential
Share
Industrial
Appendix C | 112
APPENDIX C.3
SANITARY-SEWER TECHNICAL APPENDIX
Appendix C | 113
SANITARY-SEWER
The Environmental and Transportation Services department includes the Public Works
division, which is responsible for overseeing the design and construction of all new sanitary
sewers, wastewater treatment plant, pumping stations and force mains.
This section provides the detailed analysis undertaken to establish the development charge
rates for the eligible municipal-wide sanitary-sewer infrastructure.
The development-related sewer infrastructure projects are required to service the demands
of new development over the period from 2024 to 2033. Forecasts of serviced dwelling
units, population growth in new units, employment and serviced non-residential building
space are projected on a municipal-wide basis for the calculation of the development
charges. This forecast is discussed in more detail in Appendix A.
The following tables set out the 2024 to 2033 development-related capital forecast and the
calculation of the development charge for sewer infrastructure. The cost, quantum and
description of the projects included in the forecast have been provided by Municipal staff
and are based on the Municipality of Meaford Water and Wastewater Servicing Master
Plan. The contents of the tables are as follows:
Table 1
Municipal-wide Development-Related Sanitary Sewer Capital Program
Table 2
Municipal-Wide Development Charge Calculation
As indicated in the 2015 Water and Wastewater SMP, the Municipality will require various
upgrades to wastewater infrastructure to service development to municipal-wide build-out.
The gross cost of the municipal-wide capital program is $109.77 million, as shown in Table
1. Grants and subsidies total $30.00 million and are all related to the new wastewater
treatment plant. Benefit to existing shares amount to $10.23 million and account for 13% of
the syphon upgrade, 25% of Sewage Pumping Station No. 3 upgrades, 22% of the
wastewater treatment plant engineering and administration, 61% of the new headwork's
building and primary treatment, 50% of the biosolids treatment, and 13% of the wastewater
modeling. These benefit to existing shares were determined in consultation with municipal
staff and are in-line with the 2015 Water and Wastewater Master Servicing Plan. The
benefit to existing shares represent the portion of sanitary sewer works that will be service
enhancements or infrastructure replacements. The remaining projects are determined to
fully benefit future development. Available reserve funds in the amount of $1.81 have been
applied to the earliest project in the capital program. Additionally, $50.77 million in costs
will benefit development beyond the 2033 planning horizon. These post period costs include
Appendix C | 114
50% shares of most growth-related sewer works to be done within the planning period. 55%
of all works related to updating the Wastewater Treatment Plant, and 100% of sewer works
that will occur near the end or outside of the planning period. These post period shares
represent the costs that will facilitate growth beyond 2033. The remaining development-
related share eligible for recovery through development charges is $16.97 million.
The calculation of the municipal-wide residential and non-residential development charges
for wastewater services is shown on Table 2. The net DC recoverable share, $16.97 million
is allocated to the residential (65%), other non-residential (27%) and industrial (8%) sectors,
based on shares of anticipated gross population and employment growth to 2033. The
residential share totals $10.99 million and, when divided by the anticipated growth in
population in new units (1,454) a charge of $7,559.69 per capita results.
The other non-residential share totals $4.54 million, yields a development charge of $151.19
per square metre when divided by the increase in other non-residential building space
(30,050). The industrial share of $1.43 million yields a development charge of $75.60 per
square metre when divided by the municipal-wide increase in industrial building space
(18,943). These charges are to be levied on all serviced development in the Municipality,
regardless of location.
Development Charge
Residential
Other
Industrial
Total
Net DC Recoverable
$/capita
$/sq.m
$/sq.m
$109,772,375
$16,967,217
$7,559.69
$151.19
$75.60
Development-Related Capital Program
Calculated
2024 - 2033
SYSTEM-WIDE SEWER
Appendix C | 115
MUNICIPAL-WIDE SANITARY SEWER
Anticipated
Gross
Net DC
Timing
Cost
Grants
Prior
Post
Recoverable
(year)
(2024 $)
/Subsidies
%
$
Growth
2033
2024-2033
1
Industrial Park
2025-2027
1,738,800
$
-
$
0%
-
$
-
$
869,400
$
869,400
$
2
Miller Street Sewermain
2033
1,173,000
$
-
$
0%
-
$
-
$
586,500
$
586,500
$
3
Nelson Street Sewermain
2033
1,368,500
$
-
$
0%
-
$
-
$
1,368,500
$
-
$
4
Pearson Street Sewermain
2033
508,300
$
-
$
0%
-
$
-
$
254,150
$
254,150
$
5
Syphon Upgrade
2024
3,290,595
$
-
$
13%
427,800
$
1,806,055
$
528,370
$
528,370
$
6
Sewage Pumping Station No. 3 Upgrades
2030
365,000
$
-
$
25%
91,300
$
-
$
136,850
$
136,850
$
7
WWTP Engineering and Admin
2021-2027
5,529,500
$
2,901,984
$
22%
578,100
$
-
$
1,127,179
$
922,237
$
8
Primary Treatment/Headworks
2026/2027
21,564,480
$
11,317,438
$
61%
6,250,700
$
-
$
2,197,988
$
1,798,354
$
9
Secondary Treatment
2026/2027
20,065,920
$
10,530,966
$
0%
-
$
-
$
5,244,225
$
4,290,729
$
10
Disinfection
2026/2027
1,276,800
$
670,088
$
0%
-
$
-
$
333,691
$
273,020
$
11
Biosolids Treatment
2026/2027
8,725,920
$
4,579,524
$
0%
-
$
-
$
2,280,518
$
1,865,878
$
12
Full buildout Engineering and Admin
2052-2055
3,133,000
$
-
$
0%
-
$
-
$
3,133,000
$
-
$
13
Full Buildout Secondary
2056/2057
14,135,520
$
-
$
0%
-
$
-
$
14,135,520
$
-
$
14
Full Buildout Tertiary Treatment
2056/2057
9,372,720
$
-
$
0%
-
$
-
$
9,372,720
$
-
$
15
Full Buildout Disinfection
2056/2057
225,120
$
-
$
0%
-
$
-
$
225,120
$
-
$
16
Full Buildout Biosolids Treatment
2056/2057
5,752,320
$
-
$
50%
2,876,200
$
-
$
2,876,120
$
-
$
17
WWTF Contract - Financing Costs1 - Development-Related Share Only
2026
8,859,380
$
-
$
0%
-
$
-
$
3,543,751.93
$
5,315,628
$
18
Master Servicing Plan Update - Wastewater Share
2025
100,000
$
-
$
0%
-
$
-
$
-
$
100,000
$
19
Wastewater Modeling Update
2025
30,000
$
-
$
13%
3,900
$
-
$
-
$
26,100
$
20
SPS #1 Expansion
2054
2,557,500
$
-
$
0%
-
$
-
$
2,557,500
$
-
$
Sub-Total Municipal-Wide Sanitary Sewer
109,772,375
$
30,000,000
$
10,228,000
$
1,806,055
$
50,771,103
$
16,967,217
$
SYSTEM-WIDE SEWER
Less:
#
Project
Non-Growth Shares
SANITARY SEWER GROWTH-RELATED CAPITAL PROGRAM
APPENDIX C.3
TABLE 1
MUNICIPALITY OF MEAFORD
2024 DEVELOPMENT CHARGES STUDY
Appendix C | 116
Ultimate Year Growth in Population in New Units
1,454
Ultimate Growth in New Building Space (Sq.M)
48,993
New Other Non-Residential Space (sq.m)
30,050
New Industrial Space (sq.m)
18,943
Grants/
Benefit
Available
Post
Total
Gross
Subsidies/Other
to Existing
DC
Period
Net Capital
Project Cost
Recoveries
Share
Reserves
Allocation
Costs
($000)
($000)
($000)
($000)
($000)
($000)
%
$000
%
($000)
%
($000)
SYSTEM-WIDE SEWER TO 2033
Municipal-Wide Sanitary Sewer
$109,772.37
$30,000.00
$10,228.00
$1,806.06
$50,771.10
$16,967.22
64.8%
$10,991.78
26.8%
$4,543.37
8.4%
$1,432.06
TOTAL SYSTEM-WIDE SEWER TO 2033
$109,772.37
$30,000.00
$10,228.00
$1,806.06
$50,771.10
$16,967.22
$10,991.78
$4,543.37
$1,432.06
Unadjusted Development Charge Per Capita ($)
$7,559.69
Unadjusted Development Charge Per Sq. M. ($)
$151.19
$75.60
APPENDIX C.3
TABLE 2
MUNICIPALITY OF MEAFORD
SUMMARY OF RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGES
SYSTEM-WIDE SEWER TO 2033
MUNICIPAL-WIDE SANITARY SEWER
Growth-Related Capital Forecast
Residential
Share
Industrial
Non-Residential Share
Other Non-Res
Appendix C | 117
APPENDIX C.4
STORMWATER TECHNICAL APPENDIX
Appendix C | 118
STORMWATER
The Environmental and Transportation Services department includes the Public Works
division, which is responsible for overseeing the design and construction of stormwater
infrastructure.
This section provides the detailed analysis undertaken to establish the development charge
rates for the eligible municipal-wide wastewater infrastructure.
The development-related stormwater projects are required to service the demands of new
development over the period from 2024 to 2033. Forecasts of dwelling units, population
growth in new units, employment and non-residential building space are projected on a
municipal-wide basis for the calculation of the development charges. This forecast is
discussed in more detail in Appendix A.
The following tables set out the 2024 to 2033 development-related capital forecast and the
calculation of the development charge for sewer infrastructure. The cost, quantum and
description of the projects included in the forecast have been provided by Municipal staff
and all projects align with road upgrades (see Appendix C.1). The contents of the tables are
as follows:
Table 1
Stormwater Capital Program
Table 2
Stormwater Charge Calculation
The gross cost of the municipal-wide capital program is $5.57 million, as shown on Table 1.
Benefit to existing shares amount to $875,400 and accounts for the replacement shares of
each road construction. These benefit to existing shares were determined in consultation
with Municipal staff and are in-line with the coinciding road upgrades. About $2.07 million
in costs will benefit development beyond the 2033 planning horizon. Similarly, these post
period shares are in-line with the overlapping road projects. The remaining development-
related share eligible for recovery through development charges is $2.62 million.
The calculation of the municipal-wide residential and non-residential development charges
for stormwater is shown on Table 2. The net DC recoverable share, $2.62 million is
allocated to the residential (61%), other non-residential (32%) and industrial (8%) sectors,
based on shares of anticipated gross population and employment growth to 2033. The
residential share totals $1.59 million and, when divided by the anticipated growth in
population in new units (1,454) results in a charge of $1,090.57 per capita.
Appendix C | 119
The other non-residential share totals $825,850 and yields a development charge of $18.08
per square metre when divided by the increase in other non-residential building space
(45,676). The industrial share of $206,590 yields a development charge of $10.91 per square
metre when divided by the municipal-wide increase in industrial building space (18,943).
These charges are to be levied on all development in the Municipality, regardless of location.
Residential
Other
Industrial
Total
Net DC Recoverable
$/capita
$/sq.m
$/sq.m
$5,568,300
$2,618,136
$1,090.57
$18.08
$10.91
2024 - 2033
Calculated
STORMWATER
Development-Related Capital Program
Development Charge
Appendix C | 120
Gross
Net DC
Cost
Grants
Replacement
Available DC
Post
Recoverable
NO.
Road
(meters)
Start Year
Completion Year
(2024 $)
/Subsidies
& BTE Shares
Reserves
2033
2024-2033
Storm Sewer Projects
1
Legion Street
350
2025
2025
$724,500
$0
$181,125
$0
$0
$543,375
2
Ridge Road
1500
2027
2027
$3,105,000
$0
$589,950
$0
$1,257,525
$1,257,525
3
Industrial Park
840
2025
2027
$1,738,800
$0
$104,328
$0
$817,236
$817,236
Subtotal Storm Sewer Projects
$5,568,300
$0
$875,403
$0
$2,074,761
$2,618,136
APPENDIX C.4
TABLE 1
Length of
Improvement
Anticipated Timing
MUNICIPALITY OF MEAFORD
DEVELOPMENT-RELATED CAPITAL PROGRAM
STORMWATER
2024 DEVELOPMENT CHARGES STUDY
Appendix C | 121
Ultimate Year Growth in Population in New Units
1,454
Ultimate Growth in New Building Space (Sq.M)
64,619
New Other Non-Residential Space (sq.m)
45,676
New Industrial Space (sq.m)
18,943
Grants/
Available
Post
Total
Gross
Subsidies/Other
Non-Growth
DC
Period
Net Capital
Project Cost
Recoveries
Share
Reserves
Allocation
Costs
($000)
($000)
($000)
($000)
($000)
($000)
%
($000)
%
($000)
%
($000)
STORMWATER TO 2033
Storm Sewer Projects
$5,568.30
$0.00
$875.40
$0.00
$2,074.76
$2,618.14
60.6%
$1,585.70
31.5%
$825.85
7.9%
$206.59
TOTAL STORMWATER TO 2033
$5,568.30
$0.00
$875.40
$0.00
$2,074.76
$2,618.14
$1,585.70
$825.85
$206.59
Unadjusted Development Charge Per Capita ($)
$1,090.57
Unadjusted Development Charge Per Sq. M. ($)
$18.08
$10.91
Residential
Non-Residential Share
Share
Other Non-Res
Industrial
Growth-Related Capital Forecast
APPENDIX C.4
TABLE 2
MUNICIPALITY OF MEAFORD
SUMMARY OF RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGES
STORMWATER TO 2033
Appendix C | 122
APPENDIX D
RESERVE BALANCES
Appendix D | 123
DEVELOPMENT CHARGES RESERVE FUND
The Development Charges Act requires that a reserve fund be established for each service
for which development charges are collected. Table 1 presents the uncommitted reserve
fund balances that are available to help fund the development-related net capital costs
identified in the Study. The opening balances of the development charges reserve funds as
at December 31, 2023. All of the available reserve fund balances are therefore accounted
for in the Study.
As shown on Table 1, the December 31, 2023 total reserve fund balance was approximately
$4.54 million. It is important to note that going forward each area-based water and sewer
reserves will collapse into a single system-wide reserve, one each for water and sanitary-
sewer services.
The application of the available monies in each of the reserve funds is discussed in the
appendix section related to each service. These funds are assigned to projects in the initial
years of the capital program for each service. This has the effect of reducing and deferring
capital costs brought forward to the development charge calculation and the cash flow
analysis.
Appendix D | 124
Reserve Fund
Service
Balance as at
December 31, 2023
Public Library
(54,850)
$
Fire Protection Services
96,996
$
Parks & Recreation
1,038,789
$
Development-Related Studies
(3,021)
$
Services Related To A Highway: Public Works
909,814
$
Services Related To A Highway: Roads & Related
655,470
$
Water
(15,112)
$
System-Wide Water
143,196
$
Water Area 2
(322,342)
$
Water Area 3
164,034
$
Sewer
1,806,055
$
System-Wide Sewer
1,837,817
$
Sewer Area 1
-
$
Sewer Area 2
(31,762)
$
Sewer Area 3
108,533
$
Total Development Charge Reserves
4,542,674
$
DEVELOPMENT CHARGE RESERVE FUND BALANCE BY ACCOUNT
AS AT DECEMBER 31, 2023
APPENDIX D
TABLE 1
MUNICIPALITY OF MEAFORD
Appendix D | 125
APPENDIX E
COST OF GROWTH ANALYSIS
Appendix E | 126
COST OF GROWTH ANALYSIS
A.
ASSET MANAGEMENT PLAN
The Development Charges Act, 1997 now requires that municipalities complete an Asset
Management Plan before passing a development charges by-law. A key function of the
Asset Management Plan is to demonstrate that all assets proposed to be funded under the
development charges by-law are financially sustainable over their full life cycle.
i.
Asset Types
A summary of the future Municipal-owned assets and estimated useful life assumptions for
eligible DC services considered as part of the study are outlined in Tables 1 and 2. Although
all capital assets considered in the study have been identified, not all assets necessitate
future replacement or ongoing maintenance activities. Some projects do not relate to the
emplacement of a tangible capital asset - some examples include the acquisition of land,
recovery of completed projects or the undertaking of development-related studies. These
projects/costs do not necessarily require future replacement or ongoing maintenance.
Such projects are identified as "not infrastructure" in the table.
It should be noted that the capital cost estimates prepared for each of the projects
identified in this section include grouped costs of various individual elements, which, as a
stand-alone item, may have its own useful life (ex. New buildings include: HVAC, structural
elements, roof, etc.). Accordingly, the average useful life assumptions noted below are
applicable to all project components.
TABLE 1
SUMMARY OF MUNICIPALITY ASSETS CONSIDERED FOR GENERAL
SERVICES
Public Library
Recovery of Negative Reserve Fund Balance
Recovery of Completed Projects
E-resources
Not infrastructure
Not infrastructure
20 years
Fire Protection Services
Buildings
Equipment
40 years
20 years
Parks & Recreation
Buildings, Land & Furnishings
Vehicles
Parks and Amenities
Studies
30-50 years
13 years
20-30 years
Not infrastructure
Appendix E | 127
TABLE 1
SUMMARY OF MUNICIPALITY ASSETS CONSIDERED FOR GENERAL
SERVICES
Public Works
Buildings
Vehicles
50 years
14 years
Development Related Studies
Recover of Negative Reserve Fund Balance
Development Related Studies
Not Infrastructure
Not Infrastructure
No annual provisions have been identified for Development-Related Studies as the plan
updates and studies included are not infrastructure and therefore have no long-term
financial requirements.
TABLE 2
SUMMARY OF MUNICIPALITY ASSETS CONSIDERED FOR ENGINEERD
SERVICES
Roads & Related
Road Improvements
Studies
30 years
Not Infrastructure
Water
Recovery of Negative Reserve Fund Balance
Recovery of Completed Projects
Water Infrastructure
Studies
Not infrastructure
Not infrastructure
50 years
Not Infrastructure
Sanitary-Sewer
Recovery of Completed Projects
Engineering and Administration
Sanitary-Sewer Infrastructure
Studies
Not infrastructure
Not Infrastructure
50 years
Not Infrastructure
Stormwater
Stormwater Improvements
50 years
ii.
Annual Provision
When assets require rehabilitation or are due for replacement, the source of funds is limited
to reserves or contributions from operating. Capital expenditures to carry out the
rehabilitation and replacement of aging infrastructure are not growth-related and are
therefore not eligible for funding through development charge revenues or other developer
contributions.
Appendix E | 128
Based on the useful life assumptions and the capital cost of acquiring and/or emplacing
each asset, a provision for infrastructure replacement has been calculated for both the
general and engineered services. Provisions for infrastructure replacement are initially
calculated for each asset based on their useful life and the anticipated cost of replacement.
The aggregate of all individual provisions form the required annual capital provision. In
calculating the annual provisions, a number of assumptions are made to account for
inflation (2.0 %) and interest (3.5 %).
Consistent with the requirements of the DCA, assets that are proposed to be funded under
the development charges by-law have been included in the analysis. As a result, the total
calculated annual provision for development charge related infrastructure has been netted
down to consider the replacement of existing infrastructure or benefit-to-existing
development. However, for reference, the annual replacement provisions associated with
the non-development charge funded costs, including costs related to the benefit-to-existing
and post-period benefit have also been calculated.
Tables 3 and 4 provide the calculated annual asset management contribution for both the
gross capital expenditures by 2034 and the share related to the 2024-2033 DC recoverable
portion. The year 2034 has been included to calculate the annual contribution for the 2024-
2033 period as the expenditures in 2034 will not trigger asset management contributions
until 2031. As shown in Tables 3 and 4, by 2034, the Municipality will need to fund an
additional $393,700 for general services and $1.84 million for engineered services to
properly fund the full life cycle costs of the new assets related to all services supported
under the development charges by-law.
Service
DC Related
Non-DC Related*
DC Related
Non-DC Related*
Public Library
$600,491
$1,192,892
$4,421
$2,211
Fire Protection Services
$910,000
$850,000
$89,576
$44,016
Parks & Recreation
$2,441,568
$5,384,703
$240,567
$149,671
Services Related To A Highway: Public Works
$1,025,000
$500,000
$59,116
$10,534
TOTAL
$4,977,058
$7,927,595
$393,680
$206,431
APPENDIX E
TABLE 3
MUNICIPALITY OF MEAFORD
ANNUAL ASSET MANAGEMENT PROVISION BY 2034
2024 - 2033
Calculated AMP Annual
Capital Program
Provision by 2034
* Includes costs that will be recovered under future development charges studies (i.e. other development-related) and ineligible shares.
Appendix E | 129
iii.
Future Revenue Growth
The calculated annual funding provision should be considered within the context of the
Municipality's projected growth. Over the next ten years, the Municipality is projected to
increase by approximately 635 households. In addition, the Municipality will also add about
946 new employees that will result in approximately 64,619 square metres of additional
non-residential building space.
This growth will have the effect of increasing the overall assessment base. This leads to
additional user fee and charge revenues to offset the capital asset provisions required to
replace the infrastructure proposed to be funded under the development charges by-law.
The collection of these funds is intended to be allocated to the Municipality's reserves for
future replacement of these assets.
B.
LONG-TERM CAPITAL AND OPERATING IMPACTS
As shown in Table 5, by 2033, the Municipality's net operating costs are estimated to
increase by $860,500 for property tax supported services. It is important to note that
associated operating costs of major facilities will be reviewed and updated through future
studies and plans. Increases in net operating costs will happen as facilities undergo space
expansion, the Municipality adds new buildings, and the Municipality's roadway network
expands, and with the acquisition of fleet.
Service
DC Related
Non-DC Related*
DC Related
Non-DC Related*
Services Related To A Highway: Roads & Related
$6,292,683
$8,157,255
$256,285
$132,216
System-Wide Water
$7,919,873
$8,825,561
$258,386
$127,956
System-Wide Sewer
$17,777,772
$90,125,803
$1,212,272
$972,984
Stormwater
$2,618,136
$2,950,164
$116,715
$62,003
TOTAL
$34,608,464
$110,058,783
$1,843,658
$1,295,159
APPENDIX E
Capital Program
Provision by 2034
* Includes costs that will be recovered under future development charges studies (i.e. other development-related) and ineligible shares.
TABLE 4
MUNICIPALITY OF MEAFORD
ANNUAL ASSET MANAGEMENT PROVISION BY 2034
2024 - 2033
Calculated AMP Annual
Appendix E | 130
Table 6 summarizes the components of the development-related capital forecast that will
require funding from non-DC sources (e.g. property tax). In total, $19.28 million will need to
be financed from non-DC sources over the 2024-2033 planning period and is related to
facilities and infrastructure that will benefit the existing community. In addition, $37.43
million in interim DC financing related to other development related shares of projects may
be required. With that said, in order to carry out the capital program, debt may be issued for
various DC eligible costs to be later be paid for through development charge collections.
However, because DC By-laws must be revisited at least every five years, it is difficult to
determine the quantum of interim financing that may be necessary.
Council is made aware of these factors so that they understand the operating and capital
costs that will not be covered by DCs as it adopts the development-related capital forecast
set out in the study.
C.
THE PROGRAM IS DEEMED FINANCIALLY SUSTAINABLE
In summary, the asset management plan and long-term capital and operating analysis
included in this appendix demonstrates that the Municipality can afford to invest and
operate the identified general and engineered services infrastructure over the ten-year
planning period.
Importantly, the Municipality's annual budget review allows staff to continue to monitor and
implement mitigating measures should the program become less sustainable.
Appendix E | 131
APPENDIX E
TABLE 5
MUNICIPALITY OF MEAFORD
ESTIMATED NET OPERATING COST OF THE PROPOSED
DEVELOPMENT-RELATED CAPITAL PROGRAM
(in constant 2024 dollars)
Additional
Source and Commentary (1)
Category
Operating Costs
$
unit meaure
Quantity
at 2033
Public Library
$0
$0 No additional costs from debt recovery and e-resources
Fire Protection Services
$83,139
- Buildings, Land and Furnishings
$47
per $1,000 of total
$1,760
$83,139 Based on 2022 FIR and 2024 Capital Program
fire and police station capital
Parks & Recreation
$360,200
- Buildings, Land & Furnishings
$16
per sq.ft. of new
9,434
$154,600 Based on 2022 FIR and 2024 Capital Program
recreation space
- Park Development and Facilities
$44
per $1,000 of total
$4,726
$205,600 Based on 2022 FIR and 2024 Capital Program
infrastructure value
Services Related To A Highway: Public Works
$20,000
- Buildings, Land and Fleet
$20
per $1,000 of total
$1,000
$20,000 Based on operating assumptions in comparable municipalities and 2024 Capital Program
infrastructure value
$0
Services Related To A Highway: Roads & Related
$314,000
- Development-Related Roads Infrastructure
$495
per household
635
$314,000 Based on 2022 FIR and 2024 Capital Program
TOTAL ESTIMATED OPERATING COSTS
$860,478
Cost Driver
(in 2024 $)
Appendix E | 132
Other Dev.
Total DC
Net
Grants/
Replacement
Related &
Eligible
Municipal
Subsidies/Other
& Benefit to
Available
Post-Period
Costs for
Service
Cost
Recoveries
Existing
DC Reserves
Benefit
Recovery
($000)
($000)
($000)
($000)
($000)
($000)
1.0 Public Library
$1,825.7
$22.6
$50.0
$0.0
$1,120.3
$655.3
2.0 Fire Protection Services
$1,760.0
$0.0
$850.0
$97.0
$0.0
$813.0
3.0 Parks & Recreation
$9,826.3
$0.0
$2,153.1
$1,038.8
$4,231.6
$2,402.8
4.0 Services Related To A Highway: Public Works
$1,525.0
$0.0
$500.0
$909.8
$0.0
$115.2
5.0 Development Related Studies
$503.0
$0.0
$205.0
$0.0
$0.0
$298.0
6.0 Services Related To A Highway: Roads & Related
$14,449.9
$0.0
$3,234.8
$655.5
$4,922.4
$5,637.2
7.0 System-Wide Water
$16,745.4
$0.0
$1,180.9
$0.0
$7,644.7
$7,919.9
8.0 System-Wide Sewer
$79,772.4
$30,000.0
$10,228.0
$1,806.1
$50,771.1
$16,967.2
9.0 Stormwater
$5,568.3
$0.0
$875.4
$0.0
$2,074.8
$2,618.1
TOTAL - CAPITAL PROGRAM
$131,976.0
$30,022.6
$19,277.3
$4,507.1
$70,764.8
$37,426.8
Development-Related Capital Program (2024 - 2033)
APPENDIX E
TABLE 6
MUNICIPALITY OF MEAFORD
SUMMARY OF DEVELOPMENT-RELATED CAPITAL PROGRAM
FOR MUNICIPAL-WIDE SERVICES 2024 - 2033
(in $000)
Appendix E | 133
APPENDIX F
LOCAL SERVICE POLICY
Appendix F | 134
GENERAL POLICY GUIDELINES ON DEVELOPMENT
CHARGE AND LOCAL SERVICE FUNDING FOR
MUNICIPAL-RELATED WORKS
The following guidelines set out in general terms, the size and nature of engineered
infrastructure that is included in the Municipality of Meaford 2024 Development Charges
Study. For a project to be eligible to be funded completely or in part by development
charges, the following will apply:
1.
The project will be identified in the most current Municipality of Meaford
Development Charges Study.
2.
If any infrastructure does not add any additional capacity over and above the
capacity requirement for that development, these projects are assumed to be the
sole responsibility of the developer.
3.
Infrastructure that provides servicing or capacity for more than one development is
not necessarily fully or partially funded from development charges. If a project is
considered fully or partially local in nature, the Municipality will require the
benefiting landowners to fund the works directly.
The following policy guidelines are general principles by which staff will be guided in
considering development applications. However, each application will be considered on its
own merits having regard to, among other factors, the nature, type and location of the
development in any existing development and proposed development in its surrounding
area these policy guidelines, the location and type of services required and their
relationship to the proposed development and to existing and proposed development in the
area, and subsection 59(2) of the Development Charges Act, 1997.
These local service policy guidelines are subject to review and amendment by the
Municipality, which may be independent of an amendment or update to the Municipality's
development charge by-laws.
The detailed engineering requirements for all work and/or development are governed by the
Municipality of Meaford, or if not specified in the Official Plan, by the approved detailed
engineering standards.
Appendix F | 135
"Local service" funding is being specifically considered for the services of:
1.
Roads and Related Services
2.
Water Services
3.
Wastewater Services
4.
Parkland Development
A.
ROADS AND RELATED
Arterial Roads:
New arterial roads and arterial road improvements are included as part of road costing
funded through DCs. Only the oversizing component would be recovered through DCs and
local road equivalent costs are considered to be a local service.
Collector Roads:
The local component of a collector road internal to a development is a direct developer
responsibility under s.59 of the DCA as a local service. The oversized share of a collector
road internal to a development is development charge recoverable.
Collector roads external to a development are a local service if the works are within the
area to which the plan relates and therefore a direct developer responsibility under s.59 of
the DCA. Otherwise, the works are included in the DC calculation to the extent permitted
under s.5(1) of the DCA.
Local Roads:
Local roads, within a development are local services and a direct developer responsibility
under s.59 of the DCA.
Additional Works:
Traffic Signals and Intersection Improvements due to development and development-
related traffic increases are to be funded in the same manner as the associated road; if the
associated road is deemed a local service any associated works are also considered local
and a direct developer responsibility.
Appendix F | 136
Subdivision/Site Entrances and Related:
Entrances and all related costs (including, but not limited to: signalization, turn lanes,
utilities and extensions, etc.), no matter the class of road, are a local service and a direct
developer responsibility under s.59 of the DCA.
Streetlights:
Streetlights internal to a development or site are a direct developer responsibility through
local service provisions (s.59 of the DCA).
Streetlights external to a development but related to the subject lands are a direct
developer responsibility through local service provisions (s.59 of the DCA).
New streetlights in other areas related to development are included in the DC calculation to
the extent permitted under s.5(1) of the DCA.
Sidewalks:
Sidewalks internal to a development or site are a direct developer responsibility through
local service provisions (s.59 of the DCA).
Sidewalks external to a development but required and related to the subject lands are a
direct developer responsibility through local service provisions (s.59 of the DCA).
New sidewalks in other areas related to development are included in the DC calculation to
the extent permitted under s.5(1) of the DCA.
Bike or Transit Lanes:
Bike or transit lanes, where requested, internal to a development or site are a direct
developer responsibility through local service provisions (s.59 of the DCA).
Bike or transit lanes external to a development but required and related to the subject lands
are a direct developer responsibility through local service provisions (s.59 of the DCA).
New bike or transit lanes in other areas related to development are included in the DC
calculation to the extent permitted under s.5(1) of the DCA.
Appendix F | 137
Street Tree Planting:
Street tree planting, as required by Municipal Standards, is considered a local area service
and a direct responsibility of the developer.
Land Acquisition for Road Allowances:
Land acquisition for planned road allowances within development lands is a dedication
under the Planning Act provisions.
Land acquisition for planned road allowances outside of development lands, and that is not
a dedication under the Planning Act, is included in the DC calculation to the extent
permitted under s.5(1) of the DCA.
Additional land acquisition for bridges or grade separations (beyond normal dedication
requirements) is included in the DC calculation, to the extent in which it is eligible and
identified, if applicable, in the Development Charges Background Study.
For further clarification, all improvements to a road to facilitate development are considered
local services and are to be paid by the developer unless they fall into one of the following
categories:
The improvement is designated as required for traffic flow improvement for an area greater
than the development, is defined as a road improvement required by the Municipality, and is
identified through the Class Environmental Assessment process or a Municipality
Transportation Study. Such an improvement would be listed in the Development Charges
Background Study.
The improvement is designated as required by Municipality Staff to serve a greater area
than the development and is identified in the capital forecast and is listed in the
Development Charges Background Study.
B.
WATER SERVICES
All water supply, storage, treatment facilities and booster pumping stations may be included
in the development charge calculation.
Watermains within the development that are 300mm or larger are to be included in the
development charge calculation. The amount of cost contribution for watermains within a
development shall be calculated using tendered unit prices and shall be the difference
between the cost of the actual pipe diameter and the cost of a 250mm pipe diameter
Appendix F | 138
including a 12% engineering fee. Only watermain and valves will be included in the
calculation. Any costs related to the depth of pipe are the responsibility of the developer.
Watermains within the development that are under 300mm are deemed to be a local service
and are a direct funding responsibility of the developer.
Connections to trunk mains and pumping stations to service specific areas are to be a
direct developer responsibility.
Trunk watermains, generally outside the development area, identified by a Class
Environmental Assessment, Servicing Study or by Municipality Staff will be included in the
development charge calculation.
C.
WASTEWATER SERVICES
All sanitary sewage treatment facilities are to be included in the development charge
calculation.
Major sanitary trunk sewers, external to the development, and major pumping stations
serving more than one development are to be included in the development charge
calculation. These services will be identified through a Class Environmental Assessment,
Servicing Study or by Municipality staff.
Sewer collectors within the development that are under 300mm are deemed to be a local
service and are a direct funding responsibility of the developer. Sanitary sewers within the
development that are 300mm or larger that also service upstream properties will have cost
sharing calculated on the tendered unit prices and shall be the difference between the cost
of the actual pipe diameter and the cost of a 250mm pipe including a 12% engineering fee.
All other appurtenances with respect to oversizing and any costs related to the depth of
pipe are the responsibility of the developer.
Connections to collectors and pumping stations to service specific areas are to be a direct
developer responsibility.
Sewage pumping stations within the development or local pumping stations serving a small
localized area are deemed to be a local service and are a direct funding responsibility of the
developer or developers on a flow area or proportional basis, or by agreement between the
developers.
Appendix F | 139
Upgrades to, or the construction of permanent pumping stations that are required as a
result of an approved serviceability study that service more than one developer, will be
funded under one of the following possible approaches:
a.
Through a development cost sharing agreement amongst the benefiting landowners.
This is the Municipality 's preferred approach; or
b.
Through a Municipality facilitated developer cost sharing arrangement, such as an
area-specific development charge or other similar mechanism. Under this approach,
the Municipality will require one or more of the benefitting landowners to front-end
finance the cost of the works.
D.
PARKLAND DEVELOPMENT
For the purpose of parkland development, local service includes the requirement for the
owner to undertake preparation of a conceptual park plan including proposed grading to
demonstrate that the proposed park size, configuration and topography will allow for the
construction of park facilities to the satisfaction of the Municipality.
The Municipality also requires the owner to dedicate parkland or provide cash-in-lieu,
consistent with the Planning Act provisions. All of these costs are deemed a direct
responsibility of the owner and have not been included in the development charge calculation.
With respect to other parkland development costs, the municipal policy is to include all
other components of parkland development in the DC calculation, including detailed design
and contract administration, finished grading, sodding, park furniture, electrical, water,
sanitary sewer, signage, plant material, walkways, play courts, parking lots, sports fields,
playground equipment, water play equipment, recreational trails, park shelters and lighting.
Recreational Trails:
The costs of the following items shall be the direct developer responsibility as a local service:
a.
All costs associated with any recreational trails to be constructed within the
development (as incorporated in Section D6 of the Official Plan); and
b.
Rough grading and any associated infrastructure (bridges and abutments, guard and
hand rails, retaining walls) of all recreational trails and multi-use paths that are
considered part of the Municipality's Public Walkways Network (as incorporated in
Section D6 of the Official Plan) within the development.
Appendix F | 140
The costs of new trails/walkways in other areas related to development shall be paid
through DCs.
Parkland:
The costs for parkland development as set out in the relevant development agreement shall
be the direct developer's responsibility as a local service.
The costs of the following items shall be paid through DCs:
a.
All costs associated with program facilities and non-local parkland in addition to all
associated site works beyond the base parkland development.
Appendix F | 141
APPENDIX G
BY-LAW
(TO BE PROVIDED UNDER SEPARATE COVER)
Appendix G | 142