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Watson & Associates Economists Ltd.
905-272-3600
April 16, 2024
[email protected]
2024 Development Charge Background
Study
Township of Mulmur
________________________
For Public Circulation and Comment
Watson & Associates Economists Ltd.
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Table of Contents
Page
Executive Summary ....................................................................................................... i
1.
Introduction ...................................................................................................... 1-1
1.1
Purpose of this Document ....................................................................... 1-1
1.2
Summary of the Process ......................................................................... 1-2
1.3
Changes to the Development Charges Act, 1997 ................................... 1-3
1.3.1
More Homes for Everyone Act, 2022 (Bill 109) .......................... 1-3
1.3.2
More Homes Built Faster Act, 2022 (Bill 23) .............................. 1-4
1.3.3
Helping Homebuyers, Protecting Tenants Act, 2023 (Bill
97) .............................................................................................. 1-7
1.3.4
Affordable Homes and Good Jobs Act, 2023 (Bill 134) .............. 1-7
1.3.5
Cutting Red Tape to Build More Homes Act, 2024 (Bill 185) ... 1-10
2.
Township of Mulmur Current D.C. Policy ...................................................... 2-1
2.1
Schedule of Charges .............................................................................. 2-1
2.2
Services Covered ................................................................................... 2-1
2.3
Timing of D.C. Calculation and Payment ................................................ 2-1
2.4
Indexing .................................................................................................. 2-2
2.5
Redevelopment Allowance ..................................................................... 2-2
2.6
Exemptions ............................................................................................. 2-3
2.7
Current Development Charges ............................................................... 2-3
3.
Anticipated Development in the Township of Mulmur ................................. 3-1
3.1
Requirement of the Act ........................................................................... 3-1
3.2
Basis of Population, Household and Non-Residential Gross Floor
Area Forecast ......................................................................................... 3-1
3.3
Summary of Growth Forecast ................................................................. 3-2
4.
The Approach to the Calculation of the Charge ........................................... 4-1
4.1
Introduction ............................................................................................. 4-1
4.2
Services Potentially Involved .................................................................. 4-1
Table of Contents (Cont'd)
Page
Watson & Associates Economists Ltd.
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4.3
Increase in the Need for Service ............................................................. 4-1
4.4
Local Service Policy ................................................................................ 4-6
4.5
Capital Forecast ...................................................................................... 4-6
4.6
Treatment of Credits ............................................................................... 4-7
4.7
Class of Services .................................................................................... 4-7
4.8
Existing Reserve Funds .......................................................................... 4-7
4.9
Deductions .............................................................................................. 4-9
4.9.1
Reduction Require by Level of Service Ceiling .......................... 4-9
4.9.2
Reduction for Uncommitted Excess Capacity ............................ 4-9
4.9.3
Reduction for Benefit to Existing Development ........................ 4-10
4.9.4
Reduction for Anticipated Grants, Subsidies, and Other
Contributions ............................................................................ 4-11
4.9.5
Municipal-wide vs. Area-Specific ............................................. 4-11
4.9.6
Allocation of Development ....................................................... 4-12
4.9.7
Asset Management .................................................................. 4-12
4.9.8
Mandatory Phase-in of a D.C. .................................................. 4-12
4.9.9
Mandatory Discount for Rental Housing Development ............ 4-13
5.
D.C. Eligible Cost Analysis by Service .......................................................... 5-1
5.1
Introduction ............................................................................................. 5-1
5.2
Service Levels and 10-Year Capital Costs for Township-wide D.C.
Services Calculation ............................................................................... 5-1
5.2.1
Services Related to a Highway .................................................. 5-1
5.2.2
Fire Protection Services ............................................................. 5-2
5.2.3
Parks and Recreation Services .................................................. 5-3
5.2.4
Library Services ......................................................................... 5-4
5.2.5
Growth-Related Studies ............................................................. 5-5
6.
D.C. Calculation ............................................................................................... 6-1
7.
D.C. Policy Recommendations and D.C. By-law Rules ................................ 7-1
7.1
Introduction ............................................................................................. 7-1
7.2
D.C. By-law Structure ............................................................................. 7-2
7.3
D.C. By-law Rules ................................................................................... 7-2
7.3.1
Payment in any Particular Case ................................................. 7-2
7.3.2
Determination of the Amount of the Charge ............................... 7-2
7.3.3
Application to Redevelopment of Land (Demolition and
Conversion) ................................................................................ 7-3
7.3.4
Exemptions ................................................................................ 7-4
7.3.5
Mandatory Phasing In ................................................................ 7-5
7.3.6
Timing of Collection ................................................................... 7-5
7.3.7
Indexing ..................................................................................... 7-6
Table of Contents (Cont'd)
Page
Watson & Associates Economists Ltd.
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7.3.8
D.C. Spatial Applicability ............................................................ 7-6
7.4
Other D.C. By-law Provisions ................................................................. 7-7
7.4.1
Categories of Services for Reserve Fund and Credit
Purposes .................................................................................... 7-7
7.4.2
By-law In-force Date .................................................................. 7-8
7.4.3
Minimum Interest Rate Paid on Refunds and Charged for
Inter-Reserve Fund Borrowing ................................................... 7-8
7.5
Other Recommendations ........................................................................ 7-8
8.
By-law Implementation ................................................................................... 8-1
8.1
Public Consultation Process ................................................................... 8-1
8.1.1
Introduction ................................................................................ 8-1
8.1.2
Public Meeting of Council........................................................... 8-1
8.1.3
Other Consultation Activity ......................................................... 8-1
8.1.4
Anticipated Impact of the Charge on Development .................... 8-2
8.2
Implementation Requirements ................................................................ 8-3
8.2.1
Introduction ................................................................................ 8-3
8.2.2
Notice of Passage ...................................................................... 8-3
8.2.3
By-law Pamphlet ........................................................................ 8-3
8.2.4
Appeals ...................................................................................... 8-4
8.2.5
Complaints ................................................................................. 8-4
8.2.6
Credits ....................................................................................... 8-5
8.2.7
Front-Ending Agreements .......................................................... 8-5
8.2.8
Severance and Subdivision Agreement Conditions ................... 8-5
Appendix A Background Information on Residential and Non-Residential
Growth Forecast ............................................................................................. A-1
Appendix B Level of Service ................................................................................... B-1
Appendix C Long-Term Capital and Operating Cost Examination ...................... C-1
Appendix D D.C. Reserve Fund Policy ................................................................... D-1
Appendix E Local Service Policy .............................................................................E-1
Appendix F Asset Management Plan ....................................................................... F-1
Appendix G Proposed D.C. By-law - Services Related to Highway .................... G-1
Appendix H Proposed By-law - Fire Protection Services .................................... H-1
Appendix I Proposed D.C. By-law: Parks and Recreation Services ...................... I-1
Appendix J Proposed D.C. By-law - Library Services ........................................... J-1
Watson & Associates Economists Ltd.
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List of Acronyms and Abbreviations
Acronym
Full Description of Acronym
A.M.P.
Asset management plan
CANSIM
Canadian Socio-Economic Information Management System
(Statistics Canada)
D.C.
Development charge
D.C.A.
Development Charges Act, 1997, as amended
F.I.R.
Financial Information Return
G.F.A.
Gross floor area
l.m
Linear Meters
N.F.P.O.W.
No fixed place of work
O.L.T.
Ontario Land Tribunal
O.M.B.
Ontario Municipal Board
O.P.A.
Official Plan Amendment
O. Reg.
Ontario Regulation
P.O.A.
Provincial Offences Act
P.P.U.
Persons per unit
S.D.E.
Single detached equivalent
S.D.U.
Single detached unit
S.W.M.
Stormwater management
sq.ft.
square foot
sq.m
square metre
Executive Summary
Watson & Associates Economists Ltd.
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Executive Summary
(a)
The report provided herein represents the Development Charges (D.C.)
Background Study for the Township of Mulmur (Township) required by the
Development Charges Act, 1997, as amended (D.C.A.). This report has been
prepared in accordance with the methodology required under the D.C.A. The
contents include the following:
- Chapter 1 - Introduction and overview of the legislative requirements of
the D.C.A.;
- Chapter 2 - Review of the Township's present D.C. policies;
- Chapter 3 - Summary of the anticipated residential and non-residential
development for the Township;
- Chapter 4 - Approach to calculating the D.C.;
- Chapter 5 - Review of the historical level of service, increase in capital
needs, identification of future capital costs to service the anticipated
development, and related deductions and allocations;
- Chapter 6 - Calculation of the D.C.s;
- Chapter 7 - D.C. policy recommendations and rules; and
- Chapter 8 - By-law implementation.
(b)
D.C.s provide for the recovery of growth-related capital expenditures from new
development. The D.C.A. is the statutory basis to impose these charges. The
methodology required to determine the charges is detailed in Chapter 4; a
simplified summary is provided below.
1) Identify amount, type, and location of the anticipated development;
2) Identify the increase in need for service to accommodate growth;
3) Identify capital costs to provide services to meet the needs;
4) Deduct:
o Grants, subsidies, and other contributions;
o Benefit to existing development;
o Amounts in excess of 15-year historical service calculation; and
o D.C. reserve funds (where applicable);
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5) Net capital costs are then allocated between residential and non-residential
development types; and
6) Net costs divided by the anticipated development to provide the D.C.
(c)
Subsequent to the passage of the Township's 2019 D.C. By-law and 2021 D.C.
Update Study, a number of amendments to the D.C.A. have taken place. These
changes have been incorporated throughout the report and in the draft by-laws,
as necessary. The legislative Acts that have amended the D.C.A. include the
following (details of each Act are provided in Chapter 1 of this report):
- Bill 109: More Homes for Everyone Act, 2022
- Bill 23: More Homes Built Faster Act, 2022
- Bill 97: Helping Homebuyers, Protecting Tenants Act, 2023; and
- Bill 134: Affordable Homes and Good Jobs Act, 2023 (Bill 134)
A summary of some of the revisions provided from these Acts are outlined
below:
- Limiting D.C. eligible services;
- Historical level of service calculation extended to a 15-year period;
- Capital cost definition revised to remove studies and prescribe services for
which land or an interest in land will be restricted (no services currently
prescribed);
- Mandatory phase-in of a D.C., as follows:
o Year 1 - 80% of the maximum charge;
o Year 2 - 85% of the maximum charge;
o Year 3 - 90% of the maximum charge;
o Year 4 - 95% of the maximum charge; and
o Year 5 to expiry - 100% of the maximum charge.
- Rental and institutional development pay D.C.s in six equal annual
payments commencing at occupancy;
- D.C. amount for development occurring within two years of a site plan or
zoning by-law amendment planning approval, shall be determined based
on the D.C. in effect on the day of application of the site plan or zoning by-
law amendment.
Watson & Associates Economists Ltd.
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- Maximum Interest Rate for Installments and Determination of Charge for
Eligible Site Plan and Zoning By-law Amendment Applications to be set at
the average prime rate plus 1%;
- Additional residential unit exemption includes allowance of a third unit as-
of-right;
- Statutory exemptions for Affordable Units, Attainable Units, and Affordable
Inclusionary Zoning Units (once legislation is proclaimed);
- Statutory exemption for non-profit housing;
- Mandatory discount for rental housing, based on the number of bedrooms;
- Maximum life of a D.C. by-law extended from 5 years to 10 years after the
by-law comes into force;
- Requirement to Allocate Funds Received - municipalities are required to
spend or allocate at least 60% of their reserve fund at the beginning of the
year for water, wastewater, and services related to a highway; and
- Additional requirements related to the annual D.C. reserve fund
Treasurer's statement (See Appendix D for further details).
It is noted, that on April 10, 2024, Bill 185 the Cutting Red Tape to Build More Homes
Act, 2024, was introduced, this Act proposes additional refinements to the D.C.A.,
including:
- The definition of eligible capital costs (to include certain studies);
- The removal of the mandatory phase-in of charges;
- The process for minor amendments to development charge (D.C.) by-laws;
- A reduction of time for the D.C. rate freeze related to site plan and zoning by-law
amendment planning applications; and
- Modernizing public notice requirements.
Upon enactment of Bill 185, the Township intends to amend the D.C. by-laws to
embrace the policies related to the removal of the mandatory phase-in of charges, the
reduced time for the D.C. rate freeze related to site plan and zoning by-law amendment
planning applications, and include the cost of growth-related studies including the
Development Charges Studies, which is estimated to be approximately $1,300 per
single detached home and approximately $0.60 per sq.ft. for non-residential
developments.
Watson & Associates Economists Ltd.
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(d)
The growth forecast (provided in Chapter 3) on which the Township-wide
Services D.C. is based, projects the following population, housing, and non-
residential floor area for the 10-year (2023 to 2032) forecast period.
Table ES-1
Township of Mulmur
Summary of Anticipated Township-Wide D.C. Growth
Measure
10 Year (2024 to 2033)
(Net) Population Increase
296
(Gross) Population Increase in New Households
331
Residential Unit Increase
114
Non-Residential Gross Floor Area Increase (sq.ft.)
54,100
(e)
The capital costs identified in Table ES-2 demonstrate the total D.C. eligible
capital costs arising from the growth forecast for each eligible service as detailed
further in Chapter 5. In total, gross capital costs of $8.23 million have been
identified as growth needs for the 10-year term of the D.C. by-law based on
discussions with Township Staff. Of this gross amount, $938,000 is related to
growth needs beyond the forecast period included in the D.C. calculation and will
be included in future D.C. studies. Other deductions of $1.75 million relate to the
portion of shared fire and library services capital costs that other partner
municipalities are responsible for. In addition, $3.54 million of the gross cost
relate to the portion of capital projects that will benefit the existing community.
Finally, deductions related to grants, subsidies, and other contributions (i.e., local
requirements of developing landowners) in the amount of $100,000 have been
made. The resultant net growth-related costs included in the D.C. calculations is
$1.9 million, of which approximately $1.73 is attributed to residential development
and $0.17 million is allocated to non-residential development.
Watson & Associates Economists Ltd.
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Table ES-2
Township of Mulmur
Summary of Anticipated Costs in the Term of the By-laws
Description
Value (2024$)
Total gross expenditures planning over the next 10 years
$8,229,980
Less: Benefit to Existing Development & Existing D.C.
Reserve Funds
$3,538,244
Less: Post Planning Period Benefit
$938,000
Less: Share of Services to be Funded by Partner
Municipalities
$1,751,250
Less: Grants, Subsidies, and Other Contributions
$100,000
Net Costs to be Recovered from D.C.s
$1,902,486
The D.C.A. requires a summary be provided of the gross capital costs and the
net costs to be recovered over the life of the by-laws (i.e., 10-years). This
calculation is provided by service and is presented in Table 6-3.
(f)
The capital costs identified in Table ES-3 demonstrate the total D.C. eligible
capital costs arising from the growth forecast for each eligible service as detailed
further in Chapter 5. In total, gross capital costs of $8.2 million have been
identified as growth needs. Of this gross amount, total deductions of $6.33
million, including existing D.C. reserve funds, benefit to existing, post period
benefit, other contributions, and grants, subsides and other contributions, the net
amount included in the D.C. calculation is approximately $1.9 million.
Watson & Associates Economists Ltd.
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Table ES-3
Township of Mulmur
Summary of Capital Costs to be Included in the D.C. Calculations
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Total
Residential
Share
Non-Residential
Share
Services Related to a Highway
2024 to 2033
589,800
-
-
589,800
176,630
-
413,170
338,799
74,371
Fire Protection Services
2024 to 2033
2,127,080
-
1,706,500
420,580
229,612
-
190,968
156,593
34,374
Parks and Recreation Services
2024 to 2033
5,338,900
938,000
-
4,400,900
3,129,651
-
1,271,249
1,207,686
63,562
Library Services
2024 to 2033
174,200
-
44,750
129,450
2,351
100,000
27,099
25,744
1,355
Total
$8,229,980
$938,000
$1,751,250
$5,540,730
$3,538,244
$100,000
$1,902,486
$1,728,823
$173,662
Proportion of Gross Capital Cost Estimate
100%
11%
21%
43%
1%
23%
Other
Deductions
Net Capital
Cost
Less:
Potential D.C. Recoverable Cost
Service
Forecast Period
Gross Capital
Cost Estimate
(2024$)
Post Period
Benefit
Watson & Associates Economists Ltd.
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(g)
At present, the Township imposes D.C.s on residential and non-residential uses
in accordance with By-law 30-19. The Township is undertaking a D.C. public
process and anticipates passing D.C. by-laws for each service identified in the
D.C. Background Study. The mandatory public meeting has been set for May 1,
2024, with adoption of the D.C. by-laws anticipated for July 3, 2024
This report has undertaken a recalculation of the residential and non-residential
charges based on future identified needs (summarized in Table ES-2). The
following services are calculated based on a Township-wide basis for the
forecast period:
- Services Related to a Highway;
- Fire Protection Services;
- Parks and Recreation Services; and
- Library Services.
(h)
The calculated D.C. for a single detached unit is $15,575. The calculated non-
residential charge is $3.21 per sq.ft. of gross floor area. Table ES-4 provides the
full calculated D.C.s for residential and non-residential developments. It should
be noted that the D.C.s are currently required to be phased-in over the first five
years of the by-laws, in accordance with the mandatory phase-in requirements of
the Act.
Watson & Associates Economists Ltd.
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Table ES-4
Township of Mulmur
Calculated Schedule of Development Charges
(i)
Tables ES-5 and ES-6 provide a comparison of the Township's current D.C.s
with the full calculated charges. These comparisons are provided for a single-
detached residential dwelling unit and non-residential development on a per sq.ft.
of gross floor basis, respectively.
Table ES-5
Township of Mulmur
Single-detached Dwelling Development Charge Comparison
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Township-Wide Services:
Services Related to a Highway
3,052
3,020
2,265
1,126
1,126
1.37
Fire Protection Services
1,411
1,397
1,047
521
521
0.64
Parks and Recreation Services
10,880
10,767
8,074
4,013
4,013
1.17
Library Services
232
230
172
86
86
0.03
Total Township-Wide Services
15,575
15,414
11,558
5,746
5,746
3.21
Service
RESIDENTIAL
Service/Class of Service
Current
Calculated
Township Wide Services/Classes:
Services Related to a Highway
9,665
3,052
Fire Protection Services
3,036
1,411
Parks and Recreation Services
2,058
10,880
Library Services
34
232
Growth Studies (Class of Service)*
2,075
-
Total Township Wide Services/Classes
$16,868
$15,575
* Note: Currently Growth Studies are ineligible for inclusion in new By-laws
Watson & Associates Economists Ltd.
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Table ES-6
Township of Mulmur
Non-residential Development Charge Comparison per sq.ft. of Gross Floor Area
(j)
Considerations by Council - The D.C. Background Study represents the increase
in need for service and associated net capital costs attributable to residential and
non-residential development over the 10-year forecast period.
Chapter 7 herein, provides the D.C. by-law policy recommendations and rules
that govern the imposition of the charges. Council will consider the findings and
recommendations provided herein and, in conjunction with public input, approve
such policies and rates it deems appropriate. These directions will refine the
draft D.C. by-laws for each service, which are appended in Appendices G
through J herein. These decisions may include:
- adopting the charges and policies recommended herein;
- considering additional exemptions to the D.C. by-laws; and
- considering reductions in the charge (obtained by removing certain
services or capital costs on which the charge is based and/or by a general
reduction in the charge).
As the D.C.A. does not allow for any exempted or reduced amount to be made
up through higher D.C.s from other development, any such decision would
require the consideration of an alternative (i.e., non-D.C.) funding source
provided by the Township.
Service/Class of Service
Current
Calculated
Township Wide Services/Classes:
Services Related to a Highway
1.08
1.37
Fire Protection Services
0.35
0.64
Parks and Recreation Services
-
1.17
Library Services
-
0.03
Growth Studies (Class of Service)*
0.16
-
Total Township Wide Services/Classes
$1.59
$3.21
* Note: Currently Growth Studies are ineligible for inclusion in new By-laws
Report
Watson & Associates Economists Ltd.
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Chapter 1
Introduction
Watson & Associates Economists Ltd.
PAGE 1-1
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1. Introduction
1.1 Purpose of this Document
Township of Mulmur (Township) retained Watson & Associates Economists Ltd.
(Watson), to undertake the development charges (D.C.) background study and by-law
process. This draft background study has been prepared for public comment, pursuant
to the requirements of the Development Charges Act, 1997 (D.C.A.), as amended,
(section 10) and, accordingly, recommends new development charges (D.C.) and D.C.
by-law policies for the Township.
This D.C. background study will be distributed to members of the public in order to
provide interested parties with sufficient background information on the legislation, the
study's recommendations, and an outline of the basis for these recommendations.
Watson will continue to work with Township staff to further refine the background study
(as required) based on public feedback, for the release of the final D.C. background
study prior to the Council adoption of the by-laws. In the event that additional
refinements are required subsequent to by-law adoption, due to the other expressions
of Council, Waston would assist the Township with future updates accordingly.
This report has been prepared, in the first instance, to meet the statutory requirements
applicable to the Township's D.C. background study, as summarized in Chapter 4.
Chapter 6 contains the calculated D.C.s based on the increase in need and capital
costs of services identified in Chapter 5. It also addresses the requirement for "rules"
(contained in Chapter 7) and the proposed by-laws are be made available as part of the
approval process (included as Appendices G through J).
In addition, the report includes the Township's current D.C. rates and policies (Chapter
2) to provide a comparison with those being proposed. It further addresses post-
adoption implementation requirements (Chapter 8) which are critical to the successful
application of the new policy.
The chapters in the report are supported by Appendices containing the data required to
explain and substantiate the calculation of the charges.
Watson & Associates Economists Ltd.
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1.2 Summary of the Process
The public meeting required under section 12 of the Development Charges Act, 1997,
as amended (D.C.A.), has been scheduled for May 1, 2024. Its purpose is to present
the study to the public and to solicit public input. The meeting is also being held to
answer any questions regarding the study's purpose, methodology and the proposed
D.C. by-laws.
In accordance with the legislation, the background study and proposed D.C. by-laws will
be available for public review on April 16, 2024.
The process to be followed in finalizing the report and recommendations includes:
- Consideration of responses received prior to, at, or immediately following the
public meeting;
- Refinements to the report, if required; and
- Council consideration of the by-laws subsequent to the public meeting.
Figure 1-1 outlines the proposed schedule to be followed with respect to the D.C. by-law
adoption process
Figure 1-1
Township of Mulmur
Schedule of Key D.C. Process Dates
Process Steps
Dates
Data collection, growth forecast development, staff review,
engineering work, D.C. calculations and policy work
Late 2023 to Early
2024
Public release of final D.C. Background study and
proposed by-laws
April 16, 2024
Public meeting advertisement placed in newspaper(s)
By 21 Days prior to the
Public Meeting
Public meeting of Council
May 1, 2024
Watson & Associates Economists Ltd.
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Process Steps
Dates
Council considers adoption of background study and
passage of by-laws
July 3, 2024
Newspaper notice given of by-law passage
By 20 days after
passage
Last day for by-law appeal
40 days after passage
Township makes pamphlet available (where by-law not
appealed)
By 60 days after in
force date
1.3 Changes to the Development Charges Act, 1997
Since the Township's 2021 D.C. update study, a number of changes to the
Development Charges Act, 1997 have been introduced through various legislation
including the following:
- More Homes for Everyone Act, 2022 (Bill 109);
- More Homes Built Faster Act, 2022 (Bill 23);
- Helping Homebuyers, Protecting Tenants Act, 2023 (Bill 97); and
- Affordable Homes and Good Jobs Act, 2023 (Bill 134).
The following provides an overview of the amendments to the D.C.A. that each of these
pieces of legislation provided.
It is also noted that on April 10, 2024, the Cutting Red Tape to Build More Homes Act,
2024 (Bill 185), was released and is currently in the legislative process. Section 1.3.5
provides further details of the proposed changes to the D.C.A.
1.3.1 More Homes for Everyone Act, 2022 (Bill 109)
On April 14, 2022, the More Homes for Everyone Act, 2022 received Royal Assent.
One of the D.C.A. amendments, and O. Reg. 438/22, prescribed additional information
to be included in the annual Treasurer's Statement on D.C. reserve funds and its
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publication. The following additional information must be provided for each service for
which a D.C. is collected for during the year:
a) whether, as of the end of the year, the municipality expects to incur the amount
of capital costs that were estimated, in the relevant development charge
background study, to be incurred during the term of the applicable development
charge by-law;
b) if the answer to a) is no, the amount the municipality now expects to incur and a
statement as to why this amount is expected; and
c) if no money was spent from the reserve fund during the year, a statement as to
why there was no spending during the year.
These requirements have been further amended to require that the annual Treasurer's
Statement be made available to the public on the municipality's website, or in the
municipal office (see Appendix D for further details on the requires of the Treasurer's
statement).
1.3.2 More Homes Built Faster Act, 2022 (Bill 23)
The More Homes Built Fast Act, 2022, received Royal Assent on November 28, 2022.
This Act amends several pieces of legislation including the Planning Act and the D.C.A.
The following provides a summary of the amendments to the D.C.A.:
1.3.2.1 Additional Residential Unit Exemption
The rules for these exemptions are now provided in the D.C.A., rather than the
regulations and are summarized as follows:
- Exemption for residential units in existing rental residential buildings - For rental
residential buildings with four or more residential units, the greater of one unit or
1% of the existing residential units will be exempt from D.C.
- Exemption for additional residential units in existing and new residential buildings
- The following developments will be exempt from a D.C.:
- A second unit in a detached, semi-detached, or rowhouse if all buildings and
ancillary structures cumulatively contain no more than one residential unit;
- A third unit in a detached, semi-detached, or rowhouse if no buildings or ancillary
structures contain any residential units; and
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- One residential unit in a building or structure ancillary to a detached, semi-
detached, or rowhouse on a parcel of urban land, if the detached, semi-
detached, or rowhouse contains no more than two residential units and no other
buildings or ancillary structures contain any residential units.
1.3.2.2 Removal of Housing as an Eligible D.C. Service
Housing services is removed as an eligible service. Municipalities with by-laws that
include a charge for housing services can no longer collect for this service.
1.3.2.3 New Statutory Exemptions for Affordable Units, Attainable Units,
Inclusionary Zoning Units, and Non-Profit Housing developments
Affordable units, attainable units, inclusionary zoning units and non-profit housing
developments are exempt from the payment of D.C.s, as follows:
- Affordable Rental Units: Where rent is no more than 80% of the average market
rent as defined by a new bulletin published by the Ministry of Municipal Affairs
and Housing.
- Affordable Owned Units: Where the price of the unit is no more than 80% of the
average purchase price as defined by a new bulletin published by the Ministry of
Municipal Affairs and Housing.
- Attainable Units: Excludes affordable units and rental units; will be defined as
prescribed development or class of development and sold to a person who is at
"arm's length" from the seller.
o Note: for affordable and attainable units, the municipality shall enter into an
agreement that ensures the unit remains affordable or attainable for 25 years.
- Inclusionary Zoning Units: Affordable housing units required under inclusionary
zoning by-laws are exempt from a D.C.
- Non-Profit Housing: Non-profit housing units are exempt from D.C.s and D.C.
instalment payments due after November 28, 2022.
1.3.2.4 Historical Level of Service extended to 15-year period instead of
the historical 10-year period
Prior to Royal Assent, the increase in need for service was limited by the average
historical level of service calculated over the 10-year period preceding the preparation
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of the D.C. background study. This average is now extended to the historical 15-year
period.
1.3.2.5 Revised Definition of Capital Costs
The definition of capital costs has been revised to remove studies. Further, the
regulations to the Act will prescribe services for which land or an interest in land will be
restricted. As at the time of writing, no services have been prescribed.
1.3.2.6 Mandatory Phase-in of a D.C.
For all D.C. by-laws passed after January 1, 2022, the charge must be phased-in
annually over the first five years the by-law is in force, as follows:
- Year 1 - 80% of the maximum charge;
- Year 2 - 85% of the maximum charge;
- Year 3 - 90% of the maximum charge;
- Year 4 - 95% of the maximum charge; and
- Year 5 to expiry - 100% of the maximum charge.
1.3.2.7 D.C. By-law Expiry
A D.C. by-law now expires ten years after the day it comes into force unless the by-law
provides for an earlier expiry or repeal date. This extends the by-law's life from what
use to be a maximum of five years.
1.3.2.8 Installment Payments
Non-profit housing development has been removed from the instalment payment
section of the D.C.A. under Section 26.1, as these units are now exempt from the
payment of a D.C.
1.3.2.9 Rental Housing Discount
The D.C. payable for rental housing development will be reduced based on the number
of bedrooms in each unit as follows:
- Three or more bedrooms - 25% reduction;
- Two bedrooms - 20% reduction; and
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- All other bedroom quantities - 15% reduction.
1.3.2.10 Maximum Interest Rate for Instalments and Determination of
Charge for Eligible Site Plan and Zoning By-law Amendment
Applications
No maximum interest rate was previously prescribed, which allowed municipalities to
choose the interest rate to impose. As per Bill 23, the maximum interest rate is set at
the average prime rate plus 1%. This maximum interest rate provision would apply to
all instalment payments and eligible site plan and zoning by-law amendment
applications occurring after November 28, 2022.
1.3.2.11 Requirement to Allocate Funds Received
Annually, beginning in 2023, municipalities will be required to spend or allocate at least
60% of the monies in a reserve fund at the beginning of the year for water services,
wastewater services, and services related to a highway. Other services may be
prescribed by the regulation.
1.3.3 Helping Homebuyers, Protecting Tenants Act, 2023 (Bill 97)
The Helping Homebuyers, Protecting Tenants Act (Bill 97) received Royal Assent on
June 8, 2023. This bill extends the mandatory exemption from payment of D.C.s for
additional residential units in new residential buildings or in existing houses to all lands
versus just urban lands.
1.3.4 Affordable Homes and Good Jobs Act, 2023 (Bill 134)
The exemption for affordable residential units was included in the More Homes Built
Faster Act (Bill 23), enacted by the Province on November 28, 2022. Under this
legislation, affordable residential units were defined within subsection 4.1 of the D.C.A.
and exemptions for D.C.s were provided in respect of this definition. While the
legislation was enacted in November 2022, the ability for municipalities to implement the
exemptions required the Minister of Municipal Affairs and Housing to publish an
"Affordable Residential Units for the Purposes of the Development Charges Act, 1997
Bulletin." This bulletin would inform the average market rent and purchase price to be
used in determining which developments qualify as affordable residential units. As of
the time of writing, this bulletin had not been published by the Minister.
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Bill 134 received Royal Assent on December 4, 2023 and provides for a modification to
the affordable residential unit definition by:
- Introducing an income-based test for affordable rent and purchase price; and
- Increasing the threshold for the market test of affordable rent and purchase price.
This change provides the exemption based on the lesser of the two measures.
Moreover, the rules in subsection 4.1 of the D.C.A. are unchanged with respect to:
- The tenant and purchaser transacting the affordable unit being at arm's length;
- The intent of maintaining the affordable residential unit definition for a 25-year
period, requiring an agreement with the municipality (which may be registered on
title); and
- Exemptions for attainable residential units and associated rules (requiring further
regulations).
The following table provides a comparison of the definitions provided through Bill 23 and
those provided through Bill 134 (underlining added for emphasis).
Item
Bill 23 Definition
Bill 134 Definition
(Current D.C.A. Definition)
Affordable residential unit
rent (subsection 4.1 (2),
para. 1)
The rent is no greater than
80 per cent of the average
market rent, as determined
in accordance with
subsection (5).
The rent is no greater than
the lesser of,
i. the income-based
affordable rent for the
residential unit set out in
the Affordable
Residential Units
bulletin, as identified by
the Minister of Municipal
Affairs and Housing in
accordance with
subsection (5), and
ii. the average market rent
identified for the
residential unit set out in
the Affordable
Residential Units
bulletin.
Average market rent/rent
based on income
(subsection 4.1 (5)) for the
The average market rent for
the year in which the
residential unit is occupied
by a tenant, as identified in
The Minister of Municipal
Affairs and Housing shall,
(a) determine the income of
a household that, in the
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Item
Bill 23 Definition
Bill 134 Definition
(Current D.C.A. Definition)
purposes of subsection 4.1
(2), para. 1
the bulletin entitled the
"Affordable Residential
Units for the Purposes of
the Development Charges
Act, 1997 Bulletin."
Minister's opinion, is at
the 60th percentile of
gross annual incomes
for renter households in
the applicable local
municipality; and
(b) identify the rent that, in
the Minister's opinion, is
equal to 30 per cent of
the income of the
household referred to in
clause (a).
Affordable residential unit
ownership (subsection 4.1
(3), para. 1)
The price of the residential
unit is no greater than 80
per cent of the average
purchase price, as
determined in accordance
with subsection (6).
The price of the residential
unit is no greater than the
lesser of,
i.
the income-based
affordable purchase
price for the residential
unit set out in the
Affordable Residential
Units bulletin, as
identified by the Minister
of Municipal Affairs and
Housing in accordance
with subsection (6), and
ii. 90 per cent of the
average purchase price
identified for the
residential unit set out in
the Affordable
Residential Units
bulletin.
Average market purchase
price/purchase price based
on income (subsection 4.1
(6)) for the purposes of
subsection 4.1 (3), para. 1
The average purchase price
for the year in which the
residential unit is sold, as
identified in the bulletin
entitled the "Affordable
Residential Units for the
Purposes of the
Development Charges Act,
1997 Bulletin," as it is
amended from time to time,
that is published by the
Minister of Municipal Affairs
and Housing on a website
The Minister of Municipal
Affairs and Housing shall,
(a) determine the income of
a household that, in the
Minister's opinion, is at
the 60th percentile of
gross annual incomes
for households in the
applicable local
municipality; and
(b) identify the purchase
price that, in the
Minister's opinion, would
result in annual
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Item
Bill 23 Definition
Bill 134 Definition
(Current D.C.A. Definition)
of the Government of
Ontario.
accommodation costs
equal to 30 per cent of
the income of the
household referred to in
clause (a)
1.3.5 Cutting Red Tape to Build More Homes Act, 2024 (Bill 185)
On April 10, 2024, the Ontario Legislature released proposed changes to the D.C.A.
which proposes the following changes:
- The removal of the Mandatory Phase-in for D.C. by-laws passed after Bill 185
comes into effect;
- A reduction to the D.C. rate freeze timelines for developments proceeding though
site plan and zoning by-law amendment applications under the Planning Act.
Charges are currently held at rates in place on the date the application is made
until building permit issuance, provided the building permit is issued within two
(2) years of the approval of the application. This time period is proposed to be
reduced to 18 months under Bill 185 (note that the two (2) year timeline will still
apply to applications received prior to Bill 185 receiving Royal Assent;
- Inclusion of growth-related studies, including the D.C. background study, as a
D.C.-eligible costs;
- Provide a provision of the D.C. by-law specifying the date the by-law expires or to
amend the provision to extend the expiry date
- To allow minor amendments related to the imposition of studies, removal of the
mandatory phase-in, and extension of by-law expiry dates (subject to the 10-year
limitations provided in the D.C.A.) to be undertaken for by-laws passed after
November 28, 2022 and before Bill 185 takes effect; and
- To Modernize public notice requirements.
As this legislation has not been enacted at the time of writing this D.C. Background
Study, the proposed changes have not been reflected in the D.C. calculations or draft
by-laws contained herein.
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Chapter 2
Township of Mulmur Current
D.C. Policy
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2. Township of Mulmur Current D.C. Policy
2.1 Schedule of Charges
On July 3, 2019, the Township passed By-law 30-19 under the D.C.A. to imposes D.C.s
for residential and non-residential uses. The Township amended By-law 30-19 on
September 1, 2021 with By-law 46-2021. Further, on May 3, 2023, by-law 30-19, as
amended, was further amended by by-law 14-2023. The D.C. by-law, as amended, is
set to expire on July 3, 2024.
2.2 Services Covered
The following services/class of service are covered under By-law 30-19, as amended:
- Transportation;
- Fire Services;
- Recreation;
- Library Services; and
- Growth-Related Studies (class of service).
2.3 Timing of D.C. Calculation and Payment
The by-law, as amended indicates that D.C.s are calculated, payable, and collected
upon issuance of a building permit for a particular development.
- The passing of a zoning by-law or an amendment thereto;
- The approval of a minor variance;
- A conveyance of land to which a by-law passed under Subsection 50(7 of the
Planning Act;
- The approval of a plan of subdivision;
- A consent;
- The approval under the Condominium Act; or
- The issuance of a building permit.
The by-law, as amended also provides for rental housing and institutional
development pay their D.C.s over six (6) annual installments and for non-profit
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housing development over twenty-one (21) annual installments. However, the
legislation was further amended to fully exempt non-profit housing after the 2019 by-
law was amended. Applications with respect to a site plan or zoning by-law
amendment have their D.C. determined at the rates in effect at the time of planning
application if the building permit for the proposed development is issued within two
(2) years of planning application approval.
2.4 Indexing
D.C.s within the by-law may be adjusted annually on January 1st, without amendment to
the By-law, in accordance with the most recent Statistics Canada Quarterly
Construction Price Index (Toronto).
2.5 Redevelopment Allowance
As a result of the redevelopment, conversion, demolition, or change of use of a building,
or structure or part thereof, the development changes payable by the proposed
development shall be credited by the amount to which the previous use of the building
or structure was subject to development charges at the time the By-law was passed. A
credit shall not be warranted where a building, or structure or part thereof was
demolished, and no building permit has been issued within two (2) years from the date
of issuance of the demolition permit and shall not exceed the amount of the
development charges payable with respect to new or proposed development. Further,
No credit shall be given with respect to the redevelopment, conversions, demolition, or
change of use of a building, or structure or part thereof where the existing building or
structure or part thereof would have been exempt from development charges in
accordance with the By-law.
Finally, where a non-residential building and associated use is proposed to be relocated
to a different lot and the existing building demolished, the new building shall be credited
in accordance with Subsections 9.1, 9.2,9.3 &. 9.4 of by-law 30-19, as amended. If the
relocation of the non-residential building and use results in an increased demand on
services, the increase in demand for services shall be payable in accordance with the
provisions of this By-law. If, in the future, redevelopment of the demolished site is
proposed, the new proposed development of the site shall be subject to the full
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Development Charge as the service capacity associated with the demolished site has
effectivity been transferred.
2.6 Exemptions
The following non-statutory exemptions are provided under By-law 30-19, as amended:
- Non-residential buildings used accessory to an agricultural operation;
- Places of Worship for religious uses, excluding those lands contained within the
Township's employment lands as defined in the Township's Official Plan, that are
exempt from Provincial taxes pursuant to the Provincial Land Tax RSO 1990,
cP32 as amended;
- Temporary buildings where the owner has completed an agreement with the
Township specifying the owner's obligation to remove the building, and;
- The enlargement of the gross floor area of a non-residential building, by 50% or
less of the existing size of the building (any enlargement over 50% the D.C is
imposed for the portion of the enlargement that is in excess of 50% of the exiting
size of the building).
It is noted that statutory exemptions resulting from D.C.A. amendments as noted in
Chapter 1, must also be witnessed by the Township even though they may not be
currently reflected in the Township's by-law.
2.7 Current Development Charges
The current D.C.s for residential and non-residential development for the Township are
shown in Table 2-1, as per By-law 30-19, as amended.
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Table 2-1
Township of Mulmur
Current Schedule of D.C.s
As of January 1, 2024
Service/Class of Service
Non-Residential
(per sq.ft.)
Transportation
9,665
1.08
Fire & Emergency Services
3,036
0.35
Recreation
2,058
-
Library
34
-
Growth-Related Studies (Class)
2,075
0.16
Total
$16,868
$1.59
Residential
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Chapter 3
Anticipated Development in
the Township of Mulmur
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3. Anticipated Development in the Township of
Mulmur
3.1 Requirement of the Act
The growth forecast contained in this chapter (with supplemental tables in Appendix A)
provides for the anticipated development for which the Township will be required to
provide services over a 10-year (mid-2024 to mid-2034) time horizon.
Chapter 4 provides the methodology for calculating a D.C. as per the D.C.A. Figure 4-1
presents this methodology graphically. It is noted in the first box of the schematic that in
order to determine the D.C. that may be imposed, it is a requirement of subsection 5 (1)
of the D.C.A. that "the anticipated amount, type and location of development, for which
development charges can be imposed, must be estimated."
3.2 Basis of Population, Household and Non-Residential
Gross Floor Area Forecast
The D.C. growth forecast has been derived by Watson. In preparing the growth
forecast, the following information sources were consulted to assess the residential and
non-residential development potential for the Township over the forecast period,
including:
- Dufferin County 2022 Official Plan Review and Municipal Comprehensive Review
Draft Land Needs Analysis Report, WSP Canada, July 2022;
- Township of Mulmur Official Plan, Approved by MMAH April 24, 2012;
- Township of Mulmur 2021 Development Charges Update Study, July 2, 2021,
prepared by Watson & Associates Economists Ltd.
- 2011, 2016 and 2021 population, household, and employment Census data;
- Historical residential building permit data over the 2013 to 2022 period;
- Residential and non-residential supply opportunities; and
- Discussions from Township staff regarding anticipated residential and non-
residential development in the Township of Mulmur.
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3.3 Summary of Growth Forecast
A detailed analysis of the residential and non-residential growth forecasts is provided in
Appendix A and the methodology employed is illustrated in Figure 3-1. The discussion
provided herein summarizes the anticipated growth for the Township and describes the
basis for the forecast. The results of the residential growth forecast analysis are
summarized in Table 3-1 below, and Schedule 1 in Appendix A.
As identified in Table 3-1 and Appendix A - Schedule 1, population in the Township of
Mulmur (excluding census undercount) is anticipated to reach approximately 3,950 by
mid-2034 resulting in an increase of approximately 300 persons.[1]
Figure 3-1
Population and Household Forecast Model
[1] The population figures used in the calculation of the 2024 D.C. exclude the net
Census undercount, which is estimated at approximately 3.2%. Population figures
presented herein have been rounded.
Intensification
Designated Lands
Servicing Capacity
Residential Units in the
Development Process
Employment Market by Local
Municipality,
Economic Outlook
Local, region
and Provincial
Forecast of
Residential Units
Decline in Existing Population
Net Population Increase
Historical Housing
Construction
DEMAND
SUPPLY
Occupancy Assumptions
Gross Population Increase
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Table 3-1
Township of Mulmur
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 3.2% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Notes:
Numbers may not add due to rounding.
Source: Watson & Associates Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings[2]
Apartments[3]
Other
Total
Households
Equivalent
Institutional
Households
3,500
3,391
26
3,365
1,258
0
5
8
1,271
24
2.668
3,590
3,478
18
3,460
1,300
5
10
0
1,315
16
2.645
3,680
3,571
16
3,555
1,370
5
10
5
1,390
15
2.569
3,770
3,655
16
3,639
1,399
5
13
5
1,422
15
2.570
4,080
3,951
18
3,933
1,504
5
21
5
1,535
16
2.574
90
87
-8
95
42
5
5
-8
44
-8
90
93
-2
95
70
0
0
5
75
-1
90
84
0
84
29
0
3
0
32
0
310
296
2
294
105
0
8
0
113
1
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Mid 2024
Mid 2034
Mid 2021 - Mid 2024
Mid 2024 - Mid 2034
Population
(Including
Census
Undercount)[1]
Year
Excluding Census Undercount
Housing Units
Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Historical
Forecast
Incremental
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Figure 3-2
Township of Mulmur
Annual Housing Forecast[1]
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from Statistics Canada building permit data, 2014 to 2023, by Watson & Associates
Economists Ltd.
15
16
15
20
24
17
9
16
15
1
8
9
12
12
12
12
12
12
12
12
-5
0
5
10
15
20
25
30
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Historical Average
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Provided below is a summary of the key assumptions and findings regarding the
Township's D.C. growth forecast:
- Unit Mix (Appendix A - Schedules 1 and 4)
-
The housing unit mix for the Township was derived from a detailed
review of historical development activity (as per Schedule 4), as well
as active residential development applications and discussions with
Township staff regarding anticipated development trends for the
Township.
-
Based on the above indicators, the 2024 to 2034 household growth
forecast for the Township is comprised of a unit mix of 93% low density
units (single detached and semi-detached), 0% medium density
(multiples except apartments) and 7% high density (bachelor, 1
bedroom and 2-bedroom apartments).
- Planning Period
-
Short-term and longer-term time horizons are required for the D.C.
process. The D.C.A. limits the planning horizon for transit services to a
10-year planning horizon. All other services can utilize a longer
planning period if the Township has identified the growth-related
capital infrastructure needs associated with the longer-term growth
planning period.
- Population in New Housing Units (Appendix A - Schedules 2 and 3)
-
The number of housing units to be constructed by 2034 in the
Township over the forecast period is presented in Table 3-1. Over the
mid-2024 to mid-2034 forecast period, the Township is anticipated to
average approximately 11 new housing units per year.
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-
Institutional population[1] is anticipated to increase by approximately 2
people between mid-2024 to mid-2034.
-
Population in new units is derived from Schedules 2 and 3, which
incorporate historical development activity, anticipated units (see unit
mix discussion) and average persons per unit (P.P.U.) by dwelling type
for new units.
-
Schedule 5a summarizes the average P.P.U. assumed for new
housing units by age and type of dwelling based on Statistics Canada
2021 custom Census data for the Township. Due to data limitations
medium and high density P.P.U. data was derived from the County of
Dufferin which includes the Township of Mulmur, and is outlined in
Schedule 5b. The total calculated P.P.U. for all density types has been
adjusted accordingly to account for the P.P.U. trends which has been
recently experienced in both new and older units. Forecasted 15-year
average P.P.U.s by dwelling type are as follows:
o Low density:
2.982
o Medium density:
2.951
o High density:
2.065
- Existing Units and Population Change (Appendix A - Schedules 2 and 3)
-
Existing households for mid-2024 are based on the 2021 Census
households, plus estimated residential units constructed between mid-
2021 to the beginning of the growth period, assuming a minimum six-
month lag between construction and occupancy (see Schedule 2).
-
The change in average occupancy levels for existing housing units is
calculated in Schedules 2 through 3[2]. The forecast population change
in existing households over the mid-2024 to mid-2034 forecast period
is forecast to decline by approximately 40.
- Employment (Appendix A - Schedules 7a and 7b)
[1] Institutional population largely includes special care facilities such as nursing home or
residences for senior citizens. A P.P.U. of 1.100 depicts 1-bedroom and 2-or-more-
bedroom units in collective households.
[2] Change in occupancy levels for existing households occurs due to aging of the
population and family life cycle changes, lower fertility rates and changing economic
conditions.
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-
The employment projections provided herein are largely based on the
activity rate method, which is defined as the number of jobs in the
Township divided by the number of residents. Key employment
sectors include primary, industrial, commercial/population-related,
institutional, and work at home, which are considered individually
below.
-
2016 employment data [1],[2] (place of work) for the Township is outlined
in Schedule 7a. The 2016 employment base is comprised of the
following sectors:
o 25 primary (3%);
o 345 work at home employment (47%);
o 98 industrial (13%);
o 178 commercial/population-related (24%); and
o 90 institutional (12%).
-
The 2016 employment by usual place of work, including work at home,
is 735. An additional 230 employees have been identified for the
Township in 2016 that have no fixed place of work (N.F.P.O.W.).[3]
-
Total employment, including work at home and N.F.P.O.W. for the
Township is anticipated to reach approximately 1,290 by mid-2034.
This represents an employment increase of approximately 140 for the
10-year forecast period.
-
Schedule 7b, Appendix A, summarizes the employment forecast,
excluding work at home employment and N.F.P.O.W. employment,
which is the basis for the D.C. employment forecast. The impact on
township services from work at home employees has already been
included in the population forecast. The need for township services
related to N.F.P.O.W. employees has largely been included in the
[1] 2016 employment is based on Statistics Canada 2016 Place of Work Employment
dataset by Watson & Associates Economists Ltd.
[2] Statistics Canada 2021 Census place of work employment data has been reviewed.
The 2021 Census employment results have not been utilized due to a significant
increase in work at home employment captured due to Census enumeration occurring
during the provincial COVID-19 lockdown from April 1, 2021 to June 14, 2021.
[3] No fixed place of work is defined by Statistics Canada as "persons who do not go
from home to the same workplace location at the beginning of each shift. Such persons
include building and landscape contractors, travelling salespersons, independent truck
drivers, etc."
Watson & Associates Economists Ltd.
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employment forecast by usual place of work (i.e., employment and
gross floor area generated from N.F.P.O.W. construction employment).
Furthermore, since these employees have no fixed work address, they
cannot be captured in the non-residential G.F.A. calculation.
Accordingly, work at home and N.F.P.O.W. employees have been
removed from the D.C.A. employment forecast and calculation.
-
Total employment for the Township (excluding work at home and
N.F.P.O.W. employment) is anticipated to reach approximately 560 by
mid-2034. This represents an employment increase of approximately
70 for the 10-year forecast period.
- Non-Residential Sq.ft. Estimates (G.F.A.), Appendix A - Schedule 7b)
-
Square footage estimates were calculated in Schedule 8b based on
the following employee density assumptions:
o 3,000 sq.ft. per employee for primary;
o 1,500 sq.ft. per employee for industrial;
o 500 sq.ft. per employee for commercial/population-related; and
o 700 sq.ft. per employee for institutional employment.
-
The Township-wide incremental G.F.A. is anticipated to increase by
54,100 sq.ft. over the 10-year forecast period.
-
In terms of percentage growth, the mid-2024 to mid-2034 incremental
G.F.A. forecast by sector is broken down as follows:
o Primary - 11%
o industrial - 34%;
o commercial/population-related - 35%; and
o institutional - 21%.
Watson & Associates Economists Ltd.
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Chapter 4
The Approach to the
Calculation of the Charge
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4. The Approach to the Calculation of the Charge
4.1 Introduction
This chapter addresses the requirements of subsection 5 (1) of the D.C.A. with respect
to the establishment of the need for service which underpins the D.C. calculation.
These requirements are illustrated schematically in Figure 4-1.
4.2 Services Potentially Involved
Table 4-1 lists the full range of municipal services that are provided within municipalities
and indicates the D.C. eligible service components included in the D.C. background
study for the Township.
A number of these services are not included in the list of eligible services provided in
subsection 2 (4) of the D.C.A. as being ineligible for inclusion in D.C.s. These are
shown as "ineligible" on Table 4-1B (as per the legend in Table 4-1A). Two ineligible
costs defined in subsection 5 (3) of the D.C.A. are "computer equipment" and "rolling
stock with an estimated useful life of (less than) seven years." In addition, local roads
are covered separately under subdivision agreements and related means (as are other
local services). Services that are potentially eligible for inclusion in municipal D.C. by-
laws are indicated with a "Yes."
4.3 Increase in the Need for Service
The D.C. calculation commences with an estimate of "the increase in the need for
service attributable to the anticipated development," for each service to be covered by
the by-law. There must be some form of link or attribution between the anticipated
development and the estimated increase in the need for service. While the need could
conceivably be expressed generally in terms of units of capacity, subsection 5 (1) 3,
which requires that Township Council indicate that it intends to ensure that such an
increase in need will be met, suggests that a project-specific expression of need would
be most appropriate.
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Figure 4-1
The Process of Calculating a Development Charge under the Act that must be followed
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Table 4-1A
Categories of Municipal Services to be Addressed as Part of the Calculation - Eligibility
Legend
Eligibility for
Inclusion in the
D.C. Calculation
Description
Yes
Municipality provides the service - service has been included in
the D.C. calculation.
No
Municipality provides the service - service has not been
included in the D.C. calculation.
n/a
Municipality does not provide the service.
Ineligible
Service is ineligible for inclusion in the D.C. calculation.
Table 4-1B
Categories of Municipal Services to be Addressed as Part of the Calculation
Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
1. Water supply services,
including distribution and
treatment services
No
No
No
No
1.1 Treatment plants, Water Supply,
and Storage Facilities
1.2 Distribution systems
1.3 Local systems
1.4 Vehicles and equipment1
2. Wastewater services,
including sewers and
treatment services
n/a
n/a
n/a
n/a
2.1 Treatment plants
2.2 Sewage trunks
2.3 Local systems
2.4 Vehicles and equipment1
3. Stormwater Drainage and
Control Services
No
No
No
3.1 Main channels and drainage
trunks
3.2 Channel connections
3.3 Retention/detention ponds
1 with a 7+ year useful life
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Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
4. Services Related to a
Highway
Yes
Yes
Yes
No
Yes
Yes
Yes
Yes
Yes
4.1 Arterial roads
4.2 Collector roads
4.3 Bridges, Culverts and
Roundabouts
4.4 Local municipal roads
4.5 Traffic signals
4.6 Sidewalks and streetlights
4.7 Active Transportation
4.8 Works Yard
4.9 Rolling stock1
5. Electrical Power Services
n/a
n/a
n/a
5.1 Electrical substations
5.2 Electrical distribution system
5.3 Electrical system rolling stock1
6. Transit Services
n/a
n/a
6.1 Transit vehicles1 & facilities
6.2 Other transit infrastructure
7. Waste Diversion Services
n/a
n/a
7.1 Waste diversion facilities
7.2 Waste diversion vehicles and
equipment1
8. Policing Services
No
No
No
8.1 Police detachments
8.2 Police rolling stock1
8.3 Small equipment and gear
9. Fire Protection Services
Yes
Yes
Yes
9.1 Fire stations
9.2 Fire Vehicles1
9.3 Fire Equipment and gear
10. Ambulance Services
n/a
n/a
10.1 Ambulance station space
10.2 Vehicles1
11. Services provided by a
board within the meaning
of the Public Libraries Act
Yes
n/a
Yes
11.1 Public library space (incl.
furniture and equipment)
11.2 Library vehicles1
11.3 Library materials
12. Services Related to Long-
Term Care
n/a
n/a
12.1 Long-Term Care space
12.2 Vehicles1
1 with a 7+ year useful life
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Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
13. Parks and Recreation
Services
Ineligible
Yes
Yes
Yes
Yes
13.1 Acquisition of land for parks,
woodlots, and E.S.A.s
13.2 Development of municipal parks
13.3 Parks rolling stock1 and yards
13.4 Facilities, such as arenas, indoor
pools, fitness facilities,
community centres, etc.
13.5 Recreation vehicles and
equipment1
14. Services Related to Public
Health
n/a
n/a
14.1 Public Health department space
14.2 Public Health department
vehicles1
15. Child Care and Early
Years Programs and
Services within the
meaning of Part VI of the
Child Care and Early
Years Act, 2014 and any
related services.
n/a
n/a
15.1 Childcare space
15.2 Vehicles1
16. Services related to
proceedings under the
Provincial Offences Act,
including by-law
enforcement services and
municipally administered
court services
No
No
16.1 P.O.A. space, including by-law
enforcement and municipally
administered court services
16.2 Vehicles1
17. Services Related to
Emergency Preparedness
No
No
17.1 Emergency Preparedness Space
17.2 Equipment
18. Services Related to
Airports
Ineligible
Ineligible
18.1 Airports
18.2 Other Airports
19. Provision of Headquarters
for the General
Administration of
Municipalities and Area
Municipal Boards
Ineligible
Ineligible
Ineligible
19.1 Office space
19.2 Office furniture
19.3 Computer equipment
1 with a 7+ year useful life
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Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
20. Other
No
20.1 Interest on money borrowed to
pay for growth-related capital
4.4 Local Service Policy
Some of the need for services generated by additional development consists of local
services related to a plan of subdivision. As such, they will be required as a condition of
subdivision agreements or consent conditions. The Township's Local Service Policy is
included in Appendix E.
4.5 Capital Forecast
Paragraph 7 of subsection 5 (1) of the D.C.A. requires that "the capital costs necessary
to provide the increased services must be estimated." The Act goes on to require two
potential cost reductions and the regulation sets out the way in which such costs are to
be presented. These requirements are outlined below.
These estimates involve capital costing of the increased services discussed above.
This entails costing actual projects or the provision of service units, depending on how
each service has been addressed.
The capital costs include:
a. costs to acquire land or an interest therein (including a leasehold interest);
b. costs to improve land;
c. costs to acquire, lease, construct or improve buildings and structures;
d. costs to acquire, lease or improve facilities, including rolling stock (with a useful
life of 7 or more years), furniture and equipment (other than computer
equipment), materials acquired for library circulation, reference, or information
purposes; and
e. interest on money borrowed to pay for the above-referenced costs.
In order for an increase in need for service to be included in the D.C. calculation,
Municipal Council must indicate "that it intends to ensure that such an increase in need
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will be met" (subsection 5 (1) 3). This can be done if the increase in service forms part
of a Council-approved Official Plan, capital forecast, or similar expression of the
intention of Council (O. Reg. 82/98 section 3). The capital program contained herein
reflects the Municipality's approved and proposed capital budgets and master
servicing/needs studies.
4.6 Treatment of Credits
Section 8, paragraph 5, of O. Reg. 82/98 indicates that a D.C. background study must
set out "the estimated value of credits that are being carried forward relating to the
service." Subsection 17, paragraph 4, of the same regulation indicates that, "...the
value of the credit cannot be recovered from future D.C.s," if the credit pertains to an
ineligible service. This implies that a credit for eligible services can be recovered from
future D.C.s. As a result, this provision should be made in the calculation, in order to
avoid a funding shortfall with respect to future service needs.
Currently, there are no outstanding credits to be included in the D.C. calculations.
4.7 Class of Services
Section 7 of the D.C.A. states that a D.C. by-law may provide for any D.C. eligible
service or the capital costs with respect to those services. Further, a class may be
composed of any number or combination of services and may include parts or portions
of each D.C. eligible services. With respect to growth-related studies, section 7(3) of
the D.C.A. states that:
"For greater certainty, a development charge by-law may provide for a class
consisting of studies in respect of any service listed in subsection 2 (4) whose
capital costs are described in paragraphs 5 and 6 of subsection 5 (3)".
These provisions allow for services to be grouped together to create a class for the
purposes of the D.C. by-law and D.C. reserve funds. The D.C. has not identified any
classes of service.
4.8 Existing Reserve Funds
Section 35 of the D.C.A. states that:
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"The money in a reserve fund established for a service may be spent only for
capital costs determined under paragraphs 2 to 7 of subsection 5 (1)."
There is no explicit requirement under the D.C.A. calculation method set out in s. 5 (1)
to net the outstanding reserve fund balance as part of making the D.C. calculation;
however, section 35 does restrict the way in which the funds are used in future.
For services that are subject to a per-capita-based, service level "cap," the reserve fund
balance should be applied against the development-related costs for which the charge
was imposed once the project is constructed (i.e., the needs of recent growth). This
cost component is distinct from the development-related costs for the next 10-year
period, which underlie the D.C. calculation herein.
The alternative would involve the Township spending all reserve fund monies prior to
renewing each by-law, which would not be a sound basis for capital budgeting. Thus,
the Township will use these reserve funds for the Township's cost share of applicable
development-related projects, which are required but have not yet been undertaken, as
a way of directing the funds to the benefit of the development which contributed them
(rather than to future development, which will generate the need for additional facilities
directly proportionate to future growth).
The Township's projected D.C. reserve fund balance, less outstanding commitments
related to prior year capital approvals, by service as of December 31, 2023, is provided
in Table 4-2:
Table 4-2
Township of Mulmur
Projected Development Charge Reserve Fund Balances
As of December 31, 2023
Service
Dec. 31, 2023
Year End
Balance
Commitments
Adjusted Dec.
31, 2023 Year
End Balance
Services Related to a Highway
$106,830.04
$106,830.04
Fire Protection Services
$229,612.41
$229,612.41
Parks and Recreation Services
$348,151.21
$348,151.21
Library Services
$2,350.75
$2,350.75
Policing Services
$0.00
$0.00
Administration (Growth Studies)
$49,652.96
$49,652.96
$0.00
Total
$736,597.37
$49,652.96
$686,944.41
Watson & Associates Economists Ltd.
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4.9 Deductions
The D.C.A. potentially requires that four deductions be made to the increase in the need
for service. These relate to:
- the level of service ceiling;
- uncommitted excess capacity;
- benefit to existing development; and
- anticipated grants, subsidies, and other contributions.
The requirements behind each of these reductions are addressed below.
4.9.1 Reduction Require by Level of Service Ceiling
This is designed to ensure that the increase in need included in section 4.3 does "not
include an increase that would result in the level of service [for the additional
development increment] exceeding the average level of the service provided in the
municipality over the 15-year period immediately preceding the preparation of the
background study" (D.C.A., subsection 5 (1) 4). O. Reg. 82/98 (section 4) goes further
to indicate that "both the quantity and quality of a service shall be taken into account in
determining the level of service and the average level of service."
In many cases, this can be done by establishing a quantity measure in terms of units as
floor area, land area, or road length per capita and a quality measure, in terms of the
average cost of providing such units based on replacement costs, engineering
standards, or recognized performance measurement systems, depending on
circumstances. When the quantity and quality factors are multiplied together, they
produce a measure of the level of service, which meets the requirements of the Act, i.e.,
cost per unit.
The average service level calculation sheets for each service component in the D.C.
calculation are set out in Appendix B.
4.9.2 Reduction for Uncommitted Excess Capacity
Paragraph 5 of subsection 5 (1) requires a deduction from the increase in the need for
service attributable to the anticipated development that can be met using the
Municipality's "excess capacity," other than excess capacity which is "committed."
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"Excess capacity" is undefined, but in this case must be able to meet some or all of the
increase in need for service, in order to potentially represent a deduction. The
deduction of uncommitted excess capacity from the future increase in the need for
service would normally occur as part of the conceptual planning and feasibility work
associated with justifying and sizing new facilities, (e.g., if a road widening to
accommodate increased traffic is not required because sufficient excess capacity is
already available, then widening would not be included as an increase in need, in the
first instance).
4.9.3 Reduction for Benefit to Existing Development
Section 5 (1) 6 of the D.C.A. provides that, "The increase in the need for service must
be reduced by the extent to which an increase in service to meet the increased need
would benefit existing development." The general guidelines used to consider benefit to
existing development included:
- the repair or unexpanded replacement of existing assets that are in need of
repair;
- an increase in average service level of quantity or quality (compare water as an
example);
- the elimination of a chronic servicing problem not created by growth; and
- providing services where none previously existed (generally considered for water
or wastewater services).
This step involves a further reduction in the need, by the extent to which such an
increase in service would benefit existing development. The level of service cap in
section 3.10.1 is related but is not the identical requirement. Sanitary, storm, and water
trunks are highly localized to growth areas and can be more readily allocated in this
regard than other services such as services related to a highway, which do not have a
fixed service area.
Where existing development has an adequate service level which will not be tangibly
increased by an increase in service, no benefit would appear to be involved. For
example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive limited (or no) benefit as a result. On the other
hand, where a clear existing service problem is to be remedied, a deduction should be
made accordingly.
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In the case of services such as recreation facilities, community parks, libraries, etc., the
service is typically provided on a Municipal-wide system basis. For example, facilities of
the same type may provide different services (i.e., leisure pool vs. competitive pool),
different programs (i.e., hockey vs. figure skating), and different time availability for the
same service (i.e., leisure skating available on Wednesdays in one arena and
Thursdays in another). As a result, residents will travel to different facilities to access
the services they want at the times they wish to use them, and facility location generally
does not correlate directly with residence location. Even where it does, displacing users
from an existing facility to a new facility frees up capacity for use by others and
generally results in only a limited benefit to existing development. Further, where an
increase in demand is not met for a number of years, a negative service impact to
existing development is involved for a portion of the planning period.
In addition, the growth forecasts indicate that the Municipality will experience a growth
in population in existing households. Therefore, a proportionate share of growth needs
that benefit this increase growth in existing households, have been deducted from the
costs included in the D.C. calculations/charges that will be imposed on new residential
growth units.
4.9.4 Reduction for Anticipated Grants, Subsidies, and Other
Contributions
This step involves reducing the capital costs necessary to provide the increased
services by capital grants, subsidies, and other contributions (including direct developer
contributions required due to the local service policy) made or anticipated by Council
and in accordance with various rules such as the attribution between the share related
to new vs. existing development. That is, some grants and contributions may not
specifically be applicable to growth or where Council targets fundraising as a measure
to offset impacts on taxes (O. Reg. 82/98, section 6).
4.9.5 Municipal-wide vs. Area-Specific
This step involves determining whether all of the subject costs are to be recovered on a
uniform municipal-wide basis or whether some or all are to be recovered on an area-
specific basis. Under the amended D.C.A., it is now mandatory to "consider" area-rating
of services (providing charges for specific areas and services); however, it is not
mandatory to implement area rating. Further discussion is provided in section 7.3.8
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4.9.6 Allocation of Development
This step involves relating the costs involved to anticipated development for each period
under consideration and using allocations between residential and non-residential
development and between one type of development and another, to arrive at a schedule
of charges.
4.9.7 Asset Management
The legislation now requires that a D.C. background study must include an asset
management plan (subsection 10 (2) c.2). The asset management plan (A.M.P.) must
deal with all assets that are proposed to be funded, in whole or in part, by D.C.s. The
current regulations provide very extensive and specific requirements for the A.M.P.
related to transit services (as noted in the subsequent subsection); however, they are
silent with respect to how the A.M.P. is to be provided for all other services. As part of
any A.M.P., the examination should be consistent with the municipality's existing
assumptions, approaches, and policies on asset management planning. This
examination has been included in Appendix F.
4.9.8 Mandatory Phase-in of a D.C.
For all D.C. by-laws passed after January 1, 2022, the charge must be phased-in
relative to the maximum charge that could be imposed under the by-law. The phase-in
for the first 5-years that the by-law is in force, is as follows:
- Year 1 - 80% of the maximum charge;
- Year 2 - 85% of the maximum charge;
- Year 3 - 90% of the maximum charge;
- Year 4 - 95% of the maximum charge; and
- Year 5 to expiry - 100% of the maximum charge.
Note that the phase-in is not part of the methodology required for calculating the charge,
but a rule that has to be included in the by-laws which informs implementation. Further,
based on the release of Bill 185, Cutting Red Tape to Build More Homes Act, 2024, it is
anticipated that the mandatory phase-in may be removed from the D.C.A. in 2024.
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4.9.9 Mandatory Discount for Rental Housing Development
For all rental housing developments that are subject to D.C.s, where a by-law is passed
after November 28, 2022, the charge is discounted for the rental housing development
relative to the maximum charge that could be imposed under the by-law. The amount of
the discount is dependant on the number of bedrooms in each unit, as follows:
1. Residential units intended for use as a rented residential premises with three (3)
or more bedrooms - 25% discount.
2. Residential units intended for use as a rented residential premises with two (2)
bedrooms - 20% discount.
3. Residential units intended for use as a rented residential premises not referred to
1 or 2 above - 15% discount.
Note that these discounts are not part of the methodology required for calculating the
charge, but a rule that has to be included in the by-laws which informs implementation.
Watson & Associates Economists Ltd.
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Chapter 5
D.C. Eligible Cost Analysis by
Service
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5. D.C. Eligible Cost Analysis by Service
5.1 Introduction
This chapter outlines the basis for calculating eligible costs for the D.C.s to be applied
on a uniform basis for the defined service areas. In each case, the required calculation
process set out in subsection 5 (1) paragraphs 2 to 7 in the D.C.A., and described in
Chapter 4, was followed in determining D.C. eligible costs.
The service component is evaluated on two format sheets:
- The service standards that provide the average historical 15-year level of service
calculation (see Appendix B), which "caps" the D.C. amounts; and
- The infrastructure cost calculation, which determines the potential D.C.
recoverable cost.
The nature of the capital projects and timing identified in the Chapter reflect Council's
current intention. Over time, however, Township projects and Council priorities may
change; accordingly, Council's intentions may be altered, and different capital projects
(and timing) may be necessary to meet the need for services required by new growth.
5.2 Service Levels and 10-Year Capital Costs for Township-
wide D.C. Services Calculation
This section evaluates the development-related capital requirements for all Township-
wide services over a 10-year planning period.
5.2.1 Services Related to a Highway
The Township's inventory of roadways is measured in kilometres (km) and is further
classified as paved and unpaved roads, along with barrier/guiderails/posts. The
Township currently owns 227.32 km of D.C. eligible roads, of which 169.22 km are
paved, 55.7 are unpaved, and 2.40 km of barrier/guiderails/posts. Additionally, the
Township owns and maintains a total of 122 bridges, culverts, and structures along with
29 streetlights along D.C. eligible roads. Further, 21,288 sq.ft. of roads operations
facility space is owned and used by the Township for Services Related to a Highway,
along with approximately 21 vehicles and equipment to service the roads.
Watson & Associates Economists Ltd.
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The total inventory of assets over the past 15-years results in an invested level of
service of $24,517 per capita. When applied to the 10-year forecast population, a
maximum D.C. eligible cost of approximately $7.26 million is applicable.
Table 5-1 provides the 10-year capital program for Services Related to a Highway. The
capital program includes a total gross capital cost of $589,800 over the 2024-2033
forecast period. Deductions related to the benefit to the existing development were
applied of $69,800. Finally, $106,830 in existing D.C. reserve fund balances has been
deducted from the forecast D.C. recoverable capital needs. As a result, the total D.C.
recoverable cost of $413,170 has been included in the charge, of which approximately
$338,800 (82%) and $74,370 million (12%) has been attributed to residential and non-
residential developments, respectfully, based on the incremental growth anticipated in
population and employment over the 10-year forecast period (i.e., 296 net population
and 66 employees).
5.2.2 Fire Protection Services
The Township currently provides Fire Protection Services to its community through
three (3) different fire facilities, one located in the Township of Melancthon and one
each located in the Towns of Shelburne and Mono. Each facility is shared with the
Township, and the capital costs are proportioned as follows:
- The Mulmur-Melancthon Honeywood Fire Station: The Township's proportionate
share is 50% of the total facility, which equates to approximately 3,375 sq.ft.
Additionally, the Township's share is 50% of the Sea-Cans located at the fire
station.
- Shelburne Fire Hall: The Township's share is adjusted annually, which has
ranged between 7.37% to 10.61% over the past 15-years, with the 2023 share
based on 7.37% of the total facility, equating to approximately 526 sq.ft. of the
total facility.
- Rosemont District Fire Department (Located in the Town of Mono): The
Township's proportionate share was 1/3 between 2009 and 2017, after which the
annual share varies annually. Between 2018 and 2023, the Township's share
has ranged between 51.21% and 52.13%. Based on the 2023 share of 52.13%
of the total facility, approximately 3,798 sq.ft. of the facility was attributed to the
Township. The Township also shares in the use the Sea-Cans located at the fire
station based on the same proportionate shares.
Watson & Associates Economists Ltd.
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In total, the Township was responsible for approximately 7,700 sq.ft. of fire facilities in
2023 to provide fire protection services to its community. Further, with the proportionate
shares indicated above, the Township also shares proportionately in vehicle and
equipment, along with small equipment and gear for firefighters.
The total inventory of assets over the past 15-years results in an invested level of
service of $1,590 per capita. When applied to the 10-year forecast population, a
maximum D.C. eligible cost of approximately $470,600 is applicable.
The 10-year capital program for Fire Protection Services is provided in Table 5-2. The
capital program included a total gross capital cost of approximately $2.13 million over
the 2024-2033 forecast period. As the Honeywood and Shelburne Fire Services are
shared with the Township of Melancthon and Town of Shelburne, other deductions have
made against each capital project related to these stations to account for the
contribution from the other member municipalities. In total, the deductions equate to
approximately $1.71 million. Further, $229,612 in existing D.C. reserve funds has been
deducted from the capital costs resulting in net D.C. recoverable costs of $190,968.
The D.C. recoverable costs have been apportioned to residential and non-residential
development, with residential development incurring $156,596 (82%) and non-
residential development incurring $34,374 (18%) of the total D.C. recoverable costs
based on the relationship of incremental population and employment growth.
5.2.3 Parks and Recreation Services
The Township provides a variety of parks and recreation-related assets to service the
community. It should be noted that some of the assets are located within the Township
while others are shared and located in neighbouring municipalities. Currently, the
Township maintains approximately 28.6 acres of developed parkland and 10 parkland
amenities such as ball diamonds, a batting cage, playgrounds, basketball courts, etc.
Further, 702 linear metres of trails are owned and maintained within the boundaries of
the Township. In addition, the Township was responsible for 25,826 sq.ft. of recreation
facility space in 2023, along with 4.25 vehicles and equipment (some of which are
shared with other services).
The total inventory of assets over the past 15-years provides in an invested level of
service of approximately $4,300 per capita. When applied to the 10-year forecast
population, a maximum D.C. eligible cost of approximately $1.27 million is applicable.
Watson & Associates Economists Ltd.
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Table 5-3 provides the associated 10-year capital program for Parks and Recreation
Services. The gross capital costs identified in the capital program totals approximately
$5.34 million and relates to additional park amenities, trail development and a
renovation & expansion of the North Dufferin Community Centre Arena. Deductions
related to post-period benefits beyond the 10-year planning period of $938,000 have
been applied, specific to the North Dufferin Community Centre Arena Renovation and
Expansion project. Further, a deduction to realize the benefit to the existing community
for capital projects of approximately $2.78 million, has been made, along with a
deduction of $348,151 to recognize the existing 2023 year-end D.C. reserve fund
balance. Therefore, the total D.C. recoverable amount of approximately $1.27 million
has been included in the calculation of the charge. As the predominate users of Parks
and Recreation Services tend to be residents of the Township, the forecast D.C.
recoverable costs have been allocated 95% to residential and 5% for non-residential
development, resulting in approximately $1.21 million attributed to residential
developments and approximately $63,560 attributed for non-residential development.
5.2.4 Library Services
The Township currently has an agreement with the Town of Shelburne to utilize a
portion of Shelburne Public Library. The Township's proportionate share of capital
costs varies annually and was 10.5% in 2023. As a result, the Township share of facility
space has ranged from 565 sq.ft. to 706 sq.ft. over the past 15 years. In addition, the
Township is responsible for 7,446 items of library collection materials. Therefore, the
inventory of assets that the Township has been responsible for over the past 15-years
equates in a level of service of $169 per capita. When applied to the 10-year forecast
population, a maximum D.C. eligible cost of approximately $50,150 could be included in
the D.C. calculation.
The gross capital costs required to accommodate growth is estimated at $174,200. As
the Township shares in the Shelburne Public Library, a deduction of $44,750 for the
capital costs that are the responsibility of the other municipalities, in relation to three
"Pop up" Satellite Branches, has been made to ensure that the Township's portion of
the capital cost are what is to be considered for recovery through D.C.s. Additionally, it
is anticipated that two of these "Pop up" Satellite Branches will be funded through
grants. A provision has also been identified to allow for the expansion of the collection
materials required to service the growth population of the Township in the amount of
$24,200. A deduction of $2,351 related to the 2023 year-end D.C. reserve fund has
Watson & Associates Economists Ltd.
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also been made. As a result, the Township's total D.C. recoverable cost of
approximately $27,100 has been included in the charge. As the predominate users of
Library Services tend to be residents, the forecast D.C. recoverable costs have been
allocated 95% to residential and 5% for non-residential development. This allocation
equates to approximately $25,740 and $1,355 has been attributed to residential and
non-residential developments, respectfully
5.2.5 Growth-Related Studies
Upon enactment of Bill 185, the Township intends to amend the D.C. by-laws to
embrace the policies related to the removal of the mandatory phase-in of charges, the
reduced time for the D.C. rate freeze related to site plan and zoning by-law amendment
planning applications, and include the cost of growth-related studies including the
Development Charges Studies, which is estimated to be approximately $1,300 per
single detached home and approximately $0.60 per sq.ft. for non-residential
developments. The studies anticipated for inclusion are as follows:
- Development Charge Studies;
- Roads Needs Study;
- Parks & Recreation Master Plan;
- Official Plan Update;
- Zoning By-law Update; and
- Design Standards.
The list of growth-studies, including the gross costs, deductions for benefit to existing,
and net growth-related costs would be provided in more detail though an amending by-
law process once in effect.
.
Watson & Associates Economists Ltd.
PAGE 5-6
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Table 5-1
Township of Mulmur
Infrastructure Costs Included in the Development Charge Calculation
Services Related to a Highway
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2033
82%
18%
Roads and Related:
1
5 Side Road (Centre Line to First Line East) -
Upgrade from Gravel to Paved (1.34 km)
2024
252,300
-
252,300
69,800
182,500
149,650
32,850
Facilities:
2
Salt Storage Building
2024
143,000
-
143,000
-
143,000
117,260
25,740
Vehicles and Equipment:
3
Sidewalk Plow
2028-2033
143,000
-
143,000
-
143,000
117,260
25,740
4
Plow Attachments for 1 Ton Truck
2025-2026
51,500
-
51,500
-
51,500
42,230
9,270
Adjustments:
5
Reserve Fund Adjustment
106,830
(106,830)
(87,601)
(19,229)
Total
589,800
-
-
589,800
176,630
-
413,170
338,799
74,371
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital
Cost
Estimate
(2024$)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Attributable
to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-7
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Table 5-2
Township of Mulmur
Infrastructure Costs Included in the Development Charge Calculation
Fire Protection Services
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2033
82%
18%
Shelburne Station:
1
Provision for Building Addition (Mulmur Share)
2028
1,394,000
-
1,291,300
102,700
-
102,700
84,214
18,486
2
Provision for Additional Firefighter Equipment
(Shelburne - 4 additional - Mulmur Share)
2024-2025
33,040
-
30,600
2,440
-
2,440
2,001
439
3
Provision for Additional Firefighter Equipment
(Shelburne - 4 additional - Mulmur Share)
2028-2033
33,040
-
30,600
2,440
-
2,440
2,001
439
4
Additional Service Vehicle (Shelburne - 4
additional - Mulmur Share)
2028-2033
75,000
-
69,500
5,500
-
5,500
4,510
990
Honeywood Station:
5
Pick-up Truck
2025-2033
59,000
-
29,500
29,500
-
29,500
24,190
5,310
6
Provision for additional fire facility
2025-2033
500,000
-
239,200
260,800
-
260,800
213,856
46,944
7
Additional Hose & Nozzels
2024
33,000
-
15,800
17,200
-
17,200
14,104
3,096
Adjustments:
8
Reserve Fund Adjustment
229,612
(229,612)
(188,282)
(41,330)
Total
2,127,080
-
1,706,500
420,580
229,612
-
190,968
156,593
34,374
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Gross
Capital
Cost
Estimate
(2024$)
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Attributable
to New
Development
Total
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Watson & Associates Economists Ltd.
PAGE 5-8
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Table 5-3
Township of Mulmur
Infrastructure Costs Included in the Development Charge Calculation
Parks and Recreation Services
Proj.
No.
Useful
Life
(years)
Residential
Share
Non-
Residential
Share
2024 to 2033
95%
5%
1
Honeywood Bleachers (2 sets)
20
2024
2024
24,000
-
24,000
-
24,000
22,800
1,200
2
Honeywood Storage Shed
40
2024
2024
20,000
-
20,000
-
20,000
19,000
1,000
3
North Dufferin Community Centre Arena
Renovation and Expansion
50
2033
2043
2033-2043
5,000,000
938,000
4,062,000
2,739,000
1,323,000
1,256,850
66,150
4
Washrooms at Thomson Trail Park
50
2029
2033
2029-2033
175,000
-
175,000
-
175,000
166,250
8,750
5
Upgrading to Pavement of Thomson Trail
50
2025
2028
2025-2028
99,900
-
99,900
42,500
57,400
54,530
2,870
6
Violet Hill Trail
25
2025
2027
2025-2027
20,000
-
20,000
-
20,000
19,000
1,000
Adjustments:
7
Reserve Fund Balance
348,151
(348,151)
(330,744)
(17,408)
Total
5,338,900
938,000
-
4,400,900
3,129,651
-
1,271,249
1,207,686
63,562
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Attributable
to New
Development
Total
Gross
Capital
Cost
Estimate
(2024$)
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
From
Timing
(year)
To
Timing
(year)
Watson & Associates Economists Ltd.
PAGE 5-9
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Table 5-4
Township of Mulmur
Infrastructure Costs Included in the Development Charge Calculation
Library Services
Proj.
No.
Useful
Life
(years)
Residential
Share
Non-
Residential
Share
2024 to 2033
95%
5%
1
"Pop-Up" Sattelite Branch (Book Vending
Machines) (3)
25
2024
2033
2024-2033
150,000
-
44,750
105,250
-
100,000
5,250
4,988
263
2
Provision for Additional Collection Materials & E-
Materials
10
2024
2033
2024-2033
24,200
-
24,200
-
24,200
22,990
1,210
Adjustments:
3
Reserve Adjustment
2,351
(2,351)
(2,233)
(118)
Total
174,200
-
44,750
129,450
2,351
100,000
27,099
25,744
1,355
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
From
Timing
(year)
To
Timing
(year)
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Attributable
to New
Development
Gross
Capital
Cost
Estimate
(2024$)
Total
Less:
Potential D.C. Recoverable Cost
Post
Period
Benefit
Other
Deductions
Watson & Associates Economists Ltd.
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Chapter 6
D.C. Calculation
Watson & Associates Economists Ltd.
PAGE 6-1
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6. D.C. Calculation
Table 6-1 calculates the proposed uniform D.C.s to be imposed for each service
(Services Related to a Highway, Fire Protection Services, Parks & Recreation Services,
and Library Services) on development within the Township's 10-year forecast period
(2024-2033).
The calculation for residential development is generated on a per capita basis and is
based upon four (4) forms of housing types (singles and semi-detached dwellings, other
multiple dwellings, bachelor and 1-bedroom apartments, and 2+ bedrooms apartments).
The non-residential D.C. has been calculated on a uniform per sq.ft. of G.F.A. basis for
all types of non-residential development (industrial, commercial, institutional, and
primary).
The D.C. eligible costs for each service component were determined in Chapter 5 for all
Township-wide services, based on their associated proposed capital programs.
For the residential calculations, the total cost is divided by the "gross" (new resident)
population to determine the per capita amount. The residential D.C. recoverable capital
cost calculations set out in Chapter 5 are based on the net anticipated population
increase (the forecast new unit population less the anticipated decline in existing units).
The cost per capita is then multiplied by the average occupancy of the new units
(Appendix A, Schedule 5) to calculate the charges in Table 6-1.
Table 6-2 provides the schedule of charges that is applicable for all services by type of
development, and Table 6-3 summarizes the gross capital expenditures and sources of
revenue for works to be undertaken during the 10-year life of the by-laws.
Watson & Associates Economists Ltd.
PAGE 6-1
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Table 6-1
Township of Mulmur
Township-wide Services D.C. Calculation
2024-2033
2024$ D.C.-Eligible Cost
2024$ D.C.-Eligible Cost
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
1. Services Related to a Highway
1.1
Roads and related, facilities, vehicles & equipment
338,799
74,371
3,052
1.37
2. Fire Protection Services
2.1
Fire facilities, vehicles & equipment
156,593
34,374
1,411
0.64
3. Parks and Recreation Services
3.1
Park development, amenities, trails, recreation facilities, vehicles, and equipment
1,207,686
63,562
10,880
1.17
4. Library Services
4.1
Library facilities and collection materials
25,744
1,355
232
0.03
TOTAL
$1,728,823
$173,662
$15,575
$3.21
D.C.-Eligible Capital Cost
$1,728,823
$173,662
10-Year Gross Population/GFA Growth (sq.ft.)
331
54,100
Cost Per Capita/Non-Residential GFA (sq.ft.)
$5,223.03
$3.21
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.982
$15,575
Other Multiples
2.951
$15,413
Apartments - 2 Bedrooms +
2.213
$11,559
Apartments - Bachelor and 1 Bedroom
1.100
$5,745
SERVICE
Watson & Associates Economists Ltd.
PAGE 6-1
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Table 6-2
Township of Mulmur
Township-wide Services D.C. Calculation
2024-2033
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
(per sq.ft. of Gross
Floor Area)
Township-Wide Services:
Services Related to a Highway
3,052
3,020
2,265
1,126
1.37
Fire Protection Services
1,411
1,397
1,047
521
0.64
Parks and Recreation Services
10,880
10,767
8,074
4,013
1.17
Library Services
232
230
172
86
0.03
Total Township-Wide Services
$15,575
$15,414
$11,558
$5,746
$3.21
RESIDENTIAL
Service
Watson & Associates Economists Ltd.
PAGE 6-2
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Table 6-3
Township of Mulmur
Gross Expenditure and Sources of Revenue Summary for Costs
to be Incurred over the 10-Year Life of the By-laws
Sources of Financing
Tax Base or Other Non-D.C. Source
D.C. Reserve Fund
Other
Deductions
Benefit to
Existing
Other Funding
Residential
Non-Residential
1.
Services Related to a Highway
1.1
Roads and related, facilities, vehicles & equipment
589,800
-
176,630
-
-
338,799
74,371
2.
Fire Protection Services
2.1
Fire facilities, vehicles & equipment
2,127,080
1,706,500
229,612
-
-
156,593
34,374
3.
Parks and Recreation Services
3.1
Park development, amenities, trails, recreation facilities,
vehicles, and equipment
5,338,900
-
3,129,651
-
938,000
1,207,686
63,562
4.
Library Services
4.1
Library facilities and collection materials
174,200
44,750
2,351
100,000
-
25,744
1,355
Total Expenditures & Revenues
$8,229,980
$1,751,250
$3,538,244
$100,000
$938,000
$1,728,823
$173,662
Post D.C. Period
Benefit
Total Gross Cost
Service
Watson & Associates Economists Ltd.
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Chapter 7
D.C. Policy Recommendations
and D.C. By-law Rules
Watson & Associates Economists Ltd.
PAGE 7-1
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7. D.C. Policy Recommendations and D.C. By-law
Rules
7.1 Introduction
This chapter outlines the D.C. policy recommendations and by-law rules.
Subsection 5 (1) 9 of the D.C.A. states that rules must be developed:
"to determine if a development charge is payable in any particular case
and to determine the amount of the charge, subject to the limitations set
out in subsection 6."
Paragraph 10 of the section goes on to state that the rules may provide for exemptions,
phasing in and/or indexing of D.C.s.
Subsection 5 (6) establishes the following restrictions on the rules:
- the total of all D.C.s that would be imposed on anticipated development must not
exceed the capital costs determined under subsection 5 (1) 2-7 for all services
involved;
- if the rules expressly identify a type of development, they must not provide for it
to pay D.C.s that exceed the capital costs that arise from the increase in the
need for service for that type of development; however, this requirement does not
relate to any particular development; and
- if the rules provide for a type of development to have a lower D.C. than is
allowed, the rules for determining D.C.s may not provide for any resulting
shortfall to be made up via other development.
With respect to "the rules," section 6 states that a D.C. by-law must expressly address
the matters referred to above re subsection 5 (1) paragraphs 9 and 10, as well as how
the rules apply to the redevelopment of land.
The rules provided give consideration for the recent amendments to the D.C.A. as
summarized in Chapter 1. However, these policies are provided for Council's
consideration and may be refined prior to adoption of the by-law.
Watson & Associates Economists Ltd.
PAGE 7-2
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7.2 D.C. By-law Structure
It is recommended that:
- The Township uses a uniform Municipal-wide D.C. calculation for all services;
- The Township imposes individual D.C. by-laws for each service to prevent
potential loss of D.C. revenue with potential future amendments.
7.3 D.C. By-law Rules
The following sets out the recommended rules governing the calculation, payment, and
collection of D.C.s in accordance with subsection 6 of the D.C.A.
It is recommended that the following provides the basis for the D.C.s:
7.3.1 Payment in any Particular Case
In accordance with the D.C.A., s.2(2), a D.C. be calculated, payable and collected
where the development requires one or more of the following:
(a) the passing of a zoning by-law or of an amendment to a zoning by-law under
section 34 of the Planning Act;
(b) the approval of a minor variance under section 45 of the Planning Act;
(c) a conveyance of land to which a by-law passed under subsection 50 (7) of the
Planning Act applies;
(d) the approval of a plan of subdivision under section 51 of the Planning Act;
(e) a consent under section 53 of the Planning Act;
(f) the approval of a description under section 9 of the Condominium Act, 1998; or
(g) the issuing of a permit under the Building Code Act, 1992 in relation to a building
or structure.
7.3.2 Determination of the Amount of the Charge
The following convention be adopted:
1. Costs allocated to residential uses will be assigned to different types of
residential units based on the average occupancy for each housing type
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constructed during the previous decade. Costs allocated to non-residential uses
will be assigned based on the amount of square feet of G.F.A. constructed for
eligible uses (i.e., primary, industrial, commercial, and institutional).
2. Costs allocated to residential and non-residential uses are based upon a number
of conventions, as may be suited to each Township circumstance, as follows:
- For Fire Protection Services and Services Related to a Highway, an 82%
residential and 18% non-residential attribution has been made to
recognize the residential and non-residential sector uses over the
Township-wide 10-year forecast period for both services;
- Parks and Recreation and Library Service residential and non-residential
attributions have been determined based on an allocation of 95% to
residential development, and 5% to non-residential development.
7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)
As a result of the redevelopment, conversion, demolition, or change of use of a building,
or structure or part thereof, the development changes payable by the proposed
development shall be credited by the amount to which the previous use of the building
or structure was subject to development charges at the time the By-law was passed. A
credit shall not be warranted where a building, or structure or part thereof was
demolished, and no building permit has been issued within two (2) years from the date
of issuance of the demolition permit and shall not exceed the amount of the
development charges payable with respect to new or proposed development. Further,
No credit shall be given with respect to the redevelopment, conversions, demolition, or
change of use of a building, or structure or part thereof where the existing building or
structure or part thereof would have been exempt from development charges in
accordance with the By-law.
Finally, where a non-residential building and associated use is proposed to be relocated
to a different lot and the existing building demolished, the new building shall be credited
in accordance with Subsections 9.1, 9.2,9.3 &. 9.4 of by-law 30-19, as amended. If the
relocation of the non-residential building and use results in an increased demand on
services, the increase in demand for services shall be payable in accordance with the
provisions of this By-law. If, in the future, redevelopment of the demolished site is
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proposed, the new proposed development of the site shall be subject to the full
Development Charge as the service capacity associated with the demolished site has
effectivity been transferred.
7.3.4 Exemptions
Statutory exemptions include the following:
- Partial exemption for industrial building additions of up to and including 50% of
the existing G.F.A. (defined in O. Reg. 82/98, section 1) of the building; for
industrial building additions that exceed 50% of the existing G.F.A., only the
portion of the addition in excess of 50%, is subject to D.C.s (subsection 4 (3) of
the D.C.A.);
- Full exemption for buildings or structures owned by and used for the purposes of
any municipality, local board, or Board of Education;
- Full exemption for additional residential development in existing and new
buildings:
o May add up to two additional residential units with one being in an
ancillary structure for a single detached, semi-detached, or row house
o One additional unit or 1% of the units in an existing rental residential
building with four or more residential units
- Full exemption for additional residential development in new dwellings:
development that includes the creation of up to two additional dwelling units
(based on prescribed limits set out in section 2 of O. Reg. 82/98); and
- Full exemption for a university in Ontario that receives direct, regular, and
ongoing operating funding from the Government of Ontario;
- Full exemption for affordable units, attainable units, (once proclaimed); and
- Affordable inclusionary zoning units and Non-Profit housing developments;
- Partial exemption through a discount for rental housing units based on bedroom
size as prescribed (i.e., three or more bedrooms - 25% discount, two bedrooms -
20% discount, and all others - 15% discount).
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Non-statutory (discretionary exemptions) include the following:
- Non-residential buildings used accessory to an agricultural use;
- The portion of a Place of Worship used for worship and that is exempt from
taxation as a place of worship under the Assessment Act, R.S.O. 1990, c. A.31,
as amended, and does not include portions of buildings used for any commercial
or institutional uses, including, but not limited to, daycare facilities, private
schools, and entertainment facilities, or for residential purposes; and
- Temporary buildings where the owner has completed an agreements with the
Township specifying the owner's obligation to remove the building,
7.3.5 Mandatory Phasing In
As required by the More Homes Built Faster Act, the calculated D.C. will be phased-in
over a five-year period as follows:
- Year 1 - 80% of the maximum charge;
- Year 2 - 85% of the maximum charge;
- Year 3 - 90% of the maximum charge;
- Year 4 - 95% of the maximum charge; and
- Year 5 to expiry - 100% of the maximum charge.
7.3.6 Timing of Collection
The D.C.s for all services and classes are payable upon issuance of a building permit
for each dwelling unit, building, or structure, subject to early or late payment
agreements entered into by the Township and an owner under s. 27 of the D.C.A.
Rental housing and institutional developments will pay D.C.s in six equal annual
payments commencing at occupancy. Moreover, the D.C. amount for all developments
occurring within two (2) years of a Site Plan or Zoning By-law Amendment planning
approval (for applications submitted after January 1, 2020), shall be determined based
on the D.C. in effect on the day of the applicable Site Plan or Zoning By-law
Amendment application.
Installment payments and payments determined at the time of Site Plan or Zoning By-
law Amendment application are subject to annual interest charges. The maximum
interest rate the Township can impose is the average prime rate plus 1%.
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7.3.7 Indexing
Indexing of the D.C.s shall be implemented on a mandatory basis annually on January
1st, in accordance with the Statistics Canada Quarterly, Non-Residential Building
Construction Price Index (Table 18-10-0135-01)1 for the most recent year-over-year
period.
7.3.8 D.C. Spatial Applicability
The D.C.A. historically has provided the opportunity for a municipality to impose
municipal-wide charges or area specific charges. Sections 2(7) and 2(8) of the D.C.A.
provide that a D.C. by-law may apply to the entire municipality or only part of it and
more than one D.C. by-law may apply to the same area. The D.C.A. now require
municipalities to consider the application of municipal-wide and area-specific D.C.s.
s.10(2) (c.1) requires Council to consider the use of more than one D.C. by-law to
reflect different needs from services in different areas. Most municipalities in Ontario
have established uniform, municipal-wide D.C.s. When area-specific charges are used,
it is generally to underpin master servicing and front-end financing arrangements for
more localized capital costs.
The rationale for maintaining a municipal-wide D.C. approach is based, in part, on the
following:
1. All municipal services, except for water and wastewater, require that the average
15-year service standard be calculated. This average service standard multiplied
by growth in the municipality, establishes an upper ceiling on the amount of funds
that can be collected from all developing landowners. Section 4 (4) of O. Reg.
82/98 provides that "if a development charge by-law applies to a part of the
municipality, the level of service and average level of service cannot exceed that
which would be determined if the by-law applied to the whole municipality." Put in
layman terms, the average service standard multiplied by the growth within the
specific area would establish an area-specific ceiling which would significantly
reduce the total revenue recoverable for the municipality hence potentially
resulting in D.C. revenue shortfalls and impacts on property taxes.
2. Expanding on item 1, attempting to impose an area charge potentially causes
equity issues in transitioning from a municipal-wide approach to an area-specific
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approach. For example, if all services were now built (and funded) within Area A
(which is 75% built out) and this was funded with some revenues from Areas B
and C, moving to an area-rating approach would see Area A contribute no funds
to the costs of services in Areas B and C. The D.C.s would be lower in Area A
(as all services are now funded) and higher in Areas B and C. As well, funding
shortfalls may then potentially encourage the municipality to provide less services
to Areas B and C due to reduced revenue.
3. Many services provided (roads, parks & recreation facilities) are not restricted to
one specific area and are often used by all residents. For example, arenas
located in different parts of the municipality will be used by residents from all
areas depending on the programing of the facility (i.e., a public skate is available
each night, but at a different arena; hence usage of any one facility at any given
time is based on programming availability).
Based on the foregoing and discussions with Township staff, there is no apparent
justification for the establishment of area-specific D.C.s at this time. The
recommendation is to apply Township-wide D.C.s for all services.
7.4 Other D.C. By-law Provisions
It is recommended that:
7.4.1 Categories of Services for Reserve Fund and Credit Purposes
It is recommended that the Township's D.C. collections be contributed into four (4)
separate reserve funds, including:
- Services Related to a Highway;
- Fire Protection Services;
- Parks and Recreation Services; and
- Library Services.
In addition, the existing reserve fund balance for policing services should be closed
once all funding has been spent for the purposes for which the funds were collected.
Further, the reserve fund for growth-related studies is fully committed and can be closed
once all funds have been utilized.
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7.4.2 By-law In-force Date
A by-law under the D.C.A. comes into force on the day after which the by-law is passed
by Council.
7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter-
Reserve Fund Borrowing
The minimum interest rate is the Bank of Canada rate on the day on which the by-laws
come into force (as per s.11 of O. Reg. 82/98).
7.5 Other Recommendations
It is recommended that Council:
"Whenever appropriate, request that grants, subsidies and other
contributions be clearly designated by the donor as being to the benefit of
existing development or new development, as applicable;"
"Adopt the assumptions contained herein as an 'anticipation' with respect
to capital grants, subsidies, and other contributions;"
"Adopt the D.C. approach to calculate the charges on a uniform Township-
wide basis for all services."
"Approve the capital project listing set out in Chapter 5 of the D.C.
Background Study dated April 16, 2024, subject to further annual review
during the capital budget process;"
"Approve the D.C. Background Study dated April 16, 2024, as amended (if
applicable);"
"Determine that no further public meeting is required;" and
"Approve the D.C. By-laws as set out in Appendices G through J"
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Chapter 8
By-law Implementation
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8. By-law Implementation
8.1 Public Consultation Process
8.1.1 Introduction
This chapter addresses the mandatory, formal public consultation process (section
8.1.2), as well as the optional, informal consultation process (section 8.1.3). The latter
is designed to seek the co-operation and participation of those involved, in order to
produce the most suitable policy. Section 8.2 addresses the anticipated impact of the
D.C. on development from a generic viewpoint.
8.1.2 Public Meeting of Council
Section 12 of the D.C.A. indicates that before passing a D.C. by-law, Council must hold
at least one public meeting, giving at least 20 clear days' notice thereof, in accordance
with the Regulation. Council must also ensure that the proposed by-law and
background report are made available to the public at least two weeks prior to the (first)
meeting.
Any person who attends such a meeting may make representations related to the
proposed by-law.
If a proposed by-law is changed following such a meeting, Council must determine
whether a further meeting (under this section) is necessary (i.e., if the proposed by-law
which is proposed for adoption has been changed in any respect, Council should
formally consider whether an additional public meeting is required, incorporating this
determination as part of the final by-law or associated resolution. It is noted that
Council's decision, once made, is final and not subject to review by a Court or the
Ontario Land Tribunal (O.L.T.) (formerly the Local Planning Appeal Tribunal (L.P.A.T.)).
8.1.3 Other Consultation Activity
There are three broad groupings of the public who are generally the most concerned
with municipal D.C. policy:
1. The first grouping is the residential development community, consisting of land
developers and builders, who are typically responsible for generating the majority
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of the D.C. revenues. Others, such as realtors, are directly impacted by D.C.
policy. They are, therefore, potentially interested in all aspects of the charge,
particularly the quantum by unit type, projects to be funded by the D.C. and the
timing thereof, and municipal policy with respect to development agreements,
D.C. credits and front-ending requirements.
2. The second public grouping embraces the public at large and includes taxpayer
coalition groups and others interested in public policy.
3. The third grouping is the industrial/commercial/institutional/primary development
sector, consisting of land developers and major owners or organizations with
significant construction plans, such as hotels, entertainment complexes,
shopping centres, offices, industrial buildings, institutional buildings, and
buildings on agricultural lands. Also involved are organizations such as Industry
Associations, the Chamber of Commerce, the Board of Trade, and the Economic
Development Agencies, who are all potentially interested in Municipal D.C.
policy. Their primary concern is frequently with the quantum of the charge, gross
floor area exclusions such as basements, mechanical or indoor parking areas, or
exemptions and phase-in or capping provisions in order to moderate the impact.
8.1.4 Anticipated Impact of the Charge on Development
The establishment of sound D.C. policy often requires the achievement of an
acceptable balance between two competing realities. The first is that high non-
residential D.C.s can, to some degree, represent a barrier to increased economic
activity and sustained industrial/commercial growth, particularly for capital intensive
uses. Also, in many cases, increased residential D.C.s can ultimately be expected to be
recovered via housing prices and can impact project feasibility in some cases (e.g.,
rental apartments).
On the other hand, D.C.s or other municipal capital funding sources need to be obtained
in order to help ensure that the necessary infrastructure and amenities are installed.
The timely installation of such works is a key initiative in providing adequate service
levels and in facilitating strong economic growth, investment, and wealth generation.
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8.2 Implementation Requirements
8.2.1 Introduction
Once the Municipality has calculated the charge, prepared the complete background
study, carried out the public process and passed a new by-law, the emphasis shifts to
implementation matters. These include notices, potential appeals and complaints,
credits, front-ending agreements, subdivision agreement conditions and finally the
collection of revenues and funding of projects.
The sections that follow present an overview of the requirements in each case.
8.2.2 Notice of Passage
In accordance with section 13 of the D.C.A., when a D.C. by-law is passed, the
Municipal Clerk shall give written notice of the passing and of the last day for appealing
the by-law (the day that is 40 days after the day it was passed). Such notice must be
given no later than 20 days after the day the by-law is passed (i.e., as of the day of
newspaper publication or the mailing of the notice).
Section 10 of O. Reg. 82/98 further defines the notice requirements which are
summarized as follows:
- notice may be given by publication in a newspaper which is (in the Clerk's
opinion) of sufficient circulation to give the public reasonable notice, or by
personal service, fax, or mail to every owner of land in the area to which the by-
law relates;
- subsection 10 (4) lists the persons/organizations who must be given notice; and
- subsection 10 (5) lists the eight items that the notice must cover.
8.2.3 By-law Pamphlet
In addition to the "notice" information, the Municipality must prepare a "pamphlet"
explaining each D.C. by-law in force, setting out:
- a description of the general purpose of the D.C.s;
- the "rules" for determining if a charge is payable in a particular case and for
determining the amount of the charge;
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- the services to which the D.C.s relate; and
- a description of the general purpose of the Treasurer's statement and where it
may be received by the public (see Appendix D).
Where a by-law is not appealed to the O.L.T., the pamphlet must be readied within 60
days after the by-law comes into force. Later dates apply to appealed by-laws.
The Municipality must give one copy of the most recent pamphlet without charge, to any
person who requests one.
8.2.4 Appeals
Sections 13 to 19 of the D.C.A. set out the requirements relative to making and
processing a D.C. by-law appeal and O.L.T. hearing in response to an appeal. Any
person or organization may appeal a D.C. by-law to the O.L.T. by filing a notice of
appeal with the Municipal Clerk, setting out the objection to the by-law and the reasons
supporting the objection. This must be done by the last day for appealing the by-law,
which is 40 days after the by-law is passed.
The Municipality is conducting a public consultation process in order to address the
issues that come forward as part of that process, thereby avoiding or reducing the need
for an appeal to be made.
8.2.5 Complaints
A person required to pay a D.C., or his agent, may complain to the Municipal Council
imposing the charge that:
- the amount of the charge was incorrectly determined;
- the reduction to be used against the D.C. was incorrectly determined; or
- there was an error in the application of the D.C.
Sections 20 to 25 of the D.C.A. set out the requirements that exist, including the fact
that a complaint may not be made later than 90 days after a D.C. (or any part of it) is
payable. A complainant may appeal the decision of Municipal Council to the O.L.T.
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8.2.6 Credits
Sections 38 to 41 of the D.C.A. set out a number of credit requirements, which apply
where a municipality agrees to allow a person to perform work in the future that relates
to a service in the D.C. by-law.
These credits would be used to reduce the amount of D.C.s to be paid. The value of
the credit is limited to the reasonable cost of the work which does not exceed the
average level of service. The credit applies only to the service to which the work relates
unless the municipality agrees to expand the credit to other services for which a D.C. is
payable.
8.2.7 Front-Ending Agreements
The Municipality and one or more landowners may enter into a front-ending agreement
that provides for the costs of a project that will benefit an area in the Municipality to
which the D.C. by-law applies. Such an agreement can provide for the costs to be
borne by one or more parties to the agreement who are, in turn, reimbursed in future by
persons who develop land defined in the agreement.
Part III of the D.C.A. (sections 44 to 58) addresses front-ending agreements and
removes some of the obstacles to their use which were contained in the Development
Charges Act, 1989. Accordingly, the Municipality assesses whether this mechanism is
appropriate for its use, as part of funding projects prior to Municipal funds being
available.
8.2.8 Severance and Subdivision Agreement Conditions
Section 59 of the D.C.A. prevents a municipality from imposing directly or indirectly, a
charge related to development or a requirement to construct a service related to
development, by way of a condition or agreement under section 51 or section 53 of the
Planning Act, except for:
- "local services, related to a plan of subdivision or within the area to which the
plan relates, to be installed or paid for by the owner as a condition of approval
under section 51 of the Planning Act;" and
- "local services to be installed or paid for by the owner as a condition of approval
under section 53 of the Planning Act."
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It is also noted that subsection 59 (4) of the D.C.A. requires that the municipal approval
authority for a draft plan of subdivision under subsection 51 (31) of the Planning Act,
use its power to impose conditions to ensure that the first purchaser of newly subdivided
land is informed of all the D.C.s related to the development, at the time the land is
transferred.
In this regard, if the municipality in question is a commenting agency, in order to comply
with subsection 59 (4) of the D.C.A. it would need to provide to the approval authority
information regarding the applicable municipal D.C.s related to the site.
If the Municipality is an approval authority for the purposes of section 51 of the Planning
Act, it would be responsible to ensure that it collects information from all entities that
can impose a D.C.
The most effective way to ensure that purchasers are aware of this condition would be
to require it as a provision in a registered subdivision agreement, so that any purchaser
of the property would be aware of the charges at the time the title was searched prior to
closing a transaction conveying the lands.
Appendices
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Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
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Schedule 1
Township of Mulmur
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 3.2% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Notes:
Numbers may not add due to rounding.
Source: Watson & Associates Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings[2]
Apartments[3]
Other
Total
Households
Equivalent
Institutional
Households
3,500
3,391
26
3,365
1,258
0
5
8
1,271
24
2.668
3,590
3,478
18
3,460
1,300
5
10
0
1,315
16
2.645
3,680
3,571
16
3,555
1,370
5
10
5
1,390
15
2.569
3,770
3,655
16
3,639
1,399
5
13
5
1,422
15
2.570
4,080
3,951
18
3,933
1,504
5
21
5
1,535
16
2.574
90
87
-8
95
42
5
5
-8
44
-8
90
93
-2
95
70
0
0
5
75
-1
90
84
0
84
29
0
3
0
32
0
310
296
2
294
105
0
8
0
113
1
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Mid 2024
Mid 2034
Mid 2021 - Mid 2024
Mid 2024 - Mid 2034
Population
(Including
Census
Undercount)[1]
Year
Excluding Census Undercount
Housing Units
Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Historical
Forecast
Incremental
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Figure A-1
Township of Mulmur
Annual Housing Forecast[1]
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from Statistics Canada building permit data, 2014 to 2023, by Watson & Associates
Economists Ltd.
15
16
15
20
24
17
9
16
15
1
8
9
12
12
12
12
12
12
12
12
-5
0
5
10
15
20
25
30
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Historical Average
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Schedule 2
Township of Mulmur
Current Year Growth Forecast
Mid 2021 to Mid 2024
Mid 2021 Population
3,571
Occupants of
Units (2)
32
New Housing Units,
multiplied by P.P.U. (3)
3.355
Mid 2021 to Mid 2024
gross population increase
107
107
Occupants of New
Units
0
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2021 to Mid 2024
gross population increase
0
0
Decline in Housing
Units (4)
1,390
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.017
Mid 2021 to Mid 2024
total decline in population
-23
-23
Population Estimate to Mid 2024
3,655
Net Population Increase, Mid 2021 to Mid 2024
84
(1) 2021 population based on Statistics Canada Census unadjusted for Census undercount.
(2)
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
3.441
91%
3.118
Multiples (6)
3.196
0%
0.000
Apartments (7)
2.519
9%
0.236
Total
100%
3.355
¹ Based on 2021 Census custom database
² Based on Building permit/completion activity
(4) 2021 households taken from Statistics Canada Census.
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and
changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Estimated residential units constructed, Mid-2021 to the beginning of the growth period assuming a six-month lag between construction and
occupancy.
Population
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
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Schedule 3
Township of Mulmur
Ten Year Growth Forecast
Mid 2024 to Mid 2034
Mid 2024 Population
3,655
Occupants of
Units (2)
113
New Housing Units,
multiplied by P.P.U. (3)
2.917
Mid 2024 to Mid 2034
gross population increase
330
330
Occupants of New
Units
1
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2024 to Mid 2034
gross population increase
1
1
Decline in Housing
Units (4)
1,422
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.025
Mid 2024 to Mid 2034
total decline in population
-35
-35
Population Estimate to Mid 2034
3,951
Net Population Increase, Mid 2024 to Mid 2034
296
(1) Mid 2024 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
2.982
93%
2.771
Multiples (6)
2.951
0%
0.000
Apartments (7)
2.065
7%
0.146
one bedroom or less 1.100
two bedrooms or more 2.213
Total
100%
2.917
¹ Persons per unit based on adjusted Statistics Canada Custom 2021 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2024 households based upon 2021 Census (1,390 units) + Mid 2021 to Mid 2024 unit estimate (32 units) = 1,422 units.
(5)
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
Population
2021 Population (3,571) + Mid 2021 to Mid 2024 estimated housing units to beginning of forecast period (32 x 3.355 = 107) + (0 x 1.1 = 0) +
(1,390 x -0.017 = -23) = 3,655
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-6
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Schedule 4
Township of Mulmur
Historical Residential Building Permits
Years 2014 to 2023
[1] Includes Townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Source: Historical housing activity derived from Statistics Canada building permit data for the
Township of Mulmur, 2014-2023, by Watson & Associates Economists Ltd.
Residential Building Permits
Total
2014
15
0
0
15
2015
16
0
0
16
2016
13
0
2
15
2017
19
0
1
20
2018
24
0
0
24
Sub-total
87
0
3
90
Average (2014 - 2018)
17
0
1
18
% Breakdown
96.7%
0.0%
3.3%
100.0%
2019
17
0
0
17
2020
9
0
0
9
2021
13
0
3
16
2022
15
0
0
15
2023
1
0
0
1
Sub-total
55
0
3
58
Average (2019 - 2023)
11
0
1
12
% Breakdown
94.8%
0.0%
5.2%
100.0%
2014 - 2023
Total
142
0
6
148
Average
14
0
1
15
% Breakdown
95.9%
0.0%
4.1%
100.0%
Singles &
Semi
Detached
Multiples[1]
Apartments[2]
Year
Watson & Associates Economists Ltd.
PAGE A-7
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Schedule 5a
Township of Mulmur
Persons Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include
institutional population.
Age of
Singles and Semi-Detached
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
15 Year Average
15 Year Average Adjusted [1]
1-5
-
-
-
-
-
-
6-10
-
-
-
-
-
-
#DIV/0!
#DIV/0!
11-15
-
-
-
3.136
-
2.962
2.962
2.982
16-20
-
-
-
2.833
-
2.647
2.804
2.982
20-25
-
-
-
2.688
-
3.000
2.870
2.982
25-35
-
-
-
2.333
-
2.350
35+
-
-
2.083
2.500
3.364
2.434
2.679
2.982
Total
0.900
-
2.179
2.608
3.250
2.564
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
-
-
-
-
-
6-10
-
-
-
-
-
-
11-15
-
-
-
3.136
-
2.962
16-20
-
-
-
2.833
-
2.647
20-25
-
-
-
2.688
-
3.000
25-35
-
-
-
2.333
-
2.350
35+
-
-
2.040
2.492
3.364
2.427
Total
-
-
2.138
2.584
3.250
2.556
Watson & Associates Economists Ltd.
PAGE A-8
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Schedule 5b
Dufferin County
Person Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
[3] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include
institutional population
Age of
Multiples[1]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
15 Year Average
15 Year Average Adjusted [3]
1-5
-
-
-
3.205
-
3.196
6-10
-
-
-
2.950
-
2.714
11-15
-
-
-
-
-
2.571
2.827
2.951
16-20
-
-
-
2.667
-
2.727
2.802
2.951
20-25
-
-
-
2.882
-
2.300
2.702
2.951
25-35
-
-
-
3.250
-
3.033
35+
0.300
1.231
2.105
2.657
-
2.321
Total
0.368
1.750
2.103
2.885
-
2.581
Age of
Apartments[2]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
15 Year Average
15 Year Average Adjusted [3]
1-5
-
-
-
2.696
-
2.519
6-10
-
-
1.538
-
-
1.813
11-15
-
-
1.500
-
-
1.765
2.032
2.065
16-20
-
-
-
-
-
1.583
1.920
2.065
20-25
-
-
-
-
-
1.294
1.795
2.065
25-35
-
-
-
-
-
1.467
35+
0.643
1.204
1.776
2.318
-
1.514
Total
0.500
1.194
1.726
2.686
-
1.586
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
-
-
3.236
4.750
3.336
6-10
-
-
1.750
3.245
4.696
3.293
11-15
-
-
1.690
3.241
4.088
3.134
16-20
-
-
2.000
3.129
4.394
3.153
20-25
-
1.571
1.842
3.106
4.086
3.026
25-35
-
-
1.935
2.950
4.273
2.994
35+
1.091
1.271
1.865
2.711
3.995
2.537
Total
1.667
1.360
1.868
2.920
4.219
2.809
Watson & Associates Economists Ltd.
PAGE A-9
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Schedule 6
Township of Mulmur
Person Per Unit Structural Type and Age of Dwelling
(2021 Census)
0.00
0.00
2.96
2.65
3.00
2.35
2.43
3.20
2.71
2.57
2.73
2.30
3.03
2.32
2.52
1.81
1.76
1.58
1.29
1.47
1.51
0.00
0.50
1.00
1.50
2.00
2.50
3.00
3.50
1-5
6-10
11-15
16-20
20-25
25-35
35+
Persons Per Dwelling
Age of Dwelling
Singles and Semi-Detached
Multiples
Apartments
Multiple and Apartment P.P.U.s are based on Dufferin County.
Watson & Associates Economists Ltd.
PAGE A-10
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Schedule 7a
Township of Mulmur
Employment Forecast, 2024 to 2034
[1] Statistics Canada defines no fixed place of work (N.F.P.O.W.) employees as "persons who do not go from home to the same work
place location at the beginning of each shift". Such persons include building and landscape contractors, travelling salespersons,
independent truck drivers, etc.
Note: Statistics Canada 2021 Census place of work employment data has been reviewed. The 2021 Census employment results
have not been utilized due to a significant increase in work at home employment captured due to Census enumeration occurring
during the provincial COVID-19 lockdown from April 1, 2021 to June 14, 2021.
Source: Watson & Associates Economists Ltd.
Employment
Mid 2011
3,391
0.003
0.034
0.018
0.057
0.013
0.125
0.039
0.164
10
115
63
193
45
425
132
557
310
Mid 2016
3,478
0.007
0.099
0.028
0.051
0.026
0.211
0.066
0.277
25
345
98
178
90
735
228
963
390
Mid 2024
3,655
0.006
0.113
0.027
0.059
0.045
0.249
0.065
0.314
22
412
99
214
163
910
237
1,147
498
Mid 2034
3,951
0.006
0.118
0.028
0.063
0.045
0.260
0.066
0.326
24
466
113
248
179
1,030
260
1,290
564
#
Mid 2011 - Mid 2016
87
0.0042
0.0653
0.0096
-0.0057
0.0126
0.0860
0.0266
0.1126
15
230
35
-15
45
310
96
406
80
Mid 2016 - Mid 2024
177
-0.0012
0.0135
-0.0009
0.0075
0.0187
0.0376
-0.0007
0.0369
-3
67
2
37
73
175
9
184
108
Mid 2024 - Mid 2034
296
0.0000
0.0053
0.0014
0.0041
0.0006
0.0114
0.0010
0.0124
2
54
14
34
16
120
23
143
66
Mid 2011 - Mid 2016
17
0.0008
0.0131
0.0019
-0.0011
0.0025
0.0172
0.0053
0.0225
3
46
7
-3
9
62
19
81
16
Mid 2016 - Mid 2024
22
-0.00015
0.00169
-0.00012
0.00094
0.00234
0.00471
-0.00009
0.00462
0
8
0
5
9
22
1
23
14
Mid 2024 - Mid 2034
30
0.00000
0.00053
0.00014
0.00041
0.00006
0.00114
0.00010
0.00124
0
5
1
3
2
12
2
14
7
N.F.P.O.W.[1]
Activity Rate
Period
Population
Primary
Work at
Home
Industrial
Commercial/
Population
Related
Institutional
Total
Employment
Primary
Total
Total Employment
(Including
N.F.P.O.W.)
Institutional
Total (Excluding
Work at Home and
N.F.P.O.W.)
Incremental Change
Annual Average
Total
Including
N.F.P.O.W.
N.F.P.O.W.[1]
Work at
Home
Industrial
Commercial/
Population
Related
Watson & Associates Economists Ltd.
PAGE A-11
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Schedule 7b
Township of Mulmur
Employment and Gross Floor Area (G.F.A.) Forecast, 2024 to 2034
[1] Square Foot Per Employee Assumptions
Primary - Non-Bona Fide Farming
3,000
Industrial
1,500
Commercial/Population-Related
500
Institutional
700
[2] Primary industry includes bona-fide, non bona-fide farming and cannabis growing operation related employment.
*Reflects Mid-2024 to Mid-2034 forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
Mid 2011
3,391
10
63
193
45
310
30,000
81,300
105,900
31,500
248,700
Mid 2016
3,478
25
98
178
90
390
75,000
126,800
97,600
63,000
362,400
Mid 2024
3,655
22
99
214
163
498
66,000
128,700
117,700
114,100
426,500
Mid 2034
3,951
24
113
248
179
564
72,000
146,900
136,400
125,300
480,600
Mid 2011 - Mid 2016
87
15
35
-15
45
80
Mid 2016 - Mid 2024
177
-3
2
37
73
108
-9,000
1,900
20,100
51,100
64,100
Mid 2024 - Mid 2034
296
2
14
34
16
66
6,000
18,200
18,700
11,200
54,100
Mid 2011 - Mid 2016
17
3
7
-3
9
16
Mid 2016 - Mid 2024
22
0
0
5
9
14
-1,125
238
2,513
6,388
8,013
Mid 2024 - Mid 2034
30
0
1
3
2
7
600
1,820
1,870
1,120
5,410
Primary - Non-
Bona Fide
Farming[2]
Gross Floor Area in Square Feet (Estimated)[¹]
Incremental Change
Commercial/
Population
Related
Institutional
Industrial
Commercial/
Population
Related
Period
Population
Employment
Total
Annual Average
Primary
Industrial
Institutional
Total
Watson & Associates Economists Ltd.
PAGE B-1
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Appendix B
Level of Service
Watson & Associates Economists Ltd.
PAGE B-2
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Table B-1
Township of Mulmur
Summary of the Level of Service Ceiling by Services Considered
Cost (per capita)
Services Related to a Highway - Roads
$9,974.87
0.0650
km of roadways
153,460
per km
2,952,562
Services Related to a Highway - Bridges, Culverts & Structures
$11,856.47
0.0345
Number of Bridges, Culverts & Structures
343,666
per item
3,509,515
Services Related to a Highway - Streetlights
$35.00
0.0083
Number of Streetlights
-
per signal
10,360
Services Related to a Highway - Public Works Facilities
$1,343.17
5.3549
sq.ft. of building area
251
per sq.ft.
397,578
Services Related to a Highway - Public Works Vehicles & Equipment
$1,307.75
0.0056
No. of vehicles and equipment
233,527
per vehicle
387,094
Fire Protection Services - Facilities
$832.66
1.9897
sq.ft. of building area
418
per sq.ft.
246,467
Fire Protection Services - Vehicles & Equipment
$569.07
0.0019
No. of vehicles
299,511
per vehicle
168,445
Fire Protection Services - Small Equipment and Gear
$187.96
0.0229
No. of equipment and gear
8,208
per item
55,636
Parkland Development
$525.69
0.0082
Acres of Parkland
64,109
per acre
155,604
Parkland Amenities
$139.32
0.0024
No. of parkland amenities
58,050
per amenity
41,239
Parkland Trails
$30.85
0.2013
Linear Metres of Paths and Trails
153
per linear m
9,132
Recreation Facilities
$3,566.43
10.6303
sq.ft. of building area
335
per sq.ft.
1,055,663
Parks & Recreation Vehicles and Equipment
$37.29
0.0012
No. of vehicles and equipment
31,075
per vehicle
11,038
Library Services - Facilities
$87.63
0.1753
sq.ft. of building area
500
per sq.ft.
25,938
Library Services - Collection Materials
$81.82
1.8181
No. of library collection items
45
per collection item
24,219
Library
Parks & Recreation
Fire Protection
Service Related to a
Highway
Maximum
Ceiling LOS
15 Year Average Service Standard
Quality (per capita)
Quantity (per capita)
SUMMARY OF SERVICE STANDARDS AS PER DEVELOPMENT CHARGES ACT, 1997, AS AMENDED
Service Category
Sub-Component
Watson & Associates Economists Ltd.
PAGE B-3
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Table B-2
Township of Mulmur
Services Related to a Highway - Roads and Related
Service:
Services Related to a Highway - Roads
Unit Measure:
km of roadways
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/km)
Paved Roads
168.75
168.75
168.75
168.75
168.75
168.75
168.75
168.75
168.75
168.75
168.75
168.75
169.22
169.22
169.22
$188,300
Unpaved Roads
55.55
55.55
55.55
55.55
55.55
55.55
55.55
55.55
55.55
55.55
55.55
55.55
55.70
55.70
55.70
$52,100
Barriers/Guiderails/Posts
2.39
2.39
2.39
2.39
2.39
2.39
2.39
2.39
2.39
2.39
2.39
2.39
2.40
2.40
2.40
$41,100
Total
226.69
226.69
226.69
226.69
226.69
226.69
226.69
226.69
226.69
226.69
226.69
226.69
227.32
227.32
227.32
Population
3,465
3,418
3,391
3,395
3,401
3,423
3,449
3,478
3,488
3,515
3,557
3,577
3,571
3,593
3,614
Per Capita Standard
0.0654
0.0663
0.0669
0.0668
0.0667
0.0662
0.0657
0.0652
0.0650
0.0645
0.0637
0.0634
0.0637
0.0633
0.0629
15 Year Average
2009 to 2023
Quantity Standard
0.0650
Quality Standard
$153,460
Service Standard
$9,975
D.C. Amount (before deductions)
10 Year
Forecast Population
296
$ per Capita
$9,975
Eligible Amount
$2,952,562
Watson & Associates Economists Ltd.
PAGE B-4
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Table B-3
Township of Mulmur
Services Related to a Highway - Bridges and Culverts
Service:
Services Related to a Highway - Bridges, Culverts & Structures
Unit Measure:
Number of Bridges, Culverts & Structures
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Bridge Abutments
28
28
28
28
28
28
28
28
28
28
28
28
28
28
28
$716,000
Bridge Decks & Railings
28
28
28
28
28
28
28
28
28
28
28
28
28
28
28
$317,000
Structural Culverts
-
-
-
-
-
-
1
1
1
1
1
1
2
2
3
$123,000
Box Culverts
18
18
18
18
18
18
17
17
17
17
17
17
16
16
16
$702,000
Small Culverts
46
46
46
46
46
46
46
46
46
46
46
46
46
47
47
$5,100
Total
120
120
120
120
120
120
120
120
120
120
120
120
120
121
122
Population
3,465
3,418
3,391
3,395
3,401
3,423
3,449
3,478
3,488
3,515
3,557
3,577
3,571
3,593
3,614
Per Capita Standard
0.0346
0.0351
0.0354
0.0353
0.0353
0.0351
0.0348
0.0345
0.0344
0.0341
0.0337
0.0335
0.0336
0.0337
0.0338
15 Year Average
2009 to 2023
Quantity Standard
0.0345
Quality Standard
$343,666
Service Standard
$11,856
D.C. Amount (before deductions)
10 Year
Forecast Population
296
$ per Capita
$11,856
Eligible Amount
$3,509,515
Watson & Associates Economists Ltd.
PAGE B-5
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Table B-4
Township of Mulmur
Services Related to a Highway - Streetlights
Service:
Services Related to a Highway - Streetlights
Unit Measure:
Number of Streetlights
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Streetlights
29
29
29
29
29
29
29
29
29
29
29
29
29
29
29
$4,200
Total
29
29
29
29
29
29
29
29
29
29
29
29
29
29
29
Population
3,465
3,418
3,391
3,395
3,401
3,423
3,449
3,478
3,488
3,515
3,557
3,577
3,571
3,593
3,614
Per Capita Standard
0.0084
0.0085
0.0086
0.0085
0.0085
0.0085
0.0084
0.0083
0.0083
0.0083
0.0082
0.0081
0.0081
0.0081
0.0080
15 Year Average
2009 to 2023
Quantity Standard
0.0083
Quality Standard
$4,217
Service Standard
$35
D.C. Amount (before deductions)
10 Year
Forecast Population
296
$ per Capita
$35
Eligible Amount
$10,360
Watson & Associates Economists Ltd.
PAGE B-6
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Table B-5
Township of Mulmur
Services Related to a Highway - Public Works Facilities
Class of Service:
Services Related to a Highway - Public Works Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Sand Storage Building at Terra Nova Public
Works Facility
7,700
7,700
7,700
7,700
7,700
7,700
7,700
7,700
7,700
7,700
7,700
7,700
7,700
7,700
7,700
$100
$119
Public Works Building
8,200
8,200
8,200
8,200
8,200
8,200
8,200
8,200
8,200
8,200
8,200
8,200
8,200
8,200
8,200
$356
$401
Public Works Building Addition
-
-
-
-
-
-
-
-
-
-
-
-
-
3,000
3,000
$163
$188
Utility Storage
1,800
1,800
1,800
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
$119
Office Space
588
588
588
588
588
588
588
588
588
588
588
588
588
588
588
$290
$328
Total
18,288
18,288
18,288
18,288
18,288
18,288
18,288
18,288
18,288
18,288
18,288
18,288
18,288
21,288
21,288
Population
3,465
3,418
3,391
3,395
3,401
3,423
3,449
3,478
3,488
3,515
3,557
3,577
3,571
3,593
3,614
Per Capita Standard
5.2778
5.3504
5.3930
5.3866
5.3771
5.3425
5.3023
5.2581
5.2430
5.2027
5.1413
5.1125
5.1211
5.9247
5.8903
15 Year Average
2009 to 2023
Quantity Standard
5.3549
Quality Standard
$251
Service Standard
$1,343
D.C. Amount (before deductions)
10 Year
Forecast Population
296
$ per Capita
$1,343
Eligible Amount
$397,578
Watson & Associates Economists Ltd.
PAGE B-7
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Table B-6
Township of Mulmur
Services Related to a Highway - Public Works Vehicles and Equipment
Class of Service:
Services Related to a Highway - Public Works Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
2004 International Plow Truck
1.00
1.00
1.00
1.00
1.00
1.00
-
-
-
-
-
-
-
-
-
$385,000
2016 Western Star Snow Plow
-
-
-
-
-
-
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$385,000
2001 Western Star Plow Truck
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
-
-
$385,000
2019 Western Star Plow Truck
-
-
-
-
-
-
-
-
-
-
1.00
1.00
1.00
1.00
1.00
$385,000
2009 Freightliner
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$385,000
2013 Freightliner
-
-
-
-
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$385,000
2002 Ford F350 Dump Truck
1.00
1.00
1.00
1.00
1.00
1.00
-
-
-
-
-
-
-
-
-
$74,300
2015 GMC Sierra Dump Truck
-
-
-
-
-
-
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$74,300
2010 Chevrolet Pickup
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
-
-
-
-
-
-
-
$59,000
2017 (2018) GMC Sierra Pickup Truck
-
-
-
-
-
-
-
-
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$59,000
2010 GMC Sierra Pickup
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
-
-
-
-
-
-
$59,000
2018 Ford Pickup Truck
-
-
-
-
-
-
-
-
-
1.00
1.00
1.00
1.00
1.00
1.00
$59,000
2006 GMC Sierra
1.00
1.00
1.00
1.00
1.00
-
-
-
-
-
-
-
-
-
-
$59,000
2014 GMC Pickup Truck
-
-
-
-
-
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$59,000
2000 Champion Grader
1.00
1.00
1.00
1.00
1.00
1.00
1.00
-
-
-
-
-
-
-
-
$610,400
2016 John Deere Grader
-
-
-
-
-
-
-
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$610,400
2004 Catapillar Grader
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$610,400
2010 John Deere Grader
-
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$595,000
2006 Cat Backhoe
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
-
-
-
-
-
-
-
$256,000
2017 Caterpillar Backhoe
-
-
-
-
-
-
-
-
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$256,000
Handy Hitch Profile Packer
-
-
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$26,000
Pavement Edger
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$9,300
Retreiver
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$15,600
Skyjacker (Shared With Parks)
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.25
0.25
0.25
0.25
0.25
0.25
$10,700
Float Trailer
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$45,000
2009 Hyundai Loader
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
-
-
-
-
-
-
$288,000
2018 John Deere Loader
-
-
-
-
-
-
-
-
-
1.00
1.00
1.00
1.00
1.00
1.00
$288,000
Contacted Tractor with Attachment
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
-
-
-
$363,000
J1 Tractor
-
-
-
-
-
-
-
-
-
-
-
-
1.00
1.00
1.00
$205,000
Tractor Attachment - Tiger boom mower
-
-
-
-
-
-
-
-
-
-
-
-
1.00
1.00
1.00
$139,000
Holland 108 Disc Mower Attachment
-
-
-
-
-
-
-
-
-
-
-
-
1.00
1.00
1.00
$19,000
Sweeper Attachment
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$19,300
Total
16.50
17.50
18.50
18.50
19.50
19.50
19.50
19.50
19.50
19.25
20.25
20.25
22.25
21.25
21.25
Population
3,465
3,418
3,391
3,395
3,401
3,423
3,449
3,478
3,488
3,515
3,557
3,577
3,571
3,593
3,614
Per Capita Standard
0.0048
0.0051
0.0055
0.0054
0.0057
0.0057
0.0057
0.0056
0.0056
0.0055
0.0057
0.0057
0.0062
0.0059
0.0059
15 Year Average
2009 to 2023
Quantity Standard
0.0056
Quality Standard
$233,527
Service Standard
$1,308
D.C. Amount (before deductions)
10 Year
Forecast Population
296
$ per Capita
$1,308
Eligible Amount
$387,094
Watson & Associates Economists Ltd.
PAGE B-8
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Table B-7
Township of Mulmur
Fire Protection Services - Facilities
Service:
Fire Protection Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Mulmur-Melancthon Fire Hall (located in
3,375
3,375
3,375
3,375
3,375
3,375
3,375
3,375
3,375
3,375
3,375
3,375
3,375
3,375
3,375
$266
$322
Mulmur-Melancthon Fire Hall (located in
Honeywood) Sea-Cans (per item)
-
-
-
-
-
-
-
-
-
-
-
-
-
0.50
0.50
$5,500
$5,500
Rosemont Fire Hall
2,429
2,429
2,429
2,429
2,429
2,429
2,429
2,429
2,429
3,753
3,731
3,731
3,744
3,791
3,798
$266
$429
Rosemont Fire Hall Sea-Cans (per item)
-
-
-
-
-
-
-
-
-
-
-
-
1.54
1.56
1.56
$5,500
$5,500
Shelburne Fire Hall
490
522
506
657
698
751
758
730
628
642
621
635
534
528
526
$488
$894
Total
6,293
6,326
6,310
6,460
6,501
6,555
6,561
6,533
6,432
7,770
7,728
7,742
7,654
7,697
7,702
Population
3,465
3,418
3,391
3,395
3,401
3,423
3,449
3,478
3,488
3,515
3,557
3,577
3,571
3,593
3,614
Per Capita Standard
1.8162
1.8507
1.8607
1.9029
1.9115
1.9149
1.9023
1.8785
1.8440
2.2106
2.1725
2.1643
2.1435
2.1421
2.1311
15 Year Average
2009 to 2023
Quantity Standard
1.9897
Quality Standard
$418
Service Standard
$833
D.C. Amount (before deductions)
10 Year
Forecast Population
296
$ per Capita
$833
Eligible Amount
$246,467
Watson & Associates Economists Ltd.
PAGE B-9
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Table B-8
Township of Mulmur
Fire Protection Services - Vehicles and Equipment
Service:
Fire Protection Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Mulmur-Melancthon Fire Hall (located in
3,375
3,375
3,375
3,375
3,375
3,375
3,375
3,375
3,375
3,375
3,375
3,375
3,375
3,375
3,375
$266
$322
Mulmur-Melancthon Fire Hall (located in
Honeywood) C-Cans (per item)
-
-
-
-
-
-
-
-
-
-
-
-
-
0.50
0.50
$5,500
$5,500
Rosemont Fire Hall
2,429
2,429
2,429
2,429
2,429
2,429
2,429
2,429
2,429
3,753
3,731
3,731
3,744
3,791
3,798
$266
$429
Rosemont Fire Hall C-Cans (per item)
-
-
-
-
-
-
-
-
-
-
-
-
1.54
1.56
1.56
$5,500
$5,500
Shelburne Fire Hall
490
522
506
657
698
751
758
730
628
642
621
635
534
528
526
$488
$894
Total
6,293
6,326
6,310
6,460
6,501
6,555
6,561
6,533
6,432
7,770
7,728
7,742
7,654
7,697
7,702
Population
3,465
3,418
3,391
3,395
3,401
3,423
3,449
3,478
3,488
3,515
3,557
3,577
3,571
3,593
3,614
Per Capita Standard
1.8162
1.8507
1.8607
1.9029
1.9115
1.9149
1.9023
1.8785
1.8440
2.2106
2.1725
2.1643
2.1435
2.1421
2.1311
15 Year Average
2009 to 2023
Quantity Standard
1.9897
Quality Standard
$418
Service Standard
$833
D.C. Amount (before deductions)
10 Year
Forecast Population
296
$ per Capita
$833
Eligible Amount
$246,467
Watson & Associates Economists Ltd.
PAGE B-10
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Table B-9
Township of Mulmur
Fire Protection Services - Small Equipment & Gear
Service:
Fire Protection Services - Small Equipment and Gear
Unit Measure:
No. of equipment and gear
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Honeywood
Firefighters (Mulmur's Share)
11.00
11.00
11.00
11.50
11.50
13.00
12.50
12.00
12.00
10.50
12.00
13.50
13.50
13.50
13.50
$3,900
Small Equipment (Mulmur's share)
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
$234,600
Shelburne
Firefighters (Mulmur's Share)
2.70
2.88
2.79
2.76
2.93
3.16
3.18
3.07
2.64
2.70
2.61
2.67
2.24
2.22
2.43
$11,500
Fire Hoses
0.08
0.08
0.08
0.09
0.10
0.11
0.11
0.10
0.09
0.09
0.09
0.09
0.07
0.07
0.07
$112,000
Rosemont
Firefighters (Mulmur's Share)
11.67
11.67
11.67
11.67
11.67
11.67
11.67
11.67
11.67
18.03
17.92
17.92
17.98
18.21
18.25
$5,700
Small Equipment & Gear (Mulmur's Share):
SCBA's
10.67
10.67
10.67
10.67
10.67
10.67
10.67
10.67
10.67
16.48
16.39
16.39
16.44
16.65
16.68
$12,700
Breathing Air Cylinders
20.00
20.00
20.00
20.00
20.00
20.00
20.00
20.00
20.00
30.91
30.73
30.73
30.83
31.22
31.28
$1,900
Auto Extrication - Electric
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.33
0.52
0.51
0.51
0.51
0.52
0.52
$68,700
Auto Extrication - Hyraulic
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.55
1.54
1.54
1.54
1.56
1.56
$38,200
Miscellaneous Small Equipment (fans,
generators etc)
8.33
8.33
8.33
8.33
8.33
8.33
8.33
8.33
8.33
12.88
12.80
12.80
12.85
13.01
13.03
$2,500
Gear Extractor
-
-
-
-
-
0.67
0.67
0.67
0.67
1.03
1.02
1.02
1.03
1.04
1.04
$12,700
Cascade System
0.67
0.67
0.67
0.67
0.67
0.67
0.67
0.67
0.67
1.03
1.02
1.02
1.03
1.04
1.04
$63,600
Total
66.94
67.13
67.03
67.51
67.69
70.09
69.62
69.00
68.56
96.20
97.13
98.70
98.53
99.54
99.91
Population
3,465
3,418
3,391
3,395
3,401
3,423
3,449
3,478
3,488
3,515
3,557
3,577
3,571
3,593
3,614
Per Capita Standard
0.0193
0.0196
0.0198
0.0199
0.0199
0.0205
0.0202
0.0198
0.0197
0.0274
0.0273
0.0276
0.0276
0.0277
0.0276
15 Year Average
2009 to 2023
Quantity Standard
0.0229
Quality Standard
$8,208
Service Standard
$188
D.C. Amount (before deductions)
10 Year
Forecast Population
296
$ per Capita
$188
Eligible Amount
$55,636
Watson & Associates Economists Ltd.
PAGE B-11
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Table B-10
Township of Mulmur
Parks and Recreation Services - Parkland Development
Service:
Parkland Development
Unit Measure:
Acres of Parkland
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Acre)
Mansfield Ball Diamond Park
3.97
3.97
3.97
3.97
3.97
3.97
3.97
3.97
3.97
3.97
3.97
3.97
3.97
3.97
3.97
$64,300
Kingsland Park
9.05
9.05
9.05
9.05
9.05
9.05
9.05
9.05
9.05
9.05
9.05
9.05
9.05
9.05
9.05
$64,300
Thomson Trail Park
5.76
5.76
5.76
5.76
5.76
5.76
5.76
5.76
5.76
5.76
5.76
5.76
5.76
5.76
5.76
$64,300
NDCC Park (Honeywood)
6.27
7.89
7.89
7.89
7.89
7.89
7.89
7.89
7.89
7.89
7.89
7.89
7.89
7.89
7.89
$64,300
Maes Cresent Park
1.95
1.95
1.95
1.95
1.95
1.95
1.95
1.95
1.95
1.95
1.95
1.95
1.95
1.95
1.95
$64,300
Total
27.0
28.6
28.6
28.6
28.6
28.6
28.6
28.6
28.6
28.6
28.6
28.6
28.6
28.6
28.6
Population
3,465
3,418
3,391
3,395
3,401
3,423
3,449
3,478
3,488
3,515
3,557
3,577
3,571
3,593
3,614
Per Capita Standard
0.008
0.008
0.008
0.008
0.008
0.008
0.008
0.008
0.008
0.008
0.008
0.008
0.008
0.008
0.008
15 Year Average
2009 to 2023
Quantity Standard
0.0082
Quality Standard
$64,109
Service Standard
$526
D.C. Amount (before deductions)
10 Year
Forecast Population
296
$ per Capita
$526
Eligible Amount
$155,604
Watson & Associates Economists Ltd.
PAGE B-12
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Table B-11
Township of Mulmur
Parks and Recreation Services - Parkland Amenities
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Thomson Trail Park Playground
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$102,000
Thomson Trail Park Basketball Court
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$50,100
Thomson Trail Park Ice Rink Boards
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$12,000
Thomson Trail Park Basketball Court/Ice Rink
Lighting
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$14,600
Mansfield Playground
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$102,000
Mansfield Ball Diamond
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$100,000
Mansfield Ball Diamond Batting Cage
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$27,000
Mansfield Bleachers
-
-
-
1
2
2
2
2
2
2
2
2
2
2
2
$12,000
North Dufferin Community Centre (Honeywood)
Park Playground
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$81,000
Total
5
5
7
8
9
9
9
9
9
9
9
9
9
10
10
Population
3,465
3,418
3,391
3,395
3,401
3,423
3,449
3,478
3,488
3,515
3,557
3,577
3,571
3,593
3,614
Per Capita Standard
0.0014
0.0015
0.0021
0.0024
0.0026
0.0026
0.0026
0.0026
0.0026
0.0026
0.0025
0.0025
0.0025
0.0028
0.0028
15 Year Average
2009 to 2023
Quantity Standard
0.0024
Quality Standard
$58,050
Service Standard
$139
D.C. Amount (before deductions)
10 Year
Forecast Population
296
$ per Capita
$139
Eligible Amount
$41,239
Watson & Associates Economists Ltd.
PAGE B-13
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Table B-12
Township of Mulmur
Parks and Recreation Services - Park Trails
Service:
Parkland Trails
Unit Measure:
Linear Metres of Paths and Trails
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/ Linear
Metre)
Maes Crecent Trail
77.00
77.00
77.00
77.00
77.00
77.00
77.00
77.00
77.00
77.00
77.00
77.00
77.00
77.00
77.00
$235
Jeffrey Trail
200.00
200.00
200.00
200.00
200.00
200.00
200.00
200.00
200.00
200.00
200.00
200.00
200.00
200.00
200.00
$235
Thomspon Trail Walking Track
425.00
425.00
425.00
425.00
425.00
425.00
425.00
425.00
425.00
425.00
425.00
425.00
425.00
425.00
425.00
$100
Total
702.00
702.00
702.00
702.00
702.00
702.00
702.00
702.00
702.00
702.00
702.00
702.00
702.00
702.00
702.00
Population
3,465
3,418
3,391
3,395
3,401
3,423
3,449
3,478
3,488
3,515
3,557
3,577
3,571
3,593
3,614
Per Capita Standard
0.2026
0.2054
0.2070
0.2068
0.2064
0.2051
0.2035
0.2018
0.2013
0.1997
0.1974
0.1963
0.1966
0.1954
0.1942
15 Year Average
2009 to 2023
Quantity Standard
0.2013
Quality Standard
$153
Service Standard
$31
D.C. Amount (before deductions)
10 Year
Forecast Population
296
$ per Capita
$31
Eligible Amount
$9,132
Watson & Associates Economists Ltd.
PAGE B-14
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Table B-13
Township of Mulmur
Parks and Recreation Services - Recreation Facilities
Service:
Recreation Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
North Dufferin Community Centre (Honeywood)
(Mulmur's share)
14,000
14,000
14,000
14,000
14,000
14,000
14,000
14,000
14,000
7,000
7,000
7,000
7,000
7,000
7,000
$329
$372
North Dufferin Community Centre Arena
(Honeywood) (Mulmur's share)
23,500
23,500
23,500
23,500
23,500
23,500
23,500
23,500
23,500
11,750
11,750
11,750
11,750
11,750
11,750
$329
$372
Mansfield Park Pavilion
6,750
6,750
6,750
6,750
6,750
6,750
6,750
6,750
6,750
6,750
6,750
6,750
6,750
6,750
6,750
$167
$175
Primrose Gym/Pickleball
-
-
-
-
-
-
-
-
-
-
-
-
-
157
157
$250
$284
Thomson Trail Park Shed
-
-
-
-
-
-
-
-
-
-
-
-
-
49
49
$302
$341
Mansfield Park Shed
120
120
120
120
120
120
120
120
120
120
120
120
120
120
120
$167
$193
Total
44,370
44,370
44,370
44,370
44,370
44,370
44,370
44,370
44,370
25,620
25,620
25,620
25,620
25,826
25,826
Population
3,465
3,418
3,391
3,395
3,401
3,423
3,449
3,478
3,488
3,515
3,557
3,577
3,571
3,593
3,614
Per Capita Standard
12.8052
12.9813
13.0846
13.0692
13.0462
12.9623
12.8646
12.7573
12.7208
7.2888
7.2027
7.1624
7.1745
7.1879
7.1461
15 Year Average
2009 to 2023
Quantity Standard
10.6303
Quality Standard
$335
Service Standard
$3,566
D.C. Amount (before deductions)
10 Year
Forecast Population
296
$ per Capita
$3,566
Eligible Amount
$1,055,663
Watson & Associates Economists Ltd.
PAGE B-15
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Table B-14
Township of Mulmur
Parks and Recreation Services - Parks and Recreation Vehicles & Equipment
Service:
Parks & Recreation Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Ice Resurfacing Machine
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
0.50
0.50
0.50
0.50
0.50
0.50
$118,100
Gas Ice Edger
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
0.50
0.50
0.50
0.50
0.50
0.50
$4,500
Floor Scrubber
-
-
-
-
-
-
-
-
-
-
0.50
0.50
0.50
0.50
0.50
$8,500
Zero Turn John Deere Mower
-
-
-
-
-
-
-
-
-
-
-
-
0.50
0.50
0.50
$13,600
Contracted Mowers
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
$12,200
Skyjacker (Shared)
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.25
0.25
0.25
0.25
0.25
0.25
$10,700
Total
4.50
4.50
4.50
4.50
4.50
4.50
4.50
4.50
4.50
3.25
3.75
3.75
4.25
4.25
4.25
Population
3,465
3,418
3,391
3,395
3,401
3,423
3,449
3,478
3,488
3,515
3,557
3,577
3,571
3,593
3,614
Per Capita Standard
0.0013
0.0013
0.0013
0.0013
0.0013
0.0013
0.0013
0.0013
0.0013
0.0009
0.0011
0.0010
0.0012
0.0012
0.0012
15 Year Average
2009 to 2023
Quantity Standard
0.0012
Quality Standard
$31,075
Service Standard
$37
D.C. Amount (before deductions)
10 Year
Forecast Population
296
$ per Capita
$37
Eligible Amount
$11,038
Watson & Associates Economists Ltd.
PAGE B-16
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Table B-15
Township of Mulmur
Library Services -Library Facilities
Service:
Library Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Shelburne Public Library
565
565
565
565
565
565
565
565
565
572
706
706
706
706
706
$407
$500
Total
565
565
565
565
565
565
565
565
565
572
706
706
706
706
706
Population
3,465
3,418
3,391
3,395
3,401
3,423
3,449
3,478
3,488
3,515
3,557
3,577
3,571
3,593
3,614
Per Capita Standard
0.1631
0.1653
0.1666
0.1664
0.1661
0.1651
0.1638
0.1624
0.1620
0.1627
0.1985
0.1974
0.1977
0.1965
0.1954
15 Year Average
2009 to 2023
Quantity Standard
0.1753
Quality Standard
$500
Service Standard
$88
D.C. Amount (before deductions)
10 Year
Forecast Population
296
$ per Capita
$88
Eligible Amount
$25,938
Watson & Associates Economists Ltd.
PAGE B-17
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Table B-16
Township of Mulmur
Library Services -Library Collection Materials
Service:
Library Services - Collection Materials
Unit Measure:
No. of library collection items
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Shelburne Public Library
Collection Materials
4,533
4,589
5,569
6,134
6,134
6,134
6,118
6,377
6,575
6,427
6,958
7,446
7,446
7,446
7,446
$45
Total
4,533
4,589
5,569
6,134
6,134
6,134
6,118
6,377
6,575
6,427
6,958
7,446
7,446
7,446
7,446
Population
3,465
3,418
3,391
3,395
3,401
3,423
3,449
3,478
3,488
3,515
3,557
3,577
3,571
3,593
3,614
Per Capita Standard
1.31
1.34
1.64
1.81
1.80
1.79
1.77
1.83
1.89
1.83
1.96
2.08
2.09
2.07
2.06
15 Year Average
2009 to 2023
Quantity Standard
1.8181
Quality Standard
$45
Service Standard
$82
C. Amount (before deduction
10 Year
Forecast Population
296
$ per Capita
$82
Eligible Amount
$24,219
Watson & Associates Economists Ltd.
PAGE C-1
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Appendix C
Long-Term Capital and
Operating Cost Examination
Watson & Associates Economists Ltd.
PAGE C-2
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Appendix C: Long-Term Capital and Operating
Cost Examination
As a requirement of the D.C.A. under subsection 10 (2) (c), an analysis must be
undertaken to assess the long-term capital and operating cost impacts for the capital
infrastructure projects identified within the D.C. background study. As part of this
analysis, it was deemed necessary to isolate the incremental operating expenditures
directly associated with these capital projects, factor in cost savings attributable to
economies of scale or cost sharing where applicable and prorate the cost on a per unit
basis (i.e., sq.ft. of building space, per vehicle, etc.). This was undertaken through a
review of the Township's approved 2022 Financial Information Return (F.I.R.).
In addition to the operational impacts, over time the initial capital projects will require
replacement. This replacement of capital is often referred to as lifecycle cost. By
definition, lifecycle costs are all the costs that are incurred during the life of a physical
asset, from the time its acquisition is first considered, to the time it is taken out of
service for disposal or redeployment. Lifecycle costs were estimated by dividing the
growth-related costs by the average useful life. The useful life assumptions used for
each asset class are provided in Table C-1.
Table C-1
Average Useful Life by Asset Class
Asset
Lifecycle Cost Average
Useful Life
Facilities
50
Services Related to a
Highway
50
Parkland Development
40
Vehicles
15
Small Equipment & Gear
10
Library Materials
10
Watson & Associates Economists Ltd.
PAGE C-3
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Table C-2 depicts the annual operating impact resulting from the proposed gross capital
projects at the time they are all in place. It is important to note that, while Township
program expenditures will increase with growth in population, the costs associated with
the new infrastructure (i.e., facilities) would be delayed until the time these works are in
place.
Table C-2
Operating and Capital Expenditure Impacts for Future Capital Expenditures
GROSS COST
LESS BENEFIT
TO EXISTING &
OTHER
CONTRIBUTIONS
ANNUAL
LIFECYCLE
EXPENDITURES
ANNUAL
OPERATING
EXPENDITURES
TOTAL ANNUAL
EXPENDITURES
1.
Services Related to a Highway
1.1
Roads and related, facilities, vehicles & equipment
413,170
17,273
241,288
258,561
2.
Fire Protection Services
2.1
Fire facilities, vehicles & equipment
190,968
11,959
41,952
53,911
3.
Parks and Recreation Services
3.1
Park development, amenities, trails, recreation
facilities, vehicles, and equipment
2,209,249
7,307
18,975
26,282
4.
Library Services
4.1
Library facilities and collection materials
127,099
7,272
4,441
11,713
Total
$2,940,486
$43,811
$306,656
$350,467
Annual Operating Expenditures base on Schedule 40 of FIR (do not include columns 2, 6, 8, 9, 12 & 16)
SERVICE
Watson & Associates Economists Ltd.
PAGE D-1
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Appendix D
D.C. Reserve Fund Policy
Watson & Associates Economists Ltd.
PAGE D-2
H:\Mulmur\2024 DC\Report\Township of Mulmur 2024 Development Charges Background Study Report Final.docx
Appendix D: D.C. Reserve Fund Policy
D.1
Legislative Requirements
The Development Charges Act, 1997, as amended (D.C.A.) requires development
charge (D.C.) collections (and associated interest) to be placed in separate reserve
funds. Sections 33 through 36 of the D.C.A. provide the following regarding reserve
fund establishment and use:
- A municipality shall establish a reserve fund for each service to which the D.C.
by-law relates; subsection 7 (1), however, allows services to be grouped into
categories of services for reserve fund (and credit) purposes and for classes of
services to be established.
- The municipality shall pay each D.C. it collects into a reserve fund or funds to
which the charge relates.
- The money in a reserve fund shall be spent only for the "capital costs"
determined through the legislated calculation process (as per subsection 5 (1) 2
to 8).
- Money may be borrowed from the fund but must be paid back with interest (O.
Reg. 82/98, subsection 11 (1) defines this as Bank of Canada rate either on the
day the by-law comes into force or, if specified in the by-law, the first business
day of each quarter).
- D.C. reserve funds may not be consolidated with other municipal reserve funds
for investment purposes and may only be used as an interim financing source for
capital undertakings for which D.C.s may be spent (section 37).
Annually, the Treasurer of the municipality is required to provide Council with a financial
statement related to the D.C. by-law(s) and reserve funds. This statement must be
made available to the public and may be requested to be forwarded to the Minister of
Municipal Affairs and Housing.
Subsection 43 (2) and O. Reg. 82/98 prescribe the information that must be included in
the Treasurer's statement, as follows:
- opening balance;
- closing balance;
Watson & Associates Economists Ltd.
PAGE D-3
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- description of each service and/or service category for which the reserve fund
was established (including a list of services within a service category);
- transactions for the year (e.g., collections, draws) including each asset's capital
costs to be funded from the D.C. reserve fund and the manner for funding the
capital costs not funded under the D.C. by-law (i.e., non-D.C. recoverable cost
share and post-period D.C. recoverable cost share);
- for projects financed by D.C.s, the amount spent on the project from the D.C.
reserve fund and the amount and source of any other monies spent on the
project;
- amounts borrowed, purpose of the borrowing, and interest accrued during
previous year;
- amount and source of money used by the municipality to repay municipal
obligations to the D.C. reserve fund;
- list of credits by service or service category (outstanding at the beginning of the
year, given in the year, and outstanding at the end of the year by the holder);
- for credits granted under section 14 of the previous D.C.A., a schedule identifying
the value of credits recognized by the municipality, the service to which it applies,
and the source of funding used to finance the credit; and
- a statement as to compliance with subsection 59 (1) of the D.C.A., whereby the
municipality shall not impose, directly or indirectly, a charge related to a
development or a requirement to construct a service related to development,
except as permitted by the D.C.A. or another Act.
Recent changes arising from Bill 109 (More Homes for Everyone Act, 2022) provide that
the Council shall make the statement available to the public by posting the statement on
the website or, if there is no such website, in the municipal office. In addition, Bill 109
introduced the following requirements which shall be included in the treasurer's
statement.
- For each service for which a development charge is collected during the year
o whether, as of the end of the year, the municipality expects to incur the
amount of capital costs that were estimated, in the relevant development
charge background study, to be incurred during the term of the applicable
development charge by-law, and
o if the answer to the above is no, the amount the municipality now expects
to incur and a statement as to why this amount is expected.
Watson & Associates Economists Ltd.
PAGE D-4
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- For any service for which a development charge was collected during the year
but in respect of which no money from a reserve fund was spent during the year,
a statement as to why there was no spending during the year.
Additionally, as per subsection 35 (3) of the D.C.A.:
35 (3) If a service is prescribed for the purposes of this subsection, beginning in the first
calendar year that commences after the service is prescribed and in each calendar year
thereafter, a municipality shall spend or allocate at least 60 per cent of the monies that
are in a reserve fund for the prescribed service at the beginning of the year.
The services currently prescribed are water, wastewater, and services related to a
highway. Therefore, as of 2023, a municipality shall spend or allocate at least 60
percent of the monies in the reserve fund at the beginning of the year. There are
generally two ways in which a municipality may approach this requirement.
1. Include a schedule as part of the annual Treasurer's statement; or
2. Incorporate the information into the annual budgeting process.
Based upon the above, Figure D-1 and Attachments 1 and 2, set out the format for
which annual reporting to Council should be provided. Figure D-4 provides the
schedule for allocating reserve fund balances to projects.
Based upon the above, Tables D-1 to D-4, set out the format for which annual reporting
to Council should be provided. Table D-5 provides the schedule for allocating
prescribed reserve fund balances to projects.
D.2
D.C. Reserve Fund Application
Section 35 of the D.C.A. states that:
"The money in a reserve fund established for a service may be spent only for
capital costs determined under paragraphs 2 to 7 of subsection 5(1)."
This provision clearly establishes that reserve funds collected for a specific service are
only to be used for that service, or to be used as a source of interim financing of capital
undertakings for which a D.C. may be spent.
Watson & Associates Economists Ltd.
PAGE D-5
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Table D-1
Annual Treasurer's Statement of Development Charge Reserve Funds
Services to which the Development Charge Relates
Description
Services
Related to a
Highway
Fire
Protection
Services
Parks and
Recreation
Services
Library
Services
Opening Balance, January 1, ________
0
Plus:
Development Charge Collections
0
Accrued Interest
0
Repayment of Monies Borrowed from Fund and Associated Interest1
0
Sub-Total
0
0
0
0
0
Less:
Amount Transferred to Capital (or Other) Funds2
0
Amounts Refunded
0
Amounts Loaned to Other D.C. Service Category for Interim Financing
0
Credits3
0
Sub-Total
0
0
0
0
0
Closing Balance, December 31, ________
0
0
0
0
0
1 Source of funds used to repay the D.C. reserve fund
2 See Attachment 1 for details
3 See Attachment 2 for details
The Municipality is compliant with s.s. 59.1 (1) of the Development Charges Act , whereby charges are not directly or indirectly
imposed on development nor has a requirement to construct a service related to development been imposed, except as permitted by the
Development Charges Act or another Act.
Total
Watson & Associates Economists Ltd.
PAGE D-6
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Table D-2
Amount Transferred to Capital (or Other) Funds - Capital Fund Transactions
D.C. Recoverable Cost Share
Non-D.C. Recoverable Cost Share
D.C. Forecast Period
Post D.C. Forecast Period
D.C. Reserve
Fund Draw
D.C. Debt
Financing
Grants,
Subsidies
Other
Contributions
Post-Period
Benefit/
Capacity Interim
Financing
Grants,
Subsidies
Other
Contributions
Other
Reserve/Reserve
Fund Draws
Tax Supported
Operating Fund
Contributions
Rate Supported
Operating Fund
Contributions
Debt Financing
Grants,
Subsidies
Other
Contributions
Services Related to a Highway
Capital Cost A
Capital Cost B
Capital Cost C
Sub-Total - Services Related to Highways
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Parks and Recreation Services
Capital Cost D
Capita Cost E
Capital Cost F
Sub-Total - Parks and Recreation Services
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Fire Protection Services
Capital Cost G
Capita Cost H
Capital Cost I
Sub-Total - Fire Protection Services
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Library Services
Capital Cost G
Capita Cost H
Capital Cost I
Sub-Total - Library Services
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Gross Capital
Cost
Capital Fund Transactions
Watson & Associates Economists Ltd.
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Table D-3
Amount Transferred to Operating (or Other) Funds - Operating Fund Transactions
D.C. Reserve Fund Draw
Post D.C. Forecast Period
Non-D.C. Recoverable Cost Share
Principal
Interest
Principal
Interest
Source
Principal
Interest
Source
Services Related to a Highway
Capital Cost J
Capita Cost K
Capital Cost L
Sub-Total - Services Related to a Highway
$0
$0
$0
$0
$0
$0
$0
Parks and Recreation Services
Capital Cost M
Capita Cost N
Capital Cost O
Sub-Total - Parks and Recreation Services
$0
$0
$0
$0
$0
$0
$0
Fire Protection Services
Capital Cost P
Capita Cost Q
Capital Cost R
Sub-Total - Fire Protection Services
$0
$0
$0
$0
$0
$0
$0
Library Services
Capital Cost P
Capita Cost Q
Capital Cost R
Sub-Total - Library Services
$0
$0
$0
$0
$0
$0
$0
Annual Debt
Repayment
Amount
Operating Fund Transactions
Watson & Associates Economists Ltd.
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Table D-4
Statement of Credit Holder Transactions
Credit Holder
Applicable D.C.
Reserve Fund
Credit Balance
Outstanding
Beginning of
Year ________
Additional
Credits
Granted During
Year
Credits Used
by Holder
During Year
Credit Balance
Outstanding
End of Year
________
Credit Holder A
Credit Holder B
Credit Holder C
Credit Holder D
Credit Holder E
Credit Holder F
Watson & Associates Economists Ltd.
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Table D-5
Annual Treasurer's Statement of Development Charge Reserve Funds
Statement of Reserve Fund Balance Allocations
Service:
Services Related to a
Highway
Balance in Reserve Fund at Beginning of Year:
60% of Balance to be Allocated (at a minimum):
Projects to Which Funds Will be Allocated
Project Description
Project Number
Total Growth-related Capital
Cost Remaining to be
Funded
Share of Growth-related
Cost Allocated to Date
Share of Growth-related Cost
Allocated - Current Year
Total
$0
$0
$0
Watson & Associates Economists Ltd.
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Appendix E
Local Service Policy
Watson & Associates Economists Ltd.
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Appendix E: Local Service Policy
This Appendix sets out the Township's General Policy Guidelines on D.C. and local
service funding for Services Related to a Highway, Water, Wastewater, Stormwater and
Parkland Development services. The guidelines outline, in general terms, the size and
nature of engineered infrastructure that is included in the study as a D.C. project, versus
infrastructure that is considered as a local service, to be emplaced separately by
landowners, pursuant to a development agreement.
The following policy guidelines are general principles by which staff will be guided in
considering development applications. However, each application will be considered, in
the context of these policy guidelines as subsection 59(2) of the D.C.A., 1997, as
amended on its own merits having regard to, among other factors, the nature, type and
location of the development and any existing and proposed development in the
surrounding area, as well as the location and type of services required and their
relationship to the proposed development and to existing and proposed development in
the area.
A) Services Related to a Highway
A highway and services related to a highway are intended for the transportation of
people and goods via many different modes including, but not limited to passenger
automobiles, commercial vehicles, transit vehicles, bicycles, and pedestrians. The
highway shall consist of all land and associated infrastructure built to support (or
service) this movement of people and goods regardless of the mode of transportation
employed, thereby achieving a complete street. A complete street is the concept
whereby a highway is planned, designed, operated, and maintained to enable
pedestrians, cyclists, public transit users and motorists to safely and comfortably be
moved, thereby allowing for the efficient movement of persons and goods.
The associated infrastructure to achieve this concept shall include, but is not limited to:
road pavement structure and curbs; grade separation/bridge structures (for any
vehicles, railways and/or pedestrians); grading, drainage and retaining wall features;
culvert structures; storm water drainage systems; utilities; traffic control systems;
signage; gateway features; street furniture; active transportation facilities (e.g.
sidewalks, bike lanes, multi-use trails which interconnect the transportation network,
etc.); transit lanes & lay-bys; roadway illumination systems; boulevard and median
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surfaces (e.g. sod & topsoil, paving, etc.); street trees and landscaping; parking lanes &
lay-bys; (excluding on-street parking in the downtown) and driveway entrances; noise
attenuation systems; railings and safety barriers.
1. Roads (including associated land)
- Roads Internal to Development - Direct developer responsibility under s.59 of
the D.C.A. (as a local service)
- Roads External to Development - If local service within the area to which the
plan relates, direct developer responsibility under s.59 of the D.C.A.
- Roads External to Development - if not within the area to which the plan
relates, Include in D.C. calculation to the extent permitted under s.5(1) of the
D.C.A.
2. Streetlights
- Streetlights on Township Roads - Linked to road funding source.
3. Sidewalks
- Sidewalks on Township Roads - Linked to road funding source.
B) Stormwater Management
- Quality and Quantity Works - be direct developer responsibility through local
service provisions (s.59 of the D.C.A.)
C) Water
- Water Services in the Mansfield water servicing area is recovered through a
Township connection fee.
- Water Services outside of the Mansfield water servicing area - direct
developer responsibility through local service provisions (s.59 of the D.C.A.).
D)
Wastewater
- Wastewater Services - direct developer responsibility through local service
provisions (s.59 of the D.C.A.).
Watson & Associates Economists Ltd.
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E) Parkland
1. Parkland Development for Municipal Parks, Community Parks, Neighbourhood
Parks and Parkettes: responsibility to provide up to base condition is a direct
developer responsibility as a local service provision under s. 59 of the D.C.A.
including, but not limited to, the following:
a) Clearing and grubbing.
b) Topsoil Stripping, screening, and stockpiling, (Topsoil or any fill or soils
shall not be stockpiled on parkland without the approval of the
Municipality).
c) Parkland shall be free of any contaminated soil or subsoil.
d) Servicing - Water, Hydro, Stormwater, Sanitary, Electrical,
Fibre/phone, catch basins, meter, and meter boxes to a point just
inside the property line as per Municipal requirements. This includes
providing a catch basin, manhole, access boxes and meter boxes
within the park property.
e) Rough grading (pre-grading) to allow for positive drainage of the Park,
with a minimum slope of 2%. If necessary, this may include some
minor drainage tile work and grading as per the overall subdivision
grading design complete with any required swales or catch basins.
Runoff from the development property shall not drain into the park
unless approved by the Municipality
f) Supply and spreading of topsoil to 200 mm depth as per Municipal
requirements (import topsoil if existing on-site is insufficient to reach
required depth).
g) Parkland shall not be mined for engineering fill and replaced with fill or
topsoil.
h) Seeding of site with Municipal-approved seed mix. Maintenance of
seed until acceptance by the Municipality.
i) Parkland shall be conveyed free and clear of all encumbrances.
j) When parkland parcels cannot be developed in a timely manner, they
shall be graded to ensure positive drainage and seeded to minimize
erosion and dust.
k) Temporary fencing may also be required where there is no permanent
fence to prevent illegal dumping.
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l) Temporary Park sign advising future residents that the site is a future
park is a direct developer responsibility as a local service under s. 59
of the D.C.A.
m) Perimeter fencing of parkland to the Municipal standard located on the
public property side of the property line adjacent land uses (residential,
industrial, commercial) as required by the Municipality is a direct
developer responsibility as a local service under s. 59 of the D.C.A.
n) The Park block shall not be used for topsoil or other construction
material, equipment storage, or sales pavilions.
o) Required heritage features within the park as set out within the
Planning approval conditions.
2. Program facilities, including but limited to, sports facilities, creative play
structures/equipment, shade shelters, multi-purpose courts, walkways, trails, site
furnishings, and other amenities (including associated utilities) within Parks are
included in the parkland D.C.'s.
Watson & Associates Economists Ltd.
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Appendix F
Asset Management Plan
Watson & Associates Economists Ltd.
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Appendix F: Asset Management Plan
The recent changes to the Development Charges Act, 1997, as amended (D.C.A.) (new
subsection 10 (2) (c.2)) require that the background study must include an asset
management plan (A.M.P.) related to new infrastructure. Section 10 (3) of the D.C.A.
provides:
"The asset management plan shall,
(a) deal with all assets whose capital costs are proposed to be funded under
the development charge by-law;
(b) demonstrate that all the assets mentioned in clause (a) are financially
sustainable over their full life cycle;
(c) contain any other information that is prescribed; and
(d) be prepared in the prescribed manner."
In regard to the above, section 8 of the regulations was amended to include subsections
(2), (3), and (4) which set out specific detailed requirements for transit (only). For all
services except transit, there are no prescribed requirements at this time, thus requiring
the municipality to define the approach to include in the background study.
At a broad level, the A.M.P. provides for the long-term investment in an asset over its
entire useful life along with the funding. The schematic below identifies the costs for an
asset through its entire lifecycle. For growth-related works, the majority of capital costs
will be funded by the development charge (D.C.). Non-growth-related expenditures will
then be funded from non-D.C. revenues as noted below. During the useful life of the
asset, there will be minor maintenance costs to extend the life of the asset along with
additional program-related expenditures to provide the full services to the residents. At
the end of the life of the asset, it will be replaced by non-D.C. financing sources.
It should be noted that with the recent passing of the Infrastructure for Jobs and
Prosperity Act (I.J.P.A.) municipalities are now required to complete A.M.P.s, based on
certain criteria, which are to be completed by 2021 for core municipal services and 2023
for all other services. The amendments to the D.C.A. do not require municipalities to
complete these A.M.P.s (required under I.J.P.A.) for the D.C. background study, rather
the D.C.A. requires that the D.C. background study include information to show the
assets to be funded by the D.C. are sustainable over their full lifecycle.
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Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
New Assets
Replacement Assets
Reserves/Reserve Funds
Debentures
User Fees
Grants
Other
Proceeds on Disposal
Funding of Disposal /
Decommissioning Costs
Operating Budget
Financing Methods
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
In late 2017, the Province introduced O. Reg. 588/17 under the I.J.P.A. The intent of O.
Reg. 588/17 is to establish standard content for municipal asset management plans.
Specifically, the regulations require that asset management plans be developed that
define the current levels of service, identify the lifecycle activities that would be
undertaken to achieve these levels of service, and provide a financial strategy to
support the levels of service and lifecycle activities. The requirements of O. Reg. 588/17
generally align with previous provincial AMP requirements, as follows:
State of local infrastructure: asset types, quantities, age, condition, financial
accounting valuation and replacement cost valuation.
Desired levels of service: defines levels of service through performance measures
and discusses any external trends or issues that may affect expected levels of service
or the municipality's ability to meet them (for example, new accessibility standards,
climate change impacts).
Watson & Associates Economists Ltd.
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Asset management strategy: the asset management strategy is the set of planned
actions that will seek to generate the desired levels of service in a sustainable way,
while managing risk, at the lowest lifecycle cost.
Financing strategy: having a financial plan is critical for putting an A.M.P. into action.
By having a strong financial plan, municipalities can also demonstrate that they have
made a concerted effort to integrate the A.M.P. with financial planning and municipal
budgeting and are making full use of all available infrastructure financing tools.
Commensurate with the above, the Township prepared an A.M.P. in 2021 for its existing
core infrastructure assets; however, it did not take into account future growth-related
assets. As a result, the asset management requirement for the D.C. must be
undertaken in the absence of this information.
In recognition to the schematic above, the following table (presented in 2023$) has
been developed to provide the annualized expenditures and revenues associated with
new growth. Note that the D.C.A. does not require an analysis of the non-D.C. capital
needs or their associated operating costs so these are omitted from the table below. As
well, as all capital costs included in the D.C. eligible capital costs are not included in the
Municipality's A.M.P., the present infrastructure gap and associated funding plan have
not been considered at this time. Hence the following does not represent a fiscal impact
assessment (including future tax/rate increases) but provides insight into the potential
affordability of the new assets:
1. The non-D.C. recoverable portion of the projects that will require financing from
municipal financial resources (i.e., rates, fees, etc.). This amount has been
presented on an annual debt charge amount based on 20-year financing.
2. Lifecycle costs for the 2023 D.C. capital works have been presented based on a
sinking fund basis. The assets have been considered over their estimated useful
lives.
3. Incremental operating costs for the D.C. services (only) have been included.
4. The resultant total annualized expenditures are approximately $363,979.
5. Consideration was given to the potential new tax and user fee revenue which will
be generated as a result of new growth. These revenues will be available to
assist in financing the expenditures above. The new operating revenues are
$357,613 million.
6. In consideration of the above, the capital plan is deemed to be financially
sustainable.
Watson & Associates Economists Ltd.
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Table F-1
Township of Mulmur
Asset Management - Future Expenditures and Associated Revenues
2024$
2033 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth
Related Capital1
8,263
Annual Debt Payment on Post Period
Capital2
-
Annual Lifecycle
$49,060
Incremental Operating Costs (for D.C.
Services)
$306,656
Total Expenditures
$363,979
Revenue (Annualized)
Total Existing Revenue3
$6,674,522
Incremental Tax and Non-Tax Revenue
(User Fees, Fines, Licences, etc.)
$357,613
Total Revenues
$7,032,135
3 As per Sch. 10 of FIR
1 Non-Growth Related component of Projects including 10%
mandatory deduction on soft services
2 Interim Debt Financing for Post Period Benefit
Watson & Associates Economists Ltd.
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Appendix G
Proposed D.C. By-law -
Services Related to Highway
Watson & Associates Economists Ltd.
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THE CORPORATION OF THE TOWNSHIP OF MULMUR
BY-LAW NUMBER XX
BEING A BY-LAW to establish development charges for the Corporation of the
Township of Mulmur related to Services Related to a Highway
WHEREAS the Township of Mulmur will experience growth through development and
redevelopment; and
WHEREAS development and redevelopment require the provision of physical and
social services by the Township of Mulmur; and
AND WHEREAS The Corporation of the Township of Mulmur has determined that the
development of lands within the Township will increase the need for municipal services
and Council has confirmed its intent to provide the said services; and
WHEREAS Council desires to ensure that the capital cost of meeting growth-related
demands for or burden on municipal services does not place an excessive financial
burden on the Township of Mulmur or its existing taxpayers while at the same time
ensuring new taxpayers contribute no more than the net capital cost attributable to
providing the current level of municipal services; and
WHEREAS the Development Charges Act, 1997 (the "Act") provides that the council of
a municipality may by by-law impose development charges against land to pay for
increased capital costs required because of increased needs for services; and
WHEREAS a development charge background study has been completed in
accordance with the Act and the background study and draft proposed bylaw be made
available to the public and such documents were made available to the public 60 days
prior to the passage of the bylaw and at least two (2) weeks prior to the public meeting
required pursuant to Section 12 of the Act; and
WHEREAS the Council of Township of Mulmur has given notice of and held a public
meeting on the May 1, 2024 in accordance with the Act and the regulations thereto; and
WHEREAS any person who attended the public meeting was afforded an opportunity to
make representations and the public generally were afforded an opportunity to make
written submissions relating to the proposed by-law; and
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WHEREAS Council resolved on May 1, 2024 that it is the intention of Council to ensure
that the increase in need for services identified in connection with the enactment of the
by-law will be met; and
WHEREAS Council resolved on May 1, 2024 that no further public meeting be required,
and that this by-law be brought forward for enactment.
WHEREAS Section 2(1) of the Development Charges Act, 1997 ("Act") enables the
Council of a municipality to pass By-laws to impose development charges against lands
located in the Township to pay for increased capital costs where the development of the
land would increase the need for municipal services as designated in the By-law and
the development requires one or more of the actions set out in Section 2(2) of the Act;
NOW THEREFORE BE IT HEREBY RESOLVED THAT The Corporation of the
Township of Mulmur hereby enacts the following:
1. DEFINITIONS
1.1
"Act" means the Development Charges Act, 1997 as amended from time to
time and includes the Regulations passed under the Act, as amended from
time to time;
1.2
In this By-law:
1.2.1
All words and phrases used in this By-law that have not been
defined in the Act shall have the same meaning as those words and
phrases in the Act;
1.2.2
Where the Development Charges Act does not specify a definition,
the following definitions shall apply to the extent that they are not in
conflict with the definitions in the Act;
1.3
"Accessory Use" means that the building or structure is naturally and normally
incidental to or subordinate in purpose or both, and exclusively devoted to a
principal use, building or structure;
1.4
"Affordable Residential Unit" means a Residential Unit that meets the criteria
set out in subsection 4.1 of the Act;
1.5
"Agricultural Use" means the growing of crops, including nursery, biomass,
and horticulture crops; raising of livestock; raising of other animals for food,
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fur, or fibre, including poultry and fish; aquaculture; apiaries; agro-forestry,
maple syrup production; and associated on-farm buildings and structures,
including but not limited to livestock facilities and manure storages, but
excluding:
1.5.1
A Residential Use;
1.5.2
On-farm Diversified Uses;
1.5.3
Cannabis Facilities; and
1.5.4
A Greenhouse.
1.6
"Ancillary Residential Use" means a Residential Dwelling that would be
ancillary to a Single Detached Dwelling, Semi-Detached Dwelling, or Row
dwelling;
1.7
"Apartment Dwelling" means a building containing 3 or more dwelling units
which have a common entrance from the street level, and the occupants of
which have the right to use common elements, and includes Stacked
Townhouses;
1.8
"Attainable Residential Unit" means a residential unit that meets the criteria
set out in subsection 4.1 of the Act;
1.9
"Back-to-Back Townhouse Dwelling" means a building containing three or
more dwelling units separated vertically by a common wall, including a rear
common wall, that do not have rear yards;
1.10 "Bedroom" means any room used or designed or intended for use as sleeping
quarters including but not limited to, a den, a study, a family room, or other
similar use;
1.11 "Board Of Education" means a board of education, public school board,
secondary school board, Separate school board or Public-school board.
1.12 "Building" Or "Structure" means a structure occupying an area greater that 10
square metres consisting of walls and a roof or a structural system serving
the same purpose as defined in the Building Code and including carports and
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cloth, plastic or vinyl materials supported by structural frames but does not
include awnings or an exterior storage tank.
1.13 "Building Code Act" means the Building Code Act, S.O. 1992, chapter 23, as
amended and all Regulations thereto including the Ontario Building Code,
1997, as amended.
1.14 "Building Permit" means a Permit issued in accordance with the Building
Code Act.
1.15 Cannabis" means:
1.15.1
A Cannabis plant;
1.15.2
Any part of a cannabis plant, including the phytocannabinoids
produced by, or found in, such a plant, regardless of whether that
part has been processed or not;
1.15.3
Any substance or mixture of substances that contains or has on it
any part of such a plant; and
1.15.4
Any substance that is identical to any phytocannabinoid produce
by, or found in, such a plant, regardless of how the substance was
obtained.
1.16 "Cannabis Plant" means a plant that belongs to the genus "Cannabis."
1.17 Cannabis Facilities" means a Building, or part thereof, designed, used, or
intended to be used for one or more of the following: cultivation, growing,
propagation, production, processing, harvesting, testing, alteration,
destruction, storage, packaging, shipment, or distribution of Cannabis where
a licence, permit, or authorization has been issued under applicable federal
law but does not include a building or part thereof solely designed, used, or
intended to be used for retail sales of Cannabis.
1.18 "Capital Cost" shall mean costs incurred or proposed to be incurred by a
municipality or local board thereof directly or under an agreement,
1.18.1
to acquire land or an interest in land;
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1.18.2
to improve land;
1.18.3
to acquire, construct or improve building and structures;
1.18.4
to acquire, construct or improve facilities including:
1.18.4.1
rolling stock with estimated useful life of seven years or
more, furniture and equipment other than computer
equipment; and
1.18.4.2
material acquired for circulation, reference or information
purposes by a library board as defined in The Public
Libraries Act, R.S.O. 1990, as amended; and
1.18.5
interest on borrowing for those expenditures under clauses 1.10.1,
1.10.2, and 1.10.3 that are growth related.
1.19 "Commercial" means any use of land, structures, or buildings for the
purposes of buying or selling commodities and services, but does not include
industrial or agricultural uses, but does include hotels, motels, motor inns,
boarding, lodging and rooming houses.
1.20 "Council" means the Council of the Corporation of the Township of Mulmur.
1.21 "Development" means the construction, erection or placing of one or more
buildings or structures on land or the making of an addition or alteration to a
building or structure that has the effect of increasing the Total Floor Area, and
includes Redevelopment.
1.22 "Development Charge" means a charge imposed pursuant to this By-law.
1.23 "Duplex" means a building that is divided horizontally into two dwelling units
each of which has an independent entrance either directly or through a
common vestibule.
1.24 "Dwelling Unit" means a combination of rooms where generally a kitchen,
living quarter and sanitary conveniences are provided for habitation for the
exclusive use of the occupants and with a private entrance from outside the
building or from a common hallway or stairway inside. It may include a
modular home constructed in accordance with the Building Code and C.S.A.
A-277 Regulations. Any "dwelling" and "additional second dwellings" as
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defined by the Township of Mulmur Comprehensive Zoning By-Law 28-18, as
amended, or replaced, shall also be considered a "dwelling unit" under this
By-law.
1.25 "Existing Industrial" means an Industrial Building or structure existing on a site
as of the date this by-laws comes into effect, or the first building or structures
constructed on a vacant site pursuant to site plan approval under section 41
of the Planning Act, R.S.O. 1990, c. P. 13, as amended, or any successor
thereof, subsequent to this by-law, for which full development charges were
paid;
1.26 "Greenhouse" means the use of a building or structure for the growing of such
items as flowers, bushes, shrubs, trees, plants, fruits, vegetables, and other
types of nursery stock for wholesale or retail purposes. Such use may also
include the retail sale of greenhouse products customarily, incidental,
subordinate, and exclusively, devoted to the principal use, located on the
same let therein. A retail space accessory to a greenhouse shall have a
maximum retail floor area of 75 square metres.
1.27 "Gross Floor Area" means the total floor area, as hereinafter defined,
exclusive of any portion of the building or structure above and below finished
grade measured between the exterior faces of the exterior walls which is used
for heating, the storage of goods or personal effects, laundry facilities,
recreational areas, the storage or parking of motor vehicles, exclusive of any
private garage, carport, basement, walkout basement, cellar, porch, verandah
or sunroom unless such sunroom is habitable during all seasons of the year.
1.28 "Hospice" means a building or portion of a mixed-use building designed and
intended to provide palliative care and emotional support to the terminally ill in
a home or homelike setting so that quality of life is maintained, and family
members may be active participants in care;
1.29 "Industrial" means lands, buildings or structures used or designed or intended
for use for manufacturing, processing, fabricating or assembly of raw goods,
warehousing, or bulk storage of goods, and includes office uses and the sale
of commodities to the general public where such uses are accessory to an
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industrial use, but does not include the sale of commodities to the general
public through a warehouse club or self-storage facilities;
1.30 "Institutional" means development of a building or structure intended for use:
1.30.1
as a long-term care home within the meaning of subsection 2 (1) of
the Fixing Long-Term Care Homes Act, 2021;
1.30.2
as a retirement home within the meaning of subsection 2 (1) of the
Retirement Homes Act, 2010;
1.30.3
by any institution of the following post-secondary institutions for the
objects of the institution:
1.30.3.1
a university in Ontario that receives direct, regular, and
ongoing operation funding from the Government of
Ontario;
1.30.3.2
a college or university federated or affiliated with a
university described in subclause (i); or
1.30.3.3
an Indigenous Institute prescribed for the purposes of
section 6 of the Indigenous Institute Act, 2017;
1.30.4
as a memorial home, clubhouse, or athletic grounds by an Ontario
branch of the Royal Canadian Legion; or
1.30.5
as a hospice to provide end of life care.
1.31 "Live-work Unit" means a Building, or part of thereof, which contains, or is
intended to contain, both a Dwelling Unit and non-residential unit and which is
intended for both Residential Use and Non-residential Use concurrently, and
shares a common wall or floor with or without direct access between the
residential and non-residential uses;
1.32 "Mixed Use Development" means a building that is used, designed, and/or
designated to be used for both residential and non-residential purposes,
including, but not limited to a Live-work Unit;
1.33 "Multi-Unit" means, for the purposes of this By-law, any combination of two (2)
or more dwelling units on a lot which is not defined as a Semi-Detached
Dwelling and includes an Apartment, Townhouse and Duplex as defined
herein.
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1.34 "Non-profit housing development" means development of a building or
structure intended for use as residential premises by:
1.34.1
a corporation without share capital to which the Corporations Act
applies, that is in good standing under that Act and whose primary
objective is to provide housing;
1.34.2
a corporation without share capital to which the Canada Not-for-
profit Corporation Act applies, that is in good standing under that
Act and whose primary objective is to provide housing; or
1.34.3
a non-profit housing co-operative that is in good standing under the
Co-operative Corporations Act.
1.35 "Non-Residential Uses" means land, buildings, or structures or portions
thereof used, or designed or intended to be used for a use other than for a
residential use.
1.36 "On-farm Diversified Use" means a use, occurring entirely and exclusively
within a detached building that is secondary and subordinate to the active and
principle agricultural use occurring on a property. Such uses shall be
integrated within a farm cluster of buildings which must include a residential
dwelling, and may include, but not be limited to, uses that produce value
added agricultural products or provide a service that is supportive of regional
agri-business.
1.37 "Other Multiples" means all dwellings other than Single-detached, Semi-
detached, and Apartment dwellings, and includes a Duplex, and the portion of
a Live-Work Unit, intended to be used exclusively for living accommodations
for one or more individuals;
1.38 "Owner" means the owner of land or a person who has made application for
an approval for the development of land upon which a development charge is
imposed.
1.39 "Place of worship" means that part of a building or structure used for worship
and that is exempt from taxation as a place of worship under the Assessment
Act, R.S.O. 1990, c. A.31, as amended, and does not include portions of
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buildings used for any commercial or institutional uses, including, but not
limited to, daycare facilities, private schools, and entertainment facilities, or
for residential purposes;
1.40 "Redevelopment" means the construction, erection or placing of one or more
buildings or structures on land where all or part of a building or structure has
previously been demolished on such land, or changing the use of a building
or structure from residential to non-residential or from non-residential to
residential;
1.41 "Rental housing" means development of a building or structure with four or
more dwelling units all of which are intended for use as rented residential
premises.
1.42 "Residential Uses" means land, buildings, or structures or portions thereof
used, designed, or intended to be used principally (or primarily) as living
accommodation for one or more individuals;
1.43 "Row Dwelling" shall mean a residential building that is divided vertically into
three or more dwelling units.
1.44 "Semi-Detached Dwelling" means the whole of a building divided vertically
into two separate dwelling units.
1.45 "Service" means services designated in this By-law including Schedule A to
this By-law or in agreement under Section 44 of the Act, or both.
1.46 "Single Detached Dwelling" means a detached building containing one
dwelling unit only.
1.47 "Stacked Townhouse Dwelling" means a Building, or part of a building,
containing two or more dwelling units where each Dwelling Unit is separated
horizontally and/or vertically from another Dwelling Unit by a common wall
and having direct separate access to an exterior ground level main
entrance/exit;
1.48 "Temporary Building" Or "Structure" means a building or structure constructed
or erected or placed on land for a continuous period not exceeding eight
months, or an addition or alteration to a building or structure that has the
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effect of increasing the total floor area thereof for a continuous period not
exceeding eight month.
1.49 "Townhouse Dwelling" means a dwelling unit in a building divided vertically
into no less than three nor more than eight dwelling units attached by
common walls extended from the base of the foundation to the roof line, each
dwelling unit having a separate entrance at grade, and includes a Back-to-
Back Townhouse.
1.50 "Township" means The Corporation of the Township of Mulmur.
2. IMPOSITION OF DEVELOPMENT CHARGES
2.1
Development charges shall be imposed on all lands, buildings or structures
that are developed for residential or non-residential uses if the development
requires:
2.1.1
the passing of a zoning by-law or of an amendment to a zoning by-
law under section 34 of the Planning Act;
2.1.2
the approval of a minor variance under section 45 of the Planning
Act;
2.1.3
a conveyance of land to which a by-law passed under subsection
50 (7) of the Planning Act applies;
2.1.4
the approval of a plan of subdivision under section 51 of the
Planning Act;
2.1.5
a consent under section 53 of the Planning Act;
2.1.6
the approval of a description under section 9 of the Condominium
Act, 1998; or
2.1.7
the issuing of a permit under the Building Code Act, 1992 in relation
to a building or structure
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3. APPLICATION OF THIS BY-LAW
3.1
This By-law shall apply to all lands within The Corporation of the Township of
Mulmur.
3.2
No land, except land owned by and used for the purposes of a municipality or
a board as defined in subsection 1 (1) of the Education Act, is exempt from a
development charge by reason only that it is exempt from taxation under
section 3 of the Assessment Act.
3.3
Nothing in this By-law prevents the approval authority or Council, as the case
may be, from requiring, as a condition of an agreement under the Planning
Act, SS. 51 or 53, that the owner at his or her own expense shall install or pay
for local services as the approval authority or Council may require.
4. CALCULATION OF DVELOPMENT CHARGES - GENERAL
4.1
Development charges shall be calculated in accordance with Schedule "B"
5. INDEXING OF THE DEVELOPMENT CHARGE
5.1
Development Charges shall be adjusted, without amendment to this By-law,
on the first day of January in each year, beginning with January 1, 2025, in
accordance with the then most recent Statistics Canada Quarterly,
Construction Price Index (Toronto).
6. CALCULATION OF DEVELOPMENT CHARGES - RESIDENTIAL
6.1
The residential development charges set out in Schedule B shall be imposed
on residential uses of lands, buildings or structures, including a dwelling unit
accessory to a non-residential use and, in the case of a mixed-use building or
structure, on the residential uses in the mixed-use building or structure, and
the residential portion for a Live-Work unit, according to the type of residential
unit, and calculated with respect to the service according to the type of
residential use.
6.2
Notwithstanding Section 6.1, no Development Charges are payable in the
following cases:
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6.2.1
an enlargement to an existing dwelling unit;
6.2.2
A second residential unit in an existing detached house, semi-
detached house, or rowhouse on a parcel of land on which
residential use, other than ancillary residential use, is permitted, if
all buildings and structures ancillary to the existing detached house,
semi-detached house or rowhouse cumulatively contain no more
than one residential unit;
6.2.3
A third residential unit in an existing detached house, semi-
detached house, or rowhouse on a parcel of land on which
residential use, other than ancillary residential use, is permitted, if
no building or structure ancillary to the existing detached house,
semi-detached house or rowhouse contains any residential units;
6.2.4
One residential unit in a building or structure ancillary to an existing
detached house, semi-detached house or rowhouse on a parcel of
land, if the existing detached house, semi-detached house or
rowhouse contains no more than two residential units and no other
building or structure ancillary to the existing detached house, semi-
detached house or rowhouse contains any residential units;
6.2.5
A second residential unit in a new detached house, semi-detached
house or rowhouse on a parcel of land on which residential use,
other than ancillary residential use, is permitted, if all buildings and
structures ancillary to the new detached house, semi-detached
house or rowhouse cumulatively will contain no more than one
residential unit;
6.2.6
A third residential unit in a new detached house, semi-detached
house or rowhouse on a parcel of land on which residential use,
other than ancillary residential use, is permitted, if no building or
structure ancillary to the new detached house, semi-detached
house or rowhouse contains any residential units;
6.2.7
One residential unit in a building or structure ancillary to a new
detached house, semi-detached house or rowhouse on a parcel of
land, if the new detached house, semi-detached house or
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rowhouse contains no more than two residential units and no other
building or structure ancillary to the new detached house, semi-
detached house or rowhouse contains any residential units; or
6.2.8
In an existing rental residential Building, which contains four or
more residential Dwelling Units, the creation of the greater of one
residential Dwelling Unit or one percent of the existing residential
Dwelling Units.
7. DISCOUNTS FOR RENTAL HOUSING
7.1
The Development Charge payable for Rental Housing developments will be
reduced based on the number of bedrooms in each unit as follows:
7.1.1
Three or more bedrooms - 25% reduction;
7.1.2
Two bedrooms - 20% reduction; and
7.1.3
All other bedroom quantities - 15% reduction.
8. OTHER EXEMPTIONS
8.1
Once proclaimed, the following shall be exempt from payment of the
Development Charges:
8.1.1
Affordable residential units; or
8.1.2
Attainable residential units.
9. CALCULATION OF DEVELOPMENT CHARGES - NON-RESIDENTIAL
9.1
The development charges described in Schedule B to this by-law shall be
imposed on non-residential uses of lands, buildings, or structures, and, in the
case of a mixed-use building or structure, on the non-residential uses in the
mixed-use building or structure, including the non-residential portion for a
Live-Work unit, and calculated with respect to the service according to the
total floor area of the non-residential use.
10. EXEMPT BUILDINGS
10.1 Non-residential buildings used accessory to an agricultural operation shall be
exempt from the development charge.
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10.2 Notwithstanding the provisions of this By-law, development charges shall not
be imposed on an Agricultural Use, including barns, silos, or other storage
facilities for produce, livestock, or machinery and equipment used in
connection with an existing Agricultural Use, and other ancillary development
to an Agricultural Use, but excluding a Residential Dwelling, an On-farm
Diversified Use or a Cannabis Production Facility.
10.3 Buildings owned and used by the Township, or any Board of Education used
for school purposes shall be exempt from the Development Charge.
10.4 Temporary buildings where the owner has completed an agreement with the
Township specifying the owner's obligation to remove the building.
10.5 Places of Worship for religious uses, excluding those lands contained within
the Township's employment lands as defined in the Township's Official Plan,
that are exempt from Provincial taxes pursuant to the Provincial Land Tax
RSO 1990, cP32 as amended, shall be exempt from the Development
Charge.
10.6 Land vested in or leased to a university that receives regular and ongoing
operating funds from the government for the purposes of post-secondary
education if the development is intended to be occupied and used by the
university, shall be exempt from the Development Charge.
10.7 Non-profit Housing.
10.8 Industrial Development:
10.8.1
Notwithstanding any other provision of this by-law, no Development
Charge is payable with respect to an enlargement of the gross floor
area of an Existing Industrial building where the Gross Floor Area is
enlarged by 50 percent or less;
10.8.2
If the Gross Floor Area of an existing industrial building is enlarged
by greater than 50 percent, the amount of the development charge
payable in respect of the enlargement is the amount of the
development charge that would otherwise be payable multiplied by
the fraction determined as follows:
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10.8.2.1
notwithstanding section 10.7.2, if the Gross Floor Area is
enlarged by more than 50 percent (50%), development
charges shall be payable and collected and the amount
payable shall be calculated in accordance with s.4(3) of
the Act.
10.8.2.2
that for greater certainty in applying the exemption in this
section, the gross floor area of an Existing Industrial
building is enlarged where there is a bona fide increase
in the size of the Existing Industrial building, the
enlarged area is attached to the Existing Industrial
building, there is a direct means of ingress and egress
from the Existing Industrial building to and from the
enlarged areas for persons, goods, and equipment, and
the Existing Industrial building and the enlarged area are
used for or in connection with an industrial purpose as
set out in subsection 1.1 of this by-law. Without limiting
the generality of the foregoing, the exemption in this
section shall not apply where the enlarged area is
attached to the Existing Industrial building by means only
of a tunnel, bridge, canopy, corridor, or other
passageway, or through a shared below-grade
connection such as a service tunnel, foundation, footing,
or a parking facility
10.8.2.3
in particular, for the purposes of applying this exemption,
the industrial building is considered existing if it is built,
occupied, and assessed for property taxation at the time
of the application respecting the enlargement
10.8.2.4
the exemption of an Existing Industrial building provided
by this section shall be applied to a maximum of fifty
percent (50%) of the gross floor area that was existing
as of the effective date of this by-law, or based on the
first building or structures constructed on a vacant site
pursuant to site plan approval under section 41 of the
Planning Act, R.S.O. 1990, c. P. 13, as amended, or any
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successor thereof, subsequent to the effective date of
this by-law, for which full development charges were
paid.
11. REDEVELOPMENT
11.1 In accordance with Subsections 11.2, 11.3, & 11.4 where there is a
redevelopment, conversion, demolition or change of use of a building or
structure or part thereof, the development changes payable by the new or
proposed development shall be credited by the amount to which the previous
use of the building or structure was subject to development charges at the
time this By-law was passed.
11.2 A credit shall not be warranted where a building, structure, or part thereof was
demolished, and no building permit has been issued within 2 years from the
date of issuance of the demolition permit.
11.3 The credit with respect to a redevelopment, conversion, demolition, or change
of use of a building or structure or part thereof shall not exceed the amount of
the development charges payable with respect to new or proposed
development.
11.4 No credit shall be given with respect to the redevelopment, conversions,
demolition, or change of use of a building, or structure or part thereof where
the existing building or structure or part thereof would have been exempt from
development charges in accordance with this By-law.
11.5 Where a non-residential building and associated use is proposed to be
relocated to a different lot and the existing building demolished, the new
building shall be credited in accordance with Subsections 11.1, 11.2, 11.3, &
11.4. If the relocation of the non-residential building and use results in an
increased demand on services, the increase in demand for services shall be
payable in accordance with the provisions of this By-law. If in the future,
redevelopment of the demolished site is proposed, the new proposed
development of the site shall be subject to the full Development Charge as
the service capacity associated with the demolished site has effectively been
transferred.
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11.6 No credit shall be given with respect to the demolition of derelict buildings as
determined by the Chief Building Official of the Township.
12. PAYMENT OF DEVELOPMENT CHARGES
12.1 Except as otherwise provided in this By-law, Development Charges shall be
calculated and payable in full in cash or certified cheque in Canadian funds or
by credits granted by the Act, on the date that the first building permit is
issued.
12.2 Except as otherwise provided in this By-law, a building permit shall not be
issued until the development charge has been paid in full.
12.3 Development charges for rental housing and institutional developments are
due and payable in 6 equal installments commencing with the first installment
payable on the date of occupancy, and each subsequent installment,
including interest, payable on the anniversary date each year thereafter.
12.4 Where the development of land results from the approval of a Site Plan or
Zoning By-law Amendment made on or after January 1, 2020, and the
issuance of the building permit occurred within the prescribed amount of time
since the application was approved, the Development Charges under
Subsections 6 and 9 shall be calculated on the rates set out in Schedule "B"
on the date of the planning application, including interest. Where both
planning applications apply, Development Charges under Subsections 6 and
9 shall be calculated on the rates, including interest, set out in Schedule "B"
on the date of the later planning application, including interest
12.5 Interest for the purposes of Subsections 12.3 & 12.4, shall be determined as
defined in the in accordance with the Statistics Canada Quarterly,
Construction Price Statistics for the most recent year over year period.
13. WRITTEN AGREEMENTS WITH THE TOWNSHIP
13.1 Pursuant to the provisions of the Act, Council may enter into written
agreements in regard to all matters authorized by the Act and general law.
13.2 The applicable provisions of this By-law may be varied in individual instances
by the written agreements, as permitted by the Act.
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13.3 Agreements may give credit to the owner equal to the reasonable cost of
providing services in addition to, or of a greater size or capacity, than would
be required under this By-law. The credit shall not exceed the service
standard used in the calculation of the development charge, and no credit
shall be charged to any development charges reserve fund prescribed in this
By-law or exceed the proportion of the development charge related to that
service, payable by the owner to the Township.
13.4 Agreements may provide for all or any part of a development charge to be
paid before or after it would otherwise be payable.
13.5 Front-ending agreements entered into under the provisions of s. 44 of the Act
shall be deemed to be agreements under this section.
13.6 This By-law shall prevail over any previous agreements between a property
owner and the Township with respect to the payment of impost fees, lot levies
or Development Charges. However, where fees or charges have been paid
for services included in this By-law pursuant to an agreement that was
registered on the title of the lands prior to the passing of this By-law, the
Township shall apply that fee as a credit against the applicable Development
Charge
14. ADMINISTRATION
14.1 A certified copy of this By-law may be registered on title to any land to which
the By-law applies.
14.2 This By-law shall be administered by the Treasurer of the Township.
15. RESERVE FUNDS
15.1 Monies received from payment of Development Charges shall be maintained
in a separate reserve fund, and shall be used only to meet the growth-related
net capital costs for which the Development Charge was levied under this By-
law.
15.2 Where any Development Charge, or part thereof, remains unpaid after the
due date, the unpaid amount shall be added to the tax roll and shall be
collected as taxes. Where any unpaid Development Charges are collected as
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taxes, the monies so collected shall be credited to the development charge
reserve fund.
15.3 The Treasurer of the Township shall, in each year, furnish to Council, a
statement in respect of the reserve fund established hereunder for the prior
year and then post the statement to the Township's website.
16. REFUNDS
16.1 Where this By-law or any Development Charge prescribed hereunder is
amended or repealed either by order of the Ontario Land Tribunal or by
Council, the Township shall forthwith pay the appropriate refund, calculated in
accordance with the Act and Regulations passed under the Act.
17. SCHEDULES
17.1 The following schedules to this By-law form an integral part of this By-law;
Schedule "A" - Classification of Services;
Schedule "B" - Components of Development Charge;
18. GENERAL
18.1 This By-law comes into full force and effect upon the final passing thereof.
18.2 Unless repealed earlier, or unless the term of the By-law is extended by
legislation, this By-law expires ten years from the day it comes into force.
18.3 Where in this By-law the context so requires, words in the singular include the
plural and words in the plural include the singular, and words importing the
masculine gender include feminine and neuter gender.
18.4 Any portion of this By-law found to be invalid shall be severed, and the
balance of the By-law shall be deemed to be valid and enforceable and shall
be construed without reference to the invalid portions.
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19. REPEAL
19.1 By-law 30-19, as amended is hereby repealed upon the coming into full force
and effect of this by-law.
FINALLY PASSED AND ENACTED THIS 3rd day of July 2024
__________________________
Mayor
__________________________
Clerk
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SCHEDULE "A" TO BY-LAW
DESIGNATED MUNICIPAL SERVICES UNDER THIS BY-LAW
Township-Wide Services
1. Services Related to a Highway
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SCHEDULE "B" TO BY-LAW
SCHEDULE OF DEVELOPMENT CHARGES
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
(per sq.ft. of Gross
Floor Area)
Township-Wide Service:
Services Related to a Highway
3,052
3,020
2,265
1,126
1.37
Total Township Wide Service
$3,052
$3,020
$2,265
$1,126
$1.37
Service
RESIDENTIAL
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Appendix H
Proposed By-law - Fire
Protection Services
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THE CORPORATION OF THE TOWNSHIP OF MULMUR
BY-LAW NUMBER XX
BEING A BY-LAW to establish development charges for the Corporation of the
Township of Mulmur related to Fire Protection Services
WHEREAS the Township of Mulmur will experience growth through development and
redevelopment; and
WHEREAS development and redevelopment require the provision of physical and
social services by the Township of Mulmur; and
AND WHEREAS The Corporation of the Township of Mulmur has determined that the
development of lands within the Township will increase the need for municipal services
and Council has confirmed its intent to provide the said services; and
WHEREAS Council desires to ensure that the capital cost of meeting growth-related
demands for or burden on municipal services does not place an excessive financial
burden on the Township of Mulmur or its existing taxpayers while at the same time
ensuring new taxpayers contribute no more than the net capital cost attributable to
providing the current level of municipal services; and
WHEREAS the Development Charges Act, 1997 (the "Act") provides that the council of
a municipality may by by-law impose development charges against land to pay for
increased capital costs required because of increased needs for services; and
WHEREAS a development charge background study has been completed in
accordance with the Act and the background study and draft proposed bylaw be made
available to the public and such documents were made available to the public 60 days
prior to the passage of the bylaw and at least two (2) weeks prior to the public meeting
required pursuant to Section 12 of the Act; and
WHEREAS the Council of Township of Mulmur has given notice of and held a public
meeting on the May 1, 2024 in accordance with the Act and the regulations thereto; and
WHEREAS any person who attended the public meeting was afforded an opportunity to
make representations and the public generally were afforded an opportunity to make
written submissions relating to the proposed by-law; and
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WHEREAS Council resolved on May 1, 2024 that it is the intention of Council to ensure
that the increase in need for services identified in connection with the enactment of the
by-law will be met; and
WHEREAS Council resolved on May 1, 2024 that no further public meeting be required,
and that this by-law be brought forward for enactment.
WHEREAS Section 2(1) of the Development Charges Act, 1997 ("Act") enables the
Council of a municipality to pass By-laws to impose development charges against lands
located in the Township to pay for increased capital costs where the development of the
land would increase the need for municipal services as designated in the By-law and
the development requires one or more of the actions set out in Section 2(2) of the Act;
NOW THEREFORE BE IT HEREBY RESOLVED THAT The Corporation of the
Township of Mulmur hereby enacts the following:
1. DEFINITIONS
1.1
"Act" means the Development Charges Act, 1997 as amended from time to
time and includes the Regulations passed under the Act, as amended from
time to time;
1.2
In this By-law:
1.2.1
All words and phrases used in this By-law that have not been
defined in the Act shall have the same meaning as those words and
phrases in the Act;
1.2.2
Where the Development Charges Act does not specify a definition,
the following definitions shall apply to the extent that they are not in
conflict with the definitions in the Act;
1.3
"Accessory Use" means that the building or structure is naturally and normally
incidental to or subordinate in purpose or both, and exclusively devoted to a
principal use, building or structure;
1.4
"Affordable Residential Unit" means a Residential Unit that meets the criteria
set out in subsection 4.1 of the Act;
1.5
"Agricultural Use" means the growing of crops, including nursery, biomass,
and horticulture crops; raising of livestock; raising of other animals for food,
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fur, or fibre, including poultry and fish; aquaculture; apiaries; agro-forestry,
maple syrup production; and associated on-farm buildings and structures,
including but not limited to livestock facilities and manure storages, but
excluding:
1.5.1
A Residential Use;
1.5.2
On-farm Diversified Uses;
1.5.3
Cannabis Facilities; and
1.5.4
A Greenhouse.
1.6
"Ancillary Residential Use" means a Residential Dwelling that would be
ancillary to a Single Detached Dwelling, Semi-Detached Dwelling, or Row
dwelling;
1.7
"Apartment Dwelling" means a building containing 3 or more dwelling units
which have a common entrance from the street level, and the occupants of
which have the right to use common elements, and includes Stacked
Townhouses;
1.8
"Attainable Residential Unit" means a residential unit that meets the criteria
set out in subsection 4.1 of the Act;
1.9
"Back-to-Back Townhouse Dwelling" means a building containing three or
more dwelling units separated vertically by a common wall, including a rear
common wall, that do not have rear yards;
1.10 "Bedroom" means any room used or designed or intended for use as sleeping
quarters including but not limited to, a den, a study, a family room, or other
similar use;
1.11 "Board Of Education" means a board of education, public school board,
secondary school board, Separate school board or Public-school board.
1.12 "Building" Or "Structure" means a structure occupying an area greater that 10
square metres consisting of walls and a roof or a structural system serving
the same purpose as defined in the Building Code and including carports and
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cloth, plastic or vinyl materials supported by structural frames but does not
include awnings or an exterior storage tank.
1.13 "Building Code Act" means the Building Code Act, S.O. 1992, chapter 23, as
amended and all Regulations thereto including the Ontario Building Code,
1997, as amended.
1.14 "Building Permit" means a Permit issued in accordance with the Building
Code Act.
1.15 Cannabis" means:
1.15.1
A Cannabis plant;
1.15.2
Any part of a cannabis plant, including the phytocannabinoids
produced by, or found in, such a plant, regardless of whether that
part has been processed or not;
1.15.3
Any substance or mixture of substances that contains or has on it
any part of such a plant; and
1.15.4
Any substance that is identical to any phytocannabinoid produce
by, or found in, such a plant, regardless of how the substance was
obtained.
1.16 "Cannabis Plant" means a plant that belongs to the genus "Cannabis."
1.17 Cannabis Facilities" means a Building, or part thereof, designed, used, or
intended to be used for one or more of the following: cultivation, growing,
propagation, production, processing, harvesting, testing, alteration,
destruction, storage, packaging, shipment, or distribution of Cannabis where
a licence, permit, or authorization has been issued under applicable federal
law but does not include a building or part thereof solely designed, used, or
intended to be used for retail sales of Cannabis.
1.18 "Capital Cost" shall mean costs incurred or proposed to be incurred by a
municipality or local board thereof directly or under an agreement,
1.18.1
to acquire land or an interest in land;
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1.18.2
to improve land;
1.18.3
to acquire, construct or improve building and structures;
1.18.4
to acquire, construct or improve facilities including:
1.18.4.1
rolling stock with estimated useful life of seven years or
more, furniture and equipment other than computer
equipment; and
1.18.4.2
material acquired for circulation, reference or information
purposes by a library board as defined in The Public
Libraries Act, R.S.O. 1990, as amended; and
1.18.5
interest on borrowing for those expenditures under clauses 1.10.1,
1.10.2, and 1.10.3 that are growth related.
1.19 "Commercial" means any use of land, structures, or buildings for the
purposes of buying or selling commodities and services, but does not include
industrial or agricultural uses, but does include hotels, motels, motor inns,
boarding, lodging and rooming houses.
1.20 "Council" means the Council of the Corporation of the Township of Mulmur.
1.21 "Development" means the construction, erection or placing of one or more
buildings or structures on land or the making of an addition or alteration to a
building or structure that has the effect of increasing the Total Floor Area, and
includes Redevelopment.
1.22 "Development Charge" means a charge imposed pursuant to this By-law.
1.23 "Duplex" means a building that is divided horizontally into two dwelling units
each of which has an independent entrance either directly or through a
common vestibule.
1.24 "Dwelling Unit" means a combination of rooms where generally a kitchen,
living quarter and sanitary conveniences are provided for habitation for the
exclusive use of the occupants and with a private entrance from outside the
building or from a common hallway or stairway inside. It may include a
modular home constructed in accordance with the Building Code and C.S.A.
A-277 Regulations. Any "dwelling" and "additional second dwellings" as
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defined by the Township of Mulmur Comprehensive Zoning By-Law 28-18, as
amended, or replaced, shall also be considered a "dwelling unit" under this
By-law.
1.25 "Existing Industrial" means an Industrial Building or structure existing on a site
as of the date this by-laws comes into effect, or the first building or structures
constructed on a vacant site pursuant to site plan approval under section 41
of the Planning Act, R.S.O. 1990, c. P. 13, as amended, or any successor
thereof, subsequent to this by-law, for which full development charges were
paid;
1.26 "Greenhouse" means the use of a building or structure for the growing of such
items as flowers, bushes, shrubs, trees, plants, fruits, vegetables, and other
types of nursery stock for wholesale or retail purposes. Such use may also
include the retail sale of greenhouse products customarily, incidental,
subordinate, and exclusively, devoted to the principal use, located on the
same let therein. A retail space accessory to a greenhouse shall have a
maximum retail floor area of 75 square metres.
1.27 "Gross Floor Area" means the total floor area, as hereinafter defined,
exclusive of any portion of the building or structure above and below finished
grade measured between the exterior faces of the exterior walls which is used
for heating, the storage of goods or personal effects, laundry facilities,
recreational areas, the storage or parking of motor vehicles, exclusive of any
private garage, carport, basement, walkout basement, cellar, porch, verandah
or sunroom unless such sunroom is habitable during all seasons of the year.
1.28 "Hospice" means a building or portion of a mixed-use building designed and
intended to provide palliative care and emotional support to the terminally ill in
a home or homelike setting so that quality of life is maintained, and family
members may be active participants in care;
1.29 "Industrial" means lands, buildings or structures used or designed or intended
for use for manufacturing, processing, fabricating or assembly of raw goods,
warehousing, or bulk storage of goods, and includes office uses and the sale
of commodities to the general public where such uses are accessory to an
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industrial use, but does not include the sale of commodities to the general
public through a warehouse club or self-storage facilities;
1.30 "Institutional" means development of a building or structure intended for use:
1.30.1
as a long-term care home within the meaning of subsection 2 (1) of
the Fixing Long-Term Care Homes Act, 2021;
1.30.2
as a retirement home within the meaning of subsection 2 (1) of the
Retirement Homes Act, 2010;
1.30.3
by any institution of the following post-secondary institutions for the
objects of the institution:
1.30.3.1
a university in Ontario that receives direct, regular, and
ongoing operation funding from the Government of
Ontario;
1.30.3.2
a college or university federated or affiliated with a
university described in subclause (i); or
1.30.3.3
an Indigenous Institute prescribed for the purposes of
section 6 of the Indigenous Institute Act, 2017;
1.30.4
as a memorial home, clubhouse, or athletic grounds by an Ontario
branch of the Royal Canadian Legion; or
1.30.5
as a hospice to provide end of life care.
1.31 "Live-work Unit" means a Building, or part of thereof, which contains, or is
intended to contain, both a Dwelling Unit and non-residential unit and which is
intended for both Residential Use and Non-residential Use concurrently, and
shares a common wall or floor with or without direct access between the
residential and non-residential uses;
1.32 "Mixed Use Development" means a building that is used, designed, and/or
designated to be used for both residential and non-residential purposes,
including, but not limited to a Live-work Unit;
1.33 "Multi-Unit" means, for the purposes of this By-law, any combination of two (2)
or more dwelling units on a lot which is not defined as a Semi-Detached
Dwelling and includes an Apartment, Townhouse and Duplex as defined
herein.
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1.34 "Non-profit housing development" means development of a building or
structure intended for use as residential premises by:
1.34.1
a corporation without share capital to which the Corporations Act
applies, that is in good standing under that Act and whose primary
objective is to provide housing;
1.34.2
a corporation without share capital to which the Canada Not-for-
profit Corporation Act applies, that is in good standing under that
Act and whose primary objective is to provide housing; or
1.34.3
a non-profit housing co-operative that is in good standing under the
Co-operative Corporations Act.
1.35 "Non-Residential Uses" means land, buildings, or structures or portions
thereof used, or designed or intended to be used for a use other than for a
residential use.
1.36 "On-farm Diversified Use" means a use, occurring entirely and exclusively
within a detached building that is secondary and subordinate to the active and
principle agricultural use occurring on a property. Such uses shall be
integrated within a farm cluster of buildings which must include a residential
dwelling, and may include, but not be limited to, uses that produce value
added agricultural products or provide a service that is supportive of regional
agri-business.
1.37 "Other Multiples" means all dwellings other than Single-detached, Semi-
detached, and Apartment dwellings, and includes a Duplex, and the portion of
a Live-Work Unit, intended to be used exclusively for living accommodations
for one or more individuals;
1.38 "Owner" means the owner of land or a person who has made application for
an approval for the development of land upon which a development charge is
imposed.
1.39 "Place of worship" means that part of a building or structure used for worship
and that is exempt from taxation as a place of worship under the Assessment
Act, R.S.O. 1990, c. A.31, as amended, and does not include portions of
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buildings used for any commercial or institutional uses, including, but not
limited to, daycare facilities, private schools, and entertainment facilities, or
for residential purposes;
1.40 "Redevelopment" means the construction, erection or placing of one or more
buildings or structures on land where all or part of a building or structure has
previously been demolished on such land, or changing the use of a building
or structure from residential to non-residential or from non-residential to
residential;
1.41 "Rental housing" means development of a building or structure with four or
more dwelling units all of which are intended for use as rented residential
premises.
1.42 "Residential Uses" means land, buildings, or structures or portions thereof
used, designed, or intended to be used principally (or primarily) as living
accommodation for one or more individuals;
1.43 "Row Dwelling" shall mean a residential building that is divided vertically into
three or more dwelling units.
1.44 "Semi-Detached Dwelling" means the whole of a building divided vertically
into two separate dwelling units.
1.45 "Service" means services designated in this By-law including Schedule A to
this By-law or in agreement under Section 44 of the Act, or both.
1.46 "Single Detached Dwelling" means a detached building containing one
dwelling unit only.
1.47 "Stacked Townhouse Dwelling" means a Building, or part of a building,
containing two or more dwelling units where each Dwelling Unit is separated
horizontally and/or vertically from another Dwelling Unit by a common wall
and having direct separate access to an exterior ground level main
entrance/exit;
1.48 "Temporary Building" Or "Structure" means a building or structure constructed
or erected or placed on land for a continuous period not exceeding eight
months, or an addition or alteration to a building or structure that has the
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effect of increasing the total floor area thereof for a continuous period not
exceeding eight month.
1.49 "Townhouse Dwelling" means a dwelling unit in a building divided vertically
into no less than three nor more than eight dwelling units attached by
common walls extended from the base of the foundation to the roof line, each
dwelling unit having a separate entrance at grade, and includes a Back-to-
Back Townhouse.
1.50 "Township" means The Corporation of the Township of Mulmur.
2. IMPOSITION OF DEVELOPMENT CHARGES
2.1
Development charges shall be imposed on all lands, buildings or structures
that are developed for residential or non-residential uses if the development
requires:
2.1.1
the passing of a zoning by-law or of an amendment to a zoning by-
law under section 34 of the Planning Act;
2.1.2
the approval of a minor variance under section 45 of the Planning
Act;
2.1.3
a conveyance of land to which a by-law passed under subsection
50 (7) of the Planning Act applies;
2.1.4
the approval of a plan of subdivision under section 51 of the
Planning Act;
2.1.5
a consent under section 53 of the Planning Act;
2.1.6
the approval of a description under section 9 of the Condominium
Act, 1998; or
2.1.7
the issuing of a permit under the Building Code Act, 1992 in relation
to a building or structure
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3. APPLICATION OF THIS BY-LAW
3.1
This By-law shall apply to all lands within The Corporation of the Township of
Mulmur.
3.2
No land, except land owned by and used for the purposes of a municipality or
a board as defined in subsection 1 (1) of the Education Act, is exempt from a
development charge by reason only that it is exempt from taxation under
section 3 of the Assessment Act.
3.3
Nothing in this By-law prevents the approval authority or Council, as the case
may be, from requiring, as a condition of an agreement under the Planning
Act, SS. 51 or 53, that the owner at his or her own expense shall install or pay
for local services as the approval authority or Council may require.
4. CALCULATION OF DVELOPMENT CHARGES - GENERAL
4.1
Development charges shall be calculated in accordance with Schedule "B"
5. INDEXING OF THE DEVELOPMENT CHARGE
5.1
Development Charges shall be adjusted, without amendment to this By-law,
on the first day of January in each year, beginning with January 1, 2025, in
accordance with the then most recent Statistics Canada Quarterly,
Construction Price Index (Toronto).
6. CALCULATION OF DEVELOPMENT CHARGES - RESIDENTIAL
6.1
The residential development charges set out in Schedule B shall be imposed
on residential uses of lands, buildings or structures, including a dwelling unit
accessory to a non-residential use and, in the case of a mixed-use building or
structure, on the residential uses in the mixed-use building or structure, and
the residential portion for a Live-Work unit, according to the type of residential
unit, and calculated with respect to the service according to the type of
residential use.
6.2
Notwithstanding Section 6.1, no Development Charges are payable in the
following cases:
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6.2.1
an enlargement to an existing dwelling unit;
6.2.2
A second residential unit in an existing detached house, semi-
detached house, or rowhouse on a parcel of land on which
residential use, other than ancillary residential use, is permitted, if
all buildings and structures ancillary to the existing detached house,
semi-detached house or rowhouse cumulatively contain no more
than one residential unit;
6.2.3
A third residential unit in an existing detached house, semi-
detached house, or rowhouse on a parcel of land on which
residential use, other than ancillary residential use, is permitted, if
no building or structure ancillary to the existing detached house,
semi-detached house or rowhouse contains any residential units;
6.2.4
One residential unit in a building or structure ancillary to an existing
detached house, semi-detached house or rowhouse on a parcel of
land, if the existing detached house, semi-detached house or
rowhouse contains no more than two residential units and no other
building or structure ancillary to the existing detached house, semi-
detached house or rowhouse contains any residential units;
6.2.5
A second residential unit in a new detached house, semi-detached
house or rowhouse on a parcel of land on which residential use,
other than ancillary residential use, is permitted, if all buildings and
structures ancillary to the new detached house, semi-detached
house or rowhouse cumulatively will contain no more than one
residential unit;
6.2.6
A third residential unit in a new detached house, semi-detached
house or rowhouse on a parcel of land on which residential use,
other than ancillary residential use, is permitted, if no building or
structure ancillary to the new detached house, semi-detached
house or rowhouse contains any residential units;
6.2.7
One residential unit in a building or structure ancillary to a new
detached house, semi-detached house or rowhouse on a parcel of
land, if the new detached house, semi-detached house or
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rowhouse contains no more than two residential units and no other
building or structure ancillary to the new detached house, semi-
detached house or rowhouse contains any residential units; or
6.2.8
In an existing rental residential Building, which contains four or
more residential Dwelling Units, the creation of the greater of one
residential Dwelling Unit or one percent of the existing residential
Dwelling Units.
7. DISCOUNTS FOR RENTAL HOUSING
7.1
The Development Charge payable for Rental Housing developments will be
reduced based on the number of bedrooms in each unit as follows:
7.1.1
Three or more bedrooms - 25% reduction;
7.1.2
Two bedrooms - 20% reduction; and
7.1.3
All other bedroom quantities - 15% reduction.
8. OTHER EXEMPTIONS
8.1
Once proclaimed, the following shall be exempt from payment of the
Development Charges:
8.1.1
Affordable residential units; or
8.1.2
Attainable residential units.
9. CALCULATION OF DEVELOPMENT CHARGES - NON-RESIDENTIAL
9.1
The development charges described in Schedule B to this by-law shall be
imposed on non-residential uses of lands, buildings, or structures, and, in the
case of a mixed-use building or structure, on the non-residential uses in the
mixed-use building or structure, including the non-residential portion for a
Live-Work unit, and calculated with respect to the service according to the
total floor area of the non-residential use.
10. EXEMPT BUILDINGS
10.1 Non-residential buildings used accessory to an agricultural operation shall be
exempt from the development charge.
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10.2 Notwithstanding the provisions of this By-law, development charges shall not
be imposed on an Agricultural Use, including barns, silos, or other storage
facilities for produce, livestock, or machinery and equipment used in
connection with an existing Agricultural Use, and other ancillary development
to an Agricultural Use, but excluding a Residential Dwelling, an On-farm
Diversified Use or a Cannabis Production Facility.
10.3 Buildings owned and used by the Township, or any Board of Education used
for school purposes shall be exempt from the Development Charge.
10.4 Temporary buildings where the owner has completed an agreement with the
Township specifying the owner's obligation to remove the building.
10.5 Places of Worship for religious uses, excluding those lands contained within
the Township's employment lands as defined in the Township's Official Plan,
that are exempt from Provincial taxes pursuant to the Provincial Land Tax
RSO 1990, cP32 as amended, shall be exempt from the Development
Charge.
10.6 Land vested in or leased to a university that receives regular and ongoing
operating funds from the government for the purposes of post-secondary
education if the development is intended to be occupied and used by the
university, shall be exempt from the Development Charge.
10.7 Non-profit Housing.
10.8 Industrial Development:
10.8.1
Notwithstanding any other provision of this by-law, no Development
Charge is payable with respect to an enlargement of the gross floor
area of an Existing Industrial building where the Gross Floor Area is
enlarged by 50 percent or less;
10.8.2
If the Gross Floor Area of an existing industrial building is enlarged
by greater than 50 percent, the amount of the development charge
payable in respect of the enlargement is the amount of the
development charge that would otherwise be payable multiplied by
the fraction determined as follows:
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10.8.2.1
notwithstanding section 10.7.2, if the Gross Floor Area is
enlarged by more than 50 percent (50%), development
charges shall be payable and collected and the amount
payable shall be calculated in accordance with s.4(3) of
the Act.
10.8.2.2
that for greater certainty in applying the exemption in this
section, the gross floor area of an Existing Industrial
building is enlarged where there is a bona fide increase
in the size of the Existing Industrial building, the
enlarged area is attached to the Existing Industrial
building, there is a direct means of ingress and egress
from the Existing Industrial building to and from the
enlarged areas for persons, goods, and equipment, and
the Existing Industrial building and the enlarged area are
used for or in connection with an industrial purpose as
set out in subsection 1.1 of this by-law. Without limiting
the generality of the foregoing, the exemption in this
section shall not apply where the enlarged area is
attached to the Existing Industrial building by means only
of a tunnel, bridge, canopy, corridor, or other
passageway, or through a shared below-grade
connection such as a service tunnel, foundation, footing,
or a parking facility
10.8.2.3
in particular, for the purposes of applying this exemption,
the industrial building is considered existing if it is built,
occupied, and assessed for property taxation at the time
of the application respecting the enlargement
10.8.2.4
the exemption of an Existing Industrial building provided
by this section shall be applied to a maximum of fifty
percent (50%) of the gross floor area that was existing
as of the effective date of this by-law, or based on the
first building or structures constructed on a vacant site
pursuant to site plan approval under section 41 of the
Planning Act, R.S.O. 1990, c. P. 13, as amended, or any
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successor thereof, subsequent to the effective date of
this by-law, for which full development charges were
paid.
11. REDEVELOPMENT
11.1 In accordance with Subsections 11.2, 11.3, & 11.4 where there is a
redevelopment, conversion, demolition or change of use of a building or
structure or part thereof, the development changes payable by the new or
proposed development shall be credited by the amount to which the previous
use of the building or structure was subject to development charges at the
time this By-law was passed.
11.2 A credit shall not be warranted where a building, structure, or part thereof was
demolished, and no building permit has been issued within 2 years from the
date of issuance of the demolition permit.
11.3 The credit with respect to a redevelopment, conversion, demolition, or change
of use of a building or structure or part thereof shall not exceed the amount of
the development charges payable with respect to new or proposed
development.
11.4 No credit shall be given with respect to the redevelopment, conversions,
demolition, or change of use of a building, or structure or part thereof where
the existing building or structure or part thereof would have been exempt from
development charges in accordance with this By-law.
11.5 Where a non-residential building and associated use is proposed to be
relocated to a different lot and the existing building demolished, the new
building shall be credited in accordance with Subsections 11.1, 11.2, 11.3, &
11.4. If the relocation of the non-residential building and use results in an
increased demand on services, the increase in demand for services shall be
payable in accordance with the provisions of this By-law. If in the future,
redevelopment of the demolished site is proposed, the new proposed
development of the site shall be subject to the full Development Charge as
the service capacity associated with the demolished site has effectively been
transferred.
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11.6 No credit shall be given with respect to the demolition of derelict buildings as
determined by the Chief Building Official of the Township.
12. PAYMENT OF DEVELOPMENT CHARGES
12.1 Except as otherwise provided in this By-law, Development Charges shall be
calculated and payable in full in cash or certified cheque in Canadian funds or
by credits granted by the Act, on the date that the first building permit is
issued.
12.2 Except as otherwise provided in this By-law, a building permit shall not be
issued until the development charge has been paid in full.
12.3 Development charges for rental housing and institutional developments are
due and payable in 6 equal installments commencing with the first installment
payable on the date of occupancy, and each subsequent installment,
including interest, payable on the anniversary date each year thereafter.
12.4 Where the development of land results from the approval of a Site Plan or
Zoning By-law Amendment made on or after January 1, 2020, and the
issuance of the building permit occurred within the prescribed amount of time
since the application was approved, the Development Charges under
Subsections 6 and 9 shall be calculated on the rates set out in Schedule "B"
on the date of the planning application, including interest. Where both
planning applications apply, Development Charges under Subsections 6 and
9 shall be calculated on the rates, including interest, set out in Schedule "B"
on the date of the later planning application, including interest
12.5 Interest for the purposes of Subsections 12.3 & 12.4, shall be determined as
defined in the in accordance with the Statistics Canada Quarterly,
Construction Price Statistics for the most recent year over year period.
13. WRITTEN AGREEMENTS WITH THE TOWNSHIP
13.1 Pursuant to the provisions of the Act, Council may enter into written
agreements in regard to all matters authorized by the Act and general law.
13.2 The applicable provisions of this By-law may be varied in individual instances
by the written agreements, as permitted by the Act.
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13.3 Agreements may give credit to the owner equal to the reasonable cost of
providing services in addition to, or of a greater size or capacity, than would
be required under this By-law. The credit shall not exceed the service
standard used in the calculation of the development charge, and no credit
shall be charged to any development charges reserve fund prescribed in this
By-law or exceed the proportion of the development charge related to that
service, payable by the owner to the Township.
13.4 Agreements may provide for all or any part of a development charge to be
paid before or after it would otherwise be payable.
13.5 Front-ending agreements entered into under the provisions of s. 44 of the Act
shall be deemed to be agreements under this section.
13.6 This By-law shall prevail over any previous agreements between a property
owner and the Township with respect to the payment of impost fees, lot levies
or Development Charges. However, where fees or charges have been paid
for services included in this By-law pursuant to an agreement that was
registered on the title of the lands prior to the passing of this By-law, the
Township shall apply that fee as a credit against the applicable Development
Charge
14. ADMINISTRATION
14.1 A certified copy of this By-law may be registered on title to any land to which
the By-law applies.
14.2 This By-law shall be administered by the Treasurer of the Township.
15. RESERVE FUNDS
15.1 Monies received from payment of Development Charges shall be maintained
in a separate reserve fund, and shall be used only to meet the growth-related
net capital costs for which the Development Charge was levied under this By-
law.
15.2 Where any Development Charge, or part thereof, remains unpaid after the
due date, the unpaid amount shall be added to the tax roll and shall be
collected as taxes. Where any unpaid Development Charges are collected as
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taxes, the monies so collected shall be credited to the development charge
reserve fund.
15.3 The Treasurer of the Township shall, in each year, furnish to Council, a
statement in respect of the reserve fund established hereunder for the prior
year and then post the statement to the Township's website.
16. REFUNDS
16.1 Where this By-law or any Development Charge prescribed hereunder is
amended or repealed either by order of the Ontario Land Tribunal or by
Council, the Township shall forthwith pay the appropriate refund, calculated in
accordance with the Act and Regulations passed under the Act.
17. SCHEDULES
17.1 The following schedules to this By-law form an integral part of this By-law;
Schedule "A" - Classification of Services;
Schedule "B" - Components of Development Charge;
18. GENERAL
18.1 This By-law comes into full force and effect upon the final passing thereof.
18.2 Unless repealed earlier, or unless the term of the By-law is extended by
legislation, this By-law expires ten years from the day it comes into force.
18.3 Where in this By-law the context so requires, words in the singular include the
plural and words in the plural include the singular, and words importing the
masculine gender include feminine and neuter gender.
18.4 Any portion of this By-law found to be invalid shall be severed, and the
balance of the By-law shall be deemed to be valid and enforceable and shall
be construed without reference to the invalid portions.
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19. REPEAL
19.1 By-law 30-19, as amended is hereby repealed upon the coming into full force
and effect of this by-law.
FINALLY PASSED AND ENACTED THIS 3rd day of July 2024
__________________________
Mayor
__________________________
Clerk
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SCHEDULE "A" TO BY-LAW
DESIGNATED MUNICIPAL SERVICES UNDER THIS BY-LAW
Township-Wide Services
1. Fire Protection Services
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SCHEDULE "B" TO BY-LAW
SCHEDULE OF DEVELOPMENT CHARGES
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
(per sq.ft. of Gross
Floor Area)
Township-Wide Service:
Fire Protection Services
1,411
1,397
1,047
521
0.64
Total Township Wide Service
$1,411
$1,397
$1,047
$521
$0.64
Service
RESIDENTIAL
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Appendix I
Proposed D.C. By-law: Parks
and Recreation Services
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THE CORPORATION OF THE TOWNSHIP OF MULMUR
BY-LAW NUMBER XX
BEING A BY-LAW to establish development charges for the Corporation of the
Township of Mulmur related to Parks and Recreation Services
WHEREAS the Township of Mulmur will experience growth through development and
redevelopment; and
WHEREAS development and redevelopment require the provision of physical and
social services by the Township of Mulmur; and
AND WHEREAS The Corporation of the Township of Mulmur has determined that the
development of lands within the Township will increase the need for municipal services
and Council has confirmed its intent to provide the said services; and
WHEREAS Council desires to ensure that the capital cost of meeting growth-related
demands for or burden on municipal services does not place an excessive financial
burden on the Township of Mulmur or its existing taxpayers while at the same time
ensuring new taxpayers contribute no more than the net capital cost attributable to
providing the current level of municipal services; and
WHEREAS the Development Charges Act, 1997 (the "Act") provides that the council of
a municipality may by by-law impose development charges against land to pay for
increased capital costs required because of increased needs for services; and
WHEREAS a development charge background study has been completed in
accordance with the Act and the background study and draft proposed bylaw be made
available to the public and such documents were made available to the public 60 days
prior to the passage of the bylaw and at least two (2) weeks prior to the public meeting
required pursuant to Section 12 of the Act; and
WHEREAS the Council of Township of Mulmur has given notice of and held a public
meeting on the May 1, 2024 in accordance with the Act and the regulations thereto; and
WHEREAS any person who attended the public meeting was afforded an opportunity to
make representations and the public generally were afforded an opportunity to make
written submissions relating to the proposed by-law; and
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WHEREAS Council resolved on May 1, 2024 that it is the intention of Council to ensure
that the increase in need for services identified in connection with the enactment of the
by-law will be met; and
WHEREAS Council resolved on May 1, 2024 that no further public meeting be required,
and that this by-law be brought forward for enactment.
WHEREAS Section 2(1) of the Development Charges Act, 1997 ("Act") enables the
Council of a municipality to pass By-laws to impose development charges against lands
located in the Township to pay for increased capital costs where the development of the
land would increase the need for municipal services as designated in the By-law and
the development requires one or more of the actions set out in Section 2(2) of the Act;
NOW THEREFORE BE IT HEREBY RESOLVED THAT The Corporation of the
Township of Mulmur hereby enacts the following:
1. DEFINITIONS
1.1
"Act" means the Development Charges Act, 1997 as amended from time to
time and includes the Regulations passed under the Act, as amended from
time to time;
1.2
In this By-law:
1.2.1
All words and phrases used in this By-law that have not been
defined in the Act shall have the same meaning as those words and
phrases in the Act;
1.2.2
Where the Development Charges Act does not specify a definition,
the following definitions shall apply to the extent that they are not in
conflict with the definitions in the Act;
1.3
"Accessory Use" means that the building or structure is naturally and normally
incidental to or subordinate in purpose or both, and exclusively devoted to a
principal use, building or structure;
1.4
"Affordable Residential Unit" means a Residential Unit that meets the criteria
set out in subsection 4.1 of the Act;
1.5
"Agricultural Use" means the growing of crops, including nursery, biomass,
and horticulture crops; raising of livestock; raising of other animals for food,
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fur, or fibre, including poultry and fish; aquaculture; apiaries; agro-forestry,
maple syrup production; and associated on-farm buildings and structures,
including but not limited to livestock facilities and manure storages, but
excluding:
1.5.1
A Residential Use;
1.5.2
On-farm Diversified Uses;
1.5.3
Cannabis Facilities; and
1.5.4
A Greenhouse.
1.6
"Ancillary Residential Use" means a Residential Dwelling that would be
ancillary to a Single Detached Dwelling, Semi-Detached Dwelling, or Row
dwelling;
1.7
"Apartment Dwelling" means a building containing 3 or more dwelling units
which have a common entrance from the street level, and the occupants of
which have the right to use common elements, and includes Stacked
Townhouses;
1.8
"Attainable Residential Unit" means a residential unit that meets the criteria
set out in subsection 4.1 of the Act;
1.9
"Back-to-Back Townhouse Dwelling" means a building containing three or
more dwelling units separated vertically by a common wall, including a rear
common wall, that do not have rear yards;
1.10 "Bedroom" means any room used or designed or intended for use as sleeping
quarters including but not limited to, a den, a study, a family room, or other
similar use;
1.11 "Board Of Education" means a board of education, public school board,
secondary school board, Separate school board or Public-school board.
1.12 "Building" Or "Structure" means a structure occupying an area greater that 10
square metres consisting of walls and a roof or a structural system serving
the same purpose as defined in the Building Code and including carports and
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cloth, plastic or vinyl materials supported by structural frames but does not
include awnings or an exterior storage tank.
1.13 "Building Code Act" means the Building Code Act, S.O. 1992, chapter 23, as
amended and all Regulations thereto including the Ontario Building Code,
1997, as amended.
1.14 "Building Permit" means a Permit issued in accordance with the Building
Code Act.
1.15 Cannabis" means:
1.15.1
A Cannabis plant;
1.15.2
Any part of a cannabis plant, including the phytocannabinoids
produced by, or found in, such a plant, regardless of whether that
part has been processed or not;
1.15.3
Any substance or mixture of substances that contains or has on it
any part of such a plant; and
1.15.4
Any substance that is identical to any phytocannabinoid produce
by, or found in, such a plant, regardless of how the substance was
obtained.
1.16 "Cannabis Plant" means a plant that belongs to the genus "Cannabis."
1.17 Cannabis Facilities" means a Building, or part thereof, designed, used, or
intended to be used for one or more of the following: cultivation, growing,
propagation, production, processing, harvesting, testing, alteration,
destruction, storage, packaging, shipment, or distribution of Cannabis where
a licence, permit, or authorization has been issued under applicable federal
law but does not include a building or part thereof solely designed, used, or
intended to be used for retail sales of Cannabis.
1.18 "Capital Cost" shall mean costs incurred or proposed to be incurred by a
municipality or local board thereof directly or under an agreement,
1.18.1
to acquire land or an interest in land;
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1.18.2
to improve land;
1.18.3
to acquire, construct or improve building and structures;
1.18.4
to acquire, construct or improve facilities including:
1.18.4.1
rolling stock with estimated useful life of seven years or
more, furniture and equipment other than computer
equipment; and
1.18.4.2
material acquired for circulation, reference or information
purposes by a library board as defined in The Public
Libraries Act, R.S.O. 1990, as amended; and
1.18.5
interest on borrowing for those expenditures under clauses 1.10.1,
1.10.2, and 1.10.3 that are growth related.
1.19 "Commercial" means any use of land, structures, or buildings for the
purposes of buying or selling commodities and services, but does not include
industrial or agricultural uses, but does include hotels, motels, motor inns,
boarding, lodging and rooming houses.
1.20 "Council" means the Council of the Corporation of the Township of Mulmur.
1.21 "Development" means the construction, erection or placing of one or more
buildings or structures on land or the making of an addition or alteration to a
building or structure that has the effect of increasing the Total Floor Area, and
includes Redevelopment.
1.22 "Development Charge" means a charge imposed pursuant to this By-law.
1.23 "Duplex" means a building that is divided horizontally into two dwelling units
each of which has an independent entrance either directly or through a
common vestibule.
1.24 "Dwelling Unit" means a combination of rooms where generally a kitchen,
living quarter and sanitary conveniences are provided for habitation for the
exclusive use of the occupants and with a private entrance from outside the
building or from a common hallway or stairway inside. It may include a
modular home constructed in accordance with the Building Code and C.S.A.
A-277 Regulations. Any "dwelling" and "additional second dwellings" as
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defined by the Township of Mulmur Comprehensive Zoning By-Law 28-18, as
amended, or replaced, shall also be considered a "dwelling unit" under this
By-law.
1.25 "Existing Industrial" means an Industrial Building or structure existing on a site
as of the date this by-laws comes into effect, or the first building or structures
constructed on a vacant site pursuant to site plan approval under section 41
of the Planning Act, R.S.O. 1990, c. P. 13, as amended, or any successor
thereof, subsequent to this by-law, for which full development charges were
paid;
1.26 "Greenhouse" means the use of a building or structure for the growing of such
items as flowers, bushes, shrubs, trees, plants, fruits, vegetables, and other
types of nursery stock for wholesale or retail purposes. Such use may also
include the retail sale of greenhouse products customarily, incidental,
subordinate, and exclusively, devoted to the principal use, located on the
same let therein. A retail space accessory to a greenhouse shall have a
maximum retail floor area of 75 square metres.
1.27 "Gross Floor Area" means the total floor area, as hereinafter defined,
exclusive of any portion of the building or structure above and below finished
grade measured between the exterior faces of the exterior walls which is used
for heating, the storage of goods or personal effects, laundry facilities,
recreational areas, the storage or parking of motor vehicles, exclusive of any
private garage, carport, basement, walkout basement, cellar, porch, verandah
or sunroom unless such sunroom is habitable during all seasons of the year.
1.28 "Hospice" means a building or portion of a mixed-use building designed and
intended to provide palliative care and emotional support to the terminally ill in
a home or homelike setting so that quality of life is maintained, and family
members may be active participants in care;
1.29 "Industrial" means lands, buildings or structures used or designed or intended
for use for manufacturing, processing, fabricating or assembly of raw goods,
warehousing, or bulk storage of goods, and includes office uses and the sale
of commodities to the general public where such uses are accessory to an
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industrial use, but does not include the sale of commodities to the general
public through a warehouse club or self-storage facilities;
1.30 "Institutional" means development of a building or structure intended for use:
1.30.1
as a long-term care home within the meaning of subsection 2 (1) of
the Fixing Long-Term Care Homes Act, 2021;
1.30.2
as a retirement home within the meaning of subsection 2 (1) of the
Retirement Homes Act, 2010;
1.30.3
by any institution of the following post-secondary institutions for the
objects of the institution:
1.30.3.1
a university in Ontario that receives direct, regular, and
ongoing operation funding from the Government of
Ontario;
1.30.3.2
a college or university federated or affiliated with a
university described in subclause (i); or
1.30.3.3
an Indigenous Institute prescribed for the purposes of
section 6 of the Indigenous Institute Act, 2017;
1.30.4
as a memorial home, clubhouse, or athletic grounds by an Ontario
branch of the Royal Canadian Legion; or
1.30.5
as a hospice to provide end of life care.
1.31 "Live-work Unit" means a Building, or part of thereof, which contains, or is
intended to contain, both a Dwelling Unit and non-residential unit and which is
intended for both Residential Use and Non-residential Use concurrently, and
shares a common wall or floor with or without direct access between the
residential and non-residential uses;
1.32 "Mixed Use Development" means a building that is used, designed, and/or
designated to be used for both residential and non-residential purposes,
including, but not limited to a Live-work Unit;
1.33 "Multi-Unit" means, for the purposes of this By-law, any combination of two (2)
or more dwelling units on a lot which is not defined as a Semi-Detached
Dwelling and includes an Apartment, Townhouse and Duplex as defined
herein.
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1.34 "Non-profit housing development" means development of a building or
structure intended for use as residential premises by:
1.34.1
a corporation without share capital to which the Corporations Act
applies, that is in good standing under that Act and whose primary
objective is to provide housing;
1.34.2
a corporation without share capital to which the Canada Not-for-
profit Corporation Act applies, that is in good standing under that
Act and whose primary objective is to provide housing; or
1.34.3
a non-profit housing co-operative that is in good standing under the
Co-operative Corporations Act.
1.35 "Non-Residential Uses" means land, buildings, or structures or portions
thereof used, or designed or intended to be used for a use other than for a
residential use.
1.36 "On-farm Diversified Use" means a use, occurring entirely and exclusively
within a detached building that is secondary and subordinate to the active and
principle agricultural use occurring on a property. Such uses shall be
integrated within a farm cluster of buildings which must include a residential
dwelling, and may include, but not be limited to, uses that produce value
added agricultural products or provide a service that is supportive of regional
agri-business.
1.37 "Other Multiples" means all dwellings other than Single-detached, Semi-
detached, and Apartment dwellings, and includes a Duplex, and the portion of
a Live-Work Unit, intended to be used exclusively for living accommodations
for one or more individuals;
1.38 "Owner" means the owner of land or a person who has made application for
an approval for the development of land upon which a development charge is
imposed.
1.39 "Place of worship" means that part of a building or structure used for worship
and that is exempt from taxation as a place of worship under the Assessment
Act, R.S.O. 1990, c. A.31, as amended, and does not include portions of
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buildings used for any commercial or institutional uses, including, but not
limited to, daycare facilities, private schools, and entertainment facilities, or
for residential purposes;
1.40 "Redevelopment" means the construction, erection or placing of one or more
buildings or structures on land where all or part of a building or structure has
previously been demolished on such land, or changing the use of a building
or structure from residential to non-residential or from non-residential to
residential;
1.41 "Rental housing" means development of a building or structure with four or
more dwelling units all of which are intended for use as rented residential
premises.
1.42 "Residential Uses" means land, buildings, or structures or portions thereof
used, designed, or intended to be used principally (or primarily) as living
accommodation for one or more individuals;
1.43 "Row Dwelling" shall mean a residential building that is divided vertically into
three or more dwelling units.
1.44 "Semi-Detached Dwelling" means the whole of a building divided vertically
into two separate dwelling units.
1.45 "Service" means services designated in this By-law including Schedule A to
this By-law or in agreement under Section 44 of the Act, or both.
1.46 "Single Detached Dwelling" means a detached building containing one
dwelling unit only.
1.47 "Stacked Townhouse Dwelling" means a Building, or part of a building,
containing two or more dwelling units where each Dwelling Unit is separated
horizontally and/or vertically from another Dwelling Unit by a common wall
and having direct separate access to an exterior ground level main
entrance/exit;
1.48 "Temporary Building" Or "Structure" means a building or structure constructed
or erected or placed on land for a continuous period not exceeding eight
months, or an addition or alteration to a building or structure that has the
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effect of increasing the total floor area thereof for a continuous period not
exceeding eight month.
1.49 "Townhouse Dwelling" means a dwelling unit in a building divided vertically
into no less than three nor more than eight dwelling units attached by
common walls extended from the base of the foundation to the roof line, each
dwelling unit having a separate entrance at grade, and includes a Back-to-
Back Townhouse.
1.50 "Township" means The Corporation of the Township of Mulmur.
2. IMPOSITION OF DEVELOPMENT CHARGES
2.1
Development charges shall be imposed on all lands, buildings or structures
that are developed for residential or non-residential uses if the development
requires:
2.1.1
the passing of a zoning by-law or of an amendment to a zoning by-
law under section 34 of the Planning Act;
2.1.2
the approval of a minor variance under section 45 of the Planning
Act;
2.1.3
a conveyance of land to which a by-law passed under subsection
50 (7) of the Planning Act applies;
2.1.4
the approval of a plan of subdivision under section 51 of the
Planning Act;
2.1.5
a consent under section 53 of the Planning Act;
2.1.6
the approval of a description under section 9 of the Condominium
Act, 1998; or
2.1.7
the issuing of a permit under the Building Code Act, 1992 in relation
to a building or structure
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3. APPLICATION OF THIS BY-LAW
3.1
This By-law shall apply to all lands within The Corporation of the Township of
Mulmur.
3.2
No land, except land owned by and used for the purposes of a municipality or
a board as defined in subsection 1 (1) of the Education Act, is exempt from a
development charge by reason only that it is exempt from taxation under
section 3 of the Assessment Act.
3.3
Nothing in this By-law prevents the approval authority or Council, as the case
may be, from requiring, as a condition of an agreement under the Planning
Act, SS. 51 or 53, that the owner at his or her own expense shall install or pay
for local services as the approval authority or Council may require.
4. CALCULATION OF DVELOPMENT CHARGES - GENERAL
4.1
Development charges shall be calculated in accordance with Schedule "B"
5. INDEXING OF THE DEVELOPMENT CHARGE
5.1
Development Charges shall be adjusted, without amendment to this By-law,
on the first day of January in each year, beginning with January 1, 2025, in
accordance with the then most recent Statistics Canada Quarterly,
Construction Price Index (Toronto).
6. CALCULATION OF DEVELOPMENT CHARGES - RESIDENTIAL
6.1
The residential development charges set out in Schedule B shall be imposed
on residential uses of lands, buildings or structures, including a dwelling unit
accessory to a non-residential use and, in the case of a mixed-use building or
structure, on the residential uses in the mixed-use building or structure, and
the residential portion for a Live-Work unit, according to the type of residential
unit, and calculated with respect to the service according to the type of
residential use.
6.2
Notwithstanding Section 6.1, no Development Charges are payable in the
following cases:
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6.2.1
an enlargement to an existing dwelling unit;
6.2.2
A second residential unit in an existing detached house, semi-
detached house, or rowhouse on a parcel of land on which
residential use, other than ancillary residential use, is permitted, if
all buildings and structures ancillary to the existing detached house,
semi-detached house or rowhouse cumulatively contain no more
than one residential unit;
6.2.3
A third residential unit in an existing detached house, semi-
detached house, or rowhouse on a parcel of land on which
residential use, other than ancillary residential use, is permitted, if
no building or structure ancillary to the existing detached house,
semi-detached house or rowhouse contains any residential units;
6.2.4
One residential unit in a building or structure ancillary to an existing
detached house, semi-detached house or rowhouse on a parcel of
land, if the existing detached house, semi-detached house or
rowhouse contains no more than two residential units and no other
building or structure ancillary to the existing detached house, semi-
detached house or rowhouse contains any residential units;
6.2.5
A second residential unit in a new detached house, semi-detached
house or rowhouse on a parcel of land on which residential use,
other than ancillary residential use, is permitted, if all buildings and
structures ancillary to the new detached house, semi-detached
house or rowhouse cumulatively will contain no more than one
residential unit;
6.2.6
A third residential unit in a new detached house, semi-detached
house or rowhouse on a parcel of land on which residential use,
other than ancillary residential use, is permitted, if no building or
structure ancillary to the new detached house, semi-detached
house or rowhouse contains any residential units;
6.2.7
One residential unit in a building or structure ancillary to a new
detached house, semi-detached house or rowhouse on a parcel of
land, if the new detached house, semi-detached house or
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rowhouse contains no more than two residential units and no other
building or structure ancillary to the new detached house, semi-
detached house or rowhouse contains any residential units; or
6.2.8
In an existing rental residential Building, which contains four or
more residential Dwelling Units, the creation of the greater of one
residential Dwelling Unit or one percent of the existing residential
Dwelling Units.
7. DISCOUNTS FOR RENTAL HOUSING
7.1
The Development Charge payable for Rental Housing developments will be
reduced based on the number of bedrooms in each unit as follows:
7.1.1
Three or more bedrooms - 25% reduction;
7.1.2
Two bedrooms - 20% reduction; and
7.1.3
All other bedroom quantities - 15% reduction.
8. OTHER EXEMPTIONS
8.1
Once proclaimed, the following shall be exempt from payment of the
Development Charges:
8.1.1
Affordable residential units; or
8.1.2
Attainable residential units.
9. CALCULATION OF DEVELOPMENT CHARGES - NON-RESIDENTIAL
9.1
The development charges described in Schedule B to this by-law shall be
imposed on non-residential uses of lands, buildings, or structures, and, in the
case of a mixed-use building or structure, on the non-residential uses in the
mixed-use building or structure, including the non-residential portion for a
Live-Work unit, and calculated with respect to the service according to the
total floor area of the non-residential use.
10. EXEMPT BUILDINGS
10.1 Non-residential buildings used accessory to an agricultural operation shall be
exempt from the development charge.
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10.2 Notwithstanding the provisions of this By-law, development charges shall not
be imposed on an Agricultural Use, including barns, silos, or other storage
facilities for produce, livestock, or machinery and equipment used in
connection with an existing Agricultural Use, and other ancillary development
to an Agricultural Use, but excluding a Residential Dwelling, an On-farm
Diversified Use or a Cannabis Production Facility.
10.3 Buildings owned and used by the Township, or any Board of Education used
for school purposes shall be exempt from the Development Charge.
10.4 Temporary buildings where the owner has completed an agreement with the
Township specifying the owner's obligation to remove the building.
10.5 Places of Worship for religious uses, excluding those lands contained within
the Township's employment lands as defined in the Township's Official Plan,
that are exempt from Provincial taxes pursuant to the Provincial Land Tax
RSO 1990, cP32 as amended, shall be exempt from the Development
Charge.
10.6 Land vested in or leased to a university that receives regular and ongoing
operating funds from the government for the purposes of post-secondary
education if the development is intended to be occupied and used by the
university, shall be exempt from the Development Charge.
10.7 Non-profit Housing.
10.8 Industrial Development:
10.8.1
Notwithstanding any other provision of this by-law, no Development
Charge is payable with respect to an enlargement of the gross floor
area of an Existing Industrial building where the Gross Floor Area is
enlarged by 50 percent or less;
10.8.2
If the Gross Floor Area of an existing industrial building is enlarged
by greater than 50 percent, the amount of the development charge
payable in respect of the enlargement is the amount of the
development charge that would otherwise be payable multiplied by
the fraction determined as follows:
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10.8.2.1
notwithstanding section 10.7.2, if the Gross Floor Area is
enlarged by more than 50 percent (50%), development
charges shall be payable and collected and the amount
payable shall be calculated in accordance with s.4(3) of
the Act.
10.8.2.2
that for greater certainty in applying the exemption in this
section, the gross floor area of an Existing Industrial
building is enlarged where there is a bona fide increase
in the size of the Existing Industrial building, the
enlarged area is attached to the Existing Industrial
building, there is a direct means of ingress and egress
from the Existing Industrial building to and from the
enlarged areas for persons, goods, and equipment, and
the Existing Industrial building and the enlarged area are
used for or in connection with an industrial purpose as
set out in subsection 1.1 of this by-law. Without limiting
the generality of the foregoing, the exemption in this
section shall not apply where the enlarged area is
attached to the Existing Industrial building by means only
of a tunnel, bridge, canopy, corridor, or other
passageway, or through a shared below-grade
connection such as a service tunnel, foundation, footing,
or a parking facility
10.8.2.3
in particular, for the purposes of applying this exemption,
the industrial building is considered existing if it is built,
occupied, and assessed for property taxation at the time
of the application respecting the enlargement
10.8.2.4
the exemption of an Existing Industrial building provided
by this section shall be applied to a maximum of fifty
percent (50%) of the gross floor area that was existing
as of the effective date of this by-law, or based on the
first building or structures constructed on a vacant site
pursuant to site plan approval under section 41 of the
Planning Act, R.S.O. 1990, c. P. 13, as amended, or any
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successor thereof, subsequent to the effective date of
this by-law, for which full development charges were
paid.
11. REDEVELOPMENT
11.1 In accordance with Subsections 11.2, 11.3, & 11.4 where there is a
redevelopment, conversion, demolition or change of use of a building or
structure or part thereof, the development changes payable by the new or
proposed development shall be credited by the amount to which the previous
use of the building or structure was subject to development charges at the
time this By-law was passed.
11.2 A credit shall not be warranted where a building, structure, or part thereof was
demolished, and no building permit has been issued within 2 years from the
date of issuance of the demolition permit.
11.3 The credit with respect to a redevelopment, conversion, demolition, or change
of use of a building or structure or part thereof shall not exceed the amount of
the development charges payable with respect to new or proposed
development.
11.4 No credit shall be given with respect to the redevelopment, conversions,
demolition, or change of use of a building, or structure or part thereof where
the existing building or structure or part thereof would have been exempt from
development charges in accordance with this By-law.
11.5 Where a non-residential building and associated use is proposed to be
relocated to a different lot and the existing building demolished, the new
building shall be credited in accordance with Subsections 11.1, 11.2, 11.3, &
11.4. If the relocation of the non-residential building and use results in an
increased demand on services, the increase in demand for services shall be
payable in accordance with the provisions of this By-law. If in the future,
redevelopment of the demolished site is proposed, the new proposed
development of the site shall be subject to the full Development Charge as
the service capacity associated with the demolished site has effectively been
transferred.
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11.6 No credit shall be given with respect to the demolition of derelict buildings as
determined by the Chief Building Official of the Township.
12. PAYMENT OF DEVELOPMENT CHARGES
12.1 Except as otherwise provided in this By-law, Development Charges shall be
calculated and payable in full in cash or certified cheque in Canadian funds or
by credits granted by the Act, on the date that the first building permit is
issued.
12.2 Except as otherwise provided in this By-law, a building permit shall not be
issued until the development charge has been paid in full.
12.3 Development charges for rental housing and institutional developments are
due and payable in 6 equal installments commencing with the first installment
payable on the date of occupancy, and each subsequent installment,
including interest, payable on the anniversary date each year thereafter.
12.4 Where the development of land results from the approval of a Site Plan or
Zoning By-law Amendment made on or after January 1, 2020, and the
issuance of the building permit occurred within the prescribed amount of time
since the application was approved, the Development Charges under
Subsections 6 and 9 shall be calculated on the rates set out in Schedule "B"
on the date of the planning application, including interest. Where both
planning applications apply, Development Charges under Subsections 6 and
9 shall be calculated on the rates, including interest, set out in Schedule "B"
on the date of the later planning application, including interest
12.5 Interest for the purposes of Subsections 12.3 & 12.4, shall be determined as
defined in the in accordance with the Statistics Canada Quarterly,
Construction Price Statistics for the most recent year over year period.
13. WRITTEN AGREEMENTS WITH THE TOWNSHIP
13.1 Pursuant to the provisions of the Act, Council may enter into written
agreements in regard to all matters authorized by the Act and general law.
13.2 The applicable provisions of this By-law may be varied in individual instances
by the written agreements, as permitted by the Act.
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13.3 Agreements may give credit to the owner equal to the reasonable cost of
providing services in addition to, or of a greater size or capacity, than would
be required under this By-law. The credit shall not exceed the service
standard used in the calculation of the development charge, and no credit
shall be charged to any development charges reserve fund prescribed in this
By-law or exceed the proportion of the development charge related to that
service, payable by the owner to the Township.
13.4 Agreements may provide for all or any part of a development charge to be
paid before or after it would otherwise be payable.
13.5 Front-ending agreements entered into under the provisions of s. 44 of the Act
shall be deemed to be agreements under this section.
13.6 This By-law shall prevail over any previous agreements between a property
owner and the Township with respect to the payment of impost fees, lot levies
or Development Charges. However, where fees or charges have been paid
for services included in this By-law pursuant to an agreement that was
registered on the title of the lands prior to the passing of this By-law, the
Township shall apply that fee as a credit against the applicable Development
Charge
14. ADMINISTRATION
14.1 A certified copy of this By-law may be registered on title to any land to which
the By-law applies.
14.2 This By-law shall be administered by the Treasurer of the Township.
15. RESERVE FUNDS
15.1 Monies received from payment of Development Charges shall be maintained
in a separate reserve fund, and shall be used only to meet the growth-related
net capital costs for which the Development Charge was levied under this By-
law.
15.2 Where any Development Charge, or part thereof, remains unpaid after the
due date, the unpaid amount shall be added to the tax roll and shall be
collected as taxes. Where any unpaid Development Charges are collected as
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taxes, the monies so collected shall be credited to the development charge
reserve fund.
15.3 The Treasurer of the Township shall, in each year, furnish to Council, a
statement in respect of the reserve fund established hereunder for the prior
year and then post the statement to the Township's website.
16. REFUNDS
16.1 Where this By-law or any Development Charge prescribed hereunder is
amended or repealed either by order of the Ontario Land Tribunal or by
Council, the Township shall forthwith pay the appropriate refund, calculated in
accordance with the Act and Regulations passed under the Act.
17. SCHEDULES
17.1 The following schedules to this By-law form an integral part of this By-law;
Schedule "A" - Classification of Services;
Schedule "B" - Components of Development Charge;
18. GENERAL
18.1 This By-law comes into full force and effect upon the final passing thereof.
18.2 Unless repealed earlier, or unless the term of the By-law is extended by
legislation, this By-law expires ten years from the day it comes into force.
18.3 Where in this By-law the context so requires, words in the singular include the
plural and words in the plural include the singular, and words importing the
masculine gender include feminine and neuter gender.
18.4 Any portion of this By-law found to be invalid shall be severed, and the
balance of the By-law shall be deemed to be valid and enforceable and shall
be construed without reference to the invalid portions.
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19. REPEAL
19.1 By-law 30-19, as amended is hereby repealed upon the coming into full force
and effect of this by-law.
FINALLY PASSED AND ENACTED THIS 3rd day of July 2024
__________________________
Mayor
__________________________
Clerk
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SCHEDULE "A" TO BY-LAW
DESIGNATED MUNICIPAL SERVICES UNDER THIS BY-LAW
Township-Wide Services
1. Parks and Recreation Services
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SCHEDULE "B" TO BY-LAW
SCHEDULE OF DEVELOPMENT CHARGES
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
(per sq.ft. of Gross
Floor Area)
Township-Wide Service:
Parks and Recreation Services
10,880
10,767
8,074
4,013
1.17
Total Township Wide Service
$10,880
$10,767
$8,074
$4,013
$1.17
Service
RESIDENTIAL
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Appendix J
Proposed D.C. By-law -
Library Services
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THE CORPORATION OF THE TOWNSHIP OF MULMUR
BY-LAW NUMBER XX
BEING A BY-LAW to establish development charges for the Corporation of the
Township of Mulmur related to Library Services
WHEREAS the Township of Mulmur will experience growth through development and
redevelopment; and
WHEREAS development and redevelopment require the provision of physical and
social services by the Township of Mulmur; and
AND WHEREAS The Corporation of the Township of Mulmur has determined that the
development of lands within the Township will increase the need for municipal services
and Council has confirmed its intent to provide the said services; and
WHEREAS Council desires to ensure that the capital cost of meeting growth-related
demands for or burden on municipal services does not place an excessive financial
burden on the Township of Mulmur or its existing taxpayers while at the same time
ensuring new taxpayers contribute no more than the net capital cost attributable to
providing the current level of municipal services; and
WHEREAS the Development Charges Act, 1997 (the "Act") provides that the council of
a municipality may by by-law impose development charges against land to pay for
increased capital costs required because of increased needs for services; and
WHEREAS a development charge background study has been completed in
accordance with the Act and the background study and draft proposed bylaw be made
available to the public and such documents were made available to the public 60 days
prior to the passage of the bylaw and at least two (2) weeks prior to the public meeting
required pursuant to Section 12 of the Act; and
WHEREAS the Council of Township of Mulmur has given notice of and held a public
meeting on the May 1, 2024 in accordance with the Act and the regulations thereto; and
WHEREAS any person who attended the public meeting was afforded an opportunity to
make representations and the public generally were afforded an opportunity to make
written submissions relating to the proposed by-law; and
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WHEREAS Council resolved on May 1, 2024 that it is the intention of Council to ensure
that the increase in need for services identified in connection with the enactment of the
by-law will be met; and
WHEREAS Council resolved on May 1, 2024 that no further public meeting be required,
and that this by-law be brought forward for enactment.
WHEREAS Section 2(1) of the Development Charges Act, 1997 ("Act") enables the
Council of a municipality to pass By-laws to impose development charges against lands
located in the Township to pay for increased capital costs where the development of the
land would increase the need for municipal services as designated in the By-law and
the development requires one or more of the actions set out in Section 2(2) of the Act;
NOW THEREFORE BE IT HEREBY RESOLVED THAT The Corporation of the
Township of Mulmur hereby enacts the following:
1. DEFINITIONS
1.1
"Act" means the Development Charges Act, 1997 as amended from time to
time and includes the Regulations passed under the Act, as amended from
time to time;
1.2
In this By-law:
1.2.1
All words and phrases used in this By-law that have not been
defined in the Act shall have the same meaning as those words and
phrases in the Act;
1.2.2
Where the Development Charges Act does not specify a definition,
the following definitions shall apply to the extent that they are not in
conflict with the definitions in the Act;
1.3
"Accessory Use" means that the building or structure is naturally and normally
incidental to or subordinate in purpose or both, and exclusively devoted to a
principal use, building or structure;
1.4
"Affordable Residential Unit" means a Residential Unit that meets the criteria
set out in subsection 4.1 of the Act;
1.5
"Agricultural Use" means the growing of crops, including nursery, biomass,
and horticulture crops; raising of livestock; raising of other animals for food,
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fur, or fibre, including poultry and fish; aquaculture; apiaries; agro-forestry,
maple syrup production; and associated on-farm buildings and structures,
including but not limited to livestock facilities and manure storages, but
excluding:
1.5.1
A Residential Use;
1.5.2
On-farm Diversified Uses;
1.5.3
Cannabis Facilities; and
1.5.4
A Greenhouse.
1.6
"Ancillary Residential Use" means a Residential Dwelling that would be
ancillary to a Single Detached Dwelling, Semi-Detached Dwelling, or Row
dwelling;
1.7
"Apartment Dwelling" means a building containing 3 or more dwelling units
which have a common entrance from the street level, and the occupants of
which have the right to use common elements, and includes Stacked
Townhouses;
1.8
"Attainable Residential Unit" means a residential unit that meets the criteria
set out in subsection 4.1 of the Act;
1.9
"Back-to-Back Townhouse Dwelling" means a building containing three or
more dwelling units separated vertically by a common wall, including a rear
common wall, that do not have rear yards;
1.10 "Bedroom" means any room used or designed or intended for use as sleeping
quarters including but not limited to, a den, a study, a family room, or other
similar use;
1.11 "Board Of Education" means a board of education, public school board,
secondary school board, Separate school board or Public-school board.
1.12 "Building" Or "Structure" means a structure occupying an area greater that 10
square metres consisting of walls and a roof or a structural system serving
the same purpose as defined in the Building Code and including carports and
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cloth, plastic or vinyl materials supported by structural frames but does not
include awnings or an exterior storage tank.
1.13 "Building Code Act" means the Building Code Act, S.O. 1992, chapter 23, as
amended and all Regulations thereto including the Ontario Building Code,
1997, as amended.
1.14 "Building Permit" means a Permit issued in accordance with the Building
Code Act.
1.15 Cannabis" means:
1.15.1
A Cannabis plant;
1.15.2
Any part of a cannabis plant, including the phytocannabinoids
produced by, or found in, such a plant, regardless of whether that
part has been processed or not;
1.15.3
Any substance or mixture of substances that contains or has on it
any part of such a plant; and
1.15.4
Any substance that is identical to any phytocannabinoid produce
by, or found in, such a plant, regardless of how the substance was
obtained.
1.16 "Cannabis Plant" means a plant that belongs to the genus "Cannabis."
1.17 Cannabis Facilities" means a Building, or part thereof, designed, used, or
intended to be used for one or more of the following: cultivation, growing,
propagation, production, processing, harvesting, testing, alteration,
destruction, storage, packaging, shipment, or distribution of Cannabis where
a licence, permit, or authorization has been issued under applicable federal
law but does not include a building or part thereof solely designed, used, or
intended to be used for retail sales of Cannabis.
1.18 "Capital Cost" shall mean costs incurred or proposed to be incurred by a
municipality or local board thereof directly or under an agreement,
1.18.1
to acquire land or an interest in land;
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1.18.2
to improve land;
1.18.3
to acquire, construct or improve building and structures;
1.18.4
to acquire, construct or improve facilities including:
1.18.4.1
rolling stock with estimated useful life of seven years or
more, furniture and equipment other than computer
equipment; and
1.18.4.2
material acquired for circulation, reference or information
purposes by a library board as defined in The Public
Libraries Act, R.S.O. 1990, as amended; and
1.18.5
interest on borrowing for those expenditures under clauses 1.10.1,
1.10.2, and 1.10.3 that are growth related.
1.19 "Commercial" means any use of land, structures, or buildings for the
purposes of buying or selling commodities and services, but does not include
industrial or agricultural uses, but does include hotels, motels, motor inns,
boarding, lodging and rooming houses.
1.20 "Council" means the Council of the Corporation of the Township of Mulmur.
1.21 "Development" means the construction, erection or placing of one or more
buildings or structures on land or the making of an addition or alteration to a
building or structure that has the effect of increasing the Total Floor Area, and
includes Redevelopment.
1.22 "Development Charge" means a charge imposed pursuant to this By-law.
1.23 "Duplex" means a building that is divided horizontally into two dwelling units
each of which has an independent entrance either directly or through a
common vestibule.
1.24 "Dwelling Unit" means a combination of rooms where generally a kitchen,
living quarter and sanitary conveniences are provided for habitation for the
exclusive use of the occupants and with a private entrance from outside the
building or from a common hallway or stairway inside. It may include a
modular home constructed in accordance with the Building Code and C.S.A.
A-277 Regulations. Any "dwelling" and "additional second dwellings" as
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defined by the Township of Mulmur Comprehensive Zoning By-Law 28-18, as
amended, or replaced, shall also be considered a "dwelling unit" under this
By-law.
1.25 "Existing Industrial" means an Industrial Building or structure existing on a site
as of the date this by-laws comes into effect, or the first building or structures
constructed on a vacant site pursuant to site plan approval under section 41
of the Planning Act, R.S.O. 1990, c. P. 13, as amended, or any successor
thereof, subsequent to this by-law, for which full development charges were
paid;
1.26 "Greenhouse" means the use of a building or structure for the growing of such
items as flowers, bushes, shrubs, trees, plants, fruits, vegetables, and other
types of nursery stock for wholesale or retail purposes. Such use may also
include the retail sale of greenhouse products customarily, incidental,
subordinate, and exclusively, devoted to the principal use, located on the
same let therein. A retail space accessory to a greenhouse shall have a
maximum retail floor area of 75 square metres.
1.27 "Gross Floor Area" means the total floor area, as hereinafter defined,
exclusive of any portion of the building or structure above and below finished
grade measured between the exterior faces of the exterior walls which is used
for heating, the storage of goods or personal effects, laundry facilities,
recreational areas, the storage or parking of motor vehicles, exclusive of any
private garage, carport, basement, walkout basement, cellar, porch, verandah
or sunroom unless such sunroom is habitable during all seasons of the year.
1.28 "Hospice" means a building or portion of a mixed-use building designed and
intended to provide palliative care and emotional support to the terminally ill in
a home or homelike setting so that quality of life is maintained, and family
members may be active participants in care;
1.29 "Industrial" means lands, buildings or structures used or designed or intended
for use for manufacturing, processing, fabricating or assembly of raw goods,
warehousing, or bulk storage of goods, and includes office uses and the sale
of commodities to the general public where such uses are accessory to an
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industrial use, but does not include the sale of commodities to the general
public through a warehouse club or self-storage facilities;
1.30 "Institutional" means development of a building or structure intended for use:
1.30.1
as a long-term care home within the meaning of subsection 2 (1) of
the Fixing Long-Term Care Homes Act, 2021;
1.30.2
as a retirement home within the meaning of subsection 2 (1) of the
Retirement Homes Act, 2010;
1.30.3
by any institution of the following post-secondary institutions for the
objects of the institution:
1.30.3.1
a university in Ontario that receives direct, regular, and
ongoing operation funding from the Government of
Ontario;
1.30.3.2
a college or university federated or affiliated with a
university described in subclause (i); or
1.30.3.3
an Indigenous Institute prescribed for the purposes of
section 6 of the Indigenous Institute Act, 2017;
1.30.4
as a memorial home, clubhouse, or athletic grounds by an Ontario
branch of the Royal Canadian Legion; or
1.30.5
as a hospice to provide end of life care.
1.31 "Live-work Unit" means a Building, or part of thereof, which contains, or is
intended to contain, both a Dwelling Unit and non-residential unit and which is
intended for both Residential Use and Non-residential Use concurrently, and
shares a common wall or floor with or without direct access between the
residential and non-residential uses;
1.32 "Mixed Use Development" means a building that is used, designed, and/or
designated to be used for both residential and non-residential purposes,
including, but not limited to a Live-work Unit;
1.33 "Multi-Unit" means, for the purposes of this By-law, any combination of two (2)
or more dwelling units on a lot which is not defined as a Semi-Detached
Dwelling and includes an Apartment, Townhouse and Duplex as defined
herein.
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1.34 "Non-profit housing development" means development of a building or
structure intended for use as residential premises by:
1.34.1
a corporation without share capital to which the Corporations Act
applies, that is in good standing under that Act and whose primary
objective is to provide housing;
1.34.2
a corporation without share capital to which the Canada Not-for-
profit Corporation Act applies, that is in good standing under that
Act and whose primary objective is to provide housing; or
1.34.3
a non-profit housing co-operative that is in good standing under the
Co-operative Corporations Act.
1.35 "Non-Residential Uses" means land, buildings, or structures or portions
thereof used, or designed or intended to be used for a use other than for a
residential use.
1.36 "On-farm Diversified Use" means a use, occurring entirely and exclusively
within a detached building that is secondary and subordinate to the active and
principle agricultural use occurring on a property. Such uses shall be
integrated within a farm cluster of buildings which must include a residential
dwelling, and may include, but not be limited to, uses that produce value
added agricultural products or provide a service that is supportive of regional
agri-business.
1.37 "Other Multiples" means all dwellings other than Single-detached, Semi-
detached, and Apartment dwellings, and includes a Duplex, and the portion of
a Live-Work Unit, intended to be used exclusively for living accommodations
for one or more individuals;
1.38 "Owner" means the owner of land or a person who has made application for
an approval for the development of land upon which a development charge is
imposed.
1.39 "Place of worship" means that part of a building or structure used for worship
and that is exempt from taxation as a place of worship under the Assessment
Act, R.S.O. 1990, c. A.31, as amended, and does not include portions of
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buildings used for any commercial or institutional uses, including, but not
limited to, daycare facilities, private schools, and entertainment facilities, or
for residential purposes;
1.40 "Redevelopment" means the construction, erection or placing of one or more
buildings or structures on land where all or part of a building or structure has
previously been demolished on such land, or changing the use of a building
or structure from residential to non-residential or from non-residential to
residential;
1.41 "Rental housing" means development of a building or structure with four or
more dwelling units all of which are intended for use as rented residential
premises.
1.42 "Residential Uses" means land, buildings, or structures or portions thereof
used, designed, or intended to be used principally (or primarily) as living
accommodation for one or more individuals;
1.43 "Row Dwelling" shall mean a residential building that is divided vertically into
three or more dwelling units.
1.44 "Semi-Detached Dwelling" means the whole of a building divided vertically
into two separate dwelling units.
1.45 "Service" means services designated in this By-law including Schedule A to
this By-law or in agreement under Section 44 of the Act, or both.
1.46 "Single Detached Dwelling" means a detached building containing one
dwelling unit only.
1.47 "Stacked Townhouse Dwelling" means a Building, or part of a building,
containing two or more dwelling units where each Dwelling Unit is separated
horizontally and/or vertically from another Dwelling Unit by a common wall
and having direct separate access to an exterior ground level main
entrance/exit;
1.48 "Temporary Building" Or "Structure" means a building or structure constructed
or erected or placed on land for a continuous period not exceeding eight
months, or an addition or alteration to a building or structure that has the
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effect of increasing the total floor area thereof for a continuous period not
exceeding eight month.
1.49 "Townhouse Dwelling" means a dwelling unit in a building divided vertically
into no less than three nor more than eight dwelling units attached by
common walls extended from the base of the foundation to the roof line, each
dwelling unit having a separate entrance at grade, and includes a Back-to-
Back Townhouse.
1.50 "Township" means The Corporation of the Township of Mulmur.
2. IMPOSITION OF DEVELOPMENT CHARGES
2.1
Development charges shall be imposed on all lands, buildings or structures
that are developed for residential or non-residential uses if the development
requires:
2.1.1
the passing of a zoning by-law or of an amendment to a zoning by-
law under section 34 of the Planning Act;
2.1.2
the approval of a minor variance under section 45 of the Planning
Act;
2.1.3
a conveyance of land to which a by-law passed under subsection
50 (7) of the Planning Act applies;
2.1.4
the approval of a plan of subdivision under section 51 of the
Planning Act;
2.1.5
a consent under section 53 of the Planning Act;
2.1.6
the approval of a description under section 9 of the Condominium
Act, 1998; or
2.1.7
the issuing of a permit under the Building Code Act, 1992 in relation
to a building or structure
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3. APPLICATION OF THIS BY-LAW
3.1
This By-law shall apply to all lands within The Corporation of the Township of
Mulmur.
3.2
No land, except land owned by and used for the purposes of a municipality or
a board as defined in subsection 1 (1) of the Education Act, is exempt from a
development charge by reason only that it is exempt from taxation under
section 3 of the Assessment Act.
3.3
Nothing in this By-law prevents the approval authority or Council, as the case
may be, from requiring, as a condition of an agreement under the Planning
Act, SS. 51 or 53, that the owner at his or her own expense shall install or pay
for local services as the approval authority or Council may require.
4. CALCULATION OF DVELOPMENT CHARGES - GENERAL
4.1
Development charges shall be calculated in accordance with Schedule "B"
5. INDEXING OF THE DEVELOPMENT CHARGE
5.1
Development Charges shall be adjusted, without amendment to this By-law,
on the first day of January in each year, beginning with January 1, 2025, in
accordance with the then most recent Statistics Canada Quarterly,
Construction Price Index (Toronto).
6. CALCULATION OF DEVELOPMENT CHARGES - RESIDENTIAL
6.1
The residential development charges set out in Schedule B shall be imposed
on residential uses of lands, buildings or structures, including a dwelling unit
accessory to a non-residential use and, in the case of a mixed-use building or
structure, on the residential uses in the mixed-use building or structure, and
the residential portion for a Live-Work unit, according to the type of residential
unit, and calculated with respect to the service according to the type of
residential use.
6.2
Notwithstanding Section 6.1, no Development Charges are payable in the
following cases:
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6.2.1
an enlargement to an existing dwelling unit;
6.2.2
A second residential unit in an existing detached house, semi-
detached house, or rowhouse on a parcel of land on which
residential use, other than ancillary residential use, is permitted, if
all buildings and structures ancillary to the existing detached house,
semi-detached house or rowhouse cumulatively contain no more
than one residential unit;
6.2.3
A third residential unit in an existing detached house, semi-
detached house, or rowhouse on a parcel of land on which
residential use, other than ancillary residential use, is permitted, if
no building or structure ancillary to the existing detached house,
semi-detached house or rowhouse contains any residential units;
6.2.4
One residential unit in a building or structure ancillary to an existing
detached house, semi-detached house or rowhouse on a parcel of
land, if the existing detached house, semi-detached house or
rowhouse contains no more than two residential units and no other
building or structure ancillary to the existing detached house, semi-
detached house or rowhouse contains any residential units;
6.2.5
A second residential unit in a new detached house, semi-detached
house or rowhouse on a parcel of land on which residential use,
other than ancillary residential use, is permitted, if all buildings and
structures ancillary to the new detached house, semi-detached
house or rowhouse cumulatively will contain no more than one
residential unit;
6.2.6
A third residential unit in a new detached house, semi-detached
house or rowhouse on a parcel of land on which residential use,
other than ancillary residential use, is permitted, if no building or
structure ancillary to the new detached house, semi-detached
house or rowhouse contains any residential units;
6.2.7
One residential unit in a building or structure ancillary to a new
detached house, semi-detached house or rowhouse on a parcel of
land, if the new detached house, semi-detached house or
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rowhouse contains no more than two residential units and no other
building or structure ancillary to the new detached house, semi-
detached house or rowhouse contains any residential units; or
6.2.8
In an existing rental residential Building, which contains four or
more residential Dwelling Units, the creation of the greater of one
residential Dwelling Unit or one percent of the existing residential
Dwelling Units.
7. DISCOUNTS FOR RENTAL HOUSING
7.1
The Development Charge payable for Rental Housing developments will be
reduced based on the number of bedrooms in each unit as follows:
7.1.1
Three or more bedrooms - 25% reduction;
7.1.2
Two bedrooms - 20% reduction; and
7.1.3
All other bedroom quantities - 15% reduction.
8. OTHER EXEMPTIONS
8.1
Once proclaimed, the following shall be exempt from payment of the
Development Charges:
8.1.1
Affordable residential units; or
8.1.2
Attainable residential units.
9. CALCULATION OF DEVELOPMENT CHARGES - NON-RESIDENTIAL
9.1
The development charges described in Schedule B to this by-law shall be
imposed on non-residential uses of lands, buildings, or structures, and, in the
case of a mixed-use building or structure, on the non-residential uses in the
mixed-use building or structure, including the non-residential portion for a
Live-Work unit, and calculated with respect to the service according to the
total floor area of the non-residential use.
10. EXEMPT BUILDINGS
10.1 Non-residential buildings used accessory to an agricultural operation shall be
exempt from the development charge.
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10.2 Notwithstanding the provisions of this By-law, development charges shall not
be imposed on an Agricultural Use, including barns, silos, or other storage
facilities for produce, livestock, or machinery and equipment used in
connection with an existing Agricultural Use, and other ancillary development
to an Agricultural Use, but excluding a Residential Dwelling, an On-farm
Diversified Use or a Cannabis Production Facility.
10.3 Buildings owned and used by the Township, or any Board of Education used
for school purposes shall be exempt from the Development Charge.
10.4 Temporary buildings where the owner has completed an agreement with the
Township specifying the owner's obligation to remove the building.
10.5 Places of Worship for religious uses, excluding those lands contained within
the Township's employment lands as defined in the Township's Official Plan,
that are exempt from Provincial taxes pursuant to the Provincial Land Tax
RSO 1990, cP32 as amended, shall be exempt from the Development
Charge.
10.6 Land vested in or leased to a university that receives regular and ongoing
operating funds from the government for the purposes of post-secondary
education if the development is intended to be occupied and used by the
university, shall be exempt from the Development Charge.
10.7 Non-profit Housing.
10.8 Industrial Development:
10.8.1
Notwithstanding any other provision of this by-law, no Development
Charge is payable with respect to an enlargement of the gross floor
area of an Existing Industrial building where the Gross Floor Area is
enlarged by 50 percent or less;
10.8.2
If the Gross Floor Area of an existing industrial building is enlarged
by greater than 50 percent, the amount of the development charge
payable in respect of the enlargement is the amount of the
development charge that would otherwise be payable multiplied by
the fraction determined as follows:
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10.8.2.1
notwithstanding section 10.7.2, if the Gross Floor Area is
enlarged by more than 50 percent (50%), development
charges shall be payable and collected and the amount
payable shall be calculated in accordance with s.4(3) of
the Act.
10.8.2.2
that for greater certainty in applying the exemption in this
section, the gross floor area of an Existing Industrial
building is enlarged where there is a bona fide increase
in the size of the Existing Industrial building, the
enlarged area is attached to the Existing Industrial
building, there is a direct means of ingress and egress
from the Existing Industrial building to and from the
enlarged areas for persons, goods, and equipment, and
the Existing Industrial building and the enlarged area are
used for or in connection with an industrial purpose as
set out in subsection 1.1 of this by-law. Without limiting
the generality of the foregoing, the exemption in this
section shall not apply where the enlarged area is
attached to the Existing Industrial building by means only
of a tunnel, bridge, canopy, corridor, or other
passageway, or through a shared below-grade
connection such as a service tunnel, foundation, footing,
or a parking facility
10.8.2.3
in particular, for the purposes of applying this exemption,
the industrial building is considered existing if it is built,
occupied, and assessed for property taxation at the time
of the application respecting the enlargement
10.8.2.4
the exemption of an Existing Industrial building provided
by this section shall be applied to a maximum of fifty
percent (50%) of the gross floor area that was existing
as of the effective date of this by-law, or based on the
first building or structures constructed on a vacant site
pursuant to site plan approval under section 41 of the
Planning Act, R.S.O. 1990, c. P. 13, as amended, or any
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successor thereof, subsequent to the effective date of
this by-law, for which full development charges were
paid.
11. REDEVELOPMENT
11.1 In accordance with Subsections 11.2, 11.3, & 11.4 where there is a
redevelopment, conversion, demolition or change of use of a building or
structure or part thereof, the development changes payable by the new or
proposed development shall be credited by the amount to which the previous
use of the building or structure was subject to development charges at the
time this By-law was passed.
11.2 A credit shall not be warranted where a building, structure, or part thereof was
demolished, and no building permit has been issued within 2 years from the
date of issuance of the demolition permit.
11.3 The credit with respect to a redevelopment, conversion, demolition, or change
of use of a building or structure or part thereof shall not exceed the amount of
the development charges payable with respect to new or proposed
development.
11.4 No credit shall be given with respect to the redevelopment, conversions,
demolition, or change of use of a building, or structure or part thereof where
the existing building or structure or part thereof would have been exempt from
development charges in accordance with this By-law.
11.5 Where a non-residential building and associated use is proposed to be
relocated to a different lot and the existing building demolished, the new
building shall be credited in accordance with Subsections 11.1, 11.2, 11.3, &
11.4. If the relocation of the non-residential building and use results in an
increased demand on services, the increase in demand for services shall be
payable in accordance with the provisions of this By-law. If in the future,
redevelopment of the demolished site is proposed, the new proposed
development of the site shall be subject to the full Development Charge as
the service capacity associated with the demolished site has effectively been
transferred.
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11.6 No credit shall be given with respect to the demolition of derelict buildings as
determined by the Chief Building Official of the Township.
12. PAYMENT OF DEVELOPMENT CHARGES
12.1 Except as otherwise provided in this By-law, Development Charges shall be
calculated and payable in full in cash or certified cheque in Canadian funds or
by credits granted by the Act, on the date that the first building permit is
issued.
12.2 Except as otherwise provided in this By-law, a building permit shall not be
issued until the development charge has been paid in full.
12.3 Development charges for rental housing and institutional developments are
due and payable in 6 equal installments commencing with the first installment
payable on the date of occupancy, and each subsequent installment,
including interest, payable on the anniversary date each year thereafter.
12.4 Where the development of land results from the approval of a Site Plan or
Zoning By-law Amendment made on or after January 1, 2020, and the
issuance of the building permit occurred within the prescribed amount of time
since the application was approved, the Development Charges under
Subsections 6 and 9 shall be calculated on the rates set out in Schedule "B"
on the date of the planning application, including interest. Where both
planning applications apply, Development Charges under Subsections 6 and
9 shall be calculated on the rates, including interest, set out in Schedule "B"
on the date of the later planning application, including interest
12.5 Interest for the purposes of Subsections 12.3 & 12.4, shall be determined as
defined in the in accordance with the Statistics Canada Quarterly,
Construction Price Statistics for the most recent year over year period.
13. WRITTEN AGREEMENTS WITH THE TOWNSHIP
13.1 Pursuant to the provisions of the Act, Council may enter into written
agreements in regard to all matters authorized by the Act and general law.
13.2 The applicable provisions of this By-law may be varied in individual instances
by the written agreements, as permitted by the Act.
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13.3 Agreements may give credit to the owner equal to the reasonable cost of
providing services in addition to, or of a greater size or capacity, than would
be required under this By-law. The credit shall not exceed the service
standard used in the calculation of the development charge, and no credit
shall be charged to any development charges reserve fund prescribed in this
By-law or exceed the proportion of the development charge related to that
service, payable by the owner to the Township.
13.4 Agreements may provide for all or any part of a development charge to be
paid before or after it would otherwise be payable.
13.5 Front-ending agreements entered into under the provisions of s. 44 of the Act
shall be deemed to be agreements under this section.
13.6 This By-law shall prevail over any previous agreements between a property
owner and the Township with respect to the payment of impost fees, lot levies
or Development Charges. However, where fees or charges have been paid
for services included in this By-law pursuant to an agreement that was
registered on the title of the lands prior to the passing of this By-law, the
Township shall apply that fee as a credit against the applicable Development
Charge
14. ADMINISTRATION
14.1 A certified copy of this By-law may be registered on title to any land to which
the By-law applies.
14.2 This By-law shall be administered by the Treasurer of the Township.
15. RESERVE FUNDS
15.1 Monies received from payment of Development Charges shall be maintained
in a separate reserve fund, and shall be used only to meet the growth-related
net capital costs for which the Development Charge was levied under this By-
law.
15.2 Where any Development Charge, or part thereof, remains unpaid after the
due date, the unpaid amount shall be added to the tax roll and shall be
collected as taxes. Where any unpaid Development Charges are collected as
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taxes, the monies so collected shall be credited to the development charge
reserve fund.
15.3 The Treasurer of the Township shall, in each year, furnish to Council, a
statement in respect of the reserve fund established hereunder for the prior
year and then post the statement to the Township's website.
16. REFUNDS
16.1 Where this By-law or any Development Charge prescribed hereunder is
amended or repealed either by order of the Ontario Land Tribunal or by
Council, the Township shall forthwith pay the appropriate refund, calculated in
accordance with the Act and Regulations passed under the Act.
17. SCHEDULES
17.1 The following schedules to this By-law form an integral part of this By-law;
Schedule "A" - Classification of Services;
Schedule "B" - Components of Development Charge;
18. GENERAL
18.1 This By-law comes into full force and effect upon the final passing thereof.
18.2 Unless repealed earlier, or unless the term of the By-law is extended by
legislation, this By-law expires ten years from the day it comes into force.
18.3 Where in this By-law the context so requires, words in the singular include the
plural and words in the plural include the singular, and words importing the
masculine gender include feminine and neuter gender.
18.4 Any portion of this By-law found to be invalid shall be severed, and the
balance of the By-law shall be deemed to be valid and enforceable and shall
be construed without reference to the invalid portions.
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19. REPEAL
19.1 By-law 30-19, as amended is hereby repealed upon the coming into full force
and effect of this by-law.
FINALLY PASSED AND ENACTED THIS 3rd day of July 2024
__________________________
Mayor
__________________________
Clerk
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SCHEDULE "A" TO BY-LAW
DESIGNATED MUNICIPAL SERVICES UNDER THIS BY-LAW
Township-Wide Services
1. Library Services
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SCHEDULE "B" TO BY-LAW
SCHEDULE OF DEVELOPMENT CHARGES
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
(per sq.ft. of Gross
Floor Area)
Township-Wide Service:
Library Services
232
230
172
86
0.03
Total Township Wide Service
$232
$230
$172
$86
$0.03
Service
RESIDENTIAL