This is the exact embedded text of the captured official document.
Snapshot 0b93e861e2ce · verified 2026-10-19 ·
original document ·
archived snapshot ·
unofficial consolidation, the official version is held by the municipal clerk.
Watson & Associates Economists Ltd.
905-272-3600
July 10, 2026
[email protected]
Development Charges Background
Study
Norfolk County
________________________
Watson & Associates Economists Ltd.
Table of Contents
Page
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
Bill 108: More Homes, More Choices Act, 2019......................... 1-4
1.3.2
Bill 138: Plan to Build Ontario Together Act, 2019 ..................... 1-4
1.3.3
Bill 197: COVID-19 Economic Recovery Act, 2020 .................... 1-5
1.3.4
Bill 213: Better for People, Smarter for Business Act, 2020 ....... 1-6
1.3.5
Bill 109: More Homes for Everyone Act, 2022 ........................... 1-7
1.3.6
Bill 23: More Homes Built Faster Act, 2022................................ 1-7
1.3.7
Bill 134: Affordable Homes and Good Jobs Act, 2023 ............. 1-11
1.3.8
Bill 185: Cutting Red Tape to Build More Homes Act ............... 1-13
1.3.9
Bill 17: Protect Ontario by Building Faster and Smarter Act,
2025 ......................................................................................... 1-16
1.3.10 Bill 60: Fighting Delays, Building Faster Act, 2025 ................... 1-17
1.3.11 Bill 98: Building Homes and Improving Transportation Act,
2026 ......................................................................................... 1-21
2.
Norfolk County's Current D.C. Policies ......................................................... 2-1
2.1
By-law Enactment ................................................................................... 2-1
2.2
Services Covered ................................................................................... 2-1
2.3
Current Development Charges Rates ..................................................... 2-1
2.4
Timing of D.C. Calculation and Payment ................................................ 2-2
2.5
Indexing .................................................................................................. 2-2
2.6
Redevelopment Credit ............................................................................ 2-3
2.7
Exemptions ............................................................................................. 2-3
3.
Anticipated Development in Norfolk County ................................................. 3-1
3.1
Basis of Population, Household and Non-Residential Gross Floor
Area Forecast ......................................................................................... 3-1
Table of Contents (Cont'd)
Page
Watson & Associates Economists Ltd.
3.2
Summary of Growth Forecast ................................................................. 3-2
4.
The Approach to the Calculation of the Charge ........................................... 4-1
4.1
Introduction ............................................................................................. 4-1
4.2
Services Potentially Involved .................................................................. 4-1
4.3
Increase in the Need for Service ............................................................. 4-1
4.4
Local Service Policy ................................................................................ 4-6
4.5
Capital Forecast ...................................................................................... 4-6
4.6
Treatment of Credits ............................................................................... 4-7
4.7
Classes of Services ................................................................................ 4-7
4.8
Eligible Debt and Committed Excess Capacity ....................................... 4-7
4.9
Existing Reserve Funds .......................................................................... 4-8
4.10 Deductions .............................................................................................. 4-9
4.10.1 Reduction Required by Level of Service Ceiling ........................ 4-9
4.10.2 Reduction for Uncommitted Excess Capacity .......................... 4-10
4.10.3 Reduction for Benefit to Existing Development ........................ 4-10
4.10.4 Reduction for Anticipated Grants, Subsidies and Other
Contributions ............................................................................ 4-11
4.11 Municipal-wide vs. Area Rating ............................................................. 4-12
4.12 Allocation by Type of Development ...................................................... 4-12
4.13 Asset Management ............................................................................... 4-12
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 the D.C. Calculation ........ 5-3
5.2.1
Fire Protection Services ............................................................. 5-3
5.2.2
Parks and Recreation Services .................................................. 5-4
5.2.3
Library Services ......................................................................... 5-4
5.2.4
Ambulance Services .................................................................. 5-5
5.2.5
Growth-Related Studies (Class of Service) ................................ 5-6
5.3
Service Levels and Buildout Capital Costs for D.C. Calculation ........... 5-13
5.3.1
Services Related to a Highway ................................................ 5-13
5.4
Urban Buildout Capital Costs for D.C. Calculation ................................ 5-18
5.4.1
Water Service .......................................................................... 5-18
5.4.2
Wastewater Services ............................................................... 5-18
6.
D.C. Calculation and Comparison .................................................................. 6-1
6.1
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 ............................................................................. 7-1
7.3
D.C. By-law Rules ................................................................................... 7-2
Table of Contents (Cont'd)
Page
Watson & Associates Economists Ltd.
7.3.1
Payment in any Particular Case ................................................. 7-2
7.3.2
Determination of the Amount of the Charge ............................... 7-3
7.3.3
Application to Redevelopment of Land (Demolition and
Conversion) ................................................................................ 7-3
7.3.4
Exemptions (full or partial) ......................................................... 7-4
7.3.5
Timing of Collection ................................................................... 7-5
7.3.6
Indexing ..................................................................................... 7-6
7.3.7
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 .................................................................. 7-7
7.4.3
Minimum Interest Rate Paid on Refunds and Charged for
Inter-Reserve Fund Borrowing ................................................... 7-7
7.5
Other Recommendations ........................................................................ 7-7
8.
By-law Implementation ................................................................................... 8-1
8.1
Introduction ............................................................................................. 8-1
8.1.1
Public Meeting of Council........................................................... 8-1
8.1.2
Other Consultation Activity ......................................................... 8-1
8.2
Anticipated Impact of the Charge on Development ................................. 8-2
8.3
Implementation Requirements ................................................................ 8-3
8.3.1
Introduction ................................................................................ 8-3
8.3.2
Notice of Passage ...................................................................... 8-3
8.3.3
By-law Pamphlet ........................................................................ 8-3
8.3.4
Appeals ...................................................................................... 8-4
8.3.5
Complaints ................................................................................. 8-4
8.3.6
Credits ....................................................................................... 8-5
8.3.7
Front-Ending Agreements .......................................................... 8-5
8.3.8
Severance and Subdivision Agreement Conditions ................... 8-5
Appendix A Background Information on Residential and Non-Residential
Growth Forecast ............................................................................................. A-1
Appendix B Level of Service ................................................................................... B-1
Appendix C Long-Term Capital and Operating Cost Examination ...................... C-1
Appendix D Asset Management Plan ..................................................................... D-1
Appendix E Draft Development Charges By-law ....................................................E-1
Watson & Associates Economists Ltd.
List of Acronyms and Abbreviations
Acronym
Full Description of Acronym
A.M.P.
Asset management plan
B.T.E.
Benefit to existing
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
N.F.P.O.W.
No fixed place of work
O.L.T.
Ontario Land Tribunal
O.Reg.
Ontario Regulation
P.O.A.
Provincial Offences Act
P.P.U.
Persons per unit
sq.ft.
square foot
sq.m
square metre
Report
Watson & Associates Economists Ltd.
Chapter 1
Introduction
Watson & Associates Economists Ltd.
PAGE 1-1
1. Introduction
1.1 Purpose of this Document
This background study has been prepared pursuant to the requirements of the
Development Charges Act, 1997, as amended, (D.C.A.) and, accordingly, recommends
new development charges (D.C.s) and policies for Norfolk County (County).
The County retained Watson & Associates Economists Ltd. (Watson) in 2025, to
undertake the D.C. study process and update the current County-wide D.C. by-law (By-
law 2019-100). Watson worked with County staff in preparing the D.C. analysis and
policy recommendations.
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.
This report has been prepared, in the first instance, to meet the statutory requirements
applicable to the County's D.C. background study, as summarized in Chapter 4. The
forecast amount, type, and location of development is summarized in Chapter 3, with
technical details provided in Appendix A. Chapters 5 and 6 identify the increase in need
by service, calculate the D.C. recoverable capital costs and schedule of charges by type
of development. The requirement for "rules" governing the imposition of the D.C. is
provided in Chapter 7. The proposed D.C. by-law, to be made available to the public as
part of the approval process, is included as Appendix E.
The D.C. background study is designed to set out sufficient background on the
legislation, the County's current D.C. policies (Chapter 2), and the policies underlying
the proposed by-law, to make the exercise understandable to those who are involved.
The D.C. background study addresses post-adoption implementation requirements
(Chapter 8) which are critical to the successful application of the new policy. The
chapters in the report are supported by appendices containing the data required to
explain and substantiate the calculation of the charge.
Watson & Associates Economists Ltd.
PAGE 1-2
1.2 Summary of the Process
The public meeting required under Section 12 of the D.C.A. is planned for July 28,
2026. Its purpose is to present the D.C. background study and draft D.C. by-law to the
public and to solicit public input on the matter. The public meeting is also being held to
answer any questions regarding the study's purpose, methodology, and the proposed
policies contained within the draft D.C. by-laws. In accordance with the legislation
requiring that the D.C. background study and draft by-law be made available to the
public at least two weeks prior to the public meeting, the D.C. Background Study and
proposed D.C. By-law will be available for public review on July 10, 2026. This timing of
release also complies with the legislative requirement for the background study to be
available for public review at least 60 days prior to by-law passage. The County
anticipates Council consideration of the D.C. By-law for adoption on September 22,
2026.
The process to be followed in finalizing the report and recommendations includes:
- County's consideration of responses received prior to, at, or immediately
following the public meeting;
- Finalization of the D.C. background study and draft by-law(s) to address any
required changes; and
- Council consideration of the D.C. by-law(s), anticipated to occur on September
22, 2026.
Table 1-1 outlines the proposed schedule to be followed with respect to the D.C. by-law
adoption process.
Watson & Associates Economists Ltd.
PAGE 1-3
Figure 1-1
Schedule of Key D.C. Process Dates
Schedule of Study Milestone
Dates
1. Data collection, staff review, engineering work,
D.C. calculations and policy work
August 2025 to June 2026
2. Council information session
June 6, 2026
3. Public release of the D.C. Background study and
proposed D.C. by-law
July 10, 2026
4. Public meeting advertisement posted to the
County's website
At least 21 days prior to the
Public Meeting
5. Public meeting of Council
July 28, 2026
6. Council considers adoption of background study
and passage of by-law
September 22, 2026
7. Notice given of by-law passage
By 20 days after passage
8. Last day for by-law appeal
40 days after passage
9. County makes pamphlet available (where by-law
has not been appealed)
By 60 days after the in-force
date
1.3 Changes to the Development Charges Act, 1997
Over the past several years, a number of changes to the D.C.A. have been introduced
through various legislation, including the following:
- More Home, More Choice Act, 2019
- Plan to Build Ontario Together Act, 2019
- COVID-19 Economic Recovery Act, 2020
- Better for People, Smarter for Business Act, 2020
- More Homes for Everyone Act, 2022
- More Homes Built Faster Act, 2022
- Affordable Homes and Good Jobs Act, 2023
- Cutting Red Tape to Build More Homes Act, 2024
- Protect Ontario by Building Faster and Smarter Act, 2025
- Fighting Delays, Building Faster Act, 2025 and Regulatory Changes
- Building Homes and Improving Transportation Act, 2026
The following provides an overview of the amendments to the D.C.A. that each of these
pieces of legislation provided.
Watson & Associates Economists Ltd.
PAGE 1-4
1.3.1 Bill 108: More Homes, More Choices Act, 2019
The Province introduced the More Homes, More Choice Act (Bill 108) which proposed
changes to the D.C.A. as part of the province's "More Homes, More Choice: Ontario's
Housing Supply Action Plan." The More Homes, More Choice Act received Royal
Assent on June 6, 2019. At that time many of the amendments to the D.C.A. did not
come into effect, awaiting proclamation by the Lieutenant Governor. On January 1,
2020, the following provisions were proclaimed:
- A D.C. for rental housing and institutional developments will be payable in six
equal annual installments, with the first payment commencing on the date of
occupancy. Non-profit housing developments will pay D.C.s in 21 equal annual
payments (note, that further changes related to non-profit housing have been
made under the More Homes Built Faster Act, as summarized below). Any
unpaid D.C. amounts may be added to the tax roll and collected in the same
manner as taxes.
- For all developments triggering a D.C. within two years of a Site Plan or Zoning
By-law Amendment planning approval, the D.C. shall be determined based on
the charges that were in effect on the date the planning application was
submitted to the municipality. These provisions only apply to Site Plan and
Zoning By-law Amendment planning applications received on or after January 1,
2020. These amendments do not affect developments approved under other
planning application types (e.g., plan of subdivision, minor variance, etc.).
- The removal of the 10% statutory deduction for soft services, i.e., services limited
to a 10-year forecast period.
1.3.2 Bill 138: Plan to Build Ontario Together Act, 2019
The Plan to Build Ontario Together Act, 2019 (Bill 138) provided further amendments to
the D.C.A. and the Planning Act. This Act received Royal Assent on December 10,
2019. Proclamation resulted in the sections related to the D.C.A. (schedule 10) coming
into effect on January 1, 2020. The amendments to the D.C.A. included the removal of
instalment payments for commercial and industrial developments that were originally
included in the More Homes, More Choice Act.
Watson & Associates Economists Ltd.
PAGE 1-5
1.3.3 Bill 197: COVID-19 Economic Recovery Act, 2020
In response to the global pandemic that began affecting Ontario in early 2020, the
Province released the COVID-19 Economic Recovery Act, 2020 (Bill 197) which
provided amendments to a number of statutes, including the D.C.A. and Planning Act.
The COVID-19 Economic Recovery Act further revised some of the proposed changes
identified in the More Homes, More Choice Act and Plan to Build Ontario Together Act.
The COVID-19 Economic Recovery Act received Royal Assent on July 21, 2020, and
was proclaimed on September 18, 2020. The following provides a summary of the
amendments to the D.C.A.:
1.3.3.1
List of D.C. Eligible Services
The D.C.A. previously defined ineligible services for D.C.s. The amendments to the
D.C.A. now defined the services that are eligible for inclusion in a D.C. by-law. The
following summarizes the D.C. eligible services:
- Water supply services, including distribution and treatment services;
- Wastewater services, including sewers and treatment services;
- Storm water drainage and control services;
- Services related to a highway;
- Electrical power services;
- Toronto-York subway extension, as defined in subsection 5.1 (1);
- Transit services other than the Toronto-York subway extension;
- Waste diversion services;
- Policing services;
- Fire protection services;
- Ambulance services;
- Library Services;
- Long-term care services;
- Parks and recreation services (excluding the acquisition of land for parks);
- Public health services;
- Childcare and early years services;
- Housing services (Note that as per Bill 23, housing services are no longer
eligible);
- Provincial Offences Act services;
- Services related to emergency preparedness;
Watson & Associates Economists Ltd.
PAGE 1-6
- Services related to airports, but only in the Regional Municipality of Waterloo;
and
- Additional services as prescribed.
1.3.3.2
Classes of D.C. Services
Prior to the amendments, the D.C.A. allowed for categories of services to be grouped
together into a minimum of two categories, i.e., 90% services and 100% services. The
amendments repealed these rules and replaced them with the following provisions:
- A D.C. by-law may provide for any eligible service or capital cost related to any
eligible service to be included in a class as set out in the by-law.
- A class may be composed of any number or combination of services, and may
include parts or portions of the eligible services or parts or portions of the capital
costs in respect of those services.
- A class of service set out in the D.C. by-law is deemed to be a single service with
respect to reserve funds, use of monies, and credits.
1.3.3.3
Statutory Exemptions
The D.C.A. provides for statutory exemptions from payment of D.C.s related to
additional residential units, where the development is creating additional residential
dwelling units within prescribed classes of existing residential buildings or structures.
This statutory exemption has been expanded to include secondary residential dwelling
units, in prescribed classes, that are ancillary to existing residential buildings.
Furthermore, additional statutory exemptions are provided for the creation of a second
dwelling unit in prescribed classes of proposed new residential buildings, including
structures ancillary to new dwellings. Note, that further changes related to additional
residential units have been made under the More Homes Built Faster Act, as
summarized in subsection 1.3.6 below.
1.3.4 Bill 213: Better for People, Smarter for Business Act, 2020
On December 8, 2020, Bill 213 received Royal Assent. One of the changes of the Bill
that took effect upon Royal Assent included amending the Ministry of Training, Colleges
and Universities Act by introducing a new section that would exempt the payment of
D.C.s for developments of land intended for use by a university that receives operating
Watson & Associates Economists Ltd.
PAGE 1-7
funds from the Government. As a result, this mandatory exemption will be included in
the D.C. by-law.
1.3.5 Bill 109: More Homes for Everyone Act, 2022
On April 14, 2022, Bill 109 received Royal Assent. One of the changes of the Bill and
Ontario Regulation (O. Reg.) 438/22 that took effect upon Royal Assent included
amending the D.C.A. and O. Reg. 82/98 related to the requirements for the information
which is to be included in the annual Treasurer's statement on D.C. reserve funds and
the requirement for publication of the statement.
- The following additional information must be provided for each D.C. service being
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; and
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
- For any service for which a D.C. 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.
The D.C.A. has also been amended to now require that the annual Treasurer's
statement be made available to the public on the website of the municipality or, if there
is no such website, in the municipal office.
1.3.6 Bill 23: More Homes Built Faster Act, 2022
On November 28, 2022, Bill 23 received Royal Assent. This Bill amended a number of
pieces of legislation including the Planning Act and D.C.A. The following provides a
summary of the changes to the D.C.A.:
1.3.6.1 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:
Watson & Associates Economists Ltd.
PAGE 1-8
- 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.:
o A second unit in a detached, semi-detached, or rowhouse if all buildings
and ancillary structures cumulatively contain no more than one residential
unit;
o A third unit in a detached, semi-detached, or rowhouse if no buildings or
ancillary structures contain any residential units; and
o One residential unit in a building or structure ancillary to a detached, semi-
detached, or rowhouse on a parcel of urban land, if the detached, semi-
detached, or rowhouse contains no more than two residential units and no
other buildings or ancillary structures contain any residential units.
1.3.6.2 Removal of Housing as an Eligible D.C. Service
Housing is removed as an eligible service as of November 28, 2022. Municipalities with
by-laws that include a charge for housing services can no longer collect for this service.
It is noted that the charge for housing services is still applicable where rates have been
frozen for the purposes of instalment payments under the D.C.A.
1.3.6.3 New Statutory Exemption for Non-Profit Housing
Non-profit housing units are exempt from D.C.s and D.C. instalment payments due after
November 28, 2022.
1.3.6.4 New Statutory Exemptions for Affordable Units, Attainable Units,
and Affordable Inclusionary Zoning Units
Affordable units, attainable units, and inclusionary zoning units (affordable) are exempt
from the payment of D.C.s, as follows:
- Affordable Rental Units: Where rent is no more than 80% of the average market
rent as defined by a new bulletin published by the Ministry of Municipal Affairs
and Housing.
Watson & Associates Economists Ltd.
PAGE 1-9
- 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.
Note: The definitions above of an Affordable Rental Unit and Affordable Owned Unit
have been modified through Bill 134.
- 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.
Note: for affordable and attainable units, the municipality shall enter into an agreement
that ensures the unit remains affordable or attainable for 25 years.
Note: the above Affordable Owned and Rental Unit exemptions came into force as of
June 1, 2024. At the time of writing, it is not known when the exemption for Attainable
Units will be in force.
- Inclusionary Zoning Units: Affordable housing units required under inclusionary
zoning by-laws are exempt from a D.C.
1.3.6.5 Historical Level of Service Extended to 15-Year Period Instead of
the Historical 10-Year Period
Prior to Bill 23, the increase in need for service was limited by the average historical
level of service calculated over the 10-year period preceding the preparation of the D.C.
background study. This average is now extended to the historical 15-year period.
1.3.6.6 Revised Definition of Capital Costs
The definition of capital costs has been revised to remove studies. Further, the
regulations to the Act may prescribe services for which land or an interest in land will be
restricted.
Note: the definition of capital costs was revised to reverse the change related to studies
through Bill 185.
Watson & Associates Economists Ltd.
PAGE 1-10
1.3.6.7 Mandatory Phase-in of a D.C.
For all D.C. by-laws passed after January 1, 2022, the charge must be phased-in
annually over the first five years the by-law is in force, as follows:
- Year 1 - 80% of the maximum charge;
- Year 2 - 85% of the maximum charge;
- Year 3 - 90% of the maximum charge;
- Year 4 - 95% of the maximum charge; and
- Year 5 to expiry - 100% of the maximum charge.
Note: this change was reversed by Bill 185 (discussed in section 1.3.5).
1.3.6.8 D.C. By-law Expiry
A D.C. by-law now expires 10 years after the day it comes into force (unless the by-law
provides for an earlier expiry date). This extends the by-law's life from five (5) years,
prior to Bill 23.
1.3.6.9 Installment Payments
Non-profit housing development has been removed from the instalment payment
section of the Act (section 26.1), as these units are now exempt from the payment of a
D.C.
1.3.6.10 Rental Housing Discount
The D.C. payable for rental housing development will be reduced based on the number
of bedrooms in each unit as follows:
- Three or more bedrooms - 25% reduction;
- Two bedrooms - 20% reduction; and
- All other bedroom quantities - 15% reduction.
1.3.6.11 Maximum Interest Rate for Instalments and Determination of
Charge for Eligible Site Plan and Zoning By-law Amendment
Applications
No maximum interest rate was previously prescribed. As per Bill 23, the maximum
interest rate is set at the average prime rate plus 1%. This maximum interest rate
Watson & Associates Economists Ltd.
PAGE 1-11
provision would apply to all instalment payments and eligible site plan and zoning by-
law amendment applications occurring after November 28, 2022.
1.3.6.12 Requirement to Allocate Funds Received
Annually, beginning in 2023, municipalities are required to spend or allocate at least
60% of the monies in a reserve fund at the beginning of the year for water, wastewater,
and services related to a highway. Other services may be prescribed by the regulation.
1.3.7 Bill 134: Affordable Homes and Good Jobs Act, 2023
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 is based on the "Affordable Residential Units for the Purposes of the
Development Charges Act, Bulletin" published by the Minister of Municipal Affairs and
Housing. This bulletin informs the average market rent and purchase price to be used in
determining which developments qualify as affordable residential units. This bulletin was
originally published on April 5, 2024.
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).
Watson & Associates Economists Ltd.
PAGE 1-12
The following table presents the definitions provided through Bill 134 (underlining added
for emphasis).
Item
Bill 134 Definition
(Current D.C.A. Definition)
Affordable residential unit
rent (subsection 4.1 (2),
para. 1)
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
purposes of subsection 4.1
(2), para. 1
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 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 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 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 accommodation costs equal to 30
per cent of the income of the household referred to in
clause (a)
As noted above, the original bulletin came into effect on June 1, 2024, which provides
the information for the County to measure against for determining the applicability of the
exemption from the D.C. (as well as Community Benefits Charges and Parkland
requirements). The most recent version of the bulletin, which came into effect on July 1,
2026, provides the following information for the County:
Watson & Associates Economists Ltd.
PAGE 1-13
- For Affordable Ownership Units: the income-based affordable purchase price
provides the relevant threshold for the affordable residential units exemption, as
it is lower than 90% of the average market purchase price for all unit types. The
income-based affordable purchase prices and 90% of average market purchase
prices for the County, as established through the most recent bulletin, are
summarized by unit type in the table below:
Unit Type
Income-based
Affordable Purchase
Price
90% of Average Market
Purchase Price
Detached House
$376,400
$648,000
Semi-Detached House
$376,400
$513,000
Row/townhouse
$376,400
$549,000
Condominium Apartment
$376,400
$594,000
- For Affordable Rental Units: the average market rent provides the relevant
threshold for the affordable residential units exemption for all unit types. The
income-based affordable rents and average market rents for the County, as
established through the most recent bulletin, are summarized in the table below:
Unit Type
Income-based
Affordable Rent
Average Market Rent
Bachelor unit
$1,750
$667
1-Bedroom unit
$1,750
$1,004
2-Bedroom unit
$1,750
$993
3 or more Bedrooms
$1,750
$1,744
1.3.8 Bill 185: Cutting Red Tape to Build More Homes Act
On April 10, 2024, the Province released Bill 185: Cutting Red Tape to Build More
Homes Act. The Bill received Royal Assent on June 6, 2024. This Bill reversed many of
the key changes that were implemented through Bill 23. The following sections provide
a summary of the changes.
Watson & Associates Economists Ltd.
PAGE 1-14
1.3.8.1 Revised Definition of Capital Costs
Bill 185 reversed the capital cost amendments of Bill 23 by reinstating studies as an
eligible capital cost. The following paragraphs were added to subsection 5(3) of the
D.C.A.:
5. Costs to undertake studies in connection with any of the matters referred to in
paragraphs 1 to 4.
6. Costs of the development charge background study required under section 10.
1.3.8.2 Removal of the Mandatory Phase-in
Bill 23 required the phase-in of charges imposed in a D.C. by-law over a five-year term
for any by-laws passed after January 1, 2022. Bill 185 removed this mandatory phase-
in. This change is effective for any D.C. by-laws passed after Bill 185 came into effect.
For site plan and zoning by-law amendment applications that were made prior to Bill
185 receiving Royal Assent, the charges payable will be the charges that were in place
on the day the planning application was made (i.e., including the mandatory phase-in).
1.3.8.3 Process for Minor Amendments to D.C. By-laws
Section 19 of the D.C.A. requires that a municipality must follow sections 10 through 18
of the D.C.A. (with necessary modifications) when amending D.C. by-laws. Sections 10
through 18 of the D.C.A. generally require the following:
- Completion of a D.C. background study, including the requirement to post the
background study 60 days prior to passage of the D.C. by-law;
- Passage of a D.C. by-law within one year of the completion of the D.C.
background study;
- A public meeting, including notice requirements; and
- The ability to appeal the by-law to the Ontario Land Tribunal.
Bill 185 allows municipalities to undertake minor amendments to D.C. by-laws for the
following purposes without adherence to the requirements noted above (with the
exception of the notice requirements):
Watson & Associates Economists Ltd.
PAGE 1-15
1. To repeal 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 (subject to the 10-year
limitations provided in the D.C.A.);
2. To impose D.C.s for studies, including the D.C. background study; and
3. To remove the provisions related to the mandatory phase-in of D.C.s.
Minor amendments related to items 2 and 3 noted above may be undertaken only if the
D.C. by-law being amended was passed after November 28, 2022, and before Bill 185
took effect. Moreover, the amending by-law must be passed within six months of Bill
185 coming into effect.
Notice requirements for these minor amending by-laws are similar to the typical notice
requirements, with the exception of the requirement to identify the last day for appealing
the by-law (as these provisions do not apply).
1.3.8.4 Reduction of D.C. Rate Freeze Timeframe
Bill 108 provided for the requirement to freeze the D.C.s imposed on developments
subject to a site plan and/or a zoning by-law amendment application. The D.C. rate for
these developments is "frozen" at the rates that were in effect at the time the site plan
and/or zoning by-law amendment application was submitted (subject to applicable
interest). Once the application is approved by the municipality, if the date the D.C. is
payable is more than two years from the approval date, the D.C. rate freeze would no
longer apply. Bill 185 reduced the two-year timeframe to 18 months.
1.3.8.5 Modernizing Public Notice Requirements
The D.C.A. sets out the requirements for municipalities to give notice of public meetings
and of by-law passage. These requirements are prescribed in sections 9 and 10 of O.
Reg. 82/98 and include giving notice in a newspaper of sufficiently general circulation in
the area to which the by-law would apply. The regulatory changes modernized public
notice requirements by allowing municipalities to provide notice on a municipal website
if a local newspaper is not available.
Watson & Associates Economists Ltd.
PAGE 1-16
1.3.9 Bill 17: Protect Ontario by Building Faster and Smarter Act,
2025
On May 12, 2025, the Province released Bill 17: Protect Ontario by Building Faster and
Smarter Act, 2025. The Bill received Royal Assent on June 5, 2025. This Bill introduces
some additional exemptions, changes to the timing of payment for residential D.C.s, and
provides regulatory authority to make future changes. The following subsections provide
a summary of the changes:
1.3.9.1 Deferral of Residential D.C. Payments to Occupancy
Changes to section 26.1 of the D.C.A. provide that a D.C. payable for residential
development (other than rental housing developments, which are subject to payment in
instalments) are payable upon the earlier of the issuance of an occupancy permit, or the
day the building is first occupied. Only under circumstances prescribed in the
regulations may the municipality require a financial security. As such, the prescribed
circumstances may allow for securities when no occupancy permit is required.
Municipalities shall not impose interest on the deferral of D.C. payment to occupancy.
1.3.9.2 Removal of Interest for Legislated Instalments
Changes to section 26.1 of the Act remove the ability to charge interest on instalments
for rental housing and institutional development. This also applies to future instalments
for existing deferrals.
1.3.9.3 Early Payment for Residential/Institutional
Changes provide that a person required to pay a D.C. for residential or institutional
development (i.e. instalments or at occupancy), can pay earlier without the requirement
to enter into an early payment agreement.
1.3.9.4 Exemption for Long-term Care Homes
Before this change, long-term care homes were subject to the instalment payment
provisions of the D.C.A. As of June 5, 2025, Long-term care homes are exempt from
D.C.s, as well as all future instalment payments, where applicable.
Watson & Associates Economists Ltd.
PAGE 1-17
1.3.9.5 Revised Definition of Capital Costs
Section 5(3) of the D.C.A. provides for a definition of capital costs that are eligible for
inclusion in the D.C. calculations. The changes introduced by Bill 17 added the following
wording to the beginning of the section: "Subject to the regulations". As such, the
Province may make changes to limit the definition of capital costs via changes to the
D.C. regulations.
1.3.9.6 Expanded Simplified D.C. By-law Amendment Process
In addition to the reason for the simplified process set out in Section 1.3.5.3, a D.C. by-
law may now also be amended through the simplified amendment process to repeal the
indexing provision or decrease the D.C. for one or more types of development.
1.3.9.7 Lower Charge - Current vs. Rate Freeze
This change provides that the municipality must charge the lower of the D.C. calculated
with the rate freeze (including interest) and the D.C. at current rates at the time the D.C.
is payable. This change assists where municipalities reduce their D.C. and therefore
can impose the reduced D.C. in cases where the rate freeze applies.
1.3.9.8 Grouping of Services for the Purposes of Using Credits
This change provides the Province with the ability to make changes through the
regulations to group D.C. services together for the purposes of applying D.C. credits.
1.3.10 Bill 60: Fighting Delays, Building Faster Act, 2025
The Provincial government introduced Bill 60, Fighting Delays, Building Faster Act,
2025 and Regulatory Proposals on October 23, 2025. The Bill received Royal Assent on
November 27, 2025. The following subsections provide a summary of the changes:
1.3.10.1 Addition of Class of Service for Land Acquisition
The legislative change provides for land acquisition as a separate class of service1.
Anticipated land acquisition capital needs are to be grouped together for the purposes
1 Section 7 of the D.C.A. states that a class of service may be established for the purposes of a
D.C. by-law that is a combination of D.C. eligible services or a subset of a D.C. eligible service.
Watson & Associates Economists Ltd.
PAGE 1-18
of the D.C. calculations. Land acquisition capital needs are also to be excluded from the
historical Level of Service calculations.
The anticipated capital costs for land are restricted to 10 years for all services except
the following:
- Water;
- Wastewater;
- Stormwater;
- Service related to a Highway;
- Electrical;
- Transit;
- Police; and
- Fire.
As land acquisition is considered a class of service, municipalities are required to
establish a separate reserve fund for these capital costs. As such, funds are to be
segregated for this purpose only and used solely for land costs. Similar to other reserve
funds, monies in this reserve fund can be borrowed and repaid, with interest. With
respect to credits, municipalities need to ensure appropriate accounting of credits for
land separately from credits for other applicable services.
Section 35 of the D.C.A. is amended to add an exception to the use of monies in
established reserve funds. This section states that monies in a reserve fund can be
used for land acquisition, however, they cannot be used for land acquisition if those
costs are to be paid for with the reserve fund established for land acquisition.
1.3.10.2 Required Timelines for the Annual Treasurer's Statement
Section 43(1) of the Act has been amended to require the Treasurer's statements to be
completed by June 30 of each year (previously based on a date determined by Council).
Further, Section 43(3) of the Act is amended to require a copy of the Treasurer's
statement to be submitted to the Minister by July 15 of each year.
1.3.10.3 Addition of Requirements for Local Service Policies
Subsections 59(2.2) through 59(2.11) of the Act generally set out the following:
Watson & Associates Economists Ltd.
PAGE 1-19
- A Local Service Policy is required for all D.C. eligible services to which a D.C. by-
law imposes a charge and where some part of the service will be provided as a
local service;
- A Local Service Policy is required to impose a condition of local services on
development and only to the extent it has been identified in the Local Service
Policy. That is, a municipality could not require a work or classes of work to be
provided as a local service if it is not identified as such in the Local Service
Policy;
o This does not apply where a municipality does not impose a D.C. for that
service;
o This applies the day a municipality establishes the Local Services Policy
or 18 months after Bill 60 received Royal Assent;
- Required content for a Local Service Policy:
o Works or classes of works related to development that are intended to be
required as a Local Service
- Optional content for a Local Service Policy:
o Works or classes of works that are not intended to be required as a Local
Service;
o Works or classes of works that are partially required as a Local Service;
- The municipality shall give a copy of the Local Service Policy to the Minister of
Municipal Affairs and Housing upon request, by the date requested; and
- The Local Service Policy must be reviewed, requiring a resolution of Council
declaring if a revision is needed. The Resolution shall be passed at the time of
passing any D.C. by-law or when a revision to the policy is required.
1.3.10.4 Requirement to Provide Documents to the Minister
Changes to Section 10 and Section 13 of the D.C.A. require municipalities to provide
copies of documents to the Minister upon request, by the date requested.
In addition, section 59(2.8) of the Act requires a copy of the Local Service Policy to be
provided to the Minister upon request, by the date requested.
1.3.10.5 Regulatory Changes
Bill 60 also provided for regulatory changes to Ontario Regulation 82/98. These
changes are with respect to the following matters:
Watson & Associates Economists Ltd.
PAGE 1-20
Merging of Credits
This change merges water supply services and wastewater services for the purposes of
credits. As provided in subsection 2 (4) of the D.C.A., the D.C.-eligible services of water
supply and wastewater include distribution and treatment, and sewers and treatment,
respectively.
Transparency of B.T.E. Calculations
Regulatory changes require municipalities to provide greater details with respect to how
capital costs are determined and how the growth-related and non-growth-related shares
of the costs are determined. This appears to be required for each service, rather than
on a project-by-project basis.
Details of Land Acquisition
Section 8 of Ontario Regulation 82/98 has been amended to require land acquisition
costs to be included in the D.C. background presentation of:
- The total of the estimated capital costs relating to the service;
- The allocation of the total of the estimated costs between costs that would benefit
new development and costs that would benefit existing development;
- The total of the estimated capital costs relating to the service that will be incurred
during the term of the proposed development charge by-law;
- The allocation of the costs incurred during the term of the proposed by-law
between costs that would benefit new development and costs that would benefit
existing development; and
- The estimated and actual value of credits that are being carried forward relating
to the service.
Information Accessibility
The changes increase reporting requirements for the Annual Treasurer's Statements to
include:
- The amount from each reserve fund that was committed to a project, but had not
been spent, as of the end of the year;
- The amount of debt that had been issued for a project as of the end of the year;
and
Watson & Associates Economists Ltd.
PAGE 1-21
- Identify where in the D.C. background study the project's capital costs were
estimated.
This does not apply in circumstances where a municipality uses a unique identifier in
both background studies and treasurer's statements to identify each project.
1.3.11 Bill 98: Building Homes and Improving Transportation Act, 2026
On June 2, 2026, Bill 98 received Royal Assent. The most notable change included the
exemption of non-profit retirement homes from the payment of D.C.s. As a result, this
mandatory exemption will be included in the D.C. by-law.
Watson & Associates Economists Ltd.
Chapter 2
Norfolk County's Current D.C.
Policies
Watson & Associates Economists Ltd.
PAGE 2-1
2. Norfolk County's Current D.C. Policies
2.1 By-law Enactment
County Council enacted By-law 2019-100 on October 15, 2019, which establishes D.C.s
for both County-wide and urban area-specific services.
2.2 Services Covered
The following services are covered under the County-wide D.C. By-law:
County-wide Services
- Services Related to a Highway;
- Fire Protection;
- Parks and Recreation;
- Parking;
- Library;
- Growth-related studies; and
- Ambulance.
Area-specific Services
- Water; and
- Wastewater.
2.3 Current Development Charges Rates
Table 2-1 provides the D.C.s currently in effect on a County-wide basis and for urban
area services for residential and non-residential development types, as well as the
breakdown of the charges by service.
Watson & Associates Economists Ltd.
PAGE 2-2
Table 2-1
Norfolk County
Current County-wide D.C. Rates
2.4 Timing of D.C. Calculation and Payment
D.C.s are calculated and payable on the date that the first building permit is issued in
relation to a building or structure on land to which the D.C. relates. Where D.C.s apply
to land in relation to which a building permit is required, the building permit shall not be
issued until the D.C. has been paid in full.
Council from time to time, and at any time, may enter into agreements providing for all
or any part of a D.C. to be paid before or after it would otherwise be payable, in
accordance with section 27 of the D.C.A.
2.5 Indexing
Indexing of the D.C.s shall occur annually on January 1st, in accordance with the most
recent twelve-month change in the Statistics Canada Quarterly, Non-Residential
Building Construction Price Index.
Non-Residential
Single & Semi
Detached
Multiples
Apartments
with >= 2
Bedrooms
Apartments
with < 2
Bedrooms
per sq.m
County-wide Services/Class of Services
Services Related to a Highway
2,745
1,919
1,758
1,159
26.15
Fire Protection Services
988
691
632
417
9.63
Parks and Recreation Services
2,565
1,792
1,641
1,082
-
Parking
217
152
139
92
2.03
Library Services
1,373
959
880
580
-
Ambulance Services
194
137
125
84
1.84
Growth-Related Studies
133
92
85
54
1.28
Total County-wide Services/Class of Services
$8,215
$5,742
$5,260
$3,468
$40.93
Urban Services
Water Services
10,971
7,665
7,023
4,634
80.99
Wastewater Services
6,523
4,557
4,177
2,755
48.27
Total Urban Services
17,494
12,222
11,200
7,389
129.26
GRAND TOTAL RURAL AREA
$8,215
$5,742
$5,260
$3,468
$40.93
GRAND TOTAL URBAN AREA
$25,709
$17,964
$16,460
$10,857
$170.19
Residential
Service
Watson & Associates Economists Ltd.
PAGE 2-3
2.6 Redevelopment Credit
D.C.s payable in cases of redevelopment are calculated by reducing the D.C. payable
by the number of former residential units or by the amount of former non-residential
G.F.A. that existed on the property within 10 years of the redevelopment.
Where an existing non-residential building or structure is converted in whole or in part to
residential uses, the residential D.C. payable is reduced by an amount equal to the non-
residential D.C. previously paid for the development being converted. Any reduction will
not produce a refund.
Where an existing residential building is converted in whole or in part to non-residential
uses, the non-residential D.C. payable for G.F.A. converted is reduced by an amount
equal to any residential D.C. previously paid for the residential building being converted.
If a dwelling unit is only partially converted, the D.C. reduction will be in proportion to the
extent of the conversion, but the reduction will not produce a refund.
2.7 Exemptions
The County's existing by-law provides for the following statutory and non-statutory
exemptions:
Statutory Exemptions:
- Land used for Board of Education purposes;
- Local board of the County;
- Industrial additions of up to and including 50% of the existing gross floor area of
the building. For industrial additions which exceed 50% of the existing gross floor
area, only the portion of the addition in excess of 50% is subject to development
charges;
- Residential development that results in only the enlargement of an existing
dwelling unit, or that results only in the creation of up to two additional dwelling
units (as specified by O. Reg. 82/98); and
- Affordable housing (given that the D.C. liabilities of the affordable housing project
are not eligible for funding by senior levels of government, and which receives
funding from the County under its social housing program).
Watson & Associates Economists Ltd.
PAGE 2-4
Non-statutory Exemptions:
- Place of worship;
- Roofed accommodation development;
- Temporary structures;
- Farm help house development;
- Farming business development;
- Parking garages (exclusively devoted to parking);
- All development within the boundaries of the "Central Business Districts" (as
defined within the County's official plan); and
- Brownfield development that is approved by the County.
Watson & Associates Economists Ltd.
Chapter 3
Anticipated Development in
Norfolk County
Watson & Associates Economists Ltd.
PAGE 3-1
3. Anticipated Development in Norfolk County
The growth forecast contained in this chapter (with supplemental tables in Appendix A)
provides for the anticipated development for which the County will be required to
provide services over a 10-year (mid-2026 to mid-2036) and a longer-term (mid-2026 to
Urban Buildout) 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."
3.1 Basis of Population, Household and Non-Residential
Gross Floor Area Forecast
The D.C. growth forecast has been derived by Watson in consultation with the County.
In preparing the growth forecast, the following information sources were consulted to
assess the residential and non-residential development potential for the County over the
forecast period, including:
- Norfolk County Official Plan, Consolidated October 16, 2025
- Norfolk County Housing Needs Assessment Final Report, June 26, 2025, by
Watson & Associates Economists Ltd.
- Norfolk County Comprehensive Review, November 7, 2023 by Watson &
Associates Economists Ltd.
- Norfolk County 2018 Development Charges Background Study Report,
December 21, 2018, by Watson & Associates Economists Ltd.
- 2011, 2016 and 2021 population, household and employment Census data;
- Historical residential and non-residential building permit data over the 2016 to
2025 period;
- Residential and non-residential supply opportunities as identified by County staff;
and County
- Discussions with County staff regarding anticipated residential and non-
residential development in Norfolk County.
Watson & Associates Economists Ltd.
PAGE 3-2
3.2 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 Norfolk County 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, the population in the County
(excluding census undercount) is anticipated to reach approximately 78,680 by mid-
2036 and 97,140 by urban buildout, resulting in an increase of approximately 6,680 and
25,140 persons, respectively. [1]
[1] The population figures used in the calculation of the 2026 D.C. exclude the net
Census undercount, which is estimated at approximately 4.1%. Population figures
presented herein have been rounded.
Watson & Associates Economists Ltd.
PAGE 3-3
Figure 3-1
Population and Household Forecast Model
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
Watson & Associates Economists Ltd.
PAGE 3-4
Table 3-1
Norfolk County
Residential Growth Forecast Summary
[1] Census undercount estimated at approximately 4.1%. Note: Population including the undercount has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add due to rounding. The buildout forecast refers to the buildout of the Norfolk County urban area and
has been assessed for designated urban lands and servicing capacity.
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
65,770
63,175
1,810
61,365
21,627
1,192
2,067
160
25,046
1,645
2.522
66,680
64,044
1,619
62,425
22,325
1,340
2,075
260
26,000
1,472
2.463
70,270
67,490
1,265
66,225
23,585
1,505
2,280
220
27,590
1,150
2.446
74,960
72,000
1,342
70,658
24,653
1,608
2,602
220
29,083
1,220
2.476
81,911
78,676
1,466
77,209
26,563
2,478
2,862
220
32,123
1,333
2.449
101,130
97,138
1,811
95,327
30,966
4,572
4,614
220
40,372
1,646
2.406
910
869
-191
1,060
698
148
8
100
954
-173
3,590
3,446
-354
3,800
1,260
165
205
-40
1,590
-322
4,690
4,510
77
4,433
1,068
103
322
0
1,493
70
6,951
6,676
124
6,551
1,910
870
260
0
3,040
113
26,170
25,138
469
24,669
6,313
2,964
2,012
0
11,289
426
Incremental
Mid 2026 - Mid 2036
Mid 2026 - Buildout
Mid 2021 - Mid 2026
Mid 2011 - Mid 2016
Population
(Including
Census
Undercount) [1]
Year
Excluding Census Undercount
Housing Units
Person Per
Unit (P.P.U.):
Total
Population/
Total
Households
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Buildout
Mid 2021
Mid 2026
Mid 2036
Historical
Forecast
Watson & Associates Economists Ltd.
PAGE 3-5
Provided below is a summary of the key assumptions and findings regarding the
County's D.C. growth forecast:
1. Unit Mix (Appendix A - Schedules 1, 6 and 7)
- The housing unit mix for the County was derived from a detailed review of
historical development activity (as per Schedule 7), as well as active
residential development applications (as per Schedule 6), and discussions
with County staff regarding anticipated development trends for Norfolk
County.
- Based on the above indicators, the 2026 to 2036 household growth
forecast for the County is comprised of a unit mix of 63% low density units
(single detached and semi-detached), 29% medium density (row and
townhouses, and apartments in duplexes) and 8% high density (bachelor,
1-bedroom and 2-bedroom apartments, and secondary suites).
2. Geographic Location of Residential Development (Appendix A - Schedule 2)
- Schedule 2 summarizes the anticipated amount, type, and location of
development by area for the County.
- In accordance with forecast demand and available land supply, the
amount and percentage of forecast permanent housing growth between
2026 and 2036 by development location is summarized below.
Table 3-2
Norfolk County
Geographic Location of Residential Development
Development Location
Amount of Housing
Growth, 2026 to 2036
Percentage of Housing
Growth, 2026 to 2036
Urban
2,860
94%
Rural
180
6%
Norfolk County
3,040
100%
Note: Figures may not sum precisely due to rounding.
Watson & Associates Economists Ltd.
PAGE 3-6
3. Planning Period
- Short- and longer-term time horizons are required for the D.C. process.
The D.C.A. limits the planning horizon for transit services and land for
certain services to a 10-year planning horizon. All other services can
utilize a longer planning period if the municipality has identified the growth-
related capital infrastructure needs associated with the longer-term growth
planning period.
4. Population in New Units (Appendix A - Schedules 3, 4 and 5)
- The number of housing units to be constructed by 2036 in the County over
the forecast period is presented in Table 3-1. Over the 2026 to 2036
forecast period, the County is anticipated to average 304 new housing
units per year.
- Institutional population is anticipated to increase by approximately 120
people between 2026 to 2036.[1]
- Population in new units is derived from Schedules 3, 4 and 5, which
incorporate historical development activity, anticipated units (see unit mix
discussion) and average persons per unit (P.P.U.) by dwelling type for
new units.
- Schedule 8a summarizes the average P.P.U. assumed for new housing
units by age and type of dwelling based on Statistics Canada 2021 custom
Census data for the County. Due to data limitations, high-density P.P.U.
data was derived from the Haldimand-Norfolk Census Division, which
includes the County of Norfolk, and is outlined in Schedule 8b. 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 25-year average P.P.U.s by dwelling type
are as follows:
o Low density:
2.583
o Medium density:
1.758
o High density:
1.568
[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.
Watson & Associates Economists Ltd.
PAGE 3-7
5. Existing Units and Population Change (Appendix A - Schedules 3, 4, and 5)
- Existing households for mid-2026 are based on the 2021 Census
households, plus estimated residential units constructed between mid-
2021 to the beginning of the growth period, assuming a minimum six-
month lag between construction and occupancy (see Schedule 3).
- The change in average occupancy levels for existing housing units is
calculated in Schedules 3 through 5.[1] The forecast population change in
existing households over the 2026 to 2036 forecast period is forecast to
decline by approximately 320.
6. Employment (Appendix A - Schedules 10a, 10b and 10c)
- The employment projections provided herein are largely based on the
activity rate method, which is defined as the number of jobs in the County
divided by the number of residents. Key employment sectors include
primary, industrial, commercial/population-related, institutional, and work
at home, which are considered individually below.
- 2016 employment data [2],[3] (place of work) for the County is outlined in
Schedule 10a. The 2016 employment base is comprised of the following
sectors:
o 1,390 primary (7%);
o 2,740 work at home employment (14%);
o 3,810 industrial (19%);
o 7,520 commercial/population-related (38%); and
o 4,290 institutional (22%).
[1] Change in occupancy levels for existing households occurs due to aging of the population
and family life cycle changes, lower fertility rates and changing economic conditions.
[2] 2016 employment is based on Statistics Canada 2016 Place of Work Employment dataset by
Watson & Associates Economists Ltd.
[3] Statistics Canada 2021 Census place of work employment data has been reviewed. The 2021
Census employment results have not been utilized due to a significant increase in work at home
employment captured due to Census enumeration occurring during the provincial COVID-19
lockdown from April 1, 2021 to June 14, 2021.
Watson & Associates Economists Ltd.
PAGE 3-8
- The 2016 employment by usual place of work, including work at home, is
19,740. An additional 3,740 employees have been identified for the
County in 2016 who have no fixed place of work (N.F.P.O.W.).[1]
- Total employment, including work at home and N.F.P.O.W. for the County
is anticipated to reach approximately 28,950 by mid-2036 and 35,740 by
urban buildout. This represents an employment increase of approximately
2,420 for the 10-year forecast period and 9,220 for the longer-term
forecast period.
- Schedule 10b, Appendix A, summarizes the employment forecast,
excluding work at home employment and N.F.P.O.W. employment, which
is the basis for the D.C. employment forecast. The impact on municipal
services from work at home employees has already been included in the
population forecast. The need for municipal services related to N.F.P.O.W.
employees has largely been included in the employment forecast by usual
place of work (i.e., employment and gross floor area generated from
N.F.P.O.W. construction employment). Furthermore, since these
employees have no fixed work address, they cannot be captured in the
non-residential G.F.A. calculation. Accordingly, work at home and
N.F.P.O.W. employees have been removed from the D.C.A. employment
forecast and calculation.
- Total employment for the County (excluding work at home and N.F.P.O.W.
employment) is anticipated to reach approximately 21,140 by mid-2036
and 25,890 by urban buildout. This represents an employment increase of
approximately 1,820 for the 10-year forecast period and 6,570 for the
longer-term forecast period.
7. Non-Residential Sq.m. Estimates (G.F.A.), Appendix A - Schedule 10b)
- Square meter estimates were calculated in Schedule 10b based on the
following employee density assumptions:
o 279 sq.m. per employee for primary;
o 139 sq.m. per employee for industrial;
o 46 sq.m. per employee for commercial / population related;
[1] No fixed place of work is defined by Statistics Canada as "persons who do not go from home
to the same workplace location at the beginning of each shift. Such persons include building
and landscape contractors, travelling salespersons, independent truck drivers, etc."
Watson & Associates Economists Ltd.
PAGE 3-9
o 65 sq.m. per employee for institutional employment.
- The County-wide incremental G.F.A. is anticipated to increase by
approximately 157,200 sq.m. over the 10-year forecast period and
517,500 sq.ft. over the longer-term forecast period.
- In terms of percentage growth, the mid-2026 to 2036 incremental G.F.A.
forecast by sector is broken down as follows:
o Primary - 24%
o Industrial - 30%;
o Commercial/ population related - 24%; and
o Institutional - 23%.
8. Geographic Location of Non-Residential Development (Appendix A, Schedule
10c)
- Schedule 10c summarizes the anticipated amount, type and location of
non-residential development by area for the County.
- The amount and percentage of forecast total non-residential growth
between 2026 and 2036 by development location is summarized below.
Table 3-3
Norfolk County
Geographic Location of Non-Residential Development
Development Location
Amount of Non-
Residential G.F.A.
(sq.m.), 2026 to 2036
Percentage of Non-
Residential G.F.A.,
2026 to 2036
Urban
109,300
70%
Rural
47,900
30%
Norfolk County
157,200
100%
Note: Figures may not sum precisely due to rounding
Watson & Associates Economists Ltd.
Chapter 4
The Approach to the
Calculation of the Charge
Watson & Associates Economists Ltd.
PAGE 4-1
4. The Approach to the Calculation of the Charge
4.1 Introduction
This chapter addresses the requirements of subsection 5 (1) of the D.C.A. with respect
to the establishment of the need for service, which underpins the D.C. calculation.
These requirements are illustrated schematically in Figure 4-1.
4.2 Services Potentially Involved
Table 4-1 lists the full range of municipal services that are provided within the County.
A number of these services are not included in the list of eligible services provided in
subsection 2 (4) of the D.C.A. as being ineligible for inclusion in D.C.s. These are
shown as "ineligible" on Table 4-1. Two ineligible costs defined in subsection 5 (3) of the
D.C.A. are "computer equipment" and "rolling stock with an estimated useful life of (less
than) seven years." In addition, local roads are covered separately under subdivision
agreements and related means (as are other local services). Services that are
potentially eligible for inclusion in the County's D.C. are indicated with a "Yes."
4.3 Increase in the Need for Service
The D.C. calculation commences with an estimate of "the increase in the need for
service attributable to the anticipated development" for each service to be covered by
the by-law. There must be some form of link or attribution between the anticipated
development and the estimated increase in the need for service. While the need could
conceivably be expressed generally in terms of units of capacity, subsection 5 (1) 3,
which requires that County 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.
Watson & Associates Economists Ltd.
PAGE 4-2
Figure 4-1
The Process of Calculating a Development Charge under the Act that Must be Followed
8. Specified Local Services
Anticipated
Development
1.
Estimated Increase in
Need for Service
Ceiling Re:
Increased Need
Needs That Will
Be Met
Examination of the
Long-term Capital
and Operating Costs
for Capital
Infrastructure
D.C. Needs
By Service
Less:
Uncommitted Excess
Capacity
Less:
Benefit To Existing
Development
Less:
Grants, Subsidies
and Other
Contributions
D.C. By-law(s)
Spatial
Applicability
D.C. Net Capital Costs
Costs for new development vs.
existing development for the
term of the by-law and the
balance of the period
Amount of the Charge
By Type of Development
(including apportionment of
costs - residential and
non-residential)
Financing,
Inflation and
Investment
Considerations
3.
4.
5.
6.
11.
12.
15.
16.
13.
14.
9.
Subdivision
Agreements
and Consent
Provisions
Consideration of exemptions,
phase-ins, etc.
1
3
2
Non-Transit
Services
Historical Service
Standard
4a.
Transit Services
Forward-looking
Service
Standard
4b.
Asset Management
Plan for All Capital
Projects to be
Funded by D.C.s 7.
Non-Transit
Services
Financially
Sustainable
7a.
Transit Services
Detailed
Requirements 7b.
10.
Municipal Services
2.
Eligible Services
Ineligible Services
Tax Base, User
Rates, etc.
Watson & Associates Economists Ltd.
PAGE 4-3
Table 4-1
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
Yes
Yes
No
Yes
1.1 Treatment plants
1.2 Distribution systems
1.3 Local systems
1.4 Vehicles and equipment1
2. Wastewater services,
including sewers and
treatment services
Yes
Yes
No
Yes
2.1 Treatment plants
2.2 Sewage trunks
2.3 Local systems
2.4 Vehicles and equipment1
3. Stormwater Drainage and
Control Services
Yes
Yes
No
3.1 Main channels and drainage
trunks
3.2 Channel connections
3.3 Retention/detention ponds
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 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
No
No
6.1 Transit vehicles1 & facilities
6.2 Other transit infrastructure
7. Waste Diversion Services
No
No
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
1 with a 7+ year useful life
Watson & Associates Economists Ltd.
PAGE 4-4
Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
10. Ambulance Services
Yes
Yes
10.1 Ambulance station space
10.2 Vehicles1
11. Services provided by a
board within the meaning
of the Public Libraries Act
Yes
Yes
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
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.
No
15.1 Childcare space
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
1 with a 7+ year useful life
Watson & Associates Economists Ltd.
PAGE 4-5
Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
18. Services Related to
Airports
n/a
Ineligible
18.1 Airports (in the Regional
Municipality of Waterloo)
18.2 Other Airports
19. Other
Yes
Yes
19.1 Interest on money borrowed to
pay for growth-related capital
19.2 Growth Studies, including the
D.C. background study cost
Table 4-2
Categories of Municipal Services to be Addressed as Part of the Calculation
Eligibility for
Inclusion in the
D.C. Calculation
Description
Yes
County provides the service - service has been included in
the D.C. calculation.
No
County provides the service - service has not been included
in the D.C. calculation.
n/a
County does not provide the service.
Ineligible
Service is ineligible for inclusion in the D.C. calculation.
Watson & Associates Economists Ltd.
PAGE 4-6
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 County's detailed Local Service
Policy is provided under separate cover.
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;
e) Costs to undertake studies in connection with any of the matters referred to in
paragraphs a to d;
f) Costs of the development charge background study required under section 10;
and
g) interest on money borrowed to pay for the above-referenced costs.
Watson & Associates Economists Ltd.
PAGE 4-7
In order for an increase in need for service to be included in the D.C. calculation,
County Council must indicate "that it intends to ensure that such an increase in need will
be met" (subsection 5 (1) 3). This can be done if the increase in service forms part of a
Council-approved Official Plan, capital forecast, or similar expression of the intention of
Council (O.Reg. 82/98 section 3). The capital program contained herein reflects the
County'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.
The County has no outstanding D.C. credit obligations to include in the D.C.
calculations.
4.7 Classes of Services
Section 7 of the D.C.A. states that a D.C. by-law may provide for any D.C. eligible
service or the capital costs with respect to those services. Further, a class may be
composed of any number or combination of services and may include parts or portions
of each D.C. eligible service.
These provisions allow for services to be grouped together to create a class for the
purposes of the D.C. by-law and D.C. reserve funds. The D.C. calculations and by-law
provided herein have identified growth-related studies as a class of service.
4.8 Eligible Debt and Committed Excess Capacity
Section 66 of the D.C.A. states that for the purposes of developing a D.C. by-law, a debt
incurred with respect to an eligible service may be included as a capital cost, subject to
any limitations or reductions in the Act.
Watson & Associates Economists Ltd.
PAGE 4-8
In order for such costs to be eligible, two conditions must apply. First, they must have
funded excess capacity which is able to meet service needs attributable to the
anticipated development. Second, the excess capacity must be "committed," that is,
either before or at the time it was created, Council must have expressed a clear
intention that it would be paid for by D.C.s or other similar charges. For example, this
may have been done as part of previous D.C. processes.
4.9 Existing Reserve Funds
Section 35 of the D.C.A. states that:
"The money in a reserve fund established for a service may be spent only for
capital costs determined under paragraphs 2 to 7 of subsection 5 (1)."
There is no explicit requirement under the D.C.A. calculation method set out in
subsection 5 (1) to net the outstanding reserve fund balance as part of making the D.C.
calculation; however, section 35 does restrict the way in which the funds are used in the
future.
For services that are subject to a per capita based, service level "cap," the reserve fund
balance should be applied against the development-related costs for which the charge
was imposed once the project is constructed (i.e., the needs of recent growth). This cost
component is distinct from the development-related costs for the future forecast periods,
which underlie the D.C. calculation herein.
The alternative would involve the County spending all reserve fund monies prior to
renewing each by-law, which would not be a sound basis for capital budgeting. Thus,
the County will use these reserve funds for the County's cost share of applicable
development-related projects, which are required but have not yet been undertaken, as
a way of directing the funds to the benefit of the development that contributed them
(rather than to future development, which will generate the need for additional facilities
directly proportionate to future growth).
The County's D.C. Reserve Fund balances by service as of December 31, 2025, are
shown below in Table 4-3.
Watson & Associates Economists Ltd.
PAGE 4-9
Table 4-3
Summary of Development Charges Reserve Fund Balances
As of December 31, 2025
4.10 Deductions
The D.C.A. requires that four potential deductions be considered against 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.
4.10.1 Reduction Required by Level of Service Ceiling
This is designed to ensure that the increase in need included in section 4.3 does "not
include an increase that would result in the level of service [for the additional
development increment] exceeding the average level of the service provided in the
municipality over the 15-year period immediately preceding the preparation of the
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
D.C. Reserve Fund
Closing Dec 31/2025
(including Capital
Commitments)
Services Related to a Highway
$2,107,869
Fire Protection Services
$2,983,825
Parks and Recreation Services
$4,359,359
Library Services
$178,425
Growth-Related Studies
($350,366)
Ambulance Services
$345,725
Wastewater Services
($1,131,049)
Water Services
($371,040)
Total
$8,122,748
Watson & Associates Economists Ltd.
PAGE 4-10
average cost of providing such units based on replacement costs, engineering
standards, or recognized performance measurement systems, depending on
circumstances. When the quantity and quality factors are multiplied together, they
produce a measure of the level of service which meets the requirements of the Act, i.e.,
cost per unit.
With respect to transit services, the changes to the Act introduced in 2015 have
provided for an alternative method for calculating the service standard ceiling. Transit
services must now utilize a forward-looking service standard analysis, described later in
this section.
The average service level calculation sheets for each service component in the D.C.
calculation are set out in Appendix B.
4.10.2 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 County's
"excess capacity," other than excess capacity which is "committed."
"Excess capacity" is undefined, but in this case must be able to meet some or all of the
increase in need for service, in order to potentially represent a deduction. The deduction
of uncommitted excess capacity from the future increase in the need for service would
normally occur as part of the conceptual planning and feasibility work associated with
justifying and sizing new facilities, e.g., if a road widening to accommodate increased
traffic is not required because sufficient excess capacity is already available, then
widening would not be included as an increase in need, in the first instance.
4.10.3 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);
Watson & Associates Economists Ltd.
PAGE 4-11
- the elimination of a chronic servicing problem not created by growth; and
- providing services where none previously existed (generally considered for water
or wastewater services).
This step involves a further reduction in the need, by the extent to which such an
increase in service would benefit existing development. The level of service cap in
section 4.9.1 is related but is not the identical requirement. Sanitary, storm, and water
trunks are highly localized to growth areas and can be more readily allocated in this
regard than other services such as services related to a highway, which do not have a
fixed service area.
Where existing development has an adequate service level which will not be tangibly
increased by an increase in service, no benefit would appear to be involved. For
example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive very limited (or no) benefit as a result.
Alternatively, where a clear existing service problem is to be remedied, a deduction
should be made accordingly.
In the case of services such as recreation facilities, community parks, libraries, etc., the
service is typically provided on a County-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 very limited benefit to existing development. Further, where
an increase in demand is not met for a number of years, a negative service impact to
existing development is involved for a portion of the planning period.
4.10.4 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
Watson & Associates Economists Ltd.
PAGE 4-12
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).
4.11 Municipal-wide vs. Area Rating
This step involves determining whether all of the subject costs are to be recovered on a
uniform municipal-wide basis or whether some or all are to be recovered on an area-
specific basis. Under the amended D.C.A., it is now mandatory to "consider" area rating
of services (providing charges for specific areas and services), however, it is not
mandatory to implement area rating. Further discussion is provided in section 7.3.7 of
this report.
4.12 Allocation by Type 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.
4.13 Asset Management
The legislation requires that a D.C. background study must include an asset
management plan (A.M.P.) (subsection 10 (2) c. 2). The A.M.P. must deal with all
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 D.
Watson & Associates Economists Ltd.
Chapter 5
D.C.-Eligible Cost Analysis by
Service
Watson & Associates Economists Ltd.
PAGE 5-1
5. D.C.-Eligible Cost Analysis by Service
5.1 Introduction
This chapter outlines the basis for calculating eligible costs for the D.C.s to be applied
on a uniform basis. In each case, the required calculation process set out in subsection
5 (1) paragraphs 2 to 7 in the D.C.A. and described in Chapter 4, was followed in
determining D.C. eligible costs.
The service component is evaluated on two format sheets:
- The service standards that provide the average historical 15-year level of service
calculation (see Appendix B), which "caps" the D.C. amounts; and
- The infrastructure cost calculation, which determines the potential D.C.
recoverable cost.
The nature of the capital projects and timing identified in the chapter reflects Council's
current intention. Over time, however, County projects and Council priorities change;
accordingly, Council's intentions may alter, and different capital projects (and timing)
may be necessary to meet the need for services required by new growth.
Note that due to recent legislative amendments to the D.C.A. and O. Reg. 82/98, the
value of land has been excluded from the 15-year level of service analysis. In addition,
Table 5-1 details the methodology for determining the benefit to existing deductions
(B.T.E.s) for all capital projects included in the calculation of D.C.s. Notes included in
this table are referenced in the "BTE Note" column of each service's listing of capital
infrastructure.
Table 5-1
Benefit to Existing (B.T.E.) Methodology
For All Services/Class of Services
Note
Methodology
1
No B.T.E. calculated for incremental new assets to service growth
2
B.T.E. based on existing population relative to forecasted population by end
of service's planning horizon
3
B.T.E. based on facility's existing gross floor area relative to planned gross
floor area
Watson & Associates Economists Ltd.
PAGE 5-2
Note
Methodology
4
B.T.E. of 20% based on average marginal costs to urbanize rural/semi-
urban roads, including potential profile adjustments, streetlighting
improvements or additions, sewage drains, curbs, paths, etc.
5
B.T.E. of 5% based on average marginal costs to widen and urbanize two-
lane rural/semi-urban roads, including potential profile adjustments,
streetlighting improvements or additions, sewage drains, curbs, paths, etc.
6
B.T.E. of 15% based on average marginal costs to widen four-lane
rural/semi-urban roads, including potential profile adjustments, streetlighting
improvements or additions, sewage drains, curbs, paths, etc.
7
B.T.E. of 10% based on average marginal costs to improve and expand two-
lane rural roads, including potential lane width improvements, proper
shoulders, etc.
8
No B.T.E. calculated for projects triggered in response to increased travel
demand resulting from new development
9
B.T.E. of 5% calculated for projects triggered in response to increased travel
demand resulting from new development, but where a minor benefit to
existing development is recognized for sub-standard conditions
10
No B.T.E. calculated for pedestrian facility projects on major road corridors
triggered in response to increased travel demand resulting from new
development
11
B.T.E. based on share of total facility costs related to a swimming pool
upgrade, comparing the existing pool capacity relative to planned pool
capacity
12
B.T.E. based on existing population's maximum daily demand of water
relative to the planned design capacity of the Inter Urban Water Supply
Program's daily capacity
13
No B.T.E. identified for fully growth-related studies
14
B.T.E. of 10% identified for studies that generally address growth-related
needs, but that also have a minor benefit to the existing community
15
B.T.E. of 25% identified for master plans or other studies that are primarily
needed to understand future infrastructure requirements as the County
grows
16
B.T.E. of 50% identified for studies that generally address growth-related
needs, but also have a considerable benefit to the existing community
17
B.T.E. for debt repayments based on the underlying project's B.T.E.
Watson & Associates Economists Ltd.
PAGE 5-3
Note
Methodology
18
100% B.T.E. identified for non-growth-related projects that have been
included in the capital listing for traceability
5.2 Service Levels and 10-Year Capital Costs for the D.C.
Calculation
This section evaluates the development-related capital requirements for all of the
County-wide services/class of services assessed over a 10-year planning period (mid-
2026 to mid-2036).
5.2.1 Fire Protection Services
The County currently provides fire protection services through several fire facilities,
totalling 70,799 sq.ft. of building space. The fire department also has a current inventory
of 62 vehicles, including various fire apparatus, trucks, boats, and other support
vehicles. Furthermore, the fire department has 1,774 items of small equipment and
gear, sufficient to outfit 254 firefighters. In total, the inventory of fire protection assets
provides a historical average level of service of $1,681 per capita. The historical level of
investment in fire protection services provides for a D.C. eligible amount over the
forecast period of approximately $11.22 million.
The capital program for fire protection services is presented in Table 5-2. Based on the
anticipated growth over the forecast period, the County has identified the need for the
expansion and replacement of fire stations 5, 6, 7, and 10. Furthermore, costs related to
additional vehicles and equipment, as well as a fire master plan, have been included. In
total, the estimated gross capital cost of these works is approximately $33.26 million. A
deduction recognizing the benefit to existing development of approximately $14.06
million has been made. Additionally, approximately $4.99 million has been deducted
related to post-period benefits. Finally, an adjustment related to the existing reserve
fund balance of $2.98 million has been made. The resulting net growth-related capital
cost included in the D.C. calculations is approximately $11.22 million.
These costs are shared between residential and non-residential growth based on the
incremental growth in population to employment over the forecast period. As a result,
79% (approximately $8.87 million) of costs have been allocated to residential
Watson & Associates Economists Ltd.
PAGE 5-4
development and 21% (approximately $2.36 million) of costs have been allocated to
non-residential development.
5.2.2 Parks and Recreation Services
The County has a variety of rural and urban parks, along with park trail systems,
recreation facilities, amenities, and vehicles and equipment. In total, the County has
701.34 acres of parkland space. Further, the County has 176 parkland amenities,
including dog parks, splash pads, and various sports fields, along with 61.3 km of
parkland trails. The County also has 467,308 sq.ft. of recreational space and owns 62
vehicles and equipment items that support parks and recreation services. In total, the
inventory of parks and recreation assets provides a historical average level of service of
$6,040 per capita. The historical level of investment in parks and recreation services
provides for a D.C. eligible amount over the forecast period of approximately $40.33
million.
The capital forecast for parks and recreation services is presented in Table 5-3. Based
on the anticipated growth over the forecast period, the County has identified several
capital costs such as additional or expanded indoor recreation facilities, parkland
amenities, fleet and equipment, and a parks and recreation master plan. In total, the
gross estimated capital cost of these works is approximately $104.21 million. A benefit
to the existing community of approximately $24.20 million has been deducted from the
calculations, along with grants and other contributions attributable to new development
of approximately $868,000. Additionally, approximately $34.46 million has been
deducted related to post-period benefits. To reflect the existing reserve balance, an
adjustment of approximately $4.36 million has been made. The resulting net growth-
related capital cost included in the D.C. calculations is $40.33 million.
As the predominant users of parks and recreation services tend to be residents of the
County, and consistent with the County's historical practice, the D.C. recoverable costs
have been allocated 100% to residential development and 0% to future non-residential
development.
5.2.3 Library Services
The County owns and operates five different libraries, providing a total facility space of
55,202 sq.ft. The library houses a variety of items such as books, periodicals, CDs and
audiovisuals, along with electronic collections. These assets total 127,922 collection
Watson & Associates Economists Ltd.
PAGE 5-5
materials. In total, the inventory of library assets provides a historical average level of
service of $927 per capita. The historical level of investment in library services provides
for a D.C. eligible amount over the forecast period of approximately $6.19 million.
Table 5-4 provides the capital program for library services. Based on the anticipated
growth over the forecast period, the County has identified the need for additional facility
space and collection materials, along with debt repayment costs. In total, the gross
estimated capital cost of these works is approximately $9.49 million. A benefit to
existing deduction of $3.12 million has been made in the calculations. To reflect the
existing reserve fund balance, an adjustment of $178,425 has been made. The resulting
net growth-related capital cost included in the D.C. calculations is approximately $6.19
million.
Similar to parks and recreation services, as the predominant users of library services
tend to be residents of the County, and consistent with the County's historical practice,
the D.C. recoverable costs have been allocated 100% to residential development and
0% to future non-residential development.
5.2.4 Ambulance Services
The County provides ambulance services, which it operates out of 20,110 sq.ft. of
facility space. Further, the County has 153 vehicles and equipment to assist in providing
ambulance services, including ambulances, other response vehicles, and equipment. In
total, the inventory of these assets provides a historical average level of service of $258
per capita. The historical level of investment in ambulance services provides for a D.C.
eligible amount over the forecast period of approximately $1.72 million.
Table 5-5 provides the capital program for ambulance services. Based on the
anticipated growth over the forecast period, the County has identified the need for
additional facility space, as well as additional fleet and equipment. In total, the estimated
gross capital cost of these works is approximately $25.72 million. A benefit to existing
deduction of $5.26 million has been made in the calculations. Additionally,
approximately $18.39 million has been deducted related to post-period benefits. To
reflect the existing reserve fund balance, an adjustment of $345,725 has been made.
The resulting net growth-related capital cost included in the D.C. calculations is
approximately $1.72 million.
Watson & Associates Economists Ltd.
PAGE 5-6
These costs are shared between residential and non-residential growth based on the
incremental growth in population to employment over the forecast period. As a result,
79% (approximately $1.36 million) of costs have been allocated to residential
development and 21% ($362,000) of costs have been allocated to non-residential
development.
5.2.5 Growth-Related Studies (Class of Service)
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, subsection 7 (3)
of the D.C.A. states that:
"For greater certainty, a development charge by-law may provide for a
class consisting of studies in respect of any service listed in subsection 2
(4) whose capital costs are described in paragraphs 5 and 6 of subsection
5 (3)".
These provisions allow for services to be grouped together to create a class for the
purposes of the D.C. by-law and D.C. reserve funds. The D.C. calculations and draft by-
law provided herein include a class for growth-related studies. All studies included in the
D.C. calculations have been allocated across the different services that impose D.C.s,
based on the proportion of the total net growth-related capital costs. The following
provides a breakdown of these allocations:
- Services Related to a Highway - 21%
- Fire Protection Services - 9%
- Parks and Recreation Services - 28%
- Library Services - 4%
- Ambulance Services - 1%
- Wastewater Services - 22%
- Water Services - 15%
The list of growth-related studies, as provided in Table 5-6, has an estimated gross
capital cost of approximately $1.51 million, including $350,336 related to previously
unfunded studies. Deductions of $340,000 recognizing the benefit to existing
development and 31,000 recognizing the benefit to non-D.C. services have been made.
Watson & Associates Economists Ltd.
PAGE 5-7
As a result, approximately $1.14 million in growth-related study costs has been included
in the D.C. calculation.
Costs relating to studies have been allocated between residential and non-residential
growth based on the incremental growth in population to employment over the forecast
period. Consequently, 79% of costs have been allocated to residential development and
21% of costs have been allocated to non-residential development. As a result,
approximately $902,100 and $239,800 have been allocated to residential and non-
residential development, respectively.
Watson & Associates Economists Ltd.
PAGE 5-8
Table 5-2
Infrastructure Cost Included in the Development Charges Calculation
Fire Protection Services
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2026 to 2035
79%
21%
Facilities
1
Replace Fire Station #6 - Courtland
3
2029-2030
5,907,000
2,638,100
3,268,900
-
3,268,900
2,582,431
686,469
2
Replace Station #10 - St. Williams
3
2027-2028
5,623,000
2,140,300
3,482,700
-
3,482,700
2,751,333
731,367
3
Replace Fire Station #5 Delhi
3
2033-2034
12,226,000
6,767,100
5,458,900
1,569,783
3,889,117
3,072,402
816,715
4
Replace Fire Station #7 Langton
3
2035
5,907,000
2,485,600
3,421,400
3,421,400
-
-
-
Vehicles & Equipment
5
Radio Communication Paging Frequency
1
2026
325,000
-
325,000
-
325,000
256,750
68,250
6
New Aerial Fire Truck
1
2031
2,954,000
-
2,954,000
-
2,954,000
2,333,660
620,340
7
Provision for Fully-equipped Firefighters (24)
1
2026-2035
213,600
-
213,600
-
213,600
168,744
44,856
Studies
8
Fire Master Plan
15
2035
100,000
25,000
75,000
-
75,000
59,250
15,750
Reserve Fund Adjustment
(2,983,825)
(2,357,222)
(626,603)
Total
33,255,600
14,056,100
-
19,199,500
4,991,183
-
11,224,492
8,867,349
2,357,143
Net Capital
Cost
Gross Capital
Cost Estimate
(2026$)
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
BTE Note
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Post Period
Benefit
Other
Deductions
Less:
Watson & Associates Economists Ltd.
PAGE 5-9
Table 5-3
Infrastructure Cost Included in the Development Charges Calculation
Parks and Recreation Services
Proj.
No.
Residential
Share
Non-
Residential
Share
2026 to 2035
100%
0%
Recreation Facilities
1
New Recreational Centre (2 Ice Pads and 1
Pool)
11
2030
101,000,000
23,887,500
77,112,500
34,455,361
42,657,139
42,657,139
-
2
Multi Use Sports Pad - Port Rowan
Community Centre
1
2027
200,000
-
200,000
-
200,000
200,000
-
3
Parking Area Expansion - Port Dover Arena
1
2028
200,000
-
200,000
-
200,000
200,000
-
Parkland Amenities
4
Dog Park - Port Rowan
1
2029
45,000
-
18,000
27,000
-
27,000
27,000
-
5
Accessible Play Park - Waterford
Cedarwood Park
1
2027
440,000
-
440,000
-
440,000
440,000
-
6
Simcoe Soccer Park - Back Area
Development
1
2027-2028
550,000
-
150,000
400,000
-
400,000
400,000
-
7
East Field Lighting - McLaughlin Soccer
Park
2
2026-2027
120,000
109,800
10,200
-
10,200
10,200
-
8
Simcoe Kinsmen Splash Pad Sun Shade
2
2026
25,000
22,900
2,100
-
2,100
2,100
-
9
Irrigation System - Simcoe Memorial Ball
Park
2
2027
42,000
38,400
3,600
-
3,600
3,600
-
10
Kent St. Trail Upgrade - Greater Wellington
Park
2
2027
56,000
51,200
4,800
-
4,800
4,800
-
11
Disc Golf Course
1
2027
32,000
-
32,000
-
32,000
32,000
-
12
Disc Golf Course
1
2029
35,000
-
35,000
-
35,000
35,000
-
13
Security Lighting - Delcrest Park
2
2027
30,000
27,400
2,600
-
2,600
2,600
-
14
Port Dover Splash Pad
1
2027
720,000
-
700,000
20,000
-
20,000
20,000
-
Fleet and Equipment
-
-
-
-
-
-
15
Parks Garbage Truck
1
2027-2030
225,000
-
225,000
-
225,000
225,000
-
16
Area Mowers (2)
1
2031-2035
80,000
-
80,000
-
80,000
80,000
-
17
50 HP Tractor with Loader
1
2031-2035
70,000
-
70,000
-
70,000
70,000
-
18
Trail Groomer/Mower
1
2031-2035
90,000
-
90,000
-
90,000
90,000
-
Studies
19
Parks and Recreation Master Plan
15
2030
250,000
62,500
187,500
-
187,500
187,500
-
Reserve Fund Adjustment
(4,359,359)
(4,359,359)
-
Total
104,210,000
24,199,700
868,000
79,142,300
34,455,361
-
40,327,580
40,327,580
-
Gross Capital
Cost Estimate
(2026$)
Net Capital
Cost
Less:
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Post Period
Benefit
Other
Deductions
Less:
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
BTE Note
Watson & Associates Economists Ltd.
PAGE 5-10
Table 5-4
Infrastructure Cost Included in the Development Charges Calculation
Library Services
Proj.
No.
Post Period
Benefit
Residential
Share
Non-
Residential
Share
2026 to 2035
100%
0%
Building, Land & Furnishings
1
Waterford Library Expansion
1
2026-2027
646,000
-
646,000
-
646,000
646,000
-
2
Provision for New Library Facilities
1
5,087,000
-
5,087,000
-
5,087,000
5,087,000
-
Material Acquisitions
-
-
3
Library Materials
1
2026
349,000
311,800
37,200
-
37,200
37,200
-
4
Library Materials
1
2027
349,000
311,800
37,200
-
37,200
37,200
-
5
Library Materials
1
2028
349,000
311,800
37,200
-
37,200
37,200
-
6
Library Materials
1
2029
349,000
311,800
37,200
-
37,200
37,200
-
7
Library Materials
1
2030
349,000
311,800
37,200
-
37,200
37,200
-
8
Library Materials
1
2031
349,000
311,800
37,200
-
37,200
37,200
-
9
Library Materials
1
2032
349,000
311,800
37,200
-
37,200
37,200
-
10
Library Materials
1
2033
349,000
311,800
37,200
-
37,200
37,200
-
11
Library Materials
1
2034
349,000
311,800
37,200
-
37,200
37,200
-
12
Library Materials
1
2035
349,000
311,800
37,200
-
37,200
37,200
-
Debt Repayment
13
Delhi Library Expansion (Growth-related
Portion)
17
262,371
-
262,371
-
262,371
262,371
-
Reserve Fund Adjustment
(178,425)
(178,425)
-
Total
9,485,371
3,118,000
-
6,367,371
-
-
6,188,946
6,188,946
-
Less:
Other
Deductions
Total
Potential D.C. Recoverable Cost
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
BTE Note
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Gross Capital
Cost Estimate
(2026$)
Less:
Watson & Associates Economists Ltd.
PAGE 5-11
Table 5-5
Infrastructure Cost Included in the Development Charges Calculation
Ambulance Services
Proj.
No.
Residential
Share
Non-
Residential
Share
2026 to 2035
79%
21%
Facilities
1
Waterford Station Expansion
3
2028
1,400,000
1,231,800
168,200
-
168,200
132,878
35,322
2
New Paramedic Services Headquarters
3
2030-2031
19,800,000
3,975,000
15,825,000
15,825,000
-
-
-
3
New Station - Courtland
1
2031-2032
1,600,000
-
1,600,000
1,600,000
-
-
-
4
New Station - St. Williams
1
2027-2028
1,600,000
-
1,600,000
963,765
636,235
502,626
133,609
Fleet and Equipment
5
New Mechanical CPR Devices (13)
1
2026
520,000
-
520,000
-
520,000
410,800
109,200
6
New Fully Equipped Ambulance (Fleet
Expansion)
1
2027
440,000
-
440,000
-
440,000
347,600
92,400
7
Special Event Patient Transport Carts (2)
1
2028
300,000
-
300,000
-
300,000
237,000
63,000
8
Ambulance Security Safes
2
2027-2035
60,000
54,900
5,100
-
5,100
4,029
1,071
Reserve Fund Adjustment
(345,725)
(273,123)
(72,602)
Total
25,720,000
5,261,700
-
20,458,300
18,388,765
-
1,723,810
1,361,810
362,000
Gross Capital
Cost Estimate
(2026$)
Total
Less:
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Post Period
Benefit
Other
Deductions
Less:
Net Capital
Cost
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
BTE Note
Watson & Associates Economists Ltd.
PAGE 5-12
Table 5-6
Infrastructure Cost Included in the Development Charges Calculation
Growth-related Studies
Residential
Share
Non-
Residential
Share
2026 to 2035
1
Development Charges Study
13
2026
150,000
-
150,000
-
150,000
118,500
31,500
2
Development Charges Study
13
2031
150,000
-
150,000
-
150,000
118,500
31,500
3
Official Plan Review (Outstanding Share)
13
2026
7,800
-
7,800
-
7,800
6,162
1,638
4
Official Plan Review
16
2031
100,000
50,000
50,000
-
3,000
47,000
37,130
9,870
5
Zoning By-law Review
16
2031
64,700
32,400
32,300
-
1,900
30,400
24,016
6,384
6
Port Dover Secondary Plan
16
2026
150,000
75,000
75,000
-
4,500
70,500
55,695
14,805
7
Simcoe Secondary Plan
16
2027
70,000
35,000
-
35,000
-
2,100
32,900
25,991
6,909
8
Delhi Secondary Plan
16
2027
80,000
40,000
40,000
-
2,400
37,600
29,704
7,896
9
Waterford Secondary Plan
16
2027
90,000
45,000
45,000
-
2,700
42,300
33,417
8,883
10
Land Evaluation and Area Review
16
2026
65,000
32,500
32,500
-
2,000
30,500
24,095
6,405
11
Development Standards Study
13
2027
40,000
-
40,000
-
2,400
37,600
29,704
7,896
12
Two-Zone Floodplain Study - Port Dover
14
2027
125,000
12,500
112,500
-
6,800
105,700
83,503
22,197
13
Housing Needs Assessment
15
2029
35,000
8,800
26,200
-
1,600
24,600
19,434
5,166
14
Housing Needs Assessment
15
2034
35,000
8,800
26,200
-
1,600
24,600
19,434
5,166
Previously Unfunded Amount
350,366
-
350,366
-
350,366
276,789
73,577
Total
1,512,866
340,000
-
1,172,866
-
31,000
1,141,866
902,074
239,792
Proj. No.
Less:
Potential D.C. Recoverable Cost
Less:
Post Period
Benefit
Other
Deductions (to
recognize
benefit to non-
D.C. services)
Increased Service Needs Attributable
to Anticipated Development
Gross Capital
Cost Estimate
(2026$)
Timing
(year)
BTE Note
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-13
5.3 Service Levels and Buildout Capital Costs for D.C.
Calculation
This section evaluates the development-related capital requirements for all of the
County-wide services assessed over the buildout planning period.
5.3.1 Services Related to a Highway
The County owns and maintains approximately 1,192 lane kilometres of rural, urban,
and semi-urban collector and arterial roads, as well as 258 bridges and culverts.
Furthermore, the County also operates 146,659 sq.ft. of public work facility space along
with 123 vehicles and equipment. The County also has 88 km of sidewalks on arterial
and collector roads, along with 38 traffic signals and pedestrian crossings. In total, the
inventory of assets provides a historical average level of service of $16,140 per capita.
The historical level of investment in services related to a highway provides for a D.C.
eligible amount over the forecast period of approximately $405.72 million.
Table 5-7 provides the capital program for services related to a highway. Based on the
anticipated growth in the buildout forecast period, capital projects such as new roads,
upgrades to existing roads, and urbanization of roads have been identified. Additional
works related to intersection upgrades and new sidewalks, walkways, and crossings,
along with a provision for additional fleet and equipment and studies, have been
included. In total, the estimated gross capital cost of these works totals approximately
$146.34 million. A deduction of approximately $17.72 million has been made reflecting
the benefit to the existing community, and approximately $1.62 million has been
deducted for anticipated grant funding. A deduction of $746,600 related to post-period
benefits has been made. Additionally, approximately $2.11 million has been deducted to
reflect the existing reserve fund balance. The resulting net growth-related capital cost
included in the D.C. calculations is $124.15 million.
The capital costs are shared between residential and non-residential growth based on
the incremental growth in population to employment over the forecast period. As a
result, 79% (approximately $98.08 million) of costs have been allocated to residential
development and 21% (approximately $26.07 million) of costs have been allocated to
non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-14
Table 5-7
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway
Less:
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2026 to Buildout
79%
21%
New Roads
1
Maria Lane (Argyle Ave) extension - Argyle
Ave to Fertilizer Road, Delhi
1
2028
1,251,000
-
1,251,000
-
1,251,000
988,290
262,710
2
Main St (First Ave to Crosier) and Crosier St
(Main Str to Cronton Rd) extensions, Delhi
1
2028
3,238,000
-
1,619,000
1,619,000
-
1,619,000
1,279,010
339,990
3
Class EA - New Lakeshore Rd, Port Dover
(Extension and Area Improvements)
1
2035
500,000
-
500,000
-
500,000
395,000
105,000
4
New Lakeshore Road connection (New
Lakeshore Road to Highway 6)
1
2040
2,167,600
-
2,167,600
-
2,167,600
1,712,404
455,196
5
Class EA - Dalton Road, Delhi
1
500,000
-
500,000
-
500,000
395,000
105,000
6
Dalton Rd - Croton Ave to Rhineland Rd
(Extension)
1
2052
8,213,700
-
8,213,700
-
8,213,700
6,488,823
1,724,877
Road Upgrades
7
Ireland Rd - Queensway E to Decou Rd,
Simcoe (Urbanization and Expansion to 3
4
2032
10,342,165
8,273,700
2,068,465
-
2,068,465
1,634,087
434,378
8
Queensway East/West - Ireland Rd to Hunt
St, Simcoe (Centre turn-lane)
6
2026
9,054,695
1,358,200
7,696,495
-
7,696,495
6,080,231
1,616,264
9
Queensway West - Hunt St to Park Rd,
(incl.intersection at Park Rd/Cedar
5
2035-2045
5,616,905
280,800
5,336,105
-
5,336,105
4,215,523
1,120,582
10
Hillcrest Rd - Highway No. 3 to St. Johns
Rd, Simcoe
7
2035-2045
8,548,157
854,800
7,693,357
-
7,693,357
6,077,752
1,615,605
11
Thompson Rd - West of St. Bernard's
School to Main St (Expansion to 3 lane X-
5
2035-2045
2,394,130
119,700
2,274,430
-
2,274,430
1,796,800
477,630
12
Radical Rd - Blueline Rd to Nelson St., Port
Dover (Platform Expansion and Road
7
2049
1,579,000
157,900
1,421,100
-
1,421,100
1,122,669
298,431
13
Fertilizer Rd - Windham Rd 12 to Highway
No. 3, Rd, Delhi (Platform Improvements)
7
2045
5,821,750
582,200
5,239,550
-
5,239,550
4,139,245
1,100,306
14
Concession 7 Townsend - Old Highway 24
to Highway 24, Waterford (Platform
7
2051
6,088,600
608,900
5,479,700
-
5,479,700
4,328,963
1,150,737
15
Wilson St - 98 Wilson Street to Fertilizer
Road, Delhi (Plateform Expansion)
7
2048
1,481,900
148,200
1,333,700
-
1,333,700
1,053,623
280,077
16
West St - Holden Ave to Hillcrest Rd,
Simcoe
7
2048
1,973,300
197,300
1,776,000
-
1,776,000
1,403,040
372,960
17
Fourteenth St West - 350m W of Norfolk St
North to Park Rd, Simcoe
7
2038
2,381,650
238,200
2,143,450
-
2,143,450
1,693,326
450,125
Road Urbanization
18
New Lakeshore Rd, (Cecil to Woodhouse)
Port Dover (Watermain Upgrade/2nd Feed to
4
2027
1,827,000
365,400
1,461,600
-
1,461,600
1,154,664
306,936
19
Old Highway 24 - Thompson Rd to Blueline
Rd (Urbanization)
5
2050
2,766,963
138,300
2,628,663
-
2,628,663
2,076,644
552,019
20
Alice St - James St to Washington St
(Urbanization)
4
2033
634,297
126,900
507,397
-
507,397
400,844
106,553
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Other
Deductions
BTE Note
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2026$)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-15
Table 5-7 (Continued)
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway
Less:
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2026 to Buildout
79%
21%
21
St. Andrew St - Clinton St to Market St E,
Port Dover (Urbanization and
4
2038
833,200
166,600
666,600
-
666,600
526,614
139,986
22
Clifford St - St. George St from Dover Ave to
Clifford St, Port Dover (Urbanization and
4
2038
424,100
84,800
339,300
-
339,300
268,047
71,253
23
Nelson St - Mergl Dr to St. George St, Port
Dover (Urbanization)
4
2037
2,896,500
579,300
2,317,200
-
2,317,200
1,830,588
486,612
24
Silver Lake Rd and Cockshutt Rd to North
Limit, Port Dover (Urbanization)
4
2039
2,277,900
455,600
1,822,300
-
1,822,300
1,439,617
382,683
25
Prospect St - Dover Mills Rd to Main St,
Port Dover (Urbanization and Road
4
2041
2,645,400
529,100
2,116,300
-
2,116,300
1,671,877
444,423
26
New Lakeshore Rd (Woodhouse to
Lakeview) , Port Dover (Road Urbanization
4
2030
1,115,256
223,100
892,156
-
892,156
704,803
187,353
27
Dover Mills Rd - Prospect St to Cockshutt
Rd, Port Dover (Urbanization)
4
2042
2,894,070
578,800
2,315,270
-
2,315,270
1,829,063
486,207
28
Dalton Rd - Croton Ave to James St
(Urbanization)
4
2038
2,220,515
444,100
1,776,415
-
1,776,415
1,403,368
373,047
29
Croton Ave - Crosier St to Dalton Rd, Delhi
(Reconstruction, improved platform - rural
4
2039
950,769
190,200
760,569
-
760,569
600,850
159,719
30
Main St N - Amber St to Woodley Rd, and
Woodley Rd to Concession 7, Waterford
5
2032
1,895,553
94,800
1,800,753
-
1,800,753
1,422,595
378,158
31
Deer Park Rd - Main St to Deer Park Pump
Station (Urbanization following sanitary
4
2029
397,540
79,500
318,040
-
318,040
251,252
66,788
32
Decou Rd - Norfolk St South to Lynn Valley
Trail (Urbanization and platform
5
2036
2,409,000
120,500
2,288,500
-
2,288,500
1,807,915
480,585
33
Decou Rd - Ireland Rd to 470m West
(Urbanization and platform improvements)
5
2036
1,131,585
56,600
1,074,985
-
1,074,985
849,238
225,747
34
Wilson St - James St to 98 Wilson Street
(Urbanization and Pedestrian Facility
5
2044
1,483,600
74,200
1,409,400
-
1,409,400
1,113,426
295,974
35
Fourteenth St West - Norfolk St North to
350m West, Simcoe
5
2047
1,564,000
78,200
1,485,800
-
1,485,800
1,173,782
312,018
Intersection Upgrades
36
St. Johns Rd at Blueline Rd, Port Dover
(Intersection Improvements (Roundabout))
8
2027-2050
6,380,000
-
6,380,000
-
6,380,000
5,040,200
1,339,800
37
St. Johns Rd at Cockshutt Rd, Port Dover
(Intersection Improvements (Roundabout))
8
2027-2050
6,380,000
-
6,380,000
-
6,380,000
5,040,200
1,339,800
38
Decou Rd at Norfolk St South, Simcoe
(intersection improvements)
8
2026
1,148,300
-
1,148,300
-
1,148,300
907,157
241,143
39
Queensway East at Donly Dr N, Simcoe
(intersection and pedestrian facility
8
2030
382,800
-
382,800
-
382,800
302,412
80,388
40
Queensway East at Ireland Rd, Simcoe
(Signalization and Lane Adjustments)
8
2035
904,900
-
904,900
-
904,900
714,871
190,029
41
Victoria St at Donly Dr, Simcoe (Intersection
Signalization)
8
2040
457,700
-
457,700
-
457,700
361,583
96,117
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Other
Deductions
BTE Note
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2026$)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-16
Table 5-7 (Continued)
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway
Less:
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2026 to Buildout
79%
21%
42
Alice St at Main St (Intersection
Improvements)
9
2029
850,329
42,500
807,829
-
807,829
638,185
169,644
43
Class EA - Fertilizer Rd at Windham Rd 12,
Delhi (Intersection Improvements)
8
2035
350,000
-
350,000
-
350,000
276,500
73,500
44
Brantford 4/Fertilizer Road Intersection
Relignment/Improvement
8
2046
7,366,120
-
7,366,120
-
7,366,120
5,819,235
1,546,885
45
Blueline Rd at Highway No. 6, Port Dover
(Intersection Improvements, Signal)
8
2040
739,300
-
739,300
-
739,300
584,047
155,253
46
Lynn River Heights Phase 2 at Highway No.
6, Port Dover (Intersection Improvements,
8
2046
681,500
-
681,500
-
681,500
538,385
143,115
47
Thompson Dr at Main St, Port Dover
(Intersection Improvements, add turn lanes)
8
2030
1,172,000
-
1,172,000
-
1,172,000
925,880
246,120
48
Walker St at St. Andrew St, Port Dover
(Intersection Improvements)
8
2050
746,600
-
746,600
746,600
-
-
-
49
St. George St at Walker St to Harbour St,
Port Dover (Intersection Improvements
9
2038
378,400
18,900
359,500
-
359,500
284,005
75,495
50
Talbot St at Highway No 59 - Courtland
(Intersection Improvements)
8
2032
766,900
-
766,900
-
766,900
605,851
161,049
New Sidewalks, Walkways, and Crossings
51
Ireland Rd to McIntosh Dr (129 Queensway
East), Simcoe (Pedestrian Facility
10
2027-2050
192,700
-
192,700
-
192,700
152,233
40,467
52
Norfolk St South - Parker Dr to 591 Norfolk
St South, Simcoe (Pedestrian Facility
10
2027-2050
125,100
-
125,100
-
125,100
98,829
26,271
53
Norfolk St South - Rail Trail (Aproximately
James St) to Decou Rd, Simcoe (Pedestrian
10
2027-2050
199,500
-
199,500
-
199,500
157,605
41,895
54
Victoria St - Donly Dr to Pond St, Simcoe
(Pedestrian Facility Improvements_
10
2027-2050
879,000
-
879,000
-
879,000
694,410
184,590
55
Evergreen Hill Road - Oak St to Norfolk St
South, Simcoe (Pedestrian Facility
10
2027-2050
386,200
-
386,200
-
386,200
305,098
81,102
56
Thompson Road - Main St to Duncombe
Road (North Side sidewalk)
10
2027-2050
168,341
-
168,341
-
168,341
132,989
35,352
57
Church St East, Herbert Ave to Brantford
Rd, Delhi (Pedestrian Facility Improvements)
10
2027-2050
385,400
-
385,400
-
385,400
304,466
80,934
58
Argyl Ave - James St to East Limit, Delhi
(Pedestrian Facility Improvements)
10
2027-2050
644,700
-
644,700
-
644,700
509,313
135,387
59
James St, Tisdale St to Wilson Dr, Delhi
(Pedestrian Facility Improvements -
10
2027-2050
247,200
-
247,200
-
247,200
195,288
51,912
60
James St, Tisdale St to Pinegrove Rd, Delhi
(Pedestrian Facility Improvements, multi-use
10
2027-2050
199,400
-
199,400
-
199,400
157,526
41,874
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Other
Deductions
BTE Note
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2026$)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-17
Table 5-7 (Continued)
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway
Less:
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2026 to Buildout
79%
21%
61
Thompson Dr to Blue Lake Ave, Port Dover
(Pedestrian Facility Improvements)
10
2027-2050
80,500
-
80,500
-
80,500
63,595
16,905
62
Front Rd - College Ave to Dock St, Port
Rowan (Pedestrian Facility Upgrades)
10
2027-2050
525,000
-
525,000
-
525,000
414,750
110,250
63
Front Rd - Hunter Dr North to #60 Front Rd,
Port Rowan (Pedestrian Facility Upgrades)
10
2027-2050
63,800
-
63,800
-
63,800
50,402
13,398
64
Main St of Courtland (Highway No. 3) -
Talbot St to King Cres, Courtland
10
2027-2050
207,200
-
207,200
-
207,200
163,688
43,512
65
Talbot St - Main St of Courtland to Highway
No. 59, Courtland (Pedestrian Facility
10
2027-2050
753,600
-
753,600
-
753,600
595,344
158,256
66
Main St of Courtland (Highway No. 3) -
Talbot St to Courtland Lions Community
10
2027-2050
785,200
-
785,200
-
785,200
620,308
164,892
Fleet and Equipment
67
Provision for New Fleet and Equipment
1
2027-2050
8,476,000
-
8,476,000
-
8,476,000
6,696,040
1,779,960
Studies
68
ISMP Update (Road's share)
15
2027
600,000
150,000
450,000
-
450,000
355,500
94,500
69
ISMP Update (Road's share)
15
2036
600,000
150,000
450,000
-
450,000
355,500
94,500
70
ISMP Update (Road's share)
15
2046
600,000
150,000
450,000
-
450,000
355,500
94,500
Reserve Fund Adjustment
(2,107,869)
(1,665,217)
(442,652)
Total
146,343,490
17,717,300
1,619,000
127,007,190
746,600
-
124,152,721
98,080,650
26,072,071
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Other
Deductions
BTE Note
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2026$)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-18
5.4 Urban Buildout Capital Costs for D.C. Calculation
This section evaluates the development-related capital requirements for water and
wastewater services, evaluated over the urban buildout forecast period.
5.4.1 Water Service
The County has identified the need for various capital investments related to water
services, as presented in Table 5-8 of which many projects relate to the Inter Urban
Water Supply (I.U.W.S.) Program. These projects will effectively increase water
servicing capacity for new development, and in some cases, benefit the existing
population as well. Additional capital works such as new and upgraded facilities, new
watermains, upgrades to existing watermains, fleet and equipment, and water-related
studies have been identified. Ongoing debt repayment costs and previously unfunded
amounts have also been included in the calculations. In total, the estimated gross
capital cost of these works is approximately $518.2 million, including $371,040
representing previously unfunded amounts. A deduction reflecting benefits to the
existing community of approximately $235.18 million has been included. Anticipated
grants, subsidies, and other contributions attributable to new development of
approximately $167.19 million have been deducted. It is noted that a significant share of
the anticipated grant funding is related to the I.U.W.S. Program, which has been
assumed to receive a combination of provincial and federal grant funding totaling two-
thirds of the gross capital costs. Further, a deduction related to the post-period benefit
of approximately $30.39 million has been made to benefit future growth. As a result, the
net growth-related capital cost included in the D.C. calculations is approximately $85.45
million.
The capital costs are shared between residential and non-residential growth based on
the incremental growth in population to employment over the forecast period. As a
result, 80% (approximately $68.36 million) of costs have been allocated to residential
development and 20% (approximately $17.09 million) of costs have been allocated to
non-residential development.
5.4.2 Wastewater Services
The County has identified the need for capital works related to wastewater services
presented in Table 5-9. The capital projects include new and upgraded facilities, new
wastewater mains, upgrades to existing wastewater mains, fleet and equipment, and
Watson & Associates Economists Ltd.
PAGE 5-19
studies related to wastewater services. Ongoing debt repayment costs and previously
unfunded amounts have also been included in the calculations. In total, the gross
estimated capital cost of these works is approximately $239.64 million, including
approximately $1.13 million representing previously unfunded amounts. A benefit to the
existing community of approximately $90.68 million has been deducted from the
calculation, along with grants, subsidies, and other contributions of approximately $23.3
million. Furthermore, a post-period deduction of approximately $1.16 million has been
made, accounting for the benefit to future development. As a result, the net growth-
related capital cost included in the D.C. calculations is approximately $124.49 million.
The capital costs are shared between residential and non-residential growth based on
the incremental growth in population to employment over the forecast period. As a
result, 80% (approximately $99.59 million) of costs have been allocated to residential
development and 20% (approximately $24.89 million) of costs have been allocated to
non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-20
Table 5-8
Infrastructure Cost Included in the Development Charges Calculation
Water Services
Residential
Share
Non-
Residential
Share
2026 to Urban Buildout
80%
20%
Inter Urban Water Supply Program
1
IUWS Phase 1 : Simcoe Transmission
Watermain
12
2028
53,158,000
24,908,500
18,833,000
9,416,500
3,211,700
6,204,800
4,963,840
1,240,960
2
IUWS Phase 1 : Nanticoke WTP Upgrade
#1 (10MLD)
12
2027
45,232,000
21,194,600
16,024,900
8,012,500
2,732,800
5,279,700
4,223,760
1,055,940
3
IUWS Phase 1: Simcoe to Booster Pumping
Station
12
2027
11,300,000
5,294,900
4,003,400
2,001,700
682,700
1,319,000
1,055,200
263,800
4
IUWS Phase 1: Elevated Tank - Simcoe
12
2027
18,800,000
8,809,200
6,660,500
3,330,300
1,135,900
2,194,400
1,755,520
438,880
5
IUWS Phase 2 : Vertical Capital - Port
Dover
12
2027-2029
20,506,000
9,608,600
7,264,900
3,632,500
1,238,900
2,393,600
1,914,880
478,720
6
IUWS Phase 2 : Feeder Mains to ET and
Simcoe
12
2027-2029
18,547,000
8,690,700
6,570,900
3,285,400
1,120,600
2,164,800
1,731,840
432,960
7
IUWS Townsend Watermain Upsizing (NCP
to SQ Rd)
12
2027-2028
670,000
313,900
237,400
118,700
40,500
78,200
62,560
15,640
8
IUWS Phase 3A Waterford: Vertical Capital
12
2029-2031
13,402,000
6,279,800
4,748,100
2,374,100
809,700
1,564,400
1,251,520
312,880
9
IUWS Phase 3B Delhi: Vertical Capital
12
2029-2031
28,845,000
13,516,000
10,219,300
5,109,700
1,742,800
3,366,900
2,693,520
673,380
10
IUWS Townsend Watermain Upsizing -
Main to ET
12
2029-2030
2,050,000
960,600
726,300
363,100
123,800
239,300
191,440
47,860
11
IUWS Phase 3A Waterford: Feeder Mains to
ET
12
2032
10,952,000
5,131,800
3,880,100
1,940,100
661,700
1,278,400
1,022,720
255,680
12
IUWS Phase 3B Delhi: Feeder Mains to ET
12
2029-2031
20,339,000
9,530,300
7,205,800
3,602,900
1,228,900
2,374,000
1,899,200
474,800
13
Phase 4 - Port Dover to Port Rowan
12
2043
52,072,000
24,399,600
18,448,200
9,224,200
3,146,100
6,078,100
4,862,480
1,215,620
14
Phase 2 Nanticoke WTP Upgrades
12
2041
63,641,000
29,820,600
22,546,900
11,273,500
3,845,100
7,428,400
5,942,720
1,485,680
15
Phase 3 Nanticoke WTP Upgrades
12
2049
63,641,000
29,820,600
22,546,900
11,273,500
3,845,100
7,428,400
5,942,720
1,485,680
16
Phase 5 - Port Rowan to Courtland
12
2048
41,774,000
19,574,300
14,799,800
7,399,900
2,523,900
4,876,000
3,900,800
975,200
17
IUWS Program Engineering
12
2027
3,632,000
1,701,900
1,286,800
643,300
219,400
423,900
339,120
84,780
Facilities
18
Waterford Water Storage
2027
200,000
100,000
100,000
-
100,000
80,000
20,000
19
Delhi Water Storage
Improvements/Expansion
2030
200,000
100,000
100,000
-
100,000
80,000
20,000
20
Simcoe Water Storage
Improvements/Expansion
2030
200,000
100,000
100,000
-
100,000
80,000
20,000
21
Port Rowan WTP and Intake Upgrades
2027
18,939,000
12,796,600
1,189,000
4,953,400
-
4,953,400
3,962,720
990,680
New Watermains
22
Argyle Ave Extension - Huggins Ave to
Fertilizer Rd, Delhi (New waterline)
1
2028
459,000
-
459,000
-
459,000
367,200
91,800
23
Hwy 6 - Blueline Rd, Radical Rd, Port Dover
1
3,868,000
-
3,868,000
1,934,000
1,934,000
1,547,200
386,800
24
Norfolk St South - Parker Dr to 591 Norfolk
St South to Decou Rd, Simcoe (Watermain
1
1,499,600
-
1,499,600
-
1,499,600
1,199,680
299,920
Proj.
No.
Gross Capital
Cost Estimate
(2026$)
Net Capital
Cost
Less:
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
BTE Note
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Potential D.C. Recoverable Cost
Less:
Post Period
Benefit
Other
Deductions
Watson & Associates Economists Ltd.
PAGE 5-21
Table 5-8 (Continued)
Infrastructure Cost Included in the Development Charges Calculation
Water Services
Residential
Share
Non-
Residential
Share
2026 to Urban Buildout
80%
20%
25
Woodway Trl - 682 Ireland Rd to Trillium
Way, Simcoe (Watermain Extension)
1
1,114,800
-
1,114,800
-
1,114,800
891,840
222,960
26
Old Hwy 24 North of Waterford - Woodley
Rd to Concession 7 (Watermain Extension
1
525,074
-
525,074
-
525,074
420,059
105,015
27
Ireland Rd - Syl Apps to Decou Rd
(Watermain Extension)
1
580,988
-
580,988
-
580,988
464,790
116,198
28
Old Highway 24 - Lam Blvd to Blueline Rd
1
287,000
-
287,000
143,500
143,500
114,800
28,700
29
Dalton Rd -James St to Croton Rd 200mm
(Watermain Extension to loop to Crosier St
1
540,260
-
540,260
-
540,260
432,208
108,052
30
Croton Ave - Dalton Rd to Crosier Rd.
(Watermain Extension, 200mm)
1
352,176
-
352,176
-
352,176
281,741
70,435
31
Dover Mills Rd - Prospect Dr to Cockshutt
Rd (Watermain Extension)
1
547,531
-
547,531
-
547,531
438,025
109,506
32
Norfolk St South -Parker Dr to FOB to
Willow Crt to Decou Rd (Watermain
1
993,367
-
993,367
-
993,367
794,694
198,673
33
South East Simcoe Watemain Trunk
through Calibrex-LIV-Woodway
1
2028
1,039,430
-
1,039,430
-
1,039,430
831,544
207,886
34
Decou Rd - Willow Crt to Ireland Rd
(Watermain Extension)
1
2029
1,035,474
-
1,035,474
-
1,035,474
828,379
207,095
35
Blueline Rd - Radical Rd to Highway 6
(West Dover Trunk Watermain)
1
2045
2,638,000
-
2,638,000
-
2,638,000
2,110,400
527,600
Watermain Upgrades
36
New Lakeshore Rd - Cecil Ave to Lakeview
Ave (Upsizing)
2027
1,135,384
567,700
567,684
-
567,684
454,147
113,537
37
Colborne St N - Windham St to Queensway,
Simcoe
2029
211,000
147,700
63,300
-
63,300
50,640
12,660
38
Washington St - Green St to Thompson Rd,
Waterford
2031
586,000
527,400
58,600
-
58,600
46,880
11,720
39
South Dr - Oak St to Head St, Simcoe
2031
534,000
480,600
53,400
-
53,400
42,720
10,680
40
Thompson Rd - St. Bernard's School to
Main St (Expansion)
356,387
285,100
71,287
-
71,287
57,030
14,257
Studies
41
ISMP Update (Water share)
15
2027
375,000
93,800
281,200
-
281,200
224,960
56,240
42
ISMP Update (Water share)
15
2036
375,000
93,800
281,200
-
281,200
224,960
56,240
43
ISMP Update (Water share)
15
2046
375,000
93,800
281,200
-
281,200
224,960
56,240
44
Water Model Update and Recalibration (All
Systems)
15
2026
100,000
25,000
75,000
-
75,000
60,000
15,000
45
Water Model Update and Recalibration (All
Systems)
15
2034
100,000
25,000
75,000
-
75,000
60,000
15,000
Proj.
No.
Gross Capital
Cost Estimate
(2026$)
Net Capital
Cost
Less:
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
BTE Note
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Potential D.C. Recoverable Cost
Less:
Post Period
Benefit
Other
Deductions
Watson & Associates Economists Ltd.
PAGE 5-22
Table 5-8 (Continued)
Infrastructure Cost Included in the Development Charges Calculation
Water Services
Residential
Share
Non-
Residential
Share
2026 to Urban Buildout
80%
20%
46
Water Model Update and Recalibration (All
Systems)
15
2042
100,000
25,000
75,000
-
75,000
60,000
15,000
47
Water Model Update and Recalibration (All
Systems)
15
2050
100,000
25,000
75,000
-
75,000
60,000
15,000
Fleet and Equipment
48
Emergency Response Trailer
1
2026
25,000
-
25,000
-
25,000
20,000
5,000
49
Valve Trailer & Hydraulics
1
2026
40,000
-
40,000
-
40,000
32,000
8,000
50
Service Trench Box
1
2026
15,000
-
15,000
-
15,000
12,000
3,000
51
PRV and Chamber - Delhi / Courtland
2026
150,000
135,000
15,000
-
15,000
12,000
3,000
Debt Repayments
-
-
-
-
-
-
52
Simcoe Well Field Treatment Facility
(growth portion only)
17
66,120
-
66,120
-
66,120
52,896
13,224
53
OIPC Debt Payments (Debt#161) (growth
portion only)
17
3,611
-
3,611
-
3,611
2,889
722
54
Port Dover WTP Upgrades (growth portion
only)
17
9,604,218
-
9,604,218
-
9,604,218
7,683,374
1,920,844
Previously Unfunded Amount
371,040
-
371,040
-
371,040
296,832
74,208
Total
518,203,461
235,177,400
167,192,200
115,833,861
30,387,100
-
85,446,761
68,357,409
17,089,352
Proj.
No.
Gross Capital
Cost Estimate
(2026$)
Net Capital
Cost
Less:
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
BTE Note
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Potential D.C. Recoverable Cost
Less:
Post Period
Benefit
Other
Deductions
Watson & Associates Economists Ltd.
PAGE 5-23
Table 5-9
Infrastructure Cost Included in the Development Charges Calculation
Wastewater Services
Residential
Share
Non-
Residential
Share
2026 to Urban Buildout
80%
20%
Facilities
Port Dover WWTP Upgrades
1
Phase 1
2027
40,355,000
29,055,600
11,299,400
-
11,299,400
9,039,520
2,259,880
2
Phase 2
2028-2030
36,790,000
26,488,800
10,301,200
-
10,301,200
8,240,960
2,060,240
3
Simcoe WWTP Upgrades
4
Phase 1 (Biosolid Train Upgrades)
58,262,000
-
23,304,800
34,957,200
-
34,957,200
27,965,760
6,991,440
5
Phase 2 (Liquid Train Upgrades)
18
2027
34,114,000
34,114,000
-
-
-
-
-
6
Waterford WWTP Capacity Expansion
2033-2034
34,500,000
-
34,500,000
-
34,500,000
27,600,000
6,900,000
7
SPS Optimization and Upgrades
2026-2030
9,550,000
-
9,550,000
-
9,550,000
7,640,000
1,910,000
8
Blueline SPS Upgrades
1
2030
450,000
-
450,000
-
450,000
360,000
90,000
9
Main St SPS Upgrades, Delhi
1
2030
1,500,000
-
1,500,000
-
1,500,000
1,200,000
300,000
New Wastewater Mains
10
Mechanic St - Main St to 215m west of
Main St
1
2030
707,084
-
707,084
-
707,084
565,667
141,417
11
Argyle Ave - Bluegrass Ph 4 to Fertilizer Rd
1
2028
275,000
-
275,000
-
275,000
220,000
55,000
12
Woodway Trail - 682 Ireland Rd to Trillium
Way
1
2028
1,126,900
-
1,126,900
-
1,126,900
901,520
225,380
13
Old Hwy 24 - Woodley Rd to Concession 7
1
528,670
-
528,670
-
528,670
422,936
105,734
14
Dalton Rd - James St to Gardens, Delhi
1
315,534
-
315,534
-
315,534
252,427
63,107
15
Dover Mills Rd - Prospect St to Cockshutt
Rd
1
780,884
-
780,884
-
780,884
624,707
156,177
16
Cockshutt Rd/Ryerse Trunk Expansion
1
2,428,207
-
2,428,207
-
2,428,207
1,942,566
485,641
17
Ireland Rd - Victoria St to Decou Rd
1
2,042,017
-
2,042,017
1,021,000
1,021,017
816,814
204,203
18
Old Highway 24 - Lam Blvd to Blueline Rd
1
282,860
-
282,860
141,400
141,460
113,168
28,292
19
South-East Simcoe Trunk Expansion -
Calibrex-LIV-Woodway
1
2028
1,051,506
-
1,051,506
-
1,051,506
841,205
210,301
20
Port Dover Trunk Sanitary Extension (New
Lakeshore, Lakeview, Highway 6) - Dover
1
2,188,345
-
2,188,345
-
2,188,345
1,750,676
437,669
Wastewater Main Upgrades
21
New Lakeshore Rd - Cecil Ave to Port Dover
WWTP (Trunk Sewer Upsizing)
2027
787,831
551,500
236,331
-
236,331
189,065
47,266
22
Colborne St N - Windham St to Queensway
W
2029
126,000
88,200
37,800
-
37,800
30,240
7,560
23
Cockshutt Rd (Wamsley/Barfoot - including
former Eggink Lands SPS upgrades)
2035
3,197,100
-
3,197,100
-
3,197,100
2,557,680
639,420
Studies
24
ISMP Update (wastewater share)
15
2027
375,000
93,800
281,200
-
281,200
224,960
56,240
25
ISMP Update (wastewater share)
15
2036
375,000
93,800
281,200
-
281,200
224,960
56,240
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
BTE Note
Proj.
No.
Total
Potential D.C. Recoverable Cost
Less:
Post Period
Benefit
Other
Deductions
Gross Capital
Cost Estimate
(2026$)
Net Capital
Cost
Less:
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Watson & Associates Economists Ltd.
PAGE 5-24
Table 5-9 (Continued)
Infrastructure Cost Included in the Development Charges Calculation
Wastewater Services
Residential
Share
Non-
Residential
Share
2026 to Urban Buildout
80%
20%
26
ISMP Update (wastewater share)
15
2046
375,000
93,800
281,200
-
281,200
224,960
56,240
27
Sanitary Model Update and Recalibraton (All
systems)
15
2026
100,000
25,000
75,000
-
75,000
60,000
15,000
28
Sanitary Model Update and Recalibraton (All
systems)
15
2034
100,000
25,000
75,000
-
75,000
60,000
15,000
29
Sanitary Model Update and Recalibraton (All
systems)
15
2042
100,000
25,000
75,000
-
75,000
60,000
15,000
30
Sanitary Model Update and Recalibraton (All
systems)
15
2050
100,000
25,000
75,000
-
75,000
60,000
15,000
Fleet and Equipment
31
SPS Flow Meters - Phase 2 (All Sites)
1
2026
85,000
-
85,000
-
85,000
68,000
17,000
Debt Repayment
32
Simcoe WPCP Expansion Debt (growth
portion only)
17
401,256
-
401,256
-
401,256
321,005
80,251
33
Wastewater Treatment Facility Engineering
Services & Expansion (growth portion only)
17
2,049,614
-
2,049,614
-
2,049,614
1,639,691
409,923
34
WPCP Expansion Port Rowan Debt (growth
portion only)
17
1,297,209
-
1,297,209
-
1,297,209
1,037,767
259,442
35
Delhi WW Treatment Plant Upgrade Debt
17
1,787,344
-
1,787,344
-
1,787,344
1,429,875
357,469
Previously Unfunded Amount
1,131,049
-
1,131,049
-
1,131,049
904,839
226,210
Total
239,635,410
90,679,500
23,304,800
125,651,110
1,162,400
-
124,488,710
99,590,968
24,897,742
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
BTE Note
Proj.
No.
Total
Potential D.C. Recoverable Cost
Less:
Post Period
Benefit
Other
Deductions
Gross Capital
Cost Estimate
(2026$)
Net Capital
Cost
Less:
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Watson & Associates Economists Ltd.
Chapter 6
D.C. Calculation
Watson & Associates Economists Ltd.
PAGE 6-1
6. D.C. Calculation and Comparison
6.1 D.C. Calculation
This chapter presents the D.C. calculations for the growth-related capital costs identified
in Chapter 5. Table 6-1 calculates the proposed County-wide D.C.s to be imposed on
anticipated development in the County over the 10-year forecast period. Table 6-2
calculates the proposed County-wide D.C.s to be imposed on anticipated development
in the County over the buildout forecast period. Table 6-3 calculates the D.C.s over the
proposed urban buildout forecast period.
The calculation for residential development is generated on a per capita basis and is
based upon five forms of housing types (single and semi-detached, apartments 2+
bedrooms, bachelor and 1-bedroom apartments, other multiples, and special
care/special dwelling units). The non-residential D.C.s have been calculated on a per
sq.m of gross floor area basis for non-residential development.
The D.C. eligible costs for each service component are provided in Chapter 5 for all
County services/class of services, based on their proposed capital programs.
For the residential calculations, the total cost is divided by the population associated
with new units to determine the per capita amount. The D.C.-eligible cost calculations
set out in Chapter 5 are based on the forecast new unit population less any decline in
the existing population, where applicable. The cost per capita is then multiplied by the
average occupancy of the new units (Appendix A, Schedule 4) to calculate the charges
in Table 6-1, Table 6-2, and Table 6-3.
With respect to non-residential development, the total costs in the uniform charge
allocated to non-residential development (based on need for service) have been divided
by the anticipated development over the respective planning periods to calculate a cost
per sq.m of G.F.A.
Table 6-4 summarizes the calculated schedule of charges for services updated in this
study, reflecting the maximum D.C.s by residential dwelling unit type and non-residential
G.F.A. for County-wide and urban services.
Table 6-5 and Table 6-6 compare the total existing charges, including D.C.s for services
not updated within this study, to the charges proposed for a single detached residential
Watson & Associates Economists Ltd.
PAGE 6-2
dwelling unit and per square foot of G.F.A. for non-residential development,
respectively.
In total, the proposed charge for a single detached dwelling unit would increase by
282% ($23,149) in the rural area and would increase by 92% ($23,678) in the urban
area.
For non-residential development, the proposed D.C. in the rural area would increase by
69% ($28.27 per sq.ft. of G.F.A.) relative to the current charge. In the urban area, the
proposed D.C. would increase by 3% ($4.56 per sq.ft. of G.F.A.) relative to the current
charge.
Table 6-1
Norfolk County
Development Charge Calculation
2026-2036
2026$ D.C.-Eligible Cost
2026$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.m
1. Fire Protection Services
8,867,349
$
2,357,143
$
3,274
$
14.99
$
2. Parks and Recreation Services
40,327,580
$
-
$
14,893
$
-
$
3. Library Services
6,188,946
$
-
$
2,285
$
-
$
4. Ambulance Services
1,361,810
$
362,000
$
503
$
2.30
$
5. Growth-Related Studies
5.1
Fire Protection Services
81,187
$
21,581
$
30
$
0.13
$
5.2
Ambulance Services
9,021
$
2,398
$
3
$
0.02
$
5.3
Library Services
36,083
$
9,592
$
13
$
0.06
$
5.4
Parks and Recreation Services
252,581
$
67,142
$
93
$
0.43
$
5.5
Services Related to a Highway
189,436
$
50,356
$
70
$
0.32
$
5.6
Water Services
135,311
$
35,969
$
50
$
0.23
$
5.7
Wastewater Services
198,456
$
52,754
$
73
$
0.34
$
TOTAL
57,647,759
$
2,958,935
$
21,287
$
18.82
$
D.C.-Eligible Capital Cost
57,647,759
$
2,958,935
$
10-Year Gross Population/GFA Growth (sq.m)
6,995
157,200
Cost Per Capita/Non-Residential GFA (sq.m)
8,241
$
18.82
$
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.583
21,287
$
Other Multiples
1.758
14,488
$
Apartments - 2 Bedrooms +
1.748
14,406
$
Apartments - Bachelor and 1 Bedroom
1.368
11,274
$
Special Care/Special Dwelling Units
1.100
9,065
$
Watson & Associates Economists Ltd.
PAGE 6-3
Table 6-2
Norfolk County
Development Charge Calculation
Buildout
Table 6-3
Norfolk County
Development Charge Calculation
Urban Buildout
2026$ D.C.-Eligible Cost
2026$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.m
6. Services Related to a Highway
98,080,650
$
26,072,071
$
10,077
$
50.38
$
TOTAL
98,080,650
$
26,072,071
$
10,077
$
50.38
$
D.C.-Eligible Capital Cost
98,080,650
$
26,072,071
$
Buildout Gross Population/GFA Growth (sq.m)
25,140
517,500
Cost Per Capita/Non-Residential GFA (sq.m)
3,901
$
50.38
$
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.583
10,077
$
Other Multiples
1.758
6,859
$
Apartments - 2 Bedrooms +
1.748
6,820
$
Apartments - Bachelor and 1 Bedroom
1.368
5,337
$
Special Care/Special Dwelling Units
1.10
4,292
$
2026$ D.C.-Eligible Cost
2026$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.m
7. Water Services
68,357,409
$
17,089,352
$
7,336
$
42.96
$
8. Wastewater Services
99,590,968
$
24,897,742
$
10,687
$
62.59
$
TOTAL
167,948,377
$
41,987,094
$
18,023
$
105.55
$
D.C.-Eligible Capital Cost
167,948,377
$
41,987,094
$
Urban Buildout Gross Population/GFA Growth (sq.m)
24,070
397,800
Cost Per Capita/Non-Residential GFA (sq.m)
6,977
$
105.55
$
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.583
18,023
$
Other Multiples
1.758
12,266
$
Apartments - 2 Bedrooms +
1.748
12,197
$
Apartments - Bachelor and 1 Bedroom
1.368
9,545
$
Special Care/Special Dwelling Units
1.100
7,675
$
Watson & Associates Economists Ltd.
PAGE 6-4
Table 6-4
Norfolk County
Calculated Schedule of Development Charges
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per m² of Gross
Floor Area)
County-wide Services/Class of Service:
Services Related to a Highway
10,077
$
6,858
$
6,819
$
5,337
$
4,291
$
50.38
$
Fire Protection Services
3,274
$
2,228
$
2,216
$
1,734
$
1,394
$
14.99
$
Parks and Recreation Services
14,893
$
10,136
$
10,079
$
7,888
$
6,342
$
-
$
Library Services
2,285
$
1,555
$
1,546
$
1,210
$
973
$
-
$
Ambulance Services
503
$
342
$
340
$
266
$
214
$
2.30
$
Growth-Related Studies
332
$
226
$
225
$
176
$
141
$
1.53
$
Total County-wide Services/Class of Services
31,364
$
21,345
$
21,225
$
16,611
$
13,355
$
69.20
$
Urban Services
Water Services
7,336
$
4,993
$
4,965
$
3,885
$
3,124
$
42.96
$
Wastewater Services
10,687
$
7,274
$
7,232
$
5,660
$
4,551
$
62.59
$
Total Urban Services
18,023
$
12,267
$
12,197
$
9,545
$
7,675
$
105.55
$
GRAND TOTAL RURAL AREA
31,364
$
21,345
$
21,225
$
16,611
$
13,355
$
69.20
$
GRAND TOTAL URBAN AREA
49,387
$
33,612
$
33,422
$
26,156
$
21,030
$
174.75
$
RESIDENTIAL
Service/Class of Service
Watson & Associates Economists Ltd.
Table 6-5
Norfolk County
Comparison of Current and Proposed Residential (Single Detached) D.C.s
Table 6-6
Norfolk County
Comparison of Current and Proposed Non-Residential D.C. (per sq.m of G.F.A.)
Service/Class of Service
Current
Calculated
Difference
(Calculated -
Current)
County Wide Services/Classes:
Services Related to a Highway
2,745
$
10,077
$
7,332
$
Fire Protection Services
988
$
3,274
$
2,286
$
Parks and Recreation Services
2,565
$
14,893
$
12,328
$
Parking
217
$
-
$
(217)
$
Library Services
1,373
$
2,285
$
912
$
Ambulance Services
194
$
503
$
309
$
Growth-Related Studies
133
$
332
$
199
$
Total Municipal Wide Services/Classes
8,215
$
31,364
$
23,149
$
Urban Services:
Water Services
10,971
$
7,336
$
(3,635)
$
Wastewater Services
6,523
$
10,687
$
4,164
$
Total Urban Area Services
17,494
$
18,023
$
529
$
Grand Total - Rural Area
8,215
$
31,364
$
23,149
$
Grand Total - Urban Area
25,709
$
49,387
$
23,678
$
Service/Class of Service
Current
Calculated
Difference
(Calculated -
Current)
County Wide Services/Classes:
Services Related to a Highway
26.15
$
50.38
$
24.23
$
Fire Protection Services
9.63
$
14.99
$
5.36
$
Parks and Recreation Services
-
$
-
$
-
$
Parking
2.03
$
-
$
(2.03)
$
Library Services
-
$
-
$
-
$
Ambulance Services
1.84
$
2.30
$
0.46
$
Growth-Related Studies
1.28
$
1.53
$
0.25
$
Total Municipal Wide Services/Classes
40.93
$
69.20
$
28.27
$
Urban Services:
Water Services
80.99
$
42.96
$
(38.03)
$
Wastewater Services
48.27
$
62.59
$
14.32
$
Total Urban Area Services
129.26
$
105.55
$
(23.71)
$
Grand Total - Rural Area
40.93
$
69.20
$
28.27
$
Grand Total - Urban Area
170.19
$
174.75
$
4.56
$
Watson & Associates Economists Ltd.
PAGE 6-2
Chapter 7
D.C. Policy Recommendations
and D.C. By-law Rules
Watson & Associates Economists Ltd.
PAGE 7-1
7. D.C. Policy Recommendations and D.C. By-law
Rules
7.1 Introduction
Subsection 5 (1) 9 states that rules must be developed:
"to determine if a development charge is payable in any particular case and to
determine the amount of the charge, subject to the limitations set out in
subsection (6)."
Paragraph 10 of the section goes on to state that the rules may provide for exemptions,
phasing in and/or indexing of D.C.s.
Subsection 5 (6) establishes the following restrictions on the rules:
- the total of all D.C.s that would be imposed on anticipated development must not
exceed the capital costs determined under subsection 5 (1) 2-7 for all services
involved;
- if the rules expressly identify a type of development, they must not provide for it
to pay D.C.s that exceed the capital costs that arise from the increase in the
need for service for that type of development; however, this requirement does not
relate to any particular development; and
- if the rules provide for a type of development to have a lower D.C. than is
allowed, the rules for determining D.C.s may not provide for any resulting
shortfall to be made up via other development.
With respect to "the rules," section 6 states that a D.C. by-law must expressly address
the matters referred to above regarding subsection 5 (1) paragraphs 9 and 10, as well
as how the rules apply to the redevelopment of land.
7.2 D.C. By-law Structure
It is recommended that:
- The County imposes a County-wide D.C. calculations for the following services
and class of services:
Watson & Associates Economists Ltd.
PAGE 7-2
o Services Related to a Highway;
o Fire Protection Services;
o Parks and Recreation Services;
o Library Services;
o Ambulance Services; and
o Growth-related Studies.
- The County imposes urban area D.C. calculations for the following services:
o Water Services; and
o Wastewater Services
7.3 D.C. By-law Rules
The following subsections set out the recommended rules governing the calculation,
payment and collection of D.C.s in accordance with section 6 of the D.C.A.
It is recommended that the following sections provide the basis for the D.C.s.:
7.3.1 Payment in any Particular Case
In accordance with the D.C.A., subsection 2 (2), a D.C. be calculated, payable, and
collected where the development requires one or more of the following:
"(a) the passing of a zoning by-law or of an amendment to a zoning by-
law under section 34 of the Planning Act;
(b) the approval of a minor variance under section 45 of the Planning
Act;
(c) a conveyance of land to which a by-law passed under subsection 50
(7) of the Planning Act applies;
(d) the approval of a plan of subdivision under section 51 of the Planning
Act;
(e) a consent under section 53 of the Planning Act;
(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."
Watson & Associates Economists Ltd.
PAGE 7-3
7.3.2 Determination of the Amount of the Charge
The following conventions were utilized in the calculation of the charge:
1) Costs allocated to residential uses will be assigned to different types of
residential units based on the average occupancy for each housing type
constructed during the previous decade. Costs allocated to non-residential uses
will be assigned based on the amount of square feet of G.F.A. constructed for
eligible uses (i.e., industrial, commercial, and institutional).
2) Costs allocated to residential and non-residential uses are based upon a number
of conventions, as may be suited to each municipal circumstance and are
summarized in Chapter 5.
7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)
Where, as a result of the redevelopment of land, a building or structure existing on the
same land within five years prior to the date of payment of D.C.s in regard to such
redevelopment was, or is to be demolished, in whole or in part, or converted from one
principal use to another principal use on the same land, in order to facilitate the
redevelopment, the D.C.s otherwise payable with respect to such redevelopment shall
be reduced by the following amounts:
(a) in the case of a residential building or structure, or in the case of a mixed-use
building or structure, the residential uses in the mixed-use building or structure,
an amount calculated by multiplying the applicable D.C.s by the number,
according to type, of dwelling units that have been or will be demolished or
converted to another principal use; and
(b) in the case of a non-residential building or structure or, in the case of mixed-use
building or structure, the non-residential uses in the mixed-use building or
structure, an amount calculated by multiplying the applicable D.C.s by the gross
floor area that has been or will be demolished or converted to another principal
use.
provided that such amounts shall not exceed, in total, the amount of the D.C.s otherwise
payable with respect to the redevelopment.
Watson & Associates Economists Ltd.
PAGE 7-4
7.3.4 Exemptions (full or partial)
Statutory exemptions:
- 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 within or ancillary to
existing buildings: development that results only in the enlargement of an existing
dwelling unit, or that results only in the creation of up to two additional dwelling
units (based on limits set out in subsection 2 (3.2) of the Act);
- Full exemption for additional residential development within or ancillary to new
dwellings: development that includes the creation of up to two additional dwelling
units (based on limits set out in subsection 2 (3.3) of the Act);
- Full exemption for the creation of the greater of one residential unit or 1% of the
existing residential units in an existing rental residential building;
- 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;
- Full exemption for attainable units, (not yet in force);
- Full exemption for affordable inclusionary zoning units;
- Full exemption for non-profit housing developments;
- Full exemption for non-profit retirement home developments;
- Full exemption for long-term care homes; and
- 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).
Discretionary exemptions:
- Temporary farm workers accommodations;
- Farming business development;
Watson & Associates Economists Ltd.
PAGE 7-5
- Temporary structures including building without a foundation which is
constructed, erected or placed on land for a continuous period of time not
exceeding one year; and
- Places of worship.
It is noted that the County's current D.C. by-law includes a number of exemptions that
have not been carried over into the draft by-law presented herein. The County will be
considering shifting these exemptions to its Community Improvement Plan (CIP)
program. This approach will provide the County with more flexibility to update the
programs as the County's development needs and priorities change. The exemptions
that are being considered for inclusion in the CIP program include the following:
- Development within the boundaries of the "Central Business Districts";
- Industrial development;
- Roofed Accommodation Development; and
- Brownfield development.
7.3.5 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 County and an owner under s. 27 of the D.C.A. or as
subsequently noted.
D.C.s payable for residential development (other than rental housing, which are subject
to payment in instalments) are payable upon the earlier of the issuance of an occupancy
permit, or the day the building is first occupied.
Rental housing and institutional developments will pay D.C.s in six (6) equal annual
payments commencing at occupancy.
The D.C. amount for all developments occurring within 18 months of a Site Plan or
Zoning By-law Amendment planning approval (for applications submitted after January
1, 2020), shall be determined based on the lower of the D.C. in effect on the day the
applicable Site Plan or Zoning By-law Amendment application was submitted (as a
complete application), including interest, and the D.C. at current rates at the time the
D.C. is calculated.
Watson & Associates Economists Ltd.
PAGE 7-6
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 County can
impose is the average prime rate plus 1%.
7.3.6 Indexing
Rates shall be adjusted, without amendment to the By-law, annually on January 1, in
accordance with the most recent twelve-month change for the Toronto series in the
Statistics Canada Quarterly, Non-Residential Building Construction Price Index (Table
18-10-0289-01).1
7.3.7 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. Subsections 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 requires
municipalities to consider the application of municipal-wide and area-specific D.C.s.
Subsection 10 (2), clause (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.
Based on the foregoing, it is proposed that uniform County-wide D.C.s be imposed for
all services except water and wastewater services. D.C.s related to water and
wastewater services will be imposed on an urban area basis.
1 O. Reg. 82/98 referenced "The Statistics Canada Quarterly, Construction Price
Statistics, catalogue number 62-007" as the index source. Since implementation,
Statistics Canada has modified this index and the above-noted index is the most
current. The draft by-law provided herein refers to O. Reg. 82/98 to ensure traceability
should this index continue to be modified over time.
Watson & Associates Economists Ltd.
PAGE 7-7
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 County's D.C. collections be contributed into eight (8)
separate reserve funds, including:
- Services Related to a Highway;
- Fire Protection Services;
- Parks and Recreation Services;
- Library Services;
- Ambulance Services;
- Growth-related Studies;
- Water Services; and
- Wastewater Services.
7.4.2 By-law In-force Date
The D.C. by-law is anticipated to be passed by Council on September 22, 2026, and to
come into force on the following day, unless Council determines an alternative date for
enactment.
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 section 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;"
Watson & Associates Economists Ltd.
PAGE 7-8
"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 municipal-wide basis
for all services, except for water and wastewater services which will be imposed in
the urban serviced area;"
"Approve the capital project listing set out in Chapter 5 of the D.C. Background
Study dated July 10, 2026, subject to further annual review during the capital budget
process;"
"Approve the D.C. Background Study dated July 10, 2026;"
"Determine that no further public meeting is required;" and
"Approve the D.C. By-law as set out in Appendix E."
Watson & Associates Economists Ltd.
Chapter 8
By-law Implementation
Watson & Associates Economists Ltd.
PAGE 8-1
8. By-law Implementation
8.1 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.
8.1.1 Public Meeting of Council
Section 12 of the D.C.A. indicates that before passing a D.C. by-law, Council must hold
at least one public meeting, giving at least 20 clear days' notice thereof, in accordance
with the Regulation. Council must also ensure that the proposed by-law and background
report are made available to the public at least two weeks prior to the (first) meeting.
Any person who attends such a meeting may make representations related to the
proposed by-law.
If a proposed by-law is changed following such a meeting, Council must determine
whether a further meeting (under this section) is necessary (i.e., if the proposed by-law
which is proposed for adoption has been changed in any respect, Council should
formally consider whether an additional public meeting is required, incorporating this
determination as part of the final by-law or associated resolution). It is noted that
Council's decision, once made, is final and not subject to review by a Court or the
Ontario Land Tribunal (OLT).
8.1.2 Other Consultation Activity
There are three broad groupings of the public who are generally the most concerned
with municipal D.C. policy:
1. The first grouping is the residential development community, consisting of land
developers and builders, who are typically responsible for generating the majority
of the D.C. revenues. Others, such as realtors, are directly impacted by D.C.
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
Watson & Associates Economists Ltd.
PAGE 8-2
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. Taxpayers in particular
may have an interest, as any growth-related cost that is incurred that cannot be
recovered from development charges (or other legislatively allowed cost recovery
mechanisms) requires a separate funding source, which may often be the
property tax base.
3. The third grouping is the industrial/commercial/institutional development sector,
consisting of land developers and major owners or organizations with significant
construction plans, such as hotels, entertainment complexes, shopping centres,
offices, industrial buildings, and institutions. Also involved are organizations such
as Industry Associations, the Chamber of Commerce, the Board of Trade, and
the Economic Development Agencies, who are all potentially interested in
municipal D.C. policy. Their primary concern is frequently with the quantum of the
charge, G.F.A. exclusions such as basements, mechanical or indoor parking
areas, or exemptions and phase-in or capping provisions in order to moderate
the impact.
8.2 Anticipated Impact of the Charge on Development
The establishment of sound D.C. policy often requires the achievement of an
acceptable balance between two competing realities. The first is that high non-
residential D.C.s can, to some degree, represent a barrier to increased economic
activity and sustained industrial/commercial growth, particularly for capital intensive
uses. Also, in many cases, increased residential D.C.s can ultimately be expected to be
recovered via housing prices and can impact project feasibility in some cases (e.g.,
rental apartments).
On the other hand, D.C.s or other municipal capital funding sources need to be obtained
in order to help ensure that the necessary infrastructure and amenities are installed.
The timely installation of such works is a key initiative in providing adequate service
levels and in facilitating strong economic growth, investment, and wealth generation.
Watson & Associates Economists Ltd.
PAGE 8-3
8.3 Implementation Requirements
8.3.1 Introduction
Once the County has calculated the charge, prepared the complete background study,
carried out the public process and passed a new by-law, the emphasis shifts to
implementation matters. These include notices, potential appeals and complaints,
credits, front-ending agreements, subdivision agreement conditions and finally the
collection of revenues and funding of projects.
The sections that follow present an overview of the requirements in each case.
8.3.2 Notice of Passage
In accordance with section 13 of the D.C.A., when a D.C. by-law is passed, the County
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 in one of the following ways:
o by publication in a newspaper which is (in the Clerk's opinion) of sufficient
circulation to give the public reasonable notice;
o if in the clerk's opinion, a newspaper of sufficient circulation does not exist,
by posting on the County's website; or
o by personal service, fax, or mail to every owner of land in the area to
which the by-law relates;
- subsection 10 (4) lists the persons/organizations who must be given notice; and
- subsection 10 (5) lists the eight items that the notice must cover.
8.3.3 By-law Pamphlet
In addition to the "notice" information, the County must prepare a "pamphlet" explaining
each D.C. by-law in force, setting out:
Watson & Associates Economists Ltd.
PAGE 8-4
- 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;
- the services to which the D.C.s relate; and
- a description of the general purpose of the Treasurer's statement and where it
may be received by the public.
Where a by-law is not appealed to the OLT, the pamphlet must be readied within 60
days after the by-law comes into force. Later dates apply to appealed by-laws.
The County must give one copy of the most recent pamphlet without charge to any
person who requests one.
8.3.4 Appeals
Sections 13 to 19 of the D.C.A. set out the requirements relative to making and
processing a D.C. by-law appeal and OLT hearing in response to an appeal. Any
person or organization may appeal a D.C. by-law to the OLT by filing a notice of appeal
with the County 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 County is conducting a public consultation process in order to address the issues
that come forward as part of that process, thereby avoiding or reducing the need for an
appeal to be made.
8.3.5 Complaints
A person required to pay a D.C., or his agent, may complain to the County 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 County Council to the OLT.
Watson & Associates Economists Ltd.
PAGE 8-5
8.3.6 Credits
Sections 38 to 41 of the D.C.A. set out a number of credit requirements, which may
apply where a municipality agrees to allow a person to perform work in the future that
relates to a service in the D.C. by-law.
These credits would be used to reduce the amount of D.C.s to be paid. The value of the
credit is limited to the reasonable cost of the work, which does not exceed the average
level of service. The credit applies only to the service to which the work relates unless
the municipality agrees to expand the credit to other services for which a D.C. is
payable.
8.3.7 Front-Ending Agreements
The County 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 County 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 County assesses whether this mechanism is
appropriate for its use, as part of funding projects prior to County funds being available,
and as detailed in the County's Developer Front-end Funding and Reimbursement
Policy (Policy GP-018).
8.3.8 Severance and Subdivision Agreement Conditions
Section 59 of the D.C.A. prevents a municipality from imposing directly or indirectly, a
charge related to development or a requirement to construct a service related to
development, by way of a condition or agreement under section 51 or section 53 of the
Planning Act, except for:
- "local services, related to a plan of subdivision or within the area to which the
plan relates, to be installed or paid for by the owner as a condition of approval
under section 51 of the Planning Act;" and
Watson & Associates Economists Ltd.
PAGE 8-6
- "local services to be installed or paid for by the owner as a condition of approval
under section 53 of the Planning Act."
It is also noted that subsection 59 (4) of the D.C.A. requires that the municipal approval
authority for a draft plan of subdivision under subsection 51 (31) of the Planning Act,
use its power to impose conditions to ensure that the first purchaser of newly subdivided
land is informed of all the D.C.s related to the development, at the time the land is
transferred.
In this regard, if the municipality in question is a commenting agency, in order to comply
with subsection 59 (4) of the D.C.A. it would need to provide to the approval authority
information regarding the applicable municipal D.C.s related to the site.
If the County 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
Watson & Associates Economists Ltd.
PAGE A-1
Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
Watson & Associates Economists Ltd.
PAGE A-2
Schedule 1
Norfolk County
Residential Growth Forecast Summary
[1] Census undercount estimated at approximately 4.1%. Note: Population including the undercount has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add due to rounding. The buildout forecast refers to the buildout of the Norfolk County urban area and has been assessed for designated urban lands and servicing capacity.
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
65,770
63,175
1,810
61,365
21,627
1,192
2,067
160
25,046
1,645
2.522
66,680
64,044
1,619
62,425
22,325
1,340
2,075
260
26,000
1,472
2.463
70,270
67,490
1,265
66,225
23,585
1,505
2,280
220
27,590
1,150
2.446
74,960
72,000
1,342
70,658
24,653
1,608
2,602
220
29,083
1,220
2.476
81,911
78,676
1,466
77,209
26,563
2,478
2,862
220
32,123
1,333
2.449
101,130
97,138
1,811
95,327
30,966
4,572
4,614
220
40,372
1,646
2.406
910
869
-191
1,060
698
148
8
100
954
-173
3,590
3,446
-354
3,800
1,260
165
205
-40
1,590
-322
4,690
4,510
77
4,433
1,068
103
322
0
1,493
70
6,951
6,676
124
6,551
1,910
870
260
0
3,040
113
26,170
25,138
469
24,669
6,313
2,964
2,012
0
11,289
426
Historical
Forecast
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Buildout
Mid 2021
Mid 2026
Mid 2036
Population
(Including
Census
Undercount) [1]
Year
Excluding Census Undercount
Housing Units
Person Per
Unit (P.P.U.):
Total
Population/
Total
Households
Incremental
Mid 2026 - Mid 2036
Mid 2026 - Buildout
Mid 2021 - Mid 2026
Mid 2011 - Mid 2016
Watson & Associates Economists Ltd.
PAGE A-3
Schedule 2
Norfolk County
Estimate of the Anticipated Amount, Type and Location of
Residential Development for Which Development Charges can be Imposed
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Source: Watson & Associates Economists Ltd.
2026 - 2036
1,730
870
260
2,860
6,406
-147
6,259
124
6,383
2026 - Buildout
5,899
2,964
2,012
10,875
23,602
-1
23,601
469
24,070
2026 - 2036
180
0
0
180
465
-172
293
0
293
2026 - Buildout
414
0
0
414
1,069
-1
1,068
0
1,068
2026 - 2036
1,910
870
260
3,040
6,871
-319
6,552
124
6,676
2026 - Buildout
6,313
2,964
2,012
11,289
24,671
-2
24,669
469
25,138
Development
Timing
Single & Semi-
Detached
Multiples[1]
Apartments[2]
Total
Gross
Population
Existing Unit
Net Population
Increase,
Excluding
Institutional
Institutional
Population
Net Population
Including
Institutional
Location
Residential
Units
In New Units
Population
Change
Urban
Rural
Norfolk County
Watson & Associates Economists Ltd.
PAGE A-4
Schedule 3
Norfolk County
Current Year Growth Forecast
Mid-2021 to Mid-2026
Mid 2021 Population
67,490
Occupants of
Units (2)
1,493
New Housing Units,
multiplied by P.P.U. (3)
2.434
Mid 2021 to Mid 2026
gross population increase
3,634
3,634
Occupants of New
Units
70
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2021 to Mid 2026
gross population increase
77
77
Change in Housing
Units (4)
27,590
Unit Occupancy,
multiplied by P.P.U. change rate (5)
0.029
Mid 2021 to Mid 2026
total change in population
799
799
Population Estimate to Mid 2026
72,000
Net Population Increase, Mid 2021 to Mid 2026
4,510
(1) 2021 population based on Statistics Canada Census unadjusted for Census undercount.
(2)
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
2.615
72%
1.871
Multiples (6)
1.973
7%
0.136
Apartments (7)
1.980
22%
0.427
Total
100%
2.434
[1] Based on 2021 Census custom database.
[2] Based on Building permit/completion activity.
(4) 2021 households taken from Statistics Canada Census.
(5) Change 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 Unit [1]
(P.P.U.)
% Distribution of
Estimated Units [2]
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-5
Schedule 4
Norfolk County
10-Year Growth Forecast
Mid-2026 to Mid-2036
Mid 2026 Population
72,000
Occupants of
Units (2)
3,040
New Housing Units,
multiplied by P.P.U. (3)
2.260
Mid 2026 to Mid 2036
gross population increase
6,871
6,871
Occupants of New
Units
113
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2026 to Mid 2036
gross population increase
124
124
Change in Housing
Units (4)
29,083
Unit Occupancy,
multiplied by P.P.U. change rate (5)
-0.011
Mid 2026 to Mid 2036
total change in population
-319
-319
Population Estimate to Mid 2036
78,676
Net Population Increase, Mid 2026 to Mid 2036
6,676
(1) Mid 2026 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
2.583
63%
1.623
Multiples (6)
1.758
29%
0.503
Apartments (7)
1.568
9%
0.134
one bedroom or less 1.368
two bedrooms or more 1.748
Total
100%
2.260
[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 2026 households based upon 2021 Census (27,590 units) + Mid 2021 to Mid 2026 unit estimate (1,493 units) = 29,083 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.
Population
2021 Population (67,490) + Mid 2021 to Mid 2026 estimated housing units to beginning of forecast period (1,493 x 2.434 = 3,634) + (70 x 1.1 =
77) + (27,590 x 0.029 = 799) = 72,000
Change occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
Structural Type
Persons Per Unit [1]
(P.P.U.)
% Distribution of
Estimated Units [2]
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-6
Schedule 5
Norfolk County
Long-Term Growth Forecast
Mid-2026 to Urban Buildout
Mid 2026 Population
72,000
Occupants of
Units (2)
11,289
New Housing Units,
multiplied by P.P.U. (3)
2.185
Mid 2026 to Buildout
gross population increase
24,671
24,671
Occupants of New
Units
426
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2026 to Buildout
gross population increase
469
469
Change in Housing
Units (4)
29,083
Unit Occupancy,
multiplied by P.P.U. change rate (5)
0.000
Mid 2026 to Buildout
total change in population
-2
-2
Population Estimate to Buildout
97,138
Net Population Increase, Mid 2026 to Buildout
25,138
(1) Mid 2026 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
2.583
56%
1.444
Multiples (6)
1.758
26%
0.462
Apartments (7)
1.568
18%
0.279
one bedroom or less 1.368
two bedrooms or more 1.748
Total
100%
2.185
[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 2026 households based upon 2021 Census (27,590 units) + Mid 2021 to Mid 2026 unit estimate (1,493 units) = 29,083 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.
Change occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
Structural Type
Persons Per Unit [1]
(P.P.U.)
% Distribution of
Estimated Units [2]
Weighted Persons
Per Unit Average
2021 Population (67,490) + Mid 2021 to Mid 2026 estimated housing units to beginning of forecast period (1,493 x 2.434 = 3,634) + (70 x 1.1 =
77) + (27,590 x 0.029 = 799) = 72,000
Population
Watson & Associates Economists Ltd.
PAGE A-7
Schedule 6
Norfolk County
Summary of Housing Units in Active Development Applications (Urban Area)
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Note: Vacant lands designated for residential includes opportunities in the Built-Up Area.
Source: Derived from Norfolk County active development application data as of 2026, by Watson & Associates
Economists Ltd.
Singles & Semi-
Detached
Multiples [2]
Apartments [3]
Total
Registered Not Built
185
45
0
230
% Breakdown
80%
20%
0%
100%
Draft Plans Approved
1,235
1,908
1,202
4,345
% Breakdown
28%
44%
28%
100%
Application Under Review
409
594
253
1,256
% Breakdown
33%
47%
20%
100%
Vacant Lands Designated for Residential
4,070
417
557
5,044
% Breakdown
81%
8%
11%
100%
Total
5,899
2,964
2,012
10,875
% Breakdown
54%
27%
19%
100%
Stage of Development
Density Type
Watson & Associates Economists Ltd.
PAGE A-8
Schedule 7
Norfolk County
Historical Residential Building Permits
Years 2016 to 2025
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Source: Historical housing activity derived from building permit data for Norfolk County, by Watson & Associates
Economists Ltd.
Residential Building Permits
Total
2016
287
44
0
331
2017
299
66
14
379
2018
183
77
0
260
2019
205
157
72
434
2020
208
95
29
332
Sub-total
1,182
439
115
1,736
Average (2016 - 2020)
236
88
23
347
% Breakdown
68.1%
25.3%
6.6%
100.0%
2021
533
53
28
614
2022
228
13
18
259
2023
117
0
33
150
2024
92
30
219
341
2025
98
7
24
129
Sub-total
1,068
103
322
1,493
Average (2021 - 2025)
214
21
64
299
% Breakdown
71.5%
6.9%
21.6%
100.0%
2016 - 2025
Total
2,250
542
437
3,229
Average
225
54
44
323
% Breakdown
69.7%
16.8%
13.5%
100.0%
Year
Singles &
Semi
Detached
Multiples [1]
Apartments [2]
Watson & Associates Economists Ltd.
PAGE A-9
Schedule 8a
Norfolk County
Person Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Includes townhomes and apartments in duplexes.
[2] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population.
Age of
Singles and Semi-Detached
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average Adjusted[2]
1-5
-
-
2.024
2.698
4.600
2.615
6-10
-
-
1.821
2.667
4.158
2.565
(0.088)
11-15
-
-
1.755
2.613
4.292
2.574
2.583
16-20
-
-
1.821
2.554
3.737
2.440
2.583
21-25
-
-
1.907
2.921
4.524
2.798
2.583
26-30
-
-
1.882
2.671
3.778
2.698
30+
-
1.587
1.813
2.616
3.772
2.496
2.583
Total
1.000
1.608
1.834
2.634
3.924
2.528
Age of
Multiples [1]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average Adjusted[2]
1-5
-
-
1.684
-
-
1.973
6-10
-
-
1.818
-
-
1.833
(0.032)
11-15
-
-
1.533
2.000
-
1.700
1.758
16-20
-
-
1.588
2.333
-
1.706
1.758
21-25
-
-
-
-
-
1.818
1.758
26-30
-
-
-
-
-
1.765
30+
-
1.300
1.956
2.520
-
1.963
1.758
Total
0.526
1.294
1.748
2.505
-
1.877
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
1.278
1.990
2.709
4.381
2.493
6-10
-
-
1.857
2.599
4.158
2.492
11-15
-
-
1.704
2.556
4.333
2.466
16-20
-
1.364
1.691
2.517
3.737
2.282
21-25
-
1.545
1.742
2.889
4.524
2.657
25-30
-
1.250
1.641
2.632
3.778
2.478
30+
1.400
1.303
1.772
2.604
3.733
2.370
Total
1.379
1.312
1.780
2.616
3.888
2.400
Watson & Associates Economists Ltd.
PAGE A-10
Schedule 8b
Haldimand-Norfolk Census Division
Person Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
[2] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population.
Age of
Apartments [2]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average Adjusted[2]
1-5
-
1.063
1.857
3.063
-
1.980
6-10
-
-
-
-
-
-
11-15
-
-
-
-
-
1.267
1.568
16-20
-
-
1.167
-
-
1.238
1.568
21-25
-
1.273
-
-
-
1.500
1.568
26-30
-
1.286
1.737
-
-
1.471
30+
1.056
1.131
1.566
3.120
-
1.434
Total
0.962
1.144
1.582
3.195
-
1.465
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
1.316
1.962
2.928
4.842
2.694
6-10
-
-
1.954
2.687
3.960
2.522
11-15
-
1.350
1.720
2.639
4.447
2.525
16-20
-
1.286
1.737
2.795
3.941
2.541
21-25
-
1.417
1.745
2.859
4.788
2.670
26-30
-
1.263
1.732
2.864
3.545
2.667
30+
1.400
1.311
1.777
2.636
3.816
2.422
Total
1.556
1.311
1.793
2.688
3.973
2.479
Watson & Associates Economists Ltd.
PAGE A-11
Schedule 9
Norfolk County
Person Per Unit Structural Type and Age of Dwelling
(2021 Census)
2.62
2.57
2.57
2.44
2.80
2.70
2.50
1.97
1.83
1.70
1.71
1.82
1.76
1.96
1.98
0.00
1.27
1.24
1.50
1.47
1.43
0.00
0.50
1.00
1.50
2.00
2.50
3.00
1-5
6-10
11-15
16-20
20-25
25-35
35+
Persons Per Dwelling
Age of Dwelling
Singles and Semi-Detached
Multiples
Apartments
Apartment P.P.U.s are based on the Haldimand-Norfolk Census Division
Watson & Associates Economists Ltd.
PAGE A-12
Schedule 10a
Norfolk County
Employment Forecast, 2026 to Buildout
[1] Statistics Canada defines no fixed place of work (N.F.P.O.W.) employees as "persons who do not go from home to the same workplace location at the beginning of each shift. Such persons include building and landscape contractors, travelling salespersons,
independent truck drivers, etc."
Note: Statistics Canada 2021 Census place of work employment data has been reviewed. The 2021 Census employment results have not been utilized due to a significant increase in work at home employment captured due to Census enumeration occurring during the
provincial COVID-19 lockdown from April 1, 2021 to June 14, 2021.
Note: Buildout refers to the urban area.
Source: Watson & Associates Economists Ltd.
Employment
Mid 2011
63,175
0.022
0.044
0.057
0.117
0.070
0.311
0.055
0.365
1,360
2,810
3,627
7,383
4,440
19,620
3,445
23,065
16,810
Mid 2016
64,044
0.022
0.043
0.059
0.117
0.067
0.308
0.058
0.367
1,385
2,735
3,807
7,518
4,290
19,735
3,744
23,479
17,000
Mid 2026
72,000
0.023
0.045
0.059
0.118
0.069
0.313
0.055
0.368
1,624
3,228
4,245
8,487
4,964
22,548
3,973
26,521
19,320
Mid 2036
78,676
0.022
0.046
0.058
0.118
0.070
0.314
0.054
0.368
1,759
3,598
4,581
9,283
5,514
24,735
4,210
28,945
21,137
Buildout
97,138
0.022
0.046
0.054
0.119
0.073
0.315
0.055
0.370
1,968
4,465
5,234
11,549
7,139
30,355
5,382
35,737
25,890
Mid 2011 - Mid 2016
869
0.000
-0.002
0.002
0.001
-0.003
-0.002
0.004
0.002
25
-75
180
135
-150
115
299
414
190
Mid 2016 - Mid 2026
7,956
0.001
0.002
0.000
0.000
0.002
0.005
-0.003
0.002
239
493
438
969
674
2,813
229
3,042
2,320
Mid 2026 - Mid 2036
6,676
0.000
0.001
-0.001
0.000
0.001
0.001
-0.002
0.000
135
370
336
796
550
2,187
237
2,424
1,817
Mid 2026 - Buildout
25,138
0.000
0.001
-0.005
0.001
0.005
0.002
0.000
0.002
344
1,237
989
3,062
2,175
7,807
1,409
9,216
6,570
Mid 2011 - Mid 2016
174
0.000
0.000
0.000
0.000
-0.001
0.000
0.001
0.000
5
-15
36
27
-30
23
60
83
38
Mid 2016 - Mid 2026
796
0.000
0.000
0.000
0.000
0.000
0.001
0.000
0.000
24
49
44
97
67
281
23
304
232
Mid 2026 - Mid 2036
668
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
14
37
34
80
55
219
24
242
182
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
Total
Employment
(Including
N.F.P.O.W.)
Institutional
N.F.P.O.W. [1]
Activity Rate
Period
Population
Primary
Work at
Home
Industrial
Commercial/
Population
Related
Institutional
Total
Employment
Primary
Total
Watson & Associates Economists Ltd.
PAGE A-13
Schedule 10b
Norfolk County
Employment and Gross Floor Area (G.F.A.) Forecast, 2026 to Buildout
[1] Square meters Per Employee Assumptions
Primary
279
Industrial
139
Commercial / Population Related
46
Institutional
65
[2] Primary industry includes agriculture and resource related employment.
* Reflects Mid-2026 to buildout forecast period
Note: Numbers may not add to totals due to rounding. Buildout refers to the urban area.
Source: Watson & Associates Economists Ltd.
Mid 2011
63,175
1,360
3,627
7,383
4,440
16,810
379,000
505,400
343,000
288,700
1,516,100
Mid 2016
64,044
1,385
3,807
7,518
4,290
17,000
386,000
530,500
349,200
279,000
1,544,700
Mid 2026
72,000
1,624
4,245
8,487
4,964
19,320
452,600
591,600
394,200
322,800
1,761,200
Mid 2036
78,676
1,759
4,581
9,283
5,514
21,137
490,200
638,400
431,200
358,600
1,918,400
Buildout
97,138
1,968
5,234
11,549
7,139
25,890
548,500
729,400
536,500
464,300
2,278,700
Mid 2011 - Mid 2016
869
25
180
135
-150
190
Mid 2016 - Mid 2026
7,956
239
438
969
674
2,320
66,600
61,100
45,000
43,800
216,500
Mid 2026 - Mid 2036
6,676
135
336
796
550
1,817
37,600
46,800
37,000
35,800
157,200
Mid 2026 - Buildout
25,138
344
989
3,062
2,175
6,570
95,900
137,800
142,300
141,500
517,500
Mid 2011 - Mid 2016
174
5
36
27
-30
38
Mid 2016 - Mid 2026
796
24
44
97
67
232
6,660
6,110
4,500
4,380
21,650
Mid 2026 - Mid 2036
668
14
34
80
55
182
3,760
4,680
3,700
3,580
15,720
Annual Average
Primary [2]
Industrial
Commercial/
Population
Related
Institutional
Total
Incremental Change
Industrial
Commercial/
Population
Related
Institutional
Total
Period
Population
Employment
Gross Floor Area in Square Meters (Estimated) [1]
Primary
Watson & Associates Economists Ltd.
PAGE A-14
Schedule 10c
Norfolk County
Estimate of the Anticipated Amount, Type and Location of
Non-Residential Development for Which Development Charges Can Be Imposed
[1] Square meters per employee assumptions:
Primary
279
Industrial
139
Commercial / Population Related
46
Institutional
65
[2] Primary industry includes agriculture and resource related employment.
[3] Employment Increase does not include No Fixed Place of Work.
*Reflects 2026 to buildout forecast period
Note: Numbers may not add to totals due to rounding. Buildout refers to the urban area.
Source: Watson & Associates Economists Ltd.
2026 - 2036
-
43,900
31,800
33,600
109,300
1,515
2026 - Buildout
-
131,100
130,300
136,400
397,800
5,843
2026 - 2036
37,600
2,900
5,200
2,200
47,900
302
2026 - Buildout
95,900
6,700
12,000
5,000
119,600
727
2026 - 2036
37,600
46,800
37,000
35,800
157,200
1,817
2026 - Buildout
95,900
137,800
142,300
141,500
517,500
6,570
Rural
Norfolk County
Urban
Institutional
G.F.A. S.M.[1]
Total Non-
Residential
G.F.A. S.M.
Employment
Increase [3]
Development Location
Timing
Primary
G.F.A. S.M. [1],[2]
Industrial
G.F.A. S.M.[1]
Commercial
G.F.A. S.M.[1]
Watson & Associates Economists Ltd.
PAGE A-15
Schedule 11
Norfolk County
Employment Categories by Major Employment Sector
Note: Employment is classified by North American Industry Classification System (NAICS) Code.
Source: Watson & Associates Economists Ltd.
Primary Industry Employment
11
Agriculture, forestry, fishing and hunting
21
Mining and oil and gas extraction
Industrial and Other Employment
22
Utilities
23
Construction
31-33
Manufacturing
41
Wholesale trade
48-49
Transportation and warehousing
56
Administrative and support
Population Related Employment
44-45
Retail trade
51
Information and cultural industries
52
Finance and insurance
53
Real estate and rental and leasing
54
Professional, scientific and technical services
55
Management of companies and enterprises
56
Administrative and support
71
Arts, entertainment and recreation
72
Accommodation and food services
81
Other services (except public administration)
Institutional
61
Educational services
62
Health care and social assistance
91
Public administration
Comments
Categories which relate to local
land-based resources
Categories which relate primarily
to industrial land supply and
demand
Categories which relate primarily
to population growth within the
municipality
NAICS
Employment by industry
Watson & Associates Economists Ltd.
PAGE B-1
Appendix B
Level of Service
Watson & Associates Economists Ltd.
PAGE B-2
Table B-1
Historical Level of Service Calculation
Fire Protection Services - Facilities
Square Feet of Building Area
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with FF&E,
site works,
etc.
Teeterville - 3 bays
6,595
6,595
6,595
6,595
6,595
6,595
6,595
6,595
6,595
6,595
6,595
6,595
6,595
6,595
6,595
$600
$693
Vittoria, New 2009 - 5 bays
6,595
6,595
6,595
6,595
6,595
6,595
6,595
6,595
6,595
6,595
6,595
6,595
6,595
6,595
6,595
$600
$693
St. Williams, 1980 - 3 bays
3,045
3,045
3,045
3,045
3,045
3,045
3,045
3,045
3,045
3,045
3,045
3,045
3,045
3,045
3,045
$600
$693
Delhi, 1978 - 6 bays
6,642
6,642
6,642
6,642
6,642
6,642
6,642
6,642
6,642
6,642
6,642
6,642
6,642
6,642
6,642
$600
$693
Waterford, 1990 - 5 bays
5,592
5,592
5,592
5,592
5,592
5,592
5,592
5,592
5,592
5,592
5,592
5,592
5,592
5,592
5,592
$600
$693
Port Dover, 1991 - 5 bays
6,520
6,520
6,520
6,520
6,520
6,520
6,520
6,520
6,520
6,520
6,520
6,520
6,520
6,520
6,520
$600
$693
Langton, 1974 - 4 bays
3,681
3,681
3,681
3,681
3,681
3,681
3,681
3,681
3,681
3,681
3,681
3,681
3,681
3,681
3,681
$600
$693
Courtland, 1959 - 3 bays
4,466
4,466
4,466
4,466
4,466
4,466
4,466
4,466
4,466
4,466
4,466
4,466
4,466
4,466
4,466
$600
$693
Fairground New - 4 bays
7,287
7,287
7,287
7,287
7,287
7,287
7,287
7,287
7,287
7,287
7,287
7,287
7,287
7,287
7,287
$600
$693
Port Rowan, 1996 - 6 bays
6,958
6,958
6,958
6,958
6,958
6,958
6,958
6,958
6,958
6,958
6,958
6,958
6,958
6,958
6,958
$600
$693
Simcoe, 1973 - 6 bays
7,113
7,113
7,113
7,113
7,113
7,113
7,113
7,113
7,113
7,113
7,113
7,113
7,113
7,113
7,113
$600
$693
Delhi Administration Building (Fire's Share)
-
-
-
-
-
-
-
-
-
-
6,305
6,305
6,305
6,305
6,305
$600
$693
Total
64,494
64,494
64,494
64,494
64,494
64,494
64,494
64,494
64,494
64,494
70,799
70,799
70,799
70,799
70,799
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
1.0209
1.0208
1.0176
1.0136
1.0124
1.0070
0.9959
0.9837
0.9764
0.9647
1.0490
1.0224
1.0097
1.0015
0.9883
15 Year Average
2011 to 2025
Quantity Standard
1.0056
Quality Standard
$693
Service Standard
$697
D.C. Amount (before deductions)
10 Year
Forecast Population
6,676
$ per Capita
$697
Eligible Amount
$4,652,304
Watson & Associates Economists Ltd.
PAGE B-3
Table B-2
Historical Level of Service Calculation
Fire Protection Services - Vehicles and Equipment
Number of Vehicles and Equipment
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/Vehicle)
Delhi (Stn. 4,5,10,11)
Pumper
5
5
5
5
5
5
3
3
3
3
3
3
3
3
3
$1,451,000
Pumper/Rescue - Stn 5 & 10
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$1,553,600
Tanker
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$1,451,000
Rescue Vehicle
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$1,453,800
Rehab Vehicle/Tow Vehicle - Stn
5
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$100,000
Wildland Fire Vehicle
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$75,000
Air Trailer
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$140,000
Nanticoke (Stn. 2, 3)
Pumper/Tanker
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,507,900
Pumpers
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$1,451,000
Rescue Vehicle
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$1,453,800
Tanker
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,451,000
Off-Road Vehicles - Stn 2-ERV
x1; Stn 3-Ranger x1
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$63,600
Trailers - Stn 2 x1; Stn 3 x2
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$9,200
Boat - Stn 3
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$65,400
Norfolk Township (Stn. 6, 7, 8, 9)
Pumper
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$1,451,000
Tanker
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$1,451,000
Pumper/Tanker
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,507,900
Rescue Vehicle
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$1,453,800
Off-Road Vehicles - Stn 6-Ranger
x1; Stn 8-Argo x1
1
1
2
2
2
2
2
2
2
2
2
2
2
2
2
$63,800
Water/Rescue Tow Vehicles - Stn
9
2
2
2
2
2
2
1
1
1
1
1
1
1
1
1
$72,800
Trailers - Stn 6 x1; Stn9 x2
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$9,200
Specialty Trailer/Ice Rescue - Stn
8
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,000
Boat - Stn 9
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$65,400
Simcoe (Stn. 1) & Administration
Staff Vehicles
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
$90,900
Pumpers
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$1,451,000
Aerial Ladder
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,954,000
Rescue Vehicles
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,453,800
Tanker
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,451,000
Fire Safety Trailer Tow Vehicle
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$90,900
Fire Safety Trailer
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$13,000
Watson & Associates Economists Ltd.
PAGE B-4
Table B-2 (continued)
Historical Level of Service Calculation
Fire Protection Services - Vehicles and Equipment
Number of Vehicles and Equipment
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/Vehicle)
Spare Pumpers
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$500,000
Decon Trailer
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$180,000
Total
60
60
62
62
62
62
59
60
60
60
60
60
60
60
62
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
15 Year Average
2011 to 2025
Quantity Standard
0.0009
Quality Standard
$943,100
Service Standard
$849
D.C. Amount (before deductions)
10 Year
Forecast Population
6,676
$ per Capita
$849
Eligible Amount
$5,666,522
Watson & Associates Economists Ltd.
PAGE B-5
Table B-3
Historical Level of Service Calculation
Fire Protection Services - Small Equipment and Gear
Number of Small Equipment and Gear
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/item)
Emergency Management Generator
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$127,200
Extrication Equipment
11
11
11
11
11
11
11
12
12
12
12
12
12
12
12
$89,900
Thermal Imaging Cameras
11
11
11
11
11
11
11
11
11
11
11
17
21
21
21
$9,000
Radio Towers (incl. equipment)
6
6
6
6
6
6
6
6
6
6
6
6
6
6
6
$126,600
Water Rescue Suits
40
40
40
40
40
40
40
62
62
62
62
62
62
62
62
$1,600
Dry Hydrants
12
12
17
29
29
29
32
32
32
32
32
32
32
32
32
$50,000
SCBA
180
180
180
180
180
180
190
210
220
220
220
220
220
220
220
$10,000
SCBA Air Bottles (2 per pack)
360
360
360
360
360
360
420
420
420
420
420
420
420
420
420
$1,000
PPE (Helmet, Coat, & Pants)
242
242
242
242
242
242
254
254
254
254
254
254
254
254
254
$4,900
Pagers
242
242
242
242
242
242
254
260
260
260
260
260
260
260
260
$1,000
Portable Radios
160
160
160
160
160
160
160
170
170
170
170
170
170
170
170
$2,000
Air Filling Station - Stn 1, 2, 3, 4, 7,
& 9
5
5
5
5
5
5
6
6
6
6
6
6
6
6
6
$81,900
Air Shelters with Accessories
-
-
-
-
-
-
-
-
-
-
-
-
-
-
2
$31,000
Drones
-
-
-
-
-
-
-
-
-
-
-
-
-
-
4
$30,000
Decon Packs/Field Decon (1 per
Station)
-
-
-
-
-
-
-
-
-
-
-
-
-
-
12
$2,000
Gear Dryers (1 per Station)
-
-
-
-
-
-
-
-
-
-
-
4
8
11
11
$11,000
Gear Extractors (1 per Station)
-
-
-
-
-
-
-
-
-
-
-
4
8
11
11
$10,000
Equipment Extractors
-
-
-
-
-
-
-
-
-
-
-
-
-
-
2
$34,000
Fit Tester
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$20,000
EV Suppression Equipment
-
-
-
-
-
-
-
-
-
-
-
-
-
-
3
$9,000
Gas Detectors
25
25
25
25
25
25
25
25
25
25
25
25
25
40
40
$2,000
RDC Inflatable Boat (1 per W/R
Station)
6
6
6
6
6
6
6
6
6
6
6
6
6
6
6
$6,000
Motorized Saws
38
38
38
38
38
38
38
38
38
38
38
38
38
38
38
$500
Gas Well Monitoring Equipment
-
-
-
-
-
-
6
6
6
6
6
6
8
8
8
$9,000
Mobile Radios
60
60
60
60
60
60
60
60
60
60
60
60
60
60
60
$2,000
Ladders - 35'
11
11
11
11
11
11
11
11
11
11
11
11
11
11
11
$5,000
Ladders - 24'
27
27
27
27
27
27
27
27
27
27
27
27
27
27
27
$2,000
Vent Fans
26
26
26
26
26
26
26
26
26
26
26
26
26
26
26
$8,000
Debifrillators
30
30
30
30
30
30
30
30
30
30
30
30
30
30
30
$3,000
R.I.T Bags
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
$5,000
Highrise Kits
6
6
6
6
6
6
6
6
6
6
6
6
6
6
6
$5,000
Total
1,510
1,510
1,516
1,528
1,528
1,528
1,632
1,691
1,701
1,701
1,701
1,715
1,729
1,750
1,774
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
0.02
0.02
0.02
0.02
0.02
0.02
0.03
0.03
0.03
0.03
0.03
0.02
0.02
0.02
0.02
15 Year Average
2011 to 2025
Quantity Standard
0.0247
Quality Standard
$5,492
Service Standard
$136
D.C. Amount (before deductions)
10 Year
Forecast Population
6,676
$ per Capita
$136
Eligible Amount
$905,666
Watson & Associates Economists Ltd.
PAGE B-6
Table B-4
Historical Level of Service Calculation
Parks and Recreation Services - Parkland Development
Acres of Parkland
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/Acre)
Rural
Wind-Del Park
30.05
30.05
30.05
30.05
30.05
30.05
30.05
30.36
30.36
30.36
30.36
30.36
30.36
30.36
30.36
$20,000
Swimming Pool Road Park
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
$20,000
Club House Road Parkland (woodlot)
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
$20,000
Norfolk Soccer Park
38.99
38.99
38.99
38.99
38.99
38.99
38.99
38.99
38.99
38.99
38.99
38.99
38.99
38.99
38.99
$20,000
Waterford Deer Park
20.02
20.02
20.02
20.02
20.02
20.02
20.02
20.02
20.02
20.02
20.02
20.02
20.02
20.02
20.02
$20,000
Teeterville Park
5.07
5.07
5.07
5.07
5.07
5.07
5.07
11.21
11.21
11.21
11.21
11.21
11.21
11.21
11.21
$20,000
De Cloet Forest Park
-
-
-
-
-
-
-
-
-
-
-
-
-
55.84
55.84
$20,000
Delhi Trail Corridor
60.21
60.21
60.21
60.21
60.21
60.21
60.21
60.21
60.21
60.21
60.21
60.21
60.21
60.21
60.21
$20,000
Lynn Valley Trail Corridor
31.00
31.00
31.00
31.00
31.00
31.00
31.00
31.00
31.00
31.00
31.00
31.00
31.00
31.00
31.00
$20,000
Sunrise Trail Corridor
15.16
15.16
15.16
15.16
15.16
15.16
15.16
15.16
15.16
15.16
15.16
15.16
15.16
15.16
15.16
$20,000
Urban
Fairgrounds Walsh
5.81
5.81
5.81
5.81
5.81
5.81
5.81
5.81
5.81
5.81
-
-
-
-
-
$40,000
Percy Ryerse Park
2.89
2.89
2.89
2.89
2.89
2.89
2.89
2.89
2.89
2.89
2.89
2.89
2.89
2.89
2.89
$40,000
Oakwood Park
2.22
2.22
2.22
2.22
2.22
2.22
2.22
2.23
2.23
2.23
2.23
2.23
2.23
2.23
2.23
$40,000
Block AA Riverside Park
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
$40,000
Woodhouse Acres
1.46
1.46
1.46
1.46
1.46
1.46
1.46
1.49
1.49
1.49
1.49
1.49
1.49
1.49
1.49
$40,000
Vaughan Survey Park
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
1.06
$40,000
Murray Park
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.70
0.70
0.70
0.70
0.70
0.70
0.70
0.70
$40,000
Lingwood Park
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.54
$40,000
Ryerse Island Parkette
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.72
$40,000
Heritage Parkette
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
$40,000
Memorial Park
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.54
$40,000
St. Ladislaus
1.22
1.22
1.22
1.22
1.22
1.22
1.22
1.22
1.22
1.22
1.22
1.22
1.22
1.22
1.22
$40,000
AlligatorTug Waterway Park
4.20
4.20
4.20
4.20
4.20
4.20
4.20
5.00
5.00
5.00
5.00
5.00
5.00
5.00
5.00
$40,000
Brook Street Park
0.49
0.49
0.49
0.49
0.49
0.49
0.49
0.88
0.88
0.88
0.88
0.88
0.88
0.88
0.88
$40,000
Clifton Park (including Crescent Boulevard)
7.12
7.12
7.12
7.12
7.12
7.12
7.12
7.13
7.13
7.13
7.13
7.13
7.13
7.13
7.13
$40,000
Hill Street
0.49
0.49
0.49
0.49
0.49
0.49
0.49
0.49
0.49
0.49
0.49
0.49
0.49
0.49
0.49
$40,000
Holmewood Park
4.42
4.42
4.42
4.42
4.42
4.42
4.42
4.42
4.42
4.42
4.42
4.42
4.42
4.42
4.42
$40,000
Lynnwood Park
8.87
8.87
8.87
8.87
8.87
8.87
8.87
9.19
9.19
9.19
9.19
9.19
9.19
9.19
9.19
$40,000
Summit Circle
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
0.27
$40,000
Grant Anderson and Wellington Park
10.70
10.70
10.70
10.70
10.70
10.70
10.70
10.70
10.70
10.70
10.70
10.70
10.70
10.70
10.70
$40,000
Powell Park
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
$40,000
Kinsmen Park
18.45
18.45
18.45
18.45
18.45
18.45
18.45
18.45
18.45
18.45
18.45
18.45
18.45
18.45
18.45
$40,000
Audrey S Hellyer Park
4.82
4.82
4.82
4.82
4.82
4.82
4.82
7.53
7.53
7.53
7.53
7.53
7.53
7.53
7.53
$40,000
Courtland Park
13.52
13.52
13.52
13.52
13.52
13.52
13.52
13.52
13.52
13.52
13.52
13.52
13.52
13.52
13.52
$40,000
Langton Park
7.88
7.88
7.88
7.88
7.88
7.88
7.88
10.34
10.34
10.34
10.34
10.34
10.34
10.34
10.34
$40,000
Walsingham Community Park
5.14
5.14
5.14
5.14
5.14
5.14
5.14
5.45
5.45
5.45
5.45
5.45
5.45
5.45
5.45
$40,000
Houghton
2.64
2.64
2.64
2.64
2.64
2.64
2.64
2.64
2.64
2.64
2.64
2.64
2.64
2.64
2.64
$40,000
Port Rowan Optimist
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
$40,000
Port Rowan Community
9.24
9.24
9.24
9.24
9.24
9.24
13.61
13.61
13.61
13.61
13.61
13.61
13.61
13.61
13.61
$40,000
Bluegrass Estates
2.62
2.62
2.62
2.62
2.62
2.62
2.62
2.62
2.62
2.62
2.62
2.62
2.62
2.62
2.62
$40,000
Delhi Dog Park
1.98
1.98
1.98
1.98
1.98
1.98
1.98
2.38
2.38
2.38
2.38
2.38
2.38
2.38
2.38
$40,000
Watson & Associates Economists Ltd.
PAGE B-7
Table B-4 (Continued)
Historical Level of Service Calculation
Parks and Recreation Services - Parkland Development
Acres of Parkland
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/Acre)
Gilbertville Parkland
1.63
1.63
1.63
1.63
1.63
1.63
1.63
1.63
1.63
1.63
1.63
1.63
1.63
1.63
1.63
$40,000
Quance Park
9.46
9.46
9.46
9.46
9.46
9.46
9.46
9.46
9.46
9.46
9.46
9.46
9.46
9.46
9.46
$40,000
Delhi Sports Park
9.48
9.48
9.48
9.48
9.48
9.48
9.48
9.48
9.48
9.48
9.48
9.48
9.48
9.48
9.48
$40,000
Centennial Park
6.65
6.65
6.65
6.65
6.65
6.65
6.65
6.65
6.65
6.65
6.65
6.65
6.65
6.65
6.65
$40,000
Delcrest Park
2.30
2.30
2.30
2.30
2.30
2.30
2.30
2.32
2.32
2.32
2.32
2.32
2.32
2.32
2.32
$40,000
Delhi Lions Park
1.80
1.80
1.80
1.80
1.80
1.80
1.80
1.86
1.86
1.86
1.86
1.86
1.86
1.86
1.86
$40,000
Memorial Park
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
$40,000
Big Creek Dr. Island Park
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
$40,000
Library Park
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
$40,000
Kinsmen Park
0.42
0.42
0.42
0.42
0.42
0.42
0.42
0.42
0.42
0.42
0.42
0.42
0.42
0.42
0.42
$40,000
Sovereen Street Parkland
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
0.99
$40,000
Saint Williams Lions Park
6.23
6.23
6.23
6.23
6.23
6.23
6.23
6.27
6.27
6.27
6.27
6.27
6.27
6.27
6.27
$40,000
Turkey Point Park
2.50
2.50
2.50
2.50
2.50
2.50
2.50
3.50
3.50
3.50
3.50
3.50
3.50
3.50
3.50
$40,000
Thompson Memorial Park
5.07
5.07
5.07
5.07
5.07
5.07
5.07
5.07
5.07
5.07
5.07
5.07
5.07
5.07
5.07
$40,000
Lamport Park
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
$40,000
Bill's Corners Park
0.96
0.96
0.96
0.96
0.96
0.96
0.96
0.96
0.96
0.96
0.96
0.96
0.96
0.96
0.96
$40,000
Pinehurst Subdivision Park
2.97
2.97
2.97
2.97
2.97
2.97
2.97
2.97
2.97
2.97
2.97
2.97
2.97
2.97
2.97
$40,000
Oakes Subdivision Parkland
1.11
1.11
1.11
1.11
1.11
1.11
1.11
1.10
1.10
1.10
1.10
1.10
1.10
1.10
1.10
$40,000
Port Dover, lift bridge area Brant Hill Monument
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.21
0.21
0.21
0.21
0.21
0.21
0.21
0.21
$40,000
Historic Wintering Site, Don Jon Blvd., Port Dove
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
$40,000
Gulley Park (block 1), Port Dover (Woodlot)
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
$40,000
Gulley Park (block B), Port Dover (Woodlot)
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
$40,000
Green Belt (2 parts), St. George Street, Port Dov
0.44
0.44
0.44
0.44
0.44
0.44
0.44
0.44
0.44
0.44
0.44
0.44
0.44
0.44
0.44
$40,000
Denby Road & Green belt, Port Dover
3.24
3.24
3.24
3.24
3.24
3.24
3.24
3.24
3.24
3.24
3.24
3.24
3.24
3.24
3.24
$40,000
LynnPark Subdivision (nature trail) Port Dover (wo
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
1.36
$40,000
Port Rowan Lions
7.31
7.31
7.31
7.31
7.31
7.31
7.31
7.32
7.32
7.32
7.32
7.32
7.32
7.32
18.21
$40,000
Bank Lot
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
$40,000
Benson and Hedges Sports Park
7.98
7.98
7.98
7.98
7.98
7.98
7.98
17.98
17.98
17.98
17.98
17.98
17.98
17.98
17.98
$40,000
Fairview Heights Park
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
$40,000
Port Rowan Parkette
1.31
1.31
1.31
1.31
1.31
1.31
1.31
1.31
1.31
1.31
1.31
1.31
1.31
1.31
1.31
$40,000
Port Dover Baseball Diamond
3.19
3.19
3.19
3.19
3.19
3.19
3.19
$40,000
Don Shay Park
12.48
12.48
12.48
12.48
12.48
12.48
12.48
18.17
18.17
18.17
18.17
18.17
18.17
18.17
18.17
$40,000
Simcoe Bowling Green
1.26
1.26
1.26
1.26
1.26
1.26
1.26
1.26
1.26
1.26
1.26
1.26
1.26
1.26
1.26
$40,000
Lions Ball Park
13.42
13.42
13.42
13.42
13.42
13.42
13.42
13.42
13.42
13.42
13.42
13.42
13.42
13.42
13.42
$40,000
Col Stalker Park Cedar St.
9.29
9.29
9.29
9.29
9.29
9.29
9.29
9.32
9.32
9.32
9.32
9.32
9.32
9.32
9.32
$40,000
Kinsmen Park and Splash Pad
3.68
3.68
3.68
3.68
3.68
3.68
3.68
3.68
3.68
3.68
3.68
3.68
3.68
3.68
3.68
$40,000
Lift Bridge Park
1.53
1.53
1.53
1.53
1.53
1.53
1.53
1.53
1.53
1.53
1.53
1.53
1.53
1.53
1.53
$40,000
Percy Carter Park
1.46
1.46
1.46
1.46
1.46
1.46
1.46
1.46
1.46
1.46
1.46
1.46
1.46
1.46
1.46
$40,000
Westwood Acres Park
4.99
4.99
4.99
4.99
4.99
4.99
4.99
14.59
14.59
14.59
14.59
14.59
14.59
14.59
14.59
$40,000
Evergreen Heights Park
2.05
2.05
2.05
2.05
2.05
2.05
2.05
2.05
2.05
2.05
2.05
2.05
2.05
2.05
2.05
$40,000
Golden Gardens Park
1.83
1.83
1.83
1.83
1.83
1.83
1.83
1.83
1.83
1.83
1.83
1.83
1.83
1.83
1.83
$40,000
Watson & Associates Economists Ltd.
PAGE B-8
Table B-4 (Continued)
Historical Level of Service Calculation
Parks and Recreation Services - Parkland Development
Acres of Parkland
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/Acre)
Simson Park
0.74
0.74
0.74
0.74
0.74
0.74
0.74
0.74
0.74
0.74
0.74
0.74
0.74
0.74
0.74
$40,000
Freeman Park
0.54
0.54
0.54
0.54
0.54
0.54
0.54
0.56
0.56
0.56
0.56
0.56
0.56
0.56
0.56
$40,000
CrestLynn Park
3.21
3.21
3.21
3.21
3.21
3.21
3.21
3.22
3.22
3.22
3.22
3.22
3.22
3.22
3.22
$40,000
Briarwood Acres Park
3.58
3.58
3.58
3.58
3.58
3.58
3.58
3.59
3.59
3.59
3.59
3.59
3.59
3.59
3.59
$40,000
Ashton Park
0.86
0.86
0.86
0.86
0.86
0.86
0.86
0.86
0.86
0.86
0.86
0.86
0.86
0.86
0.86
$40,000
Waterworks
2.92
2.92
2.92
2.92
2.92
2.92
2.92
2.92
2.92
2.92
2.92
2.92
2.92
2.92
2.92
$40,000
Patterson Parkette
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
$40,000
Memorial Ball Diamond
7.59
7.59
7.59
7.59
7.59
7.59
7.59
7.59
7.59
7.59
7.59
7.59
7.59
7.59
7.59
$40,000
James St Horticulture Bed
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
0.22
$40,000
Waterford Bridge Parkette
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
$40,000
Waterford Downtown Parkette
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
0.15
$40,000
Bloomsberg Island Park
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
0.59
$40,000
Mill Pond Parkette
0.30
0.30
0.30
0.30
0.30
0.30
0.30
0.30
0.30
0.30
0.30
0.30
0.30
0.30
0.30
$40,000
Waterford Lions Park
0.35
0.35
0.35
0.35
0.35
0.35
0.35
4.43
4.43
4.43
4.43
4.43
4.43
4.43
4.43
$40,000
Waterford Centennial Park
4.03
4.03
4.03
4.03
4.03
4.03
4.03
4.03
4.03
4.03
4.03
4.03
4.03
4.03
4.03
$40,000
Shadow Lake Park (Incl. Blue Line Mill Parkette)
68.74
68.74
68.74
68.74
68.74
68.74
68.74
68.74
68.74
68.74
68.74
68.74
68.74
68.74
68.74
$40,000
Cottonwood St Park
0.69
0.69
0.69
0.69
0.69
0.69
0.69
0.69
0.69
0.69
0.69
0.69
0.69
0.69
0.69
$40,000
Lynndale Heights Park
8.13
8.13
8.13
8.13
8.13
8.13
8.13
8.13
8.13
8.13
8.13
8.13
8.13
8.13
8.13
$40,000
Port Rowan Community Park
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
1.93
$40,000
Cairn Parkette Port Rowan
0.35
0.35
0.35
0.35
0.35
0.35
0.35
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
$40,000
Harvest Glen Park
5.96
5.96
5.96
5.96
5.96
5.96
5.96
5.99
5.99
5.99
5.99
5.99
5.99
5.99
5.99
$40,000
Yin Park
2.74
2.74
2.74
2.74
2.74
2.74
2.74
2.74
2.74
2.74
2.74
2.74
2.74
2.74
2.74
$40,000
Somerset Park
9.24
9.24
9.24
9.24
9.24
9.24
9.24
9.24
9.24
9.24
9.24
9.24
9.24
9.24
9.24
$40,000
Pleasant Trail Park
3.21
3.21
3.21
3.21
3.21
3.21
3.21
3.21
3.21
3.21
3.21
3.21
3.21
3.21
3.21
$40,000
Inglewood Pond Park
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.72
0.72
$40,000
Port Dover Sportspark
-
1.56
1.56
1.56
1.56
1.56
1.56
2.84
2.84
2.84
2.84
2.84
2.84
2.84
2.84
$40,000
Hawtrey Forest Park
-
-
-
-
-
-
-
-
-
2.79
2.79
2.79
2.79
2.79
2.79
$40,000
Teeterville Park
-
-
-
-
-
-
-
-
-
-
-
-
-
-
0.40
$40,000
Total
588.36
589.92
589.92
589.92
589.92
589.92
594.29
637.23
637.23
640.02
634.21
634.21
634.21
690.05
701.34
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
0.009
0.009
0.009
0.009
0.009
0.009
0.009
0.010
0.010
0.010
0.009
0.009
0.009
0.010
0.010
15 Year Average
2011 to 2025
Quantity Standard
0.0094
Quality Standard
$33,146
Service Standard
$312
D.C. Amount (before deductions)
10 Year
Forecast Population
6,676
$ per Capita
$312
Eligible Amount
$2,080,041
Watson & Associates Economists Ltd.
PAGE B-9
Table B-5
Historical Level of Service Calculation
Parks and Recreation Services - Parkland Amenities
Number of Parkland Amenities
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/item)
SOCCER FIELDS
Courtland Lions Community Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$220,000
Langton Lions Athletic Park
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$220,000
Lynndale Heights Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$220,000
Win-Del Park
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$220,000
McLaughlin Sports Park
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$220,000
Port Dover Lions
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$220,000
Simcoe Youth Soccer Park
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
$220,000
BALL DIAMONDS
Wind-Del Community Park
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$220,000
Thompson Memorial Park, Vittoria
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$220,000
St. Williams Lions Park
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$220,000
Audrey S. Hellyer Ball Park -
Waterford
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$220,000
Harry Misner Memerial Park - Port
Dover
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$220,000
Port Dover Kinsmen Ball Park
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$220,000
Simcoe Lions Park
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$220,000
Stalker Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$220,000
Courtland Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$220,000
Langton Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$220,000
Simcoe Memorial Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$220,000
Walsingham
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$220,000
Delhi Arena Diamond
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$220,000
Delcrest Park, Delhi
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$220,000
Kinsmen Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$220,000
SKATEBOARD PARKS
Port Rowan Skateboard Park
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$250,000
Waterford Skateboard Park
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$700,000
Port Dover Skateboard Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$700,000
PLAYGROUNDS
Wind-Del Community Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$256,875
Delcrest Park, Delhi
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$234,000
Delhi Lion's Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$215,000
Pinehurst Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$158,000
Turkey Point Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$256,875
Thompson Memorial Park, Vittoria
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$256,875
Fairview Heights Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$154,000
Lynndale Heights Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$102,000
Kinsmen Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$123,300
Watson & Associates Economists Ltd.
PAGE B-10
Table B-5 (Continued)
Historical Level of Service Calculation
Parks and Recreation Services - Parkland Amenities
Number of Parkland Amenities
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/item)
Golden Gardens
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$215,000
Stalker Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$256,875
Crestlynn Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$234,000
Teeterville Community Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$50,000
Bills Corners
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$234,000
Courtland Lions
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$234,000
Kinsmen Park, Port Dover
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$256,875
St. Williams Lions
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$125,000
Lakeview Park, Port Dover
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$128,438
Oakwood, Port Dover
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$128,438
Woodhouse Acres, Port Dover
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$125,000
Waterford Lions
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$256,875
Ashton, Simcoe
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$234,000
Briarwood, Simcoe
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$234,000
Evergreen Heights, Simcoe
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$234,000
Patterson, Simcoe
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$256,875
Simson, Simcoe
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$256,875
Waterworks, Simcoe
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$256,875
Wellington, Simcoe
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$121,000
Westwood Acres, Simcoe
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$265,000
Yin Park, Waterford
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$256,875
Freeman Crescent, Simcoe
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$234,000
Bluegrass Estates
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$234,000
Port Rowan Watertower Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$256,875
Simcoe Lions Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$256,875
COURTS
Lit Tennis / Pickleball
Thompson Memorial Park, Vittoria
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$143,850
Waterford (50/50 with high school
single court)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$250,000
Langton
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$119,875
Courtland
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$250,000
Port Rowan
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$250,000
Turkey Point Park
-
-
-
-
-
-
-
-
-
-
-
-
-
-
2
$88,000
Talbot - Percy Carter
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$250,000
Port Dover Sports Park
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$225,000
Unlit Tennis / Pickleball
Wind-Del Community Park
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$200,000
St. Williams Lions Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$200,000
Pinehurst Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$359,625
Watson & Associates Economists Ltd.
PAGE B-11
Table B-5 (Continued)
Historical Level of Service Calculation
Parks and Recreation Services - Parkland Amenities
Number of Parkland Amenities
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/item)
Stalker Park
2
2
2
-
-
-
-
-
-
-
-
-
-
-
-
$100,000
Westwood Acres
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$359,625
Audrey S. Hellyer Park - 2 Courts
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$359,625
Crestlynn Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$135,000
Volleyball Court
Turkey Point Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$51,375
Win-Del Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$51,375
Port Rowan Optimist Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$51,375
Basketball
Lynndale Heights
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$256,875
Lingwood
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$128,438
Thorncliffe Park Briarwood
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$51,000
Percy Carter Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Delhi Lion's Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$256,875
Turkey Point Park - Courts
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$50,000
Fairview Park, Delhi
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$256,875
Delcrest Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$256,875
WATER PLAY FACILITIES
Delhi Kinsmen Pool and Splash
Pad
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$5,651,250
Simcoe Kinsmen Splash Pad
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$125,000
DOG PARKS
Audrey S. Hellyer Park, Waterford
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$30,825
Port Dover Kinsmen Park
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$30,825
Port Rowan Community Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$30,825
SPECIAL FACILITIES
Delhi
Delhi Community Centre Arena
Pavilion
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$328,800
Picnic Pavilion, Quance Property
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$100,000
Storage Building, Quance
Property
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Storage Building McLaughlin
Sports Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$600,000
Refreshment Booth/Comfort
Station, Vittoria
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Dressing Rooms, McLaughlin
Sports Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,431,800
Storage Building, Thompson Park,
Vittoria
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Watson & Associates Economists Ltd.
PAGE B-12
Table B-5 (Continued)
Historical Level of Service Calculation
Parks and Recreation Services - Parkland Amenities
Number of Parkland Amenities
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/item)
Picnic Pavilion, Vittoria Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Dressing Rooms, Win'dell Park,
Windham Centre
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,000,000
Storage Building, Win'dell Park,
Windham Centre
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Storage and P.A. Booth, Win'dell
Park, Windham Centre
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Storage/Washrooms/Pavilion/Refr
eshment Booth, St. Williams Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$750,000
Baseball Scoreboards
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
$15,000
Picnic Pavillion Turkey Point
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$411,000
Memorial Park Gazebo, Delhi
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$150,000
Norfolk
Workshop/Daycare, Langton
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,500,000
Changeroom, Langton
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$250,000
Picnic Pavilion, Langton
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$154,125
Washrooms/Changeroom,
Courtland
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$250,000
Pavilion, Courtland
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$250,000
Picnic Pavilion, Port Rowan
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Washrooms, Lion's Park, Port
Rowan
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$250,000
Washrooms/Changeroom,
Walsingham
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$250,000
Nanticoke
Beach Washrooms, Port Dover
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$500,000
Storage Building, Arena Park,
Port Dover
1
1
1
-
-
-
-
-
-
-
-
-
-
-
-
$150,000
Batting Cage, Kinsmen Park, Port
Dover
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Parks Department Storage
Building, Waterford
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$500,000
Gazebo Lions Park, Waterford
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Bandshell Powell Park, Port Dover
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$51,375
Port Dover Kinsmen Pavilion
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$222,659
Elmer Lewis Parkette, Port Dover
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$250,000
Simcoe
Lighthouse, Norfolk Street
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$250,000
Storage Building, Colborne Street
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Fountain, Wellington Park
1
1
1
-
-
-
-
-
-
-
-
-
-
-
-
$36,300
Watson & Associates Economists Ltd.
PAGE B-13
Table B-5 (Continued)
Historical Level of Service Calculation
Parks and Recreation Services - Parkland Amenities
Number of Parkland Amenities
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/item)
Equipment Storage, Pond Street
1
1
1
1
1
1
1
1
1
1
1
1
1
-
-
$437,100
Storage/Bleachers, Lion's Park,
Davis Street
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$240,000
Picnic Pavilion, Lion's Park, Davis
Street
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Chapel
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$400,000
Windmill
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Picnic Pavilion, Kinsmen Park,
Talbot Street North
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$10,275
Lawn Bowling Clubhouse and
Storage
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$700,000
Batting Cage Simcoe Lion's Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Batting Cage Simcoe Memorial
Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Additional Infrastructure
Optimst Park Rowan Pavilion
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$150,000
Tourist Booth, Port Rowan
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$250,000
Washroom Trailer
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$125,000
Wind-Del Park Disc Golf Course
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$50,000
Total
169
170
171
167
168
168
170
170
170
170
170
171
173
172
176
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
0.003
0.003
0.003
0.003
0.003
0.003
0.003
0.003
0.003
0.003
0.003
0.003
0.003
0.002
0.003
15 Year Average
2011 to 2025
Quantity Standard
0.0026
Quality Standard
$253,715
Service Standard
$660
D.C. Amount (before deductions)
10 Year
Forecast Population
6,676
$ per Capita
$660
Eligible Amount
$4,403,890
Watson & Associates Economists Ltd.
PAGE B-14
Table B-6
Historical Level of Service Calculation
Parks and Recreation Services - Trails
Linear KM of Trails
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/ Linear
Kilometre)
Total Trail Network
39.20
39.20
39.20
39.20
39.20
39.20
39.20
58.30
58.30
58.30
58.30
58.30
58.30
58.30
61.30
$150,000
Total
39
39
39
39
39
39
39
58
58
58
58
58
58
58
61
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
15 Year Average
2011 to 2025
Quantity Standard
0.0007
Quality Standard
$159,571
Service Standard
$112
D.C. Amount (before deductions)
10 Year
Forecast Population
6,676
$ per Capita
$112
Eligible Amount
$745,709
Watson & Associates Economists Ltd.
PAGE B-15
Table B-7
Historical Level of Service Calculation
Parks and Recreation Services - Vehicles and Equipment
Number of Vehicles and Equipment
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/Vehicle)
Licensed Vehicles
Lowbed
3
3
3
3
3
3
3
3
3
3
3
3
3
5
5
$140,000
Pick-up Trucks
1
1
1
2
2
4
4
4
6
6
6
6
7
7
7
$60,000
SUV
-
-
-
-
-
-
-
-
-
-
-
-
-
-
2
$40,000
Trailers
8
8
8
8
8
9
10
10
10
10
10
10
10
11
13
$15,000
Vans
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$40,000
Unlicensed Equipment
Backhoe
1
1
1
1
1
1
2
2
2
1
1
1
1
1
1
$260,000
Chippers
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$105,000
Fork Lifts
1
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$100,000
Graders
1
1
1
1
1
1
1
1
-
-
-
-
-
-
-
$260,000
Ice Resurfacer
6
6
6
6
6
6
6
6
6
6
5
5
5
5
5
$220,000
Motors
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,000
Mowers
8
7
8
10
12
11
11
12
12
14
14
13
15
16
16
$45,000
Sweeper
1
1
1
1
1
1
1
1
1
1
2
2
1
1
1
$100,000
Tractors
10
9
9
9
8
6
7
7
5
5
5
8
9
9
9
$55,000
UTV
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$15,000
Total
40
39
40
44
45
46
48
49
48
49
49
51
54
58
62
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
0.001
15 Year Average
2011 to 2025
Quantity Standard
0.0007
Quality Standard
$78,571
Service Standard
$55
D.C. Amount (before deductions)
10 Year
Forecast Population
6,676
$ per Capita
$55
Eligible Amount
$367,180
Watson & Associates Economists Ltd.
PAGE B-16
Table B-8
Historical Level of Service Calculation
Parks and Recreation Services - Recreation Facilities
Sq.ft. of Facility Space
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with FF&E,
site works,
etc.
Arenas & Equipment
Delhi Community Centre and Arena,
1987
59,326
59,326
59,326
59,326
59,326
59,326
59,326
59,326
59,326
59,326
59,326
59,326
59,326
61,735
61,735
$499
$524
Arena Tricenturena Waterford Church
St., rebuilt 2003
62,100
62,100
62,100
62,100
62,100
62,100
62,100
62,100
62,100
62,100
62,100
62,100
62,100
64,023
64,023
$501
$526
Arena Port Dover St. George St.
55,732
55,732
55,732
55,732
55,732
55,732
55,732
55,732
55,732
55,732
55,732
55,732
55,732
58,029
58,029
$503
$528
Arena, Langton
33,662
33,662
33,662
33,662
33,662
33,662
33,662
33,662
33,662
33,662
33,662
33,662
33,662
35,010
35,010
$567
$596
Simcoe Recreation Centre, 1972, 1978,
2012
64,850
65,314
65,314
65,314
65,314
65,314
65,314
65,314
65,314
65,314
65,314
65,314
65,314
65,314
65,314
$870
$914
Talbot Gardens, 1947, 1993 (Simcoe)
70,337
70,337
70,337
70,337
70,337
70,337
70,337
70,337
70,337
70,337
70,337
70,337
70,337
70,337
70,337
$508
$534
Community Centres
Charlotteville Community Hall/ Walsh
Community Hall (1865)
4,718
4,718
4,718
4,718
4,718
4,718
4,718
4,718
4,718
4,718
4,718
4,718
4,718
-
-
$952
$1,050
Community Centre - Courtland, 1994
6,580
6,580
6,580
6,580
6,580
6,580
6,580
6,580
6,580
6,580
6,580
6,580
6,580
6,580
6,580
$952
$1,050
Courtland Scout Hall
4,690
4,690
4,690
4,690
4,690
4,690
4,690
4,690
4,690
4,690
4,690
4,690
4,690
4,690
4,690
$952
$1,050
Delhi Senior Citizens Centre/ Frienship
Centre
3,969
3,969
3,969
3,969
3,969
3,969
3,969
3,969
3,969
3,969
3,969
3,969
3,969
3,969
3,969
$952
$1,050
Community Centre - Langton, 1965,
1967, 1993
8,967
8,967
8,967
8,967
8,967
8,967
8,967
8,967
8,967
8,967
8,967
8,967
8,967
8,967
8,967
$952
$1,050
Langton Workshop & Daycare
7,800
7,800
7,800
7,800
7,800
7,800
7,800
7,800
7,800
7,800
7,800
7,800
7,800
7,800
7,800
$952
$1,050
Community Centre - P.D. Lions St.
George St. hall/kitchen/common space
14,905
14,905
14,905
14,905
14,905
14,905
14,905
14,905
14,905
14,905
14,905
14,905
14,905
14,905
14,905
$952
$1,050
Community Centre - P.D. Kinsmen
Scout hall/kitchenette
1,599
1,599
1,599
1,599
1,599
1,599
1,599
1,599
1,599
1,599
1,599
1,599
1,599
1,599
1,599
$929
$1,024
Community Centre - P.D. Kinsmen
clubhouse meeting room/kitchenette
1,468
1,468
1,468
1,468
1,468
1,468
1,468
1,468
1,468
1,468
1,468
1,468
1,468
1,468
1,468
$526
$579
Community Centre - Port Rowan, 1955
11,168
11,168
11,168
11,168
11,168
11,168
11,168
11,168
11,168
11,168
11,168
11,168
11,168
11,168
11,168
$952
$1,050
Community Centre - Walsingham, 1863
2,342
2,342
2,342
2,342
2,342
2,342
2,342
2,342
2,342
2,342
2,342
2,342
2,342
2,342
2,342
$952
$1,050
St. Williams and Area Community
Centre, reconstructed 1997
4,277
4,277
4,277
4,277
4,277
4,277
4,277
4,277
4,277
4,277
4,277
4,277
4,277
4,277
4,277
$952
$1,050
Women's Institute Hall Teeterville
4,399
4,399
4,399
4,399
4,399
4,399
4,399
4,399
4,399
4,399
4,399
4,399
4,399
4,399
4,399
$952
$1,050
Vittoria & District Community Centre,
1988
10,904
10,904
10,904
10,904
10,904
10,904
10,904
10,904
10,904
10,904
10,904
10,904
10,904
10,904
10,904
$952
$1,050
Vittoria & District Community Centre,
2009 Expansion
673
673
673
673
673
673
673
673
673
673
673
673
673
673
673
$952
$1,050
Vittoria Town Hall, 1870
2,527
2,527
2,527
2,527
2,527
2,527
2,527
2,527
2,527
2,527
2,527
2,527
2,527
2,527
2,527
$952
$1,050
Community Centre - Waterford Lions
Church St.
6,712
6,712
6,712
6,712
6,712
6,712
6,712
6,712
6,712
6,712
6,712
6,712
6,712
6,712
6,712
$952
$1,050
Adult Community Centre (Simcoe) -
VACANT
27,648
27,648
27,648
27,648
27,648
27,648
27,648
27,648
27,648
27,648
27,648
27,648
-
-
-
$159
$175
Watson & Associates Economists Ltd.
PAGE B-17
Table B-8 (Continued)
Historical Level of Service Calculation
Parks and Recreation Services - Recreation Facilities
Sq.ft. of Facility Space
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with FF&E,
site works,
etc.
Pools
Delhi Kinsmen Pool
3,664
3,664
3,664
3,664
3,664
3,664
3,664
3,664
3,664
3,664
3,664
3,664
3,664
3,664
3,664
$842
$884
Fieldhouses
Courtland
300
300
300
300
300
300
300
300
300
300
300
300
300
300
300
$265
$292
Delhi Sports Park
600
600
600
600
600
600
600
600
600
600
600
600
600
600
600
$265
$292
McLauglin Sports Park, Delhi
6,525
6,525
6,525
6,525
6,525
6,525
6,525
6,525
6,525
6,525
6,525
6,525
6,525
6,525
6,525
$265
$292
Langton Arena
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
$265
$292
Simcoe Memorial Park
916
916
916
916
916
916
916
916
916
916
916
916
916
916
916
$265
$292
Simcoe Lions Park
1,342
1,342
1,342
1,342
1,342
1,342
1,342
1,342
1,342
1,342
1,342
1,342
1,342
1,342
1,342
$265
$292
St. Williams
300
300
300
300
300
300
300
300
300
300
300
300
300
300
300
$265
$292
Thompson Park, Vittoria
2,130
2,130
2,130
2,130
2,130
2,130
2,130
2,130
2,130
2,130
2,130
2,130
2,130
2,130
2,130
$265
$292
Walsingham
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
$265
$292
Win-Del Park
2,103
2,103
2,103
2,103
2,103
2,103
2,103
2,103
2,103
2,103
2,103
2,103
2,103
2,103
2,103
$265
$292
Total
491,233
491,697
491,697
491,697
491,697
491,697
491,697
491,697
491,697
491,697
491,697
491,697
464,049
467,308
467,308
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
7.7757
7.7824
7.7578
7.7279
7.7188
7.6774
7.5928
7.4995
7.4438
7.3546
7.2854
7.1002
6.6183
6.6102
6.5234
15 Year Average
2011 to 2025
Quantity Standard
7.3645
Quality Standard
$666
Service Standard
$4,903
D.C. Amount (before deductions)
10 Year
Forecast Population
6,676
$ per Capita
$4,903
Eligible Amount
$32,730,759
Watson & Associates Economists Ltd.
PAGE B-18
Table B-9
Historical Level of Service Calculation
Library Services - Facilities
Square Feet of Building Area
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with FF&E,
site works,
etc.
Delhi
6,172
6,172
6,172
6,172
6,172
6,172
9,211
9,211
9,211
9,211
9,211
9,211
9,211
9,211
9,211
$900
$1,087
Waterford
6,982
6,982
6,982
6,982
6,982
6,982
6,982
6,982
6,982
6,982
6,982
6,982
6,982
6,982
6,982
$900
$1,087
Port Dover
4,320
4,320
4,320
8,800
8,800
8,800
8,800
8,800
8,800
8,800
8,800
8,800
8,800
8,800
8,800
$900
$1,087
Port Rowan
4,073
4,073
4,073
4,073
4,073
4,073
4,073
4,073
4,073
4,073
4,073
4,073
4,073
4,073
4,073
$900
$1,087
Simcoe
26,136
26,136
26,136
26,136
26,136
26,136
26,136
26,136
26,136
26,136
26,136
26,136
26,136
26,136
26,136
$900
$1,087
Total
47,683
47,683
47,683
52,163
52,163
52,163
55,202
55,202
55,202
55,202
55,202
55,202
55,202
55,202
55,202
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
0.7548
0.7547
0.7523
0.8198
0.8189
0.8145
0.8524
0.8420
0.8357
0.8257
0.8179
0.7971
0.7873
0.7808
0.7706
15 Year Average
2011 to 2025
Quantity Standard
0.8016
Quality Standard
$1,087
Service Standard
$871
D.C. Amount (before deductions)
10 Year
Forecast Population
6,676
$ per Capita
$871
Eligible Amount
$5,817,333
Watson & Associates Economists Ltd.
PAGE B-19
Table B-10
Historical Level of Service Calculation
Library Services - Collection Materials
No. of Collection Materials
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/item)
Books
158,221
171,469
131,335
148,120
137,272
125,406
115,018
116,247
115,859
102,113
108,923
96,137
115,309
112,222
104,593
$24
Audio/Visual
10,501
19,021
11,381
13,445
13,044
15,820
16,309
16,126
16,098
17,354
15,080
14,577
15,056
14,866
16,744
$29
Periodicals
4,663
4,663
4,663
4,492
3,403
4,084
4,288
4,016
3,335
2,791
2,382
2,246
2,042
1,872
3,097
$8
Database Subscriptions
7
7
10
10
10
36
26
28
31
45
45
48
46
51
48
$2,825
Catalogue Expense
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$17,396
E-Books & E-Audiobooks
2,487
2,542
2,599
2,657
2,716
2,776
2,838
2,901
2,965
3,031
3,099
3,167
3,238
3,439
3,439
$44
Total
175,880
197,703
149,989
168,725
156,446
148,123
138,480
139,319
138,289
125,335
129,530
116,176
135,692
132,451
127,922
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
2.784
3.129
2.367
2.652
2.456
2.313
2.138
2.125
2.094
1.875
1.919
1.678
1.935
1.874
1.786
15 Year Average
2011 to 2025
Quantity Standard
2.2082
Quality Standard
$25
Service Standard
$56
D.C. Amount (before deductions)
10 Year
Forecast Population
6,676
$ per Capita
$56
Eligible Amount
$371,653
Watson & Associates Economists Ltd.
PAGE B-20
Table B-11
Historical Level of Service Calculation
Ambulance Services - Facilities
Sq.ft. of Facilities
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2018
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with FF&E,
site works,
etc.
Culver Street, Simcoe
3,432
3,432
3,432
3,432
3,432
3,432
3,432
3,432
3,432
3,432
3,432
3,432
3,432
3,432
3,432
$280
$662
New Station, Delhi
2,340
2,340
2,340
2,340
2,340
2,340
2,340
2,340
2,340
2,340
2,340
2,340
2,340
2,340
2,340
$280
$662
Port Rowan - Hwy #59
2,969
2,969
2,969
2,969
2,969
2,969
2,969
2,969
2,969
2,969
2,969
2,969
2,969
2,969
2,969
$280
$662
Firehall, Langton
1,252
1,252
1,252
1,252
1,252
1,252
1,252
1,252
1,252
1,252
1,252
1,252
1,252
1,252
1,252
$280
$662
Port Dover Base
2,960
2,960
2,960
2,960
2,960
2,960
2,960
2,960
2,960
2,960
2,960
2,960
2,960
2,960
2,960
$280
$662
Firehall, Waterford
2,138
2,138
2,138
2,138
2,138
2,138
2,138
2,138
2,138
2,138
2,138
2,138
2,138
2,138
2,138
$280
$662
Delhi Administration Building
(Ambulance's Share)
-
-
-
-
-
-
-
-
-
-
5,019
5,019
5,019
5,019
5,019
$280
$662
Total
15,091
15,091
15,091
15,091
15,091
15,091
15,091
15,091
15,091
15,091
20,110
20,110
20,110
20,110
20,110
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
0.239
0.239
0.238
0.237
0.237
0.236
0.233
0.230
0.229
0.226
0.298
0.290
0.287
0.285
0.281
15 Year Average
2011 to 2025
Quantity Standard
0.2522
Quality Standard
$662
Service Standard
$167
D.C. Amount (before deductions)
10 Year
Forecast Population
6,676
$ per Capita
$167
Eligible Amount
$1,114,692
Watson & Associates Economists Ltd.
PAGE B-21
Table B-12
Historical Level of Service Calculation
Ambulance Services - Vehicles and Equipment
Number of Vehicles and Equipment
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/Vehicle)
Ambulances
Type 3 with Stretcher
11
11
11
11
11
11
11
11
11
11
11
11
11
11
11
$390,000
Other Vehicles
Remote Access Vehicle
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$170,000
Remote Access Vehicle Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$20,000
Emergency Response Vehicle - Command
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$140,000
Emergency Response Vehicle - Responder
-
-
-
-
-
-
-
-
-
-
-
-
-
-
2
$140,000
Emergency Response Vehicle - Responder
(Duty Officer)
3
3
3
3
3
3
3
4
4
4
4
4
4
4
4
$155,000
Emergency Support Vehicle - Support (Mass
Casualty)
-
-
-
-
-
-
-
-
-
1
1
2
2
2
2
$140,000
Golf Cart
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$56,000
Equipment
Equipment (per Uniformed Paramedic)
77
81
84
88
91
95
98
98
98
98
99
99
99
104
111
$1,200
Defibrillator
15
15
15
15
15
15
15
15
15
15
19
19
19
19
19
$40,000
Total
109
113
116
120
123
127
131
132
132
133
138
139
139
144
153
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
0.002
0.002
0.002
0.002
0.002
0.002
0.002
0.002
0.002
0.002
0.002
0.002
0.002
0.002
0.002
15 Year Average
2011 to 2025
Quantity Standard
0.0019
Quality Standard
$48,021
Service Standard
$91
D.C. Amount (before deductions)
10 Year
Forecast Population
6,676
$ per Capita
$91
Eligible Amount
$609,118
Watson & Associates Economists Ltd.
PAGE B-22
Table B-13
Historical Level of Service Calculation
Services Related to a Highway - Roads
Lane KM of Roads
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/km)
Arterial - Rural
Surface Treated - 2 lanes
180.55
180.55
180.55
180.55
180.55
180.55
180.55
180.55
180.55
180.55
180.55
180.55
180.55
180.55
180.55
$485,109
Asphalt - 2 lanes
761.26
761.26
761.26
761.26
761.26
761.26
761.26
761.26
761.26
761.26
761.26
761.26
761.26
761.26
761.26
$611,787
Asphalt - 3 lanes
0.48
0.48
0.48
0.48
0.48
0.48
0.48
0.48
0.48
0.48
0.48
0.48
0.48
0.48
0.48
$504,224
Arterial - Semi-urban
Surface Treated - 2 lanes
4.42
4.42
4.42
4.42
4.42
4.42
4.42
4.42
4.42
4.42
4.42
4.42
4.42
4.42
4.42
$1,179,232
Asphalt - 2 lanes
61.84
61.84
61.84
61.84
61.84
61.84
61.84
61.84
61.84
61.84
61.84
61.84
61.84
61.84
61.84
$1,108,396
Asphalt - 3 lanes
2.03
2.03
2.03
2.03
2.03
2.03
2.03
2.03
2.03
2.03
2.03
2.03
2.03
2.03
2.03
$749,443
Arterial - Urban
Asphalt - 2 lanes
71.39
71.39
71.39
71.39
71.39
71.39
71.39
71.39
71.39
71.39
71.39
71.39
71.39
71.39
71.39
$894,985
Asphalt - 3 lanes
1.16
1.16
1.16
1.16
1.16
1.16
1.16
1.16
1.16
1.16
1.16
1.16
1.16
1.16
1.16
$843,819
Asphalt - 4 lanes
39.40
39.40
39.40
39.40
39.40
39.40
39.40
39.40
39.40
39.40
39.40
39.40
39.40
39.40
39.40
$722,755
Asphalt - 5 lanes
0.74
0.74
0.74
0.74
0.74
0.74
0.74
0.74
0.74
0.74
0.74
0.74
0.74
0.74
0.74
$633,247
Collector - Rural
Surface Treated - 2 lanes
6.15
6.15
6.15
6.15
6.15
6.15
6.15
6.15
6.15
6.15
6.15
6.15
6.15
6.15
6.15
$491,817
Asphalt - 2 lanes
15.89
15.89
15.89
15.89
15.89
15.89
15.89
15.89
15.89
15.89
15.89
15.89
15.89
15.89
15.89
$629,908
Collector - Semi-urban
Asphalt - 2 lanes
1.19
1.19
1.19
1.19
1.19
1.19
1.19
1.19
1.19
1.19
1.19
1.19
1.19
1.19
1.19
$1,149,910
Collector - Urban
Asphalt - 2 lanes
43.27
43.27
43.27
43.27
43.27
43.27
43.27
43.27
43.27
43.27
43.27
43.27
43.27
43.27
43.27
$828,550
Asphalt - 4 lanes
2.09
2.09
2.09
2.09
2.09
2.09
2.09
2.09
2.09
2.09
2.09
2.09
2.09
2.09
2.09
$745,233
Total
1,192
1,192
1,192
1,192
1,192
1,192
1,192
1,192
1,192
1,192
1,192
1,192
1,192
1,192
1,192
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
15 Year Average
2011 to 2025
Quantity Standard
0.0180
Quality Standard
$650,763
Service Standard
$11,714
D.C. Amount (before deductions)
Buildout
Forecast Population
25,138
$ per Capita
$11,714
Eligible Amount
$294,459,745
Watson & Associates Economists Ltd.
PAGE B-23
Table B-14
Historical Level of Service Calculation
Services Related to a Highway - Bridges and Culverts
Number of Bridges and Culverts
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/item)
Bridges
125
124
124
124
124
124
124
124
124
124
124
124
124
124
124
$1,200,300
Culverts
116
115
115
115
115
115
115
115
115
115
115
115
115
115
115
$401,300
Pedestrian Bridges
18
18
18
18
18
18
18
18
18
18
18
19
19
19
19
$438,000
Total
259
257
257
257
257
257
257
257
257
257
257
258
258
258
258
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
0.0041
0.0041
0.0041
0.0040
0.0040
0.0040
0.0040
0.0039
0.0039
0.0038
0.0038
0.0037
0.0037
0.0036
0.0036
15 Year Average
2011 to 2025
Quantity Standard
0.0039
Quality Standard
$787,659
Service Standard
$3,072
D.C. Amount (before deductions)
Buildout
Forecast Population
25,138
$ per Capita
$3,072
Eligible Amount
$77,220,668
Watson & Associates Economists Ltd.
PAGE B-24
Table B-15
Historical Level of Service Calculation
Services Related to a Highway - Public Works Facilities
Sq.ft. of Public Works Facilities
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with FF&E,
site works,
etc.
3090 Highway 59 (13.89 acres)
Sand Dome
4,800
4,800
4,800
4,800
4,800
4,800
4,800
4,800
4,800
4,800
4,800
4,800
4,800
4,800
4,800
$100
$110
Salt Dome
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
$100
$110
1630 County Road 45 (13.29 acres)
Admin/Operations Bldg
13,440
13,440
13,440
13,440
13,440
13,440
13,440
13,440
13,440
13,440
13,440
13,440
13,440
13,440
13,440
$600
$662
4329 Highway 59 (12.12 acres)
Admin/Operations Bldg
4,587
4,587
4,587
4,587
4,587
4,587
4,587
4,587
4,587
4,587
4,587
4,587
4,587
4,587
4,587
$500
$551
Storage Dome
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
$100
$110
340 Argyle Ave (2.28 acres)
Admin/Operations Bldg
8,027
8,027
8,027
8,027
8,027
8,027
8,027
8,027
8,027
8,027
8,027
8,027
8,027
8,027
8,027
$600
$662
Storage Building
4,500
4,500
4,500
4,500
4,500
4,500
4,500
4,500
4,500
4,500
4,500
4,500
4,500
4,500
4,500
$100
$110
Storage Dome
6,700
6,700
6,700
6,700
6,700
6,700
6,700
6,700
6,700
6,700
6,700
6,700
6,700
6,700
6,700
$100
$110
568 Queensway West (9.92 acres)
Salt Dome
7,800
7,800
7,800
7,800
7,800
7,800
7,800
7,800
7,800
7,800
7,800
7,800
7,800
7,800
7,800
$100
$110
Salt Dome
2,900
2,900
2,900
2,900
2,900
2,900
2,900
2,900
2,900
2,900
2,900
2,900
2,900
2,900
2,900
$100
$110
8 Schellburg Ave (2.96 acres)
Admin/Operations Bldg
17,506
17,506
17,506
17,506
17,506
17,506
17,506
17,506
17,506
17,506
17,506
17,506
17,506
17,506
17,506
$600
$662
Salt Dome
6,600
6,600
6,600
6,600
6,600
6,600
6,600
6,600
6,600
6,600
6,600
6,600
6,600
6,600
6,600
$100
$110
Storage Building
1,630
1,630
1,630
1,630
1,630
1,630
1,630
1,630
1,630
1,630
1,630
1,630
1,630
1,630
1,630
$100
$110
984 Charlotteville Rd 7 (1.17 acres)
Salt Dome
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
$100
$110
591 Norfolk Street S (9.64 acres)
Admin/Operations Bldg
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
$600
$662
Storage Bldg
5,400
5,400
5,400
5,400
5,400
5,400
5,400
5,400
5,400
5,400
5,400
5,400
5,400
5,400
5,400
$100
$110
Storage Bldg
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
$100
$110
Storage Bldg
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
$100
$110
Salt Dome
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
$100
$110
Salt Dome
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
$100
$110
1355 Thompson Rd (2.94 acres)
Admin/Operations Bldg
4,000
7,969
7,969
7,969
7,969
7,969
7,969
7,969
7,969
7,969
7,969
7,969
7,969
7,969
7,969
$600
$662
Storage Bldg
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
2,500
$100
$110
Storage Bldg
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
$110
Salt Dome
6,200
6,200
6,200
6,200
6,200
6,200
6,200
6,200
6,200
6,200
6,200
6,200
6,200
6,200
6,200
$100
$110
474 Concession 5 Townsend (10.16 acres)
Salt Dome
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
$100
$110
Salt Shed
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
$100
$110
Total
142,690
146,659
146,659
146,659
146,659
146,659
146,659
146,659
146,659
146,659
146,659
146,659
146,659
146,659
146,659
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
2.2586
2.3213
2.3139
2.3050
2.3023
2.2899
2.2647
2.2369
2.2203
2.1937
2.1730
2.1178
2.0917
2.0745
2.0473
15 Year Average
2011 to 2025
Quantity Standard
2.2141
Quality Standard
$315
Service Standard
$697
D.C. Amount (before deductions)
Buildout
Forecast Population
25,138
$ per Capita
$697
Eligible Amount
$17,524,957
Watson & Associates Economists Ltd.
PAGE B-25
Table B-16
Historical Level of Service Calculation
Services Related to a Highway - Public Works Vehicles and Equipment
Number of Vehicles and Equipment
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/Vehicle)
Licensed Vehicles
Asphalt Hotbox
-
-
-
-
-
-
-
-
-
-
-
-
-
2
2
$60,000
Float
1
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$60,000
Lowbed
-
-
-
-
2
2
2
2
2
5
5
8
8
10
11
$180,000
Pick-up Trucks
1
1
1
1
2
3
3
3
7
10
13
17
24
27
27
$60,000
Single Axle
-
-
2
3
3
3
3
3
3
7
7
7
7
7
10
$405,000
Speed Camera
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$15,000
Sweeper
-
1
1
1
1
1
1
2
2
2
2
3
3
3
3
$580,000
Tandem Axle
17
17
17
17
18
19
19
19
19
19
23
25
23
21
29
$460,000
Trailers
1
1
1
1
1
2
2
2
2
2
2
2
2
2
4
$15,000
Unlicensed Equipment
Backhoe
5
4
4
3
3
4
4
5
5
5
5
4
5
5
5
$260,000
Chip Spreader
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$220,000
Chippers
6
5
5
4
3
3
3
3
3
3
3
4
4
4
4
$105,000
Choppers
-
-
-
-
-
1
1
1
2
2
2
3
4
4
5
$600,000
Graders
7
7
7
8
8
6
6
6
5
5
5
6
5
5
5
$300,000
Loaders
12
11
11
12
12
11
12
14
16
16
13
11
10
10
10
$300,000
Rollers
5
5
5
4
4
2
2
2
2
2
2
2
2
2
2
$200,000
Tractors
2
1
1
1
1
1
1
1
1
1
2
2
1
1
1
$200,000
Widener
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$95,000
Total
59
57
59
59
62
62
63
67
74
84
89
99
103
108
123
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
0.0009
0.0009
0.0009
0.0009
0.0010
0.0010
0.0010
0.0010
0.0011
0.0012
0.0013
0.0014
0.0015
0.0015
0.0017
15 Year Average
2011 to 2025
Quantity Standard
0.0012
Quality Standard
$280,992
Service Standard
$337
D.C. Amount (before deductions)
Buildout
Forecast Population
25,138
$ per Capita
$337
Eligible Amount
$8,476,282
Watson & Associates Economists Ltd.
PAGE B-26
Table B-17
Historical Level of Service Calculation
Services Related to a Highway - Sidewalks
KM of Sidewalks
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/km)
Arterial Roads
56
56
56
56
56
56
56
56
56
56
56
56
56
56
56
$150,000
Collector Roads
32
32
32
32
32
32
32
32
32
32
32
32
32
32
32
$150,000
Total
88
88
88
88
88
88
88
88
88
88
88
88
88
88
88
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
0.0014
0.0014
0.0014
0.0014
0.0014
0.0014
0.0014
0.0013
0.0013
0.0013
0.0013
0.0013
0.0013
0.0012
0.0012
15 Year Average
2011 to 2025
Quantity Standard
0.0013
Quality Standard
$153,900
Service Standard
$200
D.C. Amount (before deductions)
Buildout
Forecast Population
25,138
$ per Capita
$200
Eligible Amount
$5,029,360
Watson & Associates Economists Ltd.
PAGE B-27
Table B-18
Historical Level of Service Calculation
Services Related to a Highway - Traffic Signals
Number of Traffic Signals
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
2026 Value
($/item)
Full Signals
30
30
30
30
30
30
30
30
30
30
30
30
30
30
30
$250,000
Intersection Pedestrian Signals
1
1
1
1
1
1
1
1
1
1
1
2
2
2
2
$175,000
Overhead Pedestrian Crossing
-
-
-
-
-
-
-
-
-
3
3
6
6
6
6
$110,000
Total
31
31
31
31
31
31
31
31
31
34
34
38
38
38
38
Population
63,175
63,181
63,381
63,626
63,701
64,045
64,758
65,564
66,055
66,856
67,491
69,251
70,116
70,695
71,636
Per Capita Standard
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
15 Year Average
2011 to 2025
Quantity Standard
0.0005
Quality Standard
$239,740
Service Standard
$120
D.C. Amount (before deductions)
Buildout
Forecast Population
25,138
$ per Capita
$120
Eligible Amount
$3,013,292
Watson & Associates Economists Ltd.
PAGE C-1
Appendix C
Long-Term Capital and
Operating Cost Examination
Watson & Associates Economists Ltd.
PAGE C-2
Appendix C: Long-Term Capital and Operating
Cost Examination
As a requirement of the D.C.A., as amended, under subsection 10 (2) (c), an analysis
must be undertaken to assess the long-term capital and operating cost impacts for the
capital infrastructure projects identified within the development charge. As part of this
analysis, it was deemed necessary to isolate the incremental operating expenditures
directly associated with these capital projects, factor in cost savings attributable to
economies of scale or cost sharing where applicable and prorate the cost on a per unit
basis (i.e., sq.ft. of building space, per vehicle, etc.). This was undertaken through a
review of the County's 2024 Financial Information Return.
In addition to the operational impacts, over time the initial capital projects will require
replacement. This replacement of capital is often referred to as lifecycle cost. By
definition, lifecycle costs are all the costs which are incurred during the life of a physical
asset, from the time its acquisition is first considered to the time it is taken out of service
for disposal or redeployment. The method selected for lifecycle costing is the
reinvestment rate method, which estimates an annual lifecycle funding amount based
on the expected useful life of an asset and any capital renewal needs throughout its
useful life. It is assumed that this annual lifecycle funding amount will be contributed
annually and invested so that those funds will cover the capital lifecycle costs
associated with the asset.
Table C-1 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 County
program expenditures will increase with growth in population, the costs associated with
the new infrastructure (i.e., facilities) would be delayed until the time these works are in
place.
Watson & Associates Economists Ltd.
PAGE C-3
Table C-1
Norfolk County
Operating and Capital Expenditure Impacts for Future Capital Expenditures
SERVICE
INCREMENTAL
OPERATING
EXPENDITURES
INCREMENTAL
LIFECYCLE
EXPENDITURES
TOTAL ANNUAL
EXPENDITURES
Services Related to a Highway
4,906,506.99
8,076,686
12,983,193
Fire Protection Services
980,937.61
396,995
1,377,933
Parks and Recreation Services
1,285,438.91
1,001,420
2,286,859
Library Services
285,881.47
154,883
440,764
Ambulance Services
7,058,755.66
54,639
7,113,395
Water Services
1,904,858.66
4,036,467
5,941,325
Wastewater Services
1,909,226.59
2,722,764
4,631,991
Total
$18,331,606
$16,443,854
$34,775,459
Watson & Associates Economists Ltd.
PAGE D-1
Appendix D
Asset Management Plan
Watson & Associates Economists Ltd.
PAGE D-2
Appendix D: Asset Management Plan
The recent changes to the Development Charges Act, 1997, as amended (D.C.A.) (new
subsection 10 (2) (c.2)) require that the background study must include an asset
management plan (A.M.P.) related to new infrastructure. Section 10 (3) of the D.C.A.
provides:
"The asset management plan shall,
(a) deal with all assets whose capital costs are proposed to be
funded under the development charge by-law;
(b) demonstrate that all the assets mentioned in clause (a) are
financially sustainable over their full life cycle;
(c)
contain any other information that is prescribed; and
(d) be prepared in the prescribed manner."
In regard to the above, section 8 of the regulations was amended to include subsections
(2), (3), and (4) which set out specific detailed requirements for transit (only). For all
services except transit, there are no prescribed requirements at this time, thus requiring
the municipality to define the approach to include in the background study.
At a broad level, the A.M.P. provides for the long-term investment in an asset over its
entire useful life along with the funding. The schematic below identifies the costs for an
asset throughout its entire lifecycle. For growth-related works, the majority of initial
capital costs will be funded by the D.C. Non-growth-related expenditures will then be
funded from non-D.C. revenues as noted below. During the useful life of the asset, there
will be 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 were to be completed by 2022 for core municipal services and
2024 for all other services. The amendments to the D.C.A. do not require municipalities
to complete these A.M.P.s (required under I.J.P.A.) for the D.C. background study,
rather the D.C.A. requires that the D.C. background study include information to show
the assets to be funded by the D.C. are sustainable over their full lifecycle.
Watson & Associates Economists Ltd.
PAGE D-3
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
New Assets
Replacement Assets
Reserves/Reserve Funds
Debentures
User Fees
Grants
Other
Proceeds on Disposal
Funding of Disposal /
Decommissioning Costs
Operating Budget
Financing Methods
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
In 2012, the Province developed Building Together: Guide for municipal asset
management plans which outlines the key elements for an A.M.P., as follows:
State of local infrastructure: asset types, quantities, age, condition, financial
accounting valuation and replacement cost valuation.
Desired levels of service: defines levels of service through performance measures
and discusses any external trends or issues that may affect expected levels of service
or the municipality's ability to meet them (for example, new accessibility standards,
climate change impacts).
Asset management strategy: the asset management strategy is the set of planned
actions that will seek to generate the desired levels of service in a sustainable way,
while managing risk, at the lowest lifecycle cost.
Financing strategy: having a financial plan is critical for putting an A.M.P. into action.
By having a strong financial plan, municipalities can also demonstrate that they have
Watson & Associates Economists Ltd.
PAGE D-4
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 County prepared an A.M.P. in 2025 for its existing
assets; with a high level consideration of future growth-related assets for services
included in the D.C. calculations. To ensure legislative compliance and complement the
existing A.M.P. review, the asset management requirement for the D.C. is separately
provided below.
In recognition of the schematic above, the following table (presented in 2026$) 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, the present infrastructure gap and associated funding plan have not been
considered in the analysis below. Therefore, 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 may require financing from
municipal financial resources (i.e., taxation, rates, fees, etc.) has been presented
as an annual debt charge amount based on 20-year financing.
2. Lifecycle costs for the 2026 D.C. capital works 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 incremental annual expenditures are approximately $70.02
million. The share of these expenditures related to the growth component of the
infrastructure is approximately $41.41 million.
5. Consideration was given to the potential new taxation and user fee revenues
which will be generated as a result of new growth. These revenues will be
available to finance the expenditures above. The new operating revenues are
estimated at approximately $56.14 million. This amount, combined with the
existing operating revenues of $295.05 million, will provide annual revenues of
$351.19 by the end of the period.
Watson & Associates Economists Ltd.
PAGE D-5
6. In consideration of the above, the capital plan is deemed to be financially
sustainable, as shown in Table D-1.
Table D-1
Norfolk County
Asset Management - Future Expenditures and Associated Revenues
2026$
Asset Management - Future
Expenditures and Associated Revenues
Total
Expenditures (Annualized)
Annual Debt Payment on Non-Growth
Related Capital1
28,616,634
Annual Debt Payment on Post Period
Capital2
6,632,027
Lifecycle:
Annual Lifecycle - Municipal-wide Services
9,684,623
Annual Lifecycle - Urban Services
6,759,231
Incremental Operating Costs
(for D.C. Services)
$18,331,606
Total Expenditures
$70,024,121
Revenue (Annualized)
Total Existing Revenue3
$295,052,707
Incremental Tax and Non-Tax Revenue
(User Fees, Fines, Licences, etc.)
$56,136,484
Total Revenues
$351,189,191
3 As per Sch. 10 of FIR
1 Non-Growth Related component of Projects
2 Interim Debt Financing for Post Period Benefit
Watson & Associates Economists Ltd.
PAGE E-1
Appendix E
Draft Development Charges
By-law
Watson & Associates Economists Ltd.
PAGE E-2
The Corporation of Norfolk County
By-Law 2026-XX
Being a By-Law respecting Development Charges on Lands within The
Corporation of Norfolk County.
WHEREAS section 2(1) of the Development Charges Act, 1997, S.O. 1997, Chapter 27
(hereinafter may be referred to as "the Act") authorizes municipalities to pass a by-law
for the imposition of development charges against land to pay for increased capital
costs required because of increased needs for services arising from development of the
area to which this by-law applies;
AND WHEREAS Norfolk County, as required by Section 10 of the Act, has undertaken
and completed a development charge background study regarding the anticipated
amount, type and location of development; the increase in needs for services, estimated
capital costs to provide for such increased needs, including the long term capital and
operating costs for capital infrastructure required for the services;
AND WHEREAS as required by Section 11 of the Act this By-law is being enacted
within one year of the July 2026 completion of the said Development Charge
Background Study, titled " Norfolk County 2026 Development Charges Background
Study," dated July 10, 2026 prepared by Watson & Associates Economists Ltd. and has
been made available to the public at least two weeks prior to the public meeting;
AND WHEREAS the Council of Norfolk County, at its meeting of has adopted the
September 22, 2026 Development Charges Background Study, as amended;
AND WHEREAS in advance of passing this By-law the Council of Norfolk County has
given notice of and held a public meeting on July 28, 2026 in accordance with Section
12(1)(b) of the Act regarding its proposals for this development charges by-law;
AND WHEREAS the Council of Norfolk County, has heard all persons who applied to
be heard no matter whether in objection to, or in support of, the said by-law;
AND WHEREAS by resolution adopted by Council on September 22, 2026, Council has
indicated that it intends to ensure that the increase in the need for services attributable
to the anticipated development will be met;
Watson & Associates Economists Ltd.
PAGE E-3
AND WHEREAS by resolution adopted by Council on September 22, 2026, Council has
indicated its intent that the future excess capacity identified in the Study shall be paid for
by development charges or other similar charges;
NOW THEREFORE the Council of The Corporation of Norfolk County hereby enacts as
follows:
1. Definitions
In this By-law,
1.1.
"Act" means the Development Charges Act, 1997, S.O. 1997, C.27,
amended;
1.2.
"Agricultural land" means land which is zoned for agricultural or farming uses
in the zoning by-law of Norfolk County, or a predecessor municipality;
1.3.
"Additional residential dwelling unit" means a dwelling unit, whether
contained within a proposed single detached dwelling, semi-detached
dwelling or row dwelling, or ancillary to a single detached dwelling, a semi-
detached dwelling, or a row dwelling including but not limited to a coach
house, laneway suite or structure constructed above an existing garage or
other structure separate from the primary dwelling unit, and which is not
capable of being legally conveyed as a separate parcel of land from the
primary dwelling unit;
1.4.
"Affordable housing" means residential units where the rent (when renting) or
price (when purchasing) does not exceed the limit set out by the "Affordable
Residential Units for the Purpose of the Development Charges Act, 1997
Bulletin";
1.5.
"Affordable Residential Unit" means a residential unit that meets the criteria
set out in section 4.1 of the Act.
1.6.
"Ancillary" means a use, building, or structure that is normally incidental
and/or subordinate to and is exclusively devoted to a main use, building or
structure that is located on the same lot;
Watson & Associates Economists Ltd.
PAGE E-4
1.7.
"Apartment" means a building consisting of more than four dwelling units with
a private bathroom and kitchen facilities in each unit where the units are
connected by an interior corridor and which is not a single detached dwelling,
a semi-detached dwelling, additional residential dwelling units, temporary
farm workers accommodation, a multiple unit dwelling, a mobile home or a
temporary residential structure;
1.8.
"Attainable Residential Unit" means a residential unit that meets the criteria
set out in section 4.1 of the Act;
1.9.
"Bank of Canada rate" means the policy interest rate established by the Bank
of Canada.
1.10. "Bedroom" includes any room larger than eight square meters, including a
den or study, which can be used as sleeping quarters but does not include a
kitchen, bathroom, living room or dining room;
1.11. "Benefiting Area" means an area defined by a map, plan or legal description
on a front-ending agreement as an area that will receive a benefit from the
construction of a service;
1.12. "Brownfields" means land located within the urban areas as defined from time
to time in the County's Official Plan, upon which there has been previous
agricultural, industrial, institutional, or commercial or open lands use or other
use as prescribed under the Environmental Protection Act, R.S.O. 1990,
c.E.19 an Ontario Regulation 153/04 thereto, each as amended from time to
time, and for which site remediation is required in accordance with a Phase 2
Environmental Site Assessment, and for which a Record of Site Condition
has been filed on the Province's Brownfields Environmental Site Registry
pursuant to the Environmental Protection Act, R.S.O. 1990, c.E.19 and
Ontario Regulation 153/04 thereto, each as amended from time to time;
1.13. "Cannabis" means:
i.
a cannabis plant;
ii. 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;
Watson & Associates Economists Ltd.
PAGE E-5
iii. any substance or mixture of substances that contains or has on it any
part of such a plant; and
iv. any substance that is identical to any phytocannabinoid produced by, or
found in, such a plant, regardless of how the substance was obtained.
1.14. "Cannabis Plant" means a plant that belongs to the genus cannabis;
1.15. "Cannabis Production Facility" means a building, or part thereof, designed,
used, or intended to be used for one or more of the following: cultivation,
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;
1.16. "Capital Cost" includes the capital costs defined in Section 5(3) of the Act;
1.17. "Commercial development" means a building or structure used, designed or
intended for use for, or in connection with the purchase and/or sale and/or
rental of commodities; the provision of services for a fee; or the operation of a
business office. Commercial development does not include a retail
development, an industrial development, roofed accommodation
development, or cannabis production facilities as defined herein; but does
include a parking garage used for commercial purposes.
1.18. "Council" means the Council of Norfolk County;
1.19. "County" means the body corporate continued as a municipality under the
name "The Corporation of Norfolk County";
1.20. "Development" means the construction, erection or placing of one or more
buildings or structures on land or the making of an addition or alteration to a
building or structure that has the effect of increasing the size or usability
thereof, and includes redevelopment.
1.21. "Development charge or development charges" means the charges imposed
by this By-law against land to pay for increased capital costs required
because of increased needs for services arising from development of the
area to which this By-law applies;
Watson & Associates Economists Ltd.
PAGE E-6
1.22. "Dwelling unit" means any part of a building or structure used, designed or
intended to be used as a domestic establishment in which one or more
persons may sleep and are provided with culinary and sanitary facilities for
their exclusive use;
1.23. "Existing industrial development" means an industrial development that
existed at the time of this By-law's in accordance with applicable regulation;
1.24. "Farming business" means a business operating on agricultural land with a
current Farm Business Registration Number issued pursuant to the Farm
Registration and farm Organization Funding Act, 7993, S.O. 1993 Chapter 21
and assessed in the Farmland Realty Tax Class by the Municipal Property
Assessment Corporation but does not include cannabis production facilities;
1.25. "Front-ending agreement" means an agreement under section 44 of the
Development Charges Act, 1997;
1.26. "Garden suite" means a temporary building containing one (1) dwelling unit
where the unit is detached from the main dwelling and regulated under
section 39.1 of The Planning Act;
1.27. "Grade" means the average level of proposed or finished ground adjoining, at
all exterior walls of the main building;
1.28. "Gross Floor Area" means the total area of all floors above and below grade
measured between the outside surface of exterior walls or between the
outside surface of exterior walls and the centre line of firewalls. This includes
covered roofs, canopies, walkways and thoroughfares but excludes those
areas used exclusively for parking garages or parking structures, except
where parking garages or parking structures are used for the sale, lease, or
service of vehicles;
1.29. "Growth-related net capital cost" means the portion of the net capital cost of
services that is reasonably attributable to the need for such net capital costs
that results or will result from development in all or a defined part of Norfolk
County;
1.30. "Inclusionary Zoning Residential Unit" means residential units that are
affordable housing units required to be included in a development or
Watson & Associates Economists Ltd.
PAGE E-7
redevelopment pursuant to a by-law passed under section 34 of the Planning
Act to give effect to the policies described in subsection 16 (4) of that Act.
1.31. "Industrial development" means a building used for, or in connection with:
i.
Manufacturing, producing, processing, storing or distributing something;
ii. Research or development in connection with manufacturing, producing
or processing, something;
iii. Retail sales by a manufacturer, producer or processor of something
they manufactured, produced or processed, if the retail sales are at the
site which the manufacturing, production or processing takes place;
iv. Office or administrative purposes, if they are:
a. carried out with respect to manufacturing, producing, processing,
storage or distributing of something, and,
b. in or attached to the building or structure used for that
manufacturing, producing or processing, storage or distribution;
v. Without limiting the generality of the foregoing, industrial development
also includes a building used as a commercial greenhouse which is not
a farm business as defined herein, a warehouse, and a mini-storage
facility;
vi. Industrial development does not include cannabis production facilities.
1.32. "Institutional development" means a building used for, or in connection with
religious, charitable, cultural, educational (as defined in the Education Act,
R.S.O. 1990, c. E.2), governmental, health or welfare purposes and shall
include but not be limited to, public and private non-commercial schools,
nursery schools or day care facilities;
1.33. "Institutional use", for the purposes of subsection 13(3), means a building
used for or in connection with:
i.
as a long-term care home within the meaning of subsection 2 (1) of the
Long Term Care Homes Act, 2007;
Watson & Associates Economists Ltd.
PAGE E-8
ii. as a retirement home within the meaning of subsection 2 (1) of the
Retirement Homes Act, 2010
iii. by any institution of the following post-secondary institutions for the
objects of the institution:
a. a university in Ontario that receives direct, regular and ongoing
operation funding from the Government of Ontario;
b. a college or university federated or affiliated with a university
described in subclause (i); or
c. an Indigenous Institute prescribed for the purposes of section 6 of
the Indigenous Institute Act, 2017;
iv. as a memorial home, clubhouse or athletic grounds by an Ontario
branch of the Royal Canadian Legion; or
v. as a hospice to provide end of life care.
1.34. "Local Board" means a school board, transportation commission, public
library board, board of park management, local board of health, board of
commissioners of police, or any other board, commission, committee, or local
authority established or exercising any power of authority under any general
or special Act with respect to any of the affairs or purposes, including school
purposes, of Norfolk County;
1.35. "Long-term care home" means a place that is licensed as a long-term care
home under the Fixing Long-Term Care Act, 2021, and includes a municipal
home, joint home or First Nations home approved under Part IX of the Act;
1.36. "Manufactured Home" means a manufactured home as defined in the
Building Code Act, standard for manufactured homes CSA A-277,
"Procedure for Certification of Factory Built Houses";
1.37. "Mixed use development" means a building or structure in which there are or
will be both residential and non-residential uses, but does not include a hotel,
motel, resort development, guest house, boarding house, nursing home,
retirement living multiple unit dwelling or home for the aged;
Watson & Associates Economists Ltd.
PAGE E-9
1.38. "Mobile home" means a mobile home as defined in the Building Code Act,
standard for Mobile Homes CAN/CSA-Z240.2.1 "Structural Requirements for
Mobile Homes";
1.39. "Multiple unit dwelling" means a residential building consisting of three or
more dwelling units attached by a vertical wall or walls and not abutting any
dwelling units along a horizontal plane or additional residential dwelling units.
These units are considered "other multiples" under Schedule B of this Bylaw.
This includes, but is not limited to, row dwellings, multiplex, back-to-back
townhouse dwelling, stacked townhouse dwelling, temporary farm workers
accommodation and the residential component of live/work units. But does
not include a single detached dwelling, semi-detached dwelling, or an
apartment dwelling;
1.40. "Net Capital Cost" means the capital cost less capital grants, subsidies and
other contributions made to the County or that the Council of Norfolk County
anticipates will be made, including conveyances or payments under Sections
42, 51, and 53 of the Planning Act, R.S.O. 1990, Chapter P.13 in respect of
the capital cost;
1.41. "Non-profit housing" means the development of a building or structure
intended for use as a residential premises and developed by a corporation to
which the Not-for-Profit Corporations, 2010 applies that is in good standing
under that Act and whose primary object is to provide housing or a
corporation without share capital to which the Canada Not-for-profit
Corporations Act applies that is in good standing under that Act and whose
primary object is to provide housing or a non-profit housing co-operative that
is in good standing under the Co-operative Corporations Act;
1.42. "Non-residential" means a building used for or in connection with other than
residential use, and, without limiting the generality of the foregoing includes
commercial, industrial, institutional, roofed accommodations, and retail
development;
1.43. "Parking garage" means a land, building or structure or part thereof which is
provided and maintained for the purpose of temporary parking or storing of
motor vehicles accessory to a permitted use;
Watson & Associates Economists Ltd.
PAGE E-10
1.44. "Place of Worship" means a building or structure which is or would be
classified as exempt from taxation for realty taxes in accordance with the
exemption for "...every place of worship and land used in connection
therewith and every churchyard, cemetery or burying ground," in Assessment
Act, R.S.O. 1990, Chapter A.31;
1.45. "Planning Act" means the Planning Act, R.S.O. 1990, c.P.-13, as amended.
1.46. "Predecessor Municipality" means the former Regional Municipality of
Haldimand- Norfolk, former Corporation of the City of Nanticoke, former
Corporation of the Town of Simcoe, former Corporation of the Township of
Delhi and former Corporation of the Township of Norfolk;
1.47. "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.
1.48. "Residential" includes:
i.
single detached dwellings;
ii. special care dwelling units;
iii. individual dwelling units in semi-detached dwellings;
iv. temporary farm workers accommodation;
v. individual mobile homes;
vi. individual dwelling units in multiple unit dwellings;
vii. individual apartment dwelling units;
viii. individual manufactured homes;
ix. temporary residential structures;
x. semi-detached dwellings, multiple unit dwellings and apartments in
buildings or structures which are not exclusively used for residential
purposes;
Watson & Associates Economists Ltd.
PAGE E-11
xi. residential facility; and,
xii. tiny homes.
1.49. "Residential facility" means a building containing two or more dwelling units
which dwelling units do not have self-contained kitchens. Residential facility
includes a garden suite within the meaning of Section 39.1 of the Planning
Act. R.S.O. 1990, c. P.13, as amended. Residential facility does not include a
single detached dwelling, a semi-detached dwelling, temporary farm workers
accommodation, a multiple unit dwelling, an apartment, or roofed
accommodation as defined herein;
1.50. "Retail development" means land, buildings or portions thereof used,
designed or intended for use for the purpose of offering foods, wares,
merchandise, substances, articles or things for sale directly or providing
entertainment to the public and includes rental of wares, merchandise,
substances, articles or things and includes offices and storage in connection
with, related or ancillary to such retail uses. Retail development includes, but
is not limited to: conventional restaurants, fast food restaurants, concert halls,
theatres, cinemas, movie houses /drive-in theatres, automotive fuel stations
with or without service facilities, specialty automotive shops, auto repairs,
collision serviced car or truck washes, auto dealerships' regional shopping
centres, community shopping centres, neighbourhood shopping centres,
including more than two stores attached and under one ownership,
department stores, discount stores, banks and similar financial institutions
including credit unions (excluding freestanding bank kiosks), warehouse
clubs and retail warehouses. Retail Development does not include roofed
accommodation development.
1.51. "Roofed accommodation development" means a building or structure used,
designed, or intended for use for the purpose of offering overnight
accommodation to the public and includes hotels, motels, and inns;
1.52. "Row dwelling" means a residential building containing not less than three
dwelling units with each unit separated by a common or party wall or walls
with a separate outside entrance to each unit. For the purposes of this
definition, a row dwelling with up to two additional dwelling units as defined in
this By-law is deemed to be a row dwelling.
Watson & Associates Economists Ltd.
PAGE E-12
1.53. "Semi-detached dwelling" means a residential building consisting of two
dwelling units attached by a vertical wall or walls;
1.54. "Services" means services designated in Schedule "A" of this By-law or
designated in a front-ending agreement;
1.55. "Single detached dwelling" means a residential building containing one
dwelling unit and not attached to another building or structure, whether or not
the sole single detached dwelling is situated on a single lot, and includes
manufactured homes but excludes tiny homes;
1.56. "Special care dwelling unit" means a unit within a residential facility that is
designed to accommodate individuals with specific support needs, including
independent permanent living arrangements, where support services such as
meal preparation, grocery shopping, housekeeping, nursing, respite care and
attendant services are provided at various levels, and:
i.
The units have a common entrance from street level;
ii. The occupants have the right to use common halls, stairs, yards, rooms,
and accessory buildings; and
iii. The units or rooms may or may not have exclusive sanitary or culinary
facilities or both.
1.57. "Temporary Building or Structure" means building without a foundation which
is constructed, erected or placed on land for a continuous period of time not
exceeding one (1) year, or a like addition or alteration to an existing building
or an existing structure that has the effect of increasing the usability thereof
for a continuous period not exceeding one (1) year. Temporary building or
structure excludes a garden suite within the meaning of Section 39.1 of the
Planning Act, R.S.O. 1990, c. P. 13, as amended;
1.58. "Temporary farm workers accommodations", means a residential building
constructed on a farm and not attached to any other building or structure,
with sleeping, cooking, living and sanitary facilities, and used for seasonal,
interim or occasional residential uses by farm labourers;
Watson & Associates Economists Ltd.
PAGE E-13
1.59. "Tiny home" means a dwelling unit with a minimum useable floor area as
determined by the Ontario Building Code, and a maximum usable floor area
of 100 square metres.
2. Scope of By-law
2.1.
This By-law applies to all of the land within Norfolk County.
3. Development Charges
3.1.
The development of land, buildings or structures for residential and non-
residential uses have required or will require the provision, enlargement,
expansion of the services referenced in Schedule A.
i.
For the purposes of the water and wastewater services, development
charges will be imposed if the development has or will have access to
these services by the urban buildout forecast period.
3.2.
The development of land is subject to a development charge where the
development requires one of the following:
i.
The development of land is subject to a development charge where the
development requires one of the following:
a.
The passing of a zoning by-law or an amendment thereto 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 50 of the
Condominium Act; R.S.O. 1990, Chapter 26; or
Watson & Associates Economists Ltd.
PAGE E-14
g.
The issuing of a permit under the Building Code Act, 1992, S.O.
1992, Chapter 23, in relation to a building or structure.
ii. Subsection (i) shall not apply in respect to:
a.
local services installed or paid for by the owner within a plan of
subdivision or within the area to which the plan relates, as a
condition of approval under section 51 of the Planning Act; or
b.
local services installed or paid for by the owner as a condition of
approval under section 53 of the Planning Act.
4. Calculation of Development Charges
4.1. The development charge with respect to the development of any land, buildings
and structures are accordance with the rates set out in Schedule "B", subject to
the other provisions of this By-law:
i.
The 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, according to the type of residential unit, and calculated with
respect to each of the services according to the type of residential use.
The urban services rates shall only apply to lands which are or will be
serviced by water and wastewater services.
ii.
The development charges described in Schedule "B" 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, and calculated with respect to each
of the services according to the total floor area of the non-residential
use. The urban services rates shall only apply to lands which are or will
be serviced by water and wastewater services.
4.2. Subject to the provisions of this by-law, development charges against land are to
be calculated and collected in accordance with the rates set out in Schedule "B"
in respect of the services set out in Schedule "A" of this By-law.
Watson & Associates Economists Ltd.
PAGE E-15
i.
Mixed-Use Development
a.
Where a development has both residential and non-residential
uses, development charges will be assessed against both uses, to
the extent of their respective uses of a building or structure, and as
though the uses were separate.
ii.
Reduction of Development Charges for Redevelopment
a.
Despite any other provisions of this By-law, where, as a result of
the redevelopment of land, a building or structure existing on the
same land within 5 years prior to the date of payment of
development charges in regard to such redevelopment was, or is
to be demolished, in whole or in part, or converted from one
principal use to another principal use on the same land, in order to
facilitate the redevelopment, the development charges otherwise
payable with respect to such redevelopment shall be reduced by
the following amounts:
1.
in the case of a residential building or structure, or in the
case of a mixed-use building or structure, the residential uses
in the mixed-use building or structure, an amount calculated
by multiplying the applicable development charge under
section 4.1 (i) by the number, according to type, of dwelling
units that have been or will be demolished or converted to
another principal use; and
2.
in the case of a non-residential building or structure or, in the
case of mixed-use building or structure, the non-residential
uses in the mixed-use building or structure, an amount
calculated by multiplying the applicable development charges
under section 4.1 (ii), by the gross floor area that has been or
will be demolished or converted to another principal use;
provided that such amounts shall not exceed, in total, the amount
of the development charges otherwise payable with respect to the
redevelopment.
Watson & Associates Economists Ltd.
PAGE E-16
3.
the credits provided under this section do not apply based
upon an existing or previously existing development, which is
exempt under the provisions of this By-law.
iii.
Change of Use
a.
Where an existing non-residential building or structure is
converted in whole or in part to residential uses, the residential
development charge payable for the dwelling units created shall
be reduced by an amount equal to the non-residential
development charge previously paid for the development being
converted, but any such reduction shall not produce a refund. No
credit will be provided for services excluded from the non-
residential charge.
b.
Where an existing residential building is converted in whole or in
part to non-residential uses, the non-residential development
charge payable for the gross floor area so converted shall be
reduced by an amount equal to any residential development
charges previously paid for the residential building being
converted, and if a dwelling unit is only partially converted the
reduction shall be in proportion to the extent of the conversion, but
any such reduction shall not produce a refund.
c.
Development charges assessable for the conversion of uses in a
mixed-use building or structure shall be determined in accordance
with subsections 4.2 (iii) (a) and 4.2 (iii) (b) of this By-law as
applicable.
iv.
Tiny Homes
a.
Development charges for tiny homes shall be imposed at the
applicable rate for bachelor and 1-bedroom apartment units.
Watson & Associates Economists Ltd.
PAGE E-17
5. Exemptions from Development Charges
Residential Units in Existing Residential
5.1. This by-law shall not apply to that category of exempt development described in
subsections 2 (3), 2 (3.1), and 2 (3.2) of the Act, namely:
i.
An enlargement to an existing dwelling unit;
ii.
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;
iii.
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;
iv.
One residential unit in a building or structure ancillary to an existing
detached house, semi-detached house or rowhouse on a parcel of
residential 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; or
v.
In an existing rental residential building, which contains four or more
residential units, the creation of the greater of one residential unit or one
per cent of the existing residential units.
Residential Units in New Residential
5.2. This By-law shall not apply to that category of exempt development described in
subsection 2 (3.3) of the Act, namely:
i. A second residential unit in a new detached house, semi-detached house or
rowhouse on a parcel of land on which residential use, other than ancillary
Watson & Associates Economists Ltd.
PAGE E-18
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;
ii. A third residential unit in a new detached house, semi-detached house or
rowhouse on a parcel of land on which residential use, other than ancillary
residential use, is permitted, if no building or structure ancillary to the new
detached house, semi-detached house or rowhouse contains any residential
units; or
iii. One residential unit in a building or structure ancillary to a new detached
house, semi-detached house or rowhouse on a parcel of residential land, if
the new detached house, semi-detached house or 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.
Enlargement of Existing Industrial Development
5.3. This By-law does not apply to that category of exempt development described in
section 4 of the Act, namely:
i. The enlargement of the gross floor area on an existing industrial building, if
the gross floor area is enlarged by 50 percent or less;
ii. for the purpose of subsection (i) the terms "gross floor area" and "existing
industrial building" shall have the same meaning as those terms have in O.
Reg. 82/98 made under the Act.
iii. Notwithstanding subsection (i), if the gross floor area of an existing industrial
building is enlarged by more than 50 percent, development charges shall be
calculated and collected in accordance with Schedule "A" on the amount by
which the enlargement exceeds 50 percent of the gross floor area before the
enlargement.
iv. For the purpose of the application of section 4 of the Act to the operation of
this By-law:
Watson & Associates Economists Ltd.
PAGE E-19
a.
the gross floor area of an existing industrial building shall be
calculated as it existed prior to the first enlargement in respect of
that building for which an exemption under section 4 of the Act is
sought; and
b.
the enlargement of the gross floor area of the existing building
must:
1.
be attached to the existing industrial building;
2.
not be attached to the existing industrial building by means
only of a tunnel, bridge, canopy, corridor or other
passageway, shared below-grade connection, foundation,
footing, parking facility, service tunnel or service pipe;
3.
be for use or in connection with an industrial purpose as set
out in this By-law; and
4.
constitute a bona fide increase in the size of the existing
building.
Other Statutory Exemptions
5.4. This by-law shall not apply to that category of exempt development described in
section 4.1 of the Act, namely that development charges shall not be imposed
with respect to affordable residential units and attainable residential units.
5.5. This by-law shall not apply to that category of exempt development described in
section 4.2 of the Act, namely that development charges shall not be imposed
with respect to non-profit housing development.
5.6. This by-law shall not apply to that category of exempt development described in
section 4.3 of the Act, namely that development charges shall not be imposed
with respect to inclusionary zoning residential unit development.
5.7. This by-law shall not apply to that category of exempt development described in
section 4.4 of the Act, namely that development charges shall not be imposed
with respect to long-term care homes.
Watson & Associates Economists Ltd.
PAGE E-20
5.8. This by-law shall not apply to that category of exempt development described in
section 4.5 of the Act, namely that development charges shall not be imposed
with respect to non-profit retirement housing development.
5.9. Development which is or would be classified under the Assessment Act as
exempt from taxation for realty taxes as a place of worship;
a.
Any development undertaken by:
1.
Any board within the meaning of subsection 1 (1) of the
Education Act, R.S.O. 1990, Chapter E.2, and,
2.
Any local board of the County.
Other Exemptions
5.10. Notwithstanding any other provision of this By-law, the following types of
development are exempted from any development charges under this By-law:
i.
Temporary farm workers accommodations;
ii.
Farming business development;
iii.
Temporary structures including building without a foundation which is
constructed, erected or placed on land for a continuous period of time
not exceeding one year; and
iv.
Places of worship.
6. Discounts
6.1. Notwithstanding the provisions of this By-law, development charges for rental
housing developments will be reduced based on the number of bedrooms in
each unit as follows:
i.
Three or more bedrooms - 25% reduction;
ii.
Two bedrooms - 20% reduction; and
iii.
All other bedroom quantities - 15% reduction.
Watson & Associates Economists Ltd.
PAGE E-21
7. Timing of Calculation and Payment of Development Charges (as furthered outlines
in GP-016 (Governance Policy - Timing of Development Charges Calculation) and
GP-017 (Governance Policy - Development Charge Installment))
7.1. Development charges shall be calculated, payable and collected in full in money
or by provision of services as may be agreed upon, or by credit granted under
the Act, on the date that the first building permit is issued in relation to a building
or structure on land to which a development charge applies.
7.2. Where development charges apply to land in relation to which a building permit
is required, the building permit shall not be issued until the development charge
has been paid in full.
7.3. Notwithstanding subsections 7.1 and 7.2, development charges for rental
housing and institutional developments are due and payable in 6 instalments
commencing with the first instalment payable on the earlier of the date of first
occupancy or the date of occupancy permit issuance, and each subsequent
installment, including interest accrued prior to June 5, 2025, payable on the
anniversary date each year thereafter.
7.4. Notwithstanding subsections 7.1 and 7.2, development charges for non-rental
residential developments are due and payable in full on the earlier of:
i.
The day a permit is issued under the Building Code Act authorizing
occupation of the building; or
ii.
The day the building is first occupied.
7.5. Where the development of land results from the approval of a Site Plan or
Zoning By-law Amendment that was:
i.
Received and approved between January 1, 2020, and June 5, 2024,
and the approval of the application occurred within 2 years of building
permit issuance, the development charges under section 2 shall be
calculated based on the lower of the rates set out in Schedule "B" on
the date the planning application was made, including interest, or the
rate currently in effect. Where both planning applications apply,
development charges under section 2 shall be calculated based on the
Watson & Associates Economists Ltd.
PAGE E-22
rates, including interest, set out in Schedule "B" on the date of the later
planning application; or
ii.
Received on or after June 6, 2024, and the approval of the application
occurred within 18 months of building permit issuance, the development
charges under section 2 shall be calculated based on the lower of the
rates set out in Schedule "B" on the date the planning application was
made, including interest, or the rate currently in effect. Where both
planning applications apply, development charges under section 2 shall
be calculated based on the rates, including interest, set out in Schedule
"B" on the date of the later planning application.
7.6. Interest for the purposes of subsections 7.3 and 7.5 shall be determined as the
maximum interest rate as defined in section 26.3 of the Act.
7.7. Notwithstanding subsections 7.1 to 7.5, Council from time to time, and at any
time, may enter into agreements providing for all or any part of a development
charge to be paid before or after it would otherwise be payable, in accordance
with section 27 of the Act.
7.8. If development charges are paid and the applicable building permit is cancelled
or revoked before construction begins, the development charges will be
refunded to the registered owner of the land.
7.9. Prepayment or Deferral Agreements
i.
Council may authorize, in accordance with Section 27 of the Act, an
agreement with a person to permit, on such terms as Council may
require, the payment of a development charge before or after it is
otherwise payable under this By-law.
7.10. Services in Lieu Agreements
i.
Council may agree, in accordance with Sections 38, 39, 40 and 41 of
the Act, to allow a person to perform work that relates to a service to
which this development charge by-law relates, in return for a credit
towards the development charges payable by the said person, upon
terms specified by Council in its agreement with the person. No such
Watson & Associates Economists Ltd.
PAGE E-23
credit shall exceed the total development charges payable by the
person.
7.11. Front-Ending Agreements
i.
Council may authorize a front-ending agreement in accordance with the
provisions of Part III of the Act, upon such terms as Council may
require, in respect of the development of land, as detailed in the
County's Developer Front-end Funding and Reimbursement Policy
(Policy GP-018).
8. Administration of By-Law
8.1. This By-law shall be administered by the Treasurer of Norfolk County.
8.2. As authorized in paragraph ten of Section 5(1) of the Act, the development
charges provided for in this By-law shall be adjusted annually by the percentage
change during the preceding year, as recorded in the Statistics Canada, Table
18-10-0289-01 Building construction price indexes, by type of building. This
adjustment shall take place on January 1st of each year.
8.3. The Treasurer shall, in each year prior to June 30th , furnish to Council a
statement in respect of the separate reserve funds required by the Act for each
service to which this By-law relates, for the prior year, containing the information
set out in Section 43 of the Act and Section 12 of Ontario Regulation 82/98.
8.4. This By-Law may be referred to as the "2026 Norfolk County Development
Charges By-Law".
8.5. This By-Law shall come into force and take effect on January 1, 2027.
Read a first and second time this 22nd day of September 2026.
Read a third time and finally passed this 22nd day of September 2026.
____________________
Mayor
____________________
Clerk
Watson & Associates Economists Ltd.
PAGE E-24
SCHEDULE "A"
TO BY-LAW NO. 2026-XXX
Services/Class of Services for Which Development Charges are levied
County-wide Services/Class of Services:
Services Related to a Highway
Fire Protection Services
Parks and Recreation Services
Library Services
Ambulance Services
Growth-Related Studies (Class of Service)
Urban Services:
Water
Wastewater
Watson & Associates Economists Ltd.
PAGE E-25
SCHEDULE "B"
TO BY-LAW NO. 2026-XXX
Schedule of Development Charges
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per m² of Gross
Floor Area)
County-wide Services/Class of Service:
Services Related to a Highway
10,077
$
6,858
$
6,819
$
5,337
$
4,291
$
50.38
$
Fire Protection Services
3,274
$
2,228
$
2,216
$
1,734
$
1,394
$
14.99
$
Parks and Recreation Services
14,893
$
10,136
$
10,079
$
7,888
$
6,342
$
-
$
Library Services
2,285
$
1,555
$
1,546
$
1,210
$
973
$
-
$
Ambulance Services
503
$
342
$
340
$
266
$
214
$
2.30
$
Growth-Related Studies
332
$
226
$
225
$
176
$
141
$
1.53
$
Total County-wide Services/Class of Services
31,364
$
21,345
$
21,225
$
16,611
$
13,355
$
69.20
$
Urban Services
Water Services
7,336
$
4,993
$
4,965
$
3,885
$
3,124
$
42.96
$
Wastewater Services
10,687
$
7,274
$
7,232
$
5,660
$
4,551
$
62.59
$
Total Urban Services
18,023
$
12,267
$
12,197
$
9,545
$
7,675
$
105.55
$
GRAND TOTAL RURAL AREA
31,364
$
21,345
$
21,225
$
16,611
$
13,355
$
69.20
$
GRAND TOTAL URBAN AREA
49,387
$
33,612
$
33,422
$
26,156
$
21,030
$
174.75
$
RESIDENTIAL
Service/Class of Service