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Watson & Associates Economists Ltd.
905-272-3600
August 23, 2024
[email protected]
Development Charges Background
Study
City of Port Colborne
Watson & Associates Economists Ltd.
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Table of Contents
Page
Executive Summary ....................................................................................................... i
1.
Introduction ...................................................................................................... 1-1
1.1
Purpose of this Document ....................................................................... 1-1
1.2
Summary of the Process ......................................................................... 1-2
1.3
Changes to the D.C.A.: Bill 108, 138, 197, and 213 ............................... 1-3
1.3.1
Bill 108: More Homes, More Choice Act - An Act to Amend
Various Statutes with Respect to Housing, Other
Development, and Various Matters ............................................ 1-3
1.3.2
Bill 138: Plan to Build Ontario Together Act, 2019 .................... 1-4
1.3.3
Bill 197: COVID-19 Economic Recovery Act, 2020 ................... 1-4
1.3.4
Bill 213: Better for People, Smarter for Business Act, 2020 ...... 1-7
1.4
Changes to the D.C.A. - Bill 23: More Homes Built Faster Act, 2022 ..... 1-7
1.4.1
Additional Residential Unit Exemption ....................................... 1-7
1.4.2
Removal of Housing as an Eligible D.C. Service ....................... 1-8
1.4.3
New Statutory Exemption for Non-Profit Housing ...................... 1-8
1.4.4
New Statutory Exemptions for Affordable Units, Attainable
Units, and Affordable Inclusionary Zoning Units ........................ 1-8
1.4.5
Historical Level of Service Extended to Previous 15-Year
Period ........................................................................................ 1-9
1.4.6
Revised Definition of Capital Costs ............................................ 1-9
1.4.7
Mandatory Phase-in of a D.C. .................................................... 1-9
1.4.8
D.C. By-law Expiry ..................................................................... 1-9
1.4.9
Installment Payments ................................................................. 1-9
1.4.10 Rental Housing Discount.......................................................... 1-10
1.4.11 Maximum Interest Rate for Instalments and Determination
of Charge for Eligible Site Plan and Zoning By-law
Amendment Applications ......................................................... 1-10
1.4.12 Requirement to Allocate Funds Received ................................ 1-10
1.4.13 Bill 134: Affordable Homes and Good Jobs Act, 2023 ............. 1-10
Table of Contents (Cont'd)
Page
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1.5
Bill 185: Cutting Red Tape to Build More Homes Act, 2024.................. 1-12
1.5.1
Revised Definition of Capital Costs .......................................... 1-12
1.5.2
Removal of the Mandatory Phase-in ........................................ 1-12
1.5.3
Process for Minor Amendments to D.C. By-laws ..................... 1-13
1.5.4
Reduction of D.C. Rate Freeze Timeframe .............................. 1-14
1.5.5
Modernizing Public Notice Requirements ................................ 1-14
2.
Current City of Port Colborne D.C. Policies .................................................. 2-1
2.1
Schedule of Charges .............................................................................. 2-1
2.2
Services Covered ................................................................................... 2-1
2.3
Timing of D.C. Calculation and Payment ................................................ 2-2
2.4
Indexing .................................................................................................. 2-2
2.5
Redevelopment Allowance ..................................................................... 2-2
2.6
Exemptions ............................................................................................. 2-3
3.
Anticipated Development in the City of Port Colborne ................................ 3-1
3.1
Requirement of the Act ........................................................................... 3-1
3.2
Basis of Population, Household and Non-Residential Gross Floor
Area Forecast ......................................................................................... 3-1
3.3
Summary of Growth Forecast ................................................................. 3-2
4.
The Approach to the Calculation of the Charge ........................................... 4-1
4.1
Introduction ............................................................................................. 4-1
4.2
Services Potentially Involved .................................................................. 4-1
4.3
Increase in the Need for Service ............................................................. 4-1
4.4
Local Service Policy ................................................................................ 4-6
4.5
Capital Forecast ...................................................................................... 4-6
4.6
Treatment of Credits ............................................................................... 4-7
4.7
Classes of Services ................................................................................ 4-7
4.8
Existing Reserve Funds .......................................................................... 4-8
4.9
Deductions .............................................................................................. 4-9
4.9.1
Reduction Required by Level of Service Ceiling ........................ 4-9
4.9.2
Reduction for Uncommitted Excess Capacity .......................... 4-10
4.9.3
Reduction for Benefit to Existing Development ........................ 4-10
4.9.4
Reduction for Anticipated Grants, Subsidies and Other
Contributions ............................................................................ 4-12
4.10 Municipal-wide vs. Area Rating ............................................................. 4-12
4.11 Allocation of Development .................................................................... 4-12
4.12 Asset Management ............................................................................... 4-12
4.13 Transit ................................................................................................... 4-13
5.
D.C.-Eligible Cost Analysis by Service .......................................................... 5-1
5.1
Introduction ............................................................................................. 5-1
Table of Contents (Cont'd)
Page
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5.2
Service Levels and 12-Year Capital Costs for Port Colborne's D.C.
Calculation .............................................................................................. 5-1
5.2.1
Services Related to a Highway .................................................. 5-1
5.2.2
Fire Services .............................................................................. 5-6
5.2.3
Parks and Recreation Services .................................................. 5-8
5.2.4
Library Services ....................................................................... 5-11
5.2.5
Growth Studies ........................................................................ 5-13
5.3
Service Levels and Urban 12-Year Capital Costs for the City of Port
Colborne's D.C. Calculation .................................................................. 5-16
5.3.1
Water Services ......................................................................... 5-16
5.3.2
Wastewater Services ............................................................... 5-18
6.
D.C. Calculation ............................................................................................... 6-1
7.
D.C. Policy Recommendations and D.C. By-law Rules ................................ 7-1
7.1
Introduction ............................................................................................. 7-1
7.2
D.C. By-law Structure ............................................................................. 7-2
7.3
D.C. By-law Rules ................................................................................... 7-2
7.3.1
Payment in any Particular Case ................................................. 7-2
7.3.2
Determination of the Amount of the Charge ............................... 7-3
7.3.3
Application to Redevelopment of Land (Demolition and
Conversion) ................................................................................ 7-3
7.3.4
Exemptions (full or partial) ......................................................... 7-4
7.3.5
Timing of Collection ................................................................... 7-5
7.3.6
The Applicable Areas ................................................................. 7-5
7.3.7
Indexing ..................................................................................... 7-6
7.4
Other D.C. By-law Provisions ................................................................. 7-6
7.4.1
Categories of Services for Reserve Fund and Credit
Purposes .................................................................................... 7-6
7.4.2
By-law In-force Date .................................................................. 7-6
7.4.3
Minimum Interest Rate Paid on Refunds and Charged for
Inter-Reserve Fund Borrowing ................................................... 7-6
7.4.4
Area Rating ................................................................................ 7-7
7.5
Other Recommendations ........................................................................ 7-8
8.
By-law Implementation ................................................................................... 8-1
8.1
Public Consultation Process ................................................................... 8-1
8.1.1
Introduction ................................................................................ 8-1
8.1.2
Public Meeting of Council........................................................... 8-1
8.1.3
Other Consultation Activity ......................................................... 8-1
8.2
Anticipated Impact of the Charge on Development ................................. 8-2
8.3
Implementation Requirements ................................................................ 8-3
Table of Contents (Cont'd)
Page
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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 D.C. Reserve Fund Policy ................................................................... D-1
Appendix E Local Service Policy .............................................................................E-1
Appendix F Asset Management Plan ....................................................................... F-1
Appendix G Proposed D.C. By-Law ........................................................................ G-1
Watson & Associates Economists Ltd.
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List of Acronyms and Abbreviations
A.M.P.
Asset management plan
C.B.C.
Community Benefits Charge
D.C.
Development charge
D.C.A.
Development Charges Act, 1997, as amended
F.I.R.
Financial Information Return
G.F.A.
Gross floor area
LPAT
Local Planning Appeal Tribunal
N.F.P.O.W.
No fixed place of work
O.L.T.
Ontario Land Tribunal
O.M.B.
Ontario Municipal Board
O.P.A.
Official Plan Amendment
O. Reg.
Ontario Regulation
P.O.A.
Provincial Offences Act
P.P.U.
Persons per unit
S.D.E.
Single detached equivalent
S.D.U.
Single detached unit
sq.ft.
square foot
sq.m
square metre
Executive Summary
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Executive Summary
1. The report provided herein represents the Development Charges (D.C.)
Background Study for the City of Port Colborne (City) required by the
Development Charges Act, 1997, as amended (D.C.A.). This report has been
prepared in accordance with the methodology required under the D.C.A. The
contents include the following:
- Chapter 1 - Overview of the legislative requirements of the D.C.A.;
- Chapter 2 - Review of present D.C. policies of the City;
- Chapter 3 - Summary of the residential and non-residential growth
forecasts for the City;
- Chapter 4 - Approach to calculating the D.C.;
- Chapter 5 - Review of historical service standards and identification of
future capital requirements to service growth and related deductions and
allocations;
- Chapter 6 - Calculation of the D.C.s;
- Chapter 7 - D.C. policy recommendations and rules; and
- Chapter 8 - By-law implementation.
2. D.C.s provide for the recovery of growth-related capital expenditures from new
development. The D.C.A. is the statutory basis to recover these charges. The
methodology is detailed in Chapter 4; a simplified summary is provided below.
1) Identify amount, type and location of growth.
2) Identify servicing needs to accommodate growth.
3) Identify capital costs to provide services to meet the needs.
4) Deduct:
- Grants, subsidies and other contributions;
- Benefit to existing development;
- Amounts in excess of 15-year historical service calculation; and
- D.C. reserve funds (where applicable);
5) Net costs are then allocated between residential and non-residential
benefit; and
6) Net costs divided by growth to provide the D.C.
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3. A number of changes to the D.C.A. have occurred since the passage of the City's
2019 D.C. By-law. Some of the changes were introduced through four bills
passed in the Ontario legislature: Bill 108, Bill 138, Bill 197, and Bill 213. The
changes included the following:
- Instalment payments for rental housing, institutional developments, and
non-profit housing;
- Rate freeze on D.C.s for applications proceeding through Site Plan or
Zoning By-law Amendment applications;
- Removal of the 10% mandatory deduction on all D.C. eligible services;
- Introduction of a new authority under the Planning Act to implement
Community Benefit Charges (C.B.C.);
- Eligible Services: The list of eligible services for the D.C. was expanded to
include most services eligible under the D.C.A. prior to Bill 108; and
- New exemption for universities that receive operating funds from the
Government.
4. The Province has since introduced another set of revisions to the D.C.A. through
Bill 23: More Homes Built Faster Act, 2022. Bill 23 was first introduced on
October 25, 2022, and received Royal Assent on November 28, 2022. A
summary of the changes provided from Bill 23 are outlined below (further details
are provided in Chapter 1 of this report):
- Additional residential unit exemption: allowance of a third unit as-of-right;
- Removal of Housing as an eligible D.C. service;
- New statutory exemption for Affordable Units;
- New statutory exemption for Attainable Units;
- New statutory exemption for Affordable Inclusionary Zoning Units;
- New statutory exemption for Non-Profit Housing;
- Historical level of service extended to previous 15-year period instead of
the previous 10-year period;
- Capital Cost definition revised to remove studies and prescribe services
for which land or an interest in land will be restricted (nothing prescribed to
date);
- Mandatory phase-in of a D.C. for by-laws passed after January 1, 2022,
as follows:
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o Year 1 - 80% of the maximum charge;
o Year 2 - 85% of the maximum charge;
o Year 3 - 90% of the maximum charge;
o Year 4 - 95% of the maximum charge; and
o Year 5 to expiry - 100% of the maximum charge.
- D.C. By-law expiry will be a maximum of 10 years after the date the by-law
comes into force;
- D.C. for Rental Housing developments to receive a discount as follows:
o Three or more bedrooms - 25% reduction;
o Two bedrooms - 20% reduction; and
o All other bedroom quantities - 15% reduction.
- Maximum interest rate for instalments and determination of charge for
eligible Site Plan and Zoning By-law Amendment applications to be set at
the average prime rate plus 1%; and
- Requirement to allocate funds received - municipalities are required to
spend or allocate at least 60% of their reserve fund at the beginning of the
year for water, wastewater, and services related to a highway.
5. 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. A summary
of the changes provided from Bill 185 are outlined below (further details are
provided in Chapter 1 of this report):
- The definition of eligible capital costs (to include certain studies);
- The removal of the mandatory phase-in of charges;
- The process for minor amendments to D.C. by-laws;
- A reduction of time for the D.C. rate freeze related to site plan and zoning
by-law amendment planning applications;
- Modernizing public notice requirements; and
- Implementation of the affordable residential unit exemptions.
6. The growth forecast (Chapter 3) on which the D.C. study is based, projects the
following population, housing, and non-residential floor area for the 12-year
period (2024 to 2036).
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Table ES-1
Summary of Growth Forecast by Planning Period
City of Port Colborne
7. On November 12, 2019, the City of Port Colborne passed By-law 6733/97/19
under the D.C.A. The by-law imposes D.C.s on residential and non-residential
uses. The City is undertaking a D.C. public process and anticipates passing a
new by-law on October 22, 2024, with the mandatory public meeting scheduled
for September 24, 2024.
8. The City's D.C. currently in effect (as of January 1, 2024) is $11,419 for single
detached dwelling units for full services. The non-residential charge is $4.10 per
sq.ft. of gross floor area for full services. This report has undertaken a
recalculation of the charges based on future identified needs (presented in
Schedule ES-3 for residential and non-residential). Charges have been provided
on a City-wide basis for all services excluding water and wastewater services,
which have been provided on an urban-wide basis. The corresponding single-
detached unit charge for full services is $30,529. The non-residential charge is
$12.05 per sq.ft. of building area for full services. These rates are submitted to
Council for their consideration.
9. The D.C.A. requires a summary be provided of the gross capital costs and the
net costs to be recovered over the life of the by-law. This calculation is provided
by service and is presented in Table 6-4. A summary of these costs is provided
below:
12 Year
Urban 12-Year
2024 to 2036
2024 to 2036
(Net) Population Increase
3,859
3,960
Residential Unit Increase
2,097
1,989
Non-Residential Gross Floor Area Increase (sq.ft.)
976,000
958,800
Source: Watson & Associates Economists Ltd. Forecast 2024
Measure
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Table ES-2
Summary of Expenditures Anticipated Over the Life of the By-law
Summary of Expenditures Anticipated
Over the Life of the By-law
Expenditure Amount
Total gross expenditures planned over the next ten years
$214,234,031
Less: Benefit to existing development
$30,909,369
Less: Post planning period benefit
$48,009,400
Less: Other Deductions
$82,500
Less: Grants, subsidies and other contributions
$0
Net costs to be recovered from development charges
$135,232,762
This suggests that for the non-D.C. cost over the ten-year D.C. by-law (benefit to
existing development, and grants, subsidies and other contributions), $30.99
million (or an annual amount of $3.10 million) will need to be contributed from
taxes and rates, or other sources. With respect to the post period benefit amount
of $48.01 million, it will be included in subsequent D.C. study updates to reflect
the portion of capital that benefits growth in the post period D.C. forecasts.
Based on the above table, the City plans to spend $214.23 million over the life of
the by-law, of which $135.23 million (63%) is recoverable from D.C.s. Of this net
amount, $107.19 million is recoverable from residential development and $28.04
million from non-residential development. It is noted also that any exemptions or
reductions in the charges would reduce this recovery further.
10. Considerations by Council - The background study represents the service needs
arising from residential and non-residential growth over the forecast periods.
The following services are calculated based on an urban 12-year forecast:
- Water Services; and
- Wastewater Services.
The following services are calculated based on a City-wide 12-year forecast:
- Services Related to a Highway - Roads and Related;
- Public Works (Facilities and Fleet);
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- Fire Protection Services;
- Library Services;
- Growth Studies; and
- Parks and Recreation Services.
Council will consider the findings and recommendations provided in the report
and, in conjunction with public input, approve such policies and rates it deems
appropriate. These directions will refine the draft D.C. by-law which is appended
in Appendix G. These decisions may include:
- adopting the charges and policies recommended herein;
- considering additional exemptions to the by-law; and
- considering reductions in the charge by class of development (obtained by
removing certain services on which the charge is based and/or by a
general reduction in the charge).
Watson & Associates Economists Ltd.
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Table ES-3
Schedule of Development Charges
Multiples means all dwellings other than single-detached, semi-detached and apartment unit dwellings.
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Services Related to a Highway
2,328
1,803
1,630
1,078
893
1.12
Public Works (Facilities and Fleet)
2,444
1,893
1,711
1,131
937
1.17
Fire Protection Services
1,709
1,324
1,197
791
655
0.82
Parks and Recreation Services
5,018
3,886
3,514
2,323
1,924
0.45
Library Services
663
513
464
307
254
0.06
Growth Studies
1,101
853
771
510
422
0.53
Total Municipal Wide Services/Class of Service
13,263
10,272
9,287
6,140
5,085
4.15
Urban Services
Wastewater Services
11,453
8,870
8,020
5,301
4,391
5.24
Water Services
5,813
4,502
4,071
2,691
2,229
2.66
Total Urban Services
17,266
13,372
12,091
7,992
6,620
7.90
GRAND TOTAL RURAL AREA
13,263
10,272
9,287
6,140
5,085
4.15
GRAND TOTAL URBAN AREA
30,529
23,644
21,378
14,132
11,705
12.05
Service/Class of Service
RESIDENTIAL
Report
Watson & Associates Economists Ltd.
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Chapter 1
Introduction
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1. Introduction
1.1 Purpose of this Document
This background study has been prepared pursuant to the requirements of the D.C.A.,
as amended, (D.C.A.) (section 10) and, accordingly, recommends new development
charges (D.C.s) and policies for the City of Port Colborne.
The City retained Watson & Associates Economists Ltd. (Watson), to undertake the
D.C. study process throughout 2023 and 2024. Watson worked with City staff in
preparing the D.C. analysis and policy recommendations.
This D.C. background study, containing the proposed D.C. by-law, will be distributed to
members of the public in order to provide interested parties with sufficient background
information on the legislation, the study's recommendations, and an outline of the basis
for these recommendations.
This report has been prepared, in the first instance, to meet the statutory requirements
applicable to the City's D.C. background study, as summarized in Chapter 4. It also
addresses the requirement for "rules" (contained in Chapter 7) and the proposed by-law
to be made available as part of the approval process (included as Appendix G).
In addition, the report is designed to set out sufficient background on the legislation
(Chapter 4), the City's current D.C. policies (Chapter 2) and the policies underlying the
proposed by-law, to make the exercise understandable to those who are involved.
Finally, it addresses post-adoption implementation requirements (Chapter 8) which are
critical to the successful application of the new policy.
The chapters in the report are supported by Appendices containing the data required to
explain and substantiate the calculation of the charge. A full discussion of the statutory
requirements for the preparation of a background study and calculation of a D.C. is
provided herein.
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1.2 Summary of the Process
The public meeting required under section 12 of the D.C.A. has been scheduled for
September 24, 2024. Its purpose is to present the study to the public and to solicit
public input. The meeting is also being held to answer any questions regarding the
study's purpose, methodology, and the proposed modifications to the City's D.C.s.
In accordance with the legislation, the background study and proposed D.C. by-law will
be available for public review on August 23, 2024.
The process to be followed in finalizing the report and recommendations includes:
- consideration of responses received prior to, at, or immediately following the
public meeting; and
- finalization of the report and Council consideration of the by-law subsequent to
the public meeting.
Figure 1-1 outlines the study process to date and the proposed schedule to be followed
with respect to the D.C. by-law adoption process.
Figure 1-1
Schedule of Key D.C. Process Dates for the City of Port Colborne
Schedule of Study Milestone
Dates
1. Data collection, staff review, engineering work,
D.C. calculations and policy work
September 2023 to June
2024
2. Stakeholder Meeting
May 1, 2024
3. Public release of final D.C. Background study
and proposed by-law
August 23, 2024
4. Public meeting advertisement placed in
newspaper(s)
September 3, 2024
5. Public meeting of Council
September 24, 2024
6. Council considers adoption of background study
and passage of by-law
October 22, 2024
7. Newspaper notice given of by-law passage
By 20 days after passage
8. Last day for by-law appeal
40 days after passage
9. City makes pamphlet available (where by-law not
appealed)
By 60 days after in force date
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1.3 Changes to the D.C.A.: Bill 108, 138, 197, and 213
1.3.1 Bill 108: More Homes, More Choice Act - An Act to Amend
Various Statutes with Respect to Housing, Other Development,
and Various Matters
On May 2, 2019, the Province introduced Bill 108, which proposed changes to the
D.C.A. The Bill was introduced as part of the Province's "More Homes, More Choice:
Ontario's Housing Supply Action Plan." The Bill received Royal Assent on June 6,
2019.
While having received Royal Assent, many of the amendments to the D.C.A. would not
come into effect until they are proclaimed by the Lieutenant Governor (many of these
changes were revised through Bill 197). At the time of writing, the following provisions
have been proclaimed:
- Effective January 1, 2020, rental housing and institutional developments will pay
D.C.s in six equal annual payments commencing at occupancy. Interest may be
charged on the instalments, and any unpaid amounts may be added to the
property and collected as taxes. As per Bill 23, non-profit housing developments
are now exempt from paying D.C.s; however, prior to Bill 23, and as a result of
Bill 108, non-profit housing developments paid D.C.s in 21 equal annual
payments.
- Effective January 1, 2020, the D.C. amount for all developments occurring within
2 years of a Site Plan or Zoning By-law Amendment planning approval (for
application submitted after this section is proclaimed), shall be determined based
on the D.C. in effect on the day of Site Plan or Zoning By-law Amendment
application. If the development is not proceeding via these planning approvals,
then the amount is determined as of the date of issuance of a building permit. As
per Bill 185 this time frame was reduced from 2 years to 18 months.
On February 28, 2020, the Province released updated draft regulations related to the
D.C.A. and the Planning Act. A summary of the changes that were to take effect upon
proclamation by the Lieutenant Governor is provided below.
Changes to Eligible Services - Prior to Bill 108, the D.C.A. provided a list of ineligible
services whereby municipalities could include growth related costs for any service that
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was not listed. With Bill 108, the changes to the D.C.A. would now specifically list the
services that are eligible for inclusion in the by-law. Furthermore, the initial list of
eligible services under Bill 108 was limited to "hard services", with the "soft services"
being removed from the D.C.A. These services would be considered as part of a new
community benefits charge (discussed below) imposed under the Planning Act. As
noted in the next section this list of services has been amended through Bill 197.
Mandatory 10% deduction - The amending legislation would have removed the
mandatory 10% deduction for all services that remain eligible under the D.C.A.
Remaining Services to be Included in a New Community Benefits Charge (C.B.C.)
Under the Planning Act - It was proposed that a municipality may, by by-law, impose
a C.B.C. against land to pay for the capital costs of facilities, services and matters
required because of development or redevelopment in the area to which the by-law
applies. The C.B.C. was proposed to include formerly eligible D.C. services that are not
included in the above listing, in addition to parkland dedication and bonus zoning
contributions.
1.3.2 Bill 138: Plan to Build Ontario Together Act, 2019
On November 6, 2019, the Province released Bill 138 which provided further
amendments to the D.C.A. and Planning Act. This Bill received Royal Assent on
December 10, 2019, and was proclaimed which resulted in sections related to the
D.C.A. (schedule 10) becoming effective on January 1, 2020. The amendments to the
D.C.A. included removal of instalment payments for commercial and industrial
developments that were originally included in Bill 108.
1.3.3 Bill 197: COVID-19 Economic Recovery Act, 2020
In response to the global pandemic that began affecting Ontario in early 2020, the
Province released Bill 197 which provided amendments to a number of Acts, including
the D.C.A. and Planning Act. This Bill also revised some of the proposed changes
identified in Bill 108. Bill 197 was tabled on July 8, 2020, received Royal Assent on July
21, 2020, and was proclaimed on September 18, 2020. The following provides a
summary of the changes.
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1.3.3.1 D.C.-Related Changes
List of D.C.-Eligible Services
- As noted above, under Bill 108 some services were to be included under the
D.C.A. and some would be included under the C.B.C. authority. Bill 197,
however, revised this proposed change and has included all services (with some
exceptions) under the D.C.A. These services are as follows:
o Water supply services, including distribution and treatment services.
o Wastewater services, including sewers and treatment services.
o Storm water drainage and control services.
o Services related to a highway.
o Electrical power services.
o Toronto-York subway extension.
o Transit services.
o Waste diversion services.
o Policing services.
o Fire protection services.
o Ambulance services.
o Library services.
o Long-term care services.
o Parks and recreation services, but not the acquisition of land for parks.
o Public health services.
o Childcare and early years services.
o Housing services (no longer eligible as per Bill 23).
o Provincial Offences Act services.
o Services related to emergency preparedness.
o Services related to airports, but only in the Regional Municipality of
Waterloo.
o Additional services as prescribed.
Classes of Services - D.C.
Pre-Bill 108/197 legislation (i.e., D.C.A., 1997) allowed for categories of services to be
grouped together into a minimum of two categories (90% and 100% services).
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The Act (as amended) repeals and replaces the above with the four following
subsections:
- A D.C. by-law may provide for any eligible service or capital cost related to any
eligible service to be included in a class, set out in the by-law.
- A class may be composed of any number or combination of services and may
include parts or portions of the eligible services or parts or portions of the capital
costs in respect of those services.
- A D.C. by-law may provide for a class consisting of studies in respect of any
eligible service whose capital costs are described in paragraphs 5 and 6 of
section 5 of the D.C.A.
- A class of service set out in the D.C. by-law is deemed to be a single service with
respect to reserve funds, use of monies, and credits.
Note: An initial consideration of "class" appears to mean any group of services.
Mandatory 10% Deduction
As well, the removal of the 10% deduction for soft services under Bill 108 has been
maintained.
As a result of the passage of Bill 197, and subsequent proclamation on September 18,
2020, this report has provided the D.C. calculations without the 10% mandatory
deduction.
1.3.3.2 C.B.C.-Related Changes
C.B.C. Eligibility
The C.B.C. is limited to lower-tier and single-tier municipalities; upper-tier municipalities
will not be allowed to impose this charge.
1.3.3.3 Combined D.C. and C.B.C. Impacts
D.C. vs. C.B.C. Capital Cost
- A C.B.C. may be imposed with respect to the services listed in subsection 2 (4)
of the D.C.A. (eligible services), "provided that the capital costs that are intended
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to be funded by the community benefits charge are not capital costs that are
intended to be funded under a development charge by-law."
1.3.4 Bill 213: Better for People, Smarter for Business Act, 2020
On December 8, 2020, Bill 213 received Royal Assent. One of the changes of the Bill
that took effect upon Royal Assent included amending the Ministry of Training, Colleges
and Universities Act by introducing a new section that would exempt the payment of
D.C.s for developments of land intended for use by a university that receives operating
funds from the Government. As a result, this mandatory exemption will be included in
the D.C. by-law.
1.4 Changes to the D.C.A. - Bill 23: More Homes Built Faster
Act, 2022
On November 28, 2022, Bill 23 received Royal Assent. This Bill amends a number of
pieces of legislation including the Planning Act and the D.C.A (Note that a number of
items from Bill 23 were revised by Bill 185, which is discussed in section 1.5). The
following provides a summary of the changes to the D.C.A.:
1.4.1 Additional Residential Unit Exemption
The rules for these exemptions are now provided in the D.C.A., rather than the
regulations and are summarized as follows:
- Exemption for residential units in existing rental residential buildings - For rental
residential buildings with four or more residential units, the creation of the greater
of one unit or 1% of the existing residential units will be exempt from a D.C.
- Exemption for additional residential units in existing and new residential buildings
- The following developments will be exempt from a D.C.:
o A second unit in a detached, semi-detached, or rowhouse if all buildings
and ancillary structures cumulatively contain no more than one residential
unit;
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-
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detached, or rowhouse contains no more than two residential units and no
other buildings or ancillary structures contain any residential units.
1.4.2 Removal of Housing as an Eligible D.C. Service
Housing services are removed as an eligible service. Municipalities with by-laws that
include a charge for housing services can no longer collect for this service.
1.4.3 New Statutory Exemption for Non-Profit Housing
Non-profit housing units are exempt from D.C.s and D.C. instalment payments due after
November 28, 2022.
1.4.4 New Statutory Exemptions for Affordable Units, Attainable
Units, and Affordable Inclusionary Zoning Units
Affordable units, attainable units, and inclusionary zoning units (affordable) are exempt
from the payment of D.C.s, as follows:
- Affordable Rental Units: Where rent is no more than 80% of the average market
rent as defined by a new bulletin published by the Ministry of Municipal Affairs
and Housing.
- Affordable Owned Units: Where the price of the unit is no more than 80% of the
average purchase price as defined by a new bulletin published by the Ministry of
Municipal Affairs and Housing.
Note: Section 1.4.13 provides further details on the Affordable Rental Unit and
Affordable Owned Unit definitions, which 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.
o Note: for affordable and attainable units, the municipality shall enter into
an agreement that ensures the unit remains affordable or attainable for 25
years.
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.
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- Inclusionary Zoning Units: Affordable housing units required under inclusionary
zoning by-laws are exempt from a D.C.
1.4.5 Historical Level of Service Extended to Previous 15-Year Period
Prior to Bill 23, the increase in need for service was limited by the average historical
level of service calculated over the 10-year period preceding the preparation of the D.C.
background study. This average is now extended to the historical 15-year period.
1.4.6 Revised Definition of Capital Costs
The definition of capital costs has been revised to remove studies. Furthermore, the
regulations to the Act may prescribe services for which land or an interest in land will be
restricted. As at the time of writing, no services have been prescribed.
1.4.7 Mandatory Phase-in of a D.C.
For all D.C. by-laws passed after January 1, 2022, the charge must be phased-in
annually over the first five years the by-law is in force, as follows:
- Year 1 - 80% of the maximum charge;
- Year 2 - 85% of the maximum charge;
- Year 3 - 90% of the maximum charge;
- Year 4 - 95% of the maximum charge; and
- Year 5 to expiry - 100% of the maximum charge.
1.4.8 D.C. By-law Expiry
A D.C. by-law now expires 10 years after the day it comes into force (unless the by-law
provides for an earlier expiry date). This extends the by-law's life from five years, prior
to Bill 23.
1.4.9 Installment Payments
Non-profit housing development has been removed from the instalment payment
section of the Act (subsection 26.1), as these units are now exempt from the payment of
a D.C.
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1.4.10 Rental Housing Discount
The D.C. payable for rental housing development will be reduced based on the number
of bedrooms in each unit as follows:
- Three or more bedrooms - 25% reduction;
- Two bedrooms - 20% reduction; and
- All other bedroom quantities - 15% reduction.
1.4.11 Maximum Interest Rate for Instalments and Determination of
Charge for Eligible Site Plan and Zoning By-law Amendment
Applications
No maximum interest rate was previously prescribed. As per Bill 23, the maximum
interest rate is set at the average prime rate plus 1%. This maximum interest rate
provision would apply to all instalment payments and eligible site plan and zoning by-
law amendment applications occurring after November 28, 2022.
1.4.12 Requirement to Allocate Funds Received
Annually, beginning in 2023, municipalities will be required to spend or allocate at least
60% of the monies in a reserve fund at the beginning of the year for water, wastewater,
and services related to a highway. Other services may be prescribed by the regulation .
1.4.13 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, 1997 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 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:
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- Introducing an income-based test for affordable rent and purchase price; and
- Increasing the threshold for the market test of affordable rent and purchase price.
This change provides the exemption based on the lesser of the two measures.
Moreover, the rules in subsection 4.1 of the D.C.A. are unchanged with respect to:
- The tenant and purchaser transacting the affordable unit being at arm's length;
- The intent of maintaining the affordable residential unit definition for a 25-year
period, requiring an agreement with the municipality (which may be registered on
title); and
- Exemptions for attainable residential units and associated rules (requiring further
regulations).
The following table provides 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.
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Item
Bill 134 Definition
(Current D.C.A. Definition)
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)
Note: the Affordable Unit exemption came into force on June 1, 2024.
1.5 Bill 185: Cutting Red Tape to Build More Homes Act,
2024
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.
1.5.1 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.
1.5.2 Removal of the Mandatory Phase-in
As noted in Section 1.4.7 above, 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.
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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).
1.5.3 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):
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).
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1.5.4 Reduction of D.C. Rate Freeze Timeframe
Bill 108 (see Section 1.3.1 above) provides 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.
1.5.5 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.
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Chapter 2
Current City of Port Colborne
D.C. Policies
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2. Current City of Port Colborne D.C. Policies
2.1 Schedule of Charges
On November 12, 2019, the City of Port Colborne passed By-law, 6733/97/19 under the
D.C.A.
This by-law imposes D.C.s for residential and non-residential uses. The table below
provides the rates currently in effect, as of January 1, 2024.
Table 2-1
City of Port Colborne
Current D.C. Rates
January 1, 2024
Multiples means all dwellings other than single-detached, semi-detached and apartment
unit dwellings.
2.2 Services Covered
The following services are covered under By-law 6733/97/19:
- Services Related to a Highway;
- Fire Protection Services;
- Parks and Recreation Services;
- Library Services;
- Growth Studies;
Non-Residential
Service
Single & Semi
Detached
Multiples
Apartments with
>= 2 Bedrooms
Apartments with
< 2 Bedrooms
Special
Care/Special
Dwelling Units
(per sq.ft. of
Gross Floor
Area)
City-wide Services:
Services Related to a Highway
2,160
1,595
1,557
952
862
1.10
Fire Protection Services
155
114
112
68
62
0.08
Parks and Recreation Services
3,304
2,439
2,382
1,456
1,319
0.23
Library Services
163
120
118
72
65
0.010
Studies
356
263
256
157
143
0.17
Total City-wide Services
6,138
4,531
4,425
2,705
2,451
1.59
Urban Services:
Wastewater Services
1,593
368
353
239
636
0.76
Water Services
3,688
1,464
1,407
950
1,472
1.75
Total Urban Services
5,281
1,832
1,760
1,189
2,108
2.51
GRAND TOTAL - RURAL AREA
6,138
4,531
4,425
2,705
2,451
1.59
GRAND TOTAL - URBAN AREA
11,419
6,363
6,185
3,894
4,559
4.10
Residential
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- Wastewater Services; and
- Water Services.
2.3 Timing of D.C. Calculation and Payment
Development charges shall be calculated and payable in full in money or by provision of
services as may be agreed upon, or by credit granted under the Act, on the date that
the first building permit is issued in relation to a building or structure on land to which a
development charge applies.
2.4 Indexing
Rates shall be adjusted, without amendment to the By-law, annually on the anniversary
date of the By-law (November 12), in accordance with the Statistics Canada Quarterly,
Non-Residential Building Construction Price Index (Table 18-10-0276-02)1. However, it
should be noted that the current rates were not indexed since the By-law came into
effect.
2.5 Redevelopment Allowance
As a result of the redevelopment of land, a building or structure existing on the same
land within 12 months prior to the date of payment of D.C.s in regard to such
redevelopment was, or is to be demolished, in whole or in part, or converted from one
principal use to another principal use on the same land, in order to facilitate the
redevelopment, the D.C.s otherwise payable with respect to such redevelopment shall
be reduced by the following amounts:
1) 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. under subsections 3.11 of the
1 O. Reg. 82/98 referenced "The Statistics Canada Quarterly, Construction Price
Statistics, catalogue number 62-007" as the index source. Since implementation,
Statistics Canada has modified this index twice and the above-noted index is the most
current. The draft by-law provided herein refers to O. Reg. 82/98 to ensure traceability
should this index continue to be modified over time.
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by-law by the number, according to type, of dwelling units that have been or will be
demolished or converted to another principal use; and
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 D.C.s under subsection 3.12 of
the by-law 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.
2.6 Exemptions
The following non-statutory exemptions are provided under By-law 6733/97/19:
- Infill Housing (as defined in the by-law);
- Non-residential farm buildings for the purpose of an agricultural use except for
any building constructed to accommodate on On-Farm Business which shall be
considered to be an industrial building;
- Downtown core area;
- Brownfield properties under the City of Port Colborne Brownfield Community
Improvement Plan, which have an approved application and agreement under
the Brownfield Rehabilitation Grant Program;
- Industrial development shall be exempt from payment of D.C.s on any square
footage of gross floor area constructed over 5,000 sq.ft.;
- Partial exemption requiring the payment of only the roads and fire protection
components of the charge for all residential unit types constructed within the
Sherkston Secondary Plan Area; and
- Partial exemption for certain Community Improvement Plan areas based upon
specific policies approved by Council.
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Chapter 3
Anticipated Development in
the City of Port Colborne
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3. Anticipated Development in the City of Port
Colborne
3.1 Requirement of the Act
The growth forecast contained in this chapter (with supplemental tables in Appendix A)
provides for the anticipated development for which the City will be required to provide
services over a 2024 to 2036 time horizon.
Chapter 4 provides the methodology for calculating a D.C. as per the D.C.A. Figure 4-1
presents this methodology graphically. It is noted in the first box of the schematic that in
order to determine the D.C. that may be imposed, it is a requirement of subsection 5 (1)
of the D.C.A. that "the anticipated amount, type and location of development, for which
development charges can be imposed, must be estimated."
3.2 Basis of Population, Household and Non-Residential
Gross Floor Area Forecast
The D.C. growth forecast has been derived by Watson in consultation with the City of
Port Colborne. In preparing the growth forecast, the following information sources were
consulted to assess the residential and non-residential development potential for the
City over the forecast period, including:
- City of Port Colborne Growth Analysis Review, Draft Report, April 2023, Dillon
Consulting Ltd.;
- City of Port Colborne 2019 Development Charges Background Study, June 24,
2019, Watson & Associates Economists Ltd.;
- City of Port Colborne Official Plan, as approved by the Ontario Municipal Board
on November 25, 2013, and updated September 5, 2017;
- 2011, 2016 and 2021 population, household and employment Census data;
- Historical residential building permit data over the 2014 to 2023 period;
- Residential and non-residential supply opportunities as identified by City of Port
Colborne staff; and
- Discussions with City staff regarding anticipated residential and non-residential
development in the City of Port Colborne.
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3.3 Summary of Growth Forecast
A detailed analysis of the residential and non-residential growth forecasts is provided in
Appendix A and the methodology employed is illustrated in Figure 3-1. The discussion
provided herein summarizes the anticipated growth for the City and describes the basis
for the forecast. The results of the residential growth forecast analysis are summarized
in Table 3-1 below, and Schedule 1 in Appendix A.
As identified in Table 3-1 and Appendix A - Schedule 1, population in the City of Port
Colborne (excluding census undercount) is anticipated to reach approximately 24,260
by mid-2036 resulting in an increase of approximately 3,860 people. [1]
[1] The population figures used in the calculation of the 2024 D.C. exclude the net
Census undercount, which is estimated at approximately 2.5%. Population figures
presented herein have been rounded.
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Figure 3-1
Population and Household Forecast Model
Occupancy Assumptions
Gross Population Increase
Decline in Existing Population
Net Population Increase
DEMAND
SUPPLY
Residential Units in the
Development Process
Historical Housing
Construction
Intensification
Forecast of
Residential Units
Employment Market by Local
Municipality,
Economic Outlook
Local, Region
and Provincial
Designated Lands
Servicing Capacity
Watson & Associates Economists Ltd.
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Table 3-1
City of Port Colborne
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 2.5% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Notes:
Numbers may not add due to rounding.
Source: Derived by Watson & Associates Economists Ltd., 2024
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings[2]
Apartments[3]
Other
Total
Households
Equivalent
Institutional
Households
18,890
18,424
449
17,975
6,050
600
1,161
95
7,906
408
2.330
18,770
18,306
441
17,865
6,005
670
1,210
135
8,020
401
2.283
20,540
20,033
628
19,405
6,295
685
1,280
450
8,710
571
2.300
20,910
20,397
642
19,755
6,426
698
1,411
450
8,985
584
2.270
24,870
24,255
760
23,495
7,233
1,254
2,038
450
10,975
691
2.210
-120
-118
-8
-110
-45
70
49
40
114
-7
1,770
1,727
187
1,540
290
15
70
315
690
170
370
364
14
350
131
13
131
0
275
13
Mid 2024 - Mid 2036
3,960
3,858
118
3,740
807
556
627
0
1,990
107
Forecast
Mid 2036
Mid 2021 - Mid 2024
Population
(Including
Census
Undercount)[1]
Year
Excluding Census Undercount
Housing Units
Person Per
Unit (P.P.U.):
Total
Population/
Total
Households
Historical
Incremental
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Mid 2024
Watson & Associates Economists Ltd.
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Figure 3-2
City of Port Colborne
Annual Housing Forecast [1]
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from City of Port Colborne building permit data, 2014 to 2023.
9
16
35
45
40
54
54
133
59
83
105
135
170
170
170
170
170
180
180
180
180
180
0
20
40
60
80
100
120
140
160
180
200
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Historical Average
Watson & Associates Economists Ltd.
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Provided below is a summary of the key assumptions and findings regarding the City of
Port Colborne D.C. growth forecast:
1. Unit Mix (Appendix A - Schedules 1, and 5)
- The housing unit mix for the City was derived from a detailed review of
historical development activity (as per Schedule 5), as well as active
residential development applications, and discussions with City staff
regarding anticipated development trends for the City of Port Colborne.
- Based on the above indicators, the 2024 to 2036 household growth
forecast for the City is comprised of a unit mix of 41% low density units
(single detached and semi-detached), 28% medium density (multiples
except apartments) and 31% high density (bachelor, 1-bedroom and 2-
bedroom apartments).
2. Geographic Location of Residential Development (Appendix A - Schedule 2)
- Schedule 2 summarizes the anticipated amount, type, and location of
development by area for the City of Port Colborne
- In accordance with forecast demand and available land supply, the
amount and percentage of forecast housing growth between 2024 and
2036 by development location is summarized below.
Table 3-2
City of Port Colborne
Geographic Location of Residential Development
Development Location
Amount of Housing
Growth, 2024 to 2036
Percentage of Housing
Growth, 2024 to 2036
Urban
1,880
95%
Rural
110
5%
City of Port Colborne
1,990
100%
Note: Figures may not sum precisely due to rounding.
Watson & Associates Economists Ltd.
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3. Planning Period
- Short- and longer-term time horizons are required for the D.C. process.
The D.C.A. limits the planning horizon for transit services to a 10-year
planning horizon. All other services can utilize a longer planning period if
the municipality has identified the growth-related capital infrastructure
needs associated with the longer-term growth planning period.
4. Population in New Units (Appendix A - Schedules 3 and 4)
- The number of housing units to be constructed by 2036 in the City of Port
Colborne over the forecast period is presented in Table 3-1. Over the
2024 to 2036 forecast period, the City is anticipated to average
approximately 166 new housing units per year.
- Institutional population [1] is anticipated to increase by approximately 120
people between 2024 to 2036.
- Population in new units is derived from Schedules 3 and 4, 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 6a 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 City of Port Colborne. Due to data limitations high
density P.P.U. data was derived from the Region of Niagara which
includes the City of Port Colborne, and is outlined in Schedule 6b. The
total calculated P.P.U. for all density types has been adjusted accordingly
to account for the P.P.U. trends which has been recently experienced in
both new and older units. Forecasted 15-year average P.P.U.s by
dwelling type are as follows:
o Low density:
2.869
o Medium density:
2.222
o High density:
1.759
[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.
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5. Existing Units and Population Change (Appendix A - Schedules 3 and 4)
- Existing households for mid-2024 are based on the 2021 Census
households, plus estimated residential units constructed between mid-
2021 to the beginning of the growth period, assuming a minimum six-
month lag between construction and occupancy (see Schedule 3).
- The change in average occupancy levels for existing housing units is
calculated in Schedules 3 through 4.[1] The forecast population change in
existing households over the 2024 to 2036 forecast period is forecast to
decline by approximately 910.
6. Employment (Appendix A - Schedules 8a, 8b and 8c)
- The employment projections provided herein are largely based on the
activity rate method, which is defined as the number of jobs in the City
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 City of Port Colborne is
outlined in Schedule 8a. The 2016 employment base is comprised of the
following sectors:
o 125 primary (2%);
o 535 work at home employment (10%);
o 1,518 industrial (28%);
o 2,053 commercial/population-related (38%); and
o 1,175 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.
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- The 2016 employment by usual place of work, including work at home, is
5,405. An additional 790 employees have been identified for the City of
Port Colborne in 2016 that have no fixed place of work (N.F.P.O.W.).[1]
- Total employment, including work at home and N.F.P.O.W. for the City of
Port Colborne is anticipated to reach approximately 8,660 by mid-2036.
This represents an employment increase of approximately 1,670 for the
2024 to 2036 forecast period.
- Schedule 8b, 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 City of Port Colborne (excluding work at home
and N.F.P.O.W. employment) is anticipated to reach approximately 6,480
by mid-2036. This represents an employment increase of approximately
1,170 for the 2024 to 2036 forecast period. [2]
7. Non-Residential Sq.ft. Estimates (G.F.A.), Appendix A - Schedule 8b)
[2] 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."
[2] G.F.A. and employment associated within special care institutional dwellings treated
as residential, resulting in an institutional employment difference between Schedules 8a
and 8b. Total employment growth in Schedule 8b (excluding work at home and
N.F.P.O.W. employment) has been downwardly adjusted to account for institutional
employment associated with special care facilities. Total employment in Schedule 8b is
anticipated to reach approximately 6,420 by mid-2036.
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- Square footage estimates were calculated in Schedule 8b based on the
following employee density assumptions:
o 1,400 sq.ft. per employee for industrial;
o 510 sq.ft. per employee for commercial/population-related; and
o 670 sq.ft. per employee for institutional employment.
- The City-wide incremental G.F.A. is anticipated to increase by 976,000
sq.ft. over the 2024 to 2036 forecast period.
- In terms of percentage growth, the 2024 to 2036 incremental G.F.A.
forecast by sector is broken down as follows:
o industrial - 61%;
o commercial/population-related - 25%; and
o institutional - 14%.
8. Geographic Location of Non-Residential Development (Appendix A, Schedule
8c)
- Schedule 8c summarizes the anticipated amount, type and location of
non-residential development by area for the City of Port Colborne.
- The amount and percentage of forecast total non-residential growth
between 2024 and 2036 by development location is summarized below.
Table 3-3
City of Port Colborne
Geographic Location of Non-Residential Development
Development Location
Amount of Non-
Residential
G.F.A. (sq.ft.),
2024 to 2036
Percentage of Non-
Residential G.F.A.,
2024 to 2036
Urban
958,800
98%
Rural
17,200
2%
City of Port Colborne
976,000
100%
Note: Figures may not sum precisely due to rounding
Watson & Associates Economists Ltd.
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Chapter 4
The Approach to the
Calculation of the Charge
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4. The Approach to the Calculation of the Charge
4.1 Introduction
This chapter addresses the requirements of subsection 5 (1) of the D.C.A. with respect
to the establishment of the need for service which underpins the D.C. calculation.
These requirements are illustrated schematically in Figure 4-1.
4.2 Services Potentially Involved
Table 4-1 lists the full range of municipal services that are provided within the City.
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 City'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 City 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.
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Figure 4-1
The Process of Calculating a Development Charge under the Act that Must be Followed
8. Specified Local Services
Anticipated
Development
1.
Estimated Increase in
Need for Service
Ceiling Re:
Increased Need
Needs That Will
Be Met
Examination of the
Long-term Capital
and Operating Costs
for Capital
Infrastructure
D.C. Needs
By Service
Less:
Uncommitted Excess
Capacity
Less:
Benefit To Existing
Development
Less:
Grants, Subsidies
and Other
Contributions
D.C. By-law(s)
Spatial
Applicability
D.C. Net Capital Costs
Costs for new development vs.
existing development for the
term of the by-law and the
balance of the period
Amount of the Charge
By Type of Development
(including apportionment of
costs - residential and
non-residential)
Financing,
Inflation and
Investment
Considerations
3.
4.
5.
6.
11.
12.
15.
16.
13.
14.
9.
Subdivision
Agreements
and Consent
Provisions
Consideration of exemptions,
phase-ins, etc.
1
3
2
Non-Transit
Services
Historical Service
Standard
4a.
Transit Services
Forward-looking
Service
Standard
4b.
Asset Management
Plan for All Capital
Projects to be
Funded by D.C.s 7.
Non-Transit
Services
Financially
Sustainable
7a.
Transit Services
Detailed
Requirements 7b.
10.
Municipal Services
2.
Eligible Services
Ineligible Services
Tax Base, User
Rates, etc.
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Table 4-1
Categories of Municipal Services to be Addressed as Part of the Calculation
Eligibility for
Inclusion in the
D.C. Calculation
Description
Yes
Municipality provides the service - service has been
included in the D.C. calculation.
No
Municipality provides the service - service has not been
included in the D.C. calculation.
n/a
Municipality does not provide the service.
Ineligible
Service is ineligible for inclusion in the D.C. calculation.
Categories of Municipal
Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
1. Services Related to a
Highway
Yes
1.1 Arterial roads
Yes
1.2 Collector roads
Yes
1.3 Bridges, culverts and
roundabouts
No
1.4 Local municipal roads
Yes
1.5 Traffic signals
Yes
1.6 Sidewalks and streetlights
Yes
1.7 Active transportation
2. Other Transportation
Services
n/a
2.1 Transit vehicles[1] & facilities
n/a
2.2 Other transit infrastructure
Ineligible
2.3 Municipal parking spaces -
indoor
Ineligible
2.4 Municipal parking spaces -
outdoor
Yes
2.5 Works yards
Yes
2.6 Rolling stock1
n/a
2.7 Ferries
n/a
2.8 Airport
3. Stormwater Drainage and
Control Services
Yes
3.1 Main channels and drainage
trunks
Yes
3.2 Channel connections
No
3.3 Retention/detention ponds
[1] with 7+ year useful life
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Categories of Municipal
Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
4. Fire Protection Services
Yes
4.1 Fire stations
Yes
4.2 Fire pumpers, aerials and rescue
vehicles[1]
Yes
4.3 Small equipment and gear
5. Park Services (i.e., Parks
and Open Space)
Ineligible
5.1 Acquisition of land for parks,
woodlots and E.S.A.s
Yes
5.2 Development of area municipal
parks
Yes
5.3 Development of district parks
Yes
5.4 Development of municipal-wide
parks
Yes
5.5 Development of special purpose
parks
Yes
5.6 Parks rolling stock[1] and yards
6. Recreation Services
Yes
6.1 Arenas, indoor pools, fitness
facilities, community centres, etc.
(including land)
Yes
6.2 Recreation vehicles and
equipment[1]
7. Library Services
Yes
7.1 Public library space (incl.
furniture and equipment)
Yes
7.2 Library vehicles[1]
Yes
7.3 Library materials
8. Emergency Preparedness
Services
No
8.1 Facility space (incl. furniture and
equipment)
No
8.2 Vehicles[1]
No
8.3 Equipment
9. Electrical Power Services
Ineligible
9.1 Electrical substations
Ineligible
9.2 Electrical distribution system
Ineligible
9.3 Electrical system rolling stock
10. Provision of Cultural,
Entertainment and
Tourism Facilities and
Convention Centres
Ineligible
10.1 Cultural space (e.g., art galleries,
museums and theatres)
Ineligible
10.2 Tourism facilities and convention
centres
[1] with 7+ year useful life
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Categories of Municipal
Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
11. Wastewater Services
n/a
11.1 Treatment plants
Yes
11.2 Sewage trunks
No
11.3 Local systems
Yes
11.4 Vehicles and equipment[1]
12. Water Supply Services
n/a
12.1 Treatment plants
Yes
12.2 Distribution systems
No
12.3 Local systems
Yes
12.4 Vehicles and equipment[1]
13. Waste Management
Services
Ineligible
13.1 Landfill collection, transfer
vehicles and equipment
Ineligible
13.2 Landfills and other disposal
facilities
n/a
13.3 Waste diversion facilities
n/a
13.4 Waste diversion vehicles and
equipment[1]
14. Policing Services
n/a
14.1 Policing detachments
n/a
14.2 Policing rolling stock[1]
n/a
14.3 Small equipment and gear
15. Homes for the Aged
n/a
15.1 Homes for the aged space
n/a
15.2 Vehicles[1]
16. Child Care
n/a
16.1 Child-care space
n/a
16.2 Vehicles[1]
17. Health
n/a
17.1 Health department space
n/a
17.2 Health department vehicles[1]
18. Social Housing
Ineligible
18.1 Social housing space
19. Provincial Offences Act
(P.O.A.)
No
19.1 P.O.A. space
20. Social Services
Ineligible
20.1 Social service space
21. Ambulance
n/a
21.1 Ambulance station space
n/a
21.2 Vehicles[1]
22. Hospital Provision
Ineligible
22.1 Hospital capital contributions
23. Provision of Headquarters
for the General
Administration of
Municipalities and Area
Municipal Boards
Ineligible
23.1 Office space
Ineligible
23.2 Office furniture
Ineligible
23.3 Computer equipment
[1] with 7+ year useful life
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Categories of Municipal
Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
24. Other Services
Yes
24.1 Studies in connection with
acquiring buildings, rolling stock,
materials and equipment, and
improving land and facilities,
including the D.C. background
study cost
Yes
24.2 Interest on money borrowed to
pay for growth-related capital
[1] with a 7+ year useful life
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 City's detailed Local Service Policy
is provided in Appendix E.
4.5 Capital Forecast
Paragraph 7 of subsection 5 (1) of the D.C.A. requires that "the capital costs necessary
to provide the increased services must be estimated." The Act goes on to require two
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;
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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.
In order for an increase in need for service to be included in the D.C. calculation, City
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
City'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. There are no current outstanding
credits for inclusion 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.
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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 a class of service for growth studies.
4.8 Existing Reserve Funds
Section 35 of the D.C.A. states that:
"The money in a reserve fund established for a service may be spent only for capital
costs determined under paragraphs 2 to 7 of subsection 5 (1)."
There is no explicit requirement under the D.C.A. calculation method set out in
subsection 5 (1) to net the outstanding reserve fund balance as part of making the D.C.
calculation; however, section 35 does restrict the way in which the funds are used in the
future.
For services that are subject to a per capita based, service level "cap," the reserve fund
balance should be applied against the development-related costs for which the charge
was imposed once the project is constructed (i.e., the needs of recent growth). This
cost component is distinct from the development-related costs for the future forecast
periods, which underlie the D.C. calculation herein.
The alternative would involve the City spending all reserve fund monies prior to
renewing each by-law, which would not be a sound basis for capital budgeting. Thus,
the City will use these reserve funds for the City'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 City's D.C. Reserve Fund balances by service as of December 31, 2023, are
shown below:
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Table 4-2
Summary of Development Charges Reserve Fund Balances
As of December 31, 2023
4.9 Deductions
The D.C.A. potentially requires that four deductions be made to the increase in the need
for service. These relate to:
- the level of service ceiling;
- uncommitted excess capacity;
- benefit to existing development; and
- anticipated grants, subsidies, and other contributions.
The requirements behind each of these reductions are addressed below.
4.9.1 Reduction Required by Level of Service Ceiling
This is designed to ensure that the increase in need included in section 4.3 does "not
include an increase that would result in the level of service [for the additional
development increment] exceeding the average level of the service provided in the
municipality over the 15-year period immediately preceding the preparation of the
background study" (D.C.A., subsection 5 (1) 4). O. Reg. 82/98 (section 4) goes further
to indicate that "both the quantity and quality of a service shall be taken into account in
determining the level of service and the average level of service."
In many cases, this can be done by establishing a quantity measure in terms of units as
floor area, land area, or road length per capita and a quality measure, in terms of the
average cost of providing such units based on replacement costs, engineering
Service
Balance
Services Related to a Highway
$62,075
Fire Protection Services
$4,778
Parks and Recreation Services
$119,749
Library Services
$5,282
Public Works
$134
Administration
$9,221
Wastewater Services
$48,508
Water Services
$95,763
Total
$345,509
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standards, or recognized performance measurement systems, depending on
circumstances. When the quantity and quality factors are multiplied together, they
produce a measure of the level of service which meets the requirements of the Act, i.e.,
cost per unit.
With respect to transit services, the changes to the Act introduced in 2015 have
provided for an alternative method for calculating the service standard ceiling. Transit
services must now utilize a forward-looking service standard analysis, described later in
this section.
The average service level calculation sheets for each service component in the D.C.
calculation are set out in Appendix B.
4.9.2 Reduction for Uncommitted Excess Capacity
Paragraph 5 of subsection 5 (1) requires a deduction from the increase in the need for
service attributable to the anticipated development that can be met using the City'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.
4.9.3 Reduction for Benefit to Existing Development
Section 5 (1) 6 of the D.C.A. provides that, "The increase in the need for service must
be reduced by the extent to which an increase in service to meet the increased need
would benefit existing development." The general guidelines used to consider benefit to
existing development included:
- the repair or unexpanded replacement of existing assets that are in need of
repair;
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- an increase in average service level of quantity or quality (compare water as an
example);
- the elimination of a chronic servicing problem not created by growth; and
- providing services where none previously existed (generally considered for water
or wastewater services).
This step involves a further reduction in the need, by the extent to which such an
increase in service would benefit existing development. The level of service cap in
section 4.9.1 is related but is not the identical requirement. Sanitary, storm, and water
trunks are highly localized to growth areas and can be more readily allocated in this
regard than other services such as services related to a highway, which do not have a
fixed service area.
Where existing development has an adequate service level which will not be tangibly
increased by an increase in service, no benefit would appear to be involved. For
example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive very limited (or no) benefit as a result.
Alternatively, where a clear existing service problem is to be remedied, a deduction
should be made accordingly.
In the case of services such as recreation facilities, community parks, libraries, etc., the
service is typically provided on a City-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.
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4.9.4 Reduction for Anticipated Grants, Subsidies and Other
Contributions
This step involves reducing the capital costs necessary to provide the increased
services by capital grants, subsidies, and other contributions (including direct developer
contributions required due to the local service policy) made or anticipated by Council
and in accordance with various rules such as the attribution between the share related
to new vs. existing development. That is, some grants and contributions may not
specifically be applicable to growth or where Council targets fundraising as a measure
to offset impacts on taxes (O. Reg. 82/98, section 6).
4.10 Municipal-wide vs. Area Rating
This step involves determining whether all of the subject costs are to be recovered on a
uniform municipal-wide basis or whether some or all are to be recovered on an area-
specific basis. Under the amended D.C.A., it is now mandatory to "consider" area rating
of services (providing charges for specific areas and services), however, it is not
mandatory to implement area rating. Further discussion is provided in section 7.4.4 of
this report.
4.11 Allocation of Development
This step involves relating the costs involved to anticipated development for each period
under consideration and using allocations between residential and non-residential
development and between one type of development and another, to arrive at a schedule
of charges.
4.12 Asset Management
The legislation now requires that a D.C. background study must include an asset
management plan (A.M.P.) (subsection 10 (2) c. 2). The A.M.P. must deal with all
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,
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approaches, and policies on the asset management planning. This examination has
been included in Appendix F.
4.13 Transit
The D.C.A. provides for the following matters for Transit:
- The Background Study requires the following in regard to transit costs (as per
subsection 8 (2) of the Regulations):
o The calculations that were used to prepare the estimate for the planned
level of service for the transit services, as mentioned in subsection 5.2 (3)
of the Act.
i.
An identification of the portion of the total estimated capital cost
relating to the transit services that would benefit,
ii.
the anticipated development over the 10-year period immediately
following the preparation of the background study, or
iii.
the anticipated development after the 10-year period immediately
following the preparation of the background study.
o An identification of the anticipated excess capacity that would exist at the
end of the 10-year period immediately following the preparation of the
background study.
o An assessment of ridership forecasts for all modes of transit services
proposed to be funded by the development charge over the 10-year period
immediately following the preparation of the background study,
categorized by development types, and whether the forecasted ridership
will be from existing or planned development.
o An assessment of the ridership capacity for all modes of transit services
proposed to be funded by the development charge over the 10-year period
immediately following the preparation of the background study.
- A forward-looking service standard (as per 6.1(2) of the Regulations):
o The service is a discrete service.
o No portion of the service that is intended to benefit anticipated
development after the 10-year period immediately following the
preparation of the background study may be included in the estimate.
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o No portion of the service that is anticipated to exist as excess capacity at
the end of the 10-year period immediately following the preparation of the
background study may be included in the estimate.
- A detailed asset management strategy and reporting requirements (subsection
6.1 (3) of the Regulation) that includes lifecycle costs, action plans that will
enable the assets to be sustainable, summary of how to achieve the proposed
level of service, discussion on procurement measures and risk.
The City does not currently have local transit services, and in the near future does not
intend to consider the implementation of any local transit services. Therefore, the
above calculations and reporting requirements are not required.
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Chapter 5
D.C.-Eligible Cost Analysis by
Service
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5. D.C.-Eligible Cost Analysis by Service
5.1 Introduction
This chapter outlines the basis for calculating eligible costs for the D.C.s to be applied
on a uniform basis. In each case, the required calculation process set out in subsection
5 (1) paragraphs 2 to 7 in the D.C.A. and described in Chapter 4, was followed in
determining D.C. eligible costs.
The service component is evaluated on two format sheets:
- the service standards that provide the average historical 15-year level of service
calculation (see Appendix B), which "caps" the D.C. amounts (note that this is not
required for water or wastewater); and
- the infrastructure cost calculation, which determines the potential D.C.
recoverable cost.
The nature of the capital projects and timing identified in the Chapter reflects Council's
current intention. Over time, however, City projects and Council priorities change;
accordingly, Council's intentions may alter, and different capital projects (and timing)
may be necessary to meet the need for services required by new growth.
5.2 Service Levels and 12-Year Capital Costs for Port
Colborne's D.C. Calculation
This section evaluates the development-related capital requirements for all services
over a City-wide 12-year planning period from 2024 to 2036.
5.2.1 Services Related to a Highway
Roads and Related
The City of Port Colborne currently owns and maintains:
- 251 km of roads;
- 4 bridges;
- 26 culverts;
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- 91 km of sidewalks;
- 4 traffic signals; and
- 2,153 streetlights.
This provides an average level of investment of $36,576 per capita, resulting in a D.C.-
eligible recovery amount of approximately $141.15 million over the 12-year forecast
period.
With respect to future needs, the City has identified capital projects for road works
totalling approximately $20.21 million. The capital projects identified include road
urbanizations, sidewalks, and a provision for other roads related works. Of this amount,
approximately $4.99 million is deducted for the amount that benefits existing
development, and $62,075 is deducted to reflect the balance in the reserve fund.
Additionally, a deduction of approximately $10.19 million has been made to reflect the
portion that benefits growth beyond the forecast period to 2036. Therefore, net growth-
related capital cost included in the D.C. calculations is approximately $4.97 million.
The residential/non-residential allocation for services related to a highway is based on
the ratio of anticipated population and employment growth over the forecast period to
2036. This results in a 78% allocation to residential development and 22% allocation to
non-residential development.
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Table 5-1
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway - Roads and Related
Less:
Potential D.C. Recoverable Cost
Prj. No
Residential
Share
Non-
Residential
Share
2024 to 2036
78%
22%
1
Elizabeth Street Urbanization - Highway 3 to
Killaly St. E (1000m)
2024-2051
2,000,000
1,008,000
992,000
600,000
392,000
305,760
86,240
2
Lorraine Road Urbanization
2024-2051
1,770,000
892,100
877,900
531,000
346,900
270,582
76,318
3
Killaly Street East Urbanization
2024-2051
3,340,000
1,683,400
1,656,600
1,002,000
654,600
510,588
144,012
4
East Side Lands Roads Infrastructure -
Progress North
2026-2030
7,000,000
3,528,000
3,472,000
2,100,000
1,372,000
1,070,160
301,840
5
East Side Lands Roads Infrastructure -
Progress South
2026-2030
2,520,000
1,270,100
1,249,900
756,000
493,900
385,242
108,658
6
East Side Lands Roads Infrastructure - New
Road from HWY 140 to Progress Drive
2026-2030
2,520,000
1,814,400
705,600
-
705,600
550,368
155,232
7
Sidewalk - John Street (250m)
2024
62,500
-
62,500
-
62,500
48,750
13,750
8
Provision for Other Roads Related Works
2024-2036
1,000,000
-
1,000,000
-
1,000,000
780,000
220,000
Reserve Fund Adjustment
-
-
-
62,075
(62,075)
(48,418)
(13,656)
Total
20,212,500
10,196,000
-
10,016,500
5,051,075
-
4,965,425
3,873,032
1,092,394
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2024$)
Post Period
Benefit
Other
Deductions Net Capital Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
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Public Works (Facilities and Fleet)
The Public Works Department has 64.50 vehicles and major equipment (a portion of a
vehicle is shared with Parks and Recreation) with a replacement cost totalling
approximately $10.01 million. The inventory provided over the historical 15-year period
results in an average level of service of 2.90 vehicles and equipment per 1,000
population. This results in an average level of investment of $464 per capita. Over the
forecast period, the D.C.-eligible amount for vehicles and equipment is approximately
$1.79 million.
The City's Public Works service operates out of a combined 48,150 sq.ft. of facility
space, providing an average level of service of 1.64 sq.ft. per capita or $841 per capita.
This level of service provides the City with a maximum D.C.-eligible amount for recovery
over the forecast period of approximately $3.25 million.
In total, the City is eligible to collect approximately $5.04 million for public works
infrastructure.
Based on the anticipated growth over the forecast period to 2036, the capital works
identified include the existing Operations Centre debt (principal and discounted interest)
costs, a tandem snow plow, sidewalk machine, and other additions to the City's fleet.
The total gross capital cost identified is approximately $9.36 million. Of this amount, a
deduction of approximately $4.15 million has been made to reflect the portion that
benefits growth beyond the forecast period to 2036. Additionally, a deduction of $134
has been made to account for the existing reserve fund balance. Therefore, the net
growth-related capital cost included for recovery is approximately $5.21 million.
The residential/non-residential allocation for services related to a highway - public
works (facilities and fleet) is based on the ratio of anticipated population and
employment growth over the forecast period. This results in a 78% allocation to
residential development and 22% allocation to non-residential development.
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Table 5-2
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway - Public Works (Facilities and Fleet)
Less:
Potential D.C. Recoverable Cost
Prj. No
Residential
Share
Non-
Residential
Share
2024 to 2036
78%
22%
1
Operations Centre Growth-Related Debt -
Principal
2024-2047
6,317,071
3,295,900
3,021,171
-
3,021,171
2,356,514
664,658
2
Operations Centre Growth-Related Debt -
Discounted Interest
2024-2047
1,174,724
612,900
561,824
-
561,824
438,223
123,601
3
Tandem Snow Plow
2027
600,000
-
600,000
-
600,000
468,000
132,000
4
Sidewalk Machine
2027
300,000
-
300,000
-
300,000
234,000
66,000
5
Cube Van
2030
300,000
75,000
225,000
-
225,000
175,500
49,500
6
Pickup Truck with Plow
2030
90,000
22,500
67,500
-
67,500
52,650
14,850
7
Loader with Attachments
2030
500,000
125,000
375,000
-
375,000
292,500
82,500
8
Water Van
2030
80,000
20,000
60,000
-
60,000
46,800
13,200
Reserve Fund Adjustment
-
-
-
134
(134)
(105)
(29)
Total
9,361,795
4,151,300
-
5,210,495
134
-
5,210,361
4,064,082
1,146,279
Gross Capital
Cost Estimate
(2024$)
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to
New Development
Total
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Post Period
Benefit
Other
Deductions
Net Capital
Cost
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5.2.2 Fire Services
The City currently operates its fire services out of Fire Station #1 (Killaly St. W) which
provides a total of 21,000 sq.ft. of facility space. Over the historical 15-year period the
City provided 1.11 sq.ft. of facility space per capita, which equates to an investment of
$808 per capita. Based on the anticipated growth over the forecast period, this level of
service provides the City with a maximum D.C.-eligible amount for recovery of
approximately $3.12 million related to fire facility space.
The fire department has a current inventory of 10 vehicles. Over the historical 15-year
period, the City has provided an average level of investment of $347 per capita. Based
on the average level of service the total D.C.-eligible amount for fire vehicles over the
forecast period is approximately $1.34 million.
The fire department utilizes fire equipment and gear with a total replacement cost of
approximately $1.25 million. Over the historical 15-year period the City provided an
average level of investment of $64 per capita. This results in a D.C.-eligible amount of
approximately $0.25 million for small equipment and gear over the forecast period to
2036.
In total, the City is eligible to collect approximately $4.70 million for fire services.
The City has identified the need for an expansion to Station 1, a new platform truck, the
East Side fire hall, and vehicles and equipment for the East Side fire hall. The total
gross capital cost of these projects is estimated to be approximately $12.66 million. Of
the total gross capital cost, approximately $6.81 million and $2.20 million have been
deducted for the amount that benefits growth outside the forecast period, and the
amount that benefits existing development, respectively. Additionally, $4,778 was
deducted to account for the existing reserve fund balance. The resulting total net
growth-related capital costs included in the D.C. calculations is approximately $3.64
million.
These costs are shared between residential and non-residential growth based on the
population to employment ratio over the forecast period to 2036. This results in 78% of
the costs being allocated to residential development and 22% being allocated to non-
residential development.
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Table 5-3
Infrastructure Cost Included in the Development Charges Calculation
Fire Services
Less:
Potential D.C. Recoverable Cost
Prj. No
Residential
Share
Non-
Residential
Share
2024 to 2036
78%
22%
1
Expansion to Station 1
2028-2034
1,000,000
-
1,000,000
-
1,000,000
780,000
220,000
2
Platform Truck
2028-2034
3,000,000
576,000
2,424,000
2,200,000
224,000
174,720
49,280
3
East Side Fire Hall
2028-2034
6,300,000
4,536,000
1,764,000
-
1,764,000
1,375,920
388,080
4
Fire truck (Engine for East Side)
2028-2034
1,250,000
900,000
350,000
-
350,000
273,000
77,000
5
Fire truck (Tanker for East Side)
2028-2034
750,000
540,000
210,000
-
210,000
163,800
46,200
6
Equipment for East Side FH
2028-2034
260,000
187,200
72,800
-
72,800
56,784
16,016
7
SCBA East Side
2028-2034
95,000
68,400
26,600
-
26,600
20,748
5,852
Reserve Fund Adjustment
-
-
-
4,778
(4,778)
(3,727)
(1,051)
Total
12,655,000
6,807,600
-
5,847,400
2,204,778
-
3,642,622
2,841,245
801,377
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Gross
Capital Cost
Estimate
(2024$)
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
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5.2.3 Parks and Recreation Services
The City currently has 222.81 acres of parkland within its jurisdiction. These parks
consist of various sized neighbourhood parks, parkettes, City parks, and community
parks. Over the historical 15-year period the City provided an average of 11.80 acres of
parkland development per 1,000 population, or an investment of $1,265 per capita
Over the forecast period the City would be eligible to collect approximately $4.88 million
from D.C.s for parkland development.
The City currently provides 97 parkland amenities, including various types of fields,
courts, playground equipment, washrooms, pavilions and gazebos, etc. Over the
historical 15-year period the City provided an average of 5.1 amenities per 1,000
population, or an average level of investment of $969 per capita. Over the forecast
period to 2036 the City would be eligible to collect approximately $3.74 million from
D.C.s for parkland amenities.
In addition to parkland development and amenities, the City currently has 24,800 linear
meters of parkland trails. Over the historical 15-year period the City provided an
average of 1.28 linear meters of parkland trails per capita, or an investment of $321 per
capita. Over the forecast period to 2036 the City would be eligible to collect
approximately $1.24 million from D.C.s for parkland trails.
With respect to recreation facilities, there are currently 9 facilities provided by the City
consisting of community centres, the Vale Health & Wellness Centre, Sugarloaf Marina,
etc. In total, these facilities provide the City with 163,297 sq.ft. of recreation facility
space. Based on the inventory of space provided over the historical 15-year period
(2009 to 2023), the City has provided an average of approximately 7.25 sq.ft. of space
per capita or an investment of $4,200 per capita. Over the forecast period the City
would be eligible to collect approximately $16.21 million from D.C.s for recreation facility
space.
The City also maintains and operates a fleet of 54.5 vehicles and equipment (a portion
of a vehicle is shared with Public Works) , which have an estimated replacement value
of approximately $3.50 million. This results in a calculated average level of service for
the historical 15-year period of $172 per capita, providing a D.C. eligible amount over
the forecast period of approximately $0.66 million.
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In total, the City is eligible to collect approximately $26.73 million for parks and
recreation services.
Based on the projected growth over the 2024 to 2036 forecast period, the City has
identified future capital needs totaling approximately $45.26 million. These capital needs
include various playgrounds, parkland development, sports courts and fields, and
provisions for additional trails, infrastructure, vehicles, and equipment. Through a review
of the proposed capital works, a deduction of approximately $31.37 million has been
made to reflect the portion of works that benefit growth beyond the forecast period to
2036, and approximately $4.99 million has been deducted for the benefit to the existing
community. Additionally, $119,749 has been deducted to reflect the existing balance in
the D.C. reserve fund. Therefore, the total net growth capital cost included in the D.C.
for parks and recreation services is approximately $8.79 million.
As the predominant users of parks and recreation tend to be residents of the City, the
forecasted growth-related costs have been allocated 95% to residential development
and 5% to non-residential development.
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Table 5-4
Infrastructure Cost Included in the Development Charges Calculation
Parks and Recreation Services
Prj.No
Residential
Share
Non-
Residential
Share
2024 to 2036
95%
5%
1
Facility Addition & Site Works,
Community Space, and Baseball
Diamonds
2025-2033
35,000,000
29,000,000
6,000,000
3,000,000
3,000,000
2,850,000
150,000
2
Signature Park Development and
Amenities
2026-2027
1,600,000
-
1,600,000
-
1,600,000
1,520,000
80,000
3
Outdoor Structure (Ice Rink in the
Winter and Tennis/Pickleball in the
Summer)
2025-2033
4,000,000
1,800,000
2,200,000
1,000,000
1,200,000
1,140,000
60,000
4
Playground - Lock 8
2027
500,000
-
500,000
250,000
250,000
237,500
12,500
5
Playground - Vale
2033
500,000
500,000
-
-
-
-
-
6
Playground - North End
2025
500,000
-
500,000
-
500,000
475,000
25,000
7
Playground - East Side
2025
350,000
-
350,000
-
350,000
332,500
17,500
8
Ice Resurfacer
2025-2032
150,000
67,500
82,500
37,500
45,000
42,750
2,250
9
Basketball court
2025
60,000
-
60,000
-
60,000
57,000
3,000
10
Two Splash Pads
2027
1,000,000
-
1,000,000
700,000
300,000
285,000
15,000
11
Provision for Parks and Recreation
Infrastructure, Vehicles, and
Equipment
2025-2032
1,000,000
-
1,000,000
-
1,000,000
950,000
50,000
12
Provision for Additional Trails
2025-2032
600,000
-
600,000
-
600,000
570,000
30,000
Reserve Fund Adjustment
-
-
-
119,749
(119,749)
(113,761)
(5,987)
Total
45,260,000
31,367,500
-
13,892,500
5,107,249
-
8,785,251
8,345,989
439,263
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Total
Gross
Capital Cost
Estimate
(2024$)
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Watson & Associates Economists Ltd.
PAGE 5-11
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
5.2.4 Library Services
The City currently operates its library services out of 310 King St. totalling 23,116 sq.ft
of space. The City also maintains collection materials including books, subscriptions,
board games and puzzles, public computers, etc. valued at approximately $2.20 million.
Over the historical 15-year period the City provided an average level of investment of
$1,032 per capita for library facilities and materials. When applied over the forecast
period to 2036, this average level of service translates into a D.C.-eligible amount of
approximately $3.98 million from D.C.s for library services.
With respect to capital needs to accommodate growth over the forecast period, the City
has identified RFID equipment, a bookmobile, and provisions for library space,
collections, and equipment. In total, the gross capital cost estimate is approximately
$1.17 million. Of this amount, $5,282 has been deducted to account for the existing
reserve fund balance. Therefore, the net growth-related capital cost included in the
D.C. calculations is approximately $1.16 million.
While library usage is predominately residential based, there is some use of the facilities
by non-residential users, for the purpose of research. To acknowledge this use, the
growth-related capital costs have been allocated 95% to residential development and
5% to non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-12
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Table 5-5
Infrastructure Cost Included in the Development Charges Calculation
Library Services
Prj.No
Residential
Share
Non-
Residential
Share
2024 to 2036
95%
5%
1
Provision for New Library
Collections and Equipment
2025-2033
150,000
-
150,000
-
150,000
142,500
7,500
2
NovelBranch and RFID
equipment
2024-2025
90,000
-
90,000
-
90,000
85,500
4,500
3
Bookmobile
2024-2028
200,000
-
200,000
-
200,000
190,000
10,000
4
Provision for New Library
Space
2025-2027
725,311
-
725,311
-
725,311
689,046
36,266
Reserve Fund Adjustment
-
-
-
5,282
(5,282)
(5,018)
(264)
Total
1,165,311
-
-
1,165,311
5,282
-
1,160,029
1,102,027
58,001
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable
to New
Development
Gross
Capital Cost
Estimate
(2024$)
Total
Less:
Potential D.C. Recoverable Cost
Post
Period
Benefit
Other
Deductions
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Watson & Associates Economists Ltd.
PAGE 5-13
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
5.2.5 Growth Studies
The City has identified the need for various studies over the forecast period, including
master servicing studies, a transportation master plan, D.C. studies, etc. The total
capital costs of these studies are approximately $5.62 million. For planning related
studies, a deduction of $117,500 has been applied to recognize the extent to which the
studies relate to non-D.C.-eligible services. Further deductions of approximately $3.15
million and $9,221 have been made to recognize the benefit to the existing community,
as well as the existing reserve fund balance, respectively. Therefore, the net amount of
approximately $2.34 million has been included in the D.C. calculations.
These costs are shared between residential and non-residential growth based on the
population to employment ratio over the 12-year forecast period to 2036, resulting in
78% being allocated to residential development and 22% being allocated to non-
residential development.
Watson & Associates Economists Ltd.
PAGE 5-14
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Table 5-6
Infrastructure Cost Included in the Development Charges Calculation
Growth Studies
Residential
Share
Non-
Residential
Share
2024 to 2036
78%
22%
1
Wastewater Master Servicing Study
2024
255,000
-
255,000
127,500
127,500
99,450
28,050
2
Wastewater Master Servicing Study
2028
255,000
-
255,000
127,500
127,500
99,450
28,050
3
Flow Monitoring
2024-2036
1,200,000
-
1,200,000
900,000
300,000
234,000
66,000
4
Water Master Servicing Study
2024
150,000
-
150,000
75,000
75,000
58,500
16,500
5
Water Master Servicing Study
2029
150,000
-
150,000
75,000
75,000
58,500
16,500
6
Hydraulic Modelling
2024-2036
300,000
-
300,000
225,000
75,000
58,500
16,500
7
Outfall Investigation
2024
150,000
-
150,000
112,500
37,500
29,250
8,250
8
Flow Monitoring
2024
100,000
-
100,000
75,000
25,000
19,500
5,500
9
CCTV Data Collection
2024
200,000
-
200,000
150,000
50,000
39,000
11,000
10
City-Wide Camera Inspections
2024
350,000
-
350,000
262,500
87,500
68,250
19,250
11
Stormwater Master Servicing Study
2024
200,000
-
200,000
100,000
100,000
78,000
22,000
12
Stormwater Master Servicing Study
2029
200,000
-
200,000
100,000
100,000
78,000
22,000
13
Transportation Master Plan
2025
200,000
-
200,000
50,000
150,000
117,000
33,000
14
Transportation Master Plan
2030
200,000
-
200,000
50,000
150,000
117,000
33,000
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Total
Less:
Potential D.C. Recoverable Cost
Other
Deductions
(to recognize
benefit to
non-D.C.
services)
Prj.No
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2024$)
Post
Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-15
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Table 5-6 (Continued)
Infrastructure Cost Included in the Development Charges Calculation
Growth Studies
Residential
Share
Non-
Residential
Share
2024 to 2036
78%
22%
15
Development Charges Study
2024
75,000
-
75,000
-
75,000
58,500
16,500
16
Development Charges Study Update
2026
30,000
-
30,000
-
30,000
23,400
6,600
17
Development Charges Study
2030
75,000
-
75,000
-
75,000
58,500
16,500
18
Official Plan
2024
300,000
-
30,000
270,000
135,000
135,000
105,300
29,700
19
Official Plan Update
2030
175,000
-
17,500
157,500
39,400
118,100
92,118
25,982
20
Zoning By-law
2025
150,000
-
17,500
132,500
66,300
66,200
51,636
14,564
21
Zoning By-law Update
2030
100,000
-
17,500
82,500
41,300
41,200
32,136
9,064
22
Infrastructure Needs Study
2024
250,000
-
25,000
225,000
168,800
56,200
43,836
12,364
23
Parks and Recreation Master Plan Update
2025
150,000
-
150,000
37,500
112,500
87,750
24,750
24
Fire Master Plan
2025
150,000
-
150,000
75,000
75,000
58,500
16,500
25
Long-Term Financial Plan
2026
100,000
-
10,000
90,000
75,600
14,400
11,232
3,168
26
Urban Forestry Management
2029
150,000
-
150,000
75,000
75,000
58,500
16,500
Reserve Fund Adjustment
-
-
9,221
(9,221)
(7,192)
(2,029)
Total
5,615,000
-
117,500
5,497,500
3,153,121
-
2,344,379
1,828,616
515,763
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Total
Less:
Potential D.C. Recoverable Cost
Other
Deductions
(to recognize
benefit to
non-D.C.
services)
Prj.No
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2024$)
Post
Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-16
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
5.3 Service Levels and Urban 12-Year Capital Costs for the
City of Port Colborne's D.C. Calculation
5.3.1 Water Services
Based on the urban serviced forecast period to 2036, a number of water projects have
been identified to service developments throughout the City. For water services, the
capital program identified by the City includes watermain additions, extensions, and
upsizes.
The total gross capital cost for the capital projects is approximately $55.12 million. With
respect to deductions, the following adjustments have been made:
- Approximately $13.38 million to benefit existing development;
- Approximately $30.05 million to benefit growth beyond the forecast period to
2036; and
- $95,763 to account for the existing reserve fund balance.
Therefore, the net growth-related capital cost of approximately $11.59 million has been
included in the D.C. calculations.
The costs for water services are shared between residential and non-residential growth
based on the population to employment ratio over the urban 12-year forecast period.
This results in 78% of the costs being allocated to residential development and 22%
being allocated to non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-17
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Table 5-7
Infrastructure Cost Included in the Development Charges Calculation
Water Services
Residential
Share
Non-
Residential
Share
2024 to 2036
78%
22%
1
East Side Lands Water Infrastructure
2026-2030
23,100,000
-
23,100,000
-
23,100,000
18,018,000
5,082,000
2
W-3 - Main Street 300mm (1065m)
2030-2035
5,705,200
-
5,705,200
5,134,700
570,500
444,990
125,510
3
W-4 - Main Street East 300mm (675m)
2030-2035
1,865,100
-
1,865,100
1,193,700
671,400
523,692
147,708
4
W-5 - Highway 3 300mm (1640m - New
Watermain)
2030-2035
4,182,600
-
4,182,600
-
4,182,600
3,262,428
920,172
5
W-7 - Lorraine Road 300mm (885m - New
Watermain)
2035-2040
2,257,200
-
2,257,200
-
2,257,200
1,760,616
496,584
6
W-8 - Killaly Street East 300mm (1670m -
New Watermain)
2030-2035
4,259,200
-
4,259,200
-
4,259,200
3,322,176
937,024
7
W-9 - Clarke Street 250mm (1320m - New
Watermain)
2037
3,343,100
-
3,343,100
2,674,500
668,600
521,508
147,092
8
W-10 - King Street 250mm (845m)
2030
2,469,500
-
2,469,500
1,086,600
1,382,900
1,078,662
304,238
9
W-11 - Elm Street 250mm (710m)
2030
2,075,100
-
2,075,100
1,058,300
1,016,800
793,104
223,696
10
W-12 - Sugarloaf Street 250mm (1225m)
2030
3,102,800
-
3,102,800
2,234,000
868,800
677,664
191,136
11
W-13 - Elgin Street 300mm (440m - New
Watermain)
2035-2040
1,122,300
-
1,122,300
-
1,122,300
875,394
246,906
12
W-14 - Rosemount Ave 300mm (770m - New
Watermain)
2035-2040
1,636,600
-
1,636,600
-
1,636,600
1,276,548
360,052
Post Period Adjustment
30,050,568
(30,050,568)
-
(30,050,568)
(23,439,443)
(6,611,125)
Reserve Fund Adjustment
-
95,763
(95,763)
(74,695)
(21,068)
Total
55,118,700
30,050,568
-
25,068,132
13,477,563
-
11,590,569
9,040,644
2,549,925
Less:
Potential D.C. Recoverable Cost
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Prj.No
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2024$)
Post Period
Benefit
Other
Deductions
Watson & Associates Economists Ltd.
PAGE 5-18
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
5.3.2 Wastewater Services
Based on the forecast period to 2036, a number of wastewater projects have been
identified to service developments throughout the City. The capital program identified
by the City includes sanitary sewer mains (additions, extensions, and upgrades),
sanitary pumping stations, and an inflow and infiltration reduction program.
The total gross capital cost for the capital projects is approximately $90.58 million. With
respect to deductions, the following adjustments have been made:
- Approximately $8.84 million to benefit existing development;
- Approximately $58.85 million to benefit growth beyond the forecast period to
2036; and
- $48,508 to account for the existing reserve fund balance.
Therefore, the net growth-related capital cost of $22.84 million is being included in the
D.C. calculations.
The costs for wastewater services are shared between residential and non-residential
growth based on the population to employment ratio over the urban 12-year forecast
period. This results in 78% of the costs being allocated to residential development and
22% being allocated to non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-19
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Table 5-8
Infrastructure Cost Included in the Development Charges Calculation
Wastewater Services
Residential
Share
Non-
Residential
Share
2024 to 2036
78%
22%
1
SS-1 - Johnston Street 450mm (235m)
2035-2040
568,700
-
568,700
415,200
153,500
119,730
33,770
2
SS-9 - Johnston Street 450mm (740m)
2035-2040
1,651,700
-
1,651,700
-
1,651,700
1,288,326
363,374
3
SS-2 - Killaly Street East 600mm (805m)
2030
2,480,800
-
2,480,800
-
2,480,800
1,935,024
545,776
4
East Side Lands Wastewater Servicing
2025-2030
26,514,600
-
26,514,600
-
26,514,600
20,681,388
5,833,212
5
SS-5 - Ost Avenue 375mm (530m)
2026
1,220,500
-
1,220,500
939,800
280,700
218,946
61,754
6
SS-8 - Sugarloaf Street 450mm (500m)
2030
1,209,000
-
1,209,000
737,500
471,500
367,770
103,730
7
FM-1 & 2a- Barrick Road 300/450mm (6060m)
2026-2027
24,000,000
-
24,000,000
-
24,000,000
18,720,000
5,280,000
8
FM-2b - Elizabeth & 2nd Concession 300mm
(2400m)
2030
6,120,700
-
6,120,700
-
6,120,700
4,774,146
1,346,554
9
FM-3 - Marina Drive 150mm (650m)
2030
1,381,500
-
1,381,500
-
1,381,500
1,077,570
303,930
10
FM-4 100mm (350m)
2045-2054
595,200
-
595,200
-
595,200
464,256
130,944
11
SPS 2 - Killaly Residential Development 238mm
2030-2034
12,645,100
-
12,645,100
-
12,645,100
9,863,178
2,781,922
12
SPS 3 - Marina 20mm
2030-2034
2,125,200
-
2,125,200
-
2,125,200
1,657,656
467,544
13
SPS 4 - North West 10mm
2045-2054
1,062,700
-
1,062,700
-
1,062,700
828,906
233,794
14
Overall I&I Reduction Program
2024-2035
9,000,000
-
9,000,000
6,750,000
2,250,000
1,755,000
495,000
Post Period Adjustment
58,847,904
(58,847,904)
-
(58,847,904)
(45,901,365)
(12,946,539)
Reserve Fund Adjustment
-
-
-
48,508
(48,508)
(37,836)
(10,672)
Total
90,575,700
58,847,904
-
31,727,796
8,891,008
-
22,836,788
17,812,695
5,024,093
Less:
Potential D.C. Recoverable Cost
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Prj.No
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2024$)
Post Period
Benefit
Other
Deductions
Watson & Associates Economists Ltd.
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Chapter 6
D.C. Calculation
Watson & Associates Economists Ltd.
PAGE 6-1
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
6. D.C. Calculation
Table 6-1 calculates the proposed uniform D.C.s to be imposed on anticipated
development in the City for urban services over a 12-year planning horizon (water and
wastewater). Table 6-2 calculates the proposed uniform D.C.s to be imposed on
anticipated development in the City for City-wide services over a 12-year planning
horizon (services related to a highway, public works (facilities and fleet), fire services,
parks and recreation services, library services, and growth studies).
The calculation for residential development is generated on a per capita basis and is
based upon five forms of housing types (singles and semi-detached, multiples,
apartments 2+ bedrooms, apartments studio and 1 bedroom, and special care/special
dwelling units). The non-residential D.C. has been calculated on a per sq.ft. of G.F.A.
basis for all types of non-residential development (industrial, commercial, and
institutional).
The D.C.-eligible costs for each service component were developed in Chapter 5 for all
City services, based on their proposed capital programs.
For the residential calculations, the total cost is divided by the "gross" (new resident)
population to determine the per capita amount. The eligible-D.C. cost calculations set
out in Chapter 5 are based on the net anticipated population increase (the forecast new
unit population less the anticipated decline in existing units). The cost per capita is then
multiplied by the average occupancy of the new units (Appendix A, Schedule 7) to
calculate the charge in Table 6-1.
With respect to non-residential development, the total costs in the uniform charge
allocated to non-residential development (based on need for service) have been divided
by the anticipated development over the planning period to calculate a cost per sq.ft. of
G.F.A.
Table 6-3 summarizes the total D.C. that is applicable for City-wide services and Table
6-4 summarizes the gross capital expenditures and sources of revenue for works to be
undertaken during the life of the by-law.
Watson & Associates Economists Ltd.
PAGE 6-2
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Table 6-1
City of Port Colborne
Development Charge Calculation
Urban Area Services
12-Year (2024 to 2036)
2024$ D.C.-Eligible Cost
2024$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
1. Wastewater Services
1.1
Sewers
17,812,695
5,024,093
11,453
5.24
17,812,695
5,024,093
11,453
5.24
2.
Water Services
2.1
Distribution systems
9,040,644
2,549,925
5,813
2.66
9,040,644
2,549,925
5,813
2.66
TOTAL
26,853,339
7,574,019
17,266
7.90
D.C.-Eligible Capital Cost
26,853,339
$7,574,019
Urban 12-Year Gross Population/GFA Growth (sq.ft.)
4,462
958,800
Cost Per Capita/Non-Residential GFA (sq.ft.)
$6,018.23
$7.90
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.869
$17,266
Multiples
2.222
$13,373
Apartments - 2 Bedrooms +
2.009
$12,091
Apartments - Bachelor and 1 Bedroom
1.328
$7,992
Special Care/Special Dwelling Units
1.100
$6,620
Watson & Associates Economists Ltd.
PAGE 6-3
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Table 6-2
City of Port Colborne
Development Charge Calculation
City-wide Services
12-Year (2024 to 2036)
2024$ D.C.-Eligible Cost
2024$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
3. Services Related to a Highway
3.1
Roads and Related
3,873,032
1,092,394
2,328
1.12
3,873,032
1,092,394
2,328
1.12
4. Public Works (Facilities and Fleet)
4.1
Public Works (Facilities and Fleet)
4,064,082
1,146,279
2,444
1.17
4,064,082
1,146,279
2,444
1.17
5. Fire Protection Services
5.1
Fire facilities, vehicles & equipment
2,841,245
801,377
1,709
0.82
2,841,245
801,377
1,709
0.82
6. Parks and Recreation Services
6.1
Park development, amenities,
trails, vehicles and equipment,
and recreation facilities
8,345,989
439,263
5,018
0.45
8,345,989
439,263
5,018
0.45
7. Library Services
7.1
Library facilities & materials
1,102,027
58,001
663
0.06
1,102,027
58,001
663
0.06
8. Growth Studies
8.1
Growth Studies
1,828,616
515,763
1,101
0.53
1,828,616
515,763
1,101
0.53
TOTAL
22,054,991
4,053,077
13,263
4.15
D.C.-Eligible Capital Cost
$22,054,991
$4,053,077
12-Year Gross Population/GFA Growth (sq.ft.)
4,771
976,000
Cost Per Capita/Non-Residential GFA (sq.ft.)
$4,622.72
$4.15
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.869
$13,263
Multiples
2.222
$10,272
Apartments - 2 Bedrooms +
2.009
$9,287
Apartments - Bachelor and 1 Bedroom
1.328
$6,139
Special Care/Special Dwelling Units
1.100
$5,085
Watson & Associates Economists Ltd.
PAGE 6-4
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Table 6-3
City of Port Colborne
Development Charge Calculation
Total All Services
2024$ D.C.-Eligible Cost
2024$ D.C.-Eligible Cost
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
Urban-wide Services 12 Year
26,853,339
7,574,019
17,266
7.90
Municipal-wide Services 12 Year
22,054,991
4,053,077
13,263
4.15
TOTAL
48,908,330
11,627,096
30,529
12.05
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Table 6-4
City of Port Colborne
Gross Expenditure and Sources of Revenue Summary for Costs to be Incurred over the
Life of the By-law
Sources of Financing
Tax Base or Other Non-D.C. Source
D.C. Reserve Fund
Other
Deductions
Benefit to
Existing
Other
Funding
Residential
Non-
Residential
1.
Wastewater Services
1.1
Sewers
85,879,218
-
7,813,664
-
-
60,891,133
17,174,422
2.
Water Services
2.1
Distribution systems
43,557,080
-
9,441,620
-
-
26,610,059
7,505,401
3.
Services Related to a Highway
3.1
Roads and Related
15,475,119
-
3,617,786
-
7,892,321
3,092,709
872,303
4.
Public Works (Facilities and Fleet)
4.1 Public Works (Facilities and Fleet)
5,127,302
-
-
-
1,941,978
2,484,553
700,771
5.
Fire Protection Services
5.1
Fire facilities, vehicles & equipment
12,655,000
-
2,200,000
-
6,807,600
2,844,972
802,428
6.
Parks and Recreation Services
6.1
Park development, amenities, trails,
vehicles and equipment, and
recreation facilities
45,260,000
-
4,987,500
-
31,367,500
8,459,750
445,250
7.
Library Services
7.1
Library facilities & materials
1,165,311
-
-
-
-
1,107,046
58,266
8.
Growth Studies
8.1 Growth Studies
5,115,000
82,500
2,848,800
-
-
1,703,286
480,414
Total Expenditures & Revenues
$214,234,031
$82,500
$30,909,369
$0
$48,009,400
$107,193,507
$28,039,255
Post D.C.
Period
Benefit
Total Gross
Cost
Service/Class
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Chapter 7
D.C. Policy Recommendations
and D.C. By-law Rules
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7. D.C. Policy Recommendations and D.C. By-law
Rules
7.1 Introduction
Subsection 5 (1) 9 states that rules must be developed:
"to determine if a development charge is payable in any particular case and to
determine the amount of the charge, subject to the limitations set out in
subsection (6)."
Paragraph 10 of the section goes on to state that the rules may provide for exemptions,
phasing in and/or indexing of D.C.s.
Subsection 5 (6) establishes the following restrictions on the rules:
- the total of all D.C.s that would be imposed on anticipated development must not
exceed the capital costs determined under subsection 5 (1) 2-7 for all services
involved;
- if the rules expressly identify a type of development, they must not provide for it
to pay D.C.s that exceed the capital costs that arise from the increase in the
need for service for that type of development; however, this requirement does not
relate to any particular development; and
- if the rules provide for a type of development to have a lower D.C. than is
allowed, the rules for determining D.C.s may not provide for any resulting
shortfall to be made up via other development.
With respect to "the rules," section 6 states that a D.C. by-law must expressly address
the matters referred to above re subsection 5 (1) paragraphs 9 and 10, as well as how
the rules apply to the redevelopment of land.
The rules provided are based on the City's existing policies; with some modifications
and consideration for the changes to the D.C.A. resulting from Bills 108, 197, 213, 23,
and 185.
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7.2 D.C. By-law Structure
It is recommended that:
- the City uses a uniform City-wide D.C. calculation for all City-wide services;
- D.C.s for water and wastewater be imposed on the urban serviced areas of the
City; and
- one D.C. by-law be used for all 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."
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7.3.2 Determination of the Amount of the Charge
The following conventions be adopted:
1) Costs allocated to residential uses will be assigned to different types of
residential units based on the average occupancy for each housing type
constructed during the previous decade. Costs allocated to non-residential uses
will be assigned based on the number of square feet of G.F.A. constructed for
eligible uses (i.e., industrial, commercial, and institutional).
2) Costs allocated to residential and non-residential uses are based upon a number
of conventions, as may be suited to each municipal circumstance, e.g.
- for parks and recreation services and library services, a 5% non-residential
attribution has been made to recognize use by the non-residential sector;
and
- for services related to a highway - roads and related, public works
(facilities and fleet), fire protection services, growth studies, water services,
and wastewater services a 78% residential/22% non-residential attribution
has been made based on a population vs. employment growth ratio over
the 12-year (2024 to 2036) forecast period.
7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)
If a development involves the demolition of and replacement of a building or structure
on the same site, or the conversion from one principal use to another, the developer
shall be allowed a credit equivalent to:
1) the number of dwelling units demolished/converted multiplied by the applicable
residential D.C. in place at the time the D.C. is payable; and/or
2) the gross floor area of the building demolished/converted multiplied by the
current non-residential D.C. in place at the time the D.C. is payable.
The demolition credit is allowed only if the land was improved by occupied structures
and if the demolition permit related to the site was issued less than 12 months prior to
the issuance of a building permit. The credit can, in no case, exceed the amount of
D.C.s that would otherwise be payable.
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7.3.4 Exemptions (full or partial)
Statutory exemptions include the following:
- Partial exemption for industrial building additions of up to and including 50% of
the existing G.F.A. (defined in O. Reg. 82/98, section 1) of the building; for
industrial building additions that exceed 50% of the existing G.F.A., only the
portion of the addition in excess of 50% is subject to D.C.s (subsection 4 (3) of
the D.C.A.);
- Full exemption for buildings or structures owned by and used for the purposes of
any municipality, local board, or Board of Education;
- Full exemption for additional residential development 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, (in effect on a day to be named by
proclamation of the Lieutenant Governor);
- Full exemption for affordable inclusionary zoning units;
- Full exemption for non-profit housing developments; 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).
Non-statutory exemptions included in the draft by-law for Council's consideration:
- Non-residential farm buildings for the purpose of an agricultural use except for
any building constructed to accommodate on On-Farm Business which shall be
considered to be an industrial building; and
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- Industrial development shall be exempt from payment of D.C.s on any square
footage of gross floor area constructed over 5,000 sq.ft.; and
- Partial exemption for certain Community Improvement Plan areas based upon
specific policies approved by Council.
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 City and an owner under s. 27 of the D.C.A.
Rental housing and institutional developments will pay D.C.s in 6 equal annual
payments commencing at occupancy.
Moreover, the D.C. amount for all developments occurring within eighteen 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 D.C. in effect on the day the
applicable Site Plan or Zoning By-law Amendment application was submitted (as a
complete application).
Instalment payments and payments determined at the time of Site Plan or Zoning By-
law Amendment application are subject to annual interest charges. The maximum
interest rate the City can impose is the average prime rate plus 1%.
7.3.6 The Applicable Areas
The charges developed herein provide for varying charges within the City, as follows:
- All City-wide Services - the full residential and non-residential charge will be
imposed on all lands within the City; and
- Water and Wastewater - the full residential and non-residential charge will be
imposed on the urban service areas of the City.
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7.3.7 Indexing
Rates shall be adjusted, without amendment to the By-law, annually on the anniversary
date of the By-law in accordance with the Statistics Canada Quarterly, Non-Residential
Building Construction Price Index (Table 18-10-0276-02)1.
7.4 Other D.C. By-law Provisions
It is recommended that:
7.4.1 Categories of Services for Reserve Fund and Credit Purposes
The City's D.C. collections are currently reserved in eight (8) separate reserve funds:
Roads, Water, Wastewater, Fire, Public Works, Administration, Parks and Recreation,
and Library.
It is recommended that the City rename the Administration reserve fund to "Growth
Studies".
Appendix D outlines the reserve fund policies that the City is required to follow as per
the D.C.A.
7.4.2 By-law In-force Date
A by-law under the D.C.A. comes into force on the day after which the by-law is passed
by Council.
7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter-
Reserve Fund Borrowing
The minimum interest rate is the Bank of Canada rate on the day on which the by-law
comes into force (as per section 11 of O. Reg. 82/98).
1 O. Reg. 82/98 referenced "The Statistics Canada Quarterly, Construction Price
Statistics, catalogue number 62-007" as the index source. Since implementation,
Statistics Canada has modified this index twice and the above-noted index is the most
current. The draft by-law provided herein refers to O. Reg. 82/98 to ensure traceability
should this index continue to be modified over time.
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7.4.4 Area Rating
The D.C.A. required that Council must consider the use of area specific charges:
1. Section 2 (9) of the D.C.A. now requires a municipality to implement area-specific
D.C.s for either specific services which are prescribed and/or for specific
municipalities which are to be regulated (note that at this time, no municipalities
or services are prescribed by the regulations).
2. Section 10 (2) c.1 of the D.C.A. requires that "the development charges
background study shall include consideration of the use of more than one
development charge by-law to reflect different needs for services in different
areas."
In regard to the first item, there are no services or specific municipalities identified in the
regulations which must be area rated. The second item requires Council to consider the
use of area rating.
Currently the City's by-law provides for area-rating for water and wastewater services,
while all other services are to be recovered on a uniform, City-wide basis. There have
been several reasons why area-rating has not been imposed on these services,
including:
1. All City services, with the exception of water and wastewater, require that the
average 15-year service standard be calculated. This average service standard
multiplied by growth in the City, establishes an upper ceiling on the amount of
funds that can be collected from all developing landowners. Section 4 (4) of
O. Reg. 82/98 provides that "if a development charge by-law applies to a part of
the municipality, the level of service and average level of service cannot exceed
that which would be determined if the by-law applied to the whole municipality."
Put in layman terms, the average service standard multiplied by the growth within
the specific area would establish an area-specific ceiling which would
significantly reduce the total revenue recoverable for the City hence potentially
resulting in D.C. revenue shortfalls and impacts on property taxes.
2. Expanding on item 1, attempting to impose an area charge potentially causes
equity issues in transitioning from a City-wide approach to an area-specific
approach. For example, if all services were now built (and funded) within Area A
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(which is 75% built out) and this was funded with some revenues from Areas B
and C, moving to an area-rating approach would see Area A contribute no funds
to the costs of services in Areas B and C. The D.C.s would be lower in Area A
(as all services are now funded) and higher in Areas B and C. As well, funding
shortfalls may then potentially encourage the municipality to provide less
services to Areas B and C due to reduced revenue.
3. Many services provided (roads, parks and recreation facilities, etc.) are not
restricted to one specific area and are often used by all residents. For example,
arenas located in different parts of the City will be used by residents from all
areas depending on the programing of the facility (i.e., a public skate is available
each night, but at a different arena; hence usage of any one facility at any given
time is based on programming availability).
For the reasons noted above, it is recommended that Council calculate the charges on
a uniform City-wide basis for all services except for water and wastewater, which are to
be calculated on an urban area-specific basis.
7.5 Other Recommendations
It is recommended that Council:
"Whenever appropriate, request that grants, subsidies and other contributions be
clearly designated by the donor as being to the benefit of existing development or
new development, as applicable;"
"Adopt the assumptions contained herein as an 'anticipation' with respect to capital
grants, subsidies and other contributions;"
"Continue the D.C. approach to calculate the charges on a uniform City-wide basis
for all non-water and wastewater services, and on an urban-area basis for water and
wastewater services;"
"Approve the capital project listing set out in Chapter 5 of the D.C.s Background
Study dated August 23, 2024, subject to further annual review during the capital
budget process;"
"Approve the D.C.s Background Study dated August 23, 2024;"
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"Determine that no further public meeting is required;" and
"Approve the D.C. By-law as set out in Appendix G".
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Chapter 8
By-law Implementation
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8. By-law Implementation
8.1 Public Consultation Process
8.1.1 Introduction
This chapter addresses the mandatory, formal public consultation process (section
8.1.2), as well as the optional, informal consultation process (section 8.1.3). The latter
is designed to seek the co-operation and participation of those involved, in order to
produce the most suitable policy. Section 8.2 addresses the anticipated impact of the
D.C. on development from a generic viewpoint.
8.1.2 Public Meeting of Council
Section 12 of the D.C.A. indicates that before passing a D.C. by-law, Council must hold
at least one public meeting, giving at least 20 clear days' notice thereof, in accordance
with the Regulation. Council must also ensure that the proposed by-law and
background report are made available to the public at least two weeks prior to the (first)
meeting.
Any person who attends such a meeting may make representations related to the
proposed by-law.
If a proposed by-law is changed following such a meeting, Council must determine
whether a further meeting (under this section) is necessary (i.e., if the proposed by-law
which is proposed for adoption has been changed in any respect, Council should
formally consider whether an additional public meeting is required, incorporating this
determination as part of the final by-law or associated resolution. It is noted that
Council's decision, once made, is final and not subject to review by a Court or the
Ontario Land Tribunal (OLT) (formerly the Local Planning Appeal Tribunal (LPAT)).
8.1.3 Other Consultation Activity
There are three broad groupings of the public who are generally the most concerned
with municipal D.C. policy:
1. The first grouping is the residential development community, consisting of land
developers and builders, who are typically responsible for generating the majority
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of the D.C. revenues. Others, such as realtors, are directly impacted by D.C.
policy. They are, therefore, potentially interested in all aspects of the charge,
particularly the quantum by unit type, projects to be funded by the D.C. and the
timing thereof, and municipal policy with respect to development agreements,
D.C. credits and front-ending requirements.
2. The second public grouping embraces the public at large and includes taxpayer
coalition groups and others interested in public policy.
3. The third grouping is the industrial/commercial/institutional development sector,
consisting of land developers and major owners or organizations with significant
construction plans, such as hotels, entertainment complexes, shopping centres,
offices, industrial buildings, and institutions. Also involved are organizations such
as Industry Associations, the Chamber of Commerce, the Board of Trade, and
the Economic Development Agencies, who are all potentially interested in
municipal D.C. policy. Their primary concern is frequently with the quantum of
the charge, G.F.A. exclusions such as basements, mechanical or indoor parking
areas, or exemptions and phase-in or capping provisions in order to moderate
the impact.
8.2 Anticipated Impact of the Charge on Development
The establishment of sound D.C. policy often requires the achievement of an
acceptable balance between two competing realities. The first is that high non-
residential D.C.s can, to some degree, represent a barrier to increased economic
activity and sustained industrial/commercial growth, particularly for capital intensive
uses. Also, in many cases, increased residential D.C.s can ultimately be expected to be
recovered via housing prices and can impact project feasibility in some cases (e.g.,
rental apartments).
On the other hand, D.C.s or other municipal capital funding sources need to be obtained
in order to help ensure that the necessary infrastructure and amenities are installed.
The timely installation of such works is a key initiative in providing adequate service
levels and in facilitating strong economic growth, investment, and wealth generation.
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8.3 Implementation Requirements
8.3.1 Introduction
Once the City 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 City
Clerk shall give written notice of the passing and of the last day for appealing the by-law
(the day that is 40 days after the day it was passed). Such notice must be given no
later than 20 days after the day the by-law is passed (i.e., as of the day of newspaper
publication or the mailing of the notice).
Section 10 of O. Reg. 82/98 further defines the notice requirements which are
summarized as follows:
- notice may be given by publication in a newspaper which is (in the Clerk's
opinion) of sufficient circulation to give the public reasonable notice, or by
personal service, fax, or mail to every owner of land in the area to which the by-
law relates, or by posting on the municipality's website if, in the clerk's opinion, a
newspaper as described above does not exist;
- 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 City must prepare a "pamphlet" explaining
each D.C. by-law in force, setting out:
- a description of the general purpose of the D.C.s;
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- the "rules" for determining if a charge is payable in a particular case and for
determining the amount of the charge;
- the services to which the D.C.s relate; and
- a description of the general purpose of the Treasurer's statement and where it
may be received by the public.
Where a by-law is not appealed to the OLT, the pamphlet must be readied within 60
days after the by-law comes into force. Later dates apply to appealed by-laws.
The City 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 City 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 City 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 City 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 City Council to the OLT.
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8.3.6 Credits
Sections 38 to 41 of the D.C.A. set out a number of credit requirements, which apply
where a municipality agrees to allow a person to perform work in the future that relates
to a service in the D.C. by-law.
These credits would be used to reduce the amount of D.C.s to be paid. The value of
the credit is limited to the reasonable cost of the work which does not exceed the
average level of service. The credit applies only to the service to which the work relates
unless the municipality agrees to expand the credit to other services for which a D.C. is
payable.
8.3.7 Front-Ending Agreements
The City 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 City 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 City assesses whether this mechanism is
appropriate for its use, as part of funding projects prior to City funds being available.
8.3.8 Severance and Subdivision Agreement Conditions
Section 59 of the D.C.A. prevents a municipality from imposing directly or indirectly, a
charge related to development or a requirement to construct a service related to
development, by way of a condition or agreement under section 51 or section 53 of the
Planning Act, except for:
- "local services, related to a plan of subdivision or within the area to which the
plan relates, to be installed or paid for by the owner as a condition of approval
under section 51 of the Planning Act;" and
- "local services to be installed or paid for by the owner as a condition of
approval under section 53 of the Planning Act."
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It is also noted that subsection 59 (4) of the D.C.A. requires that the municipal approval
authority for a draft plan of subdivision under subsection 51 (31) of the Planning Act,
use its power to impose conditions to ensure that the first purchaser of newly subdivided
land is informed of all the D.C.s related to the development, at the time the land is
transferred.
In this regard, if the municipality in question is a commenting agency, in order to comply
with subsection 59 (4) of the D.C.A. it would need to provide to the approval authority
information regarding the applicable municipal D.C.s related to the site.
If the City is an approval authority for the purposes of section 51 of the Planning Act, it
would be responsible to ensure that it collects information from all entities that can
impose a D.C.
The most effective way to ensure that purchasers are aware of this condition would be
to require it as a provision in a registered subdivision agreement, so that any purchaser
of the property would be aware of the charges at the time the title was searched prior to
closing a transaction conveying the lands.
Appendices
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Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
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Schedule 1
City of Port Colborne
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 2.5% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Notes:
Numbers may not add due to rounding.
Source: Derived by Watson & Associates Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings[2]
Apartments[3]
Other
Total
Households
Equivalent
Institutional
Households
18,890
18,424
449
17,975
6,050
600
1,161
95
7,906
408
2.330
18,770
18,306
441
17,865
6,005
670
1,210
135
8,020
401
2.283
20,540
20,033
628
19,405
6,295
685
1,280
450
8,710
571
2.300
20,910
20,397
642
19,755
6,426
698
1,411
450
8,985
584
2.270
24,870
24,255
760
23,495
7,233
1,254
2,038
450
10,975
691
2.210
-120
-118
-8
-110
-45
70
49
40
114
-7
1,770
1,727
187
1,540
290
15
70
315
690
170
370
364
14
350
131
13
131
0
275
13
Mid 2024 - Mid 2036
3,960
3,858
118
3,740
807
556
627
0
1,990
107
Forecast
Mid 2036
Mid 2021 - Mid 2024
Population
(Including
Census
Undercount)[1]
Year
Excluding Census Undercount
Housing Units
Person Per
Unit (P.P.U.):
Total
Population/
Total
Households
Historical
Incremental
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Mid 2024
Watson & Associates Economists Ltd.
PAGE A-3
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Figure 1
City of Port Colborne
Annual Housing Forecast [1]
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from City of Port Colborne building permit data, 2014 to 2023.
9
16
35
45
40
54
54
133
59
83
105
135
170
170
170
170
170
180
180
180
180
180
0
20
40
60
80
100
120
140
160
180
200
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Historical Average
Watson & Associates Economists Ltd.
PAGE A-4
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Schedule 2
City of Port Colborne
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+ apartment units.
Source: Derived by Watson & Associates Economists Ltd.
2024 - 2036
699
556
627
1,882
4,344
-502
3,842
118
3,960
2024 - 2036
108
0
0
108
310
-411
-101
0
-101
2024 - 2036
807
556
627
1,990
4,653
-913
3,741
118
3,859
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
City of Port Colborne
Watson & Associates Economists Ltd.
PAGE A-5
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Schedule 3
City of Port Colborne
Current Year Growth Forecast
Mid-2021 to Mid-2024
Mid 2021 Population
20,033
Occupants of
Units (2)
275
New Housing Units,
multiplied by P.P.U. (3)
2.214
Mid 2021 to Mid 2024
gross population increase
609
609
Occupants of New
Units
13
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2021 to Mid 2024
gross population increase
14
14
Decline in Housing
Units (4)
8,710
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.030
Mid 2021 to Mid 2024
total decline in population
-259
-259
Population Estimate to Mid 2024
20,397
Net Population Increase, Mid 2021 to Mid 2024
364
(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
2.677
48%
1.275
Multiples (6)
2.159
5%
0.102
Apartments (7)
1.755
48%
0.836
Total
100%
2.214
¹ Based on 2021 Census custom database
² Based on Building permit/completion activity
(4) 2021 households taken from Statistics Canada Census.
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and
changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Estimated residential units constructed, Mid-2021 to the beginning of the growth period assuming a six-month lag between construction
and occupancy.
Population
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Note: Numbers may not add to totals due to rounding.
Watson & Associates Economists Ltd.
PAGE A-6
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Schedule 4
City of Port Colborne
12-Year Growth Forecast
Mid-2024 to Mid-2036
Mid 2024 Population
20,397
Occupants of
Units (2)
1,990
New Housing Units,
multiplied by P.P.U. (3)
2.338
Mid 2024 to Mid 2036
gross population increase
4,653
4,653
Occupants of New
Units
107
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2024 to Mid 2036
gross population increase
118
118
Decline in Housing
Units (4)
8,985
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.102
Mid 2024 to Mid 2036
total decline in population
-913
-913
Population Estimate to Mid 2036
24,255
Net Population Increase, Mid 2024 to Mid 2036
3,858
(1) Mid 2024 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
2.869
41%
1.164
Multiples (6)
2.222
28%
0.621
Apartments (7)
1.759
32%
0.554
one bedroom or less 1.328
two bedrooms or more 2.009
Total
100%
2.338
¹ Persons per unit based on Statistics Canada Custom 2021 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2024 households based upon 2021 Census (8,710 units) + Mid 2021 to Mid 2024 unit estimate (275 units) = 8,985 units.
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Population
Note: Numbers may not add to totals due to rounding.
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
2021 Population (20,033) + Mid 2021 to Mid 2024 estimated housing units to beginning of forecast period (275 x 2.214 = 609) + (13 x 1.1 =
14) + (8,710 x -0.03 = -259) = 20,397
Watson & Associates Economists Ltd.
PAGE A-7
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Schedule 5
City of Port Colborne
Historical Residential Building Permits
Years 2014 to 2023
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Source: Historical housing activity derived from City of Port Colborne building permit data, by Watson & Associates
Economists Ltd.
Residential Building Permits
Total
2014
9
0
0
9
2015
8
8
0
16
2016
31
0
4
35
2017
45
0
0
45
2018
26
2
12
40
Sub-total
119
10
16
145
Average (2014 - 2018)
24
2
3
29
% Breakdown
82.1%
6.9%
11.0%
100.0%
2019
34
4
16
54
2020
30
0
24
54
2021
34
0
99
133
2022
51
6
2
59
2023
0
0
0
0
Sub-total
149
10
141
300
Average (2019 - 2023)
30
2
28
60
% Breakdown
49.7%
3.3%
47.0%
100.0%
2014 - 2023
Total
268
20
157
445
Average
27
2
16
45
% Breakdown
60.2%
4.5%
35.3%
100.0%
Singles &
Semi
Detached
Multiples[1]
Apartments[2]
Year
Watson & Associates Economists Ltd.
PAGE A-8
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Schedule 6a
City of Port Colborne
Person Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population.
Age of
Singles and Semi-Detached
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
15 Year Average
15 Year Average Adjusted[1]
1-5
-
-
1.917
2.824
-
2.677
6-10
-
-
-
-
-
-
2.677
(0.138)
11-15
-
-
-
3.150
-
3.308
2.993
2.869
16-20
-
-
-
2.500
-
2.545
2.844
2.869
20-25
-
-
-
3.150
-
3.080
2.903
2.869
25-35
-
-
-
2.900
-
2.567
35+
-
1.682
1.886
2.432
3.462
2.332
2.752
2.869
Total
0.200
1.833
1.891
2.484
3.823
2.390
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
-
1.882
2.842
-
2.548
6-10
-
-
-
-
-
2.786
11-15
-
-
-
2.958
-
3.000
16-20
-
-
1.933
2.565
-
2.341
20-25
-
-
-
2.962
-
2.650
25-35
-
-
2.071
2.900
-
2.381
35+
-
1.196
1.795
2.477
3.313
2.180
Total
-
1.216
1.829
2.521
3.526
2.230
Watson & Associates Economists Ltd.
PAGE A-9
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Schedule 6b
Region of Niagara
Person Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Includes townhomes and apartments in duplexes.
[2] Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
[3] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population.
Age of
Multiples[1]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
15 Year Average
15 Year Average Adjusted[3]
1-5
-
1.407
1.796
2.633
-
2.159
6-10
-
1.889
1.768
2.502
-
2.210
11-15
-
1.294
1.798
2.665
-
2.235
2.201
2.222
16-20
-
1.385
1.742
2.364
-
2.107
2.178
2.222
20-25
-
1.667
1.675
2.408
-
2.061
2.154
2.222
25-35
-
1.364
1.882
2.683
-
2.365
35+
0.813
1.267
1.836
2.687
3.670
2.260
Total
0.771
1.331
1.802
2.621
3.847
2.226
Age of
Apartments[2]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
15 Year Average
15 Year Average Adjusted[3]
1-5
-
1.291
1.688
2.600
-
1.755
6-10
-
1.200
1.763
2.033
-
1.603
11-15
-
1.500
1.823
3.000
-
1.797
1.718
1.759
16-20
-
1.246
1.922
2.130
-
1.701
1.714
1.759
20-25
-
1.266
2.028
2.412
-
1.745
1.720
1.759
25-35
-
1.226
1.773
3.043
-
1.602
35+
1.017
1.192
1.749
2.447
2.545
1.575
Total
1.037
1.207
1.764
2.463
2.778
1.599
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
2.692
1.378
1.881
2.987
4.086
2.634
6-10
-
1.356
1.846
2.840
4.441
2.639
11-15
-
1.463
1.839
2.923
4.133
2.727
16-20
-
1.378
1.834
2.849
4.106
2.669
20-25
-
1.367
1.851
2.777
3.748
2.558
25-35
-
1.283
1.814
2.789
3.922
2.481
35+
1.295
1.246
1.799
2.579
3.721
2.311
Total
1.504
1.270
1.812
2.661
3.846
2.396
Watson & Associates Economists Ltd.
PAGE A-10
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Schedule 7
City of Port Colborne
Person Per Unit Structural Type and Age of Dwelling
(2021 Census)
2.68
0.00
3.31
2.55
3.08
2.57
2.33
2.16
2.21
2.23
2.11
2.06
2.36
2.26
1.76
1.60
1.80
1.70
1.75
1.60
1.57
0.00
0.50
1.00
1.50
2.00
2.50
3.00
3.50
1-5
6-10
11-15
16-20
20-25
25-35
35+
Persons Per Dwelling
Age of Dwelling
Singles and Semi-Detached
Multiples
Apartments
Multiple and Apartment P.P.U.s are based on Niagara .
Watson & Associates Economists Ltd.
PAGE A-11
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Schedule 8a
City of Port Colborne
Employment Forecast, 2024 to 2036
[1] Statistics Canada defines no fixed place of work (N.F.P.O.W.) employees as "persons who do not go from home to the same workplace location at the beginning
of each shift. Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc."
Note: Statistics Canada 2021 Census place of work employment data has been reviewed. The 2021 Census employment results have not been utilized due to a
significant increase in work at home employment captured due to Census enumeration occurring during the provincial COVID-19 lockdown from April 1, 2021 to
June 14, 2021.
Source: Watson & Associates Economists Ltd.
Employment
Mid 2011
18,424
0.008
0.015
0.083
0.118
0.065
0.288
0.030
0.318
140
270
1,530
2,165
1,200
5,305
561
5,866
5,035
Mid 2016
18,306
0.007
0.029
0.083
0.112
0.064
0.295
0.043
0.339
125
535
1,518
2,053
1,175
5,405
793
6,198
4,870
Mid 2024
20,397
0.006
0.038
0.088
0.106
0.060
0.298
0.045
0.343
123
774
1,790
2,169
1,230
6,086
911
6,997
5,312
Mid 2036
24,255
0.005
0.044
0.091
0.109
0.061
0.311
0.046
0.357
123
1,066
2,213
2,655
1,487
7,544
1,120
8,664
6,478
Mid 2011 - Mid 2016
-118
-0.001
0.015
0.000
-0.005
-0.001
0.007
0.013
0.020
-15
265
-13
-113
-25
100
232
332
-165
Mid 2016 - Mid 2024
2,091
-0.001
0.009
0.005
-0.006
-0.004
0.003
0.001
0.004
-2
239
272
117
55
681
118
799
442
Mid 2024 - Mid 2036
3,858
-0.001
0.006
0.004
0.003
0.001
0.013
0.002
0.014
0
292
424
486
257
1,458
209
1,667
1,166
Mid 2011 - Mid 2016
-24
0.000
0.003
0.000
-0.001
0.000
0.001
0.003
0.004
-3
53
-3
-23
-5
20
46
66
-33
Mid 2016 - Mid 2024
261
0.000
0.001
0.001
-0.001
0.000
0.000
0.000
0.001
0
30
34
15
7
85
15
100
55
Mid 2024 - Mid 2036
322
0.000
0.001
0.000
0.000
0.000
0.001
0.000
0.001
0
24
35
40
21
122
17
139
97
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-12
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Schedule 8b
City of Port Colborne
Employment and Gross Floor Area (G.F.A.) Forecast, 2024 to 2036
[1] Square Foot Per Employee Assumptions
Industrial
1,400
Commercial/Population-Related
510
Institutional
670
[2] Forecast institutional employment and gross floor area has been adjusted downward to account for employment associated with special care units.
*Reflects Mid-2024 to Mid-2036 forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
Mid 2011
18,424
140
1,530
2,165
1,200
5,035
2,142,000
1,104,200
940,200
4,606,400
Mid 2016
18,306
125
1,518
2,053
1,175
4,870
2,124,500
1,046,800
920,600
4,466,900
Mid 2024
20,397
123
1,790
2,169
1,230
5,312
2,505,300
1,106,400
963,700
4,944,400
Mid 2036
24,255
123
2,213
2,655
1,432
6,423
3,098,200
1,354,100
1,099,100
5,920,400
Mid 2011 - Mid 2016
-118
-15
-13
-113
-25
-165
Mid 2016 - Mid 2024
2,091
-2
272
117
55
442
380,800
59,600
43,100
477,500
Mid 2024 - Mid 2036
3,858
0
424
486
202
1,111
592,900
247,700
135,400
976,000
Mid 2011 - Mid 2016
-24
-3
-3
-23
-5
-33
Mid 2016 - Mid 2024
261
0
34
15
7
55
47,600
7,450
5,388
59,688
Mid 2024 - Mid 2036
322
0
35
40
17
93
49,408
20,642
11,283
81,333
Period
Population
Employment
Gross Floor Area in Square Feet (Estimated)[¹]
Primary
Incremental Change
Industrial
Commercial/
Population
Related
Institutional[2]
Total
Industrial
Commercial/
Population
Related
Institutional[2]
Total
Annual Average
Watson & Associates Economists Ltd.
PAGE A-13
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Schedule 8c
City of Port Colborne
Estimate of the Anticipated Amount, Type and Location of
Non-Residential Development for Which Development Charges Can Be Imposed
[1] Square Foot Per Employee Assumptions
Industrial
1,400
Commercial/Population-Related
510
Institutional
670
[2] Forecast institutional employment and gross floor area has been adjusted downward to account for employment associated with special care units.
[3] Employment Increase does not include No Fixed Place of Work.
*Reflects Mid-2024 to Mid-2036 forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
2024 - 2036
580,300
243,100
135,400
958,800
1,093
2024 - 2036
12,600
4,600
-
17,200
18
2024 - 2036
592,900
247,700
135,400
976,000
1,111
Urban
Rural
City of Port Colborne
Development Location
Timing
Industrial
G.F.A. S.F.[1]
Commercial
G.F.A. S.F.[1]
Employment
Increase[3]
Institutional
G.F.A. S.F.[1],[2]
Total Non-
Residential
G.F.A. S.F.
Watson & Associates Economists Ltd.
PAGE A-14
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Schedule 9
City of Port Colborne
Employment Categories by Major Employment Sector
Note: Employment is classified by North American Industry Classification System (NAICS) Code.
Source: Watson & Associates Economists Ltd., 2024.
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
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Appendix B
Level of Service
Watson & Associates Economists Ltd.
PAGE B-2
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Appendix B: Level of Service
Cost (per capita)
Services Related to a Highway - Roads
$33,529.27
0.0133
km of roadways
2,520,998
per km
129,389,453
Services Related to a Highway - Bridges, Culverts & Structures
$1,072.40
0.0016
Number of Bridges, Culverts & Structures
670,250
per item
4,138,392
Services Related to a Highway - Sidewalks and Active Transportation
$1,196.20
0.0048
km of sidewalks and active transportation
249,208
per km
4,616,136
Services Related to a Highway - Traffic Signals & Streetlights
$778.13
0.1139
No. of Traffic Signals
6,832
per signal
3,002,804
Public Works - Facilities
$841.40
1.6367
sq.ft. of building area
514
per sq.ft.
3,246,963
Public Works - Vehicles & Equipment
$463.95
0.0029
No. of vehicles and equipment
159,983
per vehicle
1,790,383
Fire Protection Services - Facilities
$807.52
1.1092
sq.ft. of building area
728
per sq.ft.
3,116,220
Fire Protection Services - Vehicles & Equipment
$346.92
0.0005
No. of vehicles
693,840
per vehicle
1,338,764
Fire Protection Services - Small Equipment and Gear
$63.92
0.0163
No. of equipment and gear
3,921
per item
246,667
Parkland Development
$1,264.85
0.0118
Acres of Parkland
107,191
per acre
4,881,056
Parkland Amenities
$968.99
0.0051
No. of parkland amenities
189,998
per amenity
3,739,332
Parkland Trails
$320.83
1.2833
Linear Metres of Paths and Trails
250
per linear m
1,238,083
Recreation Facilities
$4,200.42
7.2463
sq.ft. of building area
580
per sq.ft.
16,209,421
Parks & Recreation Vehicles and Equipment
$171.80
0.0026
No. of vehicles and equipment
66,077
per vehicle
662,976
Library Services - Facilities
$905.98
1.2210
sq.ft. of building area
742
per sq.ft.
3,496,177
Library Services - Collection Materials
$126.40
3.1231
No. of library collection items
40
per collection item
487,778
Parks & Recreation
Fire Protection
SUMMARY OF SERVICE STANDARDS AS PER DEVELOPMENT CHARGES ACT, 1997, AS AMENDED
Service Related to a
Highway
Public Works
Service Category
Sub-Component
Library
Maximum
Ceiling LOS
15 Year Average Service Standard
Quality (per capita)
Quantity (per capita)
Watson & Associates Economists Ltd.
PAGE B-3
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Roads
Unit Measure:
km of roadways
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/km)
Roads - Arterial
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
$2,800,000
Roads - Other
171
171
171
171
171
171
171
171
171
171
171
171
171
171
171
$2,400,000
Total
251
251
251
251
251
251
251
251
251
251
251
251
251
251
251
Population
18,545
18,493
18,424
18,392
18,392
18,357
18,325
18,306
18,630
18,988
19,315
19,677
20,032
20,216
20,287
Per Capita Standard
0.0135
0.0136
0.0136
0.0137
0.0137
0.0137
0.0137
0.0137
0.0135
0.0132
0.0130
0.0128
0.0125
0.0124
0.0124
15 Year Average
2009 to 2023
Quantity Standard
0.0133
Quality Standard
$2,520,998
Service Standard
$33,529
D.C. Amount (before deductions)
12 Year
Forecast Population
3,859
$ per Capita
$33,529
Eligible Amount
$129,389,453
Watson & Associates Economists Ltd.
PAGE B-4
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Bridges, Culverts & Structures
Unit Measure:
Number of Bridges, Culverts & Structures
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Bridges
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
1,240,000
Culverts
26
26
26
26
26
26
26
26
26
26
26
26
26
26
26
590,000
Total
30
30
30
30
30
30
30
30
30
30
30
30
30
30
30
Population
18,545
18,493
18,424
18,392
18,392
18,357
18,325
18,306
18,630
18,988
19,315
19,677
20,032
20,216
20,287
Per Capita Standard
0.0016
0.0016
0.0016
0.0016
0.0016
0.0016
0.0016
0.0016
0.0016
0.0016
0.0016
0.0015
0.0015
0.0015
0.0015
15 Year Average
2009 to 2023
Quantity Standard
0.0016
Quality Standard
$670,250
Service Standard
$1,072
D.C. Amount (before deductions)
12 Year
Forecast Population
3,859
$ per Capita
$1,072
Eligible Amount
$4,138,392
Watson & Associates Economists Ltd.
PAGE B-5
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Sidewalks and Active Transportation
Unit Measure:
km of sidewalks and active transportation
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/km)
Sidewalks
91
91
91
91
91
91
91
91
91
91
91
91
91
91
91
$250,000
Total
91
91
91
91
91
91
91
91
91
91
91
91
91
91
91
Population
18,545
18,493
18,424
18,392
18,392
18,357
18,325
18,306
18,630
18,988
19,315
19,677
20,032
20,216
20,287
Per Capita Standard
0.0049
0.0049
0.0049
0.0049
0.0049
0.0049
0.0049
0.0049
0.0049
0.0048
0.0047
0.0046
0.0045
0.0045
0.0045
15 Year Average
2009 to 2023
Quantity Standard
0.0048
Quality Standard
$249,208
Service Standard
$1,196
D.C. Amount (before deductions)
12 Year
Forecast Population
3,859
$ per Capita
$1,196
Eligible Amount
$4,616,136
Watson & Associates Economists Ltd.
PAGE B-6
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Traffic Signals & Streetlights
Unit Measure:
No. of Traffic Signals
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Traffic Signaled Intersections
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$130,000
Streetlights
2,153
2,153
2,153
2,153
2,153
2,153
2,153
2,153
2,153
2,153
2,153
2,153
2,153
2,153
2,153
$6,600
Total
2,157
2,157
2,157
2,157
2,157
2,157
2,157
2,157
2,157
2,157
2,157
2,157
2,157
2,157
2,157
Population
18,545
18,493
18,424
18,392
18,392
18,357
18,325
18,306
18,630
18,988
19,315
19,677
20,032
20,216
20,287
Per Capita Standard
0.1163
0.1166
0.1171
0.1173
0.1173
0.1175
0.1177
0.1178
0.1158
0.1136
0.1117
0.1096
0.1077
0.1067
0.1063
15 Year Average
2009 to 2023
Quantity Standard
0.1139
Quality Standard
$6,832
Service Standard
$778
D.C. Amount (before deductions)
12 Year
Forecast Population
3,859
$ per Capita
$778
Eligible Amount
$3,002,804
Watson & Associates Economists Ltd.
PAGE B-7
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Class of Service:
Public Works - Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land, site
works, etc.
Offices/Garages/Storage
6,304
6,304
6,304
6,304
6,304
6,304
6,304
6,304
-
-
-
-
-
-
-
$227
$272
Flammable Storage Building
120
120
120
120
120
120
120
120
-
-
-
-
-
-
-
$175
$215
Sand/Salt Dome
4,200
4,200
4,200
4,200
4,200
4,200
4,200
4,200
-
-
-
-
-
-
-
$175
$215
Storage Warehouse
6,000
6,000
6,000
6,000
6,000
6,000
6,000
6,000
-
-
-
-
-
-
-
$175
$215
Trailer 12x32
-
-
-
384
384
384
384
384
-
-
-
-
-
-
-
$175
$215
Operations Centre
-
-
-
-
-
-
-
-
36,000
36,000
36,000
36,000
36,000
36,000
36,000
$600
$750
Storage Containers (6)
-
-
-
-
-
-
-
-
1,200
1,200
1,200
1,200
1,200
1,200
1,200
$25
$116
Car Wash Bay
-
-
-
-
-
-
-
-
1,600
1,600
1,600
1,600
1,600
1,600
1,600
$300
$420
Salt Dome
-
-
-
-
-
-
-
-
9,350
9,350
9,350
9,350
9,350
9,350
9,350
$175
$282
Total
16,624
16,624
16,624
17,008
17,008
17,008
17,008
17,008
48,150
48,150
48,150
48,150
48,150
48,150
48,150
Population
18,545
18,493
18,424
18,392
18,392
18,357
18,325
18,306
18,630
18,988
19,315
19,677
20,032
20,216
20,287
Per Capita Standard
0.8964
0.8989
0.9023
0.9247
0.9247
0.9265
0.9281
0.9291
2.5845
2.5358
2.4929
2.4470
2.4037
2.3818
2.3734
15 Year Average
2009 to 2023
Quantity Standard
1.6367
Quality Standard
$514
Service Standard
$841
D.C. Amount (before deductions)
12 Year
Forecast Population
3,859
$ per Capita
$841
Eligible Amount
$3,246,963
Watson & Associates Economists Ltd.
PAGE B-8
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Chipper
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$75,000
Dump Truck
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
$450,000
Line Painter
0.5
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
0.5
0.5
0.5
0.5
0.5
$12,700
Loader
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
3.0
3.0
2.0
2.0
2.0
2.0
2.0
$450,000
Pickup (F150 or 1500)
11.0
11.0
8.0
8.0
11.0
9.0
11.0
10.0
10.0
9.0
8.0
9.0
9.0
9.0
10.0
$57,000
Pickup (F250 and above)(2 with plow
and sander)
3.0
3.0
4.0
4.0
5.0
4.0
7.0
7.0
7.0
7.0
6.0
6.0
6.0
6.0
8.0
$85,000
Roller
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$65,000
SUV
2.0
2.0
2.0
2.0
2.0
2.0
3.0
4.0
4.0
6.0
6.0
7.0
7.0
7.0
7.0
$63,800
Ford Ranger
-
-
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$50,900
Tractor (45-60 Hp) with rotary cutter
(1)
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
$75,000
Trailer
4.0
4.0
4.0
4.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
3.0
3.0
3.0
3.0
$16,000
Vacuum Street Sweeper
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
$415,000
Van (Upfitted)
2.0
3.0
3.0
2.0
2.0
2.0
2.0
2.0
4.0
6.0
6.0
5.0
5.0
5.0
5.0
$125,000
Small Van
2.0
2.0
2.0
2.0
2.0
2.0
3.0
2.0
2.0
2.0
1.0
1.0
1.0
1.0
1.0
$75,000
Large Cube Van
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$450,000
Zero Turn
2.0
2.0
2.0
2.0
3.0
3.0
3.0
3.0
3.0
3.0
3.0
3.0
3.0
3.0
3.0
$41,000
Air Compressor (Facilities)
-
-
-
-
-
-
-
-
-
-
-
1.0
1.0
1.0
1.0
$15,000
CAT Hydraulic Hammer (Water)
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$55,000
Hoe Pack (Water)
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$75,000
Valve Turner Truck (water)
-
-
-
-
-
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$250,000
Watson & Associates Economists Ltd.
PAGE B-9
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Sweeper (loader attachment)
-
-
-
-
-
-
-
-
-
-
1.0
1.0
1.0
1.0
1.0
$47,000
Snow Blower (Loader Mounted)
2.0
2.0
2.0
2.0
2.0
2.0
2.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$165,000
Sidewalk Tractor (Wille and
Attachments)
-
-
-
-
-
-
-
-
-
-
1.0
1.0
1.0
1.0
1.0
$275,000
Excavator (Drains) with attachments)
-
-
-
-
-
-
-
-
-
-
1.0
1.0
1.0
1.0
1.0
$575,000
Hot box
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1.0
$75,000
Back hoe
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
$240,000
Grader
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
-
1.0
1.0
1.0
1.0
1.0
$650,000
Total
47.50
49.00
48.00
47.00
53.00
51.00
58.00
56.00
59.00
61.00
60.50
60.50
60.50
60.50
64.50
Population
18,545
18,493
18,424
18,392
18,392
18,357
18,325
18,306
18,630
18,988
19,315
19,677
20,032
20,216
20,287
Per Capita Standard
0.0026
0.0026
0.0026
0.0026
0.0029
0.0028
0.0032
0.0031
0.0032
0.0032
0.0031
0.0031
0.0030
0.0030
0.0032
15 Year Average
2009 to 2023
Quantity Standard
0.0029
Quality Standard
$159,983
Service Standard
$464
D.C. Amount (before deductions)
12 Year
Forecast Population
3,859
$ per Capita
$464
Eligible Amount
$1,790,383
Watson & Associates Economists Ltd.
PAGE B-10
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Fire Protection Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Fire Station #1 (Killaly St W)
21,000
21,000
21,000
21,000
21,000
21,000
21,000
21,000
21,000
21,000
21,000
21,000
21,000
21,000
21,000
$600
$728
Total
21,000
21,000
21,000
21,000
21,000
21,000
21,000
21,000
21,000
21,000
21,000
21,000
21,000
21,000
21,000
Population
18,545
18,493
18,424
18,392
18,392
18,357
18,325
18,306
18,630
18,988
19,315
19,677
20,032
20,216
20,287
Per Capita Standard
1.1324
1.1356
1.1398
1.1418
1.1418
1.1440
1.1460
1.1472
1.1272
1.1060
1.0872
1.0672
1.0483
1.0388
1.0351
15 Year Average
2009 to 2023
Quantity Standard
1.1092
Quality Standard
$728
Service Standard
$808
D.C. Amount (before deductions)
12 Year
Forecast Population
3,859
$ per Capita
$808
Eligible Amount
$3,116,220
Watson & Associates Economists Ltd.
PAGE B-11
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Fire Protection Services - Vehicles & Equipment
Unit Measure:
No. of vehicles
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Engine No. 1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,250,000
Engine No. 2
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,250,000
Engine No. 3
1
1
1
1
-
-
-
-
-
-
-
-
-
-
-
$1,250,000
Ladder No. 1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,200,000
Tanker No. 1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$750,000
Command No. 1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$65,000
Command No. 2
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$65,000
Squad No. 1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$65,000
Fire Prevention Officer Vehicle (Car 3)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$65,000
Rescue Vehicle
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$700,000
Hazmat Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$7,500
Total
10
10
10
10
10
10
10
10
10
10
10
10
10
10
10
Population
18,545
18,493
18,424
18,392
18,392
18,357
18,325
18,306
18,630
18,988
19,315
19,677
20,032
20,216
20,287
Per Capita Standard
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
15 Year Average
2009 to 2023
Quantity Standard
0.0005
Quality Standard
$693,840
Service Standard
$347
D.C. Amount (before deductions)
12 Year
Forecast Population
3,859
$ per Capita
$347
Eligible Amount
$1,338,764
Watson & Associates Economists Ltd.
PAGE B-12
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Fire Protection Services - Small Equipment and Gear
Unit Measure:
No. of equipment and gear
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
# of Equipped Firefighters
50
50
50
50
50
50
50
50
50
50
50
50
50
50
50
$7,000
Rescue Equipment - Auto Extrication
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$18,750
Dry Suits
-
-
-
-
-
-
-
-
-
-
-
-
10
10
10
$2,200
Mustangs
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
$3,000
Inflatable Boat and Accessories
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$25,000
Self-contained Breathing Apparatus
27
27
27
27
27
27
27
27
27
27
27
27
27
27
27
$9,500
Portable Radios
24
26
26
26
26
26
26
26
26
26
26
26
26
26
26
$1,500
Pagers and chargers
50
50
50
50
50
50
50
50
50
50
50
50
50
50
50
$600
Base Station - Communication
3
3
3
3
3
3
3
4
4
4
4
4
4
4
4
$20,000
Spare Bottles
75
75
75
75
75
75
75
75
75
75
75
75
75
75
75
$1,500
Face Pieces
27
27
27
27
27
27
27
27
27
27
27
27
27
27
27
$450
Compressor
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,000
Hoses
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$71,000
Gas detection
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$1,650
Public Defibs
-
-
-
-
-
-
16
16
16
16
16
16
16
16
16
$1,500
Nozzles
20
20
20
20
20
20
20
20
20
20
20
20
20
20
20
$1,500
Total
295
297
297
297
297
297
313
314
314
314
314
314
324
324
324
Population
18,545
18,493
18,424
18,392
18,392
18,357
18,325
18,306
18,630
18,988
19,315
19,677
20,032
20,216
20,287
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
2009 to 2023
Quantity Standard
0.0163
Quality Standard
$3,921
Service Standard
$64
D.C. Amount (before deductions)
12 Year
Forecast Population
3,859
$ per Capita
$64
Eligible Amount
$246,667
Watson & Associates Economists Ltd.
PAGE B-13
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Parkland Development
Unit Measure:
Acres of Parkland
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Acre)
Neighbourhood Park (with Tot Lot)
Chestnut Park
2.33
2.33
2.33
2.33
2.33
2.33
2.33
2.33
2.33
2.33
2.33
2.33
2.33
2.33
-
$100,000
Dewitt Carter Playground
0.10
0.10
0.10
0.10
0.10
0.10
0.10
0.10
0.10
0.10
0.10
0.10
0.10
0.10
0.10
$75,000
East Village Community Park / Victoria
Playground
0.93
0.93
0.93
0.93
0.93
0.93
0.93
0.93
0.93
0.93
0.93
0.93
0.93
0.93
0.93
$75,000
Hawthorne Heights Park
2.07
2.07
2.07
2.07
2.07
2.07
2.07
2.07
2.07
2.07
2.07
2.07
2.07
2.07
2.07
$100,000
Humberstone Shoe Park
1.02
1.02
1.02
1.02
1.02
1.02
1.02
1.02
1.02
1.02
1.02
1.02
1.02
1.02
1.02
$100,000
Jacob E. Barrick Park
3.25
3.25
3.25
3.25
3.25
3.25
3.25
3.25
3.25
3.25
3.25
3.25
3.25
3.25
3.25
$75,000
Johnston Street Playground
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
$75,000
Library Park
0.52
0.52
0.52
0.52
0.52
0.52
0.52
0.52
0.52
0.52
0.52
0.52
0.52
0.52
0.52
$75,000
Oxford Boulevard Park
2.99
2.99
2.99
2.99
2.99
2.99
2.99
2.99
2.99
2.99
2.99
2.99
2.99
2.99
2.99
$100,000
Reservoir Park
5.47
5.47
5.47
5.47
5.47
5.47
5.47
5.47
5.47
5.47
5.47
5.47
5.47
5.47
5.47
$100,000
Sunset Park
5.03
5.03
5.03
5.03
5.03
5.03
5.03
5.03
5.03
5.03
5.03
5.03
5.03
5.03
5.03
$100,000
Westdale Park
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
0.50
$75,000
Neighbourhood Park
Maple Park
1.96
1.96
1.96
1.96
1.96
1.96
1.96
1.96
1.96
1.96
1.96
1.96
1.96
1.96
1.96
$100,000
Parkette
Chippawa Park
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
$75,000
Derek Point Memorial Garden
9.79
9.79
9.79
9.79
9.79
9.79
9.79
9.79
9.79
9.79
9.79
9.79
9.79
9.79
9.79
$75,000
Harry Dayboll / Oakwood Park
2.38
2.38
2.38
2.38
2.38
2.38
2.38
2.38
2.38
2.38
2.38
2.38
2.38
2.38
2.38
$75,000
Helen Kinnear Memorial Park
1.78
1.78
1.78
1.78
1.78
1.78
1.78
1.78
1.78
1.78
1.78
1.78
1.78
1.78
1.78
$75,000
Humberstone Cenotaph Park
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
$75,000
King George Memorial Park
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
$75,000
Seaway Park
1.69
1.69
1.69
1.69
1.69
1.69
1.69
1.69
1.69
1.69
1.69
1.69
1.69
1.69
1.69
$75,000
City Park (with Tot Lot)
H.H. Knoll Lakeview Park
21.63
21.63
21.63
21.63
21.63
21.63
21.63
21.63
21.63
21.63
21.63
21.63
21.63
21.63
21.63
$125,000
Lock 8 Gateway Park
8.80
8.80
8.80
8.80
8.80
8.80
8.80
8.80
8.80
8.80
8.80
8.80
8.80
8.80
8.80
$125,000
Nickel Beach
18.52
18.52
18.52
18.52
18.52
18.52
18.52
18.52
18.52
18.52
18.52
18.52
18.52
18.52
18.52
$100,000
Thomas A. Lannan
45.21
57.21
57.21
57.21
57.21
57.21
57.21
57.21
57.21
57.21
57.21
57.21
57.21
57.21
57.21
$125,000
Watson & Associates Economists Ltd.
PAGE B-14
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Parkland Development
Unit Measure:
Acres of Parkland
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Acre)
Community Park (with Tot Lot)
Humberstone Centennial Park
44.03
44.03
44.03
44.03
44.03
44.03
44.03
44.03
44.03
44.03
44.03
44.03
44.03
44.03
44.03
$100,000
Rose Shymansky Memorial Park
3.61
3.61
3.61
3.61
3.61
3.61
3.61
3.61
3.61
3.61
3.61
3.61
3.61
3.61
3.61
$75,000
Vimy Park / Melissa's & John Daly
Playground
3.23
3.23
3.23
3.23
3.23
3.23
3.23
3.23
3.23
3.23
3.23
3.23
3.23
3.23
3.23
$100,000
Community Park
Humberstone Centennial Park Beach
3.17
3.17
3.17
3.17
3.17
3.17
3.17
3.17
3.17
3.17
3.17
3.17
3.17
3.17
3.17
$100,000
Lockview 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
$100,000
Port Colborne Lions Field
4.81
4.81
4.81
4.81
4.81
4.81
4.81
4.81
4.81
4.81
4.81
4.81
4.81
4.81
4.81
$100,000
Port Colborne Tennis Club
1.90
1.90
1.90
1.90
1.90
1.90
1.90
1.90
1.90
1.90
1.90
1.90
1.90
1.90
1.90
$100,000
Port Colborne Westside / Rotary
Complex
9.04
9.04
9.04
9.04
9.04
9.04
9.04
9.04
9.04
9.04
9.04
9.04
9.04
9.04
9.04
$100,000
Julia Yager (Bethel) Community Centre
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
4.00
$100,000
Sherkston Community Centre
2.10
2.10
2.10
2.10
2.10
2.10
2.10
2.10
2.10
2.10
2.10
2.10
2.10
2.10
2.10
$100,000
Total
213.14
225.14
225.14
225.14
225.14
225.14
225.14
225.14
225.14
225.14
225.14
225.14
225.14
225.14
222.81
Population
18,545
18,493
18,424
18,392
18,392
18,357
18,325
18,306
18,630
18,988
19,315
19,677
20,032
20,216
20,287
Per Capita Standard
0.0115
0.0122
0.0122
0.0122
0.0122
0.0123
0.0123
0.0123
0.0121
0.0119
0.0117
0.0114
0.0112
0.0111
0.0110
15 Year Average
2009 to 2023
Quantity Standard
0.0118
Quality Standard
$107,191
Service Standard
$1,265
D.C. Amount (before deductions)
12 Year
Forecast Population
3,859
$ per Capita
$1,265
Eligible Amount
$4,881,056
Watson & Associates Economists Ltd.
PAGE B-15
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Lions Field Washrooms/Canteen
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$429,300
Nickel Beach Washrooms
1
1
1
1
1
1
1
1
1
1
1
1
1
1
-
$134,100
Washroom Trailer
-
-
-
-
-
-
-
-
-
-
-
-
-
-
2
$350,000
Nickel Beach Storage
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$26,900
Centennial Washrooms
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$134,100
Centennial Picnic Pavilion
1
1
1
2
2
2
2
2
2
2
2
2
2
2
2
$63,200
H. H. Knoll Lakeview Park
Washrooms
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$185,100
Lakeview Bandstand
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$139,400
Lakeview Pavilion
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$47,300
Lakeview Gazebos
4
4
4
4
4
4
4
4
4
4
4
4
4
4
3
$4,600
Lock 8 Washrooms
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$141,500
Lock 8 Picnic Shelter
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$93,200
Lock 8 Fountain
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$900,000
Lock 8 Lighthouse
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
H. H. Knoll Lakeview Park Spray Pad
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$415,000
Ball Diamonds - Lit
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$288,800
Ball Diamonds - Unlit
9
9
9
9
9
9
9
9
9
9
9
9
9
9
9
$115,600
Batting Cage
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$60,000
Basketball Courts
6
6
6
6
6
6
6
6
6
6
6
6
6
6
6
$60,000
Tennis Courts
7
6
6
6
6
6
6
6
6
6
6
6
6
6
6
$80,100
Park Shelter - Kinnear
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$26,700
Soccer Pitch - Lit
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$370,100
Soccer Pitch - Unlit
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$222,700
Watson & Associates Economists Ltd.
PAGE B-16
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Skate Park at Lock 8
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$1,402,200
Office/Shop/Equipment Storage
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$800,500
Bleachers
26
26
26
26
26
26
26
26
26
26
26
26
26
26
26
$80,000
Equestrian Corral
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Small Playground
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$250,000
Medium Playground
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
$350,000
Large Playground
7
7
7
7
7
7
7
7
7
7
7
7
7
7
7
$500,000
Adult Fitness Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$100,000
Total
95
94
95
96
97
97
97
97
97
97
97
97
97
97
97
Population
18,545
18,493
18,424
18,392
18,392
18,357
18,325
18,306
18,630
18,988
19,315
19,677
20,032
20,216
20,287
Per Capita Standard
0.0051
0.0051
0.0052
0.0052
0.0053
0.0053
0.0053
0.0053
0.0052
0.0051
0.0050
0.0049
0.0048
0.0048
0.0048
15 Year Average
2009 to 2023
Quantity Standard
0.0051
Quality Standard
$189,998
Service Standard
$969
D.C. Amount (before deductions)
12 Year
Forecast Population
3,859
$ per Capita
$969
Eligible Amount
$3,739,332
Watson & Associates Economists Ltd.
PAGE B-17
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Parkland Trails
Unit Measure:
Linear Metres of Paths and Trails
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/ Linear
Metre)
Multi Use Trail (to Welland)
10,500
10,500
10,500
10,500
10,500
10,500
10,500
10,500
10,500
10,500
10,500
10,500
10,500
10,500
10,500
$250
Multi Use Trail (to Fort Erie)
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
$250
H.H. Knoll
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
1,100
$250
Lock 8
800
800
800
800
800
800
800
800
800
800
800
800
800
800
800
$250
T. A. Lannan Sports Complex
-
-
-
-
1,500
1,500
1,500
1,500
1,500
1,500
1,500
1,500
1,500
1,500
1,500
$250
Elizabeth Street
900
900
900
900
900
900
900
900
900
900
900
900
900
900
900
$250
Total
23,200
23,200
23,200
23,200
24,700
24,700
24,700
24,700
24,700
24,700
24,700
24,700
24,700
24,700
24,800
Population
18,545
18,493
18,424
18,392
18,392
18,357
18,325
18,306
18,630
18,988
19,315
19,677
20,032
20,216
20,287
Per Capita Standard
1.2510
1.2545
1.2592
1.2614
1.3430
1.3455
1.3479
1.3493
1.3258
1.3008
1.2788
1.2553
1.2330
1.2218
1.2225
15 Year Average
2009 to 2023
Quantity Standard
1.2833
Quality Standard
$250
Service Standard
$321
D.C. Amount (before deductions)
12 Year
Forecast Population
3,859
$ per Capita
$321
Eligible Amount
$1,238,083
Watson & Associates Economists Ltd.
PAGE B-18
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Recreation Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Westside Arena and Complex
28,200
28,200
28,200
28,200
-
-
-
-
-
-
-
-
-
-
-
$600
$683
Teeder Kennedy Youth Arena
26,500
26,500
-
-
-
-
-
-
-
-
-
-
-
-
-
$600
$683
Centennial Pool
9,925
9,925
9,925
9,925
-
-
-
-
-
-
-
-
-
-
-
$200
$242
Humberstone Community Hall
1,650
1,650
1,650
1,650
1,650
1,650
1,650
1,650
1,650
1,650
1,650
1,650
1,650
1,650
1,650
$600
$675
Sherkston Community Centre
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
$600
$675
Julia Yager Educational and Recreation
Centre
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
$700
$776
P.C. Tennis Club
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
$500
$571
Sugarloaf Marina
8,847
8,847
8,847
8,847
8,847
8,847
8,847
8,847
8,847
8,847
8,847
8,847
8,847
8,847
8,847
$600
$671
Harbourmaster Building
500
500
500
500
500
500
500
500
500
500
500
500
500
500
500
$450
$508
Vale Health & Wellness Centre
-
-
-
-
140,000
140,000
140,000
140,000
140,000
140,000
140,000
140,000
140,000
140,000
140,000
$500
$557
Operations Centre - Recreation Portion
-
-
-
-
-
-
-
-
2,000
2,000
2,000
2,000
2,000
2,000
2,000
$600
$683
Operations Centre Greenhouse
-
-
-
-
-
-
-
-
1,400
1,400
1,400
1,400
1,400
1,400
1,400
$175
$215
Total
84,522
84,522
58,022
58,022
159,897
159,897
159,897
159,897
163,297
163,297
163,297
163,297
163,297
163,297
163,297
Population
18,545
18,493
18,424
18,392
18,392
18,357
18,325
18,306
18,630
18,988
19,315
19,677
20,032
20,216
20,287
Per Capita Standard
4.5577
4.5705
3.1493
3.1547
8.6938
8.7104
8.7256
8.7347
8.7653
8.6000
8.4544
8.2989
8.1518
8.0776
8.0493
15 Year Average
2009 to 2023
Quantity Standard
7.2463
Quality Standard
$580
Service Standard
$4,200
D.C. Amount (before deductions)
12 Year
Forecast Population
3,859
$ per Capita
$4,200
Eligible Amount
$16,209,421
Watson & Associates Economists Ltd.
PAGE B-19
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Parks & Recreation Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Beach Rake
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
2.0
2.0
2.0
1.0
1.0
1.0
1.0
$65,000
Boat
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$15,000
Chipper
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$75,000
Excavator (Mini X)
-
-
-
-
-
-
-
-
-
-
1.0
1.0
1.0
1.0
1.0
$75,000
Line Painter
0.5
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
0.5
0.5
0.5
0.5
0.5
$12,700
Travel Lift
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$400,000
Hydraulic Trailer Lift
-
-
-
-
-
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$57,000
Pickup (F150 or 1500)
8.0
8.0
9.0
8.0
8.0
7.0
7.0
6.0
6.0
6.0
6.0
4.0
3.0
3.0
4.0
$57,000
Pickup (F250 or 2500 and above)
3.0
3.0
3.0
3.0
3.0
4.0
5.0
5.0
4.0
7.0
7.0
8.0
8.0
9.0
8.0
$85,000
RTV
2.0
2.0
3.0
4.0
4.0
4.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
$37,000
Telehandler
-
-
-
-
-
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$314,000
Top Dresser (Turf Spreader)
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$18,000
Tractor (15-45 Hp)
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
$49,000
Tractor (45-60 Hp)
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
3.0
3.0
3.0
3.0
$75,000
Trailer
5.0
5.0
8.0
10.0
10.0
11.0
11.0
12.0
12.0
12.0
14.0
13.0
12.0
12.0
12.0
$16,000
Van (Upfitted)
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
1.0
1.0
1.0
1.0
$125,000
Van (Small)
3.0
3.0
3.0
4.0
3.0
3.0
1.0
1.0
1.0
-
-
-
-
-
-
$125,000
Weed Harvester
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$102,800
Zamboni
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
$175,000
Zero Turn
2.0
2.0
2.0
2.0
2.0
4.0
4.0
4.0
4.0
4.0
6.0
6.0
6.0
6.0
6.0
$41,000
Sander/Salter (Box Insert)
-
-
-
-
-
-
-
-
-
1.0
1.0
1.0
1.0
1.0
1.0
$21,000
Water Real
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$18,000
Total
37.5
38.0
43.0
46.0
45.0
50.0
50.0
50.0
50.0
53.0
57.5
55.5
53.5
54.5
54.5
Population
18,545
18,493
18,424
18,392
18,392
18,357
18,325
18,306
18,630
18,988
19,315
19,677
20,032
20,216
20,287
Per Capita Standard
0.0020
0.0021
0.0023
0.0025
0.0024
0.0027
0.0027
0.0027
0.0027
0.0028
0.0030
0.0028
0.0027
0.0027
0.0027
15 Year Average
2009 to 2023
Quantity Standard
0.0026
Quality Standard
$66,077
Service Standard
$172
D.C. Amount (before deductions)
12 Year
Forecast Population
3,859
$ per Capita
$172
Eligible Amount
$662,976
Watson & Associates Economists Ltd.
PAGE B-20
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Library Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Library (310 King Street)
23,116
23,116
23,116
23,116
23,116
23,116
23,116
23,116
23,116
23,116
23,116
23,116
23,116
23,116
23,116
$600
$742
Total
23,116
23,116
23,116
23,116
23,116
23,116
23,116
23,116
23,116
23,116
23,116
23,116
23,116
23,116
23,116
Population
18,545
18,493
18,424
18,392
18,392
18,357
18,325
18,306
18,630
18,988
19,315
19,677
20,032
20,216
20,287
Per Capita Standard
1.2465
1.2500
1.2547
1.2569
1.2569
1.2592
1.2614
1.2628
1.2408
1.2174
1.1968
1.1748
1.1540
1.1435
1.1394
15 Year Average
2009 to 2023
Quantity Standard
1.2210
Quality Standard
$742
Service Standard
$906
D.C. Amount (before deductions)
12 Year
Forecast Population
3,859
$ per Capita
$906
Eligible Amount
$3,496,177
Watson & Associates Economists Ltd.
PAGE B-21
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Library Services - Collection Materials
Unit Measure:
No. of library collection items
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Books
57,589
57,037
56,484
55,932
55,379
64,309
65,903
59,230
52,931
39,915
38,433
39,591
39,152
39,354
40,862
$35
Print Serials Subscriptions
(Newspapers/Periodicals)
59
59
59
59
59
50
50
48
50
50
50
29
20
16
16
$161
Compact Discs
1,598
1,599
1,601
1,602
1,603
1,595
1,666
1,572
1,703
920
975
944
774
773
773
$23
Talking Books
317
467
616
766
915
951
1,088
972
1,067
1,045
1,109
1,127
1,206
1,214
1,228
$59
Video Tapes
834
641
449
256
63
42
33
-
-
-
-
-
-
-
-
$47
Microfilm
764
784
804
823
843
847
863
883
895
907
923
930
954
962
999
$200
DVDs
1,818
2,549
3,280
4,010
4,741
5,130
5,470
5,268
5,342
4,965
5,452
4,746
5,141
5,308
5,507
$32
OverDrive (eBooks, digital
magazines, audiobooks, video)
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$82,800
Novelist
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$19,500
Ancestry.ca
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$8,250
Freegal
-
-
-
-
1
1
-
-
-
-
-
-
-
-
-
$71,100
Flipster Digital Magazine - Platform
-
-
-
-
-
1
1
1
1
1
-
-
-
-
-
$59,850
Hoopla - streaming video
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$90,000
TumbleBooks
-
-
-
-
-
-
-
-
1
1
1
1
-
-
-
$18,000
Universal Class
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$20,250
RB Digital - ebooks, videos,
emagazines
-
-
-
-
-
-
-
-
-
-
-
1
1
-
-
$3,130
E-Readers
-
-
-
-
7
7
7
7
7
-
-
-
-
-
-
$270
Chromebook
-
-
-
-
5
5
5
5
5
5
5
5
5
5
5
$492
Watson & Associates Economists Ltd.
PAGE B-22
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
City of Port Colborne
Service Standard Calculation Sheet
Service:
Library Services - Collection Materials
Unit Measure:
No. of library collection items
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Music MakerSpace Instruments
-
-
-
-
-
-
-
-
6
6
6
6
6
6
$469
Video Games
-
-
-
-
-
-
-
-
-
-
-
69
124
148
173
$80
Board games and puzzles
-
-
-
-
-
-
-
-
-
-
-
-
70
75
92
$28
Library of Things - Non-Traditional
Items
-
-
-
-
-
-
-
-
-
-
58
65
73
90
97
$500
Library of Things - Technology
-
-
-
-
-
-
-
-
-
-
-
-
-
-
3
$650
Public Computers
15
17
17
17
17
17
15
15
15
19
20
20
17
17
13
$1,000
Total
62,994
63,152
63,308
63,467
63,636
72,958
75,104
68,004
62,020
47,837
47,036
47,538
47,548
47,973
49,779
Population
18,545
18,493
18,424
18,392
18,392
18,357
18,325
18,306
18,630
18,988
19,315
19,677
20,032
20,216
20,287
Per Capita Standard
3.40
3.41
3.44
3.45
3.46
3.97
4.10
3.71
3.33
2.52
2.44
2.42
2.37
2.37
2.45
15 Year Average
2009 to 2023
Quantity Standard
3.1231
Quality Standard
$40
Service Standard
$126
D.C. Amount (before deductions)
12 Year
Forecast Population
3,859
$ per Capita
$126
Eligible Amount
$487,778
Watson & Associates Economists Ltd.
PAGE C-1
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Appendix C
Long-Term Capital and
Operating Cost Examination
Watson & Associates Economists Ltd.
PAGE C-2
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Appendix C: Long-Term Capital and Operating
Cost Examination
City of Port Colborne
Annual Capital and Operating Cost Impact
As a requirement of the Development Charges Act, 1997, as amended, under
subsection 10 (2) (c), an analysis must be undertaken to assess the long-term capital
and operating cost impacts for the capital infrastructure projects identified within the
development charge. As part of this analysis, it was deemed necessary to isolate the
incremental operating expenditures directly associated with these capital projects, factor
in cost savings attributable to economies of scale or cost sharing where applicable and
prorate the cost on a per unit basis (i.e., sq.ft. of building space, per vehicle, etc.). This
was undertaken through a review of the City's approved 2022 Financial Information
Return (F.I.R.).
In addition to the operational impacts, over time the initial capital projects will require
replacement. This replacement of capital is often referred to as lifecycle cost. By
definition, lifecycle costs are all the costs which are incurred during the life of a physical
asset, from the time its acquisition is first considered, to the time it is taken out of
service for disposal or redeployment. The method selected for lifecycle costing is the
sinking fund method which provides that money will be contributed annually and
invested, so that those funds will grow over time to equal the amount required for future
replacement. The following factors were utilized to calculate the annual replacement
cost of the capital projects (annual contribution = factor X capital asset cost) and are
based on an annual growth rate of 2% (net of inflation) over the average useful life of
the asset:
Watson & Associates Economists Ltd.
PAGE C-3
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Table C-1
City of Port Colborne
Lifecycle Cost Factors and Average Useful Lives
Table C-2 depicts the annual operating impact resulting from the proposed gross capital
projects at the time they are all in place. It is important to note that, while City program
expenditures will increase with growth in population, the costs associated with the new
infrastructure (i.e., facilities) would be delayed until the time these works are in place.
Average Useful Life
Factor
Water and Wastewater Infrastructure
80
0.005160705
Facilities
50
0.01182321
Services Related to a Highway
50
0.01182321
Parkland Development
40
0.016555748
Vehicles
15
0.057825472
Small Equipment & Gear
10
0.091326528
Library Materials
10
0.091326528
Lifecycle Cost Factors
Asset
Watson & Associates Economists Ltd.
PAGE C-4
H:\Port Colborne\2024 DC\Report\Final Report Aug-23-24.docx
Table C-2
City of Port Colborne
Operating and Capital Expenditure Impacts for Future Capital Expenditures
SERVICE/CLASS OF SERVICE
ANNUAL
LIFECYCLE
EXPENDITURES
ANNUAL
OPERATING
EXPENDITURES
TOTAL ANNUAL
EXPENDITURES
Wastewater Services
4,633,155
653,441
5,286,596
Water Services
2,414,895
125,608
2,540,503
Services Related to a Highway
825,192
13,762
838,954
Public Works (Facilities and Fleet)
264,151
97,818
361,969
Fire Protection Services
620,664
318,829
939,493
Parks and Recreation Services
2,273,109
379,092
2,652,201
Library Services
92,304
9,307
101,611
Total
11,123,470
1,597,856
12,721,326
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Appendix D
D.C. Reserve Fund Policy
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Appendix D: D.C. Reserve Fund Policy
D.1
Legislative Requirements
The Development Charges Act, 1997, as amended (D.C.A.) requires development
charge (D.C.) collections (and associated interest) to be placed in separate reserve
funds. Sections 33 through 36 of the D.C.A. provide the following regarding reserve
fund establishment and use:
- A municipality shall establish a reserve fund for each service to which the D.C.
by-law relates; subsection 7 (1), however, allows services to be grouped into
categories of services for reserve fund (and credit) purposes and for classes of
services to be established.
- The municipality shall pay each D.C. it collects into a reserve fund or funds to
which the charge relates.
- The money in a reserve fund shall be spent only for the "capital costs"
determined through the legislated calculation process (as per subsection 5 (1) 2
to 8).
- Money may be borrowed from the fund but must be paid back with interest
(O. Reg. 82/98, subsection 11 (1) defines this as Bank of Canada rate either on
the day the by-law comes into force or, if specified in the by-law, the first
business day of each quarter).
- D.C. reserve funds may not be consolidated with other municipal reserve funds
for investment purposes and may only be used as an interim financing source for
capital undertakings for which D.C.s may be spent (section 37).
Annually, the Treasurer of the municipality is required to provide Council with a financial
statement related to the D.C. by-law(s) and reserve funds. This statement must be
made available to the public and may be requested to be forwarded to the Minister of
Municipal Affairs and Housing.
Subsection 43 (2) and O. Reg. 82/98 prescribe the information that must be included in
the Treasurer's statement, as follows:
- opening balance;
- closing balance;
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- description of each service and/or service category for which the reserve fund
was established (including a list of services within a service category);
- transactions for the year (e.g. collections, draws) including each asset's capital
costs to be funded from the D.C. reserve fund and the manner for funding the
capital costs not funded under the D.C. by-law (i.e. non-D.C. recoverable cost
share and post-period D.C. recoverable cost share);
- for projects financed by D.C.s, the amount spent on the project from the D.C.
reserve fund and the amount and source of any other monies spent on the
project;
- amounts borrowed, purpose of the borrowing, and interest accrued during
previous year;
- amount and source of money used by the municipality to repay municipal
obligations to the D.C. reserve fund;
- list of credits by service or service category (outstanding at the beginning of the
year, given in the year, and outstanding at the end of the year by the holder);
- for credits granted under section 14 of the previous D.C.A., a schedule identifying
the value of credits recognized by the municipality, the service to which it applies
and the source of funding used to finance the credit; and
- a statement as to compliance with subsection 59 (1) of the D.C.A., whereby the
municipality shall not impose, directly or indirectly, a charge related to a
development or a requirement to construct a service related to development,
except as permitted by the D.C.A. or another Act.
Recent changes arising from Bill 109 (More Homes for Everyone Act, 2022) provide that
the Council shall make the statement available to the public by posting the statement on
the website or, if there is no such website, in the municipal office. In addition, Bill 109
introduced the following requirements which shall be included in the treasurer's
statement.
- For each service for which a development charge is collected during the year
o whether, as of the end of the year, the municipality expects to incur the
amount of capital costs that were estimated, in the relevant development
charge background study, to be incurred during the term of the applicable
development charge by-law, and
o if the answer to subparagraph i is no, the amount the municipality now
expects to incur and a statement as to why this amount is expected;
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- For any service for which a development charge was collected during the year
but in respect of which no money from a reserve fund was spent during the year,
a statement as to why there was no spending during the year.
Additionally, as per subsection 35(3) of the D.C.A.:
35(3) If a service is prescribed for the purposes of this subsection, beginning in the
first calendar year that commences after the service is prescribed and in each
calendar year thereafter, a municipality shall spend or allocate at least 60 per cent of
the monies that are in a reserve fund for the prescribed service at the beginning of
the year.
The services currently prescribed are water, wastewater, and services related to a
highway. Therefore, as of 2023, a municipality shall spend or allocate at least 60
percent of the monies in the reserve fund at the beginning of the year. There are
generally two (2) ways in which a municipality may approach this requirement:
a) Include a schedule are part of the annual treasurer's statement; or
b) Incorporate the information into the annual budgeting process.
Based upon the above, Figure 1 and Attachments 1 and 2, set out the format for which
annual reporting to Council should be provided. Attachment 3 provides for the schedule
for allocating reserve fund balances to projects.
D.2
D.C. Reserve Fund Application
Section 35 of the D.C.A. states that:
"The money in a reserve fund established for a service may be spent only
for capital costs determined under paragraphs 2 to 7 of subsection 5(1)."
This provision clearly establishes that reserve funds collected for a specific service are
only to be used for that service, or to be used as a source of interim financing of capital
undertakings for which a D.C. may be spent.
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Figure D-1
City of Port Colborne
Annual Treasurer's Statement of Development Charge Reserve Funds
Services to which the Development Charge Relates
Description
Services
Related to a
Highway
Public Works
(Facilities
and Fleet)
Water
Services
Wastewater
Services
Parks and
Recreation
Services
Fire
Protection
Services
Library
Services
Growth
Studies
Opening Balance, January 1, ________
0
Plus:
Development Charge Collections
0
Accrued Interest
0
Repayment of Monies Borrowed from Fund and Associated Interest1
0
Sub-Total
0
0
0
0
0
0
0
0
0
Less:
Amount Transferred to Capital (or Other) Funds2
0
Amounts Refunded
0
Amounts Loaned to Other D.C. Service Category for Interim Financing
0
Credits3
0
Sub-Total
0
0
0
0
0
0
0
0
0
Closing Balance, December 31, ________
0
0
0
0
0
0
0
0
0
1 Source of funds used to repay the D.C. reserve fund
2 See Attachment 1 for details
3 See Attachment 2 for details
The Municipality is compliant with s.s. 59.1 (1) of the Development Charges Act , whereby charges are not directly or indirectly imposed on development nor has a requirement to
construct a service related to development been imposed, except as permitted by the Development Charges Act or another Act.
Total
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Figure D-2a
City of Port Colborne
Attachment 1
Annual Treasurer's Statement of Development Charge Reserve Funds
Amount Transferred to Capital (or Other) Funds - Capital Fund Transactions
D.C. Recoverable Cost Share
Non-D.C. Recoverable Cost Share
D.C. Forecast Period
Post D.C. Forecast Period
Capital Fund Transactions
Gross Capital
Cost
D.C. Reserve
Fund Draw
D.C. Debt
Financing
Grants,
Subsidies Other
Contributions
Post-Period
Benefit/ Capacity
Interim Financing
Grants,
Subsidies Other
Contributions
Other
Reserve/Reserv
e Fund Draws
Tax Supported
Operating Fund
Contributions
Rate Supported
Operating Fund
Contributions
Debt Financing
Grants,
Subsidies Other
Contributions
Services Related to a Highway
Capital Cost A
Capital Cost B
Capital Cost C
Sub-Total - Services Related to Highways
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Water Services
Capital Cost D
Capita Cost E
Capital Cost F
Sub-Total - Water
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Wastewater Services
Capital Cost G
Capita Cost H
Capital Cost I
Sub-Total - Wastewater
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
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Figure D-2b
City of Port Colborne
Attachment 1
Annual Treasurer's Statement of Development Charge Reserve Funds
Amount Transferred to Capital (or Other) Funds - Operating Fund Transactions
D.C. Reserve Fund Draw
Post D.C. Forecast Period
Non-D.C. Recoverable Cost Share
Operating Fund Transactions
Principal
Interest
Principal
Interest
Source
Principal
Interest
Source
Services Related to a Highway
Capital Cost J
Capita Cost K
Capital Cost L
Sub-Total - Services Related to a Highway
$0
$0
$0
$0
$0
$0
$0
Water Services
Capital Cost M
Capita Cost N
Capital Cost O
Sub-Total - Water
$0
$0
$0
$0
$0
$0
$0
Wastewater Services
Capital Cost P
Capita Cost Q
Capital Cost R
Sub-Total - Wastewater
$0
$0
$0
$0
$0
$0
$0
Annual Debt
Repayment
Amount
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Figure D-3
City of Port Colborne
Attachment 2
Annual Treasurer's Statement of Development Charge Reserve Funds
Statement of Credit Holder Transactions
Credit Holder
Applicable D.C.
Reserve Fund
Credit Balance
Outstanding
Beginning of
Year ________
Additional
Credits Granted
During Year
Credits Used by
Holder During
Year
Credit Balance
Outstanding
End of Year
________
Credit Holder A
Credit Holder B
Credit Holder C
Credit Holder D
Credit Holder E
Credit Holder F
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Figure D-4
City of Port Colborne
Attachment 3
Annual Treasurer's Statement of Development Charge Reserve Funds
Statement of Reserve Fund Balance Allocations
Attachment 1
City of Port Colborne
Statement of Reserve Fund Balance Allocations
Service:
Water
Balance in Reserve Fund at Beginning of Year:
60% of Balance to be Allocated (at a minimum):
Projects to Which Funds Will be Allocated
Project Description
Project Number
Total Growth-related Capital
Cost Remaining to be Funded
Share of Growth-related
Cost Allocated to Date
Share of Growth-related Cost
Allocated - Current Year
Total
$0
$0
$0
Service:
Wastewater
Balance in Reserve Fund at Beginning of Year:
60% of Balance to be Allocated (at a minimum):
Projects to Which Funds Will be Allocated
Project Description
Project Number
Total Growth-related Capital
Cost Remaining to be Funded
Share of Growth-related
Cost Allocated to Date
Share of Growth-related Cost
Allocated - Current Year
Total
$0
$0
$0
Service:
Services Related to a
Highway
Balance in Reserve Fund at Beginning of Year:
60% of Balance to be Allocated (at a minimum):
Projects to Which Funds Will be Allocated
Project Description
Project Number
Total Growth-related Capital
Cost Remaining to be Funded
Share of Growth-related
Cost Allocated to Date
Share of Growth-related Cost
Allocated - Current Year
Total
$0
$0
$0
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Appendix E
Local Service Policy
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Appendix E: Local Service Policy
City of Port Colborne
General Policy Guidelines on Development Charge
and Local Service Funding
This Appendix sets out the municipality's General Policy Guidelines on Development
Charges (D.C.) and local service funding for Services Related to a Highway,
Stormwater Management, Parkland Development, and Underground Linear Services.
The guidelines outline, in general terms, the size and nature of engineered
infrastructure that is included in the study as a development charge project, versus
infrastructure that is considered as a local service, to be emplaced separately by
landowners, pursuant to a development agreement.
The following policy guidelines are general principles by which staff will be guided in
considering development applications. However, each application will be considered, in
the context of these policy guidelines as subsection 59 (2) of the Development Charges
Act, 1997 (D.C.A.) on its own merits having regard to, among other factors, the nature,
type and location of the development and any existing and proposed development in the
surrounding area, as well as the location and type of services required and their
relationship to the proposed development and to existing and proposed development in
the area.
Services Related to a Highway
A highway and services related to a highway are intended for the transportation of
people and goods via many different modes including, but not limited to passenger
automobiles, commercial vehicles, transit vehicles, bicycles and pedestrians. The
highway shall consist of all land and associated infrastructure built to support (or
service) this movement of people and goods regardless of the mode of transportation
employed.
The associated infrastructure to achieve this concept shall include, but is not limited to:
road pavement structure and curbs; grade separation/bridge structures (for any
vehicles, railways and/or pedestrians); grading, drainage and retaining wall features;
culvert structures; stormwater drainage systems; utilities; traffic control systems;
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signage; gateway features; street furniture; active transportation facilities (e.g.
sidewalks, bike lanes, multi-use trails which interconnect the transportation network,
etc.); transit lanes & lay-bys; roadway illumination systems; boulevard and median
surfaces (e.g. sod & topsoil, paving, etc.); street trees and landscaping; parking lanes &
lay-bys; (excluding on-street parking in the downtown) and driveway entrances; noise
attenuation systems; railings and safety barriers.
1. Arterial and Collector Roads (including Structures)
- New Collector Roads internal to a development are direct developer
responsibility.
- New, widened, extended or upgraded, Arterial and Collector Roads external to a
development are considered to be development charge projects.
- New Collector Roads external to a development, but primarily acting as a
connection serving a development, are a direct developer responsibility.
- All other roads are considered to be the developer's responsibility.
2. Traffic Control Systems, Signals and Intersection Improvements
- On new arterial roads and arterial road improvements unrelated to a specific
development: included as part of road costing funded through D.C.'s.
- On non-arterial roads, or for any private site entrances or entrances to specific
development: direct developer responsibility under s.59 of D.C.A. (as a local
service).
- On arterial or collector road intersections with Regional roads: Region's
responsibility or in certain circumstances, may be a direct developer
responsibility
- Intersection improvements, new or modified signalization, signal timing &
optimization plans, area traffic studies for highways attributed to growth and
unrelated to a specific development: included in D.C. calculation as permitted
under s.5(1) of the D.C.A.
3. Streetlights
- Streetlights on new arterial roads an arterial road improvements: considered part
of the complete street and included as part of the road costing funded through
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D.C.'s or in exceptional circumstances, may be direct developer responsibility
through local service provisions (s.59 of D.C.A.).
- Streetlights on non-arterial roads internal to development: considered part of the
complete street and included as a direct developer responsibility under s. 59 of
the D.C.A. (as a local service).
- Streetlights on non-arterial roads external to development, needed to support a
specific development or required to link with the area to which the plan relates:
considered part of the complete street and included as a direct developer
responsibility under s. 59 of the D.C.A. (as a local service).
4. Transportation Related Pedestrian and Cycling Facilities
- Sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive of all required
infrastructure, located within arterial roads, Regional roads and provincial
highway corridors: considered part of the complete street and included in D.C.'s,
or, in exceptional circumstances, may be direct developer responsibility through
local service provisions (s.59 of D.C.A.).
- Sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive of all required
infrastructure, located within or linking to non-arterial road corridors internal to
development: considered part of the complete street and is a direct developer
responsibility through local service provisions (s.59 of D.C.A.).
- Other sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive of all
required infrastructure, located within non-arterial road corridors external to
development and needed to support a specific development or required to link
with the area to which the plan relates: direct developer responsibility under s.59
of D.C.A. (as a local service).
- Multi-use trails (not associated with a road), inclusive of all land and required
infrastructure, that go beyond the function of a (parkland) recreational trail and
form part of the municipality's active transportation network for cycling and/or
walking: included in D.C.'s
5. Transit Lanes and Lay-bys
- Transit lanes and lay-bys located within municipal arterial and regional road
corridors: considered part of the complete street and included in D.C.'s
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- Transit lanes and lay-bys located within non-arterial road corridors internal to
development: considered part of the complete street and direct developer
responsibility under s. 59 of the D.C.A. (as a local service).
- Transit lanes and lay-bys located within non-arterial road corridors external to
development and needed to support a specific development or required to link
with the area to which the plan relates: direct developer responsibility under s. 59
of the D.C.A. (as a local service).
6. Transit Bus Stops and Amenities
- Transit bus stops and amenities internal to development: direct developer
responsibility under s.59 of D.C.A. (as a local service).
- Transit bus stops and amenities on arterial roads: included in Municipality's
Transit D.C.'s consistent with D.C.A., s.5(1).
LAND ACQUISITION FOR ROADS
7. Road Allowances
- Land acquisition for Arterial or Collector Roads, to the widths required according
to the approved engineering standards, is primarily provided by dedications
under the Planning Act. In areas where limited or no development is anticipated,
and direct dedication is unlikely, the land acquisition is considered to be part of
the capital cost of the related development charge project
8. Grade Separations
- Land acquisition for Grade Separations (beyond normal dedication requirements)
is considered to be part of the capital cost of the related development charge
project.
The detailed engineering requirements of the above items are governed by the
approved detailed engineering standards for the City.
PARKLAND DEVELOPMENT
9. Recreational Trails
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- Recreational trails (Multi-use trails) that do not form part of the municipality's
active transportation network, and their associated infrastructure (landscaping,
bridges, trail surface, etc.), is included in area municipal parkland D.C.'s.
10. Parkland
- Parkland Development for Community Parks, District Parks, Neighbourhood
Parks and Village Squares: direct developer responsibility to provide at base
condition, as defined in the Municipality's Parks Standards, as a local service
provision.
- Program facilities, amenities, and furniture, within parkland: are included in
D.C.s.
11. Landscape Buffer Blocks. Features, Cul-de-sac Islands, Berms, Grade
Transition Areas, Walkway Connections to Adjacent Arterial Roads, Open Space,
Etc.
- The cost of developing all landscape buffer blocks, landscape features, cul-de-
sac islands, berms, grade transition areas, walkway connections to adjacent
arterial roads, open space and other remnant pieces of land conveyed to the
municipality shall be a direct developer responsibility as a local service. Such
costs include but are not limited to:
- pre-grading, sodding or seeding, supply and installation of amended topsoil, (to
the Municipality's required depth), landscape features, perimeter fencing and
amenities and all planting.
- Perimeter fencing to the Municipal standard located on the public property side of
the property line adjacent land uses (such as but limited to arterial roads) as
directed by the Municipality.
WATER
12. Watermains
- Watermains internal to the development are considered to be a local service
unless the City requests a watermain be oversized, in which case the oversizing
is a development charge project.
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- External watermains of any size required by a development to connect to an
existing local trunk main are considered to be the developer's local service
responsibility.
- Watermains of any size required to connect a development charge eligible
pumping station or reservoir to the supply network are considered to be
development charge projects.
- Providing new underground services or upgrading existing underground services
external to the development if the services are required to service the
development, and if the pipe sizes do not exceed 300mm, are considered to be
the developer's local service responsibility.
13.
Booster Stations and Reservoirs
- New or expanded water booster pumping stations and reservoir projects
servicing two or more developments are considered to be development charge
projects. All others are the responsibility of the developer.
- All other new or expanded water booster pumping stations and reservoir projects
that do not qualify as above are the responsibility of the developer.
- The detailed engineering requirements of the above items are governed by the
approved detailed engineering standards for the City.
WASTEWATER
14. Sanitary Sewers
- Sanitary Sewers internal to the development are considered to be a local service,
unless the City requests a sewer be oversized, in which case the oversizing is a
development charge project.
- Sanitary Sewers of any size required by a development to connect to an existing
local trunk main are considered to be the developer's responsibility.
- Sanitary Sewers of any size required to connect a pumping station or treatment
plant to the collection network are considered to be development charge projects.
- Providing new underground services or upgrading existing underground services
external to the development if the services are required to service the
development, and if the pipe sizes do not exceed 300mm, are considered to be
the developer's local service responsibility.
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15. Pumping Stations
- New or expanded pumping stations internal or external to a development, that
are fed by sanitary sewers which qualify as a development charge project are
also considered to be development charge projects.
- New or expanded pumping stations fed by sanitary sewers that do not qualify as
a development charge project are the responsibility of the developer.
- The above pipe sizes in section 15(iv) govern, unless the hydraulic conditions of
a particular development require a different pipe size, in which case the minimum
pipe size determined by such hydraulic conditions shall be the developer's
responsibility.
LAND ACQUISITION FOR WATER AND WASTEWATER WORKS
16. Booster Stations and Reservoirs
- Where required, land acquisition for Booster Stations and Reservoirs which are
development charge projects, to the size required by the design of the facility, is
to be provided by the developer as part of the development approval process.
The market value of the land is considered to be part of the capital cost of the
related development charge project.
17. Pumping Stations
- Where required, land acquisition for Pumping Stations which are development
charges projects, to the size required by the design of the facility, is to be
provided by the developer as part of the development approval process. The
market value of the land is considered to be part of the capital cost of the related
development charge project.
- The detailed engineering requirements of the above items are governed by the
approved detailed engineering standards for the City.
STORMWATER MANAGEMENT
18. Stormwater
- Over-sizing cost of stormwater facilities capacity, excluding land, to
accommodate runoff from new, widened, extended or upgraded municipal arterial
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roads that are funded as a development charges project: included as part of road
costing funded through D.C.'s.
- Erosion works, inclusive of all restoration requirements, related to a development
application: direct developer responsibility under s. 59 of the D.C.A. (as a local
service).
- Monitoring works: included in D.C.'s consistent with the D.C.A., s.5(1).
- Storm sewer systems and drainage works that are required for a specific
development, either internal or external to the area to which the plan relates:
direct developer responsibility under s. 59 of the D.C.A. (as a local service).
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Appendix F
Asset Management Plan
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Appendix F: Asset Management Plan
The recent changes to the Development Charges Act, 1997, as amended (D.C.A.) (new
subsection 10 (2) (c.2)) require that the background study must include an asset
management plan (A.M.P.) related to new infrastructure. Section 10 (3) of the D.C.A.
provides:
"The asset management plan shall,
(a) deal with all assets whose capital costs are proposed to be
funded under the development charge by-law;
(b) demonstrate that all the assets mentioned in clause (a) are
financially sustainable over their full life cycle;
(c)
contain any other information that is prescribed; and
(d) be prepared in the prescribed manner."
In regard to the above, section 8 of the regulations was amended to include subsections
(2), (3), and (4) which set out specific detailed requirements for transit (only). For all
services except transit, there are no prescribed requirements at this time, thus requiring
the municipality to define the approach to include in the background study.
At a broad level, the A.M.P. provides for the long-term investment in an asset over its
entire useful life along with the funding. The schematic below identifies the costs for an
asset throughout its entire lifecycle. For growth-related works, the majority of capital
costs will be funded by the D.C. Non-growth-related expenditures will then be funded
from non-D.C. revenues as noted below. During the useful life of the asset, there will be
minor maintenance costs to extend the life of the asset along with additional program-
related expenditures to provide the full services to the residents. At the end of the life of
the asset, it will be replaced by non-D.C. financing sources.
It should be noted that with the recent passing of the Infrastructure for Jobs and
Prosperity Act (I.J.P.A.) municipalities are now required to complete A.M.P.s, based on
certain criteria, which are to be completed by 2022 for core municipal services and 2024
for all other services. The amendments to the D.C.A. do not require municipalities to
complete these A.M.P.s (required under I.J.P.A.) for the D.C. background study, rather
the D.C.A. requires that the D.C. background study include information to show the
assets to be funded by the D.C. are sustainable over their full lifecycle.
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Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
New Assets
Replacement Assets
Reserves/Reserve Funds
Debentures
User Fees
Grants
Other
Proceeds on Disposal
Funding of Disposal /
Decommissioning Costs
Operating Budget
Financing Methods
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
In 2012, the Province developed Building Together: Guide for municipal asset
management plans which outlines the key elements for an A.M.P., as follows:
State of local infrastructure: asset types, quantities, age, condition, financial
accounting valuation and replacement cost valuation.
Desired levels of service: defines levels of service through performance measures
and discusses any external trends or issues that may affect expected levels of service
or the municipality's ability to meet them (for example, new accessibility standards,
climate change impacts).
Asset management strategy: the asset management strategy is the set of planned
actions that will seek to generate the desired levels of service in a sustainable way,
while managing risk, at the lowest lifecycle cost.
Financing strategy: having a financial plan is critical for putting an A.M.P. into action.
By having a strong financial plan, municipalities can also demonstrate that they have
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made a concerted effort to integrate the A.M.P. with financial planning and municipal
budgeting and are making full use of all available infrastructure financing tools.
Commensurate with the above, the City prepared an A.M.P. in 2022 for its existing
assets; however, it did not take into account future growth-related assets for all services
included in the D.C. calculations. As a result, the asset management requirement for
the D.C. must be undertaken in the absence of this information.
In recognition to the schematic above, the following table (presented in 2024 $) has
been developed to provide the annualized expenditures and revenues associated with
new growth. Note that the D.C.A. does not require an analysis of the non-D.C. capital
needs or their associated operating costs so these are omitted from the table below. As
well, as all capital costs included in the D.C.-eligible capital costs are not included in the
City's A.M.P., the present infrastructure gap and associated funding plan have not been
considered at this time. Hence the following does not represent a fiscal impact
assessment (including future tax/rate increases) but provides insight into the potential
affordability of the new assets:
1. The non-D.C. recoverable portion of the projects that will require financing from
municipal financial resources (i.e., taxation, rates, fees, etc.). This amount has
been presented on an annual debt charge amount based on 20-year financing.
2. Lifecycle costs for the 2024 D.C. capital works have been presented based on a
sinking fund basis. The assets have been considered over their estimated useful
lives.
3. Incremental operating costs for the D.C. services (only) have been included.
4. The resultant total annualized expenditures are approximately $24.82 million.
5. Consideration was given to the potential new taxation and user fee revenues
which will be generated as a result of new growth. These revenues will be
available to finance the expenditures above. The new operating revenues are
approximately $7.33 million. This amount, totalled with the existing operating
revenues of approximately $49.59 million, provides annual revenues of
approximately $56.92 million by the end of the period.
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6. In consideration of the above, the capital plan is deemed to be financially
sustainable.
City of Port Colborne
Asset Management - Future Expenditures and Associated Revenues
2024$
Asset Management - Future
Expenditures and Associated Revenues
2036 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth
Related Capital1
2,531,271
Annual Debt Payment on Post Period
Capital2
9,564,382
Lifecycle:
Annual Lifecycle - Municipal-wide Services
11,123,470
Incremental Operating Costs (for D.C.
Services)
1,597,856
Total Expenditures
24,816,979
Revenue (Annualized)
Total Existing Revenue3
$49,593,916
Incremental Tax and Non-Tax Revenue
(User Fees, Fines, Licences, etc.)
$7,328,280
Total Revenues
$56,922,196
3 As per Sch. 10 of FIR
1 Non-Growth Related component of Projects
2 Interim Debt Financing for Post Period Benefit
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Appendix G
Proposed D.C. By-Law
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Appendix G: Proposed D.C. By-law
By-law Number _____
- of -
The Corporation of the City of Port Colborne
Being a by-law of the Corporation of the City of Port Colborne with respect
to development charges.
WHEREAS section 2(1) of the Development Charges Act, 1997 (hereinafter called "the
Act") enables the Council of a municipality to pass by-laws for the imposition of
development charges against land located in the municipality for increased capital costs
required because of the need for services arising from development in the area to which
the by-law applies;
AND WHEREAS the Council of the Corporation of the City of Port Colborne (hereinafter
called "the Council"), at its public meeting of September 24, 2024, approved a report
dated August 23, 2024 entitled "City of Port Colborne, 2024 Development Charge
Background Study", which report was prepared by Watson & Associates Economists
Ltd.;
AND WHEREAS the Council has given Notice in accordance with Section 12 of the
Development Charges Act, 1997 of its development charge proposal and held a public
meeting on September 24, 2024;
AND WHEREAS the Council has heard all persons who applied to be heard in objection
to, or in support of, the development charge proposal at such public meeting;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE CITY OF PORT
COLBORNE HEREBY enacts as follows:
1.
In this by-law,
DEFINITIONS
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"Act" means the Development Charges Act, as amended, or any successor
thereof;
"accessory use" means where used to describe a use, building, or structure that
the use, building or structure is naturally and normally incidental, subordinate in
purpose of floor area or both, and exclusively devoted to a principal use, building
or structure;
"affordable residential unit" means a Dwelling Unit that meets the criteria set out
in subsection 4.1 of the Act.
"agricultural use" means use or intended use for bona fide farming purposes:
a) including (but not limited to):
i) cultivation of crops whether on open land or in greenhouses, including
(but not limited to) fruit, vegetables, grains, field crops, sod trees, shrubs,
flowers, and ornamental plants;
ii) raising of animals, including (but not limited to) cattle, horses, pigs,
poultry, livestock, fish; and
iii) animal husbandry, dairying, equestrian activities, horticultural,
fallowing, pasturing, and market gardening;
b) but excluding:
i) winery activities;
ii) retail sales activities; and
iii) cannabis production facilities.
"apartment unit" means any residential unit within a building containing three or
more dwelling units where access to each residential unit is obtained through a
common entrance or entrances from the street level and the residential units are
connected by an interior corridor, and includes a stacked townhouse;
"attainable residential unit" means a Dwelling Unit that meets the criteria set out
in subsection 4.1 of the Act.
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"back-to-back townhouse dwelling" means a building containing more than two
dwelling units separated vertically by a common wall, including a rear common
wall, that do not have rear yards;
"bedroom" means a habitable room larger than seven square metres, including a
den, study or other similar area, but does not include a bathroom, living room,
dining room or kitchen;
"benefiting area" means an area defined by map, plan or legal description in a
front-ending agreement as an area that will receive a benefit from the
construction of a service;
"board of education" has the same meaning as set out in the Education Act,
R.S.O. 1990, Chap. E.2, as amended, or any successor thereof;
"Building Code Act" means the Building Code Act, S.O. 1992, as amended, or
any successor thereof;
"cannabis" means a cannabis plant, including the phytocannabinoids produced
by or found in such a plant regardless of whether that part has been processed or
not and any substance or mixture of substances that contains or has in it and part
of such a plant and any substance that is identical to a phytocannabinoid
produced by or found in such a plant regardless of how the substance was
obtained. Marihuana shall have the same definition.
"cannabis production facility" means a facility structure for the cultivation,
processing, packaging and shipping where cannabis is produced by a federally
licensed producer and can be for the production of medical or recreational
cannabis.
"capital cost" shall have the same meaning as described in Section 5 of the
Development Charges Act, 1997, as amended.
"City" means the Corporation of the City of Port Colborne;
"class" means a grouping of services combined to create a single service for the
purposes of this By-law and as provided in Section 7 of the Development
Charges Act.
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"commercial" means any use of land, structures or buildings for the purposes of
buying or selling commodities and services, but does not include industrial or
agricultural uses, and does not include hotels, motels, motor inns and boarding,
lodging and rooming houses;
"Council" means the Council of the City;
"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 of usability thereof,
and includes redevelopment;
"development charge" means a charge imposed with respect to this by-law;
"dwelling unit" means any part of a building or structure used, designed or
intended to be used as a domestic establishment in which one or more persons
may sleep and are provided with culinary and sanitary facilities for their exclusive
use;
"existing" means the number, use and size that existed as of the date this by-law
passed;
"farm building" means that part of a bona fide farming operation encompassing
barns, silos and other ancillary development to an agricultural use, but excluding
a residential use;
"gross floor area" means:
(1) in the case of a residential building or structure, the total area of all floors
above grade of a dwelling unit measured between the outside surfaces of
exterior walls or between the outside surfaces of exterior walls and the centre
line of part walls dividing the dwelling unit from any other dwelling unit or
other portion of a building; and
(2) in the case of a non-residential building or structure, or in the case of a
mixed-use building or structure in respect of the non-residential portion
thereof, the total area of all building floors above or below grade measured
between the outside surfaces of the exterior walls, or between the outside
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surfaces of exterior walls and the centre line of party walls dividing a non-
residential use and a residential use, except for:
(1) a room or enclosed area within the building or structure above
or below that is used exclusively for the accommodation of heating,
cooling, ventilating, electrical, mechanical or telecommunications
equipment that service the building;
(2) loading facilities above or below grade; and
(3) a part of the building or structure below grade that is used for
the parking or motor vehicles or for storage and other accessory
use;
"industrial" means lands, buildings or structures used or designed or intended for
use for manufacturing, processing, fabricating or assembly or raw goods,
warehousing or bulk storage of goods, and includes office uses and the sale of
commodities to the general public where such uses are accessory to an industrial
use, but does not include the sale of commodities to the general public through a
warehouse club;
"institutional development" means development of a building or structure that
meets the criteria set out in section 11.1(2) of O.Reg. 82/98 to the Act;
"interest rate" means the annual rate of interest as set out in section 26.3 of the
Act;
"Local Board" means a school board, public utility, commission, transportation
commission, public library board, board of park management, local board of
health, board of commissioners of police, planning board, or any other board,
commission, committee, body or local authority established or exercising any
power or authority under any general or special Act with respect to any of the
affairs or purposes, including school purposes, of the City of Port Colborne or any
part of parts thereof;
"local services" means those services, facilities or things which are under the
jurisdiction of the City and are related to a plan of subdivision or within the area to
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which the plan relates in respect of the lands under Sections 41, 51 or 53 of the
Planning Act, R.S.O. 1990, Chap. P.13, as amended, or any successor thereof;
"multiple dwellings" means all dwellings other than single-detached, semi-
detached and apartment unit dwellings;
"non-profit housing development" means Development of a building or structure
that meets the criteria set out in section 4.2 of the Act.
"non-residential use" means a building or structure of any kind whatsoever used,
designed or intended to be used for other than a residential use;
"Official Plan" means the Official Plan adopted for the City, as amended and
approved;
"owner" means the owner of land or a person who has made application for an
approval for the development of land upon which a development charge is
imposed;
"park model trailer" means is a recreational unit that meets the following criteria:
(i) It is built on a single chassis mounted on wheels;
(ii) It is designed to facilitate relocation from time to time;
(iii) It is designed as living quarters for seasonal camping and may be
connected to those utilities necessary for operation of installed fixtures
and appliances; and
(iv) It has a gross floor area, including lofts, not exceeding 50m2 (538ft2)
when in the set-up mode, and has a width greater than 2.6m (8.5ft) in
the transit mode.
"place of worship" means that part of a building or structure that is exempt from
taxation as a place of worship under the Assessment Act, R.S.O. 1990, Chap.
A.31, as amended, or any successor thereof;
"rate" means the interest rate established weekly by the Bank of Canada based
on Treasury Bills having a term of 91 days;
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"regulation" means any regulation made pursuant to the Act;
"rental housing" means development of a building or structure with four or more
dwelling units all of which are intended for use as rented residential premises;
"residential dwelling" means a building, occupied or capable of being occupied as
a home, residence or sleeping place by one or more persons, containing one or
more dwelling units but not including motels, hotels, tents, truck campers, tourist
trailers, mobile camper trailers or boarding, lodging or rooming houses;
"residential use" means the use of a building or structure or portion thereof for
one or more dwelling units. This also includes a dwelling unit on land that is used
for an agricultural use;
"row dwelling" means a building containing three or more attached dwelling units
in a single row, each of which dwelling unit has an independent entrance from the
outside and is vertically separated from any abutting dwelling unit;
"semi-detached dwelling" means a dwelling unit in a residential building
consisting of two dwelling units having one vertical wall or one horizontal wall, but
not other parts, attached or another dwelling unit where the residential units are
not connected by an interior corridor;
"service" means a service designated in Schedule "A" to this by-law, and
"services" shall have a corresponding meaning;
"servicing agreement" means an agreement between a landowner and the City
relative to the provision of municipal service to specified land within the City;
"single detached dwelling unit" means a residential building consisting of one
dwelling unit and not attached to another structure;
"special care facilities" means lands, buildings or structures used or designed or
intended for uses for the purpose of providing supervision, nursing care or
medical treatment, which do not comprise dwelling units, that are licensed,
approved or supervised under any special or general statute, and excludes the
special care/special dwelling portions of the building;
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"special care/special dwelling" includes a park model trailer, and the residential
portion of special care facilities containing rooms or suites of rooms designed or
intended to be used for sleeping and living accommodation that have a common
entrance from street level:
i. Where the occupants have the right to use in common, halls, stairs, yards,
common rooms and accessory buildings;
ii. Which may or may not have exclusive sanitary and/or culinary facilities;
iii. That is designed to accommodate persons with specific needs, including,
but not limited to, independent permanent living arrangements; and
iv. Where support services such as meal preparation, grocery shopping,
laundry, housekeeping, nursing, respite care and attendant services may be
provided at various levels.
"stacked townhouse dwelling" means a building containing two or more dwelling
units where each dwelling unit is separated horizontally and/or vertically from
another dwelling unit by a common wall or floor.
2.
DESIGNATION OF SERVICES
2.1
The categories of services for which development charges are imposed under
this by-law are as follows:
(1) Services Related to a Highway;
(2) Public Works (Facilities and Fleet);
(3) Fire Protection Services;
(4) Parks and Recreation Services;
(5) Library Services;
(6) Growth Studies;
(7) Wastewater Services; and
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(8) Water Services.
2.2
The components of the services designated in Section 2.1 are described in
Schedule A.
3.
APPLICATION OF BY-LAW RULES
3.1.
Development charges shall be payable in the amounts set out in this by-law
where:
(1) the lands are located in the area described in Section 3.2; and
(2) the development of the lands requires any of the approvals set out in Subsection
3.4(1).
Area to Which By-law Applies
3.2.
Subject to Section 3.3, this by-law applies to all lands in the City of Port Colborne
whether or not the land or use thereof is exempt from taxation under s.13 or the
Assessment Act.
3.3
Notwithstanding Clause 3.2 above, this by-law shall not apply to lands that are
owned by and used for the purposes of:
(1) the City or a local board thereof;
(2) a board of education;
(3) the Corporation of the Region of Niagara or a local board thereof; or
(4) Land vested in or leased to a university that receives regular and ongoing
operating funds from the government for the purposes of post-secondary
education is exempt from development charges imposed under the
Development Charges Act, 1997 if the development in respect of which
development charges would otherwise be payable is intended to be occupied
and used by the university.
Approvals for Development
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3.4
(1) Development charges shall be imposed on all lands, buildings or structures
that are developed for residential or non-residential uses if the development
requires:
(1) the passing of a zoning by-law or of an amendment to a zoning by-law
under Section 34 of the Planning Act;
(2) the approval of a minor variance under Section 45 of the Planning Act;
(3) a conveyance of land to which a by-law passed under subsection 50(7)
of the Planning Act applies;
(4) the approval of a plan of subdivision under Section 51 of the Planning
Act;
(5) a consent under Section 53 of the Planning Act;
(6) the approval of a description under Section 50 of the Condominium
Act, R.S.O. 1990, Chap. C.26, as amended, or any successor thereof; or
(7) the issuing of a permit under the Building Code Act in relation to a
building or structure.
(2) No more than one development charge for each service designated in
Subsection 2.1 shall be imposed upon any lands, buildings or structure to which
this by-law applies even though two or more of the actions described in
Subsection 3.4(1) are required before the lands, buildings or structures can be
developed.
(3) Despite Subsection 3.4(2), if two or more of the actions described in
Subsection 3.4(1) occur at different times, additional development charges shall
be imposed if the subsequent action has the effect of increasing the need for
services.
Exemptions
3.5
Notwithstanding the provisions of this by-law, development charges shall not be
imposed with respect to:
(1) an enlargement to an existing dwelling unit;
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(2) the creation of additional dwelling units equal to the greater of one or
1% of the existing dwelling units in an existing residential rental building
containing four or more dwelling units or prescribed ancillary structure to the
existing residential building;
3.6
Notwithstanding the provisions of this By-law, development charges shall not be
imposed with respect to the creation of any of the following in existing houses:
a) 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.
b) 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.
c) One residential unit in a building or structure ancillary to an existing
detached house, semi-detached house or rowhouse on a parcel of urban
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.
3.7 Notwithstanding the provisions of this By-law, development charges shall not be
imposed with respect to the creation of any of the following in new residential
buildings:
a) A second residential unit in a new detached house, semi-detached house
or rowhouse on a parcel of land on which residential use, other than
ancillary residential use, is permitted, if all buildings and structures
ancillary to the new detached house, semi-detached house or rowhouse
cumulatively will contain no more than one residential unit
b) 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
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c) One residential unit in a building or structure ancillary to a new detached
house, semi-detached house or rowhouse on a parcel of urban 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
3.8 Notwithstanding the provisions of this By-law, development charges shall not be
imposed with respect to non-profit residential development;
3.9 Notwithstanding the provisions of this By-law, development charges shall not be
imposed with respect to affordable residential units required pursuant to section 34
and 16(4) of the Planning Act (Inclusionary Zoning);
3.10 Notwithstanding subsections 3.2 and 3.4, the following shall be exempt from
Development Charges as per Section 4.1 of the Act:
i.
Affordable Residential Units:
i.
Affordable Residential Owned Units;
ii.
Affordable Residential Rental Units;
ii.
Attainable Residential Units.
3.11 Notwithstanding any other provision of this By-law, the Development Charges
payable for Residential Developments, where the Dwelling Units are intended as
Rental Housing, will be reduced based on the number of bedrooms in each
Dwelling Unit in accordance with section 26.2(1.1) of the Development Charges
Act, as follows:
i
Three (3) or more Bedrooms - 25% reduction;
ii Two (2) Bedrooms - 20% reduction; and
iii Fewer than two (2) Bedrooms - 15% reduction.
3.12 Exemption for Industrial Development:
3.12.1 Notwithstanding any other provision of this by-law, no development charge is
payable with respect to an enlargement of the gross floor area of an existing
industrial building where the gross floor area is enlarged by 50 percent or less.
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3.12.2 If a development includes the enlargement of the gross floor area of an existing
industrial building, the amount of the development charge that is payable in
respect of the enlargement is determined in accordance with the following:
(i)
Subject to subsection 3.12.2 (iii), if the gross floor area is enlarged by
50 per cent or less of the lesser of:
(A)
the gross floor area of the existing industrial building, or
(B)
the gross floor area of the existing industrial building before the
first enlargement for which:
(i) an exemption from the payment of development charges
was granted, or
(ii) a lesser development charge than would otherwise be
payable under this by-law, or predecessor thereof, was paid,
pursuant to Section 4 of the Act and this subsection, the amount
of the development charge in respect of the enlargement is
zero;
(ii) Subject to subsection 3.12.2 (iii), if the gross floor area is enlarged by
more than 50 per cent or less of the lesser of:
(A)
the gross floor area of the existing industrial building, or
(B)
the gross floor area of the existing industrial building before the
first enlargement for which:
(i) an exemption from the payment of development charges
was granted, or
(ii) a lesser development charge than would otherwise be
payable under this by-law, or predecessor thereof, was paid,
pursuant to Section 4 of the Act and this subsection, the amount
of the development charge in respect of the enlargement is the
amount of the development charge that would otherwise be
payable multiplied by the fraction determined as follows:
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(A)
determine the amount by which the enlargement exceeds 50
per cent of the gross floor area before the first enlargement, and
(B)
divide the amount determined under subsection (A) by the
amount of the enlargement
(iii) For the purposes of calculating the extent to which the gross floor area
of an existing industrial building is enlarged in subsection 3.12.2 (ii), the
cumulative gross floor area of any previous enlargements for which:
(A)
An exemption from the payment of development charges was
granted, or
(B)
A lesser development charge than would otherwise be payable
under this by-law, or predecessor thereof, was paid, pursuant to
Section 4 of the Act and this subsection, shall be added to the
calculation of the gross floor area of the proposed enlargement.
(iv) For the purposes of this subsection, the enlargement must not be
attached to the existing industrial building by means only of a tunnel, bridge,
passageway, canopy, shared below grade connection, such as a service
tunnel, foundation, footing or parking facility.
3.13 For the purpose of Section 3.12 herein, "existing industrial building" is used as
defined in the Regulation made pursuant to the Act.
3.14 Other Exemptions:
Notwithstanding the provision of this by-law, development charges shall not be
imposed with respect to:
(1) Non-residential farm buildings for the purpose of an agricultural use except for
any building constructed to accommodate an On-Farm Business which shall be
considered to be an industrial building;
(2) Industrial development shall be exempt from payment of development charges
on any square footage of gross floor area constructed over 5,000 square feet; and
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(3) Partial exemption for certain Community Improvement Plan areas based upon
specific policies approved by Council.
Amount of Charges
Residential
3.15 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.
Non-Residential
3.16 The development charges described in Schedule B to this by-law shall be imposed
on non-residential uses of lands, buildings or structures, and, in the case of a
mixed use building or structure, on the non-residential uses in the mixed use
building or structure, and calculated with respect to each of the services
according to the total floor area of the non-residential use.
Reduction of Development Charges for Redevelopment
3.17 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 12
months 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 Subsection 3.15 by the number, according to type, of dwelling
units that have been demolished or will be demolished or converted to
another principal use; and
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(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 Subsection 3.16, 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.
Timing of Payment of Development Charges
3.18 Development charges imposed under this by-law are calculated, payable, and
collected upon issuance of a building permit with respect to each dwelling unit,
building or structure.
3.19 Notwithstanding subsection 3.18, development charges for rental housing and
institutional developments are due and payable in 6 installments commencing
with the first installment payable on the date of first occupancy certificate issued,
and each subsequent installment, including interest, payable on the anniversary
date each year thereafter.
3.20 Where the development of land results from the approval of a site plan or zoning
by-law amendment application received on or after January 1, 2020, and the
approval of the application occurred within 18 months of building permit issuance,
the development charges under section 3 of this by-law shall be calculated on the
rates set out in Schedule "B" on the date of the receipt of a complete planning
application, including interest. Where both planning applications apply
development charges under section 3 of this by-law shall be calculated on the
rates payable on the anniversary date each year thereafter, set out in Schedule
"B" on the date of the later planning application, including interest (calculated in
accordance with section 26.3 of the Act).
3.21 Despite Section 3.18 and 3.19, 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.
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4.
PAYMENT BY SERVICES
4.1
Despite the payment required under Subsections 3.15 and 3.16, Council may, by
agreement, give a credit towards a development charge in exchange for work
that relates to a service to which a development charge relates under this by-law
5.
INDEXING
5.1
Development charges imposed pursuant to this by-law shall be adjusted
annually, without amendment to this by-law, on the anniversary date of the by-
law, in accordance with the prescribed index in the Act.
6.
SCHEDULES
6.1
The following schedules shall form part of this by-law:
Schedule A -
Components of Services Designated in Section 2.1
Schedule B -
Schedule of Development Charges
Schedule C1 -
Map of East Waterfront Community Improvement Plan
Schedule C2 -
Map of Downtown Community Improvement Plan
Schedule C3 -
Map of Olde Humberstone Community Improvement Plan
7.
CONFLICTS
7.1
Where the City and an owner or former owner have entered into an agreement
with respect to land within the area to which this by-law applies, and a conflict
exists between the provisions of this by-law and such agreement, the provisions
of the agreement shall prevail to the extent that there is a conflict.
7.2
Notwithstanding Section 7.1, where a development which is the subject of an
agreement to which Section 7.1 applies, is subsequently the subject of one or
more of the actions described in Subsection 3.4(1), an additional development
charge in respect of the development permitted by the action shall be calculated,
payable and collected in accordance with the provisions of this by-law if the
development has the effect of increasing the need for services, unless such
agreement provides otherwise.
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8.
SEVERABILITY
8.1
If, for any reason, any provision of this by-law is held to be invalid, it is hereby
declared to be the intention of Council that all of the remainder of this by-law shall
continue in full force and effect until repealed, re-enacted, amended or modified.
9.
DATE BY-LAW IN FORCE
9.1
This by-law shall come into effect at 12:01 AM on October 23, 2024.
10.
DATE BY-LAW EXPIRES
10.1 This by-law shall expire at 12:01 AM on October 23, 2034 unless it is repealed by
Council at an earlier date.
11.
EXISTING BY-LAW REPEALED
11.1 By-law No. 6733/97/19 is hereby repealed as of the date and time of this by-law
coming into effect.
12.
SHORT TITLE
This by-law may be cited as the "Port Colborne City-wide Development Charge
Bylaw."
READ a first and second time, this 22 day of October, 2024.
READ a third time and finally passed in Council, this 22 day of October, 2024.
THE CORPORATION OF THE CITY OF PORT
COLBORNE
______________________________________
Mayor
_______________________________________
Clerk
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BY-LAW NUMBER ____
SCHEDULE "A"
DESIGNATED MUNICIPAL SERVICE UNDER THIS BY-LAW
City-Wide Services
Services Related to a Highway
Roads
Bridges, Culverts & Structures
Sidewalks and Active Transportation
Traffic Signals & Streetlights
Public Works Facilities and Fleet
Public Works Facilities
Public Works Vehicles & Equipment
Fire Protection Services
Fire Facilities
Fire Vehicles & Equipment
Small Equipment and Gear
Parks & Recreation Services
Parkland Development
Parkland Amenities
Parkland Trails
Recreation Facilities
Parks & Recreation Vehicles and Equipment
Library Services
Library Facilities
Library Collection Materials
Growth Studies
Urban Area Services
Wastewater Services
Water Services
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SCHEDULE "B"
TO BY-LAW _____ OF CITY OF PORT COLBORNE
SCHEDULE OF DEVELOPMENT CHARGES
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Services Related to a Highway
2,328
1,803
1,630
1,078
893
1.12
Public Works (Facilities and Fleet)
2,444
1,893
1,711
1,131
937
1.17
Fire Protection Services
1,709
1,324
1,197
791
655
0.82
Parks and Recreation Services
5,018
3,886
3,514
2,323
1,924
0.45
Library Services
663
513
464
307
254
0.06
Growth Studies
1,101
853
771
510
422
0.53
Total Municipal Wide Services/Class of Service
13,263
10,272
9,287
6,140
5,085
4.15
Urban Services
Wastewater Services
11,453
8,870
8,020
5,301
4,391
5.24
Water Services
5,813
4,502
4,071
2,691
2,229
2.66
Total Urban Services
17,266
13,372
12,091
7,992
6,620
7.90
GRAND TOTAL RURAL AREA
13,263
10,272
9,287
6,140
5,085
4.15
GRAND TOTAL URBAN AREA
30,529
23,644
21,378
14,132
11,705
12.05
Service/Class of Service
RESIDENTIAL
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SCHEDULE "C1"
MAP OF EAST WATERFRONT COMMUNITY IMPROVEMENT PLAN
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SCHEDULE "C2"
MAP OF DOWNTOWN COMMUNITY IMPROVEMENT PLAN
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SCHEDULE "C3"
MAP OF OLDE HUMBERSTONE COMMUNITY IMPROVEMENT PLAN
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