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Watson & Associates Economists Ltd.
905-272-3600
[email protected]
May 10, 2024
(as amended September 27, 2024)
Development Charges Background
Study
Municipality of Port Hope
________________________
Consolidated Copy
Watson & Associates Economists Ltd.
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table of Contents
Page
1.
Introduction ...................................................................................................... 1-1
1.1
Purpose of this Document ....................................................................... 1-1
1.2
Summary of the Process ......................................................................... 1-2
1.3
Changes to the Development Charges Act, 1997 ................................... 1-3
1.3.1
More Homes, More Choice Act, 2019 ........................................ 1-4
1.3.2
Plan to Build Ontario Together Act, 2019 ................................... 1-5
1.3.3
COVID-19 Economic Recovery Act, 2020 ................................. 1-5
1.3.4
Better for People, Smarter for Business Act, 2020 ..................... 1-7
1.3.5
More Homes for Everyone Act, 2022 ......................................... 1-7
1.3.6
More Homes Built Faster Act, 2022 ........................................... 1-7
1.3.7
Helping Homebuyers, Protecting Tenants Act, 2023 ............... 1-11
1.3.8
Affordable Homes and Good Jobs Act, 2023 ........................... 1-11
1.3.9
Cutting Red Tape to Build More Homes Act, 2024 .................. 1-14
2.
Current Municipality of Port Hope Development Charges Policies ............ 2-1
2.1
By-law Enactment ................................................................................... 2-1
2.2
Services Covered ................................................................................... 2-1
2.3
Current Development Charge Rates ....................................................... 2-1
2.4
Indexing .................................................................................................. 2-3
2.5
Timing of D.C. Calculation and Payment ................................................ 2-3
2.6
Redevelopment Credit ............................................................................ 2-3
2.7
Exemptions ............................................................................................. 2-4
3.
Anticipated Development in the Municipality of Port Hope ......................... 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
Table of Contents (Cont'd)
Page
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4.2
Services Potentially Involved .................................................................. 4-1
4.3
Increase in the Need for Service ............................................................. 4-1
4.4
Local Service Policy ................................................................................ 4-5
4.5
Capital Forecast ...................................................................................... 4-5
4.6
Treatment of Credits ............................................................................... 4-6
4.7
Classes of Services ................................................................................ 4-7
4.8
Eligible Debt and Committed Excess Capacity ....................................... 4-7
4.9
Existing Reserve Funds .......................................................................... 4-8
4.10 Deductions .............................................................................................. 4-9
4.10.1 Reduction Required by Level of Service Ceiling ........................ 4-9
4.10.2 Reduction for Uncommitted Excess Capacity ............................ 4-9
4.10.3 Reduction for Benefit to Existing Development ........................ 4-10
4.10.4 Reduction for Anticipated Grants, Subsidies and Other
Contributions ............................................................................ 4-11
4.11 Municipal-wide vs. Area Rating ............................................................. 4-11
4.12 Allocation of Development .................................................................... 4-11
4.13 Mandatory Discount for Rental Housing Development ......................... 4-12
5.
Development Charge Eligible Cost Analysis by Service ............................. 5-1
5.1
Introduction ............................................................................................. 5-1
5.2
Service Levels and 10-Year Capital Costs for D.C. Calculation .............. 5-3
5.2.1
Services Related to a Highway .................................................. 5-3
5.2.2
Fire Protection Services ............................................................. 5-3
5.2.3
Parks and Recreation Services .................................................. 5-4
5.2.4
Library Services ......................................................................... 5-5
5.2.5
By-law Enforcement Services .................................................... 5-5
5.2.6
Growth-related Studies .............................................................. 5-6
5.3
10-Year Capital Costs for Area-Specific D.C. Calculation..................... 5-17
5.3.1
Policing Services (P.H.P.S.) ..................................................... 5-17
5.3.2
Wastewater .............................................................................. 5-18
5.3.3
Wastewater Treatment Plants .................................................. 5-18
5.3.4
Water 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
Table of Contents (Cont'd)
Page
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7.3.3
Application to Redevelopment of Land (Demolition and
Conversion) ................................................................................ 7-3
7.3.4
Exemptions (full or partial) ......................................................... 7-4
7.3.5
Timing of Collection ................................................................... 7-5
7.3.6
Indexing ..................................................................................... 7-5
7.3.7
D.C Spatial Applicability ............................................................. 7-5
7.4
Other D.C. By-law Provisions ................................................................. 7-6
7.4.1
Categories of Services for Reserve Fund and Credit
Purposes .................................................................................... 7-6
7.4.2
By-law In-force Date .................................................................. 7-7
7.4.3
Minimum Interest Rate Paid on Refunds and Charged for
Inter-Reserve Fund Borrowing ................................................... 7-7
7.5
Other Recommendations ........................................................................ 7-7
8.
By-law Implementation ................................................................................... 8-1
8.1
Public Consultation Process ................................................................... 8-1
8.1.1
Introduction ................................................................................ 8-1
8.1.2
Public Meeting of Council........................................................... 8-1
8.1.3
Other Consultation Activity ......................................................... 8-1
8.2
Anticipated Impact of the Charge on Development ................................. 8-2
8.3
Implementation Requirements ................................................................ 8-3
8.3.1
Introduction ................................................................................ 8-3
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 Local Service Policy ............................................................................ D-1
Appendix E Asset Management Plan ......................................................................E-1
Appendix F Proposed D.C. By-law ........................................................................... F-1
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List of Acronyms and Abbreviations
Acronym
Full Description of Acronym
A.M.P.
Asset management plan
CANSIM
Canadian Socio-Economic Information Management System
(Statistics Canada)
C.I.P.A.
Community Improvement Project Areas
D.C.
Development charge
D.C.A.
Development Charges Act, 1997, as amended
ERASE
Environmental, Remediation, and Site Enhancement
F.I.R.
Financial Information Return
G.F.A.
Gross floor area
M.O.E.C.P.
Ministry of the Environment, Conservation and Parks
N.F.P.O.W.
No fixed place of work
O.L.T.
Ontario Land Tribunal
O.P.A.
Official Plan Amendment
O. Reg.
Ontario Regulation
P.O.A.
Provincial Offences Act
P.P.U.
Persons per unit
S.D.E.
Single detached equivalent
S.D.U.
Single detached unit
S.W.M.
Stormwater management
sq.ft.
square foot
sq.m.
square metre
Report
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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
Development Charges Act, 1997, as amended, (D.C.A.) and, accordingly, recommends
development charges (D.C.s) and policies for the Municipality of Port Hope
(Municipality).
The Municipality retained Watson & Associates Economists Ltd. (Watson), in
association with engineering consulting firm CIMA+, to undertake the D.C. study
process in 2024. Watson worked with the Municipality's 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 Municipality's D.C. background study, as summarized in Chapter 4.
The forecast amount, type, and location of development is summarized in Chapter 3,
with technical details provided in Appendix A. Chapters 5 and 6 identify the increase in
need by service, calculate the D.C. recoverable capital costs and schedule of charges
by type of development. The requirement for "rules" governing the imposition of the
D.C. is provided in Chapter 7. The proposed D.C. by-law, to be made available to the
public as part of the approval process, are included as Appendix F.
The background study is designed to set out sufficient background on the legislation,
the Municipality's current D.C. policies (Chapter 2), and the policies underlying the
proposed by-law, to make the exercise understandable to those who are involved. The
D.C. background study addresses post-adoption implementation requirements (Chapter
8) which are critical to the successful application of the new policy. The chapters in the
report are supported by appendices containing the data required to explain and
substantiate the calculation of the charge.
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1.2 Summary of the Process
The public meeting required under Section 12 of the D.C.A. is scheduled for October 8,
2024. Its purpose is to present the background study and draft D.C. by-law to the public
and to solicit public input on the matter. The public meeting is also being held to answer
any questions regarding the study's purpose, methodology, and the proposed policies
contained within the draft D.C. by-law. In accordance with the legislation requiring that
the D.C. background study and draft by-law be made available the public at least two
weeks prior to the public meeting, the D.C. Background Study and proposed D.C. By-
law will be available for public review on May 10, 2024. This timing of release also
complies with the legislative requirement for the background study to be available for
public review at least 60 days prior to by-law passage. The Municipality anticipates
Council consideration of the D.C. By-law for adoption on November 5, 2024.
The process to be followed in finalizing the report and recommendations includes:
- Municipality's consideration of responses received prior to, at, or immediately
following the public meeting;
- Finalization of the D.C. Background Study and By-Law to address any required
changes; and
- Council consideration of the D.C. By-law, anticipated to occur on November 5,
2024.
Table 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.
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Table 1-1
Schedule of Key D.C. Process Dates
Process Steps
Dates
1. Data collection, staff review, D.C. calculations and
policy work
February 2024 to May
2024
2. Council information meeting
May 7, 2024
3. Public release of final D.C. Background Study and
proposed by-law
May 10, 2024
4. Public release of addendum to D.C. Background
Study
September 27, 2024
5. Public meeting advertisement placed in newspaper(s) By September 17, 2024
6. Public meeting of Council
October 8, 2024
7. Council considers adoption of background study and
passage of by-law
November 5, 2024
8. Newspaper notice given of by-law(s) passage
By 20 days after passage
9. Last day for by-law(s) appeal
40 days after passage
10. Municipality makes pamphlet available (where by-
law(s) not appealed)
By 60 days after in force
date
1.3 Changes to the Development Charges Act, 1997
Over the past several years, a number of changes to the Development Charges Act,
1997 have been introduced through various legislation including the following:
- More Homes, More Choice Act, 2019;
- Plan to Build Ontario Together Act, 2019;
- COVID-19 Economic Recovery Act, 2020;
- Better for People, Smarter for Business Act, 2020;
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- More Homes for Everyone Act, 2022;
- More Homes Built Faster Act, 2022;
- Helping Homebuyers, Protecting Tenants Act, 2023; and
- Affordable Homes and Good Jobs Act, 2023.
The following provides an overview of the amendments to the D.C.A. that each of these
pieces of legislation provided.
1.3.1 More Homes, More Choice Act, 2019
The Province introduced the More Homes, More Choice Act (Bill 108) which proposed
changes to the D.C.A. as part of the province's "More Homes, More Choice: Ontario's
Housing Supply Action Plan." The More Homes, More Choice Act received Royal
Assent on June 6, 2019. At that time many of the amendments to the D.C.A. did not
come into effect, awaiting proclamation by the Lieutenant Governor. On January 1,
2020, the following provisions were proclaimed:
- A D.C. for rental housing and institutional developments will be payable in six
equal annual installments, with the first payment commencing on the date of
occupancy. Non-profit housing developments will pay D.C.s in 21 equal annual
payments (note, that further changes related to non-profit housing have been
made under the More Homes Built Faster Act, as summarized below). Any
unpaid D.C. amounts may be added to the tax roll and collected in the same
manner as taxes.
- For all developments triggering a D.C. within two years of a Site Plan or Zoning
By-law Amendment planning approval, the D.C. shall be determined based on
the charges that were in effect on the date the planning application was
submitted to the municipality. These provisions only apply to Site Plan and
Zoning By-law Amendment planning applications received on or after January 1,
2020. These amendments do not affect developments approved under other
planning application types (e.g., plan of subdivision, minor variance, etc.).
- The removal of the 10% statutory deduction for soft services, i.e., services limited
to a 10-year forecast period.
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1.3.2 Plan to Build Ontario Together Act, 2019
The Plan to Build Ontario Together Act, 2019 (Bill 138) provided further amendments to
the D.C.A. and the Planning Act. This Act received Royal Assent on December 10,
2019. Proclamation resulted in the sections related to the D.C.A. (schedule 10) coming
into effect on January 1, 2020. The amendments to the D.C.A. included the removal of
instalment payments for commercial and industrial developments that were originally
included in the More Homes, More Choice Act.
1.3.3 COVID-19 Economic Recovery Act, 2020
In response to the global pandemic that began affecting Ontario in early 2020, the
Province released the COVID-19 Economic Recovery Act, 2020 (Bill 197) which
provided amendments to a number of statues, including the D.C.A. and Planning Act.
The COVID-19 Economic Recovery Act further revised some of the proposed changes
identified in the More Homes, More Choice Act and Plan to Build Ontario Together Act.
The COVID-19 Economic Recovery Act received Royal Assent on July 21, 2020, and
was proclaimed on September 18, 2020. The following provides a summary of the
amendments to the D.C.A.:
1.3.3.1 List of D.C. Eligible Services
The D.C.A. previously defined ineligible services for D.C.s. The amendments to the
D.C.A. now defined the services that are eligible for inclusion in a D.C. by-law. The
following summarizes the D.C. eligible services:
- Water supply services, including distribution and treatment services;
- Wastewater services, including sewers and treatment services;
- Storm water drainage and control services;
- Services related to a highway;
- Electrical power services;
- Toronto-York subway extension, as defined in subsection 5.1 (1);
- Transit services other than the Toronto-York subway extension;
- Waste diversion services;
- Policing services;
- Fire protection services;
- Ambulance services;
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- Library Services;
- Long-term care services;
- Parks and recreation services (excluding the acquisition of land for parks);
- Public health services;
- Childcare and early years services;
- Housing services (Note that as per Bill 23, housing services are no longer
eligible);
- Provincial Offences Act services;
- Services related to emergency preparedness;
- Services related to airports, but only in the Regional Municipality of Waterloo;
and
- Additional services as prescribed.
1.3.3.2 Classes of D.C. Services
Prior to the amendments, the D.C.A. allowed for categories of services to be grouped
together into a minimum of two categories, i.e., 90% services and 100% services. The
amendments repealed these rules and replaced them with the following provisions:
- A D.C. by-law may provide for any eligible service or capital cost related to any
eligible service to be included in a class as set out in the by-law.
- A class may be composed of any number or combination of services, and may
include parts or portions of the eligible services or parts or portions of the capital
costs in respect of those services.
- A class of service set out in the D.C. by-law is deemed to be a single service with
respect to reserve funds, use of monies, and credits.
1.3.3.3 Statutory Exemptions
The D.C.A. provides for statutory exemptions from payment of D.C.s related to
additional residential units, where the development is creating additional residential
dwelling units within prescribed classes of existing residential buildings or structures.
This statutory exemption has been expanded to include secondary residential dwelling
units, in prescribed classes, that are ancillary to existing residential buildings.
Furthermore, additional statutory exemptions are provided for the creation of a second
dwelling unit in prescribed classes of proposed new residential buildings, including
structures ancillary to new dwellings. Note, that further changes related to additional
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residential units have been made under the More Homes Built Faster Act, as
summarized in subsection 1.3.6 below.
1.3.4 Better for People, Smarter for Business Act, 2020
On December 8, 2020, the Better for People, Smarter for Business Act, 2020 (Bill 213)
received Royal Assent. One of the changes of this Act amended the Ministry of
Training, Colleges and Universities Act by exempting the development of land intended
for use by a university that receives operating funds from the Government from the
payment of D.C.s. As a result, this mandatory exemption is included in the
Municipality's draft D.C. by-law.
1.3.5 More Homes for Everyone Act, 2022
On April 14, 2022, the More Homes for Everyone Act, 2022 (Bill 109) received Royal
Assent. One of the D.C.A. amendments, and O. Reg. 438/22, prescribed additional
information to be included in the annual Treasurer's Statement on D.C. reserve funds
and its publication. The following additional information must be provided for each
service for which a D.C. is collected for during the year:
a) whether, as of the end of the year, the municipality expects to incur the amount
of capital costs that were estimated, in the relevant development charge
background study, to be incurred during the term of the applicable development
charge by-law;
b) if the answer to a) is no, the amount the municipality now expects to incur and a
statement as to why this amount is expected; and
c) if no money was spent from the reserve fund during the year, a statement as to
why there was no spending during the year.
These requirements have been further amended to require that the annual Treasurer's
Statement be made available to the public on the municipality's website, or in the
municipal office.
1.3.6 More Homes Built Faster Act, 2022
The More Homes Built Faster Act, 2022 (Bill 23) received Royal Assent on November
28, 2022. This Act amends several pieces of legislation including the Planning Act and
the D.C.A. The following provides a summary of the amendments to the D.C.A.:
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1.3.6.1 Additional Residential Unit Exemption
The rules for these exemptions are now provided in the D.C.A., rather than the
regulations and are summarized as follows:
- Exemption for residential units in existing rental residential buildings - For rental
residential buildings with four or more residential units, the greater of one unit or
1% of the existing residential units will be exempt from D.C.
- Exemption for additional residential units in existing and new residential buildings
- The following developments will be exempt from a D.C.:
o A second unit in a detached, semi-detached, or rowhouse if all
buildings and ancillary structures cumulatively contain no more than
one residential unit;
o A third unit in a detached, semi-detached, or rowhouse if no buildings
or ancillary structures contain any residential units; and
o One residential unit in a building or structure ancillary to a detached,
semi-detached, or rowhouse on a parcel of urban land, if the detached,
semi-detached, or rowhouse contains no more than two residential
units and no other buildings or ancillary structures contain any
residential units.
1.3.6.2 Removal of Housing as an Eligible D.C. Service
Housing services is removed as an eligible service. Municipalities with by-laws that
include a charge for housing services can no longer collect for this service.
1.3.6.3 New Statutory Exemptions for Affordable Units, Attainable Units,
Inclusionary Zoning Units, and Non-Profit Housing developments
Affordable units, attainable units, inclusionary zoning units and non-profit housing
developments are exempt from the payment of D.C.s, as follows:
- Affordable Rental Units: Where rent is no more than 80% of the average market
rent as defined by a new bulletin published by the Ministry of Municipal Affairs
and Housing.
- Affordable Owned Units: Where the price of the unit is no more than 80% of the
average purchase price as defined by a new bulletin published by the Ministry of
Municipal Affairs and Housing.
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- Attainable Units: Excludes affordable units and rental units; will be defined as
prescribed development or class of development and sold to a person who is at
"arm's length" from the seller.
o Note: for affordable and attainable units, the municipality shall enter into
an agreement that ensures the unit remains affordable or attainable for 25
years.
- Inclusionary Zoning Units: Affordable housing units required under inclusionary
zoning by-laws are exempt from a D.C.
- Non-Profit Housing: Non-profit housing units are exempt from D.C.s and D.C.
instalment payments due after November 28, 2022.
1.3.6.4 Historical Level of Service extended to 15-year period instead of
the historical 10-year period
Prior to Royal Assent, the increase in need for service was limited by the average
historical level of service calculated over the 10-year period preceding the preparation
of the D.C. background study. This average is now extended to the historical 15-year
period.
1.3.6.5 Revised Definition of Capital Costs
The definition of capital costs has been revised to remove studies. Further, the
regulations to the Act can prescribe services for which land or an interest in land will be
restricted. As at the time of writing, no services have been prescribed.
1.3.6.6 Mandatory Phase-in of a D.C.
For all D.C. by-laws passed after January 1, 2022, the charge must be phased-in
annually over the first five years the by-law is in force, as follows:
- Year 1 - 80% of the maximum charge;
- Year 2 - 85% of the maximum charge;
- Year 3 - 90% of the maximum charge;
- Year 4 - 95% of the maximum charge; and
- Year 5 to expiry - 100% of the maximum charge.
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1.3.6.7 D.C. By-law Expiry
A D.C. by-law now expires ten years after the day it comes into force unless the by-law
provides for an earlier expiry or repeal date. This extends the by-law's life from what
used to be a maximum of five years.
1.3.6.8 Installment Payments
Non-profit housing development has been removed from the instalment payment
section of the D.C.A. under Section 26.1, as these units are now exempt from the
payment of a D.C.
1.3.6.9 Rental Housing Discount
The D.C. payable for rental housing development will be reduced based on the number
of bedrooms in each unit as follows:
- Three or more bedrooms - 25% reduction;
- Two bedrooms - 20% reduction; and
- All other bedroom quantities - 15% reduction.
1.3.6.10 Maximum Interest Rate for Instalments and Determination of
Charge for Eligible Site Plan and Zoning By-law Amendment
Applications
No maximum interest rate was previously prescribed, which allowed municipalities to
choose the interest rate to impose. As per the More Homes Built Faster Act, 2022, the
maximum interest rate is set at the average prime rate plus one percentage point. This
maximum interest rate provision would apply to all instalment payments and eligible site
plan and zoning by-law amendment applications occurring after November 28, 2022.
1.3.6.11 Requirement to Allocate Funds Received
Annually, beginning in 2023, municipalities will be required to spend or allocate at least
60% of the monies in a reserve fund at the beginning of the year for water services,
wastewater services, and services related to a highway. Other services may be
prescribed by the regulation.
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1.3.7 Helping Homebuyers, Protecting Tenants Act, 2023
The Helping Homebuyers, Protecting Tenants Act (Bill 97) received Royal Assent on
June 8, 2023. This bill extends the mandatory exemption from payment of D.C.s for
additional residential units in new residential buildings or in existing houses to all lands
versus just urban lands.
1.3.8 Affordable Homes and Good Jobs Act, 2023
The exemption for affordable residential units was included in the More Homes Built
Faster Act enacted by the Province on November 28, 2022. Under this legislation,
affordable residential units were defined within subsection 4.1 of the D.C.A. and
exemptions for D.C.s were provided in respect of this definition. While the legislation
was enacted in November 2022, the ability for municipalities to implement the
exemptions required the Minister of Municipal Affairs and Housing to publish an
"Affordable Residential Units for the Purposes of the Development Charges Act, 1997
Bulletin." This bulletin would inform the average market rent and purchase price to be
used in determining which developments qualify as affordable residential units. The
bulletin was published by the Minister on May 1, 2024 with an effective date of June 1,
2024.
The Affordable Homes and Good Jobs Act, 2023 (Bill 134) received Royal Assent on
December 4, 2023 and provides for a modification to the affordable residential unit
definition by:
- Introducing an income-based test for affordable rent and purchase price; and
- Increasing the threshold for the market test of affordable rent and purchase price.
This change provides the exemption based on the lesser of the two measures.
Moreover, the rules in section 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).
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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),
paragraph 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), paragraph 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), paragraph 1)
The price of the residential unit is no greater than the lesser
of,
i.
the income-based affordable purchase price for the
residential unit set out in the Affordable Residential Units
bulletin, as identified by the Minister of Municipal Affairs
and Housing in accordance with subsection (6), and
ii. 90 per cent of the average purchase price identified for
the residential unit set out in the Affordable Residential
Units bulletin.
Average market purchase
price/purchase price based
on income (subsection 4.1
(6)) for the purposes of
subsection 4.1 (3),
paragraph 1
The Minister of Municipal Affairs and Housing shall,
(a) determine the income of a household that, in the
Minister's opinion, is at the 60th percentile of gross
annual incomes for households in the applicable local
municipality; and
(b) identify the purchase price that, in the Minister's opinion,
would result in annual accommodation costs equal to 30
per cent of the income of the household referred to in
clause (a)
As noted above, the bulletin came into effect on June 1, 2024, which provides the
information for the Municipality to measure against for determining the applicability of
the exemption from the D.C. (as well as C.B.C. and Parkland requirements). The
bulletin provides the following information for the Municipality (it is noted that the bulletin
will be updated annually):
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- For Affordable Ownership Units: the income-based affordable purchase price
provides the relevant threshold for the affordable residential units exemption, as
it is lower than 90% of the average market purchase price for all unit types. The
income-based affordable purchase prices and 90% of average market purchase
prices for the Municipality, as established through the most recent bulletin, are
summarized by unit type in the table below:
Unit Type
Income-based
Affordable Purchase
Price
90% of Average Market
Purchase Price
Detached House
$377,300
$738,000
Semi-Detached House
$377,300
$513,000
Row/townhouse
$377,300
$495,000
Condominium Apartment
$377,300
$459,000
- For Affordable Rental Units: the average market rent provides the relevant
threshold for the affordable residential units exemption for bachelor and 1-
bedroom unit apartments, as it is lower than the income-based affordable rent for
these unit types. For 2-bedroom and 3 or more bedroom unit apartments, the
income-based affordable rent provides the threshold for affordable residential
units. The income-based affordable rents and average market rents for the
Municipality, as established through the most recent bulletin, are summarized in
the table below:
Unit Type
Income-based
Affordable Rent
Average Market Rent
Bachelor unit
$1,560
$1,044
1-Bedroom unit
$1,560
$1,548
2-Bedroom unit
$1,560
$1,570
3 or more Bedrooms
$1,560
$1,851
Watson & Associates Economists Ltd.
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1.3.9 Cutting Red Tape to Build More Homes Act, 2024
The Cutting Red Tape to Build More Homes Act, 2024 (Bill 185) came into effect on
June 6, 2024 and amends the D.C.A. as follows:
- Reintroduces studies as an eligible cost for services, including a D.C.
background study;
- Removes the mandatory phase-in of a D.C. by-law;
- Reduces the D.C. rate freeze timelines for developments proceeding though site
plan and zoning by-law amendment applications, whereby the time allowed
between building permit issuance and planning application approval in order for
the DC freeze to apply is reduced from two years to 18 months (note, the two-
year time period still applies to applications received between January 1, 2020
and June 6, 2024;
- Permits the repeal of expiry clauses in D.C. by-laws (allowing for the 10-year by-
law term provided in the D.C.A.);
- Allows minor D.C. by-law amendments related to the inclusion of studies,
removal of the mandatory phase-in of a D.C. by-law and removal of expiry date
for by-laws passed between November 28, 2022 and June 6, 2024; and
- Permits municipalities to publish D.C. public notices on municipal websites where
newspapers of general circulation are not available.
As Bill 185 has been enacted, this D.C. Background Study includes the cost of studies
and reflects the other amendments made to the D.C.A. as noted above.
Watson & Associates Economists Ltd.
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Chapter 2
Current Municipality of Port
Hope Development Charges
Policies
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2. Current Municipality of Port Hope Development
Charges Policies
2.1 By-law Enactment
On August 6, 2019 the Municipality enacted By-law 53/2019 under the D.C.A. The by-
law imposes development charges by service/class of service for Municipality-wide
services, as well as area-specific charges for urban-serviced areas. By-law 53/2019 is
set to expire on August 4, 2024.
2.2 Services Covered
The following services/classes of service are covered under By-law 53/2019:
Municipality-wide Services
- Roads and Related;
- Fire Protection Services;
- Parks and Recreation Services;
- Library Services; and
- Growth-related Studies.
Area-specific Services - Urban Area
- Police Services (Port Hope Police Services (P.H.P.S.)).
Area-specific Services - Urban-serviced Area
- Wastewater Services; and
- Water Services.
2.3 Current Development Charge Rates
Table 2-1 provides the charges currently in effect for residential and non-residential
development types, as well as the breakdown of the charges by service.
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Table 2-1
Municipality of Port Hope Current Development Charges
Single & Semi
Detached
Other Multiples Apartments with
>= 2 Bedrooms
Apartments with
< 2 Bedrooms
Special
Care/Special
Dwelling Units
All Other
(per sq.ft. of
G.F.A.)
Industrial
(per sq.ft. of
G.F.A.)
Municipal-wide Services
Roads and Related
8,484
$
6,829
$
5,876
$
4,318
$
3,698
$
3.88
$
-
$
Fire Protection Services
716
$
577
$
497
$
364
$
311
$
0.19
$
-
$
Parks and Recreation Services
1,767
$
1,422
$
1,223
$
899
$
771
$
0.14
$
-
$
Library Services
345
$
277
$
238
$
176
$
149
$
0.02
$
-
$
Growth-related Studies
226
$
181
$
157
$
116
$
98
$
0.10
$
-
$
Total Municipal-wide Services
11,538
$
9,286
$
7,991
$
5,873
$
5,027
$
4.33
$
-
$
Area Specific Services (Urban Area)
Police Services (PHPS)
514
$
413
$
356
$
261
$
224
$
0.19
$
-
$
Total Area Specific Services (Urban Area)
514
$
413
$
356
$
261
$
224
$
0.19
$
-
$
Urban Services
Wastewater Treatment Plants
7,041
$
5,668
$
4,879
$
3,583
$
3,070
$
7.20
$
7.20
$
Wastewater
5,163
$
4,156
$
3,576
$
2,629
$
2,252
$
0.84
$
0.84
$
Water Treatment Plants
1,732
$
1,396
$
1,201
$
881
$
756
$
1.77
$
1.77
$
Water
1,780
$
1,434
$
1,233
$
908
$
779
$
1.82
$
1.82
$
Total Urban Services
15,716
$
12,654
$
10,889
$
8,001
$
6,857
$
11.63
$
11.63
$
GRAND TOTAL RURAL AREA
11,538
$
9,286
$
7,991
$
5,873
$
5,027
$
4.33
$
-
$
GRAND TOTAL URBAN AREA
27,768
$
22,353
$
19,236
$
14,135
$
12,108
$
16.15
$
11.63
$
Non-Residential
Service
Residential
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2.4 Indexing
Development charges are adjusted annually on January 1st of each year, in accordance
with the Statistics Canada Non-residential Building Construction Price Index.
2.5 Timing of D.C. Calculation and Payment
Development charges are due and payable in full to the Municipality on the date a
building permit is issued for any land, buildings or structures affected by the applicable
development charge. However, rental housing and institutional developments will pay
D.C.s in six equal annual payments commencing at occupancy. Moreover, the D.C.
amount for all developments occurring within two years of a Site Plan or Zoning By-law
Amendment planning approval (for applications submitted after January 1, 2020), shall
be determined based on the D.C. rates that were in effect on the day that the applicable
Site Plan or Zoning By-law Amendment application was deemed complete. The by-law
also allows the Municipality to enter into alternative payment agreements with owners.
2.6 Redevelopment Credit
Where, as a result of the redevelopment of land, a building or structure existing on the
same land within four years prior to the date of payment of D.C.s in regard to such
redevelopment was, or is to be demolished, in whole or in part, or converted from one
principal use to another principal use on the same land, in order to facilitate the
redevelopment, the D.C.s otherwise payable with respect to such redevelopment shall
be reduced by the following amounts:
a) In the case of a residential building or structure, or in the case of a mixed-use
building or structure, the residential uses in the mixed-use building or structure,
an amount calculated by multiplying the applicable development charge by the
number, according to type, of dwelling units that have been or will be demolished
or converted to another principal use; and
b) In the case of a non-residential building or structure, or in the case of a mixed-
use building or structure, the non-residential uses in the mixed-use building or
structure, an amount calculated by multiplying the applicable development
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charge by the gross floor area that has been or will be demolished or converted
to another principal use.
No such reduction in charge shall exceed, in total, the amount of the development
charges otherwise payable with respect to the redevelopment.
2.7 Exemptions
The Municipality's existing D.C. by-law includes statutory exemptions from payment of
development charges with respect to:
- Industrial additions of up to and including 50% of the existing gross floor area of
the building - for industrial additions which exceed 50% of the existing gross floor
area, only the portion of the addition in excess of 50% is subject to development
charges;
- Land used for Municipal or Board of Education purposes;
- A university in Ontario that receives direct, regular, and ongoing operating
funding from the Government of Ontario and
- Residential development that results in only the enlargement of an existing
dwelling unit, or that results only in the creation of up to two additional dwelling
units (as specified in subsections 2 (3), 2 (3.1), 2 (3.2), and 2 (3.3) of the D.C.A.).
The D.C. by-law also provides non-statutory exemptions from payment of development
charges with respect to:
- A garden suite;
- Lands, buildings or structures used or to be used for a place of worship or for the
purposes of a churchyard or cemetery exempt from taxation under the
Assessment Act;
- The construction of a non-residential farm building or structure constructed for a
bona fide farm operation;
- Buildings used as hospitals as governed by the Public Hospitals Act; and
- For industrial uses, only the water and wastewater portion of the development
charge are applicable.
Watson & Associates Economists Ltd.
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Chapter 3
Anticipated Development in
the Municipality of Port Hope
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3. Anticipated Development in the Municipality of
Port Hope
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 Municipality will be required to
provide services over a 10-year (2024 to 2034) and longer-term (2024 to urban buildout
[1]) 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
Municipality of Port Hope. In preparing the growth forecast, the following information
sources were consulted to assess the residential and non-residential development
potential for the Municipality over the forecast period, including:
- Northumberland County Municipal Comprehensive Review - Long-term Growth
Forecast and Urban Land Needs Analysis, December 2021, Watson &
Associates Economists Ltd.;
- Municipality of Port Hope 2019 Development Charges Background Study
Consolidated Report, May 2, 2019, by Watson & Associates Economists Ltd.;
- 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 the
Municipality of Port Hope staff; and
[1] The buildout forecast refers to the development of urban designated lands within the
Corporate Boundary of the Municipality of Port Hope.
Watson & Associates Economists Ltd.
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- Discussions with Municipal staff regarding anticipated residential and non-
residential development in the Municipality of Port Hope.
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 Municipality 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 Municipality of
Port Hope (excluding census undercount) is anticipated to reach approximately 20,970
by Mid-2034 and 22,130 by urban buildout, resulting in an increase of approximately
3,270 and 4,430 persons, respectively. [2]
[2] The population figures used in the calculation of the 2024 D.C. exclude the net
Census undercount, which is estimated at approximately 2.3%. Population figures
presented herein have been rounded.
Watson & Associates Economists Ltd.
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Figure 3-1
Population and Household Forecast Model
Intensification
Designated Lands
Servicing Capacity
Residential Units in the
Development Process
Employment Market by Local
Municipality,
Economic Outlook
Local, region
and Provincial
Forecast of
Residential Units
Decline in Existing Population
Net Population Increase
Historical Housing
Construction
DEMAND
SUPPLY
Occupancy Assumptions
Gross Population Increase
Watson & Associates Economists Ltd.
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Table 3-1
Municipality of Port Hope
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 2.3% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
[4] Buildout refers to the development of all urban designated lands within the Corporate Boundary of the Municipality of Port
Hope.
Notes: Numbers may not add due to rounding.
Source: Derived from Northumberland County Municipal Comprehensive Review - Long-term Growth Forecast and Urban
Land Needs Analysis, December 2021, Watson & Associates Economists Ltd., and discussions with Municipality of Port Hope
staff regarding available urban land supply by Watson & Associates Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings [2]
Apartments [3]
Other
Total
Households
16,590
16,214
504
15,710
5,140
411
968
33
6,552
2.475
17,150
16,753
468
16,285
5,455
490
1,105
25
7,075
2.368
17,700
17,294
409
16,885
5,560
520
1,215
20
7,315
2.364
18,110
17,697
420
17,277
5,718
544
1,269
20
7,551
2.344
21,460
20,968
498
20,470
6,164
1,540
1,498
20
9,223
2.273
22,649
22,130
524
21,606
6,298
1,939
1,566
20
9,823
2.253
560
539
-36
575
315
79
137
-8
523
550
541
-59
600
105
30
110
-5
240
410
403
11
392
158
24
54
0
236
3,350
3,271
78
3,193
446
996
229
0
1,672
4,539
4,433
104
4,329
580
1,395
297
0
2,272
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Mid 2024
Mid 2034
Mid 2021 - Mid 2024
Mid 2024 - Buildout
Population
(Including
Census
Undercount) [1]
Year
Excluding Census Undercount
Housing Units
Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Historical
Forecast
Incremental
Mid 2024 - Mid 2034
Buildout [4]
Watson & Associates Economists Ltd.
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Figure 3-2
Municipality of Port Hope
Annual Housing Forecast [1]
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from Municipality of Port Hope building permit data, 2014 to 2023.
111
130
123
62
35
19
90
121
73
42
65
143
183
183
183
183
183
183
183
183
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
Municipality of Port Hope D.C. growth forecast:
1. Unit Mix (Appendix A - Schedules 1, 6 and 7)
- The housing unit mix for the Municipality was derived from a detailed
review of historical development activity (as per Schedule 7), as well as
active residential development applications (as per Schedule 6) and
discussions with Municipality staff regarding anticipated development
trends for the Municipality of Port Hope.
- Based on the above indicators, the 2024 to urban buildout household
growth forecast for the Municipality is comprised of a unit mix of 26% low
density units (single detached and semi-detached), 61% medium density
(multiples except apartments) and 13% 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 Municipality of Port Hope;
- In accordance with forecast demand and available land supply, the
amount and percentage of forecast housing growth between 2024 and
urban buildout by development location is summarized below.
Table 3-2
Municipality of Port Hope
Geographic Location of Residential Development
Development Location
Amount of Housing
Growth, 2024 to
Buildout
Percentage of Housing
Growth, 2024 to
Buildout
Urban
2,090
92%
Rural
180
8%
Municipality of Port Hope
2,270
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, 4 and 5)
- The number of housing units to be constructed by 2034 in the Municipality
of Port Hope over the forecast period is presented in Table 3-1. Over the
10-year forecast period, the Municipality of Port Hope is anticipated to
average approximately 167 new housing units per year.
- Institutional population [1] is anticipated to increase by approximately 100
people between 2024 to urban buildout.
- Population in new units is derived from Schedules 3, 4 and 5, which
incorporate historical development activity, anticipated units (see unit mix
discussion) and average persons per unit (P.P.U.) by dwelling type for
new units.
- Schedule 8a summarizes the average P.P.U. assumed for new housing
units by age and type of dwelling based on Statistics Canada 2021 custom
Census data for the Municipality of Port Hope. Due to data limitations
medium and high density P.P.U. data was derived from Northumberland
County which includes the Municipality of Port Hope, and is outlined in
Schedule 8b. The total calculated P.P.U. for all density types has been
adjusted accordingly to account for the P.P.U. trends which has been
recently experienced in both new and older units. Forecasted 15-year
average P.P.U.s by dwelling type are as follows:
o Low density:
2.311
o Medium density:
1.807
o High density:
1.581
[1] Institutional population largely includes special care facilities such as nursing home or
residences for senior citizens. A P.P.U. of 1.100 depicts 1-bedroom and 2-or-more-
bedroom units in collective households.
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5. Existing Units and Population Change (Appendix A - Schedules 3, 4, and 5)
- 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 5.[1] The forecast population change in
existing households over the 2024 to urban buildout forecast period is
forecast to remain relatively stable.
6. Employment (Appendix A - Schedules 10a, 10b and 10c)
- The employment projections provided herein are largely based on the
activity rate method, which is defined as the number of jobs in the
Municipality 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 Municipality of Port
Hope is outlined in Schedule 10a. The 2016 employment base is
comprised of the following sectors:
o 135 primary (2%);
o 675 work at home employment (12%);
o 1,508 industrial (27%);
o 2,048 commercial/population-related (36%); and
o 1,325 institutional (23%).
- The 2016 employment by usual place of work, including work at home, is
5,690. An additional 1,100 employees have been identified for the
[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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Municipality of Port Hope 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
Municipality of Port Hope is anticipated to reach approximately 8,630 by
mid-2034 and 9,240 by urban buildout. This represents an employment
increase of approximately 1,010 for the 10-year forecast period and 1,630
for the urban buildout forecast period.
- Schedule 10b, Appendix A, summarizes the employment forecast,
excluding work at home employment and N.F.P.O.W. employment, which
is the basis for the D.C. employment forecast. The impact on municipal
services from work at home employees has already been included in the
population forecast. The need for municipal services related to
N.F.P.O.W. employees has largely been included in the employment
forecast by usual place of work (i.e., employment and gross floor area
generated from N.F.P.O.W. construction employment). Furthermore,
since these employees have no fixed work address, they cannot be
captured in the non-residential G.F.A. calculation. Accordingly, work at
home and N.F.P.O.W. employees have been removed from the D.C.A.
employment forecast and calculation.
- Total employment for the Municipality of Port Hope (excluding work at
home and N.F.P.O.W. employment) is anticipated to reach approximately
6,440 by mid-2034 and 7,000 by urban buildout. This represents an
employment increase of approximately 760 for the 10-year forecast period
and 1,320 for the urban buildout forecast period. [2]
[1] No fixed place of work is defined by Statistics Canada as "persons who do not go
from home to the same workplace location at the beginning of each shift. Such persons
include building and landscape contractors, travelling salespersons, independent truck
drivers, etc."
[2] G.F.A. and employment associated within special care institutional dwellings treated
as residential, resulting in an institutional employment difference between Schedules
10a and 10b. Total employment growth in Schedule 10b (excluding work at home and
N.F.P.O.W. employment) has been downwardly adjusted to account for institutional
employment associated with special care facilities. Total employment in Schedule 10b
is anticipated to reach approximately 6,400 by mid-2034 and 6,950 by urban buildout.
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7. Non-Residential sq.ft. Estimates (G.F.A.), Appendix A - Schedule 10b)
- Square footage estimates were calculated in Schedule 10b based on the
following employee density assumptions:
o 1,500 sq.ft. per employee for industrial;
o 500 sq.ft. per employee for commercial/population-related; and
o 674 sq.ft. per employee for institutional employment.
- The Municipal-wide incremental G.F.A. is anticipated to increase by
746,400 sq.ft. over the 10-year forecast period and 1,397,900sq.ft. over
the urban buildout forecast period.
- In terms of percentage growth, the 2024 to urban buildout incremental
G.F.A. forecast by sector is broken down as follows:
o Industrial - 78%;
o Commercial/population-related - 12%; and
o Institutional - 10%.
8. Geographic Location of Non-Residential Development (Appendix A, Schedule
10c)
- Schedule 10c summarizes the anticipated amount, type and location of
non-residential development in the Municipality of Port Hope by area.
- The amount and percentage of forecast total non-residential growth
between 2024 and urban buildout by development location is summarized
below.
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Table 3-3
Municipality of Port Hope
Geographic Location of Non-Residential Development
Development Location
Amount of Non-
Residential
G.F.A. (sq.ft.),
2024 to Buildout
Percentage of Non-
Residential G.F.A.,
2024 to Buildout
Urban Area
1,225,900
88%
Rural Area
172,000
12%
Municipality of Port Hope
1,397,900
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
Municipality.
A number of these services are not listed as eligible services for inclusion in the D.C.
by-law as per subsection 2 (4) of the D.C.A. 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 which are potentially eligible for
inclusion in the Municipality'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, paragraph 3 of
subsection 5 (1), which requires that Council indicate that it intends to ensure that such
an increase in need will be met, suggests that a project-specific expression of need
would be most appropriate.
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Figure 4-1
The Process of Calculating a Development Charge under the Act
that must be followed
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Table 4-1
Categories of Municipal Services to be Addressed as Part of the Calculation
Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
1. Water supply services,
including distribution and
treatment services
Yes
Yes
No
Yes
1.1 Treatment plants
1.2 Distribution systems
1.3 Local systems
1.4 Vehicles and equipment1
2. Wastewater services,
including sewers and
treatment services
Yes
Yes
No
Yes
2.1 Treatment plants
2.2 Sewage trunks
2.3 Local systems
2.4 Vehicles and equipment1
3. Stormwater Drainage and
Control Services
Yes
No
No
3.1 Main channels and drainage
trunks
3.2 Channel connections
3.3 Retention/detention ponds
4. Services Related to a
Highway
Yes
Yes
Yes
No
Yes
Yes
Yes
Yes
Yes
4.1 Arterial roads
4.2 Collector roads
4.3 Bridges, Culverts and
Roundabouts
4.4 Local roads
4.5 Traffic signals
4.6 Sidewalks and streetlights
4.7 Active Transportation
4.8 Works Yard
4.9 Rolling stock2
5. Electrical Power Services
n/a
n/a
n/a
5.1 Electrical substations
5.2 Electrical distribution system
5.3 Electrical system rolling stock1
6. Transit Services
No
No
6.1 Transit vehicles1 & facilities
6.2 Other transit infrastructure
7. Waste Diversion Services
n/a
n/a
7.1 Waste diversion facilities
7.2 Waste diversion vehicles and
equipment1
8. Policing Services
Yes
Yes
Yes
No
8.1 Police detachments
8.2 Police rolling stock1
8.3 Small equipment and gear
8.4 Policing Contract
1 with a 7+ year useful life
2 with a 7+ year useful life
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Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
9. Fire Protection Services
Yes
Yes
Yes
9.1 Fire stations
9.2 Fire Vehicles1
9.3 Fire Equipment and gear
10. Ambulance Services
n/a
n/a
10.1 Ambulance station space
10.2 Vehicles1
11. Services provided by a
board within the meaning
of the Public Libraries Act
Yes
n/a
Yes
11.1 Public library space (incl.
furniture and equipment)
11.2 Library vehicles1
11.3 Library materials
12. Services Related to Long-
Term Care
n/a
n/a
12.1 Long-Term Care space
12.2 Vehicles1
13. Parks and Recreation
Services
Ineligible
Yes
Yes
Yes
Yes
13.1 Acquisition of land for parks,
woodlots, and E.S.A.s
13.2 Development of municipal parks
13.3 Parks rolling stock1 and yards
13.4 Facilities, such as arenas, indoor
pools, fitness facilities,
community centres, etc.
13.5 Recreation vehicles and
equipment1
14. Services Related to Public
Health
n/a
n/a
14.1 Public Health department space
14.2 Public Health department
vehicles1
15. Child Care and Early
Years Programs and
Services within the
meaning of Part VI of the
Child Care and Early
Years Act, 2014 and any
related services.
n/a
15.1 Childcare space
16. Services related to
proceedings under the
Provincial Offences Act,
including by-law
enforcement services and
municipally administered
court services
No
Yes
16.1 P.O.A. space, including by-law
enforcement and municipally
administered court services
16.2 Vehicles1
1 with a 7+ year useful life
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Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
17. Services Related to
Emergency Preparedness
No
No
17.1 Emergency Preparedness Space
17.2 Equipment
18. Services Related to
Airports
n/a
Ineligible
18.1 Airports (in the Regional
Municipality of Waterloo)
18.2 Other Airports
19. Other
Yes
Yes
19.1 Interest on money borrowed to
pay for growth-related capital
19.2 Growth Studies, including the
D.C. background study cost
Table 4-2
Categories of Municipal Services to be Addressed as Part of the Calculation - Eligibility
Legend
Eligibility for
Inclusion in the
D.C. Calculation
Description
Yes
Municipality provides the service - service has been included in
the D.C. calculation.
No
Municipality provides the service - service has not been
included in the D.C. calculation.
n/a
Municipality does not provide the service.
Ineligible
Service is ineligible for inclusion in the D.C. calculation.
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 Municipality's Local Service Policy
is included in Appendix D.
4.5 Capital Forecast
Paragraph 7 of subsection 5 (1) of the D.C.A. requires that "the capital costs necessary
to provide the increased services must be estimated." The Act goes on to require two
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potential cost reductions and the regulation sets out the way in which such costs are to
be presented. These requirements are outlined below.
These estimates involve capital costing of the increased services discussed above.
This entails costing actual projects or the provision of service units, depending on how
each service has been addressed.
The capital costs include:
a) costs to acquire land or an interest therein (including a leasehold interest);
b) costs to improve land;
c) costs to acquire, lease, construct or improve buildings and structures;
d) costs to acquire, lease or improve facilities, including rolling stock (with a useful
life of 7 or more years), furniture and equipment (other than computer
equipment), materials acquired for library circulation, reference, or information
purposes;
e) interest on money borrowed to pay for the above-referenced costs; and
f) costs to undertake studies in connection with the above-referenced matters
(including costs of the D.C. background study).
In order for an increase in need for service to be included in the D.C. calculation,
municipal Council must indicate "that it intends to ensure that such an increase in need
will be met" (paragraph 3 of subsection 5 (1)). This can be done if the increase in
service forms part of a Council-approved Official Plan, capital forecast, or similar
expression of the intention of Council (O. Reg. 82/98 section 3). The capital program
contained herein reflects the Municipality's approved and proposed capital budgets and
master servicing/needs studies.
4.6 Treatment of Credits
Section 8, paragraph 5, of O. Reg. 82/98 indicates that a D.C. background study must
set out "the estimated value of credits that are being carried forward relating to the
service." Subsection 17, paragraph 4, of the same regulation indicates that, "...the
value of the credit cannot be recovered from future D.C.s," if the credit pertains to an
ineligible service. This implies that a credit for eligible services can be recovered from
future D.C.s. As a result, this provision should be made in the calculation, in order to
avoid a funding shortfall with respect to future service needs.
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The Municipality currently has an agreement with AON Inc. (AON) for the provision of
services on behalf of the Municipality. Under the terms of the agreement, AON is
responsible for the emplacement of specific road, wastewater, and water service
infrastructure. In return, AON receives development charge credits (including interest)
against future payments. The outstanding D.C. credit obligations (including accrued
interest) included in the calculation of the charge are summarized as follows:
Class of Service
Credit Amount ($)
Wastewater
$2,868,324
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 services. With respect to growth-related studies, Section 7(3) of
the D.C.A. states that:
"For greater certainty, a development charge by-law may provide for a class
consisting of studies in respect of any service listed in subsection 2 (4) whose capital
costs are described in paragraphs 5 and 6 of subsection 5 (3)".
These provisions allow for services or portions of services to be included in a class for
the purposes of the D.C. by-law and D.C. reserve funds. The D.C. calculations and
draft by-law provided herein include three classes of service - growth-related studies,
as well as "Wastewater" and "Wastewater Treatment Plants" to align with the
Municipality's historical practice of managing those respective service components.
4.8 Eligible Debt and Committed Excess Capacity
Section 66 of the D.C.A. states that for the purposes of developing a D.C. by-law, a debt
incurred with respect to an eligible service may be included as a capital cost, subject to
any limitations or reductions in the Act.
In order for such costs to be eligible, two conditions must apply. First, they must have
funded excess capacity which is able to meet service needs attributable to the
anticipated development. Second, the excess capacity must be "committed," that is,
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either before or at the time it was created, Council must have expressed a clear
intention that it would be paid for by D.C.s or other similar charges. For example, this
may have been done as part of previous D.C. processes.
4.9 Existing Reserve Funds
Section 35 of the D.C.A. states that:
"The money in a reserve fund established for a service may be spent only for capital
costs determined under paragraphs 2 to 8 of subsection 5(1)."
There is no explicit requirement under the D.C.A. calculation method set out in s.s.5(1)
to net the outstanding reserve fund balance as part of making the D.C. calculation;
however, s.35 does restrict the way in which the funds are used in future.
The Municipality's adjusted 2023 closing D.C. reserve fund balances, by service, are
presented in Table 4-3 below. The adjustments include settling of outstanding credit
obligations and previous commitments not yet funded from the D.C. reserve funds.
These balances have been applied against future spending requirements within the
respective service areas.
Table 4-3
Municipality of Port Hope
Adjusted D.C. Reserve Funds Balances
Service/Class of Service
Balance as of
12/31/2023
Adjustments
Adjusted
Balance as of
12/31/2023
Services Related to a Highway
71,221
$
69,025
$
140,246
$
Fire Protection Services
243,793
$
(14,477)
$
229,315
$
Parks and Recreation Services
168,845
$
(31,632)
$
137,213
$
Library Services
136,949
$
(58,500)
$
78,449
$
Police Services (P.H.P.S.)
(204,031)
$
(2,000)
$
(206,031)
$
Growth-related Studies
27,841
$
(42,350)
$
(14,509)
$
Wastewater Services
(777,021)
$
(235,344)
$
(1,012,365)
$
Wastewater Treatment Plant
1,394,012
$
13,000
$
1,407,012
$
Water Services
(1,335,629)
$
(7,377)
$
(1,343,006)
$
Total
(274,021)
$
(309,656)
$
(583,676)
$
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4.10 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 as follows:
4.10.1 Reduction Required by Level of Service Ceiling
This is designed to ensure that the increase in need described 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..." O. Reg. 82.98 (s.4) goes further to indicate that, "...both the
quantity and quality of a service shall be taken into account in determining the level of
service and the average level of service."
In many cases, this can be done by establishing a quantity measure in terms of units as
floor area, land area or road length per capita, and a quality measure in terms of the
average cost of providing such units based on replacement costs, engineering
standards or recognized performance measurement systems, depending on
circumstances. When the quantity and quality factor are multiplied together, they
produce a measure of the level of service, which meets the requirements of the Act, i.e.
cost per unit.
The average service level calculation sheets for each service component in the D.C.
calculation are set out in Appendix B.
4.10.2 Reduction for Uncommitted Excess Capacity
Paragraph 5 of subsection 5 (1) requires a deduction from the increase in the need for
service attributable to the anticipated development that can be met using the
Municipality's "excess capacity," other than excess capacity which is "committed."
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"Excess capacity" is undefined, but in this case must be able to meet some or all of the
increase in need for service, in order to potentially represent a deduction. The deduction
of uncommitted excess capacity from the future increase in the need for service would
normally occur as part of the conceptual planning and feasibility work associated with
justifying and sizing new facilities, e.g. if a road widening to accommodate increased
traffic is not required because sufficient excess capacity is already available, then
widening would not be included as an increase in need, in the first instance.
4.10.3 Reduction for Benefit to Existing Development
Section 5 (1) 6 of the D.C.A. provides that, "The increase in the need for service must
be reduced by the extent to which an increase in service to meet the increased need
would benefit existing development." The general guidelines used to consider benefit to
existing development included:
- the repair or unexpanded replacement of existing assets that are in need of
repair;
- an increase in average service level of quantity or quality;
- 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 4.10.1 is related but is not the identical requirement. Sanitary, storm, and water
trunks are highly localized to growth areas and can be more readily allocated in this
regard than other services such as services related to a highway, which do not have a
fixed service area.
Where existing development has an adequate service level which will not be tangibly
increased by an increase in service, no benefit would appear to be involved. For
example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive limited (or no) benefit as a result. On the other
hand, where a clear existing service problem is to be remedied, a deduction should be
made accordingly.
In the case of services such as recreation facilities, community parks, libraries, etc., the
service is typically provided on a municipal-wide system basis. For example, facilities of
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the same type may provide different services (i.e. leisure pool vs. competitive pool),
different programs (i.e. hockey vs. figure skating), and different time availability for the
same service (i.e. leisure skating available on Wednesdays in one arena and Thursdays
in another). As a result, residents will travel to different facilities to access the services
they want at the times they wish to use them, and facility location generally does not
correlate directly with residence location. Even where it does, displacing users from an
existing facility to a new facility frees up capacity for use by others and generally results
in only a limited benefit to existing development. Further, where an increase in demand
is not met for a number of years, a negative service impact to existing development is
involved for a portion of the planning period.
4.10.4 Reduction for Anticipated Grants, Subsidies and Other
Contributions
This step involves reducing the capital costs necessary to provide the increased
services by capital grants, subsidies, and other contributions (including direct developer
contributions required due to the local service policy) made or anticipated by Council
and in accordance with various rules such as the attribution between the share related
to new vs. existing development. That is, some grants and contributions may not
specifically be applicable to growth or where Council targets fundraising as a measure
to offset impacts on taxes (O. Reg. 82/98, section 6).
4.11 Municipal-wide vs. Area Rating
This step involves determining whether all of the subject costs are to be recovered on a
uniform municipal-wide basis or whether some or all are to be recovered on an area-
specific basis. Under the amended D.C.A., it is now mandatory to "consider" area-rating
of services (providing charges for specific areas and services); however, it is not
mandatory to implement area rating. Further discussion is provided in section 7.3.7.
4.12 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.
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4.13 Mandatory Discount for Rental Housing Development
For all rental housing developments that are subject to D.C.s, where a by-law is passed
after November 28, 2022, the charge is discounted for the rental housing development
relative to the maximum charge that could be imposed under the by-law. The amount of
the discount is dependent on the number of bedrooms in each unit, as follows:
1) Residential units intended for use as a rented residential premises with three (3)
or more bedrooms - 25% discount.
2) Residential units intended for use as a rented residential premises with two (2)
bedrooms - 20% discount.
3) Residential units intended for use as a rented residential premises not referred to
1) or 2) above - 15% discount.
Note that these discounts are not part of the methodology required for calculating the
charge, but a rule that has to be included in the by-laws which informs implementation.
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Chapter 5
Development Charge Eligible
Cost Analysis by Service
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5. Development Charge 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 of the D.C.A. and described in Chapter 4 herein was followed in
determining D.C. eligible costs.
The nature of the capital projects and timing identified in the Chapter reflects Council's
current intention. Over time, however, a municipality's projects and Council priorities
may shift; accordingly, Council's intentions may change, and different capital projects
(and timing) may be necessary to meet the need for services required by new growth.
A map showing the location of projects related to services related to a highway, water
services, and wastewater services included in the calculation of the charge is included
on the next page.
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5.2 Service Levels and 10-Year Capital Costs for D.C.
Calculation
This section evaluates the development-related capital requirements for all of the
Municipality-wide services assessed over a 10-year planning period (2024-2034).
5.2.1 Services Related to a Highway
The Municipality has a road network spanning approximately 103 kilometres. In
addition, the Municipality's public works department utilizes 41,053 square feet of facility
space and operates a fleet of 36 vehicles and equipment. This historical level of service
equates to approximately $10,298 per capita, resulting in a D.C.-eligible cap of
approximately $33.7 million.
CIMA+ reviewed the Municipality's roads needs for the forecast period and identified
approximately $19.4 million in gross capital costs. These capital needs consist of
various road construction, reconstruction, widening, oversizing, and urbanization
projects, as well as various intersection signalization and improvement projects,
watercourse crossings, active transportation projects, and a master plan to address the
needs of future development. Deductions of approximately $3.5 million have been
included in recognition of benefits to existing, in addition to $40,000 to recognize other
contributions attributable to development. Furthermore, approximately $140,200 has
been deducted to reflect the funds available in the D.C. reserve fund. As a result,
approximately $15.7 million in capital needs has been included in the D.C. calculation.
The net growth-related costs for services related to a highway have been allocated
between future residential and non-residential development on the basis of incremental
population to employment growth over the forecast period (i.e., 82% residential/ 18%
non-residential).
5.2.2 Fire Protection Services
The Municipality currently owns and operates three fire stations which provide a
combined 15,218 square feet of floor space. The fire department also has a current
inventory of 19 vehicles and large equipment, 75 sets of equipment for firefighter
outfitting, and 119 items of various equipment and gear for firefighters. In total, the
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inventory of fire protection assets provides a historical average level of service of
$1,412 per capita. The historical level of investment in fire services provides for a D.C.
eligible amount over the forecast period of approximately $4.6 million.
Based on the Municipality's latest Fire Master Plan, capital plan, and discussions with
staff, additional fire hall space, additional equipment and vehicles, and additional
training space have been included in the development charge. The gross capital costs
for these needs total approximately $17.5 million. Deductions of approximately $4.9
million in recognition of post period benefits and $7.7 million to recognize the benefits to
the existing community have been provided. Furthermore, approximately $229,300 has
been deducted to reflect the existing D.C. reserve fund balance for Fire Protection
Services. As a result, approximately $4.6 million in capital needs has been included in
the D.C. calculation.
These costs are shared between residential and non-residential development based on
the ratio of incremental growth in population to employment over the forecast period,
resulting in 82% being allocated to residential development and 18% being allocated to
non-residential development.
5.2.3 Parks and Recreation Services
The Municipality currently maintains approximately 386 acres of developed parkland
and 70 kilometres of trails within its jurisdiction. Furthermore, the Municipality operates
121,850 square feet of indoor recreation facility space and maintains an inventory of 46
vehicles and equipment. The Municipality's level of service over the historical 15-year
period averaged $8,373 per capita. In total, the maximum D.C. eligible amount for
parks and recreation services over the 10-year forecast period is approximately $27.4
million based on the established level of service standards.
Based on the Municipality's Leisure Services Master Plan, Waterfront and Riverwalk
Master Plan, and discussion with staff, the 10-year capital needs for Parks and
Recreation Services to accommodate growth have a total gross capital cost of
approximately $36.0 million. These capital needs include the development of new trails
and parks, a new tractor, several studies, and projects improving the waterfront and
riverwalk areas. Additionally, outstanding debt servicing costs and previously unfunded
debt payment amounts associated with the Jack Burger Sports Complex have been
Watson & Associates Economists Ltd.
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H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
included. A deduction of approximately $27.7 has been included to reflect the benefit to
the existing population, and a further $2.3 million has been deducted for post period
benefits. Additionally, approximately $137,200 has been deducted in recognition of the
D.C. reserve fund balance. As a result, approximately $5.9 million in capital needs has
been included in the D.C. calculation.
As the predominant users of Parks and Recreation Services tend to be residents of the
Municipality, the forecast growth-related costs have been allocated 95% to residential
and 5% to non-residential development.
5.2.4 Library Services
The Municipality's Library Services are provided through 20,200 square feet of library
space, 51,613 circulation and reference materials, and access to e-books and
databases. The average level of service over the past 15 years was approximately
$1,359 per capita. Based on the application of this level of service to the incremental
forecast population growth, the Municipality would be eligible to collect approximately
$4.4 million from D.C.s for library services over the forecast period.
The capital needs required to accommodate growth have a total gross capital cost
estimate of approximately $685,800, which consists of a provision for expansion of the
library's collection materials. Approximately $78,400 has been deducted from the
calculation of the charge in recognition of existing reserve fund balances, resulting in
net growth-related capital costs for inclusion in the calculation of approximately
$607,300.
As with Parks and Recreation Services, the predominant users of Library Services are
residents of the Municipality, and therefore, the forecast growth-related costs have been
allocated 95% to residential and 5% to non-residential.
5.2.5 By-law Enforcement Services
The Municipality's By-law Enforcement Services operates a fleet of one vehicle. The
average level of service over the past 15 years was approximately $4 per capita,
resulting in a D.C.-eligible cap of approximately $11,700.
Watson & Associates Economists Ltd.
PAGE 5-6
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The capital needs required to accommodate growth have a total gross capital cost
estimate of $60,000, consisting of a new vehicle. Approximately $48,300 has been
deducted from the calculation of the charge in recognition of post period benefits,
resulting in net growth-related capital costs for inclusion in the calculation of
approximately $11,700.
These costs are shared between residential and non-residential development based on
the ratio of incremental growth in population to employment over the forecast period,
resulting in 82% being allocated to residential development and 18% being allocated to
non-residential development.
5.2.6 Growth-related Studies
Section 7 of the D.C.A. states that a D.C. by-law may provide for any D.C. eligible
service or the capital costs with respect to those services. Further, a class may be
composed of any number or combination of services and may include parts or portions
of each D.C. eligible services. With respect to growth-related studies, subsection 7 (3)
of the D.C.A. states that:
"For greater certainty, a development charge by-law may provide for a
class consisting of studies in respect of any service listed in subsection 2
(4) whose capital costs are described in paragraphs 5 and 6 of subsection
5 (3)".
These provisions allow for services to be grouped together to create a class for the
purposes of the D.C. by-law and D.C. reserve funds. The D.C. calculations and draft
by-law provided herein include a class for growth-related studies, which are allocated
based on each service to which the study relates.
For planning related studies, a deduction of 5% has been applied to recognize the
extent to which the studies relate to non-D.C.-eligible services. This deduction was
estimated based on the share of replacement value of assets related to services
included in the D.C. Background Study relative to the total replacement value of all of
the Municipality's assets, as identified in the Municipality's Asset Management Plans.
Planning studies, secondary plans, and D.C. background studies have been allocated
across the different services based on the proportion of the total net growth-related
capital costs. The following provides a breakdown of these allocations:
Watson & Associates Economists Ltd.
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H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
- Policing Services (P.H.P.S.) - 2%
- Wastewater Services - 32%
- Water Services - 17%
- Services Related to a Highway - 28%
- Fire Protection Services - 8%
- Parks and Recreation Services - 10%
- Library Services - 1%
- By-law Enforcement Services - >0%
Any other service specific growth-related studies have been allocated to their respective
service areas.
The total gross cost of these studies and previously unfunded studies totals
approximately $763,500. Deductions of $125,000 in recognition of existing benefit and
$20,100 recognizing the portion of studies related to D.C.-ineligible services have been
made. As a result, approximately $468,400 in growth-related studies have been
included in the D.C. calculation.
Costs relating to studies have been allocated 82% residential and 18% non-residential
based on the incremental growth in population to employment for the 10-year forecast
period.
Watson & Associates Economists Ltd.
PAGE 5-8
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table 5-1
Infrastructure Costs covered in the D.C Calculation - Services Related to a Highway
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2034
82%
18%
Reconstruction & Widening
R2
Lavinia Street (Toronto Road to Victoria Street North)
1,205,960
-
1,205,960
383,800
822,160
674,171
147,989
R3
Victoria Street (Strachan Street to Ridout Street)
967,532
-
967,532
212,200
755,332
619,372
135,960
R4
Victoria Street (Trafalgar Street to Strachan Street)
975,663
-
975,663
201,500
774,163
634,814
139,349
R5
Trafalgar Street (Victoria Street South to Dorset Street)
764,302
-
764,302
163,100
601,202
492,986
108,216
R6
Cavan Street (Walton Street to Highland Drive)
2,627,087
-
2,627,087
1,013,600
1,613,487
1,323,060
290,428
R7a
Cavan Street (Highland Drive to Old Cavan Street)
1,220,128
-
1,220,128
634,500
585,628
480,215
105,413
R29
Croft Street (Rose Glen Road to 90m West of Rose Glen
Road)
292,719
-
292,719
66,200
226,519
185,746
40,773
Collector Road Oversizing
R9b
Strachan Street (25m North Lakeshore Road to Future
Lavinia Street)
566,211
-
566,211
-
566,211
464,293
101,918
R9c
Lavinia Street (West Urban Limit to Toronto Road)
629,909
-
629,909
-
629,909
516,526
113,384
R10b
Pemberton Drive (Henderson Street to 300m East of
Henderson Street)
116,692
-
116,692
-
116,692
95,688
21,005
R10d
Henderson Street (Jocelyn Street to North End)
217,825
-
217,825
-
217,825
178,617
39,209
Urbanization
R14
Pemberton Drive (300m East of Henderson Street to
Victoria Street North)
410,174
-
410,174
-
410,174
336,343
73,831
Widen & Resurface
R11
Mill Street (Garden Hill) (7th Line to Ganaraska Road
(County Road 9))
1,848,047
-
1,848,047
393,000
1,455,047
1,193,139
261,908
R12
7th Line (Mill Street (Garden Hill) to County Road 10)
882,372
-
882,372
189,100
693,272
568,483
124,789
Collector Road Top Lift Asphalt
R13b
Strachan Street (25m East of Potts Lane to 25m North
Lakeshore Road)
82,718
-
82,718
-
82,718
67,829
14,889
R13c
Strachan Street (25m East of Potts Lane to Victoria
Street South)
186,406
-
186,406
-
186,406
152,853
33,553
Road Construction
R25
Croft Street (Deblaquire Street North to 172m East of
Deblaquire Street North)
564,320
-
564,320
-
564,320
462,743
101,578
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Increased Service Needs Attributable to Anticipated
Development
Timing
(year)
Gross
Capital
Cost
Estimate
(2024$)
Post
Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-9
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table 5-1 (continued)
Infrastructure Costs covered in the D.C Calculation - Services Related to a Highway
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2034
82%
18%
Active Transporation
R26
Croft Street (172m East of Deblaquire Street North to
90m West of Rose Glen Road )
177,818
-
177,818
-
177,818
145,811
32,007
R27
Victoria Street (Klein Street to Jocelyn )
162,635
-
162,635
-
162,635
133,360
29,274
R28
Croft Steet (Ontario Street to 57m West of Deblaquire
Street North)
86,979
-
86,979
-
86,979
71,322
15,656
Intersection Signalization
R19
Jocelyn Street & Victoria Street Intersection
559,334
-
559,334
70,600
488,734
400,762
87,972
R15
Lavinia Street & Victoria Street North Intersection
328,802
-
328,802
31,100
297,702
244,116
53,586
R16
Lavinia Street & Toronto Road Intersection
256,095
-
256,095
-
256,095
209,998
46,097
Intersection Improvements
R17
Ridout Street/Lakeshore Road & Victoria Street/Toronto
Road Intersection
271,017
-
271,017
19,600
251,417
206,162
45,255
R23
Rose Glen Road & Ward Street Intersection
183,782
-
183,782
-
40,000
143,782
117,901
25,881
R24
Croft Street & Ontario Street Intersection
270,342
-
270,342
-
270,342
221,680
48,661
Watercourse Crossing
R20
Croft Street
135,963
-
135,963
-
135,963
111,489
24,473
R21
Lavinia Street
3,165,124
-
3,165,124
-
3,165,124
2,595,402
569,722
Studies
1
Transportation Master Plan
2027
200,000
-
200,000
80,000
120,000
98,400
21,600
Reserve Fund Adjustment
(140,246)
(115,002)
(25,244)
Total
19,355,958
-
-
19,355,958
3,458,300
40,000
15,717,412
12,888,277
2,829,134
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Increased Service Needs Attributable to Anticipated
Development
Timing
(year)
Gross
Capital
Cost
Estimate
(2024$)
Post
Period
Benefit
Other
Deductions
Total
Watson & Associates Economists Ltd.
PAGE 5-10
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table 5-2
Infrastructure Costs covered in the D.C Calculation - Fire Protection Services
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2034
82%
18%
1
Station 2 Generator
2024
30,000
-
30,000
25,300
4,700
3,854
846
2
Station 3 Outdoor Training Area
2025
25,000
-
25,000
-
25,000
20,500
4,500
3
Fire Station 2 Relocation & Expansion
2028
10,595,000
3,737,280
6,857,720
2,772,900
4,084,820
3,349,553
735,268
4
Dry Hydrant
2024
20,000
-
20,000
-
20,000
16,400
3,600
5
New Breathing Apparatuses (13)
2024-2034
239,200
143,500
95,700
-
95,700
78,474
17,226
6
UTV Upgrade
2024
65,000
-
65,000
21,700
43,300
35,506
7,794
7
New Trailer (for UTV)
2024
10,000
-
10,000
3,300
6,700
5,494
1,206
8
Tanker Upgrade (Station 2)
2025
1,300,000
-
1,300,000
1,083,300
216,700
177,694
39,006
9
Tanker Upgrade (Station 3)
2030
1,300,000
216,700
1,083,300
1,083,300
-
-
-
10
Mini Pumper Upgrade (Station 2)
2026
750,000
-
750,000
575,000
175,000
143,500
31,500
11
Mini Pumper Upgrade (Station 3)
2026
750,000
-
750,000
575,000
175,000
143,500
31,500
12
Pumper Upgrade (Station 1)
2028
1,200,000
400,000
800,000
800,000
-
-
-
13
Pumper Upgrade (Station 2)
2029
1,200,000
400,000
800,000
800,000
-
-
-
Reserve Fund Adjustment
(229,315)
(188,038)
(41,277)
Total
17,484,200
4,897,480
-
12,586,720
7,739,800
-
4,617,605
3,786,436
831,169
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Gross
Capital Cost
Estimate
(2024$)
Increased Service Needs Attributable
to Anticipated Development
Timing
(year)
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-11
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table 5-3
Infrastructure Costs covered in the D.C Calculation - Parks and Recreation Services
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2034
95%
5%
Paved Trails
1
From Rapley park south to lakeshore road as
part of future development of Mason Homes
(688m)
120,400
40,841
79,559
60,200
19,359
18,391
968
Gravel Trails
2
Welcome (500m)
2024-2026
43,800
14,858
28,942
21,900
7,042
6,690
352
3
Jack Burger Sports Complex (1,858m)
2024-2026
162,600
55,156
107,444
81,300
26,144
24,837
1,307
Parks
4
Pump Park Development
250,000
-
250,000
-
250,000
237,500
12,500
5
Lions Park Playground Equipment
100,000
-
100,000
-
100,000
95,000
5,000
6
Canton Hub Park Playground Equipment
100,000
-
100,000
-
100,000
95,000
5,000
Vehicles & Equipment
7
Tractor for Winter Trail Maintenance
2024
110,000
-
110,000
-
110,000
104,500
5,500
Debt Payments
8
Jack Burger Sports Complex (Future Debt
Payments)
1,870,442
-
1,870,442
1,393,000
477,442
453,570
23,872
9
Jack Burger Sports Complex (Previously
Unfunded Debt Payments)
467,193
-
467,193
-
467,193
443,833
23,360
Studies
10
Active Transportation & Trails Master Plan
2027
100,000
-
100,000
50,000
50,000
47,500
2,500
11
Jack Burger Feasibility Study
2029
100,000
-
100,000
50,000
50,000
47,500
2,500
Gross
Capital
Cost
Estimate
(2024$)
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Attributable
to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-12
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table 5-3 (continued)
Infrastructure Costs covered in the D.C Calculation - Parks and Recreation Services
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2034
95%
5%
Riverwalk & Waterfront
Central Waterfront
CW1.1
Harbour Trail - Waterside Promenade
2030-2034
7,390,500
787,956
6,602,544
6,229,100
373,444
354,772
18,672
CW1.3.1
Harbour Trail - East Channel Replace and
Extend Existing Boardwalk
2030-2034
2,359,500
125,782
2,233,718
2,174,100
59,618
56,637
2,981
CW1.3.2
Harbour Trail - Waterside Open Space
2030-2034
5,687,500
-
5,687,500
5,240,600
446,900
424,555
22,345
CW1.3.3
Harbour Trail - East Channel Existing Path
Upgrades
2024-2029
91,500
4,878
86,622
84,300
2,322
2,206
116
CW2.2
Inner Harbour Plaza
2030-2034
3,185,000
-
3,185,000
2,684,500
500,500
475,475
25,025
CW2.6
Lookout Park
2030-2034
5,687,500
-
5,687,500
4,793,700
893,800
849,110
44,690
East Beach Programmed Beach Amenities
EB1.1
Washrooms (Incl. demo)
2024-2034
290,000
-
290,000
145,000
145,000
137,750
7,250
EB1.2
Waterside Trail
2030-2034
760,500
515,944
244,556
-
244,556
232,329
12,228
EB1.3
Water Access
2030-2034
195,000
-
195,000
-
195,000
185,250
9,750
EB1.4.1
Playground
2030-2034
162,500
-
162,500
81,300
81,200
77,140
4,060
EB1.4.2
Splash Pad
2030-2034
130,000
-
130,000
-
130,000
123,500
6,500
EB1.4.3
Exercise Equipment
2030-2034
32,500
-
32,500
-
32,500
30,875
1,625
EB1.5.1
Seating Areas
2030-2034
32,500
-
32,500
-
32,500
30,875
1,625
EB1.5.2
Amenity Lawn
2030-2034
19,500
-
19,500
9,800
9,700
9,215
485
EB1.5.3
Picnic / BBQ
2030-2034
19,500
-
19,500
9,800
9,700
9,215
485
East Beach - A.K. Sculthorpe Marsh
EB2.1
Trails & Boardwalk
2030-2034
195,000
132,293
62,707
-
62,707
59,571
3,135
EB2.2
Lake Street Trail
2030-2034
901,875
96,156
805,719
760,100
45,619
43,338
2,281
Gross
Capital
Cost
Estimate
(2024$)
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Attributable
to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-13
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table 5-3 (continued)
Infrastructure Costs covered in the D.C Calculation - Parks and Recreation Services
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2034
95%
5%
West Beach
-
WB1.2
Dune System
2024-2034
79,688
-
79,688
67,200
12,488
11,863
624
WB1.3
Raised Boardwalk
2030-2034
1,462,500
155,928
1,306,572
1,232,700
73,872
70,178
3,694
WB2.1
West Beach (West) - Public Amenities
(Washrooms)
2030-2034
260,000
-
260,000
219,100
40,900
38,855
2,045
WB2.2
West Beach (West) - Gazebo / Event Space
(powered)
2030-2034
195,000
-
195,000
164,400
30,600
29,070
1,530
WB2.3
West Beach (West) - All-Ages Play Spaces
2030-2034
162,500
-
162,500
149,700
12,800
12,160
640
WB2.4.1
West Beach (West) - Amenity Lawn
2030-2034
19,500
-
19,500
18,000
1,500
1,425
75
WB2.4.2
West Beach (West) - Low Impact Multi-use
Games Courts
2030-2034
16,250
-
16,250
13,700
2,550
2,423
128
WB3.1
West Beach (East) - Public Amenities
2030-2034
260,000
-
260,000
219,100
40,900
38,855
2,045
WB3.2.1
West Beach (East) - Seating Areas
2030-2034
32,500
-
32,500
27,400
5,100
4,845
255
WB3.2.2
West Beach (East) - Grass Courts
2030-2034
111,638
-
111,638
94,100
17,538
16,661
877
WB3.3
West Beach (East) - Boardwalk
2030-2034
1,306,500
139,296
1,167,204
1,101,200
66,004
62,704
3,300
Ganaraska River and Riverwalk
GR4.1
Riverwalk Improvements
2024-2029
721,500
-
721,500
360,800
360,700
342,665
18,035
GR4.2
Hiking Trails
2024-2029
306,750
104,054
202,696
153,400
49,296
46,831
2,465
GR4.4
Washrooms
2030-2034
260,000
-
260,000
-
260,000
247,000
13,000
GR4.6
Choate Road Multi-Use Path
2024-2029
135,000
91,588
43,412
-
43,412
41,242
2,171
Streetscape Improvements
ST4
Lent Lane Improvements
2024-2029
75,000
-
75,000
-
75,000
71,250
3,750
Reserve Fund Adjustment
(137,213)
(130,352)
(6,861)
Total
35,969,135
2,264,728
-
33,704,407
27,689,500
-
5,877,694
5,583,810
293,885
Gross
Capital
Cost
Estimate
(2024$)
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Attributable
to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-14
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table 5-4
Infrastructure Costs covered in the D.C Calculation - Library Services
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2034
95%
5%
1
Library Collection Additions
2024-2034
685,798
-
685,798
-
685,798
651,508
34,290
Reserve Fund Adjustment
(78,449)
(74,526)
(3,922)
Total
685,798
-
-
685,798
-
-
607,349
576,982
30,367
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Attributable
to New
Development
Gross
Capital Cost
Estimate
(2024$)
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 5-15
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table 5-5
Infrastructure Costs covered in the D.C Calculation - By-law Enforcement Services
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2034
82%
18%
1
New By-law Vehicle
2025
60,000
48,290
11,710
-
11,710
9,602
2,108
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
Total
60,000
48,290
-
11,710
-
-
11,710
9,602
2,108
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$)
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Watson & Associates Economists Ltd.
PAGE 5-16
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table 5-5
Infrastructure Costs covered in the D.C Calculation - Growth-related Studies
Residential
Share
Non-
Residential
Share
2024 to 2034
82%
18%
1
Development Charges Study (2)
2024/2029
124,000
-
124,000
-
124,000
101,680
22,320
2
Official Plan Review and Update
2025
150,000
-
7,500
142,500
75,000
67,500
55,350
12,150
3
Comprehensive Zoning By-Law Review
and Update
2027
100,000
-
5,000
95,000
50,000
45,000
36,900
8,100
4
Secondary Plan Wesleyville
2028
75,000
-
3,800
71,200
-
71,200
58,384
12,816
5
Secondary Plan Major Employment
Area (Hwy 28)
2027
75,000
-
3,800
71,200
-
71,200
58,384
12,816
6
Secondary Plan Servicing Studies for
Urban Boundary Expansion
2028
150,000
150,000
-
-
-
-
-
7
Subwatershed Study - Osaca
2024-2025
75,000
-
75,000
-
75,000
61,500
13,500
Previously Unfunded Amounts
14,509
-
14,509
-
14,509
11,898
2,612
Total
763,509
150,000
20,100
593,409
125,000
-
468,409
384,096
84,314
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Total
Less:
Potential D.C. Recoverable Cost
Other
Deductions
(to recognize
benefit to
non-D.C.
services)
Proj.
No.
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Gross
Capital Cost
Estimate
(2024$)
Post
Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-17
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
5.3 10-Year Capital Costs for Area-Specific D.C. Calculation
This section evaluates the development-related capital requirements for area-specific
services assessed over a 10-year planning period (2024-2034).
The anticipated development-related capital requirements for Wastewater and Water
Services have been developed by CIMA+, in consultation with the Municipality's staff.
5.3.1 Policing Services (P.H.P.S.)
The P.H.P.S. provides policing services in the Municipality's urban area. P.H.P.S.
operates out of an 11,000 square foot police station and garage, in addition to providing
outfitting and equipment for 32 uniformed officers, 2 automatic license plate readers,
and 13 vehicles. In total, the inventory of police assets provides a historical average
level of service of $410 per capita. The historical level of investment in police services
provides for a D.C. eligible amount over the forecast period of approximately $1.2
million.
Based on the Municipality's P.H.P.S. Strategic Plan and discussion with staff, the 10-
year capital needs to accommodate growth have a total gross capital cost of
approximately $4.8 million. These costs include approximately $707,700 in unfunded
debt payments related to the construction of the police station in 2016 and $206,000 in
previously acquired but unfunded growth-related capital. Furthermore, these costs
include future debt payments related to the construction of the police station in 2016
(i.e. committed excess capacity), additional police station and storage facilities,
additional police officer equipment, and a police vehicle. Deductions of approximately
$2.6 million for post period benefits related to the police station expansion and police
station debenture repayments and $902,400 for the benefit to existing development
have been applied. As a result, approximately $1.2 million of growth-related costs have
been included in the calculation of the charge for the 10-year forecast period.
The D.C. recoverable capital costs have been allocated 83% residential and 17% non-
residential based on the incremental growth in population to employment within the
urban area for the 10-year forecast period.
Watson & Associates Economists Ltd.
PAGE 5-18
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
5.3.2 Wastewater
Wastewater includes wastewater pumping stations and sanitary sewers. The capital
program includes upgrades to the pumping station access road and the Mill Street
Pumping Station, additional wastewater equipment, and wastewater studies.
Furthermore, outstanding credits and associated financing costs related to the works
emplaced by AON will continue to be recovered through the D.C.
In total, the gross capital cost estimates amount to approximately $4.6 million, including
$1.0 million in unfunded D.C. recoverable costs previously incurred. A Deduction of
$92,000 for benefit to existing development has been included. The net capital costs
identified for inclusion in the calculation of the charge total approximately $4.5 million.
Costs related to wastewater pumping stations were allocated 95% to residential and 5%
to non-residential development, due to this service being fundamentally directed
towards residential users. For all other projects, the costs have been allocated 69%
residential and 31% non-residential, based on contributing equivalent-population flows.
5.3.3 Wastewater Treatment Plants
The Municipality will continue to recover committed excess capacity for new
development within the wastewater treatment plant. This committed excess capacity is
included within unfunded growth-related debt payments and future debt payments for
the Wastewater Treatment Plant upgrades and expansion, totaling approximately $15.0
million. Approximately $1.4 million has been deducted in recognition of the D.C.
reserve fund balance, resulting in $13.6 million in capital needs being included in the
D.C. calculation.
The allocation of this cost to residential and non-residential development is 69% and
31% respectively, based on contributing equivalent-population flows.
5.3.4 Water Services
Similar to the wastewater treatment plant, the Municipality will continue to recover the
committed excess capacity within the water treatment plant available to service new
development. These costs include unfunded growth-related debt payments of the
Water Treatment Plant upgrades and expansion. Furthermore, the capital program
Watson & Associates Economists Ltd.
PAGE 5-19
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includes the replacement, oversizing, and construction of watermains, a master plan, as
well as upgrades to pumping stations and unfunded D.C. recoverable costs previously
incurred. In total, the gross capital cost estimates over the forecast period total
approximately $20.2 million. Deductions of approximately $1.4 million in recognition of
post period benefits and $9.1 million to recognize the benefits to the existing community
have been provided. As a result, approximately $9.8 million in capital needs has been
included in the D.C. calculation.
These D.C. recoverable capital costs have been allocated 69% to residential
development, and 31% to non-residential development, based on contributing
equivalent-population flows.
Watson & Associates Economists Ltd.
PAGE 5-20
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table 5-6
Infrastructure Costs covered in the D.C Calculation - Policing Services (P.H.P.S.)
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2034
83%
17%
1
Additional Officer Outfitting (5)
62,000
-
62,000
-
62,000
51,460
10,540
2
C8 Carbine
3,500
-
3,500
-
3,500
2,905
595
3
External Storage Building
144,000
-
144,000
-
144,000
119,520
24,480
4
Police Station Expansion
2028
2,000,000
2,000,000
-
-
-
-
-
5
Additional Police Vehicle
75,000
-
75,000
-
75,000
62,250
12,750
Debt Payments
6
New Police Station (Future Debt
Payments)
1,558,702
640,153
918,549
902,400
16,149
13,404
2,745
7
New Police Station (Previously Unfunded
Debt Payments)
707,671
-
707,671
-
707,671
587,367
120,304
Previously Unfunded Amounts
206,031
-
206,031
-
206,031
171,006
35,025
Total
4,756,904
2,640,153
-
2,116,751
902,400
-
1,214,351
1,007,911
206,440
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital
Cost
Estimate
(2024$)
Post
Period
Benefit
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Other
Deductions
Total
Watson & Associates Economists Ltd.
PAGE 5-21
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table 5-7
Infrastructure Costs covered in the D.C Calculation - Wastewater
Residential
Share
Non-
Residential
Share
2024 to 2034 (Urban)
Pumping Stations
SP1
Pumping Station Access Road (South of Lakeshore
Road)
424,114
-
424,114
-
424,114
402,908
21,206
SP2
Mill Street (Mill Street Pumping Station)
106,029
-
106,029
-
106,029
100,727
5,301
Equipment
WW2
Additional Portable Sewer Camera System
12,000
-
12,000
6,000
6,000
4,135
1,865
WW3
Upgraded Vehicle based Sewer Inspection Camera
System
20,000
-
20,000
10,000
10,000
6,892
3,108
Studies
1
Wastewater Master Plan
2028
90,000
-
90,000
36,000
54,000
37,218
16,782
2
Wastewater Modelling
2027
50,000
-
50,000
20,000
30,000
20,677
9,323
3
Wastewater Flow Monitoring
2026
50,000
-
50,000
20,000
30,000
20,677
9,323
4
AON Growth-Related Outstanding Credits and Net
Financing Costs (Sewers)
679,206
-
679,206
-
679,206
468,124
211,082
5
AON Growth-Related Outstanding Credits and Net
Financing Costs (Pumping Stations)
2,189,118
-
2,189,118
-
2,189,118
2,079,662
109,456
Previously Unfunded Amounts
1,012,365
-
1,012,365
-
1,012,365
901,201
111,164
Total
4,632,832
-
-
4,632,832
92,000
-
4,540,832
4,042,222
498,610
Proj.
No.
Increased Service Needs Attributable to Anticipated
Development
Timing
(year)
Gross
Capital
Cost
Estimate
(2024$)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Potential D.C. Recoverable Cost
Watson & Associates Economists Ltd.
PAGE 5-22
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table 5-8
Infrastructure Costs covered in the D.C Calculation - Wastewater Treatment Plants
Residential
Share
Non-
Residential
Share
2024 to 2034 (Urban)
69%
31%
Debt Payments
1
WWTP Upgrades & Expansion (Growth Share of Future
Debt Payments)
8,150,315
-
8,150,315
-
8,150,315
5,617,378
2,532,937
2
WWTP Upgrades & Expansion (Previously Unfunded
Debt Payments)
6,879,590
-
6,879,590
-
6,879,590
4,741,566
2,138,024
Reserve Fund Adjustment
(1,407,012)
(969,744)
(437,268)
Total
15,029,905
-
-
15,029,905
-
-
13,622,892
9,389,200
4,233,693
Proj.
No.
Increased Service Needs Attributable to Anticipated
Development
Timing
(year)
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Gross
Capital
Cost
Estimate
(2024$)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Potential D.C. Recoverable Cost
Watson & Associates Economists Ltd.
PAGE 5-23
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table 5-9
Infrastructure Costs covered in the D.C Calculation - Water Services
Residential
Share
Non-
Residential
Share
2024 to 2034 (Urban)
69%
31%
Watermain Replacement
W1
Victoria Street South (Ridout Street to
Strachan Street)
395,643
-
395,643
311,500
84,143
57,993
26,150
W2
Toronto Road (Fraser Street to Ridout Street)
1,652,495
-
1,652,495
929,700
722,795
498,166
224,629
Watermain Oversizing
W3a
Ontario Street (Croft Street to Walton Street)
130,750
-
130,750
95,700
35,050
24,157
10,893
W3b
Croft Street (200m West of Rose Glen Road to
Deblaquire Street)
39,067
-
39,067
28,600
10,467
7,214
3,253
W4c
Pemberton Drive (Henderson Street to 300m
East of Henderson Street)
35,659
-
35,659
-
35,659
24,577
11,082
Watermain Construction
W4d
Pemberton Drive (300m East of Henderson
Street to Victoria Street North)
195,410
-
195,410
-
195,410
134,681
60,729
Pumping Upgrades
W7
Victoria Street Booster Pumping Station
286,002
-
286,002
57,200
228,802
157,696
71,107
W8
Future Zone 1 Floating Storage Site
12,120,789
1,425,200
10,695,589
7,607,300
3,088,289
2,128,517
959,772
Debt Payments
1
WTP Upgrades & Expansion (Previously
Unfunded Debt Payments)
3,960,396
-
3,960,396
-
3,960,396
2,729,593
1,230,803
Studies
2
Water Master Plan
2028
80,000
-
80,000
32,000
48,000
33,083
14,917
Previously Unfunded Amounts
1,343,006
-
1,343,006
-
1,343,006
925,630
417,376
Total
20,239,217
1,425,200
-
18,814,017
9,062,000
-
9,752,017
6,721,306
3,030,710
Proj.
No.
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2024$)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Potential D.C. Recoverable Cost
Watson & Associates Economists Ltd.
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Chapter 6
D.C. Calculation
Watson & Associates Economists Ltd.
PAGE 6-1
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
6. D.C. Calculation
This chapter presents the D.C. calculations for the growth-related capital costs identified
in Chapter 5. Table 6-1 calculates the proposed area-specific D.C. to be imposed on
anticipated development in the urban area over the 10-year forecast period. Table 6-2
calculates the proposed Municipality-wide D.C.s to be imposed on anticipated
development in the Municipality over the 10-year forecast period.
The calculation for residential development is generated on a per capita basis and is
based upon five forms of housing types (single and semi-detached, apartments 2+
bedrooms, bachelor and 1-bedroom apartments, all other multiples, and special care
dwelling units). The non-residential D.C.s have been calculated on a per square foot of
gross floor area basis for non-residential development.
The D.C. eligible costs for each service component are provided in Chapter 5 for all
municipal services, based on their proposed capital programs.
For the residential calculations, the total cost is divided by the population associated
with new units to determine the per capita amount. The eligible-D.C. cost calculations
set out in Chapter 5 are based on the forecast new unit population less any decline in
the existing population, where applicable. The cost per capita is then multiplied by the
average occupancy of the new units (Appendix A, Schedule 4) to calculate the charges
in Table 6-1 to Table 6-2.
With respect to non-residential development, the total costs in the uniform charge
allocated to non-residential development (based on need for service) have been divided
by the anticipated development over the respective planning periods to calculate a cost
per sq.ft. of G.F.A.
Table 6-3 summarizes the calculated schedule of charges, reflecting the maximum
D.C.s by residential dwelling unit type and non-residential G.F.A. for municipal-wide and
area-specific services.
Table 6-4 and Table 6-5 compare the existing charges to the charges proposed for a
single detached residential dwelling unit and per square foot of G.F.A. for non-
residential development, respectively. Table 6-5 provides the comparison separately for
industrial and all other non-residential, in order to capture the Municipality's historical
Watson & Associates Economists Ltd.
PAGE 6-2
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practice of only charging the water and wastewater components of the charge to
industrial development.
In total, the proposed charge for a single detached dwelling unit would increase by 42%
(+ $4,869) in the rural area and would increase by 19% (+ $5,139) in the urban area.
For industrial development, the proposed D.C. in the urban area would increase by 10%
(+ $1.13 per sq.ft. of G.F.A.) relative to the current charge.
For all other non-residential development, the proposed D.C. in the rural area would
increase by 26% (+ $1.12 per sq.ft. of G.F.A.) relative to the current charge. In the
urban area, the proposed D.C. would increase by 15% (+ $2.40 per sq.ft. of G.F.A.)
relative to the current charge.
Watson & Associates Economists Ltd.
PAGE 6-3
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table 6-1
Area-Specific Services D.C Calculation - Urban Area
2024-2034
2024$ D.C.-Eligible Cost
2024$ D.C.-Eligible Cost
SERVICE/CLASS OF SERVICE
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
1. Policing Services (P.H.P.S.)
1,007,911
206,440
786
0.34
2. Wastewater Services
2.1
Wastewater
4,042,222
498,610
3,152
0.82
2.2
Wastewater Treatment Plants
9,389,200
4,233,693
7,321
6.96
3. Water Services
6,721,306
3,030,710
5,241
4.98
TOTAL
$21,160,639
$7,969,453
$16,500
$13.10
D.C.-Eligible Capital Cost
$21,160,639
$7,969,453
10-Year Urban Gross Population/GFA Growth (sq.ft.)
2,964
608,400
Cost Per Capita/Non-Residential GFA (sq.ft.)
$7,139.22
$13.10
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.311
$16,499
Other Multiples
1.701
$12,144
Apartments - 2 Bedrooms +
1.691
$12,072
Apartments - Bachelor and 1 Bedroom
1.358
$9,695
Special Care Dwelling Units
1.100
$7,853
Watson & Associates Economists Ltd.
PAGE 6-4
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table 6-2
Municipality-wide Services D.C Calculation
2024-2034
2024$ D.C.-Eligible Cost
2024$ D.C.-Eligible Cost
SERVICE/CLASS OF SERVICE
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
4. Services Related to a Highway
12,888,277
2,829,134
9,103
$3.80
5. Fire Protection Services
3,786,436
831,169
2,674
1.11
6. Parks and Recreation Services
5,583,810
293,885
3,944
0.39
7. Library Services
576,982
30,367
408
0.04
8. By-law Enforcement Services
9,602
2,108
7
-
9. Growth-related Studies
271
0.11
9.1
Policing Services (P.H.P.S.)
7,000
1,537
9.2
Wastewater Services
104,706
22,984
9.3
Water Services
117,716
25,840
9.4
Services Related to a Highway
90,604
19,889
9.5
Fire Protection Services
26,618
5,843
9.6
Parks and Recreation Services
33,882
7,438
9.7
Library Services
3,501
769
9.8
By-law Enforcement Services
68
15
TOTAL
23,229,204
$4,070,977
$16,407
$5.45
D.C.-Eligible Capital Cost
$23,229,204
$4,070,977
10-Year Gross Population/GFA Growth (sq.ft.)
3,272
746,400
Cost Per Capita/Non-Residential GFA (sq.ft.)
$7,099.39
$5.45
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.311
$16,407
Other Multiples
1.701
$12,076
Apartments - 2 Bedrooms +
1.691
$12,005
Apartments - Bachelor and 1 Bedroom
1.358
$9,641
Special Care Dwelling Units
1.100
$7,809
Watson & Associates Economists Ltd.
PAGE 6-5
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table 6-3
Calculated Schedule of D.C. Charges
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special Care
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Services Related to a Highway
9,103
$
6,700
$
6,661
$
5,349
$
4,333
$
3.80
$
Fire Protection Services
2,674
$
1,968
$
1,957
$
1,571
$
1,273
$
1.11
$
Parks and Recreation Services
3,944
$
2,903
$
2,886
$
2,318
$
1,877
$
0.39
$
Library Services
408
$
300
$
299
$
240
$
194
$
0.04
$
By-law Enforcement Services
7
$
5
$
5
$
4
$
3
$
-
$
Growth-related Studies
271
$
199
$
198
$
159
$
129
$
0.11
$
Total Municipal Wide Services/Class of Services
16,407
$
12,075
$
12,006
$
9,641
$
7,809
$
5.45
$
Area Specific Services (Urban Area)
Policing Services (P.H.P.S.)
786
$
579
$
575
$
462
$
374
$
0.34
$
Total Area Specific Services (Urban Area)
786
$
579
$
575
$
462
$
374
$
0.34
$
Urban Services
Wastewater
3,152
$
2,320
$
2,306
$
1,852
$
1,500
$
0.82
$
Wastewater Treatment Plants
7,321
$
5,389
$
5,357
$
4,302
$
3,485
$
6.96
$
Water Services
5,241
$
3,858
$
3,835
$
3,080
$
2,495
$
4.98
$
Total Urban Services
15,714
$
11,567
$
11,498
$
9,234
$
7,480
$
12.76
$
GRAND TOTAL RURAL AREA
16,407
$
12,075
$
12,006
$
9,641
$
7,809
$
5.45
$
GRAND TOTAL URBAN AREA
32,907
$
24,221
$
24,079
$
19,337
$
15,663
$
18.55
$
RESIDENTIAL
Service/Class of Service
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Table 6-4
Comparison of Current and Proposed Residential (Single Detached) D.C.s
Service/Class of Service
Current
Proposed Difference
Municipal Wide Services/Classes:
Services Related to a Highway
8,484
$
9,103
$
619
$
Fire Protection Services
716
$
2,674
$
1,958
$
Parks and Recreation Services
1,767
$
3,944
$
2,177
$
Library Services
345
$
408
$
63
$
By-law Enforcement Services
-
$
7
$
7
$
Growth-related Studies
226
$
271
$
45
$
Total Municipal Wide Services/Classes
11,538
$
16,407
$
4,869
$
Area Specific Services (Urban Area)
Policing Services (P.H.P.S.)
514
$
786
$
272
$
Total Area Specific Services (Urban Area)
514
$
786
$
272
$
Urban Services
Wastewater
5,163
$
3,152
$
(2,011)
$
Wastewater Treatment Plants
7,041
$
7,321
$
280
$
Water Services
3,512
$
5,241
$
1,729
$
Total Urban Services
15,716
$
15,714
$
(2)
$
Grand Total - Rural Area
11,538
$
16,407
$
4,869
$
Grand Total - Urban Area
27,768
$
32,907
$
5,139
$
Watson & Associates Economists Ltd.
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Table 6-5
Comparison of Current and Proposed Non-Residential D.C. (per sq.ft. of G.F.A.)
Current
Proposed Difference
Current
Proposed Difference
Municipal Wide Services/Classes:
Services Related to a Highway
3.88
$
3.80
$
(0.08)
$
-
$
-
$
-
$
Fire Protection Services
0.19
$
1.11
$
0.92
$
-
$
-
$
-
$
Parks and Recreation Services
0.14
$
0.39
$
0.25
$
-
$
-
$
-
$
Library Services
0.02
$
0.04
$
0.02
$
-
$
-
$
-
$
By-law Enforcement Services
-
$
-
$
-
$
-
$
-
$
-
$
Growth-related Studies
0.10
$
0.11
$
0.01
$
-
$
-
$
-
$
Total Municipal Wide Services/Classes
4.33
$
5.45
$
1.12
$
-
$
-
$
-
$
Area Specific Services (Urban Area)
Policing Services (P.H.P.S.)
0.19
$
0.34
$
0.15
$
-
$
-
$
-
$
Total Area Specific Services (Urban Area)
0.19
$
0.34
$
0.15
$
-
$
-
$
-
$
Urban Services
Wastewater
0.84
$
0.82
$
(0.02)
$
0.84
$
0.82
$
(0.02)
$
Wastewater Treatment Plants
7.20
$
6.96
$
(0.24)
$
7.20
$
6.96
$
(0.24)
$
Water Services
3.59
$
4.98
$
1.39
$
3.59
$
4.98
$
1.39
$
Total Urban Services
11.63
$
12.76
$
1.13
$
11.63
$
12.76
$
1.13
$
Grand Total - Rural Area
4.33
$
5.45
$
1.12
$
-
$
-
$
-
$
Grand Total - Urban Area
16.15
$
18.55
$
2.40
$
11.63
$
12.76
$
1.13
$
Industrial
(per sq.ft. of G.F.A.)
Service/Class of Service
All Other
(per sq.ft. of G.F.A.)
Watson & Associates Economists Ltd.
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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
This chapter outlines the D.C. policy recommendations and by-law rules.
Subsection 5 (1), paragraph 9 of the D.C.A. states that rules must be developed:
"to determine if a development charge is payable in any particular case
and to determine the amount of the charge, subject to the limitations set
out in subsection 6."
Paragraph 10 of the section goes on to state that the rules may provide for exemptions,
phasing in and/or indexing of D.C.s.
Subsection 5 (6) establishes the following restrictions on the rules:
- the total of all D.C.s that would be imposed on anticipated development must not
exceed the capital costs determined under subsection 5 (1) 2-7 for all services
involved;
- if the rules expressly identify a type of development, they must not provide for it
to pay D.C.s that exceed the capital costs that arise from the increase in the
need for service for that type of development; however, this requirement does not
relate to any particular development; and
- if the rules provide for a type of development to have a lower D.C. than is
allowed, the rules for determining D.C.s may not provide for any resulting
shortfall to be made up via other development.
With respect to "the rules," section 6 states that a D.C. by-law must expressly address
the matters referred to above in subsection 5 (1) paragraphs 9 and 10, as well as how
the rules apply to the redevelopment of land.
The rules provided give consideration for the recent amendments to the D.C.A. as
summarized in section 1.3. However, these policies are provided for Council's
consideration and may be refined prior to adoption of the by-law.
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7.2 D.C. By-law Structure
It is recommended that:
- the Municipality impose a Municipality-wide D.C. calculation for all municipal
services, except for P.H.P.S., wastewater services, and water services;
- the Municipality impose D.C.s for P.H.P.S. in the urban area only;
- the Municipality impose D.C.s for wastewater and water services in the water and
wastewater serviced areas only; and
- the Municipality use one D.C. by-law be used for all services and classes of
service to be recovered through D.C.s.
7.3 D.C. By-law Rules
The following sets out the recommended rules governing the calculation, payment, and
collection of D.C.s in accordance with section 6 of the D.C.A.
It is recommended that the following provides the basis for the D.C.s:
7.3.1 Payment in any Particular Case
In accordance with the D.C.A., 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 amount of square feet of G.F.A. constructed for eligible uses (i.e., industrial,
commercial, and institutional).
2) Costs allocated to residential and non-residential uses are based upon a number of
conventions, as may be suited to each municipal circumstance and are summarized
in Chapter 5.
7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)
Where, as a result of the redevelopment of land, a building or structure existing on the
same land within five years prior to the date of payment of D.C.s in regard to such
redevelopment was, or is to be demolished, in whole or in part, or converted from one
principal use to another principal use on the same land, in order to facilitate the
redevelopment, the D.C.s otherwise payable with respect to such redevelopment shall
be reduced by the following amounts:
1) the number of dwelling units demolished/converted multiplied by the applicable
residential development charge in place at the time the development charge is
payable;
2) the gross floor area of the building demolished/converted multiplied by the
current non-residential development charge in place at the time the development
charge is payable.
The demolition/conversion 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 5 years
prior to the issuance of a building permit.
The credit can, in no case, exceed the amount of development charges that would
otherwise be payable.
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7.3.4 Exemptions (full or partial)
a) 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 affordable units and 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).
b) Non-statutory exemptions included for consideration in the draft by-law include:
- Lands, buildings or structures used or to be used for a place of worship or for the
purposes of a churchyard or cemetery exempt from taxation under the
Assessment Act;
- The construction of a non-residential farm building or structure constructed for a
bona fide farm operation;
- Buildings used as hospitals as governed by the Public Hospitals Act; and
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- For industrial uses, only the water and wastewater portions of the development
charge are applicable.
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 Municipality and an owner under section 27 of the
D.C.A.
Rental housing and institutional developments will pay D.C.s in six equal annual
payments commencing at occupancy. Moreover, the D.C. amount for all developments
occurring within two (2) years of a Site Plan or Zoning By-law Amendment planning
approval (for applications submitted after January 1, 2020 and before June 7, 2024),
shall be determined based on the D.C. in effect on the day of the applicable Site Plan or
Zoning By-law Amendment application was deemed complete. The D.C. amount for all
developments occurring within eighteen (18) months of a Site Plan or Zoning By-law
Amendment planning approval (for applications submitted after June 6, 2024), shall be
determined based on the D.C. in effect on the day of the applicable Site Plan or Zoning
By-law Amendment application.
Installment payments and payments determined at the time of Site Plan or Zoning By-
law Amendment application are subject to annual interest charges. The interest rate the
Municipality can impose is governed by the Municipality's Council approved
Development Charges Interest Policy.
7.3.6 Indexing
Indexing of the D.C.s shall be implemented on a mandatory basis annually on January
1st of each year, in accordance with the Statistics Canada Quarterly, Non-Residential
Building Construction Price Index for Toronto (currently Table 18-10-0276-02) for the
most recent year-over-year period.
7.3.7 D.C Spatial Applicability
The D.C.A. historically has provided the opportunity for a municipality to impose
municipal-wide charges or area specific charges. Subsections 2 (7) and 2 (8) of the
D.C.A. provide that a D.C. by-law may apply to the entire municipality or only part of it
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and more than one D.C. by-law may apply to the same area. The D.C.A. now requires
municipalities to consider the application of municipal-wide and area-specific D.C.s.
Subsection 10 (2), clause (c.1) requires Council to consider the use of more than one
D.C. by-law to reflect different needs from services in different areas. Most
municipalities in Ontario have established uniform, municipal-wide D.C.s. When area-
specific charges are used, it is generally to underpin master servicing and front-end
financing arrangements for more localized capital costs.
Based on the foregoing and historical practice in the Municipality, it is proposed that
uniform Municipality-wide D.C.s for all services excluding P.H.P.S., wastewater
services, and water services be imposed. Wastewater and water services D.C.s will
continue to be imposed on an area-specific basis for development in the wastewater
and water serviced areas. P.H.P.S. D.C.s will continue to be imposed on an area-
specific basis for development in the urban area.
7.4 Other D.C. By-law Provisions
It is recommended that:
7.4.1 Categories of Services for Reserve Fund and Credit Purposes
It is recommended that the Municipality's D.C. collections be contributed into ten (10)
separate reserve funds, including:
- Services Related to a Highway;
- Fire Protection Services;
- Parks and Recreation Services;
- Library Services;
- By-law Enforcement Services;
- Growth-related Studies;
- Policing Services (P.H.P.S.);
- Wastewater;
- Wastewater Treatment Plants; and
- Water Services.
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7.4.2 By-law In-force Date
It is proposed that the new D.C. by-law will come into force on November 6, 2024 (i.e.,
ahead of the expiry date of the Municipality's current D.C. by-law).
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
come into force (as per section 11 of O. Reg. 82/98).
7.5 Other Recommendations
It is recommended that Council:
"Whenever appropriate, request that grants, subsidies and other contributions be
clearly designated by the donor as being to the benefit of existing development or
new development, as applicable;"
"Adopt the assumptions contained herein as an 'anticipation' with respect to
capital grants, subsidies, and other contributions;"
"Adopt the D.C. approach to calculate the charges on a uniform -wide basis for
all services, except for police services which will be imposed in the urban area,
and water and wastewater services which will be imposed in the urban serviced
areas;"
"Approve the capital project listing set out in Chapter 5 of the D.C. Background
Study dated May 10, 2024, as amended, subject to further annual review during
the capital budget process;"
"Approve the D.C. Background Study dated May 10, 2024, as amended;"
"Determine that no further public meeting is required;" and
"Approve the D.C. By-law as set out in Appendix F."
Watson & Associates Economists Ltd.
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Chapter 8
By-law Implementation
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8. By-law Implementation
8.1 Public Consultation Process
8.1.1 Introduction
This chapter addresses the mandatory, formal public consultation process (section
8.1.2), as well as the optional, informal consultation process (section 8.1.3). The latter
is designed to seek the co-operation and participation of those involved, in order to
produce the most suitable policy. Section 8.2 addresses the anticipated impact of the
D.C. on development from a generic viewpoint.
8.1.2 Public Meeting of Council
Section 12 of the D.C.A. indicates that before passing a D.C. by-law, Council must hold
at least one public meeting, giving at least 20 clear days' notice thereof, in accordance
with the Regulation. Council must also ensure that the proposed by-law and
background report are made available to the public at least two weeks prior to the (first)
meeting.
Any person who attends such a meeting may make representations related to the
proposed by-law.
If a proposed by-law is changed following such a meeting, Council must determine
whether a further meeting (under this section) is necessary (i.e., if the proposed by-law
which is proposed for adoption has been changed in any respect, Council should
formally consider whether an additional public meeting is required, incorporating this
determination as part of the final by-law or associated resolution. It is noted that
Council's decision, once made, is final and not subject to review by a Court or the
Ontario Land Tribunal (O.L.T.) (formerly the Local Planning Appeal Tribunal).
8.1.3 Other Consultation Activity
There are three broad groupings of the public who are generally the most concerned
with municipal D.C. policy:
1. The first grouping is the residential development community, consisting of land
developers and builders, who are typically responsible for generating the majority
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of the D.C. revenues. Others, such as realtors, are directly impacted by D.C.
policy. They are, therefore, potentially interested in all aspects of the charge,
particularly the quantum by unit type, projects to be funded by the D.C. and the
timing thereof, and municipal policy with respect to development agreements,
D.C. credits and front-ending requirements.
2. The second public grouping embraces the public at large and includes taxpayer
coalition groups and others interested in public policy.
3. The third grouping is the industrial/commercial/institutional/primary development
sector, consisting of land developers and major owners or organizations with
significant construction plans, such as hotels, entertainment complexes,
shopping centres, offices, industrial buildings, institutional buildings, and
buildings on agricultural lands. Also involved are organizations such as Industry
Associations, the Chamber of Commerce, the Board of Trade, and the Economic
Development Agencies, who are all potentially interested in Municipal D.C.
policy. Their primary concern is frequently with the quantum of the charge, gross
floor area exclusions such as basements, mechanical or indoor parking areas, or
exemptions and phase-in or capping provisions in order to moderate the impact.
8.2 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 Municipality has calculated the charge, prepared the complete background
study, carried out the public process and passed a new by-law, the emphasis shifts to
implementation matters. These include notices, potential appeals and complaints,
credits, front-ending agreements, subdivision agreement conditions and finally the
collection of revenues and funding of projects.
The sections that follow present an overview of the requirements in each case.
8.3.2 Notice of Passage
In accordance with section 13 of the D.C.A., when a D.C. by-law is passed, the
Municipality Clerk shall give written notice of the passing and of the last day for
appealing the by-law (the day that is 40 days after the day it was passed). Such notice
must be given no later than 20 days after the day the by-law is passed (i.e., as of the
day of newspaper publication or the mailing of the notice).
Section 10 of O. Reg. 82/98 further defines the notice requirements which are
summarized as follows:
- notice may be given by publication in a newspaper which is (in the Clerk's
opinion) of sufficient circulation to give the public reasonable notice, or by
personal service, fax, or mail to every owner of land in the area to which the by-
law relates;
- subsection 10 (4) lists the persons/organizations who must be given notice; and
- subsection 10 (5) lists the eight items that the notice must cover.
8.3.3 By-law Pamphlet
In addition to the "notice" information, the Municipality must prepare a "pamphlet"
explaining each D.C. by-law in force, setting out:
- a description of the general purpose of the D.C.s;
- the "rules" for determining if a charge is payable in a particular case and for
determining the amount of the charge;
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- the services to which the D.C.s relate; and
- a description of the general purpose of the Treasurer's statement and where it
may be received by the public.
Where a by-law is not appealed to the O.L.T., the pamphlet must be made available
within 60 days after the by-law comes into force. Later dates apply to appealed by-
laws.
The Municipality must give one copy of the most recent pamphlet without charge, to any
person who requests one.
8.3.4 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 O.L.T. hearing in response to an appeal. Any
person or organization may appeal a D.C. by-law to the O.L.T. by filing a notice of
appeal with the Municipality Clerk, setting out the objection to the by-law and the
reasons supporting the objection. This must be done by the last day for appealing the
by-law, which is 40 days after the by-law is passed.
The Municipality is conducting a public consultation process in order to address the
issues that come forward as part of that process, thereby avoiding or reducing the need
for an appeal to be made.
8.3.5 Complaints
A person required to pay a D.C., or his agent, may complain to the 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 Council to the O.L.T.
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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 Municipality and one or more landowners may enter into a front-ending agreement
that provides for the costs of a project that will benefit an area in the Municipality to
which the D.C. by-law applies. Such an agreement can provide for the costs to be
borne by one or more parties to the agreement who are, in turn, reimbursed in future by
persons who develop land defined in the agreement.
Part III of the D.C.A. (sections 44 to 58) addresses front-ending agreements and
removes some of the obstacles to their use which were contained in the Development
Charges Act, 1989. Accordingly, the Municipality assesses whether this mechanism is
appropriate for its use, as part of funding projects prior to Municipality 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."
Watson & Associates Economists Ltd.
PAGE 8-6
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It is also noted that subsection 59 (4) of the D.C.A. requires that the municipal approval
authority for a draft plan of subdivision under subsection 51 (31) of the Planning Act,
use its power to impose conditions to ensure that the first purchaser of newly subdivided
land is informed of all the D.C.s related to the development, at the time the land is
transferred.
In this regard, if the municipality in question is a commenting agency, in order to comply
with subsection 59 (4) of the D.C.A. it would need to provide to the approval authority
information regarding the applicable municipal D.C.s related to the site.
If the Municipality is an approval authority for the purposes of section 51 of the Planning
Act, it would be responsible to ensure that it collects information from all entities that
can impose a D.C.
The most effective way to ensure that purchasers are aware of this condition would be
to require it as a provision in a registered subdivision agreement, so that any purchaser
of the property would be aware of the charges at the time the title was searched prior to
closing a transaction conveying the lands.
Appendices
Watson & Associates Economists Ltd.
PAGE A-1
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Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
Watson & Associates Economists Ltd.
PAGE A-2
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Schedule 1
Municipality of Port Hope
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 2.3% 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 from Northumberland County Municipal Comprehensive Review - Long-term Growth Forecast and Urban Land Needs Analysis, December 2021,
Watson & Associates Economists Ltd., and discussions with Municipality of Port Hope staff regarding available urban land supply by Watson & Associates
Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings[2]
Apartments[3]
Other
Total
Households
16,590
16,214
504
15,710
5,140
411
968
33
6,552
2.475
17,150
16,753
468
16,285
5,455
490
1,105
25
7,075
2.368
17,700
17,294
409
16,885
5,560
520
1,215
20
7,315
2.364
18,110
17,697
420
17,277
5,718
544
1,269
20
7,551
2.344
21,460
20,968
498
20,470
6,164
1,540
1,498
20
9,223
2.273
22,649
22,130
524
21,606
6,298
1,939
1,566
20
9,823
2.253
560
539
-36
575
315
79
137
-8
523
550
541
-59
600
105
30
110
-5
240
410
403
11
392
158
24
54
0
236
3,350
3,271
78
3,193
446
996
229
0
1,672
4,539
4,433
104
4,329
580
1,395
297
0
2,272
Mid 2024 - Mid 2034
Buildout
Mid 2024 - Buildout
Population
(Including
Census
Undercount)[1]
Year
Excluding Census Undercount
Housing Units
Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Historical
Forecast
Incremental
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Mid 2024
Mid 2034
Mid 2021 - Mid 2024
Watson & Associates Economists Ltd.
PAGE A-3
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Figure 1
Municipality of Port Hope
Annual Housing Forecast [1]
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from Municipality of Port Hope building permit data, 2014 to 2023.
111
130
123
62
35
19
90
121
73
42
104
104
183
183
183
183
183
183
183
183
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 Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Schedule 2
Municipality of Port Hope
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.
Note: Figures have been rounded and may not add up precisely.
Source: Derived from Northumberland County Municipal Comprehensive Review - Long-term Growth Forecast and Urban Land Needs Analysis by Watson &
Associates Economists Ltd.
2024 - 2034
313
996
229
1,539
2,886
-1
2,886
78
2,964
2024 - Buildout
400
1,395
297
2,092
3,914
-1
3,913
104
4,017
2024 - 2034
133
0
0
133
307
-0
307
0
307
2024 - Buildout
180
0
0
180
416
-0
416
0
416
2024 - 2034
446
996
229
1,672
3,194
-1
3,193
78
3,271
2024 - Buildout
580
1,395
297
2,272
4,330
-1
4,329
104
4,433
Rural
Municipality of Port
Hope
Institutional
Population
Net Population
Including
Institutional
Location
Residential Units
In New Units
Population
Change
Urban
Development
Timing
Single & Semi-
Detached
Multiples [1]
Apartments [2]
Total
Gross Population
Existing Unit
Net Population
Increase,
Excluding
Institutional
Watson & Associates Economists Ltd.
PAGE A-5
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Schedule 3
Municipality of Port Hope
Current Year Growth Forecast
Mid-2021 to Mid-2024
Mid 2021 Population
17,294
Occupants of
Units (2)
236
New Housing Units,
multiplied by P.P.U. (3)
2.345
Mid 2021 to Mid 2024
gross population increase
553
553
Occupants of New
Units
10
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2021 to Mid 2024
gross population increase
11
11
Decline in Housing
Units (4)
7,315
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.022
Mid 2021 to Mid 2024
total decline in population
-161
-161
Population Estimate to Mid 2024
17,697
Net Population Increase, Mid 2021 to Mid 2024
403
(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
2.647
67%
1.772
Multiples (6)
2.150
10%
0.219
Apartments (7)
1.548
23%
0.354
Total
100%
2.345
[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 Unit [1]
(P.P.U.)
% Distribution of
Estimated Units [2]
Weighted Persons
Per Unit Average
Note: Numbers may not add to total due to roun
Watson & Associates Economists Ltd.
PAGE A-6
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Schedule 4
Municipality of Port Hope
10-Year Growth Forecast
Mid-2024 to Mid-2034
Mid 2024 Population
17,697
Occupants of
Units (2)
1,672
New Housing Units,
multiplied by P.P.U. (3)
1.910
Mid 2024 to Mid 2034
gross population increase
3,194
3,194
Occupants of New
Units
71
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2024 to Mid 2034
gross population increase
78
78
Decline in Housing
Units (4)
7,551
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
0.000
Mid 2024 to Mid 2034
total decline in population
-1
-1
Population Estimate to Mid 2034
20,968
Net Population Increase, Mid 2024 to Mid 2034
3,271
(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
2.311
27%
0.617
Multiples (6)
1.807
60%
1.077
Apartments (7)
1.581
14%
0.217
one bedroom or less 1.358
two bedrooms or more 1.691
Total
100%
1.910
[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 (7,315 units) + Mid 2021 to Mid 2024 unit estimate (236 units) = 7,551 units.
(5)
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to total due to rounding.
Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
Population
2021 Population (17,294) + Mid 2021 to Mid 2024 estimated housing units to beginning of forecast period (236 x 2.345 = 553) + (10 x 1.1 =
11) + (7,315 x -0.022 = -161) = 17,697
Structural Type
Persons Per Unit [1]
(P.P.U.)
% Distribution of
Estimated Units [2]
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-7
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Schedule 5
Municipality of Port Hope
Long-Term Growth Forecast
Mid-2024 to Buildout
Mid 2024 Population
17,697
Occupants of
Units (2)
2,272
New Housing Units,
multiplied by P.P.U. (3)
1.906
Mid 2024 to Buildout
gross population increase
4,330
4,330
Occupants of New
Units
94
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2024 to Buildout
gross population increase
103
103
Decline in Housing
Units (4)
7,551
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
0.000
Mid 2024 to Buildout
total decline in population
-1
-1
Population Estimate to Buildout
22,130
Net Population Increase, Mid 2024 to Buildout
4,433
(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
2.311
26%
0.590
Multiples (6)
1.807
61%
1.109
Apartments (7)
1.581
13%
0.207
one bedroom or less 1.358
two bedrooms or more 1.691
Total
100%
1.906
[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 (7,315 units) + Mid 2021 to Mid 2024 unit estimate (236 units) = 7,551 units.
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to total due to rounding.
Population
Structural Type
Persons Per Unit [1]
(P.P.U.)
% Distribution of
Estimated Units [2]
Weighted Persons
Per Unit Average
2021 Population (17,294) + Mid 2021 to Mid 2024 estimated housing units to beginning of forecast period (236 x 2.345 = 553) + (10 x 1.1 =
11) + (7,315 x -0.022 = -161) = 17,697
Watson & Associates Economists Ltd.
PAGE A-8
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Schedule 6
Municipality of Port Hope
Summary of Active Development Applications, Vacant Land Supply and Intensification
Housing Potential as of 2024
[1] Includes townhomes and apartments in duplexes.
[2] Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
[3] Includes special care/special needs/collective dwellings that are a commercial, institutional or
communal in nature.
[4] Derived from intensification opportunities identified in the Municipality of Port Hope in the
Northumberland County Municipal Comprehensive Review - Long-term Growth Forecast and
Urban Land Needs Analysis, December 2021, by Watson & Associates Economists Ltd
Source: Derived from housing supply potential identified in the Northumberland County
Municipal Comprehensive Review - Long-term Growth Forecast and Urban Land Needs
Analysis, December 2021, by Watson & Associates Economists Ltd. and updated by Planning
Staff at the Municipality of Port Hope, summarized by Watson & Associates Economists Ltd.
Singles &
Semi-
Detached
Multiples [1]
Apartments [2]
Institutional [3]
Total
Registered & Draft Approved
353
115
21
74
563
% Breakdown
63%
20%
4%
13%
100%
Vacant Lands Designated for Residential
41
43
28
0
112
% Breakdown
37%
38%
25%
0%
100%
Additional Intensification [4]
6
1,237
248
0
1,491
% Breakdown
0%
83%
17%
0%
100%
Total
400
1,395
297
74
2,166
% Breakdown
18%
64%
14%
3%
100%
Stage of Development
Density Type
Watson & Associates Economists Ltd.
PAGE A-9
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Schedule 7
Municipality of Port Hope
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 Municipality of Port Hope data, 2014 to 2023; by Watson &
Associates Economists Ltd.
Residential Building Permits
Total
2014
110
0
1
111
2015
111
15
4
130
2016
106
4
13
123
2017
45
17
0
62
2018
19
16
0
35
Sub-total
391
52
18
461
Average (2014 - 2018)
78
10
4
92
% Breakdown
84.8%
11.3%
3.9%
100.0%
2019
8
0
11
19
2020
71
16
3
90
2021
83
24
14
121
2022
39
0
34
73
2023
36
0
6
42
Sub-total
237
40
68
345
Average (2019 - 2023)
47
8
14
69
% Breakdown
68.7%
11.6%
19.7%
100.0%
2014 - 2023
Total
628
92
86
806
Average
63
9
9
81
% Breakdown
77.9%
11.4%
10.7%
100.0%
Singles &
Semi
Detached
Multiples[1]
Apartments[2]
Year
Watson & Associates Economists Ltd.
PAGE A-10
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Schedule 8a
Municipality of Port Hope
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
-
-
-
2.652
-
2.647
6-10
-
-
1.667
2.355
-
2.222
11-15
-
-
1.857
2.523
-
2.344
2.405
2.311
16-20
-
-
1.818
2.436
-
2.361
20-25
-
-
-
2.810
-
2.654
25-35
-
-
-
2.879
-
2.825
35+
-
1.650
1.770
2.614
3.478
2.499
Total
0.727
1.880
1.781
2.604
3.627
2.489
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
-
1.750
2.621
-
2.305
6-10
-
1.273
1.727
2.316
-
1.986
11-15
-
-
1.842
2.429
-
2.195
16-20
-
-
1.846
2.467
-
2.376
20-25
-
-
-
2.818
-
2.600
25-35
-
-
-
2.722
-
2.612
35+
-
1.242
1.778
2.620
3.438
2.314
Total
-
1.274
1.776
2.596
3.613
2.311
Watson & Associates Economists Ltd.
PAGE A-11
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Schedule 8b
Northumberland County
Person Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
[3] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population
Age of
Multiples[1]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
15 Year Average
15 Year Average Adjusted [3]
1-5
-
-
1.667
3.154
-
2.150
6-10
-
-
1.613
1.875
-
1.692
11-15
-
-
1.686
2.412
-
1.797
1.880
1.807
16-20
-
-
1.500
-
-
1.818
1.864
1.807
20-25
-
-
2.000
-
-
1.882
1.868
1.807
25-35
-
-
2.214
3.917
-
2.893
35+
0.625
1.255
1.893
2.760
-
2.064
Total
0.552
1.338
1.795
2.754
-
2.028
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
-
-
1.645
-
-
1.548
6-10
-
-
1.609
-
-
1.571
11-15
-
1.364
1.800
-
-
1.635
1.585
1.581
16-20
-
1.286
1.571
-
-
1.525
1.570
1.581
20-25
-
-
1.818
-
-
1.571
1.570
1.581
25-35
-
1.000
1.619
-
-
1.632
35+
0.591
1.181
1.769
2.756
-
1.560
Total
0.769
1.201
1.738
2.649
-
1.566
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
1.750
1.839
2.676
3.833
2.400
6-10
-
1.409
1.762
2.570
3.793
2.369
11-15
-
1.417
1.814
2.583
2.769
2.289
16-20
-
1.417
1.760
2.537
3.878
2.392
20-25
-
1.462
1.651
2.598
4.250
2.459
25-35
-
1.053
1.928
2.645
4.091
2.572
35+
1.130
1.268
1.827
2.529
3.489
2.303
Total
1.833
1.305
1.813
2.552
3.612
2.339
Watson & Associates Economists Ltd.
PAGE A-12
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Schedule 9
Municipality of Port Hope
Person Per Unit Structural Type and Age of Dwelling
(2021 Census)
2.65
2.22
2.34
2.36
2.65
2.83
2.50
2.15
1.69
1.80
1.82
1.88
2.89
2.06
1.55
1.57
1.63
1.52
1.57
1.63
1.56
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 Northumberland County.
Watson & Associates Economists Ltd.
PAGE A-13
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Schedule 10a
Municipality of Port Hope
Employment Forecast, 2024 to Buildout
[1] Statistics Canada defines no fixed place of work (N.F.P.O.W.) employees as "persons who do not go from home to the same workplace location at the
beginning of each shift. Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc."
Note: Statistics Canada 2021 Census place of work employment data has been reviewed. The 2021 Census employment results have not been utilized due to a
significant increase in work at home employment captured due to Census enumeration occurring during the provincial COVID-19 lockdown from April 1, 2021 to
June 14, 2021.
Source: Derived from Northumberland County Municipal Comprehensive Review - Long-term Growth Forecast and Urban Land Needs Analysis by Watson &
Associates Economists Ltd.
Employment
Mid 2011
16,214
0.011
0.035
0.102
0.117
0.109
0.373
0.065
0.438
180
560
1,653
1,903
1,760
6,055
1,052
7,107
5,495
Mid 2016
16,753
0.008
0.040
0.090
0.122
0.079
0.340
0.065
0.405
135
675
1,508
2,048
1,325
5,690
1,095
6,785
5,015
Mid 2024
17,697
0.008
0.048
0.095
0.132
0.086
0.369
0.061
0.430
148
854
1,673
2,331
1,522
6,528
1,085
7,613
5,674
Mid 2034
20,968
0.007
0.045
0.097
0.122
0.081
0.352
0.059
0.411
148
946
2,036
2,564
1,688
7,382
1,245
8,627
6,436
Buildout
22,130
0.007
0.044
0.108
0.121
0.080
0.360
0.058
0.418
148
964
2,399
2,675
1,773
7,959
1,284
9,243
6,995
Mid 2011 - Mid 2016
539
-0.003
0.006
-0.012
0.005
-0.029
-0.034
0.000
-0.033
-45
115
-145
145
-435
-365
43
-322
-480
Mid 2016 - Mid 2024
944
0.000
0.008
0.005
0.010
0.007
0.029
-0.004
0.025
13
179
166
284
197
838
-10
828
659
Mid 2024 - Mid 2034
3,271
-0.001
-0.003
0.003
-0.009
-0.005
-0.017
-0.002
-0.019
0
92
363
233
166
854
160
1,014
762
Mid 2024 - Buildout
4,433
-0.002
-0.005
0.014
-0.011
-0.006
-0.009
-0.003
-0.013
0
110
726
344
251
1,431
199
1,630
1,321
Mid 2011 - Mid 2016
108
0.00
0.00
0.00
0.00
-0.01
-0.01
0.00
-0.01
-9
23
-29
29
-87
-73
9
-64
-96
Mid 2016 - Mid 2024
118
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
2
22
21
35
25
105
-1
104
82
Mid 2024 - Mid 2034
327
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0
9
36
23
17
85
16
101
76
N.F.P.O.W.[1]
Activity Rate
Period
Population
Primary
Work at
Home
Industrial
Commercial/
Population
Related
Institutional
Total
Employment
Primary
Total
Total Employment
(Including
N.F.P.O.W.)
Institutional
Total (Excluding
Work at Home and
N.F.P.O.W.)
Incremental Change
Annual Average
Total Including
N.F.P.O.W.
N.F.P.O.W.[1]
Work at
Home
Industrial
Commercial/
Population
Related
Watson & Associates Economists Ltd.
PAGE A-14
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Schedule 10b
Municipality of Port Hope
Employment and Gross Floor Area (G.F.A.) Forecast, 2024 to Buildout
[1] Square Foot Per Employee Assumptions
Industrial
1,500
Commercial/Population-Related
500
Institutional
674
[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 urban buildout forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
Mid 2011
16,214
180
1,653
1,903
1,760
5,495
2,478,800
951,300
1,364,000
5,334,100
Mid 2016
16,753
135
1,508
2,048
1,325
5,015
2,261,300
1,023,800
1,026,900
4,717,000
Mid 2024
17,697
148
1,673
2,331
1,522
5,674
Mid 2034
20,968
148
2,036
2,564
1,652
6,400
Buildout
22,130
148
2,399
2,675
1,725
6,947
Mid 2011 - Mid 2016
539
-45
-145
145
-435
-480
Mid 2016 - Mid 2024
944
13
166
284
197
659
248,200
141,700
152,700
-4,273,000
Mid 2024 - Mid 2034
3,271
0
363
233
130
726
544,500
116,500
85,400
746,400
Mid 2024 - Buildout
4,433
0
726
344
203
1,273
1,089,000
172,000
136,900
1,397,900
Mid 2011 - Mid 2016
108
-9
-29
29
-87
-96
Mid 2016 - Mid 2024
118
2
21
35
25
82
31,025
17,713
19,088
-534,125
Mid 2024 - Mid 2034
327
0
36
23
13
73
54,450
11,650
8,540
74,640
Total
Period
Population
Employment
Gross Floor Area in Square Feet (Estimated) [1]
Primary
Industrial
Commercial/
Population
Related
Institutional [2]
Industrial
Commercial/
Population
Related
Institutional [2]
Total
Annual Average
Incremental Change
Watson & Associates Economists Ltd.
PAGE A-15
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Schedule 10c
Municipality of Port Hope
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
1,500
Commercial/Population-Related
500
Institutional
674
[2] Primary industry includes bona-fide, non bona-fide farming and cannabis growing operation related employment.
[3] Forecast institutional employment and gross floor area has been adjusted downward to account for employment associated with special care units.
[4] Employment Increase does not include No Fixed Place of Work.
*Reflects Mid-2024 to urban buildout forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Derived from Northumberland County Municipal Comprehensive Review - Long-term Growth Forecast and Urban Land Needs Analysis by Watson &
Associates Economists Ltd.
2024 - 2034
418,500
104,500
85,400
608,400
618
2024 - Buildout
933,000
156,000
136,900
1,225,900
1,137
2024 - 2034
126,000
12,000
-
138,000
108
2024 - Buildout
156,000
16,000
-
172,000
136
2024 - 2034
544,500
116,500
85,400
746,400
726
2024 - Buildout
1,089,000
172,000
136,900
1,397,900
1,273
Development Location
Timing
Industrial
G.F.A. S.F. [1]
Commercial
G.F.A. S.F. [1]
Employment
Increase [3]
Urban Area
Institutional
G.F.A. S.F. [1], [2]
Total Non-
Residential
G.F.A. S.F.
Rural Area
Municipality of Port Hope
Watson & Associates Economists Ltd.
PAGE A-16
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Schedule 11
Municipality of Port Hope
Employment Categories by Major Employment Sector
Note: Employment is classified by North American Industry Classification System (NAICS)
Code.
Source: Watson & Associates Economists Ltd.
Primary Industry Employment
11
Agriculture, forestry, fishing and hunting
21
Mining and oil and gas extraction
Industrial and Other Employment
22
Utilities
23
Construction
31-33
Manufacturing
41
Wholesale trade
48-49
Transportation and warehousing
56
Administrative and support
Population Related Employment
44-45
Retail trade
51
Information and cultural industries
52
Finance and insurance
53
Real estate and rental and leasing
54
Professional, scientific and technical services
55
Management of companies and enterprises
56
Administrative and support
71
Arts, entertainment and recreation
72
Accommodation and food services
81
Other services (except public administration)
Institutional
61
Educational services
62
Health care and social assistance
91
Public administration
Comments
Categories which relate to local
land-based resources
Categories which relate primarily
to industrial land supply and
demand
Categories which relate primarily
to population growth within the
municipality
NAICS
Employment by industry
Watson & Associates Economists Ltd.
PAGE B-1
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Appendix B
Level of Service
Watson & Associates Economists Ltd.
PAGE B-2
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-1
Historical Level of Service Calculation
Services Related to a Highway - Roads
Length (kilometres) of Roadways
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/km)
2 Lane Rural Arterial
13.9
13.9
13.9
13.9
13.9
13.9
13.9
13.9
13.9
13.9
13.9
13.9
13.9
13.9
13.9
$1,052,000
2 Lane Semi-Urban Arterial
3.7
3.7
3.7
3.7
3.7
3.7
3.7
3.7
3.7
3.7
3.7
3.0
3.0
3.0
2.7
$1,576,000
2 Lane Urban Arterial
5.7
5.7
5.7
5.7
5.7
5.7
5.7
5.7
5.7
5.7
5.7
6.4
6.4
6.4
6.7
$3,012,000
3 Lane Urban Arterial
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
$3,755,000
4 Lane Urban Arterial
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
$4,319,000
2 Lane Rural Collector
49.9
49.9
49.9
49.9
49.9
49.9
49.9
49.9
49.9
49.9
49.9
49.9
49.9
49.9
49.9
$873,000
2 Lane Semi-Urban Collector
9.0
8.0
8.0
8.5
8.5
8.3
8.3
8.3
8.3
8.3
8.3
8.3
8.3
8.3
7.7
$1,392,000
2 Lane Urban Collector
15.4
16.5
16.5
16.5
16.5
16.8
16.9
16.9
16.9
16.9
17.7
18.0
18.0
18.0
18.6
$2,624,000
4 Lane Urban Collector
-
-
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
$3,831,000
Total
100.8
100.8
100.9
101.5
101.5
101.5
101.6
101.6
101.6
101.6
102.4
102.7
102.7
102.7
102.7
Population
16,441
16,357
16,214
16,127
16,176
16,399
16,559
16,753
16,988
17,089
17,129
17,130
17,293
17,294
17,543
Per Capita Standard
0.0061
0.0062
0.0062
0.0063
0.0063
0.0062
0.0061
0.0061
0.0060
0.0059
0.0060
0.0060
0.0059
0.0059
0.0059
15 Year Average
2009 to 2023
Quantity Standard
0.0061
Quality Standard
$1,479,225
Service Standard
$9,023
D.C. Amount (before deductions)
10 Year
Forecast Population
3,271
$ per Capita
$9,023
Eligible Amount
$29,515,116
Watson & Associates Economists Ltd.
PAGE B-3
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-2
Historical Level of Service Calculation
Services Related to a Highway - Public Works Facilities
Square Feet of Building Area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Victoria Works Garage - Urban Area
5,668
-
-
-
-
-
-
-
-
-
-
-
-
-
-
$314
$350
Victoria Works Storage Shed - Urban Area
2,000
-
-
-
-
-
-
-
-
-
-
-
-
-
-
$63
$73
Victoria Works Sand Storage Shed - Urban Area
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
$63
$73
Canton Works Garage - Rural Area
8,181
8,181
8,181
8,181
8,181
8,181
8,181
8,181
8,181
8,181
8,181
8,181
8,181
8,181
8,181
$193
$216
Canton Works Sand/Salt Dome - Rural Area
9,500
9,500
9,500
9,500
9,500
9,500
9,500
9,500
9,500
9,500
9,500
9,500
9,500
9,500
9,500
$68
$79
Canton Works Fuel Shed - Rural Area
240
240
240
240
240
240
240
240
240
240
240
240
240
240
240
$1,117
$1,235
Canton Works - South Storage Building
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
$99
$113
Joint Operations Centre
-
14,932
14,932
14,932
14,932
14,932
14,932
14,932
14,932
14,932
14,932
14,932
14,932
14,932
14,932
$445
$494
Total
33,789
41,053
41,053
41,053
41,053
41,053
41,053
41,053
41,053
41,053
41,053
41,053
41,053
41,053
41,053
Population
16,441
16,357
16,214
16,127
16,176
16,399
16,559
16,753
16,988
17,089
17,129
17,130
17,293
17,294
17,543
Per Capita Standard
2.0552
2.5098
2.5319
2.5456
2.5379
2.5034
2.4792
2.4505
2.4166
2.4023
2.3967
2.3966
2.3740
2.3738
2.3401
15 Year Average
2009 to 2023
Quantity Standard
2.4209
Quality Standard
$260
Service Standard
$630
D.C. Amount (before deductions)
10 Year
Forecast Population
3,271
$ per Capita
$630
Eligible Amount
$2,061,842
Watson & Associates Economists Ltd.
PAGE B-4
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-3
Historical Level of Service Calculation
Services Related to a Highway - Public Works Vehicles
Number of Vehicles and Equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
1976 Champion Grader
1
1
-
-
-
-
-
-
-
-
-
-
-
-
-
$665,000
1982 Homemade Trailer - New Paint Trailer
1
1
1
1
1
1
1
1
1
1
-
-
-
-
-
$78,900
1987 Dresser Loader
1
1
1
-
-
-
-
-
-
-
-
-
-
-
-
$225,400
1988 John Deere 690D LC (Rural Excavator)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$473,100
1990 JC Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$78,900
1994 Volvo Loader - #17
1
1
1
1
1
1
1
1
1
1
1
1
-
-
-
$354,900
1996 John Deere Backhoe/Loader 310D
1
1
1
1
1
1
1
1
1
1
1
1
1
1
-
$268,100
1996 John Deere Loader M/544G
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$354,900
1997 Champion Grader M/740
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$665,000
1997 Ford CC D/T - One Tonne - Truck #1
1
1
1
1
1
1
1
1
1
1
1
1
1
-
-
$76,400
1998 Oshkosh P2526 Snow Plow
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$563,700
1998 Trackless - # 68
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$206,600
1999 Chevrolet Astrovan
1
1
1
-
-
-
-
-
-
-
-
-
-
-
-
$52,200
1999 Volvo Loader - #13
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$354,900
2000 Dynaweld Float
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$78,900
2002 Johnson Sweeper- #14
1
1
1
1
1
1
1
1
1
1
1
1
1
-
-
$591,500
2003 Massey Tractor M/481 with Laurin Cab -
#15
1
1
1
1
1
1
1
1
1
1
1
-
-
-
-
$110,500
2004 Chevrolet Pickup (Roads # 2)
3
3
3
3
3
3
3
3
3
1
1
1
1
-
-
$52,200
2004 International Tandem Dump/Plow/Sander
3
3
3
3
3
3
3
3
3
2
2
2
2
1
-
$493,500
2004 International Single Axle Dump
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$430,800
2004 John Deere M/6320 Tractor with flail
mower
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$276,000
2005 Homemade Trailer (Fuel Trailer)
1
1
1
1
1
1
1
1
1
-
-
-
-
-
-
$2,000
2006 Bush Hog Mower
1
-
-
-
-
-
-
-
-
-
-
-
-
-
-
$38,600
2006 International Tandem Dump/Plow/Sander
2
2
2
2
2
2
2
2
2
2
2
2
2
1
-
$493,500
2006 Komatsu WA250PT Loader - #70
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$354,900
2008 International 7600 Dump/Plow (#3-08, #9-
08, #12-08)
3
3
3
3
3
3
3
3
3
3
3
3
3
3
1
$493,500
Watson & Associates Economists Ltd.
PAGE B-5
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-3 (continued)
Historical Level of Service Calculation
Services Related to a Highway - Public Works Vehicles
Number of Vehicles and Equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
2008 Trackless - MT5T Tractor & Mower/Plow
Attachments - #69
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$283,900
2009 Chevrolet Silverado Crew Cab
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$67,600
2010 John Deere Skid Steer - #72
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$157,800
2011 Chevrolet 3/4 ton HD #11-5
-
-
1
1
1
1
1
1
1
1
1
1
1
1
-
$67,600
2012 Dodge Ram
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$67,600
2013 John Deere 544K
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$354,900
2014 International 7600 Plow/Wing
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$493,500
2015 GMC Sierra 2500 4x4 Pick up Truck
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$67,600
2017 Trackless MT7 Municipal Tractor
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$180,200
2018 International Tandem Axle Snow Plow
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$493,500
2018 International Single Axle Snow Plow
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$430,800
580SN/W Loader Backhoe
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$197,600
2017 Chevrolet Silverado WT 3500
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$76,400
2018 Chevrolet 3500 1 Tonne/Snow Plow
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$76,400
2019 International Tandem Snow Plow
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$493,500
2020 International Tandem Snow Plow
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$493,500
2021 International Tandem Snow Plow
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$493,500
2020 Chevrolet 1/2 Ton Pickup
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$52,200
2020 Chevrolet 3500 1 Ton
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$76,400
2022 Chevrolet 3500 1 Ton
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$76,400
2022 Whirlwind Vacuum Street Sweeper
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$76,400
2022 Chevrolet 3500 1 Ton
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$76,400
2023 Chevrolet 2500 3/4 Ton Pickup
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$67,600
2024 Chevrolet 2500 3/4 Ton Pickup
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$67,600
2023 International 7600 Tandem Snow Plow
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$493,500
Watson & Associates Economists Ltd.
PAGE B-6
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-3 (continued)
Historical Level of Service Calculation
Services Related to a Highway - Public Works Vehicles
Number of Vehicles and Equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
2023 International 7600 Tandem Snow Plow
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$493,500
2023 International 7600 Tandem Snow Plow
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$493,500
Total
35
35
35
34
36
34
35
35
36
37
38
40
39
37
36
Population
16,441
16,357
16,214
16,127
16,176
16,399
16,559
16,753
16,988
17,089
17,129
17,130
17,293
17,294
17,543
Per Capita Standard
0.0021
0.0021
0.0022
0.0021
0.0022
0.0021
0.0021
0.0021
0.0021
0.0022
0.0022
0.0023
0.0023
0.0021
0.0021
15 Year Average
2009 to 2023
Quantity Standard
0.0022
Quality Standard
$293,082
Service Standard
$645
D.C. Amount (before deductions)
10 Year
Forecast Population
3,271
$ per Capita
$645
Eligible Amount
$2,109,075
Watson & Associates Economists Ltd.
PAGE B-7
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-4
Historical Level of Service Calculation
Fire Protection Services - Fire Stations
Square Feet of Building Area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Fire Hall - Port Hope (Station #1)
7,273
7,273
7,273
7,273
7,273
7,273
7,273
7,273
7,273
7,273
7,273
7,273
7,273
7,273
7,273
$653
$757
Fire Hall - Welcome (Station #2)
3,664
3,664
3,664
3,664
3,664
3,664
3,664
3,664
3,664
3,664
3,664
3,664
3,664
3,664
3,664
$653
$757
Fire Hall - Garden Hill (Station #3)
2,664
2,664
2,664
2,664
2,664
2,664
2,664
2,664
2,664
2,664
4,281
4,281
4,281
4,281
4,281
$653
$757
Total
13,601
13,601
13,601
13,601
13,601
13,601
13,601
13,601
13,601
13,601
15,218
15,218
15,218
15,218
15,218
Population
16,441
16,357
16,214
16,127
16,176
16,399
16,559
16,753
16,988
17,089
17,129
17,130
17,293
17,294
17,543
Per Capita Standard
0.8273
0.8315
0.8388
0.8434
0.8408
0.8294
0.8214
0.8119
0.8006
0.7959
0.8884
0.8884
0.8800
0.8800
0.8675
15 Year Average
2009 to 2023
Quantity Standard
0.8430
Quality Standard
$757
Service Standard
$638
D.C. Amount (before deductions)
10 Year
Forecast Population
3,271
$ per Capita
$638
Eligible Amount
$2,087,421
Watson & Associates Economists Ltd.
PAGE B-8
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-5
Historical Level of Service Calculation
Fire Protection Services - Fire Vehicles
Number of Vehicles
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Port Hope (Station #1)
191 - 1996 Rescue - GMC Top Kick CC70C Van
1
1
1
1
1
1
1
1
1
1
1
1
1
1
-
$416,700
195 - 2005 Chevrolet Kodiak C5500 Pumper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$575,000
199 - 2008 Dependable/Crimson Aerial Platform
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$3,000,000
171 - 2012 Pumper Truck - International
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,200,000
102 - 2016 Dodge Journey
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$85,000
102 - 2008 Chevrolet Silverado
1
1
1
1
1
1
1
1
1
1
1
1
1
-
-
$70,900
107 - 2013 Grand Caravan SE
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$55,000
191 - 2022 Dependable Light Rescue
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$455,000
101 - 2021 GMC Sierra
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$95,000
103 - 2022 Dodge Ram 1500
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$95,000
Welcome (Station #2)
184 - 1994 Tanker
1
1
1
1
1
1
1
1
1
1
1
-
-
-
-
$454,200
192 - 2000 Rescue - Ford Van F550/V8
1
1
1
1
1
1
1
1
1
1
1
1
1
1
-
$418,200
182 - 2002 Pumper/Tanker - Freightliner FL80
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,300,000
172 - 2011 Pumper Truck - International
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,200,000
190 - 2023 Heavy Rescue Spartan
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$1,100,000
192 - 2005 Chevrolet Kodiak C5500 Mini Pumper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$575,000
Garden Hill (Station #3)
173 - 1995 Pumper - GMC Top Kick
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$750,000
197 - 2003 Tahoe
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$64,900
183 - 2010 Station 3 Tanker
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,300,000
196 - 2011 Kubota ATV
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$65,000
173 - 2016 Dependable Spartan Rescue Pumper
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$1,200,000
198 - 2017 Atlas 8x14' Enclosed Cargo Trailer
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$15,000
197 - 2019 Chevrolet Silverado
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$95,000
Watson & Associates Economists Ltd.
PAGE B-9
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-5 (continued)
Historical Level of Service Calculation
Fire Protection Services - Fire Vehicles
Number of Vehicles
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
1976 Grass/Brush Truck
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$86,500
2011 Fire Safety Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$12,000
Inflatable Fire Safety House
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$17,500
2008 Dodge Charger
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$57,700
Total
15
16
18
19
19
19
19
17
18
19
19
18
19
18
19
Population
16,441
16,357
16,214
16,127
16,176
16,399
16,559
16,753
16,988
17,089
17,129
17,130
17,293
17,294
17,543
Per Capita Standard
0.0009
0.0010
0.0011
0.0012
0.0012
0.0012
0.0011
0.0010
0.0011
0.0011
0.0011
0.0011
0.0011
0.0010
0.0011
15 Year Average
2009 to 2023
Quantity Standard
0.0011
Quality Standard
$624,655
Service Standard
$687
D.C. Amount (before deductions)
10 Year
Forecast Population
3,271
$ per Capita
$687
Eligible Amount
$2,247,570
Watson & Associates Economists Ltd.
PAGE B-10
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-6
Historical Level of Service Calculation
Fire Protection Services - Fire Equipment
Number of Equipment and Gear
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Fire Fighters - Port Hope Hall
27
27
27
27
27
27
28
29
29
30
30
30
30
30
30
$7,200
Fire Fighters - Welcome Hall
22
22
22
22
22
22
23
24
24
25
25
25
25
25
25
$7,200
Fire Fighters - Garden Hill Hall
22
22
22
22
22
21
21
21
20
20
20
20
20
20
20
$7,200
Breathing Apparatus
40
40
40
40
40
40
40
40
40
40
40
40
40
45
45
$18,400
Dry Hydrants
1
1
2
2
3
3
4
4
5
5
5
5
5
5
5
$10,800
Portable Radios
64
64
64
64
64
64
66
68
67
69
69
69
69
69
69
$2,077
Total
175
175
176
176
177
177
182
186
185
189
189
189
189
194
194
Population
16,441
16,357
16,214
16,127
16,176
16,399
16,559
16,753
16,988
17,089
17,129
17,130
17,293
17,294
17,543
Per Capita Standard
0.0106
0.0107
0.0109
0.0109
0.0109
0.0108
0.0110
0.0111
0.0109
0.0111
0.0110
0.0110
0.0109
0.0112
0.0111
15 Year Average
2009 to 2023
Quantity Standard
0.0109
Quality Standard
$7,927
Service Standard
$86
D.C. Amount (before deductions)
10 Year
Forecast Population
3,271
$ per Capita
$86
Eligible Amount
$282,614
Watson & Associates Economists Ltd.
PAGE B-11
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-7
Historical Level of Service Calculation
Parks and Recreation Services - Parkland Development
Acres of Parkland
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Acre)
Community Parks
212
212
212
232
232
232
232
232
232
232
232
232
232
232
232
$142,200
Neighbourhood Parks
61
61
61
61
61
61
61
61
61
62
63
63
63
63
63
$66,200
Natural Environment Parks
90
90
90
90
90
90
90
90
90
90
90
90
90
90
90
$6,100
Skate Park
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$628,300
Total
363
364
364
384
384
384
384
384
384
385
386
386
386
386
386
Population
16,441
16,357
16,214
16,127
16,176
16,399
16,559
16,753
16,988
17,089
17,129
17,130
17,293
17,294
17,543
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
0.0227
Quality Standard
$98,925
Service Standard
$2,246
D.C. Amount (before deductions)
10 Year
Forecast Population
3,271
$ per Capita
$2,246
Eligible Amount
$7,345,325
Watson & Associates Economists Ltd.
PAGE B-12
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-8
Historical Level of Service Calculation
Parks and Recreation Services -Trails
Linear Kilometres of Trails
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/ Linear
Kilometre)
Hiking Trails/kilometres
34.0
34.0
34.0
34.0
34.0
34.0
34.0
34.0
34.0
34.0
34.0
34.0
34.0
34.0
34.0
$6,600
Paved Trail/kilometres
1.0
2.0
2.0
2.0
2.0
2.0
2.0
2.0
2.9
2.9
2.9
2.9
2.9
2.9
3.5
$250,000
Gravel Trail/kilometres
29.0
30.0
30.0
31.0
33.0
33.0
33.0
33.0
32.6
32.6
32.6
32.6
32.6
32.6
32.1
$125,000
Boardwalk Trail/kilometres
0.1
0.1
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
0.3
$2,500,000
Total
64.1
66.1
66.3
67.3
69.3
69.3
69.3
69.3
69.8
69.8
69.8
69.8
69.8
69.8
69.9
Population
16,441
16,357
16,214
16,127
16,176
16,399
16,559
16,753
16,988
17,089
17,129
17,130
17,293
17,294
17,543
Per Capita Standard
0.0039
0.0040
0.0041
0.0042
0.0043
0.0042
0.0042
0.0041
0.0041
0.0041
0.0041
0.0041
0.0040
0.0040
0.0040
15 Year Average
2009 to 2023
Quantity Standard
0.0041
Quality Standard
$80,044
Service Standard
$328
D.C. Amount (before deductions)
10 Year
Forecast Population
3,271
$ per Capita
$328
Eligible Amount
$1,073,477
Watson & Associates Economists Ltd.
PAGE B-13
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-9
Historical Level of Service Calculation
Parks and Recreation Services - Recreation Facilities
Square Feet of Building Area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Jack Burger Sports Complex
46,000
46,000
46,000
46,000
46,000
46,000
46,000
61,330
61,330
61,330
61,330
61,330
61,330
61,330
61,330
$915
$1,012
Lions Recreation Centre
9,200
9,200
9,200
9,200
9,200
9,200
9,200
9,200
9,200
9,200
9,200
9,200
9,200
9,200
9,200
$915
$1,012
Ruth Clarke Activity Centre
5,400
5,400
5,400
5,400
5,400
5,400
5,400
5,400
5,400
5,400
5,400
5,400
5,400
5,400
5,400
$915
$1,012
Town Park Recreation Centre
13,500
13,500
13,500
13,500
13,500
13,500
13,500
13,500
13,500
13,500
13,500
13,500
13,500
13,500
20,700
$915
$1,012
Fall Fair Building
13,300
13,300
13,300
13,300
13,300
13,300
13,300
13,300
13,300
13,300
13,300
13,300
13,300
13,300
13,300
$288
$321
Vincent Massey (VMMC)
14,100
14,100
-
-
-
-
-
-
-
-
-
-
-
-
-
$373
$415
Canton Municipal Office (Parks and Rec. Space)
1,900
1,900
1,900
1,900
1,900
1,900
1,900
1,900
1,900
1,900
1,900
1,900
1,900
1,900
1,900
$627
$695
95 Mill Street South (Parks Storage)
1,152
1,152
1,152
1,152
1,152
1,152
1,152
1,152
1,152
-
-
-
-
-
-
$124
$140
Fish Cleaning Station
1,452
1,452
1,452
1,452
1,452
1,452
1,452
1,452
1,452
1,452
1,452
1,452
1,452
1,452
1,452
$218
$244
Joint Operation Centre - (Parks and Rec. Space)
-
5,668
5,668
5,668
5,668
5,668
5,668
5,668
5,668
5,668
5,668
5,668
5,668
5,668
5,668
$627
$695
Marina
1,600
1,600
1,600
1,600
1,600
1,600
1,600
1,600
1,600
1,600
1,600
1,600
1,600
1,600
1,600
$433
$481
Wladyka Park Washroom
500
500
500
500
500
500
500
500
500
700
700
700
700
700
700
$433
$481
Town Park Washroom
400
400
400
400
400
400
400
400
400
400
400
400
400
400
400
$433
$481
Alex Carruthers Memorial Park Washroom/Canteen
600
600
600
600
600
600
600
600
600
600
200
200
200
200
200
$433
$481
Total
109,104
114,772
100,672
100,672
100,672
100,672
100,672
116,002
116,002
115,050
114,650
114,650
114,650
114,650
121,850
Population
16,441
16,357
16,214
16,127
16,176
16,399
16,559
16,753
16,988
17,089
17,129
17,130
17,293
17,294
17,543
Per Capita Standard
6.6361
7.0167
6.2090
6.2425
6.2235
6.1389
6.0796
6.9243
6.8285
6.7324
6.6933
6.6929
6.6299
6.6295
6.9458
15 Year Average
2009 to 2023
Quantity Standard
6.5749
Quality Standard
$867
Service Standard
$5,701
D.C. Amount (before deductions)
10 Year
Forecast Population
3,271
$ per Capita
$5,701
Eligible Amount
$18,648,004
Watson & Associates Economists Ltd.
PAGE B-14
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-10
Historical Level of Service Calculation
Parks and Recreation Services - Parks & Recreation Vehicles and Equipment
Number of Vehicles and Equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
1978 Case Loader 580C
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$93,900
1991 Ford Tractor
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$78,900
1994 Chevrolet Crew Cab
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$52,200
1996 Polaris ATV
1
1
1
1
1
1
1
1
1
1
1
1
1
1
-
$31,600
1997 Miska Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$18,900
1998 Kubota Lawn Tractor
1
1
1
1
1
1
1
1
-
-
-
-
-
-
-
$41,400
1999 Chevrolet Silverado P/U
1
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$52,200
2000 Chevrolet Pickup
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$52,200
2000 Zamboni Ice Resurfacer S/5204246
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$141,900
2002 UT162 Utility Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,500
2003 New Holland TC40 Tractor
1
1
1
1
1
1
1
1
1
-
-
-
-
-
-
$56,400
2005 Ventrac 4200 VXD Tractor
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$44,100
2007 Chevrolet Silverado (Dump Box)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$52,200
2007 Toro Sandpro 5040 & attachments
1
1
1
1
1
1
1
1
1
1
1
1
-
-
-
$36,300
2019 Toro Sandpro 5040 & attachments
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$36,300
2008 Advantage Landscape Trailer LS610
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$7,500
2008 Pickup GMC 1/2 ton
1
1
1
1
1
1
1
1
1
1
1
-
-
-
-
$52,200
Toro Z Master Lawn Mower
1
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$28,300
Toro Z Master Mower
1
1
1
-
-
-
-
-
-
-
-
-
-
-
-
$30,400
Toro Z Master Mower
1
1
1
1
-
-
-
-
-
-
-
-
-
-
-
$30,400
Toro Riding Mower
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$13,700
Z-Master 48 Turbo Force Mower
1
1
1
1
1
1
1
1
1
1
1
-
-
-
-
$18,900
Zamboni Model 525
-
1
1
1
1
1
1
1
1
1
1
1
-
-
-
$141,900
2010 Chev Silverado s/n 239897
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$52,200
2010 GMC Sierra s/n 117161
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$52,200
2011 John Deere Mower
-
-
1
1
1
1
1
1
-
-
-
-
-
-
-
$15,400
Natural Gas Refuelling Station
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$23,600
Walk Behind Floor Scrubber
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,100
Blademaster Skate Sharpening Machine
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$18,200
JBSC Arena Score Clock & Controller
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$50,500
Sand Spreader - Equifab
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,100
TPRC Score Clock
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$28,800
Watson & Associates Economists Ltd.
PAGE B-15
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-10 (continued)
Historical Level of Service Calculation
Parks and Recreation Services - Parks & Recreation Vehicles and Equipment
Number of Vehicles and Equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Snow Plow Attachment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$13,400
Commercial Leaf Vacuum
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$31,600
Garburator - Fish Cleaning Station
1
1
1
1
1
1
1
1
1
1
1
1
1
-
-
$16,600
Aquatic Sound System
-
1
1
1
1
1
1
1
1
1
1
1
1
-
-
$15,700
Casket Lowering Device
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$7,900
John Deere Parks Mower
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$37,900
GMC Pick Up Truck
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$52,200
Z Master Cemetery Mower
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$18,900
JBSC Floor Scrubber
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$10,100
2014 Dodge Ram 2500 ST
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$67,600
Lawn Mower
-
-
-
-
-
-
1
1
1
1
1
1
1
-
-
$31,600
John Deere Gas Mower
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$37,900
Boom Lift
-
-
-
-
-
-
-
1
1
1
1
1
1
-
-
$39,400
2017 John Deere 4066M
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$79,300
2017 John Deere Z997R
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$36,000
2017 Chevrolet Silverado K2500
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$67,600
2017 New Holland Boomer 40
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$57,700
2014 Ford Sedan
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$50,500
Arena Sound System
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$43,300
TPRC Sound System
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$28,800
2018 Chevrolet Silverado WT2500
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$67,600
2018 GMC Sierra 1500 - Facility Vehicle
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$52,200
2017 John Deere Mower - Z997R Diesel Z
Track
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$36,000
2019 John Deer Z920M Zero Turn Mower
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$36,000
2019 Chevrolet Silverado LD 1500
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$52,200
2019 Lift Gate for Asset 17517 - 2018
GMC Sierra 1500
-
-
-
-
-
-
-
-
-
-
1
2
2
2
2
$5,220
2020 Olympia Arena Ice Resurfacer
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$141,900
2019 Toro Sandpro 5040
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$36,300
Watson & Associates Economists Ltd.
PAGE B-16
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-10 (continued)
Historical Level of Service Calculation
Parks and Recreation Services - Parks & Recreation Vehicles and Equipment
Number of Vehicles and Equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
2021 John Deere Z977r lawn tractor
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$36,000
2021 GMC Sierra 1500 Reg
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$52,200
2005 Tuff Vac 4000 - Leaf Vac
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$31,600
2022 Advantage Landscape Trailer LS610
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$7,500
2022 GMC Sierra 1500
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$52,200
Total
32
36
38
38
39
37
36
37
41
43
46
48
49
47
46
Population
16,441
16,357
16,214
16,127
16,176
16,399
16,559
16,753
16,988
17,089
17,129
17,130
17,293
17,294
17,543
Per Capita Standard
0.0019
0.0022
0.0023
0.0024
0.0024
0.0023
0.0022
0.0022
0.0024
0.0025
0.0027
0.0028
0.0028
0.0027
0.0026
15 Year Average
2009 to 2023
Quantity Standard
0.0024
Quality Standard
$40,913
Service Standard
$98
D.C. Amount (before deductions)
10 Year
Forecast Population
3,271
$ per Capita
$98
Eligible Amount
$321,179
Watson & Associates Economists Ltd.
PAGE B-17
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-11
Historical Level of Service Calculation
Library Services - Library Facilities
Square Feet of Building Area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Mary J. Benson Branch
17,200
17,200
17,200
17,200
17,200
17,200
17,200
17,200
17,200
17,200
17,200
17,200
17,200
17,200
17,200
$825
$1,000
Garden Hill Branch
1,617
1,617
1,617
1,617
1,617
1,617
1,617
1,617
1,617
1,617
-
-
-
-
-
$825
$1,000
Hub Branch at Canton
-
-
-
-
-
-
-
-
-
-
3,000
3,000
3,000
3,000
3,000
$825
$1,000
Total
18,817
18,817
18,817
18,817
18,817
18,817
18,817
18,817
18,817
18,817
20,200
20,200
20,200
20,200
20,200
Population
16,441
16,357
16,214
16,127
16,176
16,399
16,559
16,753
16,988
17,089
17,129
17,130
17,293
17,294
17,543
Per Capita Standard
1.1445
1.1504
1.1605
1.1668
1.1633
1.1474
1.1364
1.1232
1.1077
1.1011
1.1793
1.1792
1.1681
1.1680
1.1515
15 Year Average
2009 to 2023
Quantity Standard
1.1498
Quality Standard
$1,000
Service Standard
$1,150
D.C. Amount (before deductions)
10 Year
Forecast Population
3,271
$ per Capita
$1,150
Eligible Amount
$3,761,094
Watson & Associates Economists Ltd.
PAGE B-18
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-12
Historical Level of Service Calculation
Library Services - Library Collection Materials
Number of Library Collection Materials
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Books
59,364
59,562
62,716
60,789
53,547
63,197
62,881
63,375
59,588
55,348
40,917
49,361
32,289
38,723
40,124
$40
Periodicals
84
86
81
81
93
68
55
54
72
61
63
61
58
48
48
$100
Videocassettes
3,910
4,966
5,368
6,637
6,850
-
-
-
-
-
-
-
-
-
-
$70
CD/DVD
738
915
928
939
1,020
10,902
11,752
10,909
10,786
8,656
9,224
9,450
11,615
12,133
11,409
$110
Database Subscriptions
-
-
-
16
16
18
18
15
21
14
8
4
2
1
1
$45,800
E-Resources and E-Books
(consortium licencing)
-
-
-
0.41
0.37
0.55
0.52
0.95
0.93
1.00
1.20
0.89
0.91
1.00
1.00
$12,450
Library of Objects
-
-
-
-
-
-
-
-
-
-
-
-
-
-
32
$87
Total
64,096
65,529
69,093
68,462
61,526
74,186
74,707
74,354
70,468
64,080
50,213
58,877
43,965
50,906
51,615
Population
16,441
16,357
16,214
16,127
16,176
16,399
16,559
16,753
16,988
17,089
17,129
17,130
17,293
17,294
17,543
Per Capita Standard
3.90
4.01
4.26
4.25
3.80
4.52
4.51
4.44
4.15
3.75
2.93
3.44
2.54
2.94
2.94
15 Year Average
2009 to 2023
Quantity Standard
3.7589
Quality Standard
$56
Service Standard
$210
D.C. Amount (before deductions)
10 Year
Forecast Population
3,271
$ per Capita
$210
Eligible Amount
$685,798
Watson & Associates Economists Ltd.
PAGE B-19
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-13
Historical Level of Service Calculation
By-law Enforcement Services - By-law Enforcement Vehicles and Equipment
Number of Vehicles and Equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
By-law Vehicles
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$60,000
Total
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
Population
16,441
16,357
16,214
16,127
16,176
16,399
16,559
16,753
16,988
17,089
17,129
17,130
17,293
17,294
17,543
Per Capita Standard
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
0.0001
15 Year Average
2009 to 2023
Quantity Standard
0.0001
Quality Standard
$35,800
Service Standard
$4
D.C. Amount (before deductions)
10 Year
Forecast Population
3,271
$ per Capita
$4
Eligible Amount
$11,710
Watson & Associates Economists Ltd.
PAGE B-20
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-14
Historical Level of Service Calculation
Police Services (Port Hope Police Service (P.H.P.S.)) - Police Facilities
Square Feet of Building Area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Police Station - 230 Walton
5,500
5,500
5,500
5,500
5,500
5,500
5,500
-
-
-
-
-
-
-
-
$593
$688
Police Station - 55 Fox Road N
-
-
-
-
-
-
-
10,000
10,000
10,000
10,000
10,000
10,000
10,000
10,000
$593
$688
Garage - 55 Fox Road N
-
-
-
-
-
-
-
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
$593
$688
Total
5,500
5,500
5,500
5,500
5,500
5,500
5,500
11,000
11,000
11,000
11,000
11,000
11,000
11,000
11,000
Population
16,441
16,357
16,214
16,127
16,176
16,399
16,559
16,753
16,988
17,089
17,129
17,130
17,293
17,294
17,543
Per Capita Standard
0.3345
0.3362
0.3392
0.3410
0.3400
0.3354
0.3321
0.6566
0.6475
0.6437
0.6422
0.6421
0.6361
0.6361
0.6270
15 Year Average
2009 to 2023
Quantity Standard
0.4993
Quality Standard
688
Service Standard
$344
D.C. Amount (before deductions) Urban 10 Year
Forecast Population
2,964
$ per Capita
$344
Eligible Amount
$1,018,253
Watson & Associates Economists Ltd.
PAGE B-21
H:\Port Hope\2024 DC\Report\Addendum\Port Hope 2024 DC Background Study - Amended.docx
Table B-15
Historical Level of Service Calculation
Police Services (P.H.P.S.) - Police Vehicles and Equipment
Number of Vehicles and Equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Police Officer Outfitting
26
26
26
25
23
23
23
23
24
24
26
26
28
30
32
$12,400
Automatic License Plate Reader
-
-
-
-
-
-
-
2
2
2
2
2
2
2
2
$40,000
Police Vehicles
6
6
6
6
6
6
6
6
6
6
6
6
6
6
6
$75,000
Admin Vehicles
5
5
5
5
5
6
6
6
6
6
7
7
7
7
7
$50,000
Total
37.0
37.0
37.0
36.0
34.0
35.0
35.0
37.0
38.0
38.0
41.0
41.0
43.0
45.0
47.0
Population
16,441
16,357
16,214
16,127
16,176
16,399
16,559
16,753
16,988
17,089
17,129
17,130
17,293
17,294
17,543
Per Capita Standard
0.0023
0.0023
0.0023
0.0022
0.0021
0.0021
0.0021
0.0022
0.0022
0.0022
0.0024
0.0024
0.0025
0.0026
0.0027
15 Year Average
2009 to 2023
Quantity Standard
0.0023
Quality Standard
$28,765
Service Standard
$66
D.C. Amount (before deductions) Urban 10 Year
Forecast Population
2,964
$ per Capita
$66
Eligible Amount
$196,098
Watson & Associates Economists Ltd.
PAGE C-1
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Appendix C
Long-Term Capital and
Operating Cost Examination
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Appendix C: Long-Term Capital and Operating
Cost Examination
As a requirement of the D.C.A. under subsection 10 (2) (c), an analysis must be
undertaken to assess the long-term capital and operating cost impacts for the capital
infrastructure projects identified within the D.C. 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 Municipality's
2022 Financial Information Return.
In addition to the operational impacts, over time the initial capital projects will require
replacement. This replacement of capital is often referred to as lifecycle cost. By
definition, lifecycle costs are all the costs which are incurred during the life of a physical
asset, from the time its acquisition is first considered, to the time it is taken out of
service for disposal or redeployment. The method selected for lifecycle costing is the
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.
Table C-1 depicts the annual operating impact resulting from the proposed gross capital
projects at the time they are all in place. It is important to note that, while municipal
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.
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Table C-1
Operating and Capital Expenditure Impacts for Future Capital Expenditures
SERVICE/CLASS OF SERVICE ANNUAL LIFECYCLE
EXPENDITURES
ANNUAL
OPERATING
EXPENDITURES
TOTAL ANNUAL
EXPENDITURES
Services Related to a Highway
394,441
$
101,147
$
495,589
$
Fire Protection Services
256,653
$
73,608
$
330,261
$
Parks and Recreation Services
211,770
$
27,557
$
239,327
$
Library Services
68,580
$
6,444
$
75,023
$
By-law Enforcement Services
6,000
$
10,883
$
16,883
$
Policing Services (P.H.P.S.)
54,747
$
41,701
$
96,448
$
Wastewater
11,403
$
2,387
$
13,790
$
Wastewater Treatment Plants
-
$
-
$
-
$
Water Services
109,293
$
18,984
$
128,277
$
Total
1,112,886
$
282,712
$
1,395,598
$
Watson & Associates Economists Ltd.
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Appendix D
Local Service Policy
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Appendix D: Local Service Policy
This Appendix sets out the Municipality's General Policy Guidelines on Development
Charges (D.C.) and local service funding. The guidelines outline, in general terms, the
size and nature of engineered infrastructure that is included in the study as a D.C.
project, versus infrastructure that is considered as a local service, to be emplaced
separately by landowners, pursuant to a development agreement.
The following policy guidelines are general principles by which staff will be guided in
considering development applications. However, each application will be considered, in
the context of these policy guidelines as subsection 59 (2) of the Development Charges
Act, 1997, as amended (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.
1. Collector and Internal Roads
1.1.
Roads internal to development, abutting a development, or within the area to
which the plan relates, up to 8.5m road width, plus one sidewalk, and two
lifts of asphalt on residential roads and three lifts of asphalt on
industrial/commercial roads - Direct developer responsibility under section
59 of the D.C.A. (as a local service).
1.2.
Roads (collector and arterial) external to development and oversizing of
collector roads beyond 1.1 above - Include in D.C. calculation to the extent
permitted under subsection 5 (1) of the D.C.A. (dependent on local
circumstances).
1.3.
Stream crossing and rail crossing road works, excluding underground
utilities but including all other works within lands to be dedicated to the
Municipality or rail corridors - Include in D.C. calculation to the extent
permitted under subsection 5 (1) of the D.C.A. (dependent on local
circumstances).
2. Traffic Signals
2.1.
Traffic signalization within or external to development - Include in D.C.
calculation to the extent permitted under subsection 5 (1) of the D.C.A.
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3. Intersection Improvements
3.1.
New roads (collector and arterial) and road (collector and arterial)
improvements - Include as part of road costing noted in item 1, to limits of
right of way.
3.2.
Intersections improvements within specific developments and all works
necessary to connect to entrances (private and specific subdivision) to the
roadway - Direct developer responsibility under section 59 of D.C.A. (as a
local service).
3.3.
Intersection improvements on other roads due to development growth
increasing traffic - Include in D.C. calculation.
4. Streetlights
4.1.
Streetlights on external roads - Include in Municipal D.C. (linked to collector
road funding source in item 1).
4.2.
Streetlights within specific developments - Direct developer responsibility
under section 59 of D.C.A. (as a local service).
5. Sidewalks
5.1.
Sidewalks on Municipal roads - Linked to collector road funding source in
item 1.
5.2.
Other sidewalks external to development (which are a local service within
the area to which the plan relates) - Direct developer responsibility as a
local service provision (under section 59 of D.C.A.).
6. Bike Routes/Bike Lanes/Bike Paths/Multi-Use Trails/Naturalized Walkways
6.1.
Bike routes and bike lanes, within road allowance, external to development
- Include in Municipal D.C.s consistent with the service standard provisions
of the D.C.A., subsection 5 (1).
6.2.
Bike paths/multi-use trails/naturalized walkways external to development -
Include in Municipal D.C.s consistent with the service standard provisions of
the D.C.A., subsection 5 (1).
6.3.
Bike lanes, within road allowance, internal to development - Direct
developer responsibility under section 59 of the D.C.A. (as a local service).
7. Noise Abatement Measures
7.1.
Internal to Development - Direct developer responsibility though local
service provisions (section 59 of D.C.A.).
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8. Traffic Control Systems
8.1.
Include in DC calculation.
9. Land Acquisition for Road Allowances
9.1.
Land Acquisition for arterial roads - Dedication under the Planning Act
subdivision provisions (section 51) through development lands; in areas with
limited or no development, include in Municipal D.C. (to the extent eligible).
9.2.
Land Acquisition for collector roads - Dedication under the Planning Act
subdivision provision (section 51) through development lands (up to 27
metre right-of-way); in areas with limited or no development, include in
Municipal D.C. (to the extent eligible).
9.3.
Land Acquisition for grade separations (beyond normal dedication
requirements) - Include in the Municipal D.C. to the extent eligible.
10. Land Acquisition for Easements
10.1.
Easement costs external to subdivisions shall be included in D.C.
calculation.
11. Storm Water Management
11.1.
Quality and Quantity Works, direct developer responsibility through local
service provisions (section 59 of D.C.A.).
11.2.
Oversizing of stormwater management works for development external to
developments will be subject to best efforts clauses by Municipality.
12. Water
12.1.
Pumping stations and works associated with Zone boundaries, external to
plan of subdivision, to be included within the D.C.
12.2.
Watermains external to subdivisions included in the D.C.
12.3.
Marginal costs of waterworks within the subdivision included in D.C. at 300
mm nominal diameter or above.
12.4.
Connections to trunk mains and pumping stations to service specific areas,
to be direct developer responsibility.
13. Wastewater
13.1.
Pumping stations shall be included in the D.C.
13.2.
Sanitary sewers external to subdivisions included in the D.C.
13.3.
Connections to trunk mains and pumping stations to service specific areas,
to be direct developer responsibility.
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13.4.
Marginal costs of sanitary sewer works within the subdivision included in
D.C. above 200mm nominal diameter and extra depth to accommodate
external lands.
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Appendix E
Asset Management Plan
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Appendix E: Asset Management Plan
The Development Charges Act, 1997, as amended (D.C.A.) (clause (c.2) of subsection
10 (2)) requires that the background study must include an asset management plan
(A.M.P.) related to new infrastructure. Section 10 (3) of the D.C.A. provides:
"The asset management plan shall,
(a) deal with all assets whose capital costs are proposed to be
funded under the development charge by-law;
(b) demonstrate that all the assets mentioned in clause (a) are
financially sustainable over their full life cycle;
(c)
contain any other information that is prescribed; and
(d) be prepared in the prescribed manner."
In regard to the above, section 8 of the regulations was amended to include subsections
(2), (3), and (4) which set out specific detailed requirements for transit (only). For all
services except transit, there are no prescribed requirements at this time, thus requiring
the municipality to define the approach to include in the background study.
At a broad level, the A.M.P. provides for the long-term investment in an asset over its
entire useful life along with the funding. The schematic below identifies the costs for an
asset through its entire lifecycle. For growth-related works, the majority of capital costs
will be funded by the development charge (D.C.). Non-growth-related expenditures will
then be funded from non-D.C. revenues as noted below. During the useful life of the
asset, there will be minor maintenance costs to extend the life of the asset along with
additional program-related expenditures to provide the full services to the residents. At
the end of the life of the asset, it will be replaced by non-D.C. financing sources.
It should be noted that with the 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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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
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.
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
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Commensurate with the above, the Municipality prepared several A.M.P.s in 2022 for its
existing core infrastructure assets; however, it did not take into account future growth-
related assets. As a result, the asset management requirement for the D.C. must be
undertaken in the absence of this information.
In recognition to the schematic above, the following table (presented in 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
Municipality's A.M.P., the present infrastructure gap and associated funding plan have
not been considered at this time. Hence the following does not represent a fiscal impact
assessment (including future tax/rate increases) but provides insight into the potential
affordability of the new assets:
1. The non-D.C. recoverable portion of the projects that will require financing from
municipal financial resources (i.e. taxation, rates, fees, etc.). This amount has
been presented as an annual debt charge amount based on 20-year financing.
2. Lifecycle costs for the 2024 D.C. capital works have been considered over their
estimated useful lives.
3. Incremental operating costs for the D.C. services (only) have been included.
4. The resultant total incremental annualized expenditures are approximately $5.6
million.
5. Consideration was given to the potential new taxation and user fee revenues
which will be generated as a result of new growth. These revenues will be
available to finance the expenditures above. The new operating revenues are
estimated at approximately $6.3 million.
6. In consideration of the above, the capital plan is deemed to be financially
sustainable.
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Table E-1
Asset Management - Future Expenditures and Associated Revenues
2024$
2034 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth
Related Capital1
$ 3,411,294
Annual Debt Payment on Post Period
Capital2
$ 782,593
Annual Lifecycle - Municipal-wide Services
$ 937,444
Annual Lifecycle - Area-specific Services3
$ 175,442
Incremental Operating Costs (for D.C.
Services)
282,712
$
Total Expenditures
5,589,485
$
Revenue (Annualized)
Total Existing Revenue4
46,984,393
$
Incremental Tax and Non-Tax Revenue
(User Fees, Fines, Licences, etc.)
6,322,598
$
Total Revenues
53,306,991
$
4 As per Sch. 10 of FIR
3 All infastructure costs included in Area Specifc by-laws have
been included
1 Non-Growth Related component of Projects
2 Interim Debt Financing for Post Period Benefit
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Appendix F
Proposed D.C. By-law
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THE CORPORATION OF THE MUNICIPALITY OF PORT HOPE
BY-LAW NO. XX/2024
Being a By-law for the Imposition of Development Charges
WHEREAS the Municipality of Port Hope is expected to experience growth through
development and redevelopment;
AND WHEREAS development and redevelopment require the provision of physical and
social services by the Corporation of the Municipality of Port Hope, hereinafter referred
to as the "Municipality";
AND WHEREAS Council desires to ensure that the capital cost of meeting growth-
related demands for, or burden on, municipal services does not place an excessive
financial burden on the Municipality of Port Hope or its existing taxpayers while at the
same time ensuring new taxpayers contribute no more than the net capital cost
attributable to providing the current level of municipal services;
AND WHEREAS the Development Charges Act, 1997 (the "Act") as amended provides
that the council of a municipality may by by-law impose development charges against
land to pay for increased capital costs required because of increased needs for
services;
AND WHEREAS Council retained the services of Watson & Associates Economists Ltd.
to prepare a Development Charge Background Study and make recommendations with
respect to a development charge policy;
AND WHEREAS Council has received and studied a report "Municipality of Port Hope
2024 Development Charge Background Study" prepared by Watson & Associates
Economists Ltd., dated May 10, 2024, as amended (hereinafter referred to as the
"Watson Report");
AND WHEREAS the Council of The Corporation of the Municipality of Port Hope has
given notice of, and held, a public meeting on the 8th day of October 2024 in accordance
with the Act and the Regulations thereto;
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AND WHEREAS Council has considered the comments of people at the said public
meeting and comments subsequently received;
AND WHEREAS Council has complied with the pre-enactment requirements set out in
sections 10, 11 and 12 of the Act;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE MUNICIPALITY
OF PORT HOPE ENACTS AS FOLLOWS:
1.
DEFINITIONS
1.1
In this By-law, unless a contrary intention appears, a term has the same meaning
as that which exists in the Act or any Regulation made pursuant to sections 60 or
68 of the Act, both as amended from time to time.
1.2
In this by-law:
"Act" means the Development Charges Act, 1997, as amended, or any successor
thereof.
"Accessory use" shall mean a use customarily incidental and subordinate to, and
exclusively devoted to the principle or main use of the lot, building or structure
and located on the same lot as such principal or main use.
"Accessory building or structure" shall mean a detached building or structure that
is not used for human habitation and the use of which is customarily incidental
and subordinate to a principal use, building or structure and located on the same
lot therewith.
"Additional dwelling unit" means a dwelling unit, whether contained within a
proposed single detached dwelling, semi-detached dwelling or row dwelling, or
ancillary to a single detached dwelling, a semi-detached dwelling, or a row
dwelling including but not limited to a coach house, laneway suite or structure
constructed above an existing garage or other structure separate from the
primary dwelling unit, and which is not capable of being legally conveyed as a
separate parcel of land from the primary dwelling unit.
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"Advance services" means services identified within the by-law relating to water
services, wastewater services and services related to a highway.
"Affordable Residential Unit" means a residential unit that meets the criteria set
out in section 4.1 of the Act.
"Agricultural use" means the use of land and/or buildings for the cultivation or
foraging of crops, livestock or poultry production, raising or training of horses,
and orchards, market gardening, maple sugar bushes, tobacco crops or other
forms of specialized crop production.
"Attainable Residential Unit" means a residential unit that meets the criteria set
out in section 4.1 of the Act.
"Bank of Canada rate" means the policy interest rate established by the Bank of
Canada.
"Bedroom" means a room over 4.65 square metres in area, used for sleeping, a
computer room, den, recreation room, and a sunroom (more than 7 square
metres in area), study or other similar area, but does not include a room with
kitchen or sanitary facilities if such room is not used for sleeping.
"Board of education" has the same meaning as set out in the Education Act, as
amended, or any successor thereof.
"Bona fide farm operation" means the proposed development will qualify as a
farm business operating with a valid Farm Business Registration Number issued
by the Ontario Ministry of Agriculture, Food and Rural Affairs and be assessed in
the Farmland Realty Tax Class by the Municipal Property Assessment
Corporation.
"Building Code Act" means the Building Code Act, 1992, as amended, or any
successor thereof.
"Capital cost" means capital costs as defined in subsection 5 (3) of the Act.
"Commercial use" means any use of land, structures or buildings for the
purposes of buying or selling commodities and services, including hotels, motels,
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motor inns and boarding, lodging and rooming houses. Commercial use does
not include industrial uses, agricultural uses, or home occupations as defined in
the applicable zoning by-law.
"Council" means the Council of the Municipality of Port Hope.
"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 with the effect of increasing the size of usability thereof, and
includes redevelopment. Development is residential, non-residential or mixed.
"Development charge" means a charge imposed with respect to this by-law.
"Dwelling unit" means a suite operated as a housekeeping unit, used or intended
to be used as a domicile by 1 or more persons and usually containing cooking,
eating, living, sleeping and sanitary facilities for their exclusive use, and includes:
1.
a basement apartment;
2.
a park model home;
3.
a bedroom in a students' or seniors' residence; and
4.
a building, or portion of a building, used for residential purposes as
defined by residential use in this by-law.
"Existing" means the number, use and size that existed as of the date this by-law
was 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.
"Grade" means the average level of proposed or finished ground adjoining a
building or structure at all exterior walls.
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"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 party 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
surfaces of exterior walls and the centre line of party walls dividing a non-
residential use and a residential use, except for:
a.
a room 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;
b.
loading facilities above or below grade; and
c.
a part of the building or structure below grade that is used for the
parking of motor vehicles or for storage or other accessory use.
"Inclusionary zoning residential unit" means residential units that are affordable
housing units required to be included in a development or redevelopment
pursuant to a by-law passed under section 34 of the Planning Act to give effect to
the policies described in subsection 16 (4) of that Act.
"Industrial" means lands, buildings or structures used or designed or intended for
use for manufacturing, processing, fabricating or assembly of raw goods,
warehousing or bulk storage of goods, and includes office uses and the sale of
commodities to the general public where such uses are accessory to an industrial
use, but does not include the sale of commodities to the general public through a
warehouse club or an agricultural use.
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"Institutional" means land, buildings, structures or any part thereof used by any
organization, group or association for promotion of charitable, educational or
benevolent objectives and not for profit or gain. For the purposes of section 3.19
institutional means development of a building or structure intended for use:
1.
as a long-term care home within the meaning of subsection 2 (1) of the
Long-Term Care Homes Act, 2007;
2.
as a retirement home within the meaning of subsection 2 (1) of the
Retirement Homes Act, 2010.
3.
By any institution of the following post-secondary institutions for the
objects of the institution:
a.
a university in Ontario that receives direct, regular and ongoing
operation funding from the Government of Ontario;
b.
a college or university federated or affiliated with a university
described in subclause a; or
c.
an Indigenous Institute prescribed for the purposes of section 6 of
the Indigenous Institute Act, 2017;
4.
as a memorial home, clubhouse or athletic grounds by an Ontario branch
of the Royal Canadian Legion; or
5.
as a hospice to provide end of life care.
"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 Municipality of Port Hope or
any part or parts thereof.
"Local services" means those services, facilities or things which are under the
jurisdiction of the Municipality and are related to a plan of subdivision or within
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the area to which the plan relates in respect of the lands under sections 41, 51 or
53 of the Planning Act, as amended, or any successor thereof.
"Mixed use building" means a building, structure or development with portions
which are to be used for residential development and other portions for non-
residential development.
"Non-profit housing" means a development of a building or structure intended for
use as residential premises by:
1.
a corporation without share capital to which the Corporations Act applies,
that is in good standing under that Act and whose primary objective is to
provide housing;
2.
a corporation without share capital to which the Canada Not-for-profit
Corporation Act applies, that is in good standing under that Act and whose
primary objective is to provide housing; or
3.
a non-profit housing co-operative that is in good standing under the Co-
operative Corporations Act;
"Non-residential development" means development other than residential
development as defined below, and includes development for agricultural,
commercial, industrial and institutional uses.
"Official Plan" means the Official Plan adopted for the Municipality, 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.
"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, as amended, or any
successor thereof.
"Regulation" means any regulation made pursuant to the Act.
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"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 use" means designed, adopted or used as a home or residence of
one or more individuals who reside or dwell there permanently or for a
considerable period of time and includes:
1.
"apartment dwelling" means any dwelling unit within a building containing
four or more dwelling units, which is not a single detached dwelling, a
semi-detached dwelling, a row dwelling, a special care dwelling, hotel,
motel, tourist home, student residence, barracks, or any other
development included in non-residential development;
2.
"multiple dwellings" means all dwellings other than an apartment dwelling,
a semi-detached dwelling, a single detached dwelling, and a special care
dwelling;
3.
"row dwelling" means a residential building containing not less than three
dwelling units with each unit separated by a common or party wall or walls
with a separate outside entrance to each unit. For the purposes of this
definition, a row dwelling with up to two additional dwelling units as
defined in this by-law is deemed to be a row dwelling;
4.
"semi-detached dwelling" means a residential building that is divided
vertically into two dwelling units. For the purposes of this definition, a
semi-detached dwelling with up to two additional dwelling units as defined
in this by-law is deemed to be a semi-detached dwelling;
5.
"single detached dwelling" means a residential building consisting of one
dwelling unit and not attached to another structure. For the purposes of
this definition, a single detached dwelling with up to two additional dwelling
units as defined in this by-law is deemed to be a single detached dwelling;
6.
"special care dwelling" means a building not otherwise defined herein
containing more than four dwelling units: where the occupants have the
right to use in common, halls, stairs, yards, common rooms and accessory
buildings; which dwelling units may or may not have exclusive sanitary
and/or culinary facilities; that is designed to accommodate individuals with
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specific needs, where meals are provided within the development on a
regular basis and includes a bedroom, student residence, retirement home
and lodge, nursing home, granny flat, accessory dwelling and group
home.
"Residential development" means development used, or intended to be used, in
the whole or in part for residential uses and includes: a special care dwelling, the
residential portion of a mixed development, and an apartment building but does
not include a place of worship, hotel, motel, bed and breakfast where people
typically stay less than one week.
"Residential unit" means the same as dwelling unit as defined in this by-law.
"Service" means a service designed in section 2.1 to this by-law, and "services"
shall have a corresponding meaning.
"Suite" means one or more rooms used or capable of being used for human
habitation.
"Urban service area" means that area within the Municipality of Port Hope
delineated on Schedule "B".
"Use" means occupation and utilization for a particular purpose, practice or
benefit. For the purposes of this by-law uses are either residential or non-
residential.
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.
Fire Protection Services;
3.
Parks and Recreation Services;
4.
Library Services;
5.
By-law Enforcement Services;
6.
Growth-related Studies;
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7.
Policing Services (Port Hope Police Services (P.H.P.S.)) (within the urban
area only);
8.
Wastewater (within the wastewater serviced area only);
9.
Wastewater Treatment Plants (within the wastewater serviced area only);
and
10.
Water Services (within the water serviced area only).
3.
APPLICATION OF BY-LAW RULES
3.1
Development charges shall be payable by the Owner 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 Municipality of Port
Hope whether or not the land or use thereof is exempt from taxation under
section 13 of the Assessment Act.
3.3.
Notwithstanding section 3.2 above, this by-law shall not apply to lands that are
owned by and used for the purposes of:
1.
the Municipality or a local board thereof;
2.
a board of education;
3.
the Corporation of the County of Northumberland or a local board thereof;
or
4.
a university that receives regular and ongoing operating funds from the
government for the purposes of post-secondary education.
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Approvals for Development
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:
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 any successor thereof; or
g.
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
section 2.1 shall be imposed upon any lands, buildings or structures to
which this by-law applies even though two or more of the actions
described in subsection (1) are required before the lands, buildings or
structures can be developed.
3.
Despite subsection (2), if two or more of the actions described in
subsection (1) occur at different times, additional development charges
shall be imposed if the subsequent action has the effect or increasing the
need for services.
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Exemptions
Residential Units in Existing Residential
3.5
This by-law shall not apply to that category of exempt development described in
subsections 2 (3), 2 (3.1), and 2 (3.2) of the Act, namely:
1.
An enlargement to an existing dwelling unit;
2.
A second residential unit in an existing detached house, semi-detached
house, or rowhouse on a parcel of land on which residential use, other
than ancillary residential use, is permitted, if all buildings and structures
ancillary to the existing detached house, semi-detached house or
rowhouse cumulatively contain no more than one residential unit;
3.
A third residential unit in an existing detached house, semi-detached
house or rowhouse on a parcel of land on which residential use, other
than ancillary residential use, is permitted, if no building or structure
ancillary to the existing detached house, semi-detached house or
rowhouse contains any residential units;
4.
One residential unit in a building or structure ancillary to an existing
detached house, semi-detached house or rowhouse on a parcel of
residential land, if the existing detached house, semi-detached house or
rowhouse contains no more than two residential units and no other
building or structure ancillary to the existing detached house, semi-
detached house or rowhouse contains any residential units; or
5.
In an existing rental residential building, which contains four or more
residential units, the creation of the greater of one residential unit or one
per cent of the existing residential units.
Residential Units in New Residential
3.6
This by-law shall not apply to that category of exempt development described in
subsection 2 (3.3) of the Act, namely:
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1.
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;
2.
A third residential unit in a new detached house, semi-detached house or
rowhouse on a parcel of land on which residential use, other than ancillary
residential use, is permitted, if no building or structure ancillary to the new
detached house, semi-detached house or rowhouse contains any
residential units; or
3.
One residential unit in a building or structure ancillary to a new detached
house, semi-detached house or rowhouse on a parcel of residential land,
if the new detached house, semi-detached house or rowhouse contains no
more than two residential units and no other building or structure ancillary
to the new detached house, semi-detached house or rowhouse contains
any residential units.
Enlargement of an Existing Industrial Development
3.7
This by-law does not apply to that category of exempt development described in
section 4 of the Act, namely:
1.
the enlargement of the gross floor area of an existing industrial building, if
the gross floor area is enlarged by 50 percent or less;
2.
for the purpose of subsection (1) the terms "gross floor area" and "existing
industrial building" shall have the same meaning as those terms have in
O. Reg. 82/98 made under the Act.
3.
Notwithstanding subsection (1), if the gross floor area of an existing
industrial building is enlarged by more than 50 percent, development
charges shall be calculated and collected in accordance with Schedule "A"
on the amount by which the enlargement exceeds 50 percent of the gross
floor area before the enlargement.
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4.
For the purpose of the application of section 4 of the Act to the operation
of this by-law:
a.
the gross floor area of an existing industrial building shall be
calculated as it existed prior to the first enlargement in respect of
that building for which an exemption under section 4 of the Act is
sought; and
b.
the enlargement of the gross floor area of the existing building must:
i.
be attached to the existing industrial building;
ii.
not be attached to the existing industrial building by means
only of a tunnel, bridge, canopy, corridor or other
passageway, shared below-grade connection, foundation,
footing, parking facility, service tunnel or service pipe;
iii.
be for use or in connection with an industrial purpose as set
out in this by-law; and
iv.
constitute a bona fide increase in the size of the existing
building.
Non-Proft, Inclusionary Zoning, Affordable, and Attainable
3.8
This by-law shall not apply to that category of exempt development described in
section 4.2 of the Act, namely that development charges shall not be imposed
with respect to non-profit housing development.
3.9
This by-law shall not apply to that category of exempt development described in
section 4.3 of the Act, namely that development charges shall not be imposed
with respect to inclusionary zoning residential unit development.
3.10 This by-law shall not apply to that category of exempt development described in
section 4.1 of the Act, namely that development charges shall not be imposed
with respect to affordable residential units and attainable residential units.
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Other Exemptions
3.11 Notwithstanding the provisions of this by-law, development charges shall not be
imposed with respect to:
1.
Lands, buildings or structures used or to be used for a place of worship or
for the purposes of a churchyard or cemetery exempt from taxation under
the Assessment Act.
2.
The construction of a non-residential farm building or structure constructed
for a bona fide farm operation.
3.
Buildings used as hospitals as governed by the Public Hospitals Act.
4.
For industrial uses, only the water and wastewater portions of the
development charge identified in Schedule "A" are applicable.
Amount of Charges
Residential
3.12 The development charges set out in Schedule "A" to this by-law shall be imposed
on residential uses of lands, buildings or structures, including a dwelling unit
accessory to a non-residential use and, in the case of a mixed-use building or
structure, on the residential uses in the mixed-use building or structure,
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
3.13 The development charges described in Schedule "A" 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.
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Reduction of Development Charges for Redevelopment
3.14 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 60
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 section 312 by the number, according to type, of dwelling
units that have been or will be demolished or converted to another
principal use; and
2.
in the case of a non-residential building or structure or, in the case of
mixed-use building or structure, the non-residential uses in the mixed-use
building or structure, an amount calculated by multiplying the applicable
development charges under section 3.13, by the gross floor area that has
been or will be demolished or converted to another principal use;
provided that:
(a)
no credit or reduction shall be given for the components pertaining to
Wastewater Treatment Plants and Water Services, and;
(b)
such amounts shall not exceed, in total, the amount of the development
charges otherwise payable with respect to the redevelopment.
3.15 Notwithstanding section 3.14, a full development charge credit (including
Wastewater Treatment Plants and Water Services) will be provided for
redevelopments where no additional residential units or non-residential gross
floor area are created.
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Rebated Components - Urban Service Area
3.16 Where a development charge is paid pursuant to this by-law for development
located within the Urban Service Area and:
1.
land is not within a plan, or pending plan of subdivision under section 51 of
the Planning Act registered after September 10, 1973;
2.
there is no Municipal water service and/or Municipal wastewater service
feasibly available within five hundred feet of the front lot line;
3.
no Municipal water service and/or Municipal wastewater service is
scheduled to service the subject lands within five years of the date of
approval of the building itself, and
4.
the current registered owner(s) of the land who applies within 24 months
of the date of payment of the applicable development charge and provides
proof that adequate private water and/or sanitary services, as the case
may be, have been installed and are properly functioning so as to provide
service to the subject lands satisfactory to the Director of Municipal
Engineering Services.
The Treasurer of the Municipality shall rebate to the then current registered
owner(s) the Municipal water services component and/or the Municipal
wastewater service component of the development charge for the service(s)
which is not available.
Timing of Payment of Development Charges
3.17 Development charges imposed under this by-law are calculated, payable, and
collected on the date a building permit is issued in relation to the development;
except for advance services (i.e. services related to a highway, wastewater and
water services) where at the discretion of Council shall be payable immediately
upon the owner entering into subdivision agreement or in instances where a plan
of subdivision has not been pursued development charges are payable prior to
the release of holding provisions on the implementing zoning by-law amendment.
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3.18 Where development charges apply to land in relation to which a building permit is
required, the building permit shall not be issued until the development charge has
been paid in full.
3.19 Notwithstanding section 3.17 and 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 occupancy, and
each subsequent installment, including interest as provided in the Municipality's
Council approved Development Charge Interest Policy, 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 made on or after January 1, 2020, and the approval of the
application occurred within the prescribed amount of time from the building
permit issuance, the development charges under sections 3.17 and 3.19 shall be
calculated based on the rates set out in Schedule "A" on the date the planning
application was made, including interest as provided in the Municipality's Council
approved Development Charge Interest Policy. Where both planning
applications apply, Development Charges under sections 3.17 and 3.19 shall be
calculated based on the rates, including interest as provided in the Municipality's
Council approved Development Charge Interest Policy, set out in Schedule "A"
on the date of the later planning application.
3.21 Despite sections 3.17, 3.19, and 3.20, 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.
Development Charge Reductions
3.22 Notwithstanding the provisions of this by-law, development charges for rental
housing developments will be reduced based on the number of bedrooms in
each unit as follows:
1.
Three or more bedrooms - 25% reduction;
2.
Two bedrooms - 20% reduction; and
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3.
All other bedroom quantities - 15% reduction.
4.
PAYMENT BY SERVICES
4.1
Despite the payment required under sections 3.12 and 3.13, 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
on January 1st, without amendment to this by-law, in accordance with the most
recent available twelve month change in the Toronto series of the prescribed
index in the Act (currently Statistics Canada Table 18-10-0276-02).
6.
CONFLICTS
6.1
Where the Municipality 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.
6.2
Notwithstanding section 6.1, where a development which is the subject of an
agreement to which section 6.1 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.
7.
BY-LAW AMENDMENT OR REPEAL
7.1
Where this by-law or any development charge prescribed there under is
amended or repealed by order of the Ontario Land Tribunal or by resolution of
the Municipal Council, the Municipal Treasurer shall calculate forthwith the
amount of any overpayment to be refunded as a result of said amendment or
repeal.
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7.2
Refunds that are required to be paid under section 7.1 shall be paid to the
registered owner of the land on the date on which the refund is paid.
7.3
Refunds that are required to be paid under section 7.1 shall be paid with interest
to be calculated as follows:
1.
interest shall be calculated from the date on which the overpayment was
collected to the day on which the refund is paid;
2.
the refund shall include the interest owed under this section;
3.
interest shall be paid at the Bank of Canada rate in effect on the date of
enactment of this by-law.
8.
SEVERABILITY
8.1
In the event any provision, or part thereof, of this by-law is found, by a court of
competent jurisdiction, to be ultra vires, such provision, or part thereof, shall be
deemed to be severed, and the remaining portion of such provision and all other
provisions of the by-law shall remain in full force and effect.
9.
HEADINGS FOR REFERENCE ONLY
9.1
The headings inserted in this by-law are for convenience of reference only and
shall not affect the construction or interpretation of this by-law.
10.
SCHEDULES
10.1 The following schedules shall form part of this by-law:
Schedule A - Schedule of Development Charges
Schedule B - Urban Service Area (Map)
11.
DATE BY-LAW IN FORCE
11.1 This By-law shall come into effect at 12:01 AM on November 6, 2024.
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12.
DATE BY-LAW EXPIRES
12.1 This By-law will expire at 12:01 AM on November 6, 2034 unless it is repealed by
Council at an earlier date.
13.
REPEAL FORMER DEVELOPMENT CHARGES BY-LAW
13.1 Upon the passing of this by-law, By-law 53/2019 being a By-law for the
Imposition of Development Charges is hereby repealed.
READ a FIRST, SECOND and THIRD time and finally passed on this 5th day of
November, 2024.
____________________________
Mayor
____________________________
Clerk
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SCHEDULE "A" TO BY-LAW ___/24
SCHEDULE OF DEVELOPMENT CHARGES
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special Care
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Services Related to a Highway
9,103
$
6,700
$
6,661
$
5,349
$
4,333
$
3.80
$
Fire Protection Services
2,674
$
1,968
$
1,957
$
1,571
$
1,273
$
1.11
$
Parks and Recreation Services
3,944
$
2,903
$
2,886
$
2,318
$
1,877
$
0.39
$
Library Services
408
$
300
$
299
$
240
$
194
$
0.04
$
By-law Enforcement Services
7
$
5
$
5
$
4
$
3
$
-
$
Growth-related Studies
271
$
199
$
198
$
159
$
129
$
0.11
$
Total Municipal Wide Services/Class of Services
16,407
$
12,075
$
12,006
$
9,641
$
7,809
$
5.45
$
Area Specific Services (Urban Area)
Policing Services (P.H.P.S.)
786
$
579
$
575
$
462
$
374
$
0.34
$
Total Area Specific Services (Urban Area)
786
$
579
$
575
$
462
$
374
$
0.34
$
Urban Services
Wastewater
3,152
$
2,320
$
2,306
$
1,852
$
1,500
$
0.82
$
Wastewater Treatment Plants
7,321
$
5,389
$
5,357
$
4,302
$
3,485
$
6.96
$
Water Services
5,241
$
3,858
$
3,835
$
3,080
$
2,495
$
4.98
$
Total Urban Services
15,714
$
11,567
$
11,498
$
9,234
$
7,480
$
12.76
$
GRAND TOTAL RURAL AREA
16,407
$
12,075
$
12,006
$
9,641
$
7,809
$
5.45
$
GRAND TOTAL URBAN AREA
32,907
$
24,221
$
24,079
$
19,337
$
15,663
$
18.55
$
RESIDENTIAL
Service/Class of Service
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SCHEDULE "B" TO BY-LAW ___/24
URBAN SERVICE AREA