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CONSOLIDATED REPORT
PREPARED BY HEMSON FOR THE TOWNSHIP OF RUSSELL
2025 DEVELOPMENT CHARGES
BACKGROUND STUDY
January 20, 2026
1000 - 30 St. Patrick Street, Toronto ON M5T 3A3
416 593 5090 | [email protected] | www.hemson.com
CONSOLIDATED STUDY FORWARD
A.
RECENT CHANGES TO DEVELOPMENT CHARGE LEGISLATION
The Province of Ontario has enacted changes to development charge legislation through Bill
60, the Fighting Delays, Building Faster Act, 2025 , which received Royal Assent in
November 2025. Key amendments to the Development Charges Act (DCA) that took effect
upon Bill 60 receiving Royal Assent include:
-
Merging of water and wastewater services for DC credits;
-
Introduction of a new class of service for land acquisition costs;
-
Requirements to adopt a local service policy for each relevant DC service. Municipalities
are required to establish these local service policies within 18 months of the date Bill 60
came into force; and
-
Requirements around describing benefit to existing (BTE) methodology for each class of
service within the DC Background Study.
B.
UPDATES TO THE CITY'S DC BACKGROUND STUDY SINCE
OCTOBER 9, 2025 ARE REFLECTED IN THE CONSOLIDATED
REPORT
The DCA requires that a background study be published at least 60 days prior to passage of
a new DC by-law. A version of the study was made available on October 9, 2025, and was
the basis for public consultation with the development industry, Council, and the broader
public. Following that consultation process, revisions were made to the DC calculations and
DC Background Study to comply with the new legislative requirements. These changes have
resulted in minor impacts to the calculated DC rates.
CONTENTS
LIST OF ACRONYMS
1
EXECUTIVE SUMMARY
2
1.
INTRODUCTION
5
A.
Legislative Context
6
B.
Relevant Analysis
7
C.
Consultation and Approval Process
7
2.
THE DC METHODOLOGY ALIGNS DEVELOPMENT-RELATED COSTS AND BENEFITS
8
A.
Consideration for Area Rated Services
8
B.
Township-Wide Development Charges Are Proposed
8
C.
Key Steps in Determining DCs for Future Development-Related Projects
9
D.
Operating & Capital Cost Impacts and Asset Management Plan Legislative
Requirements
13
3.
DEVELOPMENT FORECAST
15
4.
SUMMARY OF HISTORICAL CAPITAL SERVICE LEVELS
17
5.
DEVELOPMENT-RELATED CAPITAL FORECAST
19
A.
A Development-Related Capital Forecast is Provided for Council's Approval
19
B.
The Development-Related Capital Forecast
19
6.
DEVELOPMENT CHARGES ARE CALCULATED IN ACCORDANCE WITH THE DCA
24
A.
Development Charges Calculation
24
B.
Development Charge Rate Tables
28
C.
Comparison of 2025 Newly Calculated Development Charges With Charges
Currently in Force in Russell
30
7.
COST OF GROWTH ANALYSIS
33
A.
Asset Management Plan
33
B.
Long-Term Capital and Operating Cost Impacts
34
37
8.
OTHER CONSIDERATIONS AND LEGISLATIVE REQUIREMENTS
A.
Development Charges Administration and Collection
37
B.
Changes Arising From the More Homes Built Faster Act (Bill 23) and Cutting Red
Tape to Build More Homes Act (Bill 185)
38
C.
Changes Arising from Bill 17 and Bill 60
39
D.
Development Charges Administration
41
E.
Local Service Policy and Definitions
41
F.
Area-Rating Consideration
42
LIST OF APPENDICES
Appendix A - Development Forecast
43
Appendix B - General Services
56
Appendix C -Engineered Services
123
Appendix D - Cost of Growth
139
Appendix E - Reserves
147
Appendix F - By-law
150
LIST OF ACRONYMS
AMP
Asset Management Plan
BTE
Benefit to Existing
DCA
Development Charges Act
DC
Development Charges
GFA
Gross Floor Area
PPB
Post-Period Benefit
PPU
Persons Per Unit
List of Acronyms| 1
EXECUTIVE SUMMARY
A.
PURPOSE OF DEVELOPMENT CHARGES BACKGROUND STUDY
Hemson Consulting Ltd. was retained by the Township of Russell to complete a
Development Charges (DC) Background Study (the "Background Study"). The Background
Study provides the basis and background to update the Township's DCs to reflect the
servicing needs of development and redevelopment. The study process is intended to
facilitate the passage of a new by-law to implement new DCs.
i.
Study Consistent with Development Charges Legislation
The Township's Background Study is presented as part of a process to approve a new DC
By-law in compliance with the Development Charges Act (DCA). The study is prepared in
accordance with the DCA and associated regulations, including amendments that came into
force through the More Homes, More Choice Act, the COVID-19 Economic Recovery Act, the
More Homes Built Faster Act, and the Cutting Red Tape to Build More Homes Act, 2024, the
latter of which was granted Royal Asset on June 6, 2024. Finally, Bill 17, Protect Ontario by
Building Faster and Smarter Act, 2025, was granted Royal Assent on June 5, 2025, and Bill
60, the Fighting Delays, Building Faster Act, 2025 , received Royal Assent in
November 2025.
ii.
Key Steps of the Development Charges Calculation
In accordance with the DCA and associated regulation, several key steps are required to
calculate development charges. These include:
-
preparing a development (growth) forecast;
-
establishing historical service levels;
-
determining the increased needs for services arising from development and appropriate
shares of capital costs; and
-
determining how these costs are attributed to development types (i.e. residential and
non-residential).
iii. Development-Related Capital Forecast is Subject to Change
It is recognized that the DC Background Study is a point-in-time analysis and there may be
changes to project timing, scope, and costs through the Township's normal annual budget
process.
Executive Summary| 2
B.
DEVELOPMENT FORECAST
The table below summarizes the residential and non-residential development forecast over
the 2026-2035 planning period, and the extended 2026-2046 period. The forecast is further
discussed in Appendix A.
C.
DEVELOPMENT-RELATED CAPITAL PROGRAM
The development-related capital program for general services is planned over a ten-year
period from 2026 to 2035. The gross cost of the general services program amounts to
$127.97 million, of which $38.40 million is eligible for recovery through DCs over the ten-
year period. Engineered services are planned over a longer horizon to 2046, with gross costs
totalling $192.26 million of which $95.46 million is DC-eligible under this study. Details
regarding the capital programs for each service are provided in Appendix B and Appendix C
of this report.
D.
CALCULATED DEVELOPMENT CHARGES
Development charge rates have been established under the parameters and limitations of
the DCA. A Township-wide uniform cost recovery approach is used to calculate
development charges for all services. This approach is in keeping with current DC practice
in the Township.
The table below provides the maximum calculated Township-wide charges for residential
and non-residential development based on the aforementioned development forecast.
Executive Summary| 3
Calculated Township-wide Development Charges
Service
Charge By Unit Type
Non-Residential
Charge
($/sq.m)
Single & Semi-
Detached
Apartments
2 Bedrooms +
Apartments
Bachelor & 1
Bdrm.
Rows &
Other Multiples
Special
Care/Sp.
Needs Dwl.
Library Services
$908
$537
$384
$607
$320
$0.00
Parks & Recreation
$10,555
$6,242
$4,459
$7,060
$3,716
$0.00
Day Care
$240
$142
$101
$160
$84
$0.00
Fire Protection Services
$2,364
$1,398
$999
$1,581
$832
$8.93
Police Services
$25
$15
$10
$17
$9
$0.09
By-Law Enforcement
$194
$115
$82
$130
$68
$0.73
Development Related Studies
$221
$131
$93
$148
$78
$0.84
Land Acquisition
$142
$84
$60
$95
$50
$0.54
Services Related to a Highway
Services Related To A Highway: Public Works
$769
$455
$325
$515
$271
$2.91
Services Related To A Highway: Roads & Related
$3,390
$2,005
$1,432
$2,267
$1,193
$12.29
TOTAL UNSERVICED RESIDENTIAL CHARGE
$18,808
$11,124
$7,945
$12,580
$6,621
$26.33
Rural Charge
Water Services
Wastewater Services
$18,808
$10,500
$7,418
$11,124
$6,210
$4,387
$7,945
$4,436
$3,134
$12,580
$7,023
$4,962
$6,621
$3,696
$2,611
$26.33
$70.21
$49.60
TOTAL SERVICED RESIDENTIAL CHARGE
$36,726
$21,721
$15,515
$24,565
$12,928
$146.14
E.
COST OF GROWTH ANALYSIS
An overview of the long-term capital and operating costs, as well as the asset management-
related annual provisions for capital facilities and infrastructure to be included in the DC by
law, is provided in Appendix D. This examination is required by the DCA.
F.
DC BY-LAW INCLUDED UNDER SEPARATE COVER
The proposed DC By-law is available on the Township's webpage. The draft by-law was released
two weeks prior to the statutory public meeting as required by the DCA.
Executive Summary| 4
1. INTRODUCTION
The Township of Russell 2025 Development Charges (DC) Background Study is presented
as part of the process to approve a new DC by-law in compliance with the Development
Charges Act, 1997 (DCA). As the Township experiences residential and non-residential
development that will increase the demand on municipal services, the Township wishes to
implement development charges to fund capital projects related to growth so that
development continues to be serviced in a fiscally responsible manner.
The DCA and O. Reg. 82/98 require that a DC background study be prepared in which
development charges are determined with reference to:
-
A forecast of the amount, type and location of population, housing, and non
residential development anticipated in the Township;
-
The average capital service levels provided in the Township over the 15-year period
immediately preceding the preparation of the background study;
-
A review of future capital projects, including an analysis of gross expenditures,
funding sources, and net expenditures incurred, or to be incurred, by the Township or
its local boards to provide for the anticipated development, including the
determination of the eligible and ineligible components of the capital projects;
-
An asset management plan that demonstrates that all assets are financially
sustainable over their full life cycle; and
-
An examination of the long-term capital and operating costs for the capital
infrastructure required for each service to which the development charges by-laws
would relate.
This study presents the results of the review to determine the development-related net
capital costs that are attributable to development that is forecast to occur in the
Township. The development-related net capital costs are then apportioned among
various types of development (residential and non-residential) in a manner that reflects
the increase in the need for each service attributable to each type of development. The
study therefore calculates development charges for various types of development.
The DCA provides for a period of public review and comment regarding the proposed
development charges. This process includes considering and responding to comments
received by members of the public about the calculated charges. Following completion of
Introduction | 5
this process, in accordance with the DCA and Council's review of this study, it is intended
that Council will pass a new development charges by-law for the Township.
The remainder of this study sets out the information and analysis upon which the
proposed development charges are based.
A.
LEGISLATIVE CONTEXT
The study is prepared in accordance with the DCA and associated regulations, including
all recent amendments. Key legislative changes incorporated into this study include:
-
Historical service level standards have been extended from a 10 to 15-year planning
period;
-
DC by-laws now expire every 10 years instead of 5 years;
-
The amount of interest paid on DC deferrals and freeze is capped at prime plus 1%;
-
Costs associated with affordable housing services are now ineligible for recovery
through DCs;
-
Municipalities must spend or allocate 60% of available DC reserve funds per year for
roads, water and wastewater services;
-
DC discounts for purpose-built rentals based on the number of bedrooms;
-
DC exemptions for affordable and attainable housing developments which meet the
provisions of the DCA;
-
A DC exemption for long-term care homes;
-
Allowing for DC by-law amendments that result in a decrease in the amount of DC
payable without requiring the municipality to undertake a DC Background Study or
hold a public meeting;
-
Payable DCs are to be the lower of the "frozen" DC amount (including any interest
applied), or the DC in effect at the time of permit issuance;
-
Payment of DCs for non-rental residential development may now be deferred until
occupancy; and
-
Land Acquisition is now treated as a distinct class of service.
Introduction | 6
B.
RELEVANT ANALYSIS
The underlying assumptions and calculation methodologies contained in the Background
Study have been informed by a range of inputs including the Township's capital budget and
forecasts, existing master plans, and discussions with Township staff and Council.
C.
CONSULTATION AND APPROVAL PROCESS
The following provides a summary of the consultation and approval process undertaken to
complete the Background Study.
Timeline of Consultation and Approval Process
Activity
Date
Council Information Session
September 22nd , 2025
Public Release of DC Background Study
October 9th , 2025
Stakeholder Consultation Session
October 17th , 2025
Statutory Public Meeting of Council
November 10th , 2025
Release of Consolidated DC Background Study
January 2026
Passage of 2026 DC By-law
January 2026 (targeted)
Introduction | 7
2. THE DC METHODOLOGY ALIGNS
DEVELOPMENT-RELATED COSTS AND
BENEFITS
Several key steps are required in calculating a development charge. However, specific
circumstances arise in each municipality which must be reflected in the calculation. In
this study, we have tailored our approach to the Township of Russell's unique
circumstances. The approach to the calculated DCs is focused on providing a reasonable
alignment of development-related costs with the development that necessitates them.
This study calculates charges on a Township-wide basis.
A.
CONSIDERATION FOR AREA RATED SERVICES
In accordance with the DCA, Council must consider the use of area rating, also known as
area-specific DCs, as part of the Background Study. Based on discussions with staff and
Council, a Township-wide approach has been used as part of this Background Study
update.
B.
TOWNSHIP-WIDE DEVELOPMENT CHARGES ARE PROPOSED
The DCA requires that DC by-laws designate the areas within which DCs shall be imposed.
The DC's may apply to all lands in a municipality or to other designated development areas
as specified in the by-laws.
For all services provided by the Township, a range of capital facilities and infrastructure
is available throughout Russell, accessible to all permanent and seasonal residents and
employees. As new development occurs, new infrastructure will be needed in order to
maintain overall service levels in the Township. A widely accepted method of sharing the
development-related capital costs for such Township services is to apportion them over
all the anticipated growth.
The following services are included in the Township-wide DC calculations:
The DC Methodology Aligns Development-Related Costs and Benefits | 8
-
Police Servies
-
Library Service
-
Fire Protection Services
-
By-law Enforcement
-
Parks and Recreation
-
Land Acquisition
-
Development-Related Studies
-
Services Related to a Highway:
-
Day Care
-
Public Works
-
Roads and Related
The following services are also Township-wide but relate only to serviced development:
-
Water Services
-
Wastewater Services
These services form a reasonable basis in which to plan and administer the Township-wide
development charges. It is noted that the analysis of each of these services examines the
individual capital facilities and equipment that constitute it. The resulting DCs for these
services would be imposed against all development anywhere in the Township.
C.
KEY STEPS IN DETERMINING DCS FOR FUTURE DEVELOPMENT
RELATED PROJECTS
Several key steps are required in calculating DCs for future development-related projects.
These are summarized below and shown schematically in Figure 1.
The DC Methodology Aligns Development-Related Costs and Benefits | 9
Figure 1: Statutory Requirements of Development Charge Calculation and Study
Process
The DC Methodology Aligns Development-Related Costs and Benefits | 10
i.
Development Forecast
The first step in the methodology requires that a development forecast be prepared for
forecast study period. In this case, two planning horizons are utilized, the first applicable to
all general services, and the second applicable to all engineered services. For General
Services, a ten-year period from 2026-2035 is employed. For Engineered Services, a 21-year
period from 2026-2046 is employed.
The forecast of the future residential and non-residential development is based on growth
anticipated to occur in the Township. For the residential portion of the forecast both the
Census or "net" population growth and population growth in new units is estimated. Net
population growth determines the need for additional facilities and provides the foundation
for the development-related capital program.
The non-residential portion of the forecast estimates the gross floor area (GFA) of building
space to be developed over the ten-year period 2025-2034 and longer planning horizon to
2046. The forecast of GFA is based on the employment forecasts for the Township. Factors
for floor space per worker are used to convert the employment forecast into gross floor areas
for the purposes of the Background Study.
ii.
Service Categories and Historical Service Levels
The DCA provides that the increase in the need for service attributable to anticipated
development:
... must not include an increase that would result in the level of service
exceeding the average level of that service provided in the municipality over the
15-year period immediately preceding the preparation of the background
study...(s. 5. (1) 4.)
Historical 15-year average service levels thus form the basis for development charges. A
review of the Township's capital service levels for buildings, land, vehicles, and so on has
therefore been prepared as a reference for the calculation so that the portion of future
capital projects that may be included in the development charge can be determined. The
historical service levels used in this study have been calculated based on the period 2011
2025.
The DC Methodology Aligns Development-Related Costs and Benefits | 11
iii.
Development-Related Capital Program and Analysis of DC Eligible
Costs to be recovered through Development Charges
A development-related capital program has been prepared by the Township's departments,
in consultation with Hemson, as part of the study. The program identifies development-
related projects and their gross and net municipal costs, after allowing for capital grants,
subsidies or other recoveries as required by the Act (DCA, s. 5. (2)). The capital program
provides another cornerstone upon which development charges are based. The DCA requires
that the increase in the need for service attributable to the anticipated development may
include an increase:
... only if the council of the Municipality has indicated that it intends to ensure
that such an increase in need will be met. (s. 5. (1) 3.)
In conjunction with DCA, s. 5. (1) 4. referenced above, these sections have the effect of
requiring that the development charge be calculated on the lesser of the historical 15-year
average service levels or the service levels embodied in future plans of the Township. The
development-related capital program prepared for this study ensures that development
charges are only imposed to help pay for projects that have been or are intended to be
purchased or built in order to accommodate future anticipated development. It is not
sufficient in the calculation of development charges merely to have had the service in the
past. There must also be a demonstrated commitment to continue to emplace facilities or
infrastructure in the future. In this regard, O. Reg. 82/98, s. 3 states that:
For the purposes of paragraph 3 of subsection 5 (1) of the Act, the council of a
Municipality has indicated that it intends to ensure that an increase in the need for
service will be met if the increase in service forms part of an official plan, capital
forecast or similar expression of the intention of the council and the plan, forecast or
similar expression of the intention of the council has been approved by the council.
For some projects in the development-related capital program, a portion of the project may
confer benefits to existing residents. As required by the DCA, s. 5. (1) 6., these portions of
projects and their associated net costs are the funding responsibility of the Township from
non-development charges sources. The amount of municipal funding for such non-DC
eligible shares of projects is also identified as part of the preparation of the development-
related capital program.
There is also a requirement in the DCA to reduce the applicable development charge by the
amount of any "uncommitted excess capacity" that is available for a service. Such capacity is
available to partially meet the future servicing requirements. Adjustments are made in the
capital program analysis to meet this requirement of the DCA.
The DC Methodology Aligns Development-Related Costs and Benefits | 12
iv.
Attribution to Types of Development
The next step in the determination of development charges is the allocation of the
development-related net capital costs between the residential and the non-residential
sectors. In the Township of Russell, the allocation is based on projected changes in
population in new units and employment over the planning periods.
The residential component of the development charges is applied to different housing types
based on average occupancy factors. The non-residential component is applied on the basis
of gross floor area of building space in square metres.
v.
Final Adjustment
The final determination of the development charge results from adjustments made to
development-related DC eligible costs for each service and sector resulting from the
application of any unallocated growth-related reserve fund balances that are available to
fund the development-related capital costs in the capital program.
D.
OPERATING & CAPITAL COST IMPACTS AND ASSET
MANAGEMENT PLAN LEGISLATIVE REQUIREMENTS
Section 10 of the DCA identifies what must be included in a Development Charges
Background Study, namely:
s.10 (2) The development charge background study shall include,
(c) an examination, for each service to which the development charge by-law
would relate, of the long-term capital and operating costs for capital
infrastructure required for the service; and
(c.2) an asset management plan prepared in accordance with subsection (3).
i.
Asset Management Plan
(3) 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;
The DC Methodology Aligns Development-Related Costs and Benefits | 13
(c) contain any other information that is prescribed; and
(d) be prepared in a prescribed manner.
The requirement to include an Asset Management Plan (AMP) was part of the DCA
amendments that came into effect on January 1, 2016. A key function of the Asset
Management Plan is to demonstrate that all assets proposed to be funded under the
development charges by-law are financially sustainable over their full life cycle. The section
of the DC Background Study that deals with the operating and capital cost impacts and the
Asset Management Plan can be found in Appendix D.
The DC Methodology Aligns Development-Related Costs and Benefits | 14
3. DEVELOPMENT FORECAST
This section provides the basis for the development forecasts used to calculate the
development charges for the Township of Russell. A more detailed summary of the forecasts,
including tables illustrating historical trends and forecast results is provided in Appendix A.
The forecasts are based on Statistics Canada Census information as well as the 2022 United
Counties of Prescott and Russell Growth Management Strategy Update, the Township's 2024
Water and Wastewater Master Plan Update forecasts, and discussions with staff.
i.
Residential Forecast
DCs are levied on residential development as a charge per new unit. Therefore, for the
residential forecast, a projection of the population growth (or net population growth) as well
as the population growth in new units is required.
-
The population growth determines the need for additional facilities and provides the
foundation for the development-related capital program.
-
When calculating the development charge, the development-related net capital costs are
spread over the total additional population that occupy new housing units. This
population in new units represents the population from which development charges will
be collected.
Table 1 provides a summary of the residential forecast for a ten-year planning period, from
2026 to 2035, and a 21-year planning period, from 2026 to 2046. Over the ten-year planning
period, the number of households is forecast to increase by about 2,710 while the Census
population growth is forecast at 6,470. Over the long-term planning period to 2046, the
number of households is forecast to increase by 4,780 and population is anticipated to
increase by 11,330.
The Township's total population is forecasted to reach approximately 29,150 by 2035 and
34,020 by 2046.
ii.
Non-Residential Forecast
DCs are levied on non-residential development as a charge per square metre of GFA. The non
residential forecast requires a projection of employment growth as well as a projection of new
floor space in the Township.
Development Forecast | 15
The non-residential forecast projects an increase of approximately 1,140 jobs by 2035,
excluding work from home employment. The net employment growth will be accommodated in
approximately 103,260 square metres of new non-residential building space by 2035.
During the 2026-2046 period, the non-residential forecast projects an increase of about 2,680
jobs by 2046, excluding work from home employment. The net employment growth will be
accommodated in approximately 254,820 square metres of new non-residential building space.
A summary of the non-residential growth forecast can be found in Table 1.
Development Forecast | 16
4. SUMMARY OF HISTORICAL CAPITAL SERVICE
LEVELS
The DCA and O. Reg. 82/98 require that the development charges be set at a level no higher
than the average service level provided in the Township over the 15-year period immediately
preceding the preparation of the background study, on a service-by-service basis.
For General Services (e.g. Library, Parks and Recreation, Fire) and Services Related to a
Highway, the legislative requirement is met by documenting historical service levels for the
preceding 15 years; in this case, for the period 2011 to 2025. Typically, service levels are
measured as a ratio of inputs per capita or per capita and employee.
O. Reg. 82/98 requires that when determining historical service levels both quantity and
quality of service be taken into consideration. In most cases, the service levels are initially
established in quantitative terms. For example, service levels for buildings are presented in
terms of square feet per capita. The qualitative aspect is introduced by the consideration of
the monetary value of the facility or service. In the case of buildings, for example, the cost
would be shown in terms of dollars per square foot to replace or construct a facility of the
same quality. This approach helps to ensure that the development-related capital facilities
that are to be charged to new development reflect not only the quantity (number and size)
but also the quality (value or replacement cost) of service provided historically by the
Township. Both the quantitative and qualitative aspects of service levels used in the present
analysis are based on information provided by Township staff based on historical records and
their experience with costs to acquire or construct similar facilities, equipment and
infrastructure.
Table 2 summarizes service levels for all services included in the development charges
calculations. Appendices B and C provide detailed historical inventory data upon which the
calculation of service levels is based for all relevant services.
Summary of Historical Capital Service Levels | 17
TABLE 2
RUSSELL TOWNSHIP
SUMMARY OF AVERAGE HISTORICAL SERVICE LEVELS 2011 - 2025
Service
2011 - 2025
Service Level
Indicator
1.0 LIBRARY SERVICES
Buildings
Materials
Furniture And Equipment
2.0 PARKS & RECREATION
Indoor Recreation
Park Facilities
3.0 DAY CARE
Buildings
Furniture & Equipment
4.0 FIRE PROTECTION SERVICES
Buildings
Furniture & Equipment At Station
Vehicles
5.0 POLICE SERVICES
Equipment And Gear
6.0 BY-LAW ENFORCEMENT
Buildings
Furniture & Equipment
Vehicles
$400.72
$296.31
$78.17
$26.24
$3,911.54
$3,145.96
$765.58
$88.91
$83.55
$5.36
$866.50
$390.54
$66.90
$409.06
$9.07
$9.07
$91.30
$65.59
$14.15
$11.56
per capita
per capita
per capita
per capita
per capita
per capita
per capita
per capita
per capita
per capita
per pop & empl
per pop & empl
per pop & empl
per pop & empl
per pop & empl
per pop & empl
per pop & empl
per pop & empl
per pop & empl
per pop & empl
SERVICES RELATED TO A HIGHWAY
1.0 PUBLIC WORKS
Buildings
Furniture And Equipment
Fleet
2.0 ROADS & RELATED
Roads
Bridges & Culverts
Traffic Signals & Streetlights
Sidewalks
$632.64
$414.96
$22.74
$194.94
$6,931.53
$4,375.29
$2,343.66
$40.36
$172.22
per pop & empl
per pop & empl
per pop & empl
per pop & empl
per pop & empl
per pop & empl
per pop & empl
per pop & empl
per pop & empl
Summary of Historical Capital Service Levels | 18
5. DEVELOPMENT-RELATED CAPITAL FORECAST
The DCA requires the Council of a Municipality to express its intent to provide future capital
facilities at the level incorporated in the development charges calculation. As noted above in
Section 2, O. Reg. 82/98, s. 3 states that:
For the purposes of paragraph 3 of subsection 5 (1) of the Act, the council of a
Municipality has indicated that it intends to ensure that an increase in the need for
service will be met if the increase in service forms part of an official plan, capital
forecast or similar expression of the intention of the council and the plan, forecast or
similar expression of the intention of the council has been approved by the council.
A.
A DEVELOPMENT-RELATED CAPITAL FORECAST IS PROVIDED
FOR COUNCIL'S APPROVAL
Based on the development forecasts summarized in Section 3 and detailed in Appendix A,
Township staff, in collaboration with the consultants, developed a development-related
capital program setting out those projects that are required to service anticipated
development. For all general services the capital plan covers the ten-year period from 2026
2035, and for all engineered services the capital plan covers the 21-year period from 2026
2046.
One of the recommendations contained in the Background Study is for Council to adopt the
development-related capital program derived for the purposes of the development charges
calculation. It is assumed that future capital budgets and forecasts will continue to bring
forward the development-related projects contained herein that are consistent with the
development occurring in the Township. It is acknowledged that changes to the capital
program presented here may occur through the Township's normal capital budget process.
B.
THE DEVELOPMENT-RELATED CAPITAL FORECAST
A summary of the development-related capital forecast for all general services considered in
this study is presented in Table 3. The table shows that the gross cost of the Township's
capital forecast is estimated to be $127.97 million. No grants and subsidies have been
identified. Therefore, the Township's share of the capital forecast remains at $127.97 million.
Development-Related Capital Forecast | 19
A summary of the development-related capital forecast for all engineered services
considered in this study is presented in Table 4. The table shows that the gross cost of the
Township's capital forecast is estimated to be $192.26 million. Grants and subsidies for
various aspects of each engineered service have been identified, which total $42.59 million.
Therefore, the Township's share of the capital forecast is $149.67 million.
The capital forecast incorporates those projects identified to be related to development
anticipated in the next ten years (For general services) and 21 years (for engineered
services). It is not implied that all of these costs are to be recovered from new development
by way of development charges. Portions of the capital forecast may relate to replacement of
existing facilities, shares of projects that benefit the existing population, or growth
anticipated to occur beyond the 2026-2035 or 2026-2046 planning periods. After these
reductions, the remaining development-related capital costs are brought forward to the
development charges calculation.
Of the $127.97 million net municipal cost of general services, approximately 83.6%, or
$107.00 million, is related to capital works for Parks and Recreation. This amount can be
primarily attributed to the construction of a new recreation complex, with relatively smaller
costs involved with the improvement of park amenities and trails.
The next largest capital program is for Fire Protection Services. It amounts to $12.61
million, or 9.9%, for various station expansions, administrative space, new vehicles, and
equipment for new firefighters.
The capital forecast associated with Library Services totals $3.20 million, or 2.5% and
provides for a new branch building, new equipment and educational technology.
Approximately 1.7%, or $2.14 million, is related to capital works for Services Related to a
Highway: Public Works. This includes the planned expansion of the municipal garage, and
additional snow removal equipment.
The capital forecast associated with Day Care includes a new day care facility along with an
associated space needs study, which amount to $1.27 million in total, or 1.0%.
The capital forecast associated with Police Services, By-law Enforcement, Development
Related Studies, and Land Acquisition are also included; these services have a total amount
of $1.75 million, or 1.4%.
Development-Related Capital Forecast | 20
Of the $149.67 million net municipal cost of engineered services, approximately 54.9%, or
$82.20 million is related to capital projects for Wastewater Services. The majority of these
costs are attributed to construction of a new wastewater treatment plant.
The capital forecast associated with Water Services accounts for 32.5%, or $48.59 million.
These costs are primarily associated with a planned increase to water supply and with the
installation of new water service infrastructure.
The remaining 12.6%, or $18.87 million, of total net municipal cost is associated with
Services Related to a Highway: Roads & Related. This includes various costs involved with
road infrastructure expansion, and associated studies.
Further details on the capital forecasts for each general service are available in Appendix B,
and further details on the capital forecasts for each engineered service are available in
Appendix C.
Development-Related Capital Forecast | 21
TABLE 3
RUSSELL TOWNSHIP
SUMMARY OF DEVELOPMENT-RELATED CAPITAL PROGRAM
FOR GENERAL SERVICES 2026 - 2035
(in $000)
Service
Gross
Cost
Grants/
Subsidies
Municipal
Cost
1.0 LIBRARY SERVICES
2.0 PARKS & RECREATION
3.0 DAY CARE
4.0 FIRE PROTECTION SERVICES
5.0 POLICE SERVICES
6.0 BY-LAW ENFORCEMENT
7.0 DEVELOPMENT RELATED STUDIES
8.0 LAND ACQUISITION
9.0 SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
$3,200.5
$106,996.7
$1,270.0
$12,613.5
$69.0
$539.9
$741.7
$395.0
$2,143.6
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$3,200.5
$106,996.7
$1,270.0
$12,613.5
$69.0
$539.9
$741.7
$395.0
$2,143.6
TOTAL - GENERAL SERVICES
$127,970.0
$0.0 $127,970.0
Development-Related Capital Forecast | 22
TABLE 4
RUSSELL TOWNSHIP
SUMMARY OF DEVELOPMENT-RELATED CAPITAL PROGRAM
FOR ENGINEERED SERVICES 2026 - 2046
(in $000)
Service
Gross Cost
Grants /
Subsidies
Net
Municipal
Cost
1.0 SERVICES RELATED TO A HIGHWAY: ROADS & RELATED
2.0 WATER SERVICES
3.0 WASTEWATER SERVICES
$26,812.9
$51,589.3
$113,854.8
$7,943.3
$3,000.0
$31,650.0
$18,869.5
$48,589.3
$82,204.8
TOTAL - 2026-2046 PROGRAM
$192,256.9
$42,593.3
$149,663.6
Development-Related Capital Forecast | 23
6. DEVELOPMENT CHARGES ARE CALCULATED IN
ACCORDANCE WITH THE DCA
This section summarizes the calculation of development charges for each service and the
resulting total development charge by type of development. For all services, the calculation of
the per capita (residential) and per square metre (non-residential) charges is reviewed.
For residential development, the total per capita amount is applied to different housing types
on the basis of average occupancy factors. For non-residential development, the calculated
development charges rates are based on gross floor area (GFA) of building space.
It is noted that the calculation of the development charges does not include any provision for
exemptions required under the DCA, for example, the exemption for enlargements of up to
50% on existing industrial buildings or for affordable housing exemptions. Such legislated
exemptions, or other exemptions which Council may choose to provide, will result in a loss of
development charges revenue for the affected types of development. Any such revenue loss
may not be offset by increasing other portions of the calculated charge.
A.
DEVELOPMENT CHARGES CALCULATION
A summary of the residential and non-residential development charges for all general
services is presented in Table 5. Further details of the calculation for each individual service
are available in Appendix B. A summary of development charges for all engineered services is
presented in Table 6. Further details of the calculation for each individual service are
presented in Appendix C.
The capital forecast incorporates those projects identified to be related to growth anticipated
in each planning period. However, not all of the capital costs are to be recovered from new
development by way of development charges. Table 5 shows that $44.55 million of the
general services capital forecast relates to replacement of existing capital facilities or to
shares of projects that provide benefit to the existing community. For engineered services
(Table 6), this share equates to $29.16 million. These portions of capital costs will have to be
funded from property taxes, utility rates or other non-development charges revenue sources.
Also included are prior DCs or available positive DC reserve fund balances which have been
applied to projects occurring earlier in the capital program. These shares total $13.96 million
for general services and $776,000 for engineered services.
Development Charges are Calculated in Accordance with the DCA | 24
Another share is attributable to growth beyond each planning period (and can therefore only
be recovered under future development charges studies) or represents a service level
increase in the Township. These contribute a total of $31.07 million to general services, and
$24.26 million to engineered services.
The remaining $38.40 million for general services and $95.46 million for engineered services
is carried forward to the development charges calculation. The costs are allocated to new
residential and non-residential development, and total charges of $12,929 per capita and
$146.14 per square metre are calculated, respectively.
Development Charges are Calculated in Accordance with the DCA | 25
TABLE 5
RUSSELL TOWNSHIP
SUMMARY OF UNADJUSTED RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGES
10-YEAR GENERAL CAPITAL PROGRAM
10 Year Growth in Population in New Units
6,808
10 Year Growth in Square Metres
103,260
Service
Development-Related Capital Program (2026 - 2035)
Residential
Non-Residential
Share
Share
%
($000)
%
($000)
Gross
Grants/
Program
Subsidies
Cost
($000)
($000)
Total DC
Net
Replacement
Eligible
Municipal
& Benefit to
Prior
Post
Costs for
Cost
Existing
Growth
2035
Recovery
($000)
($000)
($000)
($000)
($000)
1.0 LIBRARY SERVICES
$3,200.5
$0.00
$3,200.5
$620.9
$403.6
$0.0
$2,176.0
100%
$2,176.0
0%
$0.00
2.0 PARKS & RECREATION
$106,996.7
$0.00
$106,996.7
$43,799.5
$13,329.6
$24,571.1
$25,296.6
100%
$25,296.6
0%
$0.00
3.0 DAY CARE
$1,270.0
$0.00
$1,270.0
$0.0
$222.0
$473.0
$575.0
100%
$575.0
0%
$0.00
4.0 FIRE PROTECTION SERVICES
$12,613.5
$0.00
$12,613.5
$0.0
$0.0
$6,024.5
$6,589.0
86%
$5,666.5
14%
$922.46
5.0 POLICE SERVICES
$69.0
$0.00
$69.0
$0.0
$0.0
$0.0
$69.0
86%
$59.3
14%
$9.66
6.0 BY-LAW ENFORCEMENT
$539.9
$0.00
$539.9
$0.0
$0.0
$0.0
$539.9
86%
$464.4
14%
$75.59
7.0 DEVELOPMENT RELATED STUDIES
$741.7
$0.00
$741.7
$125.0
$0.0
$0.0
$616.7
86%
$530.4
14%
$86.34
8.0 LAND ACQUISITION
9.0 SERVICES RELATED TO A HIGHWAY:
$395.0
$0.00
$395.0
$0.0
$0.0
$0.0
$395.0
86%
$339.7
14%
$55.30
PUBLIC WORKS
$2,143.6
$0.00
$2,143.6
$0.0
$0.0
$0.0
$2,143.6
86%
$1,843.5
14%
$300.11
TOTAL 10-YEAR GENERAL SERVICES
$127,970.0
$0.0
$127,970.0
$44,545.4
$13,955.2
$31,068.6
$38,400.8
$36,951.4
$1,449.5
Development Charge Per Capita
Development Charge Per Sq.M
$5,427.64
$14.04
Development Charges are Calculated in Accordance with the DCA | 26
TABLE 6
RUSSELL TOWNSHIP
SUMMARY OF UNADJUSTED RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGES
CAPITAL PROGRAM FOR ENGINEERED SERVICES
Township-wide
2026 - 2046 Growth in Population in New Units
11,958
2026 - 2046 Growth in Square Metres
254,824
Serviced
2026 - 2046 Growth in Population in New Units
11,633
2026 - 2046 Growth in Square Metres
39,091
Service
Development-Related Capital Program (2026 - 2046)
Residential
Share
%
($000)
Non-Residential
Share
%
($000)
Gross
Program
Cost
($000)
Grants/
Subsidies
($000)
Net
Replacement
Municipal
& Benefit to
Prior
Post-Period
Cost
Existing
Growth
Benefit
($000)
($000)
($000)
($000)
Total DC
Eligible
Costs for
Recovery
($000)
1.0 SERVICES RELATED TO A HIGHWAY: ROADS & RELATED
2.0 WATER SERVICES
3.0 WASTEWATER SERVICES
$26,812.9
$51,589.3
$113,854.8
$7,943.3
$3,000.0
$31,650.0
$18,869.5
$1,467.5
$0.0
$0.0
$48,589.3
$2,069.0
$776.0
$0.0
$82,204.8
$25,625.0
$0.0
$24,262.5
$17,402.0
$45,744.3
$32,317.3
82% $14,269.6
94% $42,999.6
94% $30,378.2
18%
$3,132.36
6%
$2,744.66
6%
$1,939.04
TOTAL 2026-2046 PROGRAM
$192,256.9
$42,593.3
$149,663.6
$29,161.5
$776.0
$24,262.5
$95,463.5
$87,647.5
$7,816.1
Unadjusted Development Charge Per Capita
Unadjusted Development Charge Per Sq.M
$7,501.04
$132.10
Development Charges are Calculated in Accordance with the DCA | 27
B.
DEVELOPMENT CHARGE RATE TABLES
Table 7 provides the calculated development charge rates by residential unit type. The fully
serviced rates range from a high of $36,726 per single- or semi-detached unit to a low of
$12,928 for a serviced special needs dwelling unit.
Table 8 displays the Township-wide non-residential charges. The fully calculated non
residential charge is $146.14 per square metre.
TABLE 7
RUSSELL TOWNSHIP
CITY-WIDE DEVELOPMENT CHARGES
RESIDENTIAL DEVELOPMENT CHARGES
Service
Charge
Per Capita
Charge By Unit Type (1)
Single & Semi-
Detached
Apartments
2 Bedrooms +
Apartments
Bachelor & 1
Bdrm.
Rows &
Other Multiples
Special
Care/Sp.
Needs Dwl.
Library Services
$319.62
$908
$537
$384
$607
$320
Parks & Recreation
$3,715.71
$10,555
$6,242
$4,459
$7,060
$3,716
Day Care
$84.46
$240
$142
$101
$160
$84
Fire Protection Services
$832.34
$2,364
$1,398
$999
$1,581
$832
Police Services
$8.71
$25
$15
$10
$17
$9
By-Law Enforcement
$68.21
$194
$115
$82
$130
$68
Development Related Studies
$77.90
$221
$131
$93
$148
$78
Land Acquisition
$49.90
$142
$84
$60
$95
$50
Services Related to a Highway
Services Related To A Highway: Public Works
$270.79
$769
$455
$325
$515
$271
Services Related To A Highway: Roads & Related
$1,193.31
$3,390
$2,005
$1,432
$2,267
$1,193
TOTAL UNSERVICED RESIDENTIAL CHARGE
$6,620.95
$18,808
$11,124
$7,945
$12,580
$6,621
Rural Charge
Water Services
Wastewater Services
$6,620.95
$3,696.35
$2,611.38
$18,808
$10,500
$7,418
$11,124
$6,210
$4,387
$7,945
$4,436
$3,134
$12,580
$7,023
$4,962
$6,621
$3,696
$2,611
TOTAL SERVICED RESIDENTIAL CHARGE
$12,928.68
$36,726
$21,721
$15,515
$24,565
$12,928
(1) Based on Persons Per Unit of:
2.84
1.68
1.20
1.90
1.00
Development Charges are Calculated in Accordance with the DCA | 28
TABLE 8
RUSSELL TOWNSHIP
CITY-WIDE DEVELOPMENT CHARGES
NON-RESIDENTIAL DEVELOPMENT CHARGES
Service
Charge
($/sq.m)
Library
$0.00
Recreation & Parks
$0.00
Day Care
$0.00
Fire Protection Services
$8.93
Police Services
$0.09
By-Law Enforcement
$0.73
Development Related Studies
$0.84
Land Acquisition
$0.54
Services Related to a Highway
Services Related To A Highway: Public Works
$2.91
Services Related To A Highway: Roads & Related
$12.29
TOTAL UNSERVICED NON-RESIDENTIAL CHARGE PER SQ M
$26.33
Rural Charge
Water Services
Wastewater Services
$26.33
$70.21
$49.60
TOTAL SERVICED NON-RESIDENTIAL CHARGE PER SQ M
$146.14
Development Charges are Calculated in Accordance with the DCA | 29
C.
COMPARISON OF 2025 NEWLY CALCULATED DEVELOPMENT
CHARGES WITH CHARGES CURRENTLY IN FORCE IN RUSSELL
Tables 9 and 10 compare the newly calculated residential and non-residential development
charges, respectively, with currently imposed charges. The residential development charge
rate for a single- or semi-detached unit is calculated to increase by $5,233 per unit, or 17%.
The non-residential development charge rate is calculated to increase by $65.43 per sq.m.,
or 81%.
The significant increase in the serviced non-residential charge is due to the forecast of
serviced units: the Township currently does not plan to service any industrial or rural
development areas; as such, only population-related employment is included in the water
and wastewater DC calculations and those charges reflect a lower floor space per worker
(i.e. higher employment density and service requirement per square metre) than the
Township-wide average.
Development Charges are Calculated in Accordance with the DCA | 30
TABLE 9
RUSSELL TOWNSHIP
COMPARISON OF CURRENT AND CALCULATED
RESIDENTIAL DEVELOPMENT CHARGES
Service
Current
Residential
Charge / SDU
Calculated
Residential
Charge / SDU
Difference in Charge
Library
$1,274
$908
($366)
(29%)
Recreation & Parks
$9,200
$10,555
$1,355
15%
Day Care
$328
$240
($88)
(27%)
Fire Protection Services
$470
$2,364
$1,894
403%
Police Services
$21
$25
$4
19%
By-Law Enforcement
$102
$194
$92
90%
Development Related Studies
$214
$221
$7
3%
Land Acquisition
$0
$142
$142
N/A
Services Related to a Highway
Services Related To A Highway: Public Works
$899
$769
($130)
(14%)
Services Related To A Highway: Roads & Related
$3,679
$3,390
($289)
(8%)
TOTAL UNSERVICED RESIDENTIAL CHARGE
$16,187
$18,808
$2,621
16%
Water Services
Wastewater Services
$8,005
$7,301
$10,500
$7,418
$2,495
$117
31%
2%
TOTAL SERVICED RESIDENTIAL CHARGE
$31,493
$36,726
$5,233
17%
Development Charges are Calculated in Accordance with the DCA | 31
TABLE 10
RUSSELL TOWNSHIP
COMPARISON OF CURRENT AND CALCULATED
NON-RESIDENTIAL DEVELOPMENT CHARGES
Service
Current
Non-Residential
Charge / Sq.m
Calculated
Non-Residential
Charge / Sq.m
Difference in Charge
Library
$0.00
$0.00
$0.00
N/A
Recreation & Parks
$0.00
$0.00
$0.00
N/A
Day Care
$0.00
$0.00
$0.00
N/A
Fire Protection Services
$1.81
$8.93
$7.12
394%
Police Services
$0.06
$0.09
$0.03
56%
By-Law Enforcement
$0.37
$0.73
$0.36
98%
Development Related Studies
$0.80
$0.84
$0.04
5%
Land Acquisition
$0.00
$0.54
$0.54
N/A
Services Related to a Highway
Services Related To A Highway: Public Works
$3.39
$2.91
($0.48)
(14%)
Services Related To A Highway: Roads & Related
$13.90
$12.29
($1.61)
(12%)
TOTAL UNSERVICED NON-RESIDENTIAL CHARGE PER SQ M
$20.33
$26.33
$6.00
30%
Water Services
Wastewater Services
$30.87
$29.51
$70.21
$49.60
$39.34
$20.09
127%
68%
TOTAL SERVICED NON-RES. CHARGE PER SQ M
$80.71
$146.14
$65.43
81%
Development Charges are Calculated in Accordance with the DCA | 32
7. COST OF GROWTH ANALYSIS
This section examines the long-term capital and operating costs as well as the asset
management-related annual provisions for the capital facilities and infrastructure to be
included in the DC By-law. This examination is required as one of the provisions of the DCA.
The analysis for all services is included in Appendix D.
A.
ASSET MANAGEMENT PLAN
Table 11 provides the calculated annual asset management contribution for both the gross
capital expenditures and the share related to the 2026-2036 recoverable portion. The year
2036 has been included to calculate the annual contribution for the 2026-2035 period as the
expenditures in 2035 will not trigger asset management contributions until 2036. As shown
in Table 11, by 2036, the Township should fund an additional $1.14 million per annum to
pay for the full life cycle costs of the new assets related to the general services supported
under the development charges by-law.
Table 12 provides the calculated annual asset management contribution for both the gross
capital expenditures and the share related to the 2026-2046 DC recoverable portion. The
year 2047 has been included to calculate the annual contribution for the 2026-2046 period
as the expenditures in 2046 will not trigger asset management contributions until 2047. As
shown in Table 12, by 2047, the Township will need to fund an additional $2.89 million per
annum in order to properly fund the full life cycle costs of the new assets related to the
engineered services supported under the development charges by-law.
TABLE 11
RUSSELL TOWNSHIP
CALCULATED ANNUAL PROVISION BY 2036 FOR GENERAL SERVICES
Service
2026 - 2035
Capital Program
Calculated AMP Annual
Provision by 2036
DC Recoverable
Non-DC Funded
DC Related
Non-DC Related
Library Services
$
2,579,600 $
620,900 $
82,000 $
17,000
Parks & Recreation
$
38,626,100 $
68,370,600 $
781,000 $
1,385,000
Day Care
$
797,000 $
473,000 $
15,000 $
10,000
Fire Protection Services
$
6,589,000 $
6,024,500 $
151,000 $
186,000
Police Services
$
69,000 $
-
$
-
$
-
By-Law Enforcement
$
508,000 $
-
$
24,000 $
-
Development Related Studies
$
225,000 $
125,000 $
-
$
-
Land Acquisition
$
395,000 $
-
$
-
$
-
Services Related To A Highway: Public Works
$
1,956,000 $
-
$
88,000 $
-
Total 2036 Provision
$
1,141,000 $
1,598,000
Cost of Growth Analysis | 33
TABLE 12
RUSSELL TOWNSHIP
CALCULATED ANNUAL PROVISION BY 2047 FOR ENGINEERED SERVICES
Service
2026 - 2046
Capital Program
Calculated AMP Annual
Provision by 2047
DC Recoverable
Non-DC Funded
DC Related
Non-DC Related
Services Related To A Highway: Roads & Related
$
17,402,000 $
9,410,900 $
1,131,700 $
660,500
Water Services
$
46,520,300 $
5,069,000 $
1,013,000 $
112,300
Wastewater Services
$
32,317,300 $
81,537,500 $
747,200 $
1,757,300
Total 2047 Provision
$
2,891,900 $
2,530,100
Note: Debt is exlcuded as the asset is in-service and the annual contributions are captured in the Township's Budget.
B.
LONG-TERM CAPITAL AND OPERATING COST IMPACTS
i.
Net Operating Costs for the Township's Services Estimated to
Increase over the Forecast Period
The Township will experience estimated increase in net operating costs for additions
associated with the planned capital program. These estimates are based on average costs
derived from a review of recent budgets and the 2023 Financial Information Return (FIR).
Additional details are included in Appendix D.
As described in Appendix D, by 2035, the Township's net operating costs are estimated to
increase by about $2.3 million for property tax supported services. By 2046, the total new
operating costs are expected to reach $3.3 million. Increases in net operating costs will be
experienced as new assets are put in-service.
ii.
Long-Term Capital Financing from Non-Development Charge
Sources Totals $73.7 million for Tax Supported Assets
Table 13 summarizes the components of the development-related capital program that will
require funding from non-development charges sources for tax supported assets. In total,
$73.7 million will need to be financed from non-DC sources over the 2026-2035 and 2026
2046 planning periods. In addition, $55.3 million in interim DC financing related to post-
period shares of projects may be required or these costs may be recovered from other
growth funding tools.
Cost of Growth Analysis | 34
TABLE 13
RUSSELL TOWNSHIP
SUMMARY OF DEVELOPMENT CHARGES CAPITAL PROGRAM FOR ALL SERVICES
General Services
Development-Related Capital Program (2026-2035)
Municipal Cost
(Net of Grants
and/or Subsidies)
($000's)
Replacement &
Benefit to Existing
($000's)
Available DC
Reserves
($000's)
Other Dev.
Related
($000's)
Total DC Eligible
Costs for Recovery
($000's)
1.0 LIBRARY SERVICES
2.0 PARKS & RECREATION
3.0 DAY CARE
4.0 FIRE PROTECTION SERVICES
5.0 POLICE SERVICES
6.0 BY-LAW ENFORCEMENT
7.0 DEVELOPMENT RELATED STUDIES
8.0 LAND ACQUISITION
9.0 SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
$
3,200.5
$
106,996.7
$
1,270.0
$
12,613.5
$
69.0
$
539.9
$
741.7
$
395.0
$
2,143.6
$
620.9
$
403.6
$
-
$
43,799.5
$
13,329.6
$
24,571.1
$
-
$
222.0
$
473.0
$
-
$
-
$
6,024.5
$
-
$
-
$
-
$
-
$
-
$
-
$
125.0
$
-
$
-
$
-
$
-
$
-
$
-
$
-
$
-
$
2,176.0
$
25,296.6
$
575.0
$
6,589.0
$
69.0
$
539.9
$
616.7
$
395.0
$
2,143.6
TOTAL GENERAL SERVICES
$
127,970.0
$
44,545.4
$
13,955.2
$
31,068.6
$
38,400.8
Engineered Services
Development-Related Capital Program (2026-2046)
Municipal Cost
(Net of Grants
and/or Subsidies)
($000's)
Replacement &
Benefit to Existing
($000's)
Available DC
Reserves
($000's)
Other Dev.
Related
($000's)
Total DC Eligible
Costs for Recovery
($000's)
9.0 SERVICES RELATED TO A HIGHWAY: ROADS & RELATED
10.0 WATER SERVICES
11.0 WASTEWATER SERVICES
$
18,869.5
$
48,589.3
$
82,204.8
$
1,467.5
$
-
$
-
$
2,069.0
$
776.0
$
-
$
25,625.0
$
-
$
24,262.5
$
17,402.0
$
45,744.3
$
32,317.3
TOTAL ENGINEERED SERVICES
$
149,663.6
$
29,161.5
$
776.0
$
24,262.5
$
95,463.5
TOTAL CAPITAL PROGRAM
$
277,633.6
$
73,706.9
$
14,731.2
$
55,331.1
$
133,864.4
iii.
Program is Deemed Financially Sustainable
The calculated annual funding provision should be considered within the context of the
Township's projected growth. Over the next 10 years (to 2035), the Township is projected to
increase by 2,710 dwelling units and 6,470 people. In addition, the Township will also add
1,140 new employees that will result in approximately 103,260 square metres of additional
non-residential building space.
Over the longer planning period (to 2046), the Township is projected to increase by
approximately 4,780 dwellings and 11,330 people. In addition, the Township will also add
about 2,680 new employees that will result in approximately 254,820 square metres of
additional non-residential building space.
In addition, as part of the annual budget update the Township also contributes to asset
replacement reserves and spends on yearly asset replacement needs as needed. Through
this annual exercise, staff identify the required funding and propose mitigating measures in
order to ensure there are sufficient funds in reserves over the long-term. Life-cycle funding
methodologies are also reviewed in order to ensure that the Township is continuing to
implement financially sustainable practices for funding the eventual replacement of assets.
Cost of Growth Analysis | 35
The calculated annual provisions identified are considered to be financially sustainable as it
is expected that the increased capital asset management requirements can be absorbed by
the tax and user base over the long-term.
Cost of Growth Analysis | 36
8. OTHER CONSIDERATIONS AND LEGISLATIVE
REQUIREMENTS
This section sets out other considerations and legislative requirements relating to the DCA
including administration and collection, recent legislative changes, and consideration for
area rating.
A.
DEVELOPMENT CHARGES ADMINISTRATION AND COLLECTION
The DCA requirements in respect of the collection of DCs, certification and remittance, as
well as reserve fund management are outlined in this section.
i.
Development Charges Amount Payable and Date of Payment
The total amount of a DC is the amount that would be determined under the by-law on the
day of an application for site plan approval or the day of an application for rezoning or, if
neither of these apply, the day of building permit issuance. Full details on determining the
DCs payable in any particular case are provided in s.26, s.26.1 and s.26.2 of the DCA.
The default date of payment of a DC is the date of building permit issuance. However,
under s.27 of the DCA the Township may enter into an agreement with a developer to alter
the timing of payment. Further, payment of non-rental residential DCs may be deferred to
occupancy.
For two specific types of development, DCs must be paid according to the following plan:
-
Six equal annual installments beginning at building occupancy (permit or actual
occupancy) and for the following five anniversaries of that date for rental housing and
institutional development.
For required instalments, the Township may charge interest from the date the DC would
have been payable to the date the instalment is paid. Interest may accrue on each
installment until the final payment has been made. Any skipped or late payments can be
added to the tax roll (including interest). Full details on the prescribed payment plans are
provided in s.26.1 of the DCA. In accordance with s.26.3 of the DCA the maximum interest
rate a municipal can charge is prime plus 1%.
Other Considerations and Legislative Requirements | 37
ii.
Reserve Funds
Under the DCA, a municipality that has passed a development charge by-law must establish
a separate reserve fund for each service to which the development charge relates and pay
each development charge it collects into the respective reserve fund. Beginning in 2023 and
each calendar year thereafter, a municipality shall spend or allocate at least 60% of the
monies in a reserve fund associated with Water supply, Wastewater services and Services
Related to a Highway.
While the DCA does permit municipalities to borrow from the reserve fund, the amount
borrowed is to be repaid with interest at a rate not less than the prescribed minimum
interest rate. Additionally, money in the reserve fund is to be spent only on development-
related capital costs.
Annual financial statements are to be provided to Council and must include the following:
-
Opening and closing balances and in-year transactions
-
A description of service or category of service
-
Details on credits paid by individual credit holders
-
Amounts borrowed and purpose of borrowing
-
Interest accrued on borrowing
-
Amount and source of money used to repay borrowing
-
Projects funded from DCs including amount and source of DC and non-DC funding
B.
CHANGES ARISING FROM THE MORE HOMES BUILT FASTER
ACT (BILL 23) AND CUTTING RED TAPE TO BUILD MORE HOMES
ACT (BILL 185)
As of November 28, 2022, there are several changes to the DCA due to the enactment and
Royal Assent of Bill 23. A list of the changes now in force is provided below in Table 11.
Table 11: Recent Changes to the DCA
Section
Description
Section 2(1)
Exemptions for existing rental residential buildings and a range of residential
units in existing and new houses.
Section 2(4)
Housing services are ineligible for DC funding (repeal of paragraph 17 of
ss.2(4) of the DCA). Existing by-laws are deemed to be "amended" and no
development charges can be collected for housing services from November
28, 2022 onward.
Other Considerations and Legislative Requirements | 38
Section
Description
Section 4.1
Exemptions for affordable and attainable residential units as defined in the
Affordable Residential Units Bulletin.
Section 4.2
Exemptions for non-profit housing development. This does not apply with
respect to a DC payable before November 28, 2022.
Section 4.3
Exemption for inclusionary zoning residential units. This does not apply with
respect to a DC payable before November 28, 2022.
Section 5(1)
Historical service level calculation period extended from 10 years to 15
years. Does not apply to by-laws in force prior to November 28, 2022.
Section 9(1)
Maximum life of a DC by-law extended from 5 years to 10 years. This does
not apply to by-laws in-force before November 28, 2022.
Section 26.1
Deferral payments now apply to rental housing and institutional
development. Interest on deferral payments is now capped at prime plus 1%
in accordance with s.26.3.
Section 26.2
DCs for rental housing development are now discounted based on the
number of bedrooms proposed. Interest on DC freeze now capped at prime
plus 1% in accordance with section 26.3.
Section 26.3
Maximum interest rates are capped at prime plus 1%. This does not apply
with respect to a DC that was payable before November 28, 2022.
Section 35
Municipalities are now required to spend or allocate at least 60% of reserve
balances each year for Water Supply, Wastewater, and services related to a
highway beginning in 2023.
Section
44(4)
Rules for front ending agreements as they relate to affordable and
attainable residential units.
Section
60(1)(s.4)
Additional services for which municipalities are required to spend or allocate
at least 60% of reserve fund balances may be prescribed through
Regulations (none are proposed as of yet).
Section
60(1)(d.2)
and 9d.3)
Prescribes developments and criteria related to attainable residential units
(section 4.1).
C.
CHANGES ARISING FROM BILL 17 AND BILL 60
In 2025, both Bill 17, the Protect Ontario by Building Faster and Smarter Act, 2025, and Bill
60, the Fighting Delays, Building Faster Act were granted Royal Assent. Key resulting
amendments include the following:
Other Considerations and Legislative Requirements | 39
i.
DC Exemption for Long-Term Care Homes
Both non-profit and for-profit developments intended for use as long-term care homes are
now exempt from paying municipal DCs. This exemption is intended to encourage the
construction of long-term care facilities in response to Ontario's aging population. Where a
long-term term care home is part of a mixed-use development--for example, one that
includes commercial uses--only the portion of the development dedicated to the long-term
care home would be eligible for the exemption.
ii. Streamlined Process for Certain By-law Amendments
Municipalities are no longer required to undertake a background study or hold a public
meeting when amending a DC by-law, if the amendment solely:
-
decreases one or more DC rate;
-
repeals a provision to index DCs; or
-
amends an indexing provision that provides for a DC not to be indexed.
iii. Revised DC "Freeze" Rule
DC rates are currently frozen at the time of application for rezoning or site plan approval,
provided building permits are not issued within 18 months of application approval. Changes
arising from Bill 17 require that the payable DC be the lower of:
-
the frozen DC amount (including any interest applied); or
-
the DC in effect at the time of permit issuance.
This change is intended to prevent frozen DCs from being higher than current rates. All
applicable DCs at the time of payment are to be included in the calculation.
iv. Deferral of Residential DC Payments Until Occupancy
Bill 60 introduced a deferred payment options for non-rental residential DCs until
occupancy--defined as the earlier of:
-
the day an occupancy permit is issued; or
-
the actual date of occupancy.
Other Considerations and Legislative Requirements | 40
v. Other Amendments
Additional proposed changes now in effect include the following:
-
Requirements to adopt a local service policy for each relevant DC service;
-
Merging of water and wastewater services for DC credits;
-
Introduction of the new class of service for land acquisition costs; and
-
Requirements around describing benefit to existing (BTE) methodology for each service
within a DC Background Study.
D.
DEVELOPMENT CHARGES ADMINISTRATION
A draft copy of the development charges by-law will be made available on the Township's
website at least two weeks before the scheduled public meeting for review. The by-law
itself will contain a series of polices as it relates to the Township's policies and practices
regarding development charge administration. In this regard, a few specific
recommendations:
-
It is recommended that the Township develop reporting policies consistent with the
requirements of the DCA;
-
It is recommended that the by-law permit the payment of a development charge in cash
or through services-in-lieu agreements. The municipality is not obligated to enter into
services-in-lieu agreements;
-
The proposed draft by-law sets out the rules to determine development charges
applicable in any particular case. Rules for exemptions are also to be outlined in the
proposed draft by-law; and
-
It is recommended that Council adopt the development-related capital forecast included
in this background study, subject to annual review through the Township's normal
capital budget process.
E.
LOCAL SERVICE POLICY AND DEFINITIONS
Services deemed to be local in nature are not to be included in the determination of the
development charges rates. The provision of local services is considered to be a direct
Other Considerations and Legislative Requirements | 41
responsibility under s. 59 of the DCA and will (or may) be recovered under other
agreement(s) with the landowner or developer. Through recent amendments to s. 59 of the
DCA, municipalities are now required to adopt local service policies for each relevant DC
service within 18 months of Bill 60 coming into force (DCA section 59). As such, the
Township is required to adopt such as policy by May 2027.
It is recommended that the Township review its existing policies and practices with respect
to local services in light of the new requirements and adopt a formalized approach. The new
local service policy should be made available on the Township's webpage.
F.
AREA-RATING CONSIDERATION
In accordance with the recent changes to s.10(2) of the DCA, a development charge
background study must give consideration for "the use of more than one development
charge by-law to reflect different needs for services in different areas". Following
consultation with Township staff and Council, it was determined that a municipal-wide
approach continues to be most appropriate for the nature of the works and services
provided in the Township, and as such, only a Township-wide charge has been proposed.
For all of the development charge eligible services that Russell provides, the full range of
capital facilities, land, equipment and infrastructure is available throughout the Township.
All residents therefore have access to all facilities. A widely accepted method for recovering
the development-related capital costs for such services is to apportion them over all new
development anticipated in the Township.
The needs for servicing are outlined as follows:
-
Services such as Library, Parks & Recreation, and Day Care are open and accessible or
available to all residents in the Township and are driven and planned for based on
Township-wide population growth.
-
Fire Services, Police Services, By-law Enforcement, Services Related to a Highway:
Public Works:, and Development-Related Studies, along with any related Land
Acquisition requirements, are provided to all residents and employees in the Township
and are driven and planned based on Township-wide population or population and
employment growth.
All engineered services, including Roads & Related, Water, and Wastewater Services are
provided through a Township-wide network and are planned based on Township-wide
population and employment growth.
Other Considerations and Legislative Requirements | 42
APPENDIX A
DEVELOPMENT FORECAST
Appendix A | 43
DEVELOPMENT FORECAST
This appendix provides the details of the development forecast that was used to prepare
the 2025 Development Charges Background Study for the Township of Russell. The forecast
method and key assumptions are discussed. The results of the forecasts are presented in
the following tables:
Historical Development
Table 1
Population, Households & Employment
Table 2
Residential Building Permits
Table 3
Households by Period of Construction Showing Household Size
Forecast Development
Table 4
Population, Household & Employment Forecast Summary
Table 5
Dwellings by Unit Type
Table 6
Growth in Dwellings by Unit Type
Table 7
Population Growth in New Households by Unit Type
Table 8
Employment Growth by Category and Non-Residential Space
A.
FORECAST APPROACH AND KEY ASSUMPTIONS
The Development Charges Act (DCA) requires the Township to estimate "the anticipated
amount, type and location of development" for which development charges may be
imposed. The development forecast must cover both residential and non-residential
development and be specific enough with regards to quantum, type, location and timing of
development to allow the Township to prepare a reasonable development-related capital
program.
A ten-year development forecast, from 2026 to 2035, has been used for all eligible general
services in the Town. For engineered services, a long-term forecast from 2026 to 2046 has
been prepared.
The forecasts used in this DC Study are based on the United Counties of Prescott and
Russell's 2022 Growth Management Strategy Update, with adjustments for increased levels
of growth, consistent with the Township of Russell's Water and Wastewater Master Plan.
The forecasts incorporate available Statistics Canada Census data.
Appendix A | 44
B.
HISTORICAL DEVELOPMENT IN THE TOWN
Historical growth and development figures presented here are based on Statistics Canada
census data. A "Census-based" definition of population is used for the purposes of the
development charges study. This definition does not include the Census net undercoverage,
which is typically included in the definition of "total" population used in Official Plans and
the UCPR Growth Management Strategy. For development charges purposes, a fifteen-year
historical period of 2011 to 2025 is used for calculating service levels.
The Township has experienced increasing rates of population and household growth over
the last fifteen years. Table 1 shows that annual population growth across the Township
has grown by 7,720 people from 2011-2025. The number of housing units in the Township
increased by over 3,300 over the same period.
Employment numbers used in Table 1 are based on Statistics Canada place of work data.
Place of work employment figures record where people work rather than their place of
residence. The employment figures shown in this table include workers with no fixed
address. However, work-at-home employment is excluded from the figures, for development
charge purposes, as this type of employment does not require building floorspace for its
activities. Table 1 shows that the Township's employment grew over the same period by
approximately 1,870 jobs. The Township's activity rate (the ratio of employment to
population) has fluctuated slightly over the period.
Table 2 outlines the historical residential building permits over the last fifteen years. This
shows the market share of single and semi-detached units has decreased over the last 15
years, while an increase in higher density row housing and apartments is evident.
Table 3 provides details on historical occupancy patterns in the Town. The overall average
occupancy level in the Township is 2.66 persons per housing unit (PPU).
C.
FORECAST METHOD AND RESULTS
This section describes the method used to establish the development forecast for the
planning periods from 2026 to 2035 and 2026 to 2046.
Development charges are levied on residential development as a charge per new unit.
Therefore, for the residential forecast, a projection of both the net population growth as
well as the population in new housing is required.
Appendix A | 45
-
Net population growth determines the need for additional facilities and provides the
foundation for the development-related capital program.
-
When calculating the development charge, however, the development-related net
capital costs are spread over the total additional population that occupies new housing
units. This population in new units represents the population from which development
charges will be collected.
Development charges are levied on non-residential development as a charge per unit of
gross floor area (GFA). The non-residential forecast requires a projection of employment
growth as well as a projection of the new floorspace associated with the employment
growth in the Township.
i.
Residential Forecast
The residential development forecast incorporates anticipated growth in population and
occupied dwelling units by type. As detailed in Table 4, the Township's Census population is
forecast to grow from 22,690 in 2025 to 29,150 in 2035. The ten-year population growth
(6,470 persons) represents a 29 per cent increase over the existing base. Over the long term
to 2046, the population is anticipated to growth to 34,020; a 50 per cent increase.
The number of occupied housing units is forecast to increase from 8,470 in 2025 11,180 in
2035. This reflects an average annual increase of 271 occupied dwelling units per year or a
32 per cent increase in occupied dwelling units. Over the longer term, the Township is
expected to add 4,780 units, to a total of 13,250 occupied dwelling units in 2046; this
represents a 56 per cent increase.
A breakdown of the forecast of housing by unit type in the Township is shown in Table 5.
Over time, the share of single and semi-detached units is anticipated to gradually decrease
while rows and apartments will comprise a higher share of the housing stock. Table 6
shows the anticipated annual growth in dwellings by unit type. Single and semi-detached
units are anticipated to account for 71 per cent of the new housing stock over the ten-year
period, followed by rows (16 per cent) and apartments (13 per cent). Singles and semis
comprise a slightly smaller share, 70 per cent, over the long-term forecast to 2046.
Population growth in the new units is estimated by initially applying the following PPUs to
the housing unit forecast: 2.84 for single and semi-detached units; 1.90 for rows; and 1.50
for apartments. The PPU assumption used for single- and semi-detached units is based on
the units constructed between 2011 and 2021 as seen in Table 3. The PPU for the
remaining unit types are based on historical trends as limited data on new construction
Appendix A | 46
exists as of the 2021 Census. As shown in Table 7, the forecast of population expected to
reside in these new housing units over the 2026 to 2035 period is approximately 6,810
additional persons. Over the longer term to 2046, the population in new households is
forecast at approximately 11,960. For the purposes of the Water and Wastewater DC
calculations, Hemson has also prepared a forecast of population in new serviced
households: 6,620 to 2035, and 11,630 to 2046.
ii. Non-Residential Forecast
Similar to the residential forecast, the non-residential forecast covers the ten-year period
from 2026 to 2035 for general services and the long-term period from 2026 to 2046 for
engineered services. Employment by place of work is forecast to grow by nearly 1,140 jobs
between 2026 and 2035, and by 2,680 jobs between 2026 and 2046.
Non-residential development charges are calculated on a per unit of gross floor area (GFA)
basis. Therefore, as required by the DCA, a forecast of future non-residential building space
has been developed. The GFA forecast is based on the employment forecast. Three key
types of employment are distinguished in the forecast: population-related, employment
land, and rural employment. The following factors have been used to convert the
employment forecast into building space estimates:
Population-Related:
50 m2 per employee
Employment Land:
120 m2 per employee
Rural:
15 m2 per employee
The employment and floorspace forecasts for the Township are summarized in Table 8. The
total floorspace growth is forecast at about 103,300 m2 over the ten-year planning period
and about 255,800 m2 over the long-term, of which the largest component relates to
development on employment land. However, it is noted that the Township currently has no
plans to extend water or wastewater servicing to its employment lands or rural areas. As
such, only the forecast of population-related employment and building space is included in
the calculation of non-residential water and wastewater DCs.
Appendix A | 47
APPENDIX A - TABLE 1
RUSSELL TOWNSHIP
HISTORICAL POPULATION, OCCUPIED HOUSEHOLDS & EMPLOYMENT SUMMARY
Mid-Year
Census
Population
Growth
Occupied
Household
Households
Growth
PPU
Employment
by Place of Work
Growth
Activity Rate
2006
13,883
4,730
2.94
3,155
22.7%
2007
14,146
263
4,835
105
2.93
3,194
39
22.6%
2008
14,414
268
4,943
108
2.92
3,233
39
22.4%
2009
14,687
273
5,053
110
2.91
3,273
40
22.3%
2010
14,965
278
5,165
112
2.90
3,313
40
22.1%
2011
15,247
282
5,280
115
2.89
3,355
42
22.0%
2012
15,493
246
5,394
114
2.87
3,482
127
22.5%
2013
15,743
250
5,510
116
2.86
3,614
132
23.0%
2014
15,998
255
5,629
119
2.84
3,751
137
23.4%
2015
16,257
259
5,750
121
2.83
3,893
142
23.9%
2016
16,520
263
5,873
123
2.81
4,040
147
24.5%
2017
17,094
574
6,122
249
2.79
4,180
140
24.5%
2018
17,688
594
6,381
259
2.77
4,325
145
24.5%
2019
18,303
615
6,651
270
2.75
4,475
150
24.4%
2020
18,939
636
6,933
282
2.73
4,630
155
24.4%
2021
19,598
659
7,226
293
2.71
4,790
160
24.4%
2022
20,384
786
7,467
241
2.73
4,886
96
24.0%
2023
21,147
762
7,849
382
2.69
4,984
98
23.6%
2024
22,023
876
8,176
327
2.69
5,084
100
23.1%
2025
22,685
662
8,470
294
2.68
5,186
102
22.9%
Growth 2011 - 2025
7,720
3,305
1,873
Source: Statistics Canada, Census of Canada
Appendix A | 48
APPENDIX A - TABLE 2
RUSSELL TOWNSHIP
HISTORICAL ANNUAL BUILDING PERMITS
Year
Buildling Permits - Units
BPs - Shares By Unit Type
Singles & Semis
Rows
Apts.
Total
Singles & Semis
Rows
Apts.
Total
2011
56
0
1
57
98%
0%
2%
100%
2012
82
0
1
83
99%
0%
1%
100%
2013
120
0
1
121
99%
0%
1%
100%
2014
112
0
5
117
96%
0%
4%
100%
2015
148
15
33
196
76%
8%
17%
100%
2016
136
24
0
160
85%
15%
0%
100%
2017
140
22
56
218
64%
10%
26%
100%
2018
179
29
7
215
83%
13%
3%
100%
2019
307
128
37
472
65%
27%
8%
100%
2020
268
46
21
335
80%
14%
6%
100%
2021
270
56
111
437
62%
13%
25%
100%
2022
194
65
149
408
48%
16%
37%
100%
2023
99
26
137
262
38%
10%
52%
100%
2024
115
144
135
394
29%
37%
34%
100%
Growth 2010 - 2024
2,226
555
694
3,475
64%
16%
20%
100%
5 Year Avg.
189
67
111
367
Source: Township of Russell Buildling Permit data.
Appendix A | 49
APPENDIX A - TABLE 3
RUSSELL TOWNSHIP
HISTORICAL HOUSEHOLDS BY PERIOD OF CONSTRUCTION SHOWING HOUSEHOLD SIZE
Dwelling Unit Type
Period of Construction
Period of Construction Summaries
Pre 1945
1946-1960
1961-1970
1971-1980
1981-1990
1991-1995
1996-2000
2001-2005
2006-2010
2011-2016
2016-2021
Pre 2011
2011-2021
Total
Singles and Semis
Household Population
980
215
450
1,825
3,780
1,345
680
1,755
1,725
1,630
3,185
12,755
4,815
17,570
Households
395
110
190
645
1,355
455
245
575
530
535
1,160
4,500
1,695
6,195
Household Size
2.48
1.95
2.37
2.83
2.79
2.96
2.78
3.05
3.25
3.05
2.75
2.83
2.84
2.84
Rows
Household Population
0
0
0
0
120
0
35
35
0
0
0
190
0
190
Households
0
0
0
0
45
15
15
15
0
0
10
90
10
100
Household Size
0.00
0.00
0.00
0.00
2.67
0.00
2.33
2.33
0.00
0.00
0.00
2.11
0.00
1.90
Apartments
Household Population
90
65
45
110
160
95
115
70
70
185
295
820
480
1,300
Households
55
45
30
65
110
60
60
50
65
120
220
540
340
880
Household Size
1.64
1.44
1.50
1.69
1.45
1.58
1.92
1.40
1.08
1.54
1.34
1.52
1.41
1.48
All Units
Household Population
1,070
280
495
1,935
4,060
1,440
830
1,860
1,795
1,815
3,480
13,765
5,295
19,060
Households
450
155
220
710
1,510
530
320
640
595
655
1,390
5,130
2,045
7,175
Household Size
2.38
1.81
2.25
2.73
2.69
2.72
2.59
2.91
3.02
2.77
2.50
2.68
2.59
2.66
Source: Statistics Canada, 2021 National Household Survey Special Run.
Appendix A | 50
APPENDIX A - TABLE 4
RUSSELL TOWNSHIP
POPULATION, HOUSEHOLD & EMPLOYMENT FORECAST SUMMARY
Mid-Year
Census
Census
Population
Pop'n Growth
Occupied
Total Household
Household
Households
Growth
Size
Employment
Employment by
by POW
POW Growth
Activity Rate
2011
15,247
5,280
2.89
3,355
22.0%
2012
15,493
246
5,394
114
2.87
3,482
127
22.5%
2013
15,743
250
5,510
116
2.86
3,614
132
23.0%
2014
15,998
255
5,629
119
2.84
3,751
137
23.4%
2015
16,257
259
5,750
121
2.83
3,893
142
23.9%
2016
16,520
263
5,873
123
2.81
4,040
147
24.5%
2017
17,094
574
6,122
249
2.81
4,180
140
24.5%
2018
17,688
594
6,381
259
2.81
4,325
145
24.5%
2019
18,303
615
6,651
270
2.81
4,475
150
24.4%
2020
18,939
636
6,933
282
2.81
4,630
155
24.4%
2021
19,598
659
7,226
293
2.80
4,790
160
24.4%
2022
20,384
786
7,467
241
2.73
4,886
96
24.0%
2023
21,147
762
7,849
382
2.69
4,984
98
23.6%
2024
22,023
876
8,176
327
2.69
5,084
100
23.1%
2025
22,685
662
8,470
294
2.68
5,186
102
22.9%
2026
23,347
662
8,764
294
2.66
5,290
104
22.7%
2027
23,976
629
9,024
260
2.66
5,396
106
22.5%
2028
24,622
646
9,292
268
2.65
5,504
108
22.4%
2029
25,286
664
9,568
276
2.64
5,614
110
22.2%
2030
25,967
681
9,852
284
2.64
5,726
112
22.1%
2031
26,667
700
10,145
293
2.63
5,841
115
21.9%
2032
27,268
601
10,394
249
2.62
5,958
117
21.8%
2033
27,882
614
10,649
255
2.62
6,077
119
21.8%
2034
28,510
628
10,910
261
2.61
6,199
122
21.7%
2035
29,152
642
11,178
268
2.61
6,323
124
21.7%
2036
29,810
658
11,453
275
2.60
6,450
127
21.6%
2037
30,265
455
11,641
188
2.60
6,579
129
21.7%
2038
30,727
462
11,833
192
2.60
6,711
132
21.8%
2039
31,196
469
12,028
195
2.59
6,845
134
21.9%
2040
31,672
476
12,226
198
2.59
6,982
137
22.0%
2041
32,155
483
12,428
202
2.59
7,122
140
22.1%
2042
32,519
364
12,587
159
2.58
7,265
143
22.3%
2043
32,887
368
12,748
161
2.58
7,410
145
22.5%
2044
33,260
373
12,911
163
2.58
7,558
148
22.7%
2045
33,637
377
13,077
166
2.57
7,709
151
22.9%
2046
34,018
381
13,246
169
2.57
7,862
153
23.1%
2026-2035
6,467
2,708
1,137
2026-2046
11,333
4,775
2,676
Source: Hemson Consulting Ltd., 2025
Appendix A | 51
APPENDIX A - TABLE 5
RUSSELL TOWNSHIP
FORECAST OF DWELLINGS BY UNIT TYPE
Mid-Year
Forecast of Total Occupied Households
Shares By Unit Type
Singles &
Rows & Other
Total Occupied
Apartments
Semis
Multiples
Households
Singles &
Rows & Other
Apartments
Total
Semis
Multiples
2021
5,992
367
868
7,226
83%
5%
12%
100%
2022
6,163
403
901
7,467
83%
5%
12%
100%
2023
6,448
449
951
7,849
82%
6%
12%
100%
2024
6,685
495
995
8,176
82%
6%
12%
100%
2025
6,894
540
1,036
8,470
81%
6%
12%
100%
2026
7,100
587
1,077
8,764
81%
7%
12%
100%
2027
7,286
627
1,111
9,024
81%
7%
12%
100%
2028
7,477
670
1,146
9,292
80%
7%
12%
100%
2029
7,673
713
1,182
9,568
80%
7%
12%
100%
2030
7,874
758
1,220
9,852
80%
8%
12%
100%
2031
8,082
804
1,259
10,145
80%
8%
12%
100%
2032
8,259
844
1,291
10,394
79%
8%
12%
100%
2033
8,439
886
1,323
10,649
79%
8%
12%
100%
2034
8,623
930
1,356
10,910
79%
9%
12%
100%
2035
8,813
974
1,391
11,178
79%
9%
12%
100%
2036
9,003
1,025
1,425
11,453
79%
9%
12%
100%
2037
9,132
1,059
1,450
11,641
78%
9%
12%
100%
2038
9,264
1,094
1,475
11,833
78%
9%
12%
100%
2039
9,397
1,130
1,500
12,028
78%
9%
12%
100%
2040
9,533
1,168
1,526
12,226
78%
10%
12%
100%
2041
9,672
1,204
1,553
12,428
78%
10%
12%
100%
2042
9,780
1,234
1,573
12,587
78%
10%
12%
100%
2043
9,889
1,265
1,594
12,748
78%
10%
13%
100%
2044
9,999
1,297
1,615
12,911
77%
10%
13%
100%
2045
10,110
1,331
1,636
13,077
77%
10%
13%
100%
2046
10,225
1,362
1,658
13,246
77%
10%
13%
100%
Source: Hemson Consulting Ltd., 2025
Appendix A | 52
APPENDIX A - TABLE 6
RUSSELL TOWNSHIP
GROWTH IN DWELLINGS BY UNIT TYPE
Mid-Year
Annual Growth in Total Occupied Households
Shares By Unit Type
Singles &
Rows & Other
Total New
Apartments
Semis
Multiples
Households
Singles &
Rows & Other
Apartments
Total
Semis
Multiples
2022
171
36
33
241
71%
15%
14%
100%
2023
285
46
50
382
75%
12%
13%
100%
2024
237
46
44
327
73%
14%
13%
100%
2025
208
45
41
294
71%
15%
14%
100%
2026
206
47
41
294
70%
16%
14%
100%
2027
186
40
34
260
72%
15%
13%
100%
2028
191
43
35
268
71%
16%
13%
100%
2029
196
43
36
276
71%
16%
13%
100%
2030
201
45
38
284
71%
16%
13%
100%
2031
208
46
39
293
71%
16%
13%
100%
2032
177
40
32
249
71%
16%
13%
100%
2033
180
42
33
255
71%
17%
13%
100%
2034
184
44
33
261
71%
17%
13%
100%
2035
189
44
35
268
71%
17%
13%
100%
2036
190
50
34
275
69%
18%
12%
100%
2037
129
35
25
188
68%
18%
13%
100%
2038
132
35
25
192
69%
18%
13%
100%
2039
134
36
25
195
68%
19%
13%
100%
2040
135
37
25
198
68%
19%
13%
100%
2041
139
36
27
202
69%
18%
13%
100%
2042
108
30
21
159
68%
19%
13%
100%
2043
109
31
21
161
68%
19%
13%
100%
2044
110
32
21
163
67%
20%
13%
100%
2045
112
33
21
166
67%
20%
13%
100%
2046
115
31
22
169
68%
18%
13%
100%
2026-2035
1,919
434
355
2,708
71%
16%
13%
100%
2026-2046
3,331
822
622
4,775
70%
17%
13%
100%
Source: Hemson Consulting Ltd., 2025
Appendix A | 53
APPENDIX A - TABLE 7
RUSSELL TOWNSHIP
FORECAST POPULATION GROWTH IN NEW HOUSEHOLDS BY UNIT TYPE*
Mid-Year
Singles &
Rows & Other
Apartments
Semis
Multiples
Total Population in
New Households
Total Serviced Pop.
In New HH.
2022
487
69
50
606
586
2023
811
88
76
975
955
2024
674
87
66
827
807
2025
592
85
61
738
718
2026
585
89
62
736
716
2027
528
76
51
655
635
2028
542
81
52
675
655
2029
558
82
54
694
674
2030
571
86
57
714
694
2031
591
88
59
738
718
2032
502
76
48
626
609
2033
512
80
49
641
624
2034
524
83
49
656
638
2035
537
84
52
673
655
2036
541
95
51
687
669
2037
366
66
37
469
457
2038
375
66
38
479
466
2039
379
69
38
486
473
2040
385
71
38
494
481
2041
395
69
40
504
491
2042
307
57
31
395
385
2043
310
59
31
400
389
2044
312
61
31
404
394
2045
317
64
31
412
401
2046
327
59
34
420
409
2026-2035
5,450
825
533
6,808
6,618
2026-2046
9,464
1,561
933
11,958
11,633
*Based on PPUs
2.84
1.90
1.50
Source: Hemson Consulting Ltd., 2025
Appendix A | 54
APPENDIX A - TABLE 8
RUSSELL TOWNSHIP
FORECAST EMPLOYMENT GROWTH BY CATEGORY AND NON-RESIDENTIAL SPACE
Employment Density
Population-Related Employment
Employment Land Employment
Other Rural Based
50.0 m2 per employee
120.0 m2 per employee
15.0 m2 per employee
Mid-Year
Population
Space (sq.m.
Related
Annual Growth
GFA)
Employment
Employment Land
Space (sq.m.
Annual Growth
Employment
GFA)
Rural
Space (sq.m.
Annual Growth
Employment
GFA)
Total Place of
Space (sq.m.
Work
Annual Growth
GFA)
Employment
Serviced Growth
in Space (m2)
2021
2,478
1,490
822
4,790
2022
2,518
40
2,012
1,541
51
6,120
827
5
71
4,886
96
8,203
2,012
2023
2,558
40
2,000
1,594
53
6,360
832
5
75
4,984
98
8,435
2,000
2024
2,598
40
2,000
1,649
55
6,600
837
5
75
5,084
100
8,675
2,000
2025
2,638
40
2,000
1,706
57
6,840
842
5
75
5,186
102
8,915
2,000
2026
2,679
41
2,050
1,764
58
6,960
847
5
75
5,290
104
9,085
2,050
2027
2,720
41
2,050
1,824
60
7,200
852
5
75
5,396
106
9,325
2,050
2028
2,760
40
2,000
1,887
63
7,560
857
5
75
5,504
108
9,635
2,000
2029
2,800
40
2,000
1,952
65
7,800
862
5
75
5,614
110
9,875
2,000
2030
2,840
40
2,000
2,019
67
8,040
867
5
75
5,726
112
10,115
2,000
2031
2,882
42
2,100
2,087
68
8,160
872
5
75
5,841
115
10,335
2,100
2032
2,921
39
1,950
2,160
73
8,760
877
5
75
5,958
117
10,785
1,950
2033
2,960
39
1,950
2,235
75
9,000
882
5
75
6,077
119
11,025
1,950
2034
2,999
39
1,950
2,313
78
9,360
887
5
75
6,199
122
11,385
1,950
2035
3,037
38
1,900
2,394
81
9,720
892
5
75
6,323
124
11,695
1,900
2036
3,076
39
1,950
2,477
83
9,960
897
5
75
6,450
127
11,985
1,950
2037
3,114
38
1,900
2,563
86
10,320
902
5
75
6,579
129
12,295
1,900
2038
3,152
38
1,900
2,652
89
10,680
907
5
75
6,711
132
12,655
1,900
2039
3,189
37
1,850
2,744
92
11,040
912
5
75
6,845
134
12,965
1,850
2040
3,225
36
1,800
2,840
96
11,520
917
5
75
6,982
137
13,395
1,800
2041
3,261
36
1,800
2,939
99
11,880
922
5
75
7,122
140
13,755
1,800
2042
3,297
36
1,800
3,041
102
12,240
927
5
75
7,265
143
14,115
1,800
2043
3,331
34
1,700
3,147
106
12,720
932
5
75
7,410
145
14,495
1,700
2044
3,364
33
1,650
3,257
110
13,200
937
5
75
7,558
148
14,925
1,650
2045
3,395
31
1,550
3,371
114
13,680
943
6
90
7,709
151
15,320
1,550
2046
3,420
25
1,241
3,490
119
14,280
952
9
139
7,862
153
15,659
1,241
2026-2035
2026-2046
399
19,950
782
39,091
688
82,560
1,784
214,080
50
750
110
1,654
1,137
103,260
2,676
254,824
19,950
39,091
Source: Hemson Consulting Ltd., 2025
Appendix A | 55
APPENDIX B
GENERAL SERVICES
TECHNICAL APPENDIX
Appendix B | 56
GENERAL SERVICES TECHNICAL APPENDIX
This appendix provides the detailed analysis undertaken to establish the development
charge rates for each of the eligible general services provided by the Township of Russell.
The calculations related to Services Related to a Highway: Public Works are also illustrated
in this appendix as this service is based on a 10-year planning horizon. Eight general
services have been analysed as part of this Development Charges (DC) Background Study:
Appendix B.1
Library Services
Appendix B.2
Parks and Recreation
Appendix B.3
Day Care
Appendix B.4
Fire Protection Services
Appendix B.5
Police Services
Appendix B.6
By-Law Enforcement
Appendix B.7
Development-Related Studies
Appendix B.8
Land Acquisition
Appendix B.9
Services Related to a Highway: Public Works
Every sub-section, with the exception of Development-Related Studies and Land
Acquisition, contains a set of two tables. The tables provide the background data and
analysis undertaken to arrive at the calculated development charge rates for that particular
service. An overview of the content and purpose of each of the tables is given below.
TABLE 1
HISTORICAL SERVICE LEVELS
Table 1 presents the data used to determine the 15-year historical service level. The DCA
and O. Reg. 82/98 require that development charges be set at a level no higher than the
average service level provided in the Township. This must be done over the 15-year period
immediately preceding the preparation of the background study, on a service-by-service
basis. For the purpose of this study, the historical inventory period has been defined as
2011 to 2025.
O. Reg. 82/98 requires that when defining and determining historical service levels both the
quantity and quality of service be taken into consideration. In most cases, the service levels
are initially established in quantitative terms. For example, service levels for buildings are
presented in terms of square feet. The qualitative aspect is introduced by considering the
monetary value of the facility or service. In the case of buildings, for example, the cost
would be shown in terms of cost per square foot to replace or construct a facility of the
Appendix B | 57
same quality. This approach helps to ensure that the growth-related capital facilities that
are to be funded by new growth reflect not only the quantity (number and size) but also the
quality (replacement value or cost) of service provided by the Township in the past. Both
the quantitative and qualitative aspects of service levels used in the current analysis are
based on information provided by municipal staff. This information is generally based on
historical records, recent tenders and experience with costs to acquire or construct similar
facilities, equipment and infrastructure in comparable municipalities.
The final page of Table 1 shows the calculation of the "maximum allowable" funding
envelope. The maximum allowable is defined as the 15-year historical service level
(expressed as either $/capita or $/population and employment) multiplied by the forecast
increase in net population growth, or net population and employment growth, over the
planning period. The resulting figure is the value of capital infrastructure that must be
constructed for that particular service so that the 15-year historical service level is
maintained.
There is also a requirement in the DCA to consider "excess capacity" within the Township's
existing infrastructure that may be available to partially meet the future servicing
requirements. If Council has expressed its intent before or at the time the capacity was
created to recoup the cost of providing the capacity from new development, it is considered
"committed excess capacity" under the DCA, and the associated capital cost is eligible for
recovery. The development of the capital programs takes into consideration any available,
or useable, servicing capacity with existing infrastructure. Should uncommitted excess
capacity exist, it is determined whether or not this capacity will be available to service new
development, and if so, deductions to maximum allowable funding envelope are required.
TABLE 2
2026-2035 DEVELOPMENT RELATED CAPITAL PROGRAM
AND CALCULATION OF DEVELOPMENT CHARGES
The DCA requires that Council express its intent to provide capital facilities to support
future development. Based on the development forecasts presented in Appendix A,
Township staff, in collaboration with Hemson, have created a development-related capital
forecast that sets out the projects required to service anticipated development for the 10
year period from 2026 to 2035.
To determine the share of the program that is eligible for recovery through development
charges, the project costs are reduced by any anticipated grants, subsidies or other
recoveries, "replacement" and benefit to existing shares.
Appendix B | 58
A replacement share represents the portion of a capital project that will benefit the existing
community. It could for example, represent a portion of a new facility that will, at least in
part, replace a facility that is demolished, redeployed or will otherwise not be available to
serve its former function. The replacement share of the capital program is not deemed to be
development-related and is therefore removed from the development charge calculation.
The capital cost for replacement will require funding from non-development charge sources,
typically property taxes or user fees.
The capital program less any replacement shares or benefit to existing shares yields the
development-related costs. Although deemed development-related, not all of the net
development-related capital program may be recoverable from development charges in the
period from 2026 to 2035. For some services, reserve fund balances may be available to
fund a share of the program. In addition, a portion of the capital program may service
growth occurring beyond 2035. This portion of the capital program is deemed "pre-built"
service capacity and is considered as committed excess capacity to be recovered under
future development charges or is a service level increase. This post-period share may also
be recovered from other development-related mechanisms, such as a community benefits
charge, if deemed appropriate.
The remaining portion of the net capital program represents the development-related cost
that may be included in the DC calculation. In all cases, as required, this amount is equal to
or less than the maximum allowable capital amount as calculated at the end of Table 1. The
result is the discounted development-related net capital costs eligible for recovery against
growth over the forecast period from 2026 to 2035.
Calculation of the Development Charges Rates
The section below the capital program displays the calculation of the development charge
rates.
The first step in determining the development charge rate is to allocate the development-
related net capital cost between the residential and non-residential sectors. For all general
services with the exception of Library Services, Parks and Recreation, and Day Care, the
development-related costs have been apportioned as 86% residential and 14% non
residential. This apportionment is based on the anticipated shares of population growth in
new units and employment growth in new space over the ten-year forecast period.
The development-related costs associated with Library, Parks and Recreation, and Day
Care have been allocated 100% to the residential sector, as the need for these services is
driven by residential development.
Appendix B | 59
The residential share of the 2026 to 2035 DC eligible costs is then divided by the forecasted
population growth in new dwelling units. This gives the residential development charge per
capita. The non-residential development-related net capital costs are divided by the
forecasted increase in non-residential gross floor area (GFA). This yields a charge per
square metre of new non-residential development.
Appendix B | 60
APPENDIX B.1
LIBRARY SERVICE
Appendix B | 61
LIBRARY SERVICE
The Township provides library services out of two branches - the Russell Branch and the
Embrun Branch. The library offers an array of collection materials and delivers various
community services including outreach services, kids and adult book clubs, senior services,
homework and research assistance, and free computer access.
TABLE 1
HISTORICAL SERVICE LEVELS
Table 1 displays the fifteen-year historical inventory for Library Services provided by the
Township. The two branches total 6,785 square feet and are valued at $5.29 million.
Collection materials and database subscriptions along with furniture and equipment add an
additional $1.86 million to the total value of the inventory.
The 2025 combined replacement value of the inventory of capital assets for Library Services
is $7.15 million, and the 15-year historical average service level is calculated at $400.72 per
capita (in 2025 dollars). This historical service level, multiplied by the ten-year net
population growth (6,467), results in a maximum allowable funding envelope of $2.59
million.
TABLE 2
2026-2035 DEVELOPMENT-RELATED CAPITAL PROGRAM,
BTE METHODOLOGIES, AND CALCULATION OF
DEVELOPMENT CHARGES
The development-related capital program for Library Services totals $3.20 million. The
capital program includes a new 5,000 square foot branch at $2.38 million, as well as
$805,500 in additional materials and equipment and $20,000 in growth-related study costs.
Benefit to existing shares are calculated for certain projects as follows:
-
The 22 per cent BTE share is calculated for the new branch, as well as the associated
furniture and equipment, related to the anticipated decommissioning of an existing
library branch (existing GFA as a percentage of total planned GFA).
-
The need for certain equipment additions (virtual reality equipment, sensory wall,
interactive table) is considered to be driven by both existing and new users as these
assets represent new technology or service enhancements. These are assigned a 50%
BTE share.
Appendix B | 62
-
Soundproofing of the Russell branch is primarily driven by growth and increasing use of
the space, while also providing a service enhancement for the existing population. A
25% BTE share has been assigned.
-
Other material and equipment additions are net new additions that are 100% driven by
growth, and as such no BTE share has been assigned.
-
The purpose of the Russell Township Library Space and Services Needs Study is to plan
to additional library space and expand services to accommodate future growth, and as
such no BTE share has been assigned.
The Township's available Library DC reserve fund totals $403,600, which will fund a share
of the total DC eligible costs. The remaining share of $2.18 million is eligible for recovery
through development charges in the 2026 to 2035 period.
The development-related net capital cost is allocated entirely to residential development
and, when divided by the 10-year growth in population in new dwelling units (6,808), a
charge of $319.62 per capita results.
The following table summarizes the calculation of the Library Services development charge:
LIBRARY SERVICES SUMMARY
15-year Hist.
2026 - 2035
Calculated
Service Level
Development-Related Capital Program
Development Charge
per capita
Total
Net DC Recoverable
$/capita
$/sq.m
$400.72
$3,200,500
$2,175,995
$319.62
$0.00
Appendix B | 63
APPENDIX B.1
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
LIBRARY SERVICES
BUILDINGS
Branch Name
# of Square Feet
UNIT COST
($/sq.ft.)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Russell Branch
5,680
5,680
5,680
5,680
5,680
5,680
5,680
5,680
5,680
5,680
5,680
5,680
5,680
5,680
5,680
$780
Embrun Branch
1,105
1,105
1,105
1,105
1,105
1,105
1,105
1,105
1,105
1,105
1,105
1,105
1,105
1,105
1,105
$780
Storage Space
100
200
200
200
200
200
200
200
200
200
200
200
200
200
-
$80
Total (sq.ft.)
6,885
6,985
6,985
6,985
6,985
6,985
6,985
6,985
6,985
6,985
6,985
6,985
6,985
6,985
6,785
Total ($000)
$5,300.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,292.3
MATERIALS
# of Collection Materials
UNIT COST
($/item)
Type of Collection
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Collections Materials
44,224
45,822
40,388
42,918
42,918
43,734
44,758
45,233
47,716
49,745
49,745
50,000
51,945
42,843
45,000
$30
Database Subscriptions
13
13
18
18
18
18
20
21
21
21
21
25
24
24
25
$1,655
Total (#)
44,237
45,835
40,406
42,936
42,936
43,752
44,778
45,254
47,737
49,766
49,766
50,025
51,969
42,867
45,025
Total ($000)
$1,348.2
$1,396.2
$1,241.4
$1,317.3
$1,317.3
$1,341.8
$1,375.8
$1,391.7
$1,466.2
$1,527.1
$1,527.1
$1,541.4
$1,598.1
$1,325.0
$1,391.4
FURNITURE AND EQUIPMENT
Total Value of Furniture and Equipment ($)
Branch Name
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Russell and Embrun Branch
$470,000
$470,000
$470,000
$470,000
$470,000
$470,000
$470,000
$470,000
$470,000
$470,000
$470,000
$470,000
$470,000
$470,000
$470,000
Total ($000)
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
Appendix B | 64
APPENDIX B.1
TABLE 1
RUSSELL TOWNSHIP
CALCULATION OF SERVICE LEVELS
LIBRARY SERVICES
Historical Population
2011
15,247
2012
15,493
2013
15,743
2014
15,998
2015
16,257
2016
16,520
2017
17,094
2018
17,688
2019
18,303
2020
18,939
2021
19,598
2022
20,384
2023
21,147
2024
22,023
2025
22,685
INVENTORY SUMMARY ($000)
Buildings
$5,300.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,308.3
$5,292.3
Materials
$1,348.2
$1,396.2
$1,241.4
$1,317.3
$1,317.3
$1,341.8
$1,375.8
$1,391.7
$1,466.2
$1,527.1
$1,527.1
$1,541.4
$1,598.1
$1,325.0
$1,391.4
Furniture And Equipment
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
$470.0
Total ($000)
$7,118.5
$7,174.4
$7,019.7
$7,095.6
$7,095.6
$7,120.1
$7,154.1
$7,170.0
$7,244.5
$7,305.4
$7,305.4
$7,319.6
$7,376.3
$7,103.3
$7,153.7
Average
SERVICE LEVEL ($/capita)
Service
Level
Buildings
$347.63
$342.62
$337.18
$331.81
$326.52
$321.32
$310.53
$300.11
$290.02
$280.28
$270.86
$260.41
$251.02
$241.03
$233.30
$296.31
Materials
$88.43
$90.12
$78.86
$82.34
$81.03
$81.22
$80.49
$78.68
$80.11
$80.63
$77.92
$75.62
$75.57
$60.17
$61.34
$78.17
Furniture And Equipment
$30.83
$30.34
$29.85
$29.38
$28.91
$28.45
$27.50
$26.57
$25.68
$24.82
$23.98
$23.06
$22.23
$21.34
$20.72
$26.24
Total ($/capita)
$466.88
$463.08
$445.89
$443.53
$436.46
$431.00
$418.52
$405.36
$395.81
$385.73
$372.76
$359.08
$348.82
$322.54
$315.35
$400.72
RUSSELL TOWNSHIP
CALCULATION OF MAXIMUM ALLOWABLE
LIBRARY SERVICES
15-Year Funding Envelope Calculation
15 Year Average Service Level 2011 - 2025
$400.72
Net Population Growth 2026 - 2035
6,467
Maximum Allowable Funding Envelope
$2,591,521
Appendix B | 65
APPENDIX B.1
TABLE 2
RUSSELL TOWNSHIP
DEVELOPMENT-RELATED CAPITAL PROGRAM
LIBRARY SERVICES
Project Description
Timing
Gross
Project
Cost
Grants/
Subsidies/Other
Recoveries
Net
Municipal
Cost
Ineligible Costs
Total
DC Eligible
Costs
Development Related Costs
BTE
(%)
Replacement
& BTE Shares
Available
DC Reserves
2026
2035
Post
2035
1.0 LIBRARY SERVICES
1.1 Buildings and Furnishings
1.1.1
New Branch Building (Estimated 5,000 sq.ft)
Subtotal Buildings and Furnishings
1.2 Materials and Equipment
2026
$
$
2,375,000
2,375,000
$
-
$
-
$
$
2,375,000
2,375,000
22%
$
524,875
$
524,875
$
1,850,125
$
1,850,125
$
403,605
$
403,605
$
1,446,520
$
1,446,520
$
$
-
-
1.2.1
Collection Materials
Various $
400,000
$
-
$
400,000
0%
$
-
$
400,000
$
-
$
400,000
$
-
1.2.2
Furniture & Equipment (New Branch)
2026
$
275,000
$
-
$
275,000
22%
$
60,775
$
214,225
$
-
$
214,225
$
-
1.2.3
Self-Serve Kiosk
2026
$
18,000
$
-
$
18,000
0%
$
-
$
18,000
$
-
$
18,000
$
-
1.2.4
Virtual Reality Equipment
2026
$
15,000
$
-
$
15,000
50%
$
7,500
$
7,500
$
-
$
7,500
$
-
1.2.5
Additional Printers - Russell and Embrun
2026
$
3,500
$
-
$
3,500
0%
$
-
$
3,500
$
-
$
3,500
$
-
1.2.6
Sensory Wall
2026
$
3,000
$
-
$
3,000
50%
$
1,500
$
1,500
$
-
$
1,500
$
-
1.2.7
Interactive Table
2026
$
15,000
$
-
$
15,000
50%
$
7,500
$
7,500
$
-
$
7,500
$
-
1.2.8
Additional Printer - Embrun
2027
$
1,000
$
-
$
1,000
0%
$
-
$
1,000
$
-
$
1,000
$
-
1.2.9
Soundproofing - Russell
Subtotal Materials and Equipment
1.3 Studies
2026
$
$
75,000
805,500
$
-
$
-
$
$
75,000
805,500
25%
$
18,750
$
96,025
$
56,250
$
709,475
$
-
$
-
$
56,250
$
709,475
$
$
-
-
1.3.1
Russell Township Library Space & Services Needs Study
Subtotal Studies
TOTAL LIBRARY SERVICES
2027
$
$
$
20,000
20,000
3,200,500
$
-
$
-
$
-
$
$
$
20,000
20,000
3,200,500
0%
$
-
$
-
$
620,900
$
20,000
$
20,000
$
2,579,600
$
-
$
-
$
403,605
$
20,000
$
20,000
$
2,175,995
$
$
$
-
-
-
Residential Development Charge Calculation
Residential Share of 2026 - 2035 DC Eligible Costs
100%
$2,175,995
10-Year Growth in Population in New Units
6,808
2026 - 2035 Net Funding Envelope
$2,591,521
Unadjusted Development Charge Per Capita
$319.62
December 31, 2025 Reserve Funds
$403,605
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2035 DC Eligible Costs
0%
$0
10-Year Growth in Square Metres
103,260
Unadjusted Development Charge Per Square Metre
$0.00
Appendix B | 66
APPENDIX B.2
PARKS AND RECREATION
Appendix B | 67
PARKS AND RECREATION
The Township of Russell is responsible for the management, construction, and maintenance
of indoor and outdoor recreation facilities, programs, and parks (including parkland and
trails, and park facilities).
TABLE 1
HISTORICAL SERVICE LEVELS
Table 1 displays the fifteen-year historical inventory of capital assets for indoor recreation,
which includes over 148,200 square feet across several facilities with a total value of $59.92
million. The Township owns and maintains the furniture and equipment used to provide
indoor recreation services at each facility. The total replacement value of all indoor
recreation furniture and equipment in 2025 is $1.97 million.
The Township has 23.8 hectares of developed parkland across the communities of Embrun,
Russell, and Marionville. The combined value of all parkland development amounts to $2.25
million. In addition, the developed New York Central Fitness Trail, measured at 8.8
kilometres in length, adds $413,600 to the cumulative value of the inventory.
The Township also owns and maintains a variety of park facilities. The combined current
value of the Township's playground and related structures is $3.26 million. Sports and other
park facilities accounts for $6.24 million of inventory. The inventory of Park Buildings such
as washrooms, pavilions, and change rooms amounts to $2.72 million and associated Parks
Equipment adds an additional $722,100. Lastly, the parks fleet of six vehicles adds $396,000
to the value of inventory.
The 2025 combined replacement value of the inventory of Parks and Recreation capital
assets is $77.90 million, and the 15-year historical average service level is calculated at
$3,911.54 per capita (in 2025 dollars). This historical service level, multiplied by the ten-
year net population growth (6,467), results in a maximum allowable funding envelope of
$25.30 million.
TABLE 2
2026-2035 DEVELOPMENT-RELATED CAPITAL PROGRAM
AND CALCULATION OF DEVELOPMENT CHARGES
The 2026 - 2035 development-related capital program for Parks and Recreation totals
$107.00 million, with the majority of costs being associated with the construction of a new
Appendix B | 68
recreation complex, which is currently underway. The remainder of the capital program
includes new space to accommodate the expected increase in recreation staff to support
the Township's continued growth, additional park amenities and trails, and a new baseball
diamond to accompany the new recreation complex. Also included is a Parks and
Recreation Master Plan, a park design study, and a facility enhancement study. No grants,
subsidies or other recoveries are anticipated.
Benefit to existing shares are calculated for certain projects as follows:
-
A 42 per cent BTE share is assigned to the Recreation Complex to reflect the
decommissioning of two existing arenas and one existing community hall (represents
their existing GFA as a share of the total planned Recreation Complex GFA).
-
All identified park facility and trail additions are net new additions driven 100% by
growth, and as such no BTE share has been assigned.
-
A 50 per cent BTE share is assigned to the Parks and Recreation Master Plan as it is
anticipated that the Plan will result some service enhancements for the existing
population in addition to identifying growth-related needs.
-
The remaining studies are related to park and facility additions and enhancements that
are entirely driven by growth, and no BTE shares have been assigned.
Of the total DC-eligible costs of $63.20 million, $1.90 million is to be funded by the
Township's available reserve funds. An additional $11.43 million in DC funding has already
been applied to the recreation complex project, and has been deducted from the DC
calculation along with the currently available reserve balance. A portion of the program,
$24.57 million exceeds the maximum allowable funding envelope; this share will benefit
development beyond 2035 and will be eligible for funding under subsequent development
charge studies, subject to service level considerations. The remaining total DC costs eligible
for recovery of $25.30 million is allocated entirely against future residential development in
the Township. When this amount is allocated to the ten-year growth in population in new
dwelling units between 2026 and 2035 (6,808), a development charge of $3,715.71 per
capita results.
The following table summarizes the calculation of the Parks and Recreation development
charge:
Appendix B | 69
Appendix B | 70
PARKS & RECREATION SUMMARY
15-year Hist.
2026 - 2035
Calculated
Service Level
Development-Related Capital Program
Development Charge
per capita
Total
Net DC Recoverable
$/capita
$/sq.m
$3,911.54
$106,996,745
$25,296,559
$3,715.71
$0.00
APPENDIX B.2
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
INDOOR RECREATION
BUILDINGS
Facility Name
# of Square Feet
UNIT COST
($/sq. ft.)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Russell Arena & Frank Kinnaird Hall
30,351
30,351
30,351
30,351
30,351
30,351
30,351
30,351
30,351
30,351
30,351
30,351
30,351
30,351
30,351
$540
Embrun Palais des Sports Arena & Hall
33,765
33,765
33,765
33,765
33,765
33,765
33,765
33,765
33,765
33,765
33,765
33,765
33,765
33,765
33,765
$550
Marionville Community Centre
6,549
6,549
6,549
6,549
6,549
6,549
6,549
6,549
6,549
6,549
6,549
6,549
6,549
6,549
6,549
$470
Russell Sport & Youth Center
2,833
2,833
2,833
2,833
2,833
2,833
2,833
2,833
2,833
2,833
2,833
2,833
2,833
2,833
2,833
$660
Embrun Community Centre
11,505
11,505
11,505
11,505
11,505
11,505
11,505
11,505
11,505
11,505
11,505
11,505
11,505
11,505
11,505
$860
Sports Dome
-
-
-
-
-
-
-
62,949
62,949
62,949
62,949
62,949
62,949
62,949
62,949
$160
Sports Dome - Shed
-
-
-
-
-
-
-
-
288
288
288
288
288
288
288
$160
Total (sq.ft.)
85,003
85,003
85,003
85,003
85,003
85,003
85,003
147,952
148,240
148,240
148,240
148,240
148,240
148,240
148,240
Total ($000)
$49,802.4
$49,802.4
$49,802.4
$49,802.4
$49,802.4
$49,802.4
$49,802.4
$59,874.2
$59,920.3
$59,920.3
$59,920.3
$59,920.3
$59,920.3
$59,920.3
$59,920.3
FURNITURE & EQUIPMENT
Facility Name
Total Value of Furniture & Equipment ($)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Russell Arena & Frank Kinnaird Hall
$364,000
$364,000
$364,000
$364,000
$364,000
$364,000
$364,000
$364,000
$364,000
$364,000
$364,000
$364,000
$364,000
$364,000
$364,000
Embrun Palais des Sports Arena & Hall
$557,000
$557,000
$557,000
$557,000
$557,000
$557,000
$557,000
$557,000
$557,000
$557,000
$557,000
$557,000
$557,000
$557,000
$557,000
Marionville Community Centre
$70,000
$70,000
$70,000
$70,000
$70,000
$70,000
$70,000
$70,000
$70,000
$70,000
$70,000
$70,000
$70,000
$70,000
$70,000
Russell Sport & Youth Center
$54,000
$54,000
$54,000
$54,000
$54,000
$54,000
$54,000
$54,000
$54,000
$54,000
$54,000
$54,000
$54,000
$54,000
$54,000
Embrun Community Centre
$409,000
$409,000
$409,000
$409,000
$409,000
$409,000
$409,000
$409,000
$409,000
$409,000
$409,000
$409,000
$409,000
$409,000
$409,000
Sports Dome - Gym Equipment
$0
$0
$0
$0
$0
$0
$0
$311,000
$311,000
$311,000
$311,000
$311,000
$311,000
$311,000
$311,000
Sports Dome - Equipment
$0
$0
$0
$0
$0
$0
$0
$206,000
$206,000
$206,000
$206,000
$206,000
$206,000
$206,000
$206,000
Total ($000)
$1,454.0
$1,454.0
$1,454.0
$1,454.0
$1,454.0
$1,454.0
$1,454.0
$1,971.0
$1,971.0
$1,971.0
$1,971.0
$1,971.0
$1,971.0
$1,971.0
$1,971.0
Appendix B | 71
APPENDIX B.2
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
PARK FACILITIES
PARKS (LAND)
UNIT COST
Park Name
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
($/ha)
Embrun Community
A.G. Bourdeau Park
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
-
-
-
-
$100,000
Bourdeau Park
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
$100,000
Camelot Park
0.24
0.24
0.24
0.24
0.24
0.24
0.24
0.24
0.24
0.24
0.24
0.24
0.24
0.24
0.24
$100,000
Cloutier-Dazé Park
-
-
-
-
-
-
-
-
-
0.37
0.37
0.37
0.37
0.37
0.37
$100,000
Jean Guy Lapionte Park
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
0.04
$100,000
Jonathan Pitre Accessible Park
-
-
-
-
-
-
-
-
-
-
-
3.31
3.31
3.31
3.31
$100,000
Mélanie Park
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
$100,000
Omer Lamadeleine Park
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
$100,000
Palais des Sports Park
3.37
3.37
3.37
3.37
3.37
3.37
3.37
3.37
3.37
3.37
3.37
3.37
3.37
3.37
3.37
$100,000
Parc Richelieu
4.45
4.45
4.45
4.45
4.45
4.45
4.45
4.45
4.45
4.45
4.45
4.45
4.45
4.45
4.45
$100,000
Pico Park
0.36
0.25
0.25
0.25
0.25
0.25
0.25
0.25
0.25
0.25
0.25
0.25
0.25
0.25
0.25
$100,000
Russell Community
Boyd Park
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
0.36
$100,000
Central Park & Aurora
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1.83
$100,000
Duncanville Park
0.08
0.08
0.08
0.08
0.08
0.08
0.08
0.08
0.08
0.08
0.08
0.08
0.08
0.08
0.08
$100,000
Eadie & Station Trail
2.57
2.57
2.57
2.57
2.57
2.57
2.57
2.57
2.57
2.57
2.57
2.57
2.57
2.57
2.57
$100,000
Hanover Woods Park
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
0.16
$100,000
MacDougall Park
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
0.12
$100,000
Old Towne West
-
0.12
0.12
0.16
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
$100,000
Russell Centennial Pool
1.90
1.90
1.90
1.90
1.90
1.90
1.90
1.90
1.90
1.90
1.90
1.90
1.90
1.90
1.90
$100,000
Russell Agricultural Society Fairgrounds
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
$100,000
Stanley Park
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
0.32
$100,000
Stiver Park
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
0.20
$100,000
Marionville
Séraphin Marion
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
0.73
$100,000
Other
Boat Launch (Legault)
-
-
-
-
-
1.33
1.33
1.33
1.33
1.33
1.33
1.33
1.33
1.33
1.33
$9,300
De la rive - Boat Launch
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
$68,000
Total (ha)
17.0
17.0
17.0
17.1
17.1
18.4
18.4
18.4
18.4
18.8
18.8
22.0
22.0
22.0
23.8
Total ($000)
$1,689.9
$1,689.3
$1,689.3
$1,693.3
$1,697.4
$1,709.8
$1,709.8
$1,709.8
$1,709.8
$1,746.8
$1,746.8
$2,065.8
$2,065.8
$2,065.8
$2,248.8
# of Hectares
Appendix B | 72
APPENDIX B.2
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
PARK FACILITIES
TRAILS
Trail Name
2011
2012
2013
2014
2015
2016
Number of Kilometres (km)
2017
2018
2019
2020
2021
2022
2023
2024
2025
UNIT COST
($/km)
New York Central Fitness Trail (owned)
8.60
8.60
8.60
8.60
8.60
8.80
8.80
8.80
8.80
8.80
8.80
8.80
8.80
8.80
8.80
$47,000
Total (km)
Total ($000)
8.6
$404.2
8.6
$404.2
8.6
$404.2
8.6
$404.2
8.6
$404.2
8.8
$413.6
8.8
8.8
8.8
$413.6
$413.6
$413.6
8.8
$413.6
8.8
$413.6
8.8
$413.6
8.8
$413.6
8.8
$413.6
8.8
$413.6
Appendix B | 73
APPENDIX B.2
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
PARK FACILITIES
PLAYGROUNDS
UNIT COST
Park Name
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
($/unit)
Embrun Community
Bourdeau Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$75,000
Camelot Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$100,000
Cloutier - Dazé Park
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$120,000
Jonathan Pitre (Accessible)
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$1,430,000
Mélanie Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$75,000
Omer Lamadeleine Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$75,000
Pico Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$75,000
Richelieu Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$100,000
Yahoo Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$120,000
Yahoo Park - Splashpad
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$300,000
Russell Community
Hanover Woods Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$100,000
Keith M. Boyd Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$100,000
Olde Towne West
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$100,000
Russell Centennial Pool
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$75,000
Stanley Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$75,000
Stiver Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$107,000
Marionville Community
Séraphin-Marion Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$236,000
Total (#)
15
15
15
15
15
15
15
15
15
15
15
16
17
17
17
Total ($000)
$1,713.0
$1,713.0
$1,713.0
$1,713.0
$1,713.0
$1,713.0
$1,713.0
$1,713.0
$1,713.0
$1,713.0
$1,713.0
$3,143.0
$3,263.0
$3,263.0
$3,263.0
# of Facilties
Appendix B | 74
APPENDIX B.2
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
PARK FACILITIES
OTHER PARK FACILITIES
UNIT COST
Park Name
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
($/unit)
Palais des Sports
Lit Baseball Park - Joe Belisle
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$650,000
Lit Baseball Park - Lafortune
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$650,000
Skatepark
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$80,000
Tennis court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$125,000
Outdoor Rink
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$75,000
Bocche Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$3,000
Horseshoe Pit
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$20,000
Richelieu Park
Lit Baseball Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$650,000
Keith Boyd
Soccer Field (unlit)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$306,000
Hanover Park
Volleyball Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$7,500
Basketball Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$20,000
MacDougall Park
Dry Stone Bridge
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$65,000
Russell Centenial Pool
Pool & Mechanical room
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$578,000
Russell Baseball Park
Lit Baseball Park
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$650,000
Hockey Rink
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$20,000
Skatepark
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,000
Stanley Park
Basketball Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$180,000
Hockey Rink
1
1
1
1
1
1
1
1
1
1
1
1
1
-
-
$50,000
Séraphin-Marion Park
Hockey Rink & Tennis court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$75,000
Lit Baseball Field
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$650,000
Basketball Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$20,000
Bocche Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$3,000
Russell Youth Center
Tennis Court
1
1
1
1
1
1
1
1
1
1
1
1
1
-
-
$125,000
Jonathan Pitre Park
Double Tennis Court
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$234,000
Double Basketball Court
-
-
-
-
-
-
-
-
-
-
2
2
2
2
2
$189,000
Total (#)
24
24
24
24
24
24
24
24
24
24
27
27
27
25
25
Total ($000)
$5,802.5
$5,802.5
$5,802.5
$5,802.5
$5,802.5
$5,802.5
$5,802.5
$5,802.5
$5,802.5
$5,802.5
$6,414.5
$6,414.5
$6,414.5
$6,239.5
$6,239.5
# of Units
Appendix B | 75
APPENDIX B.2
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
PARK FACILITIES
PARK BUILDINGS
Description
2011
2012
2013
2014
2015
2016
#
2017
of Square Fe
2018
et
2019
2020
2021
2022
2023
2024
2025
UNIT COST
($/sq.ft)
Palais des sports
Yahoo - Convenience & Washrooms
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
$480
Yahoo - Pavillion
Russell Centenial Pool
2,058
2,058
2,058
2,058
2,058
2,058
2,058
2,058
2,058
2,058
2,058
2,058
2,058
2,058
2,058
$80
Pool Building - change rooms
Stanley Park
1,458
1,458
1,458
1,458
1,458
1,570
1,570
1,570
1,570
1,570
1,570
1,570
1,570
1,570
1,570
$610
Gazebo
Séraphin-Marion Park
450
450
450
450
450
450
450
450
450
450
450
450
450
450
450
$80
Hockey Pump Shed
290
290
290
290
290
290
290
290
290
290
290
290
290
290
290
$200
Building #1
880
880
880
880
880
880
880
880
880
880
880
880
880
880
880
$480
Building #2
1,150
1,150
1,150
1,150
1,150
1,150
1,150
1,150
1,150
1,150
1,150
1,150
1,150
1,150
1,150
$480
Gazebo
306
306
306
306
306
306
306
306
306
306
306
306
306
306
306
$165
Total (sq.ft)
7,592
$2,652.9
7,592
$2,652.9
7,592
$2,652.9
7,592
$2,652.9
7,592
$2,652.9
7,704
$2,721.2
7,704
$2,721.2
7,704
$2,721.2
7,704
$2,721.2
7,704
$2,721.2
7,704
$2,721.2
7,704
$2,721.2
7,704
$2,721.2
7,704
$2,721.2
7,704
$2,721.2
Total ($000)
Appendix B | 76
APPENDIX B.2
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
PARK FACILITIES
PARKS EQUIPMENT
UNIT COST
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
($/sq.ft)
Ice Resurfacer - Olympia
1
1
1
1
1
1
1
1
1
1
1
-
-
-
-
$125,000
Embrun
Ice Resurfacer - Zamboni
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$125,000
Ice Resurfacer - Zamboni
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$125,000
Tractor - John Deere 4200 Series
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$79,500
Tractor - New Holland (+ sweeper broom)
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$85,000
Kubota with Cab
1
1
1
1
1
1
1
1
1
1
1
1
1
-
-
$28,700
POL-15 Polaris Ranger
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$13,550
Riding Mower - Cub Cadet Zero Turn
1
1
1
1
1
1
1
1
1
-
-
-
-
-
-
$12,300
Mobile Generator - Honda 3000 Watts
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$5,400
Floor Scrubbers
3
3
3
3
3
4
4
4
4
4
4
5
5
5
5
$8,000
Tennant Floor machine
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$6,000
Russell
Ice Resurfacer - Zamboni
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$125,000
Trailer (J.D.J.)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$8,300
Tractor - John Deere 3033R (Sports Dome) + Flail Mower
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$79,500
Cub Cadet - Z Force
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$9,044
Riding Mower - Cub Cadet
1
1
1
1
1
1
1
1
1
1
1
-
-
-
-
$7,835
Defender HD8G (Side by side)
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$13,713
Offsite
Snow Dog Trail Groomer
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$7,065
Total (#)
12
12
12
12
13
15
15
15
16
17
18
17
17
17
18
Total ($000)
$541.0
$541.0
$541.0
$541.0
$554.6
$576.3
$576.3
$576.3
$655.8
$659.6
$784.6
$659.8
$731.1
$716.1
$722.1
Total Value of Equipment ($)
Appendix B | 77
APPENDIX B.2
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
PARKS & RECREATION
PARK FACILITIES
FLEET
Description
2011
Ford F150 XLT Pickup (51-05)
1
Dodge Ram 1500 Pickup (52-02)
1
21-16 Dodge Ram
-
28-08 Mitsubishi Fuso
-
56-12 Ford F150
-
2016 Dodge Grand Caravan
-
25001 - 2022 Chevrolet Silverado 1500
-
25002 - 2022 Chevrolet Silverado 1500
-
Ford F-450 with Dump Bucket (Flatbed)
-
Total (#)
2
Total ($000)
UNIT COST
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
($/unit)
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$62,000
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$60,000
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$60,000
-
-
-
-
-
-
1
1
1
1
-
-
-
-
$75,000
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$62,000
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$50,000
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$62,000
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$62,000
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$100,000
2
2
2
2
1
1
3
3
3
4
4
6
6
6
$122.0
$122.0
$122.0
$122.0
$122.0
$62.0
$62.0
$197.0
$197.0
$197.0
$247.0
$234.0
$396.0
$396.0
$396.0
# of Fleet
Appendix B | 78
APPENDIX B.2
TABLE 1
RUSSELL TOWNSHIP
CALCULATION OF SERVICE LEVELS
PARKS AND RECREATION
Historical Population
2011
15,247
2012
15,493
2013
15,743
2014
15,998
2015
16,257
2016
16,520
2017
17,094
2018
17,688
2019
18,303
2020
18,939
2021
19,598
2022
20,384
2023
21,147
2024
22,023
2025
22,685
INVENTORY SUMMARY ($000)
Indoor Recreation
$51,256.4
$51,256.4
$51,256.4
$51,256.4
$51,256.4
$51,256.4
$51,256.4
$61,845.2
$61,891.3
$61,891.3
$61,891.3
$61,891.3
$61,891.3
$61,891.3
$61,891.3
Park Facilities
$12,925.5
$12,924.9
$12,924.9
$12,929.0
$12,946.6
$12,998.4
$12,998.4
$13,133.4
$13,212.9
$13,253.7
$14,040.7
$15,651.9
$16,005.1
$15,815.2
$16,004.2
Total ($000)
$64,181.9
$64,181.3
$64,181.3
$64,185.4
$64,203.0
$64,254.8
$64,254.8
$74,978.6
$75,104.2
$75,145.0
$75,932.0
$77,543.2
$77,896.5
$77,706.5
$77,895.5
Average
SERVICE LEVEL ($/capita)
Service
Level
Indoor Recreation
$3,361.74
$3,308.36
$3,255.82
$3,203.93
$3,152.88
$3,102.69
$2,998.50
$3,496.45
$3,381.49
$3,267.93
$3,158.04
$3,036.22
$2,926.75
$2,810.32
$2,728.31
$3,145.96
Park Facilities
$847.74
$834.24
$821.00
$808.16
$796.37
$786.83
$760.41
$742.50
$721.90
$699.81
$716.44
$767.84
$756.86
$718.12
$705.50
$765.58
Total ($/capita)
$4,209.48
$4,142.60
$4,076.82
$4,012.09
$3,949.25
$3,889.51
$3,758.91
$4,238.95
$4,103.38
$3,967.74
$3,874.48
$3,804.06
$3,683.61
$3,528.44
$3,433.81
$3,911.54
RUSSELL TOWNSHIP
CALCULATION OF MAXIMUM ALLOWABLE
PARKS AND RECREATION
15-Year Funding Envelope Calculation
15 Year Average Service Level 2011 - 2025
$3,911.54
Net Population 2026 - 2035
6,467
Maximum Allowable Funding Envelope
$25,296,559
Appendix B | 79
APPENDIX B.2
TABLE 2
RUSSELL TOWNSHIP
DEVELOPMENT-RELATED CAPITAL PROGRAM
PARKS & RECREATION
Project Description
Timing
Gross
Project
Cost
Grants/
Subsidies/Other
Recoveries
Net
Municipal
Cost
Ineligible Costs
Total
DC Eligible
Costs
Development Related Costs
BTE
(%)
Replacement
& BTE Shares
Prior Funding
DC Reserves
2026
2035
Post
2035
2.0 PARKS & RECREATION
2.1 Buildings and Furnishings
2.1.1
New Recreation Complex
2026
$
104,309,044
$
-
$
104,309,044
42%
$
43,774,539
$ 60,534,505
$
13,329,571
$
23,758,858
$
23,446,076
2.1.2
Additional Admin Space for Recreation Staff (Sports Dome)
Subtotal Buildings and Furnishings
2.2 Park Facilities & Trails
2027
$
$
600,000
104,909,044
$
-
$
-
$
$
600,000
104,909,044
0%
$
-
$
43,774,539
$
600,000
$
61,134,505
$
-
$
13,329,571
$
600,000
$
24,358,858
$
$
-
23,446,076
2.2.1
Bike Trail Expansion
Various $
150,000
$
-
$
150,000
0%
$
-
$
150,000
$
-
$
75,000
$
75,000
2.2.2
Park Amenities at Eadie & Station Trail
2026
$
737,701
$
-
$
737,701
0%
$
-
$
737,701
$
-
$
737,701
$
-
2.2.3
Park Amenities at Melanie Park
2028
$
200,000
$
-
$
200,000
0%
$
-
$
200,000
$
-
$
-
$
200,000
2.2.4
Park Amenities at Embrun North
2032
$
250,000
$
-
$
250,000
0%
$
-
$
250,000
$
-
$
-
$
250,000
2.2.5
Baseball Diamonds at Recreation Complex
Subtotal Park Facilities & Trails
2.3 Studies
2033
$
$
600,000
1,937,701
$
-
$
-
$
$
600,000
1,937,701
0%
$
-
$
-
$
600,000
$
1,937,701
$
-
$
-
$
-
$
812,701
$
$
600,000
1,125,000
2.3.1
Parks and Recreation Master Plan
2026
$
50,000
$
-
$
50,000
50%
$
25,000
$
25,000
$
-
$
25,000
$
-
2.3.2
Brisson Park Design Study
2026
$
60,000
$
-
$
60,000
0%
$
-
$
60,000
$
-
$
60,000
$
-
2.3.3
Facility Enhancement Study
Subtotal Studies
TOTAL PARKS & RECREATION
2026
$
$
$
40,000
150,000
106,996,745
$
-
$
-
$
-
$
$
$
40,000
150,000
106,996,745
0%
$
-
$
25,000
$
43,799,539
$
40,000
$
125,000
$ 63,197,206
$
-
$
-
$ 13,329,571
$
40,000
$
125,000
$
25,296,559
$
$
$
-
-
24,571,076
Residential Development Charge Calculation
Residential Share of 2026 - 2035 DC Eligible Costs
100%
$25,296,559
2026 - 2035 Net Funding Envelope
$25,296,559
10-Year Growth in Population in New Units
6,808
Unadjusted Development Charge Per Capita
$3,715.71
December 31, 2025 Reserve Funds
$1,904,529
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2035 DC Eligible Costs
0%
$0
10-Year Growth in Square Metres
103,260
Unadjusted Development Charge Per Square Metre
$0.00
Appendix B | 80
APPENDIX B.3
DAY CARE
Appendix B | 81
APPENDIX B.3 - DAY CARE
The Township offers preschool as well as before and after school programs to children aged
0 to 12 years old.
TABLE 1
HISTORICAL SERVICE LEVELS
Table 1 displays the fifteen-year historical inventory for Day Care services provided by the
Township. The three facilities total 5,795 square feet and are valued at $2.62 million.
Furniture and equipment, including a vehicle, add an additional $259,500 to the total value
of the inventory.
The 2025 combined replacement value of the inventory of capital assets for Day Care
services is $2.88 million and the fifteen-year historical average service level is calculated at
$88.91 per capita (in 2025 dollars). This historical service level, multiplied by the ten-year
net population growth (6,467), results in a maximum allowable funding envelope of about
$575,000.
TABLE 2
2026 - 2035 DEVELOPMENT-RELATED CAPITAL PROGRAM
& CALCULATION OF THE DEVELOPMENT CHARGES
The 2026 - 2035 development-related capital program for Day Care totals $1.27 million,
primarily allocated towards building a new daycare facility in the near term to help maintain
service levels as the Township grows. Additional needs will be further defined through a
space needs study, at an estimated cost of $50,000. No grants, subsidies and other
recoveries are anticipated.
No benefit-to-existing or replacement shares have been identified for the projects in the
capital program as they are entirely related to the growing need for daycare spaces as the
Township's population grows.
Of the $1.27 million in DC-eligible costs, the Township's DC reserve funds of approximately
$222,000 is to be used to fund a share of the costs. A portion of the program, $473,000
exceeds the maximum allowable funding envelope; the share may benefit development
beyond 2035 and will be eligible for funding under subsequent development charge studies,
subject to service level considerations. The remaining total DC costs eligible for recovery of
$575,000 is allocated entirely against future residential development in the Township. When
Appendix B | 82
this amount is allocated to the ten-year growth in population in new dwelling units between
2026 and 2035 (6,808), a development charge of $84.46 per capita results.
The following table summarizes the calculation of the Day Care development charge.
DAY CARE SUMMARY
15-year Hist.
2026 - 2035
Calculated
Service Level
Development-Related Capital Program
Development Charge
per capita
Total
Net DC Recoverable
$/capita
$/sq.m
$88.91
$1,270,000
$574,995
$84.46
$0.00
Appendix B | 83
APPENDIX B.3
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
DAY CARE
BUILDINGS
Facility Name
# of Square Feet
UNIT COST
($/sq. ft.)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
St-Jean Preschool (1045 Notre-Dame)
-
-
-
-
-
-
1,421
1,421
1,421
1,421
1,421
2,062
2,062
2,062
2,062
$452
St-Joseph (1008 North Russell Rd)
-
-
-
2,939
2,939
2,939
2,939
2,939
2,939
2,939
2,939
2,939
2,939
2,939
2,939
$452
St-Mother Teresa (1035 Concession St)
-
-
-
-
-
-
-
-
-
-
-
-
794
794
794
$452
Total (sq.ft.)
-
-
-
2,939
2,939
2,939
4,360
4,360
4,360
4,360
4,360
5,001
5,795
5,795
5,795
Total ($000)
$0.0
$0.0
$0.0
$1,328.4
$1,328.4
$1,328.4
$1,970.7
$1,970.7
$1,970.7
$1,970.7
$1,970.7
$2,260.5
$2,619.3
$2,619.3
$2,619.3
FURNITURE & EQUIPMENT
Total Value of Furniture & Equipment ($)
Facility Name
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Total furniture and equipment
$0
$0
$0
$33,000
$33,000
$33,000
$33,000
$33,000
$39,000
$39,000
$44,000
$101,350
$174,550
$206,950
$209,450
Vehicle - Van
$0
$0
$0
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$50,000
$0
$0
$0
$0
$0
Vehicle - 2021 Dodge Caravan
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$50,000
$50,000
$50,000
$50,000
$50,000
Total ($000)
$0.0
$0.0
$0.0
$83.0
$83.0
$83.0
$83.0
$83.0
$89.0
$89.0
$94.0
$151.4
$224.6
$257.0
$259.5
Appendix B | 84
APPENDIX B.3
TABLE 1
RUSSELL TOWNSHIP
CALCULATION OF SERVICE LEVELS
DAY CARE
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Historical Population
15,247
15,493
15,743
15,998
16,257
16,520
17,094
17,688
18,303
18,939
19,598
20,384
21,147
22,023
22,685
INVENTORY SUMMARY ($000)
Buildings
$0.0
$0.0
$0.0
$1,328.4
$1,328.4
$1,328.4
$1,970.7
$1,970.7
$1,970.7
$1,970.7
$1,970.7
$2,260.5
$2,619.3
$2,619.3
$2,619.3
Furniture & Equipment
$0.0
$0.0
$0.0
$83.0
$83.0
$83.0
$83.0
$83.0
$89.0
$89.0
$94.0
$151.4
$224.6
$257.0
$259.5
Total ($000)
$0.0
$0.0
$0.0
$1,411.4
$1,411.4
$1,411.4
$2,053.7
$2,053.7
$2,059.7
$2,059.7
$2,064.7
$2,411.8
$2,843.9
$2,876.3
$2,878.8
Average
SERVICE LEVEL ($/capita)
Service
Level
Buildings
$0.00
$0.00
$0.00
$83.04
$81.71
$80.41
$115.29
$111.42
$107.67
$104.06
$100.56
$110.89
$123.86
$118.94
$115.47
$83.55
Furniture & Equipment
$0.00
$0.00
$0.00
$5.19
$5.11
$5.02
$4.86
$4.69
$4.86
$4.70
$4.80
$7.42
$10.62
$11.67
$11.44
$5.36
Total ($/capita)
$0.00
$0.00
$0.00
$88.23
$86.82
$85.44
$120.14
$116.11
$112.53
$108.76
$105.35
$118.32
$134.48
$130.60
$126.90
$88.91
RUSSELL TOWNSHIP
CALCULATION OF MAXIMUM ALLOWABLE
DAY CARE
15-Year Funding Envelope Calculation
15 Year Average Service Level 2011 - 2025
$88.91
Net Population Growth 2026 - 2035
6,467
Maximum Allowable Funding Envelope
$574,995
Appendix B | 85
APPENDIX B.3
TABLE 2
RUSSELL TOWNSHIP
DEVELOPMENT-RELATED CAPITAL PROGRAM
DAY CARE
Project Description
Timing
Gross
Project
Grants/
Subsidies/Other
Net
Municipal
Ineligible Costs
Total
DC Eligible
Development Related Costs
BTE
Replacement
Available
2026
Post
Cost
Recoveries
Cost
(%)
& BTE Shares
Costs
DC Reserves
2035
2035
3.0 DAY CARE
3.1 Studies
3.1.1
Daycare Space Needs Study
Subtotal Studies
2026
$
$
50,000
50,000
$
-
$
-
$
$
50,000
50,000
0%
$
-
$
-
$
50,000
$
50,000
$
50,000
$
50,000
$
-
$
-
$
$
-
-
3.2 Buildings and Furnishings
3.2.1
New Daycare Facility
Subtotal Buildings and Furnishings
2028
$
$
1,220,000
1,220,000
$
-
$
-
$
$
1,220,000
1,220,000
0%
$
-
$
-
$
1,220,000
$
1,220,000
$
171,989
$
171,989
$
574,995
$
574,995
$
$
473,016
473,016
TOTAL DAY CARE
$
1,270,000
$
-
$
1,270,000
$
-
$
1,270,000
$
221,989
$
574,995
$
473,016
Residential Development Charge Calculation
Residential Share of 2026 - 2035 DC Eligible Costs
100%
$574,995
2026 - 2035 Net Funding Envelope
$574,995
10-Year Growth in Population in New Units
6,808
Unadjusted Development Charge Per Capita
$84.46
December 31, 2025 Reserve Funds
$221,989
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2035 DC Eligible Costs
0%
$0
10-Year Growth in Square Metres
103,260
Unadjusted Development Charge Per Square Metre
$0.00
Appendix B | 86
APPENDIX B.4
FIRE PROTECTION SERVICES
Appendix B | 87
FIRE PROTECTION SERVICES
The Russell Fire Services department is responsible for the provision of fire suppression
and prevention, public education, administration, communication, and training services. The
department currently operates out of two stations in Russell and Embrun.
TABLE 1
HISTORICAL SERVICE LEVELS
Table 1 displays the fifteen-year historical inventory for buildings, vehicles and equipment
for Fire and Rescue Services. The department operates out of two fire stations, the Russell
Fire Station (Station #12) and the Embrun Fire Station (Station #11) which replaced a
previous station in 2014. The buildings total 17,100 square feet and have a total
replacement value of $9.16 million. Furniture and equipment from both facilities, which
includes personal protective equipment, station furniture and fixtures, and equipment totals
$1.82 million. Finally, the 2025 fleet, composed of 15 vehicles (including one Fire Safety
Trailer and one ATV), has a total replacement value of $11.71 million.
The 2025 combined replacement value of the inventory of capital assets for Fire and Rescue
Services is $22.70 million, and the fifteen-year historical average service level is calculated
at $866.50 per population and employment (in 2025 dollars). The historical service level,
multiplied by the ten-year net population and employment growth (7,604), results in a ten-
year maximum allowable funding envelope of $6.59 million.
TABLE 2
2026-2035 DEVELOPMENT-RELATED CAPITAL PROGRAM
AND CALCULATION OF DEVELOPMENT CHARGES
The 2026 - 2035 development-related capital program for Fire and Rescue Services totals
$12.61 million, primarily allocated to expansions of each station's facilities. No grants,
subsidies and other recoveries are anticipated.
No benefit-to-existing or replacement shares have been identified. The capital program
includes growth-related facility additions with no replacement component, vehicle and
equipment additions to keep pace with growth, and master plan and other studies intended
entirely to support service expansions as the Township grows.
Expansions to the Russell Fire Station include an additional 500 square feet to the facility's
training room, planned for 2028, and a garage expansion planned for 2032, which would add
Appendix B | 88
an additional 3,000 square feet. The combined cost of the planned expansions to the Russel
Fire Station amount to $3.01 million.
New additions to the New Embrun Fire Station include a comprehensive expansion of the
office space and garage by 3,600 square feet and 5,400 square feet respectively, both
planned for 2028. The total cost of the planned expansions and land acquisition for the New
Embrun Fire Station amount to $7.73 million.
The remainder of the capital program is associated with planned acquisition of new
vehicles, updates to the Fire Master Plan, a design study for additional spaces, and
equipment for additional full-time and volunteer firefighters required to keep pace with
growth in the Township. The total cost of the planned vehicle acquisitions, studies, and
equipment acquisitions amounts to $1.87 million.
A portion of the program, $6.02, exceeds the maximum allowable funding envelope; the
share may benefit development beyond 2035 and will be eligible for funding under
subsequent development charge studies, subject to service level considerations. The
remaining total DC costs eligible for recovery of $6.59 million is allocated 86% to residential
development ($5.67 million) and 14% ($922,500) to non-residential development in the
Township. The residential share of the net development-related capital cost is divided by
the growth in population in new dwelling units to 2035 (6,808) to derive a charge of $832.34
per capita. The non-residential share of the net development-related capital cost is divided
by the forecast growth of floor space to 2035 (103,260), resulting in an unadjusted charge of
$8.93 per square metre.
The following table summarizes the calculation of the Fire Protection development charge:
FIRE PROTECTION SERVICES SUMMARY
15-year Hist.
2026 - 2035
Calculated
Service Level
Development-Related Capital Program
Development Charge
per pop & emp
Total
Net DC Recoverable
$/capita
$/sq.m
$866.50
$12,613,483
$6,589,006
$832.34
$8.93
Appendix B | 89
APPENDIX B.4
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
FIRE PROTECTION SERVICES
BUILDINGS
Station Name
# of Square Feet
UNIT COST
($/sq. ft.)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Russell Fire Station
8,275
8,275
8,275
8,275
8,275
8,275
8,275
8,275
8,275
8,275
8,275
8,275
8,275
8,275
8,275
$510
Old Embrun Fire Station
5,369
5,369
5,369
-
-
-
-
-
-
-
-
-
-
-
-
$510
New Embrun Fire Station
-
-
-
8,825
8,825
8,825
8,825
8,825
8,825
8,825
8,825
8,825
8,825
8,825
8,825
$560
Total (sq.ft.)
13,644
13,644
13,644
17,100
17,100
17,100
17,100
17,100
17,100
17,100
17,100
17,100
17,100
17,100
17,100
Total ($000)
$6,958.4
$6,958.4
$6,958.4
$9,162.3
$9,162.3
$9,162.3
$9,162.3
$9,162.3
$9,162.3
$9,162.3
$9,162.3
$9,162.3
$9,162.3
$9,162.3
$9,162.3
Appendix B | 90
APPENDIX B.4
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
FIRE PROTECTION SERVICES
FURNITURE & EQUIPMENT AT STATION
Station Name
Total # of Units
UNIT COST
($/unit)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Russell Fire Station
Bunker gear
24
26
26
26
26
27
27
27
27
27
27
27
27
28
28
$5,000
Generator for Building 125 kw
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$124,500
Jaws of life - Hydraulic
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$72,000
Live Fire Training Equipment
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$42,000
Thermal Imaging Camera
1
1
1
1
1
1
1
1
3
3
3
3
3
3
3
$7,500
Carbon Air Bottles
35
35
35
35
35
35
35
35
35
35
35
35
35
35
35
$1,800
Breathing Apparatus
10
10
10
10
12
12
12
12
12
12
12
12
15
15
15
$10,500
Breathing Apparatus Mask
26
26
26
26
26
26
26
26
26
26
26
26
26
34
34
$550
Rit-Pak complete with bottle
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$6,600
Cascade Fill Station
1
1
1
1
1
1
1
1
1
1
1
1
1
1
-
$45,000
Washer/Extractor
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$16,500
Gear Dryer Racks
-
-
-
-
-
-
-
-
-
-
2
2
2
2
4
$7,000
Fire Hoses (45mm, 65mm, 100mm, 125mm)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$64,530
Electric fan (Battery)
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$7,200
AED
-
-
-
-
-
-
-
-
-
-
-
-
-
3
3
$2,000
Ground Ladders (7 total)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$8,250
Fire Administration
Bunker Gear
-
-
-
-
-
-
-
-
-
-
-
-
2
4
6
$5,000
Breathing Apparatus mask
-
-
-
-
-
-
-
-
-
-
-
-
2
4
6
$550
AED
-
-
-
-
-
-
-
-
-
-
-
-
-
3
3
$2,000
First Aid/CPR training equipment
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$19,000
Embrun Fire Station
Bunker gear
24
26
26
26
26
26
26
26
26
26
26
26
26
36
36
$3,800
Generator for Building
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$60,000
Jaws of life - Hydraulic
1
1
1
1
1
1
1
1
2
2
2
2
2
2
2
$72,000
Jaws of Life - E-tools
0
0
0
0
0
0
0
0
1
1
1
1
1
1
1
$75,000
Thermal Imaging Camera
1
1
1
1
1
1
1
1
3
3
3
3
3
3
3
$7,500
Carbon Air Bottles
1
1
1
1
1
49
49
49
49
49
49
49
47
47
47
$1,800
Breathing Apparatus
18
18
18
18
18
18
18
18
18
18
18
18
19
19
19
$10,500
Breathing Apparatus mask
26
26
26
26
26
26
26
26
26
26
26
26
26
34
34
$550
RIT-PAK complete with bottle
2
2
2
2
2
2
2
2
2
2
2
0
1
1
1
$6,600
Cascade filter system
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$94,000
Washer/Extractor
0
0
0
0
0
0
0
0
0
0
0
0
1
1
1
$16,500
Gear dryer racks
-
-
-
-
-
-
0
0
0
0
0
0
0
0
4
$7,000
Fire Hoses (45mm, 65mm, 100mm, 125mm)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$76,530
AED
-
-
-
-
-
-
0
0
0
0
0
0
0
3
3
$2,000
Ground Ladders (14 total)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$16,500
Total (#)
180
184
184
184
186
235
235
235
241
242
244
242
250
291
301
Total ($000)
$1,283.2
$1,300.8
$1,300.8
$1,300.8
$1,321.8
$1,413.2
$1,413.2
$1,413.2
$1,590.2
$1,632.2
$1,646.2
$1,633.0
$1,705.6
$1,793.7
$1,820.8
Appendix B | 91
APPENDIX B.4
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
FIRE PROTECTION SERVICES
VEHICLES
Vehicle Type
# of Vehicles
UNIT COST
($/vehicle)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Russell Fire Station
80-95 1995 Freightliner Pumper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,100,000
82-99 1999 GMC 8500 Heavy Rescue
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,100,000
81-07 2007 GMC 4500 Light Rescue
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$500,000
80-01 Fire Safety Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$190,000
84-16 2016 Spartan Pumper
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$1,600,000
49001 2022 Freightliner - Pumper Tanker
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$650,000
Fire Administration
26001 2021 Ford Expedition XLT
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$120,000
26002 2023 Dodge Durango
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$90,000
45000 2023 Dodge 1500
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$99,000
Embrun Fire Station
72-95 1995 GMC Grumman Cubic Van
1
1
1
1
1
1
1
1
1
1
1
-
-
-
-
$300,000
73-00 2000 GMC 8500 Tanker
1
1
1
1
1
1
1
1
1
1
1
1
-
-
-
$650,000
74-04 2004 Ford 550 Light Rescue
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$240,000
98-11 2011 Spartan Pumper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,600,000
75-03 2003 E-One Ladder Truck
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$2,400,000
76-03 2003 Spartan Heavy Rescue
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$1,300,000
49002 2022 Freightliner - Pumper Tanker
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$650,000
Argo V89 ATV
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$75,000
Total (#)
9
9
9
9
9
10
11
12
12
12
12
15
14
15
15
Total ($000)
$6,330.0
$6,330.0
$6,330.0
$6,330.0
$6,330.0
$7,930.0
$10,330.0
$10,405.0
$10,405.0
$10,405.0
$11,055.0
$12,825.0
$11,624.0
$11,714.0
$11,714.0
Appendix B | 92
APPENDIX B.4
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
FIRE PROTECTION SERVICES
Historical Population
Historical Employment
Total Historical Population & Employment
2011
15,247
3,355
18,602
2011
15,493
3,482
18,975
2012
15,743
3,614
19,357
2013
15,998
3,751
19,749
2014
16,257
3,893
20,150
2015
16,520
4,040
20,560
2016
17,094
4,180
21,274
2017
17,688
4,325
22,013
2018
18,303
4,475
22,778
2019
18,939
4,630
23,569
2020
19,598
4,790
24,388
2021
20,384
4,886
25,270
2022
21,147
4,984
26,131
2023
22,023
5,084
27,107
2024
22,685
5,186
27,871
INVENTORY SUMMARY ($000)
Buildings
$6,958.4
$6,958.4
$6,958.4
$9,162.3
$9,162.3
$9,162.3
$9,162.3
$9,162.3
$9,162.3
$9,162.3
$9,162.3
$9,162.3
$9,162.3
$9,162.3
$9,162.3
Furniture & Equipment At Station
$1,283.2
$1,300.8
$1,300.8
$1,300.8
$1,321.8
$1,413.2
$1,413.2
$1,413.2
$1,590.2
$1,632.2
$1,646.2
$1,633.0
$1,705.6
$1,793.7
$1,820.8
Vehicles
$6,330.0
$6,330.0
$6,330.0
$6,330.0
$6,330.0
$7,930.0
$10,330.0
$10,405.0
$10,405.0
$10,405.0
$11,055.0
$12,825.0
$11,624.0
$11,714.0
$11,714.0
Total ($000)
$14,571.7
$14,589.3
$14,589.3
$16,793.1
$16,814.1
$18,505.5
$20,905.5
$20,980.5
$21,157.5
$21,199.5
$21,863.5
$23,620.3
$22,491.9
$22,670.0
$22,697.1
Average
SERVICE LEVEL ($/pop &emp)
Service
Level
Buildings
$374.1
$366.7
$359.48
$463.93
$454.70
$445.63
$430.68
$416.22
$402.24
$388.74
$375.69
$362.57
$350.63
$338.00
$328.74
$390.54
Furniture & Equipment At Station
$68.98
$68.55
$67.20
$65.87
$65.60
$68.74
$66.43
$64.20
$69.81
$69.25
$67.50
$64.62
$65.27
$66.17
$65.33
$66.90
Vehicles
$340.29
$333.60
$327.01
$320.52
$314.14
$385.70
$485.57
$472.68
$456.80
$441.47
$453.30
$507.51
$444.84
$432.14
$420.30
$409.06
Total ($/pop & emp)
$783.34
$768.87
$753.69
$850.32
$834.44
$900.07
$982.68
$953.09
$928.86
$899.46
$896.48
$934.70
$860.74
$836.32
$814.37
$866.50
RUSSELL TOWNSHIP
CALCULATION OF MAXIMUM ALLOWABLE
FIRE PROTECTION SERVICES
15-Year Funding Envelope Calculation
15 Year Average Service Level 2011 - 2025
$866.50
Net Population & Employment Growth 2026 - 2035
7,604
Maximum Allowable Funding Envelope
$6,589,006
Appendix B | 93
APPENDIX B.4
TABLE 2
RUSSELL TOWNSHIP
DEVELOPMENT-RELATED CAPITAL PROGRAM
FIRE PROTECTION SERVICES
Project Description
Timing
Gross
Project
Cost
Grants/
Subsidies/Other
Recoveries
Net
Municipal
Cost
Ineligible Costs
Total
DC Eligible
Costs
Development Related Costs
BTE
(%)
Replacement
& BTE Shares
Available
DC Reserves
2026
2035
Post
2035
4.0 FIRE PROTECTION SERVICES
4.1 Recovery of Negative Reserve Fund Balance
4.2 Buildings and Furnishings
2026
$
5,683
$
-
$
5,683
0%
$
-
$
5,683
$
-
$
5,683
$
-
4.2.1
Russell Station Training Room Expansion (approx. 500 sq.ft)
2028
$
430,000
$
-
$
430,000
0%
$
-
$
430,000
$
-
$
430,000
$
-
4.2.2
Station 11 - Office & Garage Expansion
2028
$
7,734,000
$
-
$
7,734,000
0%
$
-
$
7,734,000
$
-
$
5,740,522
$
1,993,478
4.2.3
Station 12 - Garage Expansion
Subtotal Buildings and Furnishings
4.3 Vehicles
2032
$
$
2,578,000
10,742,000
$
-
$
-
$
$
2,578,000
10,742,000
0%
$
-
$
-
$
2,578,000
$
10,742,000
$
-
$
-
$
-
$
6,170,522
$
$
2,578,000
4,571,478
4.3.1
Pick up Truck
2026
$
100,000
$
-
$
100,000
0%
$
-
$
100,000
$
-
$
100,000
$
-
4.3.2
Pick up Truck
2027
$
100,000
$
-
$
100,000
0%
$
-
$
100,000
$
-
$
100,000
$
-
4.3.3
New Pumper
Subtotal Vehicles
4.4 Equipment
2035
$
$
1,300,000
1,500,000
$
-
$
-
$
$
1,300,000
1,500,000
$
-
$
-
$
1,300,000
$
1,500,000
$
-
$
-
$
-
$
200,000
$
$
1,300,000
1,300,000
4.4.1
SCBA for 4 Additional Firefighters
2026
$
51,400
$
-
$
51,400
0%
$
-
$
51,400
$
-
$
51,400
$
-
4.4.2
SCBA for 4 Additional Firefighters
2031
$
51,400
$
-
$
51,400
0%
$
-
$
51,400
$
-
$
-
$
51,400
4.4.3
Equipment for Four Additional Volunteer Firefighters
2026
$
21,600
$
-
$
21,600
0%
$
-
$
21,600
$
-
$
21,600
$
-
4.4.4
Equipment for Four Additional Volunteer Firefighters
2031
$
21,600
$
-
$
21,600
0%
$
-
$
21,600
$
-
$
-
$
21,600
4.4.5
Additional Prevention Officer
2026
$
3,800
$
-
$
3,800
0%
$
-
$
3,800
$
-
$
3,800
$
-
4.4.6
2 Additional Full-Time Firefighters
Subtotal Equipment
4.5 Studies
2028
$
$
26,000
175,800
$
-
$
-
$
$
26,000
175,800
0%
$
-
$
-
$
26,000
$
175,800
$
-
$
-
$
26,000
$
102,800
$
$
-
73,000
4.5.1
Fire Master Plan Update
2027
$
80,000
$
-
$
80,000
0%
$
-
$
80,000
$
-
$
80,000
$
-
4.5.2
Fire Master Plan Update
2032
$
80,000
$
-
$
80,000
0%
$
-
$
80,000
$
-
$
-
$
80,000
4.5.3
Design Study for Additional Spaces
Subtotal Studies
TOTAL FIRE PROTECTION SERVICES
2027
$
$
$
30,000
190,000
12,613,483
$
-
$
-
$
-
$
$
$
30,000
190,000
12,613,483
0%
$
-
$
-
$
-
$
30,000
$
190,000
$ 12,613,483
$
-
$
-
$
-
$
30,000
$
110,000
$
6,589,006
$
$
$
-
80,000
6,024,478
Residential Development Charge Calculation
Residential Share of 2026 - 2035 DC Eligible Costs
86%
$5,666,545
2026 - 2035 Net Funding Envelope
$6,589,006
10-Year Growth in Population in New Units
6,808
Unadjusted Development Charge Per Capita
$832.34
December 31, 2025 Reserve Funds
($5,683)
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2035 DC Eligible Costs
14%
$922,461
10-Year Growth in Square Metres
103,260
Unadjusted Development Charge Per Square Metre
$8.93
Appendix B | 94
APPENDIX B.5
POLICE SERVICES
Appendix B | 95
APPENDIX B.5 - POLICE SERVICES
Police Services in Russell Township are provided by the Ontario Provincial Police (OPP), as
per a service arrangement.
TABLE 1
HISTORICAL SERVICE LEVELS
Table 1 displays the fifteen-year historical inventory for the capital component of the
service agreement. The 2025 replacement value of the inventory of capital assets for Police
Services is $200,900, resulting in a fifteen-year historical average service level of $9.07 per
population and employment. The historical service level, multiplied by the net population
and employment growth to 2035 (7,604), results in a ten-year maximum allowable funding
envelope of $68,970.
TABLE 2
2026 - 2035 DEVELOPMENT-RELATED CAPITAL PROGRAM
AND CALCULATION OF THE DEVELOPMENT CHARGES
The 2026 - 2035 development-related capital program for Police Services totals $69,000 for
additional capital equipment based on the service agreement. No DC reserve funds are
available to be applied to the capital program, and no non-growth shares relating to
replacement and benefit to the existing community have been identified. As such, the total
of $69,000 is related to development in the 2026-2035 planning period and is eligible for DC
recovery.
The total DC costs eligible for recovery are allocated 86% to residential development
($59,300) and 14% ($9,700) to non-residential development in the Township. The
residential share of the net development-related capital cost is divided by the growth in
population in new dwelling units to 2035 (6,808) to derive an unadjusted charge of $8.71
per capita. The non-residential share of the net development-related capital cost is divided
by the forecast growth of floor space to 2035 (103,260), resulting in an unadjusted charge of
$0.09 per square metre.
The following table summarizes the calculation of the Police Services development charge:
Appendix B | 96
Appendix B | 97
POLICE SERVICES SUMMARY
15-year Hist.
2026 - 2035
Calculated
Service Level
Development-Related Capital Program
Development Charge
per pop & emp
Total
Net DC Recoverable
$/capita
$/sq.m
$9.07
$68,970
$68,970
$8.71
$0.09
APPENDIX B.5
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
POLICE SERVICES
EQUIPMENT AND GEAR
Description
2011
2012
2013
2014
2015
2016
2017
Total # of Units
2018
2019
2020
2021
2022
2023
2024
2025
UNIT COST
($/unit)
Police Services Agreement (capital)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$
200,866.5
Total (#)
Total ($000)
1.00
$200.9
1.00
$200.9
1.00
$200.9
1.00
$200.9
1.00
$200.9
1.00
$200.9
1.00
$200.9
1.00
$200.9
1.00
$200.9
1.00
$200.9
1.00
$200.9
1.00
$200.9
1.00
$200.9
1.00
$200.9
1.00
$200.9
Appendix B | 98
APPENDIX B.5
TABLE 1
RUSSELL TOWNSHIP
CALCULATION OF SERVICE LEVELS
POLICE SERVICES
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Historical Population
15,247
15,493
15,743
15,998
16,257
16,520
17,094
17,688
18,303
18,939
19,598
20,384
21,147
22,023
22,685
Historical Employment
3,355
3,482
3,614
3,751
3,893
4,040
4,180
4,325
4,475
4,630
4,790
4,886
4,984
5,084
5,186
Total Historical Population & Employment
18,602
18,975
19,357
19,749
20,150
20,560
21,274
22,013
22,778
23,569
24,388
25,270
26,131
27,107
27,871
INVENTORY SUMMARY ($000)
Equipment And Gear
$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
$200.9
Total ($000)
$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
$200.9
Average
SERVICE LEVEL ($/pop &emp)
Service
Level
Equipment And Gear
$10.80
$10.59
$10.38
$10.17
$9.97
$9.77
$9.44
$9.12
$8.82
$8.52
$8.24
$7.95
$7.69
$7.41
$7.21
$9.07
Total ($/pop & emp)
$10.80
$10.59
$10.38
$10.17
$9.97
$9.77
$9.44
$9.12
$8.82
$8.52
$8.24
$7.95
$7.69
$7.41
$7.21
$9.07
RUSSELL TOWNSHIP
CALCULATION OF MAXIMUM ALLOWABLE
POLICE SERVICES
15-Year Funding Envelope Calculation
15 Year Average Service Level 2011 - 2025
$9.07
Net Population & Employment Growth 2026 - 2035
7,604
Maximum Allowable Funding Envelope
$68,970
Appendix B | 99
Gross
Grants/
Net
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
BTE
Replacement
DC Eligible
Available
2026-
Post
Cost
Recoveries
Cost
(%)
& BTE Shares
Costs
DC Reserves
2035
2035
5.0 POLICE SERVICES
5.1 Buildings, Land and Furnishings
5.1.1
Additional Capital Equipment (based on agreement)
Various
68,970
$
-
$
68,970
$
0%
-
$
68,970
$
-
$
68,970
$
-
$
TOTAL POLICE SERVICES
68,970
$
-
$
68,970
$
-
$
68,970
$
-
$
68,970
$
-
$
POLICE SERVICES
Ineligible Costs
Development Related Costs
RUSSELL TOWNSHIP
DEVELOPMENT-RELATED CAPITAL PROGRAM
Residential Development Charge Calculation
Residential Share of 2026 - 2035 DC Eligible Costs
10-Year Growth in Population in New Units
Unadjusted Development Charge Per Capita
86%
$59,314
6,808
$8.71
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2035 DC Eligible Costs
10-Year Growth in Square Metres
Unadjusted Development Charge Per Square Metre
14%
$9,656
103,260
$0.09
2026 - 2035 Net Funding Envelope
$68,970
December 31, 2025 Reserve Funds
$0
Appendix B | 100
APPENDIX B.6
BY-LAW ENFORCEMENT
Appendix B | 101
APPENDIX B.6 - BY-LAW ENFORCEMENT
The Township of Russell provides a variety of services required to enforce existing by-laws.
TABLE 1
HISTORICAL SERVICE LEVELS
Table 1 displays the fifteen-year historical inventory for buildings, vehicles, furniture and
equipment for By-law Services. The By-law Enforcement buildings total 4,863 square feet of
space with a total replacement value of $3.23 million. The furniture and equipment included
in the inventory, total $461,800 and includes items such as small electronics, radio
equipment, generators, and other miscellaneous equipment related to these services.
Finally, the 2025 By-law Enforcement fleet totals 5 vehicles and 3 bicycles with a combined
replacement value of $326,000.
The 2025 combined replacement value of the inventory of capital assets for By-law
Enforcement is $4.02 million, and the fifteen-year historical average service level is
calculated at $91.30 per population and employment. The historical service level, multiplied
by the net population and employment growth to 2035 (7,604), results in a maximum
allowable funding envelope of $694,300.
TABLE 2
2026 - 2035 DEVELOPMENT-RELATED CAPITAL PROGRAM
& CALCULATION OF THE DEVELOPMENT CHARGES
The 2026 - 2035 development-related capital program for By-Law Enforcement includes
amenities for an expansion to the animal shelter and new dog park, and the addition of new
vehicles and equipment to provide new officers.
In total, the By-law Enforcement capital program amounts to $539,900. This amount also
includes the cost for recovery of the negative reserve fund balance ($31,900). No grants or
subsidies are anticipated.
No benefit-to-existing and replacement shares have been identified for the projects
included in the capital program. The additional amenity and facility expansions include no
replacement component and are entirely driven by growth in the Township. The vehicle and
equipment additions are also net new in order to maintain service levels as the Township
grows.
Appendix B | 102
As such, the total of $539,900 is related to development in the 2026-2035 planning period
and is eligible for DC recovery.
The development-related net capital cost is allocated 86 per cent to residential
development ($464,400) and 14 per cent ($75,600) to non-residential development. The
residential share of the net development-related capital cost is divided by the growth in
population in new dwelling units to 2035 (6,808) to derive a charge of $68.21 per capita. The
non-residential share of the net development-related capital cost is divided by the forecast
growth in floor space to 2035 (103,260), resulting in a charge of $0.73 per square metre.
The following table summarizes the calculation of the By-law Enforcement development
charge:
BY-LAW ENFORCEMENT SUMMARY
15-year Hist.
2026 - 2035
Calculated
Service Level
Development-Related Capital Program
Development Charge
per pop & emp
Total
Net DC Recoverable
$/capita
$/sq.m
$91.30
$539,945
$539,945
$68.21
$0.73
Appendix B | 103
APPENDIX B.6
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
BY-LAW ENFORCEMENT
BUILDINGS
# of Square Feet
UNIT COST
($/sq. ft.)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Animal Shelter and garage (855 Route 400)
936
936
936
936
936
936
936
936
936
936
936
936
936
936
936
$380
225 Industriel (office)
-
-
-
-
-
-
-
-
-
1,081
1,081
1,081
1,081
1,081
1,081
$940
215 Industriel ( Garage, Storage, office)
-
-
-
-
-
-
-
-
-
1,728
1,728
1,728
1,728
1,728
1,728
$830
Garage & Storage - By-law
-
-
-
-
-
-
-
-
780
780
780
780
780
780
780
$380
Garage & Storage - Emergency
338
338
338
338
338
338
338
338
338
338
338
338
338
338
338
$380
Total (sq.ft.)
1,274
1,274
1,274
1,274
1,274
1,274
1,274
1,274
2,054
4,863
4,863
4,863
4,863
4,863
4,863
Total ($000)
$484.1
$484.1
$484.1
$484.1
$484.1
$484.1
$484.1
$484.1
$780.5
$3,230.9
$3,230.9
$3,230.9
$3,230.9
$3,230.9
$3,230.9
Appendix B | 104
APPENDIX B.6
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
BY-LAW ENFORCEMENT
FURNITURE & EQUIPMENT
Station Name
Total # of Units
UNIT COST
($/unit)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Large Animal Trap
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,500
Medium Animal Trap
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,000
Dog Poles
2
2
2
2
2
3
3
5
5
5
5
5
5
5
6
$350
Coleman Industrial Generator
2
2
2
2
2
-
-
-
-
-
-
-
-
-
-
$7,448
SDMA Generator
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$195,450
Ballistic/Puncture Resistant Vest
4
4
4
4
4
5
5
5
5
5
5
6
6
6
6
$2,000
Firearms
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$1,250
Fire Hall Antenna
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$6,212
Cellular Phones (2025 Dept only)
5
5
5
5
6
6
6
6
6
6
6
9
9
9
9
$500
Prot Filing System
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$21,000
Radar 3C Battery
1
1
1
1
1
1
1
1
1
1
1
-
-
-
-
$14,125
Misc. Equipment / dog pound equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,069
Mobile computers
-
-
-
-
-
-
-
-
2
2
2
5
2
2
5
$6,000
Body Cameras
-
-
-
-
-
-
-
-
-
5
5
6
6
6
6
$1,500
Honda 3500 generator
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$2,000
Honda 5000 generator
-
-
-
-
-
-
-
-
-
-
-
2
2
2
2
$3,000
Traffic Control items
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$2,000
Speed Radar Sign
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$21,000
Electronic Message Board Signs
-
-
-
-
-
-
-
-
-
-
-
-
2
2
2
$23,000
Animal Control supplies
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$2,000
Various Signs
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$6,000
Mobile printers
-
-
-
-
-
-
-
-
-
2
2
5
5
5
5
$1,400
radio tower 215 Industriel
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$5,300
amateur radio receiver at 215 Industriel
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$3,000
Office Supplies and furniture
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$40,000
Defibrilator
-
-
-
-
-
-
-
-
-
-
-
3
3
3
3
$2,300
Trailer
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$13,000
Total (#)
23
23
23
23
24
24
24
26
28
35
35
56
55
58
62
Total ($000)
$284.2
$284.2
$284.2
$284.2
$284.7
$272.2
$272.2
$272.9
$284.9
$295.2
$295.2
$376.1
$404.1
$443.4
$461.8
Appendix B | 105
APPENDIX B.6
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
BY-LAW ENFORCEMENT
VEHICLES
Vehicle Type
# of Vehicles
UNIT COST
($/vehicle)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
13-11 Pick-Up
1
1
1
1
1
1
1
1
-
-
-
-
-
-
-
$80,049
2011 Ford Ranger Sport
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$69,263
2019 Scott Bike
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$1,800
2006 Bike (Stevens Police Edition)
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$1,800
2005 Rocky Mountain Bike
1
1
1
1
1
1
1
1
-
-
-
-
-
-
-
$2,500
08-13 Pick-Up
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$80,049
2015 Dodge Journey (E1415)
-
-
-
-
-
-
-
-
1
1
1
-
-
-
-
$48,000
2016 Dodge Ram (E1616) lights and cap
-
-
-
-
-
1
1
1
1
1
1
1
1
-
-
$49,406
2018 Dodge Ram 1500 Crew Cab (E1718) lights & cap
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$72,000
2018 Dodge Ram (E1818) lights and cap
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$72,000
2021 Ford Explorer (lights and computer mount)
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$48,829
2023 Ford F150 Crew lights and cap, mount, etc.
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$72,000
2024 Chevrolet Colorado crew lights and cap, mount , etc.
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$55,813
Total (#)
6
6
6
6
6
6
6
7
7
7
8
7
8
8
8
Total ($000)
$235.5
$235.5
$235.5
$235.5
$235.5
$215.6
$215.6
$279.6
$246.8
$246.8
$295.6
$247.6
$319.6
$326.0
$326.0
Appendix B | 106
APPENDIX B.6
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
BY-LAW ENFORCEMENT
Historical Population
Historical Employment
Total Historical Population & Employment
2011
15,247
3,355
18,602
2011
15,493
3,482
18,975
2012
15,743
3,614
19,357
2013
15,998
3,751
19,749
2014
16,257
3,893
20,150
2015
16,520
4,040
20,560
2016
17,094
4,180
21,274
2017
17,688
4,325
22,013
2018
18,303
4,475
22,778
2019
18,939
4,630
23,569
2020
19,598
4,790
24,388
2021
20,384
4,886
25,270
2022
21,147
4,984
26,131
2023
22,023
5,084
27,107
2024
22,685
5,186
27,871
INVENTORY SUMMARY ($000)
Buildings
$484.1
$484.1
$484.1
$484.1
$484.1
$484.1
$484.1
$484.1
$780.5
$3,230.9
$3,230.9
$3,230.9
$3,230.9
$3,230.9
$3,230.9
Furniture & Equipment
$284.2
$284.2
$284.2
$284.2
$284.7
$272.2
$272.2
$272.9
$284.9
$295.2
$295.2
$376.1
$404.1
$443.4
$461.8
Vehicles
$235.5
$235.5
$235.5
$235.5
$235.5
$215.6
$215.6
$279.6
$246.8
$246.8
$295.6
$247.6
$319.6
$326.0
$326.0
Total ($000)
$1,003.8
$1,003.8
$1,003.8
$1,003.8
$1,004.3
$971.9
$971.9
$1,036.5
$1,312.2
$3,772.9
$3,821.7
$3,854.7
$3,954.7
$4,000.4
$4,018.7
Average
SERVICE LEVEL ($/pop &emp)
Service
Level
Buildings
$26.03
$25.51
$25.01
$24.51
$24.03
$23.55
$22.76
$21.99
$34.27
$137.08
$132.48
$127.85
$123.64
$119.19
$115.92
$65.59
Furniture & Equipment
$15.28
$14.98
$14.68
$14.39
$14.13
$13.24
$12.79
$12.40
$12.51
$12.52
$12.10
$14.88
$15.47
$16.36
$16.57
$14.15
Vehicles
$12.66
$12.41
$12.16
$11.92
$11.69
$10.49
$10.13
$12.70
$10.84
$10.47
$12.12
$9.80
$12.23
$12.03
$11.70
$11.56
Total ($/pop & emp)
$53.96
$52.90
$51.86
$50.83
$49.84
$47.27
$45.68
$47.09
$57.61
$160.08
$156.70
$152.54
$151.34
$147.58
$144.19
$91.30
RUSSELL TOWNSHIP
CALCULATION OF MAXIMUM ALLOWABLE
BY-LAW ENFORCEMENT
15-Year Funding Envelope Calculation
15 Year Average Service Level 2011 - 2025
$91.30
Net Population & Employment Growth 2026 - 2035
7,604
Maximum Allowable Funding Envelope
$694,260
Appendix B | 107
APPENDIX B.6
TABLE 2
RUSSELL TOWNSHIP
DEVELOPMENT-RELATED CAPITAL PROGRAM
BY-LAW ENFORCEMENT
Project Description
Timing
Gross
Project
Cost
Grants/
Subsidies/Other
Recoveries
Net
Municipal
Cost
Ineligible Costs
Total
DC Eligible
Costs
Development Related Costs
BTE
(%)
Replacement
& BTE Shares
Available
DC Reserves
2026
2035
Post
2035
6.0 BY-LAW ENFORCEMENT
6.1 Recovery of Negative Reserve Fund Balance
6.2 Buildings and Furnishings
$
31,945
$
-
$
31,945
0%
$
-
$
31,945
$
-
$
31,945
$
-
6.2.1
New Dog Park - Amenity Additions
2026
$
102,000
$
-
$
102,000
0%
$
-
$
102,000
$
-
$
102,000
$
-
6.2.3
Animal Shelter Expansion (500 square feet)
Subtotal Buildings and Furnishings
6.3 Vehicles and Equipment
2031
$
$
190,000
292,000
$
-
$
-
$
$
190,000
292,000
0%
$
-
$
-
$
190,000
$
292,000
$
-
$
-
$
190,000
$
292,000
$
$
-
-
6.3.1
Additional Vehicle (Pick-Up 1/2 Ton)
2026
$
72,000
$
-
$
72,000
0%
$
-
$
72,000
$
-
$
72,000
$
-
6.3.2
Additional Equipment for New Officer
2026
$
13,000
$
-
$
13,000
0%
$
-
$
13,000
$
-
$
13,000
$
-
6.3.3
Additional Vehicle (Pick-Up 1/2 Ton)
2031
$
72,000
$
-
$
72,000
0%
$
-
$
72,000
$
-
$
72,000
$
-
6.3.4
Additional Equipment for New Officer
2031
$
13,000
$
-
$
13,000
0%
$
-
$
13,000
$
-
$
13,000
$
-
6.3.5
Electronic Message Board (trailer)
2029
$
23,000
$
-
$
23,000
0%
$
-
$
23,000
$
-
$
23,000
$
-
6.3.6
Electronic Message Board (trailer)
Subtotal Vehicles and Equipment
2034
$
$
23,000
216,000
$
-
$
-
$
$
23,000
216,000
0%
$
-
$
-
$
23,000
$
216,000
$
-
$
-
$
23,000
$
216,000
$
$
-
-
TOTAL BY-LAW ENFORCEMENT
$
539,945
$
-
$
539,945
$
-
$
539,945
$
-
$
539,945
$
-
Residential Development Charge Calculation
Residential Share of 2026 - 2035 DC Eligible Costs
86%
$464,352
2026 - 2035 Net Funding Envelope
$694,260
10-Year Growth in Population in New Units
6,808
Unadjusted Development Charge Per Capita
$68.21
December 31, 2025 Reserve Funds
($31,945)
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2035 DC Eligible Costs
14%
$75,592
10-Year Growth in Square Metres
103,260
Unadjusted Development Charge Per Square Metre
$0.73
Appendix B | 108
APPENDIX B.7
DEVELOPMENT-RELATED STUDIES
Appendix B | 109
DEVELOPMENT-RELATED STUDIES
The DCA allows the cost of development-related studies to be included in the calculation of
development charges. The Township has identified various studies, reports and master
plans that need to be developed over the next ten-year period to continue to appropriately
plan for anticipated growth in the Township.
TABLE 1
2026-2035 DEVELOPMENT-RELATED CAPITAL PROGRAM
AND CALCULATION OF DEVELOPMENT CHARGES
As shown in Table 1, the 2026-2035 development-related gross cost for this service area is
$741,700. This amount also includes the cost for the full recovery of the existing negative
reserve fund balance. The capital program relates to various development-related studies,
including Zoning By-law and Official Plan updates as well as future DC studies.
Benefit to existing shares are calculated for certain projects as follows:
-
A BTE share of 50 percent has been deducted from the DC calculation for each Official
Plan and Zoning By-Law update as these studies may address redevelopment or
community improvements related to the Township's existing population, in addition to
accommodating growth.
-
No BTE share is assigned to future DC studies as they entirely relate to growth funding.
The remaining $616,700 is eligible for recovery over the ten-year planning period.
The remaining amount is apportioned 86% ($530,400) to residential development and 14%
($86,300) to non-residential development. The resulting development charges are $77.90
per capita and $0.84 per square metre of new non-residential building space.
The following table summarizes the calculation of the development charges:
DEVELOPMENT RELATED STUDIES SUMMARY
2026 - 2035
Calculated
Development-Related Capital Program
Development Charge
Total
Net DC Recoverable
$/capita
$/sq.m
$741,713
$616,713
$77.90
$0.84
Appendix B | 110
Gross
Grants/
Net
Total
Project Description
Timing
Project
Subsidies/Other
Municipal
BTE
Replacement
DC Eligible
Available
2026-
Post
Cost
Recoveries
Cost
(%)
& BTE Shares
Costs
DC Reserves
2035
2035
7.0 DEVELOPMENT RELATED STUDIES
7.1 Recovery of Negative Reserve Fund Balance
391,713
$
-
$
391,713
$
0%
-
$
391,713
$
-
$
391,713
$
-
$
7.2 Development Related Studies
7.2.1
Development Charges Study
2030
50,000
$
-
$
50,000
$
0%
-
$
50,000
$
-
$
50,000
$
-
$
7.2.2
Official Plan
2030
75,000
$
-
$
75,000
$
50%
37,500
$
37,500
$
-
$
37,500
$
-
$
7.2.3
Zoning By-law
2030
50,000
$
-
$
50,000
$
50%
25,000
$
25,000
$
-
$
25,000
$
-
$
7.2.4
Development Charges Study
2035
50,000
$
-
$
50,000
$
0%
-
$
50,000
$
-
$
50,000
$
-
$
7.2.5
Official Plan
2035
75,000
$
-
$
75,000
$
50%
37,500
$
37,500
$
-
$
37,500
$
-
$
7.2.6
Zoning By-law
2035
50,000
$
-
$
50,000
$
50%
25,000
$
25,000
$
-
$
25,000
$
-
$
Subtotal Development Related Studies
350,000
$
-
$
350,000
$
125,000
$
225,000
$
-
$
225,000
$
-
$
TOTAL DEVELOPMENT RELATED STUDIES
741,713
$
-
$
741,713
$
125,000
$
616,713
$
-
$
616,713
$
-
$
RUSSELL TOWNSHIP
DEVELOPMENT-RELATED CAPITAL PROGRAM
DEVELOPMENT RELATED STUDIES
Ineligible Costs
Development Related Costs
APPENDIX B.7
TABLE 1
Residential Development Charge Calculation
Residential Share of 2026 - 2035 DC Eligible Costs
86%
$530,373
10-Year Growth in Population in New Units
6,808
Unadjusted Development Charge Per Capita
$77.90
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2035 DC Eligible Costs
14%
$86,340
10-Year Growth in Square Metres
103,260
Unadjusted Development Charge Per Square Metre
$0.84
December 31, 2025 Reserve Funds
($391,713)
Appendix B | 111
APPENDIX B.8
LAND ACQUISITION
Appendix B | 112
LAND ACQUISITION
Recent amendments to the DCA require a new class of service and DC rate calculation for
land acquisitions. The Township has identified land acquisitions that would be required
related to the Fire and Services Related to a Highway capital programs. No historical service
level calculation is required in the determination of Land Acquisition DC rates.
TABLE 1
2026-2035 DEVELOPMENT-RELATED CAPITAL PROGRAM
AND CALCULATION OF DEVELOPMENT CHARGES
As shown in Table 1, the 2026-2035 development-related gross costs related to land
acquisitions is $395,000. These land acquisitions relate to the Fire Station 11 expansion, as
well as several road improvement projects. No grants or subsidies are anticipated. No
benefit to existing shares have been identified as the related projects under the Fire and
Roads and Related capital programs have been determined to be entirely driven by growth
in the Township.
The full amount is carried forward to the DC calculation, apportioned 86% ($339,700) to
residential development and 14% ($55,300) to non-residential development. The resulting
development charges are $49.90 per capita and $0.54 per square metre of new non
residential building space.
The following table summarizes the calculation of the development charges:
LAND ACQUISITION SUMMARY
2026 - 2035
Calculated
Development-Related Capital Program
Development Charge
Total
Net DC Recoverable
$/capita
$/sq.m
$395,000
$395,000
$49.90
$0.54
Appendix B | 113
APPENDIX B.8
TABLE 1
RUSSELL TOWNSHIP
DEVELOPMENT-RELATED CAPITAL PROGRAM
LAND ACQUISITION
Project Description
Timing
Gross
Project
Grants/
Subsidies/Other
Net
Municipal
Ineligible Costs
Total
DC Eligible
Development Related Costs
BTE
Replacement
Available
2026
Post
Cost
Recoveries
Cost
(%)
& BTE Shares
Costs
DC Reserves
2035
2035
8.0 LAND ACQUISITION
8.1 Fire Protection Services
8.1.1
Station 11 Expansion Land
Subtotal Fire Protection Services
2026
$
$
300,000
300,000
$
-
$
-
$
$
300,000
300,000
0%
$
-
$
-
$
300,000
$
300,000
$
-
$
-
$
300,000
$
300,000
$
$
-
-
8.2 Services Related to a Highway
8.2.1
Route 300 and St. Pierre Intersection Improvements
8.2.2
Turn lane Route 300 and St-Augustin
8.2.3
Turn lane Route 300 and St-Thomas
Subtotal Services Related to a Highway
2027
2027
2027
$
$
$
$
50,000
15,000
30,000
95,000
$
-
$
-
$
-
$
-
$
$
$
$
50,000
15,000
30,000
95,000
0%
0%
0%
$
-
$
-
$
-
$
-
$
50,000
$
15,000
$
30,000
$
95,000
$
-
$
-
$
-
$
-
$
50,000
$
15,000
$
30,000
$
95,000
$
$
$
$
-
-
-
-
TOTAL LAND ACQUISITION
$
395,000
$
-
$
395,000
$
-
$
395,000
$
-
$
395,000
$
-
Residential Development Charge Calculation
Residential Share of 2026 - 2035 DC Eligible Costs
10-Year Growth in Population in New Units
Unadjusted Development Charge Per Capita
86%
$339,700
6,808
$49.90
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2035 DC Eligible Costs
10-Year Growth in Square Metres
Unadjusted Development Charge Per Square Metre
14%
$55,300
103,260
$0.54
December 31, 2025 Reserve Funds
$0
Appendix B | 114
APPENDIX B.9
SERVICES RELATED TO A HIGHWAY:
PUBLIC WORKS
Appendix B | 115
SERVICES RELATED TO A HIGHWAY: PUBLIC
WORKS
This section deals with the capital infrastructure of Public Works buildings, land, fleet, and
equipment in the Township. Public Works is considered to be a service related to a highway
as stated in s.5 of the Development Charges Act. The engineered components of roads,
water and wastewater are discussed in Appendix C.
TABLE 1
HISTORICAL SERVICE LEVELS
Facilities associated with Public Works services in Russell Township include a municipal
garage, salt shed, offices, snow dump facility, and shed. The various buildings at the two
locations total 200,500 square feet of building space and is valued at $12.61 million.
Furniture and equipment required for service totals $503,600 and the fleet, including
associated equipment and machinery, has a combined value of $4.60 million.
The total value of the inventory of capital assets is $17.71 million. The fifteen-year historical
average service level is $632.64 per population and employment, and this, multiplied by the
ten-year net growth in population and employment (7,604), results in a maximum allowable
funding envelope of $4,81 million.
TABLE 2
2026-2035 DEVELOPMENT-RELATED CAPITAL PROGRAM
AND CALCULATION OF DEVELOPMENT CHARGES
The 2026 - 2035 development-related capital program for Public Works totals $2.14 million.
This includes the recovery of the negative DC reserve balance ($187,600), a 3,000 square
foot expansion to the municipal garage planned for 2031, and the acquisition of additional
snow removal equipment in 2027 and 2031.
No BTE or replacement shares have been identified as all projects included in the capital
program represent net acquisitions to the existing service base and relate fully to
development in the Township.
The development-related cost eligible for recovery between 2026 and 2035, $2.14 million, is
allocated 86% ($1.84 million) against new residential development and 14% ($300,100) to
Appendix B | 116
non-residential development. This yields a residential development charge of $270.79 per
capita and $2.91 per square metre for non-residential development.
The following table summarizes the calculation of the development charges:
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS SUMMARY
15-year Hist.
2026 - 2035
Calculated
Service Level
Development-Related Capital Program
Development Charge
per pop & emp
Total
Net DC Recoverable
$/capita
$/sq.m
$632.64
$2,143,647
$2,143,647
$270.79
$2.91
Appendix B | 117
APPENDIX B.9
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
BUILDINGS
Facility Name
# of Square Feet
UNIT COST
($/sq.ft.)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Municipal Garage
11,700
11,700
11,700
11,700
11,700
11,700
11,700
15,120
15,120
15,120
15,120
15,120
15,120
15,120
15,120
$380
Salt Shed
2,880
2,880
2,880
2,880
7,750
7,750
7,750
7,750
7,750
7,750
7,750
7,750
7,750
7,750
7,750
$130
Garage - Offices (Shared 50/50 with Utilities)*
4,136
4,136
4,136
4,136
4,136
4,136
4,136
4,136
4,136
4,136
4,136
4,136
4,136
4,136
4,136
$540
Small Shed
1,292
1,292
1,292
1,292
1,292
1,292
1,292
1,292
1,292
1,292
1,292
1,292
1,292
1,292
1,292
$270
Snow Dump Facility
-
-
-
-
-
-
-
-
-
-
-
172,223
172,223
172,223
172,223
$19
Total (#)
20,008
20,008
20,008
20,008
24,878
24,878
24,878
28,298
28,298
28,298
28,298
200,521
200,521
200,521
200,521
Total ($000)
$7,402.7
$7,402.7
$7,402.7
$7,402.7
$8,035.8
$8,035.8
$8,035.8
$9,335.4
$9,335.4
$9,335.4
$9,335.4
$12,607.6
$12,607.6
$12,607.6
$12,607.6
* Only the share related to Public Works Service has been included in the inventory.
FURNITURE AND EQUIPMENT
Total Value of Furniture & Equipment ($)
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Municipal Garage
$18,000
$18,000
$18,000
$18,000
$18,000
$18,000
$18,000
$18,000
$18,000
$18,000
$18,000
$18,000
$18,000
$18,000
$18,000
Garage - Offices
$23,000
$23,000
$23,000
$23,000
$23,000
$23,000
$23,000
$23,000
$23,000
$23,000
$23,000
$23,000
$23,000
$23,000
$23,000
Fuel Pumps
$462,600
$462,600
$462,600
$462,600
$462,600
$462,600
$462,600
$462,600
$462,600
$462,600
$462,600
$462,600
$462,600
$462,600
$462,600
Total ($000)
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
Appendix B | 118
APPENDIX B.9
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
FLEET
Description
# of Vehicles
UNIT COST
($/unit)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
37-03 Chev. ETV Cube Van
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$56,000
50-06 INT. 7600 Tandem combination box & salt control
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$300,000
Machinery
23-20 Caterpillar Grader
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$465,000
33-08 McCormik
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$85,000
23-99 Champion 740A-VHP - Grader #23
1
1
1
1
1
1
1
1
1
1
-
-
-
-
-
$450,000
55-56 Thompson portable steamer
1
1
1
1
1
1
1
1
1
1
1
1
1
-
-
$21,000
29-11 CASE 580 5 M BACKHOE
1
1
-
-
-
-
-
-
-
-
-
-
-
-
-
$150,000
53-11 CASE 721 E LOADER
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$318,000
Tractor Case 1H Puma 150CV
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$193,400
91001 - Wheel Loader with 3.5 yd bucket
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$330,000
Road Widener
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$86,000
Steamer (Thompson)
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$21,000
Roadside Mower
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$20,000
2022 Holder Tractor C70
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$141,500
Case Loader Backhoe
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$77,000
Road Closure Trailers
-
-
-
-
-
-
-
-
-
-
-
-
1
2
2
$13,000
Vehicles
26-15 2015 Ford E450
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$60,000
25-16 2016 Dodge Ram
-
-
-
-
-
1
1
1
1
1
1
1
1
-
-
$45,000
32-18 2018 Ford F450 4x4
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$80,000
49-18 Chevrolet Silverado
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$62,000
36-11 2011 Ford F450
1
1
-
-
-
1
1
1
1
1
1
1
1
1
1
$86,273
28-08 Mitsubishi Fuso Cabover
1
1
1
1
1
1
1
1
-
-
-
-
-
-
-
$90,000
2012 Ford F150 (56-12)
-
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$68,049
45300 2022 Dodge Ram 4500
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$97,000
49301 2024 Chevrolet Silverado
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$62,000
49302 2024 Chevrolet Silverado
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$62,000
Snow Plows
29-14.1 Snow Plow Attachment
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$17,000
2011 Freightliner M112 (54-11)
1
1
1
1
1
1
1
1
1
1
-
-
-
-
-
$395,000
35-19 Snow Plow (2020 Western Star)
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$395,000
35-09 Freightliner
1
1
1
1
1
1
1
1
-
-
-
-
-
-
-
$395,000
54-20 Snow Plow (2020 Western Star)
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$395,000
58-14 Snow Plow
-
-
1
1
1
1
1
1
1
1
1
1
1
1
-
$395,000
55-13 Snow Plow
-
-
1
1
1
1
1
1
1
1
1
1
1
-
-
$395,000
50-06 Snow Plow
-
-
1
1
1
1
1
-
-
-
-
-
-
-
-
$395,000
50-17 Snow Plow (2017 Western Star)
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$395,000
36-10 Pick-up Flat Bed (same as #36-11)
-
-
1
1
1
-
-
-
-
-
-
-
-
-
-
$75,000
44-03 SUV
-
-
1
1
1
-
-
-
-
-
-
-
-
-
-
$12,000
49301 - Snow Plow Western Star 47XF SF 10
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$395,000
49302 - Snow Plow Western Star 47XF SF 10
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$395,000
Appendix B | 119
APPENDIX B.9
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
FLEET
Description
# of Vehicles
UNIT COST
($/unit)
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Attachments
23-99.1 Shoulder Blade
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$26,457
33-08.1 Brush
-
-
1
1
1
-
-
-
-
-
-
-
-
-
-
$45,000
33-08.4 Broom
-
-
1
1
1
-
-
-
-
-
-
-
-
-
-
$8,000
36-11.1 Airflow Salt Box
-
-
1
1
1
-
-
-
-
-
-
-
-
-
-
$14,000
53.11.1 Wood Chipper
1
1
1
-
-
-
-
-
-
-
-
-
-
-
-
$60,000
55-55 Chipper
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$60,000
57-13 Off-Road Vehicle (same as McCormick)
-
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$130,000
57-13.1 V-Plow
-
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$10,000
57-13.2 Snowblower
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$20,000
57-13.3 Sweeper
-
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$8,000
57-13.4 Sander spreader
-
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$5,000
29-14.2 Back Blade
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$32,000
29-14.3 Backoe Blade
-
-
1
1
1
1
1
1
1
1
1
1
1
1
-
$15,000
59-14 Asphalte Roller
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$25,000
33-08.5 Grass mower
-
-
1
1
1
1
1
1
1
-
-
-
-
-
-
$21,000
33-15 Grass mower
-
-
-
-
-
-
-
-
-
1
1
1
1
1
-
$20,000
Sidewalk Machine (contract)
-
-
-
1
1
-
-
-
-
-
-
-
-
-
-
$5,000
John Deere Snowblower
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$25,000
Disc Mower
1
1
-
-
-
-
-
-
-
-
-
-
-
-
-
$13,000
26-01 INT. 20 S Tandem combination box & salt control
1
1
-
-
-
-
-
-
-
-
-
-
-
-
-
$220,000
46-99 Belly Dump Trailer - home made
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$30,000
Vibration Plate DPU5545
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$16,000
Salt Box Spreader
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$14,000
60" 3-Point Hitch For Snow Plow
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$9,000
1/3 cu Yard Dump Body C270
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$4,100
1/3 cu Yard Drop Sander C270
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$6,300
60' Sweeper PTO Plastic Cowling, Wet Kit, 100 gal water tan
-
-
-
-
-
-
-
-
-
-
-
-
1
1
1
$19,500
Horst Welding 9'-15' Edge Flex
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$18,000
Hot Box Trailer 4000 2 ton Diesel Dumper 2024
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$46,000
Water Tank on Flat Bed 3250 GL With Ladder
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$122,100
Rentals
ETC30 Holder Tractor C70 (Karcher)
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$120,000
38-03 John Deere 644H - Loader #38
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$353,000
Case 621G Wheel Loader
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$170,000
ETC31 Holder Tractor
-
-
-
-
1
1
1
1
1
1
1
1
1
1
-
$141,500
EBK29 Case Backhoe
1
1
1
1
1
1
1
1
1
1
1
1
1
1
-
$150,000
ELD27 John Deere Loader
-
-
-
-
1
1
1
1
1
1
1
1
-
-
-
$353,000
Total (#)
2,029
2,036
2,048
2,049
2,053
2,042
2,045
2,046
2,046
2,049
2,048
2,052
2,064
2,069
2,065
Total ($000)
$3,197.3
$3,438.3
$4,504.5
$4,449.5
$5,064.0
$3,816.3
$4,352.6
$4,089.6
$3,999.6
$4,858.6
$4,013.6
$4,454.6
$5,274.0
$5,321.1
$4,599.6
Appendix B | 120
APPENDIX B.9
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
Historical Population
Historical Employment
Total Historical Population & Employment
2011
15,247
3,355
18,602
2012
15,493
3,482
18,975
2013
15,743
3,614
19,357
2014
15,998
3,751
19,749
2015
16,257
3,893
20,150
2016
16,520
4,040
20,560
2017
17,094
4,180
21,274
2018
17,688
4,325
22,013
2019
18,303
4,475
22,778
2020
18,939
4,630
23,569
2021
19,598
4,790
24,388
2022
20,384
4,886
25,270
2023
21,147
4,984
26,131
2024
22,023
5,084
27,107
2025
22,685
5,186
27,871
INVENTORY SUMMARY ($000)
Buildings
$7,402.7
$7,402.7
$7,402.7
$7,402.7
$8,035.8
$8,035.8
$8,035.8
$9,335.4
$9,335.4
$9,335.4
$9,335.4
$12,607.6
$12,607.6
$12,607.6
$12,607.6
Furniture And Equipment
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
$503.6
Fleet
$3,197.3
$3,438.3
$4,504.5
$4,449.5
$5,064.0
$3,816.3
$4,352.6
$4,089.6
$3,999.6
$4,858.6
$4,013.6
$4,454.6
$5,274.0
$5,321.1
$4,599.6
Total ($000)
$11,103.6
$11,344.6
$12,410.8
$12,355.8
$13,603.4
$12,355.7
$12,892.0
$13,928.6
$13,838.6
$14,697.6
$13,852.6
$17,565.8
$18,385.2
$18,432.3
$17,710.8
Average
SERVICE LEVEL ($/pop & emp)
Service
Level
Buildings
$397.95
$390.13
$382.43
$374.84
$398.80
$390.85
$377.73
$424.08
$409.84
$396.09
$382.79
$498.91
$482.48
$465.11
$452.36
$414.96
Furniture And Equipment
$27.07
$26.54
$26.02
$25.50
$24.99
$24.49
$23.67
$22.88
$22.11
$21.37
$20.65
$19.93
$19.27
$18.58
$18.07
$22.74
Fleet
$171.88
$181.20
$232.71
$225.30
$251.32
$185.62
$204.60
$185.78
$175.59
$206.14
$164.57
$176.28
$201.83
$196.30
$165.03
$194.94
Total ($/pop & emp)
$596.90
$597.87
$641.15
$625.64
$675.11
$600.96
$606.00
$632.74
$607.54
$623.60
$568.01
$695.12
$703.59
$679.99
$635.46
$632.64
RUSSELL TOWNSHIP
CALCULATION OF MAXIMUM ALLOWABLE
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
15-Year Funding Envelope Calculation
15 Year Average Service Level 2011 - 2025
$632.64
Net Population & Employment Growth 2026 - 2035
7,604
Maximum Allowable Funding Envelope
$4,810,696
Appendix B | 121
APPENDIX B.9
TABLE 2
RUSSELL TOWNSHIP
DEVELOPMENT-RELATED CAPITAL PROGRAM
SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
Project Description
Timing
Gross
Project
Grants/
Subsidies/Other
Net
Municipal
Ineligible Costs
Total
DC Eligible
Development Related Costs
BTE
Replacement
Available
2026
Post
Cost
Recoveries
Cost
(%)
& BTE Shares
Costs
DC Reserves
2035
2035
9.0 SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
9.1 Recovery of Negative Reserve Fund Balance
$
187,647
$
-
$
187,647
$
-
$
-
$
187,647
$
-
$
187,647
$
-
9.2 Buildings
9.2.1
Municipal Garage Addition (3000 sq.ft)
Subtotal Buildings
2031
$
$
1,056,000
1,056,000
$
-
$
-
$
$
1,056,000
1,056,000
0%
$
-
$
-
$
1,056,000
$
1,056,000
$
-
$
-
$
1,056,000
$
1,056,000
$
$
-
-
9.3 Fleet & Equipment
9.3.1
Additional Snow Plow / Removal Equipment
9.3.2
Additional Snow Plow / Removal Equipment
Subtotal Fleet & Equipment
2027
2031
$
$
$
450,000
450,000
900,000
$
-
$
-
$
-
$
$
$
450,000
450,000
900,000
0%
0%
$
-
$
-
$
-
$
450,000
$
450,000
$
900,000
$
-
$
-
$
-
$
450,000
$
450,000
$
900,000
$
$
$
-
-
-
TOTAL SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
$
2,143,647
$
-
$
2,143,647
$
-
$
2,143,647
$
-
$
2,143,647
$
-
Residential Development Charge Calculation
Residential Share of 2026 - 2035 DC Eligible Costs
86%
$1,843,536
2026 - 2035 Net Funding Envelope
$4,810,696
10-Year Growth in Population in New Units
6,808
Unadjusted Development Charge Per Capita
$270.79
December 31, 2025 Reserve Funds
($187,647)
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2035 DC Eligible Costs
14%
$300,111
10-Year Growth in Square Metres
103,260
Unadjusted Development Charge Per Square Metre
$2.91
Appendix B | 122
APPENDIX C
ENGINEERED SERVICES
Appendix C | 123
ENGINEERED SERVICES
The Township of Russell's Infrastructure Department is responsible for road management
and maintenance, as well as water and wastewater delivery to residents and businesses.
The following three appendices are related to:
Appendix C.1
Services Related to a Highway: Roads and Related
Appendix C.2
Water Services
Appendix C.3
Wastewater Services
Each appendix contains a table of the capital program and calculated DC rates. For Roads
and Related services, the historical service level and funding envelope calculation is also
included. Please note Water and Wastewater infrastructure included in the DC capital
forecast are required to achieve health and safety standards as identified in relevant
legislation including Provincial regulations. As such, in accordance with section 4(3) of
O.Reg. 82/98, the fifteen-year historical service level does not apply.
The Roads and Related capital program is informed by the Township's 2025 Transportation
Master Plan Update and discussions with staff. The Water and Wastewater capital
programs are informed by the 2024 Water and Wastewater Master Plan Update and
discussions with staff,
As required by Section 5(1) of the Development Charge Act, the Township has to include
the anticipated amount, type and location of development. In the Township, various areas
do not receive water or wastewater services. As such, the development forecast used to in
the calculation of water and wastewater DC rates are limited to "serviced" areas.
Tables 7 and 8 of Appendix A refer to the total serviced population in new households and
non-residential floor space over the 2026 to 2046 timeframe. The large majority of
residential development is forecasted to be serviced; 11,633 of the 11,958 total population
in new units, or approximately ninety-seven per cent is included in the water and
wastewater DC rate calculations. Non-residentially, the Township is not currently planning
to service its employment lands or rural lands, and as such, only the population-related
employment (782 jobs) and non-residential space (39,091 square metres) is included in the
water and wastewater DC calculations.
Appendix C | 124
The Roads and Related capital program is allocated 82 per cent to residential and 18 per
cent to the non-residential sector based on the anticipated shares of total population
growth in new units and employment growth in new space over the 2026-2046 planning
period. Water and Wastewater Services capital programs are allocated 94 per cent
residential and 6 per cent non-residential based on the anticipated shares of population
growth in new serviced units and employment growth in new serviced space.
Appendix C | 125
APPENDIX C.1
ROADS AND RELATED
Appendix C | 126
ROADS AND RELATED
TABLE 1
HISTORICAL SERVICE LEVELS
Table 1 displays the fifteen-year historical inventory of roads and other related assets
managed by the Township. A total of 126 kilometres of arterial and collector roads are
managed by the Township, with a total value of $96.88 million; various bridges and culverts
associated with these roads add $51.90 million to the value of capital assets. Traffic signals
and streetlights, of which there are 1,669 units throughout the Township, account for an
additional $893,700 in value. Sidewalks, which have a combined length of 12.7 kilometres,
contribute $3.81 million in value.
The 2025 combined replacement value of the inventory of capital assets for Roads and
Related infrastructure is $153.49 million, and the 15-year historical average service level is
calculated at $6,931.53 per capita and employment (in 2025 dollars). This historical service
level, multiplied by the 2026-2046 net population and employment growth (14,009), results
in a maximum allowable funding envelope of $97.11 million.
TABLE 2
2026-2046 DEVELOPMENT RELATED CAPITAL PROGRAM
& CALCULATION OF THE DEVELOPMENT CHARGES
The development-related capital program for Roads and Related Services totals $26.81
million. Costs are primarily associated with the planned installation of new intersections
and multi-use paths, and the capital program also includes growth-related road
improvements, studies associated with planned infrastructure projects, and recovery of the
existing negative reserve fund balance ($13,900).
Staff have indicated that upper level government funding is anticipated for several projects,
while certain projects will be undertaken through shared funding arrangements with the
United Counties of Prescott and Russell. These grants, subsidies and other recoveries total
to $7.94 million, leaving $18.87 million in net costs to the Township.
Benefit to existing shares have also been deducted from the total based on the following:
-
Certain road improvement projects previously appeared in the Township's 2021 DC
Background Study, and the previous BTE share of 50% has been maintained. While
Appendix C | 127
these projects are driven by growth and development, there may be some service level
improvement for the existing community.
-
The Notre-Dame capacity increase project is entirely related to the increased capacity
needs associated with continued growth in the Township.
-
The intersecition and multi-use path projects are entirely driven by growth in the
Township and as such, no BTE share has been allocated. This is also consistent with
the methodology used as part of the previous DC study. Similarly, the planned
Intersection Study is entirely related to capacity increase needs associated with growth.
-
The Traffic Calming Measures study is anticipated to improve safety for existing
residents, while addressing needs associated with increased traffic volumes associated
with growth. Similar to the previous DC study, the 67% BTE share is calculated based
on existing (2025) population and employment as a share of the future (2046) projected
population and employment in the Township.
-
Additional Multi-Use Path Additions over the forecast period will address some existing
deficiencies, as well as meet growth-related needs. As such, a 50% BTE share has been
assigned.
After these deductions, leaving $17.40 million is eligible for recovery over the 2026-2046
planning period. Of this amount, 82 per cent ($14.27 million) is allocated to residential
development. This results in a charge of $1,193.31 per capita. The remaining 18 per cent
($3.13 million) is allocated to non-residential development, yielding in a charge of $12.29
per square metre.
The following table summarizes the calculation of the Roads and Related development
charge:
SERVICES RELATED TO A HIGHWAY: ROADS & RELATED SUMMARY
15-year Hist.
2026 - 2046
Calculated
Service Level
Development-Related Capital Program
Development Charge
per pop & emp
Total
Net DC Recoverable
$/capita
$/sq.m
$6,931.53
$26,812,878
$17,401,999
$1,193.31
$12.29
Appendix C | 128
APPENDIX C.1
TABLE 1
RUSSELL TOWNSHIP
INVENTORY OF CAPITAL ASSETS
SERVICES RELATED TO A HIGHWAY: ROADS & RELATED
ROADS
UNIT COST
Type of Road
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
($/km)
LCB
22
22
22
22
22
22
22
22
22
22
22
22
22
22
22
$551,000
HCB
90
90
90
90
90
90
90
90
90
90
90
90
90
90
90
$857,000
Gravel
13
13
13
13
13
13
13
13
13
13
13
13
13
13
13
$534,000
Total (km)
126
126
126
126
126
126
126
126
126
126
126
126
126
126
126
Total ($000)
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
BRIDGES & CULVERTS
UNIT COST
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
($/unit)
Bridges
12
12
12
12
12
12
12
12
12
12
12
12
12
12
12
$2,871,060
Major Culverts
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
$2,048,331
Minor Culverts
186
186
186
186
186
186
186
186
186
186
186
186
186
186
186
$5,685
Total (#)
206
206
206
206
206
206
206
206
206
206
206
206
206
206
206
Total ($000)
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
TRAFFIC SIGNALS & STREETLIGHTS
UNIT COST
Description
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
($/unit)
Street and stop signs
1,263
1,263
1,263
1,263
1,263
1,263
1,263
1,263
1,263
1,263
1,263
1,263
1,263
1,263
1,263
$200
Street ligths
406
406
406
406
406
406
406
406
406
406
406
406
406
406
406
$1,579
Total (#)
1,669
1,669
1,669
1,669
1,669
1,669
1,669
1,669
1,669
1,669
1,669
1,669
1,669
1,669
1,669
Total ($000)
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
# of Kilometres
# of Bridges & Culverts
# of Units
SIDEWALKS
Description
2011
2012
2013
2014
2015
2016
2017
# of Metres
2018
2019
2020
2021
2022
2023
2024
2025
UNIT COST
($/m)
Sidewalks
12,712
12,712
12,712
12,712
12,712
12,712
12,712
12,712
12,712
12,712
12,712
12,712
12,712
12,712
12,712
$300
Total (m)
Total ($000)
12,711.5
$3,813.5
12,711.5
$3,813.5
12,711.5
$3,813.5
12,711.5
$3,813.5
12,711.5
$3,813.5
12,711.5
$3,813.5
12,711.5
$3,813.5
12,711.5
$3,813.5
12,711.5
$3,813.5
12,711.5
$3,813.5
12,711.5
$3,813.5
12,711.5
$3,813.5
12,711.5
$3,813.5
12,711.5
$3,813.5
12,711.5
$3,813.5
Appendix C | 129
APPENDIX C.1
TABLE 1
RUSSELL TOWNSHIP
CALCULATION OF SERVICE LEVELS
SERVICES RELATED TO A HIGHWAY: ROADS & RELATED
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Historical Population
15,247
15,493
15,743
15,998
16,257
16,520
17,094
17,688
18,303
18,939
19,598
20,384
21,147
22,023
22,685
Historical Employment
3,355
3,482
3,614
3,751
3,893
4,040
4,180
4,325
4,475
4,630
4,790
4,886
4,984
5,084
5,186
Total Historical Pop. & Emp.
18,602
18,975
19,357
19,749
20,150
20,560
21,274
22,013
22,778
23,569
24,388
25,270
26,131
27,107
27,871
INVENTORY SUMMARY ($000)
Roads
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
$96,884.0
Bridges & Culverts
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
$51,896.9
Traffic Signals & Streetlights
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
$893.7
Sidewalks
$3,813.5
$3,813.5
$3,813.5
$3,813.5
$3,813.5
$3,813.5
$3,813.5
$3,813.5
$3,813.5
$3,813.5
$3,813.5
$3,813.5
$3,813.5
$3,813.5
$3,813.5
Total ($000)
$153,488.0
$153,488.0
$153,488.0
$153,488.0
$153,488.0
$153,488.0
$153,488.0
$153,488.0
$153,488.0
$153,488.0
$153,488.0
$153,488.0
$153,488.0
$153,488.0
$153,488.0
Average
SERVICE LEVEL ($/pop & emp)
Service
Level
Roads
$5,208.26
$5,105.88
$5,005.12
$4,905.77
$4,808.14
$4,712.26
$4,554.11
$4,401.22
$4,253.40
$4,110.66
$3,972.61
$3,833.91
$3,707.66
$3,574.15
$3,476.18
$4,375.29
Bridges & Culverts
$2,789.9
$2,735.0
$2,681.0
$2,627.8
$2,575.5
$2,524.2
$2,439.5
$2,357.6
$2,278.4
$2,201.9
$2,128.0
$2,053.7
$1,986.0
$1,914.5
$1,862.0
$2,343.66
Traffic Signals & Streetlights
$48.0
$47.1
$46.2
$45.3
$44.4
$43.5
$42.0
$40.6
$39.2
$37.9
$36.6
$35.4
$34.2
$33.0
$32.1
$40.36
Sidewalks
$205.0
$201.0
$197.0
$193.1
$189.3
$185.5
$179.3
$173.2
$167.4
$161.8
$156.4
$150.9
$145.9
$140.7
$136.8
$172.22
Total ($/pop & emp)
$8,251.16
$8,088.96
$7,929.33
$7,771.94
$7,617.27
$7,465.37
$7,214.82
$6,972.61
$6,738.43
$6,512.28
$6,293.59
$6,073.84
$5,873.84
$5,662.32
$5,507.12
$6,931.53
RUSSELL TOWNSHIP
CALCULATION OF MAXIMUM ALLOWABLE
SERVICES RELATED TO A HIGHWAY: ROADS & RELATED
15-Year Funding Envelope Calculation
15 Year Average Service Level 2011 - 2025
$6,931.53
Net Population & Employment Growth 2026 - 2046
14,009
Maximum Allowable Funding Envelope
$97,105,712
Appendix C | 130
APPENDIX C.1
TABLE 2
RUSSELL TOWNSHIP
DEVELOPMENT-RELATED CAPITAL PROGRAM
SERVICES RELATED TO A HIGHWAY: ROADS & RELATED
Project Description
Timing
Gross
Project
Cost
Grants/
Subsidies/Other
Recoveries
Net
Municipal
Cost
Ineligible Costs
Total
DC Eligible
Costs
Development Related Costs
BTE
(%)
Replacement
& BTE Shares
Available
DC Reserves
2026
2046
Post
2046
1.0 SERVICES RELATED TO A HIGHWAY: ROADS & RELATED
1.1 Recovery of Negative Reserve Fund Balance
1.2 Roads and Related Infrastructure
2026
$
13,878
$
-
$
13,878
0%
$
-
$
13,878
$
-
$
13,878
$
-
1.2.1
St-Joseph, Notre-Dame to Route 400 (1.1 km)
2030
$
186,000
$
-
$
186,000
50%
$
93,000
$
93,000
$
-
$
93,000
$
-
1.2.2
Route 300 - 4.5km
2030
$
718,000
$
-
$
718,000
50%
$
359,000
$
359,000
$
-
$
359,000
$
-
1.2.3
Route 500, (Grégoire Rd to South Russell Rd (1.5 km)
2027
$
333,000
$
-
$
333,000
50%
$
166,500
$
166,500
$
-
$
166,500
$
-
1.2.4
St. Augustin - Notre Dame to Route 200 (1.5km)
2026
$
372,000
$
-
$
372,000
50%
$
186,000
$
186,000
$
-
$
186,000
$
-
1.2.5
Notre-Dame - Increase Capacity
Subtotal Roads and Related Infrastructure
1.3 Intersections and Sidewalks
2027
$
$
1,500,000
3,109,000
$
$
-
$
$
1,500,000
3,109,000
0%
$
-
$
804,500
$
$
1,500,000
2,304,500
$
$
-
$
1,500,000
$
2,304,500
$
$
-
1.3.1
Route 300 and St. Pierre Intersection Improvements
2027
$
3,950,000
$
2,000,000
$
1,950,000
0%
$
-
$
1,950,000
$
-
$
1,950,000
$
-
1.3.2
Intersection Signilization - Notre Dame, St. Joseph & St. Thomas
2030
$
1,200,000
$
300,000
$
900,000
0%
$
-
$
900,000
$
-
$
900,000
$
-
1.3.3
Turning lane St-Jacques and Notre-Dame
2030
$
665,000
$
-
$
665,000
0%
$
-
$
665,000
$
-
$
665,000
$
-
1.3.4
Roundabout St-Guillaume and Route 300
2026
$
3,500,000
$
583,333
$
2,916,667
0%
$
-
$
2,916,667
$
-
$
2,916,667
$
-
1.3.5
Roundabout at St-Guillaume/ Entreprise
2035
$
4,800,000
$
1,600,000
$
3,200,000
0%
$
-
$
3,200,000
$
-
$
3,200,000
$
-
1.3.6
Roundabout at St-Guillaume/ Route 200
2034
$
4,800,000
$
2,400,000
$
2,400,000
0%
$
-
$
2,400,000
$
-
$
2,400,000
$
-
1.3.7
Turn lane Route 300 and St-Augustin
2027
$
485,000
$
250,000
$
235,000
0%
$
-
$
235,000
$
-
$
235,000
$
-
1.3.8
Turn lane Route 300 and St-Thomas
2027
$
470,000
$
250,000
$
220,000
0%
$
-
$
220,000
$
-
$
220,000
$
-
1.3.9
Intersection Notre-Dame / St-Pierre
2026
$
1,000,000
$
500,000
$
500,000
0%
$
-
$
500,000
$
-
$
500,000
$
-
1.3.10
Multi-Use Path along Notre-Dame
2027
$
600,000
$
-
$
600,000
0%
$
-
$
600,000
$
-
$
600,000
$
-
1.3.11
Multi-Use Path west of Eadie
Subtotal Intersections and Sidewalks
1.4 Studies & Other
2030
$
$
900,000
22,370,000
$
$
7,883,333
$
$
900,000
14,486,667
0%
$
-
$
-
$
$
900,000
14,486,667
$
$
-
$
900,000
$
14,486,667
$
$
-
1.4.1
Intersection Study
2030
$
45,000
$
30,000
$
15,000
0%
$
-
$
15,000
$
-
$
15,000
$
-
1.4.2
Traffic Calming Measures
Various
$
275,000
$
30,000
$
245,000
67%
$
163,045
$
81,955
$
-
$
81,955
$
-
1.4.3
Multi-Use Path Additions
Subtotal Studies & Other
TOTAL SERVICES RELATED TO A HIGHWAY: ROADS & RELATED
Various
$
$
$
1,000,000
1,320,000
26,812,878
$
$
60,000
$
7,943,333
$
$
$
1,000,000
1,260,000
18,869,545
50%
$
500,000
$
663,045
$
1,467,545
$
$
$
500,000
596,955
17,401,999
$
$
$
-
-
$
500,000
$
596,955
$
17,401,999
$
$
$
-
-
Residential Development Charge Calculation
Residential Share of 2026 - 2046 DC Eligible Costs
82%
$14,269,639
2026 - 2046 Net Funding Envelope
$97,105,712
2026-2046 Growth in Population in New Units
11,958
Unadjusted Development Charge Per Capita
$1,193.31
December 31, 2025 Reserve Funds
($13,878)
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2046 DC Eligible Costs
18%
$3,132,360
2026-2046 Growth in Square Metres
254,824
Unadjusted Development Charge Per Square Metre
$12.29
Appendix C | 131
APPENDIX C.2
WATER SERVICES
Appendix C | 132
WATER SERVICES
TABLE 1
2026-2046 DEVELOPMENT RELATED CAPITAL PROGRAM
& CALCULATION OF THE DEVELOPMENT CHARGES
The development-related capital program for Water Services totals $51.59 million. Costs
include the planned installation of several new watermains, a reservoir expansion, and a
planned water supply increase from Ottawa in 2031. The capital program also includes the
continued recovery of the Ottawa Water Supply debt payments to 2041. A grant of $3
million, to be provided by the province for the installation of a watermain at Route 300,
reduces the net municipal cost to $48.59 million.
The benefit to existing shares of 19 per cent ($2.07 million) has also been netted off of the
Ottawa Water Supply Debt principal and interest payments, consistent with previous DC
studies. All other water services projects are entirely growth-related and no BTE share has
been deducted.
This results in $46.52 million eligible for recovery from DCs. Of this amount, $776,000 is to
be funded by the Township's available reserve funds, bringing DC eligible costs for the
2026-2046 period to $45.74 million.
Of the $45.74 million, 94 per cent ($42.99 million), is allocated to the forecast of serviced
residential development. This, when divided by the population in new services units
(11,633), results in a charge of $3,696.35 per capita (in 2025 dollars). The remaining 6 per
cent ($2.74 million) is allocated to serviced non-residential development, which when
divided by the forecast of square metres of new serviced non-residential building space
(39,091), yields in a charge of $70.21 per square metre (in 2025 dollars).
The following table summarizes the calculation of the Water Services development charge:
WATER SERVICES SUMMARY
2026 - 2046
Calculated
Development-Related Capital Program
Development Charge
Total
Net DC Recoverable
$/capita
$/sq.m
$51,589,266
$45,744,279
$3,696.35
$70.21
Appendix C | 133
APPENDIX C.2
TABLE 1
RUSSELL TOWNSHIP
DEVELOPMENT-RELATED CAPITAL PROGRAM
WATER SERVICES
Gross
Grants/
Net
Ineligible Costs
Total
Development Related Costs
Project Description
Project
Subsidies/Other
Municipal
BTE
Replacement
DC Eligible
Available
2026-
Post
Cost
Recoveries
Cost
(%)
& BTE Shares
Costs
DC Reserves
2046
2046
2.0 WATER SERVICES
2.1 Water Services
2.1.1
Above-Ground Reservoir Expansion - Construction
2026
5,000,000
$
-
$
5,000,000
$
0%
-
$
5,000,000
$
776,026
$
4,223,974
$
-
$
2.1.2
Increase Water Supply from Ottawa
2031
20,000,000
$
-
$
20,000,000
$
0%
-
$
20,000,000
$
-
$
20,000,000
$
-
$
2.1.3
Install New Watermain - Reservoir to Valoris (1200m)
2031
1,700,000
$
-
$
1,700,000
$
0%
-
$
1,700,000
$
-
$
1,700,000
$
-
$
2.1.4
Install New Watermain - Route 300 (7600m)
2031 - 2036
12,000,000
$
3,000,000
$
9,000,000
$
0%
-
$
9,000,000
$
-
$
9,000,000
$
-
$
2.1.5
Install New Watermain - Loop South of Castor River to Craig
2031
2,000,000
$
-
$
2,000,000
$
0%
-
$
2,000,000
$
-
$
2,000,000
$
-
$
Subtotal Water Services
40,700,000
$
3,000,000
$
37,700,000
$
-
$
37,700,000
$
776,026
$
36,923,974
$
-
$
2.2 Recovery of Past Expenditures
2.2.1
Ottawa Water Supply Debt - Principal
2026 -2041
7,348,039
$
-
$
7,348,039
$
19%
1,396,127
$
5,951,911
$
-
$
5,951,911
$
-
$
2.2.2
Ottawa Water Supply Debt - Interest
2026 -2041
3,541,227
$
-
$
3,541,227
$
19%
672,833
$
2,868,394
$
-
$
2,868,394
$
-
$
Subtotal Recovery of Past Expenditures
10,889,266
$
-
$
10,889,266
$
2,068,961
$
8,820,306
$
-
$
8,820,306
$
-
$
TOTAL WATER SERVICES
51,589,266
$
3,000,000
$
48,589,266
$
2,068,961
$
46,520,306
$
776,026
$
45,744,279
$
-
$
Reserve Fund Balance
94.0%
$42,999,623
December 31, 2025 Reserve Funds
$776,026
11,633
$3,696.35
6.0%
$2,744,657
39,091
$70.21
Timing
Residential Development Charge Calculation
Residential Share of 2026 - 2046 DC Eligible Costs
2026-2046 Growth in Population in New Serviced Units
Unadjusted Development Charge Per Capita
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2046 DC Eligible Costs
2026-2046 Growth in Square Metres
Unadjusted Development Charge Per Square Metre
Appendix C | 134
APPENDIX C.3
WASTEWATER SERVICES
Appendix C | 135
WASTEWATER SERVICES
TABLE 1
2026-2046 DEVELOPMENT-RELATED CAPITAL PROGRAM
& CALCULATION OF THE DEVELOPMENT CHARGES
Russell Township's wastewater services capital program includes a wastewater treatment
plant expansion ($100.00 million) planned for 2030 as per the Township's Water and
Wastewater Master Plan. A number of growth-relates sewer upgrades in Embrun and
Russell are also included, along with the remaining debt payments for Embrun's Sewer
Station 3, Sewer Station 8, and Lagoon Extension, and the $3.94 million negative reserve
balance. Finally, growth-related Sewer Capacity Studies over the planning period,
conducted every five years, are included.
The development-related capital program for Wastewater Services totals $113.85 million. A
$31.25 million share of the Wastewater Treatment Plant relates to servicing of the Limoges
community and falls under the responsibility of The Nation Municipality. A $400,000
provincial grant is also to be provided for a planned replacement of a forcemain in Embrun,
leaving $82.20 million in net costs to the Township.
The new Wastewater Treatment Plant is expected to replace the existing facilities in
Embrun and Russell, and a BTE share of 37 per cent or $25.63 million has been calculated
based on current usage as a share of future capacity. All other wastewater services projects
have been deemed to be entirely driven by growth, and no BTE share is assigned.
Based on demand and capacity calculations, the new Wastewater Treatment Plant is
anticipated to provide capacity to development beyond the 2046 forecast; this share is
calculated at $24.26 million. The total DC recoverable cost of the Wastewater capital
program attributed to the 2026-2046 planning period is $32.32 million.
Of the $32.32 million DC eligible costs for the 2026-2046 period, 94 per cent ($30.38 million)
is allocated to residential development, which results in a charge of $2,611.38 per capita (in
2025 dollars) and 6 per cent ($1.94 million) is allocated toward non-residential
development, yielding a charge of $49.60 per square metre (in 2025 dollars).
The following table summarizes the calculation of the Wastewater Services development
charge:
Appendix C | 136
WASTEWATER SERVICES SUMMARY
2026 - 2046
Calculated
Development-Related Capital Program
Development Charge
Total
Net DC Recoverable
$/capita
$/sq.m
$113,854,758
$32,317,258
$2,611.38
$49.60
Appendix C | 137
Appendix C | 138
APPENDIX C.3
TABLE 1
RUSSELL TOWNSHIP
DEVELOPMENT-RELATED CAPITAL PROGRAM
WASTEWATER SERVICES
Gross
Grants/
Net
Ineligible Costs
Total
Development Related Costs
Project Description
Project
Subsidies/Other
Municipal
BTE
Replacement
DC Eligible
Available
2026-
Post
Cost
Recoveries
Cost
(%)
& BTE Shares
Costs
DC Reserves
2046
2046
Timing
3.0 WASTEWATER SERVICES
3.1 Wastewater Treatment Plants
3.1.1
WW Treatment Plant Expansion
3.2 Embrun Wastewater Sewers
2030
$
100,000,000
$
31,250,000
$
68,750,000
37%
$
25,625,000
$
43,125,000
$
-
$
18,862,500
$
24,262,500
3.2.1
Embrun SPS 3 Upgrade
2026
$
665,000
$
-
$
665,000
0%
$
-
$
665,000
$
-
$
665,000
$
-
3.2.2
Embrun SPS 1 Upgrade
2031
$
665,000
$
-
$
665,000
0%
$
-
$
665,000
$
-
$
665,000
$
-
3.2.3
Embrun SPS 2 Upgrade
2031
$
665,000
$
-
$
665,000
0%
$
-
$
665,000
$
-
$
665,000
$
-
3.2.4
Replace forcemain from PS7 in Embrun
Subtotal Embrun Wastewater Sewers
3.3 Russell Wastewater Sewers
2027
$
$
400,000
2,395,000
$
$
400,000
400,000
$
$
-
1,995,000
0%
$
$
-
-
$
$
-
1,995,000
$
$
-
-
$
$
-
1,995,000
$
$
-
-
3.3.1
Russell SPS 1 Upgrade - Construction
Subtotal Russell Wastewater Sewers
3.4 Recovery of Past Expenditures
2031
$
$
7,200,000
7,200,000
$
$
-
-
$
$
7,200,000
7,200,000
0%
$
$
-
-
$
$
7,200,000
7,200,000
$
$
-
-
$
$
7,200,000
7,200,000
$
$
-
-
3.4.1
Embrun Sewer Station 3 Debt - Remaining Payment
2026
$
68,168
$
-
$
68,168
0%
$
-
$
68,168
$
-
$
68,168
$
-
3.4.2
Embrun Lagoon Extension Debt - Remaining Payment
2026
$
91,588
$
-
$
91,588
0%
$
-
$
91,588
$
-
$
91,588
$
-
3.4.3
Embrun Sewer Station 8 Debt - Remaining Payment
2026
$
35,725
$
-
$
35,725
0%
$
-
$
35,725
$
-
$
35,725
$
-
3.4.4
Recovery of Negative Reserve Fund
Subtotal Recovery of Past Expenditures
3.5 Studies and Other
2026
$
$
3,944,277
4,139,758
$
$
-
-
$
$
3,944,277
4,139,758
0%
$
$
-
-
$
$
3,944,277
4,139,758
$
$
-
-
$
$
3,944,277
4,139,758
$
$
-
-
3.5.1
Sewer Capacity Study
2028
$
30,000
$
-
$
30,000
0%
$
-
$
30,000
$
-
$
30,000
$
-
3.5.2
Sewer Capacity Study
2033
$
30,000
$
-
$
30,000
0%
$
-
$
30,000
$
-
$
30,000
$
-
3.5.3
Sewer Capacity Study
2038
$
30,000
$
-
$
30,000
0%
$
-
$
30,000
$
-
$
30,000
$
-
3.5.4
Sewer Capacity Study
Subtotal Studies and Other
TOTAL WASTEWATER SERVICES
2043
$
$
$
30,000
120,000
113,854,758
$
$
$
-
-
31,650,000
$
$
$
30,000
120,000
82,204,758
$
0%
0
$
$
$
-
-
25,625,000
$
$
$
30,000
120,000
56,579,758
$
$
$
-
-
-
$
$
$
30,000
120,000
32,317,258
$
$
$
-
-
24,262,500
Note 1: interest Payments included in the cash Flow
Residential Development Charge Calculation
Residential Share of 2026 - 2046 DC Eligible Costs
2026-2046 Growth in Population in New Serviced Units
Unadjusted Development Charge Per Capita
94.0%
$30,378,223
11,633
$2,611.38
Reserve Fund Balance
December 31, 2025 Reserve Funds
($3,944,277)
Non-Residential Development Charge Calculation
Non-Residential Share of 2026 - 2046 DC Eligible Costs
2026-2046 Growth in Square Metres
Unadjusted Development Charge Per Square Metre
6.0%
$1,939,036
39,091
$49.60
APPENDIX D
COST OF GROWTH ANALYSIS
Appendix D | 139
COST OF GROWTH ANALYSIS
A.
ASSET MANAGEMENT PLAN
The Development Charges Act requires that municipalities complete an Asset Management
Plan before passing a development charges by-law. A key function of the Asset
Management Plan is to demonstrate that all assets proposed to be funded under the
development charges by-law are financially sustainable over their full lifecycle.
i.
Asset Types
A summary of the future Township-owned assets and estimated useful life assumptions for
eligible DC services considered as part of the study are outlined in Table 1. Although all
capital assets considered in the study have been identified, not all assets necessitate future
replacement or ongoing maintenance activities. Some projects do not relate to the
emplacement of a tangible capital asset, such as the recovery of completed projects. These
costs do not necessarily require future replacement or ongoing maintenance. Such projects
are identified as "not infrastructure" in the table.
It should be noted that the capital cost estimates prepared for each of the projects
identified in this section include grouped costs of various individual elements, which, as a
stand-alone item, may have its own useful life (for example, new buildings include HVAC,
structural elements, roof, etc.). Accordingly, the average useful life assumptions noted
below are applicable to all project components.
Appendix D | 140
Table 1 - Summary of Municipal Assets Useful Lives
Service
Project
Estimated Useful Life
Library Services
New Branch Building
Materials and Equipment
Library Space & Services Needs Study
50 years
15 years
Not Infrastructure
Parks and Recreation
Recreation Complex / Admin Space for Staff
Park Facilities and Trails
Studies
50 years
25 years
Not Infrastructure
Day Care
New Day Care Facility
Day Care Space Needs Study
50 years
Not Infrastructure
Fire Protection
Training Room / Stations 11 and 12 Expansion
Pick-Up Trucks
New Pumper
Equipment
Studies
50 years
15 years
20 years
10 years
Not Infrastructure
Police
Additional Capital (based on agreement)
Not Infrastructure
By-Law Enforcement
New Dog Park Amenities
Animal Shelter Expansion
Vehicles and Equipment
25 years
50 years
15 years
Development Related
Studies
Studies
Not Infrastructure
Land Acquisition
Land
Not Infrastructure
Public Works
New Public Works Facility
Fleet and Equipment
50 years
15 years
Roads & Related
Roads Construction and Intersections
Sidewalks
Studies
30 years
15 years
Not Infrastructure
Water Services
Reservoir Expansion
Increased Water Supply from Ottawa
New Watermains
50 years
50 years
30 years
Wastewater Services
Treatment Plant Expansion
Wastewater Sewer Upgrades
Studies
50 years
30 years
Not Infrastructure
Appendix D | 141
ii.
Annual Provision
When assets require rehabilitation or are due for replacement, the source of funds is limited to
reserves or contributions from operating. Capital expenditures to carry out the rehabilitation
and replacement of aging infrastructure are not growth-related and are therefore not eligible
for funding through development charge revenues or other developer contributions.
Based on the useful life assumptions and the capital cost of acquiring and/or emplacing
each asset, a provision for infrastructure replacement has been calculated for all services.
Provisions for infrastructure replacement are initially calculated for the assets that are
expected to be a result of each project in the capital program, based on their useful life and
the anticipated cost of replacement. The aggregate of all individual provisions form the
required annual capital provision. In calculating the annual provisions, a number of
assumptions are made to account for inflation (2.0 per cent) and interest (3.5 per cent).
Consistent with the requirements of the DCA, assets that are proposed to be funded under
the development charges by-law have been included in the analysis. As a result, the total
calculated annual provision for development charge related infrastructure has been netted
down to consider the replacement of existing infrastructure or benefit-to-existing
development. However, for reference, the annual replacement provisions associated with
the non-development charge funded costs, including costs related to the benefit-to-existing
and post-period benefit have also been calculated.
Table 2 provides the calculated annual asset management contribution for both the gross
capital expenditures and the share related to the 2026-2035 DC recoverable portion. The
year 2036 has been included to calculate the annual contribution for the 2026-2035 period
as the expenditures in 2035 will not trigger asset management contributions until 2036. As
shown in Table 2, by 2036, the Township will need to fund an additional $1.14 million per
annum in order to properly fund the full life cycle costs of the new assets related to the
general services supported under the development charges by-law.
Table 3 provides the calculated annual asset management contribution for both the gross
capital expenditures and the share related to the 2026-2046 DC recoverable portion. The
year 2047 has been included to calculate the annual contribution for the 2026-2046 period
as the expenditures in 2046 will not trigger asset management contributions until 2047. As
shown in Table 3, by 2047, the Township will need to fund an additional $2.89 million per
annum in order to properly fund the full life cycle costs of the new assets related to the
engineered services supported under the development charges by-law.
Appendix D | 142
Table 2 - Calculated Annual Provision by 2036 for General Services
APPENDIX D
TABLE 2
RUSSELL TOWNSHIP
CALCULATED ANNUAL PROVISION BY 2036 FOR GENERAL SERVICES
Service
2026 - 2035
Capital Program
Calculated AMP Annual
Provision by 2036
DC Recoverable Non-DC Funded
DC Related
Non-DC Related
Library Services
$
2,579,600 $
620,900 $
82,000 $
17,000
Parks & Recreation
$
38,626,100 $
68,370,600 $
781,000 $
1,385,000
Day Care
$
797,000 $
473,000 $
15,000 $
10,000
Fire Protection Services
$
6,589,000 $
6,024,500 $
151,000 $
186,000
Police Services
$
69,000 $
-
$
-
$
-
By-Law Enforcement
$
508,000 $
-
$
24,000 $
-
Development Related Studies
$
225,000 $
125,000 $
-
$
-
Land Acquisition
$
395,000 $
-
$
-
$
-
Services Related To A Highway: Public Works
$
1,956,000 $
-
$
88,000 $
-
Total 2036 Provision
$
1,141,000 $
1,598,000
Table 3 - Calculated Annual Provision by 2047 for Engineered Services
TABLE 3
APPENDIX D
RUSSELL TOWNSHIP
CALCULATED ANNUAL PROVISION BY 2047 FOR ENGINEERED SERVICES
Service
2026 - 2046
Capital Program
Calculated AMP Annual
Provision by 2047
DC Recoverable Non-DC Funded
DC Related
Non-DC Related
Services Related To A Highway: Roads & Related
$
17,402,000 $
9,410,900 $
1,131,700 $
660,500
Water Services
$
46,520,300 $
5,069,000 $
1,013,000 $
112,300
Wastewater Services
$
32,317,300 $
81,537,500 $
747,200 $
1,757,300
Total 2036 Provision
$
2,891,900 $
2,530,100
Note: Debt is exlcuded as the asset is in-service and the annual contributions are captured in the Township's Budget.
iii.
Future Revenue Growth
The calculated annual funding provision should be considered within the context of the
Town's projected growth. Over the next ten years (to 2035), the Township is projected to
increase by approximately 2,710 dwellings. In addition, the Township will also add nearly
1,140 new employees that will result in approximately 103,260 square metres of additional
non-residential building space.
Over the longer planning period (to 2046), the Township is projected to increase by
approximately 4,780 dwellings. In addition, the Township will also add about 2,680 new
employees that will result in approximately 254,820 square metres of additional non
residential building space.
Appendix D | 143
This growth will have the effect of increasing the overall assessment base and additional
user fee and charges revenues to offset the capital asset provisions required to replace the
infrastructure proposed to be funded under the development charges by-law. The collection
of these funds is intended to be allocated to the Township's reserves for the future
replacement of these assets. This is aligned with the Township's current asset
management plan practices.
B.
LONG-TERM CAPITAL AND OPERATING IMPACTS
As shown in Table 4, by 2035 the Township's net operating costs are estimated to increase
by $2.29 million for the general services. Increases in net operating costs will be
experienced as there are increased operational costs associated with additional capital (e.g.
net new square feet of building space, vehicle additions).
Additional operating costs are expected for roads as well, which is forecasted to require an
additional $1.05 million by 2046. The total additional operating cost to be funded from taxes
associated with all tax-supported DC services is $3.34 million by 2046.
Table 5 summarizes the components of the development-related capital forecast that will
require funding from non-DC sources (e.g. property tax, utility rates) for the planning period
2026 to 2035 and 2026 to 2046.
Council is made aware of these factors so that they understand the operating and capital
costs that will not be covered by DCs as it adopts the development-related capital forecast
set out in the study.
Appendix D | 144
APPENDIX D
TABLE 4
RUSSELL TOWNSHIP
ESTIMATED NET OPERATING COST FOR THE PROPOSED
GROWTH-RELATED CAPITAL PROGRAM
(in constant 2025 dollars)
Net Cost
(in constant $2025)
Estimated Operating
Costs by 2035
($000's)
Library Services
New Branch Building (Estimated 5,000 sq.ft)
$
40.00
per square foot
$
155.8
Parks & Recreation
New Recreation Complex
Additional Admin Space for Recreation Staff (Sports Dome)
Park Facilities & Trails
$
10.00
per square foot
$
0.02
per $1 of new assets
$
0.03
per $1 of new assets
$
$
$
824.1
12.0
58.1
Day Care
New Daycare Facility
$
30.00
per square foot
$
75.0
Fire Protection Services
Russell Station Training Room Expansion (approx. 500 sq.ft)
Station 11 - Office & Garage Expansion
Station 12 - Garage Expansion
Vehicles
Equipment
$
50.00
per square foot
$
50.00
per square foot
$
50.00
per square foot
$
0.10
per $1 of new assets
$
0.05
per $1 of new assets
$
$
$
$
$
25.0
450.0
150.0
150.0
8.8
By-Law Enforcement
New Dog Park - Amenity Additions
Animal Shelter Expansion (500 square feet)
Vehicles and Equipment
$
0.03
per $1 of new assets
$
50.00
per square foot
$
0.05
per $1 of new assets
$
$
$
3.1
25.0
10.8
Land Acquisition
Fire Station 11 Expansion Land
Land for Road Improvements
No additional operating costs
No additional operating costs
Services Related To A Highway: Public Works
Municipal Garage Addition (3000 sq.ft)
Fleet & Equipment
$
100.00
per square foot
$
0.05
per $1 of new assets
$
$
300.0
45.0
TOTAL ESTIMATED OPERATING COSTS BY 2035 ($000's)
$
2,292.7
Estimated Operating
Net Cost
Costs by 2046
(in constant $2025)
($000's)
Services Related To A Highway: Roads & Related
Road Work
$
220.00
per household
$
1,050.6
TOTAL ESTIMATED OPERATING COSTS BY 2046 ($000's)
$
3,343.3
Appendix D | 145
APPENDIX D
TABLE 5
RUSSELL TOWNSHIP
SUMMARY OF DEVELOPMENT CHARGES CAPITAL PROGRAM FOR ALL SERVICES
General Services
Development-Related Capital Program (2026-2035)
Municipal Cost
(Net of Grants
and/or Subsidies)
($000's)
Replacement &
Benefit to Existing
($000's)
Available DC
Reserves
($000's)
Other Dev.
Related
($000's)
Total DC Eligible
Costs for Recovery
($000's)
1.0 LIBRARY SERVICES
2.0 PARKS & RECREATION
3.0 DAY CARE
4.0 FIRE PROTECTION SERVICES
5.0 POLICE SERVICES
6.0 BY-LAW ENFORCEMENT
7.0 DEVELOPMENT RELATED STUDIES
8.0 LAND ACQUISITION
9.0 SERVICES RELATED TO A HIGHWAY: PUBLIC WORKS
$
3,200.5
$
106,996.7
$
1,270.0
$
12,613.5
$
69.0
$
539.9
$
741.7
$
395.0
$
2,143.6
$
620.9
$
403.6
$
-
$
43,799.5
$
13,329.6
$
24,571.1
$
-
$
222.0
$
473.0
$
-
$
-
$
6,024.5
$
-
$
-
$
-
$
-
$
-
$
-
$
125.0
$
-
$
-
$
-
$
-
$
-
$
-
$
-
$
-
$
2,176.0
$
25,296.6
$
575.0
$
6,589.0
$
69.0
$
539.9
$
616.7
$
395.0
$
2,143.6
TOTAL GENERAL SERVICES
$
127,970.0
$
44,545.4
$
13,955.2
$
31,068.6
$
38,400.8
Engineered Services
Development-Related Capital Program (2026-2046)
Municipal Cost
(Net of Grants
and/or Subsidies)
($000's)
Replacement &
Benefit to Existing
($000's)
Available DC
Reserves
($000's)
Other Dev.
Related
($000's)
Total DC Eligible
Costs for Recovery
($000's)
9.0 SERVICES RELATED TO A HIGHWAY: ROADS & RELATED
10.0 WATER SERVICES
11.0 WASTEWATER SERVICES
$
18,869.5
$
48,589.3
$
82,204.8
$
1,467.5
$
-
$
-
$
2,069.0
$
776.0
$
-
$
25,625.0
$
-
$
24,262.5
$
17,402.0
$
45,744.3
$
32,317.3
TOTAL ENGINEERED SERVICES
$
149,663.6
$
29,161.5
$
776.0
$
24,262.5
$
95,463.5
TOTAL CAPITAL PROGRAM
$
277,633.6
$
73,706.9
$
14,731.2
$
55,331.1
$
133,864.4
C.
THE PROGRAM IS DEEMED FINANCIAL SUSTAINABLE
In summary, the Asset Management Plan and long-term capital and operating analysis
included in this appendix demonstrates that the Township can afford to invest and operate
the identified general and engineered services infrastructure over the ten-year planning
period as well as the longer planning horizon to 2046.
Importantly, the Township's annual budget review allows staff to continue to monitor and
implement mitigating measures should the program become less sustainable.
Appendix D | 146
APPENDIX E
RESERVE FUNDS
Appendix E | 147
APPENDIX E - RESERVE FUNDS
The Development Charges Act requires that a reserve fund be established for each service
for which development charges are collected. Table 1 presents the uncommitted reserve
fund balances, as of December 31, 2025, that are available to help fund the development-
related net capital costs identified in this study. We have made an adjustment based on
anticipated collections to year-end to arrive at an uncommitted reserve fund balance as of
December 31, 2025. All of the available reserve funds are accounted for in this study.
As shown in Table 1, the December 2025 total reserve fund balance has a negative position
of $1.27 million. The application of each of the reserve funds is discussed in the Appendix B
or Appendix C section related to each service.
Appendix E | 148
APPENDIX E
TABLE 1
RUSSELL TOWNSHIP
DEVELOPMENT CHARGE RESERVE FUND BALANCE BY ACCOUNT
YEAR ENDING DECEMBER 31, 2025
Service
Reserve Fund
Balance as at
Dec. 31, 2025
Library Services
$403,605.05
Parks & Recreation
$1,904,529.11
Day Care
$221,988.98
Fire Protection Services
($5,683.45)
Police Services
$0.00
By-Law Enforcement
($31,944.71)
Development Related Studies
($391,712.83)
Land Acquisition
$0.00
Services Related To A Highway: Public Works
($187,647.01)
Services Related To A Highway: Roads & Related
($13,877.93)
Water Services
$776,026.12
Wastewater Services
($3,944,277.22)
Total Development Charge Reserves
($1,268,993.89)
Appendix E | 149
APPENDIX F
DRAFT BY-LAW
(AVAILABLE UNDER SEPARATE COVER)
Appendix F | 150