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Watson & Associates Economists Ltd.
905-272-3600
[email protected]
June 28, 2024
2024 Development Charges Background
Study
Township of Severn
________________________
For Public Review and Comment
Watson & Associates Economists Ltd.
H:\Severn\2024 DC\Report\DC Study.docx
Table of Contents
Page
Executive Summary ....................................................................................................... i
1.
Introduction ...................................................................................................... 1-1
1.1
Purpose of this Document ....................................................................... 1-1
1.2
Summary of the Process ......................................................................... 1-2
1.3
Changes to the Development Charges Act, 1997 ................................... 1-3
1.3.1
Bill 108: More Homes, More Choice Act, 2019 ......................... 1-3
1.3.2
Bill 138: Plan to Build Ontario Together Act, 2019 .................... 1-4
1.3.3
Bill 197: COVID-19 Economic Recovery Act, 2020 ................... 1-4
1.3.4
Bill 213: Better for People, Smarter for Business Act, 2020 ...... 1-6
1.3.5
Bill 109: More Homes for Everyone Act, 2022 .......................... 1-6
1.3.6
Bill 23: More Homes Built Faster Act, 2022............................... 1-7
1.3.7
Bill 97: Helping Homebuyers, Protecting Tenants Act, 2023 ... 1-10
1.3.8
Bill 134: Affordable Homes and Good Jobs Act, 2023 ............ 1-10
1.3.9
Bill 185: Cutting Red Tape to Build More Homes Act, 2024 .... 1-13
2.
Township of Severn's Current Development Charge Policy ....................... 2-1
2.1
Schedule of Charges .............................................................................. 2-1
2.2
Services Covered ................................................................................... 2-1
2.3
Timing of Development Charge Calculation and Payment ..................... 2-1
2.4
Approvals for Development ..................................................................... 2-2
2.5
Indexing .................................................................................................. 2-3
2.6
Redevelopment Allowance ..................................................................... 2-3
2.7
Exemptions ............................................................................................. 2-3
2.8
Current Development Charges ............................................................... 2-4
3.
Anticipated Development in the Township of Severn .................................. 3-1
3.1
Requirement of the Act ........................................................................... 3-1
3.2
Basis of Population, Household and Non-Residential Gross Floor
Area Forecast ......................................................................................... 3-1
3.3
Summary of Growth Forecast ................................................................. 3-2
Table of Contents (Cont'd)
Page
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4.
The Approach to the Calculation of the Charge ........................................... 4-1
4.1
Introduction ............................................................................................. 4-1
4.2
Services Potentially Involved .................................................................. 4-1
4.3
Increase in the Need for Service ............................................................. 4-1
4.4
Local Service Policy ................................................................................ 4-5
4.5
Capital Forecast ...................................................................................... 4-6
4.6
Treatment of Credits ............................................................................... 4-7
4.7
Class of Services .................................................................................... 4-7
4.8
Existing Reserve Funds .......................................................................... 4-7
4.9
Deductions .............................................................................................. 4-9
4.9.1
Reduction Require by Historical Level of Service Ceiling .......... 4-9
4.9.2
Reduction for Uncommitted Excess Capacity ............................ 4-9
4.9.3
Reduction for Benefit to Existing Development ........................ 4-10
4.9.4
Reduction for Anticipated Grants, Subsidies, and Other
Contributions ............................................................................ 4-11
4.10 Township-Wide vs. Area-Specific ......................................................... 4-11
4.11 Allocation by Type of Development ...................................................... 4-12
4.12 Asset Management ............................................................................... 4-12
5.
Development Charge Eligible Cost Analysis by Service and Class of
Service .............................................................................................................. 5-1
5.1
Introduction ............................................................................................. 5-1
5.2
Service Levels and 10-Year Capital Costs for Township-wide
Development Charge Services and Class of Services Calculation ......... 5-1
5.2.1
Parks and Recreation Services .................................................. 5-1
5.2.2
Library Services ......................................................................... 5-2
5.2.3
Provincial Offences Act including By-law Enforcement
Services ..................................................................................... 5-3
5.2.4
Growth-Related Studies (Class of Service) ................................ 5-4
5.3
Service Levels and 12-Year (mid-2024 to mid-2036) Capital Costs
for Township-wide D.C. Services Calculation ......................................... 5-9
5.3.1
Services Related to a Highway .................................................. 5-9
5.3.2
Fire Protection Services ........................................................... 5-10
5.4
Service Levels and Build-out Capital Costs for Severn's D.C.
Calculation ............................................................................................ 5-13
5.4.1
Septage and Hauled Treatment ............................................... 5-13
5.5
Service Levels and Urban Build Out Area-Specific Capital Costs for
Severn's D.C. Calculation ..................................................................... 5-15
5.5.1
Water Services ......................................................................... 5-15
5.5.2
Wastewater Services ............................................................... 5-16
Table of Contents (Cont'd)
Page
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6.
Development Charge Calculation .................................................................. 6-1
7.
Development Charge Policy Recommendations and By-law Rules ............ 7-1
7.1
Introduction ............................................................................................. 7-1
7.2
Development Charge By-law Structure ................................................... 7-2
7.3
Development Charge By-law Rules ........................................................ 7-2
7.3.1
Payment in any Particular Case ................................................. 7-2
7.3.2
Determination of the Amount of the Charge ............................... 7-3
7.3.3
Application to Redevelopment of Land (Demolition and
Conversion) ................................................................................ 7-4
7.3.4
Exemptions ................................................................................ 7-4
7.3.5
Timing of Collection ................................................................... 7-6
7.3.6
Indexing ..................................................................................... 7-6
7.3.7
Development Charge Spatial Applicability ................................. 7-7
7.4
Other Development Charge By-law Provisions ....................................... 7-8
7.4.1
Categories of Services for Reserve Fund and Credit
Purposes .................................................................................... 7-8
7.4.2
Categories for Class of Service for Reserve Fund and
Credit Purposes ......................................................................... 7-9
7.4.3
By-law In-force Date .................................................................. 7-9
7.4.4
Minimum Interest Rate Paid on Refunds and Charged for
Inter-Reserve Fund Borrowing ................................................... 7-9
7.5
Other Recommendations ........................................................................ 7-9
8.
By-law Implementation ................................................................................... 8-1
8.1
Public Consultation Process ................................................................... 8-1
8.1.1
Introduction ................................................................................ 8-1
8.1.2
Public Meeting of Council........................................................... 8-1
8.1.3
Other Consultation Activity ......................................................... 8-1
8.1.4
Anticipated Impact of the Charge on Development .................... 8-2
8.2
Implementation Requirements ................................................................ 8-3
8.2.1
Introduction ................................................................................ 8-3
8.2.2
Notice of Passage ...................................................................... 8-3
8.2.3
By-law Pamphlet ........................................................................ 8-3
8.2.4
Appeals ...................................................................................... 8-4
8.2.5
Complaints ................................................................................. 8-4
8.2.6
Credits ....................................................................................... 8-5
8.2.7
Front-Ending Agreements .......................................................... 8-5
8.2.8
Severance and Subdivision Agreement Conditions ................... 8-5
Appendix A Background Information on Residential and Non-Residential
Growth Forecast ............................................................................................. A-1
Table of Contents (Cont'd)
Page
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Appendix B Level of Service ................................................................................... B-1
Appendix C Long-Term Capital and Operating Cost Examination ...................... C-1
Appendix D Development Charge Reserve Fund Policy ...................................... D-1
Appendix E Local Service Policy .............................................................................E-1
Appendix F Asset Management Plan ....................................................................... F-1
Appendix G Proposed Development Charge By-law ............................................. G-1
Watson & Associates Economists Ltd.
H:\Severn\2024 DC\Report\DC Study.docx
List of Acronyms and Abbreviations
Acronym
Full Description of Acronym
A.M.P.
Asset management plan
CANSIM
Canadian Socio-Economic Information Management System
(Statistics Canada)
D.C.
Development Charges
D.C.A.
Development Charges Act, 1997, as amended
F.I.R.
Financial Information Return
G.F.A.
Gross floor area
km
Kilometre(s)
LPAT
Local Planning Appeal Tribunal
N.F.P.O.W.
No fixed place of work
OLT
Ontario Land Tribunal
O.P.P.
Ontario Provincial Police
O. Reg.
Ontario Regulation
P.O.A.
Provincial Offences Act
P.P.U.
Persons per unit
S.D.U.
Single detached unit
sq.ft.
square foot/feet
Executive Summary
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DC Study
Executive Summary
1. The report provided herein represents the Development Charges (D.C.)
Background Study for the Township of Severn (Township) required by the
Development Charges Act, 1997, as amended (D.C.A.). This report has been
prepared in accordance with the methodology required under the D.C.A. The
contents include the following:
- Chapter 1 - Introduction and overview of the legislative requirements of
the D.C.A.;
- Chapter 2 - Review of the Township's present D.C. policies;
- Chapter 3 - Summary of the anticipated residential and non-residential
development for the Township;
- Chapter 4 - Approach to calculating the D.C.;
- Chapter 5 - Review of the historical level of service, increase in capital
needs, identification of future capital costs to service the anticipated
development, and related deductions and allocations;
- Chapter 6 - Calculation of the D.C.s;
- Chapter 7 - D.C. policy recommendations and rules; and
- Chapter 8 - By-law implementation.
2. D.C.s provide for the recovery of growth-related capital expenditures from new
development. The D.C.A. is the statutory basis to impose these charges. The
methodology required to determine the charges is detailed in Chapter 4; a
simplified summary is provided below.
1) Identify amount, type, and location of the anticipated development;
2) Identify the increase in need for service to accommodate growth;
3) Identify capital costs to provide services to meet the needs;
4) Deduct:
- Grants, subsidies, and other contributions;
- Benefit to existing development;
- Amounts in excess of 15-year historical service calculation; and
- D.C. reserve funds (where applicable);
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5) Net capital costs are then allocated between residential and non-
residential development types; and
6) Net costs divided by the anticipated development to provide the D.C.
3. Subsequent to the passage of the Township's 2019 D.C. By-law 2019-62, a
number of amendments to the D.C.A. have taken place. These changes have
been incorporated throughout the report and in the draft by-law, as necessary.
The legislative amendment to the D.C.A. include the following (details of each
Act are provided in Chapter 1 of this report):
- Bill 108: More Homes, More Choice Act, 2019
- Bill 138: Plan to Build Ontario Together Act, 2019
- Bill 197: COVID-19 Economic Recovery Act, 2020
- Bill 213: Better for People, Smarter for Business Act, 2020
- Bill 109: More Homes for Everyone Act, 2022
- Bill 23: More Homes Built Faster Act, 2022
- Bill 97: Helping Homebuyers, Protecting Tenants Act, 2023
- Bill 134: Affordable Homes and Good Jobs Act, 2023
- Bill 185: Cutting Red Tape to Build More Homes Act, 2024
A summary of some of the amendments is outlined below:
- Limiting D.C. eligible services;
- Historical level of service calculation extended to a 15-year average;
- Capital cost definition revised to remove prescribe services for which land
or an interest in land will be restricted (no services currently prescribed);
- Annual installment payments for rental and institutional development, in
six equal payments commencing at occupancy;
- The determination[1] of D.C.s for development occurring within two years
of a site plan or zoning by-law amendment planning approval for
applications received and approved between January 1, 2020, and June
5, 2024, and for development occurring within 18 months of a site plan or
zoning by-law amendment planning approval for applications received on
or after January 1, 2020, where approval has not been granted prior to
June 6, 2024;
[1] With charges determined at the time of planning application.
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DC Study
- Maximum interest rate for installments and the determination of D.C.s for
eligible site plan and zoning by-law amendment applications set at the
average prime rate plus 1%;
- Statutory D.C. exemptions for additional residential units (up to a third
dwelling unit), affordable units, attainable units, affordable inclusionary
zoning units, non-profit housing, and universities receiving ongoing
funding from the Province;
- Mandatory D.C. discount for rental housing, based on the number of
bedrooms within a dwelling unit;
- Term of a D.C. by-law extended from 5 years to 10 years;
- Requirement for municipalities to spend or allocate at least 60% of their
D.C. reserve fund at the beginning of the year for services related to a
highway;
- Requirements related to the annual D.C. reserve fund Treasurer's
statement;
- Provision to allow minor amendments to D.C. by-laws concerning by-law
expiry dates; and
- D.C. public notice requirements.
4. The growth forecast (provided in Chapter 3), summarized in Table ES-1, on
which the D.C. is based, projects the following population, housing, and non-
residential employment and associated gross floor area (G.F.A.) for the 10-year,
13-year , and for the area specific charges, build-out periods.
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DC Study
Table ES-1
Township of Severn
Summary of Anticipated Township-Wide D.C. Residential and
Non-Residential Development
Measure
10 Year
Mid-2024
to Mid-
2034
12 Year
Mid-2024
to Mid-
2036
Urban
Westshore
Mid-2024
to Urban
Buildout
Urban
Coldwater
Mid-2024
to
Buildout
Rural Area
Mid-2024
to Buildout
(Net) Population
Increase
1,503
1,800
2,700
1,961
2,204
(Gross)
Population
Increase in New
Households*
2,488
2,985
3,952
2,136
4,233
Residential Unit
Increase
845
1,014
1,533
814
1,162
Non-Residential
Employment
Increase
275
330
583
330
362
Non-Residential
Gross Floor Area
Increase (sq.ft.)
206,400
248,100
307,800
209,200
443,200
* Growth includes population in both permanent, seasonal, and institutional households.
5. Table ES-2 includes a summary of the D.C.-eligible capital costs for each eligible
service arising from the anticipated development. These capital costs are
provided in detail in Chapter 5. The D.C.A. requires that the background study
include a summary of the gross and net capital costs to be incurred over the term
of the by-law (i.e., 10 years) for existing and future development. This summary
is provided by service in Table 6-7 of the D.C. Background Study.
In total, gross capital costs of approximately $130.84 million are forecast for the
10-year by-law term. These capital costs have been identified through
discussion with Township staff. A portion of these capital costs, approximately
$7.65 million, relate to the needs of growth beyond the forecast period. These
costs are not included in the D.C. calculation, however, will be considered in
future D.C. studies. Other deductions in the determination of the D.C.-
recoverable costs include approximately $34.8 million related to the portion of
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DC Study
capital projects that will benefit the existing development, and $390,774 related
to costs associated with in-eligible D.C. services.
The resultant net D.C.-recoverable costs included in the calculations for capital
works anticipated over the 10-year forecast period totals approximately $88
million, of which $73.36 million is attributed to the forecast residential
development and $14.64 million allocated to the forecast non-residential
development.
Table ES-2
Township of Severn
Summary of Costs Anticipated During the Term of the By-law
Description
Value (2024$)
Total gross expenditures planned over the next 10 years
$130,838,246
Less: benefit to existing development
$34,800,861
Less: post planning period benefit
$7,646,400
Less: costs associated with D.C.-ineligible services
$390,774
Net costs to be recovered from D.C.s. over the term of the
by-law
$88,000,411
6. At present, the Township imposes D.C.s on residential and non-residential
developments in accordance with By-Law 2019-62. The Township is undertaking
a D.C. public process and anticipates passing a new D.C. by-law for the services
identified in the D.C. Background Study. The statutory mandatory public meeting
has been set for August 14, 2024, with adoption of the D.C. by-law anticipated for
August 28, 2024.
This report provides the calculations of the residential and non-residential
charges to recover the capital costs of the anticipated increase in need for
services arising from the forecast development (summarized in Schedule ES-3).
The following services and class of services are calculated based on a municipal-
wide 10-year forecast period:
- Parks and Recreation Services;
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DC Study
- Library Services;
- Provincial Offences Act Including By-law Enforcement and
- Growth-Related Studies (class of services).
The following services are calculated based on a 12-year forecast:
- Services Related to a Highway; and
- Fire Protection Services;
The following area-specific services are calculated based on an urban build-out
forecast for the Westshore area:
- Water Services; and
- Wastewater Services.
The following area-specific services are calculated based on an urban build-out
forecast for the Coldwater area:
- Water Services; and
- Wastewater Services.
The following service is calculated based on a build-out forecast for areas not
receiving wastewater services:
- Septage and Hauled Treatment Facilities.
Table ES-3 provides the calculated D.C.s for residential and non-residential
developments by service.
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DC Study
Table ES-3
Township of Severn
Calculated Schedule of Development Charges
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Township-Wide Services/Class of Service:
Services Related to a Highway
9,984
8,676
6,484
4,267
3,941
7.61
Fire Protection Services
1,460
1,269
948
624
576
1.11
Parks and Recreation Services
4,421
3,842
2,871
1,889
1,745
1.00
Library Services
538
468
349
230
212
0.12
Provincial Offences Act including By-Law Enforcement
9
8
6
4
4
0.01
Growth-Related Studies
680
591
442
291
268
0.51
Total Township-Wide Services/Class of Services
$17,092
$14,854
$11,100
$7,305
$6,746
$10.36
Area Specific Services:
Westshore
Wastewater Services
22,611
19,650
14,685
9,663
8,924
22.86
Water Services
10,972
9,535
7,126
4,689
4,331
11.10
Total Area Specific - Westshore
$33,583
$29,185
$21,811
$14,352
$13,255
$33.96
Area Specific Services:
Coldwater
Wastewater Services
17,480
15,191
11,352
7,470
6,899
10.42
Water Services
3,262
2,835
2,118
1,394
1,287
1.95
Total Area Specific - Coldwater
$20,742
$18,026
$13,470
$8,864
$8,186
$12.37
Area Specific Services:
Areas Not Receiving Wastewater Services
Septage and Hauled Treatment Facilities
101
88
66
43
40
0.06
Total Area Specific - Areas Not Receiving Wastewater Services
$101
$88
$66
$43
$40
$0.06
Services/Class of Services
RESIDENTIAL
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DC Study
7. Tables ES-4 and ES-5 provide a comparison of the D.C.s currently imposed in
the Township and the calculated charges herein. These comparisons are
provided for a single detached residential dwelling unit and non-residential
development, on a per sq.ft. of G.F.A., respectively.
Table ES-4
Township of Severn
Single Detached Residential Dwelling Unit D.C. Comparison
Service/Class of Service
Current
Calculated
Township-Wide Services/Classes:
Services Related to a Highway
3,550
9,984
Fire Protection Services
1,346
1,460
Parks and Recreation Services
3,898
4,421
Library Services
222
538
Provincial Offences Act including By-Law Enforcement
-
9
Growth-Related Studies
590
680
Total Township-Wide Services/Classes
$9,606
$17,092
Area Specific Services:
Westshore
Wastewater Services
10,007
22,611
Water Services
900
10,972
Coldwater
Wastewater Services
15,593
17,480
Water Services
-
3,262
Severn Estates
Water Services
17,580
-
Areas Not Receiving Wastewater Services
Septage and Hauled Treatment Facilities
102
101
Total Westshore
$20,513
$50,675
Total Coldwater
$25,199
$37,834
Total Severn Estates
$27,288
$17,193
Total - Areas not receiving Wastewater Services
$9,708
$17,193
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DC Study
Table ES-5
Township of Severn
Non-Residential D.C. Comparison per sq.ft.
of Gross Floor Area
8. Chapter 7 herein, provides the D.C. by-law policy recommendations and rules
that govern the imposition of the charges. Council will consider the findings and
recommendations provided herein and, in conjunction with public input, approve
such policies and rates it deems appropriate. These directions will refine the
draft D.C. by-law for each service, which is appended in Appendix G. These
decisions may include:
- adopting the charges and policies recommended herein;
- considering additional exemptions to the D.C. by-law; and
Service/Class of Service
Current
Calculated
Township-Wide Services/Classes:
Services Related to a Highway
2.39
7.61
Fire Protection Services
0.91
1.11
Parks and Recreation Services
1.05
1.00
Library Services
0.06
0.12
Provincial Offences Act including By-Law Enforcement
-
0.01
Growth-Related Studies
0.42
0.51
Total Township-Wide Services/Classes
$4.83
$10.36
Area Specific Services:
Westshore
Wastewater Services
6.01
22.86
Water Services
0.55
11.10
Coldwater
Wastewater Services
8.12
10.42
Water Services
-
1.95
Severn Estates
Water Services
-
-
Areas Not Receiving Wastewater Services
Septage and Hauled Treatment Facilities
0.14
0.06
Total Westshore
$11.39
$44.32
Total Coldwater
$12.95
$22.73
Total Severn Estates
$4.97
$10.42
Total - Areas not receiving Wastewater Services
$4.97
$10.42
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DC Study
- considering reductions in the charges (obtained by removing certain
services or capital costs on which the charge is based and/or by a general
reduction in the charge).
The D.C.A. does not allow for D.C. revenue foregone as a result of an exemption
or reduction in the charge to be made up through higher D.C.s on other
development. As such, any decision to provide further exemptions or reductions
should consider alternative funding sources to address the foregone revenue.
Report
Watson & Associates Economists Ltd.
DC Study
Chapter 1
Introduction
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PAGE 1-1
DC Study
1. Introduction
1.1 Purpose of this Document
The Township of Severn (Township) retained Watson & Associates Economists Ltd.
(Watson), to undertake the development charges (D.C.) background study and by-law
process in 2024. This background study has been prepared for public comment. This
background study has been prepared pursuant to the requirements of the Development
Charges Act, 1997 (D.C.A.), as amended, and recommends new charges and by-law
policies for the Township.
This D.C. background study will be distributed to members of the public to provide
interested parties with sufficient background information on the legislation, the study's
recommendations, and an outline of the basis for these recommendations. Watson will
continue to work with Township staff to further refine the background study (as required)
based on public feedback, for the release of the final D.C. background study prior to the
Council adoption of the by-law.
This report has been prepared, in the first instance, to meet the statutory requirements
applicable to the Township's D.C. background study, as summarized in Chapter 4.
Chapter 6 contains the calculated D.C.s based on the increase in need and capital
costs of services identified in Chapter 5. It also addresses the requirement for "rules"
outlining the implementation of the charge as contained in Chapter 7. Appendix G
provides the proposed by-law to be made available to the public as part of the approval
process.
The report also includes a summary of the Township's current D.C. rates and policies
(Chapter 2) to provide a comparison with those being proposed. It further addresses
post-by-law adoption implementation requirements (Chapter 8), which are critical to the
successful application of the new by-law.
The chapters in the report are supported by appendices containing the data required to
explain and substantiate the calculation of the charges.
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DC Study
1.2 Summary of the Process
The public meeting required under section 12 of the D.C.A., has been scheduled for
August 14, 2024. Its purpose is to present the study to the public and to solicit public
input. The public meeting is also being held to answer any questions regarding the
study's purpose, methodology, and the proposed D.C. by-law.
In accordance with the legislation, the background study and proposed D.C. by-law will
be available for public review on June 28, 2024.
The process to be followed in finalizing the report and recommendations includes:
- Consideration of responses received prior to, at, or immediately following the
public meeting;
- Refinements to the report, if required; and
- Council consideration of the by-law subsequent to the public meeting.
Figure 1-1 outlines the proposed schedule to be followed with respect to the D.C. by-law
adoption process.
Figure 1-1
Schedule of Key D.C. Process Dates
Process Steps
Dates
Data collection, growth forecast development, staff
review, engineering work, D.C. calculations and
policy work
Late 2023 to mid-2024
Public release of final D.C. Background study and
proposed by-law
June 28, 2024
Public meeting advertisement placed in
newspaper(s)
21 days prior to the Public
Meeting
Public meeting of Council
August 14, 2024
Council considers adoption of background study
and passage of by-law
August 28, 2024
Newspaper notice given of by-law passage
20 days after passage
Last day for by-law appeal
40 days after passage
Township makes pamphlet available (where by-law
not appealed)
By 60 days after in force date
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1.3 Changes to the Development Charges Act, 1997
Over the past five years, a number of changes to the D.C.A. have been introduced
through various legislation including the following:
- Bill 108: More Homes, More Choice Act, 2019;
- Bill 138: Plan to Build Ontario Together Act, 2019;
- Bill 197: COVID-19 Economic Recovery Act, 2020;
- Bill 213: Better for People, Smarter for Business Act, 2020;
- Bill 109: More Homes for Everyone Act, 2022;
- Bill 23: More Homes Built Faster Act, 2022;
- Bill 97: Helping Homebuyers, Protecting Tenants Act, 2023; and
- Bill 134: Affordable Homes and Good Jobs Act, 2023.
- Bill 185: Cutting Red Tape to Build More Homes Act, 2024.
The following provides an overview of the amendments to the D.C.A. that each of these
pieces of legislation provided.
1.3.1 Bill 108: More Homes, More Choice Act, 2019
The Province introduced Bill 108, More Homes, More Choice Act, 2019 which proposed
changes to the D.C.A. as part of the province's "More Homes, More Choice: Ontario's
Housing Supply Action Plan." The More Homes, More Choice Act, 2019 received Royal
Assent on June 6, 2019. At that time many of the amendments to the D.C.A. did not
come into effect, awaiting proclamation by the Lieutenant Governor. On January 1,
2020, the following provisions were proclaimed:
- A D.C. for rental housing and institutional developments will pay the charge in six
equal annual instalments, with the first payment commencing on the date of
occupancy. Non-profit housing developments will pay D.C.s in 21 equal annual
payments (note, that further changes related to non-profit housing have been
made under the More Homes Built Faster Act, 2022, summarized below). Any
unpaid D.C. amounts may be added to the property and collected as taxes.
- For all developments triggering a D.C. within two years of a Site Plan or Zoning
By-law Amendment planning approval, the D.C. shall be determined based on
the charges in effect on the date the planning application was submitted. These
provisions only apply to Site Plan and Zoning By-law Amendment planning
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applications received on or after January 1, 2020. These amendments do not
affect developments approved under other planning application types (e.g., plan
of subdivision, minor variance, etc.).
- The removal of the 10% statutory deduction for soft services, i.e., services limited
to a 10-year forecast period.
1.3.2 Bill 138: Plan to Build Ontario Together Act, 2019
The Plan to Build Ontario Together Act, 2019 provided further amendments to the
D.C.A. and Planning Act. This Act received Royal Assent on December 10, 2019.
Proclamation resulted in the sections related to the D.C.A. (schedule 10) coming into
effect on January 1, 2020. The amendments to the D.C.A. included the removal of
instalment payments for commercial and industrial developments that were originally
included in the More Homes, More Choice Act, 2019.
1.3.3 Bill 197: COVID-19 Economic Recovery Act, 2020
In response to the global pandemic that began affecting Ontario in early 2020, the
Province released Bill 197, COVID-19 Economic Recovery Act, 2020, which provided
amendments to a number of statues, including the D.C.A. and Planning Act. The
COVID-19 Economic Recovery Act further revised some of the proposed changes
identified in the More Homes, More Choice Act, 2019 and Plan to Build Ontario
Together Act, 2019. The COVID-19 Economic Recovery Act, 2020 received Royal
Assent on July 21, 2020, and was proclaimed on September 18, 2020. The following
provides a summary of the amendments to the D.C.A.:
1.3.3.1 List of D.C.-Eligible Services
The D.C.A. previously defined ineligible services for D.C.s. The amendments to the
D.C.A. now defined the services that are eligible for inclusion in a D.C. by-law. The
following summarizes the D.C.-eligible services:
- Water supply services, including distribution and treatment services;
- Wastewater services, including sewers and treatment services;
- Storm water drainage and control services;
- Services related to a highway;
- Electrical power services;
- Waste diversion services;
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- Policing services;
- Fire protection services;
- Ambulance services;
- Library services;
- Long-term care services;
- Parks and recreation services (excluding the acquisition of land for parks);
- Public health services;
- Childcare and early years services;
- Housing services (Note that as per Bill 23, housing services are no longer
eligible);
- Provincial Offences Act services;
- Services related to emergency preparedness;
- Services related to airports, but only in the Regional Municipality of Waterloo;
and
- Additional services as prescribed.
1.3.3.2 Classes of D.C. Services
Prior to the amendments, the D.C.A. allowed for categories of services to be grouped
together into a minimum of two categories, i.e., 90% services and 100% services. The
amendments repealed these rules and replaced them with the following provisions:
- A D.C. by-law may provide for any eligible service or capital cost related to any
eligible service to be included in a class as set out in the by-law.
- A class may be composed of any number or combination of services and may
include parts or portions of the eligible services or parts or portions of the capital
costs in respect of those services.
- A class of service set out in the D.C. by-law is deemed to be a single service with
respect to reserve funds, use of monies, and credits.
1.3.3.3 Statutory Exemptions
The D.C.A. provides for statutory exemptions from payment of D.C.s related to
additional residential units, where the development is creating additional residential
dwelling units within prescribed classes of existing residential buildings or structures.
This statutory exemption has been expanded to include secondary residential dwelling
units, in prescribed classes, that are ancillary to existing residential buildings.
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Furthermore, additional statutory exemptions are provided for the creation of a second
dwelling unit in prescribed classes of proposed new residential buildings, including
structures ancillary to new dwellings. Note: further changes related to additional
residential units have been made under the More Homes Built Faster Act, 2022,
summarized below.
1.3.4 Bill 213: Better for People, Smarter for Business Act, 2020
On December 8, 2020, the Better for People, Smarter for Business Act, 2020 received
Royal Assent. One of the changes of this Act amended the Ministry of Training,
Colleges and Universities Act by exempting the developments of land intended for use
by a university that receives operating funds from the Government from the payment of
D.C.s. As a result, this mandatory exemption is included in the Township's draft D.C.
by-law.
1.3.5 Bill 109: More Homes for Everyone Act, 2022
On April 14, 2022, the More Homes for Everyone Act, 2022 received Royal Assent.
One of the D.C.A. amendments, and O. Reg. 438/22, prescribed additional information
to be included in the annual Treasurer's Statement on D.C. reserve funds and its
publication. The following additional information must be provided for each service for
which a D.C. is collected for during the year:
a) whether, as of the end of the year, the municipality expects to incur the amount
of capital costs that were estimated, in the relevant development charge
background study, to be incurred during the term of the applicable development
charge by-law;
b) if the answer to a) is no, the amount the municipality now expects to incur and a
statement as to why this amount is expected; and
c) if no money was spent from the reserve fund during the year, a statement as to
why there was no spending during the year.
These requirements have been further amended to require that the annual Treasurer's
Statement be made available to the public on the municipality's website, or in the
municipal office.
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1.3.6 Bill 23: More Homes Built Faster Act, 2022
The More Homes Built Fast Act, 2022, received Royal Assent on November 28, 2022.
This Act amends several pieces of legislation including the Planning Act and the D.C.A.
The following provides a summary of the amendments to the D.C.A.:
1.3.6.1 Additional Residential Unit Exemption
The rules for these exemptions are now provided in the D.C.A., rather than the
regulations and are summarized as follows:
- Exemption for residential units in existing rental residential buildings - For rental
residential buildings with four or more residential units, the greater of one unit or
1% of the existing residential units will be exempt from D.C.
- Exemption for additional residential units in existing and new residential
buildings - The following developments will be exempt from a D.C.:
o A second unit in a detached, semi-detached, or rowhouse if all buildings
and ancillary structures cumulatively contain no more than one residential
unit;
o A third unit in a detached, semi-detached, or rowhouse if no buildings or
ancillary structures contain any residential units; and
o One residential unit in a building or structure ancillary to a detached, semi-
detached, or rowhouse on a parcel of urban land, if the detached, semi-
detached, or rowhouse contains no more than two residential units and no
other buildings or ancillary structures contain any residential units.
1.3.6.2 Removal of Housing as an Eligible D.C. Service
Housing services are removed as an eligible service. Municipalities with by-laws that
include a charge for housing services can no longer collect for this service.
1.3.6.3 New Statutory Exemptions for Affordable Units, Attainable Units,
Inclusionary Zoning Units, and Non-Profit Housing developments
Affordable units, attainable units, inclusionary zoning units and non-profit housing
developments are exempt from the payment of D.C.s, as follows:
- Affordable Rental Units: Where rent is no more than 80% of the average market
rent as defined by a new bulletin published by the Ministry of Municipal Affairs
and Housing.
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- Affordable Owned Units: Where the price of the unit is no more than 80% of the
average purchase price as defined by a new bulletin published by the Ministry of
Municipal Affairs and Housing.
- Attainable Units: Excludes affordable units and rental units; will be defined as
prescribed development or class of development and sold to a person who is at
"arm's length" from the seller.
o Note: for affordable and attainable units, the municipality shall enter into
an agreement that ensures the unit remains affordable or attainable for 25
years.
- Inclusionary Zoning Units: Affordable housing units required under inclusionary
zoning by-laws are exempt from a D.C.
- Non-Profit Housing: Non-profit housing units are exempt from D.C.s and D.C.
instalment payments due after November 28, 2022.
1.3.6.4 Historical Level of Service extended to 15-year period instead of
the historical 10-year period
Prior to Royal Assent, the increase in need for service was limited by the average
historical level of service calculated over the 10-year period preceding the preparation
of the D.C. background study. This average is now extended to the historical 15-year
period.
1.3.6.5 Revised Definition of Capital Costs
The definition of capital costs has been revised to remove studies. Furthermore, the
regulations of the Act will prescribe services for which land or an interest in land will be
restricted. As at the time of writing, no services have been prescribed.
1.3.6.6 Mandatory Phase-in of a D.C.
For all D.C. by-laws passed after January 1, 2022, the charge must be phased-in
annually over the first five years the by-law is in force, as follows:
- Year 1 - 80% of the maximum charge;
- Year 2 - 85% of the maximum charge;
- Year 3 - 90% of the maximum charge;
- Year 4 - 95% of the maximum charge; and
- Year 5 to expiry - 100% of the maximum charge.
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1.3.6.7 D.C. By-law Expiry
A D.C. by-law now expires ten years after the day it comes into force unless the by-law
provides for an earlier expiry or repeal date. This extends the by-law's life from what
used to be a maximum of five years.
1.3.6.8 Instalment Payments
Non-profit housing development has been removed from the instalment payment
section of the D.C.A. under section 26.1, as these units are now exempt from the
payment of a D.C.
1.3.6.9 Rental Housing Discount
The D.C. payable for rental housing development will be reduced based on the number
of bedrooms in each unit as follows:
- Three or more bedrooms - 25% reduction;
- Two bedrooms - 20% reduction; and
- All other bedroom quantities - 15% reduction.
1.3.6.10 Maximum Interest Rate for Instalments and Determination of
Charge for Eligible Site Plan and Zoning By-law Amendment
Applications
No maximum interest rate was previously prescribed, which allowed municipalities to
choose the interest rate to impose. As per Bill 23, the maximum interest rate is set at
the average prime rate plus 1%. This maximum interest rate provision would apply to
all instalment payments and eligible site plan and zoning by-law amendment
applications occurring after November 28, 2022.
1.3.6.11 Requirement to Allocate Funds Received
Annually, beginning in 2023, municipalities will be required to spend or allocate at least
60% of the monies in a reserve fund at the beginning of the year for water services,
wastewater services, and services related to a highway. Other services may be
prescribed by the regulation.
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1.3.7 Bill 97: Helping Homebuyers, Protecting Tenants Act, 2023
The Helping Homebuyers, Protecting Tenants Act (Bill 97) received Royal Assent on
June 8, 2023. This bill extends the mandatory exemption from payment of D.C.s for
additional residential units in new residential buildings or in existing houses to all lands
versus just urban lands.
1.3.8 Bill 134: Affordable Homes and Good Jobs Act, 2023
The exemption for affordable residential units was included in the More Homes Built
Faster Act, 2022 (Bill 23), enacted by the Province on November 28, 2022. Under this
legislation, affordable residential units were defined within subsection 4.1 of the D.C.A.
and exemptions for D.C.s were provided in respect of this definition. While the
legislation was enacted in November 2022, the ability for municipalities to implement the
exemptions required the Minister of Municipal Affairs and Housing to publish an
"Affordable Residential Units for the Purposes of the Development Charges Act, 1997
Bulletin." This bulletin informs the average market rent, average purchase price, and
average household income thresholds to be used in determining which developments
qualify as affordable residential units. The bulletin was published by the Minister on
May 1, 2024.
Bill 134 received Royal Assent on December 4, 2023, and provides for a modification to
the affordable residential unit definition by:
- Introducing an income-based test for affordable rent and purchase price; and
- Increasing the threshold for the market test of affordable rent and purchase price.
This change provides the exemption based on the lesser of the two measures.
Moreover, the rules in subsection 4.1 of the D.C.A. are unchanged with respect to:
- The tenant and purchaser transacting the affordable unit being at arm's length;
- The intent of maintaining the affordable residential unit definition for a 25-year
period, requiring an agreement with the municipality (which may be registered on
title); and
- Exemptions for attainable residential units and associated rules (requiring further
regulations).
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The following table provides further details related to the definitions of affordable and
average market rent and purchase price based on Bill 134 (underlining added for
emphasis).
Table 1-1
Definition of Affordable Residential Units
Item
Bill 134 Definition
(as per D.C.A.)
Affordable residential unit
rent (subsection 4.1 (2),
para. 1)
The rent is no greater than the lesser of,
i. the income-based affordable rent for the residential unit set
out in the Affordable Residential Units bulletin, as identified
by the Minister of Municipal Affairs and Housing in
accordance with subsection (5), and
ii. the average market rent identified for the residential unit set
out in the Affordable Residential Units bulletin.
Average market rent/rent
based on income
(subsection 4.1 (5)) for the
purposes of subsection 4.1
(2), para. 1
The Minister of Municipal Affairs and Housing shall,
(a) determine the income of a household that, in the Minister's
opinion, is at the 60th percentile of gross annual incomes for
renter households in the applicable local municipality; and
(b) identify the rent that, in the Minister's opinion, is equal to 30
per cent of the income of the household referred to in clause
(a).
Affordable residential unit
ownership (subsection 4.1
(3), para. 1)
The price of the residential unit is no greater than the lesser of,
i.
the income-based affordable purchase price for the
residential unit set out in the Affordable Residential Units
bulletin, as identified by the Minister of Municipal Affairs and
Housing in accordance with subsection (6), and
ii. 90 per cent of the average purchase price identified for the
residential unit set out in the Affordable Residential Units
bulletin.
Average market purchase
price/purchase price
based on income
(subsection 4.1 (6)) for the
purposes of subsection 4.1
(3), para. 1
The Minister of Municipal Affairs and Housing shall,
(a) determine the income of a household that, in the Minister's
opinion, is at the 60th percentile of gross annual incomes for
households in the applicable local municipality; and
(b) identify the purchase price that, in the Minister's opinion,
would result in annual accommodation costs equal to 30 per
cent of the income of the household referred to in clause (a)
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As noted, the bulletin was released on May 1, 2024, which provides the information for
the Township to measure against for determining the applicability of the exemption from
the D.C. (as well as C.B.C. and Parkland requirements). The bulletin provides the
following information is specific to the Township (it is noted that the Bulletin will be
updated annually):
- For Affordable Ownership Units: the average household income in the Township
provides the amount to be measured against, as the 90% of average purchase
prices is greater for all unit types, as provided in Table 1-2.
Table 1-2
Affordable Ownership Units
Units
90% of Average
Purchase Price
Cost of House
Based on Average
Household Income in
the Township
Detached House
$810,000
$398,800
Semi-detached House
$621,000
$398,800
Row/Townhouse
$621,000
$398,800
Condominium
Apartment
$567,000
$398,800
- For Affordable Rental Units: The average monthly market rent for a bachelor, 1-
bedroom, and 2-bedroom is lower than the average rent based on the household
income in the Township and therefore, provides the amount to be measured
against (as noted in Table 1-3, where the monthly rent is lower than the amounts
indicated). For units with 3 or more bedrooms, the average rent based on
average household income in the Township provides the amount to be measured
against.
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Table 1-3
Affordable Rental Units
Units
Average Monthly
Market Rent in the
Township
Average Monthly
Rent Based on
Household Income in
the Township
Bachelor unit
$1,020
$1,590
1-Bedroom unit
$1,284
$1,590
2-Bedroom unit
$1,485
$1,590
3 or more Bedrooms
$1,709
$1,590
1.3.9 Bill 185: Cutting Red Tape to Build More Homes Act, 2024
The Cutting Red Tape to Build More Homes Act, 2024 (Bill 185), was introduced on
April 10, 2024, and received Royal Assent on June 6, 2024. This Act amends the D.C.A
as follows:
- Reintroduces studies as an eligible cost for services, including a D.C.
background study;
- Removes the mandatory phase-in of a D.C. by-law;
- Reduces the time period for the determination of a D.C. applicable to site plan
and zoning by-law amendment applications, whereby the time period between
the building permit issuance and planning application approval is reduced to 18
months from two years (note, the two-year time period still applies to applications
received and approved between January 1, 2020, and June 5, 2024);
- Permits the repeal of the date the D.C. by-law expires (allowing for the 10-year
by-law term provided in the D.C.A.);
- Allows minor D.C. by-law amendments related to the inclusion of studies,
removal of the mandatory phase-in of a D.C. by-law and removal of expiry date
for by-laws passed between November 28, 2022, and June 6, 2024; and
- Permits municipalities to publish D.C. public notice on municipal websites where
newspapers of general circulation are not available.
As Bill 185 has been enacted, therefore, this D.C. Background Study includes the cost
of studies, and the other amendments made to the D.C.A. as noted above.
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Chapter 2
Township of Severn's Current
Development Charge Policy
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2. Township of Severn's Current Development
Charge Policy
2.1 Schedule of Charges
On September 4, 2019, the Township passed By-law 2019-62 under the D.C.A. to
imposes D.C.s for residential and non-residential uses. The D.C. by-law is set to expire
on September 5, 2024, five years after it was passed
2.2 Services Covered
The following services are covered under By-law 2019-62:
Municipal-Wide:
- Services Related to a Highway;
- Fire Protection Services;
- Administration Studies - Essential Services;
- Administration Studies - Community Based Services;
- Indoor Recreation Services;
- Outdoor Recreation Services; and
- Library Services.
Area Specific:
- Water Services in Westshore;
- Water Services in Severn Estates;
- Wastewater Services in Westshore;
- Wastewater Services in Coldwater;
- Wastewater Services - Septage and Hauled Treatment - in areas not receiving
municipal wastewater services.
2.3 Timing of Development Charge Calculation and Payment
Development charges for fire, library, outdoor, recreation, indoor recreation,
administration studies - essential services and administration studies - community-
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based services, are calculated, payable, and collected upon issuance of a building
permit for the development; the Development Charges for services related to a highway,
water and wastewater, are calculated, payable, and collected at time of subdivision
agreement with respect to each dwelling unit, building or structure.
Council may, from time to time, enter into agreements providing for all or any part of a
development charge to be paid before or after it would otherwise be payable, in
accordance with section 27 of the Act.
It is noted that the D.C. legislation has been amended since the passage of the by-law
and D.C.s are now payable at the time of the first building permit issuance, except
where payable at the time of a subdivision agreement, consent agreement, or as
otherwise agreed upon with the Township through an early or late payment agreement.
Payments with respect to rental housing and institutional development pay their D.C.s
over six (6) annual installments. Applications with respect to a site plan or zoning by-
law amendment have their D.C. determined at the rates in effect at the time of planning
application if the building permit for the proposed development is issued within two (2)
years or 18 months of planning application approval, as applicable per the D.C.A.
These provisions of the D.C.A. override the provisions of the current by-law.
2.4 Approvals for Development
The D.C.s shall be imposed on all lands, buildings, or structures that are developed for
residential or non-residential uses if the development requires:
- The passing of a zoning by-law or an amendment thereto;
- The approval of a minor variance;
- A conveyance of land to which a by-law passed under Subsection 50(7 of the
Planning Act;
- The approval of a plan of subdivision;
- A consent;
- The approval under the Condominium Act; or
- The issuance of a building permit.
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2.5 Indexing
D.C.s within the by-law shall be adjusted annually on the anniversary date of the by-law,
without amendment to the By-law, in accordance with the prescribed index in the Act.
2.6 Redevelopment Allowance
As a result of the redevelopment of land, a building or structure existing on the same
land within 36 months prior to the date of payment of D.C.s in regard to such
redevelopment was, or is to be demolished, in whole or in part, or converted from one
principal use to another principal use on the same land in order to facilitate the
redevelopment, the D.C.s otherwise payable with respect to such redevelopment shall
be reduced by the following amounts:
a) in the case of a residential building or structure, or in the case of a mixed-use
building or structure, the residential uses in the mixed-use building or structure,
an amount calculated by multiplying the applicable D.C. by the number,
according to type, of dwelling units that have been or will be demolished or
converted to another principal use; and
b) in the case of a non-residential building or structure or, in the case of mixed-use
building or structure, the non-residential uses in the mixed use building or
structure, an amount calculated by multiplying the applicable D.C. by the gross
floor area that has been or will be demolished or converted to another principal
use; provided that such amounts shall not exceed, in total, the amount of the
development charges otherwise payable with respect to the redevelopment.
provided that such amounts shall not exceed, in total, the amount of the development
charges otherwise payable with respect to the redevelopment.
2.7 Exemptions
The following non-statutory exemptions are provided under By-law 2019-62:
- Full exemption for lands, buildings or structures used or to be used for a place of
worship or for the purposes of a cemetery or burial ground that is exempt from
taxation under the Assessment Act;
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- Full exemption for a bona fide non-residential farm building, excluding cannabis
production facilities.
It is noted that statutory exemptions resulting from D.C.A. amendments as noted in
Chapter 1, must also be witness by the Township even though they may not be
currently reflected in the existing by-law.
2.8 Current Development Charges
The current D.C.s for residential and non-residential development for the Township are
shown in Table 2-1, as per By-law 2019-62.
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Table 2-1
Township of Severn
Current Schedule of Development Charges
As of September 5, 2023
Non-Residential
Single & Semi
Detached
Multiples
Apartments with
>= 2 Bedrooms
Apartments with
< 2 Bedrooms
Special
Care/Special
Dwelling Units
per sq.ft.
Township-Wide Services/Class of Service:
Services Related to a Highway
3,550
3,168
2,296
1,583
1,442
2.39
Fire Protection Services
1,346
1,201
871
601
546
0.91
Outdoor Recreation
981
876
634
437
398
0.27
Indoor Recreation
2,917
2,604
1,887
1,301
1,185
0.78
Library Services
222
198
144
99
91
0.06
Administration - Essential Services
232
207
150
103
94
0.17
Administration - Community Services
358
319
232
159
145
0.25
Sub-Total
$9,606
$8,573
$6,214
$4,283
$3,901
$4.83
Area Specific Services:
Westshore
Wastewater Services
10,007
8,930
6,472
4,465
4,066
6.01
Water Services
900
804
583
401
366
0.55
Coldwater
Wastewater Services
15,593
13,917
10,086
6,959.00
6,337.00
8.12
Severn Estates
Water Services
17,580
15,691
11,372
7,845
15,691
-
Areas Not Receiving Wastewater Services
Septage and Hauled Treatment Facilities
102
91
66
46
42
0.14
Total Township-Wide
$9,606
$8,573
$6,214
$4,283
$3,901
$4.83
Total Westshore
$20,513
$18,307
$13,269
$9,149
$8,333
$11.39
Total Coldwater
$25,199
$22,490
$16,300
$11,242
$10,238
$12.95
Total Severn Estates
$27,288
$24,355
$17,652
$12,174
$19,634
$4.97
Total - Areas not receiving Wastewater Services
$9,708
$8,664
$6,280
$4,329
$3,943
$4.97
Residential
Services
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Chapter 3
Anticipated Development in
the Township of Severn
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3. Anticipated Development in the Township of
Severn
3.1 Requirement of the Act
The growth forecast contained in this chapter (with supplemental tables in Appendix A)
provides for the anticipated development for which the Township will be required to
provide services over a 10-year (mid-2024 to mid-2034), a 12-year (mid-2024 to mid-
2036), and a 2024 to buildout time horizon.[1]
Chapter 4 provides the methodology for calculating a D.C. as per the D.C.A. Figure 4-1
presents this methodology graphically. It is noted in the first box of the schematic that in
order to determine the D.C. that may be imposed, it is a requirement of subsection 5 (1)
of the D.C.A. that "the anticipated amount, type and location of development, for which
development charges can be imposed, must be estimated."
3.2 Basis of Population, Household and Non-Residential
Gross Floor Area Forecast
The D.C. growth forecast has been derived by Watson in consultation with the
Township of Severn. In preparing the growth forecast, the following information sources
were consulted to assess the residential and non-residential development potential for
the Township over the forecast period, including:
- County of Simcoe Official Plan 2023 Official Plan - Consolidated February 2023;
- Township of Severn 2019 Development Charges Study, June 28, 2019, by
Watson & Associates Economists Ltd;
- 2011, 2016 and 2021 population, household, and employment Census data;
- Historical residential building permit data over the 2014 to 2023 period;
- Residential and non-residential supply opportunities as identified by Township
staff;
- Water and waste-water servicing capacity as identified by Township staff; and
[1] Growth forecast to buildout refers to the urban area and has been assessed for
designated urban lands and servicing capacity.
Watson & Associates Economists Ltd.
PAGE 3-2
DC Study
- Discussions with Township staff regarding anticipated residential and non-
residential development in the Township of Severn.
3.3 Summary of Growth Forecast
A detailed analysis of the residential and non-residential growth forecasts is provided in
Appendix A and the methodology employed is illustrated in Figure 3-1. The discussion
provided herein summarizes the anticipated growth for the Township and describes the
basis for the forecast. The results of the residential growth forecast analysis are
summarized in Table 3-1 below, and Schedule 1 in Appendix A.
As identified in Table 3-1 and Appendix A - Schedule 1, population in the Township of
Severn (excluding census undercount) is anticipated to reach approximately 16,500 by
mid-2034, 16,760 by mid-2036, and 21,410 by buildout resulting in an increase of
approximately 1,320 persons, 1,590 persons, and 6,230 persons, respectively.[1] The
Township's seasonal population is forecast to increase to 6,730 persons in 2034, 6,770
person in 2036, and 7,180 persons in buildout. The Township's total population
(permanent and seasonal) is forecast to reach 23,230 by 2034, 23,530 by 2036 and
28,590 by buildout.
[1] The population figures used in the calculation of the 2024 D.C. exclude the net
Census undercount, which is estimated at approximately 3.0%. Population figures
presented herein have been rounded
Watson & Associates Economists Ltd.
PAGE 3-3
DC Study
Figure 3-1
Population and Household Forecast Model
Intensification
Designated Lands
Servicing Capacity
Residential Units in the
Development Process
Employment Market by Local
Municipality,
Economic Outlook
Local, region
and Provincial
Forecast of
Residential Units
Decline in Existing Population
Net Population Increase
Historical Housing
Construction
DEMAND
SUPPLY
Occupancy Assumptions
Gross Population Increase
Watson & Associates Economists Ltd.
PAGE 3-4
DC Study
Table 3-1
Township of Severn
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 3.0% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
[4] Buildout based on discussions with Township of Severn staff regarding servicing capacity and designated urban land supply.
Note: Numbers may not add due to rounding.
Source: Watson & Associates Economists Ltd.
Permanent
Population[1]
Institutional
Population
Permanent
Population
Excluding
Institutional[1]
Seasonal
Population
Total
Permanent
and Seasonal
Population
Singles &
Semi-
Detached
Conversions Multiples[2] Apartments[3]
Other
Total
Households
Total w/
Conversions
Seasonal
Households
Total
Households w/
Conversions
Including
Seasonal
Equivalent
Institutional
Households
12,750
12,377
92
12,285
6,345
18,722
4,459
75
180
174
4,888
4,888
1,773
6,661
84
2.532
2.811
13,890
13,477
92
13,385
6,365
19,842
4,915
130
200
190
5,435
5,435
1,778
7,213
84
2.480
2.751
15,020
14,576
61
14,515
6,500
21,076
5,260
160
195
180
5,795
5,795
1,815
7,610
55
2.515
2.770
15,640
15,174
64
15,110
6,551
21,725
5,522
18
198
195
180
6,095
6,113
1,830
7,943
58
2.482
2.735
17,000
16,498
70
16,428
6,730
23,228
6,092
78
386
226
180
6,884
6,962
1,880
8,842
64
2.370
2.627
17,270
16,759
70
16,689
6,766
23,525
6,203
90
425
235
180
7,043
7,133
1,890
9,023
64
2.350
2.607
22,060
21,406
89
21,317
7,184
28,590
7,515
230
1,390
496
180
9,581
9,811
2,007
11,818
81
2.182
2.419
1,140
1,100
0
1,100
20
1,120
456
0
55
20
16
547
547
5
552
0
1,130
1,099
-31
1,130
135
1,234
345
0
30
-5
-10
360
360
37
397
-29
620
598
3
595
51
649
262
18
38
0
0
300
318
15
333
3
1,360
1,324
6
1,318
179
1,503
570
60
188
31
0
789
849
50
899
6
1,630
1,585
6
1,579
215
1,800
681
72
227
40
0
948
1,020
60
1,080
6
6,420
6,232
25
6,207
633
6,865
1,993
212
1,192
301
0
3,486
3,698
177
3,875
23
Forecast
Incremental
Mid 2024
Mid 2034
Mid 2036
Buildout [4]
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2021 - Mid 2024
Mid 2024 - Mid 2034
Mid 2024 - Mid 2036
Mid 2024 - Buildout[4]
Year
Historical
Excluding Census Undercount
Permanent
Person Per
Unit (P.P.U.)
Permanent +
100%
Seasonal
Person Per
Unit (P.P.U.)
Permanent
Population
(Including
Census
Undercount)
Housing Units
Mid 2011
Mid 2016
Mid 2021
Watson & Associates Economists Ltd.
PAGE 3-5
DC Study
Figure 3-2
Township of Severn
Annual Housing Forecast[1]
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from Statistics Canada building permit data for the Township of Severn
(2014 to 2023) by Watson & Associates Economists Ltd.
82
53
133
90
63
37
36
46
115
139
90
90
90
90
90
90
90
90
90
90
90
90
0
20
40
60
80
100
120
140
160
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Conversions
Seasonal
Historical Average
Watson & Associates Economists Ltd.
PAGE 3-6
DC Study
Provided below is a summary of the key assumptions and findings regarding the
Severn's D.C. growth forecast:
- Unit Mix (Appendix A - Schedules 1, 6 and 7):
o The housing unit mix for the Township was derived from a detailed review
of historical development activity (as per Schedule 7), as well as active
residential development applications (as per Schedule 6) and discussions
with Township staff regarding anticipated development trends for the
Township.
o Based on the above indicators, the mid-2024 to mid-2036 household
growth forecast for the Township is comprised of a unit mix of 72% low
density units (single detached and semi-detached), 8% medium density
(multiples except apartments), 24% high density (bachelor, 1 bedroom
and 2-bedroom apartments), 4% seasonal units.
- Geographic Location of Residential Development (Appendix A - Schedule 2):
o Schedule 2 summarizes the anticipated amount, type, and location of
development by area for the Township.
o In accordance with forecast demand and available land supply, the
amount and percentage of forecast permanent housing growth between
mid-2024 and mid-2036 by development location is summarized below.
Table 3-2
Township of Severn
Geographic Location of Residential Development
Development Location
Amount of Permanent
Housing Growth, mid-
2024 to mid-2036
Percentage of
Permanent Housing
Growth, mid-2024 to
mid-2036
Westshore (Municipally Serviced)
440
47%
Coldwater (Municipally Serviced)
150
15%
Rural / Non-Municipally Serviced
360
38%
Township of Severn
950
100%
Watson & Associates Economists Ltd.
PAGE 3-7
DC Study
- Planning Period:
o Short-term and longer-term time horizons are required for the D.C.
process. The D.C.A. limits the planning horizon for transit services to a
10-year planning horizon. All other services can utilize a longer planning
period if the Township has identified the growth-related capital
infrastructure needs associated with the longer-term growth planning
period.
- Population in New Housing Units (Appendix A - Schedules 3, 4 and 5):
o The number of housing units to be constructed by buildout in the
Township over the forecast period is presented in Table 3-1. Over the
mid-2024 to mid-2036 forecast period, the Township is anticipated to
average approximately 90 new permanent and seasonal housing units per
year.
o Institutional population[1] is anticipated to increase by approximately 10
people between mid-2024 to mid-2036.
o Population in new units is derived from Schedules 3, 4 and 5 which
incorporate historical development activity, anticipated units (see unit mix
discussion) and average persons per unit (P.P.U.) by dwelling type for
new units.
o Schedule 8a summarizes the average P.P.U. assumed for new housing
units by age and type of dwelling based on Statistics Canada 2021 custom
Census data for the Township. Due to data limitations medium and high
density P.P.U. data was derived from the County of Simcoe which
includes the Township of Severn and is outlined in Schedule 8b. The total
calculated P.P.U. for all density types has been adjusted accordingly to
account for the P.P.U. trends which have been recently experienced in
both new and older units. Forecast 25-year average P.P.U.s by dwelling
type are as follows:
- Low density:
2.787
- Medium density:
2.422
- High density:
1.615
- Existing Units and Population Change (Appendix A - Schedules 3, 4 and 5):
[1] Institutional population largely includes special care facilities such as long-term home
or residences for senior citizens, group homes, hospices, etc. A P.P.U. of 1.100 depicts
1-bedroom and 2-or-more-bedroom units in these types of collective households.
Watson & Associates Economists Ltd.
PAGE 3-8
DC Study
o Existing households for mid-2024 are based on the 2021 Census
households, plus estimated residential units constructed between mid-
2021 to the beginning of the growth period, assuming a minimum six-
month lag between construction and occupancy (see Schedule 3).
o The change in average occupancy levels for existing housing units is
calculated in Schedules 3 through 5.[1] The forecast population change in
existing households over the mid-2024 to mid-2036 forecast period is
forecast to decline by approximately 1,130.
- Employment (Appendix A - Schedules 10a, 10b and 10c):
o The employment projections provided herein are largely based on the
activity rate method, which is defined as the number of jobs in the
Township divided by the number of residents. Key employment sectors
include primary, industrial, commercial/population-related, institutional,
and work at home, which are considered individually below.
o Mid-2016 employment data[2], [3] (place of work) for the Township is
outlined in Schedule 10a. The 2016 employment base is comprised of the
following sectors:
- 130 primary (4%);
- 585 work at home employment (18%);
- 560 industrial (17%);
- 1,690 commercial/population-related (51%); and
- 315 institutional (10%).
[1] Statistics Canada 2021 Census place of work employment data has been reviewed.
The 2021 Census employment results have not been utilized due to a significant
increase in work at home employment captured due to Census enumeration occurring
during the provincial COVID-19 lockdown from April 1, 2021, to June 14, 2021.
[2] Change in occupancy levels for existing households occurs due to aging of the
population and family life cycle changes, lower fertility rates and changing economic
conditions.
[3] 2016 employment is based on Statistics Canada 2016 Place of Work Employment
dataset by Watson & Associates Economists Ltd.
Watson & Associates Economists Ltd.
PAGE 3-9
DC Study
o The mid-2016 employment by usual place of work, including work at
home, is 3,280. An additional 870 employees have been identified for the
Township in mid-2016 that have no fixed place of work (N.F.P.O.W.).[1]
o Total employment, including work at home and N.F.P.O.W. for the
Township is anticipated to reach approximately 5,410 by mid-2034, 5,500
by mid-2036, and 7,060 by buildout. This represents an employment
increase of approximately 470 for the 10-year forecast period, 560 for the
12-year forecast period, and 2,120 for the buildout forecast period.
o Schedule 10b, Appendix A, summarizes the employment forecast,
excluding work at home employment and N.F.P.O.W. employment, which
is the basis for the D.C. employment forecast. The impact on municipal
services from work at home employees has already been included in the
population forecast. The need for municipal services related to
N.F.P.O.W. employees has largely been included in the employment
forecast by usual place of work (i.e., employment and gross floor area
(G.F.A.) generated from N.F.P.O.W. construction employment).
Furthermore, since these employees have no fixed work address, they
cannot be captured in the non-residential G.F.A. calculation. Accordingly,
work at home and N.F.P.O.W. employees have been removed from the
D.C.A. employment forecast and calculation.
o Total employment for the Township (excluding work at home and
N.F.P.O.W. employment) is anticipated to reach approximately 3,420 by
mid-2034, 3,470 by mid-2036, and 4,230 by buildout. This represents an
employment increase of 280 for the 10-year forecast period, 330 for the
12-year forecast period, and 1,290 for the buildout forecast period.[2]
[1] No fixed place of work is defined by Statistics Canada as "persons who do not go
from home to the same workplace location at the beginning of each shift. Such persons
include building and landscape contractors, travelling salespersons, independent truck
drivers, etc."
[2] G.F.A. and employment associated within special care institutional dwellings treated
as residential, resulting in an institutional employment difference between Schedules
10a and 10b. Total employment growth in Schedule 10b (excluding work at home and
N.F.P.O.W. employment) has been downwardly adjusted to account for institutional
employment associated with special care facilities. Total employment in Schedule 10b
is anticipated to reach approximately 3,410 by mid-2034, 3,470 by mid-2036, and 4,410
by buildout.
Watson & Associates Economists Ltd.
PAGE 3-10
DC Study
- Non-Residential Sq.ft. Estimates (G.F.A.), (Appendix A - Schedule 10b):
o Square footage estimates were calculated in Schedule 10b based on the
following employee density assumptions:
- 3,000 sq.ft. per employee for primary;
- 1,300 sq.ft. per employee for industrial;
- 500 sq.ft. per employee for commercial/population-related; and
- 680 sq.ft. per employee for institutional employment.
o The Township-wide incremental G.F.A. is anticipated to increase by
approximately 206,400 sq.ft. over the 10-year forecast period, 248,100
sq.ft. over the 12-year forecast period, and 960,200 over the buildout
forecast period.
o In terms of percentage growth, the mid-2024 to mid-2036 incremental
G.F.A. forecast by sector is broken down as follows:
- Primary - 12%
- Industrial - 34%;
- Commercial/population-related - 44%; and
- Institutional - 10%.
- Geographic Location of Non-Residential Development (Appendix A, Schedule
10c):
o Schedule 10c summarizes the anticipated amount, type, and location of
non-residential development by servicing area for the Township by area.
o The amount and percentage of forecast total non-residential growth
between mid-2024 and buildout by development location is summarized in
Table 3-3.
Watson & Associates Economists Ltd.
PAGE 3-11
DC Study
Table 3-3
Township of Severn
Geographic Location of Non-Residential Development
Development Location
Amount of Non-
Residential G.F.A.
(sq.ft.), 2024 to 2036
Percentage of Non-
Residential G.F.A.,
2024 to 2036
Westshore (Municipally Serviced)
98,600
40%
Coldwater (Municipally Serviced)
46,100
18%
Rural/Non-Municipally Serviced[1]
103,400
42%
Township of Severn
248,100
100%
[1] Westshore has vacant industrial lands, however there is currently no municipal servicing
identified for these lands and are captured as part of the rural / non-municipally serviced area.
Watson & Associates Economists Ltd.
DC Study
Chapter 4
The Approach to the
Calculation of the Charge
Watson & Associates Economists Ltd.
PAGE 4-1
DC Study
4. The Approach to the Calculation of the Charge
4.1 Introduction
This chapter addresses the requirements of subsection 5 (1) of the D.C.A. with respect
to the establishment of the need for service which underpins the D.C. calculation.
These requirements are illustrated schematically in Figure 4-1.
4.2 Services Potentially Involved
Table 4-1 lists the full range of municipal services that are provided within municipalities
and indicates the D.C.-eligible service components included in the D.C. background
study for the Township.
A number of these services are not included in the list of eligible services provided in
subsection 2 (4) of the D.C.A. as being ineligible for inclusion in D.C.s. These are
shown as "ineligible" on Table 4-1B (as per the legend in Table 4-1A). Two ineligible
costs defined in subsection 5 (3) of the D.C.A. are "computer equipment" and "rolling
stock with an estimated useful life of (less than) seven years." In addition, local roads
are covered separately under subdivision agreements and related means (as are other
local services). Services that are potentially eligible for inclusion in the Township's D.C.
are indicated with a "Yes."
4.3 Increase in the Need for Service
The D.C. calculation commences with an estimate of "the increase in the need for
service attributable to the anticipated development," for each service to be covered by
the by-law. There must be some form of link or attribution between the anticipated
development and the estimated increase in the need for service. While the need could
conceivably be expressed generally in terms of units of capacity, subsection 5 (1) 3,
which requires that Township Council indicate that it intends to ensure that such an
increase in need will be met, suggests that a project-specific expression of need would
be most appropriate.
Watson & Associates Economists Ltd.
PAGE 4-2
DC Study
Figure 4-1
The Process of Calculating a Development Charge under the Act that must be followed
8. Specified Local Services
Anticipated
Development
1.
Estimated Increase in
Need for Service
2. Ineligible Services
Ceiling Re:
Increased Need
Needs That Will
Be Met
Examination of the
Long-term Capital
and Operating Costs
for Capital
Infrastructure
D.C. Needs
By Service
Less:
Uncommitted Excess
Capacity
Less:
Benefit To Existing
Development
Less:
Grants, Subsidies
and Other
Contributions
D.C. By-law(s)
Spatial
Applicability
D.C. Net Capital Costs
Costs for new development vs.
existing development for the term
of the by-law and the balance
of the period
Amount of the Charge
By Type of Development
(including apportionment of
costs - residential and
non-residential)
Financing,
Inflation and
Investment
Considerations
3.
4.
5.
6.
11.
12.
15.
16.
13.
14.
9.
Tax Base,
User Rates,
etc.
Subdivision
Agreements
and Consent
Provisions
Consideration of exemptions,
phase-ins, etc.
1
3
2
Non-Transit Services
Historical Service
Standard
4a.
Transit Services
Forward-looking
Service
Standard
4b.
Asset Management
Plan for All Capital
Projects to be
Funded by D.C.s 7.
Non-Transit Services
Financially
Sustainable
7a.
Transit Services
Detailed
Requirements 7b.
10.
Watson & Associates Economists Ltd.
PAGE 4-3
DC Study
Table 4-1A
Categories of Township Services to be Addressed as Part of the
Calculation - Eligibility Legend
Eligibility for
Inclusion in the
D.C. Calculation
Description
Yes
Township provides the service - service has been included in
the D.C. calculation.
No
Township provides the service - service has not been included
in the D.C. calculation.
n/a
Township does not provide the service.
Ineligible
Service is ineligible for inclusion in the D.C. calculation.
Table 4-1B
Categories of Township Services to be Addressed as Part of the Calculation
Categories of Township
Services
Inclusion in
the D.C.
Calculation
Service Components
1. Water supply services,
including distribution and
treatment services
Yes
Yes
n/a
Yes
1.1 Treatment plants, Water Supply,
and Storage Facilities
1.2 Distribution systems
1.3 Local systems
1.4 Vehicles and equipment[1]
2. Wastewater services,
including sewers and
treatment services
Yes
Yes
n/a
Yes
2.1 Treatment plants
2.2 Sewage trunks
2.3 Local systems
2.4 Vehicles and equipment[1]
3. Stormwater Drainage and
Control Services
No
No
No
3.1 Main channels and drainage
trunks
3.2 Channel connections
3.3 Retention/detention ponds
4. Services Related to a
Highway
Yes
Yes
No
Yes
Yes
Yes
Yes
Yes
4.1 Arterial roads
4.2 Bridges and Culverts
4.3 Local municipal roads
4.4 Traffic signals
4.5 Sidewalks and streetlights
4.6 Active Transportation
4.7 Works Yard
4.8 Rolling stock[1]
[1] with a 7+ year useful life
Watson & Associates Economists Ltd.
PAGE 4-4
DC Study
Categories of Township
Services
Inclusion in
the D.C.
Calculation
Service Components
5. Electrical Power Services
n/a
n/a
n/a
5.1 Electrical substations
5.2 Electrical distribution system
5.3 Electrical system rolling stock[1]
6. Transit Services
n/a
n/a
6.1 Transit vehicles[1] & facilities
6.2 Other transit infrastructure
7. Waste Diversion Services
n/a
n/a
7.1 Waste diversion facilities
7.2 Waste diversion vehicles and
equipment[1]
8. Policing Services
n/a
n/a
n/a
8.1 Police detachments
8.2 Police rolling stock[1]
8.3 Small equipment and gear
9. Fire Protection Services
Yes
Yes
Yes
9.1 Fire stations
9.2 Fire Vehicles[1]
9.3 Fire Equipment and gear
10. Ambulance Services
n/a
n/a
10.1 Ambulance station space
10.2 Vehicles[1]
11. Services provided by a
board within the meaning
of the Public Libraries Act
Yes
n/a
Yes
11.1 Public library space (incl.
furniture and equipment)
11.2 Library vehicles[1]
11.3 Library materials
12. Services Related to Long-
Term Care
n/a
n/a
12.1 Long-Term Care space
12.2 Vehicles[1]
13. Parks and Recreation
Services
Ineligible
Yes
Yes
Yes
Yes
13.1 Acquisition of land for parks,
woodlots, and E.S.A.s
13.2 Development of municipal parks
13.3 Parks rolling stock[1] and yards
13.4 Facilities, such as arenas, indoor
pools, fitness facilities,
community centres, etc.
13.5 Recreation vehicles and
equipment[1]
14. Services Related to Public
Health
n/a
n/a
14.1 Public Health department space
14.2 Public Health department
vehicles[1]
[1] with a 7+ year useful life
Watson & Associates Economists Ltd.
PAGE 4-5
DC Study
Categories of Township
Services
Inclusion in
the D.C.
Calculation
Service Components
15. Child Care and Early
Years Programs and
Services within the
meaning of Part VI of the
Child Care and Early
Years Act, 2014 and any
related services.
n/a
n/a
15.1 Child care space
15.2 Vehicles[1]
16. Services related to
proceedings under the
Provincial Offences Act,
including by-law
enforcement services and
municipally administered
court services
No
Yes
16.1 P.O.A. space, including by-law
enforcement and municipally
administered court services
16.2 Vehicles[1]
17. Services Related to
Emergency Preparedness
No
No
17.1 Emergency Preparedness Space
17.2 Equipment
18. Services Related to
Airports
Ineligible
Ineligible
18.1 Airports
18.2 Other Airports
20. Other
Yes
Yes
20.1 Interest on money borrowed to
pay for growth-related capital
20.2 Studies in connection with
eligible services, including the
D.C. background study cost.
4.4 Local Service Policy
Some of the need for services generated by additional development consists of local
services related to a plan of subdivision. As such, they will be required as a condition of
subdivision agreements or consent conditions. The Township's Local Service Policy is
included in Appendix E.
[1] With a 7+ year useful life
Watson & Associates Economists Ltd.
PAGE 4-6
DC Study
4.5 Capital Forecast
Paragraph 7 of subsection 5 (1) of the D.C.A. requires that "the capital costs necessary
to provide the increased services must be estimated." The Act goes on to require two
potential cost reductions and the regulation sets out the way in which such costs are to
be presented. These requirements are outlined below.
These estimates involve capital costing of the increased services discussed above.
This entails costing actual projects or the provision of service units, depending on how
each service has been addressed.
The capital costs include:
a. costs to acquire land or an interest therein (including a leasehold interest);
b. costs to improve land;
c. costs to acquire, lease, construct or improve buildings and structures;
d. costs to acquire, lease or improve facilities, including rolling stock (with a useful
life of 7 or more years), furniture and equipment (other than computer
equipment), materials acquired for library circulation, reference, or information
purposes;
e. interest on money borrowed to pay for the above-referenced costs; and
f. costs to undertake studies in connection with the above-referenced matters
(include costs of the D.C. background study).
In order for an increase in need for service to be included in the D.C. calculation,
Township Council must indicate "that it intends to ensure that such an increase in need
will be met" (subsection 5 (1) 3). This can be done if the increase in service forms part
of a Council-approved Official Plan, capital forecast, or similar expression of the
intention of Council (O. Reg. 82/98 section 3). The capital program contained herein
reflects the Township's approved capital forecast, and master servicing/needs studies,
along with the prior D.C. study.
Currently, there are no outstanding credits to be included in the D.C. calculations.
Watson & Associates Economists Ltd.
PAGE 4-7
DC Study
4.6 Treatment of Credits
Section 8, paragraph 5, of O. Reg. 82/98 indicates that a D.C. background study must
set out "the estimated value of credits that are being carried forward relating to the
service." Subsection 17, paragraph 4, of the same regulation indicates that, "...the
value of the credit cannot be recovered from future D.C.s," if the credit pertains to an
ineligible service. This implies that a credit for eligible services can be recovered from
future D.C.s. As a result, this provision should be made in the calculation, in order to
avoid a funding shortfall with respect to future service needs.
Currently, there are no outstanding credits to be included in the D.C. calculations.
4.7 Class of Services
Section 7 of the D.C.A. states that a D.C. by-law may provide for any D.C.-eligible
service or the capital costs with respect to those services. Furthermore, a class may be
composed of any number or combination of services and may include parts or portions
of each D.C.-eligible services. With respect to growth-related studies, section 7(3) of
the D.C.A. states that:
"For greater certainty, a development charge by-law may provide for a
class consisting of studies in respect of any service listed in subsection 2
(4) whose capital costs are described in paragraphs 5 and 6 of subsection
5 (3)."
These provisions allow for services to be grouped together to create a class for the
purposes of the D.C. by-law and D.C. reserve funds. As of June 6, 2024, Bill 185 has
received Royal Assent, thereby the growth-related studies have been provided as a
class of services for purposes of calculating the D.C.s.
4.8 Existing Reserve Funds
Section 35 of the D.C.A. states that:
"The money in a reserve fund established for a service may be spent only
for capital costs determined under paragraphs 2 to 7 of subsection 5 (1)."
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There is no explicit requirement under the D.C.A. calculation method set out in s. 5 (1)
to net the outstanding reserve fund balance as part of making the D.C. calculation;
however, section 35 does restrict the way in which the funds are used in future.
For services that are subject to a per-capita-based, service level "cap," the reserve fund
balance should be applied against the development-related costs for which the charge
was imposed once the project is constructed (i.e., the needs of recent growth). This
cost component is distinct from the development-related costs for the next 10-year
period, which underlie the D.C. calculation herein.
The alternative would involve the Township spending all reserve fund monies prior to
renewing each by-law, which would not be a sound basis for capital budgeting. Thus,
the Township will use these reserve funds for the Township's cost share of applicable
development-related projects, which are required but have not yet been undertaken, as
a way of directing the funds to the benefit of the development which contributed them
(rather than to future development, which will generate the need for additional facilities
directly proportionate to future growth).
The Township's D.C. reserve fund balance by service as of December 31, 2023, less
outstanding commitments related to prior year capital approvals, is provided in Table
4-2. These balances have been considered in the D.C. calculations:
Table 4-2
Township of Severn
Projected Development Charge Reserve Fund Balances
As of December 31, 2023
Services/Class of Services
Balance as of
Dec. 31, 2023
Less
Commitments
Adjusted
Balance as of
Dec. 31, 2023
Services Related to a Highway
$4,051,491.27
$0.00
$4,051,491.27
Public Works
$629,707.48
$0.00
$629,707.48
Fire Protection Services
($662,907.97)
$0.00
($662,907.97)
Parks and Recreation Services
$2,386,409.32
$0.00
$2,386,409.32
Library Services
$242,543.67
$0.00
$242,543.67
Administration - Studies
$151,375.29
$0.00
$151,375.29
Septage/Biosolids
$137,408.00
$0.00
$137,408.00
Wastewater Services - Westshore
$1,174,239.42
$0.00
$1,174,239.42
Wastewater Services - Coldwater
$617,606.93
$0.00
$617,606.93
Water Services - Bass Lake
$38,327.09
$0.00
$38,327.09
Water Services - Westshore
($527,394.06)
$0.00
($527,394.06)
Water Services - Coldwater
$12,308.19
$0.00
$12,308.19
Water Services - Severn Estates
$27,954.16
$27,954.16
$0.00
Total
$8,279,068.79
$27,954.16
$8,251,114.63
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4.9 Deductions
The D.C.A. potentially requires that four deductions be made to the increase in the need
for service. These relate to:
- the historical level of service ceiling;
- uncommitted excess capacity;
- benefit to existing development; and
- anticipated grants, subsidies, and other contributions.
The requirements behind each of these reductions are addressed below.
4.9.1 Reduction Require by Historical Level of Service Ceiling
This is designed to ensure that the increase in need included in section 4.3 does "not
include an increase that would result in the level of service [for the additional
development increment] exceeding the average historical level of the service provided
in the municipality over the 15-year period immediately preceding the preparation of the
background study" (D.C.A., subsection 5 (1) 4). O. Reg. 82/98 (section 4) goes further
to indicate that "both the quantity and quality of a service shall be taken into account in
determining the level of service and the average level of service."
In many cases, this can be done by establishing a quantity measure in terms of units as
floor area, land area, or road length per capita and a quality measure, in terms of the
average cost of providing such units based on replacement costs, engineering
standards, or recognized performance measurement systems, depending on
circumstances. When the quantity and quality factors are multiplied together, they
produce a measure of the level of service which meets the requirements of the Act, i.e.,
cost per unit.
The average historical service level calculation sheets for each service component in
the D.C. calculation are set out in Appendix B.
4.9.2 Reduction for Uncommitted Excess Capacity
Paragraph 5 of subsection 5 (1) requires a deduction from the increase in the need for
service attributable to the anticipated development that can be met using the
Township's "excess capacity," other than excess capacity which is "committed."
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"Excess capacity" is undefined, but in this case must be able to meet some or all of the
increase in need for service, in order to potentially represent a deduction. The
deduction of uncommitted excess capacity from the future increase in the need for
service would normally occur as part of the conceptual planning and feasibility work
associated with justifying and sizing new facilities, (e.g., if a road widening to
accommodate increased traffic is not required because sufficient excess capacity is
already available, then widening would not be included as an increase in need, in the
first instance).
4.9.3 Reduction for Benefit to Existing Development
Section 5 (1) 6 of the D.C.A. provides that, "The increase in the need for service must
be reduced by the extent to which an increase in service to meet the increased need
would benefit existing development." The general guidelines used to consider benefit to
existing development included:
- the repair or unexpanded replacement of existing assets that are in need of
repair;
- an increase in average service level of quantity or quality;
- the elimination of a chronic servicing problem not created by growth; and
- providing services where none previously existed (generally considered for water
or wastewater services).
This step involves a further reduction in the need by the extent to which such an
increase in service would benefit existing development. The level of service cap in
section 4.9.1 is related but is not the identical requirement. Sanitary, storm, and water
trunks are highly localized to growth areas and can be more readily allocated in this
regard than other services such as services related to a highway, which do not have a
fixed service area.
Where existing development has an adequate service level which will not be tangibly
increased by an increase in service, no benefit would appear to be involved. For
example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive limited (or no) benefit as a result. On the other
hand, where a clear existing service problem is to be remedied, a deduction should be
made accordingly.
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In the case of services such as recreation facilities, community parks, libraries, etc., the
service is typically provided on a Township-wide system basis. For example, facilities of
the same type may provide different services (i.e., leisure pool vs. competitive pool),
different programs (i.e., hockey vs. figure skating), and different time availability for the
same service (i.e., leisure skating available on Wednesdays in one arena and
Thursdays in another). As a result, residents will travel to different facilities to access
the services they want at the times they wish to use them, and facility location generally
does not correlate directly with residence location. Even where it does, displacing users
from an existing facility to a new facility frees up capacity for use by others and
generally results in only a limited benefit to existing development. Furthermore, where
an increase in demand is not met for a number of years, a negative service impact on
existing development is involved for a portion of the planning period.
4.9.4 Reduction for Anticipated Grants, Subsidies, and Other
Contributions
This step involves reducing the capital costs necessary to provide the increased
services by capital grants, subsidies, and other contributions (including direct developer
contributions required due to the local service policy) made or anticipated by Council
and in accordance with various rules such as the attribution between the share related
to new vs. existing development. That is, some grants and contributions may not
specifically be applicable to growth or where Council targets fundraising as a measure
to offset impacts on taxes (O. Reg. 82/98, section 6).
4.10 Township-Wide vs. Area-Specific
This step involves determining whether all the subject costs are to be recovered on a
uniform municipal-wide basis or whether some or all are to be recovered on an area-
specific basis. Under the amended D.C.A., it is now mandatory to "consider" area-rating
of services (providing charges for specific areas and services); however, it is not
mandatory to implement area rating.
At present, the Township's by-law provides for area-rating for water and wastewater
services. All other Township services are recovered based on a uniform, Township-
wide basis.
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4.11 Allocation by Type of Development
This step involves relating the costs involved to anticipated development for each period
under consideration and using allocations between residential and non-residential
development and between one type of development and another, to arrive at a schedule
of charges.
4.12 Asset Management
The legislation now requires that a D.C. background study must include an asset
management plan (subsection 10 (2) c.2). The asset management plan (A.M.P.) must
deal with all assets that are proposed to be funded, in whole or in part, by D.C.s. The
current regulations provide very extensive and specific requirements for the A.M.P.
related to transit services (as noted in the subsequent subsection); however, they are
silent with respect to how the A.M.P. is to be provided for all other services. As part of
any A.M.P., the examination should be consistent with the municipality's existing
assumptions, approaches, and policies on asset management planning. This
examination has been included in Appendix F.
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DC Study
Chapter 5
D.C.-Eligible Cost Analysis by
Service
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5. Development Charge Eligible Cost Analysis by
Service and Class of Service
5.1 Introduction
This chapter outlines the basis for calculating eligible costs for the D.C.s to be applied
on a uniform basis for the defined service areas. In each case, the required calculation
process set out in subsection 5 (1) paragraphs 2 to 7 in the D.C.A., and described in
Chapter 4, was followed in determining D.C.-eligible costs.
The service component is evaluated on two format sheets:
- The service standards that provide the average historical 15-year level of service
calculation (see Appendix B), which "caps" the D.C. amounts; and
- The infrastructure cost calculation, which determines the potential D.C.-
recoverable cost.
The nature of the capital projects and timing identified in the Chapter reflect Council's
current intention. Over time, however, Township projects and Council priorities may
change; accordingly, Council's intentions may be altered, and different capital projects
(and timing) may be necessary to meet the need for services required by new growth.
5.2 Service Levels and 10-Year Capital Costs for Township-
wide Development Charge Services and Class of
Services Calculation
This section evaluates the development-related capital requirements for Township
services under a 10-year planning period.
5.2.1 Parks and Recreation Services
The Township provides a variety of parks and recreation-related assets to service the
community. Currently, the Township has 132 acres of parkland within its jurisdiction
consisting of passive and active parks. It also maintains 87 parkland amenities within
the boundaries of the parks, such as ball diamonds fields, playgrounds, dog parks,
washrooms, and gazebos, etc. In addition, there are approximately 30 linear metres of
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trails throughout the Township. Furthermore, the Township operates multiple indoor
recreation facilities providing a total of 62,582 sq.ft. of space. Finally, the parks and
recreation services are maintained with approximately 16 vehicles and equipment
assets. The total inventory of assets related to parks and recreation services over the
past 15 years results in an invested level of service of $2,271 per capita. When applied
to the 10-year forecast population, a maximum D.C.-eligible cost of approximately $3.41
million is applicable.
Based on the projected growth over the 10-year forecast period, the Township has
identified approximately $17.68 million in future growth capital costs. These costs
include parkland development in Westshore, two new splash pads, ball diamond
upgrades, outdoor skating pad, skateboard park, a pickup truck along with the
construction of the Westshore Community Centre. Growth related financing costs (i.e.,
interest) has been included in the D.C. calculation as the Township anticipates the need
to cashflow the funding for the community center until such time as the D.C. funding is
recovered. It is noted that the financing costs are eligible for inclusion of the D.C.s in
addition to the level of service maximum ceiling.
Table 5-1 provides the associated 10-year capital program anticipated for parks and
recreation services. A deduction related to the portion of costs that benefit the existing
population has been made in the amount of $126,000. Furthermore, a deduction
related to the post-period benefit for future growth, of approximately $11.02 million, has
been made. Finally, a deduction of approximately $2.39 million has been made to
recognize the balance in the existing D.C. reserve fund. As a result, approximately
$4.15 million has been included in the calculation of the charge.
As the predominant users of parks and recreation services tend to be residents of the
Township, the forecast D.C.-recoverable costs have been allocated 95% to future
residential development and 5% to future non-residential development. Therefore,
approximately $3.95 million, and $0.21 million has been allocated to residential and
non-residential developments, respectively.
5.2.2 Library Services
The Township owns and operates a library branch in Coldwater with 2,260 sq.ft. of
space of which 10% of the space, or 226 sq.ft., is contracted with the Township of Oro-
Medonte and has therefore been deducted from the net adjustment value. Severn also
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contracts 5% of space in the Orillia branch which currently equates to 2,378 sq.ft. of
space in 2023 and makes up the net adjustment figure in the service standard. In
addition, the Township's share of library collection materials within the Coldwater
branch and Orillia branch totals 144,798 items. Based on the level of investment, the
average level of service provided has been $336 per capita. In total, the maximum
D.C.-eligible amount for library services over the 10-year forecast period is $505,354.
Table 5-2 provides the capital program for library services for the 10-year forecast
period. Library expansion space in addition to library collections material have been
identified for inclusion in the D.C. at a gross cost of approximately $1.79 million. A
deduction relating to the costs that will benefit the existing community in the amount of
$996,600 has been made. Furthermore, a deduction related to the post-period benefit
for future growth of $41,600, has been made. Finally, a deduction of $242,544 has
been made to recognize the balance in the existing D.C. reserve fund. As a result, the
total D.C.-recoverable cost included in the calculation of the charge is $505,256.
Similar to parks and recreation services, the forecast D.C.-recoverable costs have been
allocated 95% to residential development and 5% to non-residential development.
Therefore, $479,994, and $25,263 have been allocated to future residential and non-
residential development types, respectively.
5.2.3 Provincial Offences Act including By-law Enforcement Services
The Township provides facility space for by-law enforcement of 150 sq.ft. In addition,
the Township owns and operates a pickup truck to conduct by-law enforcement
services. As such, the Township's level of service over the past 15 years equates to $6
per capita. When applied to the 10-year forecast population, a maximum D.C.-eligible
cost of $9,845 may be included in the D.C. calculation.
Table 5-3 provides the capital program related to Provincial Offences Act including by-
law enforcement. It includes the need to provide an additional vehicle and equipment to
expand the by-law enforcement to service the anticipated growth within the Township.
Therefore, capital costs of $75,700 related to growth have been included in the
calculated charge. A deduction related to the post-period benefit for future growth of
$36,800, has been made. Furthermore, a deduction of $29,060 has been made to
recognize the amount in excess of the historical service standard ceiling, resulting in a
net growth-related cost of $9,840 for inclusion in the D.C. calculations. These costs
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have been allocated to residential development in the amount of $8,364 (85%) and non-
residential development in the amount of $1,476 (15%). The allocations have been
made based on the relationship between incremental population and employment
growth anticipated over the 10-year forecast period.
5.2.4 Growth-Related Studies (Class of Service)
Section 7 of the D.C.A. states that a D.C. by-law may provide for any D.C. eligible
service or the capital costs with respect to those services. Further, a class may be
composed of any number or combination of services and may include parts or portions
of each D.C. eligible services. With respect to growth-related studies, section 7 (3) of
the D.C.A. states that:
"For greater certainty, a development charge by-law may provide for a
class consisting of studies in respect of any service listed in subsection 2
(4) whose capital costs are described in paragraphs 5 and 6 of subsection
5 (3)".
These provisions allow for services to be grouped together to create a class for the
purposes of the D.C. by-law and D.C. reserve funds. The D.C. calculations and draft
by-law provided herein include a class for growth-related studies. This class is
comprised of the following municipal-wide services:
- Parks and Recreation Services.
- Library Services;
- Provincial Offences Act, including By-law Enforcement;
- Services Related to a Highway;
- Fire Protection Services;
- Water Services; and
- Wastewater Services.
The following provides a list of the studies that have been identified for the 10-year
forecast period:
- Development Charge Studies;
- Official Plan;
- Zoning By-Law Update;
- Employment Lands Study;
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- Secondary Plan Study;
- Fire Master Plan;
- Transportation Master Plan Update;
- Servicing Master Plan Update;
- Recreation Master Plan;
- Trails Strategy Plan;
- Watershed Study; and
- Flood Plain Study
The list of growth-related studies, as provided in Table 5-4, has an estimated gross
capital cost of approximately $1.35 million. Deductions related to non-D.C. eligible
services of $76,000, benefit to existing development of $408,600, and the balance in the
existing D.C. reserve fund of $151,375, have been made. Therefore, the net D.C.
recoverable cost of $713,025 has been included for calculation purposes.
For planning related studies, a deduction of 10% of the growth-related costs has been
applied to recognize the extent to which the studies relate to non-D.C.-eligible services.
Planning related studies and future D.C. background studies have been allocated to the
services in the following manner:
- Parks and Recreation Services - 4.33%
- Library Services - 0.53%
- Provincial Offences Act, including By-law Enforcement - 0.01%
- Services Related to a Highway - 13.13%
- Fire Protection Services - 1.92%
- Water Services - 22.83%
- Wastewater Services - 57.25%
The allocation of the net growth-related costs between residential and non-residential
development is based on the residential and non-residential allocations for each service
area and are presented in Table 5-5 below (i.e., % residential and % non-residential).
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DC Study
Table 5-1
Township of Severn
Infrastructure Costs Included in the Development Charge Calculation
for Parks and Recreation Services
Prj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2033
95%
5%
1
Parkland Development in Westshore
2024-2030
1,450,000
725,000
-
725,000
-
-
725,000
688,750
36,250
2
Splash Pad
2025
290,000
-
-
290,000
-
-
290,000
275,500
14,500
3
Ball Diamonds Upgrades for size and lighting
2025
507,000
-
-
507,000
126,000
-
381,000
361,950
19,050
4
Pickup Truck
2026
72,400
-
-
72,400
-
-
72,400
68,780
3,620
5
Outdoor Skating Pad
2024
1,500,000
750,000
-
750,000
-
-
750,000
712,500
37,500
6
Splash Pad
2024
500,000
-
-
500,000
-
-
500,000
475,000
25,000
7
Skateboard Park
2024
500,000
-
-
500,000
-
-
500,000
475,000
25,000
8
Community Centre (Westshore) - Growth-related
Principal
2024-2050
10,000,000
7,418,000
-
2,582,000
-
-
2,582,000
2,452,900
129,100
9
Community Centre (Westshore) - Growth-related
Interest (Discounted)
2024-2050
2,862,404
2,123,300
-
739,104
-
-
739,104
702,148
36,955
10
Reserve Fund Adjustment
-
-
-
-
2,386,409
-
(2,386,409)
(2,267,089)
(119,320)
Total
$17,681,804
$11,016,300
$0
$6,665,504
$2,512,409
$0
$4,153,094
$3,945,440
$207,655
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital
Cost
Estimate
(2024$)
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Less:
Potential D.C. Recoverable Cost
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DC Study
Table 5-2
Township of Severn
Infrastructure Costs Included in the Development Charge Calculation
for Library Services
Table 5-3
Township of Severn
Infrastructure Costs Included in the Development Charge Calculation
for Provincial Offences Act Including By-law Enforcement Services
Prj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2033
95%
5%
1
Additional Library Expansion
Space
2024-2028
1,510,000
41,600
-
1,468,400
996,600
-
471,800
448,210
23,590
2
Additional Collections
2024-2033
276,000
-
-
276,000
-
-
276,000
262,200
13,800
3
Reserve Fund Adjustment
-
-
-
-
242,544
-
(242,544)
(230,416)
(12,127)
Total
$1,786,000
$41,600
$0
$1,744,400
$1,239,144
$0
$505,256
$479,994
$25,263
Gross
Capital Cost
Estimate
(2024$)
Total
Less:
Potential D.C. Recoverable Cost
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to
New
Development
Prj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2033
85%
15%
1
Additional Vehicle with Insert
2024
73,600
36,800
29,060
7,740
-
-
7,740
6,579
1,161
2
Gear for Additional By-law
Enforcement Officer
2024
1,000
-
-
1,000
-
-
1,000
850
150
3
Additional Equipment
2024
1,100
-
-
1,100
-
-
1,100
935
165
Total
$75,700
$36,800
$29,060
$9,840
$0
$0
$9,840
$8,364
$1,476
Gross
Capital
Cost
Estimate
(2024$)
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
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DC Study
Table 5-4
Township of Severn
Infrastructure Costs Included in the Development Charge Calculation
for Growth-Related Studies Class of Services
2024 to 2033
1
Development Charges Study
2024
All Services
44,000
-
-
44,000
-
-
44,000
36,862
7,138
2
Development Charges Study
2033
All Services
65,000
-
-
65,000
-
-
65,000
54,455
10,545
3
Official Plan
2029
All Services
200,000
-
20,000
180,000
89,900
-
90,100
75,481
14,619
4
Official Plan
2033
All Services
200,000
-
20,000
180,000
89,900
-
90,100
75,481
14,619
5
Zoning By-Law Update
2026
All Services
100,000
-
10,000
90,000
45,100
-
44,900
37,615
7,285
6
Zoning By-Law Update
2031
All Services
100,000
-
10,000
90,000
45,100
-
44,900
37,615
7,285
7
Employment Lands Study
2028
All Services
80,000
-
8,000
72,000
-
-
72,000
60,320
11,680
8
Secondary Plan Study
2030
All Services
80,000
-
8,000
72,000
-
-
72,000
60,320
11,680
9
Fire Master Plan
2025
Fire Protection Services
35,000
-
-
35,000
17,500
-
17,500
14,875
2,625
10
Transportation Master Plan Update
2028
Services Related to a Highway
60,000
-
-
60,000
6,000
-
54,000
45,900
8,100
11
Servicing Master Plan Update
2029
Water and Wastewater
Services
60,000
-
-
60,000
15,000
-
45,000
37,140
7,860
12
Recreation Master Plan
2033
Parks and Recreation Services
75,000
-
-
75,000
18,800
-
56,200
53,390
2,810
13
Trails Strategy Plan
2029
Parks and Recreation Services
75,000
-
-
75,000
37,500
-
37,500
35,625
1,875
14
Watershed Study
2028
Stormwater Services
100,000
-
-
100,000
25,000
-
75,000
63,750
11,250
15
Flood Plain Study
2028
Stormwater Services
75,000
-
-
75,000
18,800
-
56,200
47,770
8,430
16
Reserve Fund Adjustment
-
-
-
-
151,375
-
(151,375)
(128,669)
(22,706)
Total
$1,349,000
$0
$76,000
$1,273,000
$559,975
$0
$713,025
$607,930
$105,095
Residential
Share
Non-
Residential
Share
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Less:
Gross
Capital Cost
Estimate
(2024$)
Post Period
Benefit
Other
Deductions (to
recognize
benefit to non-
D.C. services)
Net Capital
Cost
Service to Which Project
Relates
Proj.
No.
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Watson & Associates Economists Ltd.
PAGE 5-9
DC Study
Table 5-5
Infrastructure Costs Covered in the D.C. Calculation - Growth-Related Studies -
Residential/Non-Residential Shares
5.3 Service Levels and 12-Year (mid-2024 to mid-2036)
Capital Costs for Township-wide D.C. Services
Calculation
This section evaluates the development-related capital requirements for services over
the mid-2024 to mid-2036 planning period.
5.3.1 Services Related to a Highway
The Township's inventory of roadways is measured in kilometres (km) and includes
collector and arterial roads. In total, the Township currently owns 348 km of D.C.-
eligible roads. Additionally, the Township operates its Public Works out of five facilities.
The facilities provide 82,889 sq.ft. of building area, along with approximately 54 vehicles
and equipment items to service the road network.
The total inventory of assets over the past 15 years results in an invested level of
service of $29,909 per capita. When applied to the 12-year forecast population, a
maximum D.C.-eligible cost of approximately $53.84 million is applicable.
Table 5-6 provides the capital program for services related to a highway. The Township
has identified 23 road projects required to service growth over the forecast period. The
total gross capital cost of the program is approximately $37.23 million. Deductions
related to the benefit to the existing development and growth in the post forecast period
Services
Total
Residential
Share
Non-Residential
Share
Water Services
117,092
96,698
20,394
Wastewater Services
265,484
220,400
45,083
Services Related to a Highway
101,218
86,082
15,136
Fire Protection Services
22,703
19,309
3,394
Library Services
2,295
2,180
114
Parks and Recreation Services
95,941
91,161
4,780
P.O.A. including By-law Enforcement Services
70
60
10
Stormwater Services
108,223
92,040
16,183
Total
$713,025
$607,930
$105,095
Overall Growth Studies Class of Services
Residential/Non-Residential %
85%
15%
Watson & Associates Economists Ltd.
PAGE 5-10
DC Study
have been applied in the amounts of approximately $19.26 million and $714,000,
respectfully. A further deduction of approximately $4.68 million has been made to
account for the existing reserve fund balance. As a result, the total D.C.-recoverable
cost of approximately $12.58 million has been included in the calculation of the charge.
Approximately $10.69 million (85%) and $1.89 million (15%) have been attributed to
residential and non-residential developments, respectfully. These attributions are based
on the incremental growth anticipated in population and employment over the 12-year
forecast period.
5.3.2 Fire Protection Services
The Township currently operates its services from 20,099 sq.ft. of facility space, with 15
fire vehicles, and 244 items related to small equipment and gear to provide fire
protection services to its community.
The total inventory of assets over the past 15 years results in an invested level of
service of $1,027 per capita. When applied to the 10-year forecast population, a
maximum D.C.-eligible cost of approximately $1.85 million is applicable.
The 12-year capital program for fire protection services is provided in Table 5-7. The
capital program included a total gross capital cost of approximately $3.05 million over
the forecast period. The capital program includes the growth-related funding related to
the replacement and expansion of Fire Station #2, provisions for additional fire vehicles
and a fire boat. Furthermore, additional equipment and gear for firefighters and ice
rescue equipment have been included. In addition, the current deficit in the D.C.
reserve fund of $662,908 has been included for continued recovery from growth.
Deductions related to growth in the post forecast period of $315,100 and the costs that
benefit the existing development of approximately $1.56 million have been made.
As a result of these deductions, the D.C.-recoverable cost of approximately $1.84
million has been apportioned to residential and non-residential development. The
residential development cost share totals approximately $1.56 million (85%) and non-
residential development cost share totals $275,911 (15%). The allocation of D.C.-
recoverable costs by type of development is based on the incremental population and
employment growth over the forecast period.
Watson & Associates Economists Ltd.
PAGE 5-11
DC Study
Table 5-6
Township of Severn
Infrastructure Costs Included in the Development Charge Calculation
For Services Related to a Highway
Less:
Potential D.C. Recoverable Cost
Prj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2036
85%
15%
1
Uhthoff Line - City Limits to Division Road
2045
1,082,000
714,100
-
367,900
367,900
-
-
-
-
2
Carlyon Line - Brodie Dr. to Division Road
2024
1,300,000
-
-
1,300,000
442,000
-
858,000
729,300
128,700
3
Townline - Hwy. 12 to Marchmount Sideroad 2027-2028
530,000
-
-
530,000
180,200
-
349,800
297,330
52,470
4
Menoke Beach Road - Hwy 11 to Couch Ave
2025-2027
2,800,000
-
-
2,800,000
952,000
-
1,848,000
1,570,800
277,200
5
Turnbull Drive - Goldstein to Third Street
2026-2028
1,470,000
-
-
1,470,000
499,800
-
970,200
824,670
145,530
6
Wainman Line - Division Road to Warminister
Road
2027-2029
2,750,000
-
-
2,750,000
2,475,000
-
275,000
233,750
41,250
7
Goldstien Rd - Hwy 11 to Turnbull Drive
2029-2031
2,600,000
-
-
2,600,000
884,000
-
1,716,000
1,458,600
257,400
8
Culvert Wainman North of Division
2025
3,500,000
-
-
3,500,000
1,190,000
-
2,310,000
1,963,500
346,500
9
Brennan Line - Hwy 11 to Stockdale
2027-2030
2,150,000
-
-
2,150,000
731,000
-
1,419,000
1,206,150
212,850
10
Brodie Drive - Carlyon to Burnside (bike lane)
2024
1,250,000
-
-
1,250,000
425,000
-
825,000
701,250
123,750
11
Bayou Road - Hwy 11 to Hedgemere Landing 2024-2026
1,200,000
-
-
1,200,000
792,000
-
408,000
346,800
61,200
12
Ardtrea Drive
2027
400,000
-
-
400,000
264,000
-
136,000
115,600
20,400
13
Sturgeon Bay Road - Sheridan to Coldwater
Road (Widening)
2031-2034
260,000
-
-
260,000
171,600
-
88,400
75,140
13,260
14
Gray Street - Coldwater Road to Anderson
Line (Widening)
2030-2033
1,850,000
-
-
1,850,000
1,221,000
-
629,000
534,650
94,350
15
Anderson Line - Southorn to CR17
2035-2038
2,795,000
-
-
2,795,000
1,844,700
-
950,300
807,755
142,545
16
Sturgeon Bay Road - Sheridan to Coldwater
Rd and River Street - Gray to CR17 -
Widening and Signalization
2038-2039
3,400,000
-
-
3,400,000
2,244,000
-
1,156,000
982,600
173,400
17
Coldwater Road - Gray to Hwy 12
2032-2035
1,400,000
-
-
1,400,000
924,000
-
476,000
404,600
71,400
18
Gill Street Sidewalk Coldwater Road - Sunset
Cres
2024-2025
175,000
-
-
175,000
59,500
-
115,500
98,175
17,325
19
River Street - Gray to CR 17
2032-2035
1,000,000
-
-
1,000,000
660,000
-
340,000
289,000
51,000
20
Division Road / Burnside Line Signalization
2025-2028
900,000
-
-
900,000
810,000
-
90,000
76,500
13,500
21
Division Road West - Wainman to Burnside -
Paved Shoulder
2031
1,100,000
-
-
1,100,000
990,000
-
110,000
93,500
16,500
22
Division Road West - Wainman to Hwy 12 -
MUP
2031
150,000
-
-
150,000
51,000
-
99,000
84,150
14,850
23
Stockdale Road - Brennan Line to Hwy 11
2032-2034
3,170,000
-
-
3,170,000
1,077,800
-
2,092,200
1,778,370
313,830
24
Reserve Fund Adjustment
-
-
-
4,681,199
-
(4,681,199)
(3,979,019)
(702,180)
Total
$37,232,000
$714,100
$0
$36,517,900
$23,937,699
$0
$12,580,201
$10,693,171
$1,887,030
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2024$)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Watson & Associates Economists Ltd.
PAGE 5-12
DC Study
Table 5-7
Township of Severn
Infrastructure Costs Included in the Development Charge Calculation
For Fire Protection Services
Less:
Potential D.C. Recoverable Cost
Prj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2036
85%
15%
Facilities:
1
Replacement and Expansion to Fire
Station #2 - Balance of Growth-Related
Funding
2024-2034
373,000
-
-
373,000
-
-
373,000
317,050
55,950
2
Diesel Exhaust Extraction System Stn's 1
and 3
2025-2026
64,000
-
-
64,000
59,000
-
5,000
4,250
750
Fleet:
3
Provision for new Fire Vehicles (Aerial)
2026
2,300,000
315,100
-
1,984,900
1,300,000
-
684,900
582,165
102,735
4
Provision for new Fire Boat
2026
45,000
-
-
45,000
41,500
-
3,500
2,975
525
Equipment & Gear:
5
Equipment for Additional Firefighters (15)
2024-2036
96,800
-
-
96,800
-
-
96,800
82,280
14,520
6
Ice Rescue Equipment
2026
20,000
-
-
20,000
18,400
-
1,600
1,360
240
7
Turnout gear Extractor Stn 2 (washer)
2025
30,000
-
-
30,000
27,700
-
2,300
1,955
345
8
Turnout gear Extractor Stn 3 (washer)
2026
32,000
-
-
32,000
29,500
-
2,500
2,125
375
9
Turnout gear Extractor Stn 1 (washer)
2026
32,000
-
-
32,000
29,500
-
2,500
2,125
375
10
Turnout gear dryer Stn 2
2025
18,000
-
-
18,000
16,600
-
1,400
1,190
210
11
Turnout gear dryer Stn 1
2026
19,000
-
-
19,000
17,500
-
1,500
1,275
225
12
Turnout gear dryer Stn 3
2026
19,000
-
-
19,000
17,500
-
1,500
1,275
225
Adjustments:
13
Reserve Adjustment
662,908
-
-
662,908
-
-
662,908
563,472
99,436
Total
$3,711,708
$315,100
$0
$3,396,608
$1,557,200
$0
$1,839,408
$1,563,497
$275,911
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Gross
Capital
Cost
Estimate
(2024$)
Increased Service Needs Attributable
to Anticipated Development
Timing
(year)
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-13
DC Study
5.4 Service Levels and Build-out Capital Costs for Severn's
D.C. Calculation
This section evaluates the development-related capital requirements for those services
with capital costs that are evaluated over the build out planning period.
5.4.1 Septage and Hauled Treatment
A class environmental assessment (E.A.) was undertaken by the North Simcoe
Municipalities to address the management of septage (sewage sludge) and hauled
sewage (septage and holding tank water) generated within Midland, Penetanguishene,
Tay, and Severn.
The assessment looked at existing and projected volumes for the above municipalities
with and without Tiny Township included as a participant. The costs for these facilities
ranged between $4.12 million and $5.84 million at the time the study was undertaken.
Of this total, Severn's portion of the cost was determined to be between 6.8% and 7.5%,
depending upon Tiny Township's participation.
Currently, Township staff are exploring the option of adding a septage facility within the
Township. Staff have estimated the cost for this facility to be $1.5 million. Based on the
assumption that the Township provides this type of facility, staff believe that 40% of the
facility would service other communities. Therefore, a deduction of $600,000 has been
made, resulting in a net amount of $900,000 that would benefit the Township itself. Of
this net amount, staff estimate 65% (or $585,000) would benefit existing development,
and the remaining balance would be available to support growth in the areas of the
Township that are unserviced via a municipal wastewater system. Consequently,
$315,000 has been identified for inclusion in the D.C. study.
The balance in the Septage & Hauled Treatment D.C. reserve fund of $137,408 has
also been deducted from the D.C. calculation resulting in a net D.C. recoverable amount
of $177,592, as identified in Table 5-8.
These costs are shared between residential and non-residential based on the un-
serviced population to employment ratio over the forecast period, resulting in 88% (i.e.,
$152,729) being allocated to residential development and 12% (i.e., $24,863) being
allocated to non-residential development
Watson & Associates Economists Ltd.
PAGE 5-14
DC Study
Table 5-8
Township of Severn
Infrastructure Costs Included in the Development Charge Calculation
for Wastewater Services - Septage and Hauled Treatment
Residential
Share
Non-
Residential
Share
2024 to Rural Buildout
86%
14%
1
Facility for Septage and Hauled Treatment
2024-2044
1,500,000
-
600,000
900,000
585,000
-
315,000
270,900
44,100
2
Reserve Fund Adjustment
-
-
-
-
137,408
-
(137,408)
(118,171)
(19,237)
Total
$1,500,000
$0
$600,000
$900,000
$722,408
$0
$177,592
$152,729
$24,863
Prj.
No.
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital
Cost
Estimate
(2024$)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Potential D.C. Recoverable Cost
Watson & Associates Economists Ltd.
PAGE 5-15
DC Study
5.5 Service Levels and Urban Build Out Area-Specific
Capital Costs for Severn's D.C. Calculation
This section evaluated the development-related capital requirements for those services
with capital costs that are evaluated over the urban build out planning period.
5.5.1 Water Services
The Township of Severn currently provides water service to six areas: Washago,
Sandcastle, Westshore, Coldwater, Bass Lake Woodlands and Severn Estates. Area-
specific D.C.s have been in place to recover costs for the Westshore and Coldwater
systems from those being serviced by the systems.
Westshore Area
For the Westshore area, staff have identified the need for a Treatment Plant Expansion
based on current capacity and the anticipated requirements for growth. The gross cost
of this project is estimated at $13.0 million, with a deduction of approximately $3.6
million to account for benefits to growth beyond the forecast period. In addition to the
treatment plant expansion, a low lift station communications upgrade, a booster
station/reservoir booster, and a transmission line are required over the forecast period.
The gross capital cost for these projects is approximately $9.53 million. In addition to
these costs, the current deficit in the Westshore Water area specific D.C. reserve fund
in the amount of $527,394 have been included. These costs result in a total capital
program of approximately $23.06 million.
In addition to the post period deduction for the treatment facility noted above, an
additional deduction to recognize the costs that will benefit existing development has
been made in the amount of $487,400. Consequently, the net D.C. recoverable
amount for water services in the Westshore area is approximately $18.97 million, as
identified in Table 5-9.
The growth-related costs have been allocated between residential and non-residential
development based on population-to-employment growth in the Westshore Area,
resulting in an 82% allocation to residential and a 18% allocation to non-residential.
This allocation results in approximately $15.56 million and $3.42 million being
attributable to residential and non-residential development, respectively.
Watson & Associates Economists Ltd.
PAGE 5-16
DC Study
Coldwater Area
For the Coldwater area, staff have identified the need for Treatment Plant Filtration
Upgrades, a booster station/reservoir booster, and two transmission lines. The gross
capital cost for these projects is $10.2 million. A deduction of approximately $4.29
million to account for benefits to growth beyond the forecast period has been made.
Further, a deduction of approximately $2.99 million has been made related to the cost
that would benefit existing development.
The balance in the Coldwater water area specific D.C. reserve fund of $12,208 has also
been deducted from the D.C. calculation resulting in a net D.C. recoverable amount of
approximately $2.91 million, as identified in Table 5-10.
The growth-related costs have been allocated between residential and non-residential
development based on population-to-employment growth in the Coldwater Area,
resulting in an 86% allocation to residential and a 14% allocation to non-residential.
Westshore and Coldwater Areas
It is noted that there are capacity restrictions related to the wastewater capacity in the
Westshore and Coldwater areas, which result in the anticipated post period benefit
deductions applied to the water services. This is due to the water treatment plant
expansions being able to provide for more growth than the capital wastewater programs
will in both areas (provided in Section 5.5.2).
5.5.2 Wastewater Services
Westshore Area
Staff have identified several projects required in the Westshore Area related to
expansion of the Wastewater Services to allow for growth. Table 5-11 provides the
capital program anticipated for the wastewater service with gross costs of approximately
$41 million. Deductions related to the costs that benefit existing development of
$723,000, along with the amount in the current D.C. reserve fund of approximately
$1.17 million have been made. As the growth forecast has been tied to the additional
capacity that the wastewater treatment plant will provide, no post period deduction is
required. Hence, if additional growth is identified in the future, additional expansion of
the wastewater services in Westshore will be required. As a result, the growth-related
Watson & Associates Economists Ltd.
PAGE 5-17
DC Study
capital expense included in the calculated charges equate to approximately $39.1
million.
The growth-related costs have been allocated between residential and non-residential
development based on population to employment growth in Coldwater which results in
an 82% allocation to residential and an 18% allocation to non-residential. This
allocation results in approximately $32.06 million being allocated to residential
development and $7.04 being allocated to non-residential development.
Coldwater Area
Projects for the Coldwater area include plant and pump station expansions, twin main
pumping station forcemain, pumping station upgrades, and expansion to the collection
system. These projects have a gross cost of approximately $23.85 million with
deductions of approximately $4.65 million made to account for the costs that will benefit
existing development, and the amount in the current D.C. reserve fund of $617,607.
Similar to the Westshore area, the growth forecast for the Coldwater area has been
based on the buildout of the expanded plant capacity, therefore, no post period
deduction has been made for the majority of the capital program. However, one project,
the Anderson Line Area Collection System, is not anticipated to be required to service
the growth identified in the current forecast period, and therefore, this project, in the
amount of $3.0 million has been fully deducted as a post period benefit. Hence, an
additional treatment plant expansion will be required to service additional future growth
that this collection system will service. The resultant net D.C. recoverable amount is
therefore approximately $15.58 million.
An 85% residential and 17% non-residential attribution has been made based on a
population vs. employment growth ratio over the urban buildout forecast period. This
allocation results in approximately $13.4 million and $2.18 million being allocated to
residential and non-residential development, respectively.
Watson & Associates Economists Ltd.
PAGE 5-18
DC Study
Table 5-9
Township of Severn
Infrastructure Costs Included in the Development Charge Calculation
For Water Services - Westshore Area
Residential
Share
Non-
Residential
Share
2024 to Urban Buildout - Westshore
82%
18%
1
Westshore Treatment Plant Expansion
2028-2032
13,000,000
3,596,900
-
9,403,100
281,300
-
9,121,800
7,479,876
1,641,924
2
Low Lift Station Upgrades
2028-2032
250,000
-
-
250,000
5,400
-
244,600
200,572
44,028
3
South Westshore Booster Station OR
Reservoir Booster at Brennan and
Stockdale (SMP)
2032-2033
4,000,000
-
-
4,000,000
86,500
-
3,913,500
3,209,070
704,430
4
Tramission Line 300mm Ring loop along
Menoke Beach Rd from Couchiching Ave to
Stockdale Rd and to Plant.
2032-2033
5,280,000
-
-
5,280,000
114,200
-
5,165,800
4,235,956
929,844
5
Reserve Fund Adjustment
527,394
-
-
527,394
-
-
527,394
432,463
94,931
Total
$23,057,394
$3,596,900
$0
$19,460,494
$487,400
$0
$18,973,094
$15,557,937
$3,415,157
Prj.
No.
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2024$)
Post Period
Benefit
Other
Deductions
Less:
Potential D.C. Recoverable Cost
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-19
DC Study
Table 5-10
Township of Severn
Infrastructure Costs Included in the Development Charge Calculation
For Water Services - Coldwater Area
Residential
Share
Non-
Residential
Share
2024 to Urban Buildout - Coldwater
86%
14%
1
Coldwater Treatment Plant Filtration
Upgrades
2028-2032
6,000,000
2,181,000
-
3,819,000
2,334,100
-
1,484,900
1,277,014
207,886
2
Anderson Booster Station OR Reservoir
Booster (SMP)
2040-2044
2,000,000
797,200
-
1,202,800
660,000
-
542,800
466,808
75,992
3
Transmission Line (300mm) from Gray to
Anderson Stand Pipe
2038-2041
1,000,000
594,900
-
405,100
-
-
405,100
348,386
56,714
4
Transmission Line (300mm) from River
Street to Anderson Stand Pipe
2038-2041
1,200,000
713,900
-
486,100
-
-
486,100
418,046
68,054
5
Reserve Fund Adjustment
-
-
-
-
12,308
-
(12,308)
(10,585)
(1,723)
Total
$10,200,000
$4,287,000
$0
$5,913,000
$3,006,408
$0
$2,906,592
$2,499,669
$406,923
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Potential D.C. Recoverable Cost
Gross Capital
Cost Estimate
(2024$)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Prj.
No.
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Watson & Associates Economists Ltd.
PAGE 5-20
DC Study
Table 5-11
Township of Severn
Infrastructure Costs Included in the Development Charge Calculation
For Wastewater Services - Westshore Area
Residential
Share
Non-
Residential
Share
2024 to Urban Buildout - Westshore
82%
18%
1
Westshore Treatment Plant Expansion
2028-2032
20,000,000
-
-
20,000,000
398,700
-
19,601,300
16,073,066
3,528,234
2
Westshore Main Pump Station Upgrade or 170 cu.m.
Wetwell
2024-2025
287,000
-
-
287,000
71,800
-
215,200
176,464
38,736
3
Wood Pumping Station Generator
2024
70,000
-
-
70,000
52,500
-
17,500
14,350
3,150
4
Twinning Forcemain Valve Chamber
2024-2025
800,000
-
-
800,000
200,000
-
600,000
492,000
108,000
5
Westshore Plant Process Optimization and EQ Tank
2025-2026
5,000,000
-
-
5,000,000
-
-
5,000,000
4,100,000
900,000
6
Low lift station at treatment plant (50l/s)
2025-2026
2,750,000
-
-
2,750,000
-
-
2,750,000
2,255,000
495,000
7
South Westshore Catchment Area Development
2026-2028
6,776,000
-
-
6,776,000
-
-
6,776,000
5,556,320
1,219,680
8
South Westshore Catchment Area Main SPS
2027-2028
3,891,800
-
-
3,891,800
-
-
3,891,800
3,191,276
700,524
9
Wood Pumping Station Redirect (150mm forcemain
Twin from PS1)
2028-2029
924,000
-
-
924,000
-
-
924,000
757,680
166,320
10
Wood Pumping Station Upgrades (3.5 L/Sec - +17
L/Sec)
2029-2030
500,000
-
-
500,000
-
-
500,000
410,000
90,000
11
Reserve Fund Adjustment
-
-
-
-
1,174,239
-
(1,174,239)
(962,876)
(211,363)
Total
$40,998,800
$0
$0
$40,998,800
$1,897,239
$0
$39,101,561
$32,063,280
$7,038,281
Prj.
No.
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2024$)
Post Period
Benefit
Other
Deductions
Less:
Potential D.C. Recoverable Cost
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-21
DC Study
Table 5-12
Township of Severn
Infrastructure Costs Included in the Development Charge Calculation
For Wastewater Services - Coldwater Area
Residential
Share
Non-
Residential
Share
2024 to Urban Buildout - Coldwater
86%
14%
1
Coldwater Wastewater Treatment Plant
Expansion (New Sequencing Batch Reactor
and Capacity Expansion)
2024-2027
15,000,000
-
-
15,000,000
2,155,200
-
12,844,800
11,046,528
1,798,272
2
Twin Main Pumping Station Forcemain
2024-2026
1,000,000
-
-
1,000,000
750,000
-
250,000
215,000
35,000
3
Sturgeon Bay Road Pumping Station
Upgrades (Home Hardware)
2026-2028
3,850,000
-
-
3,850,000
1,309,000
-
2,541,000
2,185,260
355,740
4
Main Pump Station - Expansion
2037-2040
1,000,000
-
-
1,000,000
440,000
-
560,000
481,600
78,400
5
Anderson Line Area Collection System
2040-2044
3,000,000
3,000,000
-
-
-
-
-
-
-
6
Reserve Fund Adjustment
-
-
-
-
617,607
-
(617,607)
(531,142)
(86,465)
Total
$23,850,000
$3,000,000
$0 $20,850,000
$5,271,807
$0
$15,578,193
$13,397,246
$2,180,947
Prj.
No.
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2024$)
Post
Period
Benefit
Other
Deductions
Less:
Potential D.C. Recoverable Cost
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
DC Study
Chapter 6
Development Charge
Calculation
Watson & Associates Economists Ltd.
PAGE 6-1
DC Study
6. Development Charge Calculation
Tables 6-1 and 6-2 calculate the proposed D.C.s to be imposed for infrastructure
services (wastewater and water) based upon an area specific urban build-out horizon
for Westshore and Coldwater, respectively. Table 6-3 calculates the proposed area
specific D.C. for wastewater services related to septage and hauled treatment over the
buildout forecast period for areas that are not serviced by a municipal wastewater
system. Table 6-4 calculates the proposed D.C. to be imposed on anticipated
development based on a Township-wide basis for services over a 12-year planning
horizon. Table 6-5 calculates the proposed uniform D.C. to be imposed on anticipated
development on a Township-wide basis for services and class of services over a 10-
year planning horizon.
The calculation for residential development is generated on a per capita basis and is
based upon five forms of housing types (singles and semi-detached, apartments 2+
bedrooms, apartments bachelor and 1-bedroom, special care/special dwelling units and
all other multiples). The non-residential D.C. has been calculated on a per sq.ft. of
gross floor area basis for all types of non-residential development (industrial,
commercial and institutional).
The D.C.-eligible costs for each service component were developed in Chapter 5 for all
Township services, based on their proposed capital programs.
For the residential calculations, the total cost is divided by the "gross" (new resident)
population to determine the per capita amount. The residential D.C.-recoverable capital
cost calculations set out in Chapter 5 are based on the net anticipated population
increase (the forecast new unit population less the anticipated decline in existing units).
The cost per capita is then multiplied by the average occupancy of the new units
(Appendix A, Schedule 7) to calculate the charges in Tables 6-1 to 6-5.
Table 6-6 provides the schedule of charges that is applicable for all services by type of
development. Table 6-7 summarizes the gross capital expenditures and sources of
revenue for works to be undertaken during the 10-year life of the by-law.
Watson & Associates Economists Ltd.
PAGE 6-2
DC Study
Table 6-1
Township of Severn
Area-Specific Services Westshore
2024-Urban Buildout - Westshore
Table 6-2
Township of Severn
Area-Specific Services Coldwater
2024-Urban Buildout - Coldwater
2024$ D.C.-Eligible Cost
2024$ D.C.-Eligible Cost
SERVICES
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
1. Wastewater Services
1.1
Treatment plants & Collection Systems
32,063,280
7,038,281
22,611
22.86
2. Water Services
2.1
Treatment, Storage and Distribution Systems
15,557,937
3,415,157
10,972
11.10
Total D.C. Eligible Capital Cost
$47,621,217
$10,453,438
$33,583
$33.96
Buildout Gross Population/GFA Growth (sq.ft.)
3,952
307,800
Cost Per Capita/Non-Residential GFA (sq.ft.)
$12,049.90
$33.96
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.787
$33,583
Other Multiples
2.422
$29,185
Apartments - 2 Bedrooms +
1.810
$21,810
Apartments - Bachelor and 1 Bedroom
1.191
$14,351
Special Care/Special Dwelling Units
1.100
$13,255
2024$ D.C.-Eligible Cost
2024$ D.C.-Eligible Cost
SERVICES
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
3.
Wastewater Services
3.1
Treatment plants & Sewers
13,397,246
2,180,947
17,480
10.42
4.
Water Services
4.1
Treatment, Storage and Distribution Systems
2,499,669
406,923
3,262
1.95
Total D.C. Eligible Capital Cost
$15,896,915
$2,587,870
$20,742
$12.37
Buildout Gross Population/GFA Growth (sq.ft.)
2,136
209,200
Cost Per Capita/Non-Residential GFA (sq.ft.)
$7,442.38
$12.37
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.787
$20,742
Other Multiples
2.422
$18,025
Apartments - 2 Bedrooms +
1.810
$13,471
Apartments - Bachelor and 1 Bedroom
1.191
$8,864
Special Care/Special Dwelling Units
1.100
$8,187
Watson & Associates Economists Ltd.
PAGE 6-3
DC Study
Table 6-3
Township of Severn
Township-wide Services
2024-Buildout - Un-Serviced Areas
Table 6-4
Township of Severn
Township-Wide D.C. Calculation for the 12-year Forecast Period
2024$ D.C.-Eligible Cost
2024$ D.C.-Eligible Cost
SERVICES
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
5.
Wastewater Services
5.1
Septage and Hauled Treatment Facilities
152,729
24,863
101
0.06
Total D.C. Eligible Capital Cost
$152,729
$24,863
$101
$0.06
Buildout Gross Population/GFA Growth (sq.ft.)
4,233
443,200
Cost Per Capita/Non-Residential GFA (sq.ft.)
$36
$0.06
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.787
$101
Other Multiples
2.422
$87
Apartments - 2 Bedrooms +
1.810
$65
Apartments - Bachelor and 1 Bedroom
1.191
$43
Special Care/Special Dwelling Units
1.100
$40
2024$ D.C.-Eligible Cost
2024$ D.C.-Eligible Cost
SERVICES
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
6. Services Related to a Highway
6.1
Roads and Related, Facilities, Vehicles & Equipment
10,693,171
1,887,030
9,984
7.61
7. Fire Protection Services
7.1
Fire facilities, vehicles, equipment and gear
1,563,497
275,911
1,460
1.11
Total D.C. Eligible Capital Cost
$12,256,668
$2,162,941
$11,444
$8.72
13-Year Gross Population/GFA Growth (sq.ft.)
2,985
248,100
Cost Per Capita/Non-Residential GFA (sq.ft.)
$4,106.09
$8.72
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.787
$11,444
Other Multiples
2.422
$9,945
Apartments - 2 Bedrooms +
1.810
$7,432
Apartments - Bachelor and 1 Bedroom
1.191
$4,890
Special Care/Special Dwelling Units
1.100
$4,517
Watson & Associates Economists Ltd.
PAGE 6-4
DC Study
Table 6-5
Township of Severn
Township-Wide D.C. Calculation for the 10-year Forecast Period
2024$ D.C.-Eligible Cost
2024$ D.C.-Eligible Cost
SERVICES/CLASS OF SERVICES
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
8.
Parks and Recreation Services
8.1
3,945,440
207,655
4,421
1.00
9.
Library Services
9.1
Library facilities, materials and vehicles
479,994
25,263
538
0.12
10. Provincial Offences Act including By-Law Enforcement
10.1
Facilities, vehicles and equipment
8,364
1,476
9
0.01
11. Growth-Related Studies
607,930
105,095
680
0.51
Total D.C. Eligible Capital Cost
$5,041,727
$339,488
$5,648
$1.64
10-Year Gross Population/GFA Growth (sq.ft.)
2,488
206,400
Cost Per Capita/Non-Residential GFA (sq.ft.)
$2,026.42
$1.64
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.787
$5,648
Other Multiples
2.422
$4,908
Apartments - 2 Bedrooms +
1.810
$3,668
Apartments - Bachelor and 1 Bedroom
1.191
$2,413
Special Care/Special Dwelling Units
1.100
$2,229
Park development, amenities, trails and recreation facilities, parks
operations facilites, vehicles and equipment
Watson & Associates Economists Ltd.
PAGE 6-5
DC Study
Table 6-6
Township of Severn
Calculated Schedule of Development Charges
for Services and Class of Services
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Township-Wide Services/Class of Service:
Services Related to a Highway
9,984
8,676
6,484
4,267
3,941
7.61
Fire Protection Services
1,460
1,269
948
624
576
1.11
Parks and Recreation Services
4,421
3,842
2,871
1,889
1,745
1.00
Library Services
538
468
349
230
212
0.12
Provincial Offences Act including By-Law Enforcement
9
8
6
4
4
0.01
Growth-Related Studies
680
591
442
291
268
0.51
Total Township-Wide Services/Class of Services
$17,092
$14,854
$11,100
$7,305
$6,746
$10.36
Area Specific Services:
Westshore
Wastewater Services
22,611
19,650
14,685
9,663
8,924
22.86
Water Services
10,972
9,535
7,126
4,689
4,331
11.10
Total Area Specific - Westshore
$33,583
$29,185
$21,811
$14,352
$13,255
$33.96
Area Specific Services:
Coldwater
Wastewater Services
17,480
15,191
11,352
7,470
6,899
10.42
Water Services
3,262
2,835
2,118
1,394
1,287
1.95
Total Area Specific - Coldwater
$20,742
$18,026
$13,470
$8,864
$8,186
$12.37
Area Specific Services:
Areas Not Receiving Wastewater Services
Septage and Hauled Treatment Facilities
101
88
66
43
40
0.06
Total Area Specific - Areas Not Receiving Wastewater Services
$101
$88
$66
$43
$40
$0.06
Services/Class of Services
RESIDENTIAL
Watson & Associates Economists Ltd.
PAGE 6-6
DC Study
Table 6-7
Township of Severn
Gross Expenditure and Sources of Revenue Summary for Costs
to be Incurred over the 10-Year Life of the By-law for all Services and Class of Services
Sources of Financing
Tax Base or Other Non-D.C. Source
D.C. Reserve Fund
Other
Deductions
Benefit to
Existing
Other Funding
Residential
Non-Residential
1.
Wastewater Services - Westshore
1.1
Treatment plants & Collection Systems
40,998,800
0
1,897,239
0
0
32,063,280
7,038,281
2.
Water Services - Westshore
2.1
Treatment, Storage and Distribution Systems
23,057,394
0
487,400
0
3,596,900
15,557,937
3,415,157
3.
Wastewater Services - Coldwater
3.1
Treatment plants & Sewers
19,850,000
0
4,831,807
0
0
12,915,646
2,102,547
4.
Water Services - Coldwater
4.1
Treatment, Storage and Distribution Systems
6,000,000
0
2,346,408
0
2,181,000
1,266,429
206,163
5.
Wastewater Services - Rural Areas
5.1
Septage and Hauled Treatment Facilities
714,286
285,714
415,979
0
0
10,829
1,763
6.
Services Related to a Highway
6.1
Roads and Related, Facilities, Vehicles & Equipment
29,155,000
0
18,953,099
0
0
8,671,616
1,530,285
7.
Fire Protection Services
7.1
Fire facilities, vehicles, equipment and gear
3,032,667
0
1,557,200
0
315,100
986,312
174,055
8.
Parks and Recreation Services
8.1
Park development, amenities, trails and recreation facilities,
parks operations facilites, vehicles and equipment
4,819,400
0
2,512,409
0
1,475,000
790,391
41,600
9.
Library Services
9.1
Library facilities, materials and vehicles
1,786,000
0
1,239,144
0
41,600
479,994
25,263
10.
Provincial Offences Act including By-Law Enforcement
10.1
Facilities, vehicles and equipment
75,700
29,060
0
0
36,800
8,364
1,476
11.
Growth-Related Studies
1,349,000
76,000
559,975
0
0
607,930
105,095
Total Expenditures & Revenues
$130,838,246
$390,774
$34,800,661
$0
$7,646,400
$73,358,727
$14,641,684
Post D.C. Period
Benefit
Total Gross
Cost
Services and Class of Services
Watson & Associates Economists Ltd.
DC Study
Chapter 7
Development Charge Policy
Recommendations and By-law
Rules
Watson & Associates Economists Ltd.
PAGE 7-1
DC Study
7. Development Charge Policy Recommendations
and By-law Rules
7.1 Introduction
This chapter outlines the D.C. policy recommendations and by-law rules.
Subsection 5 (1) 9 of the D.C.A. states that rules must be developed:
"to determine if a development charge is payable in any particular case
and to determine the amount of the charge, subject to the limitations set
out in subsection 6."
Paragraph 10 of the section goes on to state that the rules may provide for exemptions,
phasing in and/or indexing of D.C.s.
Subsection 5 (6) establishes the following restrictions on the rules:
- the total of all D.C.s that would be imposed on anticipated development must not
exceed the capital costs determined under subsection 5 (1) 2-7 for all services
involved;
- if the rules expressly identify a type of development, they must not provide for it
to pay D.C.s that exceed the capital costs that arise from the increase in the
need for service for that type of development; however, this requirement does not
relate to any particular development; and
- if the rules provide for a type of development to have a lower D.C. than is
allowed, the rules for determining D.C.s may not provide for any resulting
shortfall to be made up via other development.
With respect to "the rules," section 6 states that a D.C. by-law must expressly address
the matters referred to above re subsection 5 (1) paragraphs 9 and 10, as well as how
the rules apply to the redevelopment of land.
The rules provided give consideration for the recent amendments to the D.C.A. as
summarized in Chapter 1. These policies, however, are provided for Council's
consideration and may be refined prior to adoption of the by-law.
Watson & Associates Economists Ltd.
PAGE 7-2
DC Study
7.2 Development Charge By-law Structure
It is recommended that:
- The Township uses a uniform Township-wide D.C. calculation for all municipal
services, except Water & Wastewater services;
- The Township uses area specific D.C. calculations for all Water and Wastewater
Services;
- The Township uses a uniform Township-wide D.C. calculation for the growth-
related studies class of service; and
- one municipal D.C. by-law be used for all services.
7.3 Development Charge By-law Rules
The following sets out the recommended rules governing the calculation, payment, and
collection of D.C.s in accordance with subsection 6 of the D.C.A.
It is recommended that the following provides the basis for the D.C.s:
7.3.1 Payment in any Particular Case
In accordance with the D.C.A., subsection 2 (2), a D.C. be calculated, payable and
collected where the development requires one or more of the following:
(a) the passing of a zoning by-law or of an amendment to a zoning by-law under
section 34 of the Planning Act;
(b) the approval of a minor variance under section 45 of the Planning Act;
(c) a conveyance of land to which a by-law passed under subsection 50 (7) of the
Planning Act applies;
(d) the approval of a plan of subdivision under section 51 of the Planning Act;
(e) a consent under section 53 of the Planning Act;
(f)
the approval of a description under section 9 of the Condominium Act, 1998; or
(g) the issuing of a permit under the Building Code Act, 1992 in relation to a
building or structure.
Watson & Associates Economists Ltd.
PAGE 7-3
DC Study
7.3.2 Determination of the Amount of the Charge
The following conventions should be adopted:
1. Costs allocated to residential uses will be assigned to different types of
residential units based on the average occupancy for each housing type
constructed during the previous decade. Costs allocated to non-residential uses
will be assigned based on the number of square feet of G.F.A. constructed for
eligible uses (i.e., primary, industrial, commercial, and institutional).
2. Costs allocated to residential and non-residential uses are based upon a number
of conventions, as may be suited to each municipal circumstance, as follows:
- For services related to a highway and fire protection services, an 85%
residential/15% non-residential attribution has been made based on a
population vs. employment growth ratio over the 12-year forecast period;
- Parks and Recreation and Library services attributions for residential and
non-residential splits have been determined based on an allocation of
95% to residential development and 5% to non-residential development as
the predominant users of parks and recreation and library services tend to
be residents of the Township.
- For P.O.A., including By-law Enforcement Services, an 85% residential
and 15% non-residential attribution has been made, over the Township-
wide 10-Year forecast period;
- For septage and hauled treatment facilities 86% and 14% has been
attribution to residential and non-residential development, respectively,
based on future population and non-residential development over the
buildout forecast period;
- For water and wastewater in the Westshore area, an 82%/18%
residential/non-residential attribution has been made and in the Coldwater
area an 86%/16% residential/non-residential attribution has been made.
These are based on a population vs. employment growth ratio over the
buildout forecast period for each of these water and wastewater serviced
areas.
- For the Growth-Related Studies Class of Services, the costs related to
Parks & Recreation Services, have been allocated 95% to residential
development and 5% to non-residential development, similar to the capital
Watson & Associates Economists Ltd.
PAGE 7-4
DC Study
costs for this service. The costs associated with all other services have
been allocated based on the incremental population and employment uses
projected over the forecast periods similar to the specific services (e.g.,
85% to residential and 15% to non-residential). These allocations result in
an overall share between residential and non-residential development for
growth-related studies of 85%/15%, respectfully.
7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)
Where, as a result of the redevelopment of land, a building or structure existing on the
same land within 36 months prior to the date of payment of development charges in
regard to such redevelopment was, or is to be demolished, in whole or in part, or
converted from one principal use to another principal use on the same land, in order to
facilitate the redevelopment, the development charges otherwise payable with respect
to such redevelopment shall be reduced by the following amounts::
- In the case of a residential building or structure, or in the case of a mixed-use
building or structure, the residential uses in the mixed-use building or structure,
an amount calculated by multiplying the applicable D.C. by the number,
according to type, of dwelling units that have been or will be demolished or
converted to another principal use; and
- In the case of a non-residential building or structure or, in the case of mixed-use
building or structure, the non-residential uses in the mixed-use building or
structure, an amount calculated by multiplying the applicable D.C., by the G.F.A.
that has been or will be demolished or converted to another principal use;
provided that such amounts shall not exceed, in total, the amount of the development
charges otherwise payable with respect to the redevelopment.
7.3.4 Exemptions
Statutory exemptions include the following:
- Partial exemption for industrial building additions of up to and including 50% of
the existing G.F.A. (defined in O. Reg. 82/98, section 1) of the building; for
industrial building additions that exceed 50% of the existing G.F.A., only the
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DC Study
portion of the addition in excess of 50%, is subject to D.C.s (subsection 4 (3) of
the D.C.A.).
- Full exemption for buildings or structures owned by and used for the purposes of
any municipality, local board, or Board of Education.
- Full exemption for additional residential development in existing buildings:
development that results only in the enlargement of an existing dwelling unit, or
that results only in the creation of up to two additional dwelling units (based on
prescribed limits set out in section 2 of O. Reg. 82/98).
- Full exemption for additional residential development in new dwellings:
development that includes the creation of up to two additional dwelling units
(based on prescribed limits set out in section 2 of O. Reg. 82/98).
- Full exemption for a university in Ontario that receives direct, regular, and
ongoing operating funding from the Government of Ontario.
- Full exemption for affordable units (see bulletin rates identified in section 1.3.8).
- Full exemption for attainable units.
- Full exemption for affordable inclusionary zoning units.
- Full exemption for non-profit housing developments.
- Partial exemption through a discount for rental housing units based on the
number of bedrooms contained in each unit, as prescribed (note that these
discounts are not part of the methodology required for calculating the charge, but
a rule that has to be included in the by-law which informs implementation):
o Residential units intended for use as a rented residential premises with
three (3) or more bedrooms - 25% discount.
o Residential units intended for use as a rented residential premises with
two (2) bedrooms - 20% discount.
o Residential units intended for use as a rented residential premises not
referred to 1 or 2 above - 15% discount.
Non-statutory (discretionary exemptions) include the following:
- The portion of lands, buildings or structures used or to be used for worship in a
place of worship or for the purposes of a cemetery or burial ground exempt from
taxation under the Assessment Act; and
- A non-residential farm building constructed for bona- fide farm uses, excluding
cannabis production facilities.
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7.3.5 Timing of Collection
- D.C.s for fire protection services, library services, parks and recreation services,
Provincial Offences Act, including by-law enforcement services, and growth-
related studies (class of services) are calculated, payable, and collected upon
issuance of the first building permit for the development, unless the D.C.A.
provides otherwise;
- D.C.s for services related to a highway, water, and wastewater are calculated,
payable, and collected at the time of Subdivision Agreement or consent with
respect to each dwelling unit, building or structure, unless the D.C.A. provides
otherwise;
- Council from time to time, and at any time, may enter into agreements providing
for all or part of the D.C. to be paid before or after it would otherwise be payable,
in accordance with section 27 of the Act.
Rental housing and institutional developments will pay D.C.s in six equal annual
payments commencing at occupancy, and then on the anniversary of occupancy for the
following five years.
Moreover, the D.C. amount for all developments occurring within two (2) years of a Site
Plan or Zoning By-law Amendment planning approval (for applications submitted and
approved after January 1, 2020, and June 5, 2024), shall be determined based on the
D.C. in effect on the day of the applicable Site Plan or Zoning By-law Amendment
application. The D.C. amount for all developments occurring within eighteen (18)
months of a Site Plan or Zoning By-law Amendment planning approval (for applications
received on or after January 1, 2020, that have not received approval prior to June 6,
2024), shall be determined based on the D.C. in effect on the day of the applicable Site
Plan or Zoning By-law Amendment application.
Instalment payments and payments determined at the time of Site Plan or Zoning By-
law Amendment application are subject to annual interest charges. The maximum
interest rate the Township can impose is the average prime rate plus 1%.
7.3.6 Indexing
Indexing of the D.C.s shall be implemented on a mandatory basis annually commencing
on the first anniversary date of this by-law and each anniversary date thereafter, in
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DC Study
accordance with the Statistics Canada Quarterly, Non-Residential Building Construction
Price Index, for the most recent year-over-year period
7.3.7 Development Charge Spatial Applicability
The D.C.A. historically has provided the opportunity for a municipality to impose
municipal-wide charges or area specific charges. Subsections 2 (7) and 2 (8) of the
D.C.A. provide that a D.C. by-law may apply to the entire municipality or only part of it
and more than one D.C. by-law may apply to the same area. The D.C.A. now require
municipalities to consider the application of municipal-wide and area-specific D.C.s.
Subsection 10 (2) (c.1) requires Council to consider the use of more than one D.C. by-
law to reflect different needs from services in different areas. Most municipalities in
Ontario have established uniform, municipal-wide D.C.s. When area-specific charges
are used, it is generally to underpin master servicing and front-end financing
arrangements for more localized capital costs.
The rationale for maintaining a Township-wide D.C. approach is based, in part, on the
following:
1. All Township services, except for water, wastewater, and stormwater services,
require that the average 15-year service standard be calculated. This average
service standard multiplied by growth in the Township, establishes an upper
ceiling on the amount of funds that can be collected from all developing
landowners. Section 4 (4) of O. Reg. 82/98 provides that "if a development
charge by-law applies to a part of the municipality, the level of service and
average level of service cannot exceed that which would be determined if the by-
law applied to the whole municipality." Put in layman terms, the average service
standard multiplied by the growth within the specific area would establish an
area-specific ceiling which would significantly reduce the total revenue
recoverable for the Township hence potentially resulting in D.C. revenue
shortfalls and impacts on property taxes.
2. Expanding on item 1, attempting to impose an area charge potentially causes
equity issues in transitioning from a Township-wide approach to an area-specific
approach. For example, if all services were now built (and funded) within Area A
(which is 75% built out) and this was funded with some revenues from Areas B
and C, moving to an area-rating approach would see Area A contribute no funds
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DC Study
to the costs of services in Areas B and C. The D.C.s would be lower in Area A
(as all services are now funded) and higher in Areas B and C. As well, funding
shortfalls may then potentially encourage the municipality to provide less services
to Areas B and C due to reduced revenue.
3. Many services provided (roads, parks and recreation facilities) are not restricted
to one specific area and are often used by all residents. For example, arenas
located in different parts of the Township will be used by residents from all areas
depending on the programing of the facility (i.e., a public skate is available each
night, but at a different arena; hence usage of any one facility at any given time is
based on programming availability).
Based on the foregoing and discussions with Township staff, area-specific D.C.s are
suitable for Water and Wastewater services. The recommendations are:
- Water and wastewater charges will be imposed on an area-specific basis within
the urban areas of Westshore and Coldwater of the Township;
- Wastewater Services for Septage and Hauled Treatment Facilities, will be
imposed on an area-specific basis for properties that are not connected to a
municipal wastewater system; and
- All other services and class of services - the full residential and non-residential
charges will be imposed on a Township-wide basis, on all lands within the
Township.
7.4 Other Development Charge By-law Provisions
It is recommended that:
7.4.1 Categories of Services for Reserve Fund and Credit Purposes
The Township's D.C. collections should be contributed into 10 separate reserve funds,
including:
- Services Related to a Highway;
- Fire Protection Services;
- Parks and Recreation Services;
- Library Services;
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- P.O.A. Including By-law Enforcement Act;
- Water Services - Westshore;
- Water Services - Coldwater;
- Wastewater Services - Westshore;
- Wastewater Services - Coldwater; and
- Wastewater Services - Septage and Hauled Treatment.
7.4.2 Categories for Class of Service for Reserve Fund and Credit
Purposes
It is recommended that the Township's D.C. collections related to the growth-related
studies class of services be contributed into a separate reserve fund from the ten
reserve funds specific for the services noted above in section 7.4.1. Note that the
current D.C. reserve fund balance for Administration Studies has been included in the
growth-related studies D.C. calculations.
7.4.3 By-law In-force Date
The by-law will come into force on September 5, 2024, unless Council determines an
alternative date for enactment.
7.4.4 Minimum Interest Rate Paid on Refunds and Charged for Inter-
Reserve Fund Borrowing
The minimum interest rate is the Bank of Canada rate on the day on which the by-law
come into force (as per section 11 of O. Reg. 82/98).
7.5 Other Recommendations
It is recommended that Council:
"Whenever appropriate, request that grants, subsidies and other
contributions be clearly designated by the donor as being to the benefit of
existing development or new development, as applicable;"
"Adopt the assumptions contained herein as an 'anticipation' with respect
to capital grants, subsidies, and other contributions;"
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DC Study
"Adopt the D.C. approach to calculate the charges on a uniform Municipal-
wide basis for all services and classes of service, except Water Services
and Wastewater Services;"
"Adopt the D.C. approach to calculate the charges on an area specific
basis for Water Services and Wastewater Services;"
"Approve the capital project listing set out in Chapter 5 of the D.C.
Background Study dated June 28, 2024, subject to further annual review
during the capital budget process;"
"Approve the D.C. Background Study dated June 28, 2024, as amended
(if applicable);"
"Determine that no further public meeting is required;" and
"Approve the D.C. By-law as set out in Appendix G."
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DC Study
Chapter 8
By-law Implementation
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8. By-law Implementation
8.1 Public Consultation Process
8.1.1 Introduction
This chapter addresses the mandatory, formal public consultation process (subsection
8.1.2), as well as the optional, informal consultation process (subsection 8.1.3). The
latter is designed to seek the co-operation and participation of those involved, in order
to produce the most suitable policy. Section 8.2 addresses the anticipated impact of the
D.C. on development from a generic viewpoint.
8.1.2 Public Meeting of Council
Section 12 of the D.C.A. indicates that before passing a D.C. by-law, Council must hold
at least one public meeting, giving at least 20 clear days' notice thereof, in accordance
with the Regulation. Council must also ensure that the proposed by-law and
background report are made available to the public at least two weeks prior to the (first)
meeting.
Any person who attends such a meeting may make representations related to the
proposed by-law.
If a proposed by-law is changed following such a meeting, Council must determine
whether a further meeting (under this section) is necessary (i.e., if the proposed by-law
which is proposed for adoption has been changed in any respect, Council should
formally consider whether an additional public meeting is required, incorporating this
determination as part of the final by-law or associated resolution. It is noted that
Council's decision, once made, is final and not subject to review by a Court or the
Ontario Land Tribunal (OLT) (formerly the Local Planning Appeal Tribunal [LPAT]).
8.1.3 Other Consultation Activity
There are three broad groupings of the public who are generally the most concerned
with municipal D.C. policy:
1. The first grouping is the residential development community, consisting of land
developers and builders, who are typically responsible for generating the majority
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of the D.C. revenues. Others, such as realtors, are directly impacted by D.C.
policy. They are, therefore, potentially interested in all aspects of the charge,
particularly the quantum by unit type, projects to be funded by the D.C. and the
timing thereof, and municipal policy with respect to development agreements,
D.C. credits and front-ending requirements.
2. The second public grouping embraces the public at large and includes taxpayer
coalition groups and others interested in public policy.
3. The third grouping is the industrial/commercial/institutional/primary development
sector, consisting of land developers and major owners or organizations with
significant construction plans, such as hotels, entertainment complexes,
shopping centres, offices, industrial buildings, institutional buildings, and
buildings on agricultural lands. Also involved are organizations such as Industry
Associations, the Chamber of Commerce, the Board of Trade, and the Economic
Development Agencies, who are all potentially interested in Township D.C.
policy. Their primary concern is frequently with the quantum of the charge,
G.F.A. exclusions such as basements, mechanical or indoor parking areas, or
exemptions and phase-in or capping provisions in order to moderate the impact.
8.1.4 Anticipated Impact of the Charge on Development
The establishment of sound D.C. policy often requires the achievement of an
acceptable balance between two competing realities. The first is that high non-
residential D.C.s can, to some degree, represent a barrier to increased economic
activity and sustained industrial/commercial growth, particularly for capital intensive
uses. Also, in many cases, increased residential D.C.s can ultimately be expected to be
recovered via housing prices and can impact project feasibility in some cases (e.g.,
rental apartments).
On the other hand, D.C.s or other municipal capital funding sources need to be obtained
in order to help ensure that the necessary infrastructure and amenities are installed.
The timely installation of such works is a key initiative in providing adequate service
levels and in facilitating strong economic growth, investment, and wealth generation.
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DC Study
8.2 Implementation Requirements
8.2.1 Introduction
Once the Township has calculated the charge, prepared the complete background
study, carried out the public process and passed a new by-law, the emphasis shifts to
implementation matters. These include notices, potential appeals and complaints,
credits, front-ending agreements, subdivision agreement conditions and finally the
collection of revenues and funding of projects.
The sections that follow present an overview of the requirements in each case.
8.2.2 Notice of Passage
In accordance with section 13 of the D.C.A., when a D.C. by-law is passed, the
Township Clerk shall give written notice of the passing and of the last day for appealing
the by-law (the day that is 40 days after the day it was passed). Such notice must be
given no later than 20 days after the day the by-law is passed (i.e., as of the day of
newspaper publication or the mailing of the notice).
Section 10 of O. Reg. 82/98 further defines the notice requirements which are
summarized as follows:
- notice may be given by publication in a newspaper which is (in the Clerk's
opinion) of sufficient circulation to give the public reasonable notice, or by
personal service, fax, or mail to every owner of land in the area to which the by-
law relates;
- subsection 10 (4) lists the persons/organizations who must be given notice; and
- subsection 10 (5) lists the eight items that the notice must cover.
8.2.3 By-law Pamphlet
In addition to the "notice" information, the Township must prepare a "pamphlet"
explaining each D.C. by-law in force, setting out:
- a description of the general purpose of the D.C.s;
- the "rules" for determining if a charge is payable in a particular case and for
determining the amount of the charge;
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DC Study
- the services to which the D.C.s relate; and
- a description of the general purpose of the Treasurer's statement and where it
may be received by the public.
Where a by-law is not appealed to the OLT, the pamphlet must be readied within 60
days after the by-law comes into force. Later dates apply to appealed by-law.
The Township must give one copy of the most recent pamphlet without charge to any
person who requests one.
8.2.4 Appeals
Sections 13 to 19 of the D.C.A. set out the requirements relative to making and
processing a D.C. by-law appeal and OLT hearing in response to an appeal. Any
person or organization may appeal a D.C. by-law to the OLT by filing a notice of appeal
with the Township Clerk, setting out the objection to the by-law and the reasons
supporting the objection. This must be done by the last day for appealing the by-law,
which is 40 days after the by-law is passed.
The Township is conducting a public consultation process in order to address the issues
that come forward as part of that process, thereby avoiding or reducing the need for an
appeal to be made.
8.2.5 Complaints
A person required to pay a D.C., or his agent, may complain to the Township Council
imposing the charge that:
- the amount of the charge was incorrectly determined;
- the reduction to be used against the D.C. was incorrectly determined; or
- there was an error in the application of the D.C.
Sections 20 to 25 of the D.C.A. set out the requirements that exist, including the fact
that a complaint may not be made later than 90 days after a D.C. (or any part of it) is
payable. A complainant may appeal the decision of Township Council to the OLT.
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DC Study
8.2.6 Credits
Sections 38 to 41 of the D.C.A. set out a number of credit requirements, which apply
where a municipality agrees to allow a person to perform work in the future that relates
to a service in the D.C. by-law.
These credits would be used to reduce the amount of D.C.s to be paid. The value of
the credit is limited to the reasonable cost of the work, which does not exceed the
average level of service. The credit applies only to the service to which the work relates
unless the municipality agrees to expand the credit to other services for which a D.C. is
payable.
8.2.7 Front-Ending Agreements
The Township and one or more landowners may enter into a front-ending agreement
that provides for the costs of a project that will benefit an area in the Township to which
the D.C. by-law applies. Such an agreement can provide for the costs to be borne by
one or more parties to the agreement who are, in turn, reimbursed in future by persons
who develop land defined in the agreement.
Part III of the D.C.A. (sections 44 to 58) addresses front-ending agreements and
removes some of the obstacles to their use which were contained in the Development
Charges Act, 1989. Accordingly, the Township assesses whether this mechanism is
appropriate for its use, as part of funding projects prior to Township funds being
available.
8.2.8 Severance and Subdivision Agreement Conditions
Section 59 of the D.C.A. prevents a municipality from imposing directly or indirectly, a
charge related to development or a requirement to construct a service related to
development, by way of a condition or agreement under section 51 or section 53 of the
Planning Act, except for:
- "local services, related to a plan of subdivision or within the area to which the
plan relates, to be installed or paid for by the owner as a condition of approval
under section 51 of the Planning Act;" and
- "local services to be installed or paid for by the owner as a condition of approval
under section 53 of the Planning Act."
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DC Study
It is also noted that subsection 59 (4) of the D.C.A. requires that the municipal approval
authority for a draft plan of subdivision under subsection 51 (31) of the Planning Act,
use its power to impose conditions to ensure that the first purchaser of newly subdivided
land is informed of all the D.C.s related to the development, at the time the land is
transferred.
In this regard, if the municipality in question is a commenting agency, in order to comply
with subsection 59 (4) of the D.C.A. it would need to provide to the approval authority
information regarding the applicable municipal D.C.s related to the site.
If the Township is an approval authority for the purposes of section 51 of the Planning
Act, it would be responsible to ensure that it collects information from all entities that
can impose a D.C.
The most effective way to ensure that purchasers are aware of this condition would be
to require it as a provision in a registered subdivision agreement, so that any purchaser
of the property would be aware of the charges at the time the title was searched prior to
closing a transaction conveying the lands.
Appendices
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DC Study
Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
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PAGE A-2
DC Study
Schedule 1
Township of Severn
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 3.0% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
[4] Buildout based on discussions with Township of Severn staff regarding servicing capacity and designated urban land supply.
Note: Numbers may not add due to rounding.
Source: Watson & Associates Economists Ltd.
Permanent
Population[1]
Institutional
Population
Permanent
Population
Excluding
Institutional[1]
Seasonal
Population
Total
Permanent
and Seasonal
Population
Singles &
Semi-
Detached
Conversions Multiples[2] Apartments[3]
Other
Total
Households
Total w/
Conversions
Seasonal
Households
Total
Households w/
Conversions
Including
Seasonal
Equivalent
Institutional
Households
12,750
12,377
92
12,285
6,345
18,722
4,459
75
180
174
4,888
4,888
1,773
6,661
84
2.532
2.811
13,890
13,477
92
13,385
6,365
19,842
4,915
130
200
190
5,435
5,435
1,778
7,213
84
2.480
2.751
15,020
14,576
61
14,515
6,500
21,076
5,260
160
195
180
5,795
5,795
1,815
7,610
55
2.515
2.770
15,640
15,174
64
15,110
6,551
21,725
5,522
18
198
195
180
6,095
6,113
1,830
7,943
58
2.482
2.735
17,000
16,498
70
16,428
6,730
23,228
6,092
78
386
226
180
6,884
6,962
1,880
8,842
64
2.370
2.627
17,270
16,759
70
16,689
6,766
23,525
6,203
90
425
235
180
7,043
7,133
1,890
9,023
64
2.350
2.607
22,060
21,406
89
21,317
7,184
28,590
7,515
230
1,390
496
180
9,581
9,811
2,007
11,818
81
2.182
2.419
1,140
1,100
0
1,100
20
1,120
456
0
55
20
16
547
547
5
552
0
1,130
1,099
-31
1,130
135
1,234
345
0
30
-5
-10
360
360
37
397
-29
620
598
3
595
51
649
262
18
38
0
0
300
318
15
333
3
1,360
1,324
6
1,318
179
1,503
570
60
188
31
0
789
849
50
899
6
1,630
1,585
6
1,579
215
1,800
681
72
227
40
0
948
1,020
60
1,080
6
6,420
6,232
25
6,207
633
6,865
1,993
212
1,192
301
0
3,486
3,698
177
3,875
23
Forecast
Incremental
Mid 2024
Mid 2034
Mid 2036
Buildout [4]
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2021 - Mid 2024
Mid 2024 - Mid 2034
Mid 2024 - Mid 2036
Mid 2024 - Buildout[4]
Year
Historical
Excluding Census Undercount
Permanent
Person Per
Unit (P.P.U.)
Permanent +
100%
Seasonal
Person Per
Unit (P.P.U.)
Permanent
Population
(Including
Census
Undercount)
Housing Units
Mid 2011
Mid 2016
Mid 2021
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PAGE A-3
DC Study
Figure A-1
Township of Severn
Annual Housing Forecast[1]
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from Statistics Canada building permit data for the Township of Severn
by Watson & Associates Economists Ltd.
82
53
133
90
63
37
36
46
115
139
90
90
90
90
90
90
90
90
90
90
90
90
0
20
40
60
80
100
120
140
160
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Conversions
Seasonal
Historical Average
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DC Study
Schedule 2a
Township of Severn
Estimate of the Anticipated Amount, Type and Location of
Development for Which Development Charges can be Imposed
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
[3] Conversion of existing seasonal housing units to year-round permanent housing units.
Source: Forecast by Watson & Associates Economists Ltd.
2024 - 2034
295
49
22
366
-
-
366
-
2024 - 2036
353
59
28
440
-
-
440
-
2024 - Buildout
911
548
53
1,512
-
-
1,512
-
2024 - 2034
88
24
9
121
-
-
121
-
2024 - 2036
105
29
12
146
-
-
146
-
2024 - Buildout
504
290
18
812
-
-
812
-
2024 - 2034
383
73
31
487
-
-
487
-
2024 - 2036
458
88
40
586
-
-
586
-
2024 - Buildout
1,415
838
71
2,324
-
-
958
-
2024 - 2034
187
115
-
302
110
50
412
60
2024 - 2036
223
139
-
362
132
60
494
72
2024 - Buildout
578
354
230
1,162
389
177
1,551
212
2024 - 2034
570
188
31
789
110
50
899
60
2024 - 2036
681
227
40
948
132
60
1,080
72
2024 - Buildout
1,993
1,192
301
3,486
389
177
3,875
212
Multiples[1]
Singles & Semi-
Detached
Sesasonal Units
Adjusted for
Conversion
Total Residential
Units
Unadjusted for
Conversions
Apartments[2]
Conversions[3]
Total Units
Including Gross
Seasonal
Gross Sesasonal
Units Unadjusted
for Conversions
Township of Severn
Rural / Non-Municipally
Serviced
Coldwater
(Municipally Serviced)
Total Urban
Westshore
(Municipally Serviced)
Development
Location
Timing
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PAGE A-5
DC Study
Schedule 2b
Township of Severn
Estimate of the Anticipated Amount, Type and Location of
Development for Which Development Charges can be Imposed
Source: Forecast by Watson & Associates Economists Ltd.
2024 - 2034
977
(365)
611
5
-
617
-
617
977
-
977
2024 - 2036
1,172
(439)
733
5
-
738
-
738
1,172
-
1,172
2024 - Buildout
3,952
(1,275)
2,677
23
-
2,700
-
2,700
3,952
-
3,952
2024 - 2034
318
(51)
267
1
-
268
-
268
318
-
318
2024 - 2036
382
(61)
321
1
-
322
-
322
382
-
382
2024 - Buildout
2,136
(178)
1,959
2
-
1,961
-
1,961
2,136
-
2,136
2024 - 2034
1,294
(416)
878
6
-
884
-
884
1,294
-
1,294
2024 - 2036
1,554
(500)
1,054
6
-
1,060
-
1,060
1,554
-
1,554
2024 - Buildout
6,089
(1,453)
4,636
25
-
4,661
-
4,661
6,089
-
6,089
2024 - 2034
800
(519)
281
-
179
460
159
619
800
394
1,194
2024 - 2036
958
(624)
334
-
215
549
191
740
958
473
1,431
2024 - Buildout
2,840
(1,812)
1,028
-
633
1,661
543
2,204
2,840
1,393
4,233
2024 - 2034
2,094
(935)
1,159
6
179
1,344
159
1,503
2,094
394
2,488
2024 - 2036
2,513
(1,125)
1,388
6
215
1,609
191
1,800
2,513
473
2,985
2024 - Buildout
8,929
(3,265)
5,664
25
633
6,322
543
6,865
8,929
1,393
10,321
Coldwater
(Municipally Serviced)
Total Urban
Gross
Permanent
Population in
New Units
Seasonal
Population
Equivalent
Excluding
Conversions
Total Gross
Population in
New Permanent
and Seasonal
Units
Permanent Net
Population
Increase
Net Seasonal
Population
Equivalent
Development
Location
Timing
Net Population
Increase (including
Institutional and
100% Seasonal
Population
Equivalent)
Including
Conversions
Institutional
Population
Net Population
Increase (including
Institutional and
100% Seasonal
Population
Equivalent)
Excluding
Conversions
Population Change
From Conversion
of Seasonal to
Permanent Units
Gross
Permanent
Population in
New Units
Existing Unit
Population
Change
Rural / Non-Municipally
Serviced
Township of Severn
Westshore
(Municipally Serviced)
Watson & Associates Economists Ltd.
PAGE A-6
DC Study
Schedule 3
Township of Severn
Current Year Growth Forecast
Mid-2021 to Mid-2024
Mid 2021 Population
21,076
Units (2)
300
multiplied by P.P.U. (3)
2.624
Occupants of Permanent
gross population increase
787
787
New Housing Units,
Mid 2021 to Mid 2024
Conversion Units (2)
18
multiplied by P.P.U. (3)
2.624
gross population increase
47
47
Occupants of
Net Seasonal Units (2)
15
New Seasonal Units
multiplied by P.P.U. (3)
3.580
Mid 2021 to Mid 2024
gross population increase
54
54
Occupants of New
Units
3
Equivalent Institutional Units multiplied by P.P.U. (3)
1.100
Mid 2021 to Mid 2024
gross population increase
3
3
Total Units
333
Total gross population increase
891
Decline in Housing
Units (4)
5,795
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.042
Mid 2021 to Mid 2024
total decline in population
-242
-242
Population Estimate to Mid 2024
21,725
Net Population Increase, Mid 2021 to Mid 2024
649
(1)
2021 population based on Statistics Canada Census unadjusted for Census undercount.
(2)
(3)
Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
2.667
87%
2.329
Multiples (6)
2.328
13%
0.295
Apartments (7)
1.730
0%
0.000
Total
100%
2.624
¹ Based on 2021 Census custom database
² Based on Building permit/completion acitivty
(4)
2021 households taken from StatsCan Census.
(5)
Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and
changing economic conditions.
(6)
Includes townhomes and apartments in duplexes.
(7)
Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
Estimated residential units constructed, - to the beginning of the growth period assuming a six-month lag between construction and
occupancy.
Total Units (Permanent and
Seasonal)
Population
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-7
DC Study
Schedule 4a
Township of Severn
Ten Year Growth Forecast
Mid-2024 to Mid-2034
Mid 2024 Population
21,725
Units (2)
789
multiplied by P.P.U. (3)
2.654
Occupants of Permanent
gross population increase
2,094
2,094
New Housing Units,
Mid 2024 to Mid 2034
Conversion Units (2)
60
multiplied by P.P.U. (3)
2.654
gross population increase
159
159
Occupants of
Net Seasonal Units (2)
50
New Seasonal Units
multiplied by P.P.U. (3)
3.58
Mid 2024 to Mid 2034
gross population increase
179
179
Occupants of New
Units
6
Equivalent Institutional Units multiplied by P.P.U. (3)
1.100
Mid 2024 to Mid 2034
gross population increase
6
6
Total Units
899
Total gross population increase
2,438
Decline in Housing
Units (4)
6,095
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.153
Mid 2024 to Mid 2034
total decline in population
-935
-935
Population Estimate to Mid 2034
23,228
Net Population Increase, Mid 2024 to Mid 2034
1,503
(1)
Mid 2024 Population based on:
(2)
Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3)
Average number of persons per unit (ppu) is assumed to be:
Singles & Semi Detached
2.787
72%
2.014
Multiples (6)
2.422
24%
0.577
Apartments (7)
1.615
4%
0.063
one bedroom or less 1.191
two bedrooms or more 1.810
Total
100%
2.654
¹ Persons per unit based on adjusted Statistics Canada Custom 2021 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4)
Mid 2024 households based upon 5,795 (2021 Census) + 300 (Mid 2021 to Mid 2024 unit estimate) = 6,095
(5)
Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
(6)
Includes townhomes and apartments in duplexes.
(7)
Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
Population
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
2021 Population (21,076) + Mid 2021 to Mid 2024 estimated housing units to beginning of forecast period (300 x 2.62 = 787) + (5,795 x -
0.0418 = -242) + Seasonal population (15 x 3.58 = 54) + Conversions (18 x 2.62 = 47) = 21,725
Total Units (Permanent and
Seasonal)
Watson & Associates Economists Ltd.
PAGE A-8
DC Study
Schedule 4b
Township of Severn
Longer-Term Growth Forecast
Mid-2024 to Mid-2036
Mid 2024 Population
21,725
Units (2)
948
multiplied by P.P.U. (3)
2.650
Occupants of Permanent
gross population increase
2,513
2,513
New Housing Units,
Mid 2024 to Mid 2036
Conversion Units (2)
72
multiplied by P.P.U. (3)
2.65
gross population increase
191
191
Occupants of
Net Seasonal Units (2)
60
New Seasonal Units
multiplied by P.P.U. (3)
3.58
Mid 2024 to Mid 2036
gross population increase
215
215
Occupants of New
Units
6
Equivalent Institutional Units multiplied by P.P.U. (3)
1.100
Mid 2024 to Mid 2036
gross population increase
6
6
Total Units
1,080
Total gross population increase
2,925
Decline in Housing
Units (4)
6,095
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.185
Mid 2024 to Mid 2036
total decline in population
-1,125
-1,125
Population Estimate to Mid 2036
23,525
Net Population Increase, Mid 2024 to Mid 2036
1,800
(1)
Mid 2024 Population based on:
(2)
Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3)
Average number of persons per unit (ppu) is assumed to be:
Singles & Semi Detached
2.787
72%
2.002
Multiples (6)
2.422
24%
0.580
Apartments (7)
1.615
4%
0.068
one bedroom or less 1.191
two bedrooms or more 1.810
Total
100%
2.650
¹ Persons per unit based on adjusted Statistics Canada Custom 2021 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4)
Mid 2024 households based upon 5,795 (2021 Census) + 300 (Mid 2021 to Mid 2024 unit estimate) = 6,095
(5)
Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
(6)
Includes townhomes and apartments in duplexes.
(7)
Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
2021 Population (21,076) + Mid 2021 to Mid 2024 estimated housing units to beginning of forecast period (300 x 2.62 = 787) + (5,795 x -
0.0418 = -242) + Seasonal population (15 x 3.58 = 54) + Conversions (18 x 2.62 = 47) = 21,725
Total Units (Permanent and
Seasonal)
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-9
DC Study
Schedule 5
Township of Severn
Buildout Growth Forecast
Mid-2024 to Buildout
Mid 2024 Population
21,725
Units (2)
3,486
multiplied by P.P.U. (3)
2.561
Occupants of Permanent
gross population increase
8,929
8,929
New Housing Units,
Mid 2024 to Buildout
Conversion Units (2)
212
multiplied by P.P.U. (3)
2.56
gross population increase
543
543
Occupants of
Net Seasonal Units (2)
177
New Seasonal Units
multiplied by P.P.U. (3)
3.58
Mid 2024 to Buildout
gross population increase
633
633
Occupants of New
Units
23
Equivalent Institutional Units multiplied by P.P.U. (3)
1.100
Mid 2024 to Buildout
gross population increase
25
25
Total Units
3,875
Total gross population increase
10,130
Decline in Housing
Units (4)
6,095
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.536
Mid 2024 to Buildout
total decline in population
-3,265
-3,265
Population Estimate to Buildout
28,590
Net Population Increase, Mid 2024 to Buildout
6,865
(1)
Mid 2024 Population based on:
(2)
Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3)
Average number of persons per unit (ppu) is assumed to be:
Singles & Semi Detached
2.787
57%
1.594
Multiples (6)
2.422
34%
0.828
Apartments (7)
1.615
9%
0.139
one bedroom or less 1.191
two bedrooms or more 1.810
Total
100%
2.561
¹ Persons per unit based on adjusted Statistics Canada Custom 2021 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4)
Mid 2024 households based upon 5,795 (2021 Census) + 300 (Mid 2021 to Mid 2024 unit estimate) = 6,095
(5)
Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
(6)
Includes townhomes and apartments in duplexes.
(7)
Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Population
Total Units (Permanent and
Seasonal)
2021 Population (21,076) + Mid 2021 to Mid 2024 estimated housing units to beginning of forecast period (300 x 2.62 = 787) + (5,795 x -
0.0418 = -242) + Seasonal population (15 x 3.58 = 54) + Conversions (18 x 2.62 = 47) = 21,725
Watson & Associates Economists Ltd.
PAGE A-10
DC Study
Schedules 6a
Township of Severn
Summary of Housing Units in Active Development Applications
and Vacant Land Supply Potential - Township Wide Total
Note: Growth potential in Westshore and Coldwater is based on designated urban lands and
servicing capacity. Development potential on vacant residential urban lands illustrated in
Schedules 6b and 6c may be limited due to the availability of servicing capacity.
Source: Derived from Township of Severn Planning Department data, by Watson & Associates
Economists Ltd.
591
17%
390
11%
1,198
34%
1,307
37%
3,486
100%
Total
Total
% Breakdown
Stage of Development
Registered Not Built
% Breakdown
Draft Plans Approved
% Breakdown
% Breakdown
Vacant lands designated for Residential
% Breakdown
Application Under Review
Watson & Associates Economists Ltd.
PAGE A-11
DC Study
Schedules 6b
Township of Severn
Summary of Housing Units in Active Development Applications
and Vacant Land Supply Potential -Westshore (Municipally Serviced)
Note: Growth potential in Westshore is based on designated urban lands and servicing
capacity. Development potential on vacant residential urban lands may be limited due to the
availability of servicing capacity.
Source: Derived from Township of Severn Planning Department data, by Watson & Associates
Economists Ltd.
359
24%
48
3%
851
56%
254
17%
1,512
100%
Stage of Development
Registered Not Built
% Breakdown
Total
Total
% Breakdown
Draft Plans Approved
% Breakdown
Application Under Review
% Breakdown
Vacant lands designated for Residential
% Breakdown
Watson & Associates Economists Ltd.
PAGE A-12
DC Study
Schedules 6c
Township of Severn
Summary of Housing Units in Active Development Applications
and Vacant Land Supply Potential - Coldwater (Municipally Serviced)
Note: Growth potential in Coldwater is based on designated urban lands and servicing capacity.
Development potential on vacant residential urban lands may be limited due to the availability of
servicing capacity.
Source: Derived from Township of Severn Planning Department data, by Watson & Associates
Economists Ltd.
141
17%
0
0%
310
38%
361
44%
812
100%
Total
% Breakdown
Draft Plans Approved
% Breakdown
Stage of Development
Registered Not Built
% Breakdown
Application Under Review
Total
% Breakdown
% Breakdown
Vacant lands designated for Residential
Watson & Associates Economists Ltd.
PAGE A-13
DC Study
Schedules 6d
Township of Severn
Summary of Housing Units in Active Development Applications
and Vacant Land Supply Potential - Rural / Non-Municipally Serviced
Source: Derived from Township of Severn Planning Department data, by Watson & Associates
Economists Ltd.
91
8%
342
29%
37
3%
692
60%
1,162
100%
% Breakdown
Vacant lands designated for Residential
% Breakdown
Registered Not Built
% Breakdown
Draft Plans Approved
% Breakdown
Application Under Review
Stage of Development
Total
Total
% Breakdown
Watson & Associates Economists Ltd.
PAGE A-14
DC Study
Schedule 7
Township of Severn
Historical Residential Building Permits
Years 2014 to 2023
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1- bedroom, and 2-bedroom+ apartments.
Source: Historical housing activity derived from Township of Severn building permit data, by
Watson & Associates Economists Ltd.
Residential Building Permits
Total
2014
82
0
0
82
2015
48
0
5
53
2016
133
0
0
133
2017
88
2
0
90
2018
63
0
0
63
Sub-total
414
2
5
421
Average (2014 - 2018)
83
0
1
84
% Breakdown
98%
0%
1%
100%
2019
35
2
0
37
2020
36
0
0
36
2021
46
0
0
46
2022
115
0
0
115
2023
101
38
0
139
Sub-total
333
40
0
373
Average (2019 - 2023)
67
8
0
75
% Breakdown
89%
11%
0%
100%
2014 - 2023
Total
747
42
5
794
Average
75
4
1
79
% Breakdown
94%
5%
1%
100%
Singles &
Semi Detached
Multiples[1]
Apartments[2]
Year
Watson & Associates Economists Ltd.
PAGE A-15
DC Study
Schedule 8a
Township of Severn
Persons Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include
institutional population.
Age of
Singles and Semi-Detached
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average
25 Year Average Adjusted [1]
1-5
-
-
-
2.452
4.417
2.667
6-10
-
-
-
2.667
-
2.821
2.744
0.159
11-15
-
-
-
3.077
-
3.000
2.829
2.787
16-20
-
-
-
2.782
-
2.797
2.821
2.787
20-25
-
-
-
2.842
-
2.846
2.826
2.787
25-35
-
-
-
2.566
-
2.529
35+
-
1.700
1.779
2.636
3.556
2.489
2.735
2.787
Total
-
2.043
1.833
2.662
3.714
2.597
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
-
-
2.516
4.417
2.682
6-10
-
-
1.769
2.667
-
2.714
11-15
-
-
1.800
3.000
-
2.746
16-20
-
-
1.588
2.768
-
2.627
20-25
-
-
1.947
2.875
-
2.612
25-35
-
-
1.462
2.642
-
2.462
35+
-
1.409
1.724
2.622
3.632
2.412
Total
-
1.446
1.728
2.661
3.742
2.504
Watson & Associates Economists Ltd.
PAGE A-16
DC Study
Schedule 8b
Simcoe County Census Division
Person Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartments.
[3] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include
institutional population.
Age of
Multiples[1]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average
25 Year Average Adjusted [3]
1-5
-
1.319
1.836
2.755
3.000
2.328
6-10
-
1.421
1.724
2.733
-
2.447
11-15
-
2.071
1.634
2.625
-
2.442
2.406
2.422
16-20
-
1.333
1.974
2.719
3.333
2.509
2.431
2.422
20-25
-
1.344
1.853
2.645
4.150
2.419
2.429
2.422
25-35
-
1.269
1.691
2.699
3.118
2.385
35+
0.789
1.310
1.887
2.637
3.369
2.297
Total
1.250
1.344
1.833
2.673
3.478
2.370
Age of
Apartments[2]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average
25 Year Average Adjusted [3]
1-5
-
1.237
1.749
2.587
-
1.730
6-10
-
1.186
1.597
2.270
-
1.617
11-15
-
1.236
1.596
2.414
-
1.625
1.657
1.615
16-20
-
1.219
1.621
2.172
-
1.568
1.635
1.615
20-25
-
1.227
1.770
2.417
-
1.710
1.650
1.615
25-35
-
1.152
1.681
2.410
-
1.616
35+
0.981
1.185
1.738
2.640
2.958
1.600
Total
1.014
1.193
1.711
2.527
3.129
1.620
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
3.308
1.367
1.861
3.070
4.262
2.831
6-10
2.417
1.403
1.738
3.038
4.484
2.896
11-15
-
1.514
1.761
2.958
4.132
2.837
16-20
-
1.452
1.831
2.914
3.899
2.836
20-25
-
1.419
1.815
2.819
3.935
2.714
25-35
-
1.248
1.760
2.795
3.964
2.651
35+
1.580
1.262
1.815
2.630
3.637
2.396
Total
1.977
1.305
1.808
2.785
3.894
2.589
Watson & Associates Economists Ltd.
PAGE A-17
DC Study
Schedule 9
Township of Severn
Person Per Unit Structural Type and Age of Dwelling
(2021 Census)
Note: Multiple and Apartment P.P.U.s are based on Simcoe County Census Division.
2.67
2.82
3.00
2.80
2.85
2.53
2.49
2.33
2.45
2.44
2.51
2.42
2.38
2.30
1.73
1.62
1.63
1.57
1.71
1.62
1.60
0.00
0.50
1.00
1.50
2.00
2.50
3.00
3.50
1-5
6-10
11-15
16-20
20-25
25-35
35+
Persons Per Dwelling
Age of Dwelling
Singles and Semi-Detached
Multiples
Apartments
Watson & Associates Economists Ltd.
PAGE A-18
DC Study
Schedule 10a
Township of Severn
Employment Forecast, 2024 to Buildout
[1] Statistics Canada defines no fixed place of work (N.F.P.O.W.) employees as "persons who do not go from home to the same
workplace location at the beginning of each shift. Such persons include building and landscape contractors, travelling salespersons,
independent truck drivers, etc."
Note: Statistics Canada 2021 Census place of work employment data has been reviewed. The 2021 Census employment results
have not been utilized due to a significant increase in work at home employment captured due to Census enumeration occurring
during the provincial COVID-19 lockdown from April 1, 2021, to June 14, 2021.
Source: Watson & Associates Economists Ltd.
Employment
Mid 2011
12,377
0.009
0.039
0.041
0.113
0.023
0.225
0.056
0.281
110
480
513
1,398
285
2,785
690
3,475
2,305
Mid 2016
13,477
0.010
0.043
0.042
0.125
0.023
0.243
0.065
0.308
130
585
560
1,690
315
3,280
873
4,153
2,695
Mid 2024
15,174
0.009
0.047
0.041
0.132
0.025
0.254
0.072
0.326
139
719
617
2,002
380
3,857
1,088
4,945
3,138
Mid 2034
16,498
0.009
0.048
0.041
0.132
0.025
0.255
0.073
0.328
147
798
671
2,185
413
4,214
1,199
5,413
3,416
Mid 2036
16,759
0.009
0.048
0.041
0.133
0.025
0.256
0.073
0.328
149
811
681
2,221
420
4,282
1,218
5,500
3,471
Buildout
21,406
0.008
0.049
0.041
0.133
0.025
0.256
0.074
0.330
176
1,057
871
2,836
542
5,482
1,578
7,060
4,425
Mid 2011 - Mid 2016
1,100
0.0008
0.0046
0.0001
0.0125
0.0003
0.0184
0.0090
0.0274
20
105
48
293
30
495
183
678
390
Mid 2016 - Mid 2024
1,697
0.000
0.004
-0.001
0.007
0.002
0.011
0.007
0.018
9
134
57
312
65
577
215
792
443
Mid 2024 - Mid 2034
1,324
0.000
0.001
0.000
0.000
0.000
0.001
0.001
0.002
8
79
54
183
33
357
111
468
278
Mid 2024 - Mid 2036
1,585
0.000
0.001
0.000
0.001
0.000
0.001
0.001
0.002
10
92
64
219
40
425
130
555
333
Mid 2024 - Buildout
6,232
-0.001
0.002
0.000
0.001
0.000
0.002
0.002
0.004
37
338
254
834
162
1,625
490
2,115
1,287
Mid 2011 - Mid 2016
220
0.000
0.001
0.000
0.002
0.000
0.004
0.002
0.005
4
21
10
59
6
99
37
136
78
Mid 2016 - Mid 2024
212
0.000
0.000
0.000
0.001
0.000
0.001
0.001
0.002
1
17
7
39
8
72
27
99
55
Mid 2024 - Mid 2034
132
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
1
8
5
18
3
36
11
47
28
Mid 2024 - Mid 2036
132
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
1
8
5
18
3
35
11
46
28
Total (Excluding
Work at Home and
N.F.P.O.W.)
Incremental Change
Annual Average
Total
Including
N.F.P.O.W.
N.F.P.O.W.[1]
Work at
Home
Industrial
Commercial/
Population
Related
Total Employment
(Including
N.F.P.O.W.)
Institutional
N.F.P.O.W.[1]
Activity Rate
Period
Population
Primary
Work at
Home
Industrial
Commercial/
Population
Related
Institutional
Total
Employment
Primary
Total
Watson & Associates Economists Ltd.
PAGE A-19
DC Study
Schedule 10b
Township of Severn
Employment Forecast, 2024 to Buildout
[1] Square foot per employee assumptions:
Primary - non-bona fide farming
3,000
Industrial
1,300
Commercial/Population-related
500
Institutional
680
[2] Primary industry includes bona fide, non-bona fide farming and cannabis growing operation related employment.
[3] Forecast institutional employment and gross floor area has been adjusted downward to account for employment associated with special care units.
* Reflects mid-2024 to buildout forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
Mid 2011
12,377
110
513
1,398
285
2,305
330,000
666,300
768,600
199,500
1,964,400
Mid 2016
13,477
130
560
1,690
315
2,695
390,000
728,000
929,500
220,500
2,268,000
Mid 2024
15,174
139
617
2,002
380
3,138
417,000
802,100
1,001,000
266,000
2,486,100
Mid 2034
16,498
147
671
2,185
410
3,413
441,000
872,300
1,092,500
286,700
2,692,500
Mid 2036
16,759
149
681
2,221
417
3,468
447,000
885,300
1,110,500
291,400
2,734,200
Buildout
21,406
176
871
2,836
530
4,413
528,000
1,132,300
1,418,000
368,000
3,446,300
Mid 2011 - Mid 2016
1,100
20
48
293
30
390
Mid 2016 - Mid 2024
1,697
9
57
312
65
443
27,000
74,100
71,500
45,500
218,100
Mid 2024 - Mid 2034
1,324
8
54
183
30
275
24,000
70,200
91,500
20,700
206,400
Mid 2024 - Mid 2036
1,585
10
64
219
37
330
30,000
83,200
109,500
25,400
248,100
Mid 2024 - Buildout
6,232
37
254
834
150
1,275
111,000
330,200
417,000
102,000
960,200
Mid 2011 - Mid 2016
220
4
10
59
6
78
Mid 2016 - Mid 2024
212
1
7
39
8
55
3,375
9,263
8,938
5,688
27,263
Mid 2024 - Mid 2034
132
1
5
18
3
28
2,400
7,020
9,150
2,070
20,640
Mid 2024 - Mid 2036
132
1
5
18
3
28
2,500
6,933
9,125
2,117
20,675
Period
Population
Employment
Gross Floor Area in Square Feet (Estimated)[1]
Primary[2]
Incremental Change
Industrial
Commercial/
Population
Related
Institutional[3]
Total
Primary[2]
Industrial
Commercial/
Population
Related
Institutional[3]
Total
Annual Average
Watson & Associates Economists Ltd.
PAGE A-20
DC Study
Schedule 10c
Township of Severn
Estimate of the Anticipated Amount, Type and Location of
Non-Residential Development for Which Development Charges can be Imposed
[1] Square foot per employee assumptions:
Primary - non-bona fide farming
3,000
Industrial
1,300
Commercial/Population-related
500
Institutional
680
[2] Primary industry includes agriculture and resource related employment.
[3] Forecast institutional employment and gross floor area has been adjusted downward to account for employment
associated with special care units.
[4] Employment increase does not include no fixed place of work.
[5] Westshore has vacant industrial lands, however there is currently no municipal servicing identified for these lands
and are captured as part of the rural / non-municipally serviced area.
* Reflects mid-2024 to Buildout forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
2024 - 2034
-
-
68,100
13,800
81,900
156
2024 - 2036
-
-
81,400
17,200
98,600
188
2024 - Buildout
-
-
247,200
60,600
307,800
583
2024 - 2034
-
12,600
21,100
4,800
38,500
59
2024 - 2036
-
14,900
25,300
5,900
46,100
71
2024 - Buildout
-
59,100
120,600
29,500
209,200
330
2024 - 2034
-
12,600
89,200
18,600
120,400
215
2024 - 2036
-
14,900
106,700
23,100
144,700
259
2024 - Buildout
-
59,100
367,800
90,100
517,000
913
2024 - 2034
24,000
57,600
2,300
2,100
86,000
60
2024 - 2036
30,000
68,300
2,800
2,300
103,400
71
2024 - Buildout
111,000
271,100
49,200
11,900
443,200
362
2024 - 2034
24,000
70,200
91,500
20,700
206,400
275
2024 - 2036
30,000
83,200
109,500
25,400
248,100
330
2024 - Buildout
111,000
330,200
417,000
102,000
960,200
1,275
Development Location
Timing
Primary
G.F.A. S.F.[1],[2]
Industrial
G.F.A. S.F.[1]
Commercial
G.F.A. S.F.[1]
Employment
Increase[4]
Westshore (Municipally
Serviced) [5]
Institutional
G.F.A. S.F.[1],[3]
Total Non-
Residential
G.F.A. S.F.
Coldwater (Municipally
Serviced)
Total Urban
Township of Severn
Rural / Non-Municipally
Serviced [5]
Watson & Associates Economists Ltd.
PAGE A-21
DC Study
Schedule 11
Township of Severn
Employment Categories by Major Employment Sector
Note: Employment is classified by North American Industry Classification System
(NAICS) Code.
Source: Watson & Associates Economists Ltd.
Primary Industry Employment
11
Agriculture, forestry, fishing and hunting
21
Mining and oil and gas extraction
Industrial and Other Employment
22
Utilities
23
Construction
31-33
Manufacturing
41
Wholesale trade
48-49
Transportation and warehousing
56
Administrative and support
Population Related Employment
44-45
Retail trade
51
Information and cultural industries
52
Finance and insurance
53
Real estate and rental and leasing
54
Professional, scientific and technical services
55
Management of companies and enterprises
56
Administrative and support
71
Arts, entertainment and recreation
72
Accommodation and food services
81
Other services (except public administration)
Institutional
61
Educational services
62
Health care and social assistance
91
Public administration
Comments
Categories which relate to local
land-based resources
Categories which relate primarily
to industrial land supply and
demand
Categories which relate primarily
to population growth within the
municipality
NAICS
Employment by industry
Watson & Associates Economists Ltd.
PAGE B-1
DC Study
Appendix B
Level of Service
Watson & Associates Economists Ltd.
PAGE B-2
DC Study
Table B-1
Township of Severn
Summary of the Level of Service Ceiling by Services Considered
Cost (per capita)
Services Related to a Highway - Roads
$28,764.47
0.0175
km of roadways
1,643,684
per km
51,776,046
Services Related to a Highway - Facilities
$743.74
2.9458
sq.ft. of building area
252
per sq.ft.
1,338,732
Services Related to a Highway - Vehicles & Equipment
$400.32
0.0025
No. of vehicles and equipment
160,128
per vehicle
720,576
Fire Protection Services - Facilities
$514.23
0.8756
sq.ft. of building area
587
per sq.ft.
925,614
Fire Protection Services - Vehicles & Equipment
$439.37
0.0006
No. of vehicles
732,283
per vehicle
790,866
Fire Protection Services - Small Equipment and Gear
$73.27
0.0121
No. of equipment and gear
6,055
per item
131,886
Parkland Development
$255.51
0.0057
Acres of Parkland
44,826
per acre
384,032
Parkland Amenities
$373.13
0.0034
No. of parkland amenities
109,744
per amenity
560,814
Parkland Trails
$107.00
0.0014
Linear Metres of Paths and Trails
76,429
per linear m
160,821
Recreation Facilities
$1,516.97
3.0666
sq.ft. of building area
495
per sq.ft.
2,280,006
Parks & Recreation Vehicles and Equipment
$18.85
0.0006
No. of vehicles and equipment
31,417
per vehicle
28,332
Library Services - Facilities
$152.85
0.2136
sq.ft. of building area
716
per sq.ft.
229,734
Library Services - Collection Materials
$183.38
4.3792
No. of library collection items
42
per collection item
275,620
Provincial Offences Act including By-law Enforcement - Facilities
$3.33
0.0075
sq.ft. of building area
444
per sq.ft.
5,005
Provincial Offences Act including By-law Enforcement - Vehicles & Equipment
$3.22
0.0001
No. of Vehicles and Equipment
64,400
per vehicle
4,840
SUMMARY OF SERVICE STANDARDS AS PER DEVELOPMENT CHARGES ACT, 1997, AS AMENDED
Service Category
Sub-Component
Service Related to a
Highway
Parks & Recreation
Fire Protection
Maximum
Ceiling LOS
15 Year Average Service Standard
Quality (per capita)
Quantity (per capita)
Library
Provincial Offences Act
including By-law
Enforcement
Watson & Associates Economists Ltd.
PAGE B-3
DC Study
Schedule B-2
Township of Severn
Services Related to a Highway - Roads and Related
Unit Measure:
km of roadways
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/km)
Collectors Roads
2 lane rural kilometers
283
283
283
283
283
283
283
283
283
283
283
283
283
283
283
$1,500,000
2 lane urban / semi urban kilometers
39
39
39
39
39
39
39
39
39
39
39
39
39
39
39
$2,500,000
Arterial Roads
2 lane rural kilometers
23
23
23
23
23
23
23
23
23
23
23
23
23
23
23
$1,750,000
2 lane urban / semi urban kilometers
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$3,000,000
Total
348
348
348
348
348
348
348
348
348
348
348
348
348
348
348
Population
18,714
18,658
18,722
18,928
19,163
19,446
19,690
19,842
20,270
20,570
20,791
20,934
21,076
21,153
21,414
Per Capita Standard
0.0186
0.0187
0.0186
0.0184
0.0182
0.0179
0.0177
0.0176
0.0172
0.0169
0.0168
0.0166
0.0165
0.0165
0.0163
15 Year Average
2009 to 2023
Quantity Standard
0.0175
Quality Standard
$1,643,684
Service Standard
$28,764
D.C. Amount (before deductions)
13 Year
Forecast Population
1,800
$ per Capita
$28,764
Eligible Amount
$51,776,046
Watson & Associates Economists Ltd.
PAGE B-4
DC Study
Schedule B-3
Township of Severn
Services Related to a Highway - Public Works Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
North Division (Matchedash)
5,800
5,800
5,800
5,800
5,800
5,800
20,338
20,338
20,338
20,338
20,338
20,338
20,338
20,338
20,338
$238
$284
South Division (Orillia)
13,200
13,200
13,200
13,200
13,200
30,228
30,228
30,228
30,228
30,228
30,228
30,228
30,228
30,228
30,228
$267
$318
North Shop Salt Shed
-
-
-
-
-
-
14,538
14,538
14,538
14,538
14,538
14,538
14,538
14,538
14,538
$107
$140
South Shop Salt Shed
-
-
-
-
-
17,028
17,028
17,028
17,028
17,028
17,028
17,028
17,028
17,028
17,028
$107
$140
Administration Centre
757
757
757
757
757
757
757
757
757
757
757
757
757
757
757
$391
$453
Total
19,757
19,757
19,757
19,757
19,757
53,813
82,889
82,889
82,889
82,889
82,889
82,889
82,889
82,889
82,889
Population
18,714
18,658
18,722
18,928
19,163
19,446
19,690
19,842
20,270
20,570
20,791
20,934
21,076
21,153
21,414
Per Capita Standard
1.0557
1.0589
1.0553
1.0438
1.0310
2.7673
4.2097
4.1775
4.0893
4.0296
3.9868
3.9596
3.9329
3.9186
3.8708
15 Year Average
2009 to 2023
Quantity Standard
2.9458
Quality Standard
$252
Service Standard
$744
D.C. Amount (before deductions)
13 Year
Forecast Population
1,800
$ per Capita
$744
Eligible Amount
$1,338,732
Watson & Associates Economists Ltd.
PAGE B-5
DC Study
Table B-4
Township of Severn
Services Related to a Highway - Public Works Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
% Share for
Each Service
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Heavy Equipment/Grader
100% roads
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
$627,000
Heavy Dozer
100% roads
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$275,000
Trailer/Brush Chipper
100% roads
1.00
1.00
1.00
1.00
1.00
1.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
$85,000
Heavy Equipment Loader
100% roads
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$283,000
Trailer/Steamer
100% roads
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$23,500
Air Compressor
100% roads
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
-
-
-
-
-
$25,100
Radio Equipment
100% roads
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$125,000
Equipment/Mower
20% roads
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
$15,000
Tractor-Mount Mower
100% roads
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$15,000
Tandem-Medium
100% roads
-
-
-
-
-
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$25,000
Tandem-Heavy
100% roads
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$55,000
Diaphram Pump
100% roads
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$9,400
Street Sweeping Broom (one to loader one
for trackless)
100% roads
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
$12,600
Theodolite C/W Tripod
100% roads
3.00
3.00
3.00
3.00
3.00
3.00
3.00
3.00
3.00
3.00
3.00
3.00
3.00
3.00
3.00
$15,200
Dual Slope Construction Laser
100% roads
-
-
-
-
-
-
-
-
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$9,400
Heavy Equipment - Backhoe
100% roads
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
$210,000
Heavy Equipment - Excavator
100% roads
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$300,000
Light Duty Pick-up
67% roads
7.37
7.37
8.04
8.04
8.04
8.71
8.71
8.71
8.71
8.71
8.71
8.71
8.71
9.38
10.05
$55,000
Medium Duty Pick-up
100% roads
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
$80,000
Heavy Duty Truck Plow
100% roads
8.00
8.00
9.00
9.00
9.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
11.00
11.00
11.00
$380,000
Heavy Equipment-Tractor-Large
100% roads
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$200,000
Heavy Equipment - Sidewalk
100% roads
1.00
1.00
1.00
1.00
1.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
$220,000
Trailer - Hot-Box
100% roads
-
-
-
-
-
-
-
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$70,000
Trailer - Light
100% roads
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
2.00
$10,000
Trailer - Road Closure
100% roads
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
$5,000
Trailer - Traffic Calming
100% roads
-
-
-
1.00
1.00
1.00
1.00
1.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
$15,000
Total
42.57
42.57
44.24
45.24
45.24
48.91
49.91
50.91
52.91
52.91
50.91
50.91
51.91
52.58
54.25
Population
18,714
18,658
18,722
18,928
19,163
19,446
19,690
19,842
20,270
20,570
20,791
20,934
21,076
21,153
21,414
Per Capita Standard
0.0023
0.0023
0.0024
0.0024
0.0024
0.0025
0.0025
0.0026
0.0026
0.0026
0.0024
0.0024
0.0025
0.0025
0.0025
15 Year Average
2009 to 2023
Quantity Standard
0.0025
Quality Standard
$160,128
Service Standard
$400
D.C. Amount (before deductions)
13 Year
Forecast Population
1,800
$ per Capita
$400
Eligible Amount
$720,576
Watson & Associates Economists Ltd.
PAGE B-6
DC Study
Table B-5
Township of Severn
Fire Protection Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Station #1 (Sparrow Lake Rd. at #11)
6,800
6,800
6,800
6,800
6,800
6,800
6,800
6,800
6,800
6,800
6,800
6,800
6,800
6,800
6,800
$450
$603
Station #2 (Burnside Line at Division Rd.)
2,535
2,535
2,535
2,535
2,535
2,535
2,535
2,535
2,535
2,535
6,422
6,422
6,422
6,422
6,422
$587
$777
Station #3 (1 Firehall Lane, Coldwater)
4,200
4,200
4,200
4,200
4,200
4,200
4,200
4,200
4,200
4,200
4,200
4,200
4,200
4,200
4,200
$183
$425
Station #4 (County Rd. at County Rd. 17, Matchedash)
1,600
1,600
1,600
1,600
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
$333
$536
Administration Centre
555
555
555
555
555
555
555
555
555
555
555
555
277
277
277
$391
$533
Total
15,690
15,690
15,690
15,690
16,490
16,490
16,490
16,490
16,490
16,490
20,377
20,377
20,099
20,099
20,099
Population
18,714
18,658
18,722
18,928
19,163
19,446
19,690
19,842
20,270
20,570
20,791
20,934
21,076
21,153
21,414
Per Capita Standard
0.8384
0.8409
0.8380
0.8289
0.8605
0.8480
0.8375
0.8311
0.8135
0.8017
0.9801
0.9734
0.9537
0.9502
0.9386
15 Year Average
2009 to 2023
Quantity Standard
0.8756
Quality Standard
$587
Service Standard
$514
D.C. Amount (before deductions)
13 Year
Forecast Population
1,800
$ per Capita
$514
Eligible Amount
$925,614
Watson & Associates Economists Ltd.
PAGE B-7
DC Study
Table B-6
Township of Severn
Fire Protection Services - Vehicles & Equipment
Unit Measure:
No. of vehicles
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Pumpers
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$1,300,000
Tankers
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$900,000
Rescue
2
2
2
2
2
2
2
2
2
2
2
2
2
2
3
$285,000
Support (Trailer)
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$25,000
Pickup 4x4
2
2
2
2
2
2
2
2
2
2
2
2
2
2
3
$100,000
UTV 800 Polaris
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$39,000
Total
11
11
13
13
13
13
13
13
13
13
13
13
13
13
15
Population
18,714
18,658
18,722
18,928
19,163
19,446
19,690
19,842
20,270
20,570
20,791
20,934
21,076
21,153
21,414
Per Capita Standard
0.0006
0.0006
0.0007
0.0007
0.0007
0.0007
0.0007
0.0007
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
0.0007
15 Year Average
2009 to 2023
Quantity Standard
0.0006
Quality Standard
$732,283
Service Standard
$439
D.C. Amount (before deductions)
13 Year
Forecast Population
1,800
$ per Capita
$439
Eligible Amount
$790,866
Watson & Associates Economists Ltd.
PAGE B-8
DC Study
Table B-7
Township of Severn
Fire Protection Services - Small Equipment and Gear
Unit Measure:
No. of equipment and gear
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Equipped Firefighter (Personal Pertective
Equipment)
78
78
78
78
78
78
78
78
78
78
78
78
78
78
78
$6,450
SCBA /w cylinder
24
24
24
24
24
24
24
24
24
24
24
24
24
24
24
$11,200
SCBA Cylinders
48
48
48
48
48
48
48
48
48
48
48
48
48
48
48
$2,000
Air Bags
3
3
3
2
2
2
2
2
2
2
2
2
2
2
2
$15,900
Portable Pumps
6
6
6
6
6
6
6
6
6
6
6
6
6
6
6
$19,300
Forestry Pumps
14
14
14
17
17
17
17
17
17
17
17
17
17
17
17
$1,600
Thermal Imaging Cameras
2
2
2
2
2
2
2
3
3
3
3
3
3
3
3
$10,000
Defibriiators - Fire
3
3
3
3
4
4
4
4
4
4
4
4
4
4
4
$7,000
Portable Hand Held Radios
24
24
26
26
26
26
26
26
26
26
26
26
26
26
26
$2,200
Mobile Vehicle Radios
17
17
17
17
17
17
17
17
17
17
17
17
17
17
17
$2,100
Laptop and Projector
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$3,600
Fire Station Computers
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$2,000
Rapid Intervention Team Packs Scott
2
2
2
3
3
3
3
3
3
3
3
3
3
3
3
$6,800
Repeater Stations
-
-
-
-
2
2
2
2
2
2
2
2
2
2
2
$44,900
Extrication Tools
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$50,000
Generators 5000 watt
5
5
6
6
6
6
6
6
6
6
6
6
6
6
6
$4,100
Total
234
234
237
240
243
243
243
244
244
244
244
244
244
244
244
Population
18,714
18,658
18,722
18,928
19,163
19,446
19,690
19,842
20,270
20,570
20,791
20,934
21,076
21,153
21,414
Per Capita Standard
0.0125
0.0125
0.0127
0.0127
0.0127
0.0125
0.0123
0.0123
0.0120
0.0119
0.0117
0.0117
0.0116
0.0115
0.0114
15 Year Average
2009 to 2023
Quantity Standard
0.0121
Quality Standard
$6,055
Service Standard
$73
D.C. Amount (before deductions)
13 Year
Forecast Population
1,800
$ per Capita
$73
Eligible Amount
$131,886
Watson & Associates Economists Ltd.
PAGE B-9
DC Study
Table B-8
Township of Severn
Parks and Recreation Services - Parkland Development
Unit Measure:
Acres of Parkland
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Acre)
Passive Parks
28
28
28
28
33
84
84
79
79
78
78
78
78
78
78
$20,300
Active Parks
48
48
48
48
48
48
48
53
53
54
54
54
54
54
54
$75,300
Total
76
76
76
76
81
132
132
132
132
132
132
132
132
132
132
Population
18,714
18,658
18,722
18,928
19,163
19,446
19,690
19,842
20,270
20,570
20,791
20,934
21,076
21,153
21,414
Per Capita Standard
0.0041
0.0041
0.0041
0.0040
0.0042
0.0068
0.0067
0.0067
0.0065
0.0064
0.0063
0.0063
0.0063
0.0062
0.0062
15 Year Average
2009 to 2023
Quantity Standard
0.0057
Quality Standard
$44,826
Service Standard
$256
D.C. Amount (before deductions)
10 Year
Forecast Population
1,503
$ per Capita
$256
Eligible Amount
$384,032
Watson & Associates Economists Ltd.
PAGE B-10
DC Study
Table B-9
Township of Severn
Parks and Recreation Services - Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Docks
8
8
8
8
8
7
7
7
7
7
7
7
7
7
7
$125,000
Launches - Concrete
2
2
2
2
2
2
2
2
2
2
2
3
3
3
3
$145,000
Recreation Storage at Coldwater
Fairgrounds Barn
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$145,000
Storage (Washago Garage)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$14,500
Bell Exhibit (Matchedash Hall)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$6,400
Storage at Bass Lake
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$72,400
Washroom / Concession Booth
(Washago)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$290,000
Concession (Lions)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$69,100
Washroom (Coldwater)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$110,000
Bleachers
10
10
10
10
10
10
10
10
10
10
10
10
10
10
10
$10,000
Outdoor Exercise Equipment
-
-
-
-
-
6
6
6
6
6
6
6
6
6
6
$4,200
Playground Equipment
4
4
4
5
5
5
5
6
6
7
7
7
7
7
7
$145,000
Pavilion/Gazebo
3
3
2
3
3
3
4
5
5
5
5
5
5
5
5
$50,700
Skateboard Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$290,000
Basketball Pad
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,900
Ball Diamonds lit
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$507,000
Ball Diamonds unlit
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
$126,000
Trail Bridges - Large
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$501,000
Trail Bridges - Small
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$145,000
Trail Gates
-
-
-
-
-
-
-
-
27
27
27
27
27
27
27
$8,700
Outdoor Ice Rink
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$503,000
Total
49
49
48
50
50
55
56
58
85
86
86
87
87
87
87
Population
18,714
18,658
18,722
18,928
19,163
19,446
19,690
19,842
20,270
20,570
20,791
20,934
21,076
21,153
21,414
Per Capita Standard
0.0026
0.0026
0.0026
0.0026
0.0026
0.0028
0.0028
0.0029
0.0042
0.0042
0.0041
0.0042
0.0041
0.0041
0.0041
15 Year Average
2009 to 2023
Quantity Standard
0.0034
Quality Standard
$109,744
Service Standard
$373
D.C. Amount (before deductions)
10 Year
Forecast Population
1,503
$ per Capita
$373
Eligible Amount
$560,814
Watson & Associates Economists Ltd.
PAGE B-11
DC Study
Table B-10
Township of Severn
Parks and Recreation Services - Parkland Trails
Unit Measure:
Linear Metres of Paths and Trails
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/ Linear
Metre)
Trails
22
22
22
30
30
30
30
30
30
30
30
30
30
30
30
$75,300
Total
22
22
22
30
30
30
30
30
30
30
30
30
30
30
30
Population
18,714
18,658
18,722
18,928
19,163
19,446
19,690
19,842
20,270
20,570
20,791
20,934
21,076
21,153
21,414
Per Capita Standard
0.0012
0.0012
0.0012
0.0016
0.0016
0.0015
0.0015
0.0015
0.0015
0.0015
0.0014
0.0014
0.0014
0.0014
0.0014
15 Year Average
2009 to 2023
Quantity Standard
0.0014
Quality Standard
$76,429
Service Standard
$107
D.C. Amount (before deductions)
10 Year
Forecast Population
1,503
$ per Capita
$107
Eligible Amount
$160,821
Watson & Associates Economists Ltd.
PAGE B-12
DC Study
Table B-11
Township of Severn
Parks and Recreation Services - Recreation Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Coldwater Arena
34,617
34,617
34,617
34,617
34,617
34,617
34,617
35,417
35,417
35,417
35,417
35,417
35,417
35,417
35,417
$523
$587
Lake St. George Hall
2,300
2,300
2,300
2,300
2,300
2,300
2,300
2,300
2,300
2,300
2,300
2,300
2,300
2,300
2,300
$326
$370
Washago Hall
6,000
6,000
6,000
6,000
6,000
6,000
6,000
6,000
6,000
6,000
6,000
6,000
6,000
6,000
6,000
$326
$370
Curling Club
15,500
15,500
15,500
15,500
15,500
15,500
15,500
15,500
15,500
15,500
15,500
15,500
15,500
15,500
15,500
$326
$370
Matchedash Hall
-
-
-
-
-
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
$326
$370
Administration Centre
165
165
165
165
165
165
165
165
165
165
165
165
165
165
165
$391
$442
Total
58,582
58,582
58,582
58,582
58,582
61,782
61,782
62,582
62,582
62,582
62,582
62,582
62,582
62,582
62,582
Population
18,714
18,658
18,722
18,928
19,163
19,446
19,690
19,842
20,270
20,570
20,791
20,934
21,076
21,153
21,414
Per Capita Standard
3.1304
3.1398
3.1290
3.0950
3.0570
3.1771
3.1377
3.1540
3.0874
3.0424
3.0100
2.9895
2.9693
2.9585
2.9225
15 Year Average
2009 to 2023
Quantity Standard
3.0666
Quality Standard
$495
Service Standard
$1,517
D.C. Amount (before deductions)
10 Year
Forecast Population
1,503
$ per Capita
$1,517
Eligible Amount
$2,280,006
Watson & Associates Economists Ltd.
PAGE B-13
DC Study
Table B-12
Township of Severn
Parks and Recreation Services - Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Ice Resurfacer
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$150,000
Pickup Truck
-
-
-
-
-
-
-
-
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$50,700
Tractor (30 HP)
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$42,000
Ball Diamond Groomer
-
-
-
-
-
-
-
-
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$10,000
Trial Groomer Attachment
-
-
-
-
-
-
-
-
-
-
-
1.00
1.00
1.00
1.00
$32,500
Utility Trailer
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$2,600
Water Tank
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$1,200
Ice Edgers
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
2.00
$4,000
Floor Scribber
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$10,100
Float/Tilt Trailer
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1.00
$20,600
Equipment/Mower
0.80
0.80
0.80
0.80
0.80
0.80
0.80
0.80
0.80
0.80
0.80
0.80
0.80
0.80
0.80
$15,000
Light Duty Pick-up
1.43
1.43
1.56
1.56
1.56
1.69
1.69
1.69
1.69
1.69
1.69
1.69
1.69
1.82
1.95
$55,000
Heavy Equipment - Tractor - Small
-
-
-
-
-
-
-
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$25,000
Heavy Equipment - Tractor - Medium
-
-
-
-
-
-
-
-
-
-
-
-
1.00
1.00
1.00
$50,000
Total
9.23
9.23
9.36
9.36
9.36
9.49
9.49
10.49
12.49
12.49
12.49
13.49
14.49
14.62
15.75
Population
18,714
18,658
18,722
18,928
19,163
19,446
19,690
19,842
20,270
20,570
20,791
20,934
21,076
21,153
21,414
Per Capita Standard
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0006
0.0006
0.0006
0.0006
0.0007
0.0007
0.0007
15 Year Average
2009 to 2023
Quantity Standard
0.0006
Quality Standard
$31,417
Service Standard
$19
D.C. Amount (before deductions)
10 Year
Forecast Population
1,503
$ per Capita
$19
Eligible Amount
$28,332
Watson & Associates Economists Ltd.
PAGE B-14
DC Study
Schedule B-13
Township of Severn
Library Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Library (Coldwater)
2,260
2,260
2,260
2,260
2,260
2,260
2,260
2,260
2,260
2,260
2,260
2,260
2,260
2,260
2,260
$491
$603
Severn's Portion of Orillia's Library (Net
adjustment)123
657
532
532
2,378
2,378
2,378
2,378
2,378
2,378
2,378
2,378
2,378
2,378
2,378
2,378
$790
$843
Total
2,917
2,792
2,792
4,638
4,638
4,638
4,638
4,638
4,638
4,638
4,638
4,638
4,638
4,638
4,638
Population
18,714
18,658
18,722
18,928
19,163
19,446
19,690
19,842
20,270
20,570
20,791
20,934
21,076
21,153
21,414
Per Capita Standard
0.1559
0.1496
0.1491
0.2450
0.2420
0.2385
0.2356
0.2337
0.2288
0.2255
0.2231
0.2216
0.2201
0.2193
0.2166
15 Year Average
2009 to 2023
1Represents Severn's contract with the City of Orillia, and the contract Oro-Medonte has with Severn for 2009
Quantity Standard
0.2136
883
Value of contract 5% X 17,667 sq.ft.
Quality Standard
$716
-226 Value of contract 10% X 2,260 sq.ft.
Service Standard
$153
657
2Represents Severn's contract with the City of Orillia, and the contract Oro-Medonte has with Severn for 2010 and 2011
D.C. Amount (before deductions)
10 Year
758
Value of contract 5% X 15,160 sq.ft.
Forecast Population
1,503
-226 Value of contract 10% X 2,260 sq.ft.
$ per Capita
$153
532
Eligible Amount
$229,734
3Represents Severn's contract with the City of Orillia, and the contract Oro-Medonte has with Severn from 2012 to 2023
2,604
Orillia's existing facility 52,081 sq.ft. as of 2012
-226 Value of contract 10% X 2,260 sq.ft.
2378
Watson & Associates Economists Ltd.
PAGE B-15
DC Study
Schedule B-14
Township of Severn
Library Services - Collection Materials
Unit Measure:
No. of library collection items
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Severn (Coldwater) Branch1:
Books
18,922
22,866
16,081
18,607
13,404
12,832
13,725
13,393
13,115
13,474
13,423
13,863
15,130
15,503
15,503
$42
CDs/DVDs
2,425
1,303
2,462
2,436
2,028
1,927
2,592
2,654
3,519
4,036
4,363
3,972
5,287
4,566
4,566
$38
E-audio/E-books
-
-
2,651
5,792
10,872
62,326
13,878
12,272
115,507
145,793
148,334
115,528
95,450
113,192
113,192
$42
Periodicals
-
-
-
-
-
-
-
44
44
48
54
67
70
714
714
$10
Databases
30
32
13
16
21
27
17
17
45
16
16
16
14
4
4
$3,900
Special Collections - Original Format
-
-
-
-
-
-
-
-
-
-
-
-
27
33
33
$56
E-readers
-
-
-
-
-
-
-
-
-
-
-
3
4
1
1
$490
3D Printers
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$9,710
Orillia Branch2:
Books
5,748.7
4,424.0
4,947.1
4,849.8
4,922.2
4,810.2
4,147.3
4,018.1
3,791.1
3,743.7
3,720.5
3,772.7
3,770.0
3,846.9
3,846.9
$45
Periodical - Titles
20.0
18.8
9.0
9.0
9.0
9.0
9.0
9.0
6.1
6.1
6.1
5.8
5.8
4.7
4.7
$11
Periodical - Copies
-
-
-
114.0
114.0
114.0
94.0
97.2
85.0
92.2
73.6
71.1
62.5
-
-
$11
Newspapers
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.3
0.3
0.3
0.3
-
-
-
$445
Audiocassettes
113.5
131.3
87.2
-
-
-
-
-
-
-
-
-
-
-
-
$78
CDs/DVDs
-
-
-
-
-
-
-
-
-
-
-
-
-
615.1
615.1
$61
Compact Discs and Spolen Word
163.5
131.3
82.7
193.2
204.6
54.6
202.9
209.6
216.5
227.9
238.6
234.3
230.1
-
-
$67
Videocassettes/DVDs
224.2
124.8
162.7
181.1
212.3
212.3
228.7
258.6
298.1
330.6
342.7
363.7
374.2
-
-
$56
CD-ROM Software
10.4
4.1
3.8
4.1
4.3
4.3
3.9
3.9
-
-
-
-
-
-
-
$78
Microfilms
4.6
4.6
4.6
4.6
5.9
5.9
6.1
6.1
6.1
6.1
6.1
6.1
6.1
-
-
$178
Video Games
-
-
2.2
3.9
4.0
4.0
4.3
4.9
5.0
5.9
6.3
6.7
7.0
-
-
$56
E-Book Readers
-
-
-
0.3
0.3
0.3
0.2
0.2
0.2
-
-
-
-
-
-
$490
Lending Laptops, Netbooks, and Tablets
-
-
-
-
-
-
-
-
-
-
-
-
-
0.6
0.6
$0
Miscellaneous Equipment
-
-
-
0.6
0.6
0.6
0.6
0.6
0.7
0.7
0.7
0.7
0.9
-
-
$200
Multi-Media
8.0
8.0
8.0
8.0
8.0
8.0
8.7
9.5
7.8
7.9
8.4
7.6
7.8
-
-
$11
Kits and realia, etc.
-
-
-
-
-
-
-
-
0.6
1.2
2.1
2.7
3.4
-
-
$134
Databases
-
-
-
-
-
-
-
-
-
-
-
-
-
0.2
0.2
$3,006
3D Printer
-
-
-
-
-
-
-
-
-
-
-
-
-
0.1
0.1
$9,710
Special Collection - Original Format
-
-
-
-
-
-
-
-
-
-
-
-
-
27.8
27.8
$56
E-Books (Licence)
-
-
-
-
-
5.9
5.9
12.5
-
-
-
-
-
-
-
$122
E-Books (Licence)
-
0.6
2.2
-
-
-
-
-
4,099.5
4,243.8
4,947.8
5,729.2
5,656.9
6,288.5
6,288.5
$2
Total
27,670
29,049
26,517
32,220
31,810
82,341
34,924
33,010
140,747
172,033
175,544
143,651
126,107
144,798
144,798
Population
18,714
18,658
18,722
18,928
19,163
19,446
19,690
19,842
20,270
20,570
20,791
20,934
21,076
21,153
21,414
Per Capita Standard
1.4786
1.5569
1.4163
1.7022
1.6600
4.2344
1.7737
1.6637
6.9436
8.3633
8.4433
6.8621
5.9835
6.8453
6.7618
15 Year Average
2009 to 2023
Quantity Standard
4.3792
Quality Standard
$42
Service Standard
$183
D.C. Amount (before deductions)
10 Year
Forecast Population
1,503
$ per Capita
$183
Eligible Amount
$275,620
1 90% of collection materials has been included to account for Oro-Medonte's 10% share of the Coldwater Branch Collection.
2 5% of collection materials has been included to account for Severn's share of the Orillia Branch Collection.
Watson & Associates Economists Ltd.
PAGE B-16
DC Study
Schedule B-15
Township of Severn
Provincial Offences Act, including By-law Enforcement - Facilities
Schedule B-22
Township of Severn
Provincial Offences Act, including By-law Enforcement - Vehicles and Equipment
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Administration Centre
150
150
150
150
150
150
150
150
150
150
150
150
150
150
150
$391
$442
Total
150
150
150
150
150
150
150
150
150
150
150
150
150
150
150
Population
18,714
18,658
18,722
18,928
19,163
19,446
19,690
19,842
20,270
20,570
20,791
20,934
21,076
21,153
21,414
Per Capita Standard
0.0080
0.0080
0.0080
0.0079
0.0078
0.0077
0.0076
0.0076
0.0074
0.0073
0.0072
0.0072
0.0071
0.0071
0.0070
15 Year Average
2009 to 2023
Quantity Standard
0.0075
Quality Standard
$444
Service Standard
$3
D.C. Amount (before deductions)
10 Year
Forecast Population
1,503
$ per Capita
$3
Eligible Amount
$5,005
Unit Measure:
No. of Vehicles and Equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Pick-up Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$64,000
Total
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
Population
18,714
18,658
18,722
18,928
19,163
19,446
19,690
19,842
20,270
20,570
20,791
20,934
21,076
21,153
21,414
Per Capita Standard
0.00005
0.00005
0.00005
0.00005
0.00005
0.00005
0.00005
0.00005
0.00005
0.00005
0.00005
0.00005
0.00005
0.00005
0.00005
15 Year Average
2009 to 2023
Quantity Standard
0.00005
Quality Standard
$64,400
Service Standard
$3
D.C. Amount (before deductions)
10 Year
Forecast Population
1,503
$ per Capita
$3
Eligible Amount
$4,840
Watson & Associates Economists Ltd.
PAGE C-1
DC Study
Appendix C
Long-Term Capital and
Operating Cost Examination
Watson & Associates Economists Ltd.
PAGE C-2
DC Study
Appendix C: Long-Term Capital and Operating
Cost Examination
As a requirement of the D.C.A. under subsection 10 (2) (c), an analysis must be
undertaken to assess the long-term capital and operating cost impacts for the capital
infrastructure projects identified within the D.C. background study. As part of this
analysis, it was deemed necessary to isolate the incremental operating expenditures
directly associated with these capital projects, factor in cost savings attributable to
economies of scale or cost sharing where applicable and prorate the cost on a per unit
basis (i.e., sq.ft. of building space, per vehicle, etc.). This was undertaken through a
review of the Township's approved 2022 Financial Information Return (F.I.R.).
In addition to the operational impacts, over time the initial capital projects will require
replacement. This replacement of capital is often referred to as lifecycle cost. By
definition, lifecycle costs are all the costs that are incurred during the life of a physical
asset, from the time its acquisition is first considered, to the time it is taken out of
service for disposal or redeployment. Lifecycle costs were estimated by dividing the
growth-related costs by the average useful life. The useful life assumptions used for
each asset class are provided in Table C-1.
Table C-1
Average Useful Life by Asset Class
Asset
Lifecycle Cost Average
Useful Life
Facilities
40
Services Related to a
Highway
20
Water and Wastewater
Services
20 to 80
Parkland Development
20
Vehicles
12 to 20
Small Equipment & Gear
10
Watson & Associates Economists Ltd.
PAGE C-3
DC Study
Table C-1 depicts the annual operating impact resulting from the proposed gross capital
projects at the time they are all in place. It is important to note that, while Township
program expenditures will increase with growth in population, the costs associated with
the new infrastructure (i.e., facilities) would be delayed until the time these works are in
place.
Table C-2
Operating and Capital Expenditure Impacts for Future Capital Expenditures
SERVICES/CLASS OF SERVICES
GROSS COST LESS
BENEFIT TO
EXISTING
ANNUAL LIFECYCLE
EXPENDITURES
ANNUAL
OPERATING
EXPENDITURES
TOTAL ANNUAL
EXPENDITURES
1.
Wastewater Services - Westshore
1.1
Treatment plants & Collection Systems
39,101,561
770,835
88,529
859,364
2.
Water Services - Westshore
2.1
Treatment, Storage and Distribution Systems
22,569,994
551,065
142,317
693,382
3.
Wastewater Services - Coldwater
3.1
Treatment plants & Sewers
18,578,193
476,770
30,550
507,320
4.
Water Services - Coldwater
4.1
Treatment, Storage and Distribution Systems
7,193,592
180,148
32,945
213,092
5.
Wastewater Services - Rural Areas
5.1
Septage and Hauled Treatment Facilities
777,592
22,875
1,437
24,312
6.
Services Related to a Highway
6.1
Roads and Related, Facilities, Vehicles & Equipment
13,294,301
898,775
282,709
1,181,484
7.
Fire Protection Services
7.1
Fire facilities, vehicles, equipment and gear
2,154,508
61,303
95,185
156,488
8.
Parks and Recreation Services
8.1
Park development, amenities, trails and recreation facilities,
parks operations facilites, vehicles and equipment
15,169,394
196,980
66,566
263,546
9.
Library Services
9.1
Library facilities, materials and vehicles
546,856
47,335
15,026
62,361
10.
Provincial Offences Act including By-Law Enforcement
10.1
Facilities, vehicles and equipment
75,700
7,660
55,784
63,444
11.
Growth-Related Studies
789,025
-
-
-
Total
$120,250,716
$3,213,746
$811,047
$4,024,793
Watson & Associates Economists Ltd.
PAGE D-1
DC Study
Appendix D
Development Charge Reserve
Fund Policy
Watson & Associates Economists Ltd.
PAGE D-2
DC Study
Appendix D: Development Charge Reserve
Fund Policy
D.1
Legislative Requirements
The Development Charges Act, 1997, as amended (D.C.A.) requires development
charge (D.C.) collections (and associated interest) to be placed in separate reserve
funds. Sections 33 through 36 of the D.C.A. provide the following regarding reserve
fund establishment and use:
- A municipality shall establish a reserve fund for each service to which the D.C.
by-law relates; subsection 7 (1), however, allows services to be grouped into
categories of services for reserve fund (and credit) purposes and for classes of
services to be established.
- The municipality shall pay each D.C. it collects into a reserve fund or funds to
which the charge relates.
- The money in a reserve fund shall be spent only for the "capital costs"
determined through the legislated calculation process (as per subsection 5 (1) 2
to 8).
- Money may be borrowed from the fund but must be paid back with interest (O.
Reg. 82/98, subsection 11 (1) defines this as Bank of Canada rate either on the
day the by-law comes into force or, if specified in the by-law, the first business
day of each quarter).
- D.C. reserve funds may not be consolidated with other municipal reserve funds
for investment purposes and may only be used as an interim financing source for
capital undertakings for which D.C.s may be spent (section 37).
Annually, the Treasurer of the municipality is required to provide Council with a financial
statement related to the D.C. by-law(s) and reserve funds. This statement must be
made available to the public and may be requested to be forwarded to the Minister of
Municipal Affairs and Housing.
Subsection 43 (2) and O. Reg. 82/98 prescribe the information that must be included in
the Treasurer's statement, as follows:
- opening balance;
- closing balance;
Watson & Associates Economists Ltd.
PAGE D-3
DC Study
- description of each service and/or service category for which the reserve fund
was established (including a list of services within a service category);
- transactions for the year (e.g., collections, draws) including each asset's capital
costs to be funded from the D.C. reserve fund and the manner for funding the
capital costs not funded under the D.C. by-law (i.e., non-D.C.-recoverable cost
share and post-period D.C.-recoverable cost share);
- for projects financed by D.C.s, the amount spent on the project from the D.C.
reserve fund and the amount and source of any other monies spent on the
project;
- amounts borrowed, purpose of the borrowing, and interest accrued during
previous year;
- amount and source of money used by the municipality to repay municipal
obligations to the D.C. reserve fund;
- list of credits by service or service category (outstanding at the beginning of the
year, given in the year, and outstanding at the end of the year by the holder);
- for credits granted under section 14 of the previous D.C.A., a schedule identifying
the value of credits recognized by the municipality, the service to which it applies,
and the source of funding used to finance the credit; and
- a statement as to compliance with subsection 59 (1) of the D.C.A., whereby the
municipality shall not impose, directly or indirectly, a charge related to a
development or a requirement to construct a service related to development,
except as permitted by the D.C.A. or another Act.
Recent changes arising from Bill 109 (More Homes for Everyone Act, 2022) provide that
the Council shall make the statement available to the public by posting the statement on
the website or, if there is no such website, in the municipal office. In addition, Bill 109
introduced the following requirements which shall be included in the treasurer's
statement:
- For each service for which a development charge is collected during the year,
o whether, as of the end of the year, the municipality expects to incur the
amount of capital costs that were estimated, in the relevant development
charge background study, to be incurred during the term of the applicable
development charge by-law; and
o if the answer to the above is no, the amount the municipality now expects
to incur and a statement as to why this amount is expected.
Watson & Associates Economists Ltd.
PAGE D-4
DC Study
- For any service for which a development charge was collected during the year
but in respect of which no money from a reserve fund was spent during the year,
a statement as to why there was no spending during the year.
Additionally, as per subsection 35 (3) of the D.C.A.:
"35 (3) If a service is prescribed for the purposes of this subsection,
beginning in the first calendar year that commences after the service is
prescribed and in each calendar year thereafter, a municipality shall spend
or allocate at least 60 per cent of the monies that are in a reserve fund for
the prescribed service at the beginning of the year."
The services currently prescribed are water, wastewater, and services related to a
highway. Therefore, as of 2023, a municipality shall spend or allocate at least 60
percent of the monies in the reserve fund at the beginning of the year. There are
generally two ways in which a municipality may approach this requirement:
1. Include a schedule as part of the annual Treasurer's statement; or
2. Incorporate the information into the annual budgeting process.
Based upon the above, Figure D-1 and Attachments 1 and 2, set out the format for
which annual reporting to Council should be provided. Figure D-4 provides the
schedule for allocating reserve fund balances to projects.
Based upon the above, Tables D-1 to D-4 set out the format for which annual reporting
to Council should be provided. Table D-5 provides the schedule for allocating
prescribed reserve fund balances to projects.
D.2
Development Charge Reserve Fund Application
Section 35 of the D.C.A. states that:
"The money in a reserve fund established for a service may be spent only
for capital costs determined under paragraphs 2 to 7 of subsection 5(1)."
This provision clearly establishes that reserve funds collected for a specific service are
only to be used for that service, or to be used as a source of interim financing of capital
undertakings for which a D.C. may be spent.
Watson & Associates Economists Ltd.
PAGE D-5
DC Study
Table D-1
Annual Treasurer's Statement of Development Charge Reserve Funds
Services and Class of Services to which the Development Charge Relates
Description
Services
Related to a
Highway
Fire
Protection
Services
Wastewater
Services -
Westshore
Water
Services -
Westshore
Wastewater
Services -
Coldwater
Water
Services -
Coldwater
Septage & Hauled
Treatment - Areas
not Receiving
Wastewater
Parks and
Recreation
Services
Library
Services
P.O.A. (Incl.
By-law
Enforcement)
Growth-
Related
Studies (Class
of Services)
Opening Balance, January 1, ________
0
Plus:
Development Charge Collections
0
Accrued Interest
0
Repayment of Monies Borrowed from Fund and Associated Interest1
0
Sub-Total
0
0
0
0
0
0
0
0
0
0
0
0
Less:
Amount Transferred to Capital (or Other) Funds2
0
Amounts Refunded
0
Amounts Loaned to Other D.C. Service Category for Interim Financing
0
Credits3
0
Sub-Total
0
0
0
0
0
0
0
0
0
0
0
0
Closing Balance, December 31, ________
0
0
0
0
0
0
0
0
0
0
0
0
1 Source of funds used to repay the D.C. reserve fund
2 See Attachment 1 for details
3 See Attachment 2 for details
The Municipality is compliant with s.s. 59.1 (1) of the Development Charges Act , whereby charges are not directly or indirectly imposed on development nor has a requirement to construct a service related to development been imposed, except as
permitted by the Development Charges Act or another Act.
Total
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Table D-2
Annual Treasurer's Statement of Development Charge Reserve Funds
Amount Transferred to Capital (or Other) Funds - Capital Fund Transactions
D.C. Recoverable Cost Share
Non-D.C. Recoverable Cost Share
D.C. Forecast Period
Post D.C. Forecast Period
Capital Fund Transactions
Gross Capital
Cost
D.C. Reserve
Fund Draw
D.C. Debt
Financing
Grants,
Subsidies Other
Contributions
Post-Period
Benefit/ Capacity
Interim Financing
Grants,
Subsidies Other
Contributions
Other
Reserve/Reserve
Fund Draws
Tax Supported
Operating Fund
Contributions
Rate Supported
Operating Fund
Contributions
Debt Financing
Grants,
Subsidies Other
Contributions
Services Related to a Highway
Capital Cost A
Capital Cost B
Capital Cost C
Sub-Total - Services Related to Highways
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Fire Protection Services
Capital Cost D
Capita Cost E
Capital Cost F
Sub-Total - Water
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Wastewater Services - Westshore
Capital Cost G
Capita Cost H
Capital Cost I
Sub-Total - Wastewater
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
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Table D-3
Annual Treasurer's Statement of Development Charge Reserve Funds
Amount Transferred to Operating (or Other) Funds - Operating Fund Transactions
D.C. Reserve Fund Draw
Post D.C. Forecast Period
Non-D.C. Recoverable Cost Share
Operating Fund Transactions
Principal
Interest
Principal
Interest
Source
Principal
Interest
Source
Services Related to a Highway
Capital Cost J
Capita Cost K
Capital Cost L
Sub-Total - Services Related to a Highway
$0
$0
$0
$0
$0
$0
$0
Fire Protection Services
Capital Cost M
Capita Cost N
Capital Cost O
Sub-Total - Water
$0
$0
$0
$0
$0
$0
$0
Wastewater Services - Westshore
Capital Cost P
Capita Cost Q
Capital Cost R
Sub-Total - Wastewater
$0
$0
$0
$0
$0
$0
$0
Annual Debt
Repayment
Amount
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Table D-4
Annual Treasurer's Statement of Development Charge Reserve Funds
Statement of Credit Holder Transactions
Credit Holder
Applicable D.C.
Reserve Fund
Credit Balance
Outstanding
Beginning of
Year ________
Additional
Credits
Granted During
Year
Credits Used
by Holder
During Year
Credit Balance
Outstanding
End of Year
________
Credit Holder A
Credit Holder B
Credit Holder C
Credit Holder D
Credit Holder E
Credit Holder F
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Table D-5
Annual Treasurer's Statement of Development Charge Reserve Funds
Statement of Reserve Fund Balance Allocations
Service:
Water
Balance in Reserve Fund at Beginning of Year:
60% of Balance to be Allocated (at a minimum):
Projects to Which Funds Will be Allocated
Project Description
Project Number
Total Growth-related Capital
Cost Remaining to be
Funded
Share of Growth-related
Cost Allocated to Date
Share of Growth-related Cost
Allocated - Current Year
Project Number 1
Project Number 2
Project Number 3
Project Number 4
Total
$0
$0
$0
Service:
Wastewater
Balance in Reserve Fund at Beginning of Year:
60% of Balance to be Allocated (at a minimum):
Projects to Which Funds Will be Allocated
Project Description
Project Number
Total Growth-related Capital
Cost Remaining to be
Funded
Share of Growth-related
Cost Allocated to Date
Share of Growth-related Cost
Allocated - Current Year
Project Number 1
Project Number 2
Project Number 3
Project Number 4
Total
$0
$0
$0
Service:
Services Related to a
Highway
Balance in Reserve Fund at Beginning of Year:
60% of Balance to be Allocated (at a minimum):
Projects to Which Funds Will be Allocated
Project Description
Project Number
Total Growth-related Capital
Cost Remaining to be
Funded
Share of Growth-related
Cost Allocated to Date
Share of Growth-related Cost
Allocated - Current Year
Project Number 1
Project Number 2
Project Number 3
Project Number 4
Total
$0
$0
$0
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Table D-6
Annual Treasurer's Statement of Development Charge Reserve Funds
Description of the Service (or Class of Service) for which each Development Charge Reserve Fund was Established
Services/Class of Services
Description
Services Related to a Highway
The fund is used for growth-related projects for roads, bridges, structures, active
transportation, streetlights, sidewalks, public works related facilities, vehicles, and
equipment, and other related road infrastructure
Fire Protection Services
The fund is used for growth-related projects supporting fire protection services, including
facilities, vehicles, equipment, and gear
Parks and Recreation Services
The fund is used for growth-related projects related to parkland development, parkland
amenities, recreational trails, parkland buildings, recreation facilities, and parks &
recreation vehicles and equipment
Library Services
The fund is used for growth-related projects including library facilities, furniture, shelving,
collection materials, vehicles, and other related library infrastructure
Provincial Offences Act including By-Law Enforcement
The fund is used for growth-related projects including facilities, vehicles, and equipment
Wastewater Services - Westshore
The fund is used for growth-related projects for wastewater treatment, storage, pumping,
collection, and other wastewater related infrastructure, in the Westshore area.
Wastewater Services - Coldwater
The fund is used for growth-related projects for wastewater treatment, storage, pumping,
collection, and other wastewater related infrastructure, in the Coldwater area.
Wastewater Services - Septage and Hauled Treatment
The fund is used for growth-related projects for wastewater septage and hauled treatment
facilities to service the rural areas that are not serviced by a municipal wastewater system
Water Services - Westshore
The fund is used for growth-related projects for water treatment, supply, storage, pumping,
distribution, and other water related infrastructure in the Westshore area
Water Services - Coldwater
The fund is used for growth-related projects for water treatment, supply, storage, pumping,
distribution, and other water related infrastructure in the Coldwater area
Growth-Related Studies
The fund is used for growth-related to growth-related studies
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Appendix E
Local Service Policy
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Appendix E: Local Service Policy
Charges (D.C.) and local service funding for Services Related to a Highway,
Stormwater Management, Parkland Development, and Underground Linear Services.
The guidelines outline, in general terms, the size and nature of engineered
infrastructure that is included in the study as a development charge project, versus
infrastructure that is considered as a local service, to be emplaced separately by
landowners, pursuant to a development agreement.
The following policy guidelines are general principles by which staff will be guided in
considering development applications. However, each application will be considered, in
the context of these policy guidelines as subsection 59(2) of the Development Charges
Act, 1997, on its own merits having regard to, among other factors, the nature, type and
location of the development and any existing and proposed development in the
surrounding area, as well as the location and type of services required and their
relationship to the proposed development and to existing and proposed development in
the area.
1.
Services Related to a Highway
A highway and services related to a highway are intended for the transportation of
people and goods via many different modes including, but not limited to passenger
automobiles, commercial vehicles, transit vehicles, bicycles, and pedestrians. The
highway shall consist of all land and associated infrastructure built to support (or
service) this movement of people and goods regardless of the mode of transportation
employed, thereby achieving a complete street. A complete street is the concept
whereby a highway is planned, designed, operated, and maintained to enable
pedestrians, cyclists, public transit users and motorists to safely and comfortably be
moved, thereby allowing for the efficient movement of persons and goods.
The associated infrastructure to achieve this concept shall include, but is not limited to:
road pavement structure and curbs; grade separation/bridge structures (for any
vehicles, railways and/or pedestrians); grading, drainage and retaining wall features;
culvert structures; storm water drainage systems; utilities; traffic control systems;
signage; gateway features; street furniture; active transportation facilities (e.g.
sidewalks, bike lanes, multi-use trails which interconnect the transportation network,
etc.); roadway illumination systems; boulevard and median surfaces (e.g. sod & topsoil,
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DC Study
paving, etc.); street trees and landscaping; parking lanes & lay-bys; (excluding on-street
parking in the downtown) and driveway entrances; noise attenuation systems; railings
and safety barriers.
1.1
Local Roads (including land)
- Local Roads Internal to Development - Direct developer responsibility
under s. 59 of D.C.A. (as a local service);
- Local Roads External to Development - If within the area to which the
plan relates- Direct developer responsibility under s. 59 of D.C.A. (as a
local service).
1.2
Collector Roads (including land)
- Collector Roads Internal to Development - Direct developer responsibility
under s. 59 of D.C.A. (as a local service);
- Collector Roads External to Development - If required to connect to
existing road network within the area to which a specific development plan
relates, Direct developer responsibility under s. 59 of D.C.A. (as a local
service);
- Collector Roads External to Development - Not required for a specific
development to connect to existing road network within the area to which
a plan relates, Include in D.C. calculation to the extent permitted under s.
5 (1) of the D.C.A.
1.3
Arterial Roads (including land)
- Arterial Roads - Include in D.C. calculation to the extent permitted under
s. 5 (1) of the D.C.A.
1.4
Rural Roads (including land)
- Rural Roads External to Development - If within the area to which the
plan relates - Direct developer responsibility under s. 59 of D.C.A. (as a
local service).
- Rural Roads - Not required for a specific development to connect to
existing road network within the area to which a plan relates, Include in
D.C. calculation to the extent permitted under s. 5 (1) of the D.C.A.
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1.5
Traffic Signals and Intersection Improvements
- Local Street/Private Entrances/Entrances to Specific Developments -
Direct developer responsibility under s. 59 of D.C.A. (as a local service).
- Arterial/Collector Road Intersections, including signalization, with County
Roads - County responsibility.
- Intersection Improvements/Signalization on Other Local Roads Due to
Development Growth Increasing Traffic - Include in D.C. calculation,
(excluding private entrance signals), as required under s. 5 (1) of the
D.C.A.
1.6
Streetlights
- Streetlights on County, Arterial, and Rural Roads - Include in D.C.
calculation, as required under s. 5 (1) of the D.C.A.
- Streetlights on Area Municipal Collector and Local Roads - Linked to road
funding source.
1.7
Sidewalks and/or Multi-Use Paths
- Sidewalks and/or Multi-Use Paths on Area Municipal Collector and Local
Roads - Linked to road funding source.
- Sidewalks and/or Multi-Use Paths External to Development (which are a
local service within the area to which the plan relates) - Direct developer
responsibility as a local service provision (under s. 59 of D.C.A.).
- Sidewalks and/or Multi-Use Paths on County, Arterial, and Rural Roads -
Include in D.C. calculation, as required under s. 5 (1) of the D.C.A.
1.8
Active Transportation Network
- On-Road Active Transportation Network on Area Municipal Roads -
Linked to road funding source for determination of local service or D.C.
eligibility.
- Off-Road Active Transportation Network - Internal to development and/or
External to the development but within the area to which the plan relates, -
Direct developer responsibility under s. 59 of D.C.A. (as a local service);
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- Off-Road Active Transportation Network - External to development and
not related to the area in which the plan relates - Include in D.C.
calculation, as required under s. 5 (1) of the D.C.A.
1.9
Noise Abatement Measures
- Internal or External to Development - Direct developer responsibility
through local service provisions (s. 59 of D.C.A.).
1.10 Land Acquisition for Road Allowances
- Land Acquisition for County Roads - Dedication under the Planning Act
subdivision provisions (s. 51) through development lands; in areas with
limited or no development - County responsibility.
- Land Acquisition for Arterial and Rural Roads - Dedication under the
Planning Act subdivision provisions (s. 51) through development lands; in
areas with limited or no development - include in municipal D.C. (to the
extent eligible).
- Land Acquisition for Collector and Local Roads - Dedication under the
Planning Act subdivision provision (s. 51) through development lands; in
areas with limited or no development, include in municipal D.C. (to the
extent eligible).
2.
Stormwater Management
- Quality and Quantity Works, direct developer responsibility through local
service provision (s. 59 of D.C.A.) including Downstream Works to
sufficient outlet.
- Stormwater end of pipe control required for catchment area management,
include in the municipal D.C.
3.
Water, Sanitary Sewer, and Storm Sewer
Underground services (linear infrastructure for water, and sanitary services) within the
road allowance are not included in the cost of road infrastructure and are treated
separately. Linear infrastructure for storm sewers within the road allowance is included
in the cost of the road infrastructure. The responsibility for such services as well as
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DC Study
stormwater management facilities and pumping stations, which are undertaken as part
of new developments or redevelopments, will be determined by the following principles:
3.1
The costs of the following items shall be direct developer responsibilities as a
local service:
- Providing all underground services internal to the development, including
storm, water, and sanitary services;
- Providing service connections from existing underground services to the
development;
- Providing new underground services or upgrading existing underground
services external to the development if the services are required to service
the development, and if the pipe sizes do not exceed 300 mm for water
and sanitary services and 900 mm for stormwater services. If external
services are required by two or more developments, the developer for the
first development will be responsible for the cost of the external services
and may enter into front-ending/cost-sharing agreements with other
developers independent of the municipality;
- Providing stormwater management ponds and other facilities required by
the development including all associated features such as landscaping
and fencing; and
- Water booster pumping stations, reservoir pumping stations and/or
sanitary pumping stations serving individual developments.
3.2
The costs of the following items shall be paid through development charges:
- Water treatment, storage facilities, transmission mains, re-
chlorination/sampling stations and Wells associated with municipal service
areas to be included within the D.C.;
- Wastewater treatment plants and transmission mains associated with
municipal service areas shall be included in the D.C.;
- External underground services involving trunk infrastructure and pipe
sizes exceeding 300 mm for water and sanitary services and 900 mm for
stormwater services and external underground services involving
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DC Study
upgrades to existing forcemains to service both growth and the existing
community, to the extent of the growth-related component.
- Water, reservoir and/or sanitary pumping stations not required for the
individual development and upgrades to existing pumping stations to
service growth.
- Septage management facilities.
4.
Parkland Development
4.1
Recreation Trails
- Recreational trails (multi-use trails) that do not form part of the
municipality's active transportation network, and their associated
infrastructure (landscaping, bridges, trail surface, etc.), are included in
area municipal parkland D.C.s.
4.2
Parkland
4.2.1
Parkland Development - Direct Developer Responsibility to Provide at Base
Condition, as follows:
- Clearing and grubbing. Tree removals as per the subdivision's tree
preservation and removals plan.
- Topsoil Stripping, screening, and stockpiling.
- Rough grading (pre-grading) to allow for positive drainage of the Park,
with minimum slopes of 2%. If necessary, this may include some minor
drainage tile work and grading as per the overall subdivision grading
design complete with any required swales or catch basins. Runoff from
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DC Study
the development property shall not drain into the park unless approved by
the Manager, Environment Services, Public Works.
- Spreading of topsoil to 150mm depth (import topsoil if existing on-site is
insufficient to reach required depth).
- Seeding of site with Township-approved seed mix. Maintenance of seed
until acceptance by Township.
- Parks shall be free of any contaminated soil or subsoil.
- Parks shall not be mined for fill.
- Parks shall be conveyed free and clear of all encumbrances.
- 100% of 1.5m chain link perimeter fencing to the Township standards to
separate the development lands from the Township lands or lands to be
dedicated to the Township, unless the perimeter fencing is on land that will
be dedicated to the Township to fulfil the requirement of parkland
dedication under the Planning Act.
- When Park parcels cannot be developed in a timely manner, they shall be
graded to ensure positive drainage and seeded to minimize erosion and
dust. These shall be maintained by the developer until construction
commences thereon.
- The Park block shall not be used for topsoil or other construction material,
equipment storage, or sales pavilions.
- Required heritage features within the Park as set out within the Planning
approval conditions.
4.2.2
Program Facilities, Amenities, and Furniture, within Parkland
- Program facilities, amenities, and furniture, within parkland are included in
D.C.s.
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DC Study
Appendix F
Asset Management Plan
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DC Study
Appendix F: Asset Management Plan
The recent changes to the Development Charges Act, 1997, as amended (D.C.A.) (new
subsection 10 (2) (c.2)) require that the background study must include an asset
management plan (A.M.P.) related to new infrastructure. Subsection 10 (3) of the
D.C.A. provides:
"The asset management plan shall,
(a) deal with all assets whose capital costs are proposed to be funded
under the development charge by-law;
(b) demonstrate that all the assets mentioned in clause (a) are financially
sustainable over their full life cycle;
(c) contain any other information that is prescribed; and
(d) be prepared in the prescribed manner."
In regard to the above, section 8 of the regulations was amended to include subsections
(2), (3), and (4) which set out specific detailed requirements for transit (only). For all
services except transit, there are no prescribed requirements at this time, thus requiring
the municipality to define the approach to include in the background study.
At a broad level, the A.M.P. provides for the long-term investment in an asset over its
entire useful life along with the funding. The schematic below identifies the costs for an
asset through its entire lifecycle. For growth-related works, the majority of capital costs
will be funded by the development charge (D.C.). Non-growth-related expenditures will
then be funded from non-D.C. revenues as noted below. During the useful life of the
asset, there will be minor maintenance costs to extend the life of the asset along with
additional program-related expenditures to provide the full services to the residents. At
the end of the life of the asset, it will be replaced by non-D.C. financing sources.
It should be noted that with the recent passing of the Infrastructure for Jobs and
Prosperity Act (I.J.P.A.) municipalities are now required to complete A.M.P.s, based on
certain criteria, which are to be completed by 2022 for core municipal services and 2024
for all other services. The amendments to the D.C.A. do not require municipalities to
complete these A.M.P.s (required under I.J.P.A.) for the D.C. background study, rather
the D.C.A. requires that the D.C. background study include information to show the
assets to be funded by the D.C. are sustainable over their full lifecycle.
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DC Study
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
New Assets
Replacement Assets
Reserves/Reserve Funds
Debentures
User Fees
Grants
Other
Proceeds on Disposal
Funding of Disposal /
Decommissioning Costs
Operating Budget
Financing Methods
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
In 2012, the Province developed Building Together: Guide for municipal asset
management plans which outlines the key elements for an A.M.P., as follows:
- State of local infrastructure: asset types, quantities, age, condition, financial
accounting valuation and replacement cost valuation.
- Desired levels of service: defines levels of service through performance
measures and discusses any external trends or issues that may affect expected
levels of service or the municipality's ability to meet them (for example, new
accessibility standards, climate change impacts).
- Asset management strategy: the asset management strategy is the set of
planned actions that will seek to generate the desired levels of service in a
sustainable way, while managing risk, at the lowest lifecycle cost.
- Financing strategy: having a financial plan is critical for putting an A.M.P. into
action. By having a strong financial plan, municipalities can also demonstrate
that they have made a concerted effort to integrate the A.M.P. with financial
planning and municipal budgeting and are making full use of all available
infrastructure financing tools.
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DC Study
Commensurate with the above, the Township prepared an A.M.P. in 2021 for its existing
core infrastructure assets; however, it did not take into account future growth-related
assets. As a result, the asset management requirement for the D.C. must be
undertaken in the absence of this information.
In recognition of the schematic above, the following table (presented in 2024$) has
been developed to provide the annualized expenditures and revenues associated with
new growth. Note that the D.C.A. does not require an analysis of the non-D.C. capital
needs or their associated operating costs so these are omitted from the table below. As
well, as all capital costs included in the D.C.-eligible capital costs are not included in the
Township's A.M.P., the present infrastructure gap and associated funding plan have not
been considered at this time. Hence the following does not represent a fiscal impact
assessment (including future tax/rate increases) but provides insight into the potential
affordability of the new assets:
1. The non-D.C.-recoverable portion of the projects that will require financing from
municipal financial resources (i.e., rates, fees, etc.). This amount has been
presented on an annual debt charge amount based on 20-year financing.
2. Lifecycle costs for the 2024 D.C. capital works have been presented based on a
straight-line basis. The assets have been considered over their estimated useful
lives.
3. Incremental operating costs for the D.C. services (only) have been included.
4. The resultant total annualized expenditures are approximately $6.99 million.
5. Consideration was given to the potential new tax and user fee revenue which will
be generated as a result of new growth. These revenues will be available to
assist in financing the expenditures above. The new operating revenues are
$1.52 million. This additional revenue would increase the existing revenues from
$26.98 million to $28.5 million.
6. In consideration of the above, the capital plan is deemed to be financially
sustainable.
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DC Study
Table F-1
Township of Severn
Asset Management - Future Expenditures and Associated Revenues
2024$
2043 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth
Related Capital1
$2,328,212
Annual Debt Payment on Post Period
Capital2
$635,754
Lifecycle
$3,213,746
Incremental Operating Costs (for D.C.
Services)
$811,047
Total Expenditures
$6,988,759
Revenue (Annualized)
Total Existing Revenue3
$26,975,100
Incremental Tax and Non-Tax Revenue
(User Fees, Fines, Licences, etc.)
$1,521,613
Total Revenues
$28,496,713
2 Interim Debt Financing for Post Period
3 As per Sch. 10 of FIR
1 Non-Growth Related component of Projects including 10%
mandatory deduction on soft services
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DC Study
Appendix G
Proposed Development
Charge By-law
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DC Study
THE CORPORATION OF THE TOWNSHIP OF SEVERN
BY-LAW NO. 2024-xx
BEING A BY-LAW OF THE CORPORATION OF THE TOWNSHIP OF SEVERN
WITH RESPECT TO DEVELOPMENT CHARGES
WHEREAS the Township of Severn will experience growth through development and
re-development;
AND WHEREAS development and re-development requires the provision of physical
and social services by the Township of Severn;
AND WHEREAS Council desires to ensure that the capital cost of meeting growth-
related demands for or burden on municipal services does not place an excessive
financial burden on the Township of Severn or its existing taxpayers while at the same
time ensuring new taxpayers contribute no more than the net capital cost attributable to
providing the current level of municipal services;
AND WHEREAS Section 2(1) of the Development Charges Act, 1997, S.O. 1997, c. 27
(hereinafter called the Act) enables the Council of a municipality to pass by-laws for the
imposition of development charges against land located in the municipality where the
development of the land would increase the need for municipal services as designated
in the by-law and the development requires one or more of the actions set out in
Subsection 2(2) of the Act;
AND WHEREAS a Development Charges Background Study for the Corporation of the
Township of Severn, dated June 28, 2024 (the "Study") as required by the Act was
presented to Council along with a draft of this By-law as then proposed on August 14,
2024;
AND WHEREAS notice of a public meeting was given pursuant to subsection 12(1) of
the Act, and in accordance with the regulations under the Act, on or before July 23,
2024, and copies of the Study and this proposed development charge by-law were
made available to the public not later than June 28, 2024, in accordance with
subsection 12(1) of the Act;
AND WHEREAS a public meeting was held on August 14, 2024, in accordance with the
Act to hear comments and representations from all persons who applied to be heard
(the "Public Meeting");
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DC Study
AND WHEREAS any person who attended the public meeting was afforded an
opportunity to make representations and the public generally were afforded an
opportunity to make written submissions relating to this proposed By-law;
AND WHEREAS the Council, in adopting the Township of Severn Development
Charges Background Study on August 28, 2024, directed that development charges be
imposed on land under development or redevelopment within the geographical limits of
the municipality as hereinafter provided.
NOW THEREFORE the Council enacts as follows:
INTERPRETATION
1.1
In this By-law the following items shall have the corresponding meanings:
"Act" means the Development Charges Act, as amended, or any successor
thereof;
"accessory use" means where used to describe a use, building or structure, that
the use, building, or structure is naturally and normally incidental, subordinate in
purpose of floor area or both, and exclusively devoted to a principal use, building
or structure;
"affordable residential unit" means a Residential Unit that meets the criteria set
out in subsection 4.1 of the Act;
"ancillary residential use" means a Residential Dwelling that would be ancillary to
a Single Detached Dwelling, Semi-Detached Dwelling, or Rowhouse;
"apartment unit" means any residential dwelling unit within a building containing
three or more dwelling units where access to each residential unit is obtained
through a common entrance or entrances from the street level and the residential
units are connected by an interior corridor. Despite the foregoing, an apartment
dwelling includes those stacked townhouse dwellings that are developed on a
block approved for development at a minimum density of sixty (60) units per net
hectare pursuant to plans approved under section 41 of the Planning Act;
"Assessment Act" means the Assessment Act, R.S.O. 1990, c. A.31, as
amended or any successor thereto;
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"attainable residential unit" means a residential unit that meets the criteria set out
in subsection 4.1 of the Act;
"back-to-back townhouse dwelling" means a building containing four or more
dwelling units separated vertically by a common wall, including a rear common
wall, that do not have rear yards;
"bedroom" means a habitable room larger than seven square metres, including a
den, study, or other similar area, but does not include a living room, dining room
or kitchen;
"benefiting area" means an area defined by a map, plan, or legal description in a
front-ending agreement as an area that will receive a benefit from the
construction of a service;
"board of education" has the same meaning as set out in the Education Act,
R.S.O. 19990, Chap. E.2, as amended, or any successor thereof;
"bona fide farm uses" means the proposed development that will qualify as a
farm business operating with a valid Farm Business Registration Number issued
by the Ontario Ministry of Agriculture, Food and Rural Affairs and be assessed in
the Farmland Realty Tax Class by the Ontario Property Assessment Corporation,
However, "bona fide farm uses" does not include cannabis production facilities or
on-farm diversified uses;
"Building Code Act" means the Building Code Act, S.O. 1992, as amended, or
any successor thereof;
"Cannabis" means:
a) A Cannabis plant;
b) Any part of a cannabis plant, including the phytocannabinoids produced by,
or found in, such a plant, regardless of whether that part has been processed
or not;
c) any substance or mixture of substances that contains or has on it any part of
such a plant; and
d) any substance that is identical to any phytocannabinoid produced by, or
found in, such a plant, regardless of how the substance was obtained.
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"Cannabis Plant" means a plant that belongs to the genus Cannabis.
"Cannabis Production Facilities" means a Building, or part thereof, designed,
used, or intended to be used for one or more of the following: cultivation,
propagation, production, processing, harvesting, testing, alteration, destruction,
storage, packaging, shipment or distribution of cannabis where a licence, permit
or authorization has been issued under applicable federal law but does not
include a Building or part thereof solely designed, used, or intended to be used
for retail sales of cannabis.
"capital cost" means costs incurred or proposed to be incurred by the municipality
or a local board thereof directly or by others on behalf of and as authorized by
the municipality or local board,
(a) to acquire land or an interest in land, including a leasehold interest,
(b) to improve land,
(c) to acquire, lease, construct or improve buildings and structures,
(d) to acquire, construct or improve facilities including,
(i) furniture and equipment other than computer equipment, and
(ii) material acquired for circulation, reference or information purposes
by a library board as defined in the Public Libraries Act, R.S.O.
19990, Chap. P.44, as amended, or any successor thereof; and
(iii) rolling stock with an estimated useful life of seven years or more,
and
(e) to undertake studies in connection with any matter under the Act and any
of the matters in clauses (a) to (d) above, including the development
charge background study required for the provision of services designated
in this By-law within or outside the municipality, including interest on
borrowing for those expenditures under clauses (a) to (e) above that are
growth-related;
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"commercial" means any non-residential development not defined under
"institutional" or "industrial;"
"correctional group home" means a residential building or the residential portion
of a mixed-use building containing a single housekeeping unit supervised on a
24-hour basis on site by agency staff on a shift rotation basis, and funded wholly
or in part by any government or its agency, or by public subscription or donation,
or by any combination thereof, and licensed, approved or supervised by the
Province of Ontario as a detention or correctional facility under any general or
special act and amendments or replacement thereto. A correction group home
may contain an office provided that the office is used only for the operation of the
correctional group home in which it is located. A correctional group home shall
not include any detention facility operated or supervised by the Federal
Government nor any correctional institution or secure custody and detention
facility operated by the Province of Ontario;
"Council" means the Council of the Township of Severn;
"development" means the construction, erection or placing of one or more
buildings or structures on land or the making of an addition or alteration to a
building or structure that has the effect of increasing the size of usability thereof,
and includes redevelopment;
"development charge" means a charge imposed with respect to this By-law;
"dwelling unit" means either (1) a room or suite of rooms used, or designed or
intended for use, by one person or persons living together, in which culinary and
sanitary facilities are provided for the exclusive use of such person or persons, or
(2) in the case of a special care/special need dwelling, a room or suite of rooms
used, or designed or intended for use, by one person with or without exclusive
sanitary and/or culinary facilities, or more than one person in sanitary facilities
are directly connected and exclusively accessible to more than one room or suite
of rooms;
"existing" means the number, use and size that existed as of the date this by-law
was passed;
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"grade" means the average level of finished ground adjoining a building or
structure at all exterior walls;
"gross floor area" means:
(a) in the case of a residential building or structure, the total area of all floors
above grade of a dwelling unit measured between the outside surfaces of
exterior walls or between the outside surfaces of exterior walls and the
centre line of party walls dividing the dwelling unit from any other dwelling
unit or other portion of a building; and
(b) in the case of a non-residential building or structure, or in the case of a
mixed-use building or structure in respect of the non-residential portion
thereof, the total area of all building floors above or below grade measured
between the outside surfaces of the exterior walls, or between the outside
surfaces of exterior walls and the centre line of party walls dividing a non-
residential use and a residential use, except for:
(i) a room or enclosed area within the building or structure above or
below that is used exclusively for the accommodation of heating,
cooling, ventilating, electrical, mechanical or telecommunications
equipment that service the building;
(ii) loading facilities above or below grade; and
(iii) a part of the building or structure below grade that is used for the
parking of motor vehicles or for storage or other accessory use;
"group home" means a residential building or the residential portion of a mixed-
use building containing a single housekeeping unit which may or may not be
supervised on a 24-hour basis on site by agency staff on a shift rotation basis,
and funded wholly or in part by any government or its agency, or by public
subscription or donation, or by any combination thereof and licensed, approved
or supervised by the Province of Ontario for the accommodation of persons
under any general or special act and amendments or replacements thereto. A
group home may contain an office provided that the office is used only for the
operation of the group home in which it is located;
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"hospice" means a building or portion of a mixed-use building designed and
intended to provide palliative care and emotional support to the terminally ill in a
home or homelike setting so that quality of life is maintained, and family
members may be active participants in care;
"industrial" means lands, buildings or structures used or designed or intended for
use for manufacturing, processing, fabricating or assembly of raw goods,
warehousing or bulk storage of goods, and includes office uses and the sale of
commodities to the general public where such uses are accessory to an industrial
use, includes cannabis production facilities but does not include the sale of
commodities to the general public through a warehouse club;
"institutional development" means development of a building or structure
intended for use:
(a)
as a long-term care home within the meaning of subsection 2 (1) of the
Fixing Long-Term Care Act, 2021, S.O. 2021, c. 39, Sched.1;
(b)
as a retirement home within the meaning of subsection 2 (1) of the
Retirement Homes Act, 2010;
(c)
by any institution of the following post-secondary institutions for the
objects of the institution:
i.
a university in Ontario that receives direct, regular, and ongoing
operation funding from the Government of Ontario;
ii.
a college or university federated or affiliated with a university
described in subclause (i); or
iii.
an Indigenous Institute prescribed for the purposes of section 6
of the Indigenous Institute Act, 2017;
(d)
as a memorial home, clubhouse, or athletic grounds by an Ontario
branch of the Royal Canadian Legion; or
(e)
as a hospice to provide end of life care.
"live-work unit" means a building, or part of thereof, which contains, or is intended
to contain, both a dwelling unit and non-residential unit and which is intended for
both residential use and non-residential use concurrently, and shares a common
wall or floor with or without direct access between the residential and non-
residential uses;
"Local Board" means a local board as defined in the Development Charges Act;
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"local services" means those services, facilities or things which are under the
jurisdiction of the municipality and are related to a plan of subdivision or within
the area to which the plan relates in respect of the lands under Sections 41, 51 or
53 of the Planning Act, R.S.O. 1990, Chap. P.13, as amended, or any successor
thereof;
"long-term care home" means a residential building or the residential portion of a
mixed-use building within the meaning of subsection 2 (1) of the Fixing Long-
Term Care Homes Act, 2021;
"mixed-use development" means a building that is used, designed, and/or
designated to be used for both residential and non-residential purposes,
including, but not limited to a live-work unit;
"mobile home" means any dwelling that is designed to be made mobile, and
constructed or manufactured to provide a permanent residence for one or more
persons, but does not include a travel trailer or tent trailer;
"municipality" means the Corporation of the Township of Severn;
"non-profit housing development" means development of a building or structure
intended for use as residential premises by:
(i) a corporation without share capital to which the Corporations Act
applies, that is in good standing under that Act and whose primary
objective is to provide housing;
(ii) a corporation without share capital to which the Canada Not-for-profit
Corporation Act applies, that is in good standing under that Act and
whose primary objective is to provide housing; or
(iii) a non-profit housing co-operative that is in good standing under the
Co-operative Corporations Act.
"non-residential use" means a building or structure of any kind whatsoever used,
designed, or intended to be used for other than a residential use and includes all
commercial, industrial, and institutional uses and the non-residential portion of a
live/work unit;
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"nursing home" means a residential building or the residential portion of a mixed-
use building licensed as a nursing home by the Province of Ontario;
"Official Plan" means the Official Plan adopted for the Township, as amended,
and approved;
"on-farm diversified use" means a use, occurring entirely and exclusively within a
detached building that is secondary and subordinate to the active and principle
agricultural use occurring on a property. Such uses shall be integrated within a
farm cluster of buildings which must include a dwelling, and may include, but are
not limited to, uses that produce value added agricultural products or provide a
service that is supportive of regional agri-business.
"other multiple dwelling" means all dwellings other than single detached
dwellings, semi-detached dwellings, apartment unit dwellings, and special
care/special need dwellings and includes, but is not limited to, back-to-back
townhouse dwellings and the residential component of live/work units;
"Owner" means the owner of land or a person who has made application for an
approval for the development of land upon which a development charge is
imposed'
"Planning Act" means the Planning Act, R.S.O. 1990, c. P.13, as amended or any
successor thereto;
"place of worship" means that part of a building or structure, used for worship,
that is exempt from taxation as a place of worship under the Assessment Act,
R.S.O. 1990, Chap. A.31, as amended, or any successor thereof;
"redevelopment" means the construction, erection or placing of one (1) or more
buildings or structures on land where all or part of a building or structure has
previously been demolished on such land, or changing the use of a building or
structure from residential to non-residential or from non-residential to residential;
"regulation" means any regulation made pursuant to the Act;
"rental Housing" means development of a building or structure with four or more
dwelling units all of which are intended for use as rented residential premises;
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"residential use" means land or buildings or structures of any kind whatsoever
used, designed, or intended to be used as living accommodations for one or
more individuals and the residential portion of a live/work unit;
"retirement home or lodge" mans a residential building or the residential portion
of a mixed-use building which provides accommodation primarily for retired
persons or couples where each private bedroom or living accommodation has a
separate private bathroom and separate entrance from a common hail but where
common facilities for the preparation and consumption of food are provided, and
common lounges, recreation rooms and medical care facilities may also be
provided;
"row dwelling" means a building containing three or more attached dwelling units
in a single row, each of which dwelling units has an independent entrance from
the outside and is vertically separated from any abutting dwelling unit;
"rowhouse" has the same meaning as a Row Dwelling;
"semi-detached dwelling" means a dwelling unit in a residential building
consisting of two dwelling units having one vertical wall or one horizontal wall, but
not other parts, attached or another dwelling unit where the residential unit are
not connected by an interior corridor;
"service" (or "services" or "class of services") means a service or class of
services designed in Schedule "A" to this By-law;
"servicing agreement" means an agreement between a landowner and the
municipality relative to the provision of municipal services to specified land within
the municipality;
"single detached dwelling unit" means a residential building consisting of one
dwelling unit and not attached to another structure and includes mobile homes;
"stacked townhouse dwelling" means a building containing two or more dwelling
units where each dwelling unit is separated horizontally from another dwelling
unit by a common wall or floor; and
"Special care/special need dwelling" means a building containing two or more
dwelling units, which units have a common entrance from street level:
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i. Where the occupants have the right to use in common, halls, stairs, yards,
common rooms and accessory buildings;
ii. Which may or may not have exclusive sanitary and/or culinary facilities;
iii. That is designed to accommodate persons with specific needs, including,
but not limited to, independent permanent living arrangements; and
iv. Where support services such as meal preparation, grocery shopping,
laundry, housekeeping, nursing, respite care and attendant services are
provided at various levels,
and includes, but is not limited to, retirement houses or lodges, nursing homes,
charitable dwellings, and group homes (including correctional group homes).
"Zoning by-law" means the Zoning By-Law of the Township of Puslinch or any
successor thereof passed pursuant to Section 34 of the Planning Act, S.O. 1998.
DESIGNATION OF SERVICES
2.1
The categories of services and class of services for which development charges
are imposed under this By-law are as follows:
Township-Wide Services:
(a) Services Related to a Highway;
(b) Fire Protection Services;
(c) Parks and Recreation Services;
(d) Library Services; and
(e) Provincial Offences Act including By-law Enforcement Services.
Township-Wide Class of Services:
(a) Growth-Related Studies
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Area-Specific Services
Westshore Area
(a) Water Services; and
(b) Wastewater Services.
Coldwater Area
(a) Water Services; and
(b) Wastewater Services.
Areas not Receiving Municipal Wastewater Services
(a) Wastewater Services - Septage and Hauled Treatment.
2.2
The components of the services designated in section 2.1 are described in
Schedule A.
APPLICATION OF BY-LAW RULES
3.1
Development charges shall be payable in the amounts set out in this By-law
where:
(a) the lands are located in the area described in section 3.2; and
(b) the development of the lands requires any of the approvals set out in
subsection 3.4(a).
Area to Which By-law Applies
3.2
Subject to section 3.3, this By-law applies to all lands in the Township of Severn
whether or not the land or use thereof is exempt from taxation under s. 13 or the
Assessment Act.
3.3
Notwithstanding clause 3.2 above, this by-law shall not apply to lands that are
owned by and used for the purposes of:
(a) the municipality or a local board thereof;
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(b) a board of education; or
(c) the County of Simcoe or a local board thereof.
Approvals for Development
3.4
(a) Development charges shall be imposed on all lands, buildings or structures
that are developed for residential or non-residential uses if the development
requires:
(i)
the passing of a zoning by-law or of an amendment to a zoning by-
law under section 34 of the Planning Act;
(ii)
the approval of a minor variance under section 45 of the Planning
Act;
(iii) a conveyance of land to which a by-law passed under subsection
50(7) of the Planning Act applies;
(iv) the approval of a plan of subdivision under section 51 of the Planning
Act;
(v)
a consent under section 53 of the Planning Act;
(vi) the approval of a description under section 50 of the Condominium
Act, R.S.O. 1990, Chap. C.26, as amended, or any successor
thereof; or
(vii) the issuing of a permit under the Building Code Act in relation to a
building or structure.
(b) No more than one development charge for each service designated in
subsection 2.1 shall be imposed upon any lands, buildings, or structures to
which this By-law applies even though two or more of the actions described in
subsection 3.4(a) are required before the lands, buildings or structures can be
developed.
(c) Despite subsection 3.4(b), if two or more of the actions described in
subsection 3.4(a) occur at different times, additional development charges
shall be imposed if the subsequent action has the effect or increasing the
need for services.
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Exemptions
3.5
Notwithstanding the provisions of this By-law, development charges shall not be
imposed with respect to:
(a) an enlargement to an existing dwelling unit;
(b) A second residential unit in an existing detached house, semi-detached
house, or rowhouse on a parcel of land on which residential use, other
than ancillary residential use, is permitted, if all buildings and structures
ancillary to the existing detached house, semi-detached house or
rowhouse cumulatively contain no more than one residential unit;
(c) A third residential unit in an existing detached house, semi-detached
house, or rowhouse on a parcel of land on which residential use, other
than ancillary residential use, is permitted, if no building or structure
ancillary to the existing detached house, semi-detached house or
rowhouse contains any residential units;
(d) One residential unit in a building or structure ancillary to an existing
detached house, semi-detached house or rowhouse on a parcel of land, if
the existing detached house, semi-detached house or rowhouse contains
no more than two residential units and no other building or structure
ancillary to the existing detached house, semi-detached house or
rowhouse contains any residential units;
(e) A second residential unit in a new detached house, semi-detached house
or rowhouse on a parcel of land on which residential use, other than
ancillary residential use, is permitted, if all buildings and structures
ancillary to the new detached house, semi-detached house or rowhouse
cumulatively will contain no more than one residential unit;
(f) A third residential unit in a new detached house, semi-detached house or
rowhouse on a parcel of land on which residential use, other than ancillary
residential use, is permitted, if no building or structure ancillary to the new
detached house, semi-detached house or rowhouse contains any
residential units;
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(g) One residential unit in a building or structure ancillary to a new detached
house, semi-detached house or rowhouse on a parcel of land, if the new
detached house, semi-detached house or rowhouse contains no more
than two residential units and no other building or structure ancillary to the
new detached house, semi-detached house or rowhouse contains any
residential units; or
(h) In an existing rental residential Building, which contains four or more
residential Dwelling Units, the creation of the greater of one residential
Dwelling Unit or one percent of the existing residential Dwelling Units.
3.6
Exemption for Industrial Development:
3.6.1 Notwithstanding any other provision of this by-law, no Development Charge is
payable with respect to an enlargement of the Gross Floor Area of an existing
industrial building where the Gross Floor Area is enlarged by 50 percent or less,
of the original Gross Gloor Area.
3.6.2 If the Gross Floor Area of an existing industrial building is enlarged by greater
than 50 percent, the amount of the Development Charge payable in respect of
the enlargement is the amount of the development charge that would otherwise
be payable multiplied by the fraction determined as follows:
1) determine the amount by which the enlargement exceeds 50 percent of the
Gross Floor Area before the enlargement.
2) divide the amount determined under subsection 1) by the amount of the
enlargement.
3.6.3 For the purpose of section 3.6 herein, "Existing Industrial Building" is used as
defined in the Regulation made pursuant to the Act.
3.6.4 For the purposes of section 3.6 herein, the enlargement must not be attached to
the existing industrial building by means only of a tunnel, bridge, passageway,
canopy, shared below grade connection, such as a service tunnel, foundation,
footing or parking facility.
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3.7
Other Exemptions:
Notwithstanding the provision of this by-law, development charges shall not be
imposed with respect to:
(a) Land vested in or leased to a publicly assisted university where it is
intended to be occupied and used by the university that receives direct,
regular, and ongoing operating funds from the Government of Ontario for
the purposes of post-secondary education if the development is intended
to be occupied and used by the university;
(b) Non-profit housing development;
(c) Affordable inclusionary residential units;
(d) Affordable residential units;
(e) Attainable residential units
(f) The portion of lands, buildings, or structures used or intended to be used
for worship in a place of worship or for the purposes of a cemetery or
burial ground exempt from taxation under the Assessment Act; and
(g) The development of non-residential farm buildings constructed for bona-
fide farm uses, excluding cannabis production facilities and on-farm
diversified uses.
Amount of Charges
Residential
3.8
The development charges set out in Schedules B shall be imposed on residential
uses of lands, buildings or structures, including a dwelling unit accessory to a
non-residential use and, in the case of a mixed use building or structure, on the
residential uses in the mixed use building or structure, according to the type of
residential unit and the residential portion of live/work unit, and calculated with
respect to each of the services according to the type of residential use.
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Non-Residential
3.9
The development charges described in Schedules B to this by-law shall be
imposed on non-residential uses of lands, buildings or structures, and, in the
case of a mixed-use building or structure, on the non-residential uses in the
mixed-use building or structure, and the non-residential portion of a live/work unit
and calculated with respect to each of the services according to the total floor
area of the non-residential use.
Reduction of Development Charges for Redevelopment
3.10 Despite any other provisions of this By-law, where, as a result of the
redevelopment of land, a building or structure existing on the same land within 36
months prior to the date of payment of development charges in regard to such
redevelopment was, or is to be demolished, in whole or in part, or converted from
one principal use to another principal use on the same land, in order to facilitate
the redevelopment, the development charges otherwise payable with respect to
such redevelopment shall be reduced by the following amounts:
(a) in the case of a residential building or structure, or in the case of a mixed-
use building or structure, the residential uses in the mixed-use building or
structure, an amount calculated by multiplying the applicable development
charge under subsection 3.10 by the number, according to type, of
dwelling units that have been or will be demolished or converted to
another principal use; and
(b) in the case of a non-residential building or structure or, in the case of
mixed-use building or structure, the non-residential uses in the mixed-use
building or structure, an amount calculated by multiplying the applicable
development charges under subsection 3.11, by the gross floor area that
has been or will be demolished or converted to another principal use;
provided that such amounts shall not exceed, in total, the amount of the
development charges otherwise payable with respect to the redevelopment.
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Time of Payment of Development Charges
3.11 Development charges imposed under this By-law for fire protection services,
library services, parks and recreation services, Provincial Offences Act including
by-law enforcement and growth-related studies, are calculated, payable, and
collected upon issuance of a building permit for the development, unless the Act
or this by-law provides otherwise;
3.12 Development Charges for services related to a highway, water services and
wastewater services, are calculated, payable, and collected at time of subdivision
agreement or consent agreement with respect to each dwelling unit, building or
structure, unless the Act or this by-law provides otherwise.
3.13 Except as otherwise provided in this By-law, a building permit shall not be issued
until the development charge has been paid in full, unless the Act provides
otherwise.
3.14 Despite subsections 3.11 and 3.12, Council from time to time, and at any time,
may enter into agreements providing for all or any part of a development charge
to be paid before or after it would otherwise be payable, in accordance with
section 27 of the Act.
3.15 Notwithstanding sections 3.11 and 3.12, Development Charges for rental housing
and institutional developments are due and payable in six installments
commencing with the first installment payable on the date of occupancy, and
each subsequent installment, including interest at the prescribe rate as per the
Act, payable on the anniversary date each year thereafter.
3.16 Notwithstanding subsections 3.11 through 3.15, where the development of land
results from the approval of a Site Plan or zoning by-law Amendment received
and approved between January 1, 2020, and June 5, 2024, and the approval of
the application occurred within 2 years of building permit issuance, the
development charges under Section 2 shall be calculated based on the rates set
out in Schedule "B" on the date of the planning application was made, including
interest at the prescribed rate. Where both planning applications apply,
development charges shall be calculated on the rates set out in Schedule "B", on
the date of the latter planning application, including interest at the prescribed
rate.
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3.17 Notwithstanding subsections 3.11 through 3.15, where the development of land
results from the approval of a Site Plan or zoning by-law Amendment received on
or after January 1, 2020, where the approval of the application occurred on or
after June 6, 2024, and the approval of the application occurred within 18 months
of building permit issuance, the development charges under Section 2 shall be
calculated based on the rates set out in Schedule "B" on the date of the planning
application, including interest at the prescribed rate. Where both planning
applications apply, development charges shall be calculated on the rates set out
in Schedule "B", on the date of the latter planning application, including interest,
including interest at the prescribed rate.
3.18 Interest for the purposes of sections 3.15, 3.16, and 3.17 shall be determined
based on the prescribed rate in the Act, where:
(a) The base rate shall be equal to the average prime rate, plus 1% on:
(i)
October 15 of the previous year if the adjustment date is January 1;
(ii) January 15 of the same year if the adjustment date is April 1;
(iii) April 15 of the same year if the adjustment date is July 1; and
(iv) July 15 of the same year if the adjustment date is October 1.
(b) The average prime rate, on a particular date means, the mean, rounded to
the nearest hundredth of a percentage point, of the annual rates of interest
announced by each of the Royal Bank of Canada, The Bank of Nova
Scotia, the Canadian Imperial Bank of Commerce, the Bank of Montreal
and The Toronto-Dominion Bank to be its prime or reference rate of interest
in effect on that date for determining interest rates on Canadian dollar
commercial loans by that bank in Canada.
Discounts for Rental Housing:
3.19 The Development Charge payable for Rental Housing developments will be
reduced based on the number of bedrooms in each unit as follows:
(a) Three or more bedrooms - 25% reduction;
(b) Two bedrooms - 20% reduction; and
(c) All other bedroom quantities - 15% reduction.
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DC Study
4.
PAYMENT BY SERVICES
4.1
Despite the payment required under subsections 3.8 and 3.9, Council may, by
agreement, give a credit towards a development charge in exchange for work
that relates to a service to which a development charge is imposed under this By-
law.
5.
INDEXING
5.1
Development charges imposed pursuant to this By-law shall be adjusted
annually, without amendment to this By-law, commencing on the first anniversary
date of this By-law and each anniversary date thereafter, in accordance with the
prescribed index in the Act.
6.
SCHEDULES
6.1
The following schedules shall form part of this By-law:
Schedule A
- Designated Township Services and Class of Services Under
this By-law
Schedule B - Schedule of Development Charges
7.
CONFLICTS
7.1
Where the Township and an owner or former owner have entered into an
agreement with respect to land within the area to which this By-law applies, and
a conflict exists between the provisions of this By-law and such agreement, the
provisions of the agreement shall prevail to the extent that there is a conflict.
7.2
Notwithstanding section 7.1, where a development which is the subject of an
agreement to which section 7.1 applies, is subsequently the subject of one or
more of the actions described in subsection 3.4(a), an additional development
charge in respect of the development permitted by the action shall be calculated,
payable and collected in accordance with the provisions of this By-law if the
development has the effect of increasing the need for services, unless such
agreement provides otherwise.
Watson & Associates Economists Ltd.
PAGE G-22
DC Study
8.
SEVERABILITY
8.1
If, for any reason, any provision of this By-law is held to be invalid, it is hereby
declared to be the intention of Council that all the remainder of this By-law shall
continue in full force and effect until repealed, re-enacted, amended or modified.
9.
DATE BY-LAW IN FORCE
9.1
This By-law shall come into effect on September 5, 2024.
10.
DATE BY-LAW EXPIRES
10.1 This By-law will expire on September 5, 2034, unless it is repealed by Council at
an earlier date.
11.
EXISTING BY-LAW REPEALED
11.1 By-law 2019-62 is hereby repealed as of the date and time of this By-law coming
into effect.
READ A FIRST, SECOND AND THIRD TIME AND FINALLY PASSED THIS 28th DAY
OF AUGUST, 2024.
__________________________________
Mayor
__________________________________
Township Clerk
Watson & Associates Economists Ltd.
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DC Study
SCHEDULE "A"
DESIGNATED TOWNSHIP SERVICES AND CLASS OF SERVICES UNDER THIS BY-
LAW
Township-Wide Services:
- Services Related to a Highway:
o Roads and Related Infrastructure, including fleet and facilities;
- Fire Protection Services:
o Fire facilities, fleet, equipment and gear;
- Parks and Recreation Services:
o Parkland Development, Amenities, Trail, Indoor Recreation Facilities,
Fleet and Equipment;
- Library Services:
o Facilities and Collection Materials;
- Provincial Offences Act, including By-law Enforcement:
o Vehicles, Equipment and Gear.
Township-Wide Class of Services:
- Growth-related Studies:
o Studies related to eligible D.C. Services
Area Specific Services:
- Westshore Area:
o Water Services - Treatment, Storage, and Distribution; and
o Wastewater Services - Treatment and Collection.
- Coldwater Area:
o Water Services - Treatment, Storage, and Distribution; and
o Wastewater Services - Treatment and Collection.
- Rural Area:
o Wastewater Services - Septage and Hauled Treatment.
Watson & Associates Economists Ltd.
PAGE G-24
DC Study
SCHEDULE "B"
SCHEDULE OF DEVELOPMENT CHARGES
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Township-Wide Services:
Services Related to a Highway
9,984
8,676
6,484
4,267
3,941
7.61
Fire Protection Services
1,460
1,269
948
624
576
1.11
Parks and Recreation Services
4,421
3,842
2,871
1,889
1,745
1.00
Library Services
538
468
349
230
212
0.12
Provincial Offences Act including By-Law Enforcement
9
8
6
4
4
0.01
Township-Wide Class of Services:
Growth-Related Studies
680
591
442
291
268
0.51
Total Township-Wide Services/Class of Services
$17,092
$14,854
$11,100
$7,305
$6,746
$10.36
Area Specific Services:
Westshore
Wastewater Services
22,611
19,650
14,685
9,663
8,924
22.86
Water Services
10,972
9,535
7,126
4,689
4,331
11.10
Total Area Specific - Westshore
$33,583
$29,185
$21,811
$14,352
$13,255
$33.96
Area Specific Services:
Coldwater
Wastewater Services
17,480
15,191
11,352
7,470
6,899
10.42
Water Services
3,262
2,835
2,118
1,394
1,287
1.95
Total Area Specific - Coldwater
$20,742
$18,026
$13,470
$8,864
$8,186
$12.37
Area Specific Services:
Areas Not Receiving Wastewater Services
Septage and Hauled Treatment Facilities
101
88
66
43
40
0.06
Total Area Specific - Areas Not Receiving Wastewater Services
$101
$88
$66
$43
$40
$0.06
RESIDENTIAL
Services/Class of Services