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Watson & Associates Economists Ltd.
905-272-3600
April 23, 2025
[email protected]
2025 Development Charges Background
Study
Municipality of South Dundas
________________________
For Public Circulation and Comment
Watson & Associates Economists Ltd.
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.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
COVID-19 Economic Recovery Act, 2020 (Bill 197) .................. 1-3
1.3.2
Better for People, Smarter for Business Act, 2020, (Bill
213) ............................................................................................ 1-6
1.3.3
More Homes for Everyone Act, 2022 (Bill 109) .......................... 1-6
1.3.4
More Homes Built Fast Act, 2022 (Bill 23) ................................. 1-6
1.3.5
Cutting Red Tape to Build More Homes Act, 2024 (Bill 185) ... 1-10
2.
Current Municipality D.C. Policy .................................................................... 2-1
2.1
Background ............................................................................................. 2-1
3.
Anticipated Development in the Municipality ............................................... 3-1
3.1
Requirement of the Act ........................................................................... 3-1
3.2
Basis of Population, Household and Non-Residential Gross Floor
Area Forecast ......................................................................................... 3-1
3.3
Summary of Growth Forecast ................................................................. 3-2
4.
The Approach to the Calculation of the Charge ........................................... 4-1
4.1
Introduction ............................................................................................. 4-1
4.2
Services Potentially Involved .................................................................. 4-1
4.3
Increase in the Need for Service ............................................................. 4-1
4.4
Local Service Policy ................................................................................ 4-6
4.5
Capital Forecast ...................................................................................... 4-6
4.6
Treatment of Credits ............................................................................... 4-7
4.7
Eligible Debt and Committed Excess Capacity ....................................... 4-7
4.8
Existing Reserve Funds .......................................................................... 4-8
Table of Contents (Cont'd)
Page
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4.9
Deductions .............................................................................................. 4-8
4.9.1
Reduction Required by Level of Service Ceiling ........................ 4-8
4.9.2
Reduction for Uncommitted Excess Capacity ............................ 4-9
4.9.3
Reduction for Benefit to Existing Development .......................... 4-9
4.9.4
Reduction for Anticipated Grants, Subsidies and Other
Contributions ............................................................................ 4-10
4.10 Municipal-Wide vs. Area Rating ............................................................ 4-11
4.11 Allocation of Development .................................................................... 4-11
5.
D.C.-Eligible Cost Analysis by Service .......................................................... 5-1
5.1
Introduction ............................................................................................. 5-1
5.2
Service Levels and 10-Year Capital Costs for D.C. Calculation .............. 5-1
5.2.1
Fire Protection Services ............................................................. 5-1
5.2.2
Services Related to a Highway .................................................. 5-2
5.2.3
Parks and Recreation Services .................................................. 5-2
5.2.4
Growth-Related Studies ............................................................. 5-3
6.
D.C. Calculation ............................................................................................... 6-1
7.
D.C. Policy Recommendations and D.C. Policy Rules ................................. 7-1
7.1
Introduction ............................................................................................. 7-1
7.2
D.C. By-law Structure ............................................................................. 7-2
7.3
D.C. By-law Rules ................................................................................... 7-2
7.3.1
Payment in any Particular Case ................................................. 7-2
7.3.2
Determination of the Amount of the Charge ............................... 7-2
7.3.3
Application to Redevelopment of Land (Demolition and
Conversion) ................................................................................ 7-3
7.3.4
Exemptions (full or partial) ......................................................... 7-3
7.3.5
Transition ................................................................................... 7-4
7.3.6
Timing of Collection ................................................................... 7-4
7.3.7
Indexing ..................................................................................... 7-5
7.3.8
D.C Spatial Applicability ............................................................. 7-5
7.4
Other D.C. By-law Provisions ................................................................. 7-7
7.4.1
Categories of Services for Reserve Fund and Credit
Purposes .................................................................................... 7-7
7.4.2
By-law In-force Date .................................................................. 7-7
7.4.3
Minimum Interest Rate Paid on Refunds and Charged for
Inter-Reserve Fund Borrowing ................................................... 7-7
7.5
Other Recommendations ........................................................................ 7-7
8.
Asset Management Plan ................................................................................. 8-1
8.1
Introduction ............................................................................................. 8-1
8.2
Asset Management Plan ......................................................................... 8-3
Table of Contents (Cont'd)
Page
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9.
By-law Implementation ................................................................................... 9-1
9.1
Public Consultation Process ................................................................... 9-1
9.1.1
Introduction ................................................................................ 9-1
9.1.2
Public Meeting of Council........................................................... 9-1
9.1.3
Other Consultation Activity ......................................................... 9-1
9.2
Anticipated Impact of the Charge on Development ................................. 9-2
9.3
Implementation Requirements ................................................................ 9-3
9.3.1
Introduction ................................................................................ 9-3
9.3.2
Notice of Passage ...................................................................... 9-3
9.3.3
By-law Pamphlet ........................................................................ 9-3
9.3.4
Appeals ...................................................................................... 9-4
9.3.5
Complaints ................................................................................. 9-4
9.3.6
Credits ....................................................................................... 9-5
9.3.7
Front-Ending Agreements .......................................................... 9-5
9.3.8
Severance and Subdivision Agreement Conditions ................... 9-5
Appendix A Background Information on Residential and Non-Residential
Growth Forecast ............................................................................................. A-1
Appendix B Level of Service ................................................................................... B-1
Appendix C Long-Term Capital and Operating Cost Examination ...................... C-1
Appendix D Local Service Policy ............................................................................ D-1
Appendix E Proposed Development Charge By-law .............................................. E-1
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List of Acronyms and Abbreviations
Acronym
Full Description of Acronym
D.C.
Development charge
D.C.A.
Development Charges Act, 1997 as amended
G.F.A.
Gross floor area
LPAT
Local Planning Appeal Tribunal
N.F.P.O.W.
No Fixed Place of Work
OLT
Ontario Land Tribunal
O. Reg.
Ontario Regulation
P.O.A.
Provincial Offences Act
P.P.U.
Persons per unit
s.s.
Subsection
sq.m.
square metre
sq.ft.
square foot/feet
km
kilometer(s)
Executive Summary
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Executive Summary
1. The report provided herein represents the Development Charges (D.C.)
Background Study for the Municipality of South Dundas (Municipality) required by
the Development Charges Act, 1997 (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 - Current Municipality D.C. policy
- Chapter 3 - Summary of the residential and non-residential growth
forecasts for the Municipality;
- Chapter 4 - Approach to calculating the D.C.;
- Chapter 5 - Review of historical service standards and identification of
D.C. recoverable capital costs to service growth;
- Chapter 6 - Calculation of the D.C.s;
- Chapter 7 - D.C. policy recommendations and D.C. by-law rules;
- Chapter 8 - Asset management plan requirements of the D.C.A.; and
- Chapter 9 - By-law implementation.
2. D.C.s provide for the recovery of growth-related capital expenditures from new
development. The D.C.A. is the statutory basis to recover these charges. The
methodology is detailed in Chapter 4; a simplified summary is provided below:
1) Identify amount, type and location of growth;
2) Identify servicing needs to accommodate growth;
3) Identify capital costs to provide services to meet the needs;
4) Deduct:
- Grants, subsidies and other contributions;
- Benefit to existing development;
- Amounts in excess of 15-year historical service calculation;
- D.C. reserve funds;
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5) Net costs are then allocated between residential and non-residential benefit;
and
6) Net costs divided by growth to provide the D.C. calculation.
3. Changes to the D.C.A. were introduced through five bills passed in the Ontario
legislature over the past five years: Bills 197, 213, 109, 23, 97, 134, and 185.
The following provides a brief summary of the recent changes:
Bill197, COVID-19 Economic Recovery Act, 2020
The COVID-19 Economic Recovery Act received Royal Assent on July 21, 2020 and
was proclaimed on September 18, 2020. The following provides a summary of the
additional changes to the D.C.A. that are now in effect:
The D.C.A. previously defined ineligible services for D.C.s. The amendments to the
D.C.A. now defined the services that are eligible for inclusion in a D.C. by-law. The
following summarizes the D.C. eligible services:
- Water supply services, including distribution and treatment services;
- Wastewater services, including sewers and treatment services;
- Storm water drainage and control services;
- Services related to a highway;
- Electrical power services;
- Toronto-York subway extension, as defined in subsection 5.1 (1);
- Transit services other than the Toronto-York subway extension;
- Waste diversion services;
- Policing services;
- Fire protection services;
- Ambulance services;
- Library Services;
- Long-term care services;
- Parks and recreation services (excluding the acquisition of land for parks);
- Public health services;
- Childcare and early years services;
- Housing services;
- Provincial Offences Act services;
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- Services related to emergency preparedness;
- Services related to airports, but only in the Regional Municipality of Waterloo;
and
- Additional services as prescribed.
Furthermore, Bill 197 removed the maditory 10% reductoin on soft services, allowed for
the creation of classes of service and providing exemptions for additional residential
dwelling units.
Bill 213: Better for People, Smarter for Business Act, 2020
Bill 213 received Royal Assent on December 8, 2020. Bill 213 provided a statutory
exemption to the payment of D.C.s. for Land vested in or leased to a university that
receives regular and ongoing operating funds from the government for the purposes of
post-secondary education and if the proposed development in respect of which
development charges would otherwise be payable is intended to be occupied and used
by the university.
Bill 109: More Homes for Everyone Act, 2022
On April 14, 2022, Bill 109 received Royal Assent. One of the changes of the Bill and
Ontario Regulation (O. Reg.) 438/22 that took effect upon Royal Assent included
amending the D.C.A. and O. Reg. 82/98 related to the requirements for the information
which is to be included in the annual Treasurer's statement on D.C. reserve funds and
the requirement for publication of the statement. Further information is provided in
subsection 1.3.5.
Bill 23: More Homes Built Faster Act, 2022
On November 28, 2022, Bill 23 received Royal Assent. This Act amends a number of
pieces of legislation including the Planning Act and the D.C.A. Subsequently, further
amendments to these provisions were made through Bills 97 and 134. The following
provides a summary of the changes to the D.C.A. (further details are provided in
subsection 1.3.6 of this report):
- Additional residential unit exemption: Allowance of a third unit to be exempt from
D.C.s in existing and new residential dwellings;
- Removal of housing as an eligible D.C. service;
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- New statutory exemptions for affordable units, attainable units (to be in effect
upon proclamation by the Lieutenant Governor);
- New statutory exemptions for inclusionary zoning units, and non-profit housing
developments;
- Historical level of service extended to 15-year period instead of the prior 10-year
period;
- Capital cost definition may be revised to prescribe services for which land or an
interest in land will be restricted;
- Capital cost definition has been revised to remove studies;
- Mandatory reduction for new D.C. by-laws passed after November 28, 2022, as
follows:
o Year 1 - 80% of the maximum charge;
o Year 2 - 85% of the maximum charge;
o Year 3 - 90% of the maximum charge;
o Year 4 - 95% of the maximum charge; and
o Year 5 to expiry - 100% of the maximum charge.
- D.C. by-law expiry will be 10 years after the date the by-law comes into force
(unless repealed earlier);
- D.C. for rental housing developments to receive a discount as follows:
o Three or more bedrooms - 25% reduction;
o Two bedrooms - 20% reduction; and
o All other bedroom quantities - 15% reduction.
- Maximum interest rate for installments and determination of charge for eligible
site plan and zoning by-law amendment applications to be set at the average
prime rate plus 1%; and
- Requirement to allocate funds received- municipalities will be required to spend
or allocate at least 60% of their reserve fund at the beginning of the year for
water, wastewater, and services related to a highway.
Bill 185: Cutting Red Tap to Build More Homes Act, 2024 (Bill 185)
On June, 6, 2024, Bill 185 received Royal Assent and includes the following changes to
the D.C.A.
- The removal of the Mandatory Phase-in for D.C. by-laws passed after Bill 185
comes into effect;
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- A reduction to the D.C. rate freeze timelines for developments proceeding though
site plan and zoning by-law amendment applications under the Planning Act.
Charges are currently held at rates in place on the date the application is made
until building permit issuance, provided the building permit is issued within two
(2) years of the approval of the application. This time period is proposed to be
reduced to 18 months under Bill 185 (note that the two (2) year timeline will still
apply to applications received prior to Bill 185 receiving Royal Assent);
- Inclusion of growth-related studies, including the D.C. background study, as a
D.C.-eligible costs;
- Provide a provision of the D.C. by-law specifying the date the by-law expires or to
amend the provision to extend the expiry date;
- To allow minor amendments related to the imposition of studies, removal of the
mandatory phase-in, and extension of by-law expiry dates (subject to the 10-year
limitations provided in the D.C.A.) to be undertaken for by-laws passed after
November 28, 2022 and before Bill 185 takes effect; and
- To modernize public notice requirements.
4. The Municipality is undertaking a D.C. public process and anticipates passing a
new by-law for the eligible services. The mandatory public meeting has been set
for May 20, 2025, with adoption of the by-law anticipated for July 16, 2025, with
an effective date of July 16, 2025.
5. The growth forecast (Chapter 3) on which the D.C. is based, projects the
following population, housing and non-residential floor area for the 10-year
(early-2025 to early-2035) period.
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Table ES-1
Summary of Growth Forecast by Planning Period
Measure
10 Year
2025 to 2035
(Net) Population Increase
506
Residential Unit Increase
254
Non-Residential - Gross Floor
Area Increase (sq.ft.)
211,100
Source: Watson & Associates Economists Ltd. forecast 2025.
6. Chapter 5 herein provides, in detail and by service area, the gross capital costs
for the increase in need to service new development and the respective
deductions that have been made to arrive at the D.C. recoverable costs included
in the calculation of the charge. The following Municipality-wide services are
calculated based on a 10-year forecast:
- Fire Protection Services;
- Services Related to a Highway;
- Parks and Recreation Services; and
- Growth-Related Studies.
A summary of the total growth-related costs is provided below in Table ES-2.
Table ES-2
Summary of Expenditures Anticipated Over the Respective Forecast Periods
Summary of Expenditures Anticipated
Over the Life of the By-law
Expenditure
Amount
Total Gross Capital Costs
5,922,000
Less: Benefit to Existing Development
3,040,600
Less: Other Deductions
5,000
Less: Post Period Benefit Deductions
77,900
Less: Grans, Subsidies and Other Dedcutions
2,000
Net Costs to be Recovered from Development Charges
2,796,300
Based on the above table, the total growth related costs are $5.9 million over the
10 years of which $2.8 million (47%) is recoverable from D.C.s. Of the net $2.8
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million included in the calcualtion, $2.4 million is recoverable from residential
development and $0.4 million from non-residential development. It is noted also
that any exemptions or reductions in the charges would reduce this recovery
further. This suggests that non-D.C. costs over the forecast period will total $3.1
million.
This report has undertaken a calculation of charges based on the anticipated
development summarized in Table ES-1 and the future identified needs
presented in Table ES-2. Charges have been provided on a Municipality-wide
basis. The corresponding single detached unit charge is $10,523. The non-
residential charge is $1.92 per square foot of building area. The calculated
schedule of charges is presented in Table ES-3.
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Table ES-3
Calculated Schedule of Development Charges
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Fire Protection Services
2,602
2,140
1,792
1,296
1.15
Services Related to a Highway
750
617
517
374
0.33
Parks and Recreation Services
6,889
5,667
4,746
3,432
0.39
Growth-Related Studies
282
232
194
141
0.05
Total Municipal Wide Services/Class of Services
10,523
8,656
7,249
5,243
1.92
RESIDENTIAL
Service/Class of Service
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7. Chapter 7 outlines the D.C. by-law policy recommendations and rules as
summarized below:
- Timing of Collection:
o D.C.s to be calculated and payable at the time of building permit
issuance
o D.C.s for developments proceeding through Site Plan or Zoning By-
law Amendment applications will be determined based on the
charges in effect on the day of the application (charges to be frozen
for a maximum period of 18 months after planning application
approval)
o Rental housing and institutional developments would pay D.C.s in
six equal annual payments, commencing from the date of
occupancy
- Statutory D.C. Exemptions:
o Upper/Lower Tier Governments and School Boards
o Development of lands intended for use by a university that received
operating funds from the Government
o Existing industrial building expansions (may expand by 50% with no
D.C.)
o Additional residential units in existing and new residential buildings
May add up to two apartments for a single detached, semi-
detached or row house (only one unit can be in an ancillary
structure)
One additional unit or 1% of the units in an existing rental
residential building with four or more residential units
o Non-profit housing
o Inclusionary zoning affordable units
o Affordable housing
- D.C. discounts for rental housing development based on dwelling unit
type:
o >2 bedrooms - 25% discount
o 2 bedrooms - 20% discount
o <2 bedrooms - 15% discount
- Non-Statutory Deductions:
o Farm buildings;
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o a Place of worship, cemetery, and burial ground; and
o Group B, Division 2 (Care and treatment occupancies) as defined
on the Ontario Building Code Act.
- Redevelopment credits provided where building permit issuance occurs
within five years for conversion or demolitions of existing structures
- Charges to be indexed annually on January 1st, in accordance with the
D.C.A.
8. Council will consider the findings and recommendations provided in the report
and, in conjunction with public input, approve such policies and rates it deems
appropriate. These directions will refine the draft D.C. by-law which is appended
in Appendix E. These decisions may include:
- adopting the charges and policies recommended herein;
- considering additional exemptions to the by-law; and
- considering reductions in the charge by class of development (e.g.,
obtained by removing certain services on which the charge is based
and/or by a general reduction in the charge).
Development Charge
Background Study
Watson & Associates Economists Ltd.
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Chapter 1
Introduction
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1. Introduction
1.1 Purpose of this Document
This background study has been prepared pursuant to the requirements of the
Development Charges Act 1997 (s.10), and accordingly, recommends new
Development Charges (D.C.s) and policies for the Municipality of South Dundas
(Municipality).
The Municipality retained Watson & Associates Economists Ltd. (Watson) to undertake
the D.C. study process. Watson worked with senior staff of the Municipality in preparing
this D.C. analysis and the policy recommendations.
This D.C. background study, containing the proposed D.C. by-law, will be distributed to
members of the public in order to provide interested parties with sufficient background
information on the legislation, the study's recommendations, and an outline of the basis
for these recommendations.
This report has been prepared, in the first instance, to meet the statutory requirements
applicable to the Municipality's D.C. background study, as summarized in Chapter 4. It
also addresses the forecast amount, type, and location of growth (Chapter 3), the
requirement for "rules" governing the imposition of the charges (Chapter 7), and the
proposed by-law to be made available as part of the approval process (Appendix E).
In addition, the report is designed to set out sufficient background on the legislation and
the policies underlying the proposed by-law, to make the exercise understandable to
interested parties. Finally, the D.C. background study addresses post-adoption
implementation requirements (Chapter 9) which are critical to the successful application
of the new policy.
The chapters in the report are supported by appendices containing the data required to
explain and substantiate the calculation of the charge. A full discussion of the statutory
requirements for the preparation of a background study and calculation of a D.C. is
provided herein.
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1.2 Summary of the Process
A public meeting required under Section 12 of the D.C.A. has been scheduled for May
20, 2025, at least two weeks after the posting of the D.C. background study and draft
D.C. by-law on the Municipality's website. Its purpose is to present the background
study and draft D.C. by-law to the public and to solicit public input on the matter. The
public meeting is also being held to answer any questions regarding the study's
purpose, methodology and the proposed D.C. by-law for the Municipality.
In accordance with the legislation, the background study and proposed D.C. by-law will
be available for public review at least 60 days prior to by-law passage.
The process to be followed in finalizing the report and recommendations includes:
- consideration of responses received prior to, at or immediately following the
public meeting; and
- finalization of the report and Council consideration of the by-law subsequent to
the public meeting.
Table 1-1 outlines the study process to date and the proposed schedule to be followed
with respect to the D.C. by-law adoption process.
Table 1-1
Schedule of Key D.C. Process Dates
Process Steps
Dates
1. Project initiation meeting with staff
September 4, 2025
2. Data collection, staff interviews, and review of draft findings
with Municipality staff
September 2024 to
March 2025
3. D.C. Background Study and draft D.C. by-law available to
public
By May 2, 2025
4. Public Meeting of Council
May 20, 2025
5. D.C. By-law passage (anticipated)
July 16, 2025
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Process Steps
Dates
6. D.C. By-Law effective date
July 16, 2025
7. Newspaper notice given of by-law passage
By 20 days after
passage
8. Last day for by-law appeal
40 days after
passage
9. Municipality makes available D.C. pamphlet
by 60 days after in
force date
1.3 Changes to the Development Charges Act, 1997
Since 2020, a number of changes to the Development Charges Act, 1997 have been
introduced through various legislation including the following:
- Covid-19 Economic Recovery Act, 2020 (Bill 197);
- Better for People, Smarter for Business Act, 2020 (Bill 213);
- More Homes for Everyone Act, 2022 (Bill 109);
- More Homes Built Fast Act, 2022 (Bill 23);
- Helping Homebuyers, Protecting Tenants Act, 2023 (Bill 97);
- Affordable Homes and Good Jobs Act, 2023 (Bill 134); and
- Cutting Red Tape to Build More Homes Act, 2024 (Bill 185).
The following provides an overview of the changes to the D.C.A. that each of these
pieces of legislation provided.
1.3.1 COVID-19 Economic Recovery Act, 2020 (Bill 197)
In early 2020, the Province released Bill 197 (COVID-19 Economic Recovery Act), an
omnibus bill amending numerous statutes, including the D.C.A. and Planning Act. This
Bill also revised some of the proposed amendments included in the More Homes, More
Choice Act. The COVID-19 Economic Recovery Act received Royal Assent on July 21,
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2020 and was proclaimed on September 18, 2020. The following provides a summary
of the additional changes to the D.C.A. that are now in effect:
List of D.C. Eligible Services
The D.C.A. previously defined ineligible services for D.C.s. The amendments to the
D.C.A. now defined the services that are eligible for inclusion in a D.C. by-law. The
following summarizes the D.C. eligible services:
- Water supply services, including distribution and treatment services;
- Wastewater services, including sewers and treatment services;
- Storm water drainage and control services;
- Services related to a highway;
- Electrical power services;
- Toronto-York subway extension, as defined in subsection 5.1 (1);
- Transit services other than the Toronto-York subway extension;
- Waste diversion services;
- Policing services;
- Fire protection services;
- Ambulance services;
- Library Services;
- Long-term care services;
- Parks and recreation services (excluding the acquisition of land for parks);
- Public health services;
- Childcare and early years services;
- Housing services;
- 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.
Removal of 10% Statutory Deduction
The D.C.A. previously required a 10% statutory deduction for all services not specifically
identified in s.s. 5 (5) of the D.C.A. (i.e. soft services). This had the effect of
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categorizing D.C. eligible services into two groups, i.e. 90% D.C. recoverable services,
and 100% D.C. recoverable services. The amendments to the D.C.A. remove the 10%
statutory deduction for soft services.
Classes of D.C. Services
As noted above the D.C.A. categorized services generally into two categories. The
amended D.C.A. repeals these provisions and provides the following:
- A D.C. by-law may provide for any eligible service or capital cost related to any
eligible service to be included in a class, set out in the by-law.
- A class may be composed of any number or combination of services and may
include parts or portions of the eligible services or parts or portions of the capital
costs in respect of those services.
- A D.C. by-law may provide for a class consisting of studies in respect of any
eligible service whose capital costs are described in paragraphs 5 and 6 of s. 5 of
the D.C.A.
- A class of service set out in the D.C. by-law is deemed to be a single service with
respect to reserve funds, use of monies, and credits.
Statutory Exemptions
The D.C.A. provides for statutory exemptions from payment of D.C.s where the
development is creating additional residential dwelling units within prescribed classes of
existing residential buildings or structures. This statutory exemption has been
expanded to include secondary residential dwelling units, in prescribed classes, that are
ancillary to existing residential buildings. Furthermore, additional statutory exemptions
are provided for the creation of a second dwelling unit in prescribed classes of proposed
new residential buildings, including structures ancillary to new dwellings.
Transition
Services, other than those described in paragraphs 1 to 10 of subsection 2 (4) of the
D.C.A. (i.e. soft services) within an existing D.C. by-law can remain in effect, even if the
by-law expires, until the earlier of the day the by-law is repealed, the day the
municipality passes a Community Benefits Charge by-law under subsection 37 (2) of
the Planning Act, or the specified date. The specified date is September 18, 2022.
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1.3.2 Better for People, Smarter for Business Act, 2020, (Bill 213)
The Better for People, Smarter for Business Act (Bill 213) received Royal Assent on
December 8, 2020. Bill 213 was introduced to reduce burdens on people and
businesses by enacting, amending and repealing various Acts and revoking a
regulation. Schedule 10 of the Bill 213 amends the Ministry of Training, Colleges and
Universities Act R.S.O 1990 to provide for a statutory exemption to the payment of
D.C.s. for Land vested in or leased to a university that receives regular and ongoing
operating funds from the government for the purposes of post-secondary education and
if the proposed development in respect of which development charges would otherwise
be payable is intended to be occupied and used by the university.
1.3.3 More Homes for Everyone Act, 2022 (Bill 109)
On April 14, 2022, Bill 109 received Royal Assent. One of the changes of the Bill and
Ontario Regulation (O. Reg.) 438/22 that took effect upon Royal Assent included
amending the D.C.A. and O. Reg. 82/98 related to the requirements for the information
which is to be included in the annual Treasurer's statement on D.C. reserve funds and
the requirement for publication of the statement. The following additional information
must be provided for each D.C. service being collected for during the year:
a) whether, as of the end of the year, the municipality expects to incur the amount
of capital costs that were estimated, in the relevant development charge
background study, to be incurred during the term of the applicable development
charge by-law;
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.
The changes to the D.C.A. has also been amended to now require that the annual
Treasurer's statement be made available to the public on the website of the municipality
or, if there is no such website, in the municipal office.
1.3.4 More Homes Built Fast Act, 2022 (Bill 23)
On November 28, 2022, Bill 23 received Royal Assent. This Act amends a number of
pieces of legislation including the Planning Act and the D.C.A. Subsequently the
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additional residential unit exemptions were amended through Bill 97 and exemptions for
affordable units were further amended through Bill 134. The following provides a
summary of the changes to the D.C.A.:
1.3.4.1 Additional Residential Unit Exemption
The rules for these exemptions are now provided in the D.C.A., rather than the
regulations and are summarized as follows:
- Exemption for residential units in existing rental residential buildings - For
rental residential buildings with four or more residential units, the 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 ancillary
buildings or 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 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.
o Bill 97 (The Helping Homebuyers, Protecting Tenants Act), extended the
mandatory exemption from payment of D.C.s for addition residential units
new residential buildings or in existing houses to all lands versus just
urban lands.
1.3.4.2 Removal of Housing as an Eligible D.C. Service
Housing services is removed as an eligible service. Municipalities with by-laws that
include a charge for housing services can no longer collect for this service.
1.3.4.3 New Statutory Exemptions for Affordable Units, Attainable Units,
and Inclusionary Zoning Units
Affordable units, attainable units, inclusionary zoning units and non-profit housing
developments will be exempt from the payment of D.C.s, as follows:
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- Affordable Rental Units:
o The rent is no greater than the lesser of,
o 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
o the average market rent identified for the residential unit set out in the
Affordable Residential Units bulletin.
- Affordable Owned Units:
o The price of the residential unit is no greater than the lesser of,
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
90 per cent of the average purchase price identified for the
residential unit set out in the Affordable Residential Units bulletin.
- 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. Also exemptions for affordable and attainable units will come into
effect on a day to be named by proclamation of the Lieutenant Governor.
- Inclusionary Zoning Units: Affordable housing units required under inclusionary
zoning by-laws are exempt from a D.C.
1.3.4.4 New Statutory Exemption for Non-Profit Housing
Non-profit housing development has been removed from the instalment payment
section of the Act (section 26.1), as these units are now exempt from the payment of
D.C.s.
1.3.4.5 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;
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- Two bedrooms - 20% reduction; and
- All other bedroom quantities - 15% reduction.
1.3.4.6 Historical Level of Service extended to 15-year period instead of
the historical 10-year period
Prior to Royal Assent of Bill 23, the increase in need for service was limited by the
average historical level of service calculated over the 10-year period preceding the
preparation of the D.C. background study. This average historical level of service is
now extended to the historical 15-year period.
1.3.4.7 Revised Definition of Capital Costs
The definition of capital costs has been revised to remove studies. Further, the
regulations to 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 for this purpose.
1.3.4.8 Mandatory Phase-in of a D.C.
For all D.C. by-laws passed after January 1, 2022, the charge must be phased-in
annually over the first five years the by-law is in force, as follows:
- Year 1 - 80% of the maximum charge;
- Year 2 - 85% of the maximum charge;
- Year 3 - 90% of the maximum charge;
- Year 4 - 95% of the maximum charge; and
- Year 5 to expiry - 100% of the maximum charge.
1.3.4.9 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 date). This extends the by-law's maximum life from what
was previously five years.
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1.3.4.10 Maximum Interest Rate for Instalments and Determination of
Charge for Eligible Site Plan and Zoning By-law Amendment
Applications
The Act allows interest to be charged on D.C.s calculated at the time of Site Plan or
Zoning By-law Amendment applications (S.26.2 of the Act) and for mandatory
installment payments (S. 26.1 of the Act). 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.
1.3.4.11 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.
1.3.5 Cutting Red Tape to Build More Homes Act, 2024 (Bill 185)
On June, 6, 2024, Bill 185 received Royal Assent and includes the following changes to
the D.C.A.
- The removal of the Mandatory Phase-in for D.C. by-laws passed after Bill 185
comes into effect;
- A reduction to the D.C. rate freeze timelines for developments proceeding though
site plan and zoning by-law amendment applications under the Planning Act.
Charges are currently held at rates in place on the date the application is made
until building permit issuance, provided the building permit is issued within two
(2) years of the approval of the application. This time period is proposed to be
reduced to 18 months under Bill 185 (note that the two (2) year timeline will still
apply to applications received prior to Bill 185 receiving Royal Assent);
- Inclusion of growth-related studies, including the D.C. background study, as a
D.C.-eligible costs;
- Provide a provision of the D.C. by-law specifying the date the by-law expires or to
amend the provision to extend the expiry date;
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- To allow minor amendments related to the imposition of studies, removal of the
mandatory phase-in, and extension of by-law expiry dates (subject to the 10-year
limitations provided in the D.C.A.) to be undertaken for by-laws passed after
November 28, 2022 and before Bill 185 takes effect; and
To modernize public notice requirements
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Chapter 2
Current Municipality D.C.
Policy
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2. Current Municipality D.C. Policy
2.1 Background
The Municipality does not currently recover for the growth-related capital costs of new
development through D.C.s. However, the Municipality does impose charges on new
connections to the municipal water and wastewater systems under the authority of the
Municipal Act. It is anticipated that the Municipality will continue to impose these
Municipal Act charges
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Chapter 3
Anticipated Development in
the Municipality
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3. Anticipated Development in the Municipality
3.1 Requirement of the Act
The growth forecast contained in this chapter (with supplemental tables in Appendix A)
provides for the anticipated development for which the Municipality will be required to
provide services over a 10-year (2025 to 2035) time horizon.
Chapter 4 provides the methodology for calculating a D.C. as per the D.C.A. Figure 4-1
presents this methodology graphically. It is noted in the first box of the schematic that in
order to determine the D.C. that may be imposed, it is a requirement of subsection 5 (1)
of the D.C.A. that "the anticipated amount, type and location of development, for which
development charges can be imposed, must be estimated."
3.2 Basis of Population, Household and Non-Residential
Gross Floor Area Forecast
The D.C. growth forecast has been derived by Watson in consultation with the
Municipality of South Dundas. In preparing the growth forecast, the following
information sources were consulted to assess the residential and non-residential
development potential for the Municipality over the forecast period, including:
- The United Counties Stormont, Dundas and Glengarry Growth Management
Strategy Draft Report, September 6, 2023, by Watson & Associates Economists
Ltd.;
- United Counties of Stormont, Dundas and Glengarry Official Plan, February 2025
Consolidation;
- 2011, 2016 and 2021 population, household and employment Census data;
- Historical residential building permit data over the 2015 to 2024 period;
- Residential and non-residential supply opportunities as identified by Municipality
of South Dundas staff; and
- Discussions with Municipal staff regarding anticipated residential and non-
residential development in the Municipality of South Dundas.
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3.3 Summary of Growth Forecast
A detailed analysis of the residential and non-residential growth forecasts is provided in
Appendix A and the methodology employed is illustrated in Figure 3-1. The discussion
provided herein summarizes the anticipated growth for the Municipality and describes
the basis for the forecast. The results of the residential growth forecast analysis are
summarized in Table 3-1 below, and Schedule 1 in Appendix A.
As identified in Table 3-1 and Appendix A - Schedule 1, population in the Municipality of
South Dundas (excluding census undercount) is anticipated to reach approximately
12,120 by early-2035, resulting in an increase of approximately 510 persons. [1]
Figure 3-1
Population and Household Forecast Model
[1] The population figures used in the calculation of the 2025 D.C. exclude the net
Census undercount, which is estimated at approximately 3.5%. Population figures
presented herein have been rounded.
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
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Table 3-1
Municipality of South Dundas
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 3.5% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Notes:
Numbers may not add due to rounding.
Source: Derived from The United Counties Stormont, Dundas and Glengarry Growth Management Strategy Draft Report,
September 6, 2023, by Watson & Associates Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings [2]
Apartments [3]
Other
Total
Households
Equivalent
Institutional
Households
11,170
10,794
149
10,645
3,839
258
244
101
4,442
135
2.430
11,210
10,833
138
10,695
3,930
240
265
110
4,545
125
2.383
11,430
11,044
99
10,945
4,050
250
280
70
4,650
90
2.375
12,010
11,610
104
11,506
4,250
253
319
70
4,892
95
2.373
12,540
12,122
110
12,012
4,413
289
374
70
5,146
100
2.356
40
39
-11
50
91
-18
21
9
103
-10
220
211
-39
250
120
10
15
-40
105
-35
580
566
5
561
200
3
39
0
242
5
530
512
6
506
163
36
55
0
254
5
Forecast
Incremental
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Early 2025
Early 2035
Mid 2021 - Early 2025
Early 2025 - Early 2035
Population
(Including
Census
Undercount) [1]
Year
Excluding Census Undercount
Housing Units
Person Per
Unit (P.P.U.):
Total
Population/
Total
Households
Historical
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Provided below is a summary of the key assumptions and findings regarding the
Municipality of South Dundas D.C. growth forecast:
1. Unit Mix (Appendix A - Schedules 1 and 5)
- The housing unit mix for the Municipality was derived from a detailed
review of historical development activity (as per Schedule 5), as well as
active residential development applications and discussions with Municipal
staff regarding anticipated development trends for the Municipality of
South Dundas.
- Based on the above indicators, the 2025 to 2035 household growth
forecast for the Municipality is comprised of a unit mix of 64% low density
units (single detached and semi-detached), 14% medium density
(multiples except apartments) and 22% high density (bachelor, 1-bedroom
and 2-bedroom apartments).
2. Geographic Location of Residential Development (Appendix A - Schedule 2)
- Schedule 2 summarizes the anticipated amount, type, and location of
development by area for the Municipality of South Dundas
- In accordance with forecast demand and available land supply, the
amount and percentage of forecast housing growth between 2025 and
2035 by development location is summarized below.
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Table 3-2
Municipality of South Dundas
Geographic Location of Residential Development
Development Location
Amount of Housing
Growth, 2025 to 2035
Percentage of Housing
Growth, 2025 to 2035
Morrisburg
115
45%
Williamsburg
25
9%
Iroquois
95
38%
Rural
20
8%
Municipality of South Dundas
255
100%
Note: Figures may not sum precisely due to rounding.
Planning Period
- Short- and longer-term time horizons are required for the D.C. process.
The D.C.A. limits the planning horizon for transit services to a 10-year
planning horizon. All other services can utilize a longer planning period if
the municipality has identified the growth-related capital infrastructure
needs associated with the longer-term growth planning period.
3. Population in New Units (Appendix A - Schedules 3 and 4)
- The number of housing units to be constructed by 2035 in the Municipality
of South Dundas over the forecast period is presented in Table 3-1. Over
the 2025 to 2035 forecast period, the Municipality is anticipated to average
approximately 25 new housing units per year.
- Institutional population [1] is anticipated to increase by approximately 10
people between 2025 to 2035.
[1] Institutional population largely includes special care facilities such as nursing home or
residences for senior citizens. A P.P.U. of 1.100 depicts 1-bedroom and 2-or-more-
bedroom units in collective households.
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- Population in new units is derived from Schedules 3 and 4, which
incorporate historical development activity, anticipated units (see unit mix
discussion) and average persons per unit (P.P.U.) by dwelling type for
new units.
- Schedule 6a summarizes the average P.P.U. assumed for new housing
units by age and type of dwelling based on Statistics Canada 2021 custom
Census data for the Municipality of South Dundas. Due to data limitation
medium and high density P.P.U. data was derived from the United
Counties of Stormont, Dundas and Glengarry which includes the
Municipality of South Dundas, and is outlined in Schedule 6b . The total
calculated P.P.U. for all density types has been adjusted accordingly to
account for the P.P.U. trends which has been recently experienced in both
new and older units. Forecasted 15-year average P.P.U.s by dwelling
type are as follows:
o Low density:
2.565
o Medium density:
2.110
o High density:
1.614
4. Existing Units and Population Change (Appendix A - Schedules 3 and 4)
- Existing households for early-2025 are based on the 2021 Census
households, plus estimated residential units constructed between mid-
2021 to the beginning of the growth period, assuming a minimum six-
month lag between construction and occupancy (see Schedule 3).
- The change in average occupancy levels for existing housing units is
calculated in Schedules 3 and 4.[1] The forecast population change in
existing households over the 2025 to 2035 forecast period is forecast to
decline by approximately 80.
5. Employment (Appendix A - Schedules 8a, 8b and 8c)
- The employment projections provided herein are largely based on the
activity rate method, which is defined as the number of jobs in the
[1] Change in occupancy levels for existing households occurs due to aging of the
population and family life cycle changes, lower fertility rates and changing economic
conditions.
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Municipality divided by the number of residents. Key employment sectors
include primary, industrial, commercial/population-related, institutional,
and work at home, which are considered individually below.
- 2016 employment data [1],[2] (place of work) for the Municipality of South
Dundas is outlined in Schedule 8a. The 2016 employment base is
comprised of the following sectors:
o 75 primary (2%);
o 515 work at home employment (17%);
o 890 industrial (29%);
o 1,155 commercial/population-related (37%); and
o 475 institutional (15%).
- The 2016 employment by usual place of work, including work at home, is
3,110. An additional 460 employees have been identified for the
Municipality of South Dundas in 2016 that have no fixed place of work
(N.F.P.O.W.).[3]
- Total employment, including work at home and N.F.P.O.W. for the
Municipality of South Dundas is anticipated to reach approximately 4,080
by early-2035. This represents an employment increase of approximately
320 for the 10-year forecast period.
- Schedule 8b, Appendix A, summarizes the employment forecast,
excluding work at home employment and N.F.P.O.W. employment, which
is the basis for the D.C. employment forecast. The impact on municipal
services from work at home employees has already been included in the
population forecast. The need for municipal services related to
N.F.P.O.W. employees has largely been included in the employment
forecast by usual place of work (i.e., employment and gross floor area
generated from N.F.P.O.W. construction employment). Furthermore,
[1] 2016 employment is based on Statistics Canada 2016 Place of Work Employment
dataset by Watson & Associates Economists Ltd.
[2] 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] 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."
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since these employees have no fixed work address, they cannot be
captured in the non-residential G.F.A. calculation. Accordingly, work at
home and N.F.P.O.W. employees have been removed from the D.C.A.
employment forecast and calculation.
- Total employment for the Municipality of South Dundas (excluding work at
home and N.F.P.O.W. employment) is anticipated to reach approximately
3,890 by early-2035. This represents an employment increase of
approximately 200 for the 10-year forecast period.
6. Non-Residential Sq.ft. Estimates (G.F.A.), Appendix A - Schedule 8b)
- Square footage estimates were calculated in Schedule 8b based on the
following employee density assumptions:
o 3,000 sq.ft. per employee for primary;
o 1,400 sq.ft. per employee for industrial;
o 500 sq.ft. per employee for commercial/population-related; and
o 700 sq.ft. per employee for institutional employment.
- The Municipal-wide incremental G.F.A. is anticipated to increase by
211,100 sq.ft. over the 10-year forecast period.
- In terms of percentage growth, the 2025 to 2035 incremental G.F.A.
forecast by sector is broken down as follows:
o Primary - 14%
o industrial - 55%;
o commercial/population-related - 15%; and
o institutional - 16%.
7. Geographic Location of Non-Residential Development (Appendix A, Schedule
8c)
- Schedule 8c summarizes the anticipated amount, type and location of
non-residential development by area for the Municipality of South Dundas.
- The amount and percentage of forecast total non-residential growth
between 2025 and 2035 by development location is summarized below.
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Table 3-3
Municipality of South Dundas
Geographic Location of Non-Residential Development
Development Location
Amount of Non-
Residential
G.F.A. (sq.ft.),
2025 to 2035
Percentage of Non-
Residential G.F.A.,
2025 to 2035
Morrisburg
49,000
23%
Williamsburg
34,700
17%
Iroquois
97,600
46%
Rural
29,800
14%
Municipality of South Dundas
211,100
100%
Note: Figures may not sum precisely due to rounding
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Chapter 4
The Approach to the
Calculation of the Charge
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4. The Approach to the Calculation of the Charge
4.1 Introduction
This chapter addresses the requirements of subsection 5 (1) of the D.C.A. with respect
to the establishment of the need for service which underpins the D.C. calculation.
These requirements are illustrated schematically in Figure 4-1.
4.2 Services Potentially Involved
Table 4-2 lists the full range of municipal services that are provided by the Municipality.
A number of these services are not listed as eligible services for inclusion in a D.C. by-
law as per subsection 2 (4) of the D.C.A. These are shown as "ineligible" on Table 4-2.
Two ineligible costs defined in subsection 5 (3) of the D.C.A. are "computer equipment"
and "rolling stock with an estimated useful life of (less than) seven years." In addition,
local roads are covered separately under subdivision agreements and related means
(as are other local services). Services which are potentially eligible for inclusion in the
Municipality's D.C. are indicated with a "Yes."
4.3 Increase in the Need for Service
The D.C. calculation commences with an estimate of "the increase in the need for
service attributable to the anticipated development," for each service to be covered by
the by-law. There must be some form of link or attribution between the anticipated
development and the estimated increase in the need for service. While the need could
conceivably be expressed generally in terms of units of capacity, subsection 5 (1) 3,
which requires that Council indicate that it intends to ensure that such an increase in
need will be met, suggests that a project-specific expression of need would be most
appropriate.
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Figure 4-1
The Process of Calculating a Development Charge under the Act
that must be followed
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Table 4-1
Categories of Municipal Services to be Addressed as Part of the Calculation - Eligibility
Legend
Eligibility for
Inclusion in the
D.C. Calculation
Description
Yes
Municipality provides the service - service has been included in
the D.C. calculation.
No
Municipality provides the service - service has not been
included in the D.C. calculation.
n/a
Municipality does not provide the service.
Ineligible
Service is ineligible for inclusion in the D.C. calculation.
Table 4-2
Categories of Municipal Services to be Addressed as Part of the Calculation
Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
1. Water supply services,
including distribution and
treatment services
No
No
No
No
1.1 Treatment plants
1.2 Distribution systems
1.3 Local systems
1.4 Vehicles and equipment1
2. Wastewater services,
including sewers and
treatment services
No
No
No
No
2.1 Treatment plants
2.2 Sewage trunks
2.3 Local systems
2.4 Vehicles and equipment1
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
1 with a 7+ year useful life
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Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
4. Services Related to a
Highway
Yes
Yes
Yes
No
Yes
Yes
Yes
Yes
Yes
4.1 Arterial roads
4.2 Collector roads
4.3 Bridges, Culverts and
Roundabouts
4.4 Local municipal roads
4.5 Traffic signals
4.6 Sidewalks and streetlights
4.7 Active Transportation
4.8 Works Yard
4.9 Rolling stock1
5. Electrical Power Services
n/a
n/a
n/a
5.1 Electrical substations
5.2 Electrical distribution system
5.3 Electrical system rolling stock1
6. Transit Services
n/a
n/a
6.1 Transit vehicles1 & facilities
6.2 Other transit infrastructure
7. Waste Diversion Services
No
No
7.1 Waste diversion facilities
7.2 Waste diversion vehicles and
equipment1
8. Policing Services
n/a
n/a
n/a
8.1 Police detachments
8.2 Police rolling stock1
8.3 Small equipment and gear
9. Fire Protection Services
Yes
Yes
Yes
9.1 Fire stations
9.2 Fire Vehicles1
9.3 Fire Equipment and gear
10. Ambulance Services
n/a
10.1 Ambulance station space
10.2 Vehicles1
11. Services provided by a
board within the meaning
of the Public Libraries Act
No
n/a
n/a
11.1 Public library space (excl.
furniture and equipment)
11.2 Library vehicles1
11.3 Library materials
12. Services Related to Long-
Term Care
n/a
n/a
12.1 Long-Term Care space
12.2 Vehicles1
1 with a 7+ year useful life
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Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
13. Parks and Recreation
Services
Ineligible
Yes
Yes
Yes
Yes
13.1 Acquisition of land for parks,
woodlots and E.S.A.s
13.2 Development of municipal parks
13.3 Parks rolling stock1 and yards
13.4 Facilities, such as arenas, indoor
pools, fitness facilities,
community centres, etc.
13.5 Recreation vehicles and
equipment1
14. Services Related to Public
Health
n/a
n/a
14.1 Public Health department space
14.2 Public Health department
vehicles1
15. Child Care and Early
Years Programs and
Services within the
meaning of Part VI of the
Child Care and Early
Years Act, 2014 and any
related services.
n/a
n/a
15.1 Childcare space
15.2 Vehicles1
16. Services related to
proceedings under the
Provincial Offences Act,
including by-law
enforcement services and
municipally administered
court services
n/a
n/a
16.1 P.O.A. space, including by-law
enforcement and municipally
administered court services
16.2 Vehicles1
17. Services Related to
Emergency Preparedness
No
No
17.1 Emergency Preparedness Space
17.2 Equipment
18. Services Related to
Airports
n/a
Ineligible
18.1 Airports (in the Regional
Municipality of Waterloo)
18.2 Other Airports
1 with a 7+ year useful life
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Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
19. Other
Yes
19.1 Interest on money borrowed to
pay for growth-related capital
19.2 Studies in connection with
acquiring buildings, rolling stock,
materials and equipment, and
improving land [2] and facilities,
including the D.C. background
study cost
[2] same percentage as service component to which it pertains
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. See appendix D.
4.5 Capital Forecast
Paragraph 7 of subsection 5 (1) of the D.C.A. requires that "the capital costs necessary
to provide the increased services must be estimated." The Act goes on to require
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
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equipment), materials acquired for library circulation, reference, or information
purposes;
e) interest on money borrowed to pay for the above-referenced costs;
f) costs to undertake studies in connection with the above-referenced matters; and
g) costs of the D.C. background study.
In order for an increase in need for service to be included in the D.C. calculation,
municipal Council must indicate "that it intends to ensure that such an increase in need
will be met" (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 Municipality 's approved and proposed capital budgets and master
servicing/needs studies.
4.6 Treatment of Credits
Section 8, paragraph 5, of O. Reg. 82/98 indicates that a D.C. background study must
set out "the estimated value of credits that are being carried forward relating to the
service." Subsection 17, paragraph 4, of the same regulation indicates that, "...the
value of the credit cannot be recovered from future D.C.s," if the credit pertains to an
ineligible service. This implies that a credit for eligible services can be recovered from
future D.C.s. As a result, this provision should be made in the calculation, in order to
avoid a funding shortfall with respect to future service needs.
4.7 Eligible Debt and Committed Excess Capacity
Section 66 of the D.C.A. states that for the purposes of developing a D.C. by-law, a debt
incurred with respect to an eligible service may be included as a capital cost, subject to
any limitations or reductions in the Act. Similarly, s.18 of O. Reg. 82/98 indicates that
debt with respect to an ineligible service may be included as a capital cost, subject to
several restrictions.
In order for such costs to be eligible, two conditions must apply. First, they must have
funded excess capacity which is able to meet service needs attributable to the
anticipated development. Second, the excess capacity must be "committed," that is,
either before or at the time it was created, Council must have expressed a clear
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intention that it would be paid for by D.C.s or other similar charges. For example, this
may have been done as part of previous D.C. processes.
4.8 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 8 of subsection 5(1)."
There is no explicit requirement under the D.C.A. calculation method set out in s.s.5(1)
to net the outstanding reserve fund balance as part of making the D.C. calculation;
however, s.35 does restrict the way in which the funds are used in future.
The Municipality does not currently have any existing D.C. reserve funds.
4.9 Deductions
The D.C.A. potentially requires that four deductions be made to the increase in the need
for service. These relate to:
- the level of service ceiling;
- uncommitted excess capacity;
- benefit to existing development; and
- anticipated grants, subsidies, and other contributions.
The requirements behind each of these reductions are addressed as follows:
4.9.1 Reduction Required by Level of Service Ceiling
This is designed to ensure that the increase in need included in 4.3 does "...not include
an increase that would result in the level of service (for the additional development
increment) exceeding the average level of the service provided in the Municipality over
the 15-year period immediately preceding the preparation of the background study..."
O. Reg. 82.98 (s.4) goes further to indicate that, "...both the quantity and quality of a
service shall be taken into account in determining the level of service and the average
level of service."
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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 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
municipality's "excess capacity," other than excess capacity which is "committed."
"Excess capacity" is undefined, but in this case must be able to meet some or all of the
increase in need for service, in order to potentially represent a deduction. The
deduction of uncommitted excess capacity from the future increase in the need for
service would normally occur as part of the conceptual planning and feasibility work
associated with justifying and sizing new facilities, e.g., if a road widening to
accommodate increased traffic is not required because sufficient excess capacity is
already available, then widening would not be included as an increase in need, in the
first instance.
4.9.3 Reduction for Benefit to Existing Development
Section 5 (1) 6 of the D.C.A. provides that, "The increase in the need for service must
be reduced by the extent to which an increase in service to meet the increased need
would benefit existing development." The general guidelines used to consider benefit to
existing development included:
- the repair or unexpanded replacement of existing assets that are in need of
repair;
- an increase in average service level of quantity or quality (compare water as
an example);
- the elimination of a chronic servicing problem not created by growth; and
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- providing services where none previously existed (generally considered for
water or wastewater services).
This step involves a further reduction in the need by the extent to which such an
increase in service would benefit existing development. The level of service cap in
section 4.9.1 is related but is not the identical requirement. Sanitary, storm, and water
trunks are highly localized to growth areas and can be more readily allocated in this
regard than other services such as services related to a highway, which do not have a
fixed service area.
Where existing development has an adequate service level which will not be tangibly
increased by an increase in service, no benefit would appear to be involved. For
example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive very limited (or no) benefit as a result. On the
other hand, where a clear existing service problem is to be remedied, a deduction
should be made accordingly.
In the case of services such as recreation facilities, community parks, libraries, etc., the
service is typically provided on a Municipal-wide system basis. For example, facilities of
the same type may provide different services (i.e., leisure pool vs. competitive pool),
different programs (i.e., hockey vs. figure skating), and different time availability for the
same service (i.e., leisure skating available on Wednesdays in one arena and
Thursdays in another). As a result, residents will travel to different facilities to access
the services they want at the times they wish to use them, and facility location generally
does not correlate directly with residence location. Even where it does, displacing users
from an existing facility to a new facility frees up capacity for use by others and
generally results in only a very limited benefit to existing development. Further, where
an increase in demand is not met for a number of years, a negative service impact to
existing development is involved for a portion of the planning period.
4.9.4 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
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to new vs. existing development. That is, some grants and contributions may not
specifically be applicable to growth or where Council targets fundraising as a measure
to offset impacts on taxes (O. Reg. 82/98, section 6).
4.10 Municipal-Wide vs. Area Rating
This step involves determining whether all 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 D.C.A., it is now mandatory to "consider" area-rating of
services (providing charges for specific areas and services), however, it is not
mandatory to implement area-rating. Further discussion is provided in section 7.3.8.
4.11 Allocation of Development
This step involves relating the costs involved to anticipated development for each period
under consideration and using allocations between residential and non-residential
development and between one type of development and another, to arrive at a schedule
of charges.
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Chapter 5
D.C.-Eligible Cost Analysis by
Service
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5. D.C.-Eligible Cost Analysis by Service
5.1 Introduction
This chapter outlines the basis for calculating eligible costs for the D.C.s to be applied
on a uniform Municipality-wide basis. In each case, the required calculation process set
out in subsection 5 (1) paragraphs 2 to 7 in the D.C.A. and described in Chapter 4 was
followed in determining D.C. eligible costs.
The nature of the capital projects and timing identified in this chapter reflects Council's
current intention. Over time, however, Municipality projects and Council priorities
change; and accordingly, Council's intentions may alter, and different capital projects
(and timing) may be necessary to meet the need for services required by new growth.
5.2 Service Levels and 10-Year Capital Costs for D.C.
Calculation
This section evaluates the development-related capital requirements for select services
over the 10-year planning period (early-2025 to early-2035). Each service is evaluated
on two format sheets: 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.
5.2.1 Fire Protection Services
The Municipality currently provides Fire Protection Services through the use of three fire
stations (12,300 sq.ft.), two storage buildings, three training buildings, 13 vehicles, and
various pieces of equipment. This level of investment over the 15-year historical period
results in an average per capita level of service of $1,767. When this historical level of
investment is applied to the anticipated 10-year population growth of 506, a maximum
D.C. eligible cost of $894,000 could be included in the calculation of the charge.
To provide service to new development over the forecast period, $991,500 in gross
capital costs have been identified, including a provision for additional facility space and
a new ladder/aerial truck. After deducting $158,500 for the benefit to existing
development, $833,000 is included in the calculation of the charge.
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These D.C. eligible costs are then attributed 71% to residential development and 29%
to non-residential development based on the relationship of population to employment
growth anticipated over the forecast period (i.e., 506 population and 204 employment).
These growth-related projects and costs are detailed in Table 5-1.
5.2.2 Services Related to a Highway
Services Related to a Highway are provided utilizing an inventory of 329 km of asphalt
roads, 47 km of gravel roads, 38 bridges and culverts, 29.8 km of sidewalks, 886
streetlight and guide rails. The services are also managed through the use of 35,800
sq.ft. of facility space, and 29 vehicle and equipment items. This historical level of
investment results in an average level of service of $15,614 per capita over the past 15-
years. When applied against the anticipated population growth over the 10-year
forecast period (i.e., 506 persons), this historical level of service results in a maximum
D.C. eligible amount of $7.9 million that could be included in the calculation of the
charge.
The capital needs, which have been factored into the calculation of the charge over the
forecast period, were determined through discussions with staff which include vehicle
provisions for road and sidewalk plows based on their respective historical level of
service and future road and sidewalk improvements. In total, $612,600 in gross capital
costs of growth-related projects have been identified. $372,400 has been deducted as
a benefit to existing development resulting in $240,200 of D.C. recoverable costs being
included in the calculation of the charge.
These D.C. eligible costs are then attributed 71% to residential development and 29%
to non-residential development based on the relationship of population to employment
growth anticipated over the forecast period (i.e., 506 population and 204 employment).
These growth-related projects and costs are detailed in Table 5-2.
5.2.3 Parks and Recreation Services
The Municipality currently provides Parks and Recreation Services through the
utilization of 53 parkland amenities, 3.7 km of waterfront trails, and a fleet of 20 vehicle
and equipment items. Recreation services are provided through 76,454 sq.ft. of facility
space provided by the Municipality. This total historical level of investment results in an
average level of service of $3,124 per capita over the past 15-years. When applied
against the anticipated population growth over the forecast period (i.e., 506 persons),
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this historical level of investment results in a maximum D.C. eligible amount of $1.6
million that could be included in the calculation of the charge.
To provide service to new development over the 10-year forecast period, $4.2 million in
gross capital costs of growth-related projects have been identified. The majority of
these costs related to projects identified in the 2022 Parks and Recreation Master Plan
with the remaining costs coming from a provision for additional facility space. $77,900
has been deducted for the growth-related capital costs benefitting growth beyond the
10-year forecast period and $2.5 million has been deducted as a benefit to existing
development. After deducting $2,100 to account for grants, subsidies, and other
contributions, $1.6 million has been included in the calculation of the charge.
These D.C.-eligible costs are then attributed 95% to residential development as they are
the primary uses of Parks and Recreation Services. These growth-related projects and
costs are detailed in Table 5-3.
5.2.4 Growth-Related Studies
Section 7 of the D.C.A. states that a D.C. by-law may provide for any D.C. eligible
service or the capital costs with respect to those services. Further, a class may be
composed of any number or combination of services and may include parts or portions
of each D.C. eligible services. With respect to growth-related studies, 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:
- Fire Protection Services;
- Services Related to a Highway; and
- Parks and Recreation Services.
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The following provides a list of the studies that have been identified for the 2025 to 2035
forecast period:
- Zoning By-law Update (2025); and
- Development Charges Background Studies (2030 & 2035).
For planning related studies, a deduction of 10% of the growth-related costs have 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:
- Fire Protection Services - 30.6%
- Services Related to a Highway - 8.8%
- Parks and Recreation Services - 60.6%
The total cost of these studies is $89,900 of which $9,900 is a benefit to existing
development. A deduction of $5,000 has been made to recognize the portion of
planning studies related to D.C. ineligible services, as mentioned above. After the
deductions, $75,000 has been included in the calculation of the charge and is detailed
in Table 5-4 below.
The allocation of the net growth-related costs between residential and non-residential
development is based on the residential and non-residential allocations for each service
area and are presented in Table 5-5 below (i.e. 86% residential and 14% non-
residential).
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Table 5-1
Infrastructure Costs Covered in the D.C. Calculation - Fire Protection Services
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2025 to 2035
71%
29%
1
Additional Facility Space Provision
2025-2035
389,000
-
389,000
-
389,000
276,190
112,810
2
Ladder/Aerial
2027
400,000
-
400,000
-
400,000
284,000
116,000
3
UTV and Trailer
2025-2035
60,000
-
60,000
57,500
2,500
1,775
725
4
Firefighter Equipment (Deputy Fire Chief)
2025-2035
6,000
-
6,000
5,700
300
213
87
5
Pick-up Truck (Deputy Fire Chief)
2025-2035
86,500
-
86,500
82,800
3,700
2,627
1,073
-
-
-
-
-
-
-
Studies
-
-
-
-
-
-
-
6
Fire Master Plan Update
2035
50,000
-
50,000
12,500
37,500
26,625
10,875
-
-
-
-
-
-
-
Total
991,500
-
991,500
158,500
-
833,000
591,430
241,570
Post
Period
Benefit
Net Capital
Cost
Gross
Capital
Cost
Estimate
(2025$)
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Increased Service Needs Attributable
to Anticipated Development
Timing
(year)
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Table 5-2
Infrastructure Costs Covered in the D.C. Calculation - Services Related to a Highway
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2025 to 2035
71%
29%
Vehicle Provisions:
-
-
-
-
-
-
-
1
Road Plows
2025-2035
66,000
-
66,000
-
66,000
46,860
19,140
2
Sidewalk Plows
2025-2035
15,100
-
15,100
-
15,100
10,721
4,379
-
-
-
-
-
-
-
3
Rooney St. Sidewalk Extension to Crossover
2025-2035
68,800
-
68,800
-
68,800
48,848
19,952
4
Rooney St. Resurfacing/reconstruction
2025-2035
41,200
-
41,200
39,500
1,700
1,207
493
5
Stewart St. Resurfacing/reconstruction
2025-2035
175,500
-
175,500
168,100
7,400
5,254
2,146
6
Campbell St. - Final surface treatment
2025-2035
146,000
-
146,000
139,800
6,200
4,402
1,798
-
-
-
-
-
-
-
Studies
-
-
-
-
-
-
-
7
Active Transportation Strategy
2025-2035
100,000
-
100,000
25,000
75,000
53,250
21,750
-
-
-
-
-
-
-
Total
612,600
-
612,600
372,400
-
240,200
170,542
69,658
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital
Cost
Estimate
(2025$)
Post
Period
Benefit
Total
Net Capital
Cost
Benefit to
Existing
Development
Watson & Associates Economists Ltd.
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Table 5-3
Infrastructure Costs Covered in the D.C. Calculation - Parks and Recreation Services
Proj.
No.
Residential
Share
Non-
Residential
Share
2025 to 2035
95%
5%
Faciities
-
-
-
-
-
-
-
1
Provision for Additional Facility Space
2025-2035
1,328,402
77,913
1,250,488
-
1,250,488
1,187,964
62,524
-
-
-
-
-
-
-
Amenities
-
-
-
-
-
-
-
2
Splash Pad at Iroquois Beach
2025-2035
579,200
-
579,200
554,700
24,500
23,275
1,225
3
Matilda Park Spray Feature
2025-2035
50,000
-
50,000
47,900
1,060
1,040
988
52
4
Two Tennis Courts at Earl Baker Park in Morrisburg
2025-2035
225,000
-
225,000
215,500
9,500
9,025
475
5
New Outdoor Basketball Courts at Haldane Park
2025-2035
200,000
-
200,000
191,500
8,500
8,075
425
6
Skate Park at Earl Baker Park
2025-2035
521,200
-
521,200
499,100
22,100
20,995
1,105
7
Haldane Park Community Skate Park
2025-2035
521,200
-
521,200
499,100
22,100
20,995
1,105
8
Playground at Iroquois Waterfront
2025-2027
144,800
-
144,800
138,700
6,100
5,795
305
9
Off-Leash Dog Park in Iroquois
2025-2035
52,000
-
52,000
49,800
1,102
1,098
1,043
55
10
Second Volleyball Court at Morrisburg Beach
2025-2027
23,200
-
23,200
22,200
1,000
950
50
11
Second Volleyball Court at Matilda Memorial Park
2028-2031
17,400
-
17,400
16,700
700
665
35
12
Outdoor Fitness Equipment
2028-2031
185,300
-
185,300
177,400
7,900
7,505
395
-
-
-
-
-
-
-
13
Provision for Parkland Development
2025-2035
225,096
-
225,096
-
225,096
213,841
11,255
14
Provision for pedestrian circulation areas in existing
parks, linkages, AT routes in new residential areas,
rural trail connections
2025-2035
18,343
-
18,343
17,600
743
705
37
-
-
-
-
-
-
-
Studies
-
-
-
-
-
-
-
15
Morrisburg Waterfront Plan and Iroquois Park
Commons Waterfront Plan Updates
2025-2035
86,900
-
86,900
21,700
65,200
61,940
3,260
16
Outdoor Pool Feasability Study
2025-2035
50,000
-
50,000
47,900
2,100
1,995
105
-
-
-
-
-
-
-
-
-
-
-
-
-
-
Total
4,228,041
77,913
4,150,127
2,499,800
2,162
1,648,165
1,565,757
82,408
Post
Period
Benefit
Net Capital
Cost
Less:
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Attributable
to New
Development
Total
Gross
Capital
Cost
Estimate
(2025$)
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Watson & Associates Economists Ltd.
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Table 5-4
Infrastructure Costs Covered in the D.C. Calculation - Growth Related Studies
Table 5-5
Infrastructure Costs Covered in the D.C. Calculation - Growth-Related Studies - Residential/Non-Residential Shares
2025 to 2035
1
Development Charges Background Study
2030
35,000
-
35,000
-
35,000
2
Development Charges Background Study
2035
35,000
-
35,000
-
35,000
3
Zoning By-law Update
2025
19,850
-
4,975
14,875
9,900
4,975
-
-
-
-
-
-
-
-
Total
89,850
-
4,975
84,875
9,900
-
74,975
Proj.
No.
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2025$)
Post
Period
Benefit
Other
Deductions
(to recognize
benefit to
non-D.C.
services)
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Less:
Potential
D.C.
Recoverable
Cost
Service
Total
Residential
Share
Non-
Residential
Share
Fire Protection Services
22,950
16,294
6,655
Services Related to a Highway
6,618
4,699
1,919
Parks and Recreation Services
45,408
43,137
2,270
Total
74,975
64,130
10,845
Residential/Non-Residential Share
86%
14%
Watson & Associates Economists Ltd.
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Chapter 6
D.C. Calculation
Watson & Associates Economists Ltd.
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6. D.C. Calculation
Table 6-1 presents the calculation of the D.C.s to be imposed for Fire Protection
Services, Services Related to a Highway, Parks and Recreation Services, and Growth-
Related Studies in the Municipality over the 10-year forecast period.
The calculation for residential development is generated on a per capita basis and is
based upon four forms of housing types (single and semi-detached, apartments 2+
bedrooms, apartment's bachelor and 1 bedroom, and all other multiples). The non-
residential is calculated D.C. based on a per sq.ft. of G.F.A. basis.
Table 6-2 summarizes the recommended schedule of charges, reflecting the maximum
D.C.s by residential dwelling type, and the per sq.ft. of G.F.A. for non-residential
development.
The calculated Municipality-wide charge is $10,523 for a single detached residential
dwelling unit and $1.92 per sq.ft. of non-residential G.F.A.
Table 6-1
Municipality-wide Services D.C. Calculation
2025 to 2035
2025$ D.C.-Eligible Cost
2025$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
1. Fire Protection Services
591,430
241,570
2,602
1.15
2. Services Related to a Highway
170,542
69,658
750
0.33
3. Parks and Recreation Services
1,565,757
82,408
6,889
0.39
4. Growth-Related Studies
64,130
10,845
282
0.05
TOTAL
$2,391,859
$404,481
$10,523
1.92
D.C.-Eligible Capital Cost
$2,391,859
$404,481
10-Year Gross Population/GFA Growth (sq.ft.)
583
211,100
Cost Per Capita/Non-Residential GFA (sq.ft.)
$4,102.67
$1.92
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.565
$10,523
Other Multiples
2.110
$8,657
Apartments - 2 Bedrooms +
1.767
$7,249
Apartments - Bachelor and 1 Bedroom
1.278
$5,243
Watson & Associates Economists Ltd.
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Table 6-2
Schedule of Calculated D.C.s
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Fire Protection Services
2,602
2,140
1,792
1,296
1.15
Services Related to a Highway
750
617
517
374
0.33
Parks and Recreation Services
6,889
5,667
4,746
3,432
0.39
Growth-Related Studies
282
232
194
141
0.05
Total Municipal Wide Services/Class of Services
10,523
8,656
7,249
5,243
1.92
RESIDENTIAL
Service/Class of Service
Watson & Associates Economists Ltd.
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Chapter 7
D.C. Policy Recommendations
and D.C. Policy Rules
Watson & Associates Economists Ltd.
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7. D.C. Policy Recommendations and D.C. Policy
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 changes to the D.C.A. resulting
from Bills 197, 213, 109, 23, 97, 134, and 185. However, these policies are provided for
Council's consideration and may be refined prior to adoption of the by-law.
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7.2 D.C. By-law Structure
It is recommended that:
- the Municipality uses a uniform Municipality-wide D.C. calculation for all
municipal services; and
- one municipal D.C. by-law be used for all services.
7.3 D.C. By-law Rules
The following sets out the recommended rules governing the calculation, payment and
collection of D.C.s in accordance with subsection 6 of the D.C.A.
7.3.1 Payment in any Particular Case
In accordance with the D.C.A., s.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.
7.3.2 Determination of the Amount of the Charge
The following conventions be adopted:
1) Costs allocated to residential uses will be assigned to different types of residential
units based on the average occupancy for each housing type constructed during the
previous 15-year period. Costs allocated to non-residential uses will be assigned
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based on the amount 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 Parks and Recreation Services, a 5% non-residential attribution has been
made to recognize use by the non-residential sector;
- For Services Related to a Highway, and Fire Protection Services, a 71%
residential and 29% non-residential attribution has been made based on a
population vs. employment growth ratio over the 10-year forecast period; and
- For Growth-Related Studies, an 86% residential and 14% non-residential
attribution has been made based on the allocations summarized in Table 5-5.
7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)
If a development involves the demolition and replacement of a building or structure on
the same site, or the conversion from one principal use to another, the developer shall
be allowed a credit equivalent to:
- the number of dwelling units demolished/converted multiplied by the applicable
residential D.C. in place at the time the D.C. is payable; and/or
- the G.F.A. of the building demolished/converted multiplied by the current non-
residential D.C. in place at the time the D.C. is payable.
The demolition credit is allowed only if the land was improved by occupied structures,
and if the demolition permit related to the site was issued less than 60 months (5 years)
prior to the issuance of a building permit.
The credit can, in no case, exceed the amount of D.C.s that would otherwise be
payable. No credit shall be given where the existing building or structure would have
been exempt from D.C.s in accordance with the by-law.
7.3.4 Exemptions (full or partial)
Statutory
- The municipality or local board thereof;
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- A board of education;
- Industrial additions of up to and including 50% of the existing G.F.A. of the
building - for industrial additions which exceed 50% of the existing G.F.A., only
the portion of the addition in excess of 50% is subject to D.C.s. Exemptions will
only apply to 50% of the G.F.A. prior to the first expansion for which there was an
exemption to the payment of D.C.s.
- An enlargement to an existing dwelling unit;
- Additional units in existing and new residential buildings:
o May add up to two apartments for a single detached, semi-detached or
row house (only one unit can be in an ancillary structure)
o One additional unit or 1% of the units in an existing rental residential
building with four or more residential units
- Affordable Units, Attainable Units, and Inclusionary Zoning Units;
- Non-Profit Housing; and
- Universities.
Non-Statutory
- Farm buildings;
- a Place of worship, cemetery, and burial ground; and
- Group B, Division 2 (Care and treatment occupancies) as defined on the Ontario
Building Code Act.
7.3.5 Transition
The by-law will come into effect on July 16, 2025. No additional transition measures are
proposed.
7.3.6 Timing of Collection
The D.C.s for all services and classes are payable upon issuance of a building permit
for each dwelling unit, building, or structure, subject to early or late payment
agreements entered into by the ship and an owner under s. 27 of the D.C.A.
Rental housing and institutional developments will pay D.C.s in six equal annual
payments commencing at occupancy. Moreover, the D.C. amount for all developments
occurring within two (2) years of a Site Plan or Zoning By-law Amendment planning
approval (for applications submitted and approved after January 1, 2020, and June 5,
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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 had 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.
Installment 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 Municipality can impose is the average prime rate plus 1% as defined in
s.s. 26.3 (1) of the Act.
7.3.7 Indexing
Indexing of the D.C.s shall be implemented on a mandatory basis annually on January
1st each year in accordance with the Statistics Canada Quarterly, Non-Residential
Building Construction Price Index (Table 18-10-0135-01)1 for the most recent 3rd quarter
year-over-year change.
7.3.8 D.C Spatial Applicability
The D.C.A. historically has provided the opportunity for a municipality to impose
municipal-wide charges or area specific charges. Sections 2 (7) and 2 (8) of the D.C.A.
provide that a D.C. by-law may apply to the entire municipality or only part of it and
more than one D.C. by-law may apply to the same area. The D.C.A. now requires
municipalities to consider the application of municipal-wide and area-specific D.C.s.
s.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.
1 O. Reg. 82/98 referenced "The Statistics Canada Quarterly, Construction Price
Statistics, catalogue number 62-007" as the index source. Since implementation,
Statistics Canada has modified this index twice and the above-noted index is the most
current. The draft by-law provided herein refers to O. Reg. 82/98 to ensure traceability
should this index continue to be modified over time.
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The rational for maintaining a Municipality-wide D.C. approach is based, in part, on the
following:
- The 15-year service level from all applicable services across the municipality can
be included to establish an upper ceiling on the amount of funds which can be
collected. If a D.C. by-law applied to only a part of the municipality, the level of
service cannot exceed that which would be determined if the by-law applied to
the whole municipality. As such, when applied to forecast growth within the
specific area, it would establish an area specific level of service ceiling which
could reduce the total revenue recoverable for the municipality, potentially
resulting in D.C. revenue shortfalls and impacts on property taxes.
- Municipal-wide D.C.s ensures a consistent approach to financing the entire cost
associated with growth-related capital projects. For example, user rates and
property taxes are required to finance the share of growth-related capital projects
not recoverable by D.C.s and all associated operating costs. Therefore, the use
of area specific D.C.s results in a share of growth-related capital costs being
recovered from a specific area, with the remaining capital costs of the projects
(i.e., non-D.C. recoverable share) and the associated operating costs with those
new assets being recovered from uniform user rates and property taxes, applied
to the entire municipality.
- Attempting to impose an area-specific D.C. potentially causes equity issues in
transitioning from a municipal-wide approach to an area-specific approach. An
area of a municipality that is less developed and becomes subject to an area
specific D.C., could face a significant increase in D.C. rates, as the municipality
will not benefit from drawing on the pool of D.C. funding and may have
contributed D.C.s to fund capital required to support development in other
communities of the municipality. Whereas another part of the municipality that
has experienced significant growth which required substantial capital investments
benefitted from the capital investments being financed by municipal-wide D.C.s.
The implementation of area specific D.C.s could result in varying D.C.s across
the municipality, which may impact the ability to attract investment into parts of
the community.
- Services are generally available across the municipality, used often by all
residents and are not restricted to one specific geographic area. The use of a
municipal-wide D.C. approach reflects these system-wide benefits of service and
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more closely aligns with the funding principles of service provision (e.g., uniform
municipal-wide property tax rates, etc.).
Based on the foregoing and discussions with staff, the Municipality's practice of
providing and funding services on a Municipality-wide basis is proposed to be
maintained.
7.4 Other D.C. By-law Provisions
It is recommended that:
7.4.1 Categories of Services for Reserve Fund and Credit Purposes
It is recommended that the Municipality's D.C. collections be contributed into four (4)
separate reserve funds, including:
- Fire Protection Services;
- Services Related to a Highway;
- Parks and Recreation Services; and
- Growth-Related Studies.
7.4.2 By-law In-force Date
The by-law will come into force on July 16, 2025.
7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter-
Reserve Fund Borrowing
The minimum interest rate is the Bank of Canada rate on the day on which the by-law
come into force (as per s.11 of O. Reg. 82/98).
7.5 Other Recommendations
It is recommended that Council:
"Approve the capital project listing set out in Chapter 5 of the D.C. Background
Study dated April 23, 2025, subject to further annual review during the capital
budget process".
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"Approve the D.C. Background Study dated April 23, 2025."
"Determine that no further public meeting is required." And
"Approve the D.C. By-law as set out in Appendix E".
Watson & Associates Economists Ltd.
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Chapter 8
Asset Management Plan
Watson & Associates Economists Ltd.
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8. Asset Management Plan
8.1 Introduction
The D.C.A. (new section 10(c.2)) requires that the background study must include an
Asset Management Plan (A.M.P) related to new infrastructure. Section 10 (3) of the
D.C.A. provides:
The A.M.P. 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.
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 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.
The Province's Infrastructure for Jobs and Prosperity Act, 2015 (IJPA) was proclaimed
on May 1, 2016. This legislation detailed principles for evidence-based and sustainable
long-term infrastructure planning. The IJPA also gave the Province the authority to
guide municipal asset management planning by way of regulation. In late 2017, the
Province introduced O. Reg. 588/17 under the IJPA. The intent of O. Reg. 588/17 is to
establish standard content for municipal asset management plans. Specifically, the
regulations require that asset management plans be developed that define the current
levels of service, identify the lifecycle activities that would be undertaken to achieve
these levels of service, and provide a financial strategy to support the levels of service
and lifecycle activities. The requirements of O. Reg. 588/17 generally align with
previous provincial AMP requirements, as follows:
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State of local infrastructure: asset types, quantities, age, condition, financial
accounting valuation and replacement cost valuation.
Desired levels of service: defines levels of service through performance measures
and discusses any external trends or issues that may affect expected levels of service
or the municipality's ability to meet them (for example, new accessibility standards,
climate change impacts).
Asset management strategy: the asset management strategy is the set of planned
actions that will seek to generate the desired levels of service in a sustainable way,
while managing risk, at the lowest lifecycle cost.
Financing strategy: having a financial plan is critical for putting an A.M.P. into action.
By having a strong financial plan, municipalities can also demonstrate that they have
made a concerted effort to integrate the A.M.P. with financial planning and municipal
budgeting and are making full use of all available infrastructure financing tools.
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
New Assets
Replacement Assets
Reserves/Reserve Funds
Debentures
User Fees
Grants
Other
Proceeds on Disposal
Funding of Disposal /
Decommissioning Costs
Operating Budget
Financing Methods
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
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The asset management requirement for this D.C. Background Study has been
undertaken independently of any Municipality A.M.P.s.
8.2 Asset Management Plan
In recognition to the schematic in Section 8.1, the following table 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. Furthermore, as
only the present infrastructure gap has been considered at this time within the A.M.P.,
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 which will require financing from
Municipality financial resources (i.e., taxation, rates, fees, etc.). This amount has
been presented on an annual debt charge amount based on 20-year financing.
2. Lifecycle costs for the 2025 D.C. capital works have been presented based on a
sinking fund basis. The assets have been considered over their estimated useful
lives.
3. Incremental operating costs for the D.C. services (only) have been included.
4. The resultant total annualized expenditures are $476,000. Of this total, $215,000
relates the annual debt payment costs for benefit to existing development of
growth-related needs.
5. Consideration was given to the potential new taxation and user fee revenues
which will be generated as a result of new growth. These revenues will be
available to finance the expenditures above. The new operating revenues are
$369,000. This amount, totalled with the existing operating revenues of $24.9
million, provides annual revenues of $25.3 million by the end of the period.
6. In consideration of the above, the capital plan is deemed to be financially
sustainable.
Watson & Associates Economists Ltd.
PAGE 8-4
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Table 8-1
Asset Management - Future Expenditures and Associated Revenues (2025$)
Asset Management - Future Expenditures
and Associated Revenues
2035 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth
Related Capital1
$215,124
Annual Debt Payment on Post Period
Capital2
$5,733
Lifecycle:
Annual Lifecycle - Municipal-wide Services
$104,411
Incremental Operating Costs
(for D.C. Services)
$150,926
Total Expenditures
$476,194
Revenue (Annualized)
Total Existing Revenue3
$24,943,891
Incremental Tax and Non-Tax Revenue (User
Fees, Fines, Licences, etc.)
$368,854
Total Revenues
$25,312,745
3 As per Sch. 10 of FIR
1 Non-Growth Related component of Projects
2 Interim Debt Financing for Post Period Benefit
Watson & Associates Economists Ltd.
PAGE 8-1
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Chapter 9
By-law Implementation
Watson & Associates Economists Ltd.
PAGE 9-1
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9. By-law Implementation
9.1 Public Consultation Process
9.1.1 Introduction
This chapter addresses the mandatory, formal public consultation process (section
9.1.2), as well as the optional, informal consultation process (section 9.1.3). The latter
is designed to seek the co-operation and participation of those involved, in order to
produce the most suitable policy. Section 9.2 addresses the anticipated impact of the
D.C. on development from a generic viewpoint.
9.1.2 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 OLT.
9.1.3 Other Consultation Activity
There are three broad groupings of the public who are generally the most concerned
with a municipal D.C. policy:
1. The first grouping is the residential development community, consisting of land
developers and builders, who are typically responsible for generating the majority
of the D.C. revenues. Others, such as realtors, are directly impacted by D.C.
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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 a municipality's D.C.
policy. Their primary concern is frequently with the quantum of the charge, gross
floor area exclusions such as basements, mechanical or indoor parking areas, or
exemptions and phase-in or capping provisions in order to moderate the impact.
9.2 Anticipated Impact of the Charge on Development
The establishment of sound D.C. policy often requires the achievement of an
acceptable balance between two competing realities. The first is that high non-
residential D.C.s can, to some degree, represent a barrier to increased economic
activity and sustained industrial/commercial growth, particularly for capital intensive
uses. Also, in many cases, increased residential D.C.s can ultimately be expected to be
recovered via housing prices and can impact project feasibility in some cases (e.g.,
rental apartments).
On the other hand, D.C.s or other municipal capital funding sources need to be obtained
in order to help ensure that the necessary infrastructure and amenities are installed.
The timely installation of such works is a key initiative in providing adequate service
levels and in facilitating strong economic growth, investment, and wealth generation.
Watson & Associates Economists Ltd.
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
9.3 Implementation Requirements
9.3.1 Introduction
Once the Municipality has calculated the charge, prepared the complete background
study, carried out the public process and passed a new by-law, the emphasis shifts to
implementation matters. These include notices, potential appeals and complaints,
credits, front-ending agreements, subdivision agreement conditions and finally the
collection of revenues and funding of projects.
The sections that follow present an overview of the requirements in each case.
9.3.2 Notice of Passage
In accordance with section 13 of the D.C.A., when a D.C. by-law is passed, the
Municipality's 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.
9.3.3 By-law Pamphlet
In addition to the "notice" information, the Municipality must prepare a "pamphlet"
explaining each D.C. by-law in force, setting out:
- a description of the general purpose of the D.C.s;
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- the "rules" for determining if a charge is payable in a particular case and for
determining the amount of the charge;
- the services to which the D.C.s relate; and
- a description of the general purpose of the Treasurer's statement and where it
may be received by the public.
Where a by-law is not appealed to the OLT, the pamphlet must be readied within 60
days after the by-law comes into force. Later dates apply to appealed by-laws.
The Municipality must give one copy of the most recent pamphlet without charge to any
person who requests one.
9.3.4 Appeals
Sections 13 to 19 of the D.C.A. set out the requirements relative to making and
processing a D.C. by-law appeal and OLT hearing in response to an appeal. Any
person or organization may appeal a D.C. by-law to the OLT by filing a notice of appeal
with the Municipality Clerk, setting out the objection to the by-law and the reasons
supporting the objection. This must be done by the last day for appealing the by-law,
which is 40 days after the by-law is passed.
The Municipality is conducting a public consultation process in order to address the
issues that come forward as part of that process, thereby avoiding or reducing the need
for an appeal to be made.
9.3.5 Complaints
A person required to pay a D.C., or his agent, may complain to the Municipality 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 Municipality Council to the OLT.
Watson & Associates Economists Ltd.
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9.3.6 Credits
Sections 38 to 41 of the D.C.A. set out a number of credit requirements, which apply
where a municipality agrees to allow a person to perform work in the future that relates
to a service in the D.C. by-law.
These credits would be used to reduce the amount of D.C.s to be paid. The value of
the credit is limited to the reasonable cost of the work, which does not exceed the
average level of service. The credit applies only to the service to which the work relates
unless the municipality agrees to expand the credit to other services for which a D.C. is
payable.
9.3.7 Front-Ending Agreements
The Municipality and one or more landowners may enter into a front-ending agreement
that provides for the costs of a project that will benefit an area in the Municipality to
which the D.C. by-law applies. Such an agreement can provide for the costs to be
borne by one or more parties to the agreement who are, in turn, reimbursed in future by
persons who develop land defined in the agreement.
Part III of the D.C.A. (sections 44 to 58) addresses front-ending agreements and
removes some of the obstacles to their use which were contained in the Development
Charges Act, 1989. Accordingly, the Municipality assesses whether this mechanism is
appropriate for its use, as part of funding projects prior to Municipality funds being
available.
9.3.8 Severance and Subdivision Agreement Conditions
Section 59 of the D.C.A. prevents a municipality from imposing directly or indirectly, a
charge related to development or a requirement to construct a service related to
development, by way of a condition or agreement under section 51 or section 53 of the
Planning Act, except for:
- "local services, related to a plan of subdivision or within the area to which the
plan relates, to be installed or paid for by the owner as a condition of approval
under section 51 of the Planning Act;" and
- "local services to be installed or paid for by the owner as a condition of
approval under section 53 of the Planning Act."
Watson & Associates Economists Ltd.
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It is also noted that subsection 59 (4) of the D.C.A. requires that the municipal approval
authority for a draft plan of subdivision under subsection 51 (31) of the Planning Act,
use its power to impose conditions to ensure that the first purchaser of newly subdivided
land is informed of all the D.C.s related to the development, at the time the land is
transferred.
In this regard, if the municipality in question is a commenting agency, in order to comply
with subsection 59 (4) of the D.C.A. it would need to provide to the approval authority
information regarding the applicable municipal D.C.s related to the site.
If the Municipality is an approval authority for the purposes of section 51 of the Planning
Act, it would be responsible to ensure that it collects information from all entities that
can impose a D.C.
The most effective way to ensure that purchasers are aware of this condition would be
to require it as a provision in a registered subdivision agreement, so that any purchaser
of the property would be aware of the charges at the time the title was searched prior to
closing a transaction conveying the lands.
Appendices
Watson & Associates Economists Ltd.
PAGE A-1
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Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
Watson & Associates Economists Ltd.
PAGE A-2
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Schedule 1
Municipality of South Dundas
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 3.5% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Notes:
Numbers may not add due to rounding.
Source: Derived from The United Counties Stormont, Dundas and Glengarry Growth Management Strategy Draft Report, September 6, 2023, by Watson &
Associates Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings [2]
Apartments [3]
Other
Total
Households
Equivalent
Institutional
Households
11,170
10,794
149
10,645
3,839
258
244
101
4,442
135
2.430
11,210
10,833
138
10,695
3,930
240
265
110
4,545
125
2.383
11,430
11,044
99
10,945
4,050
250
280
70
4,650
90
2.375
12,010
11,610
104
11,506
4,250
253
319
70
4,892
95
2.373
12,540
12,122
110
12,012
4,413
289
374
70
5,146
100
2.356
40
39
-11
50
91
-18
21
9
103
-10
220
211
-39
250
120
10
15
-40
105
-35
580
566
5
561
200
3
39
0
242
5
530
512
6
506
163
36
55
0
254
5
Forecast
Incremental
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Early 2025
Early 2035
Mid 2021 - Early 2025
Early 2025 - Early 2035
Population
(Including
Census
Undercount) [1]
Year
Excluding Census Undercount
Housing Units
Person Per
Unit (P.P.U.):
Total
Population/
Total
Households
Historical
Watson & Associates Economists Ltd.
PAGE A-3
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Schedule 2
Municipality of South Dundas
Estimate of the Anticipated Amount, Type and Location of
Residential Development for Which Development Charges can be Imposed
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Source: Watson & Associates Economists Ltd.
2025 - 2035
69
18
28
115
260
(22)
238
3
241
2025 - 2035
24
0
0
24
62
(22)
40
0
40
2025 - 2035
51
18
27
96
212
(22)
190
3
193
2025 - 2035
19
0
0
19
49
(11)
38
0
38
2025 - 2035
163
36
55
254
583
(77)
506
6
512
Rural
Municipality of South Dundas
Institutional
Population
Net Population
Including
Institutional
Location
Residential
Units
In New Units
Population
Change
Morrisburg
Williamsburg
Iroquois
Development
Timing
Single & Semi-
Detached
Multiples[1]
Apartments[2]
Total
Gross
Population
Existing Unit
Net Population
Increase,
Excluding
Institutional
Watson & Associates Economists Ltd.
PAGE A-4
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Schedule 3
Municipality of South Dundas
Current Year Growth Forecast
Mid-2021 to Early-2025
Mid 2021 Population
11,044
Occupants of
Units (2)
242
New Housing Units,
multiplied by P.P.U. (3)
2.635
Mid 2021 to Early 2025
gross population increase
638
638
Occupants of New
Units
5
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2021 to Early 2025
gross population increase
5
5
Change in Housing
Units (4)
4,650
Unit Occupancy,
multiplied by P.P.U. change rate (5)
-0.017
Mid 2021 to Early 2025
total change in population
-77
-77
Population Estimate to Early 2025
11,610
Net Population Increase, Mid 2021 to Early 2025
566
(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
2.789
83%
2.305
Multiples (6)
1.944
1%
0.024
Apartments (7)
1.893
16%
0.305
Total
100%
2.635
[1] Based on 2021 Census custom database.
[2] Based on Building permit/completion activity.
(4) 2021 households taken from Statistics Canada Census.
(5) Change occurs due to aging of the population and family life cycle changes, lower fertility rates and
changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Estimated residential units constructed, Mid-2021 to the beginning of the growth period assuming a six-month lag between construction and
occupancy.
Population
Structural Type
Persons Per Unit [1]
(P.P.U.)
% Distribution of
Estimated Units [2]
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-5
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Schedule 4
Municipality of South Dundas
10-Year Growth Forecast
Early-2025 to Early-2035
Early 2025 Population
11,610
Occupants of
Units (2)
254
New Housing Units,
multiplied by P.P.U. (3)
2.295
Early 2025 to Early 2035
gross population increase
583
583
Occupants of New
Units
5
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Early 2025 to Early 2035
gross population increase
6
6
Change in Housing
Units (4)
4,892
Unit Occupancy,
multiplied by P.P.U. change rate (5)
-0.016
Early 2025 to Early 2035
total change in population
-77
-77
Population Estimate to Early 2035
12,122
Net Population Increase, Early 2025 to Early 2035
512
(1) Early 2025 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
2.565
64%
1.646
Multiples (6)
2.110
14%
0.299
Apartments (7)
1.614
22%
0.350
one bedroom or less 1.278
two bedrooms or more 1.767
Total
100%
2.295
[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) Early 2025 households based upon 2021 Census (4,650 units) + Mid 2021 to Early 2025 unit estimate (242 units) = 4,892 units.
(5)
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Change occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
Population
2021 Population (11,044) + Mid 2021 to Early 2025 estimated housing units to beginning of forecast period (242 x 2.635 = 638) + (5 x 1.1 = 5) +
(4,650 x -0.017 = -77) = 11,610
Structural Type
Persons Per Unit [1]
(P.P.U.)
% Distribution of
Estimated Units [2]
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-6
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Schedule 5
Municipality of South Dundas
Historical Residential Building Permits
Years 2015 to 2024
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Source: Historical housing activity derived from building permit data for the Municipality of South Dundas, by Watson
& Associates Economists Ltd.
Residential Building Permits
Total
2015
20
0
0
20
2016
20
0
0
20
2017
23
0
0
23
2018
24
0
0
24
2019
29
0
0
29
Sub-total
116
0
0
116
Average (2015 - 2019)
23
0
0
23
% Breakdown
100.0%
0.0%
0.0%
100.0%
2020
21
0
0
21
2021
31
0
5
36
2022
47
3
9
59
2023
35
0
3
38
2024
30
0
44
74
Sub-total
164
3
61
228
Average (2020 - 2024)
33
1
12
46
% Breakdown
71.9%
1.3%
26.8%
100.0%
2015 - 2024
Total
280
3
61
344
Average
28
0
6
34
% Breakdown
81.4%
0.9%
17.7%
100.0%
Year
Singles &
Semi
Detached
Multiples [1]
Apartments [2]
Watson & Associates Economists Ltd.
PAGE A-7
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Schedule 6a
Municipality of South Dundas
Person Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population.
Age of
Singles and Semi-Detached
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
15 Year Average
15 Year Average Adjusted[1]
1-5
-
-
-
3.333
-
2.789
6-10
-
-
-
2.263
-
2.103
2.446
(0.120)
11-15
-
-
-
3.318
-
2.972
2.622
2.565
16-20
-
-
-
2.684
-
2.781
2.662
2.565
21-25
-
-
-
2.594
-
2.522
2.634
2.565
26-30
-
-
1.750
2.625
-
2.417
30+
-
1.636
1.740
2.488
3.576
2.383
2.567
2.565
Total
-
1.818
1.743
2.551
3.860
2.434
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
-
-
3.333
-
2.944
6-10
-
-
1.636
2.150
-
2.000
11-15
-
-
-
3.167
-
2.795
16-20
-
-
-
2.857
-
2.857
21-25
-
-
1.769
2.688
-
2.500
25-30
-
-
1.786
2.559
-
2.250
30+
-
1.256
1.729
2.480
3.576
2.299
Total
-
1.213
1.735
2.541
3.765
2.350
Watson & Associates Economists Ltd.
PAGE A-8
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Schedule 6b
United Counties of Stormont, Dundas and Glengarry
Person Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Includes townhomes and apartments in duplexes.
[2] Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
[3] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population.
Age of
Multiples [1]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
15 Year Average
15 Year Average Adjusted[3]
1-5
-
-
-
-
-
1.944
6-10
-
-
-
-
-
-
11-15
-
-
-
-
-
2.182
2.063
2.110
16-20
-
-
-
-
-
2.400
2.175
2.110
21-25
-
-
1.643
-
-
2.462
2.247
2.110
26-30
-
-
1.739
3.318
-
2.333
30+
-
1.247
1.877
2.817
-
2.201
Total
1.273
1.292
1.838
2.926
-
2.217
Age of
Apartments [2]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
15 Year Average
15 Year Average Adjusted[3]
1-5
-
-
2.176
-
-
1.893
6-10
-
1.278
1.600
-
-
1.491
11-15
-
1.091
1.455
-
-
1.324
1.569
1.614
16-20
-
-
1.550
-
-
1.531
1.560
1.614
21-25
-
-
1.563
-
-
1.674
1.583
1.614
26-30
-
1.143
1.706
-
-
1.537
30+
0.545
1.130
1.667
2.750
-
1.520
Total
0.630
1.141
1.663
2.689
-
1.527
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
1.625
1.874
2.959
4.688
2.684
6-10
-
1.720
1.777
2.715
4.077
2.397
11-15
-
1.286
1.680
2.836
3.667
2.500
16-20
-
1.412
1.767
2.668
4.069
2.501
21-25
-
1.810
1.771
2.592
4.840
2.475
26-30
-
1.029
1.734
2.701
3.541
2.445
30+
1.667
1.210
1.778
2.558
3.505
2.245
Total
1.643
1.243
1.775
2.602
3.680
2.305
Watson & Associates Economists Ltd.
PAGE A-9
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Schedule 7
Municipality of South Dundas
Person Per Unit Structural Type and Age of Dwelling
(2021 Census)
2.79
2.10
2.97
2.78
2.52
2.42
2.38
1.94
0.00
2.18
2.40
2.46
2.33
2.20
1.89
1.49
1.32
1.53
1.67
1.54
1.52
0.00
0.50
1.00
1.50
2.00
2.50
3.00
3.50
1-5
6-10
11-15
16-20
20-25
25-35
35+
Persons Per Dwelling
Age of Dwelling
Singles and Semi-Detached
Multiples
Apartments
Multiple and Apartment P.P.U.s are based on United Counties of Stormont, Dundas and Glengarry.
Watson & Associates Economists Ltd.
PAGE A-10
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Schedule 8a
Municipality of South Dundas
Employment Forecast, 2025 to 2035
[1] Statistics Canada defines no fixed place of work (N.F.P.O.W.) employees as "persons who do not go from home to the same workplace location at the beginning
of each shift. Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc."
Note: Statistics Canada 2021 Census place of work employment data has been reviewed. The 2021 Census employment results have not been utilized due to a
significant increase in work at home employment captured due to Census enumeration occurring during the provincial COVID-19 lockdown from April 1, 2021 to
June 14, 2021.
Source: Derived from The United Counties Stormont, Dundas and Glengarry Growth Management Strategy Draft Report, September 6, 2023, by Watson &
Associates Economists Ltd.
Employment
Mid 2011
10,794
0.010
0.040
0.098
0.102
0.046
0.296
0.045
0.341
110
430
1,057
1,103
500
3,200
484
3,684
2,770
Mid 2016
10,833
0.007
0.048
0.082
0.107
0.044
0.287
0.043
0.330
75
515
890
1,155
475
3,110
464
3,574
2,595
Early 2025
11,610
0.006
0.050
0.082
0.102
0.041
0.281
0.043
0.324
75
581
947
1,181
478
3,262
494
3,756
2,681
Early 2035
12,122
0.007
0.052
0.085
0.103
0.043
0.290
0.046
0.336
85
630
1,030
1,245
525
3,515
560
4,075
2,885
Mid 2011 - Mid 2016
39
-0.003
0.008
-0.016
0.004
-0.002
-0.009
-0.002
-0.011
-35
85
-167
52
-25
-90
-20
-110
-175
Mid 2016 - Early 2025
777
0.000
0.003
-0.001
-0.005
-0.003
-0.006
0.000
-0.006
0
66
57
26
3
152
30
182
86
Early 2025 - Early 2035
512
0.001
0.002
0.003
0.001
0.002
0.009
0.004
0.013
10
49
83
64
47
253
66
319
204
Mid 2011 - Mid 2016
8
-0.001
0.002
-0.003
0.001
0.000
-0.002
0.000
-0.002
-7
17
-33
10
-5
-18
-4
-22
-35
Mid 2016 - Early 2025
91
0.000
0.000
0.000
-0.001
0.000
-0.001
0.000
-0.001
0
8
7
3
0
18
4
21
10
Early 2025 - Early 2035
51
0.000
0.000
0.000
0.000
0.000
0.001
0.000
0.001
1
5
8
6
5
25
7
32
20
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-11
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Schedule 8b
Municipality of South Dundas
Employment and Gross Floor Area (G.F.A.) Forecast, 2025 to 2035
[1] Square Foot Per Employee Assumptions
Primary
3,000
Industrial
1,400
Commercial/Population-Related
500
Institutional
700
[2] Primary industry includes agriculture and resource related employment.
*Reflects Early-2025 to Early-2035 forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
Mid 2011
10,794
110
1,057
1,103
500
2,770
330,000
1,479,800
551,500
350,000
2,711,300
Mid 2016
10,833
75
890
1,155
475
2,595
225,000
1,246,000
577,500
332,500
2,381,000
Early 2025
11,610
75
947
1,181
478
2,681
225,000
1,325,800
590,500
334,600
2,475,900
Early 2035
12,122
85
1,030
1,245
525
2,885
255,000
1,442,000
622,500
367,500
2,687,000
Mid 2011 - Mid 2016
39
-35
-167
52
-25
-175
Mid 2016 - Early 2025
777
0
57
26
3
86
0
79,800
13,000
2,100
94,900
Early 2025 - Early 2035
512
10
83
64
47
204
30,000
116,200
32,000
32,900
211,100
Mid 2011 - Mid 2016
8
-7
-33
10
-5
-35
Mid 2016 - Early 2025
91
0
7
3
0
10
0
9,388
1,529
247
11,165
Early 2025 - Early 2035
51
1
8
6
5
20
3,000
11,620
3,200
3,290
21,110
Period
Population
Employment
Total
Annual Average
Primary
Industrial
Institutional
Total
Primary [2]
Gross Floor Area in Square Feet (Estimated) [1]
Incremental Change
Commercial/
Population
Related
Institutional
Industrial
Commercial/
Population
Related
Watson & Associates Economists Ltd.
PAGE A-12
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Schedule 8c
Municipality of South Dundas
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
3,000
Industrial
1,400
Commercial/Population-Related
500
Institutional
700
[2] Primary industry includes agriculture and resource related employment.
[3] Employment Increase does not include No Fixed Place of Work.
*Reflects Early-2025 to Early-2035 forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
Morrisburg
2025 - 2035
3,000
23,800
11,000
11,200
49,000
56
Williamsburg
2025 - 2035
3,000
18,200
6,500
7,000
34,700
37
Iroquois
2025 - 2035
15,000
57,400
10,500
14,700
97,600
88
Rural
2025 - 2035
9,000
16,800
4,000
-
29,800
23
Municipality of South Dundas
2025 - 2035
30,000
116,200
32,000
32,900
211,100
204
Development Location
Timing
Total Non-
Residential
G.F.A. S.F.
Employment
Increase [3]
Primary
G.F.A. S.F. [1],[2]
Industrial
G.F.A. S.F.[1]
Commercial
G.F.A. S.F.[1]
Institutional
G.F.A. S.F.[1]
Watson & Associates Economists Ltd.
PAGE A-1
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Schedule 9
Municipality of South Dundas
Employment Categories by Major Employment Sector
Note: Employment is classified by North American Industry Classification System (NAICS)
Code.
Source: Watson & Associates Economists Ltd.
Primary Industry Employment
11
Agriculture, forestry, fishing and hunting
21
Mining and oil and gas extraction
Industrial and Other Employment
22
Utilities
23
Construction
31-33
Manufacturing
41
Wholesale trade
48-49
Transportation and warehousing
56
Administrative and support
Population Related Employment
44-45
Retail trade
51
Information and cultural industries
52
Finance and insurance
53
Real estate and rental and leasing
54
Professional, scientific and technical services
55
Management of companies and enterprises
56
Administrative and support
71
Arts, entertainment and recreation
72
Accommodation and food services
81
Other services (except public administration)
Institutional
61
Educational services
62
Health care and social assistance
91
Public administration
Comments
Categories which relate to local
land-based resources
Categories which relate primarily
to industrial land supply and
demand
Categories which relate primarily
to population growth within the
municipality
NAICS
Employment by industry
Watson & Associates Economists Ltd.
PAGE B-1
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Appendix B
Level of Service
Watson & Associates Economists Ltd.
PAGE B-1
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Table B-1
Service Standard Calculation - Fire Protection Services - Facilities
Municipality of South Dundas
Service Standard Calculation Sheet
Service:
Fire Protection Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Iroquois Fire Station
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
5,100
$610
$708
Morrisburg Fire Station
3,400
3,400
3,400
3,400
3,400
3,400
3,400
3,400
3,400
3,400
3,400
3,400
3,400
3,400
3,400
$610
$708
Williamsburg Fire Station
3,800
3,800
3,800
3,800
3,800
3,800
3,800
3,800
3,800
3,800
3,800
3,800
3,800
3,800
3,800
$515
$598
Storage Buildings (# of buildings)
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$5,150
$5,952
Training Facility (# of Buildings)
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$10,060
$10,060
Total
12,305
12,305
12,305
12,305
12,305
12,305
12,305
12,305
12,305
12,305
12,305
12,305
12,305
12,305
12,305
Population
10,602
10,645
10,670
10,700
10,700
10,702
10,695
10,737
10,786
10,838
10,902
10,945
11,018
11,250
11,432
Per Capita Standard
1.1606
1.1559
1.1532
1.1500
1.1500
1.1498
1.1505
1.1460
1.1408
1.1354
1.1287
1.1243
1.1168
1.0938
1.0764
15 Year Average
2010 to 2024
Quantity Standard
1.1355
Quality Standard
$677
Service Standard
$769
D.C. Amount (before deductions)
10 Year
Forecast Population
506
$ per Capita
$769
Eligible Amount
$389,068
Watson & Associates Economists Ltd.
PAGE B-2
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Table B-2
Service Standard Calculation - Fire Protection Services - Vehicles & Equipment
Municipality of South Dundas
Service Standard Calculation Sheet
Service:
Fire Protection Services - Vehicles & Equipment
Unit Measure:
No. of vehicles
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/Vehicle)
Williamsburg
Pumper/Rescue
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,200,000
Rescue
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$669,500
Tanker
2
2
2
2
2
2
2
2
2
2
2
2
2
1
1
$800,000
Pumper Tanker
1
1
$730,000
Morrisburg
Pumper/Rescue
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,200,000
Rescue
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$669,500
Pumper Tanker
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$730,000
Pick-up Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$130,000
Iroquis
Pumper/Rescue
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,350,000
Rescue
1
1
1
1
1
1
1
1
1
-
-
-
-
-
-
$669,500
Tanker
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$800,000
Pick-up Truck
1
1
1
1
1
1
1
1
1
2
2
2
2
2
2
$130,000
Admin
Pick-up Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$86,500
Total
13
13
13
13
13
13
13
13
13
13
13
13
13
13
13
Population
10,602
10,645
10,670
10,700
10,700
10,702
10,695
10,737
10,786
10,838
10,902
10,945
11,018
11,250
11,432
Per Capita Standard
0.0012
0.0012
0.0012
0.0012
0.0012
0.0012
0.0012
0.0012
0.0012
0.0012
0.0012
0.0012
0.0012
0.0012
0.0011
15 Year Average
2010 to 2024
Quantity Standard
0.0012
Quality Standard
$693,208
Service Standard
$832
D.C. Amount (before deductions)
10 Year
Forecast Population
506
$ per Capita
$832
Eligible Amount
$420,916
Watson & Associates Economists Ltd.
PAGE B-3
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Table B-3
Service Standard Calculation - Fire Protection Services - Small Gear & Equipment
Municipality of South Dundas
Service Standard Calculation Sheet
Service:
Fire Protection Services - Small Equipment and Gear
Unit Measure:
No. of equipment and gear
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/item)
Equipped Firefighters
66
66
66
66
66
66
66
66
66
66
66
66
66
66
66
$6,000
Air Cylinders
80
80
80
80
80
80
80
80
80
80
80
80
80
80
80
$1,900
SCBA
32
32
32
32
32
32
32
32
32
32
32
32
32
32
32
$4,900
SCBA Compressor & Smart Fill System
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$42,500
Air Station
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$21,500
Radios
30
30
30
30
30
30
30
30
30
30
30
30
30
30
30
$2,600
Pagers
55
55
55
55
55
55
55
55
55
55
55
55
55
55
55
$700
Large Generator
-
3
3
3
3
3
3
3
3
3
3
3
3
$23,300
Medium Generator
10
10
10
10
10
10
10
10
10
10
8
8
8
8
8
$7,100
Small Generator
-
3
3
3
3
3
3
3
3
3
3
3
3
$2,600
Hoses
200
200
200
200
200
200
200
200
200
200
200
200
200
200
200
$400
Hose Tester
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$6,700
Communication Tower
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$83,700
Gear Dryer
1
1
1
1
1
1
1
1
2
2
2
2
2
2
3
$11,600
Washing Machine
-
-
-
-
-
-
-
-
-
-
-
1
1
2
2
$15,300
Extraction Equipment
2
3
3
2
2
2
2
3
3
3
3
3
3
3
3
$97,900
Airbags
5
5
5
4
4
4
4
4
4
4
4
4
4
4
4
$11,800
Thermal Imaging Camera
3
3
3
3
3
3
3
3
3
3
3
3
$11,900
Digital Radio System
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$69,500
Radio System- 2020 Carryover
1
1
1
1
$284,700
Portable Pump
5
5
5
4
4
4
4
4
4
4
4
4
4
4
4
$7,500
Ground Monitor
3
3
3
2
2
2
2
2
2
2
2
2
2
2
2
$7,300
Forcible Entry Simulator
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$10,500
Other Small Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$89,600
Total
491
493
495
500
500
500
500
501
502
502
500
502
502
503
506
Population
10,602
10,645
10,670
10,700
10,700
10,702
10,695
10,737
10,786
10,838
10,902
10,945
11,018
11,250
11,432
Per Capita Standard
0.0463
0.0463
0.0464
0.0467
0.0467
0.0467
0.0468
0.0467
0.0465
0.0463
0.0459
0.0459
0.0456
0.0447
0.0443
15 Year Average
2010 to 2024
Quantity Standard
0.0461
Quality Standard
$3,612
Service Standard
$167
D.C. Amount (before deductions)
10 Year
Forecast Population
506
$ per Capita
$167
Eligible Amount
$84,249
Watson & Associates Economists Ltd.
PAGE B-4
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Table B-4
Service Standard Calculation - Services Related to a Highway - Roads
Municipality of South Dundas
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Roads
Unit Measure:
km of roadways
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/km)
Road Surface - Asphalt (HCB)
194.3
194.7
194.7
194.9
195.6
195.6
195.6
195.6
208.0
208.0
208.0
208.0
208.0
208.0
208.0
$272,400
Road Surface - Surface Treated (LCB)
107.3
107.7
107.7
107.9
108.6
108.6
108.6
108.6
121.0
121.0
121.0
121.0
121.0
121.0
121.0
$251,100
Road Base
301.6
302.5
302.5
302.8
304.2
304.2
304.2
304.2
329.0
329.0
329.0
329.0
329.0
329.0
329.0
$70,300
Gravel Roads
47.0
47.0
47.0
47.0
47.0
47.0
47.0
47.0
47.0
47.0
47.0
47.0
47.0
47.0
47.0
$25,100
Total
650
652
652
653
655
655
655
655
705
705
705
705
705
705
705
Population
10,602
10,645
10,670
10,700
10,700
10,702
10,695
10,737
10,786
10,838
10,902
10,945
11,018
11,250
11,432
Per Capita Standard
0.0613
0.0612
0.0611
0.0610
0.0613
0.0612
0.0613
0.0610
0.0654
0.0650
0.0647
0.0644
0.0640
0.0627
0.0617
15 Year Average
2010 to 2024
Quantity Standard
0.0625
Quality Standard
$157,579
Service Standard
$9,849
D.C. Amount (before deductions)
10 Year
Forecast Population
506
$ per Capita
$9,849
Eligible Amount
$4,983,427
Watson & Associates Economists Ltd.
PAGE B-5
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Table B-5
Service Standard Calculation - Services Related to a Highway - Bridges & Culverts
Municipality of South Dundas
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Bridges, Culverts & Structures
Unit Measure:
Number of Bridges, Culverts & Structures
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/item)
Bridges
14
14
14
14
14
14
14
14
14
14
14
14
14
14
14
$1,694,500
Culverts
24
24
24
24
24
24
24
24
24
24
24
24
24
24
24
$685,300
Total
38
38
38
38
38
38
38
38
38
38
38
38
38
38
38
Population
10,602
10,645
10,670
10,700
10,700
10,702
10,695
10,737
10,786
10,838
10,902
10,945
11,018
11,250
11,432
Per Capita Standard
0.0036
0.0036
0.0036
0.0036
0.0036
0.0036
0.0036
0.0035
0.0035
0.0035
0.0035
0.0035
0.0034
0.0034
0.0033
15 Year Average
2010 to 2024
Quantity Standard
0.0035
Quality Standard
$1,059,106
Service Standard
$3,707
D.C. Amount (before deductions)
10 Year
Forecast Population
506
$ per Capita
$3,707
Eligible Amount
$1,875,676
Watson & Associates Economists Ltd.
PAGE B-6
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Table B-6
Service Standard Calculation - Services Related to a Highway - Sidewalks
Municipality of South Dundas
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Sidewalks and Active Transportation
Unit Measure:
km of sidewalks and active transportation
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/km)
Sidewalks
29.8
29.8
29.8
29.8
29.8
29.8
29.8
29.8
29.8
29.8
29.8
29.8
29.8
29.8
29.8
$188,300
Total
29.8
29.8
29.8
29.8
29.8
29.8
29.8
29.8
29.8
29.8
29.8
29.8
29.8
29.8
29.8
Population
10,602
10,645
10,670
10,700
10,700
10,702
10,695
10,737
10,786
10,838
10,902
10,945
11,018
11,250
11,432
Per Capita Standard
0.0028
0.0028
0.0028
0.0028
0.0028
0.0028
0.0028
0.0028
0.0028
0.0027
0.0027
0.0027
0.0027
0.0026
0.0026
15 Year Average
2010 to 2024
Quantity Standard
0.0027
Quality Standard
$191,778
Service Standard
$518
D.C. Amount (before deductions)
10 Year
Forecast Population
506
$ per Capita
$518
Eligible Amount
$262,007
Watson & Associates Economists Ltd.
PAGE B-7
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Table B-7
Service Standard Calculation - Services Related to a Highway - Traffic Signals & Streetlights
Municipality of South Dundas
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Guide Rails & Streetlights
Unit Measure:
No. of Streetlights & Guide Rails
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/item)
Streetlights
857
857
857
857
857
857
857
857
857
857
857
857
857
857
857
$2,700
Guide Rail
29
29
29
29
29
29
29
29
29
29
29
29
29
29
29
$23,800
Total
886
886
886
886
886
886
886
886
886
886
886
886
886
886
886
Population
10,602
10,645
10,670
10,700
10,700
10,702
10,695
10,737
10,786
10,838
10,902
10,945
11,018
11,250
11,432
Per Capita Standard
0.0836
0.0832
0.0830
0.0828
0.0828
0.0828
0.0828
0.0825
0.0821
0.0817
0.0813
0.0810
0.0804
0.0788
0.0775
15 Year Average
2010 to 2024
Quantity Standard
0.0818
Quality Standard
$3,390
Service Standard
$277
D.C. Amount (before deductions)
10 Year
Forecast Population
506
$ per Capita
$277
Eligible Amount
$140,329
Watson & Associates Economists Ltd.
PAGE B-8
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Table B-8
Service Standard Calculation - Services Related to a Highway - Facilities
Municipality of South Dundas
Service Standard Calculation Sheet
Class of Service:
Public Works - Facilities
Unit Measure:
sq.ft. of building area
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Matilda Garage
5,800
5,800
5,800
5,800
5,800
5,800
5,800
5,800
5,800
5,800
5,800
5,800
5,800
5,800
5,800
$294
$328
Matilda Garage - Coverall Structure
7,200
7,200
7,200
7,200
7,200
7,200
7,200
7,200
7,200
7,200
7,200
7,200
7,200
7,200
7,200
$88
$101
Matilda Garage - Coverall Shed
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
4,000
$88
$101
Matilda Garage - Salt Shed
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
$206
$231
Williamsburg Garage
5,500
5,500
5,500
5,500
5,500
5,500
5,500
5,500
5,500
5,500
5,500
5,500
5,500
5,500
5,500
$258
$288
Williamsburg Garage - Coverall Structure
7,200
7,200
7,200
7,200
7,200
7,200
7,200
7,200
7,200
7,200
7,200
7,200
7,200
7,200
7,200
$88
$101
Williamsburg Garage - Storage Shed
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
$206
$231
Williamsburg Garage - Salt Shed
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
-
-
-
-
-
$206
$231
Morrisburg Garage
3,000
3,000
3,000
3,000
3,000
3,000
3,000
3,000
3,000
3,000
3,000
3,000
3,000
3,000
3,000
$294
$328
Morrisburg Garage - Storage Shed
700
700
700
700
700
700
700
700
700
700
700
700
700
700
700
$201
$225
Total
36,800
36,800
36,800
36,800
36,800
36,800
36,800
36,800
36,800
36,800
35,800
35,800
35,800
35,800
35,800
Population
10,602
10,645
10,670
10,700
10,700
10,702
10,695
10,737
10,786
10,838
10,902
10,945
11,018
11,250
11,432
Per Capita Standard
3.4711
3.4570
3.4489
3.4393
3.4393
3.4386
3.4409
3.4274
3.4118
3.3955
3.2838
3.2709
3.2492
3.1822
3.1316
15 Year Average
2010 to 2024
Quantity Standard
3.3658
Quality Standard
$197
Service Standard
$664
D.C. Amount (before deductions)
10 Year
Forecast Population
506
$ per Capita
$664
Eligible Amount
$336,030
Watson & Associates Economists Ltd.
PAGE B-9
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Table B-9
Service Standard Calculation - Services Related to a Highway - Vehicles & Equipment
Municipality of South Dundas
Service Standard Calculation Sheet
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/Vehicle)
1 Ton Pickup
2
2
2
2
2
1
1
1
1
1
1
1
1
1
1
$85,000
3/4 Ton Pickup
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$85,000
1/2 Ton Pickup
3
3
3
3
3
4
4
4
4
4
5
5
5
5
5
$68,000
Tandem Truck
7
7
7
7
6
6
6
5
5
5
5
4
3
2
2
$382,600
Tandem Plow
1
1
1
1
2
3
4
4
$460,300
Single Axle Plow
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$300,000
Snow Blade & Sander
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$30,000
Sidewalk Plow
-
-
-
-
1
1
1
1
2
2
2
2
3
3
3
$234,600
Grader
2
2
2
2
2
3
3
3
2
2
2
2
1
1
1
$600,000
Backhoe
3
3
3
3
3
2
2
2
2
2
2
2
2
2
2
$201,600
Excavator
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$500,000
Tractor
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$234,800
Roadside Mower
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$20,400
Float Trailer
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$8,000
Hot Box
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
$60,000
Vehicle Hoist
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$19,900
Total
22
22
22
22
22
23
24
24
24
24
27
28
28
29
29
Population
10,602
10,645
10,670
10,700
10,700
10,702
10,695
10,737
10,786
10,838
10,902
10,945
11,018
11,250
11,432
Per Capita Standard
0.0021
0.0021
0.0021
0.0021
0.0021
0.0021
0.0022
0.0022
0.0022
0.0022
0.0025
0.0026
0.0025
0.0026
0.0025
15 Year Average
2010 to 2024
Quantity Standard
0.0023
Quality Standard
$260,374
Service Standard
$599
D.C. Amount (before deductions)
10 Year
Forecast Population
506
$ per Capita
$599
Eligible Amount
$303,023
Watson & Associates Economists Ltd.
PAGE B-10
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Table B-10
Service Standard Calculation - Parks and Recreation Services - Parkland Amenities
Municipality of South Dundas
Service Standard Calculation Sheet
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/item)
Soccerfields - Intermediate fields
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$40,000
Ball Diamonds - Lit
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
$225,000
Ball Diamonds - Unlit (Hardball)
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$144,200
Ball Diamonds - Unlit (Tee Ball)
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$40,000
Splashpad (Earl Baker Park)
1
1
1
1
1
1
1
1
1
$208,300
Tennis Courts
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$112,500
Pickleball Courts
5
2
2
$112,500
Outdoor Basketball Courts
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$200,000
Playgrounds
10
10
10
10
10
10
15
15
15
15
15
15
19
19
19
$70,200
Off-Leash Dog Parks
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$52,000
Sand Volleyball Courts
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
$25,000
Iroquois Marina - Floating Docks
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$200,000
T-Dock
1
1
1
1
1
1
$125,000
Beach Viewing Platform
1
2
$50,000
Docks
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$60,000
Total
37
38
38
38
38
38
44
44
44
45
45
45
54
52
53
Population
10,602
10,645
10,670
10,700
10,700
10,702
10,695
10,737
10,786
10,838
10,902
10,945
11,018
11,250
11,432
Per Capita Standard
0.0035
0.0036
0.0036
0.0036
0.0036
0.0036
0.0041
0.0041
0.0041
0.0042
0.0041
0.0041
0.0049
0.0046
0.0046
15 Year Average
2010 to 2024
Quantity Standard
0.0040
Quality Standard
$102,815
Service Standard
$411
D.C. Amount (before deductions)
10 Year
Forecast Population
506
$ per Capita
$411
Eligible Amount
$208,098
Watson & Associates Economists Ltd.
PAGE B-11
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Table B-11
Service Standard Calculation - Parks and Recreation Services - Parkland Trails
Municipality of South Dundas
Service Standard Calculation Sheet
Service:
Parkland Trails
Unit Measure:
Linear Metres of Paths and Trails
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/ Linear
Metre)
Morrisburg Waterfront Trails
1,156
1,156
1,156
1,156
1,156
1,156
1,156
1,156
1,156
1,156
1,156
1,356
1,356
1,356
1,356
$112
Iroquois Waterfront Trails
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
$112
Total
3,456
3,456
3,456
3,456
3,456
3,456
3,456
3,456
3,456
3,456
3,456
3,656
3,656
3,656
3,656
Population
10,602
10,645
10,670
10,700
10,700
10,702
10,695
10,737
10,786
10,838
10,902
10,945
11,018
11,250
11,432
Per Capita Standard
0.3260
0.3247
0.3239
0.3230
0.3230
0.3229
0.3231
0.3219
0.3204
0.3189
0.3170
0.3340
0.3318
0.3250
0.3198
15 Year Average
2010 to 2024
Quantity Standard
0.3237
Quality Standard
$112
Service Standard
$36
D.C. Amount (before deductions)
10 Year
Forecast Population
506
$ per Capita
$36
Eligible Amount
$18,343
Watson & Associates Economists Ltd.
PAGE B-12
H:\South Dundas\2024 DC\Report\2025 D.C.B.S. Report.docx
Table B-12
Service Standard Calculation - Parks and Recreation Services - Facilities
Municipality of South Dundas
Service Standard Calculation Sheet
Service:
Recreation Facilities
Unit Measure:
sq.ft. of building area
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Morrisburg Arena
33,100
33,100
33,100
33,100
33,100
33,100
33,100
33,100
33,100
33,100
33,100
33,100
33,100
33,100
33,100
$391
$435
Morrisburg Clock Tower / Storage
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$113,300
$124,917
Morrisburg Dock Pavillion
850
850
850
850
850
850
850
850
850
850
850
850
850
850
850
$103
$117
Iroquois Civic Centre
6,400
6,400
6,400
6,400
6,400
6,400
6,400
6,400
6,400
6,400
6,400
6,400
6,400
6,400
6,400
$567
$629
Iroquois Marina Building
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
$211
$236
Iroquois Beach House / Washroom
2,200
2,200
2,200
2,200
2,200
2,200
2,200
2,200
2,200
2,200
2,200
2,200
2,200
2,200
2,200
$200
$224
Iroquois Rink Building
1,700
1,700
1,700
1,700
1,700
1,700
1,700
1,700
1,700
1,700
1,700
1,700
1,700
1,700
1,700
$211
$236
Iroquois Golf - Storage Building
1,100
1,100
1,100
1,100
1,100
1,100
1,100
1,100
1,100
1,100
1,100
1,100
1,100
1,100
1,100
$185
$208
Iroquois Bay Street - Park Building
400
400
400
400
400
400
400
400
400
400
400
400
400
400
400
$211
$236
3x Pavillions (Iroq Beach)
2,550
2,550
2,550
2,550
2,550
2,550
2,550
2,550
2,550
2,550
2,550
2,550
2,550
2,550
2,550
$98
$112
Williamsburg Park Building
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
1,400
$283
$316
Lawn Bowling Buildings & Greens
953
953
953
953
953
953
953
953
953
953
953
953
953
953
953
$286
$319
Matilda Hall
8,200
8,200
8,200
8,200
8,200
8,200
8,200
8,200
8,200
8,200
8,200
8,200
8,200
8,200
8,200
$304
$339
Riverside Hall
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
3,200
$258
$288
Dunbar Hall
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
2,800
$258
$288
Forward House
2,200
2,200
2,200
2,200
2,200
2,200
2,200
2,200
2,200
2,200
2,200
2,200
2,200
2,200
2,200
$351
$391
Brinston Recreation Building
2,900
2,900
2,900
2,900
2,900
2,900
2,900
2,900
2,900
2,900
2,900
2,900
2,900
2,900
2,900
$258
$288
Brinston Washroom/Canteen
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
1,800
$232
$259
Beach Washroom / Change House
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
1,000
$232
$259
Waterfront Washroom
600
600
600
600
600
600
600
600
600
600
600
600
600
600
600
$232
$259
Earl Baker Park Splash Pad Washroom
300
300
300
300
300
300
300
300
300
300
$343
$382
John Ross Campground/Lawn Bowling
1,600
1,600
1,600
$318
$354
Total
74,554
74,554
74,554
74,554
74,554
74,854
74,854
74,854
74,854
74,854
74,854
74,854
76,454
76,454
76,454
Population
10,602
10,645
10,670
10,700
10,700
10,702
10,695
10,737
10,786
10,838
10,902
10,945
11,018
11,250
11,432
Per Capita Standard
7.0321
7.0037
6.9873
6.9677
6.9677
6.9944
6.9990
6.9716
6.9399
6.9066
6.8661
6.8391
6.9390
6.7959
6.6877
15 Year Average
2010 to 2024
Quantity Standard
6.9265
Quality Standard
$379
Service Standard
$2,625
D.C. Amount (before deductions)
10 Year
Forecast Population
506
$ per Capita
$2,625
Eligible Amount
$1,328,402
Watson & Associates Economists Ltd.
PAGE B-13
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Table B-13
Service Standard Calculation - Parks and Recreation Services - Vehicles & Equipment
Municipality of South Dundas
Service Standard Calculation Sheet
Service:
Parks & Recreation Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/Vehicle)
Zamboni Ice Resurfacer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$136,000
3/4 Ton Van
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$85,000
3/4 Ton Pickup
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$85,000
1/2 Ton Pickup
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$68,000
Cub Cadet - 35 HP Tractor
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$55,000
Dump Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,100
Arena Floor Cleaner
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$10,000
Arena Floor Scrubber
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$9,500
Snowblower
3
3
3
3
3
3
3
3
3
3
4
4
4
4
4
$1,800
Utility Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$3,000
Mowers
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$3,600
Propane Arena Edger
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$4,500
Snow Bull Snow Pusher
1
$3,300
Bannerman Diamond Groomer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$5,600
Rototiller
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$3,200
Total
18
18
18
18
18
18
18
18
18
18
19
19
19
19
20
Population
10,602
10,645
10,670
10,700
10,700
10,702
10,695
10,737
10,786
10,838
10,902
10,945
11,018
11,250
11,432
Per Capita Standard
0.0017
0.0017
0.0017
0.0017
0.0017
0.0017
0.0017
0.0017
0.0017
0.0017
0.0017
0.0017
0.0017
0.0017
0.0017
15 Year Average
2010 to 2024
Quantity Standard
0.0017
Quality Standard
$30,253
Service Standard
$51
D.C. Amount (before deductions)
10 Year
Forecast Population
506
$ per Capita
$51
Eligible Amount
$26,024
Watson & Associates Economists Ltd.
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Appendix C
Long-Term Capital and
Operating Cost Examination
Watson & Associates Economists Ltd.
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Appendix C: Long-Term Capital and Operating
Cost Examination
As a requirement of the D.C.A. under subsection 10 (2) (c), an analysis must be
undertaken to assess the long-term capital and operating cost impacts for the capital
infrastructure projects identified within the D.C. As part of this analysis, it was deemed
necessary to isolate the incremental operating expenditures directly associated with
these capital projects, factor in cost savings attributable to economies of scale or cost
sharing where applicable and prorate the cost on a per unit basis (i.e., sq.ft. of building
space, per vehicle, etc.). This was undertaken through a review of the Municipality's
2023 Financial Information Return.
In addition to the operational impacts, over time the initial capital projects will require
replacement. This replacement of capital is often referred to as lifecycle cost. By
definition, lifecycle costs are all the costs which are incurred during the life of a physical
asset, from the time its acquisition is first considered, to the time it is taken out of
service for disposal or redeployment. The method selected for lifecycle costing is the
sinking fund method which provides that money will be contributed annually and
invested, so that those funds will grow over time to equal the amount required for future
replacement.
Table C-1 depicts the annual operating impact resulting from the proposed gross capital
projects at the time they are all in place. It is important to note that, while municipal
program expenditures will increase with growth in population, the costs associated with
the new infrastructure (i.e., facilities) would be delayed until the time these works are in
place.
Table C-1
Operating and Capital Expenditure Impacts for Future Capital Expenditures
ANNUAL LIFECYCLE
EXPENDITURES
ANNUAL
OPERATING
EXPENDITURES
TOTAL ANNUAL
EXPENDITURES
1.
Fire Protection Services
40,946
31,898
72,844
2.
Services Related to a Highway
13,084
4,996
18,081
3.
Parks and Recreation Services
50,381
114,031
164,412
Total
104,411
150,926
255,337
SERVICE/CLASS
Watson & Associates Economists Ltd.
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Appendix D
Local Service Policy
Watson & Associates Economists Ltd.
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Appendix D: Local Services 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 following local service guidelines
delineate the jurisdiction for capital cost recovery (i.e., local service or D.C.s).
Local Service guidelines are summarized in the following sample:
1. Collector Roads
1.1
Collector roads internal or abutting development up to 10m width plus two
sidewalks and tow lifts of asphalt - Direct developer responsibility under
s.59 of the D.C.A. (as a local service)
1.2
Roads (collector and arterial) external to development and oversizing of
collector roads internal to development - Include in D.C. calculation to the
extent permitted under s.5(1) of the D.C.A. (dependent on local
circumstances)
1.3
Stream crossing and rail crossing road works, excluding underground
utilities but including all other works within lands to be dedicated to the
Municipality or rail corridors - include in D.C. calculation to the extent
permitted under s.5(1) of the D.C.A. (dependent on local circumstances).
2. Traffic Signals
2.1
Traffic signalization within or external to development - Include in D.C
calculation to the extent permitted under s.5(1) of the D.C.A.
3. Intersection Improvements
3.1
New roads (collector and arterial) and road (collector and arterial)
improvements - Include as part of road costing noted in item 1, to limits of
ROW.
3.2
Intersections improvements within specific developments and all works
necessary to connect to entrances (private and specific subdivision) to the
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roadway - Direct developer responsibility under s.59 of D.C.A. (as a local
service)
3.3
Intersection improvements on other roads due to development growth
increasing traffic - Include in D.C. calculation.
4.
Streetlights
4.1
Streetlights on external roads - Include in Municipal D.C. (linked to
collector road funding source in item 1).
4.2
Streetlights within specific developments - Direct developer responsibility
under s.59 of D.C.A. (as a local service).
5.
Sidewalks
5.1.
Sidewalks on Municipal roads - Linked to collector road funding source in
item 1.
5.2.
Other sidewalks external to development (which are a local service within
the area to which the plan relates) - Direct developer responsibility as a
local service provision (under s.59 of D.C.A.)
6.
Bike Routes/Bike Lanes/Bike Paths/Multi-Use Trails/Naturalized Walkways
6.1.
Bike routes and bike lanes, within road allowance, external to
development - Include in D.C. road costs, consistent with the service
standard provisions of the D.C.A., s.5(1).
6.2.
Bike paths/multi-use trails/naturalized walkways external to development -
Include in Municipal D.C.s consistent with the service standard provisions
of the D.C.A., s.5(1).
6.3.
Bike lanes, within road allowance, internal to development - Direct
developer responsibility under s.59 of the D.C.A.(as a local service).
7.
Noise Abatement Measures
7.1.
Internal to Development - Direct developer responsibility though local
service provisions (s.59 of D.C.A.)
Watson & Associates Economists Ltd.
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8.
Traffic Control Systems
8.1.
Include in D.C. calculation.
9.
Land Acquisition for Road Allowances
9.1.
Land Acquisition for arterial 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).
9.2.
Land Acquisition for collector roads - Dedication under the Planning Act
subdivision provision (s.51) through development lands (up to 27 metre
right-of-way); in areas with limited or no development, include in Municipal
D.C. (to the extent eligible).
9.3.
Land Acquisition for grade separations (beyond normal dedication
requirements) - Include in the Municipal D.C. to the extent eligible.
10.
Land Acquisition for Easements
10.1. Easement costs external to subdivisions shall be included in D.C.
calculation.
11.
Storm Water Management
11.1. Quality and Quantity Works, direct developer responsibility through local
service provisions (s. 59 of D.C.A.).
11.2. Oversizing of stormwater management works for development external to
developments will be subject to best efforts clauses by Town.
12.
Parkland Development
12.1 For the purpose of parkland development, local services include the
requirement for the owner to undertake preparation of the park plan,
retaining necessary consultants to prepare design and grading plans for
the park, prior to development. In addition, the owner is required to
provide stripping and stockpiling, leveling, topsoiling, seeding and
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stormwater servicing including all appurtenances (consistent with the
plan), fencing the property perimeter, and provide municipal water and
wastewater services to the lot line. These requirements are part of the
conditions of s.51 and 53 Planning Act agreements. The municipality also
requires the owner to dedicate parkland or provide cash-in-lieu, consistent
with the Planning Act provisions. All of these costs are deemed a direct
responsibility of the developer and have not been included in the D.C.
calculation.
12.2 With respect to other parkland development costs, the municipal policy is
to include all other components of parkland development in the D.C.
calculation, including parking, park furniture, signage, landscaping and
walkways and multi-purpose trails, in addition to the necessary fields,
diamonds, playground equipment, lighting, irrigation and field houses.
Watson & Associates Economists Ltd.
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Appendix E
Proposed Development
Charge By-law
THE CORPORATION OF THE MUNICIPALITY OF SOUTH DUNDAS
BY-LAW NO. 2025-XX
Being a By-law to impose Development Charges in the Corporation of the Municipality
of South Dundas pursuant to the Development Charges Act, S.O., 1997, c.98.
WHEREAS the Development Charges Act, S.O., 1997 c.98 authorizes municipalities to
pass By-laws for the imposition of development charges against land if the development
of land would increase the need for services;
AND WHEREAS Council wishes to ensure that the capital cost of meeting growth
related demands for services is met but does not place a financial burden upon the
Municipality of South Dundas' existing taxpayers, and also that new taxpayers bear no
more than the net capital cost attributable to providing the current level of services;
AND WHEREAS section 2(1) of the Development Charges Act, 1997, S.O., 1997, c.27
(the "Development Charges Act") enables the Council to pass By-laws for the imposition
of development charges against land to pay for increased capital costs required
because of increased needs for services arising from the development or
redevelopment of land;
AND WHEREAS the Municipality of South Dundas has undertaken a Development
Charges Background Study, pursuant to s.10 of the Development Charges Act to
investigate the increased need for services that will result from such development;
AND WHEREAS the Municipality of South Dundas has, pursuant to s.12 of the
Development Charges Act, has given notice of a public meeting in the manner and to
the persons and organizations prescribed by Ontario Regulation 82/98;
AND WHEREAS such public meeting was held on May 20, 2025 in the Council
Chambers of the Municipality of South Dundas;
AND WHEREAS the Municipality of South Dundas ensured that the proposed By-law
and the background study were made available to the public at least two weeks prior to
the public meeting;
AND WHEREAS any person who attended the meeting was allowed to make
representations in respect of the proposed development charges;
AND WHEREAS Council, having reviewed the study and the proposed By-law and
having considered all the representations made at the public meeting, directed that this
By-law be enacted;
NOW THEREFORE THE MUNICIPAL COUNCIL OF THE MUNICIPALITY OF SOUTH
DUNDAS ENACTS AS FOLLOWS:
1. DEFINITIONS
(1)
In this By-law:
a)
"Accessory building" means a building or structure, or part of a building
or structure, that is:
(i)
a parking garage that is exclusively devoted to providing vehicle
parking to the main use situated on the same Site;
(ii)
a mechanical room that is exclusively devoted to providing
heating, cooling, ventilating, electrical, mechanical or
telecommunications equipment for a building or buildings that
contain one or more Dwelling Units or Lodging Units situated on
the same Site;
(iii)
an entrance way, elevator, stairwell or hallway that provides
access to a Dwelling Unit or Lodging Unit, or Dwelling Units or
Lodging Units, on the same Site;
(iv)
a pool area, change room, restroom, fitness facility, kitchen,
laundry room, lounge or meeting room that is for the exclusive
use of the residents of a Dwelling Unit or Lodging Unit, or
Dwelling Units or Lodging Units, on the same Site;
(v)
a storage room that provides storage exclusively to a resident or
residents of a Dwelling Unit or Lodging Unit, or Dwelling Units or
Lodging Units, on the same Site; or
(vi)
an exterior deck, porch, canopy, gazebo, storage shed or
stairway that is exclusively devoted to the use of the residents of
a Dwelling Unit or Lodging Unit, or Dwelling Units or Lodging
Units, on the same Site;
And for the purposes of this definition, "Site" shall include common
elements of the same condominium as the applicable main use,
buildings, Dwelling Units or Lodging Units;
b)
"Accessory Use" means a use that is normally subordinate or incidental
to and exclusively devoted to a principal use, building or structure on a
Site that does not through any manner or design share the same gross
floor area of the principal use or occupy more than the percentage of
gross floor area of the Site permitted as an accessory use by the
applicable zoning by-laws;
c)
"Act" means the Development Charges Act, 1997, S.O., 1997, c.27;
d)
"Additional Dwelling Unit" has the same meaning as within the
Municipality's Zoning By-law as may be updated from time to time;
e)
"agricultural use" means the use of land and buildings for apiaries, fish
farming, animal husbandry or the cultivation of trees, shrubs, flowers,
grains, sod, fruits, vegetables and other crops or ornamental plants;
f)
"apartment" means any dwelling unit within a building containing four (4)
or more dwelling units where the units are connected by an interior
corridor. Despite the foregoing, an apartment dwelling includes Stacked
Townhouse Dwellings and Additional Residential Units as defined in the
Municipality's Zoning By-law;
g)
"back-to-back townhouse dwelling" means a building containing four (4)
or more Dwelling Units separated vertically by a common wall, including
a rear common wall, that does not have a rear yard with amenity area;
h)
"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;
i)
"benefitting 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;
j)
"bona fide farm uses" means the proposed development will qualify as a
farm business operating with a valid Farm Business Registration
Number issued by the Ontario Ministry of Agriculture, Food and Rural
Affairs and be assessed in the Farmland Realty Tax Class by the
Ontario Property Assessment Corporation;
k)
"Building Code Act" means the Building Code Act, S.O. 1992, as
amended, or any successor thereof;
l)
"capital cost" means costs incurred or proposed to be incurred by the
Municipality or a local board thereof, directly or under an agreement:
(i)
to acquire land or an interest therein, including the capital
component of costs to acquire a leasehold interest;
(ii)
to improve land;
(iii)
to acquire, construct or improve, and the capital component cost
to lease, buildings and structures;
(iv)
to acquire, construct or improve, and the capital component cost
to lease, facilities including:
1. rolling stock with an estimated useful life of seven years or
more,
2. furniture and equipment, other than computer equipment,
and
3. material acquired for circulation, reference or information
purposes by a library board as defined in the Public Libraries
Act;
(v)
to undertake studies in connection with and to pay interest on
money borrowed to pay for costs of any of the matters referred
to in clauses (i) to (iv);
(vi)
to undertake the development charges background study as
required under s.10 of the Act;
m)
"commercial" means any use of land, structures or buildings for the
purposes of buying or selling commodities and services, but does not
include industrial or agricultural uses, but does include hotels, motels,
motor inns and boarding, lodging and rooming houses;
n)
"Council" means the Council of The Corporation of the Municipality of
South Dundas;
o)
"development" means the construction, erection or placing of one or
more buildings or structures on land or the making of an addition or
alteration to a building or structure that has the effect of increasing the
size or usability thereof, and includes redevelopment;
p)
"development charge" means a charge imposed with respect to growth-
related net capital costs against land under this By-law;
q)
"dwelling unit" means a room or rooms located within a building or
structure which are occupied or designed or intended to be occupied by
one person or more persons as a single housekeeping unit and for which
a separate private entrance (from outdoors or a common hallway),
bathroom and kitchen facilities are provided;
r)
"duplex" means a dwelling or residential building divided horizontally into
two dwelling units;
s)
"excess capacity" means uncommitted excess capacity but excludes
uncommitted excess capacity if, either before or at the time the excess
capacity was created, the Council of the Municipality expressed a clear
intention that the excess capacity would be paid for by development
charges or other similar charges;
t)
"existing industrial building" means a building used for or in connection
with:
(i)
manufacturing, producing, processing, storing or distributing
something,
(ii)
research or development in connection with manufacturing,
producing or processing something,
(iii)
retail sales by a manufacturer, producer or processor of
something they manufactured, produced or processed, if the
retail sales are at the site where the manufacturing, production
or processing takes place,
(iv)
office or administrative purposes, if they are,
1. carried out with respect to manufacturing, producing,
processing, storage or distributing of something, and
2. in or attached to the building or structure used for that
manufacturing, producing, processing, storage or
distribution;
Notwithstanding the foregoing, an industrial use does not include the
sale of commodities to the general public through a warehouse club or
self-storage facilities.
u)
"farm building" means that part of a bona fide farming operation
encompassing barns, silos, and other ancillary development to an
agricultural use, but excluding a residential use;
v)
"front-end payment" means a payment made by an owner pursuant to a
front-ending agreement, which may be in addition to a development
charge that the owner is required to pay under this By-law, to cover the
net capital costs of the services designated in the agreement that are
required to enable the land to be developed;
w)
"front-ending agreement" means an agreement made under Section 44
of the Act between the municipality and any or all owners within a
benefitting area providing for front-end payments by an owner or owners
or for the installation of services by an owner or owners or any
combination thereof;
x)
"grade" with respect to a Dwelling Unit or Single Detached Dwelling
means the average level of finished ground adjoining same at all exterior
walls;
y)
"gross floor area" means the total floor area of a building or structure or
part thereof, measured from the outside faces of exterior walls or
between the outside faces of exterior walls and the centre line of any
partition walls, and in the case of a Dwelling Unit, includes only those
areas above grade. The gross floor area shall include any area which is
being used for the repair or for the public sale of vehicles but shall
exclude any area which is specifically designed for the parking of
passenger motor vehicles;
z)
"growth-related net capital cost" means the portion of the net capital cost
of services that is reasonably attributable to the need for such net capital
cost that results or will result from the anticipated development in all or a
defined part of the Township less the Township's excess capacity and
the extent to which an increase in service to meet the increased need
will benefit existing development within the Township;
aa)
"institutional" means development of a building or structure intended for
use:
(i)
as a long-term care home within the meaning of Subsection 2
(1) of the Long-Term Care Homes Act, 2007;
(ii)
as a retirement home within the meaning of Subsection 2 (1) of
the Retirement Homes Act, 2010.
(iii)
By any institution of the following post-secondary institutions for
the objects of the institution:
1. a university in Ontario that receives direct, regular and
ongoing operation funding from the Government of Ontario;
2. a college or university federated or affiliated with a university
described in subclause (a); or
3. an Indigenous Institute prescribed for the purposes of
section 6 of the Indigenous Institute Act, 2017;
(iv)
As a memorial home, clubhouse or athletic grounds by an
Ontario branch of the Royal Canadian Legion; or
(v)
As a hospice to provide end of life care;
bb)
"local board" means a public library board or any other board,
commission, committee, body or local authority established or exercising
any power or authority under any general or special Act with respect to
any of the affairs or purposes of the Municipality or the United Counties
of Stormont, Dundas and Glengarry (the "County") or any part or parts
thereof;
cc)
"local services" means 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, or as a
condition of approval under section 53 of the Planning Act;
dd)
"lodging house" means a building designed or intended to contain, or
containing Lodging Units where the residents share access to common
areas of the building, other than the Lodging Units;
ee)
"lodging unit" means a room located in a lodging house which:
(i)
is designed to be occupied for human habitation by one
resident;
(ii)
is not normally accessible to persons other than the resident
without the permission of the resident; and
(iii)
may contain either cooking or sanitary facilities, but not both, for
the exclusive use of the resident.
A unit or room in a hotel, motel, nursing or retirement home, independent
living facility on the same Site as a nursing or retirement home, hospice,
rehabilitation facility, student residence where meals and supervision are
available, group home, or hostel designed for human habitation shall not
constitute a Lodging Unit;
ff)
"multiple dwelling" means all dwellings other than single detached
dwellings, demi-detached dwellings, and apartment dwellings within the
respective meanings ascribed hereto under this By-law;
gg)
"municipality" means The Corporation of the Municipality of South
Dundas;
hh)
"net capital cost" means the capital cost less capital grants, subsidies
and other contributions made to the municipality or that Council
anticipates will be made, including conveyances or payments under
section 43, 51 and 53 of the Planning Act in respect of the capital costs;
ii)
"non-profit housing development" means development of a building or
structure intended for use as residential premises by:
(i)
a corporation to which the Canada Not-for-profit Corporation
Act, 2010 applies, that is in good standing under that Act and
whose primary objective is to provide housing,
(ii)
a corporation without share capital wo which the Canada Not-
for-profit Corporation Act, 2010 applies, that is in good standing
under that Act and whose primary object is to provide housing,
or
(iii)
a non-profit housing co-operative that is in good standing under
the Co-operative Corporations Act, 2022;
jj)
"non-residential uses" means all commercial, industrial, institutional and
other uses, not included in the definition of residential use;
kk)
"Official Plan" means the Official Plan adopted for the United Counties of
Stormont, Dundas, and Glengarry, as amended and approved;
ll)
"owner" means the owner of land or a person authorized by the owner
who has made application for an approval for the development of land
upon which a development charge is imposed;
mm)
"Planning Act" means the Planning Act, R.S.O. 1990, c.P.13;
nn)
"pre-existing development" means a use of land existing on the land at
the time a development charge is payable or existing at the time of
passage of this By-law;
oo)
"rate" means the interest rate established by the Bank of Canada on the
day this By-law comes into force updated on the first business day of
every January, April, July and October;
pp)
"regulation" means any regulation made pursuant to the Act;
qq)
"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;
rr)
"residential building" means a building containing one or more Dwelling
Units with or without any Non-Residential component and in the case of
a single or semi-detached dwelling or townhouse dwelling means the
individual Dwelling Unit;
ss)
"residential use" means the use of land, buildings or structures as one or
more Dwelling Units, including a Farm dwelling;
tt)
"row townhouse 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;
uu)
"semi-detached dwelling" means one dwelling unit within a building
containing only two dwelling units, which is divided from the other
dwelling unit by a vertical solid wall or partition extending from
foundation to roof;
vv)
"single detached dwelling" means residential building consisting of one
Dwelling unit and not attached to another structure and shall include a
modular or mobile home connected to any of water, sanitary or electrical
utility service;
ww)
"site" means a parcel of land which can be legally conveyed pursuant to
section 50 of the Planning Act and includes a development having two or
more consolidated under identical ownership;
xx)
"stacked townhouse" means a building, other than a duplex, townhouse,
or back to back townhouse, containing at least 3 dwelling units; each
dwelling unit separated from the other vertically and/or horizontally and
each dwelling unit having a separate entrance to grade
yy)
"townhouse dwelling" means one Dwelling Unit within a building
containing three or more Dwelling Units which is divided from the other
Dwelling Units by one or more vertical solid walls or partitions extending
from foundation to roof;
zz)
"warehousing" means a building in which the main use is the bulk
storage of raw or semi-processed goods to be used in manufacturing
and/or the wholesale distribution of manufactured goods and materials.
PART I: APPLICATION AND EXEMPTIONS
2. IMPOSITION OF DEVELOPMENT CHARGES
(1)
All lands
Subject to subsection (2) the development charges herein are imposed on all
lands in the municipality and no lands are exempt by reason only that they
are exempt from taxation under s.3 of the Assessment Act.
(2)
This By-law does not apply to land owned by and used for the purposes of:
a)
a board of education as defined by subsection 1(1) of the Education Act,
R.S.O. 1990, c.E.2;
b)
the Municipality or any local board thereof;
c)
the County or any local board thereof;
d)
any area municipality within the Unite Counties of Stormont, Dundas,
and Glengarry; and
e)
the Crown in right of Ontario or the Crown in right of Canada.
3. APPLICATION OF DEVELOPMENT CHARGES
(1)
General Application
Subject to subsection (2) to (8) inclusive, development charges shall apply,
and shall be calculated and collected in accordance with the provisions of this
By-law, on land to be developed or redeveloped for residential and non-
residential use, where:
a)
the development or redevelopment of the land will increase the need for
services; and
b)
the development or redevelopment requires one or more of the
approvals which follow:
(i)
the passing of a zoning By-law or of an amendment thereto
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, c.C.26; or
(vii)
the issuing of a permit under the Building Code Act, 1992, S.O.
1992, c.23 (the "Building Code"), in relation to a building or
structure.
(2)
Where two or more of the actions described in subsection (1) are required
before the land to which a development charge applies can be developed or
redeveloped, only one development charge shall be imposed, calculated and
collected in accordance with the provisions of this By-law.
(3)
Despite subsection (2), if two or more of the actions described in subsection
(1) occur at different times and if the subsequent action or actions has the
effect of increasing the need for services as designated in this By-law,
additional development charges shall be imposed, calculated and collected in
accordance with the provisions of this By-law.
(4)
Despite subsection (1) any subdivision agreement or development
agreement made under section 51 or section 53 of the Planning Act or any
predecessor thereof, which provides for the payment of a lot levy,
development charge, capital contribution or other charge shall remain in full
force and effect, be enforceable according to its terms and prevail to the
extent that there is any conflict with this By-law. This subsection, however,
shall not apply with respect to any lot or block which is further subdivided by
a new plan of subdivision or consent or by a part lot control exemption By-
law.
(5)
Subsection (1) shall not apply to:
a)
Farm buildings;
b)
a Place of worship, cemetery, and burial ground;
c)
Group B, Division 2 (Care and treatment occupancies) as defined on the
Ontario Building Code Act.
d)
land vested in or leased to a university that receives regular and ongoing
operating funds from the government for the purposes of post-secondary
education if the development in respect of which development charges
would otherwise be payable is intended to be occupied and used by the
university;
e)
The enlargement of an existing dwelling unit;
f)
a second residential dwelling unit in an existing or new single detached
dwelling, semi-detached dwelling, or row-townhouse dwelling 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 or new
single detached dwelling, semi-detached dwelling, or row-townhouse
dwelling cumulatively contain no more than one residential dwelling unit;
g)
a third residential dwelling unit in an existing or new single detached
dwelling, semi-detached dwelling, or row-townhouse dwelling 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 or new single
detached dwelling, semi-detached dwelling, or row-townhouse dwelling
contains any residential dwelling units;
h)
one residential dwelling unit in a building or structure ancillary to an
existing or new single detached dwelling, semi-detached dwelling, or
row-townhouse dwelling on a parcel of land, if the existing or new single
detached dwelling, semi-detached dwelling, or row-townhouse dwelling
contains no more than two residential dwelling units and no other
building or structure ancillary to the existing or new single detached
dwelling, semi-detached dwelling, or row-townhouse dwelling contains
any residential dwelling units;
(i)
For the purposes of Subsection 3. (6)(j) a residential Dwelling
Unit in a Building or structure ancillary to an existing or new
Single Detached Dwelling, Semi-Detached Dwelling, or Row-
Townhouse Dwelling must be an Additional Dwelling Unit as
defined herein
i)
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 per cent of the existing residential dwelling units.
(6)
Non-Profit Housing
(7)
Affordable residential units required pursuant to section 34 and 16(4) of the
Planning Act (Inclusionary Zoning);
(8)
Affordable and attainable residential units as follows:
a)
Affordable residential units that meet the criteria set out in subsection
4.1 (2) or 4.1 (3) of the Act shall be exempt from Development
Charges
b)
As of the date on which subsection 4.1 (4) of the Act is proclaimed into
force, attainable residential units that meet the criteria set out in
subsection 4.1 (4) of the Act shall be exempt from Development
Charges
(9)
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.
(10)
Despite anything in this By-law, there shall be an exemption from the
payment of development charges for one or more enlargements of an
existing industrial building up to a maximum of fifty per cent (50%) of the
gross floor area of an enlargement that results in the gross floor area of the
industrial building being increased by greater than fifty per cent (50%) of the
gross floor area of the existing industrial building.
a)
For the purpose of subsection (11), despite any new sites created
which result in an existing industrial building being on a site separate
from its enlargement or enlargements for which an exemption was
granted under this section, further exemptions if any, pertaining to the
existing industrial building shall be calculated on the basis of the gross
floor area of the existing industrial building prior to the first enlargement
and the site prior to its division in accordance with subsection (11).
4. Development charges as set out in Sections 5 and 6 of this By-law shall apply to all
lands that are developed or redeveloped for residential and non-residential use in
accordance with this By-law, but only insofar as,
(1)
the growth-related net capital costs of services are attributable to residential
and non-residential use, and
(2)
the growth-related net capital cost of each service is attributable to the
anticipated development and at standards no higher than the average level of
each such service provided by the Municipality over the 15-year period
immediately preceding the preparation of the Study.
5.
Residential Development Charges
(1)
Development charges against land to be developed or redeveloped for
residential use shall be based upon the services to be provided by the
Municipality which are designated in Schedule "A" attached hereto.
a)
Subject to the provisions of this By-law, development charges are
hereby imposed against land to be developed or redeveloped for
residential use and shall be calculated and collected at the rates set
out in Schedule "B" attached hereto.
6.
Non-Residential Development Charges
(1)
Development charges against land to be developed or redeveloped for non-
residential use shall be based upon the services to be provided by the
Township which are designated in Schedule "A" attached hereto.
a. Subject to the provisions of this By-law, development charges are hereby
imposed against land to be developed or redeveloped for non-residential
use and shall be calculated and collected at the rate set out in Schedule
"B" attached hereto.
7.
Mixed Use Development Charges
(1)
Subject to the provisions of this By-law, development charges against land to
be developed or redeveloped for mixed residential and non-residential use
shall be the aggregate of the amount applicable to the residential component
and the amount applicable to the gross floor area of the non-residential
component.
PART II: ADMINISTRATION
8.
Payment
(1)
All development charges required to be paid to the Municipality pursuant to
this By-law shall be paid by cash or cheque and directed to the Municipality's
Chief Building Official.
9.
Calculations
(1)
Subject to the provisions of this part, development charges shall be
calculated and payable in full on the date that a building permit is issued in
relation to a building or structure on land to which a development charge
applies.
(2)
Where development charges apply to land where a building permit is
required, no building permit shall be issued until the development charge is
paid in full.
(3)
Notwithstanding subsection (1), development charges for rental housing and
institutional developments are due and payable in 6 installments
commencing with the first installment payable on the date of occupancy, and
each subsequent installment, including interest in accordance with
Subsection (5), payable on the anniversary date each year thereafter.
(4)
Notwithstanding Subsection (1), 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, and the approval of the application occurred within the
prescribed amount of time of building permit issuance, the Development
Charges under Sections 5, 6, and 7 shall be calculated based on the rates
set out in Schedule "B" on the date of the planning application, including
interest in accordance with Subsection 5. Where both planning applications
apply, Development Charges under Sections 5, 6, and 7 shall be calculated
on the rates, including interest in accordance with Subsection (5), set out in
Schedule "B" on the date of the later planning application.
(5)
Interest for the purposes of Subsections 9. (3) and 9. (4) shall be determined
as the base rate plus 1 %, where:
a. The base rate shall be equal to the average prime rate 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.
(6)
If a development of land does not require the issuing of a building permit and
requires one of the approvals listed in subsection 3.1b)(i) to (vi) inclusive, the
development charge, subject to subsection 3.(1)(b) shall be payable and
shall be calculated and collected on such date as may be determined by the
approving authority.
10. Credits
(1)
The Municipality may, by agreement, permit the owner of land to which
development charges apply to provide services for development or
redevelopment of that land in lieu of the payment of all or any portion of a
development charge, including services additional to or of a greater size or
capacity than is required under this By-law ("services in lieu").
(2)
Upon proof of the installation or construction of services in lieu to the
satisfaction of the Municipality, a credit, without interest, shall be applied
against development charges payable for an amount equal to the reasonable
cost to the owner for providing services in lieu, as determined by the
Municipality not to exceed the total amount of the development charges
otherwise payable.
(3)
Any unused credit may be applied, upon proof satisfactory to the Municipality
's Chief Building Official, to any subsequent development charge payable
with respect to the same land as referred to in subsection (1).
11. Redevelopment Allowances
(1)
Where there is a redevelopment, conversion, demolition, or change of use of
a building or structure or part thereof, the Development Charges payable by
the new or proposed development shall be credited by the amount to which
the previous use of the building or structure was subject to Development
Charges at the time this By-law was passed.
(2)
With respect to a residential building or structure or the residential portion of
a mixed-use building or structure that has been demolished or converted, the
credit shall by calculated by multiplying the number of dwelling units
demolished or converted within five years of the date of building permit
application by the Development Charge for the relevant demolished units in
accordance with Schedule "B" of this By-law.
(3)
With respect to a non-residential building or structure or the non-residential
portion of a mixed-use building or structure that has been demolished or
converted, the credit shall by calculated by multiplying the Gross Floor Area
of that portion of the building demolished or converted within five years of the
date of building permit application by the Development Charge for the
relevant demolished units in accordance with Schedule "B" of this By-law.
(4)
The credit with respect to a redevelopment, conversion, demolition, or
change of use of a building or structure or part thereof shall not exceed the
amount of the Development Charges payable with respect to new or
proposed development.
(5)
No credit shall be given with respect to the redevelopment, conversions,
demolition, or change of use of a building or structure or part thereof where
the existing building or structure or part thereof would have been exempt
from Development Charges in accordance with this By-law.
(6)
If, after constructing a second dwelling unit on a property, the first dwelling
unit is converted to an Additional Dwelling Unit, then development charges
shall not be applied to the new dwelling unit.
(7)
Notwithstanding subsection 11 (1) to 11 (6) above, where the Building cannot
be demolished until the new Building has been erected, the Owner shall
notify the Municipality in writing and pay the applicable Development Charge
for the new Building in full and, if the existing Building is demolished not later
than twelve (12) months from the date a building permit is issued for the new
Building, the Municipality shall provide a refund calculated in accordance with
this section to the Owner without interest. If more than twelve (12) months is
required to demolish the existing Building, the Owner may make a written
request to the Municipality and the Municipality's Treasurer or designate, in
his or her sole and absolute discretion and upon such terms and conditions
as he or she considers necessary or appropriate, may extend the time in
which the existing Building must be demolished, and such decision shall be
made prior to the issuance of the first building permit for the new Building.
(8)
Notwithstanding subsection 11 (1) to 11 (6) above, if a building is destroyed
by unintended consequences, such as fire, the Owner may make a written
request to the Municipality's Treasurer to have the period between demolition
and building permit issuance extended beyond five years.
12. Reserve Funds
(1)
Monies received from payment of development charges shall be maintained
in a separate reserve fund or funds and shall be used only to meet growth-
related net capital costs for which the development charge was imposed
under this By-law.
(2)
Income received from investments of the development charge reserve fund
or funds shall be credited to the development charge reserve fund or funds in
relation to which the investment income applies.
(3)
Where any development charge, or part thereof, remains unpaid after the
due date, the amount unpaid shall be added to the tax roll and shall be
collected as taxes.
(4)
Where any unpaid development charges are collected as taxes under
Subsection (3), the monies so collected shall be credited to the development
charge reserve fund or funds referred to in subsection 1.
13. This By-law shall be administered by the Municipality 's Treasurer and Chief
Building Official.
14. Annual Adjustment
(1)
The development charges set out in sections 5, 6, and 7 and Schedule "B"
attached hereto shall be adjusted annually without amendment to this By-law,
as of the 1st day of January in each year, commencing on January 1, 2026,
in accordance with the most recent Statistics Canada Quarterly, Non-
Residential Building Construction Price Index.
(2)
The minimum interest rate that the Municipality shall pay under subsection
18(3) and 25(2) of the Development Charges Act in relation to a development
charges By-law shall be the Bank of Canada interest rate on the day the By-
law comes into force and thereafter as such rate is adjusted on the first
business day of every January, April, July and October thereafter for the life
of this By-law.
15. Term
(1)
This By-law shall come into force and effect on the 16th day of July 2025.
(2)
This By-law shall continue in force and effect for a term not to exceed ten
years from the date of its enactment unless it is repealed or replaced at an
earlier date by a subsequent By-law.
16. Nothing in this By-law shall be construed so as to commit or require the
Municipality or its Council to authorize or proceed with any specific capital project
at any specific time.
17. Each and every provision of this By-law is severable and, if any provision or
provisions of this By-law should, for any reason, be declared invalid by any court, it
is the intention of Council that each and every of the then remaining provisions of
this By-law shall remain in full force and effect.
18. This By-law may be cited as the "Municipality of South Dundas Development
Charges By-law, 2025".
READ and passed in Open Council, signed and sealed this 16th day of May 2025.
___________________________
___________________________
Mayor
Clerk
THE CORPORATION OF THE MUNICIPALITY OF SOUTH DUNDAS
BY-LAW NO. 2025-XX
SCHEDULE "A"
Services and Classes of Services
1. Services Related to a Highway;
2. Fire Protection Services;
3. Parks and Recreation Services; and
4. Growth-Related Studies.
THE CORPORATION OF THE MUNICIPALITY OF SOUTH DUNDAS
BY-LAW NO. 2025-XX
SCHEDULE "B"
SCHEDULE OF DEVELOPMENT CHARGES
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Fire Protection Services
2,602
2,140
1,792
1,296
1.15
Services Related to a Highway
750
617
517
374
0.33
Parks and Recreation Services
6,889
5,667
4,746
3,432
0.39
Growth-Related Studies
282
232
194
141
0.05
Total Municipal Wide Services/Class of Services
10,523
8,656
7,249
5,243
1.92
RESIDENTIAL
Service/Class of Service