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Watson & Associates Economists Ltd.
905-272-3600
March 19, 2026
[email protected]
2026 Development Charges Background
Study
Township of South Stormont
________________________
Final Report
Watson & Associates Economists Ltd.
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
Recent Changes to the D.C.A. ................................................................ 1-3
2.
Current Township of South Stormont D.C. Policies ..................................... 2-1
2.1
Schedule of Charges .............................................................................. 2-1
2.2
Services Covered ................................................................................... 2-1
2.3
Timing of D.C. Calculation and Payment ................................................ 2-1
2.4
Indexing .................................................................................................. 2-2
2.5
Redevelopment Allowance ..................................................................... 2-2
2.6
Exemptions ............................................................................................. 2-3
3.
Anticipated Development in the Township of South Stormont ................... 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 ................................................................................ 4-5
4.5
Capital Forecast ...................................................................................... 4-6
4.6
Treatment of Credits ............................................................................... 4-6
4.7
Classes of Services ................................................................................ 4-7
4.8
Existing Reserve Funds .......................................................................... 4-7
4.9
Deductions .............................................................................................. 4-8
4.9.1
Reduction Require by Historical Level of Service Ceiling .......... 4-9
Table of Contents (Cont'd)
Page
Watson & Associates Economists Ltd.
4.9.2
Reduction for Uncommitted Excess Capacity ............................ 4-9
4.9.3
Reduction for Benefit to Existing Development ........................ 4-10
4.9.4
Reduction for Anticipated Grants, Subsidies, and Other
Contributions ............................................................................ 4-11
4.10 Township-Wide vs. Area-Specific ......................................................... 4-11
4.11 Allocation by Type of Development ...................................................... 4-11
4.12 Asset Management ............................................................................... 4-11
5.
Development Charge Eligible Cost Analysis by Service and Class of
Services ............................................................................................................ 5-1
5.1
Introduction ............................................................................................. 5-1
5.2
Service Levels and 10-Year Capital Costs for Township-wide
Development Charge Services and Class of Services Calculation ......... 5-1
5.2.1
Services Related to a Highway .................................................. 5-1
5.2.2
Fire Protection Services ............................................................. 5-2
5.2.3
Parks and Recreation Services .................................................. 5-3
5.2.4
Growth-Related Studies (Class of Services) .............................. 5-4
5.2.5
Land - 10-Year Forecast Period ................................................ 5-5
6.
Development Charge Calculation .................................................................. 6-1
7.
Development Charge Policy Recommendations and By-law Rules ............ 7-1
7.1
Introduction ............................................................................................. 7-1
7.2
Development Charge By-law Structure ................................................... 7-2
7.3
D.C. By-law Rules ................................................................................... 7-2
7.3.1
Payment in any Particular Case ................................................. 7-2
7.3.2
Determination of the Amount of the Charge ............................... 7-3
7.3.3
Application to Redevelopment of Land (Demolition and
Conversion) ................................................................................ 7-3
7.3.4
Exemptions (full or partial) ......................................................... 7-4
7.3.5
Timing of Collection ................................................................... 7-5
7.3.6
Indexing ..................................................................................... 7-6
7.3.7
Development Charge Spatial Applicability ................................. 7-6
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 ................................................... 7-8
7.5
Other Recommendations ........................................................................ 7-8
8.
Asset Management Plan ................................................................................. 8-1
8.1
Introduction ............................................................................................. 8-1
Table of Contents (Cont'd)
Page
Watson & Associates Economists Ltd.
8.2
Asset Management Plan ......................................................................... 8-3
9.
By-law Implementation ................................................................................... 9-1
9.1
Introduction ............................................................................................. 9-1
9.1.1
Public Meeting of Council........................................................... 9-1
9.1.2
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 Historical Level of Service Calculations ............................................ B-1
Appendix C Long-Term Capital and Operating Cost Examination ...................... C-1
Appendix D Local Service Policy ............................................................................ D-1
Appendix E Changes to the D.C.A. .......................................................................... E-1
E.1 Changes to the D.C.A.: Bill 213 and Bill 109 ............................................... E-2
E.1.1
Bill 213: Better for People, Smarter for Business Act, 2020 ....... E-2
E.1.2
Bill 109: More Homes for Everyone Act, 2022 ........................... E-2
E.2
Changes to the D.C.A. - Bill 23: More Homes Built Faster Act, 2022 ..... E-3
E.2.1
Additional Residential Unit Exemption ...................................... E-3
E.2.2
Removal of Housing as an Eligible D.C. Service ...................... E-3
E.2.3
New Statutory Exemption for Non-Profit Housing ..................... E-4
E.2.4
New Statutory Exemptions for Affordable Units, Attainable
Units, and Affordable Inclusionary Zoning Units ........................ E-4
E.2.5
Historical Level of Service Extended to 15-Year Period
Instead of the Historical 10-Year Period .................................... E-5
E.2.6
Revised Definition of Capital Costs ........................................... E-5
E.2.7
Mandatory Phase-in of a D.C. ................................................... E-5
E.2.8
D.C. By-law Expiry .................................................................... E-5
E.2.9
Installment Payments ................................................................ E-5
E.2.10 Rental Housing Discount ........................................................... E-6
Table of Contents (Cont'd)
Page
Watson & Associates Economists Ltd.
E.2.11 Maximum Interest Rate for Instalments and Determination
of Charge for Eligible Site Plan and Zoning By-law
Amendment Applications ........................................................... E-6
E.2.12 Requirement to Allocate Funds Received .................................. E-6
E.2.13 Bill 134: Affordable Homes and Good Jobs Act, 2023 ............... E-6
E.3
Bill 185: Cutting Red Tape to Build More Homes Act ............................. E-9
E.3.1
Revised Definition of Capital Costs ........................................... E-9
E.3.2
Removal of the Mandatory Phase-in ......................................... E-9
E.3.3
Process for Minor Amendments to D.C. By-laws .................... E-10
E.3.4
Reduction of D.C. Rate Freeze Timeframe ............................. E-10
E.3.5
Modernizing Public Notice Requirements ............................... E-11
E.4
Bill 17: Protect Ontario by Building Faster and Smarter Act, 2025 ........ E-11
E.4.1
Deferral of Residential D.C. Payments to Occupancy .............. E-11
E.4.2
Removal of Interest for Legislated Instalments ........................ E-12
E.4.3
Early Payment for Residential/Institutional ............................... E-12
E.4.4
Exemption for Long-term Care Homes .................................... E-12
E.4.5
Revised Definition of Capital Costs .......................................... E-12
E.4.6
Expanded Simplified D.C. By-law Amendment Process .......... E-12
E.4.7
Lower Charge - Current vs. Rate Freeze ................................ E-12
E.4.8
Grouping of Services for the Purposes of Using Credits .......... E-13
E.4
Bill 60: Fighting Delays, Building Faster Act, 2025 ............................... E-13
E.4.1
Addition of Class of Service for Land Acquisition ..................... E-13
E.4.2
Required Timelines for the Annual Treasurer's Statement ...... E-14
E.4.3
Addition of Requirements for Local Service Policies ................ E-14
E.4.4
Requirement to Provide Documents to the Minister ................. E-15
E.4.5
Regulatory Changes ................................................................ E-15
Appendix F Capital Cost and Benefit to Existing Methodology ............................ F-1
Appendix G Proposed D.C. By-law ......................................................................... G-1
Watson & Associates Economists Ltd.
List of Acronyms and Abbreviations
Acronym
Full Description of Acronym
A.M.P.
Asset management plan
B.T.E.
Benefit to existing
D.C.
Development charge
D.C.A.
Development Charges Act, 1997, as amended
F.I.R.
Financial Information Return
G.F.A.
Gross floor area
N.F.P.O.W.
No fixed place of work
O.L.T.
Ontario Land Tribunal
O. Reg.
Ontario Regulation
P.O.A.
Provincial Offences Act
P.P.U.
Persons per unit
sq.ft.
square foot
sq.m
square metre
Executive Summary
Watson & Associates Economists Ltd.
PAGE i
Executive Summary
1. The report provided herein represents the Development Charges (D.C.)
Background Study for the Township of South Stormont required by the
Development Charges Act, 1997, as amended (D.C.A.). This report has been
prepared in accordance with the methodology required under the D.C.A. The
contents include the following:
- Chapter 1 - Introduction: Outlines the purpose of the study, the legislative
process, and recent changes to the D.C.A.
- Chapter 2 - Current D.C. Policies: Summarizes the Township's existing
D.C. by-law, rates, and policy framework.
- Chapter 3 - Anticipated Development: Reviews expected residential and
non-residential growth that drives infrastructure needs.
- Chapter 4 - Approach to the Calculation: Explains the legislated
methodology used to estimate the increase in service needs and to calculate
eligible capital costs.
- Chapter 5 - D.C.-Eligible Cost Analysis: Provides the development-related
capital programs over 10-year and 26-year periods for all eligible services.
- Chapter 6 - Development Charge Calculation: Presents the resulting D.C.
rates for each development type and class of service.
- Chapter 7 - Policy Recommendations and By-law Rules: Sets out the
recommended rules governing calculation, collection, exemptions, indexing,
and application.
- Chapter 8 - Asset Management Plan: Demonstrates that the assets funded
through D.C.s are financially sustainable over their lifecycle.
- Chapter 9 - By-law Implementation: Reviews the mandatory public
process, appeal mechanisms, and administrative requirements associated
with adopting the new D.C. by-law.
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 and a simplified summary is provided
below.
1) Identify amount, type and location of growth.
Watson & Associates Economists Ltd.
PAGE ii
2) Identify servicing needs to accommodate growth.
3) Identify capital costs to provide services to meet the needs.
4) Deduct:
- Grants, subsidies and other contributions;
- Benefit to existing development;
- Amounts in excess of 15-year historical service calculation; and
- D.C. reserve funds (where applicable);
5) Net costs are then allocated between residential and non-residential
benefit; and
6) Net costs are divided by the growth to provide the D.C.
3. Several changes to the D.C.A. have occurred since the passage of the
Township's last D.C. Background Study. These changes include additional
mandatory exemptions, discounts, and limitations on imposing D.C.s. Further
discussion is provided in Chapter 1, and a detailed summary of the changes is
provided in Appendix E.
4. The growth forecast utilized in the background study forecasts population,
housing, and non-residential employment and floor area for the 10-year (2025 to
2035) and 2051 (2025 to 2051) forecast periods. Tables ES-1 and ES-2
summarize the residential and non-residential development.
Watson & Associates Economists Ltd.
PAGE iii
Table ES-1
Summary of Residential Development in the Township of South Stormont
2025 - 2035
417
91
138
646
1,599
-80
1,519
41
1,560
2025 - 2051
853
229
390
1,472
3,543
-146
3,397
107
3,504
2025 - 2035
248
23
28
299
792
-34
758
0
758
2025 - 2051
520
58
78
656
1,714
-61
1,653
0
1,653
2025 - 2035
104
68
110
282
625
-26
599
41
640
2025 - 2051
191
171
312
674
1,432
-48
1,384
107
1,491
2025 - 2035
65
0
0
65
182
-20
162
0
162
2025 - 2051
142
0
0
142
397
-37
360
0
360
2025 - 2035
45
0
0
45
126
-168
-42
0
-42
2025 - 2051
91
0
0
91
255
-306
-51
0
-51
2025 - 2035
462
91
138
691
1,725
-248
1,477
41
1,518
2025 - 2051
944
229
390
1,563
3,798
-452
3,346
107
3,453
[1] Includes townhouses and apartments in duplexes.
[2] Includes accessory apartments, bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Source: Watson & Associates Economists Ltd.
Rural
Township of South
Stormont
Institutional
Population
Net Population
Including
Institutional
Location
Residential Units
In New Units
Population
Change
Long Sault
Urban
Ingleside
Other Water (St.
Andrews West / Eamers
& Newington)
Development
Timing
Single & Semi-
Detached
Multiples[1]
Apartments[2]
Total
Gross Population
Existing Unit
Net Population
Increase,
Excluding
Institutional
Watson & Associates Economists Ltd.
PAGE iv
Table ES-2
Summary of Non-Residential Development in the Township of South Stormont
2025 - 2035
-
5,041,100
70,000
63,000
5,174,100
1,362
2025 - 2051
-
5,662,700
164,000
168,000
5,994,700
2,152
2025 - 2035
-
4,403,400
34,000
30,800
4,468,200
1,155
2025 - 2051
-
4,693,200
77,500
79,100
4,849,800
1,518
2025 - 2035
-
4,325,000
4,000
-
4,329,000
995
2025 - 2051
-
4,325,000
4,000
-
4,329,000
995
2025 - 2035
-
78,400
30,000
30,800
139,200
160
2025 - 2051
-
368,200
73,500
79,100
520,800
523
2025 - 2035
-
630,700
28,500
25,900
685,100
178
2025 - 2051
-
870,100
69,500
71,400
1,011,000
504
2025 - 2035
-
7,000
7,500
6,300
20,800
29
2025 - 2051
-
99,400
17,000
17,500
133,900
130
2025 - 2035
28,000
32,200
6,000
-
66,200
43
2025 - 2051
35,000
91,000
15,500
-
141,500
106
2025 - 2035
28,000
5,073,300
76,000
63,000
5,240,300
1,405
2025 - 2051
35,000
5,753,700
179,000
168,000
6,135,700
2,259
[1] Square feet per employee assumptions:
Primary
3,500
Industrial
3,485
Commercial
500
Institutional
700
Long Sault Logistics Village
4,350
[2] Primary industry includes agriculture and resource related employment.
[3] Employment Increase does not include No Fixed Place of Work.
[4] Ingleside includes the Wells First Transfer Facility which is anticipated to add 626,500 sq.ft. of G.F.A. from phases 2 to 4.
*Reflects Mid 2025 to Mid 2051 forecast period
Note: Numbers may not add to totals due to rounding.
Source: Watson & Associates Economists Ltd.
Rural
Township of South Stormont
Long Sault Logistics Village
Long Sault
Other Water (St. Andrews
West / Eamers & Newington)
Long Sault Other
Ingleside[4]
Urban
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 v
5. 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 services and classes of service are calculated based on a 10-year
forecast:
- Services related to a Highway
- Fire protection;
- Parks and recreation;
- Growth-related studies; and
- Land
A summary of the total growth-related costs is provided below in Table ES-3.
Table ES-3
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
23,550,000
Less: Benefit to Existing Development
11,375,000
Less: Other Deductions
35,000
Less: Post Period Benefit Deductions
2,000,000
Less: Grants, Subsidies and Other Dedcutions
160,000
Less: Reserve Fund Surplus
350,000
Net Costs to be Recovered from Development Charges
9,630,000
Based on the above table, the total growth related costs are $23.6 million over
the forecast periods of which $9.6 million (41%) is recoverable from D.C.s. Of the
net $9.6 million included in the calcualtion, $6.0 million is recoverable from
residential development and $3.2 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 $13.9 million.
Watson & Associates Economists Ltd.
PAGE vi
6. Chapter 6 includes a calculation of charges based on the anticipated
development summarized in Tables ES-1 and ES-2 and the future identified
needs presented in Table ES-3. Charges have been provided on a Township-
wide basis for 10-year services (Services related to a Highway, Fire protection,
Parks and recreation services, Growth-related studies, and Land
The calculations utilize 2025$ cost estimates and the charge is subsequently
indexed to 2026$ to reflect the year of imposition. The schedule of charges is
presented in Table ES-4. Comparisons of calculated single detached charges
and non-residential charges to current are presented in Table ES-5 and Table
ES-6.
Table ES-4
Calculated Schedule of Charges
(2026$)
Table ES-5
Single Detached Residential House D.C. Comparison
(2026$)
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Services Related to a Highway
1,629
1,317
1,026
765
640
0.19
Fire Protection Services
3,587
2,900
2,261
1,685
1,409
0.39
Parks and Recreation Services
3,663
2,961
2,308
1,720
1,439
0.02
Land
528
427
332
248
207
0.01
Growth-Related Studies
471
381
297
222
185
0.03
Total Municipal Wide Services/Class of Services
9,879
7,986
6,225
4,640
3,881
0.64
RESIDENTIAL
Service/Class of Service
Service/Class of Service
Current
Calculated
Change ($)
Change (%)
Municipal Wide Services/Classes:
Services Related to a Highway
1,141
1,629
488
43%
Fire Protection Services
1,213
3,587
2,374
196%
Parks and Recreation Services
2,821
3,663
842
30%
Land
-
528
528
n/a
Growth-Related Studies
113
471
358
317%
Total Municipal Wide Services/Classes
5,288
9,879
4,591
87%
Watson & Associates Economists Ltd.
PAGE vii
Table ES-6
Non-Residential House D.C. Comparison per sq.ft. of Gross Floor Area
(2026$)
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
o Non-Rental residential development to pay D.C.s at timing of
occupancy permit
- 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)
Service/Class of Service
Current
Calculated
Change ($)
Change (%)
Municipal Wide Services/Classes:
Services Related to a Highway
0.14
0.19
0.05
33%
Fire Protection Services
0.15
0.39
0.24
162%
Parks and Recreation Services
0.03
0.02
(0.01)
-31%
Land
-
0.01
0.01
n/a
Growth-Related Studies
-
0.03
0.03
n/a
Total Municipal Wide Services/Classes
0.32
0.64
0.32
101%
Watson & Associates Economists Ltd.
PAGE viii
- 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
o Long-term care homes
- 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 Bona-Fide Farm Buildings; and
o Place of worship or cemetery.
- Where redevelopment occurs within the Township, and the previously existing
structure existed on the same land within the last 60 months, redevelopment
credits will be assessed in accordance with the rules set out in the D.C. by-
law.
- Charges to be indexed annually on January 1st, in accordance with the D.C.A.
- The D.C. by-law will come into force at the time of by-law passage.
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 G. These decisions may include:
- adopting the charges and policies recommended herein;
- considering additional exemptions to the by-law; and
- considering reductions in the charge by class of development (e.g.,
obtained by removing certain services on which the charge is based
and/or by a general reduction in the charge)
Report
Watson & Associates Economists Ltd.
Chapter 1
Introduction
Watson & Associates Economists Ltd.
PAGE 1-1
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 Township of South Stormont
(Township).
The Township retained Watson & Associates Economists Ltd. (Watson) to undertake
the D.C. study process. Watson worked with senior staff of the Township and Council 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 Township'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 G).
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.
Watson & Associates Economists Ltd.
PAGE 1-2
1.2 Summary of the Process
A public meeting required under Section 12 of the D.C.A. will be scheduled at least two
weeks after the posting of the D.C. background study and draft D.C. by-law on the
Township'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 Township.
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 Township Staff
December 2024
2. Data collection and staff interviews
January 2025 to
October 2025
3. Presentation of draft findings and D.C. policy discussion
with Township Staff
November 2025
4. Presentation of Draft D.C. Background Study to Council
December 2025
Watson & Associates Economists Ltd.
PAGE 1-3
Process Steps
Dates
5. D.C. Background Study and draft D.C. by-law available to
public
To be determined
6. Public Meeting of Council
To be determined.
At least 2 weeks
after the
background study
and draft by-law are
publicly available
7. D.C. By-law passage
To be determined.
At least 60 days
after the
background study
and draft by-law are
publicly available
8. Newspaper notice given of by-law passage
By 20 days after
passage
9. Last day for by-law appeal
40 days after
passage
10. Township makes available D.C. pamphlet
by 60 days after in
force date
1.3 Recent Changes to the D.C.A.
Since the passage of the Township's previous by-law, there have been a number of
changes to the D.C.A. These changes include various additional mandatory
exemptions, discounts, and limitations on imposing D.C.s. A high-level summary is
provided below and a detailed summary of the changes is provided in Appendix E.
Watson & Associates Economists Ltd.
PAGE 1-4
- Bill 109: More Homes for Everyone Act, 2022 - additional reporting
requirements for the Annual Treasurer's statement on D.C. reserve funds;
- Bill 23: More Homes Built Faster Act, 2022 - additional mandatory
exemptions, discounts, and other changes:
o Additional Residential Unit Exemption - add up to 2 units in a
detached, semi-detached, or rowhouse within certain parameters and
the units are exempt;
o Housing was removed as a D.C. eligible service;
o New exemption for Non-profit Housing;
o New exemption for Affordable and Attainable Units;
o New exemption for affordable units required through Inclusionary
Zoning;
o Extension of the historical level of service calculations from 10 years to
15 years;
o Revised definition of capital costs and a mandatory phase-in (later
reversed by Bill 185);
o Extension of the by-law expiry requirements from 5 years to 10 years;
o Discount for rental housing based on the number of bedrooms (15% to
25%);
o Maximum interest rate for instalment payments and the rate freeze;
and
o Requirement to spend or allocate at least 60% of reserve funds for
water, wastewater, and services related to a highway;
- Bill 134: Affordable Homes and Good Jobs Act, 2023 - refinement to the
definition of affordable housing for the purposes of the exemption;
- Bill 185: Cutting Red Tape to Build More Homes Act, 2024 - reversal of
changes from Bill 23 and public process changes:
o Revised definition of capital costs to reinclude growth-related studies;
o Removed the mandatory phase-in from Bill 23;
o Introduced a streamlined process for minor by-law amendments;
o Reduced the rate freeze timing from 2 years to 18 months; and
o Modernized public notice requirements in certain instances.
- Bill 17: Protect Ontario by Building Faster and Smarter Act, 2025 - introduces
additional exemptions, changes to the timing of payment for residential D.C.s,
and provides regulatory authority to make future changes;
o Exemption for long-term care homes;
Watson & Associates Economists Ltd.
PAGE 1-5
o Change in definition of capital costs to allow changes via regulation;
o Expansion of the simplified by-law amendment process to include
scenarios where D.C.s are reduced;
o Requirement to impose the lower of the current D.C. or the rate freeze
(with interest);
o Allowance for regulation to group services together for the purposes of
D.C. credits.
o Deferral of D.C.s to occupancy for all residential development;
o Removal of interest for legislated instalments;
o The ability for applicants to pay earlier than is required through
instalments or payment at occupancy without the need for an early
payment agreement; and
o Ontario Regulation 164/25 - Introduction of London Series for the
purposes of indexing a D.C. by-law and expansion of the requirement
to spend or allocate 60% of reserve fund balances to all services.
- Bill 60: Fighting Delays, Building Faster Act, 2025 and Regulatory Changes -
introduces class of service for land acquisition and other reporting
requirements;
o Addition of class of service for land acquisition (with removal of land
costs from level of service calculations);
o Additional requirements related to providing a local service policy;
o Merging of credits for water supply services and wastewater services;
o Requirement to provide greater details in background study with
respect to how growth-related and non-growth-related shares of costs
are determined;
o Additional requirements to provide documents to the Minister;
o Deadlines provided for Treasurer's Statement completion and
submission of documents to the Minister of Municipal Affairs and
Housing; and
o Additional reporting requirements for the Treasurer's Statement.
Watson & Associates Economists Ltd.
Chapter 2
Current Township of South
Stormont D.C. Policy
Watson & Associates Economists Ltd.
PAGE 2-1
2. Current Township of South Stormont D.C.
Policies
2.1 Schedule of Charges
The Township currently imposes charges through By-law 2022-057 under the D.C.A.
By-law 2022-057 was passed on July 13, 2022.
The by-law imposes D.C.s for residential and non-residential uses. The table below
provides the rates currently in effect.
Table 2-1
Township of South Stormont
Current D.C. Rates
2.2 Services Covered
The following services are covered under By-law 2022-057:
Township-wide Services:
- Services Related to a Highway;
- Fire Protection Services;
- Parks and Recreation Services; and
- Growth-Related Studies.
2.3 Timing of D.C. Calculation and Payment
D.C.s are calculated and payable on the date that the first building permit is issued in
relation to a building or structure on land to which the D.C. relates. Where D.C.s apply
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Services Related to a Highway
1,141
949
700
465
450
0.14
Fire Protection Services
1,213
1,008
745
494
478
0.15
Parks and Recreation Services
2,821
2,344
1,733
1,151
1,110
0.03
Growth-Related Studies
113
94
69
45
44
0.00
Total Municipal Wide Services/Class of Services
5,288
4,395
3,247
2,155
2,082
0.32
Service/Class of Service
RESIDENTIAL
Watson & Associates Economists Ltd.
PAGE 2-2
to land in relation to which a building permit is required, the building permit shall not be
issued until the D.C. has been paid in full.
D.C.s for developments proceeding through Site Plan or Zoning By-law Amendment
application are frozen at the time the application is submitted. Once the application is
approved, the applicant has 18 months to obtain the building permits related to the
development, otherwise, the current D.C. is applicable.
D.C.s for rental housing and institutional development shall be paid in 6 equal annual
instalments, with the first payment due upon occupancy or occupancy permit.
Council from time to time, and at any time, may enter into agreements providing for all
or any part of a development charge to be paid before or after it would otherwise be
payable, in accordance with section 27 of the D.C.A.
Note: additional legislative changes have been provided with respect to timing of
payment (e.g. non-rental residential D.C.s are now payable at occupancy). Further
details are provided in Chapter 7 and Appendix E.
2.4 Indexing
Indexing of the D.C.s shall be implemented annually each January 1st, in accordance
with the Statistics Canada Quarterly, Non-Residential Building Construction Price Index
(Table 18-10-0276-02).[1]
2.5 Redevelopment Allowance
As a result of the redevelopment of land, a building or structure existing on the same
land within 60 months (five years) prior to the date of payment of D.C.s in regard to
such redevelopment was, or is to be demolished, in whole or in part, or converted from
one principal use to another principal use on the same land, in order to facilitate the
[1] Ontario Regulation (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.
Watson & Associates Economists Ltd.
PAGE 2-3
redevelopment, the D.C.s otherwise payable with respect to such redevelopment shall
be reduced by the following amounts:
(a) in the case of a residential building or structure, or in the case of a mixed-use
building or structure, the residential uses in the mixed-use building or structure,
an amount calculated by multiplying the applicable D.C.s by the number,
according to type, of dwelling units that have been or will be demolished or
converted to another principal use; and
(b) in the case of a non-residential building or structure or, in the case of mixed-use
building or structure, the non-residential uses in the mixed-use building or
structure, an amount calculated by multiplying the applicable D.C.s by the gross
floor area that has been or will be demolished or converted to another principal
use;
provided that such amounts shall not exceed, in total, the amount of the D.C.s otherwise
payable with respect to the redevelopment.
2.6 Exemptions
The following non-statutory exemptions are provided under By-law 2022-057:
- Bona-fide farm buildings;
- Places of worship and cemeteries;
- Non-profit housing; and
- A long-term care home within the meaning of Subsection 2(1) of the Long-
Term Care Homes Act, 2007.
Watson & Associates Economists Ltd.
Chapter 3
Anticipated Development in
the Township of South
Stormont
Watson & Associates Economists Ltd.
PAGE 3-1
https://watsonecon.sharepoint.com/sites/SouthStormont-SouthStormont2025DC/Shared Documents/Dc Study/Report/2026 Development Charges Background Study -
Township of South Stormont - Final.docx
3. Anticipated Development in the Township of
South Stormont
3.1 Requirement of the Act
The growth forecast contained in this chapter (with supplemental tables in Appendix A)
provides for the anticipated development for which the Township will be required to
provide services over a 10-year (2025 to 2035) and a longer-term (2025 to 2051) 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
Township of South Stormont. In preparing the growth forecast, the following information
sources were consulted to assess the residential and non-residential development
potential for the Township over the forecast period, including:
- United Counties of Stormont, Dundas and Glengarry Growth Management
Strategy Report, September 6, 2023, Watson & Associates Economists Ltd.
- Township of South Stormont 2022 Development Charges Background Study,
May 22, 2022, 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 Township of
South Stormont staff; and
Watson & Associates Economists Ltd.
PAGE 3-2
https://watsonecon.sharepoint.com/sites/SouthStormont-SouthStormont2025DC/Shared Documents/Dc Study/Report/2026 Development Charges Background Study -
Township of South Stormont - Final.docx
- Discussions with Township staff regarding anticipated residential and non-
residential development in the Township of South Stormont.
3.3 Summary of Growth Forecast
A detailed analysis of the residential and non-residential growth forecasts is provided in
Appendix A and the methodology employed is illustrated in Figure 3-1. The discussion
provided herein summarizes the anticipated growth for the Township and describes the
basis for the forecast. The results of the residential growth forecast analysis are
summarized in Table 3-1 below, and Schedule 1 in Appendix A.
As identified in Table 3-1 and Appendix A - Schedule 1, population in the Township of
South Stormont (excluding census undercount) is anticipated to reach approximately
15,700 by mid-2035 and 17,640 by mid-2051, resulting in an increase of approximately
1,520 and 3,450 persons, respectively. [1]
[1] The population figures used in the calculation of the 2025 D.C. exclude the net
Census undercount, which is estimated at approximately 4.1%. Population figures
presented herein have been rounded.
Watson & Associates Economists Ltd.
PAGE 3-3
https://watsonecon.sharepoint.com/sites/SouthStormont-SouthStormont2025DC/Shared Documents/Dc Study/Report/2026 Development Charges Background Study -
Township of South Stormont - Final.docx
Figure 3-1
Population and Household Forecast Model
Intensification
Designated Lands
Servicing Capacity
Residential Units in the
Development Process
Employment Market by Local
Municipality,
Economic Outlook
Local, region
and Provincial
Forecast of
Residential Units
Decline in Existing Population
Net Population Increase
Historical Housing
Construction
DEMAND
SUPPLY
Occupancy Assumptions
Gross Population Increase
Watson & Associates Economists Ltd.
PAGE 3-4
https://watsonecon.sharepoint.com/sites/SouthStormont-SouthStormont2025DC/Shared Documents/Dc Study/Report/2026 Development Charges Background Study - Township of South Stormont - Final.docx
Table 3-1
Township of South Stormont
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 4.1% 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 of Stormont, Dundas and Glengarry Growth Management Strategy Report,
September 6, 2023, and discussions with Township of South Stormont staff regarding servicing and land supply by Watson &
Associates Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings [2]
Apartments [3]
Other
Total
Households
Equivalent
Institutional
Households
13,130
12,617
187
12,430
4,500
73
170
54
4,797
170
2.630
13,640
13,110
155
12,955
4,770
105
205
65
5,145
141
2.548
14,120
13,570
160
13,410
4,995
125
220
70
5,410
145
2.508
14,760
14,187
168
14,019
5,248
147
233
70
5,698
153
2.490
16,340
15,705
209
15,496
5,710
238
371
70
6,389
190
2.458
18,360
17,640
275
17,365
6,192
376
623
70
7,261
250
2.429
510
493
-32
525
270
32
35
11
348
-29
480
460
5
455
225
20
15
5
265
4
640
617
8
609
253
22
13
0
288
8
1,580
1,518
41
1,477
462
91
138
0
691
37
3,600
3,453
107
3,346
944
229
390
0
1,563
97
Mid 2025 - Mid 2035
Population
(Including
Census
Undercount) [1]
Year
Excluding Census Undercount
Housing Units
Person Per
Unit (P.P.U.):
Total
Population/
Total
Households
Historical
Mid 2025 - Mid 2051
Mid 2051
Forecast
Incremental
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Mid 2025
Mid 2035
Mid 2021 - Mid 2025
Watson & Associates Economists Ltd.
PAGE 3-5
Provided below is a summary of the key assumptions and findings regarding the
Township of South Stormont D.C. growth forecast:
1. Unit Mix (Appendix A - Schedules 1 and 6)
- The housing unit mix for the Township was derived from a detailed review
of historical development activity (as per Schedule 6), as well as active
residential development applications and discussions with Township staff
regarding anticipated development trends for the Township of South
Stormont.
- Based on the above indicators, the 2025 to 2051 household growth
forecast for the Township is comprised of a unit mix of 60% low density
units (single detached and semi-detached), 15% medium density
(multiples except apartments) and 25% 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 Township of South Stormont
- In accordance with forecast demand and available land supply, the
amount and percentage of forecast housing growth between 2025 and
2051 by development location is summarized below.
Table 3-2
Township of South Stormont
Geographic Location of Residential Development
Development Location
Amount of Housing
Growth, 2025 to 2051
Percentage of Housing
Growth, 2025 to 2051
Urban
1,470
94%
Long Sault
660
42%
Ingleside
670
43%
Other Water (St. Andrews West /
Eamers & Newington)
140
9%
Rural
90
6%
Township of South Stormont
1,560
100%
Note: Figures may not sum precisely due to rounding.
Watson & Associates Economists Ltd.
PAGE 3-6
3. Planning Period
- Short- and longer-term time horizons are required for the D.C. process.
The D.C.A. limits the planning horizon for transit services and certain
services with respect to land to a 10-year planning horizon. All other
services can utilize a longer planning period if the municipality has
identified the growth-related capital infrastructure needs associated with
the longer-term growth planning period.
4. Population in New Units (Appendix A - Schedules 3, 4 and 5)
- The number of housing units to be constructed by 2051 in the Township of
South Stormont over the forecast period is presented in Table 3-1. Over
the 2025 to 2051 forecast period, the Township is anticipated to average
approximately 60 new housing units per year.
- Institutional population [1] is anticipated to increase by approximately 110
people between 2025 to 2051.
- Population in new units is derived from Schedules 3, 4 and 5, which
incorporate historical development activity, anticipated units (see unit mix
discussion) and average persons per unit (P.P.U.) by dwelling type for
new units.
- Schedule 7a summarizes the average P.P.U. assumed for new housing
units by age and type of dwelling based on Statistics Canada 2021 custom
Census data for the Township of South Stormont. Due to data limitations
medium and high density P.P.U. data was derived from the United
Counties of Stormont, Dundas and Glengarry Census Division which
includes the Township of South Stormont, and is outlined in Schedule 7b .
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 25-year average
P.P.U.s by dwelling type are as follows:
o Low density:
2.799
o Medium density:
2.263
[1] Institutional population largely includes special care facilities such as nursing home or
residences for senior citizens. A P.P.U. of 1.100 depicts 1-bedroom and 2-or-more-
bedroom units in collective households.
Watson & Associates Economists Ltd.
PAGE 3-7
o High density:
1.635
5. Existing Units and Population Change (Appendix A - Schedules 3, 4, and 5)
- Existing households for mid-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 through 5.[1] The forecast population change in
existing households over the 2025 to 2051 forecast period is forecast to
decline by approximately 450.
6. Employment (Appendix A - Schedules 9a, 9b and 9c)
- The employment forecast provided herein are largely based on the activity
rate method, which is defined as the number of jobs in the Township
divided by the number of residents. Key employment sectors include
primary, industrial, commercial/population-related, institutional, and work
at home, which are considered individually below.
- 2016 employment data [2],[3] (place of work) for the Township of South
Stormont is outlined in Schedule 9a. The 2016 employment base is
comprised of the following sectors:
o 25 primary (1%);
o 400 work at home employment (15%);
o 1,082 industrial (41%);
o 593 commercial/population-related (22%); and
o 555 institutional (21%).
[1] Change in occupancy levels for existing households occurs due to aging of the
population and family life cycle changes, lower fertility rates and changing economic
conditions.
[2] 2016 employment is based on Statistics Canada 2016 Place of Work Employment
dataset by Watson & Associates Economists Ltd.
[3] Statistics Canada 2021 Census place of work employment data has been reviewed.
The 2021 Census employment results have not been utilized due to a significant
increase in work at home employment captured due to Census enumeration occurring
during the provincial COVID-19 lockdown from April 1, 2021 to June 14, 2021.
Watson & Associates Economists Ltd.
PAGE 3-8
- The 2016 employment by usual place of work, including work at home, is
2,655. An additional 390 employees have been identified for the Township
of South Stormont in 2016 that have no fixed place of work
(N.F.P.O.W.).[1]
- Total employment, including work at home and N.F.P.O.W. for the
Township of South Stormont is anticipated to reach approximately 5,530
by mid-2035 and 6,350 by 2051. This represents an employment increase
of approximately 1,630 for the 10-year forecast period and 2,760 for the
longer-term forecast period.
- Schedule 9b, Appendix A, summarizes the employment forecast,
excluding work at home employment and N.F.P.O.W. employment, which
is the basis for the D.C. employment forecast. The impact on municipal
services from work at home employees has already been included in the
population forecast. The need for municipal services related to N.F.P.O.W.
employees has largely been included in the employment forecast by usual
place of work (i.e., employment and gross floor area generated from
N.F.P.O.W. construction employment). Furthermore, since these
employees have no fixed work address, they cannot be captured in the
non-residential G.F.A. calculation. Accordingly, work at home and
N.F.P.O.W. employees have been removed from the D.C.A. employment
forecast and calculation.
- Total employment for the Township of South Stormont (excluding work at
home and N.F.P.O.W. employment) is anticipated to reach approximately
3,830 by mid-2035 and 4,680 by 2051. This represents an employment
increase of approximately 1,410 for the 10-year forecast period and 2,260
for the longer-term forecast period.
[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."
Watson & Associates Economists Ltd.
PAGE 3-9
7. Non-Residential Sq.ft. Estimates (G.F.A.), Appendix A - Schedule 9b)
- Square footage estimates were calculated in Schedule 9b based on the
following employee density assumptions:
o 3,500 sq.ft. per employee for primary;
o 3,485 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 Township-wide incremental G.F.A. is anticipated to increase by 5.2
million sq.ft. over the 10-year forecast period and 6.1 million sq.ft. over the
longer-term forecast period.
- In terms of percentage growth, the 2025 to 2051 incremental G.F.A.
forecast by sector is broken down as follows:
o Primary - <1%
o industrial - 94%;
o commercial/population-related - 3%; and
o institutional - 3%.
8. Geographic Location of Non-Residential Development (Appendix A, Schedule
9c)
- Schedule 9c summarizes the anticipated amount, type and location of
non-residential development by area for the Township of South Stormont.
- The amount and percentage of forecast total non-residential growth
between 2025 and 2051 by development location is summarized below.
Watson & Associates Economists Ltd.
PAGE 3-10
Table 3-3
Township of South Stormont
Geographic Location of Non-Residential Development
Development Location
Amount of Non-
Residential
G.F.A. (sq.ft.),
2025 to 2051
Percentage of Non-
Residential G.F.A.,
2025 to 2051
Urban
6.0 million
98%
Long Sault
4.8 million
79%
Long Sault Logistics Village
4.3 million
71%
Long Sault Other
0.5 million
8%
Ingleside
1.0 million
16%
Other Water (St. Andrews West /
Eamers & Newington)
133,900
2%
Rural
141,500
2%
Township of South Stormont
6.1 million
100%
Note: Figures may not sum precisely due to rounding
Watson & Associates Economists Ltd.
Chapter 4
The Approach to the
Calculation of the Charge
Watson & Associates Economists Ltd.
PAGE 4-1
4. The Approach to the Calculation of the Charge
4.1 Introduction
This chapter addresses the requirements of subsection 5 (1) of the D.C.A. with respect
to the establishment of the need for service which underpins the D.C. calculation. These
requirements are illustrated schematically in Figure 4-1.
4.2 Services Potentially Involved
Table 4-1 lists the full range of municipal services that are provided within municipalities
and indicates the D.C.-eligible service components included in the D.C. background
study for the Township.
A number of these services are not included in the list of eligible services provided in
subsection 2 (4) of the D.C.A. as being ineligible for inclusion in D.C.s. These are
shown as "ineligible" on Table 4-1B (as per the legend in Table 4-1A). Two ineligible
costs defined in subsection 5 (3) of the D.C.A. are "computer equipment" and "rolling
stock with an estimated useful life of (less than) seven years." In addition, local roads
are covered separately under subdivision agreements and related means (as are other
local services). Services that are potentially eligible for inclusion in the Township's D.C.
are indicated with a "Yes."
4.3 Increase in the Need for Service
The D.C. calculation commences with an estimate of "the increase in the need for
service attributable to the anticipated development," for each service to be covered by
the by-law. There must be some form of link or attribution between the anticipated
development and the estimated increase in the need for service. While the need could
conceivably be expressed generally in terms of units of capacity, subsection 5 (1) 3,
which requires that Township Council indicate that it intends to ensure that such an
increase in need will be met, suggests that a project-specific expression of need would
be most appropriate.
Watson & Associates Economists Ltd.
PAGE 4-2
Figure 4-1
The Process of Calculating a Development Charge under the Act that must be followed
8. Specified Local Services
Anticipated
Development
1.
Estimated Increase in
Need for Service
2. Ineligible Services
Ceiling Re:
Increased Need
Needs That Will
Be Met
Examination of the
Long-term Capital
and Operating Costs
for Capital
Infrastructure
D.C. Needs
By Service
Less:
Uncommitted Excess
Capacity
Less:
Benefit To Existing
Development
Less:
Grants, Subsidies
and Other
Contributions
D.C. By-law(s)
Spatial
Applicability
D.C. Net Capital Costs
Costs for new development vs.
existing development for the term
of the by-law and the balance
of the period
Amount of the Charge
By Type of Development
(including apportionment of
costs - residential and
non-residential)
Financing,
Inflation and
Investment
Considerations
3.
4.
5.
6.
11.
12.
15.
16.
13.
14.
9.
Tax Base,
User Rates,
etc.
Subdivision
Agreements
and Consent
Provisions
Consideration of exemptions,
phase-ins, etc.
1
3
2
Non-Transit Services
Historical Service
Standard
4a.
Transit Services
Forward-looking
Service
Standard
4b.
Asset Management
Plan for All Capital
Projects to be
Funded by D.C.s 7.
Non-Transit Services
Financially
Sustainable
7a.
Transit Services
Detailed
Requirements 7b.
10.
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Table 4-1A
Categories of Township Services to be Addressed as Part of the
Calculation - Eligibility Legend
Eligibility for
Inclusion in the
D.C. Calculation
Description
Yes
Township provides the service - service has been included in
the D.C. calculation.
No
Township provides the service - service has not been included
in the D.C. calculation.
n/a
Township does not provide the service.
Ineligible
Service is ineligible for inclusion in the D.C. calculation.
Table 4-1B
Categories of the Township Services to be Addressed as Part of the Calculation
Categories of Township
Services
Inclusion in
the D.C.
Calculation
Service Components
1. Water supply services,
including distribution and
treatment services
No
No
Ineligible
No
1.1 Treatment plants, Water Supply,
and Storage Facilities
1.2 Distribution systems
1.3 Local services
1.4 Vehicles and equipment[1]
2. Wastewater services,
including sewers and
treatment services
No
No
Ineligible
No
2.1 Treatment plants
2.2 Sewage trunks
2.3 Local services
2.4 Vehicles and equipment[1]
3. Stormwater Drainage and
Control Services
No
No
No
3.1 Main channels and drainage
trunks
3.2 Channel connections
3.3 Retention/detention ponds
4. Services Related to a
Highway
Yes
Yes
No
Yes
Yes
Yes
Yes
Yes
Yes
4.1 Arterial roads
4.2 Bridges and Culverts
4.3 Local municipal roads
4.4 Traffic signals
4.5 Sidewalks
4.6 Streetlights
4.6 Active Transportation
4.7 Works Yard
4.8 Rolling stock[1]
[1] with a 7+ year useful life.
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PAGE 4-4
Categories of Township
Services
Inclusion in
the D.C.
Calculation
Service Components
5. Electrical Power Services
n/a
n/a
n/a
5.1 Electrical substations
5.2 Electrical distribution system
5.3 Electrical system rolling stock[1]
6. Transit Services
n/a
n/a
6.1 Transit vehicles[1] & facilities
6.2 Other transit infrastructure
7. Waste Diversion Services
No
No
No
7.1 Waste diversion facilities
7.2 Waste diversion vehicles and
equipment[1]
7.3 Waste diversion - Other
8. Policing Services
n/a
n/a
n/a
8.1 Police Detachments
8.2 Police rolling stock[1]
8.3 Small equipment and gear
9. Fire Protection Services
Yes
Yes
Yes
9.1 Fire stations
9.2 Fire vehicles[1]
9.3 Fire equipment and gear
10. Ambulance Services
n/a
n/a
10.1 Ambulance station space
10.2 Vehicles[1]
11. Services provided by a
board within the meaning
of the Public Libraries Act
n/a
n/a
n/a
11.1 Public library space (incl.
furniture and equipment)
11.2 Library vehicles[1]
11.3 Library materials
12. Services Related to Long-
Term Care
n/a
n/a
12.1 Long-Term Care space
12.2 Vehicles[1]
13. Parks and Recreation
Services
Ineligible
Yes
Yes
Yes
Yes
13.1 Acquisition of land for parks,
woodlots, and E.S.A.s
13.2 Development of municipal parks
13.3 Parks rolling stock[1] and yards
13.4 Facilities, such as arenas, indoor
pools, fitness facilities,
community centres, etc.
13.5 Recreation vehicles and
equipment[1]
14. Services Related to Public
Health
n/a
n/a
14.1 Public Health department space
14.2 Public Health department
vehicles[1]
[1] with a 7+ year useful life.
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PAGE 4-5
Categories of Township
Services
Inclusion in
the D.C.
Calculation
Service Components
15. Child Care and Early
Years Programs and
Services within the
meaning of Part VI of the
Child Care and Early
Years Act, 2014 and any
related services.
n/a
n/a
15.1 Child care space
15.2 Vehicles[1]
16. Services related to
proceedings under the
Provincial Offences Act,
including by-law
enforcement services and
municipally administered
court services
n/a
n/a
16.1 P.O.A. space, including by-law
enforcement and municipally
administered court services
16.2 Vehicles[1]
17. Services Related to
Emergency Preparedness
No
No
17.1 Emergency Preparedness Space
17.2 Equipment
18. Services Related to
Airports
Ineligible
Ineligible
18.1 Airports
18.2 Other Airports
20. Other
Yes
Yes
Yes
20.1 Interest on money borrowed to
pay for growth-related capital
20.2 Studies in connection with eligible
services, including the D.C.
background study
20.3 Land acquisition costs for
facilities
4.4 Local Service Policy
Some of the need for services generated by additional development consists of local
services related to a plan of subdivision. As such, they will be required as a condition of
subdivision agreements or consent conditions. The Township's Local Service Policy is
included in Appendix D.
[1] with a 7+ year useful life.
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4.5 Capital Forecast
Paragraph 7 of subsection 5 (1) of the D.C.A. requires that "the capital costs necessary
to provide the increased services must be estimated." The Act goes on to require two
potential cost reductions and the regulation sets out the way in which such costs are to
be presented. These requirements are outlined below.
These estimates involve capital costing of the increased services discussed above. This
entails costing actual projects or the provision of service units, depending on how each
service has been addressed.
The capital costs include:
a) costs to acquire land or an interest therein (including a leasehold interest);
b) costs to improve land;
c) costs to acquire, lease, construct or improve buildings and structures;
d) costs to acquire, lease or improve facilities, including rolling stock (with a useful
life of 7 or more years), furniture and equipment (other than computer
equipment), materials acquired for library circulation, reference, or information
purposes;
e) interest on money borrowed to pay for the above-referenced costs; and
f) costs to undertake studies in connection with the above-referenced matters
(include costs of the D.C. background study).
In order for an increase in need for service to be included in the D.C. calculation,
Township Council must indicate "that it intends to ensure that such an increase in need
will be met" (subsection 5 (1) 3). This can be done if the increase in service forms part
of a Council-approved Official Plan, capital forecast, or similar expression of the
intention of Council (O. Reg. 82/98 section 3). The capital program contained herein
reflects the Township's needs through discussions with staff, along with the prior D.C.
study.
4.6 Treatment of Credits
Section 8, paragraph 5, of O. Reg. 82/98 indicates that a D.C. background study must
set out "the estimated value of credits that are being carried forward relating to the
service." Subsection 17, paragraph 4, of the same regulation indicates that, "...the value
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PAGE 4-7
of the credit cannot be recovered from future D.C.s," if the credit pertains to an ineligible
service. This implies that a credit for eligible services can be recovered from future
D.C.s. As a result, this provision should be made in the calculation, in order to avoid a
funding shortfall with respect to future service needs.
Currently, there are no outstanding credits to be included in the D.C. calculations.
4.7 Classes of Services
Section 7 of the D.C.A. states that a D.C. by-law may provide for any D.C.-eligible
service or the capital costs with respect to those services. Furthermore, a class may be
composed of any number or combination of services and may include parts or portions
of each D.C.-eligible services. With respect to growth-related studies, section 7(3) of the
D.C.A. states that:
"For greater certainty, a development charge by-law may provide for a
class consisting of studies in respect of any service listed in subsection 2
(4) whose capital costs are described in paragraphs 5 and 6 of subsection
5 (3)."
These provisions allow for services to be grouped together to create a class for the
purposes of the D.C. by-law and D.C. reserve funds. Currently, the growth-related
studies and land acquisition costs have been provided as a class of services.
4.8 Existing Reserve Funds
Section 35 of the D.C.A. states that:
"The money in a reserve fund established for a service may be spent only
for capital costs determined under paragraphs 2 to 7 of subsection 5 (1)."
There is no explicit requirement under the D.C.A. calculation method set out in s. 5 (1)
to net the outstanding reserve fund balance as part of making the D.C. calculation;
however, section 35 does restrict the way in which the funds are used in future.
For services that are subject to a per-capita-based, service level "cap," the reserve fund
balance should be applied against the development-related costs for which the charge
was imposed once the project is constructed (i.e., the needs of recent growth). This cost
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PAGE 4-8
component is distinct from the development-related costs for the next 10-year period,
which underlie the D.C. calculation herein.
The alternative would involve the Township spending all reserve fund monies prior to
renewing each by-law, which would not be a sound basis for capital budgeting. Thus,
the Township will use these reserve funds for the Township's cost share of applicable
development-related projects, which are required but have not yet been undertaken, as
a way of directing the funds to the benefit of the development which contributed them
(rather than to future development, which will generate the need for additional facilities
directly proportionate to future growth).
The Township D.C. reserve fund balances, by service, as of December 31, 2024, are
provided in Table 4-2. The balances have been adjusted to reflect commitments
outstanding for prior approved growth-related projects and debenture payments. These
balances have been considered in the D.C. calculations:
Table 4-2
Township of South Stormont
Projected Development Charge Reserve Fund Balances
4.9 Deductions
The D.C.A. potentially requires that four deductions be made to the increase in the need
for service. These relate to:
- the historical level of service ceiling;
- uncommitted excess capacity;
- benefit to existing development; and
- anticipated grants, subsidies, and other contributions.
Description
2025 Est.
Opening
Balance
Adjustments
Mid-Year
Collections
Adjusted
Balance
DC RESERVE-HIGHWAY
109,148
(213,757)
46,831
(57,778)
DC RESERVE FIRE
115,731
(815,744)
49,657
(650,356)
DC RESERVE P&R
268,180
(33,527)
114,929
349,582
DC RESERVE GROWTH
10,685
(45,740)
4,741
(30,314)
Total
503,743
(1,108,767)
216,159
(388,866)
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The requirements behind each of these reductions are addressed below.
4.9.1 Reduction Require by Historical Level of Service Ceiling
This is designed to ensure that the increase in need included in section 4.3 does "not
include an increase that would result in the level of service [for the additional
development increment] exceeding the average historical level of the service provided
in the municipality over the 15-year period immediately preceding the preparation of the
background study" (D.C.A., subsection 5 (1) 4). O. Reg. 82/98 (section 4) goes further
to indicate that "both the quantity and quality of a service shall be taken into account in
determining the level of service and the average level of service."
In many cases, this can be done by establishing a quantity measure in terms of units as
floor area, land area, or road length per capita and a quality measure, in terms of the
average cost of providing such units based on replacement costs, engineering
standards, or recognized performance measurement systems, depending on
circumstances. When the quantity and quality factors are multiplied together, they
produce a measure of the level of service which meets the requirements of the Act, i.e.,
cost per unit.
The average historical service level calculation sheets for each service component in
the D.C. calculation are set out in Appendix B.
4.9.2 Reduction for Uncommitted Excess Capacity
Paragraph 5 of subsection 5 (1) requires a deduction from the increase in the need for
service attributable to the anticipated development that can be met using the
Township's "excess capacity," other than excess capacity which is "committed."
"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).
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4.9.3 Reduction for Benefit to Existing Development
Section 5 (1) 6 of the D.C.A. provides that, "The increase in the need for service must
be reduced by the extent to which an increase in service to meet the increased need
would benefit existing development." The general guidelines used to consider benefit to
existing development included:
- the repair or unexpanded replacement of existing assets that are in need of
repair;
- an increase in average service level of quantity or quality;
- the elimination of a chronic servicing problem not created by growth; and
- providing services where none previously existed (generally considered for
water or wastewater services).
This step involves a further reduction in the need, by the extent to which such an
increase in service would benefit existing development. The level of service cap in
section 4.9.1 is related but is not the identical requirement.
Where existing development has an adequate service level which will not be tangibly
increased by an increase in service, no benefit would appear to be involved. For
example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive limited (or no) benefit as a result. On the other
hand, where a clear existing service problem is to be remedied, a deduction should be
made accordingly.
In the case of services such as recreation facilities, community parks, libraries, etc., the
service is typically provided on a Township-wide system basis. For example, facilities of
the same type may provide different services (i.e., leisure pool vs. competitive pool),
different programs (i.e., hockey vs. figure skating), and different time availability for the
same service (i.e., leisure skating available on Wednesdays in one arena and
Thursdays in another). As a result, residents will travel to different facilities to access
the services they want at the times they wish to use them, and facility location generally
does not correlate directly with residence location. Even where it does, displacing users
from an existing facility to a new facility frees up capacity for use by others and
generally results in only a limited benefit to existing development. Furthermore, where
an increase in demand is not met for a number of years, a negative service impact to
existing development is involved for a portion of the planning period.
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4.9.4 Reduction for Anticipated Grants, Subsidies, and Other
Contributions
This step involves reducing the capital costs necessary to provide the increased
services by capital grants, subsidies, and other contributions (including direct developer
contributions required due to the local service policy) made or anticipated by Council
and in accordance with various rules such as the attribution between the share related
to new vs. existing development. That is, some grants and contributions may not
specifically be applicable to growth or where Council targets fundraising as a measure
to offset impacts on taxes (O. Reg. 82/98, section 6).
4.10 Township-Wide vs. Area-Specific
This step involves determining whether all the subject costs are to be recovered on a
uniform municipal-wide basis or whether some or all are to be recovered on an area-
specific basis. Under the amended D.C.A., it is now mandatory to "consider" area-rating
of services (providing charges for specific areas and services); however, it is not
mandatory to implement area rating.
All services/class of services are calculated on a Township-wide basis. Further
discussion on the spatial applicability of D.C.s is provided in Section 7.3.7.
4.11 Allocation by Type of Development
This step involves relating the costs involved to anticipated development for each period
under consideration and using allocations between residential and non-residential
development and between one type of development and another, to arrive at a schedule
of charges.
4.12 Asset Management
The legislation now requires that a D.C. background study must include an asset
management plan (subsection 10 (2) c.2). The asset management plan (A.M.P.) must
deal with all assets that are proposed to be funded, in whole or in part, by D.C.s. The
current regulations provide very extensive and specific requirements for the A.M.P.
related to transit services (as noted in the subsequent subsection); however, they are
silent with respect to how the A.M.P. is to be provided for all other services. As part of
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PAGE 4-12
any A.M.P., the examination should be consistent with the municipality's existing
assumptions, approaches, and policies on asset management planning.
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Chapter 5
D.C.-Eligible Cost Analysis by
Service
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PAGE 5-1
5. Development Charge Eligible Cost Analysis by
Service and Class of Services
5.1 Introduction
This chapter outlines the basis for calculating eligible costs for the D.C.s to be applied
on a uniform basis for the defined service areas. In each case, the required calculation
process set out in subsection 5 (1) paragraphs 2 to 7 in the D.C.A., and described in
Chapter 4, was followed in determining D.C.-eligible costs.
The service component is evaluated on two format sheets:
- The service standards that provide the average historical 15-year level of service
calculation (see Appendix B), which "caps" the D.C. amounts; and
- The infrastructure cost calculation, which determines the potential D.C.-
recoverable cost.
The nature of the capital projects and timing identified in the Chapter reflect Council's
current intention. Over time, however, Township projects and Council priorities may
change; accordingly, Council's intentions may be altered, and different capital projects
(and timing) may be necessary to meet the need for services required by new growth.
5.2 Service Levels and 10-Year Capital Costs for Township-
wide Development Charge Services and Class of
Services Calculation
This section evaluates the development-related capital requirements for all Township's
services under a 10-year planning period, from mid-2025 to mid-2035.
5.2.1 Services Related to a Highway
The Township's inventory of roadways is measured in kilometres (km) and includes
gravel, low cost bituminous (LCB) and high cost bituminous (HCB) external to
subdivisions. In total, the Township currently owns 305 km of roads. Along with the km
of roads, the Township has 472 bridges and culverts. The Township also has 27,281
sq.ft. of facility space related to public works facilities and 27 vehicles & equipment units
to service the roads network.
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PAGE 5-2
The total inventory of assets over the past 15-years results in an invested level of
service of $16,920 per capita and employee. When applied to the 10-year forecast
population and employment of 2,923, a maximum D.C.-eligible cost of $49.5 million is
applicable.
Table 5-4 provides the 10-year capital program for services related to a highway. The
capital program includes works related to roads and trails, an expansion of the Public
Works Garage, additional plows and an additional truck and trailer. Further to these
capital projects, the costs for master planning works for transportation and active
transportation have been included. The total gross capital cost of the program is
approximately $5.5 million over the 2025-2035 forecast period. A deduction related to
the benefit to the existing development has been applied for $3.6 million. The current
reserve fund deficit is accounted for and results in $58,000 being included in the
calculation of the charge. As a result, the total D.C.-recoverable cost of $1.9 million has
been included in the calculation of the charge. Approximately $1.0 million (52%) and
$0.9 million (48%) have been attributed to residential and non-residential developments,
respectfully. These attributions are based on the incremental growth anticipated in
population (1,518) and employment (1,405) over the 10-year forecast period.
5.2.2 Fire Protection Services
The Township currently provides fire protection services to its community through four
fire stations, specifically the Long Sault, Ingleside, Newington, and St. Andrews West
fire halls. The total facility space totals 17,240 sq.ft. The department has 18 vehicles
along with 425 items of equipment and gear, including gear to outfit firefighters.
The total inventory of assets over the past 15 years results in an invested level of
service of $1,407 per capita and employee. When applied to the 10-year forecast
population and employment, a maximum D.C.-eligible cost of approximately $4.1 million
is applicable.
The 10-year capital program for fire protection services is provided in Table 5-2. The
capital program includes a total gross capital cost of $9.4 million over the forecast
period, including expansions of the current stations 1 and 2, as well as an update of the
Township's fire master plan. Of the gross capital costs, $4.3 million has been deducted
for the benefit to the existing community, along with $875,000 deducted as a post-
period beneift related to benefits that development outside of the 10-year forecast
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PAGE 5-3
period will receive from the capital program. Furthermore, the reserve fund deficit of
$650,000 is accounted for and included in the calculation of the charge.
As a result of these deductions, the D.C.-recoverable cost of $4.2 million has been
included in the calculation of the charge and has been apportioned to residential and
non-residential development based on the incremental population and employment
growth over the period.
5.2.3 Parks and Recreation Services
The Township currently maintains 55 parkland amenities, which include various sports
fields, playgrounds and related equipment, splash pads, pools, etc., along with 7.9 km
of trails throughout the Township. Further, the Township also has 54,216 sq.ft. of
recreational facility space along with 5 vehicles and equipment related to parks and
recreation.
The total inventory of assets related to parks and recreation services over the past 15
years results in an invested level of service of $1,502 per capita. When applied to the
10-year forecast population, a maximum D.C.-eligible cost of $2.3 million is applicable.
Table 5-1 provides the capital program related to parks and recreation services for the
10-year forecast period. It includes capital works related to a provision for additional
facility space, a provision for additional required fleet, additional parkland developments,
trails and amenities. The capital plan also includes updates to the Townships Parks and
Recreation Master Plan and additional supporting studies related to the Waterfront Plan
Development.
The gross capital cost for the capital program totals $7.4 million. Deductions in
recognition of the benefits existing development, development outside of the forecast
period and anticipated grant funding have been made totaling $4.7 million. Further, a
reduction to recognize the D.C. reserve balance of $350,000 has been made.
As a result, $2.4 million has been included in the calculation of the charge. As the
predominant users of parks and recreation services tend to be residents of the
Township, the forecast D.C.-recoverable costs have been allocated 95% to future
residential development and 5% to future non-residential development. Therefore, $2.3
million, and $0.1 million have been allocated to residential and non-residential
developments, respectively.
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PAGE 5-4
5.2.4 Growth-Related Studies (Class of Services)
Section 7 of the D.C.A. states that a D.C. by-law may provide for any D.C. eligible
service or the capital costs with respect to those services. 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 comprises the
following services:
- Services Related to a Highway;
- Fire Protection Services;
- Parks and Recreation Services; and
- Land.
The following provides a list of the studies that have been identified for the 10-year
forecast period:
- Development Charge Studies (and update studies);
- Zoning By-law update;
- Long Sault Secondary Plan; and
- Ingleside Secondary Plan.
The list of growth-related studies, as provided in Table 5-4, has an estimated gross
capital cost of approximately $492,000. For planning-related studies, a deduction of
10% of the growth-related costs, totaling $34,700, has been applied to recognize the
extent to which the studies relate to non-D.C.-eligible services. Furthermore, after
accounting for the benefit to existing development deduction of $15,700 and adding cost
for the existing D.C. reserve fund deficit of $30,000, results in net D.C. recoverable
costs of $440,000.
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Planning-related studies and future D.C. background studies have been allocated to the
services in the following manner based on the share of D.C. eligible costs by service
area:
- Services Related to a Highway - 21.6%;
- Fire Protection Services - 47.7%;
- Parks and Recreation Services - 26.6%; and
- Land - 4.0%.
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 (i.e. 65% residential and 35% non-residential).
5.2.5 Land - 10-Year Forecast Period
Land related to D.C. eligible services is considered a class of service under the D.C.A.,
similar to growth-related studies.
The land costs included in this subsection are related to the anticipated capital costs for
services that are restricted to 10 years (i.e. parks and recreation services, and fire
protection services). The Township has identified the need for land acquisition related to
fire station #1's expansion and the land for the planned multi-use community hub. The
total estimated cost for these lands is $415,000. A deduction of $58,800 has been made
to address the share of the costs that are anticipated to benefit growth within existing
development over the forecast period. As a result, the net D.C.-recoverable cost to be
included in the calculations is $356,200.
The shares of these costs between residential and non-residential development reflect
the shares identified for each specific service area above and their share of total capital
costs included within the charge. This results in the aggregate share being 90%
residential and 10% non-residential. Land costs are presented in Table 5-6.
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PAGE 5-6
Table 5-1
Infrastructure Costs Included in the Development Charge Calculation
Roads and Related Services
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2025 to 2035
52%
48%
Roads & Trails
-
-
-
-
-
-
-
1
Installation of new Streetlights 3-5 locations (per year)
2025-2035
150,000
-
150,000
127,500
22,500
11,700
10,800
2
Multi-Use Pathway (CR 2)
2025-2035
2,494,000
-
2,494,000
2,120,400
373,600
194,272
179,328
3
Sidewalks and Cross Walk (Long Sault)
2025-2035
1,010,000
-
1,010,000
858,700
151,300
78,676
72,624
4
Ingleside Pedestrial Crossings (2-4 crossings)
2025-2035
100,000
-
100,000
85,000
15,000
7,800
7,200
5
Sidewalks and Cross Walk (Ingleside)
2025-2035
113,000
-
113,000
96,100
16,900
8,788
8,112
-
-
-
-
-
-
-
Facilities
-
-
-
-
-
-
-
6
Public Works Garage Expansion
2025-2035
579,200
-
579,200
289,600
289,600
150,592
139,008
-
-
-
-
-
-
-
Vehicles and Equipment
-
-
-
-
-
-
-
7
Snow Plow
2025-2035
450,000
-
450,000
-
450,000
234,000
216,000
8
Sidewalk Plow
2025-2035
300,000
-
300,000
-
300,000
156,000
144,000
9
Truck and Trailer
2025-2035
120,000
-
120,000
-
120,000
62,400
57,600
-
-
-
-
-
-
-
Studies
-
-
-
-
-
-
-
10
Transporation Master Plan and Active Transportation Master 2025-2035
150,000
-
150,000
37,500
112,500
58,500
54,000
-
-
-
-
-
-
-
Reserve Fund Adjustment
57,778
-
57,778
-
57,778
30,045
27,733
Total
5,523,978
-
-
5,523,978
3,614,800
-
1,909,178
992,773
916,405
Increased Service Needs Attributable to Anticipated
Development
Timing
(year)
Gross Capital
Cost Estimate
(2025$)
Post
Period
Benefit
Other
Deductions
Total
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Watson & Associates Economists Ltd.
PAGE 5-7
Table 5-2
Infrastructure Costs Included in the Development Charge Calculation
Fire Protection Services
Less:
Potential D.C. Recoverable Cost
Proj.
No.
Residential
Share
Non-
Residential
Share
2025 to 2035
52%
48%
1
Fire Station 2 Replacement/Expansion
2026-2035
4,300,000
-
4,300,000
1,681,800
2,618,200
1,361,464
1,256,736
2
Fire Station 1 Replacement/Expansion
2026-2035
4,300,000
875,193
3,424,807
2,580,000
844,807
439,299
405,507
Studies
-
-
-
-
-
-
-
3
Fire Master Plan
2030-2035
121,000
-
121,000
30,300
90,700
47,164
43,536
-
-
-
-
-
-
-
Reserve Fund Adjustment
650,356
-
650,356
-
650,356
338,185
312,171
-
-
-
-
-
-
-
Total
9,371,356
875,193
8,496,163
4,292,100
-
4,204,063
2,186,113
2,017,950
Increased Service Needs Attributable
to Anticipated Development
Timing
(year)
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
Watson & Associates Economists Ltd.
PAGE 5-8
Table 5-3
Infrastructure Costs Included in the Development Charge Calculation
Parks and Recreation Services
Proj. No.
Residential
Share
Non-
Residential
Share
2025 to 2035
95%
5%
Facilities
-
-
-
-
-
-
-
1
Provision for Additional Facility
Space
2025-2035
1,282,000
1,147,469
134,531
-
134,531
127,805
6,727
-
-
-
-
-
-
-
Parkland Development, Trails,
& Amenities
-
-
-
-
-
-
2
Neighbourhood Park Development
2025-2035
2,248,500
2,248,500
-
2,248,500
2,136,075
112,425
3
Waterfront Master Plan
Implementation
2025-2035
2,500,000
-
2,500,000
2,258,300
161,133
80,567
76,538
4,028
4
Chase Meadows Landscaping
2027
40,000
-
40,000
-
40,000
38,000
2,000
5
PART 1 - Parkway to Moulinette
Trail (Length: 400m)
2025
194,800
-
194,800
176,000
18,800
17,860
940
6
PART 2 - Moulinette - Milles
Roches Trail (Length: 900m)
2026-2031
266,200
-
266,200
240,500
25,700
24,415
1,285
7
PART 3 - Milles Roches -
Forrester Way Trail (Length: 620m)
2026-2031
193,000
-
193,000
174,300
18,700
17,765
935
8
Saunders Avenue to McNiff Avenue
(North-South) Trail (Length: 400m)
2026-2034
194,800
-
194,800
176,000
18,800
17,860
940
9
Farran Drive to College Street Trail
(Length: 715m)
2026-2034
211,500
-
211,500
191,100
20,400
19,380
1,020
Fleet
10
Provision for Additional Fleet
2025-2035
24,030
-
24,030
-
24,030
22,828
1,201
Studies
-
-
-
-
-
-
-
11
Parks and Recreation Master Plan
2025-2035
69,500
-
69,500
17,400
52,100
49,495
2,605
12
Waterfront Plan Development -
Supporting Studies / Design /
Place making
2025-2035
173,800
-
173,800
157,000
16,800
15,960
840
-
-
-
-
-
-
Reserve Fund Adjustment
-
-
(349,582)
(332,103)
(17,479)
-
-
-
-
-
-
Total
7,398,130
1,147,469
-
6,250,661
3,390,600
161,133
2,349,346
2,231,879
117,467
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Attributable
to New
Total
Gross Capital
Cost Estimate
(2025$)
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Post Period
Benefit
Other
Deductions
Net Capital Cost
Less:
Potential D.C. Recoverable Cost
Watson & Associates Economists Ltd.
PAGE 5-9
Table 5-4
Infrastructure Costs Included in the Development Charge Calculation
Growth-Related Studies
Table 5-5
Infrastructure Costs Covered in the D.C. Calculation
Growth-Related Studies - Residential/Non-Residential Shares
Residential
Share
Non-
Residential
Share
2025 to 2035
41%
59%
1
Development Charges Study
2030
42,700
49,500
-
49,500
-
49,500
20,302
29,198
2
Development Charges Study
2035
42,700
49,500
-
49,500
-
49,500
20,302
29,198
3
Zoning By-law Update
2025-2031
42,700
62,700
-
4,700
58,000
15,700
42,300
17,349
24,951
4
Long Sault Secondary Plan
2027
150,000
-
15,000
135,000
-
135,000
55,370
79,630
5
Ingleside Secondary Plan
2027
150,000
-
15,000
135,000
-
135,000
55,370
79,630
Reserve Fund Adjustment
30,314
-
30,314
-
30,314
12,433
17,881
Total
128,100
492,014
-
34,700
457,314
15,700
-
441,614
181,127
260,487
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Total
Less:
Potential D.C. Recoverable Cost
Other
Deductions
(to recognize
benefit to
non-D.C.
services)
Gross
Capital
Cost
Estimate
(2022$)
Proj.
No.
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Gross
Capital Cost
Estimate
(2025$)
Post
Period
Benefit
Class/ Service
Total Study Costs Residential Share
Non-Residential
Share
Fire Protection Services
210,525
109,473
101,052
Services Related to a Highway
95,605
49,715
45,890
Parks and Recreation Services
117,647
111,765
5,882
Land
17,837
16,101
1,736
Total
441,614
287,054
154,561
Residential/Non-Residential %
65%
35%
Watson & Associates Economists Ltd.
PAGE 5-10
Table 5-6
Township of South Stormont
Infrastructure Costs Included in the Development Charge Calculation
Land
Residential
Share
Non-
Residential
Share
2025 to 2035
Fire Protection Services
-
-
-
-
1
Fire Station #1
2026-2035
98,000
-
98,000
58,800
39,200
20,384
18,816
Parks and Recreation Services
-
-
-
-
2
Land for Multi-use Community Hub
at Long Sault Arena (2 acres)
2025-2035
317,000
-
317,000
-
317,000
301,150
15,850
Total
415,000
-
415,000
58,800
-
356,200
321,534
34,666
Proj.
No.
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Gross
Capital Cost
Estimate
(2025$)
Post
Period
Benefit
Net Capital
Cost
Less:
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Total
Varies
Potential D.C. Recoverable Cost
Watson & Associates Economists Ltd.
Chapter 6
Development Charge
Calculation
Watson & Associates Economists Ltd.
PAGE 6-1
6. Development Charge Calculation
Table 6-1 calculates the proposed D.C.s to be imposed on development for all
Township-wide services over the 10-year forecast period. The D.C. eligible costs for
each service were determined in Chapter 5 for all Township services, based on their
associated capital programs.
The calculation for residential development is generated on a per capita basis and is
based upon five (5) forms of housing types (singles and semi-detached dwellings, other
multiple dwellings, bachelor and 1-bedroom apartments, 2+ bedrooms apartments, and
special care/special dwelling units). The non-residential D.C. has been calculated on a
uniform per sq.ft. of G.F.A. basis for all types of non-residential development (primary,
industrial, commercial, and institutional).
For the residential calculations, the total cost is divided by the "gross" (new resident)
population to determine the per capita amount. The residential D.C. recoverable capital
cost calculations set out in Chapter 5 are based on the net anticipated population
increase (the forecast new unit population less the anticipated decline in existing units).
The cost per capita is then multiplied by the average occupancy of the new units
(Appendix A, Schedule 3) to calculate the charges in Tables 6-2.
Table 6-2 provides the schedule of charges that is applicable for all services by type of
development, for residential and non-residential developments in 2025$ values. Table
6-3 presents the calculated schedule of charges inflated to 2026$ values to reflect the
year of when the charges will be imposed.
Tables 6-4 and 6-5 provide a comparison of the current D.C.s and the charges
proposed herein in 2026$ values. These comparisons are provided for a single-
detached residential house and non-residential development. The calculated charges
for new development are $9,879 for a single detached residential house, representing
an increase of $4,591 over the Township's current D.C.s. The calculated non-residential
D.C.s for new development are $0.64 per sq.ft. of G.F.A. representing an increase of
$0.32 per sq.ft. compared to the Township's current D.C.s.
Watson & Associates Economists Ltd.
PAGE 6-2
Table 6-1
Township-Wide D.C. Calculation for the 10-year Forecast Period
2025$
2025$ D.C.-Eligible Cost
2025$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
1. Services Related to a Highway
992,773
916,405
1,573
0.18
2. Fire Protection Services
2,186,113
2,017,950
3,464
0.38
3.
Parks and Recreation Services
2,231,879
117,467
3,537
0.02
4.
Growth-Related Studies
287,054
154,561
455
0.03
5.
Land
321,534
34,666
510
0.01
TOTAL
6,019,351
$3,241,049
$9,539
$0.62
D.C.-Eligible Capital Cost
$6,019,351
$3,241,049
10-Year Gross Population/GFA Growth (sq.ft.)
1,766
5,240,300
Cost Per Capita/Non-Residential GFA (sq.ft.)
$3,408.47
$0.62
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.799
$9,540
Other Multiples
2.263
$7,713
Apartments - 2 Bedrooms +
1.764
$6,013
Apartments - Bachelor and 1 Bedroom
1.314
$4,480
Special Care/Special Dwelling Units
1.100
$3,749
Watson & Associates Economists Ltd.
PAGE 6-1
Table 6-2
Calculated Schedule of Development Charges by Service and Class of Services
($2025)
Table 6-3
Calculated Schedule of Development Charges by Service and Class of Services
($2026)
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Services Related to a Highway
1,573
1,272
991
739
618
0.18
Fire Protection Services
3,464
2,800
2,183
1,627
1,361
0.38
Parks and Recreation Services
3,537
2,859
2,229
1,661
1,390
0.02
Land
510
412
321
239
200
0.01
Growth-Related Studies
455
368
287
214
179
0.03
Total Municipal Wide Services/Class of Services
9,539
7,711
6,011
4,480
3,748
0.62
Service/Class of Service
RESIDENTIAL
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Services Related to a Highway
1,629
1,317
1,026
765
640
0.19
Fire Protection Services
3,587
2,900
2,261
1,685
1,409
0.39
Parks and Recreation Services
3,663
2,961
2,308
1,720
1,439
0.02
Land
528
427
332
248
207
0.01
Growth-Related Studies
471
381
297
222
185
0.03
Total Municipal Wide Services/Class of Services
9,879
7,986
6,225
4,640
3,881
0.64
RESIDENTIAL
Service/Class of Service
Watson & Associates Economists Ltd.
PAGE 6-2
Table 6-4
Single Detached Residential House D.C. Comparison
(2026$)
Table 6-5
Non-Residential House D.C. Comparison per sq.ft. of Gross Floor Area
(2026$)
Service/Class of Service
Current
Calculated
Change ($)
Change (%)
Municipal Wide Services/Classes:
Services Related to a Highway
1,141
1,629
488
43%
Fire Protection Services
1,213
3,587
2,374
196%
Parks and Recreation Services
2,821
3,663
842
30%
Land
-
528
528
n/a
Growth-Related Studies
113
471
358
317%
Total Municipal Wide Services/Classes
5,288
9,879
4,591
87%
Service/Class of Service
Current
Calculated
Change ($)
Change (%)
Municipal Wide Services/Classes:
Services Related to a Highway
0.14
0.19
0.05
33%
Fire Protection Services
0.15
0.39
0.24
162%
Parks and Recreation Services
0.03
0.02
(0.01)
-31%
Land
-
0.01
0.01
n/a
Growth-Related Studies
-
0.03
0.03
n/a
Total Municipal Wide Services/Classes
0.32
0.64
0.32
101%
Watson & Associates Economists Ltd.
Chapter 7
Development Charge Policy
Recommendations and By-law
Rules
Watson & Associates Economists Ltd.
PAGE 7-1
7. Development Charge Policy Recommendations
and By-law Rules
7.1 Introduction
This chapter outlines the D.C. policy recommendations and by-law rules.
Subsection 5 (1) 9 of the D.C.A. states that rules must be developed:
"to determine if a development charge is payable in any particular case
and to determine the amount of the charge, subject to the limitations set
out in subsection 6."
Paragraph 10 of the section goes on to state that the rules may provide for exemptions,
phasing in and/or indexing of D.C.s.
Subsection 5 (6) establishes the following restrictions on the rules:
- the total of all D.C.s that would be imposed on anticipated development must
not exceed the capital costs determined under subsection 5 (1) 2-7 for all
services involved;
- if the rules expressly identify a type of development, they must not provide for
it to pay D.C.s that exceed the capital costs that arise from the increase in the
need for service for that type of development; however, this requirement does
not relate to any particular development; and
- if the rules provide for a type of development to have a lower D.C. than is
allowed, the rules for determining D.C.s may not provide for any resulting
shortfall to be made up via other development.
With respect to "the rules," section 6 states that a D.C. by-law must expressly address
the matters referred to above regarding subsection 5 (1) paragraphs 9 and 10, as well
as how the rules apply to the redevelopment of land.
The rules provided give consideration for the recent amendments to the D.C.A. as
summarized in Chapter 1. These policies, however, are provided for Council's
consideration and may be refined prior to adoption of the by-law.
Watson & Associates Economists Ltd.
PAGE 7-2
7.2 Development Charge By-law Structure
It is recommended that:
- The Township uses a uniform Township-wide D.C. calculation for the
following services/class of services:
o Services Related to a Highway;
o Fire Protection Services;
o Parks and Recreation Services;
o Land; and
o Growth-related Studies.
7.3 D.C. By-law Rules
The following subsections set out the recommended rules governing the calculation,
payment and collection of D.C.s in accordance with section 6 of the D.C.A.
It is recommended that the following sections provide the basis for the D.C.s.:
7.3.1 Payment in any Particular Case
In accordance with the D.C.A., subsection 2 (2), a D.C. be calculated, payable, and
collected where the development requires one or more of the following:
"(a) the passing of a zoning by-law or of an amendment to a zoning by-
law under section 34 of the Planning Act;
(b) the approval of a minor variance under section 45 of the Planning
Act;
(c) a conveyance of land to which a by-law passed under subsection 50
(7) of the Planning Act applies;
(d) the approval of a plan of subdivision under section 51 of the Planning
Act;
(e) a consent under section 53 of the Planning Act;
(f) the approval of a description under section 9 of the Condominium
Act, 1998; or
Watson & Associates Economists Ltd.
PAGE 7-3
(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 were utilized in the calculation of the charge:
1) Costs allocated to residential uses will be assigned to different types of
residential units based on the average occupancy for each housing type
constructed during the previous decade. Costs allocated to non-residential uses
will be assigned based on the number of square feet of G.F.A. constructed for
eligible uses (i.e., retail and non-retail).
2) Costs allocated to residential and non-residential uses are based upon a number
of conventions, as may be suited to each municipal circumstance, for example:
- For parks and recreation services, a 5% non-residential attribution has
been made to recognize use by the non-residential sector; and
- For services related to a highway and fire protection services a 52%
residential/48% non-residential attribution has been made based on a
population vs. employment growth ratio over the forecast period;
- With respect to growth-related studies and land (i.e., classes of D.C.-
eligible services), the residential/non-residential allocation is based on the
allocation identified above for the D.C.-eligible service
7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)
Where, as a result of the redevelopment of land, a building or structure existing on the
same land within 60 months (five years) prior to the date of payment of D.C.s in regard
to such redevelopment was, or is to be demolished, in whole or in part, or converted
from one principal use to another principal use on the same land, in order to facilitate
the redevelopment, the D.C.s otherwise payable with respect to such redevelopment
shall be reduced by the following amounts:
- In the case of a residential building or structure, or in the case of a mixed-use
building or structure, the residential uses in the mixed-use building or
structure, an amount calculated by multiplying the applicable D.C. by the
Watson & Associates Economists Ltd.
PAGE 7-4
number, according to type, of dwelling units that have been or will be
demolished or converted to another principal use; and
- In the case of a non-residential building or structure or, in the case of mixed-
use building or structure, the non-residential uses in the mixed-use building or
structure, an amount calculated by multiplying the applicable D.C., by the
G.F.A. that has been or will be demolished or converted to another principal
use;
The demolition/conversion credit is allowed only if the land was improved by occupied
structures, and if the demolition permit related to the site was issued less than 60
months (five years) prior to the issuance of a building permit.
7.3.4 Exemptions (full or partial)
Statutory exemptions include the following:
- industrial building additions of up to and including 50% of the existing G.F.A.
(defined in O. Reg. 82/98, section 1) of the building; for industrial building
additions that exceed 50% of the existing G.F.A., only the portion of the
addition in excess of 50% is subject to D.C.s (subsection 4 (3) of the D.C.A.);
- buildings or structures owned by and used for the purposes of any
municipality, local board, or Board of Education (section 3);
- The addition of up to 2 units in an existing or new detached, semi-detached,
or rowhouse (including in an ancillary structure);
- One additional unit or 1% of existing units in an existing rental residential
building;
- a university in Ontario that receives direct, regular, and ongoing operating
funding from the Government of Ontario;
- affordable units;
- attainable units (to be in force at a later date);
- affordable inclusionary zoning units;
- non-profit housing;
- long-term care homes; and
- discount for rental housing units based on bedroom size (i.e. three or more
bedrooms - 25% reduction, two bedrooms - 20% reduction, and all others -
15% reduction).
Watson & Associates Economists Ltd.
PAGE 7-5
Non-statutory (discretionary exemptions) include the following:
- Bona-Fide Farm Buildings; and
- Place of worship or cemetery.
7.3.5 Timing of Collection
The D.C.s for all services and class of services proceeding through subdivision and/or
consent, 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 Township
and an owner under section 27 of the D.C.A.
Rental housing and institutional developments will pay D.C.s in six equal annual
payments commencing at occupancy, and then on the anniversary of occupancy for the
following five (5) years. Interest will not be charged on these payments. Further, the
requirement for an early payment agreement for residential and institutional
development is no longer required.
Moreover, the D.C. amount for all developments occurring within two (2) years of a Site
Plan or Zoning By-law Amendment planning approval (for applications submitted and
approved after January 1, 2020, and June 5, 2024), shall be determined based on the
D.C. in effect on the day of the applicable Site Plan or Zoning By-law Amendment
application. The D.C. amount for all developments occurring within eighteen (18)
months of a Site Plan or Zoning By-law Amendment planning approval (for applications
received on or after January 1, 2020, that 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. At the time of site plan or zoning by-law
amendment application, the D.C.s payable are the lower of the "frozen" rate plus
interest, or the rate in for on the date D.C.s are payable.
Instalment payments and payments determined at the time of Site Plan or Zoning By-
law Amendment application are subject to annual interest charges. The maximum
interest rate the Township can impose is the average prime rate plus 1% as defined in
subsection 26.3(1) of the Act.
D.C. payments for non-rental residential developments have been deferred, from the
time of first building permit to time of occupancy. Furthermore, the requirement for an
early payment agreement for residential and institutional development is no longer
needed if an applicant wishes to pay their charges earlier than otherwise required..
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7.3.6 Indexing
Indexing of the D.C.s shall be implemented on a mandatory basis annually commencing
on January 1st, in accordance with the Statistics Canada Quarterly, Non-Residential
Building Construction Price Index, for the third quarter results.
7.3.7 Development Charge Spatial Applicability
The D.C.A. historically has provided the opportunity for a municipality to impose
municipal-wide charges or area specific charges. Subsections 2 (7) and 2 (8) of the
D.C.A. provide that a D.C. by-law may apply to the entire municipality or only part of it
and more than one D.C. by-law may apply to the same area. The D.C.A. requires
municipalities to consider the application of municipal-wide and area-specific D.C.s.
Subsection 10 (2) (c.1) requires Council to consider the use of more than one D.C. by-
law to reflect different needs from services in different areas. Most municipalities in
Ontario have established uniform, municipal-wide D.C.s. When area-specific charges
are used, it is generally to underpin master servicing and front-end financing
arrangements for more localized capital costs.
The rationale for maintaining a Township-wide D.C. approach for non-water and
wastewater services is based, in part, on the following:
1. All Township services, except for water, wastewater, and stormwater services,
require that the average 15-year service standard be calculated. This average
service standard multiplied by growth in the Township, establishes an upper
ceiling on the amount of funds that can be collected from all developing
landowners. Section 4 (4) of O. Reg. 82/98 provides that "if a development
charge by-law applies to a part of the municipality, the level of service and
average level of service cannot exceed that which would be determined if the by-
law applied to the whole municipality." Put in layman terms, the average service
standard multiplied by the growth within the specific area would establish an
area-specific ceiling which would significantly reduce the total revenue
recoverable for the Township hence potentially resulting in D.C. revenue
shortfalls and impacts on property taxes.
2. Expanding on item 1, attempting to impose an area charge potentially causes
equity issues in transitioning from a Township-wide approach to an area-specific
approach. For example, if all services were now built (and funded) within Area A
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PAGE 7-7
(which is 75% built out) and this was funded with some revenues from Areas B
and C, moving to an area-rating approach would see Area A contribute no funds
to the costs of services in Areas B and C. The D.C.s would be lower in Area A
(as all services are now funded) and higher in Areas B and C. As well, funding
shortfalls may then potentially encourage the municipality to provide less services
to Areas B and C due to reduced revenue.
3. Many services provided (roads, parks, and recreation facilities) are not restricted
to one specific area and are often used by all residents. For example, arenas
located in different parts of the Township will be used by residents from all areas
depending on the programing of the facility (i.e., a public skate is available each
night, but at a different arena; hence usage of any one facility at any given time is
based on programming availability).
Based on the foregoing and discussions with Township staff, Township-wide D.C.s has
been adopted for all services and class of services included within the calculation of the
charge.
7.4 Other D.C. By-law Provisions
7.4.1 Categories of Services for Reserve Fund and Credit Purposes
It is recommended that the Township's D.C. collections be contributed into five (5)
separate reserve funds, including:
- Fire Protection Services;
- Services Related to a Highway;
- Parks and Recreation Services;
- Growth-Related Studies; and
- Land.
7.4.2 By-law In-force Date
The proposed by-law under D.C.A. will come into force at the time of by-law passage.
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7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter-
Reserve Fund Borrowing
The minimum interest rate is the Bank of Canada rate on the day on which the by-law
comes into force (as per s.11 of O. Reg. 82/98).
7.5 Other Recommendations
The following recommendations are required to be approved by Council to ensure the
background study, and assumptions within it, are accepted as a basis for approval of
the by-law. These recommendations are often included in a supporting staff report to
Council for approval of the background study and D.C. by-law.
It is recommended that Council:
"Whenever appropriate, request that grants, subsidies and other
contributions be clearly designated by the donor as being to the benefit of
existing development or new development, as applicable;"
"Adopt the assumptions contained herein as an 'anticipation' with respect
to capital grants, subsidies, and other contributions;"
"Adopt the D.C. approach to calculate the charges on a uniform Township-
wide basis for all services and class of services;"
"Approve the capital project listing set out in Chapter 5 of the D.C.
Background Study dated January 16, 2026, subject to further annual
review during the capital budget process;"
"Approve the Local Service Policy contained in Appendix D of the D.C.
Background Study dated January 14, 2026"
"Approve the D.C. Background Study dated January 16, 2026 as
amended (if applicable);"
"Determine that no further public meeting is required;" and
"Approve the D.C. By-law as set out in Appendix G."
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Chapter 8
Asset Management Plan
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PAGE 8-1
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.
In 2012, the Province developed Building Together: Guide for Municipal Asset
Management Plans which outlines the key elements for an A.M.P., as follows:
State of local infrastructure: asset types, quantities, age, condition, financial
accounting valuation and replacement cost valuation.
Desired levels of service: defines levels of service through performance measures
and discusses any external trends or issues that may affect expected levels of service
or the municipality's ability to meet them (for example, new accessibility standards,
climate change impacts).
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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.
The above provides for the general approach to be considered by Ontario
municipalities. At this time, there is not a mandated approach for municipalities hence
leaving discretion to individual municipalities as to how they plan for the long-term
replacement of their assets. The Township's most recent A.M.P. does not include all the
assets identified in this background study. As a result, the asset management
requirement for this D.C. Background Study has been undertaken independently of the
Township's A.M.P.
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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PAGE 8-3
8.2 Asset Management Plan
In recognition to the schematic in Section 8.1, the following table (presented in 2025$)
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
Township 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 2026 D.C. capital works have been presented based on a
straight-line amortization 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 $2.1 million. Of this total, $0.8
million relates the annual debt payment costs for benefit to existing development
of growth-related needs and $0.15 million relates to debt payments for post-
period benefit costs.
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
$1.4 million. This amount, totalled with the existing operating revenues of $24.0
million, provides annual revenues of $25.4 million by the end of the period.
6. In consideration of the above, the capital plan is deemed to be financially
sustainable.
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PAGE 8-4
Table 8-1
Asset Management - Future Expenditures and Associated Revenues (2025$)
Asset Management - Future
Expenditures and Associated Revenues
2035 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth
Related Capital1
$ 825,325
Annual Debt Payment on Post Period
Capital2
$ 148,831
Lifecycle:
Annual Lifecycle - Municipal-wide Services
$ 256,256
Sub-Total - Annual Lifecycle
256,256
$
Incremental Operating Costs
(for D.C. Services)
888,919
$
Total Expenditures
2,119,330
$
Revenue (Annualized)
Total Existing Revenue3
23,955,983
$
Incremental Tax and Non-Tax Revenue
(User Fees, Fines, Licences, etc.)
1,439,667
$
Total Revenues
25,395,650
$
3 As per Sch. 10 of FIR
1 Non-Growth Related component of Projects
2 Interim Debt Financing for Post Period Benefit
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PAGE 8-1
Chapter 9
By-law Implementation
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PAGE 9-1
9. By-law Implementation
9.1 Introduction
This chapter addresses the mandatory, formal public consultation process (section
9.1.1), as well as the optional, informal consultation process (section 9.1.2). 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.
9.1.1 Public Meeting of Council
Section 12 of the D.C.A. indicates that before passing a D.C. by-law, Council must hold
at least one public meeting, giving at least 20 clear days' notice thereof, in accordance
with the Regulation. Council must also ensure that the proposed by-law and background
report are made available to the public at least two weeks prior to the (first) meeting.
Any person who attends such a meeting may make representations related to the
proposed by-law.
If a proposed by-law is changed following such a meeting, Council must determine
whether a further meeting (under this section) is necessary (i.e., if the proposed by-law
which is proposed for adoption has been changed in any respect, Council should
formally consider whether an additional public meeting is required, incorporating this
determination as part of the final by-law or associated resolution). It is noted that
Council's decision, once made, is final and not subject to review by a Court or the
Ontario Land Tribunal (OLT).
9.1.2 Other Consultation Activity
There are three broad groupings of the public who are generally the most concerned
with municipal D.C. policy:
1. The first grouping is the residential development community, consisting of land
developers and builders, who are typically responsible for generating the majority
of the D.C. revenues. Others, such as realtors, are directly impacted by D.C.
policy. They are, therefore, potentially interested in all aspects of the charge,
particularly the quantum by unit type, projects to be funded by the D.C. and the
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PAGE 9-2
timing thereof, and municipal policy with respect to development agreements,
D.C. credits and front-ending requirements.
2. The second public grouping embraces the public at large and includes taxpayer
coalition groups and others interested in public policy.
3. The third grouping is the industrial/commercial/institutional development sector,
consisting of land developers and major owners or organizations with significant
construction plans, such as hotels, entertainment complexes, shopping centres,
offices, industrial buildings, and institutions. Also involved are organizations such
as Industry Associations, the Chamber of Commerce, the Board of Trade, and
the Economic Development Agencies, who are all potentially interested in
municipal D.C. policy. Their primary concern is frequently with the quantum of the
charge, G.F.A. exclusions such as basements, mechanical or indoor parking
areas, or exemptions and phase-in or capping provisions in order to moderate
the impact.
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.
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PAGE 9-3
9.3 Implementation Requirements
9.3.1 Introduction
Once the Township has calculated the charge, prepared the complete background
study, carried out the public process and passed a new by-law, the emphasis shifts to
implementation matters. These include notices, potential appeals and complaints,
credits, front-ending agreements, subdivision agreement conditions and finally the
collection of revenues and funding of projects.
The sections that follow present an overview of the requirements in each case.
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
Township Clerk shall give written notice of the passing and of the last day for appealing
the by-law (the day that is 40 days after the day it was passed). Such notice must be
given no later than 20 days after the day the by-law is passed (i.e., as of the day of
newspaper publication or the mailing of the notice).
Section 10 of O. Reg. 82/98 further defines the notice requirements which are
summarized as follows:
- notice may be given by publication in a newspaper which is (in the Clerk's
opinion) of sufficient circulation to give the public reasonable notice, or by
personal service, fax, or mail to every owner of land in the area to which the
by-law relates;
- subsection 10 (4) lists the persons/organizations who must be given notice;
and
- subsection 10 (5) lists the eight items that the notice must cover.
9.3.3 By-law Pamphlet
In addition to the "notice" information, the Township must prepare a "pamphlet"
explaining each D.C. by-law in force, setting out:
- a description of the general purpose of the D.C.s;
- the "rules" for determining if a charge is payable in a particular case and for
determining the amount of the charge;
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PAGE 9-4
- 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 Township 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 Township Clerk, setting out the objection to the by-law and the reasons
supporting the objection. This must be done by the last day for appealing the by-law,
which is 40 days after the by-law is passed.
The Township is conducting a public consultation process in order to address the issues
that come forward as part of that process, thereby avoiding or reducing the need for an
appeal to be made.
9.3.5 Complaints
A person required to pay a D.C., or his agent, may complain to the Township Council
imposing the charge that:
- the amount of the charge was incorrectly determined;
- the reduction to be used against the D.C. was incorrectly determined; or
- there was an error in the application of the D.C.
Sections 20 to 25 of the D.C.A. set out the requirements that exist, including the fact
that a complaint may not be made later than 90 days after a D.C. (or any part of it) is
payable. A complainant may appeal the decision of Township Council to the OLT.
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PAGE 9-5
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 Township and one or more landowners may enter into a front-ending agreement
that provides for the costs of a project that will benefit an area in the Township to which
the D.C. by-law applies. Such an agreement can provide for the costs to be borne by
one or more parties to the agreement who are, in turn, reimbursed in future by persons
who develop land defined in the agreement.
Part III of the D.C.A. (sections 44 to 58) addresses front-ending agreements and
removes some of the obstacles to their use, which were contained in the Development
Charges Act, 1989. Accordingly, the Township assesses whether this mechanism is
appropriate for its use, as part of funding projects prior to Township funds being
available.
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."
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PAGE 9-6
It is also noted that subsection 59 (4) of the D.C.A. requires that the municipal approval
authority for a draft plan of subdivision under subsection 51 (31) of the Planning Act,
use its power to impose conditions to ensure that the first purchaser of newly subdivided
land is informed of all the D.C.s related to the development, at the time the land is
transferred.
In this regard, if the municipality in question is a commenting agency, in order to comply
with subsection 59 (4) of the D.C.A. it would need to provide to the approval authority
information regarding the applicable municipal D.C.s related to the site.
If the Township is an approval authority for the purposes of section 51 of the Planning
Act, it would be responsible to ensure that it collects information from all entities that
can impose a D.C.
The most effective way to ensure that purchasers are aware of this condition would be
to require it as a provision in a registered subdivision agreement, so that any purchaser
of the property would be aware of the charges at the time the title was searched prior to
closing a transaction conveying the lands.
Appendices
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PAGE A-1
Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
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PAGE A-2
Schedule 1
Township of South Stormont
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 4.1% 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 of Stormont, Dundas and Glengarry Growth Management Strategy Report, September 6, 2023, and discussions with
Township of South Stormont staff regarding servicing and land supply by Watson & Associates Economists Ltd.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings [2]
Apartments [3]
Other
Total
Households
Equivalent
Institutional
Households
13,130
12,617
187
12,430
4,500
73
170
54
4,797
170
2.630
13,640
13,110
155
12,955
4,770
105
205
65
5,145
141
2.548
14,120
13,570
160
13,410
4,995
125
220
70
5,410
145
2.508
14,760
14,187
168
14,019
5,248
147
233
70
5,698
153
2.490
16,340
15,705
209
15,496
5,710
238
371
70
6,389
190
2.458
18,360
17,640
275
17,365
6,192
376
623
70
7,261
250
2.429
510
493
-32
525
270
32
35
11
348
-29
480
460
5
455
225
20
15
5
265
4
640
617
8
609
253
22
13
0
288
8
1,580
1,518
41
1,477
462
91
138
0
691
37
3,600
3,453
107
3,346
944
229
390
0
1,563
97
Mid 2025 - Mid 2035
Population
(Including
Census
Undercount) [1]
Year
Excluding Census Undercount
Housing Units
Person Per
Unit (P.P.U.):
Total
Population/
Total
Households
Historical
Mid 2025 - Mid 2051
Mid 2051
Forecast
Incremental
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Mid 2025
Mid 2035
Mid 2021 - Mid 2025
Watson & Associates Economists Ltd.
PAGE A-3
Schedule 2
Township of South Stormont
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
417
91
138
646
1,599
-80
1,519
41
1,560
2025 - 2051
853
229
390
1,472
3,543
-146
3,397
107
3,504
2025 - 2035
248
23
28
299
792
-34
758
0
758
2025 - 2051
520
58
78
656
1,714
-61
1,653
0
1,653
2025 - 2035
104
68
110
282
625
-26
599
41
640
2025 - 2051
191
171
312
674
1,432
-48
1,384
107
1,491
2025 - 2035
65
0
0
65
182
-20
162
0
162
2025 - 2051
142
0
0
142
397
-37
360
0
360
2025 - 2035
45
0
0
45
126
-168
-42
0
-42
2025 - 2051
91
0
0
91
255
-306
-51
0
-51
2025 - 2035
462
91
138
691
1,725
-248
1,477
41
1,518
2025 - 2051
944
229
390
1,563
3,798
-452
3,346
107
3,453
Development
Timing
Single & Semi-
Detached
Multiples[1]
Apartments[2]
Total
Gross
Population
Existing Unit
Net Population
Increase,
Excluding
Institutional
Institutional
Population
Net Population
Including
Institutional
Location
Residential
Units
In New Units
Population
Change
Long Sault
Urban
Ingleside
Other Water (St.
Andrews West /
Eamers & Newington)
Rural
Township of South
Stormont
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PAGE A-4
Schedule 3
Township of South Stormont
Current Year Growth Forecast
Mid-2021 to Mid-2025
Mid 2021 Population
13,570
Occupants of
Units (2)
288
New Housing Units,
multiplied by P.P.U. (3)
2.778
Mid 2021 to Mid 2025
gross population increase
800
800
Occupants of New
Units
8
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2021 to Mid 2025
gross population increase
8
8
Change in Housing
Units (4)
5,410
Unit Occupancy,
multiplied by P.P.U. change rate (5)
-0.03530
Mid 2021 to Mid 2025
total change in population
-191
-191
Population Estimate to Mid 2025
14,187
Net Population Increase, Mid 2021 to Mid 2025
617
(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
2.896
88%
2.544
Multiples (6)
1.944
8%
0.149
Apartments (7)
1.893
5%
0.085
Total
100%
2.778
[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
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PAGE A-5
Schedule 4
Township of South Stormont
10-Year Growth Forecast
Mid-2025 to Mid-2035
Mid 2025 Population
14,187
Occupants of
Units (2)
691
New Housing Units,
multiplied by P.P.U. (3)
2.496
Mid 2025 to Mid 2035
gross population increase
1,725
1,725
Occupants of New
Units
37
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2025 to Mid 2035
gross population increase
41
41
Change in Housing
Units (4)
5,698
Unit Occupancy,
multiplied by P.P.U. change rate (5)
-0.04352
Mid 2025 to Mid 2035
total change in population
-248
-248
Population Estimate to Mid 2035
15,705
Net Population Increase, Mid 2025 to Mid 2035
1,518
(1) Mid 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
2.799
67%
1.871
Multiples (6)
2.263
13%
0.298
Apartments (7)
1.635
20%
0.326
one bedroom or less 1.314
two bedrooms or more 1.764
Total
100%
2.496
[1] Persons per unit based on adjusted Statistics Canada Custom 2021 Census database.
[2] Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2025 households based upon 2021 Census (5,410 units) + Mid 2021 to Mid 2025 unit estimate (288 units) = 5,698 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 (13,570) + Mid 2021 to Mid 2025 estimated housing units to beginning of forecast period (288 x 2.778 = 800) + (8 x 1.1 = 8) +
(5,410 x -0.035 = -191) = 14,187
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
Schedule 5
Township of South Stormont
Long-Term Growth Forecast
Mid-2025 to Mid-2051
Mid 2025 Population
14,187
Occupants of
Units (2)
1,563
New Housing Units,
multiplied by P.P.U. (3)
2.430
Mid 2025 to Mid 2051
gross population increase
3,798
3,798
Occupants of New
Units
97
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2025 to Mid 2051
gross population increase
107
107
Change in Housing
Units (4)
5,698
Unit Occupancy,
multiplied by P.P.U. change rate (5)
-0.07933
Mid 2025 to Mid 2051
total change in population
-452
-452
Population Estimate to Mid 2051
17,640
Net Population Increase, Mid 2025 to Mid 2051
3,453
(1) Mid 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
2.799
60%
1.691
Multiples (6)
2.263
15%
0.331
Apartments (7)
1.635
25%
0.408
one bedroom or less 1.314
two bedrooms or more 1.764
Total
100%
2.430
[1] Persons per unit based on adjusted Statistics Canada Custom 2021 Census database.
[2] Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2025 households based upon 2021 Census (5,410 units) + Mid 2021 to Mid 2025 unit estimate (288 units) = 5,698 units.
(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.
2021 Population (13,570) + Mid 2021 to Mid 2025 estimated housing units to beginning of forecast period (288 x 2.778 = 800) + (8 x 1.1 = 8) +
(5,410 x -0.035 = -191) = 14,187
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-7
Schedule 6
Township of South Stormont
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 Township of South Stormont data, by Watson & Associates
Economists Ltd.
Residential Building Permits
Total
2015
53
0
0
53
2016
70
12
22
104
2017
42
0
0
42
2018
56
0
0
56
2019
49
0
0
49
Sub-total
270
12
22
304
Average (2015 - 2019)
54
2
4
61
% Breakdown
89%
4%
7%
100%
2020
81
0
0
81
2021
70
0
13
83
2022
77
4
0
81
2023
54
0
0
54
2024
52
18
0
70
Sub-total
334
22
13
369
Average (2020 - 2024)
67
4
3
74
% Breakdown
91%
6%
4%
100%
2015 - 2024
Total
604
34
35
673
Average
60
3
4
67
% Breakdown
90%
5%
5%
100%
Singles &
Semi
Detached
Multiples [1]
Apartments [2]
Year
Watson & Associates Economists Ltd.
PAGE A-8
Schedule 7a
Township of South Stormont
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
25 Year Average
25 Year Average Adjusted[3]
1-5
-
-
-
3.094
-
2.896
6-10
-
-
2.250
2.643
-
2.543
2.720
(0.013)
11-15
-
-
-
3.400
-
3.023
2.821
2.799
16-20
-
-
-
2.683
-
2.929
2.848
2.799
21-25
-
-
-
2.487
-
2.627
2.804
2.799
26-30
-
-
2.000
2.621
-
2.541
30+
-
1.500
1.786
2.567
3.405
2.439
2.714
2.799
Total
0.462
1.667
1.841
2.649
3.681
2.546
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
-
1.667
3.019
-
2.726
6-10
-
-
2.188
2.643
-
2.510
11-15
-
-
-
3.400
-
3.000
16-20
-
-
-
2.690
-
2.746
21-25
-
-
1.545
2.439
-
2.517
25-30
-
-
2.071
2.612
-
2.533
30+
-
1.182
1.730
2.545
3.342
2.377
Total
-
1.229
1.767
2.625
3.592
2.476
Watson & Associates Economists Ltd.
PAGE A-9
Schedule 7b
United Counties of Stormont, Dundas and Glengarry Census Division
Person Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Includes townhouses and apartments in duplexes.
[1] Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
[2] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population.
Age of
Multiples [1]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average
25 Year Average Adjusted[3]
1-5
-
-
-
-
-
1.944
6-10
-
-
-
-
-
-
11-15
-
-
-
-
-
2.182
2.063
2.263
16-20
-
-
-
-
-
2.400
2.175
2.263
21-25
-
-
1.643
-
-
2.462
2.247
2.263
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
25 Year Average
25 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
1.635
16-20
-
-
1.550
-
-
1.531
1.560
1.635
21-25
-
-
1.563
-
-
1.674
1.583
1.635
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-10
Schedule 8
Township of South Stormont
Person Per Unit Structural Type and Age of Dwelling
(2021 Census)
2.90
2.54
3.02
2.93
2.63
2.54
2.44
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 Census Division.
Watson & Associates Economists Ltd.
PAGE A-11
Schedule 9a
Township of South Stormont
Employment Forecast, 2025 to 2051
[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 of Stormont, Dundas and Glengarry Growth Management Strategy Report, September 6, 2023, and discussions with
Township of South Stormont staff regarding servicing and land supply by Watson & Associates Economists Ltd.
Employment
Mid 2011
12,617
0.003
0.021
0.067
0.050
0.038
0.180
0.027
0.206
40
265
850
635
475
2,265
340
2,605
2,000
Mid 2016
13,110
0.002
0.031
0.083
0.045
0.042
0.203
0.030
0.233
25
400
1,082
593
555
2,655
394
3,049
2,255
Mid 2025
14,187
0.002
0.034
0.081
0.046
0.042
0.205
0.048
0.253
30
485
1,149
647
595
2,906
688
3,594
2,421
Mid 2035
15,705
0.002
0.036
0.147
0.051
0.044
0.280
0.053
0.333
38
571
2,304
799
685
4,397
828
5,225
3,826
Mid 2051
17,640
0.002
0.039
0.159
0.057
0.047
0.304
0.056
0.360
40
680
2,800
1,005
835
5,360
990
6,350
4,680
Mid 2011 - Mid 2016
493
-0.001
0.010
0.015
-0.005
0.005
0.023
0.003
0.026
-15
135
232
-42
80
390
54
444
255
Mid 2016 - Mid 2025
1,077
0.000
0.004
-0.002
0.000
0.000
0.002
0.018
0.021
5
85
67
54
40
251
294
545
166
Mid 2025 - Mid 2035
1,518
0.000
0.002
0.066
0.005
0.002
0.075
0.004
0.079
8
86
1,155
152
90
1,491
140
1,631
1,405
Mid 2025 - Mid 2051
3,453
0.000
0.004
0.078
0.011
0.005
0.099
0.008
0.107
10
195
1,651
358
240
2,454
302
2,756
2,259
Mid 2011 - Mid 2016
99
0.000
0.002
0.003
-0.001
0.001
0.005
0.001
0.005
-3
27
46
-8
16
78
11
89
51
Mid 2016 - Mid 2025
120
0.000
0.000
0.000
0.000
0.000
0.000
0.002
0.002
1
9
7
6
4
28
33
61
18
Mid 2025 - Mid 2035
152
0.000
0.000
0.007
0.001
0.000
0.008
0.000
0.008
1
9
116
15
9
149
14
163
141
Mid 2025 - Mid 2051
133
0.000
0.000
0.003
0.000
0.000
0.004
0.000
0.004
0
8
64
14
9
94
12
106
87
N.F.P.O.W. [1]
Activity Rate
Period
Population Primary
Work at
Home
Industrial
Commercial/
Population
Related
Institutional
Total
Employment
Primary
Total
Total
Employment
(Including
N.F.P.O.W.)
Institutional
Total (Excluding
Work at Home
and N.F.P.O.W.)
Incremental Change
Annual Average
Total
Including
N.F.P.O.W.
N.F.P.O.W. [1]
Work at
Home
Industrial
Commercial/
Population
Related
Watson & Associates Economists Ltd.
PAGE A-12
Schedule 9b
Township of South Stormont
Employment and Gross Floor Area (G.F.A.) Forecast, 2025 to 2051
[1] Square Foot Per Employee Assumptions
Primary
3,500
Industrial
3,485
Commercial/Population-Related
500
Institutional
700
[2] Primary industry includes agriculture and resource related employment.
*Reflects Mid-2025 to Mid-2051 forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
Mid 2011
12,617
40
850
635
475
2,000
340
2,340
140,000
2,962,200
317,500
332,500
3,752,200
Mid 2016
13,110
25
1,082
593
555
2,255
394
2,649
87,500
3,770,700
296,500
388,500
4,543,200
Mid 2025
14,187
30
1,149
647
595
2,421
688
3,109
105,000
4,004,200
323,500
416,500
4,849,200
Mid 2035
15,705
38
2,304
799
685
3,826
828
4,654
133,000
9,077,500
399,500
479,500
10,089,500
Mid 2051
17,640
40
2,800
1,005
835
4,680
990
5,670
140,000
9,757,900
502,500
584,500
10,984,900
Mid 2011 - Mid 2016
493
-15
232
-42
80
255
54
309
Mid 2016 - Mid 2025
1,077
5
67
54
40
166
294
460
17,500
233,500
27,000
28,000
306,000
Mid 2025 - Mid 2035
1,518
8
1,155
152
90
1,405
140
1,545
28,000
5,073,300
76,000
63,000
5,240,300
Mid 2025 - Mid 2051
3,453
10
1,651
358
240
2,259
302
2,561
35,000
5,753,700
179,000
168,000
6,135,700
Mid 2011 - Mid 2016
99
-3
46
-8
16
51
11
62
Mid 2016 - Mid 2025
120
1
7
6
4
18
33
51
1,944
25,944
3,000
3,111
34,000
Mid 2025 - Mid 2035
152
1
116
15
9
141
14
155
2,800
507,330
7,600
6,300
524,030
Mid 2025 - Mid 2051
133
0
64
14
9
87
12
99
1,346
221,296
6,885
6,462
235,988
Primary [2]
Gross Floor Area in Square Feet (Estimated) [1]
Incremental Change
Commercial/
Population
Related
Institutional
Total Employment
(Including
N.F.P.O.W.)
Industrial
Commercial/
Population
Related
Period
Population
Employment
N.F.P.O.W. ¹
Total
Annual Average
Primary
Industrial
Institutional
Total
Watson & Associates Economists Ltd.
PAGE A-13
Schedule 9c
Township of South Stormont
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
3,500
Industrial
3,485
Commercial/Population-Related
500
Institutional
700
Long Sault Logistics Village
4,350
[2] Primary industry includes agriculture and resource related employment.
[3] Employment Increase does not include No Fixed Place of Work.
[4] Ingleside includes the Wells First Transfer Facility which is anticipated to add 626,500 sq.ft. of G.F.A. from phases
2 to 4.
*Reflects Mid-2025 to Mid-2051 forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
2025 - 2035
-
5,041,100
70,000
63,000
5,174,100
1,362
2025 - 2051
-
5,662,700
164,000
168,000
5,994,700
2,152
2025 - 2035
-
4,403,400
34,000
30,800
4,468,200
1,155
2025 - 2051
-
4,693,200
77,500
79,100
4,849,800
1,518
2025 - 2035
-
4,325,000
4,000
-
4,329,000
995
2025 - 2051
-
4,325,000
4,000
-
4,329,000
995
2025 - 2035
-
78,400
30,000
30,800
139,200
160
2025 - 2051
-
368,200
73,500
79,100
520,800
523
2025 - 2035
-
630,700
28,500
25,900
685,100
178
2025 - 2051
-
870,100
69,500
71,400
1,011,000
504
2025 - 2035
-
7,000
7,500
6,300
20,800
29
2025 - 2051
-
99,400
17,000
17,500
133,900
130
2025 - 2035
28,000
32,200
6,000
-
66,200
43
2025 - 2051
35,000
91,000
15,500
-
141,500
106
2025 - 2035
28,000
5,073,300
76,000
63,000
5,240,300
1,405
2025 - 2051
35,000
5,753,700
179,000
168,000
6,135,700
2,259
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]
Urban
Development Location
Timing
Total Non-
Residential
G.F.A. S.F.
Employment
Increase [3]
Other Water (St. Andrews
West / Eamers & Newington)
Long Sault Other
Ingleside[4]
Long Sault Logistics Village
Long Sault
Rural
Township of South Stormont
Watson & Associates Economists Ltd.
PAGE A-14
Schedule 10
Township of South Stormont
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
Appendix B
Historical Level of Service
Calculations
Watson & Associates Economists Ltd.
PAGE B-2
Table B-1
Township of South Stormont
Fire Services - Facilities
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 site
works, etc.
Station 1 (Long Sault)
4,050
4,050
4,050
4,050
4,050
4,050
4,050
4,050
4,050
4,050
4,050
4,050
4,050
4,050
4,050
$637
$736
Station 1 Generator Building
100
100
100
100
100
100
100
100
100
100
100
100
100
100
100
$134
$155
Station 2 (Ingleside)
2,640
2,640
2,640
2,640
2,640
2,640
2,640
2,640
2,640
2,640
2,640
2,640
2,640
2,640
2,640
$637
$736
Station 2 Generator Building
100
100
100
100
100
100
100
100
100
100
100
100
100
100
100
$134
$155
Station 3 (Newington)
3,350
3,350
3,350
3,350
3,350
3,350
3,350
3,350
3,350
3,350
3,350
3,350
3,350
3,350
3,350
$637
$736
Station 3 Generator Building
100
100
100
100
100
100
100
100
100
100
100
100
100
100
100
$134
$155
Station 4 (St. Andrews West)
3,267
3,267
3,267
3,267
3,267
3,267
3,267
6,750
6,750
6,750
6,750
6,750
6,750
6,750
6,750
$637
$736
Station 4 Utility Shed
150
150
150
150
150
150
150
150
150
150
150
150
150
150
150
$38
$44
Total
13,757
13,757
13,757
13,757
13,757
13,757
13,757
17,240
17,240
17,240
17,240
17,240
17,240
17,240
17,240
Population
12,552
12,617
12,739
12,818
12,915
13,023
13,111
13,288
13,311
13,378
13,423
13,570
13,798
14,029
14,186
Employment
1,949
2,000
2,051
2,102
2,153
2,204
2,255
2,273
2,292
2,310
2,329
2,347
2,366
2,384
2,403
Population & Employment
14,501
14,617
14,790
14,920
15,068
15,227
15,366
15,561
15,603
15,688
15,752
15,917
16,164
16,413
16,589
Per Capita & Employee Standard
0.9487
0.9412
0.9302
0.9221
0.9130
0.9035
0.8953
1.1079
1.1049
1.0989
1.0945
1.0831
1.0666
1.0504
1.0393
15 Year Average
2010 to 2024
Quantity Standard
1.0066
Quality Standard
$718
Service Standard
$723
D.C. Amount (before deductions)
10 Year
Forecast Population & Employment
2,923
$ per Capita & Employee
$723
Eligible Amount
$2,112,978
Watson & Associates Economists Ltd.
PAGE B-3
Table B-2
Township of South Stormont
Fire Services - Vehicles
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
Station 1 Vehicles
1995 International Tanker
1
1
1
1
1
1
1
1
1
-
-
-
-
-
-
Station 1 - Tanker/Pumper
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
2008 Rescue Truck
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
Station 2 Vehicles
2020 Freightliner Pumper
-
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1997 Freightliner Pumper
1
1
1
1
1
1
1
1
1
1
1
-
-
-
-
2013 Freightliner Tanker
1
1
1
1
1
1
1
1
1
1
1
1
1
2007 Sterling Rescue
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
Station 3 Vehicles
1997 Pumper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
2011 International Tanker
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
2004 Freightliner Rescue
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
Station 4 Vehicles
2000 Freightliner MVC Pumper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
2000 GMC Pumper
1
1
1
1
1
1
1
1
1
1
-
-
-
-
-
2002 GMC Tanker
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1991 Ford Rescue
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
2023 Freightliner 108 SD Pumper Tanker
1
1
Ford Explorer
1
Cheifs Vehicle (F150)
1
1
1
1
1
1
1
1
1
1
1
Ski Doo
1
1
1
1
1
Trailer
1
1
1
1
1
Fire Rescue Boat
1
1
1
1
1
Fire Rescue Boat
1
Total
10
11
12
12
13
13
13
13
13
13
15
15
15
16
18
Population
12,552
12,617
12,739
12,818
12,915
13,023
13,111
13,288
13,311
13,378
13,423
13,570
13,798
14,029
14,186
Employment
1,949
2,000
2,051
2,102
2,153
2,204
2,255
2,273
2,292
2,310
2,329
2,347
2,366
2,384
2,403
Population & Employment
14,501
14,617
14,790
14,920
15,068
15,227
15,366
15,561
15,603
15,688
15,752
15,917
16,164
16,413
16,589
Per Capita & Employee Standard
0.0007
0.0008
0.0008
0.0008
0.0009
0.0009
0.0008
0.0008
0.0008
0.0008
0.0010
0.0009
0.0009
0.0010
0.0011
15 Year Average
2010 to 2024
Quantity Standard
0.0009
Quality Standard
$565,767
Service Standard
$509
D.C. Amount (before deductions)
10 Year
Forecast Population & Employment
2,923
$ per Capita & Employee
$509
Eligible Amount
$1,488,362
Watson & Associates Economists Ltd.
PAGE B-4
Table B-3
Township of South Stormont
Fire Services - Equipment
Service:
Fire Protection Services - Small Equipment and Gear
Unit Measure:
No. of equipment and gear
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/item)
Communication Equipment
Radio Station and Upgrades
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$64,100
Radios
48
48
48
48
48
48
48
48
48
48
48
48
48
48
48
$3,500
Truck Repeaters
-
-
-
-
-
-
-
-
-
-
-
-
4
4
4
$8,000
Repeater System
1
1
1
1
1
1
1
1
1
1
1
1
1
1
4
$26,000
Fire Station Equipment
Equiped Firefighters
91
91
91
91
91
91
91
91
91
91
91
91
95
95
95
$3,405
SCBAs and Air Bottles
40
40
40
40
40
40
40
40
40
40
40
40
40
40
40
$20,000
Air Bottles
80
80
80
80
80
80
80
80
80
80
80
80
80
80
90
$1,800
Defibrilator
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$8,000
Hoses
4
4
4
5
5
5
5
5
5
5
5
5
4
4
4
$42,000
Extrication Tool
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$18,000
Hydraulic Unit
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$30,000
Battery Operated Cutter
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$54,000
Gas Calibration Station
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$4,000
Battery Operated Cutter
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$54,000
Bunker Gear Racks
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$93,000
Generator
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$60,000
Hose Racks
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$4,000
Nozzles
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$1,800
Electric Hose Reel
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,000
Gas Rack
1
1
1
1
1
1
1
1
1
1
1
1
-
-
-
$1,200
Gas Tanks
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$550
Thremal Imaging Camera
8
8
8
8
8
8
8
8
8
8
8
8
8
8
8
$10,000
mustang ice commander
-
-
-
-
-
8
8
8
8
8
8
8
8
8
8
$2,000
Oceanid RDC
-
-
-
-
-
2
2
2
2
2
2
2
2
2
2
$7,000
600' Rescue rope 3/8'
-
-
-
-
-
3
3
3
3
3
3
3
3
3
3
$9,000
Water rescue helmet
-
-
-
-
-
10
11
12
13
14
14
15
16
17
18
$80
150' tubular webbing
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$150
Blue SMC carabiner
-
-
-
-
-
17
17
17
17
17
17
17
17
17
17
$35
75' throw bags
-
-
-
-
-
9
9
9
9
9
9
9
9
9
9
$50
Stokes basket
-
-
-
-
-
2
2
2
2
2
2
2
2
2
2
$125
Watson & Associates Economists Ltd.
PAGE B-5
Table B-3 (Cont'd)
Township of South Stormont
Fire Services - Equipment
Service:
Fire Protection Services - Small Equipment and Gear
Unit Measure:
No. of equipment and gear
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/item)
Backboard
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$2,000
Traverse rescue streacher
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$2,500
Inflatible rescue board
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$700
PFD XXL
-
-
-
-
-
25
25
26
26
27
27
27
28
33
38
$350
Total
304
304
304
305
305
385
386
388
389
391
391
392
400
406
425
Population
12,552
12,617
12,739
12,818
12,915
13,023
13,111
13,288
13,311
13,378
13,423
13,570
13,798
14,029
14,186
Employment
1,949
2,000
2,051
2,102
2,153
2,204
2,255
2,273
2,292
2,310
2,329
2,347
2,366
2,384
2,403
Population & Employment
14,501
14,617
14,790
14,920
15,068
15,227
15,366
15,561
15,603
15,688
15,752
15,917
16,164
16,413
16,589
Per Capita & Employee Standard
0.0210
0.0208
0.0206
0.0204
0.0202
0.0253
0.0251
0.0249
0.0249
0.0249
0.0248
0.0246
0.0247
0.0247
0.0256
15 Year Average
2010 to 2024
Quantity Standard
0.0235
Quality Standard
$7,454
Service Standard
$175
D.C. Amount (before deductions)
10 Year
Forecast Population & Employment
2,923
$ per Capita & Employee
$175
Eligible Amount
$512,022
Watson & Associates Economists Ltd.
PAGE B-6
Table B-4
Township of South Stormont
Services Related to a Highway - Roads
Service:
Services Related to a Highway - Roads
309 total in LTFP
Unit Measure:
km of roadways
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/km)
Gravel
106
106
106
106
106
106
106
106
106
106
106
106
108
111
113
$513,800
Low Cost Bituminous
73
73
73
73
78
78
78
78
78
78
78
78
80
82
84
$540,100
High Cost Bituminous
115
115
115
115
112
112
112
112
112
112
112
112
111
109
107
$1,007,900
Total
294
294
294
294
296
296
296
296
296
296
296
296
299
301
304
Population
12,552
12,617
12,739
12,818
12,915
13,023
13,111
13,288
13,311
13,378
13,423
13,570
13,798
14,029
14,186
Employment
1,949
2,000
2,051
2,102
2,153
2,204
2,255
2,273
2,292
2,310
2,329
2,347
2,366
2,384
2,403
Population & Employment
14,501
14,617
14,790
14,920
15,068
15,227
15,366
15,561
15,603
15,688
15,752
15,917
16,164
16,413
16,589
Per Capita & Employee Standard
0.0203
0.0201
0.0199
0.0197
0.0197
0.0195
0.0193
0.0190
0.0190
0.0189
0.0188
0.0186
0.0185
0.0184
0.0183
15 Year Average
2010 to 2024
Quantity Standard
0.0192
Quality Standard
$707,819
Service Standard
$13,590
D.C. Amount (before deductions)
10 Year
Forecast Population & Employment
2,923
$ per Capita & Employee
$13,590
Eligible Amount
$39,723,950
Watson & Associates Economists Ltd.
PAGE B-7
Table B-5
Township of South Stormont
Services Related to a Highway - Bridges and Culverts
Service:
Services Related to a Highway - Bridges, Culverts & Structures
Unit Measure:
Number of Bridges, Culverts & Structures
Description
Asset Name
Bridges
North Lunenburg Bridge
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$887,600
Valade Road Bridge
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,290,900
Red Bridge
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,203,800
McMillan Bridge
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,648,900
Kennedy Bridge
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$718,300
Campbell Bridge
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,052,300
Race Track Bridge
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$236,900
Shaver Bridge
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,084,000
Johnson Bridge
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$631,200
Culverts
North Lunenburg Road Culvert - C31-167
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$848,100
North Lunenburg Road Culvert - C31-169
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,101,900
Goldfield Road Culvert - C31-A01
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$728,500
Hunters Road Culvert - C31-A02
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$718,600
Otto Road Culvert - C31-A03
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$537,100
Beckstead Road Culvert - C31-A06
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$459,100
Anderson Road Culvert - C31-A08
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$518,600
Cooper Road Culvert - C31-A12
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,027,800
Wilburn Road Culvert - C31-A13
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$340,100
MacRae Road Culvert - C31-A15
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$521,000
Northfield Road Culvert - C31-A16
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$477,800
O'Keefe Road Culvert - C31-A18
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$477,500
Pleasant Valley Road Culvert - C31-A19
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$835,700
Bruining Road Culvert - C31-A20
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$885,500
Hart Road Culvert - C31-A21
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$729,500
Myers Road Culvert - C31-A22
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$655,300
Willy Bill Road Culvert - C31-A23
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$252,600
Island Road Culvert - C31-A24
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$907,000
Road Culverts
309
323
332
338
351
369
381
389
399
412
427
441
445
445
445
$53,700
Total
336
350
359
365
378
396
408
416
426
439
454
468
472
472
472
Population
12,552
12,617
12,739
12,818
12,915
13,023
13,111
13,288
13,311
13,378
13,423
13,570
13,798
14,029
14,186
Employment
1,949
2,000
2,051
2,102
2,153
2,204
2,255
2,273
2,292
2,310
2,329
2,347
2,366
2,384
2,403
Population & Employment
14,501
14,617
14,790
14,920
15,068
15,227
15,366
15,561
15,603
15,688
15,752
15,917
16,164
16,413
16,589
Per Capita & Employee Standard
0.0232
0.0239
0.0243
0.0245
0.0251
0.0260
0.0266
0.0267
0.0273
0.0280
0.0288
0.0294
0.0292
0.0288
0.0285
15 Year Average
2010 to 2024
Quantity Standard
0.0267
Quality Standard
$102,914
Service Standard
$2,748
D.C. Amount (before deductions)
10 Year
Forecast Population & Employment
2,923
$ per Capita & Employee
$2,748
Eligible Amount
$8,031,819
2010
2025 Value
($/item)
2024
2023
2022
2021
2020
2019
2018
2017
2015
2016
2014
2013
2012
2011
Watson & Associates Economists Ltd.
PAGE B-8
Table B-6
Township of South Stormont
Services Related to a Highway - Facilities
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 site
works, etc.
Public Works Garage - 7 Bay
9,275
9,275
9,275
9,275
9,275
9,275
9,275
9,275
9,275
9,275
9,275
9,275
9,275
9,275
9,275
$187
$206
Old Salt Shed Now Storage
2,450
2,450
2,450
2,450
2,450
2,450
2,450
2,450
2,450
2,450
2,450
2,450
2,450
2,450
2,450
$59
$65
New Salt Shed
9,600
9,600
9,600
9,600
9,600
9,600
9,600
9,600
9,600
9,600
9,600
9,600
9,600
9,600
9,600
$71
$78
Equipment Storage Shed
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
$56
$62
Public Works Garage - 5 Bay Storage
4,056
4,056
4,056
4,056
4,056
4,056
4,056
4,056
4,056
4,056
4,056
4,056
4,056
4,056
4,056
$170
$187
Generator Building
100
100
100
100
100
100
100
100
100
100
100
100
100
100
100
$110
$121
Total
27,281
27,281
27,281
27,281
27,281
27,281
27,281
27,281
27,281
27,281
27,281
27,281
27,281
27,281
27,281
Population
12,552
12,617
12,739
12,818
12,915
13,023
13,111
13,288
13,311
13,378
13,423
13,570
13,798
14,029
14,186
Employment
1,949
2,000
2,051
2,102
2,153
2,204
2,255
2,273
2,292
2,310
2,329
2,347
2,366
2,384
2,403
Population & Employment
14,501
14,617
14,790
14,920
15,068
15,227
15,366
15,561
15,603
15,688
15,752
15,917
16,164
16,413
16,589
Per Capita & Employee Standard
1.8813
1.8664
1.8446
1.8285
1.8105
1.7916
1.7754
1.7531
1.7485
1.7389
1.7319
1.7139
1.6878
1.6621
1.6446
15 Year Average
2010 to 2024
Quantity Standard
1.7653
Quality Standard
$136
Service Standard
$239
D.C. Amount (before deductions)
10 Year
Forecast Population & Employment
2,923
$ per Capita & Employee
$239
Eligible Amount
$699,971
Watson & Associates Economists Ltd.
PAGE B-9
Table B-7
Township of South Stormont
Services Related to a Highway - Vehicles
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/Vehicle)
INTERNATIONAL TANDEM DUMP
2
3
4
4
4
5
5
5
5
5
5
5
5
5
7
$450,000
ROADS WATER TANKER
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$200,000
1/2 TON PICKUP
1
2
2
2
3
4
5
5
6
6
7
7
7
7
6
$140,000
1 TON PICKUP
-
-
-
1
2
2
2
2
2
2
2
2
2
2
3
$125,000
JOHN DEERE BACKHOE
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$247,300
LOADER
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$200,600
PACKER
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$346,300
GRADER
1
1
1
1
1
1
2
2
2
2
2
2
2
2
2
$800,000
TRAILER
3
3
3
3
3
3
4
4
4
4
4
4
4
4
4
$46,000
MULTI-HOG
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$200,000
Total
9
11
12
14
17
19
22
22
23
24
25
25
25
25
27
Population
12,552
12,617
12,739
12,818
12,915
13,023
13,111
13,288
13,311
13,378
13,423
13,570
13,798
14,029
14,186
Employment
1,949
2,000
2,051
2,102
2,153
2,204
2,255
2,273
2,292
2,310
2,329
2,347
2,366
2,384
2,403
Population & Employment
14,501
14,617
14,790
14,920
15,068
15,227
15,366
15,561
15,603
15,688
15,752
15,917
16,164
16,413
16,589
Per Capita & Employee Standard
0.0006
0.0008
0.0008
0.0009
0.0011
0.0012
0.0014
0.0014
0.0015
0.0015
0.0016
0.0016
0.0015
0.0015
0.0016
15 Year Average
2010 to 2024
Quantity Standard
0.0013
Quality Standard
$263,154
Service Standard
$342
D.C. Amount (before deductions)
10 Year
Forecast Population & Employment
2,923
$ per Capita & Employee
$342
Eligible Amount
$999,958
Watson & Associates Economists Ltd.
PAGE B-10
Table B-8
Township of South Stormont
Parks and Recreation - Amenities
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/item)
Ball Diamond
Arnold Bethune Memorial Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$353,400
Ingleside Community Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$353,400
St. Andrews West Sports Fields
$141,300
Soccer Fields
Arnold Bethune Memorial Park
(Full Size Equivalent)
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$706,800
St. Andrews West Sports Fields
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$150,100
Tennis Courts
Mille Roches Park
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$94,600
Ingleside Community Park
-
-
-
-
-
-
-
-
2
2
2
2
2
2
2
$94,600
MacLennan Park
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$94,600
Simon Fraser Park
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$94,600
Playgrounds
Community Parks
2
2
2
2
2
2
2
2
3
3
3
3
3
3
3
$182,500
Neighbourhood Parks
11
11
11
11
11
11
11
11
11
11
11
11
13
19
19
$53,400
Outdoor Pool & Splash Pads
St. Andrews West Pool
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$706,800
Ingleside Splashpad
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$189,200
Long Sault Splashpad
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$189,200
Basketball Courts
Arnold Bethune Memorial Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$45,400
MacLennan Park
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$45,400
Newington
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$45,400
Ingleside
1
1
$45,400
Outdoor Rinks
Arnold Bethune Memorial Park (Lon
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$38,600
Lakeview Heights Outdoor Rink (Lo
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$38,600
Moulinette Island Park (Long Sault)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$38,600
Hoople Street Park (Ingleside)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$38,600
Lloyd Hawn Park (Newington)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$38,600
McLennan Park (Rosedale Terrace)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$38,600
St. Andrews West Outdoor Rink &
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$38,600
Watson & Associates Economists Ltd.
PAGE B-11
Table B-8 (Cont'd)
Township of South Stormont
Parks and Recreation - Amenities
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/item)
Beach Volleyball Courts
Arnold Bethune Memorial Park
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$18,000
Ingleside Community Park
-
-
-
-
-
-
-
-
2
2
2
2
2
2
2
$18,000
Total
40
40
40
40
40
40
40
40
45
46
46
46
48
55
55
Population
12,552
12,617
12,739
12,818
12,915
13,023
13,111
13,288
13,311
13,378
13,423
13,570
13,798
14,029
14,186
Per Capita Standard
0.0032
0.0032
0.0031
0.0031
0.0031
0.0031
0.0031
0.0030
0.0034
0.0034
0.0034
0.0034
0.0035
0.0039
0.0039
15 Year Average
2010 to 2024
Quantity Standard
0.0033
Quality Standard
$157,218
Service Standard
$519
D.C. Amount (before deductions)
10 Year
Forecast Population
1,518
$ per Capita
$519
Eligible Amount
$787,569
Watson & Associates Economists Ltd.
PAGE B-12
Table B-9
Township of South Stormont
Parks and Recreation - Trails
Service:
Parkland Trails
Unit Measure:
Linear Metres of Paths and Trails
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/ Linear
Metre)
South Stormont Recreation Trail
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
$300
Arnold Bethune Multi-Use Trail (Phase I - 610 meters)
610
610
610
610
$300
Arnold Bethune Multi-Use Trail (Phase II - 1100 meters)
1,100
1,100
$300
Mille Roches Corridor Multi-Use Path (Long Sault - 960 meters)
960
960
$300
Ault Park (Lakeview Heights) - Concrete Walkawys 196 meters
196
$400
Total
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,000
5,610
5,610
7,670
7,866
Population
12,552
12,617
12,739
12,818
12,915
13,023
13,111
13,288
13,311
13,378
13,423
13,570
13,798
14,029
14,186
Per Capita Standard
0.3983
0.3963
0.3925
0.3901
0.3871
0.3839
0.3814
0.3763
0.3756
0.3737
0.3725
0.4134
0.4066
0.5467
0.5545
15 Year Average
2010 to 2024
Quantity Standard
0.4099
Quality Standard
$300
Service Standard
$123
D.C. Amount (before deductions)
10 Year
Forecast Population
1,518
$ per Capita
$123
Eligible Amount
$186,820
Watson & Associates Economists Ltd.
PAGE B-13
Table B-9
Township of South Stormont
Parks and Recreation - Vehicles
Service:
Parks & Recreation Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025 Value
($/Vehicle)
1/2 Ton Truck
1
1
1
1
1
1
1
1
1
1
2
2
2
2
2
$70,000
Zamboni
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$107,000
Parks Trailer
1
1
1
1
1
1
1
1
1
1
1
$7,200
Kabota Tractor (with attachements)
1
$79,200
Total
2
2
2
2
3
3
3
3
3
3
4
4
4
4
5
Population
12,552
12,617
12,739
12,818
12,915
13,023
13,111
13,288
13,311
13,378
13,423
13,570
13,798
14,029
14,186
Per Capita Standard
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0003
0.0003
0.0003
0.0003
0.0004
15 Year Average
2010 to 2024
Quantity Standard
0.0002
Quality Standard
$79,150
Service Standard
$16
D.C. Amount (before deductions)
10 Year
Forecast Population
1,518
$ per Capita
$16
Eligible Amount
$24,030
Watson & Associates Economists Ltd.
PAGE B-14
Table B-10
Township of South Stormont
Parks and Recreation - Facilities
Service:
Recreation Facilities
Unit Measure:
sq.ft. of building area
Description
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
2025
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with site
works, etc.
Long Sault Arena
34,427
34,427
34,427
34,427
34,427
34,427
34,427
34,427
34,427
34,427
34,427
34,427
34,427
34,427
34,427
$163
$180
Rosedale Park Pavillion
-
-
-
-
-
-
-
-
-
800
800
800
800
800
800
$73
$73
Arnold Bethune Park (Long Sault) - Metal Pavilion 20'x40' on slab
-
-
-
-
-
-
-
-
-
-
-
-
-
800
800
$315
$315
Ingleside Community Park (Ingleside) - Metal Pavilion 20'x40' on slab
-
-
-
-
-
-
-
-
-
-
-
-
-
800
800
$115
$115
Ault Park (Lakeview Heights) - Wood Pavilion 20'x40' on slab
-
-
-
-
-
-
-
-
-
-
-
-
-
800
800
$121
$121
Simon Fraser Park (St. Andrews) - Metal Pavilion 20'x40' on slab
-
-
-
-
-
-
-
-
-
-
-
-
-
800
800
$124
$124
Meeting Room - Long Sault Fire Station
450
450
450
450
450
450
450
450
450
450
450
450
450
-
-
$374
$412
Meeting Room - Newington Fire Station
450
450
450
450
450
450
450
450
450
450
450
450
450
450
450
$374
$412
Meeting Room - St. Andrews West Fire Station
450
450
450
450
450
450
450
450
450
450
450
450
450
450
450
$374
$412
Lancer Centre (Gymnasium)
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
8,000
$374
$412
St. Andrew's Rink House
1,080
1,080
1,080
1,080
1,080
1,080
1,080
1,080
1,080
1,080
1,080
1,080
1,080
1,080
1,080
$155
$171
St. Andrew's Pool Building
784
784
784
784
784
784
784
784
784
784
784
784
784
784
784
$323
$356
InglesideWashroom and Storage Facility
360
360
360
360
360
360
360
360
360
$310
$342
Ingleside Storage Shed
60
60
60
60
60
$261
$288
Long Sault Washroom and Storage Facility
360
360
360
360
360
360
360
360
360
360
360
360
360
360
360
$397
$438
Long Sault Storage Shed
48
48
48
48
48
$378
$417
Long Sault Park Building
736
736
736
736
736
736
736
736
736
736
736
736
736
736
736
$236
$260
St. Andrew's Storage Barn
2,725
2,725
2,725
2,725
2,725
2,725
2,725
2,725
2,725
2,725
2,725
2,725
2,725
2,725
2,725
$54
$60
Newington Rink House
736
736
736
736
736
736
736
736
736
736
736
736
736
736
736
$227
$262
Total
50,198
50,198
50,198
50,198
50,198
50,198
50,558
50,558
50,558
51,358
51,466
51,466
51,466
54,216
54,216
Population
12,552
12,617
12,739
12,818
12,915
13,023
13,111
13,288
13,311
13,378
13,423
13,570
13,798
14,029
14,186
Per Capita Standard
3.9992
3.9786
3.9405
3.9162
3.8868
3.8546
3.8562
3.8048
3.7982
3.8390
3.8342
3.7926
3.7300
3.8646
3.8218
15 Year Average
2010 to 2024
Quantity Standard
3.8612
Quality Standard
$219
Service Standard
$845
D.C. Amount (before deductions)
10 Year
Forecast Population
1,518
$ per Capita
$845
Eligible Amount
$1,282,027
Watson & Associates Economists Ltd.
PAGE C-1
Appendix C
Long-Term Capital and
Operating Cost Examination
Watson & Associates Economists Ltd.
PAGE C-2
Appendix C: Title
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 Township's 2024
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
straight-line amortization method.
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.
Services Related to a Highway
111,512
25,485
136,996
2.
Fire Protection Services
57,717
370,132
427,849
3.
Parks and Recreation Services
87,027
493,302
580,329
4.
Land
-
-
-
5.
Growth-Related Studies
-
-
-
Total
256,256
888,919
1,145,175
SERVICE/CLASS
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Appendix D
Local Service Policy
Watson & Associates Economists Ltd.
905-272-3600
January 22, 2026
[email protected]
Development Charges Background Study
Township of South Stormont
________________________
Local Service Policy
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Table of Contents
Page
1.
Local Service Policy ........................................................................................... 3
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1. Local Service Policy
Some of the need for services generated by additional development consists of local
services related to a plan of subdivision. As such, they will be required as a condition of
subdivision agreements or consent conditions. The current local service guidelines are
proposed to delineate the jurisdiction for capital cost recovery (i.e. local service or
development charges).
1.1 Current Local Service Policy
1. Roads and Related Services
1.1. Collector Roads
1.1.1. The local component of a collector road, as defined by the municipality's
engineering standards, internal to a development is a direct developer
responsibility under s.59 of the D.C.A. as a local service. The oversized
share of a collector road internal to a development is D.C. recoverable.
1.1.2. Collector roads, as defined by the municipality's engineering standards,
external to a development are a local service if the works are within the area
to which the plan relates and, therefore, a direct developer responsibility
under s.59 of the D.C.A. Otherwise, the works are included in the D.C.
calculation to the extent permitted under s.5(1) of the D.C.A.
1.2. Arterial Roads
1.2.1. New arterial roads and arterial road improvements are included as part of
road costing funded through D.C.s. Only the oversized component would be
recovered through D.C.s and local road equivalent costs are considered to
be a local service.
1.3. Local Roads
1.3.1. Local roads, as defined by the municipalities' engineering standards, are
local services and a direct developer responsibility under s.59 of the D.C.A.
1.4. Subdivision/Site Entrances and Related
1.4.1. Entrances and all related costs (including, but not limited to: signalization,
turn lanes, utilities and extensions, etc.), no matter the class of road, are a
local service and a direct developer responsibility under s.59 of the D.C.A.
1.5. Streetlights
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1.5.1. Streetlights internal to a development or site are a direct developer
responsibility through local service provisions (s.59 of the D.C.A.).
1.5.2. Streetlights external to a development but related to the subject lands are
a direct developer responsibility through local service provisions (s.59 of the
D.C.A.).
1.5.3. New streetlights in other areas related to development may be included in
the D.C. calculation to the extent permitted under S. 5(1) of the D.C.A.
1.6. Sidewalks
1.6.1. Sidewalks internal to a development or site are a direct developer
responsibility through local service provisions (s.59 of the D.C.A.).
1.6.2. Sidewalks external to a development but required and related to the
subject lands are a direct developer responsibility through local service
provisions (s.59 of the D.C.A.).
1.6.3. New sidewalks in other areas related to development are included in the
D.C. calculation to the extent permitted under s.5(1) of the D.C.A.
1.7. Bike Routes/Bike Lanes/Bike Paths/Multi-Use Trails/Naturalized Walkways
1.7.1. Bike or transit lanes, where requested, internal to a development or site
are a direct developer responsibility through local service provisions (s.59 of
the D.C.A.).
1.7.2. Bike or transit lanes external to a development but required and related to
the subject lands are a direct developer responsibility through local service
provisions (s.59 of the D.C.A.).
1.7.3. New bike or transit lanes in other areas related to development are
included in the D.C. calculation to the extent permitted under s.5(1) of the
D.C.A.
1.8. Noise Abatement Measures
1.8.1. Noise abatement measures internal to a development are a direct
developer responsibility through local service provisions (s.59 of the D.C.A.).
1.8.2. Noise abatement measures external to a development but required and
related to, or mitigate impacts from, the development of the subject lands,
are a direct developer responsibility through local service provisions (s.59 of
the D.C.A.).
1.9. Street Tree Planting
1.9.1. Street tree planting, as required in the Engineering Standards, is
considered a local area service and a direct responsibility of the developer.
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1.10. Land Acquisition for Road Allowances
1.10.1.
Land acquisition for planned road allowances within development
lands is a dedication under the Planning Act provisions.
1.10.2.
Land acquisition for planned road allowances outside of development
lands, and that is not a dedication under the Planning Act, is included in the
D.C. calculation to the extent permitted under s.5(1) of the D.C.A.
1.10.3.
Additional land acquisition for bridges or grade separations (beyond
normal dedication requirements) is to the extent eligible as identified and
included, if applicable, in the D.C. Background Study
2. Parkland Development
2.1. The following 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.
2.1.1. Preparation of the park plan and landscape plan, retaining necessary
consultants to prepare design and grading plans for the park, prior to
development.
2.1.2. Provide stripping and stockpiling, leveling, topsoiling, seeding and
stormwater servicing including all appurtenances (consistent with the plan),
fencing the property perimeter, and provide municipal water and wastewater
services to the lot line.
2.1.3. Other parkland development costs are included the D.C. calculation,
including the necessary fields, diamonds, playground equipment.
3. Storm Water Management
3.1.
Quality and Quantity Works, direct developer responsibility through local
service provisions (s. 59 of D.C.A.).
3.2.
Oversizing of stormwater management works for development external to
developments will be subject to best efforts clauses by Town.
4.
Growth-Related Studies
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6.1.
Development specific studies including but not limited to traffic impact
studies, environmental assessments, noise studies, servicing
assessments, planning justification reports, etc. are a direct developer
responsibility through local service provisions under s.59 of the D.C.A. (as
a local service).
6.2
Other growth-related studies including but not limited to, master plans,
secondary plans, official plans, zoning by-law updates, and D.C.
background studies will be included in the D.C. to the extent permitted
under s.5(1) if the D.C.A.
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Appendix E
Changes to the D.C.A.
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Appendix E: Changes to the D.C.A.
Since the passage of the Township's previous D.C. by-law, there have been a number
of changes to the D.C.A. This appendix summarizes the changes.
E.1 Changes to the D.C.A.: Bill 213 and Bill 109
E.1.1 Bill 213: Better for People, Smarter for Business Act, 2020
On December 8, 2020, Bill 213 received Royal Assent. One of the changes of the Bill
that took effect upon Royal Assent included amending the Ministry of Training, Colleges
and Universities Act by introducing a new section that would exempt the payment of
D.C.s for developments of land intended for use by a university that receives operating
funds from the Government. As a result, this mandatory exemption will be included in
the D.C. by-law.
E.1.2 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.
- 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; and
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
- For any service for which a D.C. was collected during the year but in respect of
which no money from a reserve fund was spent during the year, a statement as
to why there was no spending during the year.
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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.
E.2 Changes to the D.C.A. - Bill 23: More Homes Built Faster
Act, 2022
On November 28, 2022, Bill 23 received Royal Assent. This Bill amended a number of
pieces of legislation including the Planning Act and D.C.A. The following provides a
summary of the changes to the D.C.A.:
E.2.1
Additional Residential Unit Exemption
The rules for these exemptions are now provided in the D.C.A., rather than the
regulations and are summarized as follows:
- Exemption for residential units in existing rental residential buildings - For
rental residential buildings with four or more residential units, the greater of
one unit or 1% of the existing residential units will be exempt from D.C.
- Exemption for additional residential units in existing and new residential
buildings - The following developments will be exempt from a D.C.:
o A second unit in a detached, semi-detached, or rowhouse if all
buildings and ancillary structures cumulatively contain no more than
one residential unit;
o A third unit in a detached, semi-detached, or rowhouse if no buildings
or ancillary structures contain any residential units; and
o One residential unit in a building or structure ancillary to a detached,
semi-detached, or rowhouse on a parcel of urban land, if the detached,
semi-detached, or rowhouse contains no more than two residential
units and no other buildings or ancillary structures contain any
residential units.
E.2.2
Removal of Housing as an Eligible D.C. Service
Housing is removed as an eligible service as of November 28, 2022. Municipalities with
by-laws that include a charge for housing services can no longer collect for this service.
It is noted that the charge for housing services is still applicable where rates have been
frozen for the purposes of instalment payments under the D.C.A.
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E.2.3
New Statutory Exemption for Non-Profit Housing
Non-profit housing units are exempt from D.C.s and D.C. instalment payments due after
November 28, 2022.
E.2.4
New Statutory Exemptions for Affordable Units, Attainable
Units, and Affordable Inclusionary Zoning Units
Affordable units, attainable units, and inclusionary zoning units (affordable) are exempt
from the payment of D.C.s, as follows:
- Affordable Rental Units: Where rent is no more than 80% of the average
market rent as defined by a new bulletin published by the Ministry of
Municipal Affairs and Housing.
- Affordable Owned Units: Where the price of the unit is no more than 80% of
the average purchase price as defined by a new bulletin published by the
Ministry of Municipal Affairs and Housing.
Note: As discussed in Section H.2.13, the definitions above of an Affordable Rental Unit
and Affordable Owned Unit have been modified through Bill 134.
- Attainable Units: Excludes affordable units and rental units; will be defined as
prescribed development or class of development and sold to a person who is
at "arm's length" from the seller.
Note: for affordable and attainable units, the municipality shall enter into an agreement
that ensures the unit remains affordable or attainable for 25 years.
Note: the above Affordable Owned and Rental Unit exemptions came into force as of
June 1, 2024. At the time of writing, it is not known when the exemption for Attainable
Units will be in force.
- Inclusionary Zoning Units: Affordable housing units required under
inclusionary zoning by-laws are exempt from a D.C.
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E.2.5
Historical Level of Service Extended to 15-Year Period Instead
of the Historical 10-Year Period
Prior to Bill 23, the increase in need for service was limited by the average historical
level of service calculated over the 10-year period preceding the preparation of the D.C.
background study. This average is now extended to the historical 15-year period.
E.2.6
Revised Definition of Capital Costs
The definition of capital costs has been revised to remove studies. Further, the
regulations to the Act may prescribe services for which land or an interest in land will be
restricted.
Note: the definition of capital costs was revised to reverse the change related to studies
through Bill 185 (see Section H.3.1).
E.2.7
Mandatory Phase-in of a D.C.
For all D.C. by-laws passed after January 1, 2022, the charge must be phased-in
annually over the first five years the by-law is in force, as follows:
- Year 1 - 80% of the maximum charge;
- Year 2 - 85% of the maximum charge;
- Year 3 - 90% of the maximum charge;
- Year 4 - 95% of the maximum charge; and
- Year 5 to expiry - 100% of the maximum charge.
Note: this change was reversed by Bill 185 (discussed in section H.3.2).
E.2.8
D.C. By-law Expiry
A D.C. by-law now expires 10 years after the day it comes into force (unless the by-law
provides for an earlier expiry date). This extends the by-law's life from five (5) years,
prior to Bill 23.
E.2.9
Installment Payments
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 a
D.C.
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E.2.10 Rental Housing Discount
The D.C. payable for rental housing development will be reduced based on the number
of bedrooms in each unit as follows:
- Three or more bedrooms - 25% reduction;
- Two bedrooms - 20% reduction; and
- All other bedroom quantities - 15% reduction.
E.2.11 Maximum Interest Rate for Instalments and Determination of
Charge for Eligible Site Plan and Zoning By-law Amendment
Applications
No maximum interest rate was previously prescribed. As per Bill 23, the maximum
interest rate is set at the average prime rate plus 1%. This maximum interest rate
provision would apply to all instalment payments and eligible site plan and zoning by-
law amendment applications occurring after November 28, 2022.
E.2.12 Requirement to Allocate Funds Received
Annually, beginning in 2023, municipalities are required to spend or allocate at least
60% of the monies in a reserve fund at the beginning of the year for water, wastewater,
and services related to a highway. Other services may be prescribed by the regulation.
E.2.13 Bill 134: Affordable Homes and Good Jobs Act, 2023
The exemption for affordable residential units was included in the More Homes Built
Faster Act (Bill 23), enacted by the Province on November 28, 2022. Under this
legislation, affordable residential units were defined within subsection 4.1 of the D.C.A.
and exemptions for D.C.s were provided in respect of this definition. While the
legislation was enacted in November 2022, the ability for municipalities to implement the
exemptions is based on the "Affordable Residential Units for the Purposes of the
Development Charges Act, Bulletin" published by the Minister of Municipal Affairs and
Housing. This bulletin informs the average market rent and purchase price to be used in
determining which developments qualify as affordable residential units. This bulletin was
published on April 5, 2024.
Bill 134 received Royal Assent on December 4, 2023 and provides for a modification to
the affordable residential unit definition by:
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- Introducing an income-based test for affordable rent and purchase price; and
- Increasing the threshold for the market test of affordable rent and purchase
price.
This change provides the exemption based on the lesser of the two measures.
Moreover, the rules in subsection 4.1 of the D.C.A. are unchanged with respect to:
- The tenant and purchaser transacting the affordable unit being at arm's
length;
- The intent of maintaining the affordable residential unit definition for a 25-year
period, requiring an agreement with the municipality (which may be registered
on title); and
- Exemptions for attainable residential units and associated rules (requiring
further regulations).
The following table provides a comparison of the definitions provided through Bill 23 and
those provided through Bill 134 (underlining added for emphasis).
Item
Bill 23 Definition
Bill 134 Definition
(Current D.C.A. Definition)
Affordable residential unit
rent (subsection 4.1 (2),
para. 1)
The rent is no greater than
80 per cent of the average
market rent, as determined
in accordance with
subsection (5).
The rent is no greater than
the lesser of,
i. the income-based
affordable rent for the
residential unit set out in
the Affordable
Residential Units
bulletin, as identified by
the Minister of Municipal
Affairs and Housing in
accordance with
subsection (5), and
ii. the average market rent
identified for the
residential unit set out in
the Affordable
Residential Units
bulletin.
Average market rent/rent
based on income
(subsection 4.1 (5)) for the
purposes of subsection 4.1
(2), para. 1
The average market rent for
the year in which the
residential unit is occupied
by a tenant, as identified in
the bulletin entitled the
"Affordable Residential
The Minister of Municipal
Affairs and Housing shall,
(a) determine the income of
a household that, in the
Minister's opinion, is at
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Item
Bill 23 Definition
Bill 134 Definition
(Current D.C.A. Definition)
Units for the Purposes of
the Development Charges
Act, 1997 Bulletin."
the 60th percentile of
gross annual incomes
for renter households in
the applicable local
municipality; and
(b) identify the rent that, in
the Minister's opinion, is
equal to 30 per cent of
the income of the
household referred to in
clause (a).
Affordable residential unit
ownership (subsection 4.1
(3), para. 1)
The price of the residential
unit is no greater than 80
per cent of the average
purchase price, as
determined in accordance
with subsection (6).
The price of the residential
unit is no greater than the
lesser of,
i.
the income-based
affordable purchase
price for the residential
unit set out in the
Affordable Residential
Units bulletin, as
identified by the Minister
of Municipal Affairs and
Housing in accordance
with subsection (6), and
ii. 90 per cent of the
average purchase price
identified for the
residential unit set out in
the Affordable
Residential Units
bulletin.
Average market purchase
price/purchase price based
on income (subsection 4.1
(6)) for the purposes of
subsection 4.1 (3), para. 1
The average purchase price
for the year in which the
residential unit is sold, as
identified in the bulletin
entitled the "Affordable
Residential Units for the
Purposes of the
Development Charges Act,
1997 Bulletin," as it is
amended from time to time,
that is published by the
Minister of Municipal Affairs
and Housing on a website
of the Government of
Ontario.
The Minister of Municipal
Affairs and Housing shall,
(a) determine the income of
a household that, in the
Minister's opinion, is at
the 60th percentile of
gross annual incomes
for households in the
applicable local
municipality; and
(b) identify the purchase
price that, in the
Minister's opinion, would
result in annual
accommodation costs
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Item
Bill 23 Definition
Bill 134 Definition
(Current D.C.A. Definition)
equal to 30 per cent of
the income of the
household referred to in
clause (a)
Note: the Affordable Unit exemption came into force on June 1, 2024.
E.3 Bill 185: Cutting Red Tape to Build More Homes Act
On April 10, 2024, the Province released Bill 185: Cutting Red Tape to Build More
Homes Act. The Bill received Royal Assent on June 6, 2024. This Bill reversed many of
the key changes that were implemented through Bill 23. The following sections provide
a summary of the changes.
E.3.1
Revised Definition of Capital Costs
Bill 185 reversed the capital cost amendments of Bill 23 by reinstating studies as an
eligible capital cost. The following paragraphs were added to subsection 5(3) of the
D.C.A.:
5. Costs to undertake studies in connection with any of the matters referred to in
paragraphs 1 to 4.
6. Costs of the development charge background study required under section 10.
E.3.2
Removal of the Mandatory Phase-in
As noted in Section H.2 above, Bill 23 required the phase-in of charges imposed in a
D.C. by-law over a five-year term for any by-laws passed after January 1, 2022. Bill 185
removed this mandatory phase-in. This change is effective for any D.C. by-laws passed
after Bill 185 came into effect.
For site plan and zoning by-law amendment applications that were made prior to Bill
185 receiving Royal Assent, the charges payable will be the charges that were in place
on the day the planning application was made (i.e., including the mandatory phase-in).
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E.3.3
Process for Minor Amendments to D.C. By-laws
Section 19 of the D.C.A. requires that a municipality must follow sections 10 through 18
of the D.C.A. (with necessary modifications) when amending D.C. by-laws. Sections 10
through 18 of the D.C.A. generally require the following:
- Completion of a D.C. background study, including the requirement to post the
background study 60 days prior to passage of the D.C. by-law;
- Passage of a D.C. by-law within one year of the completion of the D.C.
background study;
- A public meeting, including notice requirements; and
- The ability to appeal the by-law to the Ontario Land Tribunal.
Bill 185 allows municipalities to undertake minor amendments to D.C. by-laws for the
following purposes without adherence to the requirements noted above (with the
exception of the notice requirements):
1. To repeal a provision of the D.C. by-law specifying the date the by-law expires or
to amend the provision to extend the expiry date (subject to the 10-year
limitations provided in the D.C.A.);
2. To impose D.C.s for studies, including the D.C. background study; and
3. To remove the provisions related to the mandatory phase-in of D.C.s.
Minor amendments related to items 2 and 3 noted above may be undertaken only if the
D.C. by-law being amended was passed after November 28, 2022, and before Bill 185
took effect. Moreover, the amending by-law must be passed within six months of Bill
185 coming into effect.
Notice requirements for these minor amending by-laws are similar to the typical notice
requirements, with the exception of the requirement to identify the last day for appealing
the by-law (as these provisions do not apply).
E.3.4
Reduction of D.C. Rate Freeze Timeframe
Bill 108 provided for the requirement to freeze the D.C.s imposed on developments
subject to a site plan and/or a zoning by-law amendment application. The D.C. rate for
these developments is "frozen" at the rates that were in effect at the time the site plan
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and/or zoning by-law amendment application was submitted (subject to applicable
interest). Once the application is approved by the municipality, if the date the D.C. is
payable is more than two years from the approval date, the D.C. rate freeze would no
longer apply. Bill 185 reduced the two-year timeframe to 18 months.
E.3.5
Modernizing Public Notice Requirements
The D.C.A. sets out the requirements for municipalities to give notice of public meetings
and of by-law passage. These requirements are prescribed in sections 9 and 10 of O.
Reg. 82/98 and include giving notice in a newspaper of sufficiently general circulation in
the area to which the by-law would apply. The regulatory changes modernized public
notice requirements by allowing municipalities to provide notice on a municipal website
if a local newspaper is not available.
E.4 Bill 17: Protect Ontario by Building Faster and Smarter
Act, 2025
On May 12, 2025, the Province released Bill 17: Protect Ontario by Building Faster and
Smarter Act, 2025. The Bill received Royal Assent on June 5, 2025. This Bill introduces
some additional exemptions, changes to the timing of payment for residential D.C.s, and
provides regulatory authority to make future changes. The following subsections provide
a summary of the changes:
E.4.1 Deferral of Residential D.C. Payments to Occupancy
Changes to section 26.1 of the D.C.A. provide that a D.C. payable for residential
development (other than rental housing developments, which are subject to payment in
instalments) are payable upon the earlier of the issuance of an occupancy permit, or the
day the building is first occupied. Only under circumstances prescribed in the
regulations may the municipality require a financial security. As such, the prescribed
circumstances may allow for securities when no occupancy permit is required.
Municipalities shall not impose interest on the deferral of D.C. payment to occupancy.
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E.4.2 Removal of Interest for Legislated Instalments
Changes to section 26.1 of the Act remove the ability to charge interest on instalments
for rental housing and institutional development. This also applies to future instalments
for existing deferrals.
E.4.3 Early Payment for Residential/Institutional
Changes provide that a person required to pay a D.C. for residential or institutional
development (i.e. instalments or at occupancy), can pay earlier without the requirement
to enter into an early payment agreement.
E.4.4 Exemption for Long-term Care Homes
Before this change, long-term care homes were subject to the instalment payment
provisions of the D.C.A. As of June 5, 2025, Long-term care homes are exempt from
D.C.s, as well as all future instalment payments, where applicable.
E.4.5 Revised Definition of Capital Costs
Section 5(3) of the D.C.A. provides for a definition of capital costs that are eligible for
inclusion in the D.C. calculations. The changes introduced by Bill 17 added the following
wording to the beginning of the section: "Subject to the regulations". As such, the
Province may make changes to limit the definition of capital costs via changes to the
D.C. regulations.
E.4.6 Expanded Simplified D.C. By-law Amendment Process
In addition to the reason for the simplified process set out in Section H.3.3, a D.C. by-
law may now also be amended through the simplified amendment process to repeal the
indexing provision or decrease the D.C. for one or more types of development.
E.4.7 Lower Charge - Current vs. Rate Freeze
This change provides that the municipality must charge the lower of the D.C. calculated
with the rate freeze (including interest) and the D.C. at current rates at the time the D.C.
is payable. This change assists where municipalities reduce their D.C. and therefore
can impose the reduced D.C. in cases where the rate freeze applies.
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E.4.8 Grouping of Services for the Purposes of Using Credits
This change provides the Province with the ability to make changes through the
regulations to group D.C. services together for the purposes of applying D.C. credits.
E.4 Bill 60: Fighting Delays, Building Faster Act, 2025
The Provincial government introduced Bill 60, Fighting Delays, Building Faster Act,
2025 and Regulatory Proposals MMAH2018 and 25MMAH030 on October 23, 2025.
The Bill received Royal Assent on November 27, 2025. The following subsections
provide a summary of the changes:
E.4.1 Addition of Class of Service for Land Acquisition
The legislative change provides for land acquisition as a separate class of service1.
Anticipated land acquisition capital needs are to be grouped together for the purposes
of the D.C. calculations. Land acquisition capital needs are also to be excluded from the
historical Level of Service calculations.
The anticipated capital costs for land are restricted to 10 years for all services except
the following:
- Water;
- Wastewater;
- Stormwater;
- Service related to a Highway;
- Electrical;
- Transit;
- Police; and
- Fire.
As land acquisition is considered a class of service, municipalities are required to
establish a separate reserve fund for these capital costs. As such, funds are to be
segregated for this purpose only and used solely for land costs. Similar to other reserve
1 Section 7 of the D.C.A. states that a class of service may be established for the
purposes of a D.C. by-law that is a combination of D.C. eligible services or a subset of a
D.C. eligible service.
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PAGE E-14
funds, monies in this reserve fund can be borrowed and repaid, with interest. With
respect to credits, municipalities need to ensure appropriate accounting of credits for
land separately from credits for other applicable services.
Section 35 of the D.C.A. is amended to add an exception to the use of monies in
established reserve funds. This section states that monies in a reserve fund can be
used for land acquisition, however, they cannot be used for land acquisition if those
costs are to be paid for with the reserve fund established for land acquisition.
E.4.2 Required Timelines for the Annual Treasurer's Statement
Section 43(1) of the Act has been amended to require the Treasurer's statements to be
completed by June 30 of each year (previously based on a date determined by Council).
Further, Section 43(3) of the Act is amended to require a copy of the Treasurer's
statement to be submitted to the Minister by July 15 of each year.
E.4.3 Addition of Requirements for Local Service Policies
Subsections 59(2.2) through 59(2.11) of the Act generally set out the following:
- A Local Service Policy is required for all D.C. eligible services to which a D.C.
by-law imposes a charge and where some part of the service will be provided
as a local service;
- A Local Service Policy is required to impose a condition of local services on
development and only to the extent it has been identified in the Local Service
Policy. That is, a municipality could not require a work or classes of work to
be provided as a local service if it is not identified as such in the Local Service
Policy;
o This does not apply where a municipality does not impose a D.C. for
that service;
o This applies the day a municipality establishes the Local Services
Policy or 18 months after Bill 60 received Royal Assent;
- Required content for a Local Service Policy:
o Works or classes of works related to development that are intended to
be required as a Local Service
- Optional content for a Local Service Policy:
o Works or classes of works that are not intended to be required as a
Local Service;
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PAGE E-15
o Works or classes of works that are partially required as a Local
Service;
- The municipality shall give a copy of the Local Service Policy to the Minister
of Municipal Affairs and Housing upon request, by the date requested; and
- The Local Service Policy must be reviewed, requiring a resolution of Council
declaring if a revision is needed. The Resolution shall be passed at the time
of passing any D.C. by-law or when a revision to the policy is required.
E.4.4 Requirement to Provide Documents to the Minister
Changes to Section 10 and Section 13 of the D.C.A. require municipalities to provide
copies of documents to the Minister upon request, by the date requested.
In addition, section 59(2.8) of the Act requires a copy of the Local Service Policy to be
provided to the Minister upon request, by the date requested.
E.4.5 Regulatory Changes
Bill 60 also provided for regulatory changes to Ontario Regulation 82/98. These
changes are with respect to the following matters:
Merging of Credits
This change merges water supply services and wastewater services for the purposes of
credits. As provided in subsection 2 (4) of the D.C.A., the D.C.-eligible services of water
supply and wastewater include distribution and treatment, and sewers and treatment,
respectively.
Transparency of B.T.E. Calculations
Regulatory changes require municipalities to provide greater details with respect to how
the growth-related and non-growth-related shares of the costs are determined. This
appears to be required for each service, rather than on a project-by-project basis.
Details of Land Acquisition
Section 8 of Ontario Regulation 82/98 has been amended to require land acquisition
costs to be included in the D.C. background presentation of:
- The total of the estimated capital costs relating to the service;
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PAGE E-16
- The allocation of the total of the estimated costs between costs that would
benefit new development and costs that would benefit existing development;
- The total of the estimated capital costs relating to the service that will be
incurred during the term of the proposed development charge by-law;
- The allocation of the costs incurred during the term of the proposed by-law
between costs that would benefit new development and costs that would
benefit existing development; and
- The estimated and actual value of credits that are being carried forward
relating to the service.
Information Accessibility
The changes increase reporting requirements for the Annual Treasurer's Statements to
include:
- The amount from each reserve fund that was committed to a project, but had
not been spent, as of the end of the year;
- The amount of debt that had been issued for a project as of the end of the
year; and
- Identify where in the D.C. background study the project's capital costs were
estimated.
This does not apply in circumstances where a municipality uses a unique identifier in
both background studies and treasurer's statements to identify each project.
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PAGE F-1
Appendix F
Capital Cost and Benefit to
Existing Methodology
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Appendix F: Capital Cost and Benefit to
Existing Methodology
Based on the regulatory changes provided through Bill 60: Fighting Delays, Building
Faster Act, 2025, there is a requirement to provide greater detail with respect to how the
non-growth-related shares (i.e. B.T.E. deduction methodology) of the total estimated
costs and the costs that will be incurred during the term of the by-law are determined for
each service. The following provides this information on a service-by-service basis as
well as a description of how the capital costs were estimated.
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PAGE F-2
Table F-1
Methodology for Determining Capital Costs and B.T.E. Calculations
Service
Capital Cost Methodology
B.T.E. Calculation Methodology
Fire
Protection
Services
- Facilities: Capital costs estimates for new facility construction were provided by
the Township based on recent construction activity.
- Facilities: B.T.E. calculations were based on the proposed total square footage of
the replacement/expansion and comparing it to what is currently in place.
Services
Related to a
Highway
- Roads & Trails: Cost estimates were based on the Township's capital budget
- Facilities: Cost estimates provided by the Township
- Vehicles: Cost estimates based on estimated replacement costs of similar
Township vehicles
- Roads & Trails: these projects were determined that they would proportionately
benefit existing and future development. B.T.E is calculated based on existing
population and employment as a percentage of future population and employment
- Facilities: the public works garage expansion was determined that it would benefit
growth and current populations 50/50 based on feedback from staff
- Vehicles: All vehicles and equipment are new to provide services for new growth
and are not replacing any existing items. As a result, a B.T.E. deduction has not
been applied.
Parks and
Recreation
- Recreation facilities: Provision for facility space is based on the maximum
allowable within the historical level of service.
- Parkland Development, Trails and Amenities: Costs are based on the
estimate costs of new parkland development and future acres of parkland
development, annual provisions for Waterfront Master Plan implementation and
the Township's capital budget forecast.
- Fleet: capital costs for fleet have been included to maintain the Township's
current service levels.
- Recreation facilities and fleet: given that all of the recreation facilities and fleet
included in the D.C. calculation are new and providing additional facility space and
vehicles to accommodate growth, a benefit to existing deduction has not been
made.
- Parkland Development, Trails and Amenities: New parkland development is
required for new development and does not have a B.T.E. deduction applied.
Trails and Waterfront Master Plan Implementation were determined that they
would proportionately benefit existing and future development. B.T.E. is calculated
based on existing population as a percentage of future population. (i.e. 90%)
-
Growth
Studies
(including
studies
within
specific
- Cost estimates are determined based on a review of recent cost estimates for
similar studies.
- Non-growth-related shares for studies have been determined on a project-by-
- project basis through a review of the scope of each study. Based on this review,
- an allocation to account for the benefit to existing development is made. For
- example, although transportation master plans are generally undertaken to identify
- the new capital projects that are required to accommodate new development,
- there is a benefit to the existing community wherein existing policies and practices
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PAGE F-3
Service
Capital Cost Methodology
B.T.E. Calculation Methodology
service
areas)
- are also reviewed through the study. As a result, a 25% allocation to account for
- the non-growth-related share of this project has been made.
Land
- Cost estimates are based on the application of per acre land costs to the total
acres of land required to be purchased for the new facilities. Land costs are
based on recent appraisals completed by the Township and vary based on the
anticipated location of the land to be purchased. for the purpose of cash-in-lieu
of parkland calculations.
- In general, the land costs included in the D.C. calculation have B.T.E. deductions
- consistent with the facility projects that they relate to. land costs included in the
- D.C. calculation are related to new facilities and as such, the B.T.E. is tied to the
- specific facilities B.T.E. calculations
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PAGE G-1
Appendix G
Proposed D.C. By-law
THE CORPORATION OF THE TOWNSHIPSHIP OF SOUTH STORMONT
BY-LAW NUMBER 2026-___
A BY-LAW FOR THE IMPOSITION OF DEVELOPMENT CHARGES
WHEREAS Section 2(1) of the Development Charges Act, 1997, S.O. 1997, c. 27,
provides that the council of a municipality may by by-law impose development charges
against land to pay for increased capital costs required because of increased needs for
services arising from the development of the area to which the by-law applies;
AND WHEREAS the Township of South Stormont will experience growth through
development and re-development;
AND WHEREAS development and re-development requires the provision of physical
and social services by the Township of South Stormont;
AND WHEREAS Council desires to ensure that the capital cost of meeting growth-
related demands for or burden on municipal services does not place an excessive
financial burden on the Township of South Stormont or its existing taxpayers while at
the same time ensuring new taxpayers contribute no more than the net capital cost
attributable to providing the current level of municipal services;
AND WHEREAS Council, at its meeting of XXXX, 2026, approved a report entitled,
Township of South Stormont 2026 Development Charges Background Study dated
March 19, 2026, prepared by Watson & Associates Economists Ltd.;
AND WHEREAS Council has given Notice in accordance with Section 12 of the Act of
its developmental changes proposal and held a public meeting on XXXX, 2026;
NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWNSHIP OF
SOUTH STORMONT ENACTS AS FOLLOWS:
1.
INTERPRETATION
1.1
Unless otherwise stated:
(1) a reference to any statute or regulation refers to a statue or regulation of
Ontario as it may be amended or replaced from time to time;
(2) a reference to a by-law refers to a by-law of the Township as it may be
amended or replaced from time to time; and
(3) a reference to a section, subsection, paragraph, clause, subclause or
schedule is a reference to this By-law's section, subsection, paragraph,
clause, subclause or schedule.
1.2
The headings in this By-law are for convenience only and do not form part of this
By-law.
1.3
If any part of this By-law is determined to be invalid by a court of competent
jurisdiction, the invalid part is severed, and the remainder continues to be valid.
1.4
In this By-law:
"Act" means the Development Charges Act, 1997;
"Accessory Use" means where used to describe a use, building, or structure that
the use, building or structure is naturally and normally incidental, subordinate in
purpose of floor area or both, and exclusively devoted to a principal use, building
or structure;
"Ancillary Residential Use" means a residential dwelling that would be ancillary to
a single-detached dwelling, semi-detached dwelling, or row dwelling;
"Apartment" means any residential unit within a building containing three or more
dwelling units where access to each residential unit is obtained through a
common entrance or entrances from the street level and the residential units are
connected by an interior corridor. Despite the foregoing, an apartment includes
stacked townhouse dwellings;
"Bedroom" means a habitable room larger than seven square metres, including a
den, study or other similar area, but does not include a bathroom, living room,
dining room or kitchen;
"Board of Education" means a board defined in Section 1(1) of the Education Act,
R.S.O. 1990, c. E.2;
"Bona Fide Farming Operation" means the proposed development that will
qualify as a farm business operating with a valid Farm Business Registration
Number issued by the Ontario Ministry of Agriculture, Food and Rural Affairs and
be assessed in the Farmland Realty Tax Class by the Ontario Property
Assessment Corporation;
"Building Code Act" means the Building Code Act, 1992, S.O. 1992, c. 23;
"Capital Cost" means costs incurred or proposed to be incurred by the Township
or a local board thereof directly or by others on behalf of and as authorized by
the Township or local board:
(1)
to acquire land or an interest in land, including a leasehold interest;
(2)
to improve land;
(3)
to acquire, lease, construct or improve buildings and structures;
(4)
to acquire, construct or improve facilities including;
(a)
furniture and equipment other than computer equipment; and
(b)
material acquired for circulation, reference or information purposes
by a library board as defined in Section 1 of the Public Libraries
Act, R.S.O. 1990, c. P.44; and
(c)
rolling stock with an estimated useful life of seven years or more;
and
(5)
to undertake studies in connection with any matter under the Act and any
of the matters in clauses (1) to (4) above, including the development charge
background study required for the provision of services designated in this By-law
within or outside the Township, including interest on borrowing for those
expenditures under clauses (1) to (4) above that are growth-related;
"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;
"Council" means the Council of the Township;
"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 the effect of increasing the size of usability thereof, and
includes redevelopment;
"Development Charge" means a charge imposed with respect to this By-law;
"Dwelling Unit" means any part of a building or structure used, designed or
intended to be used as a domestic establishment in which one or more persons
may sleep and may be provided with culinary and sanitary facilities for their
exclusive use;
"Existing" means the number, use and size that existed as of the date this By-law
was passed;
"Farm Building" means that part of a bona fide farming operation encompassing
barns, silos and other ancillary development to an agricultural use, but excluding
a residential use. Notwithstanding the foregoing, a farm building does not include
retails sales activities including, but not limited to restaurants; banquet facilities;
hospitality and accommodation facilities; gift shops; services related to grooming,
boarding or breeding of household pets; and marijuana and alcohol processing or
production facilities;
"Gross Floor Area" means:
(1)
in the case of a residential building or structure, the total area of all floors
above grade of a dwelling unit measured between the outside surfaces of
exterior walls or between the outside surfaces of exterior walls and the
centre line of party walls dividing the dwelling unit from any other dwelling
unit or other portion of a building; and
(2)
in the case of a non-residential building or structure, or in the case of a
mixed-use building or structure in respect of the non-residential portion
thereof, the total area of all building floors above or below grade measured
between the outside surfaces of the exterior walls, or between the outside
surfaces of exterior walls and the centre line of party walls dividing a non-
residential use and a residential use, except for:
(a)
a room or enclosed area within the building or structure above or
below that is used exclusively for the accommodation of heating,
cooling, ventilating, electrical, mechanical or telecommunications
equipment that service the building;
(b)
loading facilities above or below grade; and
(c)
a part of the building or structure below grade that is used for the
parking of motor vehicles or for storage or other accessory use;
"Industrial" means lands, buildings or structures used or designed or intended for
use for manufacturing, processing, fabricating or assembly of raw goods,
warehousing or bulk storage of goods, and includes office uses and the sale of
commodities to the general public where such uses are accessory to an industrial
use, but does not include the sale of commodities to the general public through a
warehouse club;
"Institutional" means development of a building or structure intended for use,
(1)
as a long-term care home within the meaning of Subsection 2(1) of the
Fixing Long-Term Care Act, 2021, S.O. 2021, c.39, Sched. 1;
(2)
as a retirement home within the meaning of Subsection 2(1) of the
Retirement Homes Act, 2010, S.O. 2010, c. 11;
(3)
by any of the following post-secondary institutions for the objects of the
institution:
(a)
a university in Ontario that receives direct, regular and ongoing
operating funding from the Government of Ontario;
(b)
a college or university federated or affiliated with a university
described in Subclause (a); or
(c)
an Indigenous Institute prescribed for the purposes of Section 6 of
the Indigenous Institutes Act, 2017, S.O. 2017, c. 34, Sched. 20;
(4)
as a memorial home, clubhouse or athletic grounds by an Ontario branch
of the Royal Canadian Legion; or
(5)
as a hospice to provide end of life care;
"Local Board" means a school board, public utility, commission, transportation
commission, public library board, board of park management, local board of
health, board of commissioners of police, planning board, or any other board,
commission, committee, body or local authority established or exercising any
power or authority under any general or special Act with respect to any of the
affairs or purposes, including school purposes, of the Township or any part or
parts thereof;
"Maximum Interest Rate" is as defined by s. 26.3 of the Act;
"Multiple dwellings" means all dwellings other than Single-Detached, Semi-
Detached, Apartment, and Special Care dwelling units;
"Non-Profit Housing" means development of a building or structure intended for
use as residential premises by:
(1)
a corporation to which the Not-for-Profit Corporations Act, 2010, S.O.
2010, c. 15, applies that is in good standing under that act and whose
primary object is to provide housing;
(2)
a corporation without share capital to which the Canada Not-for-profit
Corporations Act, S.C. 2009, c. 23, applies that is in good standing under
that act and whose primary object is to provide housing;
(3)
a non-profit housing co-operative that is in good standing under the Co-
operative Corporations Act, R.S.O. 1990, c. C.35; or
(4)
a corporation to which the Housing Development Act, R.S.O. 1990, c.
H.18 applies that is in good standing under that act;
"Non-Residential Use" means a building or structure of any kind whatsoever
used, designed or intended to be used for other than a residential use;
"Owner" means the owner of land or a person who has made application for an
approval for the development of land upon which a development charge is
imposed;
"Place of Worship" means that part of a building or structure that is exempt from
taxation as a place of worship under the Assessment Act, R.S.O. 1990, c. A.31;
"Rental Housing" means development of a building or structure with four or more
dwelling units all of which are intended for use as rented residential premises;
"Residential Dwelling" means a building, occupied or capable of being occupied
as a home, residence or sleeping place by one or more persons, containing one
or more dwelling units but not including motels, hotels, tents, truck campers,
tourist trailers, mobile camper trailers or boarding, lodging or rooming houses;
"Residential Use" means the use of a building or structure or portion thereof for
one or more dwelling units. This also includes a dwelling unit on land that is used
for an agricultural use;
"Row Dwelling" means a building containing three or more attached dwelling
units in a single row, each of which dwelling units has an independent entrance
from the outside and is vertically separated from any abutting dwelling unit;
"Semi-Detached Dwelling" means a dwelling unit in a residential building
consisting of two dwelling units having one vertical wall or one horizontal wall, but
not other parts, attached or another dwelling unit where the residential unit are
not connected by an interior corridor;
"Service" means a service or class of service designated in Section 2 of this By-
law, and "Services" shall have a corresponding meaning;
"Servicing Agreement" means an agreement between a landowner and the
Township relative to the provision of municipal services to specified land within
the Township;
"Single-Detached Dwelling Unit" means a residential building consisting of one
dwelling unit and not attached to another structure;
"Special Care Dwelling Unit" means a building not otherwise defined herein
containing more than four dwelling units where the occupants have the right to
use in common halls, stairs, yards, common rooms and accessory buildings,
which dwelling units may or may not have exclusive sanitary and/or culinary
facilities, that is designed to accommodate individuals with specific needs, where
meals are provided within the development on a regular basis and includes a
bedroom, student residence, retirement home and lodge, nursing home, granny
flat, accessory dwelling and group home;
"Stacked Townhouse Dwelling Unit" means two row dwellings, one on top of
each other;
"Township" means the Corporation of the Township of South Stormont.
2.
DESIGNATION OF SERVICES
2.1
The categories of services and classes of service for which development charges
are imposed under this By-law are as follows:
(1)
Fire Protection Services;
(2)
Services Related to a Highway;
(3)
Parks and Recreation Services;
(4)
Land; and
(5)
Growth-Related Studies Services.
2.2
For greater certainty, this By-law does not impose development charges for
water or wastewater services. Capital charges associated with water and
wastewater services provided by the Township are recovered pursuant to a
separate by-law.
3.
APPLICATION OF BY-LAW RULES
3.1
Development charges shall be payable in the amounts set out in this By-law
where:
(1)
the development of the lands requires any of the approvals set out in
Subsection 3.4(1).
Area to Which By-law Applies
3.2
Subject to Section 3.3, this By-law applies to all lands in the Township of South
Stormont whether or not the land or use thereof is exempt from taxation under
Sections 3, 4, 6, 6.1, 21, and 22 of the Assessment Act.
3.3.
Notwithstanding Section 3.2 above, this By-law shall not apply to lands that are
owned by and used for the purposes of:
(1)
the Township or a Local Board thereof;
(2)
a board of education;
(3)
the Corporation of the United Counties of Stormont, Dundas, and
Glengarry; or
(4)
land vested in or leased to a university that receives regular and ongoing
operating funds from the government for the purposes of post-secondary
education if the development is intended to be occupied and used by the
university.
Approvals for Development
3.4
(1)
Development charges shall be imposed on all lands, buildings, or
structures that are developed for residential or non-residential uses if the
development requires:
(a)
the passing of a zoning by-law or of an amendment to a zoning by-
law under Section 34 of the Planning Act, R.S.O. 1990, c. P.13;
(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 50 of the Condominium
Act, R.S.O. 1990, c. C.26; or
(g)
the issuing of a permit under the Building Code Act in relation to a
building or structure.
(2)
No more than one development charge for each service designated in
Section 2.1 shall be imposed upon any lands, buildings or structures to
which this By-law applies even though two or more of the actions
described in Subsection 3.4(1) are required before the lands, buildings or
structures can be developed.
(3)
Despite Subsection 3.4(2), if two or more of the actions described in
Subsection 3.4(1) occur at different times, additional development charges
shall be imposed if the subsequent action has the effect or increasing the
need for services.
Exemptions
3.5
Notwithstanding the provisions of this By-law, development charges shall not be
imposed with respect to:
(1)
affordable and attainable residential units that meet the criteria set out in
Subsections 4.1(2), (3), or (4) of the Act;
(2)
affordable residential units required pursuant to Section 35.2 and
Subsection 16(4) of the Planning Act (Inclusionary Zoning);
(3)
non-profit housing units;
(4)
long-term care homes;
(5)
an enlargement to an existing dwelling unit;
(6)
a second residential unit in an existing or new detached house, semi-
detached dwelling, or row 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 detached house, semi-detached
dwelling, or row dwelling cumulatively contain no more than one
residential unit;
(7)
a third residential unit in an existing or new detached house, semi-
detached dwelling, or row 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 detached house, semi-detached
dwelling, or row dwelling contains any residential units;
(8)
one residential unit in a building or structure ancillary to an existing or new
detached house, semi-detached dwelling, or row dwelling on a parcel of
land if the existing or new detached house, semi-detached dwelling, or
row dwelling contains no more than two residential units and no other
building or structure ancillary to the existing or new detached house, semi-
detached dwelling, or row dwelling contains any residential units;
(9)
for the purposes of Subsection (8), a residential dwelling unit in a building
or structure ancillary to an existing or new single-detached dwelling, semi-
detached dwelling, or row dwelling must be a Dwelling, Secondary Unit
(Detached) as defined in the Township's Zoning By-law;
(10)
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 1 percent of the existing residential dwelling units; and
3.6
Exemption for Industrial Development:
3.6.1 Notwithstanding any other provision of this By-law, no development charge is
payable with respect to an enlargement of the gross floor area of an existing
industrial building where the gross floor area is enlarged by 50 percent or less.
3.6.2 If the gross floor area of an existing industrial building is enlarged by greater than
50 percent, the amount of the development charge payable in respect of the
enlargement is the amount of the development charge that would otherwise be
payable multiplied by the fraction determined as follows:
(1)
determine the amount by which the enlargement exceeds 50 percent of
the gross floor area before the enlargement; and
(2)
divide the amount determined under Subsection (1) by the amount of the
enlargement.
3.6.3 For the purpose of Section 3.6, "existing industrial building" is used as defined in
O. Reg. 82/98 made under the Act.
3.6.4 The exemption for an existing industrial building provided by this Section shall be
applied to a maximum of 50 percent of the gross floor area before the first
enlargement for which an exemption from the payment of development charges
was granted pursuant to this By-law.
3.7
Other Exemptions:
3.7.1 Notwithstanding the provisions of this By-law, development charges shall not be
imposed with respect to:
(1)
farm buildings; and
(2)
places of worship and cemeteries.
Discounts
3.8
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.
Amount of Charges
Residential
3.9
The development charges set out in Schedule "A" shall be imposed on residential
uses of lands, buildings, or structures, including a dwelling unit accessory to a
non-residential use and, in the case of a mixed-use building or structure, on the
residential uses in the mixed-use building or structure, according to the type of
residential unit, and calculated with respect to each of the services according to
the type of residential use.
Non-Residential
3.10 The development charges described in Schedule "A" to this by-law shall be
imposed on non-residential uses of lands, buildings, or structures, and, in the
case of a mixed-use building or structure, on the non-residential uses in the
mixed-use building or structure, and calculated with respect to each of the
services according to the total floor area of the non-residential use.
Reduction of Development Charges for Redevelopment
3.11 Despite any other provisions of this By-law, where, as a result of the
redevelopment of land, a building, or structure existing on the same land within
60 months prior to the date of payment of development charges in regard to such
redevelopment was or is to be demolished, in whole or in part, or converted from
one principal use to another principal use on the same land, in order to facilitate
the redevelopment, the development charges otherwise payable with respect to
such redevelopment shall be reduced by the following amounts:
(1)
in the case of a residential building or structure or, in the case of a mixed-
use building or structure, the residential uses in the mixed-use building or
structure, an amount calculated by multiplying the applicable development
charge under Subsection 3.9 by the number, according to type, of dwelling
units that have been or will be demolished or converted to another
principal use; and
(2)
in the case of a non-residential building or structure or, in the case of
mixed-use building or structure, the non-residential uses in the mixed-use
building or structure, an amount calculated by multiplying the applicable
development charges under Subsection 3.10 by the gross floor area that
has been or will be demolished or converted to another principal use;
provided that such amounts shall not exceed, in total, the amount of the
development charges otherwise payable with respect to the redevelopment.
Time of Payment of Development Charges
3.12 Development charges are due and payable in full to the Township on the date
the first building permit is issued for any land, buildings, or structures affected by
the applicable development charge, and a building permit with respect to a
building or structure shall be withheld where the applicable development charge
has not been paid pursuant to Section 28 of the Act.
3.13 Notwithstanding Section 3.12, development charges for rental housing and
institutional developments are due and payable in 6 equal installments
commencing with the first installment payable on the date of occupancy and each
subsequent installment payable on the anniversary date each year thereafter.
3.14 Where the development of land results from the approval of a Site Plan or Zoning
By-law Amendment received and approved between January 1, 2020, and June
5, 2024, and the approval of the application occurred within 2 years of building
permit issuance, the development charges under Sections 3.9, 3.10, and 3.11
shall be calculated based on the development charges set out in Schedule "A" on
the date of the planning application, including interest, based on the maximum
interest rate or the current rate in effect. Where both planning applications apply,
development charges under Sections 3.9, 3.10, and 3.11 shall be calculated on
the development charges set out in Schedule "A" on the date of the later planning
application, including interest, based on the maximum interest rate.
3.15. Where the development of land results from the approval of a Site Plan or Zoning
By-law Amendment received on or after January 1, 2020, where the approval of
the application occurred on or after June 6, 2024, and the approval of the
application occurred within 18 months of building permit issuance, the
development charges under Sections 3.9, 3.10, and 3.11 shall be calculated
based on the development charges set out in Schedule "A" on the date of the
planning application, including interest, based on the maximum interest rate or
the current rate in effect. Where both planning applications apply, development
charges under Sections 3.9, 3.10, and 3.11 shall be calculated on the
development charges set out in Schedule "A" on the date of the latter planning
application, including interest, based on the maximum interest rate.
3.16. Notwithstanding Sections 3.12 to 3.15, Council from time to time, and at any
time, may enter into agreements providing for all or any part of a development
charge to be paid before or after it would otherwise be payable, in accordance
with Section 27 of the Act.
3.17. Notwithstanding Subsections 3.14 and 3.15, the development charges payable
are the lower of the rate calculated in accordance with Subsections 3.14 and
3.15 or the rate in force on the date of building permit issuance.
3.18. Interest for the purposes of Subsections 3.14 and 3.15 shall be determined as
prescribed in the Act.
3.19. Interest for the purposes of Subsection 3.13 may only be accrued up to
November 3, 2025.
3.20 In accordance with Section 26.1 of the Act, a development charge in respect of
residential development, other than rental housing or institutional development,
shall be paid in full on the earlier of:
(1)
the day a permit is issued under the Building Code Act authorizing
occupation of the building; and
(2)
the day the building is first occupied.
3.21 Notwithstanding Subsections 3.13 and 3.20, should the person required to pay
the development charge waive the requirement to pay as per Subsection 3.13 of
3.20, the development charge may be paid earlier, without entering into an
agreement made under Section 27 of the Act.
4.
PAYMENT BY SERVICES
4.1
Council may authorize an owner, through an agreement under Section 38 of the
Act, to substitute to the owner's development, as may be specified in an
agreement, by the provision, at the sole expense of the owner, of services in lieu.
Such an agreement shall further specify that where the owner provides services
in lieu that realte to a service to which a development charge under this by-law
relates, in accordance with the agreement, Council shall give to the owner a
credit against the development charge otherwise applicable to the development
equal to the reasonable cost to the owner of providing the service in lieu,
provided such credit shall not exceed the total development charge payable by
an owner to the Township.
5.
INDEXING
5.1
Development charges imposed pursuant to this By-law shall be adjusted
annually, without amendment to this By-law, on January 1st, in accordance with
the last year-over-year change in the Statistics Canada Non-residential Building
Construction Price Index for Ottawa-Gatineau.
6.
SCHEDULES
6.1
The following schedules shall form part of this By-law:
Schedule "A" -
Residential and Non-Residential Development Charges
7.
CONFLICTS
7.1
Where the Township and an owner or former owner have entered into an
agreement with respect to land within the area to which this By-law applies and a
conflict exists between the provisions of this By-law and such agreement, the
provisions of the agreement shall prevail to the extent that there is a conflict.
7.2
Notwithstanding Section 7.1, where a development that is the subject of an
agreement to which Section 7.1 applies is subsequently the subject of one or
more of the actions described in Subsection 3.4(1), an additional development
charge in respect of the development permitted by the action shall be calculated,
payable, and collected in accordance with the provisions of this By-law if the
development has the effect of increasing the need for services, unless such
agreement provides otherwise.
8.
EXISTING AGREEMENTS
8.1
An agreement with respect to charges related to development registered prior to
the passing of this By-law remains in effect after the enactment of this By-law.
9.
BY-LAW REGISTRATION
9.1
A certified copy of this By-law may be registered on title to any land to which this
By-law applies.
10.
DATE BY-LAW IN FORCE
10.1 This By-law shall come into effect at the time of By-law passage. Upon the
passing of this By-law, By-Law 2022-057, being a By-law for the Imposition of
Development Charges, is hereby repealed.
11.
DATE BY-LAW EXPIRES
11.1 This By-law will expire at 12:01 AM on XXXX, 2036, unless it is repealed by
Council at an earlier date.
PASSED THIS ___ day of ______ 2026.
Mayor
Township Clerk
SCHEDULE "A" TO BY-LAW 2026-___
SCHEDULE OF DEVELOPMENT CHARGES
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Services Related to a Highway
1,629
1,317
1,026
765
640
0.19
Fire Protection Services
3,587
2,900
2,261
1,685
1,409
0.39
Parks and Recreation Services
3,663
2,961
2,308
1,720
1,439
0.02
Land
528
427
332
248
207
0.01
Growth-Related Studies
471
381
297
222
185
0.03
Total Municipal Wide Services/Class of Services
9,879
7,986
6,225
4,640
3,881
0.64
RESIDENTIAL
Service/Class of Service