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Watson & Associates Economists Ltd.
905-272-3600
February 4, 2022
[email protected]
Development Charges Background
Study
City of Stratford
Watson & Associates Economists Ltd.
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Table of Contents
Page
Executive Summary ....................................................................................................... i
1.
Introduction ...................................................................................................... 1-1
1.1
Purpose of this Document ....................................................................... 1-1
1.2
Summary of the Process ......................................................................... 1-2
1.3
Changes to the D.C.A.: Bill 73 - Smart Growth for our
Communities Act, 2015 ........................................................................... 1-3
1.3.1
Area Rating ................................................................................ 1-3
1.3.2
Asset Management Plan for New Infrastructure ......................... 1-3
1.3.3
60-Day Circulation of the D.C. Background Study ..................... 1-4
1.3.4
Timing of Collection of D.C.s ...................................................... 1-4
1.4
Further Changes to the D.C.A.: Bills 108, 138, 197, and 213 ................. 1-4
1.4.1
Bill 108: More Homes, More Choice Act - An Act to Amend
Various Statutes with Respect to Housing, Other
Development, and Various Matters ............................................ 1-4
1.4.2
Bill 138: Plan to Build Ontario Together Act, 2019 ..................... 1-6
1.4.3
Bill 197: COVID-19 Economic Recovery Act .............................. 1-6
1.4.4
Bill 213: Better for People, Smarter for Business Act, 2020 ...... 1-9
2.
Current City of Stratford Policy ...................................................................... 2-1
2.1
Schedule of Charges .............................................................................. 2-1
2.2
Services Covered ................................................................................... 2-1
2.3
Timing of D.C. Calculation and Payment ................................................ 2-2
2.4
Indexing .................................................................................................. 2-2
2.5
Redevelopment Allowance ..................................................................... 2-2
2.6
Exemptions ............................................................................................. 2-3
3.
Anticipated Development in the City of Stratford ......................................... 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
Table of Contents (Cont'd)
Page
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3.3
Summary of Growth Forecast ................................................................. 3-2
4.
The Approach to the Calculation of the Charge ........................................... 4-1
4.1
Introduction ............................................................................................. 4-1
4.2
Services Potentially Involved .................................................................. 4-1
4.3
Increase in the Need for Service ............................................................. 4-1
4.4
Local Service Policy ................................................................................ 4-6
4.5
Capital Forecast ...................................................................................... 4-7
4.6
Treatment of Credits ............................................................................... 4-7
4.7
Classes of Services ................................................................................ 4-8
4.8
Existing Reserve Funds .......................................................................... 4-9
4.9
Deductions ............................................................................................ 4-10
4.9.1
Reduction Required by Level of Service Ceiling ...................... 4-10
4.9.2
Reduction for Uncommitted Excess Capacity .......................... 4-11
4.9.3
Reduction for Benefit to Existing Development ........................ 4-11
4.9.4
Reduction for Anticipated Grants, Subsidies and Other
Contributions ............................................................................ 4-13
4.10 Municipal-wide vs. Area Rating ............................................................. 4-13
4.11 Allocation of Development .................................................................... 4-13
4.12 Asset Management ............................................................................... 4-13
5.
D.C.-Eligible Cost Analysis by Service .......................................................... 5-1
5.1
Introduction ............................................................................................. 5-1
5.2
Service Levels and 10-Year Capital Costs for D.C. Calculation .............. 5-1
5.2.1
Parks and Recreation Services (Formerly Outdoor and
Indoor Recreation) ..................................................................... 5-1
5.2.2
Library Services ......................................................................... 5-4
5.2.3
Waste Diversion ......................................................................... 5-6
5.2.4
Housing Services ....................................................................... 5-8
5.2.5
Growth Studies ........................................................................ 5-10
5.3
Service Levels and 20-Year Capital Costs for Stratford's D.C.
Calculation ............................................................................................ 5-14
5.3.1
Public Works (Facilities, Fleet and Equipment) ........................ 5-14
5.3.2
Police Services ........................................................................ 5-16
5.3.3
Fire Protection Services ........................................................... 5-18
5.4
Service Levels and Buildout Capital Costs for Stratford's D.C.
Calculation ............................................................................................ 5-20
5.4.1
Services Related to a Highway ................................................ 5-20
5.4.2
Water Services ......................................................................... 5-22
5.4.3
Wastewater Services ............................................................... 5-24
5.4.4
Stormwater Management ......................................................... 5-27
Table of Contents (Cont'd)
Page
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6.
D.C. Calculation ............................................................................................... 6-1
7.
D.C. Policy Recommendations and D.C. By-law Rules ................................ 7-1
7.1
Introduction ............................................................................................. 7-1
7.2
D.C. By-law Structure ............................................................................. 7-2
7.3
D.C. By-law Rules ................................................................................... 7-2
7.3.1
Payment in any Particular Case ................................................. 7-2
7.3.2
Determination of the Amount of the Charge ............................... 7-3
7.3.3
Application to Redevelopment of Land (Demolition and
Conversion) ................................................................................ 7-4
7.3.4
Exemptions (full or partial) ......................................................... 7-4
7.3.5
Phasing in .................................................................................. 7-5
7.3.6
Timing of Collection ................................................................... 7-5
7.3.7
Indexing ..................................................................................... 7-5
7.3.8
The Applicable Areas ................................................................. 7-6
7.4
Other D.C. By-law Provisions ................................................................. 7-6
7.4.1
Categories of Services/Classes of Services for Reserve
Fund and Credit Purposes ......................................................... 7-6
7.4.2
By-law In-force Date .................................................................. 7-7
7.4.3
Minimum Interest Rate Paid on Refunds and Charged for
Inter-Reserve Fund Borrowing ................................................... 7-7
7.4.4
Area Rating ................................................................................ 7-7
7.5
Other Recommendations ........................................................................ 7-9
8.
By-law Implementation ................................................................................... 8-1
8.1
Public Consultation Process ................................................................... 8-1
8.1.1
Introduction ................................................................................ 8-1
8.1.2
Public Meeting of Council........................................................... 8-1
8.1.3
Other Consultation Activity ......................................................... 8-1
8.2
Anticipated Impact of the Charge on Development ................................. 8-2
8.3
Implementation Requirements ................................................................ 8-3
8.3.1
Introduction ................................................................................ 8-3
8.3.2
Notice of Passage ...................................................................... 8-3
8.3.3
By-law Pamphlet ........................................................................ 8-3
8.3.4
Appeals ...................................................................................... 8-4
8.3.5
Complaints ................................................................................. 8-4
8.3.6
Credits ....................................................................................... 8-5
8.3.7
Front-Ending Agreements .......................................................... 8-5
8.3.8
Severance and Subdivision Agreement Conditions ................... 8-5
Appendix A Background Information on Residential and Non-Residential
Growth Forecast ............................................................................................. A-1
Table of Contents (Cont'd)
Page
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Appendix B Level of Service ................................................................................... B-1
Appendix C Long-Term Capital and Operating Cost Examination ...................... C-1
Appendix D D.C. Reserve Fund Policy ................................................................... D-1
Appendix E Local Service Policy .............................................................................E-1
Appendix F Asset Management Plan ....................................................................... F-1
Appendix G Proposed D.C. By-law ......................................................................... G-1
Watson & Associates Economists Ltd.
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List of Acronyms and Abbreviations
Acronym
Full Description of Acronym
A.M.P.
Asset management plan
CANSIM
Canadian Socio-Economic Information Management System
(Statistics Canada)
D.C.
Development Charge
D.C.A.
Development Charges Act, 1997, as amended
ERASE
Environmental, Remediation, and Site Enhancement
F.I.R.
Financial Information Return
G.F.A.
Gross floor area
LPAT
Local Planning Appeal Tribunal
M.O.E.C.P.
Ministry of the Environment, Conservation and Parks
N.F.P.O.W.
No fixed place of work
OLT
Ontario Land Tribunal
O.M.B.
Ontario Municipal Board
O.P.A.
Official Plan Amendment
O. Reg.
Ontario Regulation
P.O.A.
Provincial Offences Act
P.P.U.
Persons per unit
S.D.E.
Single detached equivalent
S.D.U.
Single detached unit
S.W.M.
Stormwater management
sq.ft.
square foot
sq.m
square metre
Executive Summary
Watson & Associates Economists Ltd.
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Executive Summary
1. The report provided herein represents the Development Charges (D.C.)
Background Study for the City of Stratford 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 - Overview of the legislative requirements of the Act;
- Chapter 2 - Review of present D.C. policies of the City;
- Chapter 3 - Summary of the residential and non-residential growth
forecasts for the City;
- Chapter 4 - Approach to calculating the D.C.;
- Chapter 5 - Review of historical service standards and identification of
future capital requirements to service growth and related deductions and
allocations;
- Chapter 6 - Calculation of the D.C.s;
- Chapter 7 - D.C. policy recommendations and rules; and
- Chapter 8 - By-law implementation.
2. D.C.s provide for the recovery of growth-related capital expenditures from new
development. The D.C.A. is the statutory basis to recover these charges. The
methodology is detailed in Chapter 4; a simplified summary is provided below.
1) Identify amount, type, and location of growth.
2) Identify servicing needs to accommodate growth.
3) Identify capital costs to provide services to meet the needs.
4) Deduct:
- Grants, subsidies and other contributions;
- Benefit to existing development;
- Amounts in excess of 10-year historical service calculation;
- D.C. reserve funds (where applicable);
5) Net costs are then allocated between residential and non-residential benefit.
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6) Net costs divided by growth to provide the D.C.
3. A number of changes to the D.C. process need to be addressed as a result of the
Smart Growth for Our Communities Act, 2015 (Bill 73). These changes have
been incorporated throughout the report and in the updated draft by-law, as
necessary. These items include:
a. Area-rating: Council must consider the use of area-specific charges.
b. Asset Management Plan for New Infrastructure: The D.C. background
study must include an asset management plan (A.M.P.) that deals with all
assets proposed to be funded, in whole or in part, by D.C.s. The A.M.P.
must show that the assets are financially sustainable over their full
lifecycle.
c. 60-day Circulation Period: The D.C. background study must be released
to the public at least 60-days prior to passage of the D.C. by-law.
d. Timing of Collection of Development Charges: The D.C.A. now requires
D.C.s to be collected at the time of the first building permit.
4. Further changes to the D.C.A. were introduced through four bills passed in the
Ontario legislature: Bill 108, Bill 138, Bill 197, and Bill 213. The following
provides a brief summary of the proposed changes.
Bill 108: More Homes, More Choice: Ontario's Housing Supply Action Plan
In May 2019, the Province introduced Bill 108, More Homes, More Choice Act,
2019 which would make changes to the current D.C. legislation. The Bill was
passed and given Royal Assent on June 6, 2019. While the legislation has been
passed, much of the detailed changes were to be implemented by Regulation,
however, these changes were not implemented (subject to Bill 197 discussed
later). The following items are currently in effect:
a. Effective January 1, 2020, rental housing and institutional developments
shall pay D.C.s in six (6) equal annual payments commencing at first
occupancy. Non-profit housing developments shall pay D.C.s in 21 equal
annual payments. Interest may be charged on the instalments, and any
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unpaid amounts inclusive of interest payable shall be added to the
property tax roll and collected in the same manner as taxes.
b. Effective January 1, 2020, the D.C. amount for all developments occurring
within two years of a Site Plan or Zoning By-law Amendment planning
approval (for applications made after January 1, 2020), shall be
determined based on the D.C. by-law in effect on the day of Site Plan or
Zoning By-law Amendment application.
Bill 138: Plan to Build Ontario Together Act, 2019
On November 6, 2019, the Province released Bill 138 which provided further
amendments to the D.C.A. and the Planning Act. This Bill received Royal Assent
on December 10, 2019 and was proclaimed which resulted in sections related to
the D.C.A. (schedule 10) becoming effective on January 1, 2020. With respect to
the D.C.A., this Bill removed instalment payments for commercial and industrial
developments that were originally identified in Bill 108.
Bill 197: COVID-19 Economic Recovery Act, 2020
In March 2020, Canada was impacted by the COVID-19 global pandemic. As a
result, the economy was put into a state of emergency in an effort to slow the
spread of the virus. In response, the Province tabled legislation on July 8, 2020
which amended a number of Acts, including the D.C.A. and the Planning Act.
With Bill 197, many changes proposed in Bill 108 have now been revised. With
respect to the above noted changes from Bill 108, the following changes are
provided in Bill 197:
- Eligible Services: The list of eligible services for the D.C. has now been
expanded to include most services eligible under the D.C.A. prior to Bill
108. For the City of Stratford, this means that services currently provided
in the D.C. by-law remain eligible except for municipal parking.
- Mandatory 10% Deduction: The mandatory 10% deduction is removed
(consistent with Bill 108). This applies to all D.C.-eligible services.
- Community Benefits Charges (C.B.C.): a municipality may, by by-law
impose a C.B.C. to pay for the capital costs for formerly-eligible D.C.
services in addition to parkland dedication and bonus zoning contributions.
This process will be examined separately from the D.C. study.
Watson & Associates Economists Ltd.
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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.
These changes to the D.C.A. were proclaimed on September 18, 2020 and are
further discussed in section 1.4 of this report.
5. The growth forecast (Chapter 3) on which the City-wide D.C. is based, projects
the following population, housing, and non-residential floor area for the 10-year
(2022 to 2031), 20-year (2022 to 2041) and buildout time periods.
Table ES-1
Summary of Growth Forecast by Planning Period
Measure
10 Year
2022 to 2031
20 Year
2022 to 2041
Buildout
2022-Buildout
(Net) Population Increase
3,617
6,641
13,264
Residential Unit Increase
2,049
3,706
6,930
Non-Residential Gross Floor Area Increase (sq.ft.)
1,691,500
2,603,400
3,456,400
Source: Watson & Associates Economists Ltd. forecast 2022.
6. On April 10, 2017, the City of Stratford passed By-law 45-2017 under the D.C.A.
The by-law imposes D.C.s on residential uses. This by-law will expire on April
10, 2022. The City is undertaking a D.C. public process and anticipates passing
a new by-law in advance of the expiry date. The mandatory public meeting has
been set for March 1, 2022 with adoption of the by-law on April 6, 2022.
7. The City's development charges currently in effect are $14,942 for single
detached dwelling units for full services (excluding the Riverbend Area Specific
Charges for Stormwater). Non-residential charges are $2.71 per square foot for
full services (excluding the Riverbend Area Specific Charges for Stormwater).
This report has undertaken a recalculation of the charge based on future
identified needs (presented in Schedule ES-1 for residential and non-residential).
Charges have been provided on a City-wide basis for all services (except for
Stormwater which is provided on an area-specific basis). The corresponding
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single-detached unit charge is $16,105. The non-residential charge is $2.42 per
square foot of building area. These rates are submitted to Council for its
consideration.
8. The City's area specific development charges for stormwater currently in effect in
Riverbend are $2,774 for single detached dwelling units and $1.05 per sq.ft. of
non-residential development. The Riverbend charges are based on calculations
completed in prior D.C. studies and will be continued to be indexed until the
reserve fund deficit is recovered. The charges for multiples and apartments have
been updated to reflect the updated persons per unit information relative to the
single detached charge.
9. The D.C.A. requires a summary be provided of the gross capital costs and the
net costs to be recovered over the life of the by-law. This calculation is provided
by service and is presented in Table 6-5. A summary of these costs is provided
below:
Table ES-2
Summary of Expenditures Anticipated Over the Life of the By-law
Summary of Expenditures Anticipated Over the Life
of the By-law
Expenditure
Amount
Total gross expenditures planned over the next five years
$44,474,838
Less:
Benefit to existing development
$7,557,525
Post planning period benefit
$5,723,375
Ineligible re: level of service
$3,437,700
Grants, subsidies and other contributions
$4,630,000
Net costs to be recovered from development charges
$23,126,238
This suggests that for the non-D.C. cost over the five-year D.C. by-law (benefit to
existing development, ineligible services, and grants, subsidies and other
contributions), $15.63 million (or an annual amount of $3.13 million) will need to
be contributed from taxes and rates, or other sources.
Based on the above table, the City plans to spend $44.47 million over the next
five years, of which $23.13 million (52%) is recoverable from D.C.s. Of this net
amount, $20.33 million is recoverable from residential development and $2.80
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million from non-residential development. It is noted also that any exemptions or
reductions in the charges would reduce this recovery further.
10. Considerations by Council - The background study represents the service needs
arising from residential and non-residential growth over the forecast periods.
The following services are calculated based on a buildout forecast:
- Services Related to a Highway
- Wastewater Services; and
- Water Services.
The following services are calculated based on a 20-year forecast:
- Policing Services; and
- Fire Protection Services.
All other services are calculated based on a 10-year forecast. These include:
- Parks and Recreation Services (formerly Indoor and Outdoor Recreation);
- Library Services;
- Housing Services; and
- Waste Diversion.
In addition, classes of services have been established for Growth Studies (based
on a City-wide 10-year forecast) and for Public Works (based on a City-wide 20-
year forecast).
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 (obtained by
removing certain services on which the charge is based and/or by a
general reduction in the charge).
Watson & Associates Economists Ltd.
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Table ES-3
Schedule of Development Charges
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
City-Wide Services/Class of Service:
Public Works (Facilities and Fleet)
702
549
407
302
279
0.44
Fire Protection Services
333
261
193
143
133
0.20
Police Services
479
375
278
206
191
0.29
Parks and Recreation Services
3,265
2,555
1,892
1,406
1,300
0.18
Library Services
607
475
352
261
242
0.03
Growth Studies
266
208
154
115
106
0.17
Housing Services
2,341
1,832
1,356
1,008
932
0.00
Waste Diversion
633
495
367
273
252
0.03
Total City-Wide Services/Class of Services
8,626
6,750
4,999
3,714
3,435
1.34
Infrastructure Services
Services Related to a Highway
3,374
2,640
1,955
1,453
1,343
0.48
Wastewater Services
3,765
2,946
2,182
1,622
1,499
0.55
Water Services
340
266
197
146
135
0.05
Total Infrastructure Services
7,479
5,852
4,334
3,221
2,977
1.08
GRAND TOTAL CITY-WIDE + INFRASTRUCTURE
SERVICES
16,105
12,602
9,333
6,935
6,412
2.42
Area Specific Charge - Riverbend Servicing Area:
Stormwater and Drainage
2,774
2,171
1,607
1,195
1,104
1.05
RESIDENTIAL
Service/Class of Service
Report
Watson & Associates Economists Ltd.
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Chapter 1
Introduction
Watson & Associates Economists Ltd.
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1. Introduction
1.1 Purpose of this Document
This background study has been prepared pursuant to the requirements of the
Development Charges Act, 1997, as amended, (D.C.A.) (section 10) and, accordingly,
recommends new development charges (D.C.s) and policies for the City of Stratford.
The City retained Watson & Associates Economists Ltd. (Watson), to undertake the
D.C. study process in mid-2021. Watson worked with City staff in preparing the D.C.
analysis and policy recommendations.
This D.C. background study, containing the proposed D.C. by-law, will be distributed to
members of the public in order to provide interested parties with sufficient background
information on the legislation, the study's recommendations, and an outline of the basis
for these recommendations.
This report has been prepared, in the first instance, to meet the statutory requirements
applicable to the City's D.C. background study, as summarized in Chapter 4. It also
addresses the requirement for "rules" (contained in Chapter 7) and the proposed by-law
to be made available as part of the approval process (included as Appendix G).
In addition, the report is designed to set out sufficient background on the legislation
(Chapter 4), Stratford's current D.C. policies (Chapter 2) and the policies underlying the
proposed by-law, to make the exercise understandable to those who are involved.
Finally, it addresses post-adoption implementation requirements (Chapter 8) which are
critical to the successful application of the new policy.
The chapters in the report are supported by Appendices containing the data required to
explain and substantiate the calculation of the charge. 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.
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1.2 Summary of the Process
The public meeting required under section 12 of the D.C.A. has been scheduled for
March 1, 2022. Its purpose is to present the study to the public and to solicit public
input. The meeting is also being held to answer any questions regarding the study's
purpose, methodology, and the proposed modifications to the City's D.C.s.
In accordance with the legislation, the background study and proposed D.C. by-law will
be available for public review on February 4, 2022.
The process to be followed in finalizing the report and recommendations includes:
- consideration of responses received prior to, at, or immediately following the
public meeting;
- refinements to the report, if required; and
- Council consideration of the by-law subsequent to the public meeting.
Figure 1-1 outlines the proposed schedule to be followed with respect to the D.C. by-law
adoption process.
Figure 1-1
Schedule of Key D.C. Process Dates for the City of Stratford
Schedule of Study Milestone
Dates
1. Data collection, staff review, D.C.
calculations and policy work
August 2021 to January 2022
2. Public release of final D.C. Background study
and proposed by-law
February 4, 2022
3. Public meeting advertisement placed in
newspaper(s)
February 4, 2022
4. Public meeting of Council
March 1, 2022
5. Council considers adoption of background
study and passage of by-law
April 6, 2022
6. Newspaper notice given of by-law passage
By 20 days after passage
7. Last day for by-law appeal
40 days after passage
8. City makes pamphlet available (where by-law
not appealed)
By 60 days after in force date
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1.3 Changes to the D.C.A.: Bill 73 - Smart Growth for our
Communities Act, 2015
With the amendment of the D.C.A. (as a result of Bill 73 and O. Reg. 428/15), there are
a number of areas that must be addressed to ensure that the City is in compliance with
the D.C.A., as amended. The following provides an explanation of the changes to the
Act that affect the City's background study and how they have been dealt with to ensure
compliance with the amended legislation.
1.3.1 Area Rating
Bill 73 has introduced two new sections where Council must consider the use of area-
specific charges:
1) Section 2 (9) of the Act now requires a municipality to implement area-specific
D.C.s for either specific services which are prescribed and/or for specific
municipalities which are to be regulated. (Note that at this time, no municipalities
or services are prescribed by the regulations.)
2) Section 10 (2) c.1 of the D.C.A. requires that, "the development charges
background study shall include consideration of the use of more than one
development charge by-law to reflect different needs for services in different
areas."
In regard to the first item, there are no services or specific municipalities identified in the
regulations which must be area rated. The second item requires Council to consider the
use of area rating.
1.3.2 Asset Management Plan for New Infrastructure
The new legislation now requires that a D.C. background study must include an asset
management plan (A.M.P.) (subsection 10 (2) (c.2)). The 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; however, they are silent with respect to how the asset management
plan is to be provided for all other services. As part of any A.M.P., the examination
should be consistent with the municipality's existing assumptions, approaches, and
policies on asset management planning. This examination may include both qualitative
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and quantitative measures such as examining the annual future lifecycle contribution
needs (discussed further in Appendix F of this report).
1.3.3 60-Day Circulation of the D.C. Background Study
Previously the legislation required that a D.C. background study be made available to
the public at least two weeks prior to the public meeting. The amended legislation now
provides that the D.C. background study must be made available to the public (including
posting on the municipal website) at least 60 days prior to passage of the D.C. by-law.
No other changes were made to timing requirements for such things as notice of the
public meeting and notice of by-law passage.
This D.C. study is being provided to the public on February 4, 2022, to ensure the new
requirements for release of the study are met.
1.3.4 Timing of Collection of D.C.s
The D.C.A. has been refined by Bill 73 to require that D.C.s are collected at the time of
the first building permit. For the majority of development, this will not impact the City's
present process. There may be instances, however, where several building permits are
to be issued and either the size of the development or the uses will not be definable at
the time of the first building permit. In these instances, the City may enter into a
delayed payment agreement in order to capture the full development.
1.4 Further Changes to the D.C.A.: Bills 108, 138, 197, and
213
1.4.1 Bill 108: More Homes, More Choice Act - An Act to Amend
Various Statutes with Respect to Housing, Other Development,
and Various Matters
On May 2, 2019, the Province introduced Bill 108, which proposed changes to the
D.C.A. The Bill was introduced as part of the Province's "More Homes, More Choice:
Ontario's Housing Supply Action Plan." The Bill received Royal Assent on June 6,
2019.
While having received Royal Assent, many of the amendments to the D.C.A. would not
come into effect until they are proclaimed by the Lieutenant Governor (many of these
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changes were revised through Bill 197). At the time of writing, the following provisions
have been proclaimed:
- Effective January 1, 2020, rental housing and institutional developments will pay
D.C.s in six equal annual payments commencing at occupancy. Non-profit
housing developments will pay D.C.s in 21 equal annual payments. Interest may
be charged on the instalments, and any unpaid amounts may be added to the
property and collected as taxes.
- Effective January 1, 2020, the D.C. amount for all developments occurring within
2 years of a Site Plan or Zoning By-law Amendment planning approval (for
application submitted after this section is proclaimed), shall be determined based
on the D.C. in effect on the day of Site Plan or Zoning By-law Amendment
application. If the development is not proceeding via these planning approvals,
then the amount is determined the earlier of the date of issuance of a building
permit.
On February 28, 2020, the Province released updated draft regulations related to the
D.C.A. and the Planning Act. A summary of these changes that were to take effect
upon proclamation by the Lieutenant Governor is provided below:
- Changes to Eligible Services - Prior to Bill 108, the D.C.A. provided a list of
ineligible services whereby municipalities could include growth related costs for
any service that was not listed. With Bill 108, the changes to the D.C.A. would
now specifically list the services that are eligible for inclusion in the by-law.
Further, the initial list of eligible services under Bill 108 was limited to "hard
services", with the "soft services" being removed from the D.C.A. These services
would be considered as part of a new community benefits charge (discussed
below) imposed under the Planning Act. As noted in the next section this list of
services has been amended through Bill 197.
- Mandatory 10% deduction - The amending legislation would have removed the
mandatory 10% deduction for all services that remain eligible under the D.C.A.
- Remaining Services to be Included in a New Community Benefits Charge
(C.B.C.) Under the Planning Act - It was proposed that a municipality may, by
by-law, impose a C.B.C. against land to pay for the capital costs of facilities,
services and matters required because of development or redevelopment in the
area to which the by-law applies. The C.B.C. was proposed to include formerly
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eligible D.C. services that are not included in the above listing, in addition to
parkland dedication and bonus zoning contributions.
1.4.2 Bill 138: Plan to Build Ontario Together Act, 2019
On November 6, 2019, the Province release Bill 138 which provided further
amendments to the D.C.A. and the Planning Act. This Bill received Royal Assent on
December 10, 2019 and was proclaimed, which resulted in sections related to the
D.C.A. (schedule 10) becoming effective on January 1, 2020. The amendments to the
D.C.A. included removal of instalment payments for commercial and industrial
developments that were originally included in Bill 108.
1.4.3 Bill 197: COVID-19 Economic Recovery Act
In response to the global pandemic that began affecting Ontario in early 2020, the
Province released Bill 197 which provided amendments to a number of Acts, including
the D.C.A. and the Planning Act. This Bill also revised some of the proposed changes
identified in Bill 108. Bill 197 was tabled on July 8, 2020, received Royal Assent on July
21, 2020, and was proclaimed on September 18, 2020. The following provides a
summary of the changes:
1.4.3.1 D.C. Related Changes
List of D.C. Eligible Services
As noted above, under Bill 108 some services were to be included under the D.C.A. and
some would be included under the C.B.C. authority. Bill 197, however, revised this
proposed change and has included all services (with some exceptions) under the
D.C.A. These services are as follows:
- Water supply services, including distribution and treatment services.
- Wastewater services, including sewers and treatment services.
- Storm water drainage and control services.
- Services related to a highway.
- Electrical power services.
- Toronto-York subway extension.
- Transit services.
- Waste diversion services.
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- Policing services.
- Fire protection services.
- Ambulance services.
- Library services.
- Long-term Care services
- Parks and Recreation services, but not the acquisition of land for parks.
- Public Health services.
- Childcare and early years services.
- Housing services.
- Provincial Offences Act services.
- Services related to emergency preparedness.
- Services related to airports, but only in the Regional Municipality of Waterloo.
- Additional services as prescribed.
Based on the eligible services noted above, the City's Municipal Parking service will not
be included as part of the D.C. calculations.
Classes of Services - D.C.
Pre-Bill 108/197 legislation (i.e., D.C.A., 1997) allowed for categories of services to be
grouped together into a minimum of two categories (90% and 100% services).
The Act (as amended) repeals and replaces the above with the four following
subsections:
- A D.C. by-law may provide for any eligible service or capital cost related to any
eligible service to be included in a class, set out in the by-law.
- A class may be composed of any number or combination of services and may
include parts or portions of the eligible services or parts or portions of the capital
costs in respect of those services.
- A D.C. by-law may provide for a class consisting of studies in respect of any
eligible service whose capital costs are described in paragraphs 5 and 6 of s. 5 of
the D.C.A.
- A class of service set out in the D.C. by-law is deemed to be a single service with
respect to reserve funds, use of monies, and credits.
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As well, the removal of the 10% deduction for soft services under Bill 108 has been
maintained.
Note: An initial consideration of "class" appears to mean any group of services.
1.4.3.2 C.B.C. Related Changes
C.B.C. Eligibility
The C.B.C. is limited to lower-tier and single tier municipalities; upper-tier municipalities
will not be allowed to impose this charge. O. Reg. 509/20 was filed on September 18,
2020. This regulation provides for the following:
- A maximum rate will be set as a percentage of the market value of the land the
day before building permit issuance. The maximum rate is set at 4%. The
C.B.C. may only be imposed on developing or redeveloping buildings which have
a minimum height of five stories and contain no less than 10 residential units.
- Bill 197 states that before passing a C.B.C. by-law, the municipality shall prepare
a C.B.C. strategy that (a) identifies the facilities, services, and matters that will be
funded with C.B.C.s; and (b) complies with any prescribed requirements.
- Only one C.B.C. by-law may be in effect in a local municipality at a time.
1.4.3.3 Combined D.C. and C.B.C. Impacts
D.C. vs. C.B.C. Capital Cost
A C.B.C. may be imposed with respect to the services listed in s. 2 (4) of the D.C.A.
(eligible services), "provided that the capital costs that are intended to be funded by the
community benefits charge are not capital costs that are intended to be funded under a
development charge by-law."
Transition - D.C. and C.B.C.
The specified date for municipalities to transition to the D.C. and C.B.C. is two years
after Schedules 3 and 17 of the COVID-19 Economic Recovery Act comes into force
(i.e., September 18, 2022).
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Generally, for existing reserve funds (related to D.C. services that will be ineligible):
- If a C.B.C. is passed, the funds are transferred to the C.B.C. special account;
- If no C.B.C. is passed, the funds are moved to a general reserve fund for the
same purpose;
- If a C.B.C. is passed subsequent to moving funds to a general reserve fund,
those monies are then moved again to the C.B.C. special account.
For reserve funds established under s. 37 of the Planning Act (e.g., bonus zoning):
- If a C.B.C. is passed, the funds are transferred to the C.B.C. special account;
- If no C.B.C. is passed, the funds are moved to a general reserve fund for the
same purpose;
- If a C.B.C. is passed subsequent to moving funds to a general reserve fund,
those monies are then moved again to the C.B.C. special account.
If a municipality passes a C.B.C. by-law, any existing D.C. credits a landowner may
retain may be used towards payment of that landowner's C.B.C.
As a result of the passage of Bill 197, and subsequent proclamation on September 18,
2020, this report has provided the D.C. calculations without the 10% mandatory
deduction.
At this time, no decision has been made with respect to developing a C.B.C. therefore,
this report does not address any community benefit charges at this time.
1.4.4 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.
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Chapter 2
Current City of Stratford Policy
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2. Current City of Stratford Policy
2.1 Schedule of Charges
On April 10, 2017, the City of Stratford passed By-law 45-2017 under the D.C.A. This
by-law imposes D.C.s on residential uses. The table below provides the rates currently
in effect.
Table 2-1
City of Stratford
Current D.C. Rates
(January 1, 2022)
Source: City of Stratford
2.2 Services Covered
The following services are covered under By-law 45-2017:
City-wide Services:
- Services Related to a Highway;
- Public Works;
- Fire Protection Services;
- Policing Services;
- Municipal Parking*;
Non-Residential
Service
Single & Semi
Detached
Multiples
Apartments with
>= 2 Bedrooms
Apartments with
< 2 Bedrooms
per sq.ft.
Municipal Wide Services
Public Works
424
308
270
174
0.53
Parking
122
89
78
50
0.11
Fire Protection Services
302
219
192
124
0.21
Policing Services
292
212
186
120
0.25
Parks and Recreation Services
5,794
4,207
3,692
2,371
0.37
Library Services
315
229
201
129
0.02
Growth Studies
134
98
86
55
0.12
Waste Diversion
62
45
39
25
0.06
Total Municipal Wide Services
7,446
5,407
4,744
3,047
1.67
Infrastructure Services
Services Related to a Highway
3,299
2,395
2,102
1,350
0.36
Wastewater Services
3,742
2,717
2,384
1,531
0.59
Water Services
456
331
291
187
0.08
Total Infrastructure Services
7,496
5,443
4,777
3,068
1.04
Grand Total Municipal Wide + Infrastructure Services
14,942
10,850
9,521
6,115
2.71
Riverbend Area Specific
Stormwater and Drainage
2,774
2,014
1,767
1,136
1.05
Residential
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- Parks and Recreation Services (Indoor and Outdoor Recreation Services);
- Library Services;
- Growth Studies (Administration);
- Waste Diversion;
- Water services; and
- Wastewater services.
In addition to the City-wide services, the City also imposes a Stormwater Management
Charge for residential and commercial projects in the Riverbend Areas.
*Note: With the changes from Bill 197, Municipal Parking will no longer be considered a
D.C.-eligible service and has been excluded from the D.C. calculations.
2.3 Timing of D.C. Calculation and Payment
D.C.s are payable at the time of building permit issuance (subject to the amendments to
the D.C.A.) and are collected by the City of Stratford Planning and Building Department.
2.4 Indexing
Rates shall be adjusted, without amendment to the By-law, annually on June 1, in
accordance with the most recent twelve month change in the Statistics Canada
Quarterly, "Construction Price Statistics" (catalogue 62-007).
2.5 Redevelopment Allowance
As a result of the redevelopment of land, a building or structure existing on the same
land within five years prior to the date of payment of D.C.s in regard to such
redevelopment was or is to be demolished, in whole or in part, or converted from one
principal use to another principal use on the same land in order to facilitate the
redevelopment, the D.C.s otherwise payable with respect to such redevelopment shall
be reduced by the following amounts:
(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. under subsection 2 (2) a)
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of the by-law by the number, according to type, of dwelling units that have been
or will be demolished or converted to another principal use.
2.6 Exemptions
The following statutory exemptions are provided under By-law 45-2017:
a) Statutory exemptions
- industrial building additions of up to and including 50% of the existing
gross floor area (defined in O. Reg. 82/98, s. 1) of the building; for
industrial building additions which exceed 50% of the existing gross floor
area, only the portion of the addition in excess of 50% is subject to
development charges (s. 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 (s. 3);
- residential development that results only in the enlargement of an existing
dwelling unit, or that results only in the creation of up to two additional
dwelling units (based on prescribed limits set out in s. 2 of O. Reg. 82/98).
b) Non-statutory exemptions
- A development of existing commercial buildings or structures or part
thereof where the square footage is not increased;
- Any use permitted pursuant to section 39 of the Planning Act;
- An industrial development;
- An accessory building;
- The conversion of industrial buildings to residential uses within Special
Policy Area No.7: Factory District, of the City's Official Plan; and
- The creation of residential use within existing buildings located in the
Heritage Conservation District, pursuant to City By-law No. 173-97.
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Chapter 3
Anticipated Development in
the City of Stratford
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3. Anticipated Development in the City of Stratford
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 City of Stratford will be required
to provide services, over a 10-year (mid-2022 to mid-2032), long-term (mid-2022 to mid-
2041) and buildout (mid-2022 to buildout) 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 section 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 preparing the growth
forecast, the following information sources were consulted to assess the residential and
non-residential development potential for the City over the forecast period, including:
- City of Stratford 2017 Development Charges Background Study, Watson &
Associates Economists Ltd., February 9, 2017;
- 2006, 2011 and 2016 population, household, and employment Census data;
- Historical residential building permit data over the 2011 to 2021 July 2021 year-
to-date period;
- Residential and non-residential supply opportunities as identified by City of
Stratford staff; and
- Discussions with City staff regarding anticipated residential and non-residential
development in the City of Stratford.
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3.3 Summary of Growth Forecast
A detailed analysis of the residential and non-residential growth forecasts is provided in
Appendix A and the methodology employed is illustrated in Figure 3-1. The discussion
provided herein summarizes the anticipated growth for the City 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 Table 3-1 and Appendix A, Schedule 1, the population in Stratford is
anticipated to reach approximately 37,360 by mid-2032, 40,380 by mid-2041 and
47,010 by buildout, resulting in an increase of approximately 3,620, 6,640 and 13,260
persons, respectively.1
1 The population figures used in the calculation of the 2022 D.C. exclude the net
Census undercount, which is estimated at approximately 2.7%.
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Figure 3-1
Household Formation-based Population and Household Projection 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
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Table 3-1
City of Stratford
Residential Growth Forecast Summary
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings2
Apartments3
Other
Total
Households
Equivalent
Institutional
Households
31,320
30,461
681
29,780
8,415
1,310
3,065
80
12,870
619
2.367
31,760
30,886
956
29,930
8,844
1,335
3,122
29
13,330
869
2.317
32,360
31,465
840
30,625
9,050
1,525
3,235
35
13,845
764
2.273
34,700
33,742
912
32,830
9,604
1,708
3,790
35
15,137
829
2.229
38,420
37,359
1,022
36,337
10,586
2,296
4,269
35
17,187
929
2.174
41,530
40,383
1,078
39,305
11,288
2,802
4,718
35
18,842
980
2.143
48,340
47,006
1,255
45,751
12,506
3,936
5,590
35
22,067
1,141
2.130
440
425
275
150
429
25
57
-51
460
250
600
579
-116
695
206
190
113
6
515
-105
2,340
2,277
72
2,205
554
183
555
0
1,292
65
3,720
3,617
110
3,507
982
588
479
0
2,050
100
6,830
6,641
166
6,475
1,684
1,094
928
0
3,705
151
13,640
13,264
343
12,921
2,902
2,228
1,800
0
6,930
312
¹ Census undercount estimated at approximately 2.8%. Note: Population including the undercount has been rounded.
² Includes townhouses and apartments in duplexes.
³ Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Mid 2006 - Mid 2011
Mid 2011 - Mid 2016
Mid 2006
Mid 2011
Mid 2016
Mid 2022
Mid 2032
Mid 2016 - Mid 2022
Mid 2022 - Buildout
Population
(Including
Census
Undercount)¹
Year
Excluding Census Undercount
Housing Units
Person Per
Unit (P.P.U.):
Total
Population/
Total
Households
Historical
Forecast
Incremental
Mid 2022 - Mid 2041
Mid 2022 - Mid 2032
Buildout
Mid 2041
Source: Watson & Associates Economists Ltd.
Watson & Associates Economists Ltd.
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Figure 3-2
City of Stratford
Annual Housing Forecast
Source: Historical housing activity derived from City of Stratford building permit data, 2011-2020, and 2021 estimated based on July 2021 year-to-date data by Watson & Associates Economists Ltd.
1 Growth forecast represents calendar year.
73
66
81
129
188
234
178
447
114
101
218
205
205
205
205
208
208
208
208
208
190
190
190
190
190
179
179
179
179
179
0
50
100
150
200
250
300
350
400
450
500
Housing Units
Years
Figure A-1
Annual Housing Forecast¹
Historical
Low Density
Medium Density
High Density
Historical Average
73
66
81
129
188
234
178
447
114 101
218 205 205 205 205 208 208 208 208 208
190 190 190 190 190 179 179 179 179 179
0
50
100
150
200
250
300
350
400
450
500
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Historical Average
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Provided below is a summary of the key assumptions and findings regarding the City of
Stratford D.C. growth forecast:
1. Housing Unit Mix (Appendix A - Schedules 1, 6 and 7)
- The housing unit mix for the City was derived from a detailed review of
historical development activity (as per Schedule 6), as well as active
residential development applications (as per Schedule 7) and discussions
with City staff regarding anticipated development trends for Stratford.
- Based on the above indicators, the 2022 to 2041 household growth
forecast for the City is comprised of a unit mix of 45% low density units
(single detached and semi-detached), 30% medium density (multiples
except apartments) and 25% high density (bachelor, 1-bedroom and 2-
bedroom apartments) units.
2. Geographic Location of Residential Development (Appendix A -
Schedule 2)
- Schedule 2 summarizes the anticipated amount, type, and location of
development by servicing area for the City of Stratford.
- In accordance with forecast demand and available land supply, the
amount and percentage of forecast housing growth between 2022 and
2041 by development location is summarized below.
Development Location
Amount of Housing
Growth, 2022 to 2041
Percentage of
Housing Growth, 2022
to 2041
Northeast Area
750
20.3%
West Area
1,870
51.5%
Stratford East
450
12.2%
Other1
630
17.0%
City Total
3,710
100%
1 Includes all lands outside of Stratford Northeast, West and Stratford East areas.
Note: Figures may not add precisely due to rounding.
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3. Planning Period
- Short- and longer-term time horizons are required for the D.C. process.
The D.C.A. limits the planning horizon for transit services to a 10-year
planning horizon. All other services can utilize a longer planning period if
the municipality has identified the growth-related capital infrastructure
needs associated with the longer-term growth planning period.
4. Population in New Housing Units (Appendix A - Schedules 3, 4 and 5)
- The number of housing units to be constructed by 2041 in the City of
Stratford over the forecast period is presented in Figure 3-2. Over the
2022 to 2041 forecast period, the City is anticipated to average 195 new
housing units per year.
- Institutional population1 is anticipated to increase by approximately 170
people between 2022 to 2041.
- Population in new units is derived from Schedules 3, 4, and 5, which
incorporate historical development activity, anticipated units (see unit mix
discussion) and average persons per unit (P.P.U.) by dwelling type for new
units.
- Schedule 8a summarizes the average P.P.U. assumed for new housing
units by age and type of dwelling based on Statistics Canada 2016 custom
Census data for the City of Stratford. The total calculated 25-year
adjusted average P.P.U.s by dwelling type are as follows:
o Low density:
2.763
o Medium density: 2.162
o High density:2
1.484
5. Existing Units and Population Change (Appendix A - Schedules 3, 4 and 5)
- Existing households for mid-2022 are based on the 2016 Census
households, plus estimated residential units constructed between mid-
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.
2 Includes bachelor, 1-bedroom and 2- or more bedroom apartments.
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2016 and late-2022, assuming a 6-month lag between construction and
occupancy (see Schedule 3).
- The decline in average occupancy levels for existing housing units is
calculated in Schedules 3 through 5, by aging the existing population over
the forecast period. The forecast population decline in existing
households over the 2022 to 2041 forecast period is approximately 1,920.
6. Employment (Appendix A, Schedules 10a, 10b, 10c)
- Employment The employment projections provided herein are largely
based on the activity rate method, which is defined as the number of jobs
in the City 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 data1 (place of work) for the City of Stratford is outlined
in Schedule 10a. The 2016 employment base is comprised of the
following sectors:
o 75 primary (0%);
o 1,000 work at home employment (5%);
o 6,928 industrial (36%);
o 7,423 commercial/population related (38%); and
o 4,070 institutional (21%).
- The 2016 employment by usual place of work, including work at home, is
19,495.
- Total employment, including work at home for the City is anticipated to
reach approximately 22,980 by mid-2032, 24,330 by mid-2041 and 30,730
by buildout. This represents an employment increase of approximately
2,470 for the 10-year forecast period, 3,820 for the 2022 to 2041 forecast
period and 10,230 for the 2022 to buildout forecast period.
- Schedule 10b, Appendix A, summarizes the employment forecast,
excluding work at home 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.
1 2016 employment is based on Statistics Canada 2016 Place of Work Employment
dataset by Watson & Associates Economists Ltd.
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Accordingly, work at home employees have been removed from the
D.C.A. employment forecast and calculation.
- Total employment for the City of Stratford (excluding work at home
employment) is anticipated to reach approximately 21,710 by mid-2032,
22,970 by mid-2041 and 29,050 by buildout. This represents an
employment increase of approximately 2,310 for the 10-year forecast
period, 3,570 for the 2022 to 2041 forecast period and 9,650 for the 2022
to 2041 buildout forecast period.1
7. Non-Residential Sq.ft. Estimates (G.F.A., Appendix A, Schedule 10b)
- Square footage estimates were calculated in Schedule 10b based on the
following employee density assumptions:
o 1,200 sq.ft. per employee for industrial;
o 500 sq.ft. per employee for commercial/population-related; and
o 680 sq.ft. per employee for institutional employment.
- The City-wide incremental Gross Floor Area (G.F.A.) is anticipated to
increase by 1.7 million sq.ft. over the 10-year forecast period, 2.6 million
sq.ft. over the 2022 to 2041 forecast period and 7.3 million sq.ft. over the
2022 to buildout period.
- In terms of percentage growth, the 2022 to 2041 incremental G.F.A.
forecast by sector is broken down as follows:
o industrial - 50%;
o commercial/population-related - 34%; and
o institutional - 16%
1 G.F.A. and employment associated within special care institutional dwellings treated
as residential, resulting in an institutional employment difference between Schedules
10a and 10b. Total employment growth in Schedule 10b (excluding work at home and
N.F.P.O.W. employment) has been downwardly adjusted to account for institutional
employment associated with special care facilities. Total employment in Schedule 10b
is anticipated to reach approximately 21,630 by mid-2032, 22,860 by mid-2041 and
28,860 by buildout.
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8. Geography of Non-Residential Development (Appendix A, Schedule 10c)
- Square Schedule 10c summarizes the anticipated amount, type, and
location of non-residential development by servicing area for the City of
Stratford by area.
- The amount and percentage of forecast total non-residential growth
between 2022 and 2041 by development location is summarized below.
Development Location
Amount of Non-
Residential G.F.A.
(sq.ft.), 2022 to 2041
Percentage of Non-
Residential G.F.A.,
2022 to 2041
Northeast Area
0.4 million
13.7%
West Area
0.8 million
30.6%
Stratford East
0.1 million
3.6%
Other1
1.4 million
52.1%
City Total
2.6 million
100%
1 Includes all lands outside of Stratford Northeast, West, and Stratford East areas.
Note: Figures may not add precisely due to rounding.
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Chapter 4
The Approach to the
Calculation of the Charge
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4. The Approach to the Calculation of the Charge
4.1 Introduction
This chapter addresses the requirements of subsection 5 (1) of the D.C.A. with respect
to the establishment of the need for service which underpins the D.C. calculation.
These requirements are illustrated schematically in Figure 4-1.
4.2 Services Potentially Involved
Table 4-1 lists the full range of City service categories which are provided within the
City.
A number of these services are not listed as an eligible service for inclusion in the D.C.
by-law as per subsection 2 (4) of the D.C.A. These are shown as "ineligible" on Table
4-1. Two ineligible costs defined in subsection 5 (3) of the D.C.A. are "computer
equipment" and "rolling stock with an estimated useful life of (less than) seven years."
In addition, local roads are covered separately under subdivision agreements and
related means (as are other local services). Services that are potentially eligible for
inclusion in the City'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 City Council indicate that it intends to ensure that such an increase
in need will be met, suggests that a project-specific expression of need would be most
appropriate.
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Figure 4-1
The Process of Calculating a Development Charge under the Act that must be followed
8. Specified Local Services
Anticipated
Development
1.
Estimated Increase in
Need for Service
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.
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.
Municipal Services
2.
Eligible Services
Ineligible Services
Tax Base, User
Rates, etc.
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Table 4-1
Categories of Municipal Services to be Addressed as Part of the Calculation
Eligibility for
Inclusion in the
D.C. Calculation
Description
Yes
Municipality provides the service - service has been
included in the D.C. calculation.
No
Municipality provides the service - service has not been
included in the D.C. calculation.
n/a
Municipality does not provide the service.
Ineligible
Service is ineligible for inclusion in the D.C. calculation.
Categories of
Municipal Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
Maximum
Potential
D.C.
Recovery
%
1. Services
Related to a
Highway
Yes
Yes
Yes
No
Yes
Yes
Yes
1.1 Arterial roads
1.2 Collector roads
1.3 Bridges, culverts and
roundabouts
1.4 Local municipal roads
1.5 Traffic signals
1.6 Sidewalks and streetlights
1.7 Active transportation
100
100
100
0
100
100
100
2. Other
Transportation
Services
No
No
No
No
Yes
Yes
n/a
n/a
2.1 Transit vehicles1 & facilities
2.2 Other transit infrastructure
2.3 Municipal parking spaces -
indoor
2.4 Municipal parking spaces -
outdoor
2.5 Works yards
2.6 Rolling stock1
2.7 Ferries
2.8 Airport2
100
100
0
0
100
100
0
100
1 with a useful life of 7 years or greater
2 only eligible for the Region of Waterloo
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Categories of
Municipal Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
Maximum
Potential
D.C.
Recovery
%
3. Stormwater
Drainage and
Control Services
Yes
No
No
3.1 Main channels and drainage
trunks
3.2 Channel connections
3.3 Retention/detention ponds
100
100
100
4. Fire Protection
Services
Yes
Yes
Yes
4.1 Fire stations
4.2 Fire vehicles1
4.3 Small equipment and gear
100
100
100
5. Parks Services
(i.e., Parks and
Open Space)
Ineligible
Yes
n/a
Yes
Yes
Yes
Yes
5.1 Acquisition of land for parks,
woodlots and E.S.A.s
5.2 Development of area
municipal parks
5.3 Development of district parks
5.4 Development of municipal-
wide parks
5.5 Development of special
purpose parks
5.6 Parks rolling stock1 and yards
5.7 Recreation Trails
0
100
100
100
100
100
100
6. Recreation
Services
Yes
Yes
6.1 Arenas, indoor pools, fitness
facilities, community centres,
etc. (including land)
6.2 Recreation vehicles and
equipment1
100
100
7. Library Services
Yes
n/a
Yes
7.1 Public library space (incl.
furniture and equipment)
7.2 Library vehicles¹
7.3 Library materials
100
100
100
8. Emergency
Preparedness
Services
No
No
No
8.1 Facility space (incl. furniture
and equipment)
8.2 Vehicles¹
8.3 Equipment
100
100
100
9. Electrical Power
Services
Ineligible
Ineligible
Ineligible
9.1 Electrical substations
9.2 Electrical distribution system
9.3 Electrical system rolling stock
0
0
0
1 with a useful life of 7 years or greater
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Categories of
Municipal Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
Maximum
Potential
D.C.
Recovery
%
10. Provision of
Cultural,
Entertainment
and Tourism
Facilities and
Convention
Centres
Ineligible
Ineligible
10.1 Cultural space (e.g., art
galleries, museums, and
theatres)
10.2 Tourism facilities and
convention centres
0
0
11. Wastewater
Services
Yes
Yes
n/a
Yes
11.1 Treatment plants
11.2 Sewage trunks
11.3 Local systems
11.4 Vehicles and equipment1
100
100
0
100
12. Water Supply
Services
No
Yes
n/a
Yes
12.1 Treatment plants
12.2 Distribution systems
12.3 Local systems
12.4 Vehicles and equipment1
100
100
0
100
13. Waste
Management
Services
Ineligible
Ineligible
Yes
Yes
13.1 Landfill collection, transfer
vehicles and equipment
13.2 Landfills and other disposal
facilities
13.3 Waste diversion facilities
13.4 Waste diversion vehicles and
equipment1
0
0
100
100
14. Policing
Services
Yes
Yes
Yes
14.1 Policing detachments
14.2 Policing rolling stock1
14.3 Small equipment and gear
100
100
100
15. Homes for the
Aged
n/a
n/a
15.1 Homes for the aged space
15.2 Vehicles1
100
100
16. Childcare
No
No
16.1 Childcare space
16.2 Vehicles1
100
100
17. Health
n/a
n/a
17.1 Health department space
17.2 Health department vehicles¹
100
100
18. Social Housing
Yes
18.1 Social housing space
100
19. Provincial
Offences Act
(P.O.A.)
n/a
19.1 P.O.A. space
100
20. Social Services
n/a
20.1 Social service space
0
1 with a useful life of 7 years or greater
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Categories of
Municipal Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
Maximum
Potential
D.C.
Recovery
%
21. Ambulance
No
No
21.1 Ambulance station space
21.2 Vehicles1
100
100
22. Hospital
Provision
Ineligible
22.1 Hospital capital contributions
0
23. Provision of
Headquarters
for the General
Administration
of Municipalities
and Area
Municipal
Boards
Ineligible
Ineligible
Ineligible
23.1 Office space
23.2 Office furniture
23.3 Computer equipment
0
0
0
24. Other Services
Yes
Yes
24.1 Studies in connection with
acquiring buildings, rolling
stock, materials and
equipment, and improving
land2 and facilities, including
the D.C. background study
cost
24.2 Interest on money borrowed
to pay for growth-related
capital
0-100
0-100
1 with a useful life of 7 years or greater
2 same percentage as service component to which it pertains
4.4 Local Service Policy
Some of the need for services generated by additional development consists of local
services related to a plan of subdivision. As such, they will be required as a condition of
subdivision agreements or consent conditions. The City's detailed Local Service Policy
is provided in Appendix E.
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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;
f) costs to undertake studies in connection with the above-referenced matters; and
g) costs of the D.C. background study.
In order for an increase in need for service to be included in the D.C. calculation, City
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
City's approved and proposed capital budgets and master servicing/needs studies.
4.6 Treatment of Credits
Section 8, paragraph 5, of O. Reg. 82/98 indicates that a D.C. background study must
set out "the estimated value of credits that are being carried forward relating to the
service." Subsection 17, paragraph 4, of the same regulation indicates that "the value
of the credit cannot be recovered from future D.C.s," if the credit pertains to an ineligible
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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. If a credit is available, it will be
included as part of 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. Further, a class may be
composed of any number or combination of services and may include parts or portions
of each D.C. eligible service. 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 by-law
provided herein include a class for growth studies. These classes are comprised of the
following services:
- Growth Studies
o Water Services;
o Wastewater Services;
o Services Related to a Highway;
o Policing Services;
o Housing Services;
o Fire Protection Services;
o Waste Diversion Services;
o Stormwater Services;
o Library Services; and
o Parks and Recreation Services.
- Public Works
o Water Services;
o Wastewater Services; and
o Services Related to a Highway.
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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
subsection 5 (1) to net the outstanding reserve fund balance as part of making the D.C.
calculation; however, section 35 does restrict the way in which the funds are used in
future.
For services that are subject to a per capita based, service level "cap," the reserve fund
balance should be applied against the development-related costs for which the charge
was imposed once the project is constructed (i.e., the needs of recent growth). This
cost component is distinct from the development-related costs for the next 10-year
period, which underlie the D.C. calculation herein.
The alternative would involve the City spending all reserve fund monies prior to
renewing each by-law, which would not be a sound basis for capital budgeting. Thus,
the City will use these reserve funds for the City'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 that contributed them (rather than
to future development, which will generate the need for additional facilities directly
proportionate to future growth).
The City's D.C. reserve fund balances by service at December 31, 2021 (adjusted for
commitments and works-in-progress) are shown below.
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Table 4-2
Summary of Development Charges Reserve Fund Balances
As of December 31, 2021
Note: Amounts in brackets are deficit balances.
4.9 Deductions
The D.C.A. potentially requires that five deductions be made to the increase in the need
for service. These relate to:
- the level of service ceiling;
- uncommitted excess capacity;
- benefit to existing development;
- anticipated grants, subsidies, and other contributions; and
- costs related to services that are ineligible as per the D.C.A.
The requirements behind each of these reductions are addressed below.
4.9.1 Reduction Required by 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 level of the service provided in the
municipality over the 10-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
Services Related to a Highway
$954,116
Public Works
$418,063
Fire Protection Services
$1,213,666
Police Services
$700,149
Parks and Recreation Services
$1,977,736
Library Services
$1,090,726
Growth Studies
$399,080
Stormwater and Drainage
($338,336)
Wastewater Services
($4,713,761)
Water Services
($631,440)
Total
$1,070,001
Service
2021 Adjusted
Reserve Fund
Balances
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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
such 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.
With respect to transit services, the changes to the Act as a result of Bill 73 have
provided for an alternative method for calculating the service standard ceiling. Transit
services must now utilize a forward-looking service standard analysis, described later in
this section.
The average service level calculation sheets for each service component in the D.C.
calculation are set out in Appendix B.
4.9.2 Reduction for Uncommitted Excess Capacity
Paragraph 5 of subsection 5 (1) requires a deduction from the increase in the need for
service attributable to the anticipated development that can be met using the City's
"excess capacity," other than excess capacity which is "committed."
"Excess capacity" is undefined, but in this case must be able to meet some or all of the
increase in need for service, in order to potentially represent a deduction. The
deduction of uncommitted excess capacity from the future increase in the need for
service would normally occur as part of the conceptual planning and feasibility work
associated with justifying and sizing new facilities, e.g., if a road widening to
accommodate increased traffic is not required because sufficient excess capacity is
already available, then widening would not be included as an increase in need, in the
first instance.
4.9.3 Reduction for Benefit to Existing Development
Section 5 (1) 6 of the D.C.A. provides that, "The increase in the need for service must
be reduced by the extent to which an increase in service to meet the increased need
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would benefit existing development." The general guidelines used to consider benefit to
existing development included:
- the repair or unexpanded replacement of existing assets that are in need of
repair;
- an increase in average service level of quantity or quality (compare water as an
example);
- the elimination of a chronic servicing problem not created by growth; and
- providing services where none previously existed (generally considered for water
or wastewater services).
This step involves a further reduction in the need, by the extent to which such an
increase in service would benefit existing development. The level of service cap in
section 4.9.1 is related but is not the identical requirement. Sanitary, storm, and water
trunks are highly localized to growth areas and can be more readily allocated in this
regard than other services such as services related to a highway, which do not have a
fixed service area.
Where existing development has an adequate service level which will not be tangibly
increased by an increase in service, no benefit would appear to be involved. For
example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive very limited (or no) benefit as a result. On the
other hand, where a clear existing service problem is to be remedied, a deduction
should be made accordingly.
In the case of services such as recreation facilities, community parks, libraries, etc., the
service is typically provided on a City-wide system basis. For example, facilities of the
same type may provide different services (i.e., leisure pool vs. competitive pool),
different programs (i.e., hockey vs. figure skating), and different time availability for the
same service (i.e., leisure skating available on Wednesdays in one arena and
Thursdays in another). As a result, residents will travel to different facilities to access
the services they want at the times they wish to use them, and facility location generally
does not correlate directly with residence location. Even where it does, displacing users
from an existing facility to a new facility frees up capacity for use by others and
generally results in only a very limited benefit to existing development. Further, where
an increase in demand is not met for a number of years, a negative service impact to
existing development is involved for a portion of the planning period.
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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 Municipal-wide vs. Area Rating
This step involves determining whether all of the subject costs are to be recovered on a
uniform municipal-wide basis or whether some or all are to be recovered on an area-
specific basis. Under the amended D.C.A., it is now mandatory to "consider" area rating
of services (providing charges for specific areas and services), however, it is not
mandatory to implement area rating. Further discussion is provided in section 7.4.4.
4.11 Allocation of Development
This step involves relating the costs 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 new legislation now requires that a D.C. background study must include an asset
management plan (A.M.P.) (subsection 10 (2) c. 2). The A.M.P. must deal with all
assets that are proposed to be funded, in whole or in part, by D.C.s. The current
regulations provide very extensive and specific requirements for the A.M.P. related to
transit services (as noted in the subsequent subsection); however, they are silent with
respect to how the A.M.P. is to be provided for all other services. As part of any A.M.P.,
the examination should be consistent with the municipality's existing assumptions,
Watson & Associates Economists Ltd.
PAGE 4-14
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approaches, and policies on the asset management planning. This examination has
been included in Appendix F.
Watson & Associates Economists Ltd.
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Chapter 5
D.C.-Eligible Cost Analysis by
Service
Watson & Associates Economists Ltd.
PAGE 5-1
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5. D.C.-Eligible Cost Analysis by Service
5.1 Introduction
This chapter outlines the basis for calculating eligible costs for the D.C.s to be applied
on a uniform basis. In each case, the required calculation process set out in subsection
5 (1) paragraphs 2 to 7 in the D.C.A. and described in Chapter 4 was followed in
determining D.C.-eligible costs.
The nature of the capital projects and timing identified in the Chapter reflects Council's
current intention. Over time, however, City projects and Council priorities change;
accordingly, Council's intentions may alter, and different capital projects (and timing)
may be necessary to meet the need for services required by new growth.
5.2 Service Levels and 10-Year Capital Costs for D.C.
Calculation
This section evaluates the development-related capital requirements for parks and
recreation, waste diversion, housing services, library services, and growth studies over
a 10-year planning period. Each service component is evaluated on two format sheets:
the average historical 10-year level of service calculation (see Appendix B), which
"caps" the D.C. amounts; and, the infrastructure cost calculation, which determines the
potential D.C. recoverable cost.
5.2.1 Parks and Recreation Services (Formerly Outdoor and Indoor
Recreation)
The City currently provides a variety of parks and recreation-related assets to service
the community and is summarized below:
- 576 acres of parkland (consisting of various sized parks, parkettes, etc.);
- 15 kilometres of stonedust, concrete, and other naturalized trails;
- 78 amenities that include items such as washrooms, baseball diamonds,
basketball courts, tennis courts, picnic shelters, etc.;
Watson & Associates Economists Ltd.
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- 48 parks and recreation vehicles and equipment (lawnmowers, ice resurfacers,
etc.); and
- Approximately 289,000 sq.ft. of recreation facility space (arenas, rotary complex,
community centres, etc.).
In total, the City's parks and recreation service has provided a 10-year historical level of
service that equates to an investment of $5,682 per capita. This level of investment
provides the City with a D.C. eligible amount of $20.55 million towards future parks and
recreation capital.
Based on the projected growth over the 10-year forecast period, the City has identified
$7,957,740 in future growth capital costs for Parks & Recreation. The projects identified
include future Parkland Development and Amenities, two new vehicles and the recovery
of an existing debenture related to the Rotary/Agriplex Complex. An adjustment has
been made to recognize the City's existing reserve fund balance of $1,977,736.
Therefore, the net growth-related capital cost of $5,980,004 is being included in the
D.C. calculations.
While the usage of parks and recreation is predominately residential based, there is
some use of the service by non-residential users. To acknowledge this use, the growth-
related capital costs have been allocated 95% residential and 5% non-residential.
Watson & Associates Economists Ltd.
PAGE 5-3
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Table 5-1
Infrastructure Cost Included in the Development Charges Calculation
Parks and Recreation Services
Prj.No
Residential
Share
Non-
Residential
Share
2022-2031
95%
5%
1
Provision for parkland development,
trails, and amenities
2022-2028
3,000,000
-
3,000,000
-
3,000,000
2,850,000
150,000
2
Rotary/Argiplex Complex Debt -
Principal
2022-2034
3,969,134
-
3,969,134
-
3,969,134
3,770,677
198,457
3
Rotary/Argiplex Complex Debt -
Discounted Interest
2022-2034
864,606
-
864,606
-
864,606
821,376
43,230
4
New 3/4 Ton Truck
2023
74,000
-
74,000
-
74,000
70,300
3,700
5
New Single Cab Truck
2028
50,000
-
50,000
-
50,000
47,500
2,500
6
Reserve Fund Adjustment
Reserve
-
-
-
1,977,736
(1,977,736)
(1,878,850)
(98,887)
Total
7,957,740
-
-
7,957,740
1,977,736
-
5,980,004
5,681,004
299,000
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable
to New
Development
Total
Less:
Potential D.C. Recoverable Cost
Increased Service Needs Attributable
to Anticipated Development
Timing (year)
Gross
Capital
Cost
Estimate
(2022$)
Post
Period
Benefit
Other
Deductions
Watson & Associates Economists Ltd.
PAGE 5-4
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5.2.2 Library Services
The City currently operates its library services out of a 12,472 sq.ft. facility. Over the
past ten years, the average level of service was 0.39 sq.ft. of space per capita which
equates to an investment of $198 per capita. Based on the service standard over the
past ten years, the City would be eligible to collect a total of $715,443 from D.C.s for
library facilities over the 10-year forecast period.
To service the community, the library maintains an inventory of collection materials
totaling 112,563 items. These include books, periodicals, audio visual materials,
electronic resources as well as subscriptions, all of which have a total value of
approximately $4.21 million. Over the past ten years, the average level of service was
3.62 collection items per capita which equates to an investment of $132 per capita.
Based on this service standard, the City would be eligible to collect approximately
$478,674 from D.C.s for library collection items (over the 10-year period).
Additionally, the library also provides vehicles that are used as bookmobiles. Based on
the historical service standard measures, this provides for a D.C. eligible amount of
$5,787.
Therefore, the total D.C. eligible amount for library services is approximately $1.2
million.
The City has identified future capital projects related to a new facility and additional
collection items. The gross cost of the projects totals $17.9 million. Adjustments have
been made to recognize the benefit to the existing community ($6.3 million) and the
benefit to future development ($10.5 million) outside of the 10-year planning horizon.
Therefore, the net growth-related cost of $1,111,400 has been included In the D.C.
calculations.
While library usage is predominately residential based, there is some use of the facilities
by non-residential users, for the purpose of research. To acknowledge this use of the
growth-related capital costs have been allocated 95% residential and 5% non-
residential.
Watson & Associates Economists Ltd.
PAGE 5-5
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Table 5-2
Infrastructure Cost Included in the Development Charges Calculation
Library Services
Prj.No
Useful
Life
(years
)
Residential
Share
Non-
Residential
Share
2022-2031
95%
5%
1
New Library Provision (Approx.
35,000 sq.ft.)
40
2030
2030
17,700,000
10,481,300
7,218,700
6,307,300
911,400
865,830
45,570
2
Provision for Additional
Collection Items
10
2022
2022
200,000
-
200,000
-
200,000
190,000
10,000
Total
17,900,000
10,481,300
-
7,418,700
6,307,300
-
1,111,400
1,055,830
55,570
Note: The provisions are in addition to the City's Library Reserve fund balance is $1.09 million
Post Period Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contribution
s Attributable
to New
Development
Total
Less:
Potential D.C. Recoverable Cost
Gross Capital
Cost Estimate
(2022$)
Increased Service Needs
Attributable to Anticipated
Development
Timin
g
(year)
From
Timin
g
(year)
To
Timing
(year)
Watson & Associates Economists Ltd.
PAGE 5-6
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5.2.3 Waste Diversion
For Waste Diversion services, the City currently provides a total of 75,576 sq.ft. of
eligible waste diversion space (based on 37.7% of diverted tonnage). Over the past ten
years, the average level of service was 3.58 sq.ft. of space per capita which equates to
an investment of $532 per capita. Based on the service standard over the past ten
years, the City would be eligible to collect a total of $1,924,172.
With respect to vehicles and equipment, the City has an inventory of eligible waste
diversion equipment totaling 14,091 items. These items include recycling carts,
electronic waste bins, green bins, and other equipment, all of which have a total value of
approximately $4.5 million. Over the past ten years, the average level of service was
0.12 items per capita which equates to an investment of $135 per capita. Based on this
service standard, the City would be eligible to collect $488,729 from D.C.s for waste
diversion equipment (over the 10-year forecast period).
Based on the projected growth over the 10-year forecast period (2022 to 2031), the City
identified projects related to a Cell Expansion, Diversion Site (Methane Expansion), and
various upgrades to the facilities and equipment, with a total gross cost of $6.6 million.
A deduction of $4.1 million was made to recognize the portion of the projects that would
not be related to waste diversion. Furthermore, reductions of $1.2 million and $0.2
million were applied to recognize the benefit to the existing community and the benefit
to growth beyond the 10-year forecast period, respectively. Therefore, the net growth-
related capital costs to be included in the D.C. is $1,158,700.
Based on the tonnage information provided by the City, the waste diversion costs have
been allocated 95% residential and 5% non-residential.
Watson & Associates Economists Ltd.
PAGE 5-7
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Table 5-3
Infrastructure Cost Included in the Development Charges Calculation
Waste Diversion
Prj .No
Residential
Share
Non-
Residential
Share
2022-2031
95%
5%
1
Provision for New Equipment
2022
120,000
-
74,800
45,200
-
45,200
42,940
2,260
2
Cell Expansion
2022
2,500,000
-
1,558,600
941,400
250,000
691,400
656,830
34,570
3
Diversion Site - Methane Expansion
2024-2026
1,500,000
83,000
935,200
481,800
150,000
331,800
315,210
16,590
4
Bin Upgrades
2027-2031
1,200,000
91,900
748,100
360,000
360,000
-
-
-
5
Facility Upgrades
2023
700,000
-
436,400
263,600
210,000
53,600
50,920
2,680
6
Methane Burner Upgrades
2024-2026
250,000
3,800
155,900
90,300
75,000
15,300
14,535
765
7
Facility Updgrades
2024-2026
350,000
5,400
218,200
126,400
105,000
21,400
20,330
1,070
Total
6,620,000
184,100
4,127,200
2,308,700
1,150,000
-
1,158,700
1,100,765
57,935
Gross
Capital
Cost
Estimate
(2022$)
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Less:
Potential D.C. Recoverable Cost
Watson & Associates Economists Ltd.
PAGE 5-8
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5.2.4 Housing Services
The City of Stratford provides Social Housing services with the Municipality of North
Perth, Township of Perth East, Municipality of Perth West, and the Town of St. Marys
through a cost sharing agreement.
As of 2021, the City of Stratford and the partner municipalities maintain an inventory of
698 housing units. Based on the City's cost sharing agreement with the other
municipalities, the City is currently responsible for 41.11% of the housing units (with the
exception of the units located at 230 Britannia Street, for which the City of Stratford is
100% responsible). Based on this information, of the total 698 units, the City's share
represents approximately 308 social housing units. The average historical level of
service for the previous ten years for the City has provided an investment of $1,527 per
capita. Based on this service standard, the City would be eligible to collect
approximately $5.5 million from D.C.s for social housing.
Through discussions with staff, the City has identified 27 new housing units that will be
located at 230 Britannia Street, which is estimated at $6.75 million. As noted earlier,
this location is 100% Stratford's responsibility. A deduction in the amount of $675,000
was made to recognize the benefit of this project to the existing community.
Additionally, the City anticipates receiving a $2 million grant towards this project, which
has also been applied to the calculations. Therefore, the net growth capital cost of
$4,075,000 has been included in the D.C.
As social housing units would only be utilized by residents, the costs have been
allocated 100% to the residential users over the 10-year forecast period.
Watson & Associates Economists Ltd.
PAGE 5-9
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Table 5-4
Infrastructure Cost Included in the Development Charges Calculation
Housing Services
Prj.No
Residential
Share
Non-
Residential
Share
2022-2031
100%
0%
1
Britannia St. Apartments
Phase 2 Build of New 27
Unit Building
2022
6,750,000
-
6,750,000
675,000
2,000,000
4,075,000
4,075,000
-
Total
6,750,000
-
-
6,750,000
675,000
2,000,000
4,075,000
4,075,000
-
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contribution
s Attributable
to New
Development
Less:
Increased Service Needs
Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post
Period
Benefit
Other
Deductions
Potential D.C. Recoverable Cost
Total
Watson & Associates Economists Ltd.
PAGE 5-10
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5.2.5 Growth Studies
The D.C.A. permits the inclusion of studies undertaken to facilitate the completion of the
City's capital works program. As discussed in section 4.7, these studies have been
allocated as a class of service based on each service to which the study relates.
For planning related studies (i.e., Official Plan updates), a deduction of 10% has been
applied to recognize the extent to which the studies relate to non-D.C.-eligible services.
All planning studies have been allocated to the class of services in the following
manner:
- Services Related to a Highway - 20%
- Fire Protection Services - 10%
- Policing Services - 10%
- Parks and Recreation Services - 10%
- Wastewater Services - 15%
- Water Services - 15%
- Housing Services - 5%
- Waste Diversion - 5%
- Library Services - 5%
- Stormwater Services - 5%
In addition, the capital costs of D.C. studies have been allocated across the different
services based on the proportion of the total net growth-related capital costs. The
following provides a breakdown of the allocation of D.C. study updates to each service:
- Services Related to a Highway - 36%
- Fire Protection Services - 2%
- Policing Services - 3%
- Parks and Recreation Services - 9%
- Wastewater Services - 35%
- Water Services - 4%
- Housing Services - 6%
- Waste Diversion - 2%
- Library Services - 2%
- Stormwater Services - 1%
Watson & Associates Economists Ltd.
PAGE 5-11
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The remainder of the growth studies identified are as follows:
- Services Related to a Highway: Transportation Master Plan
- Fire Protection Services: Fire Response Study
- Parks and Recreation Services: Recreation Master Plan
- Waste Diversion: Facility Review
- Library Services: Space Needs Study
- Housing Services: Housing and Homeless Plan
- Water Services: Water Needs Assessment
- Wastewater Services: Sanitary Master Plan
- Stormwater: Storm Master Plan
The total cost of these studies is $1,715,000, of which $908,280 is attributable to
existing benefit. A deduction of $58,600 has been made to recognize the portion of
planning studies related to D.C.-ineligible services. In addition, the existing reserve
fund balance of $399,080 has been deducted from the calculations. The resultant net
growth-related capital cost of $748,120 has been included in the D.C. calculation.
These costs have been allocated 62% residential and 38% non-residential based on the
incremental growth in population to employment for the 10-year forecast period.
Watson & Associates Economists Ltd.
PAGE 5-12
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Table 5-5
Infrastructure Cost Included in the Development Charges Calculation
Class of Service - Growth Studies
Residential
Share
Non-
Residential
Share
2022-2031
62%
38%
1
Development Charges Study:
2022
60,000
-
-
60,000
-
-
60,000
37,200
22,800
1a
Development Charges Study
2022
Services Related to a Highway
21,700
-
21,700
-
21,700
13,454
8,246
1b
Development Charges Study
2022
Fire Protection Services
1,400
-
1,400
-
1,400
868
532
1c
Development Charges Study
2022
Policing Services
2,000
-
2,000
-
2,000
1,240
760
1d
Development Charges Study
2022
Parks and Recreation
Services
5,300
-
5,300
-
5,300
3,286
2,014
1e
Development Charges Study
2022
Wastewater Services
21,000
-
21,000
-
21,000
13,020
7,980
1f
Development Charges Study
2022
Water Services
2,300
-
2,300
-
2,300
1,426
874
1g
Development Charges Study
2022
Housing
3,600
-
3,600
-
3,600
2,232
1,368
1h
Development Charges Study
2022
Waste Diversion
1,000
-
1,000
-
1,000
620
380
1i
Development Charges Study
2022
Library
1,000
-
1,000
-
1,000
620
380
1j
Development Charges Study
2022
Stormwater
700
-
700
-
700
434
266
Sub-total Development Charges Study
60,000
-
-
60,000
-
-
60,000
37,200
22,800
2
Development Charges Study:
2026
60,000
-
-
60,000
-
-
60,000
37,200
22,800
2a
Development Charges Study
2026
Services Related to a Highway
21,700
-
21,700
-
21,700
13,454
8,246
2b
Development Charges Study
2026
Fire Protection Services
1,400
-
1,400
-
1,400
868
532
2c
Development Charges Study
2026
Policing Services
2,000
-
2,000
-
2,000
1,240
760
2d
Development Charges Study
2026
Parks and Recreation
Services
5,300
-
5,300
-
5,300
3,286
2,014
2e
Development Charges Study
2026
Wastewater Services
21,000
-
21,000
-
21,000
13,020
7,980
2f
Development Charges Study
2026
Water Services
2,300
-
2,300
-
2,300
1,426
874
2g
Development Charges Study
2026
Housing
3,600
-
3,600
-
3,600
2,232
1,368
2h
Development Charges Study
2026
Waste Diversion
1,000
-
1,000
-
1,000
620
380
2i
Development Charges Study
2026
Library
1,000
-
1,000
-
1,000
620
380
2j
Development Charges Study
2026
Stormwater
700
-
700
-
700
434
266
Sub-total Development Charges Study
60,000
-
-
60,000
-
-
60,000
37,200
22,800
Prj.No
Increased Service Needs Attributable
to Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post
Period
Benefit
Other
Deductions
(to recognize
benefit to
non-D.C.
services)
Service to Which Project
Relates
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Total
Less:
Potential D.C. Recoverable Cost
Watson & Associates Economists Ltd.
PAGE 5-13
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Table 5-5 Continued
Infrastructure Cost Included in the Development Charges Calculation
Class of Service - Growth Studies
Residential
Share
Non-
Residential
Share
2022-2031
62%
38%
3
Official Plan Review:
2022-2026
150,000
-
15,000
135,000
15,000
-
120,000
74,400
45,600
3a
Official Plan
2022-2026
Services Related to a Highway
30,000
-
3,000
27,000
3,000
24,000
14,880
9,120
3b
Official Plan
2022-2026
Fire Protection Services
15,000
-
1,500
13,500
1,500
12,000
7,440
4,560
3c
Official Plan
2022-2026
Policing Services
15,000
-
1,500
13,500
1,500
12,000
7,440
4,560
3d
Official Plan
2022-2026
Parks and Recreation
Services
15,000
-
1,500
13,500
1,500
12,000
7,440
4,560
3e
Official Plan
2022-2026
Wastewater Services
22,500
-
2,250
20,250
2,250
18,000
11,160
6,840
3f
Official Plan
2022-2026
Water Services
22,500
-
2,250
20,250
2,250
18,000
11,160
6,840
3g
Official Plan
2022-2026
Housing
7,500
-
750
6,750
750
6,000
3,720
2,280
3h
Official Plan
2022-2026
Waste Diversion
7,500
-
750
6,750
750
6,000
3,720
2,280
3i
Official Plan
2022-2026
Library
7,500
-
750
6,750
750
6,000
3,720
2,280
3j
Official Plan
2022-2026
Stormwater
7,500
-
750
6,750
750
6,000
3,720
2,280
Sub-total Official Plan
150,000
-
15,000
135,000
15,000
-
120,000
74,400
45,600
4
Transportation Master Plan
2022
Services Related to a Highway
175,000
-
175,000
17,500
157,500
97,650
59,850
5
Sanitary Master Plan
2022
Wastewater Services
150,000
-
150,000
75,000
75,000
46,500
28,500
6
Storm Master Plan
2022
Stormwater
150,000
-
150,000
112,500
37,500
23,250
14,250
7
Recreation Master Plan
2023
Parks and Recreation
Services
80,000
-
80,000
16,000
64,000
39,680
24,320
8
Facility Review - Landfill and Waste
Diversion
2022
Waste Diversion
70,000
-
43,600
26,400
13,200
13,200
8,184
5,016
9
Library Space Needs Study
2022-2023
Library
70,000
-
70,000
35,000
35,000
21,700
13,300
10
Water needs assessment
2023
Water Services
75,000
-
75,000
-
75,000
46,500
28,500
11
Transportation Master Plan
2026
Services Related to a Highway
175,000
-
175,000
35,000
140,000
86,800
53,200
12
Sanitary Master Plan
2027
Wastewater Services
150,000
-
150,000
30,000
120,000
74,400
45,600
13
Storm Master Plan
2027
Stormwater
150,000
-
150,000
30,000
120,000
74,400
45,600
14
Housing and Homeless Plan
2025-2026
Housing
100,000
-
100,000
80,000
20,000
12,400
7,600
15
Fire Response Study
2024-2025
Fire Protection Services
100,000
-
100,000
50,000
50,000
31,000
19,000
16
Reserve Fund Adjustment
-
-
399,080
(399,080)
(247,430)
(151,650)
Total
1,715,000
-
58,600
1,656,400
908,280
-
748,120
463,834
284,286
Prj.No
Increased Service Needs Attributable
to Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post
Period
Benefit
Other
Deductions
(to recognize
benefit to
non-D.C.
services)
Service to Which Project
Relates
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Total
Less:
Potential D.C. Recoverable Cost
Watson & Associates Economists Ltd.
PAGE 5-14
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
5.3 Service Levels and 20-Year Capital Costs for Stratford's
D.C. Calculation
This section evaluates the development-related capital requirements for those services
with 20-year capital costs.
5.3.1 Public Works (Facilities, Fleet and Equipment)
The City's Public Works Department utilizes 4 facilities to provide services to the
community and are shared between roads, water, and wastewater services. These
include a municipal garage, salt shed, a tower, and storage buildings which total 44,624
sq.ft. Over the historical 10-year period, this provides an average level of service of 1.4
sq.ft. per capita which equates to an investment of $279 per capita. Based on the
growth over the 20-year forecast period, the D.C.-eligible amount for public works
facilities is $1,851,179.
The public works department has a variety of vehicles and major equipment with a
value totalling approximately $12.6 million. The inventory provided over the last ten
years results in a per capita standard of $392. Over the forecast period, the D.C.-
eligible amount for vehicles and equipment is $2,600,549.
In total, the City is eligible to collect $4,451,728 for public works.
Based on the growth identified, the City has identified the need for an expansion to their
public works facility, as well as various vehicles and equipment. The total cost of the
projects identified is $9,245,000. Deductions in the amounts of $1.5 million to recognize
the benefit to the existing community and $4.0 million for post period benefit have been
made. In addition, the existing reserve fund balance of $418,063 has been applied
towards these projects. Therefore, the net D.C.-eligible amount to be included in the
calculations is $3,296,137.
The residential and non-residential capital cost allocation for public works of 66%
residential and 34% non-residential is based on the incremental growth in population to
employment for the 20-year forecast period.
Watson & Associates Economists Ltd.
PAGE 5-15
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Table 5-6
Infrastructure Cost Included in the Development Charges Calculation
Class of Service - Public Works
Less:
Potential D.C. Recoverable Cost
Residential
Share
Non-
Residential
Share
2022-2041
66%
34%
1
Public Works Facility Expansion (41,000
sq./ft.)
2025
7,700,000
4,028,400
3,671,600
1,502,400
2,169,200
1,431,672
737,528
2
Motor Vehicle - Pick up Trucks (small)
2022
90,000
-
90,000
-
90,000
59,400
30,600
3
Motor Vehicle - Service Truck (large)
2023
85,000
-
85,000
-
85,000
56,100
28,900
4
Heavy Equipment - sidewalk machines
(small)
2022
320,000
-
320,000
-
320,000
211,200
108,800
5
Heavy Equipment - Dump Truck (large)
2022
250,000
-
250,000
-
250,000
165,000
85,000
6
Heavy Equipment - Loader (large)
2023
300,000
-
300,000
-
300,000
198,000
102,000
7
Heavy Equipment - Plow Truck (large)
2024
500,000
-
500,000
-
500,000
330,000
170,000
8
Reserve Fund Adjustment
Reserve
-
-
-
418,063
(418,063)
(275,921)
(142,141)
Total
9,245,000
4,028,400
-
5,216,600
1,920,463
-
3,296,137
2,175,451
1,120,687
Prj .No
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-16
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
5.3.2 Police Services
The Stratford Police Service currently operates from two facilities, which total 20,490
sq.ft. Over the past 10-years, the City has provided an average level of service of 0.66
sq.ft. per capita which equates to an investment of $259 per capita. This level of
service provides the City with a maximum D.C.-eligible amount for recovery of
$1,720,218 over the 20-year forecast period.
In addition to facilities, the Stratford Police currently maintain 28 vehicles and
approximately $1.6 million worth of equipment and gear. These items provide a
combined level of service totalling $83 per capita which equates to a D.C.-eligible
amount of $549,543.
Therefore, the total D.C. eligible amount for Police is $2,269,761.
To service growth over the 20-year forecast period, the City staff have identified a new
40,000 sq.ft. facility, marked cruisers, and a radio system upgrade for inclusion in the
D.C. The gross capital cost of these project is $17.5 million. Deductions in the amounts
of $8.1 million has been made to recognize the benefit to the existing community and
$6.4 million to acknowledge the benefit to growth beyond the forecast period. Finally,
the existing reserve fund balance of $700,149 has also been applied. Therefore, the
net growth-related capital cost of $2,248,051 has been included in the calculations.
These costs are shared between residential and non-residential based on the
population to employment ratio over the 20-year forecast period, resulting in 66% being
allocated to residential development and 34% being allocated to non-residential
development.
Watson & Associates Economists Ltd.
PAGE 5-17
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Table 5-7
Infrastructure Costs Included in the Development Charges Calculation
Police Services
Less:
Potential D.C. Recoverable Cost
Prj .No
Residential
Share
Non-
Residential
Share
2022-2041
66%
34%
Facilities:
1
New Police Facility (40,000 sq.ft)
2022-2041
16,200,000
5,943,000
10,257,000
7,524,100
2,732,900
1,803,714
929,186
Vehicles:
2
2 Additional Marked Cruisers
2022-2041
103,400
70,800
32,600
-
32,600
21,516
11,084
Equipment:
3
Radio System Upgrade
2022-2041
1,160,000
397,300
762,700
580,000
182,700
120,582
62,118
4
Reserve Fund Adjustment
Reserve
-
700,149
(700,149)
(462,099)
(238,051)
Total
17,463,400
6,411,100
-
11,052,300
8,804,249
-
2,248,051
1,483,713
764,337
Net Capital Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Other
Deductions
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-18
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
5.3.3 Fire Protection Services
Stratford currently operates its fire services out of two fire halls, totalling 10,686 sq.ft. of
facility space. Over the historical 10-year period, the per capita average level of service
was 0.34 sq.ft. which equates to an investment of $157 per capita. This level of service
provides the City with a maximum D.C.-eligible amount of $1,043,235 for recovery over
the forecast period.
The Fire Department has a current inventory of 10 vehicles. These include an aerial,
pumpers, heavy rescue, pick up trucks, and a mobile training unit. The historical 10-
year level of service equates to a level of investment of $188 per capita which translates
into a D.C.-eligible amount of $1,250,500.
In addition to the vehicles, the City also provides 133 items of equipment and gear for
use in the fire services, with a total value of $948,700. This results in a calculated
average level of service for the historical 10-year period of $30 per capita, providing for
a D.C.-eligible amount over the forecast period of $196,773 for equipment and gear.
Based on the above, the maximum D.C.-eligible amount for recovery over the 20-year
forecast period for fire services is $2,490,508.
To service the forecast population, the City has identified several projects for inclusion
into the D.C. These include a new quint pumper truck, a fire training area, and
provisions for additional facility space and equipment. The gross capital cost for these
projects is $9,340,000. A benefit to existing deduction of $6,564,100 has been applied
to recognize the existing assets these projects will replace. A further adjustment has
been made to recognize the existing reserve fund balance of $1,213,666. Therefore,
the net growth-related capital cost of $1,562,234 has been included in the calculations.
These costs are shared between residential and non-residential based on the
population to employment ratio over the 20-year forecast period, resulting in 66% being
allocated to residential development and 34% being allocated to non-residential
development.
Watson & Associates Economists Ltd.
PAGE 5-19
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Table 5-8
Infrastructure Costs Included in the Development Charges Calculation
Fire Protection Services
Less:
Potential D.C. Recoverable Cost
Prj .No
Residential
Share
Non-
Residential
Share
2022-2041
66%
34%
Facilities:
1
Provision for Fire Facilities
2032
7,000,000
-
7,000,000
5,754,100
1,245,900
822,294
423,606
2
Fire Training Area
2027
1,100,000
-
1,100,000
-
1,100,000
726,000
374,000
Equipment:
3
Provision for additional
equipment
2021-2031
40,000
-
40,000
-
40,000
26,400
13,600
4
Quint Pumper Truck
2028
1,200,000
-
1,200,000
810,000
390,000
257,400
132,600
5
Reserve Fund Adjustment
Reserve
1,213,666
(1,213,666)
(801,020)
(412,647)
Total
9,340,000
-
-
9,340,000
7,777,766
-
1,562,234
1,031,074
531,159
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Gross Capital
Cost Estimate
(2022$)
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Watson & Associates Economists Ltd.
PAGE 5-20
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
5.4 Service Levels and Buildout Capital Costs for Stratford's
D.C. Calculation
This section evaluates the development-related capital requirements for services related
to a highway, water services, and wastewater services with capital costs identified over
the buildout forecast.
5.4.1 Services Related to a Highway
Stratford owns and maintains a transportation network that comprises of roads,
sidewalks, trails, and traffic signals. Their inventory includes:
- 165 kilometres of arterial and collector roads
- 229 kilometres of sidewalks and multi-use trails
- 24 signalized intersections
The inventory in the City over the previous 10-year period (2012 to 2021) provides a
historical 10-year average level of investment of $13,072 per capita, resulting in a D.C.-
eligible recovery amount of approximately $173.4 million over the buildout forecast
period.
With respect to future capital needs, the City has provided a roads program that totals
$29.6 million to service the buildout land area. The capital projects include various road
works, sidewalks, multi-use trails, and traffic signals. A deduction for existing benefit of
$7,606,500 has been made, along with a deduction of $954,116 to account for the
existing reserve fund balance. Therefore, the net D.C. eligible amount of $21,040,384
is included in the calculations.
These costs are shared between residential and non-residential based on the buildout
land area over the forecast period, resulting in 92% being allocated to residential
development and 8% being allocated to non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-21
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Table 5-9
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway
Less:
Potential D.C. Recoverable Cost
Prj .No
Residential
Share
Non-
Residential
Share
2022-Buildout
92%
8%
Roads
1
Short Street at O'Loane
2025
1,080,000
-
1,080,000
291,600
788,400
725,328
63,072
2
McCarthy Road (O'Loane to west of Forman)
2022
1,684,000
-
1,684,000
555,700
1,128,300
1,038,036
90,264
3
McCarthy Road (Fairfield to CH Meier)
2035
5,567,000
-
5,567,000
1,336,100
4,230,900
3,892,428
338,472
4
CH Meier (McCarthy Road to Devon)
2040
7,306,000
-
7,306,000
3,653,000
3,653,000
3,360,760
292,240
5
O'Loane Ave upgrade (Huron to McCarthy)
2027
5,760,000
-
5,760,000
-
5,760,000
5,299,200
460,800
6
McCarthy Road (O'Loane west to future City
limits)
2040
2,280,000
-
2,280,000
615,600
1,664,400
1,531,248
133,152
7
Provision for future Road Works from the
TMP
2030+
2,000,000
-
2,000,000
-
2,000,000
1,840,000
160,000
Sidewalks / Multi-Use Trails
8
O'Loane - Cody to Lorne, East Side (trail)
2025
174,000
-
174,000
87,000
87,000
80,040
6,960
9
O'Loane - Roadhouse Drain to Short St,
East Side (trail)
2025
250,000
-
250,000
125,000
125,000
115,000
10,000
10
O'Loane - Short St to Quinlan, East Side
(trail)
2030
400,000
-
400,000
200,000
200,000
184,000
16,000
11
McCarthy - Mornington to Romeo (sw or
trail)
2023
300,000
-
300,000
150,000
150,000
138,000
12,000
12
Lorne - Freeland to O'Loane, N. Side (sw or
trail)
2025
250,000
-
250,000
125,000
125,000
115,000
10,000
13
Various Sidewalks or trails, Arterial Roads
2025
550,000
-
550,000
275,000
275,000
253,000
22,000
14
Various Sidewalks or trails, Collector Roads
2030
350,000
-
350,000
175,000
175,000
161,000
14,000
Traffic Signals
15
McCarthy and Romeo
2025
175,000
-
175,000
17,500
157,500
144,900
12,600
16
Quinlan and Mornington
2030
400,000
-
400,000
-
400,000
368,000
32,000
17
O'Loane and McCarthy
2035
400,000
-
400,000
-
400,000
368,000
32,000
18
McCarthy and Forman
2040
175,000
-
175,000
-
175,000
161,000
14,000
19
Provision for future Traffic Signals Works
from the TMP
2030+
500,000
-
500,000
-
500,000
460,000
40,000
20
Reserve Adjustment
Reserve
-
-
-
954,116
(954,116)
(877,787)
(76,329)
Total
29,601,000
-
-
29,601,000
8,560,616
-
21,040,384
19,357,153
1,683,231
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2022$)
Post Period
Benefit
Other
Deductions
Net Capital Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-22
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
5.4.2 Water Services
The City of Stratford has identified 7 water projects that are required to service the
buildout land area. These projects include both new and oversizing of watermains,
which have a gross capital cost of $2,535,000. Additionally, the reserve fund deficit of
$631,440 is being included for recovery. The City has identified $1,045,000 of
contributions from other parties towards these capital works. Therefore, the net growth-
related capital cost included in the D.C. calculations is $2,121,440.
These water costs are shared between residential and non-residential based on build-
out land area over the forecast period, resulting in 92% being allocated to residential
development and 8% being allocated to non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-23
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Table 5-10
Infrastructure Costs Included in the Development Charges
Water Services
Residential
Share
Non-
Residential
Share
2022-Buildout
92%
8%
1
O'Loane Ave (North of Oakdale to Quinlan)
2023
950,000
-
950,000
-
670,000
280,000
257,600
22,400
2
McCarthy Road (Fairfield to CH Meier) - net
oversizing costs
2035
210,000
-
210,000
-
210,000
193,200
16,800
3
NE Secondary Plan Area B - net oversizing
costs
2035
450,000
-
450,000
-
450,000
414,000
36,000
4
NE Secondary Plan Area A2 - net oversizing
costs
2040
200,000
-
200,000
-
200,000
184,000
16,000
5
Vivian Line East plus Looping - net
oversizing costs
2035
350,000
-
350,000
-
350,000
322,000
28,000
6
Erie Street extension to Line 29 - net
oversizing costs
2025
220,000
-
220,000
-
220,000
-
-
-
7
Line 29 (Erie to Dunn) - net oversizing costs
2027
155,000
-
155,000
-
155,000
-
-
-
8
Reserve Fund Adjustment
Reserve
631,440
-
631,440
-
-
631,440
580,925
50,515
Total
3,166,440
-
-
3,166,440
-
1,045,000
2,121,440
1,951,725
169,715
Less:
Potential D.C. Recoverable Cost
Prj.No
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-24
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
5.4.3 Wastewater Services
The City has maintained a similar wastewater project listing as identified in the previous
D.C. background study. To service the City's buildout land area, the following projects
are being included in the D.C. calculations:
- Wastewater Filter Building Capacity Upgrades and associated financing costs;
- Sanitary Trunks (new, upgrades, and oversizing);
- Pumping Stations; and
- Forcemains.
The combined gross capital cost of these works total $24.5 million. In addition, the City
has a reserve fund recovery of $4.7 million, for a total of $29,215,678 for wastewater
services. A $942,200 deduction was identified to recognize the portion of the works that
will benefit to existing community. The City has also identified $4,795,000 in funding
that would be contributed from other sources. Therefore, the net growth capital cost
included in D.C. is $23,478,478.
These wastewater costs are shared between residential and non-residential based on
buildout land area over the forecast period, resulting in 92% being allocated to
residential development and 8% being allocated to non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-25
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Table 5-11
Infrastructure Costs Included in the Development Charges Calculation
Wastewater Services - Facilities
Residential
Share
Non-
Residential
Share
2022-Buildout
92%
8%
1
Wastewater Filter Building Capacity
Upgrades
2027-2028
3,305,300
-
3,305,300
-
3,305,300
3,040,876
264,424
2
Financing Costs
441,616
-
441,616
-
441,616
406,287
35,329
-
-
-
-
-
-
-
Total
3,746,916
-
-
3,746,916
-
-
3,746,916
3,447,163
299,753
Less:
Potential D.C. Recoverable Cost
Prj.No
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Gross Capital
Cost
Estimate
(2022$)
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-26
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Table 5-11 Continued
Infrastructure Costs Included in the Development Charges Calculation
Wastewater Services - Sewers
Residential
Share
Non-
Residential
Share
2022-Buildout
92%
8%
1
Mornington Trunk North of Vivian
2022
800,000
-
800,000
96,000
375,000
329,000
302,680
26,320
2
O'Loane Ave Trunk (south of Huron to Galt)
2023-2027
4,000,000
-
4,000,000
160,000
3,840,000
3,532,800
307,200
3
Quinlan Sanitary Pumping Station and
Forcemain, Phase 2
2022
400,000
-
400,000
-
400,000
368,000
32,000
4
O'Loane Ave Trunk (Galt to Quinlan) - Phase
1
2028
3,215,000
-
3,215,000
128,600
1,050,000
2,036,400
1,873,488
162,912
5
O'Loane Ave Trunk (Galt to Quinlan) - Phase
2
2028
3,215,000
-
3,215,000
128,600
1,050,000
2,036,400
1,873,488
162,912
6
Sanitary Trunks to Quinlan P.S. (oversize
overdepth)
2022-2024
1,100,000
-
1,100,000
-
650,000
450,000
414,000
36,000
7
Quinlan Sanitary Pumping Station and
Forcemain, Phase 3
2030
1,200,000
-
1,200,000
-
1,200,000
1,104,000
96,000
8
Sanitary Trunk (S. of McCarthy, E. of
Romeo), SPS & F/M
2030
2,500,000
-
2,500,000
-
275,000
2,225,000
2,047,000
178,000
9
Romeo @ Vivian Pumping Station Upgrade
2030
175,000
-
175,000
-
175,000
161,000
14,000
10
Vivian Trunk to east for 2015 Annex Lands
2035
1,200,000
-
1,200,000
-
680,000
520,000
478,400
41,600
11
Douro Ext east for annexed lands - net
oversizing costs
2020
650,000
-
650,000
-
440,000
210,000
193,200
16,800
12
Ontario Street Upgrade (CH Meier to east)
2023
800,000
-
800,000
264,000
536,000
493,120
42,880
13
Ontario Street extension east - net oversizing
costs
2024
400,000
-
400,000
-
275,000
125,000
115,000
10,000
14
Huron Street extension west
2035
1,100,000
-
1,100,000
165,000
935,000
860,200
74,800
15
Reserve Fund Adjustment
Reserve
4,713,761
-
4,713,761
-
4,713,761
4,336,660
377,101
Total
25,468,761
-
-
25,468,761
942,200
4,795,000
19,731,561
18,153,036
1,578,525
Less:
Potential D.C. Recoverable Cost
Prj.No
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2022$)
Post Period
Benefit
Other
Deductions Net Capital Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-27
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5.4.4 Stormwater Management
Based on discussions with Council and the Development Community during previous
D.C. studies, it was recommended that the City-wide D.C. for stormwater management
be discontinued. No further City-wide calculation will be provided within the City's by-
law. However, one project was undertaken by the City to service the Riverbend area.
With the change in policy, the City required an area-specific charge to recover these
costs.
The area-specific charge was calculated and included in the previous D.C. studies. As
the City is still recovering these costs from the development in the Riverbend area, the
previous residential single detached and non-residential charges have been indexed
and are being carried forward for this background study and by-law. The remaining
residential unit types have been updated to reflect the current persons per unit
information relative to the single detached charge.
The Riverbend stormwater management reserve fund is currently in a deficit position at
$338,336.
The calculated development charges from the previous background study are as
follows:
- Single and Semi Detached $2,517
- Multiples $1,827
- Apartments - 2 Bedrooms + $1,603
- Apartments - Bachelor & 1 Bedroom $ 1,030
- Non-Residential (per sq.ft) $ 0.95
The current indexed 2022 rates are:
- Single and Semi Detached $2,774
- Multiples $2,171
- Apartments - 2 Bedrooms + $1,607
- Apartments - Bachelor & 1 Bedroom $1,195
- Special Care/Special Dwelling: $1,104
- Non-Residential (per sq.ft) $ 1.05
Watson & Associates Economists Ltd.
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Chapter 6
D.C. Calculation
Watson & Associates Economists Ltd.
PAGE 6-1
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
6. D.C. Calculation
Table 6-1 calculates the proposed uniform D.C.s to be imposed for City-wide services
based upon a buildout horizon (services related to a highway, wastewater, and water).
Table 6-2 calculates the proposed uniform D.C. to be imposed on anticipated
development in Stratford for City-wide services over a 20-year planning horizon. Table
6-3 calculates the proposed uniform D.C. to be imposed on anticipated development for
City-wide services over a 10-year planning horizon.
The calculation for residential development is generated on a per capita basis and is
based upon five forms of housing types (singles and semi-detached, multiples,
apartments 2+ bedrooms, apartments bachelor and 1 bedroom, and special
care/special dwellings). The non-residential development charge for the non-
infrastructure services have been calculated on a per sq.ft. of gross floor area basis for
all types of non-residential development. For infrastructure services (services related to
a highway, wastewater, and water), the calculation includes the gross floor area for
commercial and institutional development only.
The D.C.-eligible costs for each service component were developed in Chapter 5 for all
City services and classes of services, based on their proposed capital programs.
For the residential calculations, the total cost is divided by the "gross" (new resident)
population to determine the per capita amount. The eligible-D.C. 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 5) to
calculate the charge in Tables 6-1, 6-2, and 6-3.
With respect to non-residential development, the total costs in the uniform charge
allocated to non-residential development (based on need for service) have been divided
by the anticipated development over the planning period to calculate a cost per sq.ft. of
G.F.A.
Table 6-4 summarizes the total D.C. that is applicable for City-wide services and Table
6-5 summarizes the gross capital expenditures and sources of revenue for works to be
undertaken during the 5-year life of the by-law.
Watson & Associates Economists Ltd.
PAGE 6-2
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Table 6-1
City of Stratford
Development Charge Calculation
City-wide Services and Classes of Services
2022 to Buildout
2022$ D.C.-Eligible Cost
2022$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
1. Services Related to a Highway
1.1
Roads, Sidewalks, and Intersections
19,357,153
1,683,231
3,374
0.48
19,357,153
1,683,231
3,374
0.48
2. Wastewater Services
2.1
Treatment plants
3,447,163
299,753
601
0.09
2.2
Sewers
18,153,036
1,578,525
3,164
0.46
21,600,200
1,878,278
3,765
0.55
3.
Water Services
3.1
Distribution systems
1,951,725
169,715
340
0.05
1,951,725
169,715
340
0.05
TOTAL
$42,909,077
$3,731,224
$7,479
1.08
D.C.-Eligible Capital Cost
$42,909,077
$3,731,224
Buildout Gross Population/GFA Growth (sq.ft.)
15,852
3,456,400
Cost Per Capita/Non-Residential GFA (sq.ft.)
$2,706.86
$1.08
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.763
$7,479
Multiples
2.162
$5,852
Apartments - 2 Bedrooms +
1.601
$4,334
Apartments - Bachelor and 1 Bedroom
1.190
$3,221
Special Care/Special Dwelling Units
1.100
$2,978
Watson & Associates Economists Ltd.
PAGE 6-3
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Table 6-2
City of Stratford
Development Charge Calculation
City-wide Services and Classes of Services
2022 to 2041
2022$ D.C.-Eligible Cost
2022$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
4. Public Works (Facilities and Fleet)
4.1
Services Related to a Highway
1,667,287
858,905
538
0.34
4.2
Parks and Recreation
254,082
130,891
82
0.05
4.3
Water and Wastewater
254,082
130,891
82
0.05
2,175,451
1,120,687
702
0.44
5. Fire Protection Services
5.1
Fire facilities, vehicles & equipment
1,031,074
531,159
333
0.20
1,031,074
531,159
333
0.20
6. Policing Services
6.1
Facilities, vehicles and equipment, small equpment and gear
1,483,713
764,337
479
0.29
1,483,713
764,337
479
0.29
TOTAL
$4,690,238
$2,416,183
$1,514
$0.93
D.C.-Eligible Capital Cost
$4,690,238
$2,416,183
20-Year Gross Population/GFA Growth (sq.ft.)
8,561
2,603,400
Cost Per Capita/Non-Residential GFA (sq.ft.)
$547.86
$0.93
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.763
$1,514
Multiples
2.162
$1,184
Apartments - 2 Bedrooms +
1.601
$877
Apartments - Bachelor and 1 Bedroom
1.190
$652
Special Care/Special Dwelling Units
1.100
$603
Watson & Associates Economists Ltd.
PAGE 6-4
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Table 6-3
City of Stratford
Development Charge Calculation
City -wide Services and Classes of Services
2022 to 2031
2022$ D.C.-Eligible Cost
2022$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
7.
Parks and Recreation Services
7.1
Park development, amenities, trails and recreation facilities
5,681,004
299,000
3,265
0.18
5,681,004
299,000
3,265
0.18
8.
Library Services
8.1
Library facilities, materials and vehicles
1,055,830
55,570
607
0.03
1,055,830
55,570
607
0.03
9.
Growth Studies
9.1
Services Related to a Highway
147,536
90,425
85
0.05
9.2
Fire Protection Services
26,200
16,058
15
0.02
9.3
Policing Services
6,469
3,965
4
0.01
9.4
Parks and Recreation Services
35,014
21,460
20
0.01
9.5
Wastewater Services
103,101
63,191
59
0.04
9.6
Water Services
39,462
24,186
23
0.01
9.7
Housing
13,423
8,227
8
-
9.8
Waste Diversion
8,572
5,254
5
-
9.9
Library
17,386
10,656
10
0.01
9.10
Stormwater
66,672
40,864
37
0.02
463,834
284,286
266
0.17
10. Housing Services
10.1
Facilities
4,075,000
-
2,341
-
4,075,000
-
2,341
-
11. Waste Diversion
11.1
Waste diversion facilites, vehicles, equipment and other
1,100,765
57,935
633
0.03
1,100,765
57,935
633
0.03
TOTAL
$12,376,433
$696,791
$7,112
$0.41
D.C.-Eligible Capital Cost
$12,376,433
$696,791
10-Year Gross Population/GFA Growth (sq.ft.)
4,808
1,691,500
Cost Per Capita/Non-Residential GFA (sq.ft.)
$2,574.13
$0.41
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.763
$7,112
Multiples
2.162
$5,565
Apartments - 2 Bedrooms +
1.601
$4,121
Apartments - Bachelor and 1 Bedroom
1.190
$3,063
Special Care/Special Dwelling Units
1.100
$2,832
Watson & Associates Economists Ltd.
PAGE 6-5
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Table 6-4
City of Stratford
Development Charge Calculation
Total All Services and Classes of Services
2022$ D.C.-Eligible Cost
2022$ D.C.-Eligible Cost
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
City-wide Services/Classes of Services - Buildout
42,909,077
3,731,224
7,479
1.08
City-wide Services/Classes of Services - 20 Year
4,690,238
2,416,183
1,514
0.93
City-wide Services/Classes of Services - 10 Year
12,376,433
696,791
7,112
0.41
TOTAL
59,975,748
6,844,198
16,105
2.42
Watson & Associates Economists Ltd.
PAGE 6-0
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Table 6-5
City of Stratford
Gross Expenditure and Sources of Revenue Summary
For Costs to be Incurred Over the Life of the By-law
Sources of Financing
Tax Base or Other Non-D.C. Source
D.C. Reserve Fund
Other
Deductions
Benefit to
Existing
Other Funding
Residential
Non-Residential
1.
Services Related to a Highway
1.1
Roads, Sidewalks, and Intersections
4,463,000
0
1,626,800
0
0
2,609,304
226,896
2.
Wastewater Services
2.1
Treatment plants
0
0
0
0
0
0
0
2.2
Sewers
7,350,000
0
488,000
1,740,000
0
4,712,240
409,760
3.
Water Services
3.1
Distribution systems
1,170,000
0
0
890,000
0
257,600
22,400
4.
Public Works (Facilities and Fleet)
4.1
Services Related to a Highway
6,165,000
0
901,500
0
2,417,000
1,878,690
967,810
4.2
Parks and Recreation
1,540,000
0
300,500
0
805,700
286,308
147,492
4.3
Water and Wastewater
1,540,000
0
300,500
0
805,700
286,308
147,492
5.
Fire Protection Services
5.1
Fire facilities, vehicles & equipment
20,000
0
0
0
0
13,200
6,800
6.
Policing Services
6.1
Facilities, vehicles and equipment, small equpment and gear
4,365,850
0
2,026,025
0
1,602,775
486,453
250,597
7.
Parks and Recreation Services
7.1
Park development, amenities, trails and recreation facilities
4,075,988
0
0
0
0
3,872,189
203,799
8.
Library Services
8.1
Library facilities, materials and vehicles
200,000
0
0
0
0
190,000
10,000
9.
Growth Studies
9.1
Services Related to a Highway
423,400
3,000
55,500
0
0
226,238
138,662
9.2
Fire Protection Services
117,800
1,500
51,500
0
0
40,176
24,624
9.3
Policing Services
19,000
1,500
1,500
0
0
9,920
6,080
9.4
Parks and Recreation Services
105,600
1,500
17,500
0
0
53,692
32,908
9.5
Wastewater Services
214,500
2,250
77,250
0
0
83,700
51,300
9.6
Water Services
252,100
2,250
114,750
0
0
83,762
51,338
9.7
Housing
114,700
750
80,750
0
0
20,584
12,616
9.8
Waste Diversion
79,500
44,350
13,950
0
0
13,144
8,056
9.9
Library
79,500
750
35,750
0
0
26,660
16,340
9.10
Stormwater
8,900
750
750
0
0
4,588
2,812
10.
Housing Services
10.1
Facilities
6,750,000
0
675,000
2,000,000
0
4,075,000
0
11.
Waste Diversion
11.1
Waste diversion facilites, vehicles, equipment and other
5,420,000
3,379,100
790,000
0
92,200
1,100,765
57,935
Total Expenditures & Revenues
$44,474,838
$3,437,700
$7,557,525
$4,630,000
$5,723,375
$20,330,521
$2,795,717
Post D.C. Period
Benefit
Total Gross Cost
Service/Class of Service
Watson & Associates Economists Ltd.
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Chapter 7
D.C. Policy Recommendations
and D.C. By-law Rules
Watson & Associates Economists Ltd.
PAGE 7-1
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
7. D.C. Policy Recommendations and D.C. By-law
Rules
7.1 Introduction
Subsection 5 (1) 9 states that rules must be developed:
"to determine if a development charge is payable in any particular case
and to determine the amount of the charge, subject to the limitations set
out in subsection (6)."
Paragraph 10 of the section goes on to state that the rules may provide for exemptions,
phasing in and/or indexing of D.C.s.
Subsection 5 (6) establishes the following restrictions on the rules:
- the total of all D.C.s that would be imposed on anticipated development must not
exceed the capital costs determined under subsection 5 (1) 2-7 for all services
involved;
- if the rules expressly identify a type of development, they must not provide for it
to pay D.C.s that exceed the capital costs that arise from the increase in the
need for service for that type of development; however, this requirement does not
relate to any particular development; and
- if the rules provide for a type of development to have a lower D.C. than is
allowed, the rules for determining D.C.s may not provide for any resulting
shortfall to be made up via other development.
With respect to "the rules," section 6 states that a D.C. by-law must expressly address
the matters referred to above re subsection 5 (1) paragraphs 9 and 10, as well as how
the rules apply to the redevelopment of land.
The rules provided are based on the City's existing policies; with consideration for the
changes to the D.C.A. resulting from Bills 108, 197, and 213. There are items under
consideration at this time, however, and these may be refined prior to adoption of the
by-law.
Watson & Associates Economists Ltd.
PAGE 7-2
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
7.2 D.C. By-law Structure
It is recommended that:
- classes of services be established for growth studies and public works;
- the City use a uniform City-wide D.C. calculation for all services and classes of
services, except for stormwater;
- the City use an area-specific D.C. for stormwater within the Riverbend servicing
area; and
- one City-wide D.C. by-law be used for all services and classes of services
referenced above.
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
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
(g) the issuing of a permit under the Building Code Act, 1992 in relation
to a building or structure."
7.3.2 Determination of the Amount of the Charge
The following conventions be adopted:
1) Costs allocated to residential uses will be assigned to different types of
residential units based on the average occupancy for each housing type
constructed during the previous decade. Costs allocated to non-residential uses
will be assigned based on the amount of square feet of G.F.A. constructed for
eligible uses.
2) Costs allocated to residential and non-residential uses are based upon a number
of conventions, as may be suited to each municipal circumstance, e.g.
- for growth studies, the costs have been based on a population to
employment growth ratio (62%/38%) for residential and non-residential,
respectively) over the 10-year forecast period;
- for parks and recreation and library services (facilities), a 5% non-
residential attribution has been made to recognize use by the non-
residential sector;
- for fire services, public works, and police services, a 66% residential/34%
non-residential attribution has been made based on a population vs.
employment growth ratio over the 20-year forecast period;
- for waste diversion, a 95% residential and 5% non-residential allocation
has been made based on the City's tonnage information;
- for housing services, the costs have been attributed 100% to residential;
and
- for services related to a highway, water, and wastewater services, a 92%
residential/8% non-residential allocation has been made based on the
relative share of the land area to buildout.
Watson & Associates Economists Ltd.
PAGE 7-4
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)
If a development involves the demolition and replacement of a building or structure on
the same site, or the conversion from one principal use to another, the developer shall
be allowed a credit equivalent to:
1) the number of dwelling units demolished/converted multiplied by the applicable
residential D.C. in place at the time the D.C. is payable;
2) the G.F.A. of the building demolished/converted multiplied by the current non-
residential D.C. in place at the time the D.C. is payable.
The demolition credit is allowed only if the land was improved by occupied structures
and if the demolition permit related to the site was issued within five (5) years prior to
the issuance of a building permit. The credit can, in no case, exceed the amount of
D.C.s that would otherwise be payable.
7.3.4 Exemptions (full or partial)
a) Statutory exemptions
- 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);
- residential development in existing buildings: development that results
only in the enlargement of an existing dwelling unit, or that results only in
the creation of up to two additional dwelling units (based on prescribed
limits set out in section 2 of O. Reg. 82/98);
- residential development in new dwellings: development that includes the
creation of up to two detached dwelling units (based on prescribed limits
set out in section 2 of O. Reg. 82/98); and
- a university in Ontario that receives direct, regular, and ongoing operating
funding from the Government of Ontario.
Watson & Associates Economists Ltd.
PAGE 7-5
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b) Non-statutory exemptions
- A development of existing commercial buildings or structures or part
thereof where the square footage is not increased;
- Any use permitted pursuant to section 39 of the Planning Act;
- The creation of residential use within existing buildings located in the
Heritage Conservation District, pursuant to City By-law No.173-97
- The conversion of industrial buildings to residential uses within Special
Policy Area No.7: Factory District, of the City's Official Plan;
- An industrial development; and
- An accessory building.
7.3.5 Phasing in
No provisions for phasing in the D.C. are provided in the D.C. by-law.
7.3.6 Timing of Collection
The D.C.s for all services and classes are payable upon issuance of a building permit
for each dwelling unit, building, or structure, subject to early or late payment
agreements entered into by the City and an owner under s. 27 of the D.C.A.
Commencing January 1, 2020, rental housing and institutional developments will pay
D.C.s in six equal annual payments commencing at occupancy. Non-profit housing
developments will pay D.C.s in 21 equal annual payments. Moreover, the D.C. amount
for all developments occurring within 2 years of a Site Plan or Zoning By-law
Amendment planning approval (for applications submitted after January 1, 2020), shall
be determined based on the D.C. in effect on the day of the applicable Site Plan or
Zoning By-law Amendment application.
Instalment payments and payments determined at the time of Site Plan or Zoning By-
law Amendment application are subject to annual interest charges calculated based on
the City's D.C. Interest Rate Policy, as may be amended from time to time.
7.3.7 Indexing
Indexing of the D.C.s shall be implemented on a mandatory basis annually commencing
on January 1, 2023, and each anniversary date thereafter, in accordance with the
Watson & Associates Economists Ltd.
PAGE 7-6
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Statistics Canada Quarterly, Non-Residential Building "Construction Price Statistics"
(Table 18-10-0135-01)1 for the most recent year-over-year.
7.3.8 The Applicable Areas
The charges developed herein provide for varying charges within the City, as follows:
- Stormwater charges will be imposed within the specific area of the City; and
- Remaining Services - the residential and non-residential charge will be imposed
on all lands within the City.
7.4 Other D.C. By-law Provisions
It is recommended that:
7.4.1 Categories of Services/Classes of Services for Reserve Fund
and Credit Purposes
The City's development charge collections are currently reserved in eleven separate
reserve funds: Roads and Traffic Signals, Infrastructure, Fire Protection, Police,
Outdoor Recreation, Indoor Recreation, Libraries, Administration, Waste Diversion,
Water, Wastewater, and Stormwater Management. Appendix D outlines the reserve
fund policies that the City is required to follow as per the Development Charges Act.
It is recommended:
- that an additional reserve fund for Housing Services be implemented;
- that the City combine and rename the Indoor and Outdoor Recreation reserve
funds to "Parks and Recreation" to align with the eligible service definitions as
per the D.C.A., as amended;
- that the City rename the Roads and Traffic Signals reserve fund to "Services
Related to a Highway" to align with the eligible service definitions as per the
D.C.A., as amended;
1 O. Reg. 82/98 referenced "The Statistics Canada Quarterly, Construction Price
Statistics, catalogue number 62-007" as the index source. Since implementation,
Statistics Canada has modified this index twice and the above-noted index is the most
current. The draft by-law provided herein refers to O. Reg. 82/98 to ensure traceability
should this index continue to be modified over time.
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- that the City rename the Administration reserve fund to "Growth Studies" related
to the classes of services required under the D.C.A., as amended; and
- that the City rename the Infrastructure reserve fund to "Public Works" related to
the classes of services required under the D.C.A., as amended.
Also, with the changes from Bill 108 and Bill 197, the municipal parking reserve fund
must be transferred into a special account (i.e., a Parking Services C.B.C. reserve) or
into the City's General Reserve as it is no longer a D.C. eligible service.
Appendix D outlines the reserve fund policies that the City is required to follow as per
the D.C.A.
7.4.2 By-law In-force Date
A by-law under the D.C.A. comes into force on the day after which the by-law is passed
by Council or on a date specified by Council.
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 section 11 of O. Reg. 82/98).
7.4.4 Area Rating
As noted earlier, Bill 73 has introduced two new sections where Council must consider
the use of area specific charges:
1. Section 2 (9) of the D.C.A. now requires a municipality to implement area-specific
D.C.s for either specific services which are prescribed and/or for specific
municipalities which are to be regulated (note that at this time, no municipalities
or services are prescribed by the regulations).
2. Section 10 (2) c.1 of the D.C.A. requires that "the development charges
background study shall include consideration of the use of more than one
development charge by-law to reflect different needs for services in different
areas."
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In regard to the first item, there are no services or specific municipalities identified in the
regulations which must be area rated. The second item requires Council to consider the
use of area rating.
At present, the City's by-law does provide stormwater service on an area-specific basis.
All other City services are recovered based on a uniform, City-wide basis. There have
been several reasons why area-specific charges for these services have not been
imposed:
1. All City services, with the exception of water, wastewater, and stormwater require
that the average 10-year service standard be calculated. This average service
standard, multiplied by growth in the City, 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 City, hence
potentially resulting in D.C. revenue shortfalls and impacts on property taxes.
2. Extending on item 1, attempting to impose an area charge potentially causes
equity issues in transitioning from a City -wide approach to an area-specific
approach. For example, if all services were now built (and funded) within Area A
(which is 75% built out) and this was funded with some revenues from Areas B
and C, moving to an area rating approach would see Area A contribute no funds
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, recreation facilities, library) are not
restricted to one specific area and are often used by all residents. For example,
arenas located in different parts of the City will be used by residents from all
areas depending on the programming 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).
4. Water and wastewater services are provided to all areas of the City.
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For the reasons noted above, it is recommended that Council continue the approach of
providing stormwater on an area specific basis while all other services/classes of
services on a uniform City-wide basis.
7.5 Other Recommendations
It is recommended that Council:
"Whenever appropriate, request that grants, subsidies and other contributions be
clearly designated by the donor as being to the benefit of existing development or
new development, as applicable;"
"Adopt the assumptions contained herein as an 'anticipation' with respect to
capital grants, subsidies and other contributions;"
"Classes of services be established for growth studies and public works;"
"Continue the D.C. approach to calculate the charges on a uniform City-wide
basis for all services/classes of services, except for stormwater;"
"Continue the D.C. approach to calculate the stormwater charges on an area-
specific basis for the Riverbend area;"
"Approve the capital project listing set out in Chapter 5 of the D.C.s Background
Study dated February 4, 2022, subject to further annual review during the capital
budget process;"
"Approve the D.C.s Background Study dated February 4, 2022, 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
By-law Implementation
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8. By-law Implementation
8.1 Public Consultation Process
8.1.1 Introduction
This chapter addresses the mandatory, formal public consultation process (section
8.1.2), as well as the optional, informal consultation process (section 8.1.3). The latter
is designed to seek the co-operation and participation of those involved, in order to
produce the most suitable policy. Section 8.1.4 addresses the anticipated impact of the
D.C. on development from a generic viewpoint.
8.1.2 Public Meeting of Council
Section 12 of the D.C.A. indicates that before passing a D.C. by-law, Council must hold
at least one public meeting, giving at least 20 clear days' notice thereof, in accordance
with the regulation. Council must also ensure that the proposed by-law and background
report are made available to the public at least two weeks prior to the (first) meeting.
Any person who attends such a meeting may make representations related to the
proposed by-law.
If a proposed by-law is changed following such a meeting, Council must determine
whether a further meeting (under this section) is necessary (i.e., if the proposed by-law
which is proposed for adoption has been changed in any respect, Council should
formally consider whether an additional public meeting is required, incorporating this
determination as part of the final by-law or associated resolution. It is noted that
Council's decision, once made, is final and not subject to review by a Court or the
Ontario Land Tribunal (formerly the Local Planning Appeal Tribunal (LPAT) and Ontario
Municipal Board (O.M.B.)).
8.1.3 Other Consultation Activity
There are three broad groupings of the public who are generally the most concerned
with City D.C. policy:
1. The first grouping is the residential development community, consisting of land
developers and builders, who are typically responsible for generating the majority
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of the D.C. revenues. Others, such as realtors, are directly impacted by D.C.
policy. They are, therefore, potentially interested in all aspects of the charge,
particularly the quantum by unit type, projects to be funded by the D.C. and the
timing thereof, and City 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 City
D.C. policy. Their primary concern is frequently with the quantum of the charge,
G.F.A. exclusions such as basements, mechanical or indoor parking areas, or
exemptions and phase-in or capping provisions in order to moderate the impact.
8.2 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 higher housing prices and can impact project feasibility in some cases
(e.g., rental apartments).
On the other hand, D.C.s or other City capital funding sources need to be obtained in
order to help ensure that the necessary infrastructure and amenities are installed. The
timely installation of such works is a key initiative in providing adequate service levels
and in facilitating strong economic growth, investment, and wealth generation.
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8.3 Implementation Requirements
8.3.1 Introduction
Once the City has calculated the charge, prepared the complete background study,
carried out the public process, and passed a new by-law, the emphasis shifts to
implementation matters. These include notices, potential appeals and complaints,
credits, front-ending agreements, subdivision agreement conditions, and finally the
collection of revenues and funding of projects.
The sections that follow present an overview of the requirements in each case.
8.3.2 Notice of Passage
In accordance with section 13 of the D.C.A., when a D.C. by-law is passed, the City
clerk shall give written notice of the passing and of the last day for appealing the by-law
(the day that is 40 days after the day it was passed). Such notice must be given no
later than 20 days after the day the by-law is passed (i.e., as of the day of newspaper
publication or the mailing of the notice).
Section 10 of O. Reg. 82/98 further defines the notice requirements which are
summarized as follows:
- notice may be given by publication in a newspaper which is (in the clerk's
opinion) of sufficient circulation to give the public reasonable notice, or by
personal service, fax or mail to every owner of land in the area to which the by-
law relates;
- subsection 10 (4) lists the persons/organizations who must be given notice; and
- subsection 10 (5) lists the eight items that the notice must cover.
8.3.3 By-law Pamphlet
In addition to the "notice" information, the City must prepare a "pamphlet" explaining
each D.C. by-law in force, setting out:
- a description of the general purpose of the D.C.s;
- the "rules" for determining if a charge is payable in a particular case and for
determining the amount of the charge;
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- the services to which the D.C.s relate; and
- a description of the general purpose of the Treasurer's statement and where it
may be received by the public.
Where a by-law is not appealed to the OLT, the pamphlet must be readied within 60
days after the by-law comes into force. Later dates apply to appealed by-laws.
The City must give one copy of the most recent pamphlet without charge to any person
who requests one.
8.3.4 Appeals
Sections 13 to 19 of the D.C.A. set out the requirements relative to making and
processing a D.C. by-law appeal and 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 City 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 City is carrying out a public consultation process, in order to address the issues that
come forward as part of that process, thereby avoiding or reducing the need for an
appeal to be made.
8.3.5 Complaints
A person required to pay a D.C., or his agent, may complain to the City 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 City Council to the OLT.
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8.3.6 Credits
Sections 38 to 41 of the D.C.A. set out a number of credit requirements, which apply
where a City 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 City agrees to expand the credit to other services for which a D.C. is
payable.
8.3.7 Front-Ending Agreements
The City and one or more landowners may enter into a front-ending agreement that
provides for the costs of a project which will benefit an area in the City 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 D.C.A., 1989.
Accordingly, the City assesses whether this mechanism is appropriate for its use, as
part of funding projects prior to City funds being available.
8.3.8 Severance and Subdivision Agreement Conditions
Section 59 of the D.C.A. prevents a municipality from imposing, directly or indirectly, a
charge related to development or a requirement to construct a service related to
development, by way of a condition or agreement under section 51 or section 53 of the
Planning Act, except for:
- "local services, related to a plan of subdivision or within the area to which the
plan relates, to be installed or paid for by the owner as a condition of approval
under section 51 of the Planning Act;" and
- "local services to be installed or paid for by the owner as a condition of approval
under section 53 of the Planning Act."
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It is also noted that subsection 59 (4) of the D.C.A. requires that the municipal approval
authority for a draft plan of subdivision under subsection 51 (31) of the Planning Act,
use its power to impose conditions to ensure that the first purchaser of newly subdivided
land is informed of all the D.C.s related to the development, at the time the land is
transferred.
In this regard, if the City 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 City D.C.s related to the site.
If the City 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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Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
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Schedule 1
City of Stratford
Residential Growth Forecast Summary
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings2
Apartments3
Other
Total
Households
Equivalent
Institutional
Households
31,320
30,461
681
29,780
8,415
1,310
3,065
80
12,870
619
2.367
31,760
30,886
956
29,930
8,844
1,335
3,122
29
13,330
869
2.317
32,360
31,465
840
30,625
9,050
1,525
3,235
35
13,845
764
2.273
34,700
33,742
912
32,830
9,604
1,708
3,790
35
15,137
829
2.229
38,420
37,359
1,022
36,337
10,586
2,296
4,269
35
17,187
929
2.174
41,530
40,383
1,078
39,305
11,288
2,802
4,718
35
18,842
980
2.143
48,340
47,006
1,255
45,751
12,506
3,936
5,590
35
22,067
1,141
2.130
440
425
275
150
429
25
57
-51
460
250
600
579
-116
695
206
190
113
6
515
-105
2,340
2,277
72
2,205
554
183
555
0
1,292
65
3,720
3,617
110
3,507
982
588
479
0
2,050
100
6,830
6,641
166
6,475
1,684
1,094
928
0
3,705
151
13,640
13,264
343
12,921
2,902
2,228
1,800
0
6,930
312
¹ Census undercount estimated at approximately 2.8%. Note: Population including the undercount has been rounded.
² Includes townhouses and apartments in duplexes.
³ Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Mid 2006 - Mid 2011
Mid 2011 - Mid 2016
Mid 2006
Mid 2011
Mid 2016
Mid 2022
Mid 2032
Mid 2016 - Mid 2022
Mid 2022 - Buildout
Population
(Including
Census
Undercount)¹
Year
Excluding Census Undercount
Housing Units
Person Per
Unit (P.P.U.):
Total
Population/
Total
Households
Historical
Forecast
Incremental
Mid 2022 - Mid 2041
Mid 2022 - Mid 2032
Buildout
Mid 2041
Source: Watson & Associates Economists Ltd.
Watson & Associates Economists Ltd.
PAGE A-3
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Figure A-1
City of Stratford
Annual Housing Forecast
Source: Historical housing activity derived from City of Stratford building permit data, 2011-2020, and 2021 estimated based on July 2021 year-to-date data by Watson & Associates Economists Ltd.
1 Growth forecast represents calendar year.
73
66
81
129
188
234
178
447
114
101
218
205
205
205
205
208
208
208
208
208
190
190
190
190
190
179
179
179
179
179
0
50
100
150
200
250
300
350
400
450
500
Housing Units
Years
Figure A-1
Annual Housing Forecast¹
Historical
Low Density
Medium Density
High Density
Historical Average
73
66
81
129
188
234
178
447
114 101
218 205 205 205 205 208 208 208 208 208
190 190 190 190 190 179 179 179 179 179
0
50
100
150
200
250
300
350
400
450
500
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Historical Average
Watson & Associates Economists Ltd.
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Schedule 2
City of Stratford
Estimate of the Anticipated Amount, Type and Location of
Residential Development for Which Development Charges Can Be Imposed
2022 - 2032
275
37
71
383
946
(48)
898
14
913
2022 - 2041
505
90
157
752
1,824
(77)
1,748
32
1,780
2022 - Buildout
929
229
340
1,498
3,566
(104)
3,463
97
3,560
2022 - 2032
567
306
246
1,119
2,593
(48)
2,545
80
2,625
2022 - 2041
913
508
448
1,869
4,287
(77)
4,210
108
4,318
2022 - Buildout
1,526
1,380
798
3,704
8,386
(104)
8,282
220
8,502
2022 - 2032
27
199
0
226
505
0
505
16
521
2022 - 2041
54
398
0
452
1,010
0
1,010
26
1,036
2022 - Buildout
54
398
0
452
1,010
0
1,010
26
1,036
2022 - 2032
113
47
162
322
655
(1,096)
(441)
0
(441)
2022 - 2041
211
98
322
631
1,273
(1,766)
(493)
0
(493)
2022 - Buildout
393
221
661
1,276
2,547
(2,381)
165
0
165
2022 - 2032
982
588
479
2,050
4,698
(1,191)
3,507
110
3,617
2022 - 2041
1,684
1,094
928
3,705
8,395
(1,920)
6,475
166
6,641
2022 - Buildout
2,902
2,228
1,800
6,930
15,509
(2,588)
12,921
343
13,264
1 Includes townhouses and apartments in duplexes.
2 Includes accessory apartments, bachelor, 1-bedroom and 2-bedroom+ apartments.
3 Includes all lands outside of Stratford Northeast, West and Stratford East areas.
Note: Numbers may not add to totals due to rounding.
Other3
City of Stratford
Source: Watson & Associates Economists Ltd.
Institutional
Population
Net Population
Including
Institutional
Location
Residential
Units
In New Units
Population
Change
West Area
Stratford East
Northeast Area
Development
Timing
Single & Semi-
Detached
Multiples1
Apartments2
Total
Gross
Population
Existing Unit
Net Population
Increase,
Excluding
Institutional
Watson & Associates Economists Ltd.
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Schedule 3
City of Stratford
Current Year Growth Forecast
Mid-2016 to Mid-2022
Mid 2016 Population
31,465
Occupants of
Units (2)
1,292
New Housing Units,
multiplied by P.P.U. (3)
2.306
Mid 2016 to Mid 2022
gross population increase
2,980
2,980
Occupants of New
Units
65
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2016 to Mid 2022
gross population increase
71
71
Decline in Housing
Units (4)
13,845
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.056
Mid 2016 to Mid 2022
total decline in population
-774
-774
Population Estimate to Mid 2022
33,742
Net Population Increase, Mid 2016 to Mid 2022
2,277
(1) 2016 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
2.824
43%
1.211
Multiples (6)
2.103
14%
0.298
Apartments (7)
1.857
43%
0.798
Total
100%
2.306
¹ Based on 2016 Census custom database
² Based on Building permit/completion activity
(4) 2016 households taken from Statistics Canada Census.
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and
changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Estimated residential units constructed, Mid-2016 to the beginning of the growth period assuming a six-month lag between construction
and occupancy.
Population
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
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Schedule 4a
City of Stratford
Ten Year Growth Forecast
Mid-2022 to Mid-2032
Mid 2022 Population
33,742
Occupants of
Units (2)
2,050
New Housing Units,
multiplied by P.P.U. (3)
2.292
Mid 2022 to Mid 2032
gross population increase
4,698
4,698
Occupants of New
Units
100
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2022 to Mid 2032
gross population increase
110
110
Decline in Housing
Units (4)
15,137
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.079
Mid 2022 to Mid 2032
total decline in population
-1,191
-1,191
Population Estimate to Mid 2032
37,359
Net Population Increase, Mid 2022 to Mid 2032
3,617
(1) Mid 2022 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
2.763
48%
1.324
Multiples (6)
2.162
29%
0.620
Apartments (7)
1.484
23%
0.347
one bedroom or less 1.190
two bedrooms or more 1.601
Total
100%
2.292
¹ Persons per unit based on adjusted Statistics Canada Custom 2016 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2022 households based upon 2016 Census (13,845 units) + Mid 2016 to Mid 2022 unit estimate (1,292 units) = 15,137 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.
Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
Population
2016 Population (31,465) + Mid 2016 to Mid 2022 estimated housing units to beginning of forecast period (1,292 x 2.306 = 2,980) + (65 x
1.1 = 71) + (13,845 x -0.056 = -774) = 33,742
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-7
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Schedule 4b
City of Stratford
Long-Term Growth Forecast
Mid 2022 to Mid 2041
Mid 2022 Population
33,742
Occupants of
Units (2)
3,705
New Housing Units,
multiplied by P.P.U. (3)
2.266
Mid 2022 to Mid 2041
gross population increase
8,395
8,395
Occupants of New
Units
151
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2022 to Mid 2041
gross population increase
166
166
Decline in Housing
Units (4)
15,137
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.127
Mid 2022 to Mid 2041
total decline in population
-1,920
-1,920
Population Estimate to Mid 2041
40,383
Net Population Increase, Mid 2022 to Mid 2041
6,641
(1) Mid 2022 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
2.763
45%
1.256
Multiples (6)
2.162
30%
0.638
Apartments (7)
1.484
25%
0.372
one bedroom or less 1.190
two bedrooms or more 1.601
Total
100%
2.266
¹ Persons per unit based on adjusted Statistics Canada Custom 2016 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2022 households based upon 2016 Census (13,845 units) + Mid 2016 to Mid 2022 unit estimate (1,292 units) = 15,137 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.
Population
2016 Population (31,465) + Mid 2016 to Mid 2022 estimated housing units to beginning of forecast period (1,292 x 2.306 = 2,980) + (65 x
1.1 = 71) + (13,845 x -0.056 = -774) = 33,742
Structural Type
Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Watson & Associates Economists Ltd.
PAGE A-8
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Schedule 5
City of Stratford
Buildout Growth Forecast
Mid 2022 to Buildout
Mid 2022 Population
33,742
Occupants of
Units (2)
6,930
New Housing Units,
multiplied by P.P.U. (3)
2.238
Mid 2022 to Buildout
gross population increase
15,509
15,509
Occupants of New
Units
312
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2022 to Buildout
gross population increase
343
343
Decline in Housing
Units (4)
6,930
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.373
Mid 2022 to Buildout
total decline in population
-2,588
-2,588
Population Estimate to Buildout
47,006
Net Population Increase, Mid 2022 to Buildout
13,264
(1) Mid 2022 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
2.763
42%
1.157
Multiples (6)
2.162
32%
0.695
Apartments (7)
1.484
26%
0.385
one bedroom or less 1.190
two bedrooms or more 1.601
Total
100%
2.238
¹ Persons per unit based on Statistics Canada Custom 2016 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2022 households based upon 13,845 (2016 Census) + 1,292 (Mid 2016 to Mid 2022 unit estimate) = 15,137
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Population
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
2016 Population (31,465) + Mid 2016 to Mid 2022 estimated housing units to beginning of forecast period (1,292 x = 2,855) + (13,845 x -
0.0417 = -578) = 33,742
Watson & Associates Economists Ltd.
PAGE A-9
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Schedule 6
City of Stratford
Summary of Units in the Development Approvals Process, Intensification,
and Vacant Designated Vacant Land Unit Potential
188
46
0
234
80%
20%
0%
100%
347
963
165
1,475
24%
65%
11%
100%
0
550
222
772
0%
71%
29%
100%
2,179
601
977
3,757
58%
16%
26%
100%
188
68
436
692
27%
10%
63%
100%
Total
2,902
2,228
1,800
6,930
% Breakdown
42%
32%
26%
100%
Source: Derived from City of Stratford data by Watson & Associates Economists Ltd.
2 Includes townhomes and apartments in duplexes.
3 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
% Breakdown
Additional Intensification
Stage of Development
Density Type
Singles &
Semi-
Detached
Multiples2
Apartments3
Total
Registered Not Built
% Breakdown
Draft Plans Approved
% Breakdown
% Breakdown
Vacant lands designated for Residential
% Breakdown
Application Under Review
Watson & Associates Economists Ltd.
PAGE A-10
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Schedule 7
City of Stratford
Historical Residential Building Permits
Years 2011 to 2020
Residential Building Permits
Total
2011
55
14
4
73
2012
41
16
9
66
2013
31
15
35
81
2014
65
52
12
129
2015
71
30
87
188
Sub-total
263
127
147
537
Average (2011 - 2015)
53
25
29
107
% Breakdown
49.0%
23.6%
27.4%
100.0%
2016
136
37
61
234
2017
107
12
59
178
2018
102
6
339
447
2019
32
2
80
114
2020
44
47
10
101
Sub-total
421
104
549
1,074
Average (2016 - 2020)
84
21
110
215
% Breakdown
39.2%
9.7%
51.1%
100.0%
2011 - 2020
Total
684
231
696
1,611
Average
68
23
70
161
% Breakdown
42.5%
14.3%
43.2%
100.0%
1 Includes townhouses and apartments in duplexes.
2 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
Source: Historical housing activity derived from City of Stratford building permit data, 2011-2020, by
Watson & Associates Economists Ltd.
Singles &
Semi
Detached
Multiples1
Apartments2
Year
Watson & Associates Economists Ltd.
PAGE A-11
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Schedule 8
City of Stratford
Person Per Unit by Age and Type of Dwelling
(2016 Census)
Age of
Singles and Semi-Detached
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average
25 Year Average Adjusted
1-5
-
-
-
3.079
-
2.824
6-10
-
-
1.750
3.117
-
2.961
2.892
(0.064)
11-15
-
-
1.938
2.918
-
2.755
2.847
2.763
16-20
-
-
1.500
2.750
-
2.670
2.803
2.763
20-25
-
-
-
2.788
-
2.827
2.807
2.763
25-35
-
-
-
2.636
-
2.582
35+
-
1.619
1.713
2.521
3.310
2.408
2.718
2.763
Total
-
1.600
1.741
2.615
3.393
2.505
Age of
Multiples1
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average
25 Year Average Adjusted
1-5
-
-
1.364
2.588
-
2.103
6-10
-
-
-
-
-
2.385
2.244
(0.042)
11-15
-
-
1.733
-
-
2.083
2.190
2.162
16-20
-
-
1.667
-
-
2.182
2.188
2.162
20-25
-
-
1.733
-
-
2.000
2.151
2.162
25-35
-
-
1.684
2.625
-
2.154
35+
-
1.355
1.730
2.400
-
1.968
2.125
2.162
Total
-
1.300
1.693
2.579
-
2.049
Age of
Apartments2
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average
25 Year Average Adjusted
1-5
-
-
-
-
-
1.857
6-10
-
1.143
1.462
-
-
1.345
1.601
(0.030)
11-15
-
-
1.500
-
-
1.448
1.550
1.484
16-20
-
-
1.500
-
-
1.435
1.521
1.484
20-25
-
-
1.308
-
-
1.174
1.452
1.484
25-35
-
1.161
1.643
-
-
1.455
35+
-
1.134
1.658
2.545
-
1.484
1.457
1.484
Total
0.923
1.151
1.617
2.683
-
1.468
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
-
1.704
2.914
-
2.495
6-10
-
1.133
1.655
2.986
-
2.487
11-15
-
-
1.740
2.869
-
2.431
16-20
-
-
1.541
2.779
-
2.382
20-25
-
-
1.563
2.773
-
2.358
25-35
-
1.167
1.731
2.655
-
2.189
35+
-
1.180
1.700
2.523
3.227
2.147
Total
-
1.174
1.690
2.613
3.407
2.213
2 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
3 Adjusted based on 2001-2016 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.
1 Includes townhouses and apartments in duplexes.
Watson & Associates Economists Ltd.
PAGE A-12
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Schedule 9
City of Stratford
Person Per Unit Structural Type and Age of Dwelling
(2016 Census)
2.82
2.96
2.76
2.67
2.83
2.58
2.41
2.10
2.38
2.08
2.18
2.00
2.15
1.97
1.86
1.34
1.45
1.43
1.17
1.45
1.48
0.00
0.50
1.00
1.50
2.00
2.50
3.00
3.50
1-5
6-10
11-15
16-20
20-25
25-35
35+
Persons Per Dwelling
Age of Dwelling
Singles and Semi-Detached
Multiples
Apartments
Watson & Associates Economists Ltd.
PAGE A-13
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Schedule 10a
City of Stratford
Employment Forecast, 2022 to Buildout
Mid 2006
30,461
0.006
0.025
0.253
0.248
0.122
0.655
180
775
7,705
7,560
3,720
19,940
Mid 2011
30,886
0.006
0.020
0.211
0.239
0.138
0.613
190
610
6,515
7,370
4,250
18,935
Mid 2016
31,465
0.002
0.032
0.220
0.236
0.129
0.620
75
1,000
6,928
7,423
4,070
19,495
Mid 2022
33,742
0.002
0.033
0.227
0.228
0.119
0.608
59
1,106
7,647
7,677
4,020
20,508
Mid 2032
37,359
0.002
0.034
0.223
0.236
0.120
0.615
59
1,262
8,346
8,813
4,496
22,976
Mid 2041
39,030
0.002
0.035
0.223
0.242
0.121
0.623
59
1,358
8,719
9,456
4,736
24,328
Buildout
47,006
0.001
0.036
0.230
0.261
0.125
0.654
59
1,682
10,833
12,288
5,872
30,734
Mid 2006 - Mid 2011
425
0.000
-0.006
-0.042
-0.010
0.015
-0.042
10
-165
-1,190
-190
530
-1,005
Mid 2011 - Mid 2016
579
-0.004
0.012
0.009
-0.003
-0.008
0.007
-115
390
413
53
-180
560
Mid 2016 - Mid 2022
2,277
-0.001
0.001
0.006
-0.008
-0.010
-0.012
-16
106
719
254
-50
1,013
Mid 2022 - Mid 2032
3,617
0.000
0.001
-0.003
0.008
0.001
0.007
0
156
700
1,137
476
2,468
Mid 2022 - Mid 2041
5,288
0.000
0.002
-0.003
0.015
0.002
0.016
0
252
1,073
1,780
716
3,820
Mid 2022 - Buildout
13,264
0.000
0.003
0.004
0.034
0.006
0.046
0
576
3,187
4,612
1,852
10,226
Mid 2006 - Mid 2011
85
0.000
-0.001
-0.008
-0.002
0.003
-0.008
2
-33
-238
-38
106
-201
Mid 2011 - Mid 2016
116
-0.001
0.002
0.002
-0.001
-0.002
0.001
-23
78
83
11
-36
112
Mid 2016 - Mid 2022
380
0.000
0.000
0.001
-0.001
-0.002
-0.002
-3
18
120
42
-8
169
Mid 2022 - Mid 2032
362
0.000
0.000
0.000
0.001
0.000
0.001
0
16
70
114
48
247
Mid 2022 - Mid 2041
278
0.000
0.000
0.000
0.001
0.000
0.001
0
13
56
94
38
201
Source: Watson & Associates Economists Ltd.
Activity Rate
Period
Population
Primary
Work at
Home
Industrial
Commercial/
Population
Related
Institutional
Total
Employment
Primary
Total
Institutional
Incremental Change
Annual Average
Work at
Home
Industrial
Commercial/
Population
Related
Watson & Associates Economists Ltd.
PAGE A-14
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Schedule 10b
City of Stratford
Employment and Gross Floor Area (G.F.A.) Forecast, 2022 to Buildout
Mid 2006
30,461
180
7,705
7,560
3,720
19,165
9,246,000
3,780,000
2,697,000
15,723,000
Mid 2011
30,886
190
6,515
7,370
4,250
18,325
7,818,000
3,685,000
3,081,300
14,584,300
Mid 2016
31,465
75
6,928
7,423
4,070
18,495
8,313,000
3,711,300
2,950,800
14,975,100
Mid 2022
33,742
59
7,647
7,677
3,987
19,369
9,175,800
3,838,300
2,874,900
15,889,000
Mid 2032
37,359
59
8,346
8,813
4,412
21,630
10,015,200
4,406,500
3,158,800
17,580,500
Mid 2041
39,030
59
8,719
9,456
4,626
22,860
10,462,800
4,728,000
3,301,600
18,492,400
Buildout
47,006
59
10,833
12,288
5,679
28,859
12,999,900
6,144,000
4,025,600
23,169,500
Mid 2006 - Mid 2011
425
10
-1,190
-190
530
-840
Mid 2011 - Mid 2016
579
-115
413
53
-180
170
Mid 2016 - Mid 2022
2,277
-16
719
254
-83
874
862,800
127,000
-75,900
913,900
Mid 2022 - Mid 2032
3,617
0
700
1,137
425
2,261
839,400
568,200
283,900
1,691,500
Mid 2022 - Mid 2041
5,288
0
1,073
1,780
639
3,491
1,287,000
889,700
426,700
2,603,400
Mid 2022 - Buildout
13,264
0
3,187
4,612
1,692
9,490
3,824,100
2,305,700
1,150,700
7,280,500
Mid 2006 - Mid 2011
85
2
-238
-38
106
-168
Mid 2011 - Mid 2016
116
-23
83
11
-36
34
Mid 2016 - Mid 2022
380
-3
120
42
-14
146
143,800
21,167
-12,650
152,317
Mid 2022 - Mid 2032
362
0
70
114
43
226
83,940
56,820
28,390
169,150
Mid 2022 - Mid 2041
278
0
56
94
34
184
67,737
46,826
22,458
137,021
Source: Watson & Associates Economists Ltd.
1 Square Foot Per Employee Assumptions
Industrial
1,200
Commercial/ Population Related
500
Institutional
680
2 Forecast institutional employment and gross floor area has been adjusted downward to account for employment associated with special care units.
Note: Numbers may not add to totals due to rounding.
Period
Population
Employment
Gross Floor Area in Square Feet (Estimated)¹
Primary
* Reflects Mid 2022 to Buildout forecast period
Industrial
Commercial/
Population
Related
Institutional
Total
Incremental Change
Annual Average
Industrial
Commercial/
Population
Related
Institutional2
Total
Watson & Associates Economists Ltd.
PAGE A-15
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Schedule 10c
City of Stratford
Employment and Gross Floor Area (G.F.A.) Forecast, 2022 to Buildout
2022 - 2032
-
152,500
78,400
230,900
422
2022 - 2041
-
238,800
117,800
356,600
654
2022 - Buildout
-
618,900
317,600
936,500
1,705
2022 - 2032
-
337,900
177,200
515,100
941
2022 - 2041
-
528,900
266,200
795,100
1,457
2022 - Buildout
-
1,421,200
718,000
2,139,200
3,898
2022 - 2032
40,300
21,000
-
61,300
76
2022 - 2041
61,800
32,900
-
94,700
117
2022 - Buildout
72,900
35,000
-
107,900
131
2022 - 2032
799,100
56,800
28,400
884,300
822
2022 - 2041
1,225,200
89,000
42,700
1,356,900
1,263
2022 - Buildout
3,751,200
230,600
115,100
4,096,900
3,756
2022 - 2032
839,400
568,200
283,900
1,691,500
2,261
2022 - 2041
1,287,000
889,700
426,700
2,603,400
3,491
2022 - Buildout
3,824,100
2,305,700
1,150,700
7,280,500
9,490
1 Square feet per employee assumptions:
Industrial
1,200
Commercial
500
Institutional
680
2 Forecast institutional employment and gross floor area has been adjusted downward to account for employment associated with special care units.
3 Employment Increase does not include No Fixed Place of Work.
4 Includes all lands outside of Stratford Northeast, West and Stratford East areas.
* Reflects Mid 2022 to Buildout forecast period
Source: Watson & Associates Economists Ltd.
City of Stratford
Other4
West Area
Stratford East
Northeast Area
Total Non-
Residential
G.F.A. S.F.
Employment
Increase3
Development Location
Timing
Industrial
G.F.A. S.F.1
Commercial
G.F.A. S.F.1
Institutional
G.F.A. S.F.1,2
Watson & Associates Economists Ltd.
PAGE A-16
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Schedule 11
City of Stratford
Employment to Population Ratio by Major Employment Sector, 2006 to 2016
2006
2011
2016
06-11
11-16
Primary Industry Employment
11
Agriculture, forestry, fishing and hunting
185
190
85
5
-105
21
Mining and oil and gas extraction
10
0
0
-10
0
Sub-total
195
190
85
-5
-105
Industrial and Other Employment
22
Utilities
45
110
45
65
-65
23
Construction
500
720
640
220
-80
31-33
Manufacturing
5,840
4,460
5,190
-1,380
730
41
Wholesale trade
835
570
535
-265
-35
48-49
Transportation and warehousing
450
535
430
85
-105
56
Administrative and support
173
230
238
58
8
Sub-total
7,843
6,625
7,078
-1,218
453
Population Related Employment
44-45
Retail trade
2,400
2,210
2,225
-190
15
51
Information and cultural industries
235
230
145
-5
-85
52
Finance and insurance
1,060
980
1,150
-80
170
53
Real estate and rental and leasing
210
330
260
120
-70
54
Professional, scientific and technical services
680
690
860
10
170
55
Management of companies and enterprises
20
30
10
10
-20
56
Administrative and support
173
230
238
58
8
71
Arts, entertainment and recreation
850
855
870
5
15
72
Accommodation and food services
1,615
1,585
1,500
-30
-85
81
Other services (except public administration)
795
575
855
-220
280
Sub-total
8,038
7,715
8,113
-323
398
Institutional
61
Educational services
860
780
900
-80
120
62
Health care and social assistance
2,525
2,880
2,715
355
-165
91
Public administration
480
745
605
265
-140
Sub-total
3,865
4,405
4,220
540
-185
Total Employment
19,940
18,935
19,495
-1,005
560
Population
30,461
30,886
31,465
425
579
Employment to Population Ratio
Industrial and Other Employment
0.26
0.21
0.22
-0.04
0.01
Population Related Employment
0.26
0.25
0.26
-0.01
0.01
Institutional Employment
0.13
0.14
0.13
0.02
-0.01
Primary Industry Employment
0.01
0.01
0.00
0.00
0.00
Total
0.65
0.61
0.62
-0.04
0.01
Source: Statistics Canada Employment by Place of Work
Note: 2006-2016 employment figures are classified by North American Industry Classification System (NAICS) Code
NAICS
Year
Categories which relate
primarily to industrial land
supply and demand
Categories which relate
primarily to population growth
within the municipality
Employment by industry
Comments
Change
Categories which relate to
local land-based resources
Watson & Associates Economists Ltd.
PAGE B-1
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Appendix B
Level of Service
Watson & Associates Economists Ltd.
PAGE B-2
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Appendix B: Level of Service
Cost (per capita)
Services Related to a Highway - Roads
$12,959.70
0.0121
km of roadways
1,071,050
per km
171,897,461
Services Related to a Highway - Traffic Signals & Streetlights
$112.70
0.0008
No. of Traffic Signals
140,875
per signal
1,494,853
Public Works - Facilities
$278.75
1.3987
sq.ft. of building area
199
per sq.ft.
1,851,179
Public Works - Vehicles & Equipment
$391.59
0.0017
No. of vehicles and equipment
230,347
per vehicle
2,600,549
Fire Protection Services - Facilities
$157.09
0.3350
sq.ft. of building area
469
per sq.ft.
1,043,235
Fire Protection Services - Vehicles & Equipment
$188.30
0.0004
No. of vehicles
470,750
per vehicle
1,250,500
Fire Protection Services - Small Equipment and Gear
$29.63
0.0041
No. of equipment and gear
7,227
per item
196,773
Police Services - Facilities
$259.03
0.6566
sq.ft. of building area
395
per sq.ft.
1,720,218
Police Services - Vehicles
$37.25
0.0007
No. of vehicles and equipment
53,214
per vehicle
247,377
Police Services - Equipment and Gear
$45.50
0.0079
No. of equipment and gear
5,759
per item
302,166
Parkland Development
$1,443.40
0.0180
Acres of Parkland
80,189
per acre
5,220,778
Parkland Amenities
$245.75
0.0024
No. of parkland amenities
102,396
per amenity
888,878
Parkland Trails
$87.76
0.0005
Kilometres of Paths and Trails
175,520
per km
317,428
Recreation Facilities
$3,821.35
9.8498
sq.ft. of building area
388
per sq.ft.
13,821,823
Parks & Recreation Vehicles and Equipment
$84.19
0.0015
No. of vehicles and equipment
56,127
per vehicle
304,515
Library Services - Facilities
$197.80
0.3909
sq.ft. of building area
506
per sq.ft.
715,443
Library Services - Collection Materials
$132.34
3.6224
No. of library collection items
37
per collection item
478,674
Library Services - Vehicles
$1.60
0.0000
No. of vehicles and equipment
63,651
per vehicle
5,787
Housing Services
Housing Services - Facilities
$1,527.17
0.01
No. of units
173,542
per unit
5,523,774
Waste Diversion - Facilities - Stations/Depots
$531.98
3.5767
sq.ft. of building area
149
per sq.ft.
1,924,172
Waste Diversion - Vehicles & Equipment
$135.12
0.1211
No. of vehicles and equipment
1,116
per vehicle
488,729
Waste Diversion
Library
Maximum
Ceiling LOS
10 Year Average Service Standard
Quality (per capita)
Quantity (per capita)
Parks & Recreation
Fire Protection
Police Services
SUMMARY OF SERVICE STANDARDS AS PER DEVELOPMENT CHARGES ACT, 1997, AS AMENDED
Service Related to a
Highway
Public Works
Service Category
Sub-Component
Watson & Associates Economists Ltd.
PAGE B-3
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Fire Protection Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Fire Hall 1 - 388 Erie Street
6,476
6,476
6,476
6,476
6,476
6,476
6,476
6,476
6,476
6,476
$400
$469
Fire Hall 2 - 44 McCarthy Road
4,211
4,211
4,211
4,211
4,211
4,211
4,211
4,211
4,211
4,211
$400
$469
Total
10,686
10,686
10,686
10,686
10,686
10,686
10,686
10,686
10,686
10,686
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
0.3453
0.3450
0.3446
0.3426
0.3396
0.3348
0.3314
0.3233
0.3220
0.3209
10 Year Average
2012-2021
Quantity Standard
0.3350
Quality Standard
$469
Service Standard
$157
D.C. Amount (before deductions)
20 Year
Forecast Population
6,641
$ per Capita
$157
Eligible Amount
$1,043,235
Watson & Associates Economists Ltd.
PAGE B-4
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Fire Protection Services - Vehicles & Equipment
Unit Measure:
No. of vehicles
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Vehicle)
Heavy Rescue Vehicle
1
1
1
1
1
1
1
1
1
1
$600,000
Pumpers
2
2
2
2
2
2
2
2
2
2
$810,000
Aerial
1
1
1
1
1
1
1
1
1
1
$2,070,000
Quint
1
1
1
1
-
-
-
-
-
-
$1,200,000
Mini-Pumper
1
1
1
1
1
1
-
-
-
-
$350,000
Utility Vehicles- Pick up Trucks
4
4
4
4
5
5
4
4
4
4
$81,100
Mobile Training Unit
1
1
1
1
1
1
1
1
1
1
$624,000
Ford Escape
1
1
1
1
1
1
1
1
1
1
$45,000
Total
12
12
12
12
12
12
10
10
10
10
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0003
0.0003
0.0003
0.0003
10 Year Average
2012-2021
Quantity Standard
0.0004
Quality Standard
$470,750
Service Standard
$188
D.C. Amount (before deductions)
20 Year
Forecast Population
6,641
$ per Capita
$188
Eligible Amount
$1,250,500
Watson & Associates Economists Ltd.
PAGE B-5
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Fire Protection Services - Small Equipment and Gear
Unit Measure:
No. of equipment and gear
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/item)
Equipped Firefighters (duty
uniforms and PPE)
45
45
45
45
45
45
45
45
45
45
$6,000
Base Radio System
1
1
1
1
1
1
1
1
1
1
$70,000
Holmatro Auto Rescue Extractors
2
2
2
2
2
2
2
2
2
2
$7,500
Station Air Compressors
2
2
2
2
2
2
2
2
2
2
$3,900
Cascade Systems
1
1
1
1
1
1
1
1
1
1
$52,400
S.C.B.A.'s
35
35
35
35
35
35
35
35
35
35
$10,000
Defibrillators-Fire
3
3
3
3
3
3
3
3
3
3
$4,600
Portable Pumps
2
2
2
2
2
2
2
2
2
2
$6,500
Ram Kits
1
1
1
1
1
1
1
1
1
1
$5,200
AirBags
6
6
6
6
6
6
6
6
6
6
$5,200
Controllers (for Air Bags)
2
2
2
2
2
2
2
2
2
2
$600
Gas Detectors
4
4
4
3
3
3
3
3
3
3
$1,300
Thermal Imaging Cameras
2
2
2
2
2
2
2
2
2
2
$15,600
Handheld portable radios
17
17
17
17
17
17
17
17
20
20
$1,500
Equipped Admin Staff (duty
uniforms)
7
7
7
7
7
7
7
7
7
7
$2,000
Hoses
1
1
1
1
1
1
1
1
1
1
$40,000
Portable Jaws Extrication Devices
1
1
$30,000
Total
131
131
131
130
130
130
130
130
133
133
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
0.0042
0.0042
0.0042
0.0042
0.0041
0.0041
0.0040
0.0039
0.0040
0.0040
10 Year Average
2012-2021
Quantity Standard
0.0041
Quality Standard
$7,227
Service Standard
$30
D.C. Amount (before deductions)
20 Year
Forecast Population
6,641
$ per Capita
$30
Eligible Amount
$196,773
Watson & Associates Economists Ltd.
PAGE B-6
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Police Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Police Station
18,578
18,578
18,578
18,578
18,578
18,578
18,578
18,578
18,578
18,578
$344
$405
154 Downie St (lease)
1,912
1,912
1,912
1,912
1,912
1,912
1,912
1,912
1,912
1,912
$286
$338
Norfolk Warehouse (lease)
750
750
750
750
750
750
-
-
-
-
$170
$204
Total
21,240
21,240
21,240
21,240
21,240
21,240
20,490
20,490
20,490
20,490
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
0.6864
0.6857
0.6849
0.6809
0.6750
0.6654
0.6355
0.6199
0.6175
0.6152
10 Year Average
2012-2021
Quantity Standard
0.6566
Quality Standard
395
Service Standard
$259
D.C. Amount (before deductions)
20 Year
Forecast Population
6,641
$ per Capita
$259
Eligible Amount
$1,720,218
Watson & Associates Economists Ltd.
PAGE B-7
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Police Services - Vehicles
Unit Measure:
No. of vehicles and equipment
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Vehicle)
ERU Vehicle
1
1
1
1
2
2
2
2
2
2
$107,400
Vans (Community Service & Youth)
1
1
1
1
1
-
-
-
-
-
$54,500
Ford Escape (Community Service &
Youth)
1
1
1
1
1
1
1
1
1
1
$54,500
Cruisers
6
6
6
6
6
6
6
6
6
9
$53,000
Court Transport Cruiser
1
1
1
1
1
1
1
1
1
1
$53,000
Canine Vehicle
1
1
1
1
1
1
1
1
1
1
$85,000
SCU Vehicles
5
5
5
5
5
5
5
5
5
5
$41,000
Detective Vehicles
2
2
2
2
2
2
2
2
2
2
$41,000
Administration Vehicles
2
2
2
2
2
4
4
4
4
4
$41,000
Command Post Vehicle
-
-
-
-
-
-
1
1
1
1
$72,000
LAV
-
-
-
-
-
-
-
-
1
1
$102,000
Community Outreach- Ford
Passenger Van
-
-
-
-
-
-
-
-
1
1
$40,000
Total
20
20
20
20
21
22
23
23
25
28
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
0.0006
0.0006
0.0006
0.0006
0.0007
0.0007
0.0007
0.0007
0.0008
0.0008
10 Year Average
2012-2021
Quantity Standard
0.0007
Quality Standard
$53,214
Service Standard
$37
D.C. Amount (before deductions)
20 Year
Forecast Population
6,641
$ per Capita
$37
Eligible Amount
$247,377
Watson & Associates Economists Ltd.
PAGE B-8
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Police Services - Equipment and Gear
Unit Measure:
No. of equipment and gear
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/item)
Equipped Officers
57
57
57
59
59
59
59
66
66
66
$7,000
ERU Members
11
11
11
11
11
11
11
11
11
11
$12,800
Tasers
20
20
20
20
20
20
20
20
20
20
$4,400
C8 Patrol Rifles
15
15
15
15
15
15
15
15
15
15
$2,600
Kevlar vests
57
57
57
57
57
57
57
66
66
66
$1,000
Portable Radio
43
43
43
43
43
43
43
43
43
43
$4,400
Mobile Radios/Repeaters
10
10
10
10
10
10
10
10
10
14
$26,700
Mobile Work Station
10
10
10
10
10
10
10
10
10
12
$18,600
Vehicle Lights and Sirens
10
10
10
10
10
10
10
10
10
15
$2,800
Prisoner Compartment Inserts
10
10
10
10
10
10
10
10
10
11
$1,600
Total
243
243
243
245
245
245
245
261
261
273
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
10 Year Average
2012-2021
Quantity Standard
0.0079
Quality Standard
$5,759
Service Standard
$46
D.C. Amount (before deductions)
20 Year
Forecast Population
6,641
$ per Capita
$46
Eligible Amount
$302,166
Watson & Associates Economists Ltd.
PAGE B-9
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Roads
Unit Measure:
km of roadways
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/km)
Arterial Roads
86
86
86
87
87
87
90
90
90
90
$2,400,000
Collector Roads
69
69
70
74
75
75
75
75
75
75
$2,200,000
Sidewalks
215
215
215
216
217
217
223
223
223
223
$186,000
Multi-Use Trails
2.9
3.5
4.7
5.0
5.9
5.9
5.9
5.9
6.0
6.0
$203,000
Total
373
374
376
382
385
385
394
394
394
394
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
10 Year Average
2012-2021
Quantity Standard
0.0121
Quality Standard
$1,071,050
Service Standard
$12,960
D.C. Amount (before deductions)
Buildout
Forecast Population
13,264
$ per Capita
$12,960
Eligible Amount
$171,897,461
Watson & Associates Economists Ltd.
PAGE B-10
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Traffic Signals & Streetlights
Unit Measure:
No. of Traffic Signals
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/item)
Number of Signalized Intersections
24
24
24
24
24
24
24
24
24
24
$150,000
Total
24
24
24
24
24
24
24
24
24
24
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
10 Year Average
2012-2021
Quantity Standard
0.0008
Quality Standard
$140,875
Service Standard
$113
D.C. Amount (before deductions)
Buildout
Forecast Population
13,264
$ per Capita
$113
Eligible Amount
$1,494,853
Watson & Associates Economists Ltd.
PAGE B-11
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Class of Service:
Public Works - Facilities
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Services Related to a Highway
Garage/Storage Office
17,460
17,460
17,460
17,460
17,460
17,460
17,460
17,460
17,460
17,460
$220
$250
Salt Shed
13,440
13,440
13,440
13,440
13,440
13,440
13,440
13,440
13,440
13,440
$117
$136
Water
Forman Tower - Water Division
6,658
6,658
6,658
6,658
6,658
6,658
6,658
6,658
6,658
6,658
$164
$188
Storage at Festival Hydro Building
5,126
5,126
5,126
5,126
5,126
5,126
5,126
5,126
5,126
5,126
$164
$188
Wastewater
Garage/Storage Office
1,940
1,940
1,940
1,940
1,940
1,940
1,940
1,940
1,940
1,940
$220
$250
Total
44,624
44,624
44,624
44,624
44,624
44,624
44,624
44,624
44,624
44,624
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
1.4420
1.4406
1.4390
1.4305
1.4182
1.3979
1.3840
1.3500
1.3448
1.3398
10 Year Average
2012-2021
Quantity Standard
1.3987
Quality Standard
$199
Service Standard
$279
D.C. Amount (before deductions)
20 Year
Forecast Population
6,641
$ per Capita
$279
Eligible Amount
$1,851,179
Watson & Associates Economists Ltd.
PAGE B-12
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Vehicle)
Services Related to a Highway
Motor Vehicles with a useful life of 7
years +
11.2
11.2
11.2
11.2
11.2
11.2
11.2
11.2
11.2
10.0
$48,000
Heavy Equipment
23.2
23.2
23.2
23.2
23.2
23.2
23.2
23.2
23.2
23.2
$353,000
Water and Wastewater
Motor Vehicles - Water
8.0
8.0
8.0
8.0
8.0
8.0
8.0
8.0
8.0
11.0
$59,000
Heavy Equipment - Water
3.0
3.0
3.0
3.0
3.0
3.0
3.0
3.0
3.0
3.0
$367,000
Motor Vehicles with a useful life of 7
years +
2.8
2.8
2.8
2.8
2.8
2.8
2.8
2.8
2.8
2.8
$48,000
Heavy Equipment
5.8
5.8
5.8
5.8
5.8
5.8
5.8
5.8
5.8
5.8
$353,000
Total
54
54
54
54
54
54
54
54
54
56
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
0.0017
0.0017
0.0017
0.0017
0.0017
0.0017
0.0017
0.0016
0.0016
0.0017
10 Year Average
2012-2021
Quantity Standard
0.0017
Quality Standard
$230,347
Service Standard
$392
D.C. Amount (before deductions)
20 Year
Forecast Population
6,641
$ per Capita
$392
Eligible Amount
$2,600,549
Watson & Associates Economists Ltd.
PAGE B-13
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Parkland Development
Unit Measure:
Acres of Parkland
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Acre)
Developed Parkland
574.0
575.5
575.5
575.5
576.0
576.0
576.0
576.0
576.0
576.0
$80,000
Total
574.0
575.5
575.5
575.5
576.0
576.0
576.0
576.0
576.0
576.0
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
10 Year Average
2012-2021
Quantity Standard
0.0180
Quality Standard
$80,189
Service Standard
$1,443
D.C. Amount (before deductions)
10 Year
Forecast Population
3,617
$ per Capita
$1,443
Eligible Amount
$5,220,778
Watson & Associates Economists Ltd.
PAGE B-14
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Parkland Trails
Unit Measure:
Kilometres of Paths and Trails
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/
Kilometre)
Stonedust Paths
2
2
2
2
2
2
2
2
2
2
$150,000
Pavestone / Concrete Paths
4
4
4
4
4
4
4
4
4
4
$400,000
Multi-use Trails - Naturalized and
Wood Chip Trails
9
9
9
9
9
9
9
9
9
9
$100,000
Total
15
15
15
15
15
15
15
15
15
15
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
10 Year Average
2012-2021
Quantity Standard
0.0005
Quality Standard
$175,520
Service Standard
$88
D.C. Amount (before deductions)
10 Year
Forecast Population
3,617
$ per Capita
$88
Eligible Amount
$317,428
Watson & Associates Economists Ltd.
PAGE B-15
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/item)
Spraypads / Wading Pool
1
1
1
1
1
1
1
1
1
1
$400,000
SoftBall Diamonds
10
10
10
10
10
10
10
10
10
10
$53,000
HardBall Diamonds
4
4
4
4
4
4
4
4
4
4
$144,000
Scrub Diamonds
1
1
1
1
1
1
1
1
1
1
$17,000
Soccer Pitches
10
10
10
10
10
10
10
10
10
10
$70,000
Mini-Soccer
2
2
2
2
2
2
2
2
2
2
$5,000
Tennis Courts
3
3
3
3
3
3
3
3
3
3
$60,000
Tennis Courts (lit)
2
2
2
2
2
2
2
2
2
2
$112,000
Basketball Court
1
1
1
1
1
1
1
1
1
1
$80,000
Volleyball Courts
-
-
-
-
4
4
4
4
4
4
$5,000
Play Equipment
30
30
30
30
30
30
30
30
30
30
$61,000
Picnic Shelter
1
1
1
1
1
1
-
-
-
-
$70,000
Artificial Turf
-
-
-
-
-
-
-
1
1
1
$2,000,000
Upper Queens - Washrooms/concession
booth/ storage
1
1
1
1
1
1
1
1
1
1
$1,084,200
SERC - Washrooms/dressing
rooms/storage/mechanical
1
1
1
1
1
1
1
1
1
1
$131,820
Packham - Washrooms/dressing
rooms/concession/storage
1
1
1
1
1
1
1
1
1
1
$585,000
Anne Hathaway -
Washrooms/concession/dressing
room/mechanical
1
1
1
1
1
1
1
1
1
1
$165,230
Optimist Park - Washroom Storage
1
1
1
1
1
1
1
1
1
1
$67,470
Queens Park Band Shell - Picnic
Pavilion/basement storage
1
1
1
1
1
1
1
1
1
1
$799,840
Lakeside Band Shell
1
1
1
1
1
1
1
1
1
1
$182,560
North Shore Washroom
-
-
-
-
-
1
1
1
1
1
$280,800
Boathouse
1
1
1
1
1
1
1
1
1
1
$86,000
Total
73
73
73
73
77
78
77
78
78
78
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
0.00
10 Year Average
2012-2021
Quantity Standard
0.0024
Quality Standard
$102,396
Service Standard
$246
D.C. Amount (before deductions)
10 Year
Forecast Population
3,617
$ per Capita
$246
Eligible Amount
$888,878
Watson & Associates Economists Ltd.
PAGE B-16
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Parks & Recreation Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Vehicle)
Riding Lawnmowers
2
2
2
2
3
3
3
3
3
3
$60,000
Loaders (with attachments)
3
3
3
3
3
3
3
3
3
3
$87,000
Pickups (3/4 tons)
5
5
5
5
5
5
5
5
5
5
$74,000
Pickups with plows
6
6
6
6
7
7
7
7
7
7
$81,000
Tractors (with attachments)
4
4
4
4
4
4
4
4
4
4
$60,000
Minivan
1
1
-
-
-
-
-
-
-
-
$51,000
Truck Radios
9
9
9
9
-
-
-
-
-
-
$400
Backhoes
1
1
1
1
1
1
1
1
1
1
$123,000
Ice Resurfacers
4
4
4
4
4
4
4
4
4
3
$90,000
Ice Resurfacer - Electric
-
-
-
-
-
-
-
-
-
1
$165,000
Pickup Trucks (single cab)
3
3
3
3
3
3
3
3
3
3
$50,000
Skyjack Lift
1
1
1
1
1
1
1
1
1
1
$50,000
Pressure/Soda Washer
1
1
1
1
1
1
1
1
1
1
$6,500
Forklift
2
2
2
2
2
2
2
2
2
2
$20,000
Portable Insulated Floor (Ice Cover)
1
1
1
1
1
1
1
1
1
1
$162,000
Floor Scrubber (riding)
1
1
1
1
1
1
1
1
1
1
$17,000
4 Auto Scrubbers
4
4
4
4
4
4
4
4
4
4
$9,000
Ice Edgers
3
3
3
3
3
3
3
5
5
5
$4,500
Bobcat Loader
1
1
1
1
1
1
1
1
1
1
$87,300
Kubota RTV
-
-
-
-
-
1
1
1
1
1
$35,000
Kubota Riding Mower
-
-
-
-
-
-
-
1
1
1
$145,000
Total
52
52
51
51
44
45
45
48
48
48
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
0.0017
0.0017
0.0016
0.0016
0.0014
0.0014
0.0014
0.0015
0.0014
0.0014
10 Year Average
2012-2021
Quantity Standard
0.0015
Quality Standard
$56,127
Service Standard
$84
D.C. Amount (before deductions)
10 Year
Forecast Population
3,617
$ per Capita
$84
Eligible Amount
$304,515
Watson & Associates Economists Ltd.
PAGE B-17
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Recreation Facilities
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Arenas
Rotary Complex (Twin Pad)
122,158
122,158
122,158
122,158
122,158
122,158
122,158
122,158
122,158
122,158
$400
$448
Allman Arena
39,136
39,136
39,136
39,136
39,136
39,136
39,136
39,136
39,136
39,136
$400
$448
Dufferin Arena
31,710
31,710
31,710
31,710
31,710
31,710
31,710
31,710
31,710
31,710
$400
$448
Kiwanis Community Centre
35,100
35,100
35,100
35,100
35,100
35,100
35,100
-
-
-
$200
$228
Sportfield Buildings
8,349
8,349
8,349
8,349
8,349
8,349
8,349
8,349
8,349
8,349
$400
$448
Rotary Halls (4)
33,643
33,643
33,643
33,643
33,643
33,643
33,643
33,643
33,643
33,643
$200
$228
Argiplex
54,282
54,282
54,282
54,282
54,282
54,282
54,282
54,282
54,282
54,282
$300
$338
Total
324,378
324,378
324,378
324,378
324,378
324,378
324,378
289,278
289,278
289,278
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
10.4821
10.4723
10.4601
10.3984
10.3089
10.1613
10.0604
8.7512
8.7179
8.6855
10 Year Average
2012-2021
Quantity Standard
9.8498
Quality Standard
$388
Service Standard
$3,821
D.C. Amount (before deductions)
10 Year
Forecast Population
3,617
$ per Capita
$3,821
Eligible Amount
$13,821,823
Watson & Associates Economists Ltd.
PAGE B-18
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Library Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Stratford Public Library
12,472
12,472
12,472
12,472
12,472
12,472
12,472
12,472
12,472
12,472
$413
$506
Total
12,472
12,472
12,472
12,472
12,472
12,472
12,472
12,472
12,472
12,472
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
0.4030
0.4026
0.4022
0.3998
0.3964
0.3907
0.3868
0.3773
0.3759
0.3745
10 Year Average
2012-2021
Quantity Standard
0.3909
Quality Standard
$506
Service Standard
$198
D.C. Amount (before deductions)
10 Year
Forecast Population
3,617
$ per Capita
$198
Eligible Amount
$715,443
Watson & Associates Economists Ltd.
PAGE B-19
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Library Services - Collection Materials
Unit Measure:
No. of library collection items
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/item)
Adult Fiction
19,874
16,967
16,562
16,448
16,699
16,699
16,699
16,699
16,699
16,699
$36
Adult Non-Fiction
37,741
18,739
16,979
15,720
15,527
15,527
15,527
15,527
15,527
15,527
$37
Audiobooks
1,609
1,973
1,941
2,014
1,940
1,940
1,940
1,940
1,940
1,940
$49
CDs
3,567
3,809
3,794
3,936
4,018
4,018
4,018
4,018
4,018
4,018
$24
Children's Books
41,594
41,645
38,167
31,968
32,993
32,993
32,993
32,993
32,993
32,993
$19
Databases
29
22
24
27
33
33
33
33
33
33
$1,400
DVDs
5,506
5,944
6,457
6,679
6,968
6,968
6,968
6,968
6,968
6,968
$36
eAudiobooks
5,845
6,245
6,752
7,328
7,841
7,841
7,841
7,841
7,841
7,841
$96
eBooks
7,811
18,611
18,815
23,420
21,557
21,557
21,557
21,557
21,557
21,557
$42
Print Periodical Titles
165
138
132
165
110
110
110
110
110
110
$70
Print Reference Volumes
3,813
2,097
1,923
840
1,064
1,064
1,064
1,064
1,064
1,064
$85
Young Adult Books
4,349
3,633
3,951
3,767
3,770
3,770
3,770
3,770
3,770
3,770
$26
Tablets
-
-
-
-
-
10
10
10
11
13
$580
Laptops
-
-
-
-
-
6
11
12
18
18
$1,740
3D Printer
-
-
-
-
-
1
1
1
1
1
$5,799
iMac
-
-
-
-
-
5
5
5
5
5
$3,479
Chromebooks
-
-
-
-
-
-
-
6
6
6
$534
Total
131,903
119,823
115,497
112,312
112,520
112,542
112,547
112,554
112,561
112,563
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
4.26
3.87
3.72
3.60
3.58
3.53
3.49
3.40
3.39
3.38
10 Year Average
2012-2021
Quantity Standard
3.6224
Quality Standard
$37
Service Standard
$132
D.C. Amount (before deductions)
10 Year
Forecast Population
3,617
$ per Capita
$132
Eligible Amount
$478,674
Watson & Associates Economists Ltd.
PAGE B-20
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Library Services - Vehicles
Unit Measure:
No. of library collection items
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/item)
Mercedes-Benz Sprinter 2500 Cargo 170
(Bookmobile)
-
-
-
1
1
1
1
1
1
1
$68,900
Mercedes-Benz Sprinter 4x4 Sprinter
Cargo 144 (City shared 38% of total
library use)
-
-
-
-
-
-
-
0.38
0.38
0.38
$30,500
Total
-
-
-
1.00
1.00
1.00
1.00
1.38
1.38
1.38
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
-
-
-
0.000032
0.000032
0.000031
0.000031
0.000042
0.000042
0.000042
10 Year Average
2012-2021
Quantity Standard
0.000025
Quality Standard
$63,651
Service Standard
$2
D.C. Amount (before deductions)
10 Year
Forecast Population
3,617
$ per Capita
$2
Eligible Amount
$5,787
Watson & Associates Economists Ltd.
PAGE B-21
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Housing Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/unit.)
Value per
unit with
land
230 Britannia St.
-
-
-
-
-
-
-
-
35
35
$250,000
$259,000
14 Mill Street West
19
19
19
19
19
19
19
19
19
19
$150,000
$155,000
170 Queen Street East
24
24
24
24
24
24
24
24
24
24
$150,000
$158,000
173 St. David Street
18
18
18
18
18
18
18
18
18
18
$150,000
$155,000
175 St. David Street
11
11
11
11
11
11
11
11
11
11
$150,000
$153,000
180 Queen Street East
12
12
12
12
12
12
12
12
12
12
$150,000
$150,000
180 Wellington Street
26
26
26
26
26
26
26
26
26
26
$150,000
$154,000
185 Ellen Street
12
12
12
12
12
12
12
12
12
12
$150,000
$167,000
190 Queen Street East
6
6
6
6
6
6
6
6
6
6
$150,000
$150,000
224 Charles / 62 Cawston St.
40
40
40
40
40
40
40
40
40
40
$150,000
$151,000
270 Queen St. West
32
32
32
32
32
32
32
32
32
32
$150,000
$152,000
29 Buckingham Dr.
51
51
51
51
51
51
51
51
51
51
$150,000
$151,000
329 Jones Street West
33
33
33
33
33
33
33
33
33
33
$150,000
$153,000
45 Buckingham Dr.
102
102
102
102
102
102
102
102
102
102
$150,000
$153,000
60 Cawston Street
25
25
25
25
25
25
25
25
25
25
$150,000
$156,000
61 Cawston Street
50
50
50
50
50
50
50
50
50
50
$150,000
$153,000
645 Derry Street East
27
27
27
27
27
27
27
27
27
27
$150,000
$153,000
9 Fulton Street
11
11
11
11
11
11
11
11
11
11
$150,000
$155,000
Canterbury Avenue / Willow Street
10
10
10
10
10
10
10
10
10
10
$250,000
$264,000
Davidson Avenue North
10
10
10
10
10
10
10
10
10
10
$250,000
$262,000
Franklin Drive
30
30
30
30
30
30
30
30
30
30
$200,000
$208,000
Graham / Maple
8
8
8
8
8
8
8
8
8
8
$250,000
$257,000
Home / Maple / Wilson Court
40
40
40
40
40
40
40
40
40
40
$250,000
$260,000
Kent / Arthur Street
10
10
10
10
10
10
10
10
10
10
$250,000
$260,000
Princess St. & Glastonbury Dr.
22
22
22
22
22
22
22
22
22
22
$250,000
$265,000
St. Vincent Street S.
20
20
20
20
20
20
20
20
20
20
$200,000
$206,000
Warwick Rd./ Arthur St. / Glastonbury
Dr.
14
14
14
14
14
14
14
14
14
14
$250,000
$265,000
Total
663
663
663
663
663
663
663
663
698
698
Percentage attributable to Eligible Portion
41.11%
41.11%
41.11%
41.11%
41.11%
41.11%
41.11%
41.11%
41.11%
41.11%
Total Eligible Portion of Housing
273
273
273
273
273
273
273
273
308
308
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
0.0088
0.0088
0.0088
0.0087
0.0087
0.0085
0.0085
0.0082
0.0093
0.0092
10 Year Average
2012-2021
Quantity Standard
0.0088
Quality Standard
$173,542
Service Standard
$1,527
D.C. Amount (before deductions)
10 Year
Forecast Population
3,617
$ per Capita
$1,527
Eligible Amount
$5,523,774
Watson & Associates Economists Ltd.
PAGE B-22
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Waste Diversion - Facilities - Stations/Depots
Unit Measure:
sq.ft. of building area
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Recycling Shed
626
626
626
626
626
626
626
626
626
626
$174
$199
Scalehouse
200
200
200
200
200
200
200
200
200
200
$232
$263
Hazardous Waste Shed
525
525
525
525
525
525
525
525
525
525
$174
$199
Hazardous Waste Pad - Granular
840
840
840
840
840
840
840
840
840
840
$174
$199
Office #1
144
144
144
144
144
144
144
144
144
144
$174
$199
Office #2
144
144
144
144
144
144
144
144
144
144
$174
$199
Lunchroom Trailer
160
160
160
160
160
160
160
160
160
160
$174
$199
Compost Pad - Granular
105,625
105,625
105,625
105,625
105,625
105,625
105,625
105,625
105,625
105,625
$128
$148
Brush Pad - Granular
53,625
53,625
53,625
53,625
53,625
53,625
53,625
53,625
53,625
53,625
$128
$148
Concrete Recycling Pad
38,809
38,809
38,809
38,809
38,809
38,809
38,809
38,809
38,809
38,809
$128
$148
Total
200,698
200,698
200,698
200,698
200,698
200,698
200,698
200,698
200,698
200,698
Percentage attributable to Eligible Portion
58.3%
60.6%
68.6%
58.4%
56.6%
72.6%
54.4%
56.6%
43.0%
37.7%
Total Eligible Portion of Facilities
117,094
121,625
137,624
117,170
113,511
145,660
109,171
113,614
86,294
75,576
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
3.7838
3.9265
4.4379
3.7560
3.6074
4.5629
3.3859
3.4370
2.6006
2.2691
10 Year Average
2012-2021
Quantity Standard
3.5767
Quality Standard
$149
Service Standard
$532
D.C. Amount (before deductions)
10 Year
Forecast Population
3,617
$ per Capita
$532
Eligible Amount
$1,924,172
Watson & Associates Economists Ltd.
PAGE B-23
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
City of Stratford
Service Standard Calculation Sheet
Service:
Waste Diversion - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022 Value
($/Item)
Recycle Carts
1,085
1,292
1,292
1,442
1,542
1,542
1,542
1,542
1,542
1,542
$81
Recycle Depots
-
-
10.00
10.00
10.00
10.00
10.00
10.00
10.00
10.00
$900
Recycle Truck
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$283,100
Recycle Truck
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$283,100
Recycle Truck
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$283,100
Recycle Truck Spare
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$283,100
Metal Roll Off
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$212,400
Shingle Roll Off
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$212,400
Electronic Waste Roll Off
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$212,400
Leaf and Yard Waste Rear Loader
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
$283,100
Leaf and Yard Waste Rear Loader
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
$283,100
Compost Screener
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$412,900
Loader for Compost Turning
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$330,300
Tub Grinder for Brush Grind
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$530,800
Concrete Crusher
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$589,700
3 Pick Up trucks
0.60
0.60
0.60
0.60
0.60
0.60
0.60
0.60
0.60
0.60
$41,300
Electronic Waste Bin
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$4,200
Hazardous Waste Sea Container
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$4,200
Hazardous Waste Sea Container
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$4,200
Cardboard Roll Off
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$212,400
Scrap Metal Bin
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$9,400
Scale
0.60
0.60
0.60
0.60
0.60
0.60
0.60
0.60
0.60
0.60
$35,400
Electronic Waste Bin
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
1.00
$4,200
Green Bins
-
-
-
-
-
-
-
-
12,520
12,520
$18
Total
1,104
1,311
1,321
1,471
1,571
1,571
1,571
1,571
14,091
14,091
Population
30,946
30,975
31,011
31,195
31,466
31,923
32,243
33,056
33,182
33,306
Per Capita Standard
0.04
0.04
0.04
0.05
0.05
0.05
0.05
0.05
0.42
0.42
10 Year Average
2012-2021
Quantity Standard
0.1211
Quality Standard
$1,116
Service Standard
$135
D.C. Amount (before deductions)
10 Year
Forecast Population
3,617
$ per Capita
$135
Eligible Amount
$488,729
Watson & Associates Economists Ltd.
PAGE C-1
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Appendix C
Long-Term Capital and
Operating Cost Examination
Watson & Associates Economists Ltd.
PAGE C-2
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Appendix C: Long-Term Capital and Operating
Cost Examination
City of Stratford
Annual Capital and Operating Cost Impact
As a requirement of the Development Charges Act, 1997, as amended, 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
development charge. 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 City's approved 2019 Financial Information
Return (F.I.R.).
In addition to the operational impacts, over time the initial capital projects will require
replacement. This replacement of capital is often referred to as lifecycle cost. By
definition, lifecycle costs are all the costs which are incurred during the life of a physical
asset, from the time its acquisition is first considered, to the time it is taken out of
service for disposal or redeployment. The method selected for lifecycle costing is the
sinking fund method which provides that money will be contributed annually and
invested, so that those funds will grow over time to equal the amount required for future
replacement. The following factors were utilized to calculate the annual replacement
cost of the capital projects (annual contribution = factor X capital asset cost) and are
based on an annual growth rate of 2% (net of inflation) over the average useful life of
the asset:
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 City 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.
Watson & Associates Economists Ltd.
PAGE C-3
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Table C-1
City of Stratford
Lifecycle Cost Factors and Average Useful Lives
Table C-2 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 City 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.
Average Useful Life
Factor
Water and Wastewater Mains
80
0.005160705
Facilities
40
0.016555748
Roads
50
0.01182321
Parkland Development
40
0.016555748
Public Works Vehicles
15
0.057825472
Small Equipment & Gear
10
0.091326528
Fire Vehicles
20
0.041156718
Police Vehicles
7
0.134511956
Waste Diversion Equipment
20
0.041156718
Library Materials
10
0.091326528
Lifecycle Cost Factors
Asset
Watson & Associates Economists Ltd.
PAGE C-4
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Table C-2
City of Stratford
Operating and Capital Expenditure Impacts for Future Capital Expenditures
SERVICE/CLASS OF SERVICE
GROSS COST LESS
BENEFIT TO
EXISTING
ANNUAL
LIFECYCLE
EXPENDITURES
ANNUAL
OPERATING
EXPENDITURES
TOTAL ANNUAL
EXPENDITURES
1.
Services Related to a Highway
1.1
Roads, Sidewalks, and Intersections
21,040,384
769,878
1,843,585
2,613,463
2.
Wastewater Services
2.1
Treatment plants
3,746,916
85,458
1,023,851
1,109,309
2.2
Sewers
24,526,561
493,974
458,896
952,870
3.
Water Services
3.1
Distribution systems
3,166,440
63,782
974,638
1,038,420
4.
Public Works (Facilities and Fleet)
4.1
Services Related to a Highway
4,943,192
268,979
207,653
476,631
4.2
Parks and Recreation
1,190,672
64,789
50,017
114,807
4.3
Water and Wastewater
1,190,672
64,789
50,017
114,807
5.
Fire Protection Services
5.1
Fire facilities, vehicles & equipment
1,562,234
124,252
1,586,353
1,710,605
6.
Policing Services
6.1
Facilities, vehicles and equipment, small equpment and gear
8,659,151
377,815
2,604,881
2,982,696
7.
Parks and Recreation Services
7.1
Park development, amenities, trails and recreation facilities
5,980,004
119,319
841,713
961,032
8.
Library Services
8.1
Library facilities, materials and vehicles
11,592,700
438,734
264,860
703,594
9.
Growth Studies
9.1
Services Related to a Highway
240,961
-
-
-
9.2
Fire Protection Services
43,758
-
-
-
9.3
Policing Services
11,934
-
-
-
9.4
Parks and Recreation Services
57,974
-
-
-
9.5
Wastewater Services
168,542
-
-
-
9.6
Water Services
65,898
-
-
-
9.7
Housing
22,401
-
-
-
9.8
Waste Diversion
58,175
-
-
-
9.9
Library
28,791
-
-
-
9.10
Stormwater
108,286
-
-
-
10.
Housing Services
10.1
Facilities
6,075,000
222,076
933,823
1,155,899
11.
Waste Diversion
11.1
Waste diversion facilites, vehicles, equipment and other
5,470,000
327,186
106,089
433,275
Total
99,950,646
3,421,031
10,946,376
14,367,407
Watson & Associates Economists Ltd.
PAGE D-1
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Appendix D
D.C. Reserve Fund Policy
Watson & Associates Economists Ltd.
PAGE D-2
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Appendix D: D.C. Reserve Fund Policy
D.1
Legislative Requirements
The Development Charges Act, 1997, as amended (D.C.A.) requires development
charge (D.C.) collections (and associated interest) to be placed in separate reserve
funds. Sections 33 through 36 of the D.C.A. provide the following regarding reserve
fund establishment and use:
- A municipality shall establish a reserve fund for each service to which the D.C.
by-law relates; section 7, however, allows services to be grouped into categories
of services for reserve fund (and credit) purposes and for classes of services to
be established.
- The municipality shall pay each D.C. it collects into a reserve fund or funds to
which the charge relates.
- The money in a reserve fund shall be spent only for the "capital costs"
determined through the legislated calculation process (as per subsection 5 (1)
2-7).
- Money may be borrowed from the fund but must be paid back with interest
(O. Reg. 82/98, subsection 11 (1) defines this as Bank of Canada rate either on
the day the by-law comes into force or, if specified in the by-law, the first
business day of each quarter).
- D.C. reserve funds may not be consolidated with other municipal reserve funds
for investment purposes and may only be used as an interim financing source for
capital undertakings for which D.C.s may be spent (section 37).
Annually, the Treasurer of the municipality is required to provide Council with a financial
statement related to the D.C. by-law(s) and reserve funds. This statement must be
made available to the public and may be requested to be forwarded to the Minister of
Municipal Affairs and Housing. The D.C.A. does not prescribe how the statement is to
be made available to the public. We would recommend that a resolution of Council
make the statement available on the municipality's website or upon request.
Subsection 43 (2) and O. Reg. 82/98 prescribe the information that must be included in
the Treasurer's statement, as follows:
- opening balance;
Watson & Associates Economists Ltd.
PAGE D-3
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
- closing balance;
- description of each service and/or service category for which the reserve fund
was established (including a list of services within a service category);
- transactions for the year (e.g. collections, draws) including each asset's capital
costs to be funded from the D.C. reserve fund and the manner for funding the
capital costs not funded under the D.C. by-law (i.e. non-D.C. recoverable cost
share and post-period D.C. recoverable cost share);
- for projects financed by D.C.s, the amount spent on the project from the D.C.
reserve fund and the amount and source of any other monies spent on the
project;
- amounts borrowed, purpose of the borrowing, and interest accrued during
previous year;
- amount and source of money used by the municipality to repay municipal
obligations to the D.C. reserve fund;
- list of credits by service or service category (outstanding at the beginning of the
year, given in the year, and outstanding at the end of the year by the holder);
- for credits granted under section 14 of the previous D.C.A., a schedule identifying
the value of credits recognized by the municipality, the service to which it applies
and the source of funding used to finance the credit; and
- a statement as to compliance with subsection 59 (1) of the D.C.A., whereby the
municipality shall not impose, directly or indirectly, a charge related to a
development or a requirement to construct a service related to development,
except as permitted by the D.C.A. or another Act.
Based upon the above, Figure 1 and Attachments 1 and 2, set out the format for which
annual reporting to Council should be provided.
D.2
D.C. Reserve Fund Application
Section 35 of the D.C.A. states that:
"The money in a reserve fund established for a service may be spent only
for capital costs determined under paragraphs 2 to 7 of subsection 5 (1)."
This provision clearly establishes that reserve funds collected for a specific service are
only to be used for that service, or to be used as a source of interim financing of capital
undertakings for which a D.C. may be spent.
Watson & Associates Economists Ltd.
PAGE D-4
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Figure 1
City of Stratford
Annual Treasurer's Statement of Development Charge Reserve Funds
Services to which the Development Charge Relates
Description
Services
Related to a
Highway
Public
Works
(Facilities
and Fleet)
Water
Services
Wastewater
Services
Policing
Services
Fire
Protection
Services
Parks and
Recreation
Services
Library
Services
Growth Studies
Housing
Services
Waste
Diversion
Opening Balance, January 1, ________
0
Plus:
Development Charge Collections
0
Accrued Interest
0
Repayment of Monies Borrowed from Fund and Associated Interest1
0
Sub-Total
0
0
0
0
0
0
0
0
0
0
0
0
Less:
Amount Transferred to Capital (or Other) Funds2
0
Amounts Refunded
0
Amounts Loaned to Other D.C. Service Category for Interim Financing
0
Credits3
0
Sub-Total
0
0
0
0
0
0
0
0
0
0
0
0
Closing Balance, December 31, ________
0
0
0
0
0
0
0
0
0
0
0
0
1 Source of funds used to repay the D.C. reserve fund
2 See Attachment 1 for details
3 See Attachment 2 for details
The Municipality is compliant with s.s. 59.1 (1) of the Development Charges Act , whereby charges are not directly or indirectly imposed on development nor has a requirement to construct a service related to development been
imposed, except as permitted by the Development Charges Act or another Act.
Total
Watson & Associates Economists Ltd.
PAGE D-5
H:\Stratford\2021 DC\Report\Stratford DC Report and Draft By-law.docx
Attachment 1
City of Stratford
Amount Transferred to Capital (or Other) Funds - Capital Fund Transactions
D.C. Recoverable Cost Share
Non-D.C. Recoverable Cost Share
D.C. Forecast Period
Post D.C. Forecast Period
Capital Fund Transactions
Gross Capital
Cost
D.C. Reserve
Fund Draw
D.C. Debt
Financing
Grants,
Subsidies Other
Contributions
Post-Period
Benefit/
Capacity Interim
Financing
Grants,
Subsidies Other
Contributions
Other
Reserve/Reserv
e Fund Draws
Tax Supported
Operating Fund
Contributions
Rate Supported
Operating Fund
Contributions
Debt Financing
Grants,
Subsidies Other
Contributions
Services Related to a Highway
Capital Cost A
Capital Cost B
Capital Cost C
Sub-Total - Services Related to Highways
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Water Services
Capital Cost D
Capita Cost E
Capital Cost F
Sub-Total - Water
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Wastewater Services
Capital Cost G
Capita Cost H
Capital Cost I
Sub-Total - Wastewater
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
$0
Amount Transferred to Operating (or Other) Funds - Operating Fund Transactions
D.C. Reserve Fund Draw
Post D.C. Forecast Period
Non-D.C. Recoverable Cost Share
Operating Fund Transactions
Principal
Interest
Principal
Interest
Source
Principal
Interest
Source
Services Related to a Highway
Capital Cost J
Capita Cost K
Capital Cost L
Sub-Total - Services Related to a Highway
$0
$0
$0
$0
$0
$0
$0
Water Services
Capital Cost M
Capita Cost N
Capital Cost O
Sub-Total - Water
$0
$0
$0
$0
$0
$0
$0
Wastewater Services
Capital Cost P
Capita Cost Q
Capital Cost R
Sub-Total - Wastewater
$0
$0
$0
$0
$0
$0
$0
Annual Debt
Repayment
Amount
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Attachment 2
City of Stratford
Statement of Credit Holder Transactions
Credit Holder
Applicable D.C.
Reserve Fund
Credit Balance
Outstanding
Beginning of
Year ________
Additional
Credits Granted
During Year
Credits Used by
Holder During
Year
Credit Balance
Outstanding
End of Year
________
Credit Holder A
Credit Holder B
Credit Holder C
Credit Holder D
Credit Holder E
Credit Holder F
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Appendix E
Local Service Policy
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Appendix E: Local Service Policy
This Appendix sets out the municipality's General Policy Guidelines on Development
Charges (D.C.) and local service funding for Services Related to a Highway,
Stormwater Management, Watermains, Storm and Sanitary Sewers, and Transit Bus
Stops and Amenities. The guidelines outline, in general terms, the size and nature of
engineered infrastructure that is included in the study as a development charge project,
versus infrastructure that is considered as a local service, to be emplaced separately by
landowners, pursuant to a development agreement.
The following policy guidelines are general principles by which staff will be guided in
considering development applications. However, each application will be considered, in
the context of these policy guidelines as subsection 59(2) of the Development Charges
Act, 1997 (as amended), on its own merits having regard to, among other factors, the
nature, type and location of the development and any existing and proposed
development in the surrounding area, as well as the location and type of services
required and their relationship to the proposed development and to existing and
proposed development in the area.
Services Related to a Highway
A highway and services related to a highway are intended for the transportation of
people and goods via many different modes including, but not limited to, passenger
automobiles, commercial vehicles, transit vehicles, bicycles and pedestrians. The
highway shall consist of all land and associated infrastructure built to support (or
service) this movement of people and goods regardless of the mode of transportation
employed, thereby achieving a complete street. A complete street is the concept
whereby a highway is planned, designed, operated and maintained to enable
pedestrians, cyclists, public transit users and motorists to safely and comfortably be
moved, thereby allowing for the efficient movement of persons and goods.
The associated infrastructure to achieve this concept shall include, but is not limited to:
road pavement structure and curbs; grade separation/bridge structures (for any
vehicles, railways and/or pedestrians); grading, drainage and retaining wall features;
culvert structures; storm water drainage systems; utilities; traffic control systems;
signage; gateway features; street furniture; active transportation facilities (e.g.,
sidewalks, bike lanes, multi-use trails which interconnect the transportation network,
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etc.); transit lanes & lay-bys; roadway illumination systems; boulevard and median
surfaces (e.g. sod & topsoil, paving, etc.); street trees and landscaping; noise
attenuation systems; railings and safety barriers.
For the purpose of interpreting this guideline, the following meanings will be
used.
Collector roads are designed for the movement of light to moderate volumes of local
traffic, at moderate speeds, to arterial roads or for the distribution of traffic to local
roads. Right-of-way widths shall generally be 23 to 26 metres.
Local roads are designed to accommodate low volumes of traffic traveling at low
speeds. They provide primarily for land access to abutting properties and shall be
designed to discourage the movement of through traffic.
Arterial roads are intended to carry medium to large volumes of all types of traffic
moving at medium speeds. These roads serve the major traffic flows between the
principal areas of traffic generation. Rights-of-way shall generally be from 26 to 30
metres.
1. Local, Collector and Arterial Roads
1.1
Collector roads Internal to development, inclusive of all land and
associated infrastructure - Direct developer responsibility under s. 59 of
the D.C.A. (as a local service).
1.2
Collector roads External to development, inclusive of all land and
associated infrastructure - if needed to support a specific development or
required to link with the area to which the plan relates - Direct developer
responsibility under s. 59 of the D.C.A., otherwise, included in D.C.
calculation to the extent permitted under s. 5 (1) of the D.C.A. (dependent
on local circumstances).
1.3
Arterial roads internal or external to development - Include in D.C.
calculation to the extent permitted under s. 5 (1) of the D.C.A. (dependent
on local circumstances).
1.4
All local roads are considered to be the developer's responsibility.
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2. Traffic Signals
2.1
Traffic signalization for development that has been identified as required
by a Secondary Plan, Master Transportation Study or City of Stratford
Transportation Study - Include in DC calculation to the extent permitted
under s. 5 (1) of the D.C.A.
2.2
For any private site entrances or entrances to a specific development -
direct developer responsibility under s. 59 of D.C.A.
3. Intersection Improvements
3.1
Collector roads Internal to development - Direct developer responsibility
under s. 59 of the D.C.A. (as a local service).
3.2
Collector roads external to development - Include in D.C. calculation to
the extent permitted under s. 5 (1) of the D.C.A. (dependent on local
circumstances).
3.3
Arterial roads internal or external to development - Include in D.C.
calculation to the extent permitted under s. 5 (1) of the D.C.A. (dependent
on local circumstances).
3.4
Intersection improvements on other roads due to development growth
increasing traffic - Include in D.C. calculation.
4. Streetlights
4.1
Streetlights on external roads - Include in D.C. (linked to road funding
source in item 1.2 and 1.3).
4.2
Streetlights within specific developments - Direct developer responsibility
under s. 59 of D.C.A. (as a local service).
5. Sidewalks, Multi-use Trails and Bike Lanes
5.1
Sidewalks, multi-use trails and bike lanes, inclusive of all required
infrastructure, located on Arterial roads internal or adjacent to
development - considered part of the complete street and included in D.C.
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calculation except that the Developer is responsible to provide for a
sidewalk on one side of the road.
5.2
Sidewalks, multi-use trails and bike lanes, inclusive of all required
infrastructure, located on Collector roads external but adjacent to
development - considered part of the complete street and included in D.C.
calculation except that the Developer is responsible to provide for a
sidewalk on one side of the road.
5.3
Collector Roads internal to development - Direct developer responsibility
under s. 59 of D.C.A. (as a local service).
5.4
Sidewalks or multi-use trails on MTO roads - Include in municipal D.C. or
direct developer responsibility through local service provisions (s. 59 of
D.C.A.).
5.5
Sidewalks, multi-use trails and bike lanes on municipal roads - Linked to
collector road funding source in item 1.
5.6
Other sidewalks, multi-use trails and bike lanes external to development
(which are a local service within the area to which the plan relates) - Direct
developer responsibility as a local service provision (under s. 59 of
D.C.A.).
6. Transit Bus Stops, Lay-bys, and Amenities
6.1
Transit lay-bys, bus stops and amenities located within arterial road
corridors: considered part of the complete street and included in the D.C.
6.2
Transit lay-bys, bus stops and amenities located within non-arterial road
corridors internal to development: considered part of the complete street
and direct developer responsibility under s. 59 of the D.C.A. (as a local
service).
6.3
Transit lay-bys located within non-arterial road corridors external to
development: and needed to support a specific development or required to
link with the area to which the plan relates: direct developer responsibility
under s. 59 of the D.C.A. (as a local service).
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7. Noise Abatement Measures
7.1
Internal or adjacent to Development - Direct developer responsibility
through local service provisions (s. 59 of D.C.A.).
8. Land Acquisition for Road Allowances
8.1
Land Acquisition for arterial roads - Dedication under the Planning Act
subdivision provisions (s.51) through development lands; in areas with
limited or no development, include in municipal D.C. (to the extent
eligible).
8.2
Land Acquisition for collector roads - Dedication under the Planning Act
subdivision provision (s.51) through development lands (up to 30 metre
right-of-way); in areas with limited or no development, include in D.C. (to
the extent eligible).
9. Land Acquisition for Easements
9.1
Developer to provide all necessary easements
10. Parkland
10.1 Parkland development for community parks, district parks and
neighbourhood parks: direct developer responsibility to provide at base
condition, as defined in the Municipalities Infrastructure Standards and
Specifications Manual, as a local service provision.
10.2 Program facilities, amenities, and furniture, withing parkland: included in
the D.C.
11. Land Acquisition for Easement
11.1 Developer to provide all necessary easements.
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12. Landscape Buffer Blocks, Features, Cul-de-sac Islands, Berms, Grade
Transition Areas, Walkway Connections to Adjacent Roads, Open Space,
etc.
12.1 The cost of developing all landscape buffer blocks, landscape features,
cul-de-sac islands, berms, grade transition areas, walkway connections to
adjacent roads, open space and other remnant pieces of land conveyed to
the municipality shall be a direct developer responsibility as a local
service. Such costs include but are not limited to:
12.1.1.
Pre-grading, sodding or seeding, supply and installation of
amended topsoil, (to the Municipality's required depth),
landscape features, perimeter fencing, amenities, all plantings
13. Stormwater Management
13.1 Stormwater facilities for quality and/or quantity management, including
downstream erosion works, inclusive of land and all associated
infrastructure such as landscaping or fencing: direct developer
responsibility through local service provisions (s. 59 of D.C.A.).
13.2 Erosion works, inclusive of all restoration requirements, related to
development application: direct developer responsibility under s. 59 of
D.C.A. (as a local service).
13.3 Storm sewer systems and drainage works that are required for a specific
development, either internal or external to the area to which the plan
relates: direct developer responsibility under s. 59 of D.C.A. (as a local
service).
13.4 Municipality will assist in recovery of benefits external to the development
via area specific D.C. by-laws and/or best effort clauses.
14. Water
14.1 All costs of waterworks within the subdivision or associated looping of
system, for watermains up to and including 200mm in diameter to be
direct developer responsibility. Any additional costs associated with
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increasing the size of the watermains above 200mm to be included in D.C.
calculation.
14.2 Connections to trunk mains and pumping stations to service specific
areas, to be direct developer responsibility.
15. Sanitary Sewers
15.1 Pumping stations shall be included in the D.C.
15.2 Services internal to the subdivision, to be the direct responsibility of the
developer.
15.3 Connections to trunk mains and pumping stations to service specific
areas, to be direct developer responsibility.
15.4 Marginal costs of sewer works within the subdivision, which benefits
upstream developers, (i.e., oversizing or extra depth) included in D.C.
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Appendix F
Asset Management Plan
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Appendix F: Asset Management Plan
The recent changes to the Development Charges Act, 1997, as amended (D.C.A.) (new
subsection 10 (2) (c. 2)) require that the background study must include an asset
management plan (A.M.P.) related to new infrastructure. Section 10 (3) of the D.C.A.
provides:
"The asset management plan shall,
(a) deal with all assets whose capital costs are proposed to be
funded under the development charge by-law;
(b) demonstrate that all the assets mentioned in clause (a) are
financially sustainable over their full life cycle;
(c)
contain any other information that is prescribed; and
(d) be prepared in the prescribed manner."
In regard to the above, section 8 of the regulations was amended to include subsections
(2), (3), and (4) which set out specific detailed requirements for transit (only). For all
services except transit, there are no prescribed requirements at this time, thus requiring
the municipality to define the approach to include in the background study.
At a broad level, the A.M.P. provides for the long-term investment in an asset over its
entire useful life along with the funding. The schematic below identifies the costs for an
asset through its entire lifecycle. For growth-related works, the majority of capital costs
will be funded by the development charge (D.C.). Non-growth-related expenditures will
then be funded from non-D.C. revenues as noted below. During the useful life of the
asset, there will be minor maintenance costs to extend the life of the asset along with
additional program-related expenditures to provide the full services to the residents. At
the end of the life of the asset, it will be replaced by non-D.C. financing sources.
It should be noted that with the recent passing of the Infrastructure for Jobs and
Prosperity Act (I.J.P.A.) municipalities are now required to complete A.M.P.s, based on
certain criteria, which are to be completed by 2022 for core municipal services and 2024
for all other services. The amendments to the D.C.A. do not require municipalities to
complete these A.M.P.s (required under I.J.P.A.) for the D.C. background study, rather
the D.C.A. requires that the D.C. background study include information to show the
assets to be funded by the D.C. are sustainable over their full lifecycle.
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Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
New Assets
Replacement Assets
Reserves/Reserve Funds
Debentures
User Fees
Grants
Other
Proceeds on Disposal
Funding of Disposal /
Decommissioning Costs
Operating Budget
Financing Methods
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
In 2012, the Province developed Building Together: Guide for municipal asset
management plans which outlines the key elements for an A.M.P., as follows:
State of local infrastructure: asset types, quantities, age, condition, financial
accounting valuation and replacement cost valuation.
Desired levels of service: defines levels of service through performance measures
and discusses any external trends or issues that may affect expected levels of service
or the municipality's ability to meet them (for example, new accessibility standards,
climate change impacts).
Asset management strategy: the asset management strategy is the set of planned
actions that will seek to generate the desired levels of service in a sustainable way,
while managing risk, at the lowest lifecycle cost.
Financing strategy: having a financial plan is critical for putting an A.M.P. into action.
By having a strong financial plan, municipalities can also demonstrate that they have
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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.
In accordance with the Infrastructure for Jobs and Prosperity Act (I.J.P.A.) the City
completed an Asset Management Plan in 2021. However, the plan does not detail the
impacts of growth-related capital requirements. As a result, the asset management
requirement for the D.C. must be undertaken in the absence of this information.
In recognition to the schematic above, the following table (presented in 2022 $) 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.
The following does not represent a fiscal impact assessment (including future tax/rate
increases) but provides insight into the potential affordability of the new assets:
1. The non-D.C. recoverable portion of the projects that will require financing from
municipal financial resources (i.e. taxation, rates, fees, etc.). This amount has
been presented on an annual debt charge amount based on 20-year financing.
2. Lifecycle costs for the 2022 D.C. capital works have been presented based on a
sinking fund basis. The assets have been considered over their estimated useful
lives.
3. Incremental operating costs for the D.C. services (only) have been included.
4. The resultant total annualized expenditures are $18.04 million.
5. Consideration was given to the potential new taxation and user fee revenues
which will be generated as a result of new growth. These revenues will be
available to finance the expenditures above. The new operating revenues are
$23.89 million. This amount, totalled with the existing operating revenues of
$137.99 million, provide annual revenues of $161.89 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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City of Stratford
Asset Management - Future Expenditures and Associated Revenues
2022 $
Description
2041 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth
Related Capital1
2,588,481
Annual Debt Payment on Post Period
Capital2
1,081,196
Lifecycle:
Annual Lifecycle
$3,421,031
Incremental Operating Costs (for D.C.
Services)
$10,946,376
Total Expenditures
18,037,084
$
Revenue (Annualized)
Total Existing Revenue3
$137,999,947
Incremental Tax and Non-Tax Revenue (User
Fees, Fines, Licences, etc.)
$23,889,635
Total Revenues
$161,889,582
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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Appendix G
Proposed D.C. By-law
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The Corporation of the City of Stratford
By-law Number ___-2022
A By-law to establish development charges for the Corporation of the City of Stratford
WHEREAS the Development Charges Act 1997, S.O. 1997, Ch. 27 (the "Act")
authorizes municipalities to pass by-laws in order to impose development charges
against land to pay for increased capital costs required because of increased needs for
services arising from development of the area;
AND WHEREAS The Corporation of the City of Stratford has completed a development
charge background study in compliance with section 10 of the Act, in support of the
imposition of development charges;
AND WHEREAS the Council of The Corporation of the City of Stratford intends to
ensure that the increase in the need for services attributable to anticipated development
will be met;
AND WHEREAS the Council of The Corporation of the City of Stratford intends that the
future increased capacity in services identified in the background study shall be paid for
by development charges or other similar charges;
AND WHEREAS the Municipal Council of The Corporation of the City of Stratford, has
given notice, made said background study and draft By-law available to the public and
held a public meeting on the 1st of March, 2022 in accordance with section 12 of the Act;
AND WHEREAS the Council of The Corporation of the City of Stratford has heard all
persons who applied to be heard no matter whether in objection to, or in support of, the
development charge background study's proposed policies;
AND WHEREAS the Council of The Corporation of the City of Stratford has determined
that no further public meeting is required in accordance with section 12(3) of the Act.
NOW THEREFORE, the Council of The Corporation of the City of Stratford hereby
enacts as follows:
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1.0
DEFINITIONS
1.1
In this By-law,
(a)
"accessory", when used to describe a use, a building or a structure,
means a use, a building or a structure that is incidental, subordinate
and exclusively devoted to a main use, building or structure and
located on the same lot therewith;
(b)
"act" means the Development Charges Act, 1997, S.O. 1997, c.27,
as amended, or any successor thereof;
(c)
"apartment" means a dwelling unit other than a triplex, or
townhouse, in a building containing three (3) or more dwelling units
accessible from a corridor system connecting with a common
entrance from outside the dwelling, where the occupants have the
common right to use halls, stairs, elevators, and yards, the said
dwelling being located on a single lot being held and maintained
under one (1) ownership or under condominium ownership;
(d)
"class" means a grouping of services combined to create a single
service for the purposes of this By-law and as provided in section 7
of the Development Charges Act;
(e)
"commercial" means a building, structure, or lot, for which the use is
commercial in nature pertaining to the buying or selling of
commodities or the supplying of services for remuneration,
including the supplying of services in a residential use property for
profit, but does not include activities associated with the
manufacturing, warehousing or assembly of goods, any
construction work or uses accessory to an industrial use;
(f)
"converted dwelling" means a single detached dwelling or an
attached pair of semi-detached dwellings that has been altered or
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otherwise converted to contain therein more than one (1) dwelling
unit;
(g)
"City" means The Corporation of the City of Stratford;
(h)
"development" means the construction, erection or placing of one or
more buildings or structures on lands or the making of an addition
or alteration to a building or structure that has the effect of
increasing the size or usability thereof, includes redevelopment and
requires one or more of the actions listed in section 3.4;
(i)
"development charge" means a charge imposed pursuant to this
By-law;
(j)
"dwelling unit" means a room or rooms located within a building or
structure which are occupied or designed or intended to be
occupied by one or more persons as a single housekeeping unit
and for which a separate private entrance (from outdoors or a
common hallway), bathroom and kitchen facilities are provided;
(k)
"gross floor area" means the total floor area, measured between the
outside of the exterior walls or between the outside of exterior and
the centre line of party walls dividing the building from another
building, of all floors above the average level of finished ground
adjoining the building at its exterior walls;
(l)
"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;
(m)
"institutional" means development of a building or structure
intended for use,
(i)
as a long-term care home within the meaning of subsection
2 (1) of the Long-Term Care Homes Act, 2007;
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(ii)
as a retirement home within the meaning of subsection 2 (1)
of the Retirement Homes Act, 2010;
(iii)
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;
(iv)
as a memorial home, clubhouse or athletic grounds by an
Ontario branch of the Royal Canadian Legion; or
(v)
as a hospice to provide end of life care;
(n)
"interest rate" means the annual rate of interest calculated in the
City's D.C. Interest Policy;
(o)
"local board" means a local board as defined in section 1 of the
Municipal Affairs Act other than a board as defined in subsection 1
(1) of the Education Act;
(p)
"non-profit housing development" means development of a building
or structure intended for use as residential premises by,
(i)
a corporation to which the Not-for-Profit Corporations Act,
2010 applies, that is in good standing under that Act and
whose primary object is to provide housing;
(ii)
a corporation without share capital to which the Canada
Not-for-profit Corporations Act applies, that is in good
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standing under that Act and whose primary object is to
provide housing; or
(iii)
a non-profit housing co-operative that is in good standing
under the Co-operative Corporations Act.
(q)
"non-residential use" means lands, building or structures used,
designed or intended for the principal use for other than residential
use, and shall include, but is not limited to, commercial, industrial
and institutional forms of development;
(r)
"owner" means any person whose interest in a parcel of land is
defined and whose name is specified in an appropriate instrument
in the relevant Land Registry Office and includes a person who had
made application for approval for the development of land upon
which a development charge is imposed;
(s)
"Quadruplex dwelling" means a dwelling other than a converted
dwelling or a townhouse dwelling containing four (4) dwelling units,
each of which has an independent entrance either directly from a
yard or from a common vestibule;
(t)
"redevelopment allowance" shall have the meaning ascribed in
section 4.3 (a);
(u)
"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;
(v)
"residential use" means lands, building or structures used, designed
or intended for all residential uses;
(w)
"semi-detached dwelling" means one of a pair of single dwellings
which are attached together horizontally in whole or in part above
grade and divided vertically from each other by a common wall, and
each of which has a private independent entrance directly from
yard, the said pair of dwellings being free standing, separate and
detached from other main buildings or main structures;
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(x)
"services" means services designated in section 2.0 of this By-law;
(y)
"single detached dwelling" means a single dwelling which is
freestanding, separate and detached from other main buildings or
main structures;
(z)
"special care facilities" means lands or Buildings without dwelling
units, which are used or designed or intended for use for the
purpose of providing supervision, nursing care or medical
treatment, that are licensed, approved or supervised under any
special or general Act;
(aa)
"special care/special dwelling" means the residential portion of
Special Care Facilities, including Group Homes, containing rooms
or suites of rooms designed or intended to be used for sleeping and
living accommodations that have a common entrance from street
level:
(i)
Where the occupants have the right to use in common, halls,
stairs, yards, common rooms, and accessory buildings;
(ii)
Which may or may not have exclusive sanitary and/or
culinary facilities;
(iii)
That is designed to accommodate persons with specific
needs. Including, but not limited to, independent permanent
living arrangements; and
(iv)
Where support services such as meal preparation, grocery
shopping, laundry, housekeeping, nursing, respite care, and
attendant services may be provided at various levels.
(bb)
"townhouse" means one of a group of two or more dwellings
including row dwellings, other than a semi-detached, triplex or
apartment building, which are attached together horizontal in whole
or in part above grade and divided vertically from each other by a
common wall between each two (2) adjacent dwellings, and each of
which has a private independent entrance directly from a yard;
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"triplex" means a dwelling which is divided horizontally into three (3)
dwelling units.
2.0
DESIGNATION OF SERVICES/CLASSES OF SERVICES
2.1
The categories of services/classes of services for which development
charges are imposed under this By-law are noted as lettered headings, as
follows:
(a)
Public Works;
(b)
Fire Protection Services
(c)
Police Services;
(d)
Parks and Recreation Services;
(e)
Library Services;
(f)
Growth Studies;
(g)
Housing Services;
(h)
Waste Diversion Services;
(i)
Services Related to a Highway;
(j)
Water Services;
(k)
Wastewater Services; and
(l)
Storm Water Management Services (area specific).
3.0
APPLICABILITY RULES
3.1
This By-law applies to development on all lands in the geographic area of
the City;
3.2
Development charges on development shall be payable in the amounts
established in section 4.0 of this By-law;
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3.3
Despite the provisions of subsection 3.2 of this By-law, development
charges shall not be imposed on development undertaken on lands owned
by and used for the purposes of:
(a)
the City or a local board or commission thereof;
(b)
the County of Perth or a local board or commission thereof;
(c)
a School Board as defined in subsection 1 (1) of the Education Act;
and
(d)
Land vested in or leased to a university that receives regular and
ongoing operating funds from the government for the purposes of
post-secondary education is exempt from development charges
imposed under the Development Charges Act, 1997 if the
development in respect of which development charges would
otherwise be payable is intended to be occupied and used by the
university.
3.4
Approval for Development:
(a)
Except as provided for in this By-law, development charges shall be
imposed on all lands, buildings or structures that are developed for
residential or non-residential uses if the development requires:
(i)
the passing of a zoning by-law or an amendment thereto
under section 34 of the Planning Act;
(ii)
the approval of a minor variance under section 45 of the
Planning Act;
(iii)
a conveyance of land to which a by-law passed under
subsection 50 (7) of the Planning Act;
(iv)
the approval of a plan of subdivision under section 51 of the
Planning Act;
(v)
a consent under section 53 of the Planning Act;
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(vi)
the approval of a description under section 50 of the
Condominium Act;
(vii)
the issuance of a permit under the Building Code Act, 1992,
in relation to a building or structure.
(b)
No more than one (1) development charge for each service
designated in subsection 2.1 shall be imposed upon any lands,
buildings or structures to which this By-law applies even though two
(2) or more of the actions described in subsection 3.4 (a) are
required before the lands, buildings or structures can be developed.
(c)
Despite subsection 3.4 (b), if two or more of the actions described
in subsection 3.4 (a) occur at different times, additional
development charges shall be imposed if the subsequent action
has the effect of increasing the need for services.
3.5
Exemptions:
(a)
Despite any other provisions of this By-law, development charges
shall not be imposed with respect to:
(i)
a development that is limited to only the enlargement of an
existing dwelling unit;
(ii)
the creation of additional dwelling units as provided in
Schedule A of this By-law;
(iii)
a development of existing commercial buildings or structures
or part thereof where the square footage is not increased;
(iv)
any use permitted pursuant to section 39 of the Planning
Act;
(v)
the creation of residential use within existing buildings
located in the Heritage Conservation District, pursuant to
City By-law No. 173-97;
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(vi)
the conversion of industrial buildings to residential uses
within Special Policy Area No. 7: Factory District, of the
City's Official Plan;
(vii)
an industrial development; and
(viii)
an accessory building.
4.0
CALCULATION OF DEVELOPMENT CHARGE RULES
4.1
Residential Uses:
The development charges described in Schedule B to this By-law shall be
imposed on residential use development 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 and number of residential development
dwelling units.
4.2
Non-Residential:
(a)
Commercial/Institutional Uses:
(i)
The development charges described in Schedule C to this
By-law shall be imposed on commercial/institutional use
development, including commercial/institutional use
development in a mixed-use building, according to the gross
floor area of the commercial/ institutional use development;
4.3
Redevelopment Allowance:
(a)
Whereas a result of development, a building or structure existing on
the land within five (5) years was or is to be demolished, in whole or
in part, the development charge otherwise payable with respect to
such development shall be reduced by the following amounts:
(i)
in the case of a residential building or structure, or in the
case of a mixed-use building or structure for the residential
uses in the mixed-use building or structure, an amount
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calculated by multiplying the applicable development charge
under subsection 4.1 of this By-law by the number,
according to the form of dwelling units that have been or will
be demolished or converted to another principal use; and
(ii)
in the case of a non-residential building or structure or the
non-residential portion of a mixed-use building or structure,
an amount calculated by multiplying the applicable
development charge under subsection 4.2 of this By-law by
the gross floor area devoted to commercial uses that has
been or will be demolished or converted to another principal
use.
(b)
In calculating the reduction provided for in subsection 4.3 (a) of this
By-law, the following provisions apply:
(i)
the redevelopment of lands where buildings or structures
have been demolished or converted to another principal use
earlier than the five (5) years prior to the payment of
development charges are not eligible for inclusion in the
calculation of a redevelopment allowance;
(ii)
the redevelopment allowance will be calculated and credited
against development charges otherwise payable when such
charges are paid;
(iii)
the redevelopment allowance shall not exceed the total
development charges otherwise payable;
(iv)
the onus is on the owner subject to the charge to provide
sufficient evidence of units or commercial gross floor area
demolished or converted to another principal use, and of the
timing of such demolition or conversion, in order to justify the
redevelopment allowance;
(v)
in absence of other evidence, a demolished building will be
considered to have been demolished on the latest date of
issue of a demolition permit;
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5.0
COLLECTION OF DEVELOPMENT CHARGES
5.1
Development charges imposed under section 4 of this By-law are payable
on the date on which a building permit is issued.
5.2
Despite subsection 5.1, the City 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.
5.3
If at the time of issuance of building permits for a development for which
development charges have already been paid, pursuant to subsection 5.2
of this By-law, the development charge for the number and type of
dwelling unit for which building permits are being issued is less than at the
time that payments were made, a refund shall be paid by the City, which
refund shall be the difference between the development charges
previously collected, adjusted in accordance with section 8.0 of this By-
law, to the date of issuance of building permits, and the development
charges for which building permits are being issued, calculated at the date
of issuance.
5.4
Despite subsection 5.3 of this By-law, a refund shall not exceed the
amount of the development charges paid pursuant to subsection 5.2 of
this By-law.
5.5
Notwithstanding subsections 5.1 and 5.2, development charges for rental
housing and institutional developments are due and payable in 6
installments commencing with the first installment payable on the date of
first occupancy certificate issued, and each subsequent installment,
including interest, payable on the anniversary date each year thereafter.
5.6
Notwithstanding subsections 5.1 and 5.2 development charges for non-
profit housing developments are due and payable in 21 installments
commencing with the first installment payable on the date of first
occupancy certificate issued, and each subsequent installment, including
interest, payable on the anniversary date each year thereafter.
5.7
Where the development of land results from the approval of a site plan or
zoning by-law amendment received on or after January 1, 2020, and the
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approval of the application occurred within 2 years of building permit
issuance, the development charges under subsections 5.1 and 5.2 shall
be calculated on the rates set out in Schedule "B" on the date of the
planning application, including interest. Where both planning applications
apply development charges under subsections 5.1 and 5.2 shall be
calculated on the rates, including interest, set out in Schedule "B" on the
date of the later planning application, including interest.
5.8
If a development charge or any part of it remains unpaid after it is payable,
the amount unpaid shall be added to the tax roll and shall be collected in
the same manner as taxes.
6.0
PAYMENT BY SERVICES
6.1
Despite subsection 5.1 and despite subsection 5.2, the City may by
agreement with an owner, permit a development charge to be paid in
money or by the provision of services or by a combination of both. Where
services are provided in full or partial satisfaction of a development
charge, the City shall credit the owner with an amount equal to the
reasonable cost, as agreed to by the City and the owner, of providing the
services. No such credit given shall exceed the total development charge
payable by the owner.
7.0
OVERSIZING OF SERVICES
7.1
The City may by agreement with an owner, require that the services for a
subdivision be increased and/or oversized to support development beyond
the said subdivision, the City shall credit the owner with an amount equal
to the reasonable cost, as agreed to by the City and the owner, over and
above those required for the said subdivision, known as local services.
This credit will be reduced from the development charge applicable to the
said subdivision. Provision of local services will continue to be the
responsibility of the owner.
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8.0
INDEXING
8.1
Development charges imposed pursuant to this By-law shall be adjusted
annually on January 1st, without amendment to this By-law, by the
percentage change in accordance with the prescribed index in the Act.
8.2
The first such adjustment provided for in subsection 8.1 of this By-law,
shall occur January 1, 2023, using the most recently available data for the
percentage change in the said index for the previous year.
9.0
FRONT-END FINANCING
9.1
The City may enter into front-end agreements with owners in accordance
with the provisions of the Act.
10.0 ACCOUNTABILITY
10.1 All monies paid pursuant to this By-law shall be maintained separately
from all other revenues or receipts of the City. The Treasurer of the City
shall establish separate reserve funds, pursuant to the thirteen categories
of services designated in subsection 2.1.
10.2 The Treasurer of the City shall provide to the Council of the City an annual
financial statement related to this By-law and the development charge
reserve funds established under subsection 10.1 of this By-law. This
annual statement shall be provided on a date directed by Council.
10.3 The City shall pay interest on a refund under subsections 18 (3), (5) and
25 (2) or 36 of the Act at a rate equal to the Bank of Canada rate on the
date this By-law comes into force, updated on the first business day of
every January, April, July and October thereafter.
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11.0 SCHEDULES
11.1 The following schedules to this By-law form an integral part thereof:
Schedule A - Exception Relating to the Creation of Additional Dwelling
Units
Schedule B - Residential Use Development Charges
Schedule C - Non-Residential Use Development Charges
Schedule D - Area Denoting where the Riverbend Storm Water
Management charge shall be imposed
12.0 DATE BY-LAW IN FORCE
12.1 This By-law shall come into force upon final passage.
13.0 DATE BY-LAW EXPIRES
13.1 This By-law shall expire on April ___, 2022 unless sooner amended or
repealed.
14.0 REPEAL
14.1 By-laws No. 45-2017 are hereby repealed upon passage of this By-law.
Read a FIRST, SECOND and THIRD time and
FINALLY PASSED this ____ day of April, 2022.
___________________________________________
Mayor
___________________________________________
Clerk
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SCHEDULE A
to By-law Number XX-2022
Exception Relating to the Creation of Additional Dwelling Units
Name of Class of
Residential Building
Description of Class of Residential Building
Maximum Number of
Additional Dwelling Units
Restrictions
Existing single detached
dwellings
Existing residential buildings, each of which contains
a single dwelling unit, that are not attached to other
buildings.
Two
The total gross floor area of the additional dwelling unit or
units must be less than or equal to the gross floor area of
the dwelling unit already in the building.
Existing semi-detached
dwellings or row dwellings
Existing residential buildings, each of which contains
a single dwelling unit, that have one or two vertical
walls, but no other parts, attached to other buildings.
One
The gross floor area of the additional dwelling unit must be
less than or equal to the gross floor area of the dwelling
unit already in the building.
Existing rental residential
buildings
Existing residential rental buildings, each of which
contains four or more dwelling units.
Greater of one and 1% of the
existing units in the building
None.
Other existing residential
buildings
An existing residential building not in another class of
residential building described in this table.
One
The gross floor area of the additional dwelling unit must be
less than or equal to the gross floor area of the smallest
dwelling unit already in the building.
Proposed new detached
dwellings
Proposed new residential buildings that would not be
attached to other buildings and that are permitted to
contain a second dwelling unit, that being either of
the two dwelling units, if the units have the same
gross floor area, or the smaller of the dwelling units.
The proposed new detached
dwelling must only contain
two dwelling units.
The proposed new detached dwelling must be located on
a parcel of land on which no other detached dwelling,
semi-detached dwelling or row dwelling would be located.
Proposed new semi-
detached dwellings or row
dwellings
Proposed new residential buildings that would have
one or two vertical walls, but no other parts, attached
to other buildings and that are permitted to contain a
second dwelling unit, that being either of the two
dwelling units, if the units have the same gross floor
area, or the smaller of the dwelling units.
The proposed new semi-
detached dwelling or row
dwelling must only contain
two dwelling units.
The proposed new semi-detached dwelling or row dwelling
must be located on a parcel of land on which no other
detached dwelling, semi-detached dwelling or row dwelling
would be located.
Proposed new residential
buildings that would be
ancillary to a proposed new
detached dwelling, semi-
detached dwelling or row
dwelling
Proposed new residential buildings that would be
ancillary to a proposed new detached dwelling, semi-
detached dwelling or row dwelling and that are
permitted to contain a single dwelling unit.
The proposed new detached
dwelling, semi-detached
dwelling or row dwelling, to
which the proposed new
residential building would be
ancillary, must only contain
one dwelling unit.
The gross floor area of the dwelling unit in the proposed
new residential building must be equal to or less than the
gross floor area of the detached dwelling, semi-detached
dwelling or row dwelling to which the proposed new
residential building is ancillary.
Source: O. Reg. 82/98, s. 2.
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SCHEDULE B
to By-law Number XX-2022
Residential Use Development Charges
Single and Semi-
Detached Dwelling
Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
City-Wide Services/Class of Service:
Public Works (Facilities and Fleet)
702
549
407
302
279
Fire Protection Services
333
261
193
143
133
Police Services
479
375
278
206
191
Parks and Recreation Services
3,265
2,555
1,892
1,406
1,300
Library Services
607
475
352
261
242
Growth Studies
266
208
154
115
106
Housing Services
2,341
1,832
1,356
1,008
932
Waste Diversion
633
495
367
273
252
Total City-Wide Services/Class of Services
8,626
6,750
4,999
3,714
3,435
Infrastructure Services
Services Related to a Highway
3,374
2,640
1,955
1,453
1,343
Wastewater Services
3,765
2,946
2,182
1,622
1,499
Water Services
340
266
197
146
135
Total Infrastructure Services
7,479
5,852
4,334
3,221
2,977
GRAND TOTAL CITY-WIDE + INFRASTRUCTURE
SERVICES
16,105
12,602
9,333
6,935
6,412
Area Specific Charge - Riverbend Servicing Area:
Stormwater and Drainage
2,774
2,171
1,607
1,195
1,104
RESIDENTIAL
Service/Class of Service
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SCHEDULE C
to By-law Number XX-2022
Non-Residential Use Development Charges
NON-RESIDENTIAL
(per sq.ft. of Gross
Floor Area)
City-Wide Services/Class of Service:
Public Works (Facilities and Fleet)
0.44
Fire Protection Services
0.20
Police Services
0.29
Parks and Recreation Services
0.18
Library Services
0.03
Growth Studies
0.17
Housing Services
0.00
Waste Diversion
0.03
Total City-Wide Services/Class of Services
1.34
Infrastructure Services
Services Related to a Highway
0.48
Wastewater Services
0.55
Water Services
0.05
Total Infrastructure Services
1.08
GRAND TOTAL CITY-WIDE + INFRASTRUCTURE
SERVICES
2.42
Area Specific Charge - Riverbend Servicing Area:
Stormwater and Drainage
1.05
Service/Class of Service
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SCHEDULE D
to By-law Number XX-2022
Area Denoting where the Riverbend Storm Water Management Charge shall be
imposed