This is the exact embedded text of the captured official document.
Snapshot 8f82e4ed93b7 · verified 2026-10-23 ·
original document ·
archived snapshot ·
unofficial consolidation, the official version is held by the municipal clerk.
Watson & Associates Economists Ltd.
905-272-3600
May 23, 2024 (as adopted July 23, 2024)
[email protected]
Development Charges Background
Study
Town of Tecumseh
Watson & Associates Economists Ltd.
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table of Contents
Page
Executive Summary ....................................................................................................... i
1.
Introduction...................................................................................................... 1-1
1.1
Purpose of this Document ....................................................................... 1-1
1.2
Summary of the Process ......................................................................... 1-2
1.3
Changes to the D.C.A: Bills 108, 138, 197, 213, and 109 ....................... 1-3
1.3.1
Bill 108: More Homes, More Choice Act - An Act to Amend
Various Statutes with Respect to Housing, Other
Development, and Various Matters ............................................ 1-3
1.3.2
Bill 138: Plan to Build Ontario Together Act, 2019 ..................... 1-4
1.3.3
Bill 197: COVID-19 Economic Recovery Act, 2020 .................... 1-4
1.3.4
Bill 213: Better for People, Smarter for Business Act, 2020 ....... 1-7
1.3.5
Bill 109: More Homes for Everyone Act, 2022 ........................... 1-7
1.4
Changes to the D.C.A. - Bill 23: More Homes Built Faster Act, 2022 ..... 1-8
1.4.1
Additional Residential Unit Exemption ....................................... 1-8
1.4.2
Removal of Housing as an Eligible D.C. Service ....................... 1-8
1.4.3
New Statutory Exemption for Non-Profit Housing ...................... 1-9
1.4.4
New Statutory Exemptions for Affordable Units, Attainable
Units, and Affordable Inclusionary Zoning Units ........................ 1-9
1.4.5
Historical Level of Service Extended to Previous 15-year
Period ...................................................................................... 1-10
1.4.6
Revised Definition of Capital Costs .......................................... 1-10
1.4.7
Mandatory Phase-in of a D.C. .................................................. 1-10
1.4.8
D.C. By-law Expiry ................................................................... 1-10
1.4.9
Instalment Payments ............................................................... 1-10
1.4.10 Rental Housing Discount.......................................................... 1-10
1.4.11 Maximum Interest Rate for Instalments and Determination
of Charge for Eligible Site Plan and Zoning By-law
Amendment Applications ......................................................... 1-11
1.4.12 Requirement to Allocate Funds Received ................................ 1-11
Table of Contents (Cont'd)
Page
Watson & Associates Economists Ltd.
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
1.4.13 Bill 134: Affordable Homes and Good Jobs Act, 2023 ............. 1-11
1.5
Proposed Changes to the D.C.A. - Bill 185: Cutting Red Tape to
Build More Homes Act .......................................................................... 1-14
1.5.1
Revised Definition of Capital Costs .......................................... 1-14
1.5.2
Removal of the Mandatory Phase-in ........................................ 1-14
1.5.3
Process for Minor Amendments to D.C. By-laws ..................... 1-15
1.5.4
Reduction of D.C. Rate Freeze Timeframe .............................. 1-16
1.5.5
Modernizing Public Notice Requirements ................................ 1-16
2.
Current Town of Tecumseh 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 Town of Tecumseh .................................... 3-1
3.1
Requirement of the Act ........................................................................... 3-1
3.2
Basis of Population, Household and Non-Residential Gross Floor
Area Forecast ......................................................................................... 3-1
3.3
Summary of Growth Forecast ................................................................. 3-2
4.
The Approach to the Calculation of the Charge ........................................... 4-1
4.1
Introduction ............................................................................................. 4-1
4.2
Services Potentially Involved .................................................................. 4-1
4.3
Increase in the Need for Service ............................................................. 4-1
4.4
Local Service Policy ................................................................................ 4-6
4.5
Capital Forecast ...................................................................................... 4-7
4.6
Treatment of Credits ............................................................................... 4-8
4.7
Classes of Services ................................................................................ 4-8
4.8
Existing Reserve Funds .......................................................................... 4-8
4.9
Deductions .............................................................................................. 4-9
4.9.1
Reduction Required by Level of Service Ceiling ...................... 4-10
4.9.2
Reduction for Uncommitted Excess Capacity .......................... 4-10
4.9.3
Reduction for Benefit to Existing Development ........................ 4-11
4.9.4
Reduction for Anticipated Grants, Subsidies and Other
Contributions ............................................................................ 4-12
4.10 Municipal-wide vs. Area Rating ............................................................. 4-12
4.11 Allocation of Development .................................................................... 4-12
4.12 Asset Management ............................................................................... 4-13
4.13 Transit ................................................................................................... 4-13
Table of Contents (Cont'd)
Page
Watson & Associates Economists Ltd.
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
4.14 Mandatory Phase-in of a D.C. ............................................................... 4-14
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 .................................................. 5-1
5.2.2
Library Services ......................................................................... 5-5
5.2.3
Growth Studies .......................................................................... 5-7
5.3
Service Levels and 20-Year Capital Costs for Tecumseh's D.C.
Calculation .............................................................................................. 5-9
5.3.1
Services Related to a Highway .................................................. 5-9
5.3.2
Public Works ............................................................................ 5-15
5.3.3
Fire Protection Services ........................................................... 5-17
5.3.4
Policing Services ...................................................................... 5-19
5.4
Town-wide Buildout Capital Costs for Tecumseh's D.C. Calculation .... 5-21
5.4.1
Water Services ......................................................................... 5-21
5.5
Urban Buildout Capital Costs for Tecumseh's D.C. Calculation ............ 5-24
5.5.1
Wastewater Services ............................................................... 5-24
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)................................................................................ 7-3
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 for Reserve Fund and Credit
Purposes .................................................................................... 7-6
7.4.2
By-law In-force Date .................................................................. 7-6
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 ........................................................................ 7-8
Table of Contents (Cont'd)
Page
Watson & Associates Economists Ltd.
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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
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.
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
List of Acronyms and Abbreviations
Acronym
Full Description of Acronym
A.M.P.
Asset management plan
CANSIM
Canadian Socio-Economic Information Management System
(Statistics Canada)
D.C.
Development charge
D.C.A.
Development Charges Act, 1997, as amended
F.I.R.
Financial Information Return
G.F.A.
Gross floor area
LPAT
Local Planning Appeal Tribunal
M.E.C.P.
Ministry of the Environment, Conservation and Parks
N.F.P.O.W.
No fixed place of work
O.L.T.
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.
PAGE i
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Executive Summary
1. The report provided herein represents the Development Charges (D.C.)
Background Study for the Town of Tecumseh 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 Town;
- Chapter 3 - Summary of the residential and non-residential growth
forecasts for the Town;
- 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 15-year historical service calculation;
- D.C. reserve funds (where applicable);
5) Net costs are then allocated between residential and non-residential benefit.
Watson & Associates Economists Ltd.
PAGE ii
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
6) Net costs divided by growth to provide the D.C.
3. A number of changes to the D.C.A. have occurred since the passage of the
Town's 2019 D.C. By-law. Some of the changes were introduced through four
bills passed in the Ontario legislature: Bill 108, Bill 138, Bill 197, and Bill 213,
and were detailed in the Town's 2022 D.C. Update Study dated May 25, 2022 (as
adopted on August 9, 2022). The changes included the following:
- Instalment payments for rental housing, institutional developments, and non-
profit housing;
- Rate freeze on D.C.s for applications proceeding through Site Plan or Zoning
By-law Amendment applications;
- Removal of the 10% mandatory deduction on all D.C. eligible services;
- Introduction of a new authority under the Planning Act to implement
Community Benefit Charges (C.B.C.);
- Eligible Services: The list of eligible services for the D.C. was expanded to
include most services eligible under the D.C.A. prior to Bill 108.
- New exemption for universities that receive operating funds from the
Government.
4. Since the completion of the D.C. Update Study in 2022, further legislative
changes have been made to the D.C.A. On November 28, 2022, Bill 23: More
Homes Built Faster Act, 2022 received Royal Assent. The Bill provides the
following changes (further details are provided in Section 1.4 of this report):
- Additional residential unit exemption: allowance of a third unit as-of-right;
- Removal of Housing as an eligible D.C. service;
- New statutory exemption for Affordable Units (proposed to be in force June 1,
2024);
- New statutory exemption for Attainable Units;
- New statutory exemption for Affordable Inclusionary Zoning Units;
- New statutory exemption for Non-Profit Housing;
- Historical level of service extended to previous 15-year period instead of the
previous 10-year period;
- Capital Cost definition revised to remove studies and prescribe services for
which land or an interest in land will be restricted (nothing prescribed to date);
Watson & Associates Economists Ltd.
PAGE iii
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
- Mandatory phase-in of a D.C. for by-laws passed after January 1, 2022, as
follows:
o Year 1 - 80% of the maximum charge;
o Year 2 - 85% of the maximum charge;
o Year 3 - 90% of the maximum charge;
o Year 4 - 95% of the maximum charge; and
o Year 5 to expiry - 100% of the maximum charge.
- D.C. By-law expiry will be a maximum of 10 years after the date the by-law
comes into force;
- D.C. for Rental Housing developments to receive a discount as follows:
o Three or more bedrooms - 25% reduction;
o Two bedrooms - 20% reduction; and
o All other bedroom quantities - 15% reduction.
- Maximum interest rate for instalments and determination of charge for eligible
Site Plan and Zoning By-law Amendment applications to be set at the
average prime rate plus 1%; and
- Requirement to allocate funds received - municipalities are required to spend
or allocate at least 60% of their reserve fund at the beginning of the year for
water, wastewater, and services related to a highway.
5. On April 10, 2024, the Province introduced Bill 185: Cutting Red Tape to Build
More Homes Act. If implemented, this Bill would reverse many of the changes
that were recently introduced through Bill 23: More Homes, Built Faster Act,
2022. Further discussion is provided in section 1.5 of this report. The following
provides a summary of the proposed changes:
- The definition of capital costs is proposed to be amended to reinstate studies
as an eligible capital cost. Note, this background study includes the
calculation for the inclusion of studies. If the Province does not implement
this change, then the applicable charge for growth studies will not be
imposed;
- The five-year mandatory phase-in introduced by Bill 23 has been proposed to
be removed;
- A process for minor amendments to D.C. by-laws is being introduced;
Watson & Associates Economists Ltd.
PAGE iv
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
- The time for the D.C. rate freeze related to site plan and zoning by-law
amendment applications would be reduced from two (2) years to 18 months;
and
- Modernization of public notice requirements which allow municipalities to
provide public notice requirements on a municipal website if a local
newspaper is not available.
6. The growth forecast (Chapter 3) on which the Town-wide D.C. is based, projects
the following population, housing, and non-residential floor area for the Town-
wide 10-year (2024 to 2033) period, 20-year (2024 to 2043) period, Urban area
buildout period (2024 to Urban Buildout) and Town-wide buildout (2024 to
Buildout) period.
Table ES-1
Town of Tecumseh
Summary of Growth Forecast by Planning Period
Measure
10-year
(2024 to
2033)
10-year
Urban
(2024 to
2043)
Urban
Buildout
(2024 to
Urban
Buildout)
Buildout
(2024 to
Buildout)
(Net) Population
Increase
5,939
11,174
24,030
24,041
Residential Unit
Increase
2,661
5,149
11,408
11,464
Non-Residential Gross
Floor Area Increase
(sq. ft.)
2,155,800
3,963,200
8,035,900
8,035,900
Source Watson & Associates Economists Ltd. Forecast 2024
7. On August 13, 2019, the Town of Tecumseh passed By-law 2019-63 under the
D.C.A. The by-law imposes D.C.s on residential and non-residential uses. This
by-law will expire on August 31, 2024. The Town 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 July 9, 2024 with adoption of the by-
law anticipated for July 23, 2024.
Watson & Associates Economists Ltd.
PAGE v
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
8. The Town's D.C. currently in effect is $26,166 for single detached dwelling units
for full services (including urban-area charges) and $9.98 per square foot for
non-residential development for full services (including urban-area charges).
This report has undertaken a recalculation of the charges based on future
identified needs (presented in Schedule ES-3 for residential and non-residential
development). Charges have been provided on a Town-wide basis for all
services except wastewater services, which are provided on an urban-area basis.
The corresponding single-detached unit charge for full services is $33,916. The
non-residential charge for full services is $10.62 per square foot of building area.
These rates are submitted to Council for its consideration.
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 6-6. 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 ten years
$177,734,133
Less: Benefit to existing development
$31,248,267
Less: Post planning period benefit
$12,617,000
Less: Ineligible re: Level of Service
$21,000
Less: Grants, subsidies and other contributions
$16,327,417
Net costs to be recovered from development charges
$117,520,450
This suggests that for the non-D.C. cost over the 10-year D.C. by-law (benefit to
existing development, and grants, subsidies and other contributions), $47.60
million (or an annual amount of $4.76 million) will need to be contributed from
taxes and rates, or other sources. With respect to the post period benefit amount
of $12.62 million, it will be included in subsequent D.C. study updates to reflect
the portion of capital that benefits growth in the post period D.C. forecasts.
Based on the above table, the Town plans to spend $177.73 million over the next
10 years, of which $117.52 million (66%) is recoverable from D.C.s. Of this net
amount, $88.81 million is recoverable from residential development and $28.71
Watson & Associates Economists Ltd.
PAGE vi
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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 service is calculated based on an urban area buildout forecast:
- Wastewater Services.
The following service is calculated based on a Town-wide buildout forecast:
- Water Services.
The following services are calculated based on a Town-wide 20-year forecast:
- Services Related to a Highway;
- Fire Protection Services; and
- Policing Services.
The following services are calculated based on a Town-wide 10-year forecast:
- Parks and Recreation Services; and
- Library Services.
In addition, a class of service has been established for Public Works (calculated
based on a Town-wide 20-year forecast) and for Growth Studies (calculated
based on a Town-wide 10-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-laws which are
appended in Appendix G (under separate cover). 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.
PAGE viii
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table ES-3
Town of Tecumseh
Schedule of Development Charges
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Services Related to a Highway
9,155
6,543
6,083
4,281
3,400
3.32
Public Works (Facilities and Fleet)
489
349
325
229
182
0.18
Fire Protection Services
1,599
1,143
1,062
748
594
0.58
Policing Services
282
202
187
132
105
0.10
Parks and Recreation Services
6,703
4,791
4,454
3,134
2,489
0.33
Growth Studies
1,090
779
724
510
405
0.40
Library Services
-
-
-
-
-
0.00
Water Services
2,038
1,457
1,354
953
757
0.80
Total Municipal Wide Services/Class of Services
21,356
15,264
14,189
9,987
7,932
5.71
Urban Services
Wastewater Services
12,560
8,977
8,345
5,873
4,664
4.91
Total Urban Services
12,560
8,977
8,345
5,873
4,664
4.91
GRAND TOTAL RURAL AREA
21,356
15,264
14,189
9,987
7,932
5.71
GRAND TOTAL URBAN AREA
33,916
24,241
22,534
15,860
12,596
10.62
Service/Class of Service
RESIDENTIAL
Report
Watson & Associates Economists Ltd.
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Chapter 1
Introduction
Watson & Associates Economists Ltd.
PAGE 1-1
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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 Town of Tecumseh.
The Town retained Watson & Associates Economists Ltd. (Watson), to undertake the
D.C. study process. Watson worked with Town 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 Town'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(s) to be made available as part of the approval process (included as Appendix G,
under separate cover).
In addition, the report is designed to set out sufficient background on the legislation
(Chapter 4), Tecumseh'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.
PAGE 1-2
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
1.2 Summary of the Process
The public meeting required under section 12 of the D.C.A. has been scheduled for July
9, 2024. 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 Town'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 May 23, 2024.
The process to be followed in finalizing the report and recommendations includes:
- consideration of responses received prior to, at, or immediately following the
public meeting; and
- finalization of the report 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 Town of Tecumseh
Schedule of Study Milestone
Dates
1. Data collection, staff review,
engineering work, D.C. calculations
and policy work
December 2023 to April 2024
2. Council Education Session
April 23, 2024
3. Public release of final D.C.
Background study and proposed by-
law
May 23, 2024
4. Public meeting advertisement placed
in newspaper(s)
No later than June 18, 2024
5. Public meeting of Council
July 9, 2024
6. Council considers adoption of
background study and passage of by-
law
July 23, 2024
7. Newspaper notice given of by-law
passage
By 20 days after passage
8. Last day for by-law appeal
40 days after passage
Watson & Associates Economists Ltd.
PAGE 1-3
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule of Study Milestone
Dates
9. Town makes pamphlet available
(where by-law not appealed)
By 60 days after in force date
1.3 Changes to the D.C.A: Bills 108, 138, 197, 213, and 109
1.3.1 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 proposes 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
changes were revised through Bill 197). The following provisions were 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 (non-profit
housing now exempt as per Bill 23). 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 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
Watson & Associates Economists Ltd.
PAGE 1-4
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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 remove 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 is 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 eligible D.C. services that are not
included in the above listing, in addition to parkland dedication and bonus zoning
contributions.
1.3.2 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 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.
1.3.3 Bill 197: COVID-19 Economic Recovery Act, 2020
In response to the global pandemic that began affecting Ontario in early 2020, the
Province released Bill 197 which provided amendments to a number of Acts, including
the D.C.A. and 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:
Watson & Associates Economists Ltd.
PAGE 1-5
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
1.3.3.1 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:
o Water supply services, including distribution and treatment services.
o Wastewater services, including sewers and treatment services.
o Storm water drainage and control services.
o Services related to a highway.
o Electrical power services.
o Toronto-York subway extension.
o Transit services.
o Waste diversion services.
o Policing services.
o Fire protection services.
o Ambulance services.
o Library services.
o Long-term Care services
o Parks and Recreation services, but not the acquisition of land for parks.
o Public Health services.
o Childcare and early years services.
o Housing services.
o Provincial Offences Act services.
o Services related to emergency preparedness.
o Services related to airports, but only in the Regional Municipality of
Waterloo.
o Additional services as prescribed.
Watson & Associates Economists Ltd.
PAGE 1-6
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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.
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.
10-Year Planning Horizon
The 10-year planning horizon has been removed for all services except transit.
1.3.3.2 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.
Watson & Associates Economists Ltd.
PAGE 1-7
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
1.3.3.3 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."
1.3.4 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.
1.3.5 Bill 109: More Homes for Everyone Act, 2022
On April 14, 2022, Bill 109 received Royal Assent. One of the changes of the Bill and
Ontario Regulation (O. Reg.) 438/22 that took effect upon Royal Assent included
amending the D.C.A. and O. Reg. 82/98 related to the requirements for the information
which is to be included in the annual Treasurer's statement on D.C. reserve funds and
the requirement for publication of the statement.
- The following additional information must be provided for each D.C. service being
collected for during the year:
a. whether, as of the end of the year, the municipality expects to incur the
amount of capital costs that were estimated, in the relevant development
charge background study, to be incurred during the term of the applicable
development charge by-law; and
b. if the answer to a) is no, the amount the municipality now expects to incur
and a statement as to why this amount is expected; and
- For any service for which a D.C. was collected during the year but in respect of
which no money from a reserve fund was spent during the year, a statement as
to why there was no spending during the year.
Watson & Associates Economists Ltd.
PAGE 1-8
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
The changes to the D.C.A. has also been amended to now require that the annual
Treasurer's statement be made available to the public on the website of the municipality
or, if there is no such website, in the municipal office.
1.4 Changes to the D.C.A. - Bill 23: More Homes Built Faster
Act, 2022
On November 28, 2022, Bill 23 received Royal Assent. This Bill amended a number of
pieces of legislation including the Planning Act and D.C.A. The following provides a
summary of the changes to the D.C.A.:
1.4.1 Additional Residential Unit Exemption
The rules for these exemptions are now provided in the D.C.A., rather than the
regulations and are summarized as follows:
- Exemption for residential units in existing rental residential buildings - For rental
residential buildings with four or more residential units, the greater of one unit or
1% of the existing residential units will be exempt from D.C.
- Exemption for additional residential units in existing and new residential buildings
- The following developments will be exempt from a D.C.:
o A second unit in a detached, semi-detached, or rowhouse if all buildings
and ancillary structures cumulatively contain no more than one residential
unit;
o A third unit in a detached, semi-detached, or rowhouse if no buildings or
ancillary structures contain any residential units; and
o One residential unit in a building or structure ancillary to a detached, semi-
detached, or rowhouse on a parcel of urban land, if the detached, semi-
detached, or rowhouse contains no more than two residential units and no
other buildings or ancillary structures contain any residential units.
1.4.2 Removal of Housing as an Eligible D.C. Service
Housing is removed as an eligible service as of November 28, 2022. Municipalities with
by-laws that include a charge for housing services can no longer collect for this service.
It is noted that the charge for housing services is still applicable where rates have been
frozen for the purposes of instalment payments under the D.C.A.
Watson & Associates Economists Ltd.
PAGE 1-9
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
1.4.3 New Statutory Exemption for Non-Profit Housing
Non-profit housing units are exempt from D.C.s and D.C. instalment payments due after
November 28, 2022.
1.4.4 New Statutory Exemptions for Affordable Units, Attainable
Units, and Affordable Inclusionary Zoning Units
Affordable units, attainable units, and inclusionary zoning units (affordable) are exempt
from the payment of D.C.s, as follows:
- Affordable Rental Units: Where rent is no more than 80% of the average market
rent as defined by a new bulletin published by the Ministry of Municipal Affairs
and Housing.
- Affordable Owned Units: Where the price of the unit is no more than 80% of the
average purchase price as defined by a new bulletin published by the Ministry of
Municipal Affairs and Housing.
Note: As discussed in Section 1.4.13, the definitions above of an Affordable Rental Unit
and Affordable Owned Unit have been modified through Bill 134
- Attainable Units: Excludes affordable units and rental units; will be defined as
prescribed development or class of development and sold to a person who is at
"arm's length" from the seller.
o Note: for affordable and attainable units, the municipality shall enter into
an agreement that ensures the unit remains affordable or attainable for 25
years.
Note: the above exemptions are not currently in force, however, the Province has noted
that the Affordable Owned and Rental Unit exemptions will come into force as of June 1,
2024. At the time of writing, it is not known when the exemption for Attainable Units will
be in force.
- Inclusionary Zoning Units: Affordable housing units required under inclusionary
zoning by-laws are exempt from a D.C.
Watson & Associates Economists Ltd.
PAGE 1-10
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
1.4.5 Historical Level of Service Extended to Previous 15-year Period
Prior to Bill 23, the increase in need for service was limited by the average historical
level of service calculated over the 10-year period preceding the preparation of the D.C.
background study. This average is now extended to the historical 15-year period.
1.4.6 Revised Definition of Capital Costs
The definition of capital costs has been revised to remove studies. Further, the
regulations to the Act may prescribe services for which land or an interest in land will be
restricted. As at the time of writing, no services have been prescribed.
1.4.7 Mandatory Phase-in of a D.C.
For all D.C. by-laws passed after January 1, 2022, the charge must be phased-in
annually over the first five years the by-law is in force, as follows:
- Year 1 - 80% of the maximum charge;
- Year 2 - 85% of the maximum charge;
- Year 3 - 90% of the maximum charge;
- Year 4 - 95% of the maximum charge; and
- Year 5 to expiry - 100% of the maximum charge.
1.4.8 D.C. By-law Expiry
A D.C. by-law now expires 10 years after the day it comes into force (unless the by-law
provides for an earlier expiry date). This extends the by-law's life from five (5) years,
prior to Bill 23.
1.4.9 Instalment Payments
Non-profit housing development has been removed from the instalment payment
section of the Act (subsection 26.1), as these units are now exempt from the payment of
a D.C.
1.4.10 Rental Housing Discount
The D.C. payable for rental housing development will be reduced based on the number
of bedrooms in each unit as follows:
Watson & Associates Economists Ltd.
PAGE 1-11
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
- Three or more bedrooms - 25% reduction;
- Two bedrooms - 20% reduction; and
- All other bedroom quantities - 15% reduction.
1.4.11 Maximum Interest Rate for Instalments and Determination of
Charge for Eligible Site Plan and Zoning By-law Amendment
Applications
No maximum interest rate was previously prescribed. As per Bill 23, the maximum
interest rate is set at the average prime rate plus 1%. This maximum interest rate
provision would apply to all instalment payments and eligible site plan and zoning by-
law amendment applications occurring after November 28, 2022.
1.4.12 Requirement to Allocate Funds Received
Annually, beginning in 2023, municipalities will be required to spend or allocate at least
60% of the monies in a reserve fund at the beginning of the year for water, wastewater,
and services related to a highway. Other services may be prescribed by the regulation.
1.4.13 Bill 134: Affordable Homes and Good Jobs Act, 2023
The exemption for affordable residential units was included in the More Homes Built
Faster Act (Bill 23), enacted by the Province on November 28, 2022. Under this
legislation, affordable residential units were defined within subsection 4.1 of the D.C.A.
and exemptions for D.C.s were provided in respect of this definition. While the
legislation was enacted in November 2022, the ability for municipalities to implement the
exemptions is based on the "Affordable Residential Units for the Purposes of the
Development Charges Act, 1997 Bulletin" published by the Minister of Municipal Affairs
and Housing. This bulletin informs the average market rent and purchase price to be
used in determining which developments qualify as affordable residential units. This
bulletin was published on April 5, 2024.
Bill 134 received Royal Assent on December 4, 2023 and provides for a modification to
the affordable residential unit definition by:
- Introducing an income-based test for affordable rent and purchase price; and
- Increasing the threshold for the market test of affordable rent and purchase price.
Watson & Associates Economists Ltd.
PAGE 1-12
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
This change provides the exemption based on the lesser of the two measures.
Moreover, the rules in subsection 4.1 of the D.C.A. are unchanged with respect to:
- The tenant and purchaser transacting the affordable unit being at arm's length;
- The intent of maintaining the affordable residential unit definition for a 25-year
period, requiring an agreement with the municipality (which may be registered on
title); and
- Exemptions for attainable residential units and associated rules (requiring further
regulations).
The following table provides a comparison of the definitions provided through Bill 23 and
those provided through Bill 134 (underlining added for emphasis).
Item
Bill 23 Definition
Bill 134 Definition
(Current D.C.A. Definition)
Affordable residential unit
rent (subsection 4.1 (2),
para. 1)
The rent is no greater than
80 per cent of the average
market rent, as determined
in accordance with
subsection (5).
The rent is no greater than
the lesser of,
i. the income-based
affordable rent for the
residential unit set out in
the Affordable
Residential Units
bulletin, as identified by
the Minister of Municipal
Affairs and Housing in
accordance with
subsection (5), and
ii. the average market rent
identified for the
residential unit set out in
the Affordable
Residential Units
bulletin.
Average market rent/rent
based on income
(subsection 4.1 (5)) for the
purposes of subsection 4.1
(2), para. 1
The average market rent for
the year in which the
residential unit is occupied
by a tenant, as identified in
the bulletin entitled the
"Affordable Residential
Units for the Purposes of
the Development Charges
Act, 1997 Bulletin."
The Minister of Municipal
Affairs and Housing shall,
(a) determine the income of
a household that, in the
Minister's opinion, is at
the 60th percentile of
gross annual incomes
for renter households in
the applicable local
municipality; and
Watson & Associates Economists Ltd.
PAGE 1-13
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Item
Bill 23 Definition
Bill 134 Definition
(Current D.C.A. Definition)
(b) identify the rent that, in
the Minister's opinion, is
equal to 30 per cent of
the income of the
household referred to in
clause (a).
Affordable residential unit
ownership (subsection 4.1
(3), para. 1)
The price of the residential
unit is no greater than 80
per cent of the average
purchase price, as
determined in accordance
with subsection (6).
The price of the residential
unit is no greater than the
lesser of,
i.
the income-based
affordable purchase
price for the residential
unit set out in the
Affordable Residential
Units bulletin, as
identified by the Minister
of Municipal Affairs and
Housing in accordance
with subsection (6), and
ii. 90 per cent of the
average purchase price
identified for the
residential unit set out in
the Affordable
Residential Units
bulletin.
Average market purchase
price/purchase price based
on income (subsection 4.1
(6)) for the purposes of
subsection 4.1 (3), para. 1
The average purchase price
for the year in which the
residential unit is sold, as
identified in the bulletin
entitled the "Affordable
Residential Units for the
Purposes of the
Development Charges Act,
1997 Bulletin," as it is
amended from time to time,
that is published by the
Minister of Municipal Affairs
and Housing on a website
of the Government of
Ontario.
The Minister of Municipal
Affairs and Housing shall,
(a) determine the income of
a household that, in the
Minister's opinion, is at
the 60th percentile of
gross annual incomes
for households in the
applicable local
municipality; and
(b) identify the purchase
price that, in the
Minister's opinion, would
result in annual
accommodation costs
equal to 30 per cent of
the income of the
household referred to in
clause (a)
Watson & Associates Economists Ltd.
PAGE 1-14
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Note: the Province has indicated that it intends for the Affordable Unit exemption to
come into force on June 1, 2024.
1.5 Proposed Changes to the D.C.A. - Bill 185: Cutting Red
Tape to Build More Homes Act
On April 10, 2024, the Province released Bill 185: Cutting Red Tape to Build More
Homes Act. If implemented, this Bill will reverse many of the key changes that were
implemented through Bill 23. The following sections provide a summary of the changes
being recommended.
1.5.1 Revised Definition of Capital Costs
Bill 185 proposes to reverse the capital cost amendments of Bill 23 by reinstating
studies as an eligible capital cost. The following paragraphs are proposed to be added
to subsection 5(3) of the D.C.A.:
5. Costs to undertake studies in connection with any of the matters referred to in
paragraphs 1 to 4.
6. Costs of the development charge background study required under section 10.
The proposed amendment will allow municipalities to fund studies, consistent with by-
laws passed prior to the More Homes Built Faster Act (Bill 23). Note: this background
study includes a calculation of the growth studies charge, consistent with the proposed
amendment. If this change is not implemented by the time the by-law is passed, then
the corresponding growth studies charge in this background study and draft by-law will
not be imposed.
1.5.2 Removal of the Mandatory Phase-in
As noted in Section 1.5.7 above, Bill 23 required the phase-in of charges imposed in a
D.C. by-law over a five year term for any by-laws passed after January 1, 2022. Bill 185
proposes to remove this mandatory phase-in. This change would be effective for any
D.C. by-laws passed after Bill 185 comes into effect.
Watson & Associates Economists Ltd.
PAGE 1-15
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
For site plan and zoning by-law amendment applications that were made prior to Bill
185 receiving Royal Assent, the charges payable will be the charges that were in place
on the day the planning application was made (i.e., including the mandatory phase-in).
1.5.3 Process for Minor Amendments to D.C. By-laws
Section 19 of the D.C.A. requires that a municipality must follow sections 10 through 18
of the D.C.A. (with necessary modifications) when amending D.C. by-laws. Sections 10
through 18 of the D.C.A. generally require the following:
- Completion of a D.C. background study, including the requirement to post the
background study 60 days prior to passage of the D.C. by-law;
- Passage of a D.C. by-law within one year of the completion of the D.C.
background study;
- A public meeting, including notice requirements; and
- The ability to appeal the by-law to the Ontario Land Tribunal.
Bill 185 proposes to allow municipalities to undertake minor amendments to D.C. by-
laws for the following purposes without adherence to the requirements noted above
(with the exception of the notice requirements):
1. To repeal a provision of the D.C. by-law specifying the date the by-law expires or
to amend the provision to extend the expiry date (subject to the 10-year
limitations provided in the D.C.A.);
2. To impose D.C.s for studies, including the D.C. background study; and
3. To remove the provisions related to the mandatory phase-in of D.C.s.
Minor amendments related to items 2 and 3 noted above may be undertaken only if the
D.C. by-law being amended was passed after November 28, 2022, and before Bill 185
takes effect. Moreover, the amending by-law must be passed within six months of Bill
185 taking effect.
Notice requirements for these minor amending by-laws are similar to the typical notice
requirements, with the exception of the requirement to identify the last day for appealing
the by-law (as these provisions do not apply).
Watson & Associates Economists Ltd.
PAGE 1-16
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
1.5.4 Reduction of D.C. Rate Freeze Timeframe
Bill 108 (see Section 1.3.1 above) provides for the requirement to freeze the D.C.s
imposed on developments subject to a site plan and/or a zoning by-law amendment
application. The D.C. rate for these developments is "frozen" at the rates that were in
effect at the time the site plan and/or zoning by-law amendment application was
submitted (subject to applicable interest). Once the application is approved by the
municipality, if the date the D.C. is payable is more than two years from the approval
date, the D.C. rate freeze would no longer apply. Bill 185 proposes to reduce the two-
year timeframe to 18 months.
1.5.5 Modernizing Public Notice Requirements
The D.C.A. sets out the requirements for municipalities to give notice of public meetings
and of by-law passage. These requirements are prescribed in sections 9 and 10 of O.
Reg. 82/98 and include giving notice in a newspaper of sufficiently general circulation in
the area to which the by-law would apply. The proposed regulatory changes would
modernize public notice requirements by allowing municipalities to provide notice on a
municipal website if a local newspaper is not available.
Watson & Associates Economists Ltd.
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Chapter 2
Current Town of Tecumseh
Policy
Watson & Associates Economists Ltd.
PAGE 2-1
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
2. Current Town of Tecumseh Policy
2.1 Schedule of Charges
On August 13, 2019, the Town of Tecumseh passed By-law 2019-63 under the D.C.A.,
with an enforcement date of September 1, 2019. This by-law was amended by By-law
2022-062 on August 9, 2022.
This by-law (as amended) imposes D.C.s for residential and non-residential uses.
Table 2-1 below provides the rates currently in effect, as at January 1, 2024:
Table 2-1
Town of Tecumseh
Current D.C. Rates
January 1, 2024
2.2 Services Covered
The following services are covered under By-laws 2019-63 (as amended by By-laws
2022-062):
- Services Related to a Highway;
- Fire Protection Services;
- Policing Services;
- Parks and Recreation Services;
- Library Services;
- Growth Studies;
Non-Residential
Service
Single & Semi
Detached
Multiples
Apartments with
>= 2 Bedrooms
Apartments with
< 2 Bedrooms
Special
Care/Special
Dwelling Units
Per sq.ft. of
Gross Floor
Area
Municipal Wide Services
Services Related to a Highway
7,902
5,037
4,404
3,404
2,845
3.90
Fire Protection Services
642
410
358
277
231
0.31
Policing Services
189
120
105
81
68
0.10
Parks and Recreation Services
6,479
4,130
3,613
2,791
2,333
0.46
Library Services
222
141
124
96
80
0.01
Growth Studies
2,245
1,431
1,252
967
808
1.41
Water Services
2,099
1,339
1,171
904
2,301
0.98
Total Municipal Wide Services
19,777
12,608
11,028
8,521
8,665
7.17
Urban Services
Wastewater Services
6,389
4,072
3,562
2,753
756
2.81
Total Urban Services
6,389
4,072
3,562
2,753
756
2.81
GRAND TOTAL RURAL AREA
19,777
12,608
11,028
8,521
8,665
7.17
GRAND TOTAL URBAN AREA
26,166
16,680
14,590
11,274
9,421
9.98
Residential
Watson & Associates Economists Ltd.
PAGE 2-2
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
- Water Services; and
- Wastewater Services.
2.3 Timing of D.C. Calculation and Payment
D.C.s are payable at the time of first building permit issuance in relation to a building or
structure on land to which a D.C. applies and are collected by the Town of Tecumseh.
2.4 Indexing
Rates shall be indexed annually on January 1st each year, without amendment to the
by-law, in accordance with the Statistics Canada Quarterly, Non-Residential Building
Construction Price Index (Table 18-10-0276-02)1 for the most recent year-over-year period.
2.5 Redevelopment Allowance
If a development involves the demolition and replacement of a building or structure on
the same site (within 6 years prior to the date of payment of development charges in
regard to such redevelopment was, or is to be demolished, in whole or in part), or 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; and/or
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;
provided that such amounts shall not exceed, in total, the amount of the development
charges otherwise payable with respect to the redevelopment.
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 and the above-noted index is the most current.
The draft by-law provided herein refers to O. Reg. 82/98 to ensure traceability should this
index continue to be modified over time.
Watson & Associates Economists Ltd.
PAGE 2-3
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
2.6 Exemptions
By-law 2019-63 provides discretionary exemptions for non-residential farm buildings
constructed for farming uses.
Watson & Associates Economists Ltd.
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Chapter 3
Anticipated Development in
the Town of Tecumseh
Watson & Associates Economists Ltd.
PAGE 3-1
H:\Tecumseh\2024 DC\Growth\Tecumseh - Chapter 3 & Appendix A.docx
3. Anticipated Development in the Town of
Tecumseh
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 Town will be required to provide
services over a 10-year (mid-2024 to mid-2034), 20-year (mid-2024 to mid-2044), and
buildout (water and wastewater capacity) time horizon.
Chapter 4 provides the methodology for calculating a D.C. as per the D.C.A. Figure 4-1
presents this methodology graphically. It is noted in the first box of the schematic that in
order to determine the D.C. that may be imposed, it is a requirement of subsection 5 (1)
of the D.C.A. that "the anticipated amount, type and location of development, for which
development charges can be imposed, must be estimated."
3.2 Basis of Population, Household and Non-Residential
Gross Floor Area Forecast
The D.C. growth forecast has been derived by Watson in consultation with the Town of
Tecumseh. In preparing the growth forecast, the following information sources were
consulted to assess the residential and non-residential development potential for the
Town over the forecast period:
- County of Essex Official Plan, February 19, 2014;
- County of Essex Growth Analysis Report, October 5, 2022; by Watson &
Associates Economists Ltd.
- Town of Tecumseh Official Plan, Adopted June 21, 2021 (in accordance with
Section 17(22) of the Planning Act, R.S.O., p13) by By-Law 2021-10
- Derived from the County of Essex Official Plan Update growth forecast for the
Town of Tecumseh by Watson & Associates Economists Ltd. Buildout
population derived from Tecumseh Water and Wastewater Master Plan, 2018;
- 2011, 2016 and 2021 population, household and employment Census data;
- Historical residential building permit data over the 2013 to 2022 period;
Watson & Associates Economists Ltd.
PAGE 3-2
H:\Tecumseh\2024 DC\Growth\Tecumseh - Chapter 3 & Appendix A.docx
- Residential and non-residential supply opportunities as identified by Town of
Tecumseh staff; and
- Discussions with Town staff regarding anticipated residential and non-residential
development in the Town of Tecumseh.
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 Town and describes the
basis for the forecast. The results of the residential growth forecast analysis are
summarized in Table 3-1 below, and Schedule 1 in Appendix A.
As identified in Table 3-1 and Appendix A - Schedule 1, population in the Town of
Tecumseh (excluding census undercount) is anticipated to reach approximately 29,660
by mid-2034, 34,890 by mid-2044, and 47,760 by buildout; resulting in an increase of
approximately 5,940, 11,170, and 24,040 persons, respectively. [1]
[1] The population figures used in the calculation of the 2024 D.C. exclude the net
Census undercount, which is estimated at approximately 3.2%. Population figures
presented herein have been rounded.
Watson & Associates Economists Ltd.
PAGE 3-3
H:\Tecumseh\2024 DC\Growth\Tecumseh - Chapter 3 & Appendix A.docx
Figure 3-1
Population and Household Forecast Model
Intensification
Designated Lands
Servicing Capacity
Residential Units in the
Development Process
Employment Market by Local
Municipality,
Economic Outlook
Local, region
and Provincial
Forecast of
Residential Units
Decline in Existing Population
Net Population Increase
Historical Housing
Construction
DEMAND
SUPPLY
Occupancy Assumptions
Gross Population Increase
Watson & Associates Economists Ltd.
PAGE 3-4
H:\Tecumseh\2024 DC\Growth\Tecumseh - Chapter 3 & Appendix A.docx
Table 3-1
Town of Tecumseh
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 3.2% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Notes:
Numbers may not add due to rounding.
Source: Derived from the County of Essex Official Plan Update growth forecast for the Town of Tecumseh by Watson & Associates
Economists Ltd. Buildout population derived from Tecumseh Water and Wastewater Master Plan, 2018 update of 47,756.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings[2]
Apartments[3]
Other
Total
Households
Equivalent
Institutional
Households
24,360
23,610
210
23,400
7,565
507
579
6
8,657
191
2.727
23,970
23,229
194
23,035
7,655
515
710
5
8,885
176
2.614
24,040
23,300
285
23,015
7,745
550
650
0
8,945
259
2.605
24,470
23,716
387
23,329
7,781
550
856
0
9,187
352
2.581
30,600
29,655
484
29,171
8,669
1,307
1,784
0
11,760
440
2.522
36,000
34,890
569
34,321
9,376
2,034
2,761
0
14,171
517
2.462
49,270
47,756
779
46,978
11,114
3,771
5,410
0
20,295
708
2.353
-390
-381
-16
-365
90
8
131
-1
228
-15
70
71
91
-20
90
35
-60
-5
60
83
430
416
102
314
36
0
206
0
242
93
6,130
5,939
97
5,842
888
757
928
0
2,573
88
11,530
11,174
182
10,992
1,595
1,484
1,905
0
4,984
165
24,800
24,040
392
23,649
3,333
3,221
4,554
0
11,108
356
Mid 2024 - Mid 2034
Mid 2044
Buildout
Mid 2024 - 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 2024 - Mid 2044
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Mid 2024
Mid 2034
Mid 2021 - Mid 2024
Watson & Associates Economists Ltd.
PAGE 3-5
H:\Tecumseh\2024 DC\Growth\Tecumseh - Chapter 3 & Appendix A.docx
Figure 3-2
Township of Tecumseh
Annual Housing Forecast [1]
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from Town of Tecumseh building permit data, 2014 to 2023.
26
109
112
51
26
84
146
194
13
35
173
240
270
270
270
270
270
270
270
270
270
270
238
238
238
238
238
227
227
227
0
50
100
150
200
250
300
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Historical Average
Watson & Associates Economists Ltd.
PAGE 3-6
H:\Tecumseh\2024 DC\Growth\Tecumseh - Chapter 3 & Appendix A.docx
Provided below is a summary of the key assumptions and findings regarding the Town
of Tecumseh D.C. growth forecast:
1. Unit Mix (Appendix A - Schedules 1 and 6)
- The housing unit mix for the Town was derived from a detailed review of
historical development activity (as per Schedule 6), as well as active
residential development applications and discussions with Town staff
regarding anticipated development trends for the Town of Tecumseh.
- Based on the above indicators, the 2024 to 2044 household growth
forecast for the Town is comprised of a unit mix of 32% low density units
(single detached and semi-detached), 30% medium density (multiples
except apartments) and 38% high density (bachelor, 1-bedroom and 2-
bedroom apartments).
2. Geographic Location of Residential Development (Appendix A - Schedule 2)
- Schedule 2 summarizes the anticipated amount, type, and location of
development by area for the Town of Tecumseh
- In accordance with forecast demand and available land supply, the
amount and percentage of forecast housing growth between 2024 and
2044 by development location is summarized below.
Table 3-2
Town of Tecumseh
Geographic Location of Residential Development
Development Location
Amount of Housing
Growth, 2024 to 2044
Percentage of Housing
Growth, 2024 to 2044
Urban
4,944
99%
Rural
40
1%
Town of Tecumseh
4,984
100%
Note: Figures may not sum precisely due to rounding.
Watson & Associates Economists Ltd.
PAGE 3-7
H:\Tecumseh\2024 DC\Growth\Tecumseh - Chapter 3 & Appendix A.docx
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.
- Based on the capital needs identified, the following provides the planning
periods utilized for the various services:
o 10-year forecast:
- Parks and recreation;
- Library; and
- Growth studies.
o 20-year forecast:
- Services related to a highway;
- Public works;
- Fire protection services; and
- Policing services.
o Buildout forecast:
- Water Services; and
- Wastewater Services.
4. Population in New Units (Appendix A - Schedules 3, 4 and 5)
- The number of housing units to be constructed by buildout in the Town of
Tecumseh over the forecast period is presented in Table 3-1. Over the
2024 to 2044 forecast period, the Town is anticipated to average
approximately 249 new housing units per year.
- Institutional population [1] is anticipated to increase by approximately 180
people between 2024 to 2044.
- Population in new units is derived from Schedules 3, 4 and 5, which
incorporate historical development activity, anticipated units (see unit mix
[1] Institutional population largely includes special care facilities such as nursing home or
residences for senior citizens. A P.P.U. of 1.100 depicts 1-bedroom and 2-or-more-
bedroom units in collective households.
Watson & Associates Economists Ltd.
PAGE 3-8
H:\Tecumseh\2024 DC\Growth\Tecumseh - Chapter 3 & Appendix A.docx
discussion) and average persons per unit (P.P.U.) by dwelling type for
new units.
- Schedule 7a summarizes the average P.P.U. assumed for new housing
units by age and type of dwelling based on Statistics Canada 2021 custom
Census data for the Town of Tecumseh. Due to data limitations high
density P.P.U. data was derived from the Essex County Census Division
which includes the Town of Tecumseh and is outlined in Schedule 7b. The
total calculated P.P.U. for all density types has been adjusted accordingly
to account for the P.P.U. trends which has been recently experienced in
both new and older units. Forecasted 25-year average P.P.U.s by
dwelling type are as follows:
o Low density:
2.962
o Medium density:
2.117
o High density:
1.811
5. Existing Units and Population Change (Appendix A - Schedules 3, 4, and 5)
- Existing households for mid-2024 are based on the 2021 Census
households, plus estimated residential units constructed between mid-
2021 to the beginning of the growth period, assuming a minimum six-
month lag between construction and occupancy (see Schedule 3).
- The change in average occupancy levels for existing housing units is
calculated in Schedules 3 through 5.[1] The forecast population change in
existing households over the 2024 to 2044 forecast period is forecast to
decline by approximately 320.
6. Employment (Appendix A - Schedules 9a, 9b and 9c)
- The employment projections provided herein are largely based on the
activity rate method, which is defined as the number of jobs in the Town
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.
[1] Change in occupancy levels for existing households occurs due to aging of the
population and family life cycle changes, lower fertility rates and changing economic
conditions.
Watson & Associates Economists Ltd.
PAGE 3-9
H:\Tecumseh\2024 DC\Growth\Tecumseh - Chapter 3 & Appendix A.docx
- 2016 employment data [1],[2] (place of work) for the Town of Tecumseh is
outlined in Schedule 9a. The 2016 employment base is comprised of the
following sectors:
o 100 primary (1%);
o 570 work at home employment (4%);
o 8,498 industrial (59%);
o 3,768 commercial/population-related (26%); and
o 1,505 institutional (10%).
- The 2016 employment by usual place of work, including work at home, is
14,440. An additional 970 employees have been identified for the Town of
Tecumseh in 2016 that have no fixed place of work (N.F.P.O.W.).[3]
- Total employment, including work at home and N.F.P.O.W. for the Town
of Tecumseh is anticipated to reach approximately 19,110 by mid-2034,
21,450 by mid-2044, and 27,320 by buildout. This represents an
employment increase of approximately 2,730 for the 10-year forecast
period, 5,070 for the 20-year forecast period, and 10,940 by buildout.
- Schedule 9b, Appendix A, summarizes the employment forecast,
excluding work at home employment and N.F.P.O.W. employment, which
is the basis for the D.C. employment forecast. The impact on municipal
services from work at home employees has already been included in the
population forecast. The need for municipal services related to
N.F.P.O.W. employees has largely been included in the employment
forecast by usual place of work (i.e., employment and gross floor area
generated from N.F.P.O.W. construction employment). Furthermore,
since these employees have no fixed work address, they cannot be
captured in the non-residential G.F.A. calculation. Accordingly, work at
[1] 2016 employment is based on Statistics Canada 2016 Place of Work Employment
dataset by Watson & Associates Economists Ltd.
[2] Statistics Canada 2021 Census place of work employment data has been reviewed.
The 2021 Census employment results have not been utilized due to a significant
increase in work at home employment captured due to Census enumeration occurring
during the provincial COVID-19 lockdown from April 1, 2021 to June 14, 2021.
[2] No fixed place of work is defined by Statistics Canada as "persons who do not go
from home to the same workplace location at the beginning of each shift. Such persons
include building and landscape contractors, travelling salespersons, independent truck
drivers, etc."
Watson & Associates Economists Ltd.
PAGE 3-10
H:\Tecumseh\2024 DC\Growth\Tecumseh - Chapter 3 & Appendix A.docx
home and N.F.P.O.W. employees have been removed from the D.C.A.
employment forecast and calculation.
- Total employment for the Town of Tecumseh (excluding work at home and
N.F.P.O.W. employment) is anticipated to reach approximately 16,730 by
mid-2034, 18,650 by mid-2044, and 23,490 by buildout. This represents
an employment increase of approximately 2,250 for the 10-year forecast
period, 4,170 for the 20-year forecast period, and 9,010 by buildout.
7. Non-Residential Sq.ft. Estimates (G.F.A.), Appendix A - Schedule 9b)
- Square footage estimates were calculated in Schedule 9b based on the
following employee density assumptions:
o 1,300 sq.ft. per employee for industrial;
o 500 sq.ft. per employee for commercial/population-related; and
o 700 sq.ft. per employee for institutional employment.
- The Town-wide incremental G.F.A. is anticipated to increase by 2,155,800
sq.ft. over the 10-year forecast period, 3,963,200 sq.ft. for the 20-year
forecast period, and 8,035,900 sq.ft. over the buildout time horizon.
- In terms of percentage growth, the 2024 to 2044 incremental G.F.A.
forecast by sector is broken down as follows:
o industrial - 72%;
o commercial/population-related - 17%; and
o institutional - 11%.
8. Geographic Location of Non-Residential Development (Appendix A, Schedule
9c)
- Schedule 9c summarizes the anticipated amount, type and location of
non-residential development by servicing area for the Town of Tecumseh
by area.
- The amount and percentage of forecast total non-residential growth
between 2024 and 2044 by development location is summarized below.
Watson & Associates Economists Ltd.
PAGE 3-11
H:\Tecumseh\2024 DC\Growth\Tecumseh - Chapter 3 & Appendix A.docx
Table 3-3
Town of Tecumseh
Geographic Location of Non-Residential Development
Development Location
Amount of Non-
Residential G.F.A.
(sq.ft.), 2024 to 2044
Percentage of Non-
Residential G.F.A.,
2024 to 2044
Urban
3,963,200
100%
Rural
0
0%
Town of Tecumseh
3,963,200
100%
Note: Figures may not sum precisely due to rounding
Source: Watson & Associates Economists Ltd.
Watson & Associates Economists Ltd.
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Chapter 4
The Approach to the
Calculation of the Charge
Watson & Associates Economists Ltd.
PAGE 4-1
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
4. The Approach to the Calculation of the Charge
4.1 Introduction
This chapter addresses the requirements of subsection 5 (1) of the D.C.A. with respect
to the establishment of the need for service which underpins the D.C. calculation.
These requirements are illustrated schematically in Figure 4-1.
4.2 Services Potentially Involved
Table 4-1 lists the full range of municipal services that are provided within the Town.
A number of these services are not included in the list of eligible services provided in
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 Town'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 Town Council indicate that it intends to ensure that such an increase
in need will be met, suggests that a project-specific expression of need would be most
appropriate.
Watson & Associates Economists Ltd.
PAGE 4-2
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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.
Watson & Associates Economists Ltd.
PAGE 4-3
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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
Ineligible
Ineligible
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 Airport (Waterloo Region
only)
100
100
0
0
100
100
100
100
1with 7+ year life-time
*same percentage as service component to which it pertains
computer equipment excluded throughout
Watson & Associates Economists Ltd.
PAGE 4-4
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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
No
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 pumpers, aerials and
rescue vehicles1
4.3 Small equipment and gear
100
100
100
5. Parks Services
(i.e. Parks and
Open Space)
Ineligible
Yes
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
0
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
n/a
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
9.1 Facility space (incl. furniture
and equipment)
9.2 Vehicles1
9.3 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
1with 7+ year life-time
Watson & Associates Economists Ltd.
PAGE 4-5
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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
Yes
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
n/a
n/a
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
No
No
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. Child Care
n/a
n/a
16.1 Child care 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
Ineligible
18.1 Social housing space
0
19. Provincial
Offences Act
(P.O.A.)
n/a
19.1 P.O.A. space
100
20. Social Services
Ineligible
20.1 Social service space
0
1with 7+ year life-time
Watson & Associates Economists Ltd.
PAGE 4-6
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Categories of
Municipal Services
Eligibility
for
Inclusion
in the D.C.
Calculation
Service Components
Maximum
Potential
D.C.
Recovery
%
21. Ambulance
n/a
n/a
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
Ineligible*
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
0-100
1with a 7+ year life-time
2same percentage as service component to which it pertains
3proposed to be an eligible capital cost through the changes introduced as part of Bill
185
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 Town's detailed Local Service
Policy, as revised is provided in Appendix E.
Watson & Associates Economists Ltd.
PAGE 4-7
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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
(2) 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; and
e) interest on money borrowed to pay for the above-referenced costs.
Note, the Province released Bill 185 on April 10, 2024, which proposes to reinstate
studies as an eligible capital cost. This proposed amendment will allow municipalities to
fund studies. As part of this Background Study, a calculation for studies has been
undertaken, should this proposed change be implemented by the Province.
In order for an increase in need for service to be included in the D.C. calculation, Town
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
Town's approved and proposed capital budgets and master servicing/needs studies.
Watson & Associates Economists Ltd.
PAGE 4-8
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
4.6 Treatment of Credits
Section 8, paragraph 5, of O. Reg. 82/98 indicates that a D.C. background study must
set out "the estimated value of credits that are being carried forward relating to the
service." Subsection 17, paragraph 4, of the same regulation indicates that "the value
of the credit cannot be recovered from future D.C.s," if the credit pertains to an ineligible
service. This implies that a credit for eligible services can be recovered from future
D.C.s. As a result, this provision should be made in the calculation, in order to avoid a
funding shortfall with respect to future service needs. There are no current outstanding
credits for inclusion in the D.C. calculations.
4.7 Classes of Services
Section 7 of the D.C.A. states that a D.C. by-law may provide for any D.C. eligible
service or the capital costs with respect to those services. 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.
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 have identified Public Works as a class of service. In addition, a class
of service has been identified for growth studies (if enacted by the Province).
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
Watson & Associates Economists Ltd.
PAGE 4-9
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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 future forecast periods,
which underlie the D.C. calculation herein.
The alternative would involve the Town spending all reserve fund monies prior to
renewing each by-law, which would not be a sound basis for capital budgeting. Thus,
the Town will use these reserve funds for the Town'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 Town's D.C. Reserve Fund balances by service of December 31, 2023 are shown
below:
Table 4-2
Town of Tecumseh
Reserve Fund Balances, as at December 31, 2023
Note: Amounts in brackets are deficit balances.
4.9 Deductions
The D.C.A. potentially requires that four (4) deductions be made to the increase in the
need for service. These relate to:
- the level of service ceiling;
- uncommitted excess capacity;
Service
D.C. Reserve Fund
Balance as of
December 31, 2023
Adjustments for
Loans from Other
Sources
Adjusted D.C.
Reserve Fund
Balances
Services Related to a Highway
$332,534
$332,534
Fire Protection Services
$142,151
$142,151
Policing Services
$108,130
$108,130
Parks and Recreation Services
$0
($510,758)
($510,758)
Library Services
$123,745
$123,745
Growth Studies
$0
($967,164)
($967,164)
Wastewater Services
$0
($10,888,596)
($10,888,596)
Water Services
$0
($398,154)
($398,154)
Total
$706,560
($12,764,672)
($12,058,112)
Watson & Associates Economists Ltd.
PAGE 4-10
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
- benefit to existing development; and
- anticipated grants, subsidies, and other contributions.
The requirements behind each of these reductions are addressed below.
4.9.1 Reduction 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 15-year period immediately preceding the preparation of the
background study" (D.C.A., subsection 5 (1) 4). O. Reg. 82/98 (section 4) goes further
to indicate that "both the quantity and quality of a service shall be taken into account in
determining the level of service and the average level of service."
In many cases, this can be done by establishing a quantity measure in terms of units as
floor area, land area, or road length per capita and a quality measure, in terms of the
average cost of providing such units based on replacement costs, engineering
standards, or recognized performance measurement systems, depending on
circumstances. When the quantity and quality factors are multiplied together, they
produce a measure of the level of service, which meets the requirements of the Act, i.e.
cost per unit.
With respect to transit services, the changes to the Act introduced in 2015 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 Town'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
Watson & Associates Economists Ltd.
PAGE 4-11
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
deduction of uncommitted excess capacity from the future increase in the need for
service would normally occur as part of the conceptual planning and feasibility work
associated with justifying and sizing new facilities, e.g. if a road widening to
accommodate increased traffic is not required because sufficient excess capacity is
already available, then widening would not be included as an increase in need, in the
first instance.
4.9.3 Reduction for Benefit to Existing Development
Section 5 (1) 6 of the D.C.A. provides that, "The increase in the need for service must
be reduced by the extent to which an increase in service to meet the increased need
would benefit existing development." The general guidelines used to consider benefit to
existing development included:
- the repair or unexpanded replacement of existing assets that are in need of
repair;
- an increase in average service level of quantity or quality;
- the elimination of a chronic servicing problem not created by growth; and
- providing services where none previously existed (generally considered for water
or wastewater services).
This step involves a further reduction in the need, by the extent to which such an
increase in service would benefit existing development. The level of service cap in
section 4.9.1 is related but is not the identical requirement. Sanitary, storm, and water
trunks are highly localized to growth areas and can be more readily allocated in this
regard than other services such as services related to a highway, which do not have a
fixed service area.
Where existing development has an adequate service level which will not be tangibly
increased by an increase in service, no benefit would appear to be involved. For
example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive 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 Town-wide system basis. For example, facilities of the
same type may provide different services (i.e. leisure pool vs. competitive pool),
Watson & Associates Economists Ltd.
PAGE 4-12
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
different programs (i.e. hockey vs. figure skating), and different time availability for the
same service (i.e. leisure skating available on Wednesdays in one arena and Thursdays
in another). As a result, residents will travel to different facilities to access the services
they want at the times they wish to use them, and facility location generally does not
correlate directly with residence location. Even where it does, displacing users from an
existing facility to a new facility frees up capacity for use by others and generally results
in only a very limited benefit to existing development. Further, where an increase in
demand is not met for a number of years, a negative service impact to existing
development is involved for a portion of the planning period.
4.9.4 Reduction for Anticipated Grants, Subsidies and Other
Contributions
This step involves reducing the capital costs necessary to provide the increased
services by capital grants, subsidies, and other contributions (including direct developer
contributions required due to the local service policy) made or anticipated by Council
and in accordance with various rules such as the attribution between the share related
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 involved to anticipated development for each period
under consideration and using allocations between residential and non-residential
development and between one type of development and another, to arrive at a schedule
of charges.
Watson & Associates Economists Ltd.
PAGE 4-13
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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,
approaches, and policies on the asset management planning. This examination has
been included in Appendix F.
4.13 Transit
The most significant changes to the Act relate to the transit service. These changes
relate to four (4) areas of the calculations, as follows:
A. Transit no longer requires the statutory 10% mandatory deduction from the net
capital cost (subsection 5.2 (i) of the D.C.A.).
B. The background study requires the following in regard to transit costs (as per
subsection 8 (2) of the regulations):
1. The calculations that were used to prepare the estimate for the planned level
of service for transit services, as mentioned in subsection 5.2 (3) of the Act.
2. An identification of the portion of the total estimated capital cost relating to the
transit services that would benefit,
i.
the anticipated development over the 10-year period immediately
following the preparation of the background study, or
ii.
the anticipated development after the 10-year period immediately
following the preparation of the background study.
3. An identification of the anticipated excess capacity that would exist at the end
of the 10-year period immediately following the preparation of the background
study.
Watson & Associates Economists Ltd.
PAGE 4-14
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
4. An assessment of ridership forecasts for all modes of transit services
proposed to be funded by the D.C. over the 10-year period immediately
following the preparation of the background study, categorized by
development types, and whether the forecast ridership will be from existing or
planned development.
5. An assessment of the ridership capacity for all modes of transit services
proposed to be funded by the development charge over the 10-year period
immediately following the preparation of the background study.
C. A new forward-looking service standard (as per subsection 6.1 (2) of the
regulations) requires the following:
1. The service is a discrete service.
2. No portion of the service that is intended to benefit anticipated development
after the 10-year period immediately following the preparation of the
background study may be included in the estimate.
3. No portion of the service that is anticipated to exist as excess capacity at the
end of the 10-year period immediately following the preparation of the
background study may be included in the estimate.
D. A very detailed asset management strategy and reporting requirements
(subsection 6.1 (3) of the regulation) that includes lifecycle costs, action plans
that will enable the assets to be sustainable, a summary of how to achieve the
proposed level of service, discussion on procurement measures and risk are
required.
The Town has not included transit in the D.C. calculations. Therefore, the above
calculation and reporting requirements are not required for the purposes of this D.C.
study.
4.14 Mandatory Phase-in of a D.C.
For all by-laws passed after January 1, 2022, the charge must be phased-in relative to
the maximum charge that could be imposed under the by-law. The phase-in for the first
5-years that the by-law is in force, is as follows:
Watson & Associates Economists Ltd.
PAGE 4-15
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
- Year 1 - 80% of the maximum charge;
- Year 2 - 85% of the maximum charge;
- Year 3 - 90% of the maximum charge;
- Year 4 - 95% of the maximum charge; and
- Year 5 to expiry - 100% of the maximum charge.
Note: as part of the changes proposed by the Province through Bill 185, this mandatory
phase-in is proposed to be removed for any D.C. by-laws passed after Bill 185 receives
Royal Assent.
Watson & Associates Economists Ltd.
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Chapter 5
D.C.-Eligible Cost Analysis by
Service
Watson & Associates Economists Ltd.
PAGE 5-1
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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, Town 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 services, library services, and growth studies over a 10-year planning period.
Each service component is evaluated on two format sheets: the average historical 15-
year level of service calculation (see Appendix B), which "caps" the D.C. amounts; and,
the infrastructure cost calculation, which determines the potential D.C. recoverable cost.
Note that the growth forecast identified in Chapter 3 identifies growth from mid-2024 to
mid-2034 which equates to 10 full calendar years of growth. As the capital needs are
budgeted using calendar years, the capital needs forecast is based on the period 2024
to 2033.
5.2.1 Parks and Recreation Services
The Town currently has approximately 361 acres of parkland within its jurisdiction. Over
the historical 15-year period, the Town has provided an average level of service of
15.20 acres of parkland per 1,000 population. In addition to the parkland, the Town also
provides for various amenities such as ball diamonds, playground equipment, soccer
fields etc. Over the past 15 years, the Town has provided an average level of service of
Watson & Associates Economists Ltd.
PAGE 5-2
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
16.20 parkland amenity items per 1,000 population. Within parks, there are also various
park pathways and parking spots. Over the past fifteen years, the average level of
service was 354.50 linear meters and 1,400 sq.m. of parking space per 1,000
population.
Based on the above, the level of service provided for parks to an investment of
approximately $1,874 per capita. When applied over the forecast period, this average
level of service translates into a D.C.-eligible amount of $11,132,477.
The Town currently utilizes 65 vehicles to maintain the parks and recreation facilities.
Over the historical 15-year period, the Town provided an average level of service of
2.40 vehicles per 1,000 population. Based on the growth anticipated over the 10-year
forecast period, the Town would be eligible to collect $510,160 for vehicles and
equipment.
The Town provides indoor recreation services from five (5) facilities totalling
approximately 126,312 sq.ft. of space. The facilities include the St. Clair Beach
Community Centre, the Lanoue Street Community Centre, Arena 1, the Leisure Pool
Facility, and the Maidstone Recreation Centre. Over the past 15-years, the Town
provided an average level of service of 5.15 sq.ft. of space per capita. This average
level of service equates to an average investment of $3,673 per capita which translates
to a D.C.-eligible amount of $21,811,750 over the 10-year forecast period.
The total D.C.-eligible amount for park and recreation services over the 10-year forecast
period is $33,454,387.
Based on the projected growth over the 10-year forecast period, the Town has identified
$27.25 million in future growth capital costs for parks and recreation services. In
addition to the capital works, $510,758 has been included in the calculations to reflect
the existing reserve fund deficit. Of this amount $13.45 million has been deducted from
the calculations to reflect anticipated grant funding or community fundraising. It is noted
that based on reporting to Council, the Multi-use Indoor Sports Facility will not proceed
unless 73% of the project is grant funded. The resulting net-growth-related capital costs
is $14,318,158. This amount has been included in the D.C. calculations.
While park and recreation service usage is predominately residential based, there is
some use of facility space and parks by non-residential users. To acknowledge this
Watson & Associates Economists Ltd.
PAGE 5-3
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
use, the growth-related capital costs have been allocated 95% to residential
development and 5% to non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-4
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 5-1
Infrastructure Cost Included in the Development Charges Calculation
Parks and Recreation Services
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2033
95%
5%
1
Lakewood Park Master Plan
Improvements
2024
3,073,000
-
3,073,000
-
100,000
2,973,000
2,824,350
148,650
2
Lacasse Baseball Grandstand
2024
3,800,000
-
3,800,000
-
1,300,000
2,500,000
2,375,000
125,000
3
Optimist Park Playset
2024
150,000
-
150,000
-
150,000
142,500
7,500
4
MRC Washrooms
2024
625,000
-
625,000
-
625,000
593,750
31,250
5
Southfield Park
2025
1,260,000
-
1,260,000
-
1,260,000
1,197,000
63,000
6
L'Essor Artificial Soccer Turf Field
2026
2,190,000
-
2,190,000
-
1,095,000
1,095,000
1,040,250
54,750
7
Provision for Additional Parkland
Development and Amenities
2024-2033
930,000
-
930,000
-
930,000
883,500
46,500
8
Multi-use Indoor Sports Faciity
2028-2030
15,000,000
-
15,000,000
-
10,950,000
4,050,000
3,847,500
202,500
Vehicles
9
Pickup
2024
70,000
-
70,000
-
70,000
66,500
3,500
10
RTV Utility Vehicle
2024
24,400
-
24,400
-
24,400
23,180
1,220
11
John Deere 9009 Striping Mower
2024
130,000
-
130,000
-
130,000
123,500
6,500
12
Reserve Fund Adjustment
Reserve
510,758
-
510,758
-
510,758
485,220
25,538
Total
27,763,158
-
-
27,763,158
-
13,445,000
14,318,158
13,602,250
715,908
Gross Capital
Cost Estimate
(2024$)
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Less:
Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable
to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-5
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
5.2.2 Library Services
The Town provides library services from 8,975 sq.ft. of space in the St. Clair Beach
Facility. Over the past fifteen years, the average level of service provided was 0.38
sq.ft. of space per capita or an investment of $331 per capita. Based on the level of
service provided over the past fifteen years, the Town would be eligible to collect a total
of $1.97 million from D.C.s for library services.
Based on discussions with staff, no future growth-related capital needs have been
identified for the forecast period. It is noted that there is an existing reserve fund
balance of approximately $124,000. It is anticipated that when capital needs are
identified, this reserve fund balance can be utilized for these projects.
Watson & Associates Economists Ltd.
PAGE 5-6
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 5-2
Infrastructure Cost Included in the Development Charges Calculation
Library Services
Proj.
No.
Residential
Share
Non-
Residential
Share
2024 to 2033
95%
5%
No growth-related capital needs
identified at this time
Total
-
-
-
-
-
-
-
-
-
Net Capital
Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contributions
Attributable
to New
Development
Total
Less:
Potential D.C. Recoverable Cost
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Gross
Capital Cost
Estimate
(2024$)
Post
Period
Benefit
Other
Deductions
Watson & Associates Economists Ltd.
PAGE 5-7
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
5.2.3 Growth Studies
As noted in Chapter 1 of this report, Bill 23 (2022) removed growth studies as an eligible
capital cost from the D.C. calculation. The Province has proposed to re-introduce
studies related to D.C. services as an eligible capital cost through the changes
proposed in Bill 185. As a result of the proposed legislative changes, and should the
Province implement Bill 185, a D.C. for growth studies would take effect. If the Province
does not go forward with this change, the charge for growth studies will not be imposed
as part of the Town's D.C. by-law.
Growth studies would be considered a class of service under the D.C.A. and is
comprised of studies related to D.C. eligible services. The Town has identified the need
for various studies over the next 10 years (e.g., fire master plan update,
water/wastewater master plan update, Official Plan update, etc.).
The total capital costs of these studies is $3.42 million. In addition, $967,164 has been
added to the calculations to account for the existing reserve fund deficit. A deduction of
$21,000 has been made to account for the portion of studies that benefit non-D.C.
eligible services. In addition, a further deduction of $1.29 million has been made to
identify the benefit to existing development. As a result of these deductions, the net
D.C.-recoverable cost to be included in the calculations is $3.07 million.
The capital costs for growth studies have been allocated 72% to residential
development and 28% to non-residential development based on the incremental growth
in population to employment for the 10-year forecast period.
Watson & Associates Economists Ltd.
PAGE 5-8
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 5-3
Infrastructure Cost Included in the Development Charges Calculation
Growth Studies
Residential
Share
Non-
Residential
Share
2024 to 2033
72%
28%
1
Fire Master Plan Update
2029
Fire Protection Services
50,000
-
50,000
8,300
41,700
30,024
11,676
2
Parks and Recreation Master Plan
2027-2028
Parks and Recreation Services
100,000
-
100,000
50,000
50,000
36,000
14,000
3
Water/Wastewater Master Plan Update
2025
Water & Wastewater Services
250,000
-
250,000
-
250,000
180,000
70,000
4
8th Concession Trunk Sanitary Sewer
Outlet, Servicing Strategy
2026
Wastewater Services
172,000
-
172,000
129,000
43,000
30,960
12,040
5
Sanitary Sewer Model Update
2024
Wastewater Services
350,000
-
350,000
315,000
35,000
25,200
9,800
6
Sanitary Sewer Model Update
2033
Wastewater Services
250,000
-
250,000
225,000
25,000
18,000
7,000
7
Tecumseh Storm Drainage Master Plan
Update
2026
Stormwater Services
200,000
-
200,000
190,000
10,000
7,200
2,800
8
Oldcastle Storm Drainage Master Plan
Update
2032
Stormwater Services
200,000
-
200,000
140,000
60,000
43,200
16,800
9
Tecumseh Hamlet Servicing and
Financing Study
2024-2025
Water, Wastewater, Stormwater,
and Services Related to a
Highway
1,215,000
-
1,215,000
121,500
1,093,500
787,320
306,180
10
Development Standards Manual
2024
All D.C. Eligible Services
71,500
-
71,500
-
71,500
51,480
20,020
11
Transportation Master Plan Update
2027
Services Related to a Highway
250,000
-
250,000
62,500
187,500
135,000
52,500
12
Official Plan Update
2029-2031
All D.C. Eligible Services
150,000
-
15,000
135,000
37,500
97,500
70,200
27,300
13
CIP Plan - Main Street
2026
All D.C. Eligible Services
30,000
-
3,000
27,000
7,500
19,500
14,040
5,460
14
CIP Plan Update - Industrial
2030-2032
All D.C. Eligible Services
30,000
-
3,000
27,000
7,500
19,500
14,040
5,460
15
Development Charges Background
Study
2024
All D.C. Eligible Services
50,000
-
50,000
-
50,000
36,000
14,000
16
Development Charges Background
Study
2028-2033
All D.C. Eligible Services
50,000
-
50,000
-
50,000
36,000
14,000
Reserve Fund Adjustment
967,164
-
967,164
-
967,164
696,358
270,806
Total
4,385,664
-
21,000
4,364,664
1,293,800
-
3,070,864
2,211,022
859,842
Proj.
No.
Increased Service Needs Attributable
to Anticipated Development
Timing
(year)
Gross
Capital Cost
Estimate
(2024$)
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 5-9
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
5.3 Service Levels and 20-Year Capital Costs for
Tecumseh's D.C. Calculation
This section evaluates the development-related capital requirements for services related
to a highway, public works, fire protection services, and policing services with capital
costs identified over the 20-year forecast period.
Note that the growth forecast identified in Chapter 3 identifies growth from mid-2024 to
mid-2044 which equates to 20 full calendar years of growth. As the capital needs are
budgeted using calendar years, the capital needs forecast is based on the period 2024
to 2043.
5.3.1 Services Related to a Highway
Tecumseh owns and maintains 84.20 km of arterial, collector, and rural roads within the
Town. These roads have a total replacement cost of approximately $257.08 million.
Over the historical 15-year period the Town has provided an average level of service of
3.6 km of roads per 1,000 population. The level of service provided results in a D.C.
eligible amount over the 20-year period of approximately $122.65 million for roads.
The Town also provides 39.33 km of sidewalks and pathways and 839 streetlights and
traffic signals. Over the past 15-year period, the Town provided an average level of
service which equates to an investment of $1,560 per capita. Based on the growth over
the 20-year forecast period, the Town is eligible to collect approximately $17.44 million
for sidewalks, traffic signals, and streetlights.
In total, the Town is eligible to collect approximately $140.09 million for road related
infrastructure.
With respect to future needs, the Town has identified capital projects for road works,
sidewalks, streetlights, active transportation, and traffic signals. The total gross capital
cost of the identified works is $95.01 million. Of this amount, $70,000 is deducted for
the amount that is attributable to growth post-2043, $45.01 million is deducted for the
amount that benefits existing development, and $0.33 million is deducted to reflect the
balance in the reserve fund. The net growth-related capital cost included in the D.C.
calculations is $48.68 million.
Watson & Associates Economists Ltd.
PAGE 5-10
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
The residential/non-residential allocation for all services related to a highway is based
on the ratio of anticipated population and employment growth over the 20-year forecast
period. This results in a 73% allocation to residential development and 27% allocation
to non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-11
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 5-4
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway
Less:
Potential D.C. Recoverable Cost
Proj. No.
Residential
Share
Non-
Residential
Share
2024 to 2043
73%
27%
Roads, Sidewalks and Streetlighting
1
Manning Road - St. Gregory's to Riverside
Drive
2027-2028
6,381,000
-
6,381,000
5,360,000
1,021,000
745,330
275,670
2
Lanoue- County Road 19 to Heatherglen
2025-2030
2,176,000
-
2,176,000
217,600
1,958,400
1,429,632
528,768
3
Gouin- Lesperance to Deslippe
2025-2030
675,000
-
675,000
445,500
229,500
167,535
61,965
4
Gouin- Deslippe to MRSPA
2025-2030
304,000
-
304,000
200,600
103,400
75,482
27,918
5
Gouin- Lesperance to Hebert
2035-2040
1,733,000
-
1,733,000
1,143,800
589,200
430,116
159,084
6
Gouin- Hebert to west Corbi
2035-2040
1,512,000
-
1,512,000
997,900
514,100
375,293
138,807
7
Maisonneuve- Lesperance to Hebert
2035-2040
1,709,000
-
1,709,000
427,300
1,281,700
935,641
346,059
8
Maisonneuve- Hebert to Shawnee
2035-2040
728,000
-
728,000
72,800
655,200
478,296
176,904
9
Maisonneuve- Shawnee to Corbi
2035-2040
937,000
-
937,000
93,700
843,300
615,609
227,691
10
Maisonneuve- Corbi to Tecumseh Hamlet
2035-2040
301,000
-
301,000
-
301,000
219,730
81,270
11
Intersection- Lesperance to Shawnee
2035-2040
2,809,000
-
2,809,000
1,853,900
955,100
697,223
257,877
12
Intersection- Shawnee to Banwell
2035-2040
3,681,000
-
3,681,000
2,429,500
1,251,500
913,595
337,905
13
Sylvestre- Flyoff to MRSPA
2025-2030
1,936,000
-
1,936,000
-
1,936,000
1,413,280
522,720
14
Jamsyl- Sylvestre to MRSPA
2025-2030
411,000
-
411,000
-
411,000
300,030
110,970
15
Shields- Extension
2030-2035
4,200,000
-
4,200,000
2,058,000
2,142,000
1,563,660
578,340
16
Tecumseh Hamlet Hydro Corridor
2025-2030
1,949,000
-
1,949,000
-
1,949,000
1,422,770
526,230
17
County Road 42- Banwell to Manning Road
(sidewalks - 100% Town funded)
2026-2028
199,000
-
199,000
-
199,000
145,270
53,730
County Road 42 - City limits to Banwell
roundabout (sidewalk - 100% Town funded)
2028-2030
580,000
-
580,000
-
580,000
423,400
156,600
18
12 Concession- County Road 42 to Dimu
2035-2040
1,636,000
-
1,636,000
409,000
1,227,000
895,710
331,290
19
North Talbot- 8th Concession to County
Road 46
2025-2030
6,148,000
-
6,148,000
3,934,700
2,213,300
1,615,709
597,591
20
North Talbot- County Road 11 to 8th
Concession
2035-2040
7,386,000
-
7,386,000
4,727,000
2,659,000
1,941,070
717,930
21
8th Concession- Hwy 401 to North Talbot
2035-2040
5,688,000
-
5,688,000
3,640,300
2,047,700
1,494,821
552,879
22
Outer Drive- Hwy 3 to Blackacre
2035-2040
3,211,000
-
3,211,000
1,958,700
1,252,300
914,179
338,121
23
Outer Drive- Blackacre to Rossi
2035-2040
756,000
-
756,000
461,200
294,800
215,204
79,596
24
Outer Drive- Rossi to Moro
2035-2040
842,000
-
842,000
513,600
328,400
239,732
88,668
25
Fasan Drive- Roscon to 140m east
2025-2030
740,000
-
740,000
-
740,000
540,200
199,800
26
Oldcastle- Hwy 3 to North Talbot
2035-2040
4,802,000
-
4,802,000
2,737,100
2,064,900
1,507,377
557,523
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Increased Service Needs Attributable to
Anticipated Development
Timing (year)
Gross Capital
Cost
Estimate
(2024$)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-12
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 5-4
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway (Continued)
Less:
Potential D.C. Recoverable Cost
Proj. No.
Residential
Share
Non-
Residential
Share
2024 to 2043
73%
27%
27
Oldcastle/8th Concession Realignment
2035-2040
1,667,000
-
1,667,000
950,200
716,800
523,264
193,536
28
Malden- ConRail to County Road 19
2040-2043
5,806,000
-
5,806,000
3,773,900
2,032,100
1,483,433
548,667
29
Westlake - Lesperance to MRSPA
2025-2030
957,000
-
957,000
95,700
717,750
143,550
104,792
38,759
30
Sylvestre Drive from Sylvestre Flyoff
Westerly to MRSPA
2025-2030
1,871,000
-
1,871,000
-
1,871,000
1,365,830
505,170
31
9th Concession- Hwy 401 to North Talbot
2040-2043
4,548,000
-
4,548,000
4,073,900
474,100
346,093
128,007
Active Transportation
32
Manning- St.Gregory's to Riverside (Bike
Lanes)
2027-2028
501,000
-
501,000
50,100
450,900
329,157
121,743
33
Westlake Extension- Lesperance to MRSPA
(Multi-Use Path)
2025-2030
89,000
-
89,000
8,900
80,100
58,473
21,627
34
Jamsyl-Sylvestre to MRSPA (Multi-Use Path)
2035-2040
223,000
-
223,000
22,300
200,700
146,511
54,189
35
Lesperance-Riverside to McNorton (Multi-
Use Path)
2025-2026
824,000
-
824,000
82,400
741,600
541,368
200,232
36
Lesperance-CR22 to CR42 (Multi-Use Path)
2024-2025
1,426,000
-
1,426,000
142,600
1,283,400
936,882
346,518
37
Gouin-Lesperance to MRSPA (Multi-Use
Path)
2025-2030
78,000
-
78,000
7,800
70,200
51,246
18,954
38
Gouin-Lesperance to Tecumseh Hamlet
(Multi-Use Path)
2035-2040
312,000
-
312,000
31,200
280,800
204,984
75,816
39
Maisonneuve-Lesperance to Tecumseh
Hamlet (Multi-Use Path)
2035-2040
312,000
-
312,000
31,200
280,800
204,984
75,816
40
Intersection-Shawnee to Banwell (Multi-Use
Path)
2035-2040
89,000
-
89,000
89,000
-
-
-
41
Shields Road Extension (Multi-Use Path)
2030-2035
749,000
-
749,000
74,900
674,100
492,093
182,007
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Increased Service Needs Attributable to
Anticipated Development
Timing (year)
Gross Capital
Cost
Estimate
(2024$)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-13
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 5-4
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway (Continued)
Less:
Potential D.C. Recoverable Cost
Proj. No.
Residential
Share
Non-
Residential
Share
2024 to 2043
73%
27%
42
CR42- CR43 to Lakeshore (Bike Lanes)
2026-2028
563,000
-
563,000
56,300
506,700
369,891
136,809
43
CR42- 215m west of CR43 to 100 west of
CR43 (Bike Lanes)
2026-2028
29,000
-
29,000
2,900
26,100
19,053
7,047
44
CR19- VIA Rail to CR22 (Bike Lanes)
2045-2050
78,000
70,200
7,800
7,800
-
-
-
45
CR19-CR22 to 250m south of CR42 (Bike
Lanes)
2030-2035
382,000
-
382,000
38,200
343,800
250,974
92,826
46
CR19-CR22 to 250m south of CR42 (Multi-
Use Path)
2030-2035
815,000
-
815,000
81,500
733,500
535,455
198,045
47
CR46- Windsor to 9th Conc (Paved
Shoulder)
2030-2035
576,000
-
576,000
57,600
518,400
378,432
139,968
48
Oldcastle- Hwy 3 to North Talbot (Multi-Use
Path)
2030-2035
517,000
-
517,000
51,700
465,300
339,669
125,631
49
North Talbot- 8th Conc to CR46 (Multi-Use
Path)
2035-2040
668,000
-
668,000
66,800
601,200
438,876
162,324
50
CR34- Hwy 3 to CR19 (Multi-Use Path)
2030-2035
1,136,000
-
1,136,000
113,600
1,022,400
746,352
276,048
51
Malden Road-Pike Creek to CR19 (Multi-Use
Path)
2025-2030
423,000
-
423,000
42,300
380,700
277,911
102,789
52
Gouin Pond (Multi-Use Path)
2025-2030
657,000
-
657,000
65,700
591,300
431,649
159,651
53
West Hamlet North South Pathway - CPR to
HydroOne Corridor with Signals (Multi-Use
Path)
2035-2040
156,000
-
156,000
15,600
140,400
102,492
37,908
54
LaChance Pond (Multi-Use Path)
2035-2040
479,000
-
479,000
47,900
431,100
314,703
116,397
55
HydroOne Corridor - Town Limit to Manning
Road (East-West Pathway) (Multi-Use Path)
2035-2040
1,036,000
-
1,036,000
103,600
932,400
680,652
251,748
56
Desjardins Pond (Multi-Use Path)
2035-2040
594,000
-
594,000
59,400
534,600
390,258
144,342
58
McAuliffe Park - South Connector, South of
Park Expansion (Multi-Use Path)
2035-2040
180,000
-
180,000
18,000
162,000
118,260
43,740
59
CR42 - Windsor to Banwell (Multi-Use Path)
2026-2028
195,000
-
195,000
-
195,000
-
-
-
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Increased Service Needs Attributable to
Anticipated Development
Timing (year)
Gross Capital
Cost
Estimate
(2024$)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-14
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 5-4
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway (Continued)
Less:
Potential D.C. Recoverable Cost
Proj. No.
Residential
Share
Non-
Residential
Share
2024 to 2043
73%
27%
Traffic Signals
60
Street 'A' at CR 19 (and Little Baseline Road)
2035-2040
729,000
-
729,000
125,000
604,000
440,920
163,080
61
Malden Road at CR 19 (signals and
intersection improvements
2025-2030
729,000
-
729,000
474,400
254,600
185,858
68,742
62
New Local Road at CR 46 (signals)
2025-2030
547,000
-
547,000
54,600
492,400
359,452
132,948
63
Oldcaste at 8th Concession Intersection (UC
2 Lanes)
2030-2035
729,000
-
729,000
415,400
313,600
228,928
84,672
64
CR19 @ Jamsyl
2040-2045
547,000
-
547,000
-
547,000
399,310
147,690
65
CR19 @ Lanoue
2020-2025
365,000
-
365,000
-
365,000
266,450
98,550
Miscellaneous
67
Reserve Fund Adjustment
Reserve
332,534
(332,534)
(242,750)
(89,784)
Total
95,012,000
70,200
-
94,941,800
45,347,134
912,750
48,681,916
35,537,799
13,144,117
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Increased Service Needs Attributable to
Anticipated Development
Timing (year)
Gross Capital
Cost
Estimate
(2024$)
Post Period
Benefit
Watson & Associates Economists Ltd.
PAGE 5-15
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
5.3.2 Public Works
The Public Works Department has a variety of vehicles and major equipment with a
replacement cost totalling approximately $5.44 million. The inventory provided over the
historical 15-year period results in an average level of service of 1.90 vehicles and
equipment per 1,000 population. This results in an average level of investment of $228
per capita. Over the forecast period, the D.C.-eligible amount for vehicles and
equipment is $2.54 million.
Tecumseh operates their Public Works service out of a number of facilities throughout
the Town. The facilities provide 26,753 sq.ft. of building area, providing for an average
level of service of 1.06 sq.ft. per capita or $373 per capita. This level of service
provides the Town with a maximum D.C.-eligible amount for recovery over the 20-year
forecast period of $4.16 million.
In total, the Town is eligible to collect approximately $6.74 million for public works
infrastructure.
Based on the anticipated growth over the 20-year forecast period, a provision for
additional public works facility space and additional vehicles has been provided in the
amount of $2.60 million. As this is a provision, no deductions have been made,
however, when growth-related capital projects are funded, the appropriate benefit to
existing and post-period benefit deductions will be made at that time. This provisional
amount has been included in the D.C. calculations.
The residential/non-residential allocation for all services related to a highway is based
on the ratio of anticipated population and employment growth over the 20-year forecast
period. This results in a 73% allocation to residential development and 27% allocation
to non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-16
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 5-5
Infrastructure Cost Included in the Development Charges Calculation
Services Related to a Highway - Public Works
Less:
Potential D.C. Recoverable Cost
Service to Which Project
Relates
Residential
Share
Non-
Residential
Share
2024 to 2043
73%
27%
1
Provision for Additional Public Works
Space/Garage
Services Related to a Highway,
Water, and Wastewater Services 2024-2043
1,200,000
-
1,200,000
-
1,200,000
876,000
324,000
2
Provision for Additional Vehicles
Services Related to a Highway,
Water, and Wastewater Services 2024-2043
1,400,000
-
1,400,000
-
1,400,000
1,022,000
378,000
Total
2,600,000
-
-
2,600,000
-
-
2,600,000
1,898,000
702,000
Proj. No.
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital
Cost
Estimate
(2024$)
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-17
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
5.3.3 Fire Protection Services
Tecumseh currently operates its fire services from two (2) fire stations which provide a
total of 13,481 sq.ft. of facility space. Additionally, a confined space training facility is
provided at Station #2. Fire Station #2 also includes a training building and training
tower. Over the historical 15-year period the Town provided 0.57 sq.ft. of facility space
per capita, which equates to an investment of $435 per capita. Based on the
anticipated growth over the 20-year forecast period, this level of service provides the
Town with a maximum D.C.-eligible amount for recovery of $4.86 million related to fire
facility space.
The fire department has a current inventory of 13 vehicles. Over the historical 15-year
period the Town has provided an average level of investment of $275 per capita. Based
on the average level of service the total D.C.-eligible amount for fire vehicles over the
20-year forecast period is $3.08 million.
The fire department utilizes fire equipment and gear with a total replacement cost of
approximately $1.34 million. Over the historical 15-year period the Town provided an
average level of investment of $56 per capita. This results in a D.C.-eligible amount of
approximately $630,000 for small equipment and gear over the 20-year forecast period.
The Town has identified the need to expand both fire stations to include additional
facility and office space. In addition, due to the growth in the number of higher
structures anticipated, an upgraded aerial truck and mini pumper are required. The
Town has also identified the need for additional firefighter equipment and new thermal
cameras. The total gross capital cost of these projects is estimated to be $10.81
million. Of the total gross capital cost, $2.16 million is deducted for the amount that
benefits existing development. In addition, approximately $140,000 is deducted to
reflect the balance in the reserve fund. The resulting total net growth-related capital
costs included in the D.C. calculations is $8.51 million.
These costs are shared between residential and non-residential growth based on the
population to employment ratio over the 20-year forecast period. This results in 73% of
the costs being allocated to residential development and 27% being allocated to non-
residential development.
Watson & Associates Economists Ltd.
PAGE 5-18
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 5-6
Infrastructure Cost Included in the Development Charges Calculation
Fire Protection Services
Less:
Potential D.C. Recoverable Cost
Proj. No.
Residential
Share
Non-
Residential
Share
2024 to 2043
73%
27%
Facilities
1
Station 1 Office and Truck Bay
Addition
2025-2026
2,430,000
-
2,430,000
-
2,430,000
1,773,900
656,100
2
Station 2 Expansion
2025
1,500,000
-
1,500,000
150,000
1,350,000
985,500
364,500
3
Provision for Additional Facility
Space
2024-2043
3,400,000
-
3,400,000
-
3,400,000
2,482,000
918,000
Vehicles
4
Truck 1 - Aerial
(Replace/upgrade)
2025
2,400,000
-
2,400,000
1,930,000
470,000
343,100
126,900
5
Squad 2 Mini Pumper
2025
429,000
-
429,000
77,900
351,100
256,303
94,797
Equipment
6
Provision for Firefighting
Equipment
2024-2043
612,000
-
612,000
-
612,000
446,760
165,240
7
New Thermal Cameras (2)
2025
34,400
-
34,400
-
34,400
25,112
9,288
8
Reserve Fund Adjustment
142,151
(142,151)
(103,770)
(38,381)
Total
10,805,400
-
-
10,805,400
2,300,051
-
8,505,349
6,208,905
2,296,444
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Gross Capital
Cost Estimate
(2024$)
Increased Service Needs
Attributable to Anticipated
Development
Timing
(year)
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-19
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
5.3.4 Policing Services
The Town is serviced by the Ontario Provincial Police (O.P.P.) service. The Town
provides 5,555 sq.ft. of facility space for the O.P.P. officers providing for an average
level of service of 0.23 sq.ft. per capita or an average investment of $171 per capita.
This level of service provides the Town with a maximum D.C.-eligible amount for
recovery of $1.91 million related to policing facility space over the 20-year forecast
period.
To facilitate growth over the 20-year forecast period, a provision for additional facility
space in the amount of $1.5 million has been provided. Note that the amount of the
provision is in addition to the reserve fund balance of $108,130. As this is a provision,
no deductions have been made, however, when growth-related capital projects are
funded, the appropriate benefit to existing and post-period benefit deductions will be
made at that time. Therefore $1.5 million has been included in the D.C. calculations.
The costs for police services are shared 73%/27% between residential and non-
residential development based on the incremental growth in population to employment
over the 20-year forecast period.
Watson & Associates Economists Ltd.
PAGE 5-20
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 5-7
Infrastructure Cost Included in the Development Charges Calculation
Policing Services - Facilities
Less:
Potential D.C. Recoverable Cost
Proj. No.
Residential
Share
Non-
Residential
Share
2024 to 2043
73%
27%
1
Provision for Additional Space
2024-2043
1,500,000
-
1,500,000
-
1,500,000
1,095,000
405,000
Total
1,500,000
-
-
1,500,000
-
-
1,500,000
1,095,000
405,000
*The provision for additional space is in addition to the reserve fund balance
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross
Capital
Cost
Estimate
(2024$)
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-21
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
5.4 Town-wide Buildout Capital Costs for Tecumseh's D.C.
Calculation
This section evaluates the development-related capital requirements for water services
which provides for the anticipated capital costs based on a Town-wide buildout forecast.
5.4.1 Water Services
Based on a review by Dillon Consulting Limited (Dillon), capital projects required to
service growth to buildout capacity of the water system have been updated from the
previous D.C. study. The capital works include trunk watermains and connections and
a SCADA update. A map of the watermain trunk projects is provided in Figure 5-1
below.
The gross capital cost estimate of all works provided is $50.21 million, including
$398,154 for recovery of the negative reserve fund balance. Of this amount, $5.40
million has been deducted for the share of the works that benefit existing development.
Further deductions in the amount of $17.38 million have been provided to reflect the
share of the costs that are anticipated to be provided through local service
requirements. In addition, $3.56 million has been deducted from the calculations to
reflect the benefit to growth beyond the forecast period. As a result, the net growth-
related capital cost is $23.88 million. This amount has been included in the D.C.
calculations.
The growth-related costs have been allocated between residential and non-residential
development based on the incremental growth in population to employment over the
forecast period. This results in a 73% allocation to residential development and a 27%
allocation to non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-22
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Figure 5-1
Town of Tecumseh
Water Projects Map
Watson & Associates Economists Ltd.
PAGE 5-23
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 5-8
Infrastructure Cost Included in the Development Charges Calculation
Water Services
Residential
Share
Non-
Residential
Share
2024 to Urban Buildout
73%
27%
W-1
West Tecumseh Trunk Watermain from CR
22 to CP Rail
2024-2028
249,000
-
249,000
-
249,000
-
-
-
W-2A
East Tecumseh Hamlet Watermain
Connection
2024-2028
1,029,000
-
1,029,000
1,029,000
-
-
-
W-2B
Trunk Watermain on Manning Road CR 22
to CP Railway (excluding CP Rail Crossing)
2025-2030
2,138,000
919,700
1,218,300
427,600
790,700
577,211
213,489
W-4a
West Tecumseh Trunk Watermain from
North Limit of CP Railway to CR 42
2030-2035
1,995,000
499,800
1,495,200
99,800
1,395,400
1,018,642
376,758
W-4b
West Tecumseh Trunk Watermain from
North Limit of CP Railway to CR 42
2030-2035
5,025,000
1,258,900
3,766,100
251,300
3,514,800
2,565,804
948,996
W-4c
West Tecumseh Trunk Watermain on
Shields Rd
2030-2035
490,000
122,800
367,200
24,500
342,700
250,171
92,529
W-5A
Trunk Watermain on Manning Road South of
CP Railway
2030-2035
1,754,000
754,500
999,500
350,800
648,700
473,551
175,149
W-5B
Trunk Watermain on CR42, 11th Concession
Road to Manning Road
2035-2040
1,079,000
-
1,079,000
215,800
863,200
630,136
233,064
W-6
South Tecumseh Trunk Watermain from CR
42 to Highway 401
2040-2045
4,748,000
-
4,748,000
-
4,748,000
-
-
-
W-7A
South Tecumseh Trunk Watermain Highway
401 to Maidstone
2040-2045
1,594,000
-
1,594,000
239,100
1,354,900
989,077
365,823
W-7B
South Tecumseh Trunk Watermain Highway
401 to Maidstone
2040-2045
5,579,000
-
5,579,000
-
5,579,000
-
-
-
W-8
Maidstone Hamlet Trunk Watermain
2040-2025
2,166,000
-
2,166,000
433,200
1,732,800
1,264,944
467,856
W-11
CR 46 Trunk Watermain
2025-2030
6,375,000
-
6,375,000
637,500
5,737,500
4,188,375
1,549,125
W-12A Southwest Tecumseh Supply Watermain
2025-2030
5,325,000
-
5,325,000
798,800
4,526,200
3,304,126
1,222,074
W-12B North Talbot Road Trunk Watermain
2025-2030
2,813,000
-
2,813,000
562,600
2,250,400
1,642,792
607,608
W-13
Oldcastle Hamlet Watermain Upgrades
2040-2045
6,807,000
-
6,807,000
-
6,807,000
-
-
-
14
SCADA Update
2024-2060
650,000
-
650,000
325,000
325,000
237,250
87,750
15
Reserve Fund Adjustment
Reserve
398,154
-
398,154
-
398,154
290,652
107,502
Total
50,214,154
3,555,700
-
46,658,454
5,395,000
17,383,000
23,880,454
17,432,731
6,447,723
Proj. No.
Increased Service Needs Attributable to
Anticipated Development
Timing (year)
Gross Capital
Cost Estimate
(2024$)
Post Period
Benefit
Other
Deductions
Less:
Potential D.C. Recoverable Cost
Net Capital
Cost
Benefit to Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd.
PAGE 5-24
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
5.5 Urban Buildout Capital Costs for Tecumseh's D.C.
Calculation
This section evaluates the development-related capital requirements for those services
with anticipated capital costs based on an urban buildout forecast.
5.5.1 Wastewater Services
Similar to water, Dillon undertook a review of the associated capital projects required to
service growth to buildout capacity of the wastewater system. The capital works include
trunk sewers and forcemains, sanitary pump stations, and purchase of additional
wastewater treatment capacity. A map of the sanitary trunk projects that have been
identified are provided in Figure 5-2.
The gross capital cost estimate of all works provided is $180.33 million. Note that
$106.94 million is related to linear infrastructure, $10.89 is the reserve fund deficit and
$62.50 million is the estimated additional treatment capacity required from the Little
River Pollution Control Plant expansion.
The cost estimate related to the additional treatment capacity is based on a growth
forecast of an additional 24,030 population to buildout. Utilizing an assumption of 450
liters/per capita/per day for the growth in population, the Town would need an additional
10,800 cubic metres in capacity to service the growth. Based on comparable projects,
the anticipated cost for this additional capacity is $62.5 million.
Of the total gross capital costs, $18.25 million has been deducted for the share of the
works that benefit existing development and $4.23 million has been deducted to reflect
the share of the costs that will be provided through local service requirements. A further
deduction of $11.67 million has been made for the portion of costs related to growth
beyond the buildout forecast period. The net growth-related capital cost is $146.18
million. This amount has been included in the D.C. calculations.
The growth-related costs have been allocated between residential and non-residential
development based on the incremental growth in population to employment over the
urban buildout forecast period. This results in a 73% allocation to residential
development and a 27% allocation to non-residential development.
Watson & Associates Economists Ltd.
PAGE 5-25
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Figure 5-2
Town of Tecumseh
Sanitary Projects
Watson & Associates Economists Ltd.
PAGE 5-26
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 5-9
Infrastructure Cost Included in the Development Charges Calculation
Wastewater Services
Residential
Share
Non-
Residential
Share
2024 to Urban Buildout
73%
27%
WW-1 West Tecumseh Trunk Sewer from CR 22 to
Intersection Road
2024-2028
12,404,000
2,780,500
9,623,500
1,860,600
7,762,900
5,666,917
2,095,983
WW-2 Tecumseh Hamlet Diversion Sewer
2024-2028
2,077,000
164,300
1,912,700
1,453,900
458,800
334,924
123,876
WW-4 Sylvestre Pumping Station Upgrade
2030-2035
1,090,000
-
1,090,000
436,000
654,000
477,420
176,580
WW-5A North Talbot Road Trunk Sewer, Oldcastle
Road (North Talbot to Chrysler Greenway)
2030-2035
4,572,000
-
4,572,000
914,400
3,657,600
2,670,048
987,552
WW-5B North Talbot Road Trunk Sewer, Oldcastle
Road to 475 m east of Oldcastle Road
2030-2035
1,295,000
-
1,295,000
259,000
1,036,000
756,280
279,720
WW-6A West Tecumseh Trunk Sewer from
Intersection to north of CP Railway
2025-2030
7,134,000
1,505,100
5,628,900
1,426,800
4,202,100
3,067,533
1,134,567
WW-6B West Tecumseh Trunk Sewer from CP
Railway to Shields St.
2030-2035
6,045,000
1,275,300
4,769,700
1,209,000
3,560,700
2,599,311
961,389
WW-7 Shields and St. Alphonse Diversion Sewer
2030-2035
2,660,000
140,300
2,519,700
2,128,000
391,700
285,941
105,759
WW-8A West Tecumseh Trunk Sewer along Shields
St. and Extension to CR42
2030-2035
11,709,000
2,779,100
8,929,900
1,170,900
7,759,000
5,664,070
2,094,930
WW-8B South Tecumseh Trunk Forcemain, CR 42 to
Highway 401
2040-2045
6,935,000
-
6,935,000
693,500
6,241,500
4,556,295
1,685,205
WW-9A South Tecumseh Forcemain, HWY 401 to
CR 46
2040-2045
3,373,000
-
3,373,000
506,000
2,867,000
2,092,910
774,090
WW-9B South Tecumseh Trunk Sewer, North Talbot
Road
2040-2045
2,529,000
-
2,529,000
379,400
2,149,600
1,569,208
580,392
WW-10 Maidstone Hamlet Trunk Sewer, Malden
Road
2040-2045
4,017,000
-
4,017,000
602,600
3,414,400
2,492,512
921,888
WW-
11A
Southwest Tecumseh Trunk Sewer, Phase 1
2030-2035
2,702,000
-
2,702,000
837,600
294,000
1,570,400
1,146,392
424,008
WW-
11B
Southwest Tecumseh Trunk Sewer, Phase 2
2030-2035
3,293,000
-
3,293,000
461,000
2,832,000
2,067,360
764,640
Less:
Potential D.C. Recoverable Cost
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Proj. No.
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2024$)
Post Period
Benefit
Other
Deductions
Watson & Associates Economists Ltd.
PAGE 5-27
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 5-9 (Continued)
Residential
Share
Non-
Residential
Share
2024 to Urban Buildout
73%
27%
WW-12 Manning Road Secondary Plan Area Trunk
Sewer
2025-2030
4,616,000
2,482,100
2,133,900
-
2,133,900
1,557,747
576,153
WW-13 Manning Road Secondary Plan Area
Sanitary Pump Station
2025-2030
1,013,000
544,700
468,300
-
468,300
341,859
126,441
WW-14 Highway Commercial Lands Pumping Station 2040-2045
1,650,000
-
1,650,000
-
1,650,000
1,204,500
445,500
WW-15 Maidstone Hamlet Sanitary Pumping Station
2040-2045
4,688,000
-
4,688,000
609,400
4,078,600
2,977,378
1,101,222
WW-
16A
County Road 46 Trunk Sanitary Sewer,
Phase 1
2030-2035
2,604,000
-
2,604,000
182,300
2,421,700
1,767,841
653,859
WW-
16B
County Road 46 Trunk Sanitary Sewer,
Phase 2
2030-2035
4,919,000
-
4,919,000
49,200
4,869,800
3,554,954
1,314,846
WW-17 Blackacre Drive Servicing
2030-2035
6,575,000
-
6,575,000
1,446,500
2,287,000
2,841,500
2,074,295
767,205
WW-
18A
Howard Avenue Servicing, Blackacre Drive
and Outer Drive to Hwy 3
2039
3,652,000
-
3,652,000
657,400
2,994,600
2,186,058
808,542
WW-
18B
Howard Avenue Servicing, Hwy 3 to MTO
Carpool Lot
2039
5,391,000
-
5,391,000
970,400
1,646,000
2,774,600
2,025,458
749,142
Windsor-
4
Purchase Additional Treatment Capacity at
Little River PCP
2026-2050
62,500,000
-
62,500,000
-
62,500,000
45,625,000
16,875,000
Reserve Fund Adjustment
Reserve
10,888,596
-
10,888,596
-
10,888,596
7,948,675
2,939,921
Total
180,331,596
11,671,400
-
168,660,196
18,253,900
4,227,000
146,179,296
106,710,886
39,468,410
Less:
Potential D.C. Recoverable Cost
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Proj. No.
Increased Service Needs Attributable to
Anticipated Development
Timing
(year)
Gross Capital
Cost Estimate
(2024$)
Post Period
Benefit
Other
Deductions
Watson & Associates Economists Ltd.
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Chapter 6
D.C. Calculation
Watson & Associates Economists Ltd.
PAGE 6-1
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
6. D.C. Calculation
Table 6-1 calculates the proposed uniform D.C.s to be imposed for wastewater services
based upon an urban buildout horizon. Table 6-2 calculates the proposed uniform
D.C.s to be imposed for water services based upon a Town-wide buildout horizon.
Table 6-3 calculates the proposed uniform D.C. to be imposed on anticipated
development in the Town for Town-wide services over a 20-year planning horizon.
Table 6-4 calculates the proposed uniform D.C. to be imposed on anticipated
development in the Town for Town-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, apartments 2+
bedrooms, apartments bachelor and 1 bedroom, all other multiples and special care/
special dwelling units). The non-residential D.C. has been calculated on a per sq.ft. of
gross floor area basis for all types of non-residential development (industrial,
commercial and institutional).
The D.C.-eligible costs for each service component were developed in Chapter 5 for all
Town 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 charges in Tables 6-1, 6-2, 6-3, and 6-4.
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
gross floor area.
Table 6-5 summarizes the total D.C. that is applicable for all services and Table 6-6
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:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 6-1
Town of Tecumseh
Development Charge Calculation
2024 to Urban Buildout
Table 6-2
Town of Tecumseh
Development Charge Calculation
2024 to Town-wide Buildout
2024$ D.C.-Eligible Cost
2024$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
1 Wastewater Services
1.1
Treatment plants and sewers
106,710,886
39,468,410
12,560
4.91
106,710,886
39,468,410
12,560
4.91
TOTAL
106,710,886
$39,468,410
$12,560
4.91
D.C.-Eligible Capital Cost
$106,710,886
$39,468,410
Buildout Gross Population/GFA Growth (sq.ft.)
25,165
8,035,900
Cost Per Capita/Non-Residential GFA (sq.ft.)
$4,240.45
$4.91
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.962
$12,560
Other Multiples
2.117
$8,977
Apartments - 2 Bedrooms +
1.968
$8,345
Apartments - Bachelor and 1 Bedroom
1.385
$5,873
Special Care/Special Dwelling Units
1.100
$4,664
2024$ D.C.-Eligible Cost
2024$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
2.
Water Services
2.1
Water Services
17,432,731
6,447,723
2,038
0.80
17,432,731
6,447,723
2,038
0.80
TOTAL
17,432,731
$6,447,723
$2,038
0.80
D.C.-Eligible Capital Cost
$17,432,731
$6,447,723
Buildout Gross Population/GFA Growth (sq.ft.)
25,331
8,035,900
Cost Per Capita/Non-Residential GFA (sq.ft.)
$688.20
$0.80
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.962
$2,038
Other Multiples
2.117
$1,457
Apartments - 2 Bedrooms +
1.968
$1,354
Apartments - Bachelor and 1 Bedroom
1.385
$953
Special Care/Special Dwelling Units
1.100
$757
Watson & Associates Economists Ltd.
PAGE 6-3
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 6-3
Town of Tecumseh
Development Charge Calculation
2024 to 2043
2024$ D.C.-Eligible Cost
2024$ D.C.-Eligible Cost
SERVICE/CLASS
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
3. Services Related to a Highway
3.1
Roads and Related
35,537,799
13,144,117
9,155
3.32
35,537,799
13,144,117
9,155
3.32
4. Public Works (Facilities and Fleet)
4.1
Facilities and Fleet
1,898,000
702,000
489
0.18
1,898,000
702,000
489
0.18
5. Fire Protection Services
5.1
Fire facilities, vehicles & equipment
6,208,905
2,296,444
1,599
0.58
6,208,905
2,296,444
1,599
0.58
6. Policing Services
6.1
Facilities
1,095,000
405,000
282
0.10
1,095,000
405,000
282
0.10
TOTAL
$44,739,703
$16,547,562
$11,525
$4.18
D.C.-Eligible Capital Cost
$44,739,703
$16,547,562
20-Year Gross Population/GFA Growth (sq.ft.)
11,498
3,963,200
Cost Per Capita/Non-Residential GFA (sq.ft.)
$3,891.09
$4.18
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.962
$11,525
Other Multiples
2.117
$8,237
Apartments - 2 Bedrooms +
1.968
$7,658
Apartments - Bachelor and 1 Bedroom
1.385
$5,389
Special Care/Special Dwelling Units
1.100
$4,280
Watson & Associates Economists Ltd.
PAGE 6-4
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 6-4
Town of Tecumseh
Development Charge Calulation
2024 to 2033
Table 6-5
Town of Tecumseh
Development Charge Calculation
Total All Services
2024$ D.C.-Eligible Cost
2024$ 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, recreation facilities, vehic
13,602,250
715,908
6,703
0.33
13,602,250
715,908
6,703
0.33
8.
Library Services
8.1
Library facilities, materials and vehicles
-
-
-
-
-
-
-
-
9.
Growth Studies
9.1
Studies
2,211,022
859,842
1,090
0.40
2,211,022
859,842
1,090
0.40
TOTAL
15,813,272
1,575,750
7,793
0.73
D.C.-Eligible Capital Cost
$15,813,272
$1,575,750
10-Year Gross Population/GFA Growth (sq.ft.)
6,010
2,155,800
Cost Per Capita/Non-Residential GFA (sq.ft.)
$2,631.16
$0.73
By Residential Unit Type
P.P.U.
Single and Semi-Detached Dwelling
2.962
$7,793
Other Multiples
2.117
$5,570
Apartments - 2 Bedrooms +
1.968
$5,178
Apartments - Bachelor and 1 Bedroom
1.385
$3,644
Special Care/Special Dwelling Units
1.100
$2,894
2024$ D.C.-Eligible Cost
2024$ D.C.-Eligible Cost
Residential
Non-Residential
S.D.U.
per sq.ft.
$
$
$
$
Urban-wide Services/Classes Build out
106,710,886
39,468,410
12,560
4.91
Town-wide Services/Classes Build out
17,432,731
6,447,723
2,038
0.80
Town-wide Services/Classes 20 Year
44,739,703
16,547,562
11,525
4.18
Town-wide Services/Classes 10 Year
15,813,272
1,575,750
7,793
0.73
TOTAL
184,696,593
64,039,444
33,916
10.62
Watson & Associates Economists Ltd.
PAGE 6-5
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table 6-6
Town of Tecumseh
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
Wastewater Services
1.1
Wastewater Services
77,115,833
0
10,803,900
1,720,667
10,273,167
39,652,213
14,665,887
2.
Water Services
2.1
Water Services
22,775,000
0
3,873,233
249,000
2,343,833
11,905,521
4,403,412
3.
Services Related to a Highway
3.1
Roads and Related
36,323,000
0
13,119,433
912,750
0
16,272,296
6,018,521
4.
Public Works (Facilities and Fleet)
4.1
Facilities and Fleet
1,300,000
0
0
0
0
949,000
351,000
5.
Fire Protection Services
5.1
Fire facilities, vehicles & equipment
8,799,400
0
2,157,900
0
0
4,848,295
1,793,205
6.
Policing Services
6.1
Facilities
750,000
0
0
0
0
547,500
202,500
7.
Parks and Recreation Services
7.1
Park development, amenities, trails, recreation facilities, vehicles, and equipment
27,252,400
0
0
13,445,000
0
13,117,030
690,370
8.
Library Services
8.1
Library facilities, materials and vehicles
0
0
0
0
0
0
0
9.
Growth Studies
9.1
Studies
3,418,500
21,000
1,293,800
0
0
1,514,664
589,036
Total Expenditures & Revenues
$177,734,133
$21,000
$31,248,267
$16,327,417
$12,617,000
$88,806,520
$28,713,931
Post D.C. Period
Benefit
Total Gross Cost
Service/Class
Watson & Associates Economists Ltd.
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Chapter 7
D.C. Policy Recommendations
and D.C. By-law Rules
Watson & Associates Economists Ltd.
PAGE 7-1
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.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 to 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 Town's existing policies; with some modifications
and consideration for the changes to the D.C.A. resulting from Bills 108, 138, 109, 197,
213, 23, and 134. Note, additional changes to the D.C.A. have been proposed through
Bill 185. These proposed changes have been noted throughout this section.
Watson & Associates Economists Ltd.
PAGE 7-2
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
7.2 D.C. By-law Structure
It is recommended that:
- the Town uses a uniform Town-wide D.C. calculation for all municipal services
except for wastewater services;
- wastewater services be imposed on the urban service areas of the Town; and
- one municipal D.C. by-law be used for all services.
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
(g) the issuing of a permit under the Building Code Act, 1992 in relation
to a building or structure."
Watson & Associates Economists Ltd.
PAGE 7-3
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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 (i.e. industrial, commercial, and institutional).
2) Costs allocated to residential and non-residential uses are based upon a number
of conventions, as may be suited to each municipal circumstance, e.g.
- for growth studies, the costs have been based on a population vs.
employment growth ratio (72%/28%) for residential and non-residential,
respectively) over the 10-year forecast period;
- for parks and recreation and library services, a 5% non-residential
attribution has been made to recognize use by the non-residential sector;
- for services related to a highway, fire, and police services, a 73%
residential/27% non-residential attribution has been made based on a
population vs. employment growth ratio over the 20-year forecast period;
- for water services, a 73% residential/27% non-residential allocation has
been made based on the anticipated growth in population and
employment over the Town-wide buildout time horizon; and
- for wastewater services a 73% residential/27% non-residential allocation
has been made based on population vs. employment growth over the
urban buildout forecast period.
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 (within 6 years prior to the date of payment of development charges in
regard to such redevelopment was, or is to be demolished, in whole or in part), or the
conversion from one principal use to another, the developer shall be allowed a credit
equivalent to:
Watson & Associates Economists Ltd.
PAGE 7-4
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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; and/or
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;
provided that such amounts shall not exceed, in total, the amount of the development
charges otherwise payable with respect to the redevelopment.
7.3.4 Exemptions (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);
- may add up to 2 apartments in an existing or new detached, semi-
detached, or rowhouse (including in an ancillary structure);
- add one additional unit or 1% of existing units in an existing rental
residential building;
- a university in Ontario that receives direct, regular, and ongoing operating
funding from the Government of Ontario;
- affordable units (proposed by the Province to be in effect as of June 1,
2024),
- attainable units (to be in force at a later date);
- affordable inclusionary zoning units (to be in force at a later date);
- non-profit housing; and
- discount for rental housing units based on bedroom size (i.e. three or
more bedrooms - 25% reduction, two bedrooms - 20% reduction, and all
others - 15% reduction).
b) Non-statutory exemptions:
- non-residential farm buildings constructed for bona fide farming purposes.
Watson & Associates Economists Ltd.
PAGE 7-5
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
7.3.5 Phasing in
As required by Bill 23, the calculated D.C. will be phased-in over a five-year period as
follows:
- Year 1 - 80% of the maximum charge;
- Year 2 - 85% of the maximum charge;
- Year 3 - 90% of the maximum charge;
- Year 4 - 95% of the maximum charge; and
- Year 5 to expiry - 100% of the maximum charge.
It is noted that this phase-in is proposed to be removed for all D.C. by-laws that are
passed after Bill 185 receives Royal Assent. Should the Town's by-law pass after these
changes come into effect, no mandatory phase-in will be included in the 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 Town and an owner under s. 27 of the D.C.A.
Rental housing and institutional developments will pay D.C.s in 6 equal annual
payments commencing at occupancy.
Moreover, the D.C. amount for all developments occurring within two (2) years of a Site
Plan or Zoning By-law Amendment planning approval (for applications submitted after
January 1, 2020), shall be determined based on the D.C. in effect on the day the
applicable Site Plan or Zoning By-law Amendment application was submitted (as a
complete application). Note, the Province has proposed to change the rate freeze
period from two (2) years to 18 months through Bill 185.
Instalment payments and payments determined at the time of Site Plan or Zoning By-
law Amendment application are subject to annual interest charges. The maximum
interest rate the Town can impose is the average prime rate plus 1%.
7.3.7 Indexing
Indexing of the D.C.s shall be implemented on a mandatory basis annually commencing
on January 1, 2025, and each January 1st thereafter, in accordance with the Statistics
Watson & Associates Economists Ltd.
PAGE 7-6
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Canada Quarterly, Non-Residential Building Construction Price Index (Table 18-10-
0276-02)1 for the most recent year-over-year period.
7.3.8 The Applicable Areas
The charges developed herein provide for varying charges within the Town, as follows:
- all Town-wide services - the full residential and non-residential charge will be
imposed on all lands within the Town; and
- wastewater - the full residential and non-residential charge will be imposed in the
urban area of the Town.
7.4 Other D.C. By-law Provisions
It is recommended that:
7.4.1 Categories of Services for Reserve Fund and Credit Purposes
The Town's D.C. collections are reserved in 8 separate reserve funds: services related
to a highway, fire protection services, parks and recreation services, library services,
water services, wastewater services, and growth studies.
It is recommended that a separate reserve fund be established for public works, given
that it is a class of service.
Appendix D outlines the reserve fund policies that the Town 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.
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-laws provided herein refers to O. Reg. 82/98 to ensure traceability
should this index continue to be modified over time.
Watson & Associates Economists Ltd.
PAGE 7-7
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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
The D.C.A. required that 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."
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.
Currently, the Town's by-law provides for wastewater services on an urban area basis.
All other services are recovered based on a uniform, Town-wide basis. There have
been several reasons why area-rating has not been imposed on these services,
including:
1. All Town 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 Town, 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
Watson & Associates Economists Ltd.
PAGE 7-8
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
ceiling which would significantly reduce the total revenue recoverable for the
Town, 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 Town-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 Town 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).
For the reasons noted above, it is recommended that Council continue the D.C.
approach to calculate the charges on a uniform Town-wide basis for all services/classes
of services other than wastewater, which is recommended to be imposed on an urban
area basis. It is noted that water services are provided on a Town-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;"
Watson & Associates Economists Ltd.
PAGE 7-9
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
"Continue the D.C. approach to calculating wastewater charges on an urban-area
basis and all other charges on a uniform Town-wide basis;"
"Approve the capital project listing set out in Chapter 5 of the D.C.s Background
Study dated May 23, 2024 subject to further annual review during the capital
budget process;"
"Approve the D.C.s Background Study dated May 23, 2024 as amended (if
applicable);"
"Determine that no further public meeting is required;" and
"Approve the D.C. By-laws for each D.C. service as set out in Appendix G."
Watson & Associates Economists Ltd.
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Chapter 8
By-law Implementation
Watson & Associates Economists Ltd.
PAGE 8-1
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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 8.2 addresses the anticipated impact of the
D.C. on development from a generic viewpoint.
8.1.2 Public Meeting of Council
Section 12 of the D.C.A. indicates that before passing a D.C. by-law, Council must hold
at least one public meeting, giving at least 20 clear days' notice thereof, in accordance
with the regulation. Council must also ensure that the proposed by-law and background
report are made available to the public at least two weeks prior to the (first) meeting.
Any person who attends such a meeting may make representations related to the
proposed by-law.
If a proposed by-law is changed following such a meeting, Council must determine
whether a further meeting (under this section) is necessary (i.e. if the proposed by-law
which is proposed for adoption has been changed in any respect, Council should
formally consider whether an additional public meeting is required, incorporating this
determination as part of the final by-law or associated resolution. It is noted that
Council's decision, once made, is final and not subject to review by a Court or the
Ontario Land Tribunal (OLT) (formerly the Local Planning Appeal Tribunal (LPAT)).
8.1.3 Other Consultation Activity
There are three broad groupings of the public who are generally the most concerned
with Town D.C. policy:
1. The first grouping is the residential development community, consisting of land
developers and builders, who are typically responsible for generating the majority
of the D.C. revenues. Others, such as realtors, are directly impacted by D.C.
Watson & Associates Economists Ltd.
PAGE 8-2
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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 Town 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 Town
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 Town capital funding sources need to be obtained in
order to help ensure that the necessary infrastructure and amenities are installed. The
timely installation of such works is a key initiative in providing adequate service levels
and in facilitating strong economic growth, investment, and wealth generation.
Watson & Associates Economists Ltd.
PAGE 8-3
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
8.3 Implementation Requirements
8.3.1 Introduction
Once the Town 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 overview 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 Town
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 Town 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;
Watson & Associates Economists Ltd.
PAGE 8-4
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
- the "rules" for determining if a charge is payable in a particular case and for
determining the amount of the charge;
- the services to which the D.C.s relate; and
- a description of the general purpose of the Treasurer's statement and where it
may be received by the public.
Where a by-law is not appealed to the LPAT, the pamphlet must be readied within 60
days after the by-law comes into force. Later dates apply to appealed by-laws.
The Town 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 LPAT hearing in response to an appeal. Any
person or organization may appeal a D.C. by-law to the LPAT by filing a notice of
appeal with the Town 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 Town 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 Town 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 Town Council to the OLT.
Watson & Associates Economists Ltd.
PAGE 8-5
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
8.3.6 Credits
Sections 38 to 41 of the D.C.A. set out a number of credit requirements, which apply
where a Town 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 Town agrees to expand the credit to other services for which a D.C.
is payable.
8.3.7 Front-Ending Agreements
The Town 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 Town 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 Town assesses whether this mechanism is appropriate for its use, as
part of funding projects prior to Town 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."
Watson & Associates Economists Ltd.
PAGE 8-6
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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 Town 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 Town D.C.s related to the site.
If the Town is an approval authority for the purposes of section 51 of the Planning Act, it
would be responsible to ensure that it collects information from all entities that can
impose a D.C.
The most effective way to ensure that purchasers are aware of this condition would be
to require it as a provision in a registered subdivision agreement, so that any purchaser
of the property would be aware of the charges at the time the title was searched prior to
closing a transaction conveying the lands.
Appendices
Watson & Associates Economists Ltd.
PAGE A-1
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
Watson & Associates Economists Ltd.
PAGE A-2
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule 1
Town of Tecumseh
Residential Growth Forecast Summary
[1] Population includes the Census undercount estimated at approximately 3.2% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Notes:
Numbers may not add due to rounding.
Source: Derived from the County of Essex Official Plan Update growth forecast for the Town of Tecumseh by Watson & Associates Economists Ltd. Buildout
population derived from Tecumseh Water and Wastewater Master Plan, 2018 update of 47,756.
Population
Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi-
Detached
Multiple
Dwellings[2]
Apartments[3]
Other
Total
Households
Equivalent
Institutional
Households
24,360
23,610
210
23,400
7,565
507
579
6
8,657
191
2.727
23,970
23,229
194
23,035
7,655
515
710
5
8,885
176
2.614
24,040
23,300
285
23,015
7,745
550
650
0
8,945
259
2.605
24,470
23,716
387
23,329
7,781
550
856
0
9,187
352
2.581
30,600
29,655
484
29,171
8,669
1,307
1,784
0
11,760
440
2.522
36,000
34,890
569
34,321
9,376
2,034
2,761
0
14,171
517
2.462
49,270
47,756
779
46,978
11,114
3,771
5,410
0
20,295
708
2.353
-390
-381
-16
-365
90
8
131
-1
228
-15
70
71
91
-20
90
35
-60
-5
60
83
430
416
102
314
36
0
206
0
242
93
6,130
5,939
97
5,842
888
757
928
0
2,573
88
11,530
11,174
182
10,992
1,595
1,484
1,905
0
4,984
165
24,800
24,040
392
23,649
3,333
3,221
4,554
0
11,108
356
Mid 2024 - Mid 2034
Mid 2044
Buildout
Mid 2024 - 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 2024 - Mid 2044
Mid 2011 - Mid 2016
Mid 2016 - Mid 2021
Mid 2011
Mid 2016
Mid 2021
Mid 2024
Mid 2034
Mid 2021 - Mid 2024
Watson & Associates Economists Ltd.
PAGE A-3
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Figure 1
Town of Tecumseh
Annual Housing Forecast [1]
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from Town of Tecumseh building permit data, 2014 to 2023.
26
109
112
51
26
84
146
194
13
35
173
240
270
270
270
270
270
270
270
270
270
270
238
238
238
238
238
227
227
227
0
50
100
150
200
250
300
Housing Units
Years
Historical
Low Density
Medium Density
High Density
Historical Average
Watson & Associates Economists Ltd.
PAGE A-4
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule 2
Town of Tecumseh
Estimate of the Anticipated Amount, Type and Location of
Residential Development for Which Development Charges can be Imposed
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Note: Numbers may not add to totals due to rounding.
Source: Watson & Associates Economists Ltd.
2024 - 2034
868
757
928
2,553
5,854
(62)
5,792
97
5,889
2024 - 2044
1,555
1,484
1,905
4,944
11,197
(285)
10,912
182
11,094
2024 - Buildout
3,277
3,221
4,554
11,052
24,773
(1,135)
23,638
392
24,030
2024 - 2034
20
0
0
20
59
(9)
51
0
51
2024 - 2044
40
0
0
40
118
(39)
80
0
80
2024 - Buildout
56
0
0
56
166
(155)
11
0
11
2024 - 2034
888
757
928
2,573
5,913
(71)
5,842
97
5,939
2024 - 2044
1,595
1,484
1,905
4,984
11,316
(324)
10,992
182
11,174
2024 - Buildout
3,333
3,221
4,554
11,108
24,939
(1,290)
23,649
392
24,041
Development
Timing
Single & Semi-
Detached
Multiples[1]
Apartments[2]
Total
Gross
Population
Existing Unit
Net Population
Increase,
Excluding
Institutional
Institutional
Population
Net Population
Including
Institutional
Location
Residential
Units
In New Units
Population
Change
Urban
Rural
Town of Tecumseh
Watson & Associates Economists Ltd.
PAGE A-5
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule 3
Town of Tecumseh
Current Year Growth Forecast
Mid-2021 to Mid-2024
Mid 2021 Population
23,300
Occupants of
Units (2)
242
New Housing Units,
multiplied by P.P.U. (3)
1.933
Mid 2021 to Mid 2024
gross population increase
468
468
Occupants of New
Units
93
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2021 to Mid 2024
gross population increase
102
102
Decline in Housing
Units (4)
8,945
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.017
Mid 2021 to Mid 2024
total decline in population
-154
-154
Population Estimate to Mid 2024
23,716
Net Population Increase, Mid 2021 to Mid 2024
416
(1) 2021 population based on Statistics Canada Census unadjusted for Census undercount.
(2)
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
3.095
15%
0.460
Multiples (6)
2.088
0%
0.000
Apartments (7)
1.730
85%
1.473
Total
100%
1.933
¹ Based on 2021 Census custom database
² Based on Building permit/completion activity
(4) 2021 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-2021 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.
PAGE A-6
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule 4a
Town of Tecumseh
10-Year Growth Forecast
Mid-2024 to Mid-2034
Mid 2024 Population
23,716
Occupants of
Units (2)
2,573
New Housing Units,
multiplied by P.P.U. (3)
2.298
Mid 2024 to Mid 2034
gross population increase
5,913
5,913
Occupants of New
Units
88
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2024 to Mid 2034
gross population increase
97
97
Decline in Housing
Units (4)
9,187
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.008
Mid 2024 to Mid 2034
total decline in population
-71
-71
Population Estimate to Mid 2034
29,655
Net Population Increase, Mid 2024 to Mid 2034
5,939
(1) Mid 2024 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
2.962
35%
1.022
Multiples (6)
2.117
29%
0.623
Apartments (7)
1.811
36%
0.653
one bedroom or less 1.385
two bedrooms or more 1.968
Total
100%
2.298
¹ Persons per unit based on adjusted Statistics Canada Custom 2021 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2024 households based upon 2021 Census (8,945 units) + Mid 2021 to Mid 2024 unit estimate (242 units) = 9,187 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.
Structural Type
Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Population
2021 Population (23,300) + Mid 2021 to Mid 2024 estimated housing units to beginning of forecast period (242 x 1.933 = 468) + (93 x 1.1 = 102)
+ (8,945 x -0.017 = -154) = 23,716
Watson & Associates Economists Ltd.
PAGE A-7
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule 4b
Town of Tecumseh
20-Year Growth Forecast
Mid-2024 to Mid-2044
Mid 2024 Population
23,716
Occupants of
Units (2)
4,984
New Housing Units,
multiplied by P.P.U. (3)
2.270
Mid 2024 to Mid 2044
gross population increase
11,316
11,316
Occupants of New
Units
165
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2024 to Mid 2044
gross population increase
182
182
Decline in Housing
Units (4)
9,187
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.035
Mid 2024 to Mid 2044
total decline in population
-324
-324
Population Estimate to Mid 2044
34,890
Net Population Increase, Mid 2024 to Mid 2044
11,174
(1) Mid 2024 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
2.962
32%
0.948
Multiples (6)
2.117
30%
0.630
Apartments (7)
1.811
38%
0.692
one bedroom or less 1.385
two bedrooms or more 1.968
Total
100%
2.270
¹ Persons per unit based on Statistics Canada Custom 2021 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2024 households based upon 2021 Census (8,945 units) + Mid 2021 to Mid 2024 unit estimate (242 units) = 9,187 units.
(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
2021 Population (23,300) + Mid 2021 to Mid 2024 estimated housing units to beginning of forecast period (242 x 1.933 = 468) + (93 x 1.1 = 102)
+ (8,945 x -0.017 = -154) = 23,716
Watson & Associates Economists Ltd.
PAGE A-8
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule 5
Town of Tecumseh
Buildout Forecast
Mid-2024 to buildout
Mid 2024 Population
23,716
Occupants of
Units (2)
11,108
New Housing Units,
multiplied by P.P.U. (3)
2.245
Mid 2024 to Buildout
gross population increase
24,939
24,939
Occupants of New
Units
356
Equivalent Institutional Units,
multiplied by P.P.U. (3)
1.100
Mid 2024 to Buildout
gross population increase
392
392
Decline in Housing
Units (4)
11,108
Unit Occupancy,
multiplied by P.P.U. decline rate (5)
-0.116
Mid 2024 to Buildout
total decline in population
-1,290
-1,290
Population Estimate to Buildout
47,757
Net Population Increase, Mid 2024 to Buildout
24,041
(1) Mid 2024 Population based on:
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Singles & Semi Detached
2.962
30%
0.889
Multiples (6)
2.117
29%
0.614
Apartments (7)
1.811
41%
0.743
one bedroom or less 1.385
two bedrooms or more 1.968
Total
100%
2.245
¹ Persons per unit based on Statistics Canada Custom 2021 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2024 households based upon 2021 Census (8,945 units) + Mid 2021 to Mid 2024 unit estimate (242 units) = 9,187 units.
(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
2021 Population (23,300) + Mid 2021 to Mid 2024 estimated housing units to beginning of forecast period (242 x 1.933 = 468) + (93 x 1.1 = 102)
+ (8,945 x -0.017 = -154) = 23,716
Watson & Associates Economists Ltd.
PAGE A-9
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule 6
Town of Tecumseh
Historical Residential Building Permits
Years 2014 to 2023
[1] Includes townhomes and apartments in duplexes.
[2] Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
Source: Historical housing activity derived from building permit data for the Town of Tecumseh,
2014 to 2023.
Residential Building Permits
Total
2014
26
0
0
26
2015
46
4
59
109
2016
56
56
0
112
2017
39
0
12
51
2018
25
0
1
26
Sub-total
192
60
72
324
Average (2014 - 2018)
38
12
14
65
% Breakdown
59.3%
18.5%
22.2%
100.0%
2019
20
0
64
84
2020
15
0
131
146
2021
14
0
180
194
2022
13
0
0
13
2023
9
0
26
35
Sub-total
71
0
401
472
Average (2019 - 2023)
14
0
80
94
% Breakdown
15.0%
0.0%
85.0%
100.0%
2014 - 2023
Total
263
60
473
796
Average
26
6
47
80
% Breakdown
33.0%
7.5%
59.4%
100.0%
Singles &
Semi
Detached
Multiples[1]
Apartments[2]
Year
Watson & Associates Economists Ltd.
PAGE A-10
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule 7a
Town of Tecumseh
Person Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population.
Age of
Singles and Semi-Detached
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average
25 Year Average Adjusted
[1]
1-5
-
-
-
3.185
-
3.095
6-10
-
-
-
3.118
-
3.250
3.173
(0.212)
11-15
-
-
-
2.333
-
2.800
3.048
2.962
16-20
-
-
-
2.771
3.909
2.775
2.980
2.962
20-25
-
-
1.750
2.987
3.450
2.923
2.969
2.962
25-35
-
-
-
3.019
3.905
3.074
35+
-
-
1.831
2.545
3.721
2.541
2.923
2.962
Total
0.500
2.200
1.909
2.689
3.818
2.693
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
-
1.773
2.968
-
2.644
6-10
-
-
-
2.895
-
2.964
11-15
-
-
1.364
2.533
-
2.433
16-20
-
-
1.682
2.741
3.909
2.613
20-25
-
-
1.565
2.877
3.333
2.771
25-35
-
-
1.947
2.966
3.905
2.933
35+
-
1.308
1.799
2.517
3.721
2.453
Total
-
1.385
1.764
2.649
3.748
2.576
Watson & Associates Economists Ltd.
PAGE A-11
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule 7b
Essex County Census Division
Person Per Unit by Age and Type of Dwelling
(2021 Census)
[1] Includes townhomes and apartments in duplexes.
[2] Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
[3] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as "Other."
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population
Age of
Multiples[1]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average
25 Year Average Adjusted
[3]
1-5
-
-
1.843
2.520
-
2.088
6-10
-
-
1.787
2.353
-
2.051
11-15
-
-
1.779
2.520
-
2.128
2.089
2.117
16-20
-
-
1.693
2.458
-
2.105
2.093
2.117
20-25
-
1.500
1.804
2.423
-
2.101
2.095
2.117
25-35
-
-
2.016
3.060
-
2.578
35+
1.121
1.377
1.883
2.969
3.632
2.351
Total
1.333
1.366
1.850
2.817
3.556
2.285
Age of
Apartments[2]
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
25 Year Average
25 Year Average Adjusted
[3]
1-5
-
1.410
1.772
3.273
-
1.730
6-10
-
-
1.933
-
-
1.875
11-15
-
1.667
1.933
2.750
-
1.992
1.866
1.811
16-20
-
1.261
1.807
3.625
-
1.836
1.858
1.811
20-25
-
1.416
1.676
2.905
-
1.684
1.823
1.811
25-35
-
1.226
1.815
3.476
-
1.660
35+
1.112
1.211
1.796
2.757
-
1.512
Total
1.091
1.226
1.794
2.877
-
1.563
Age of
All Density Types
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
1.516
1.914
3.225
4.465
2.927
6-10
-
1.667
1.959
3.225
4.707
3.218
11-15
-
1.625
1.931
3.170
4.443
3.023
16-20
-
1.700
1.882
3.187
4.401
3.031
20-25
-
1.537
1.812
3.025
4.257
2.874
25-35
-
1.279
2.007
2.949
3.852
2.737
35+
1.288
1.269
1.818
2.646
3.843
2.304
Total
1.397
1.300
1.842
2.803
4.140
2.508
Watson & Associates Economists Ltd.
PAGE A-12
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule 8
Town of Tecumseh
Person Per Unit Structural Type and Age of Dwelling
(2021 Census)
3.10
3.25
2.80
2.77
2.92
3.07
2.54
2.09
2.05
2.13
2.11
2.10
2.58
2.35
1.73
1.88
1.99
1.84
1.68
1.66
1.51
0.00
0.50
1.00
1.50
2.00
2.50
3.00
3.50
1-5
6-10
11-15
16-20
20-25
25-35
35+
Persons Per Dwelling
Age of Dwelling
Singles and Semi-Detached
Multiples
Apartments
Multiple and Apartment P.P.U.s are based on Essex County Census Division.
Watson & Associates Economists Ltd.
PAGE A-13
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule 9a
Town of Tecumseh
Employment Forecast, 2024 to buildout
[1] Statistics Canada defines no fixed place of work (N.F.P.O.W.) employees as "persons who do not go from home to the same workplace location at the beginning
of each shift. Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc."
Note: Statistics Canada 2021 Census place of work employment data has been reviewed. The 2021 Census employment results have not been utilized due to a
significant increase in work at home employment captured due to Census enumeration occurring during the provincial COVID-19 lockdown from April 1, 2021 to
June 14, 2021.
Source: Derived from the County of Essex Official Plan Update growth forecast for the Town of Tecumseh by Watson & Associates Economists Ltd. Buildout
population derived from Tecumseh Water and Wastewater Master Plan, 2018 update of 47,756 by Watson & Associates Economists Ltd.
Employment
Mid 2011
23,610
0.004
0.014
0.246
0.121
0.057
0.442
0.040
0.482
90
325
5,805
2,860
1,355
10,435
935
11,370
10,110
Mid 2016
23,229
0.004
0.025
0.366
0.162
0.065
0.622
0.042
0.663
100
570
8,498
3,768
1,505
14,440
970
15,410
13,870
Mid 2024
23,716
0.006
0.036
0.366
0.171
0.068
0.647
0.044
0.691
132
857
8,680
4,067
1,602
15,337
1,043
16,380
14,480
Mid 2034
29,655
0.004
0.036
0.333
0.161
0.065
0.600
0.044
0.644
132
1,072
9,885
4,789
1,927
17,805
1,305
19,110
16,733
Mid 2044
34,890
0.004
0.036
0.312
0.155
0.064
0.571
0.044
0.615
132
1,261
10,873
5,422
2,222
19,910
1,535
21,445
18,649
Buildout
47,756
0.003
0.036
0.269
0.165
0.056
0.528
0.044
0.572
132
1,726
12,825
7,865
2,670
25,218
2,101
27,319
23,492
Mid 2011 - Mid 2016
-381
0.0005
0.0108
0.1199
0.0411
0.0074
0.1797
0.0022
0.1818
10
245
2,693
908
150
4,005
35
4,040
3,760
Mid 2016 - Mid 2024
487
0.0013
0.0116
0.0002
0.0093
0.0028
0.0251
0.0022
0.0273
32
287
182
299
97
897
73
970
610
Mid 2024 - Mid 2034
5,939
-0.0011
0.0000
-0.0327
-0.0100
-0.0026
-0.0463
0.0000
-0.0463
0
215
1,206
723
325
2,468
262
2,730
2,253
Mid 2024 - Mid 2044
11,174
-0.0018
0.0000
-0.0544
-0.0161
-0.0039
-0.0761
0.0000
-0.0761
0
404
2,194
1,356
620
4,573
492
5,065
4,169
Mid 2024 - Buildout
24,040
-0.0028
0.0000
-0.0974
-0.0068
-0.0116
-0.1186
0.0000
-0.1186
0
869
4,146
3,799
1,068
9,881
1,058
10,939
9,012
Mid 2011 - Mid 2016
-76
0.0001
0.0022
0.0240
0.0082
0.0015
0.0359
0.0004
0.0364
2
49
539
182
30
801
7
808
752
Mid 2016 - Mid 2024
61
0.00016
0.00145
0.00002
0.00116
0.00034
0.00313
0.00028
0.00341
4
36
23
37
12
112
9
121
76
Mid 2024 - Mid 2034
594
-0.00011
0.00000
-0.00327
-0.00100
-0.00026
-0.00463
0.00000
-0.00463
0
21
121
72
33
247
26
273
225
Mid 2024 - Mid 2044
559
-0.00009
0.00000
-0.00272
-0.00080
-0.00019
-0.00380
0.00000
-0.00380
0
20
110
68
31
229
25
253
208
N.F.P.O.W.[1]
Activity Rate
Period
Population
Primary
Work at
Home
Industrial
Commercial/
Population
Related
Institutional
Total
Employment
Primary
Total
Total Employment
(Including
N.F.P.O.W.)
Institutional
Total (Excluding
Work at Home and
N.F.P.O.W.)
Incremental Change
Annual Average
Total
Including
N.F.P.O.W.
N.F.P.O.W.[1]
Work at
Home
Industrial
Commercial/
Population
Related
Watson & Associates Economists Ltd.
PAGE A-14
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule 9b
Town of Tecumseh
Employment and Gross Floor Area (G.F.A.) Forecast, 2024 to buildout
[1] Square Foot Per Employee Assumptions
Industrial
1,300
Commercial/Population-Related
500
Institutional
700
*Reflects Mid-2024 to Buildout forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
Mid 2011
23,610
90
5,805
2,860
1,355
10,110
7,546,500
1,430,000
948,500
10,195,000
Mid 2016
23,229
100
8,498
3,768
1,505
13,870
11,046,800
1,883,800
1,053,500
14,284,100
Mid 2024
23,716
132
8,680
4,067
1,602
14,480
11,283,400
2,033,300
1,121,400
14,834,100
Mid 2034
29,655
132
9,885
4,789
1,927
16,733
12,850,500
2,394,500
1,348,900
16,989,900
Mid 2044
34,890
132
10,873
5,422
2,222
18,649
14,134,900
2,711,000
1,555,400
18,797,300
Buildout
47,756
132
12,825
7,865
2,670
23,492
16,672,500
3,932,500
1,869,000
22,870,000
Mid 2011 - Mid 2016
-381
10
2,693
908
150
3,760
Mid 2016 - Mid 2024
487
32
182
299
97
610
236,600
149,500
67,900
550,000
Mid 2024 - Mid 2034
5,939
0
1,206
723
325
2,253
1,567,100
361,200
227,500
2,155,800
Mid 2024 - Mid 2044
11,174
0
2,194
1,356
620
4,169
2,851,500
677,700
434,000
3,963,200
Mid 2024 - Buildout
24,040
0
4,146
3,799
1,068
9,012
5,389,100
1,899,200
747,600
8,035,900
Mid 2011 - Mid 2016
-76
2
539
182
30
752
Mid 2016 - Mid 2024
61
4
23
37
12
76
29,575
18,688
8,488
68,750
Mid 2024 - Mid 2034
594
0
121
72
33
225
156,710
36,120
22,750
215,580
Mid 2024 - Mid 2044
559
0
110
68
31
208
142,575
33,885
21,700
198,160
Gross Floor Area in Square Feet (Estimated)[1]
Incremental Change
Commercial/
Population
Related
Institutional
Industrial
Commercial/
Population
Related
Period
Population
Employment
Total
Annual Average
Primary
Industrial
Institutional
Total
Watson & Associates Economists Ltd.
PAGE A-15
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule 9c
Town of Tecumseh
Estimate of the Anticipated Amount, Type and Location of
Non-Residential Development for Which Development Charges Can Be Imposed
[1] Square Foot Per Employee Assumptions
Industrial
1,300
Commercial/Population-Related
500
Institutional
700
[2] Employment Increase does not include No Fixed Place of Work.
*Reflects Mid-2024 to Buildout forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
2024 - 2034
1,567,100
361,200
227,500
2,155,800
2,253
2024 - 2044
2,851,500
677,700
434,000
3,963,200
4,169
2024 - Buildout
5,389,100
1,899,200
747,600
8,035,900
9,012
2024 - 2034
-
-
-
-
-
2024 - 2044
-
-
-
-
-
2024 - Buildout
-
-
-
-
-
2024 - 2034
1,567,100
361,200
227,500
2,155,800
2,253
2024 - 2044
2,851,500
677,700
434,000
3,963,200
4,169
2024 - Buildout
5,389,100
1,899,200
747,600
8,035,900
9,012
Industrial
G.F.A. S.F.[1]
Commercial
G.F.A. S.F.[1]
Institutional
G.F.A. S.F.[1]
Urban
Development Location
Timing
Total Non-
Residential
G.F.A. S.F.
Employment
Increase[2]
Rural
Town of Tecumseh
Watson & Associates Economists Ltd.
PAGE A-16
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule 10
Town of Tecumseh
Employment Categories by Major Employment Sector
Note: Employment is classified by North American Industry Classification System (NAICS) Code.
Source: Watson & Associates Economists Ltd.
Primary Industry Employment
11
Agriculture, forestry, fishing and hunting
21
Mining and oil and gas extraction
Industrial and Other Employment
22
Utilities
23
Construction
31-33
Manufacturing
41
Wholesale trade
48-49
Transportation and warehousing
56
Administrative and support
Population Related Employment
44-45
Retail trade
51
Information and cultural industries
52
Finance and insurance
53
Real estate and rental and leasing
54
Professional, scientific and technical services
55
Management of companies and enterprises
56
Administrative and support
71
Arts, entertainment and recreation
72
Accommodation and food services
81
Other services (except public administration)
Institutional
61
Educational services
62
Health care and social assistance
91
Public administration
Comments
Categories which relate to local
land-based resources
Categories which relate primarily
to industrial land supply and
demand
Categories which relate primarily
to population growth within the
municipality
NAICS
Employment by industry
Watson & Associates Economists Ltd.
PAGE B-1
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Appendix B
Level of Service
Watson & Associates Economists Ltd.
PAGE B-2
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Appendix B: Level of Service
Appendix B
Town of Tecumseh
Summary of Service Standards as per Development Charges Act, 1997, as amended
Cost (per capita)
Services Related to a Highway - Roads
$10,976.53
0.0036
km of roadways
3,049,036
per km
122,651,746
Services Related to a Highway - Sidewalks and Active Transportation
$473.20
1.6064
linear metres of sidewalks
295
per km
5,287,537
Services Related to a Highway - Traffic Signals & Streetlights
$1,087.20
0.0349
No. of Traffic Signals and Streetlights
31,152
per signal
12,148,373
Public Works - Facilities
$372.60
1.0623
sq.ft. of building area
351
per sq.ft.
4,163,432
Public Works - Vehicles & Equipment
$227.50
0.0019
No. of vehicles and equipment
119,737
per vehicle
2,542,085
Fire Protection Services - Facilities
$434.95
0.5743
sq.ft. of building area
757
per sq.ft.
4,860,131
Fire Protection Services - Vehicles & Equipment
$275.46
0.0004
No. of vehicles
688,650
per vehicle
3,077,990
Fire Protection Services - Small Equipment and Gear
$56.25
0.0075
No. of equipment and gear
7,500
per item
628,538
Policing
Policing Services - Facilities
$170.77
0.2372
sq.ft. of building area
720
per sq.ft.
1,908,184
Parkland Development
$986.42
0.0152
Acres of Parkland
64,896
per acre
5,858,348
Parkland Amenities
$726.48
0.0162
No. of parkland amenities
44,844
per amenity
4,314,565
Parking within Parks
$63.04
1.4008
Square meters of parking
45
per sq.m
374,395
Parkland Pathways
$98.53
0.3545
Linear Meters
278
per linear m
585,170
Recreation Facilities
$3,672.63
5.1459
sq.ft. of building area
714
per sq.ft.
21,811,750
Parks & Recreation Vehicles and Equipment
$85.90
0.0024
No. of vehicles and equipment
35,792
per vehicle
510,160
Library
Library Services - Facilities
$331.09
0.3832
sq.ft. of building area
864
per sq.ft.
1,966,344
SUMMARY OF SERVICE STANDARDS AS PER DEVELOPMENT CHARGES ACT, 1997, AS AMENDED
Service Related to a
Highway
Public Works
Service Category
Sub-Component
Maximum
Ceiling LOS
15 Year Average Service Standard
Quality (per capita)
Quantity (per capita)
Parks & Recreation
Fire Protection
Watson & Associates Economists Ltd.
PAGE B-3
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Roads
Unit Measure:
km of roadways
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/km)
Commercial Main Street*
1.20
1.20
1.20
1.20
1.20
1.20
1.20
1.20
1.20
1.20
1.20
1.20
1.20
1.20
1.20
$4,312,000
Minor Arterial*
13.00
13.00
13.00
13.00
13.00
13.00
13.00
13.00
13.00
13.00
13.00
13.00
13.00
13.00
13.00
$3,930,000
Collector/Freeway Ramp*
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
0.40
$3,266,000
Collector (Urban)*
22.60
22.60
22.60
22.60
22.60
22.60
22.60
22.60
22.60
22.60
22.60
22.60
22.60
22.60
22.60
$3,434,000
Collector (Rural)*
16.20
16.20
16.20
16.20
16.20
16.20
16.20
16.20
16.20
16.20
16.20
16.20
16.20
16.20
16.20
$3,076,000
Rural*
30.80
30.80
30.80
30.80
30.80
30.80
30.80
30.80
30.80
30.80
30.80
30.80
30.80
30.80
30.80
$2,340,000
Total
84.20
84.20
84.20
84.20
84.20
84.20
84.20
84.20
84.20
84.20
84.20
84.20
84.20
84.20
84.20
Population
23,847
23,718
23,610
23,469
23,348
23,270
23,162
23,228
23,343
23,314
23,221
23,214
23,299
23,638
23,661
Per Capita Standard
0.0035
0.0036
0.0036
0.0036
0.0036
0.0036
0.0036
0.0036
0.0036
0.0036
0.0036
0.0036
0.0036
0.0036
0.0036
15 Year Average
2009 to 2023
Quantity Standard
0.0036
Quality Standard
$3,049,036
Service Standard
$10,977
D.C. Amount (before deductions)
20 Year
Forecast Population
11,174
$ per Capita
$10,977
Eligible Amount
$122,651,746
Watson & Associates Economists Ltd.
PAGE B-4
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Sidewalks and Active Transportation
Unit Measure:
linear metres of sidewalks
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/linear
metre)
Sidewalks
28,538
28,022
28,022
28,022
28,022
28,022
28,022
28,435
-
-
-
-
-
-
-
$227
*Collector(Urban)/Minor Arterial
-
-
-
-
-
-
-
-
27,990
27,990
27,990
27,990
27,990
27,990
27,990
$273
*Commercial Main
-
-
-
-
-
-
-
-
2,270
2,270
2,270
2,270
2,270
2,270
2,270
$303
Asphalt Pathways
5,700
7,373
7,373
8,404
8,404
8,404
9,074
9,074
9,074
9,074
9,074
9,074
9,074
9,074
9,074
$446
Total
34,238
35,395
35,395
36,426
36,426
36,426
37,096
37,509
39,334
39,334
39,334
39,334
39,334
39,334
39,334
Population
23,847
23,718
23,610
23,469
23,348
23,270
23,162
23,228
23,343
23,314
23,221
23,214
23,299
23,638
23,661
Per Capita Standard
1.44
1.49
1.50
1.55
1.56
1.57
1.60
1.61
1.69
1.69
1.69
1.69
1.69
1.66
1.66
*Road Classifications as per the Tecumseh Transportation Master Plan (2017)
15 Year Average
2009 to 2023
Quantity Standard
1.6064
Quality Standard
$295
Service Standard
$473
D.C. Amount (before deductions)
20 Year
Forecast Population
11,174
$ per Capita
$473
Eligible Amount
$5,287,537
Watson & Associates Economists Ltd.
PAGE B-5
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Service:
Services Related to a Highway - Traffic Signals & Streetlights
Unit Measure:
No. of Traffic Signals and Streetlights
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Streetlights
784
784
784
784
784
784
782
820
820
828
828
828
828
828
828
$24,300
Traffic Signals - Intersections
10
10
11
11
11
11
11
11
11
11
11
11
11
11
11
$540,000
Total
794
794
795
795
795
795
793
831
831
839
839
839
839
839
839
Population
23,847
23,718
23,610
23,469
23,348
23,270
23,162
23,228
23,343
23,314
23,221
23,214
23,299
23,638
23,661
Per Capita Standard
0.0333
0.0335
0.0337
0.0339
0.0341
0.0342
0.0342
0.0358
0.0356
0.0360
0.0361
0.0361
0.0360
0.0355
0.0355
15 Year Average
2009 to 2023
Quantity Standard
0.0349
Quality Standard
$31,152
Service Standard
$1,087
D.C. Amount (before deductions)
20 Year
Forecast Population
11,174
$ per Capita
$1,087
Eligible Amount
$12,148,373
Watson & Associates Economists Ltd.
PAGE B-6
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Class of Service:
Public Works - Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Depot 1 (Office Portion)
4,216
4,216
4,216
4,216
4,216
4,216
4,216
4,216
4,216
4,216
4,216
4,216
4,216
4,216
4,216
$450
$511
Depot 1 (Garage Portion)
6,512
6,512
6,512
6,512
6,512
6,512
6,512
6,512
6,512
6,512
6,512
6,512
6,512
6,512
6,512
$300
$345
Depot 2
4,544
4,544
4,544
4,544
4,544
4,544
4,544
4,544
4,544
4,544
4,544
4,544
4,544
4,544
4,544
$400
$455
Salt Dome (Oldcastle)
1,496
1,496
1,496
5,640
5,640
5,640
5,640
5,640
5,640
5,640
5,640
5,640
5,640
5,640
5,640
$200
$235
Salt Dome (Lacasse)
792
792
792
792
792
792
3,441
3,441
3,441
3,441
3,441
3,441
3,441
3,441
3,441
$200
$235
South Storage Barn
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
2,400
$200
$235
Total
19,960
19,960
19,960
24,104
24,104
24,104
26,753
26,753
26,753
26,753
26,753
26,753
26,753
26,753
26,753
Population
23,847
23,718
23,610
23,469
23,348
23,270
23,162
23,228
23,343
23,314
23,221
23,214
23,299
23,638
23,661
Per Capita Standard
0.8370
0.8416
0.8454
1.0271
1.0324
1.0358
1.1550
1.1518
1.1461
1.1475
1.1521
1.1525
1.1482
1.1318
1.1307
15 Year Average
2009 to 2023
Quantity Standard
1.0623
Quality Standard
$351
Service Standard
$373
D.C. Amount (before deductions)
20 Year
Forecast Population
11,174
$ per Capita
$373
Eligible Amount
$4,163,432
Watson & Associates Economists Ltd.
PAGE B-7
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
Service to which Item Relates to
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Tractor Backhoe
Services Related to a Highway,
Wastewater Services, Stormwater
Services, and Water Services
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$185,800
Road Sweeper Unit
Services Related to a Highway,
Wastewater Services, and
Stormwater Services
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$356,000
Tractor
Services Related to a Highway,
Wastewater Services, and
Stormwater Services
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$105,500
Wing Mower for Tractor
Services Related to a Highway,
Wastewater Services, and
Stormwater Services
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$23,400
Dump Truck - Single Axle Plow Unit
Services Related to a Highway,
Wastewater Services, and
Stormwater Services
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$304,500
Dump Truck - Tandem Axle Plow Unit
Services Related to a Highway,
Wastewater Services, and
Stormwater Services
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$371,700
Pickup Truck - Ex. Cab
Services Related to a Highway,
Wastewater Services, and
Stormwater Services
3
3
3
3
3
3
3
3
3
6
6
6
6
6
6
$50,000
Pickup Truck - Crew Cab
Services Related to a Highway,
Wastewater Services, and
Stormwater Services
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$60,000
3500 Dump Body Truck
Services Related to a Highway,
Wastewater Services, and
Stormwater Services
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$82,200
Trackless Machine
Services Related to a Highway,
Wastewater Services, and
Stormwater Services
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$208,700
Snowblower Shovel for Trackless
Services Related to a Highway,
Wastewater Services, and
Stormwater Services
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$16,000
Leaf Vacuum Loader
Services Related to a Highway,
Wastewater Services, and
Stormwater Services
2
2
2
2
2
2
-
-
-
-
-
-
-
-
-
$112,500
Watson & Associates Economists Ltd.
PAGE B-8
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Class of Service:
Public Works - Vehicles & Equipment
Unit Measure:
No. of vehicles and equipment
Description
Service to which Item Relates to
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Sewer Camera
Services Related to a Highway,
Wastewater Services, and
Stormwater Services
1
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$25,600
Paint Machine (2004)
Services Related to a Highway,
Wastewater Services, and
Stormwater Services
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,900
Hot Water Pressure Washer
Services Related to a Highway,
Wastewater Services, and
Stormwater Services
2
2
2
2
3
3
3
3
3
3
3
3
3
3
3
$8,600
Pickup Truck
Water Services
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$50,000
Service Truck (Large)
Water Services
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$135,000
Service Truck (Small)
Water Services
-
-
1
1
1
1
1
1
1
2
2
2
2
2
2
$115,000
Single Axle Dump Truck
Services Related to a Highway,
Wastewater Services, and
Stormwater Services
1
1
1
1
1
1
1
-
-
-
-
-
-
-
-
$193,000
Hydraulic Breaker for Backhoe
Water Services
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$148,700
18' Landscape
Services Related to a Highway,
Wastewater Services, and
Stormwater Services
1
1
-
-
-
-
-
-
-
-
-
-
-
-
-
$41,600
Valve Operator
Water Services
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$12,000
Metrotech 810
Water Services
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$16,900
Steam Johnny Hydrant Thaw Unit
Water Services
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$9,900
Itron Remote Reading Equipment
Water Services
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$13,200
Trench Box
Water Services
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$34,500
Tandem Dump Truck
Water Services
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$210,000
Wall Mount Hot Water Pressure
Washer
Water Services
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$19,700
Total
41
42
42
42
44
44
42
42
42
46
46
46
46
47
47
Population
23,847
23,718
23,610
23,469
23,348
23,270
23,162
23,228
23,343
23,314
23,221
23,214
23,299
23,638
23,661
Per Capita Standard
0.0017
0.0018
0.0018
0.0018
0.0019
0.0019
0.0018
0.0018
0.0018
0.0020
0.0020
0.0020
0.0020
0.0020
0.0020
15 Year Average
2009 to 2023
Quantity Standard
0.0019
Quality Standard
$119,737
Service Standard
$228
D.C. Amount (before deductions)
20 Year
Forecast Population
11,174
$ per Capita
$228
Eligible Amount
$2,542,085
Watson & Associates Economists Ltd.
PAGE B-9
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Service:
Fire Protection Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Station # 1
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
6,480
$600
$716
Station # 2
6,088
6,088
6,088
6,088
6,088
6,088
6,088
6,088
6,088
6,088
6,088
6,088
6,088
6,088
6,088
$600
$861
Station # 2 Training Building (Smoke House)
800
800
800
800
800
800
800
800
800
800
800
800
800
800
800
$69
$80
Station # 2 Training Tower
-
-
-
-
112
112
112
112
112
112
112
112
112
112
112
$2,459
$2,459
Station # 2 Confined Space Training Facility
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$72,334
$72,334
Total
13,368
13,368
13,368
13,368
13,480
13,480
13,480
13,481
13,481
13,481
13,481
13,481
13,481
13,481
13,481
Population
23,847
23,718
23,610
23,469
23,348
23,270
23,162
23,228
23,343
23,314
23,221
23,214
23,299
23,638
23,661
Per Capita Standard
0.5606
0.5636
0.5662
0.5696
0.5774
0.5793
0.5820
0.5804
0.5775
0.5782
0.5806
0.5807
0.5786
0.5703
0.5698
15 Year Average
2009 to 2023
Quantity Standard
0.5743
Quality Standard
$757
Service Standard
$435
D.C. Amount (before deductions)
20 Year
Forecast Population
11,174
$ per Capita
$435
Eligible Amount
$4,860,131
Note: The Confined Space Training Facility is provided on a per-facility basis due to the irregular shape of the structure (i.e. underground pipes)
Watson & Associates Economists Ltd.
PAGE B-10
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Service:
Fire Protection Services - Vehicles & Equipment
Unit Measure:
No. of vehicles
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Command 1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,500
Command 2
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$80,500
Fire Prevention Officer Vehicle
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$40,000
Rescue 1 - Pumper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,010,000
Rescue 2 - Engine Tanker
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$964,900
Engine 1 - Pumper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,100,000
Engine 2 - Pumper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,100,000
Truck 1 - Aerial (70 ft.)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,930,000
Squad 2 Pick-up
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$77,900
Gem Car (Golf Cart)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$13,700
Fire Rescue Boat
-
-
-
-
-
-
-
-
-
-
1
1
1
1
1
$13,000
High Water Rescue Vehicle
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$217,000
Command 3 (F-150)
-
-
-
-
-
-
-
-
-
-
-
-
-
1
1
$84,000
Total
10
10
10
10
10
10
10
10
10
10
11
11
11
13
13
Population
23,847
23,718
23,610
23,469
23,348
23,270
23,162
23,228
23,343
23,314
23,221
23,214
23,299
23,638
23,661
Per Capita Standard
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0005
0.0005
0.0005
0.0005
0.0005
15 Year Average
2009 to
2023
Quantity Standard
0.0004
Quality Standard
$688,650
Service Standard
$275
D.C. Amount (before deductions)
20 Year
Forecast Population
11,174
$ per Capita
$275
Eligible Amount
$3,077,990
Watson & Associates Economists Ltd.
PAGE B-11
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Service:
Fire Protection Services - Small Equipment and Gear
Unit Measure:
No. of equipment and gear
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Equipped Firefighters (full time)
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$8,600
Equipped Firefighters (part time)
38
38
38
38
38
38
40
40
40
40
40
42
42
42
42
$8,600
Thermal Camera
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$17,200
Hydraulic Pump
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$14,000
Self Contained Breathing Apparatus
38
38
38
38
38
38
38
38
38
38
38
38
38
38
38
$13,900
Self Contained Breathing Apparatus
(spare bottles only)
76
76
76
76
76
76
76
76
76
76
76
76
76
76
76
$2,300
Auto Extrication Cutters
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$14,300
Auto Extrication Spreaders
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$12,900
Auto Extrication Ram
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$11,900
Total
173
173
173
173
173
173
175
175
175
175
175
177
177
177
177
Population
23,847
23,718
23,610
23,469
23,348
23,270
23,162
23,228
23,343
23,314
23,221
23,214
23,299
23,638
23,661
Per Capita Standard
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
0.01
15 Year Average
2009 to 2023
Quantity Standard
0.0075
Quality Standard
$7,500
Service Standard
$56
D.C. Amount (before deductions)
20 Year
Forecast Population
11,174
$ per Capita
$56
Eligible Amount
$628,538
Watson & Associates Economists Ltd.
PAGE B-12
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Service:
Policing Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Tecumseh - Police Facility
5,555
5,555
5,555
5,555
5,555
5,555
5,555
5,555
5,555
5,555
5,555
5,555
5,555
5,555
5,555
$600
$720
Total
5,555
5,555
5,555
5,555
5,555
5,555
5,555
5,555
5,555
5,555
5,555
5,555
5,555
5,555
5,555
Population
23,847
23,718
23,610
23,469
23,348
23,270
23,162
23,228
23,343
23,314
23,221
23,214
23,299
23,638
23,661
Per Capita Standard
0.2329
0.2342
0.2353
0.2367
0.2379
0.2387
0.2398
0.2392
0.2380
0.2383
0.2392
0.2393
0.2384
0.2350
0.2348
15 Year Average
2009 to 2023
Quantity Standard
0.2372
Quality Standard
720
Service Standard
$171
D.C. Amount (before deductions)
20 Year
Forecast Population
11,174
$ per Capita
$171
Eligible Amount
$1,908,184
Watson & Associates Economists Ltd.
PAGE B-13
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Service:
Parkland Development
Unit Measure:
Acres of Parkland
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Acre)
Abraham Cole Park
2.3
2.3
2.3
2.3
2.3
2.3
2.3
2.3
2.3
2.3
2.3
2.3
2.3
2.3
2.3
$97,100
Arrowhead
1.2
1.2
1.2
1.2
1.2
1.2
1.2
1.2
1.2
1.2
1.2
1.2
1.2
1.2
1.2
$97,100
Baillargeon Park
2.1
2.1
2.1
2.1
2.1
2.1
2.1
2.1
2.1
2.1
2.1
2.1
2.1
2.1
2.1
$97,100
BIA Parkette
-
-
-
-
-
-
-
0.1
0.1
0.1
0.1
0.1
0.1
0.1
0.1
$97,100
Brighton Beach
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
$97,100
Buster Reaume Park
8.0
8.0
8.0
8.0
8.0
8.0
8.0
8.0
8.0
8.0
8.0
8.0
8.0
8.0
8.0
$97,100
Carling Park
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
5.0
$97,100
Century Park
1.5
1.5
1.5
1.5
1.5
1.5
1.5
1.5
1.5
1.5
1.5
1.5
1.5
1.5
1.5
$97,100
Chippewa Park
0.9
0.9
0.9
0.9
0.9
0.9
0.9
0.9
0.9
0.9
0.9
0.9
0.9
0.9
0.9
$97,100
Colonel Paul Poisson Park
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
$97,100
Cranbrook Tot Park
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
$97,100
Dorset Park
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
1.3
$97,100
Dresden Park
1.5
1.5
1.5
1.5
1.5
1.5
1.5
1.5
1.5
1.5
1.5
1.5
1.5
1.5
1.5
$97,100
Edgewater Park
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
$97,100
Fairplay Woods Park
142.4
142.4
142.4
142.4
142.4
142.4
142.4
142.4
142.4
142.4
142.4
142.4
142.4
142.4
142.4
$16,400
Gerry Lesa Park
0.7
0.7
0.7
0.7
0.7
0.7
0.7
0.7
0.7
0.7
0.7
0.7
0.7
0.7
0.7
$97,100
Lacasse Park
22.6
22.6
22.6
22.6
22.6
22.6
22.6
22.6
22.6
22.6
22.6
22.6
22.6
22.6
22.6
$97,100
Lakewood Park (north)
7.0
7.0
7.0
7.0
7.0
7.0
7.0
7.0
7.0
7.0
7.0
7.0
7.0
7.0
7.0
$97,100
Lakewood Park (south)
-
62.8
62.8
62.8
62.8
62.8
62.8
62.8
62.8
62.8
62.8
62.8
62.8
62.8
62.8
$97,100
Little River Park
3.1
3.1
3.1
3.1
3.1
3.1
3.1
3.1
3.1
3.1
3.1
3.1
3.1
3.1
3.1
$97,100
Little Turtle
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
$97,100
McAuliffe Park
20.6
20.6
20.6
20.6
20.6
20.6
20.6
20.6
20.6
20.6
20.6
20.6
20.6
20.6
20.6
$97,100
Millenium Park
2.1
2.1
2.1
2.1
2.1
2.1
2.1
2.1
2.1
2.1
2.1
2.1
2.1
2.1
2.1
$97,100
Oldcastle Heritage Park
-
-
-
-
-
1.4
1.4
1.4
1.4
1.4
1.4
1.4
1.4
1.4
1.4
$97,100
Optimist Park
18.2
18.2
18.2
18.2
18.2
18.2
18.2
18.2
18.2
18.2
18.2
18.2
18.2
18.2
18.2
$97,100
Peace Park
1.9
1.9
1.9
1.9
1.9
1.9
1.9
1.9
1.9
1.9
1.9
1.9
1.9
1.9
1.9
$97,100
Peter Cecile Park
0.6
0.6
0.6
0.6
0.6
0.6
0.6
0.6
0.6
0.6
0.6
0.6
0.6
0.6
0.6
$97,100
Piqua Park
2.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
2.2
$97,100
Watson & Associates Economists Ltd.
PAGE B-14
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Service:
Parkland Development
Unit Measure:
Acres of Parkland
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Acre)
Rocheleau Park
4.3
4.3
4.3
4.3
4.3
4.3
4.3
4.3
4.3
4.3
4.3
4.3
4.3
4.3
4.3
$97,100
Sculley Beach
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
$97,100
Shawanoe Park
3.5
3.5
3.5
3.5
3.5
3.5
3.5
3.5
3.5
3.5
3.5
3.5
3.5
3.5
3.5
$97,100
Southfield Park & Boulevard
2.6
2.6
2.6
2.6
2.6
2.6
2.6
2.6
2.6
2.6
2.6
2.6
2.6
2.6
2.6
$97,100
St. Mark's Beach Park
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
$97,100
St. Mary's
6.3
6.3
6.3
6.3
6.3
6.3
6.3
6.3
6.3
6.3
6.3
6.3
6.3
6.3
6.3
$97,100
Star of the Lake
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
0.2
$97,100
Tecumseh Centre Park
6.0
6.0
6.0
6.0
6.0
6.0
6.0
6.0
6.0
6.0
6.0
6.0
6.0
6.0
6.0
$97,100
Tecumseh Dog Park
2.7
2.7
2.7
2.7
2.7
2.7
2.7
2.7
2.7
2.7
2.7
2.7
2.7
2.7
2.7
$97,100
Tecumseh Soccer Fields
13.4
13.4
13.4
13.4
13.4
13.4
13.4
13.4
13.4
13.4
13.4
13.4
13.4
13.4
13.4
$97,100
Ticonderoga
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
1.0
$97,100
West St. Louis Pump Station
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
0.4
$97,100
Weston Park
9.0
9.0
9.0
9.0
9.0
9.0
9.0
9.0
9.0
9.0
9.0
9.0
9.0
9.0
9.0
$97,100
Total
296.6
359.4
359.4
359.4
359.4
360.8
360.8
360.9
360.9
360.9
360.9
360.9
360.9
360.9
360.9
Population
23,847
23,718
23,610
23,469
23,348
23,270
23,162
23,228
23,343
23,314
23,221
23,214
23,299
23,638
23,661
Per Capita Standard
0.01
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
15 Year Average
2009 to 2023
Quantity Standard
0.0152
Quality Standard
$64,896
Service Standard
$986
D.C. Amount (before deductions)
10 Year
Forecast Population
5,939
$ per Capita
$986
Eligible Amount
$5,858,348
Watson & Associates Economists Ltd.
PAGE B-15
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation
Sheet
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Abraham Cole Park
Playground
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$86,900
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$37,700
Park Bench (new black)
-
-
-
-
-
-
-
-
5
5
5
5
5
5
5
$1,700
Garbage Can (new black)
-
-
-
-
-
-
-
-
2
2
2
2
2
2
2
$1,400
Arena Park
Park Bench (red metal)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$2,000
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$47,700
Playground Surface
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$56,200
Arrowhead Park
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$74,000
Playset Wood Fiber Surfacing
-
-
-
-
-
-
-
-
1
1
1
1
$25,000
Park Bench (wood)
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$1,200
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$30,400
Basketball Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,000
Garbage Can (new black)
1
1
1
1
1
1
1
1
$1,400
Baillargeon Park (partially leased)
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$83,500
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,900
Garbage Can (new black)
1
1
1
1
1
1
1
$1,400
BIA Parkette (new park)
Irrigation System
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$16,200
Park Bench (new black)
-
-
-
-
-
-
-
3
3
3
3
3
3
3
3
$1,700
Garbage Can (new black)
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$1,400
Wooden Pavillion
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$3,400
Brighton Beach Park
Garbage Can (new black)
1
1
1
1
1
1
1
1
$1,400
Buster Reaume Park
Soccer Field
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
$10,000
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$215,000
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$12,000
Park Bench (wood)
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$1,200
Park Bench (new black)
-
-
-
-
-
-
-
4
4
4
4
4
4
4
4
$1,700
Garbage Can (new black)
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$1,400
Park Lighting
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$14,300
Watson & Associates Economists Ltd.
PAGE B-16
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation
Sheet
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Carling Park
Baseball Diamond
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$87,800
Park Bench (wood)
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$1,200
Baseball Diamond Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$78,900
Bleachers
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$5,000
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$90,100
Picnic Shelter
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$62,000
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$19,400
Irrigation
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$17,200
EWF Playground Surfacing
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$23,700
Garbage Can (new black)
-
-
-
-
-
-
-
2
2
2
2
2
2
2
2
$1,400
Baseball Back Stop Fencing
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$16,900
Washrooms
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$47,700
Century Park
Park Bench (wood)
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$1,200
Soccer Field
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$10,000
Basketball Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$51,700
Playground
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$108,400
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$25,200
Park Bench (new black)
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$1,700
Garbage Can (new black)
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$1,400
Chippewa Park
Asphalt Driveway
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,200
Park Bench (wood)
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$1,200
Garbage Can (new black)
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$1,400
Cranbrook Park
Playground Equipment
1
1
1
1
1
1
-
-
-
-
-
-
-
-
-
$74,000
Playground Equipment
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$90,900
EWF Playground Surfacing
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$15,600
Swing Set
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$12,300
Park Bench (wood)
3
3
3
3
3
3
-
-
-
-
-
-
-
-
-
$1,200
Basketball Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,000
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$10,400
Garbage Can (new black)
1
1
1
1
1
1
1
$1,400
Dorset Park
Playset
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$80,600
Swing Set
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$18,600
Picnic Shelter
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$30,400
Basketball Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,000
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$8,100
Park Bench (Brown Metal)
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$1,600
Garbage Can (new black)
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$1,400
Watson & Associates Economists Ltd.
PAGE B-17
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation
Sheet
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Dresden Park
Park Bench (Brown Metal)
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$1,600
Picnic Shelter
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$20,300
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$72,000
Playset EWF Surface
-
-
-
-
-
-
-
-
-
1
1
1
$7,600
Basketball Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,000
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$7,900
Garbage Can (new black)
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$1,400
ERCA Trail
Culverts
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$129,400
Entrance Gates
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$58,500
Boardwalk
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$130,400
Granular Base
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$821,600
Edgewater Beach Park
Park Bench (wood)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,200
Breakwall
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$31,400
Garbage Can (new black)
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$1,400
Gerry Lesa Park
Park Bench (wood)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,200
Playground
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$62,300
EWF Playground Surfacing
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$17,000
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$17,900
Garbage Can (new black)
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$1,400
Lacasse Park
Baseball Diamond
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$220,600
Baseball Diamond Lighting
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$588,800
Baseball Diamond Scoreboard
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$93,200
Baseball Diamond Fence
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$48,900
Watson & Associates Economists Ltd.
PAGE B-18
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation
Sheet
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Lacasse Baseball New Practice
Infield
-
-
-
-
-
-
-
1
1
1
1
1
$56,000
Grandstand
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$345,900
Baseball Storage Building
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$40,600
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$125,800
Boundless Playground
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$300,500
Park Bench (red metal)
11
11
11
11
11
11
11
11
11
11
11
11
11
11
11
$2,000
Washrooms
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$27,000
Concession Stand/Maintenance
Storage
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$130,100
Club House
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$323,400
Picnic Shelter (small)
2
2
1
1
1
1
1
1
1
1
1
1
1
1
1
$23,400
Picnic Shelter (large)
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$146,500
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$72,900
Irrigation
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$41,200
EWF Playground Surfacing
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$8,700
Concrete Work at Lacasse Baseball
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$12,400
Drainage Improvements South
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$15,200
Drainage Improvements Baseball
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$10,300
Garbage Can (new black)
-
-
-
-
-
-
3
3
3
3
3
3
3
3
3
$1,400
Lakewood North
Gazebo
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$115,100
Building
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$1,556,800
Building Seatwall and Pillar
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$58,300
Building Paving
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$18,600
Boardwalk
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$797,700
Boardwalk Railing (steel)
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$112,100
Irrigation System
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$171,500
Lighting/Electrical (park)
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$651,900
Lighting (ballard)
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$86,200
Lighting (Observation pier)
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$84,900
Sanitary Sewer
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$31,400
Storm Sewer
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$419,900
Watermain
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$62,500
Armourstone Wall
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$83,100
Entrance Paving (asphalt)
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$14,000
Entrance Paving (concrete)
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$26,700
Entrance Wall
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$42,700
Gabion Wall
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$29,600
Watson & Associates Economists Ltd.
PAGE B-19
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation
Sheet
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Mariner's Star Paving (colour
concrete)
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$55,900
Freestanding Pillar
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$60,600
Plaza Paving (concrete)
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$234,400
Rubber Park Surface
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$60,300
Main Spine Paving
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$95,300
Dragon Garden Paving
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$125,100
Curbing throughout park (concrete)
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$150,800
Bench
-
-
-
10
10
10
10
10
10
10
10
10
10
10
10
$2,700
Bench (backless)
-
-
-
4
4
4
4
4
4
4
4
4
4
4
4
$1,700
Bike Rack
-
-
-
9
9
9
9
9
9
9
9
9
9
9
9
$500
Garbage Can
-
-
-
12
12
12
12
12
12
12
12
12
12
12
12
$200
Picnic Table
-
-
-
6
6
6
6
6
6
6
6
6
6
6
6
$3,400
Bollard
-
-
-
2
2
2
2
2
2
2
2
2
2
2
2
$800
Lakewood South
Pathway Manning into Park
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$120,300
Climbing Boulder
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$86,600
Disc Golf Baskets
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$29,600
Disc Golf Tee Pads
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$18,000
Exercise Equipment
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$135,900
Iron Railing
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$23,300
Lighting for Riverside Dr Parking Lot
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$102,800
Pedestrian Bridge
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$253,000
Drainage adjacent Channel
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$17,800
Drainage in Northern Sections of
Park
-
-
-
-
-
-
-
-
1
1
1
1
$28,300
Gazebo
-
-
-
-
-
-
-
1
1
1
1
1
$92,900
Watson & Associates Economists Ltd.
PAGE B-20
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation
Sheet
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Little River Park
Baseball Diamond
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$88,600
Park Bench (wood)
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$1,200
Bleachers
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$5,000
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$172,400
Picnic Shelter
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$20,300
Basketball Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,000
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$42,700
Extension to Backstop
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$11,000
Playset Wood Fiber Surfacing
-
-
-
-
-
-
-
1
1
1
1
1
$26,200
Drainage Improvements
-
-
-
-
-
-
-
1
1
1
1
1
$12,400
Garbage Can (black metal)
-
-
-
-
-
-
2
2
2
2
2
2
2
2
2
$1,400
Little Turtle Park
Park Bench (wood)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,200
McAuliffe Park (partially leased)
Maintenance Shed/Washrooms/Food
Booth
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$97,200
Washroom Upgrades
-
-
-
-
-
-
-
1
1
1
1
1
$542,800
Splash Pad New
-
-
-
-
-
-
-
-
1
1
1
1
$312,400
Field House
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$245,900
Picnic Shelter
1
1
-
-
-
-
-
-
-
-
-
-
-
-
-
$46,500
Pavillion (small)
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$71,500
Pavillion (large)
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$102,100
Park Bench (Wood)
6
6
6
6
6
6
6
6
6
6
6
6
6
6
6
$1,200
Playground Equipment
1
1
-
-
-
-
-
-
-
-
-
-
-
-
-
$167,000
Boundless Playground Equipment
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$370,200
Baseball Diamond
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$187,300
Baseball Diamong Lighting
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$244,400
Soccer Field (large)
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$10,000
Soccer Field (small)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$5,000
Tennis Court (double)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$131,500
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$82,100
Bleachers
-
-
6
6
6
6
6
6
6
6
6
6
6
6
6
$4,300
Baseball Diamond A Expansion
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$9,700
Additional power distribution box
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$21,000
Garbage Can (black metal)
-
-
-
-
-
-
-
3
3
3
3
3
3
3
3
$1,400
Millenium Park
Park Bench (wood)
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$1,200
Garbage Can (new black)
-
-
-
-
-
-
2
2
2
2
2
2
2
2
2
$1,400
Watson & Associates Economists Ltd.
PAGE B-21
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation
Sheet
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Oldcastle Heritage Park
Park Bench (wood)
-
-
-
-
-
4
4
4
4
4
4
4
4
4
4
$1,200
Wooden Pavillion
-
-
-
-
-
1
1
1
1
1
1
1
1
1
1
$3,400
Garbage Can (black metal)
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$1,400
Optimist Park (Green Acres)
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$115,900
Park Bench (red metal)
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$2,000
Picnic Shelter
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$14,700
Tennis Court (double)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$96,600
Baseball Diamond
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$88,600
Bleachers
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$5,000
Soccer Field (full size)
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$10,000
Soccer Field (small)
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
$5,000
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$18,000
EWF Playground Surfacing
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$12,600
Playset #2
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$29,900
Tennis Court Surfacing
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$29,400
Garbage Can (new black)
-
-
-
-
-
-
-
5
5
5
5
5
5
5
5
$1,400
Peace Park
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$92,600
Playset Wood Fiber Surfacing
-
-
-
-
-
-
-
-
1
1
1
1
$19,700
Picnic Shelter
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$53,500
Basketball Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,000
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$30,700
Garbage Can (new black)
-
-
-
-
-
-
1
1
1
1
1
1
1
1
1
$1,400
Piqua Park
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$117,700
Playset Wood Fiber Surfacing
-
-
-
-
-
-
-
-
-
1
1
1
$21,000
Basketball Court (unlit)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$54,300
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$28,200
Park Bench (wood)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,200
Garbage Can (new black)
-
-
-
-
-
-
2
2
2
2
2
2
2
2
2
$1,400
Rocheleau Park
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$132,700
Playset EWF Surface
-
-
-
-
-
-
-
-
-
1
1
1
$12,200
Soccer Field
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$10,000
Basketball Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,000
Picnic Shelter
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$53,500
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$14,300
Park Bench (wood)
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
$1,200
Garbage Can (new black)
-
-
-
-
-
-
2
2
2
2
2
2
2
2
2
$1,400
Watson & Associates Economists Ltd.
PAGE B-22
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation
Sheet
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Rohrer Parkette
Garbage Can with Recycle Unit
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$2,600
Benches Black Metal
-
-
-
-
-
-
-
-
2
2
2
2
2
2
2
$1,700
Garbage Can (new black)
-
-
-
-
-
-
2
2
2
2
2
2
2
2
2
$1,400
St. Mark's Beach Park
Park Bench (Wood)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,200
Garbage Can (new black)
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$1,400
St. Mary's Park (partially leased)
Baseball Diamond
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$81,300
Baseball Diamond Floodlights
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$195,400
Irrigation System (Baseball Infield)
-
-
-
-
-
-
-
-
1
1
1
1
$7,400
Scoreboard
-
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,200
Tennis Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$82,800
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$101,000
Food Booth/Picnic
Shelter/Washrooms
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$71,500
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$26,200
Fence along Outfield
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$10,900
Pole Barn (tractor shed)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$43,500
Splash Pad
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$258,000
Bleachers
-
-
-
-
5
5
5
5
5
5
5
5
5
5
5
$5,600
Garbage Can Black
-
-
-
-
-
-
-
-
2
2
2
2
2
2
2
$1,400
Sculley Beach Park
Shawanoe Park
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$156,000
Drainage Improvements
-
-
-
-
-
-
-
1
1
1
1
1
$10,100
Baseball Diamond (unlit)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$88,600
Pickleball Court (double)
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$166,000
Tennis Court (double)
1
1
1
1
-
-
-
-
-
-
-
-
-
-
-
$166,000
Park Bench (Wood)
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$1,200
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$46,300
Garbage Can Black
-
-
-
-
-
-
-
-
2
2
2
2
2
2
2
$1,400
Southfield Park
Picnic Shelter (small)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$30,400
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$100,100
Park Bench (Wood)
5
5
5
5
5
5
5
5
5
5
5
5
5
5
5
$1,200
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$42,900
Garbage Can Black
-
-
-
-
-
-
-
-
2
2
2
2
2
2
2
$1,400
Star of the Lake Park
Park Bench (wood)
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$1,200
Garbage Can Black Metal
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$1,400
Watson & Associates Economists Ltd.
PAGE B-23
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation
Sheet
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Tecumseh Center Park (Town Hall
Park)
Baseball Diamond
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$88,600
North diamond outfield fence,
backstop, dugout
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$70,800
Bleachers
3
3
3
6
6
6
6
6
6
6
6
6
6
6
6
$5,000
Fence at Herber Field Diamond
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$80,100
Fence at North Diamond & Roadway
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$14,200
Backstop
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$19,000
Playground Equipment
1
1
1
1
1
-
-
-
-
-
-
-
-
-
-
$77,600
Picnic Shelter
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$14,700
Baseball Storage Building
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$16,400
Drainage
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$10,900
Skateboard Park
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$532,100
Garbage Can (new black)
-
-
-
-
-
-
-
-
3
3
3
3
3
3
3
$1,400
Tecumseh Dog Park
Fence (chain link)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$40,900
Fence (privacy)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$13,400
Drainage
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$13,900
Concrete pads (2 in park; 1 at
parking lot)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$43,200
Shade Bench
-
-
-
3
3
3
3
3
3
3
3
3
3
3
3
$7,900
Tecumseh Soccer Fields
Soccer Field (with drainage)
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$75,300
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$40,900
Sprinkler System
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$98,200
Garbage Can (new black)
-
-
-
-
-
-
-
-
2
2
2
2
2
2
2
$1,400
Drainage Improvements (South of
Football)
-
-
-
-
-
-
-
1
1
1
1
1
$50,900
Ticonderoga Park
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$108,100
Park Bench (red metal)
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$2,000
Park Bench (wood)
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$1,200
Picnic Table (red metal)
4
4
4
4
4
4
4
4
4
4
4
4
4
4
4
$900
Basketball Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$35,900
Irrigation
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$10,000
Retaining Wall
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$29,000
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$17,200
Garbage Can (new black)
-
-
-
-
-
-
-
-
3
3
3
3
3
3
3
$1,400
Watson & Associates Economists Ltd.
PAGE B-24
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation
Sheet
Service:
Parkland Amenities
Unit Measure:
No. of parkland amenities
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/item)
Weston Park
Playground Equipment
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$95,500
Drainage Improvements
-
-
-
-
-
-
-
1
1
1
1
1
$9,300
Baseball Diamond
1
1
1
1
2
2
2
2
2
2
2
2
2
2
2
$33,500
North Diamond Fence
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$17,300
Baseball Diamond (gravel infield)
1
1
1
1
-
-
-
-
-
-
-
-
-
-
-
$87,800
Food Booth/Picnic
Shelter/Washrooms
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$74,600
Tennis Court (double)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$123,700
Basketball Court
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$15,000
Fence
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$7,300
Park Bench (wood)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$1,200
Batting Cage
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$38,500
Garbage Can (new black)
-
-
-
-
-
-
-
-
1
1
1
1
1
1
1
$1,400
Soccer Field (small)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$5,000
Maidstone Recreation Centre
$0
Pavilion
-
-
-
-
-
-
-
-
-
-
-
-
-
-
1
$102,100
Sand Volleyball Courts
-
-
-
-
-
-
-
-
-
-
-
-
-
-
4
$18,750
$0
Total
238
240
251
327
337
342
370
404
441
443
451
456
459
459
464
Population
23,847
23,718
23,610
23,469
23,348
23,270
23,162
23,228
23,343
23,314
23,221
23,214
23,299
23,638
23,661
Per Capita Standard
0.01
0.01
0.01
0.01
0.01
0.01
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
0.02
15 Year Average
2009 to 2023
Quantity Standard
0.0162
Quality Standard
$44,844
Service Standard
$726
D.C. Amount (before deductions)
10 Year
Forecast Population
5,939
$ per Capita
$726
Eligible Amount
$4,314,565
Watson & Associates Economists Ltd.
PAGE B-25
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Service:
Park Pathways
Unit Measure:
Linear Meters
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/linear
meter)
Abraham Cole Park - Asphalt
Pathway
-
-
368
368
368
368
368
368
368
368
368
368
368
368
368
$200
Baillargeon Park - Concrete
Walkway
50
50
50
50
50
50
50
50
50
50
50
50
50
50
50
$150
BIA Parkette - Concrete Pathway
-
-
-
-
-
-
59
59
59
59
59
59
59
59
59
$150
Brighton Beach Park - Asphalt
Pathway
51
51
51
51
51
51
51
51
51
51
51
51
51
51
51
$200
Carling Park - Asphalt/Concrete
Pathway
-
-
-
-
188
188
188
188
188
188
188
188
188
188
188
$220
Chippewa Park - Asphalt Pathway
-
-
-
-
-
153
153
153
153
153
153
153
153
153
153
$200
Edgewater Beach Park - Asphalt
Pathway
64
64
64
64
64
64
64
64
64
64
64
64
64
64
64
$200
Gerry Lesa Park - Concrete Pathway
61
61
61
61
61
61
61
61
61
61
61
61
61
61
61
$150
Lacasse Park - Trail
-
-
-
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
1,200
$200
Lakewood North (Wood Pier Only)
-
-
-
151
151
151
151
151
151
151
151
151
151
151
151
$4,280
Lakewood North - Asphalt/Concrete
-
-
-
1,037
1,037
1,037
1,037
1,037
1,037
1,037
1,037
1,037
1,037
1,037
1,037
$220
Lakewood South - Asphalt/Concrete
-
-
-
-
-
-
-
3,464
3,464
3,464
3,464
3,464
3,464
3,464
3,464
$220
Little River Park - Asphalt Pathway
232
232
232
232
232
232
232
232
232
232
232
232
232
232
232
$200
McAuliffe Park (Does NOT incl.
ERCA path) - Asphalt Pathway
1,503
1,503
1,503
1,503
1,503
1,503
1,503
1,503
1,503
1,503
1,503
1,503
1,503
1,503
1,503
$200
Oldcastle Heritage Park - Gravel
Pathway
-
-
-
-
-
177
177
177
177
177
177
177
177
177
177
$160
Peace Park - Asphalt Pathway
123
123
123
123
123
123
123
123
123
123
123
123
123
123
123
$200
Rohrer Parkette - Concrete Pathway
-
-
-
-
-
-
-
-
19
19
19
19
19
19
19
$150
St. Mark's Beach Park - Asphalt
Pathway
110
110
110
110
110
110
110
110
110
110
110
110
110
110
110
$200
St. Mary's Park - Concrete Path
94
94
94
94
94
94
94
94
94
94
94
94
94
94
94
$150
Watson & Associates Economists Ltd.
PAGE B-26
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Service:
Park Pathways
Unit Measure:
Linear Meters
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/linear
meter)
Sculley Beach Park - Asphalt
Pathway
62
62
62
62
62
62
62
62
62
62
62
62
62
62
62
$200
Shawanoe Park - Asphalt Pathway
278
278
278
278
278
278
278
278
278
278
278
278
278
278
278
$200
Southfield Park
196
196
196
196
196
196
196
196
196
196
196
196
196
196
196
$150
Star of the Lake Park
53
53
53
53
53
53
53
53
53
53
53
53
53
53
53
$200
Tecumseh Center Park (Town Hall
Park) - Asphalt Trail
-
-
-
-
-
-
-
227
227
227
227
227
227
227
227
$200
Tecumseh Center Park (Town Hall
Park) - Meadows Gravel Trail
-
108
108
108
108
108
108
108
108
108
108
108
108
108
108
$160
Tecumseh Dog Park - Asphalt
Pathway
516
516
516
516
516
516
516
516
516
516
516
516
516
516
516
$200
Ticonderoga Park - Interlocking
Paved Pathway
104
104
104
104
104
104
104
104
104
104
104
104
104
104
104
$1,570
Weston Park (connector to wood
chip)
-
-
-
-
-
-
-
-
-
-
-
-
170
170
170
$75
Weston Park (Wood Chip under
Trees)
-
-
-
-
-
-
-
-
-
-
-
-
284
284
284
$9
Total
3,497
3,605
3,973
6,361
6,549
6,879
6,938
10,630
10,649
10,649
10,649
10,649
11,103
11,103
11,103
Population
23,847
23,718
23,610
23,469
23,348
23,270
23,162
23,228
23,343
23,314
23,221
23,214
23,299
23,638
23,661
Per Capita Standard
0.15
0.15
0.17
0.27
0.28
0.30
0.30
0.46
0.46
0.46
0.46
0.46
0.48
0.47
0.47
15 Year Average
2009 to 2023
Quantity Standard
0.3545
Quality Standard
$278
Service Standard
$99
D.C. Amount (before deductions)
10 Year
Forecast Population
5,939
$ per Capita
$99
Eligible Amount
$585,170
Watson & Associates Economists Ltd.
PAGE B-27
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Service:
Parking within Parks
Unit Measure:
Square meters of parking
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/ sq.m)
Arrowhead Park
321
321
321
321
321
321
321
321
321
321
321
321
321
321
321
$45
Buster Reaume Park
1,955
1,955
1,955
1,955
1,955
1,955
1,955
1,955
1,955
1,955
1,955
1,955
1,955
1,955
1,955
$45
Carling Park
529
529
529
529
529
529
529
529
529
529
529
529
529
529
529
$45
Lacasse Park
8,540
8,540
8,540
8,540
8,540
8,540
8,540
8,540
8,540
8,540
8,540
8,540
8,540
8,540
8,540
$45
Lakewood North
-
-
-
1,329
1,329
1,329
1,329
1,329
1,329
1,329
1,329
1,329
1,329
1,329
1,329
$45
Lakewood North (Hayes P-Lot)
-
-
-
667
667
667
667
667
667
667
667
667
667
667
667
$45
Lakewood South
-
-
-
-
-
-
7,308
7,308
7,308
7,308
7,308
7,308
7,308
7,308
7,308
$45
Little River Park
307
307
307
307
307
307
307
307
307
307
307
307
307
307
307
$45
McAuliffe Park (partially leased)
5,501
5,501
5,501
5,501
5,501
5,501
5,501
5,501
5,501
5,501
5,501
5,501
5,501
5,501
5,501
$45
Optimist Park (Green Acres)
-
-
-
-
-
-
2,047
2,047
2,047
2,047
2,047
2,047
2,047
2,047
2,047
$45
Shawanoe Park
401
401
401
401
401
401
401
401
401
401
401
401
401
401
401
$45
Tecumseh Dog Park
-
1,414
1,414
1,414
1,414
1,414
1,414
1,414
1,414
1,414
1,414
1,414
1,414
1,414
1,414
$45
Tecumseh Soccer Fields (North)
1,949
1,949
1,949
1,949
1,949
1,949
1,949
1,949
1,949
1,949
1,949
1,949
1,949
1,949
1,949
$45
Tecumseh Soccer Fields (South)
1,860
1,860
1,860
1,860
1,860
1,860
1,860
1,860
1,860
1,860
1,860
1,860
1,860
1,860
1,860
$45
Weston Park
2,706
2,706
2,706
2,706
2,706
2,706
2,706
2,706
2,706
2,706
2,706
2,706
2,706
2,706
2,706
$45
Maidstone Recreation Centre
-
-
-
-
-
-
-
-
-
-
-
-
-
-
2,800
$45
Total
24,069
25,483
25,483
27,479
27,479
27,479
36,833
36,833
36,833
36,833
36,833
36,833
36,833
36,833
39,633
Population
23,847
23,718
23,610
23,469
23,348
23,270
23,162
23,228
23,343
23,314
23,221
23,214
23,299
23,638
23,661
Per Capita Standard
1.01
1.07
1.08
1.17
1.18
1.18
1.59
1.59
1.58
1.58
1.59
1.59
1.58
1.56
1.68
15 Year Average
2009 to 2023
Quantity Standard
1.4008
Quality Standard
$45
Service Standard
$63
D.C. Amount (before deductions)
10 Year
Forecast Population
5,939
$ per Capita
$63
Eligible Amount
$374,395
Watson & Associates Economists Ltd.
PAGE B-28
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Service:
Recreation Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
St. Clair Beach Community Centre
5,250
5,250
5,250
5,250
5,250
5,250
5,250
5,250
5,250
5,250
5,250
5,250
5,250
5,250
5,250
$500
$566
Lanoue Street Community Centre
3,900
3,900
3,900
3,900
3,900
3,900
3,900
3,900
3,900
3,900
3,900
3,900
3,900
3,900
3,900
$500
$601
Arena 1
84,170
84,170
84,170
85,158
88,662
88,662
88,662
88,662
88,662
88,662
88,662
88,662
88,662
88,662
88,662
$700
$798
Leisure Pool Facility
23,500
23,500
23,500
23,500
23,500
23,500
23,500
23,500
23,500
23,500
23,500
23,500
23,500
23,500
23,500
$400
$455
Maidstone Recreation Centre
-
-
-
-
-
-
-
-
-
-
-
-
-
-
5,000
$400
$455
Total
116,820
116,820
116,820
117,808
121,312
121,312
121,312
121,312
121,312
121,312
121,312
121,312
121,312
121,312
126,312
Population
23,847
23,718
23,610
23,469
23,348
23,270
23,162
23,228
23,343
23,314
23,221
23,214
23,299
23,638
23,661
Per Capita Standard
4.8987
4.9254
4.9479
5.0197
5.1958
5.2132
5.2375
5.2227
5.1969
5.2034
5.2242
5.2258
5.2067
5.1321
5.3384
15 Year Average
2009 to 2023
Quantity Standard
5.1459
Quality Standard
$714
Service Standard
$3,673
D.C. Amount (before deductions)
10 Year
Forecast Population
5,939
$ per Capita
$3,673
Eligible Amount
$21,811,750
Watson & Associates Economists Ltd.
PAGE B-29
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation
Sheet
Service:
Parks & Recreation Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Pickup Truck
8
8
8
8
8
8
8
7
7
7
7
7
7
7
7
$60,000
One ton truck with dump body
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$92,900
Landscape Trailer
3
3
3
3
3
3
3
3
3
4
4
4
4
4
4
$9,400
Dump Trailer
2
2
2
2
2
2
2
2
2
1
1
1
1
1
1
$13,200
Tilt Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$12,200
Float Trailer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$13,900
Small Dump Trailer for RTV
-
-
-
-
-
-
-
1
1
1
1
1
1
1
1
$4,100
50 hp Kubota Tractor
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$64,000
30 hp Kubota Tractor
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$49,900
30 hp John Deere Tractor
2
2
2
2
2
-
-
-
-
-
-
-
-
-
-
$43,200
40 hp Kubota Tractor
2
2
2
2
2
2
2
2
2
2
$49,200
Kubota 326 Mower
3
3
3
3
3
3
3
4
4
4
4
4
4
4
4
$22,600
Kubota 331 Mower
1
1
2
2
2
2
2
2
2
2
2
2
2
2
2
$26,400
Jacobsen 6010 Mower
2
2
2
2
1
1
1
1
1
-
-
-
-
-
-
$104,800
Jacobsen 700 Rotary Mower
1
1
1
1
1
1
$121,900
Jacobsen 9016 Mower
-
-
-
-
1
1
1
-
-
-
-
-
-
-
-
$111,600
Jacobsen R311 Rotary Mower
1
1
1
1
1
1
1
1
$101,100
Vermeer VC1500 Wood Chipper
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$126,100
Kubota RTV Utility Vehicle
-
-
2
2
2
2
2
3
3
3
3
3
3
3
3
$24,400
John Deere Gator Utility Vehicle
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$16,900
Golf Cart (Solar)
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$9,600
Bobcat Skidsteer
-
-
1
1
1
1
1
1
-
-
-
-
-
-
-
$66,800
Kubota Skidsteer
1
1
1
1
1
1
1
$80,100
S 185 Bobcat Loader
1
1
-
-
-
-
-
-
-
-
-
-
-
-
-
$69,000
Power Rake
-
-
-
-
-
-
-
-
-
1
1
1
$13,300
Brillion Overseeder BOS4F2
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$28,300
Verti-Drain 2020 Top Dresser
-
-
-
-
1
1
1
1
1
1
1
1
1
1
1
$32,300
Ball Diamond Groomer
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,700
Watson & Associates Economists Ltd.
PAGE B-30
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation
Sheet
Service:
Parks & Recreation Vehicles and Equipment
Unit Measure:
No. of vehicles and equipment
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024 Value
($/Vehicle)
Rotomaster 3000 Blade
Sharpener/Grinder
1
1
1
1
1
1
1
1
-
-
-
-
-
-
-
$13,200
3 Point Hitch Leaf Blower (Air Flow
Chute)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$10,100
Aerator
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$21,000
100 Gallon Water Tank
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$12,300
Sodcutter
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$11,600
Hot Water Pressure Washer
-
-
-
1
1
1
1
1
1
1
1
1
1
1
1
$8,400
Snow Plow
2
2
2
3
3
3
3
3
3
3
3
3
3
3
3
$10,100
Truck Bed Salter
1
1
1
1
1
1
1
1
1
1
$9,100
BLECevator Rototiller
1
1
1
1
1
1
1
1
1
$22,900
RTV Snow Plow
1
1
1
1
1
1
$8,100
RTV Rear Salter
1
1
1
1
1
1
$8,100
Hitch Mounted Fertilizer Spreader
1
1
1
1
1
1
1
1
$7,400
Reist Landscape Scraper
1
1
1
1
1
1
1
1
1
1
1
1
1
$5,000
Loader Attachment (Front-end
Bucket)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$13,000
Loader Attachment (Rear-End
Counter Weight)
1
1
1
1
1
1
1
1
1
1
1
1
1
1
1
$9,000
Zamboni
2
2
2
2
2
2
2
2
2
2
2
2
2
2
2
$158,700
Recreation Pickup Trucks
1
1
1
1
1
1
1
1
1
2
2
3
3
3
3
$60,000
Minivan (Recreation)
-
-
-
-
-
-
-
-
-
1
1
1
1
1
1
$55,000
Scissorlift
-
-
1
1
1
1
1
1
1
1
1
1
1
1
1
$10,300
Autoscrubber
3
3
3
3
3
3
3
3
3
3
3
3
3
3
3
$11,600
Total
44
44
49
53
54
55
56
60
59
63
63
64
65
65
65
Population
23,847
23,718
23,610
23,469
23,348
23,270
23,162
23,228
23,343
23,314
23,221
23,214
23,299
23,638
23,661
Per Capita Standard
0.0018
0.0019
0.0021
0.0023
0.0023
0.0024
0.0024
0.0026
0.0025
0.0027
0.0027
0.0028
0.0028
0.0027
0.0027
15 Year Average
2009 to 2023
Quantity Standard
0.0024
Quality Standard
$35,792
Service Standard
$86
D.C. Amount (before deductions)
10 Year
Forecast Population
5,939
$ per Capita
$86
Eligible Amount
$510,160
Watson & Associates Economists Ltd.
PAGE B-31
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Town of Tecumseh
Service Standard Calculation Sheet
Service:
Library Services - Facilities
Unit Measure:
sq.ft. of building area
Description
2009
2010
2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
2021
2022
2023
2024
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
St. Clair Beach Facility
8,975
8,975
8,975
8,975
8,975
8,975
8,975
8,975
8,975
8,975
8,975
8,975
8,975
8,975
8,975
$700
$864
Total
8,975
8,975
8,975
8,975
8,975
8,975
8,975
8,975
8,975
8,975
8,975
8,975
8,975
8,975
8,975
Population
23,847
23,718
23,610
23,469
23,348
23,270
23,162
23,228
23,343
23,314
23,221
23,214
23,299
23,638
23,661
Per Capita Standard
0.3764
0.3784
0.3801
0.3824
0.3844
0.3857
0.3875
0.3864
0.3845
0.3850
0.3865
0.3866
0.3852
0.3797
0.3793
15 Year Average
2009 to 2023
Quantity Standard
0.3832
Quality Standard
$864
Service Standard
$331
D.C. Amount (before deductions)
10 Year
Forecast Population
5,939
$ per Capita
$331
Eligible Amount
$1,966,344
Watson & Associates Economists Ltd.
PAGE C-1
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Appendix C
Long-Term Capital and
Operating Cost Examination
Watson & Associates Economists Ltd.
PAGE C-2
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Appendix C: Long-Term Capital and Operating
Cost Examination
Town of Tecumseh
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 Town's approved 2022 Financial Information
Return (F.I.R.).
In addition to the operational impacts, over time the initial capital projects will require
replacement. This replacement of capital is often referred to as lifecycle cost. By
definition, lifecycle costs are all the costs 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:
Watson & Associates Economists Ltd.
PAGE C-3
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table C-1
Town of Tecumseh
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 Town
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 Infrastructure
100
0.003202744
Facilities
50
0.01182321
Services Related to a Highway
50
0.01182321
Parkland Development
25
0.031220438
Vehicles
8
0.116509799
Small Equipment & Gear
8
0.116509799
Lifecycle Cost Factors
Asset
Watson & Associates Economists Ltd.
PAGE C-4
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Table C-2
Town of Tecumseh
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 Wastewater Services
1.1
Wastewater Services
162,077,696
2,807,263
2,489,689
5,296,952
2.
Water Services
2.1
Water Services
44,819,154
650,757
3,786,538
4,437,295
3.
Services Related to a Highway
3.1
Roads and Related
49,664,866
1,552,450
2,723,481
4,275,931
4.
Public Works (Facilities and Fleet)
4.1
Facilities and Fleet
2,600,000
184,338
374,916
559,254
5.
Fire Protection Services
5.1
Fire facilities, vehicles & equipment
8,505,349
341,860
722,073
1,063,933
6.
Policing Services
6.1
Facilities
1,500,000
45,353
-
45,353
7.
Parks and Recreation Services
7.1
Park development, amenities, trails, recreation
facilities, vehicles, and equipment
27,763,158
506,948
1,598,954
2,105,902
8.
Library Services
8.1
Library facilities, materials and vehicles
-
-
-
-
9.
Growth Studies
9.1
Studies
3,091,864
-
-
-
Total
300,022,087
6,088,969
11,695,651
17,784,620
Watson & Associates Economists Ltd.
PAGE D-1
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Appendix D
D.C. Reserve Fund Policy
Watson & Associates Economists Ltd.
PAGE D-2
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.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; subsection 7 (1), however, allows services to be grouped into
categories of services for reserve fund (and credit) purposes and for classes of
services to be established.
- The municipality shall pay each D.C. it collects into a reserve fund or funds to
which the charge relates.
- The money in a reserve fund shall be spent only for the "capital costs"
determined through the legislated calculation process (as per subsection 5 (1)
2-7).
- 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(s) come into force or, if specified in the by-law, the first
business day of each quarter).
- D.C. reserve funds may not be consolidated with other municipal reserve funds
for investment purposes and may only be used as an interim financing source for
capital undertakings for which D.C.s may be spent (section 37).
Annually, the Treasurer of the municipality is required to provide Council with a financial
statement related to the D.C. by-law(s) and reserve funds. This statement must be
made available to the public and may be requested to be forwarded to the Minister of
Municipal Affairs and Housing.
Subsection 43 (2) and O. Reg. 82/98 prescribe the information that must be included in
the Treasurer's statement, as follows:
- Opening balance;
- Closing balance;
Watson & Associates Economists Ltd.
PAGE D-3
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
- 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-laws (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 the
previous year;
- Amount and source of money used by the municipality to repay municipal
obligations to the D.C. reserve fund;
- A 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 a development,
except as permitted by the D.C.A. or another Act.
Recent changes arising from Bill 109 (More Homes for Everyone Act, 2022) provide that
the Council shall make the statement available to the public by posting the statement on
the website or, if there is no such website, in the municipal office. In addition, Bill 109
introduced the following requirements which shall be included in the Treasurer's
statement:
- For each service for which a D.C. is collected during the year:
i.
whether, as of the end of the year, the municipality expects to incur the
amount of capital costs that were estimated, in the relevant D.C.
background study, to be incurred during the term of the applicable D.C.
by-laws, and
ii.
if the answer to subparagraph i is no, the amount the municipality now
expects to incur and a statement as to why this amount is expected;
Watson & Associates Economists Ltd.
PAGE D-4
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
- For any service for which a D.C. was collected during the year but in respect of
which no money from a reserve fund was spent during the year, a statement as
to why there was no spending during the year.
Additionally, as per subsection 35 (3) of the D.C.A.:
35 (3) If a service is prescribed for the purposes of this subsection,
beginning in the first calendar year that commences after the service is
prescribed and in each calendar year thereafter, a municipality shall spend
or allocate at least 60 per cent of the monies that are in a reserve fund for
the prescribed service at the beginning of the year.
The services currently prescribed are water and wastewater, and services related to a
highway. Therefore, as of 2023, a municipality shall spend or allocate at least 60
percent of the monies in the reserve fund at the beginning of the year. There are
generally two ways in which a municipality may approach this requirement.
1. Include a schedule as part of the annual Treasurer's statement; or
2. Incorporate the information into the annual budgeting process.
Based upon the above, Figure D-1 and Attachments 1 and 2, set out the format for
which annual reporting to Council should be provided. Figure D-4 provides the
schedule for allocating reserve fund balances to projects.
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-5
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Figure D-1
Town of Tecumseh
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
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
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
Closing Balance, December 31, ________
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 Town 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-6
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Figure D-2a
Town of Tecumseh
Attachment 1
Annual Treasurer's Statement of Development Charge Reserve Funds
Amount Transferred to Capital (or Other) Funds - Capital Fund Transactions
D.C. Recoverable Cost Share
Non-D.C. Recoverable Cost Share
D.C. Forecast Period
Post D.C. Forecast Period
Capital Fund Transactions
Gross Capital
Cost
D.C. Reserve
Fund Draw
D.C. Debt
Financing
Grants,
Subsidies
Other
Contributions
Post-Period
Benefit/
Capacity Interim
Financing
Grants,
Subsidies
Other
Contributions
Other
Reserve/Reser
ve 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
Watson & Associates Economists Ltd.
PAGE D-7
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Figure D-2b
Town of Tecumseh
Attachment 1
Annual Treasurer's Statement of Development Charge Reserve Funds
Amount Transferred to Capital (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
Watson & Associates Economists Ltd.
PAGE D-8
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Figure D-3
Town of Tecumseh
Attachment 2
Annual Treasurer's Statement of Development Charge Reserve Funds
Statement of Credit Holder Transactions
Credit Holder
Applicable D.C.
Reserve Fund
Credit Balance
Outstanding
Beginning of
Year ________
Additional
Credits
Granted During
Year
Credits Used
by Holder
During Year
Credit Balance
Outstanding
End of Year
________
Credit Holder A
Credit Holder B
Credit Holder C
Credit Holder D
Credit Holder E
Credit Holder F
Watson & Associates Economists Ltd.
PAGE D-9
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Figure D-4
Town of Tecumseh
Annual Treasurer's Statement of Development Charge Reserve Funds
Statement of Reserve Fund Balance Allocations
Service:
Water
Balance in Reserve Fund at Beginning of Year:
60% of Balance to be Allocated (at a minimum):
Projects to Which Funds Will be Allocated
Project Description
Project Number
Total Growth-related Capital
Cost Remaining to be Funded
Share of Growth-related
Cost Allocated to Date
Share of Growth-related Cost
Allocated - Current Year
Total
$0
$0
$0
Service:
Wastewater
Balance in Reserve Fund at Beginning of Year:
60% of Balance to be Allocated (at a minimum):
Projects to Which Funds Will be Allocated
Project Description
Project Number
Total Growth-related Capital
Cost Remaining to be Funded
Share of Growth-related
Cost Allocated to Date
Share of Growth-related Cost
Allocated - Current Year
Total
$0
$0
$0
Service:
Services Related to a
Highway
Balance in Reserve Fund at Beginning of Year:
60% of Balance to be Allocated (at a minimum):
Projects to Which Funds Will be Allocated
Project Description
Project Number
Total Growth-related Capital
Cost Remaining to be Funded
Share of Growth-related
Cost Allocated to Date
Share of Growth-related Cost
Allocated - Current Year
Total
$0
$0
$0
Watson & Associates Economists Ltd.
PAGE E-1
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Appendix E
Local Service Policy
Watson & Associates Economists Ltd.
PAGE E-2
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Appendix E: Local Service Policy
This Appendix sets out the Town of Tecumseh's General Policy Guidelines on
Development Charges (D.C.) and local service funding for Services Related to a
Highway, Stormwater Management, Parkland Development, and Underground Linear
Services. The guidelines outline, in general terms, the size and nature of engineered
infrastructure that is included in the study as a development charge project, versus
infrastructure that is considered as a local service, to be emplaced separately by
landowners, pursuant to a development agreement.
A. Services Related to a Highway
A highway and services related to a highway are intended for the transportation of
people and goods via many different modes including, but not limited to passenger
automobiles, commercial vehicles, transit vehicles, bicycles and pedestrians. The
highway shall consist of all land and associated infrastructure built to support (or
service) this movement of people and goods regardless of the mode of transportation
employed, thereby achieving a complete street. A complete street is the concept
whereby a highway is planned, designed, operated and maintained to enable
pedestrians, cyclists, public transit users and motorists to safely and comfortably be
moved, thereby allowing for the efficient movement of persons and goods.
The associated infrastructure to achieve this concept shall include, but is not limited to:
road pavement structure and curbs; grade separation/bridge structures (for any
vehicles, railways and/or pedestrians); grading, drainage and retaining wall features;
culvert structures; storm water drainage systems; utilities; traffic control systems;
signage; gateway features; street furniture; active transportation facilities (e.g.
sidewalks, bike lanes, multi-use trails which interconnect the transportation network,
etc.); transit lanes & lay-bys; roadway illumination systems; boulevard and median
surfaces (e.g. sod & topsoil, paving, etc.); street trees and landscaping; parking lanes &
lay-bys; (excluding on-street parking in the downtown) and driveway entrances; noise
attenuation systems; railings and safety barriers.
Watson & Associates Economists Ltd.
PAGE E-3
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
1) Local and Collector Roads including Land
a)
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.
b)
Collector roads external to development, inclusive of all land and
associated infrastructure: included in D.C. calculation to the extent
permitted under s.5(1) of the D.C.A.
c)
Local roads internal to development: are considered to be the
developer's responsibility.
d)
Local roads external to development being roads connecting
developments or crossing hydro corridors: included in D.C. calculation
to the extent permitted under s.5(1) of the D.C.A.
2) Arterial Roads Including Land
a)
New, widened, extended or upgraded arterial roads, inclusive of all
associated infrastructure: included as part of road costing funded
through D.C.A., s.5(1).
b)
Land acquisition for arterial roads on existing rights-of-way to achieve
a complete street: dedication under the Planning Act provisions (s. 41,
51 and s. 53) abutting or through development lands; in area with
limited development potential: included in D.C.'s.
c)
Land acquisition for arterial roads on new rights-of-way to achieve a
complete street: dedication, where possible, under the Planning Act
provisions (s. 51 and s. 53) through development lands up to the ROW
specified in the Official Plan.
d)
Land acquisition beyond normal dedication requirements to achieve
transportation corridors as services related to highways including
grade separation infrastructure for the movement of pedestrians,
cyclists, public transit and/or railway vehicles: included in D.C.'s.
Watson & Associates Economists Ltd.
PAGE E-4
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
3) Intersection Improvements
a)
On new arterial roads and arterial road improvements and collector
roads and collector road improvements unrelated to a specific
development: included as part of road costing funded through D.C.'s.
b)
On new arterial roads and arterial road improvements and collector
roads and collector road improvements related to a specific
development or for any private site entrances or entrances to specific
development: direct developer responsibility under s.59 of D.C.A. (as a
local service).
c)
On arterial or collector road intersections with County roads other than
those noted in subparagraphs 3a) and 3b): include in D.C.'s.
4) Traffic Control Systems and Signals
a)
All Traffic Control Systems and Signals included in D.C. calculation as
permitted under s.5(1) of the D.C.A.
5) Streetlights
a)
Streetlights on new arterial roads and arterial road improvements:
considered part of the complete street and included as part of the road
costing funded through D.C.'s
b)
Streetlights on non-arterial roads internal to development: considered
part of the complete street and included as a direct developer
responsibility under s. 59 of the D.C.A. (as a local service).
c)
Streetlights on non-arterial roads external to development, needed to
support a specific development or required to link with the area to
which the plan relates: considered part of the complete street and
included as part of the road costing funded through D.C.'s.
6) Transportation Related Pedestrian and Cycling Facilities
a)
Sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive of all
required infrastructure, located within arterial roads, County roads and
Watson & Associates Economists Ltd.
PAGE E-5
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
provincial highway corridors: considered part of the complete street
and included in D.C.'s.
b)
Sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive of all
required infrastructure, located within or linking to non-arterial road
corridors internal to development: direct developer responsibility under
s.59 of D.C.A. (as a local service).
c)
Other sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive
of all required infrastructure, 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: considered
part of the complete street and included in D.C.'s.
d)
Multi-use trails (not associated with a road), inclusive of all land and
required infrastructure, that go beyond the function of a (parkland)
recreational trail and form part of the municipality's active
transportation network for cycling and/or walking: included in D.C.'s.
7) Noise Abatement Measures
a)
Noise abatement measures external and internal to development
where it is related to, or a requirement of a specific development: direct
developer responsibility under s.59 of D.C.A. (as a local service).
b)
Noise abatement measures on new arterial roads and arterial road
improvements abutting an existing community and unrelated to a
specific development: included as part of road costing funded through
D.C.'s.
B. Stormwater Management
1) Stormwater Management facilities will be the financial responsibility of the
developing landowners, designed and constructed to the Town's satisfaction
fulfilling the municipality's objective for larger, regional facilities. Note: the
stormwater management facilities may be constructed by the developing
landowners and/or the Town.
Watson & Associates Economists Ltd.
PAGE E-6
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
2) Stormwater management facilities for quality and/or quantity management
that are oversized for external developments: the municipality may facilitate
cost recovery from other benefitting developments/landowners through
various means available by way of legislation.
3) Linear stormwater infrastructure required to service a development is a local
service requirement under Section 59.1 of the D.C.A. The municipality may
facilitate cost recovery from other benefitting developments/landowners
through various means available by way of legislation.
C. Parkland Development
1) Recreational Trails
a)
Recreational trails (multi-use trails) that do not form part of the
Municipality's active transportation network, and their associated
infrastructure (landscaping, bridges, trail surface, etc.), are included in
parkland D.C.'s.
2) Parkland
a)
Parkland Development for parks internal to development: direct
developer responsibility to provide at base condition, as follows:
1. Clearing and grubbing. Tree removals as per the subdivision's
tree preservation and removals plan.
2. Topsoil stripping, screening, and stockpiling.
3. Rough grading (pre-grading) to allow for positive drainage of the
Park, with minimum slopes of 2%. If necessary, this may include
some minor drainage tile work and grading as per the overall
subdivision grading design complete with any required swales
or catch basins. Runoff from the development property shall not
drain into the park unless approved by the Director Public
Works and Environment Services.
4. Spreading of topsoil to 150 mm depth (import topsoil if existing
on-site is insufficient to reach required depth).
Watson & Associates Economists Ltd.
PAGE E-7
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
5. Seeding of site with Municipality-approved seed mix.
Maintenance of seed until acceptance by Municipality.
6. Parks shall be free of any contaminated soil or subsoil.
7. Parks shall not be mined for fill.
8. Parks shall be conveyed free and clear of all encumbrances.
9. 100% of perimeter fencing to the Municipal standards where
such fencing is deemed appropriate by the Municipality. When
Park parcels cannot be developed in a timely manner, they shall
be graded to ensure positive drainage and seeded to minimize
erosion and dust. These shall be maintained by the developer
until construction commences thereon.
b)
Program facilities, amenities, and furniture, within parkland: are
included in D.C.'s.
D. NATURAL HERITAGE SYSTEM (N.H.S.)
N.H.S. includes engineered and on-site stream corridors, natural buffers for woodlots,
wetland remnants, etc. as well as subwatersheds within the boundaries of the
Municipality.
Direct developer responsibility as a local service provision including but not limited to
the following:
a)
Riparian planting and landscaping requirements (as required by the
Municipality, Conservation Authority or other authorities having
jurisdiction) as a result of creation of, or construction within in the
N.H.S. and associated buffers.
b)
Perimeter fencing of the N.H.S. to the Municipal standard located on
the public property side of the property line adjacent land uses
(residential, industrial, commercial) as required by the Municipality.
c)
All works to be in conformance with Municipal standards for stream
corridors, natural buffers and subwatersheds areas as directed by the
Watson & Associates Economists Ltd.
PAGE E-8
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
approved studies and reports related to the Secondary Plan that
development occurs in.
E. Water and Sanitary Sewers
Underground services (linear infrastructure for water, and sanitary services) within the
road allowance are not included in the cost of road infrastructure and are treated
separately. The responsibility for such services, as well as pumping stations, which are
undertaken as part of new developments or redevelopments, will be determined by the
following policies:
1) Water
a)
Watermains internal to development not exceeding 300 mm: direct
developer responsibility under s.59 of the D.C.A. as a local service.
b)
Watermains internal to development exceeding 300 mm: marginal
costs included in D.C. calculation to the extent permitted under s.5(1)
of the D.C.A.
c)
Watermains external to development and not exceeding 300mm
required for fire flows and/or looping and is required to support the
development: direct developer responsibility under s.59 of the D.C.A.
as a local service.
d)
Watermains external to development exceeding 300 mm: included in
D.C. calculation to the extent permitted under s.5(1) of the D.C.A.
e)
Pumping stations and works associated with zone boundaries:
included in D.C. calculation to the extent permitted under s. 5(1) of the
D.C.A.
f)
Trunk watermains (e.g. where no direct service connections are
permitted) are included in the D.C. calculation.
g)
Connections of watermains from a development to trunk mains and
pumping stations to service specific areas, to be direct developer
responsibility.
Watson & Associates Economists Ltd.
PAGE E-9
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
2) Sanitary Sewer
a)
Sanitary sewers internal to development not exceeding 375 mm: direct
developer responsibility under s.59 of the D.C.A. as a local service.
b)
Sanitary sewers internal to development exceeding 375 mm and depth
of 5 metres or greater which benefit upstream developments: marginal
costs included in D.C. calculation to the extent permitted under s.5(1)
of the D.C.A.
c)
Sanitary sewers external to development not exceeding 375 mm: direct
developer responsibility under s.59 of the D.C.A. as a local service.
d)
Sanitary sewers external to development exceeding 375 mm: included
in D.C. calculation to the extent permitted under s.5(1) of the D.C.A.
e)
Trunk sewers (e.g. where no direct service connections are permitted)
are included in the D.C. calculation.
f)
Pumping stations serving one or more individual developments that are
not identified in the Town's Water and Wastewater Master Plan: direct
developer responsibility under s.59 of the D.C.A. as a local service.
g)
Pumping stations identified in the Town's Water and Wastewater
Master Plan: included in D.C. calculation to the extent permitted under
s.5(1) of the D.C.A.
h)
Connections of sanitary sewers from a development to trunk sewers
and pumping stations to service specific areas: to be direct developer
responsibility.
Note: for any and all of the above identified in Items A through E, the Town may
facilitate cost sharing agreements
Watson & Associates Economists Ltd.
PAGE F-1
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Appendix F
Asset Management Plan
Watson & Associates Economists Ltd.
PAGE F-2
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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 2021 for core municipal services and 2023
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.
Watson & Associates Economists Ltd.
PAGE F-3
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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
Watson & Associates Economists Ltd.
PAGE F-4
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
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.
Commensurate with the above, the Town prepared an A.M.P. in 2022 for its existing
assets; however, it did not take into account future growth-related assets. As a result,
the asset management requirement for the D.C. must be undertaken in the absence of
this information.
In recognition to the schematic above, the following table (presented in 2024 $) has
been developed to provide the annualized expenditures and revenues associated with
new growth. Note that the D.C.A. does not require an analysis of the non-D.C. capital
needs or their associated operating costs so these are omitted from the table below. As
well, as all capital costs included in the D.C.-eligible capital costs are not included in the
Town's A.M.P., the present infrastructure gap and associated funding plan have not
been considered at this time. Hence the following does not represent a fiscal impact
assessment (including future tax/rate increases) but provides insight into the potential
affordability of the new assets:
1. The non-D.C. recoverable portion of the projects that will require financing from
municipal financial resources (i.e. 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 2024 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 $24.34 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
$24.70 million. This amount, totalled with the existing operating revenues of
$49.57 million, provide annual revenues of $74.27 million by the end of the
period.
Watson & Associates Economists Ltd.
PAGE F-5
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
6. In consideration of the above, the capital plan is deemed to be financially
sustainable.
Town of Tecumseh
Asset Management - Future Expenditures and Associated Revenues
2023$
Asset Management - Future Expenditures and
Associated Revenues
2043 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth Related Capital1
4,998,982
Annual Debt Payment on Post Period Capital2
1,018,769
Lifecycle:
Annual Lifecycle - Municipal-wide Services
$6,088,969
Incremental Operating Costs (for D.C. Services)
$11,695,651
Total Expenditures
$23,802,371
Revenue (Annualized)
Total Existing Revenue3
$49,570,650
Incremental Tax and Non-Tax Revenue (User Fees,
Fines, Licences, etc.)
$24,702,978
Total Revenues
$74,273,628
3 As per Sch. 10 of FIR
1 Non-Growth Related component of Projects including 10% mandatory deduction
on soft services
2 Interim Debt Financing for Post Period Benefit
Watson & Associates Economists Ltd.
PAGE G-1
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Appendix G
Proposed D.C. By-law
Watson & Associates Economists Ltd.
PAGE G-2
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Appendix G: Proposed D.C. By-law
The Corporation of the Town of Tecumseh
By-law Number 2024-__
A by-law for the imposition of development charges
WHEREAS the Development Charges Act, 1997 (hereinafter called "the Act') provides
that the council of a municipality may by by-law impose development charges against
land to pay for increased capital costs required because of increased need for services;
WHEREAS The Corporation of the Town of Tecumseh, as required by Section 10 of the
Act, has undertaken and completed a development charge background study regarding
the anticipated amount, type and location of development; the increase in needs for
services; estimated capital costs to provide for such increased needs, including the
long-term capital and operating costs for capital infrastructure required for the services;
WHEREAS as required by Section 11 of the Act, this by-law is being enacted within one
year of the May 23, 2024 completion of the said Development Charge Background
Study, titled Town of Tecumseh Development Charge Background Study, May 23, 2024
prepared by Watson & Associates Economists Ltd;
WHEREAS in advance of passing this by-law the Council of The Corporation of the
Town of Tecumseh has given notice of and held a public meeting on July 9, 2024, in
accordance with the Development Charges Act, 1997 regarding its proposals for this
development charges by-law;
WHEREAS the Council of The Corporation of the Town of Tecumseh has heard all
persons who applied to be heard no matter whether in objection to, or in support of, the
said by-law;
AND WHEREAS the Council of The Corporation of the Town of Tecumseh has adopted
the Development Charges Background Study by resolution on July 9, 2024, and thereby
indicates the intent to ensure that the increase in the need for services attributable to
the anticipated development will be met, and the intent that the future excess capacity
identified in this study shall be paid for by the development charges or similar charges;
Watson & Associates Economists Ltd.
PAGE G-3
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
NOW THEREFORE THE COUNCIL OF THE TOWN OF TECUMSEH ENACTS AS
FOLLOWS:
1. DEFINITIONS
1.1. In this by-law,
a)
"Act" means the Development Charges Act, S.O. 1997, c. 27, as amended,
or any successor thereto;
b)
"Accessory use" means where used to describe a use, building or
structure, that the use, building, or structure is naturally and normally
incidental, subordinate in purpose of floor area or both, and exclusively
devoted to a principal use, building or structure, but is not an ancillary
residential building;
c)
"Affordable residential unit" means a residential unit that meets the
criteria set out in subsection 4.1(2) or 4.1(3) of the Act;
d)
"Ancillary residential building" means a residential building that would be
ancillary to a detached dwelling, semi-detached dwelling, or row dwelling;
e)
"Apartment unit" means any residential dwelling unit within a building
containing three or more dwelling units where access to each residential unit
is obtained through a common entrance or entrances from the street level
and the residential units are connected by an interior corridor and includes
stacked townhouse dwellings;
f)
"Attainable residential unit" means a residential unit that meets the
criteria set out in subsection 4.1(4) of the Act;
g)
"back-to-back townhouse dwelling" means a building containing more
than two dwelling units separated vertically by a common wall, including a
rear common wall, that do not have rear yards;
h)
"Bedroom" means a habitable room larger than seven square metres,
including a den, study, or other similar area, but does not include a living
room, dining room or kitchen;
Watson & Associates Economists Ltd.
PAGE G-4
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
i)
"Benefitting area" means an area defined by a map, plan or legal
description in a front-ending agreement as an area that will receive a benefit
from the construction of a service;
j)
"Board of education" means a board defined in subsection 1(1) of the
Education Act, or any successor thereto;
k)
"Building Code Act" means the 'Building Code Act, 1992, as amended, or
any successor thereto;
l)
"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. Also referred to as class of service or classes of
services.
m) "Commercial" means any non-residential development not defined under
"institutional" or "industrial";
n)
"Council" means the Council of the Town;
o)
"Development" means the construction, erection or placing of one or more
buildings or structures on land or the making of an addition or alteration to a
building or structure that has the effect of increasing the size or usability
thereof, and includes redevelopment;
p)
"Development charge" means a charge imposed pursuant to this By-law;
q)
"dwelling room" means either:
(i) each bedroom used, designed, or intended for use by one or more
persons living together in a lodging home, dormitories, or
(ii) in the case of a special care/special dwelling unit/room, each individual
room or suite of rooms used, designed, or intended for use by one or two
persons with or without exclusive sanitary and/or culinary facilities.
r)
"Dwelling unit" means any part of a building or structure used, designed or
intended to be used as a domestic establishment in which one or more
Watson & Associates Economists Ltd.
PAGE G-5
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
persons may sleep and are provided with culinary and sanitary facilities for
their exclusive use;
s)
"Farm building" means that part of a bona fide farm operation
encompassing barns, silos and other ancillary development to an
agricultural use, but excluding a residential use;
t)
"Grade" means the average level of finished ground adjoining a building or
structure at all exterior walls;
u)
"Gross floor area" means the total floor area of all floors above grade of a
dwelling unit measured between the outside surfaces of exterior walls or
between the outside surfaces of exterior walls and the centre line of party
walls dividing the dwelling unit from other dwelling units or other portion of a
building;
In the case of a non-residential building or structure, or in the case of a
mixed use building or structure in respect of the non-residential portion
thereof, the total area of all building floors above or below grade measured
between the outside surfaces of the exterior walls, or between the outside
surfaces of exterior walls and the centre line of party walls dividing a non-
residential use and a residential use, except for:
- A room or enclosed area within the building or structure above or
below grade that is used exclusively for the accommodation of heating,
cooling, ventilating, electrical, mechanical or telecommunications
equipment that services the building;
- Loading facilities above or below grade;
- A part of the building or structure below grade that is used for the
parking of motor vehicles or for storage or other accessory use;
v)
"Hospice" means a building or portion of a mixed-use building designed
and intended to provide palliative care and emotional support to the
terminally ill in a home or homelike setting so that quality of life is
maintained, and family members may be active participants in care.
w) "Industrial" means lands, buildings or structures used or designed or
intended for use for manufacturing, processing, fabricating or assembly of
Watson & Associates Economists Ltd.
PAGE G-6
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
raw goods, warehousing or bulk storage of goods, and includes office uses
and the sale of commodities to the general public where such uses are
accessory to an industrial use, but does not include the sale of commodities
to the general public through a warehouse club;
x)
"Institutional Development" means lands, buildings or structures used or
designed or intended for use by an organized body, society, or religious
group for promoting a public or non-profit purpose and shall include, but
without limiting the generality of the foregoing, places of worship, and
special care facilities;
y)
"Live/work unit" means a unit which contains separate residential and non-
residential areas intended for both residential and non-residential uses
concurrently, and shares a common wall or floor with direct access between
the residential and non-residential areas;
z)
"Local board" has the same definition as defined in the Development
Charges Act, S.O. 1997;
aa) "Local services" means those services, facilities or things which are under
the jurisdiction of the municipality and are related to a plan of subdivision or
within the area to which the plan relates in respect of the lands under
Sections 41,51 or 53 of the Planning Act R.S.O. 1990, as amended or any
successor thereto;
bb) "Lodging home" means a boarding, lodging, or rooming house in which
lodging is provided for more than four persons in return for renumeration or
for the provision of services, or for both, and in which the lodging rooms do
not have both bathrooms and kitchen facilities for the exclusive use of
individual occupants;
cc) "Long term care home" means homes, nursing homes or homes for the
aged where the Ministry of Health and Long-Term Care funds the care
provided in such homes and application for accommodation is made through
a Community Care Access Centre;
dd) "Mixed-use building" means a building or structure used for both
residential and non-residential use;
Watson & Associates Economists Ltd.
PAGE G-7
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
ee) "Mobile home" means any dwelling that is designed to be made mobile,
and constructed or manufactured to provide a permanent residence for one
or more persons, but does not include a travel trailer or tent trailer;
ff)
"Multiple dwellings" means all dwellings other than single detached
dwellings, semi-detached dwellings, and apartment house dwellings;
gg) "Municipality'' means The Corporation of the Town of Tecumseh;
hh) "Non-profit Housing Development" means development of a building or
structure intended for use as residential premises by,
(i) a corporation without share capital to which the Corporations Act
applies, that is in good standing under that Act and whose primary 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 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, or any successor legislation.
ii)
"non-residential building" means a building or structure used exclusively
for non-residential use, including the non-residential component of a
live/work unit;
jj)
"Non-residential use" means a building or structure of any kind
whatsoever used, designed or intended to be used for other than a
residential use and includes all commercial, industrial and institutional uses;
kk) "Nursing home" means a residential building or the residential portion of a
mixed-use building licensed as a nursing home by the Province of Ontario;
ll)
"Other Multiple" means all residential units other than a single detached
dwelling, semi-detached dwelling, apartment dwelling or a special
care/special dwelling unit, including, but not limited to, row dwellings,
multiplex, back-to-back townhouse dwelling, and the residential component
of live/work units;
Watson & Associates Economists Ltd.
PAGE G-8
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
mm) "Official Plan" means the Official Plan adopted for the Town, as amended,
and approved;
nn) "Owner'' means the owner of land or a person who has made application
for an approval for the development of land upon which a development
charge is imposed;
oo) "Premise" means one or more dwelling units and/or one or more square
feet used for non-residential use;
pp) "Rate" means the interest rate established weekly by the Bank of Canada
for treasury bills having a term of 30 days;
qq) "Redevelopment" means the construction, erection or placing of one or
more buildings on land where all or part of a building on such land has been
previously demolished, or changing the use of all or part of a building from a
residential purpose to a non-residential purpose or from a non-residential
purpose to a residential purpose, or changing all or part of a building from
one form of residential development to another form of residential
development or from one form of non-residential development to another
form of non-residential development;
rr) "Regulation" means any regulation made pursuant to the Act;
ss) "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;
tt)
"Residential use" means lands, buildings or structures of any kind
whatsoever used, designed or intended to be used as living
accommodations for one or more individuals;
uu) "row dwelling" means a building containing three or more attached
dwelling units in a single row, each of which dwelling units has an
independent entrance from the outside and is vertically separated from any
abutting dwelling unit;
vv) "Semi-detached dwelling" means a dwelling unit in a residential building
consisting of two dwelling units having one vertical wall or one horizontal
Watson & Associates Economists Ltd.
PAGE G-9
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
wall, but no other parts, attached or another dwelling unit where the
residential units are not connected by an interior corridor;
ww) "Services" (or "service") means those services set out in Schedule "A" to
this By-law;
xx) "Servicing agreement" means an agreement between a landowner and
the municipality relative to the provision of municipal services to specified
lands within the municipality;
yy) "Single detached dwelling unit" means a residential building consisting of
one dwelling unit and not attached to another structure and includes mobile
homes;
zz) "Site" means a parcel of land which can be legally conveyed pursuant to
Section 50 of the Planning Act and includes a development having two or
more lots consolidated under one identical ownership.
aaa) "special care/special dwelling" means a residence:
i.
containing two or more dwelling rooms, which rooms have common
entrance from street level; and
ii.
where the occupants have the right to use in common with other
occupants, halls, stairs, yards, common room, and accessory
buildings; and
iii.
that is designed to accommodate persons with specific needs,
including but not limited to, independent permanent living
arrangements; and where support services, such as meal preparation,
grocery shopping, laundry, housing, nursing, respite care and
attending services are provided at various levels; and includes but is
not limited to retirement homes or lodging homes, group homes,
dormitories, and hospices;
bbb) "stacked townhouse dwelling" means a building containing two or more
dwelling units where each dwelling unit is separated horizontally and/or
vertically from another dwelling unit by a common wall or floor;
Watson & Associates Economists Ltd.
PAGE G-10
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
ccc) "use" means either residential use or non-residential use;
ddd) "zoning by-law" means the Zoning By-law or By-laws passed under
Section 34 of the Planning Act and in force and effect in the Town, or part
thereof.
2. DESIGNATION OF SERVICES/CLASSES OF SERVICES
2.1. The categories of services/classes of services for which development charges
are imposed under this bylaw are as follows:
a)
services related to a highway
b)
public works
c)
fire protection
d)
police
e)
library
f)
parks and recreation
g)
growth studies
h)
water, and
i)
wastewater
2.2. Components of the services/classes of services designated in Subsection 2.1
are described in Schedule "A".
3. APPLICATION OF BY-LAW RULES
3.1. Development charges shall be payable in the amounts set out in this by-law
where:
a)
the lands are located in the area described in Subsection 3.2; and
b)
the development of the lands requires any of the approvals set out in
Subsection 3.4 (a)
Area to Which By-law Applies
3.2. Subject to Subsection 3.3, this by-law applies to all lands in the geographic area
of the Town of Tecumseh.
Watson & Associates Economists Ltd.
PAGE G-11
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
a)
The Development Charges described in Schedule "B-1" to this by-law as
"Municipal Wide" shall be calculated and collected on all lands in the
geographic area of the Town of Tecumseh
b)
The Development Charges described in Schedule "B-2" to this by-law as
"Urban Area Charges" shall be calculated and collected only in those areas
as delineated in the Town of Tecumseh Urban Service Area, as shown in
Schedule "C" to this bylaw
3.3. This by-law shall not apply to lands that are owned by and used for the purposes
of:
a)
the Town of Tecumseh or a "local board" thereof;
b)
a "board of education" as defined in Section 1(1) of the Education Act,
R.S.O. 1990;
c)
the County of Essex or a "local board" thereof.
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 Act if the
development in respect of which development charges would otherwise be
payable is intended to be occupied and used by the university.
e)
Non-profit Housing development;
f)
Affordable housing units required pursuant to section 34 and 16(4) of the
Planning Act (Inclusionary Zoning).
Approvals for Development
3.4. Approvals for Development
a)
Development charges shall be imposed on all lands, buildings or structures
that are developed for residential or non-residential uses if the development
requires,
1) the passing of a zoning by-law or an amendment to a zoning bylaw
under Section 34 of the Planning Act, R.S.O. 1990;
2) the approval of a minor variance under Section 45 of the Planning Act,
S.O. 1990;
Watson & Associates Economists Ltd.
PAGE G-12
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
3) a conveyance of land to which a by-law passed under Subsection 50(7)
of the Planning Act, R.S.O. 1990, applies;
4) the approval of a plan of subdivision under Section 51 of the Planning
Act;
5) a consent under Section 53 of the Planning Act;
6) the approval of a description under Section 50 of the Condominium Act,
R.S.O. 1990; or
7) the issuing of a permit under the Building Code Act S.O. 1990, in relation
to a building or structure.
b)
No more than one development charge for each service designated in
Subsection 2.1 shall be imposed upon any lands, buildings or structures to
which this by-law applies even though two or more of the actions described
in Subsection 3.4(a) are required before the lands, buildings or structures
can be developed.
c)
Despite Subsection 3.4(b), if two or more of the actions described in
Subsection 3.4(a) occur at different times, additional development charges
shall be imposed if the subsequent action has the effect of increasing the
need for services.
Exemptions
3.5. Notwithstanding the provisions of this by-law, development charges shall not be
imposed with respect to:
a)
the development of non-residential farm buildings constructed for bona fide
farming uses;
b)
one or more enlargements of an existing industrial building or one or more
industrial buildings on the same lot or parcel of land, up to a maximum of
fifty percent (50%) of the combined gross floor area of the existing industrial
building. An enlargement shall include expansion of the existing industrial
building as well as new industrial buildings on the same parcel of land.
If the gross floor area is enlarged by more than 50 per cent, the amount of
the development charge in respect of the enlargement is the amount of the
Watson & Associates Economists Ltd.
PAGE G-13
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
development charge that would be payable multiplied by the fraction
determined as follows:
1. Determine the amount by which the enlargement exceeds 50 per cent of
the gross floor area before the enlargement.
2. Divide the amount determined under paragraph 1) by the amount of the
enlargement
Pursuant to 3.5 (b) of this by-law, the total eligible gross floor area
exemption for the enlargement of an industrial building provided for by this
section shall be fifty percent of:
i. the gross floor area that existed prior to the first enlargement for which
an exemption from the payment of development charges was eligible to
be granted pursuant to this By-law or any previous Town of Tecumseh
Development Charges By-Law enacted pursuant to the Development
Charges Act, 1997, as amended or its predecessor legislation; or
ii. the gross floor area of the existing industrial building where there has not
been an enlargement in accordance with item i. above.
c)
the issuance of a building permit in accordance with Section 2(3) of the Act.
d)
Rules with Respect to Exemptions for Intensification of Existing Housing
Notwithstanding the provisions of this By-law, development charges shall
not be imposed with respect to developments or portions of developments
as follows:
i.
the enlargement to an existing residential dwelling unit;
ii.
the creation of additional dwelling units equal to the greater of one
dwelling unit or one percent of the existing dwelling units is existing
rental housing or a prescribed ancillary residential dwelling structure to
the existing residential building;
Watson & Associates Economists Ltd.
PAGE G-14
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
iii.
notwithstanding the provisions of this By-law, development charges
shall not be imposed with respect to the creation of any of the following
in existing houses:
1. a second residential unit in an existing detached house, semi-
detached house or rowhouse on a parcel of land on which
residential use, other than ancillary residential use, is permitted, if
all buildings and structures ancillary to the existing detached house,
semi-detached house or row dwelling cumulatively contain no more
than one residential unit.
2. A third residential unit in an existing detached house, semi-
detached house or row dwelling on a parcel of land on which
residential use, other than ancillary residential use, is permitted, if
no building or structure ancillary to the existing detached house,
semi-detached house or rowhouse contains any residential units.
3. One residential unit in a building or structure ancillary to an existing
detached house, semi-detached house or row dwelling on a parcel
of urban residential land, if the existing detached house, semi-
detached house or rowhouse contains no more than two residential
units and no other building or structure ancillary to the existing
detached house, semi-detached house or rowhouse contains any
residential units.
iv.
notwithstanding the provisions of this By-law, development charges
shall not be imposed with respect to the creation of any of the following
in new residential buildings:
1. a second residential unit in a new detached house, semi-detached
house or rowhouse on a parcel of land on which residential use,
other than ancillary residential use, is permitted, if all buildings and
structures ancillary to the new detached house, semi-detached
house or row dwelling cumulatively will contain no more than one
residential unit.
2. a third residential unit in a new detached house, semi-detached
house or rowhouse on a parcel of land on which residential use,
Watson & Associates Economists Ltd.
PAGE G-15
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
other than ancillary residential use, is permitted, if no building or
structure ancillary to the new detached house, semi-detached
house or row dwelling contains any residential units.
3. One residential unit in a building or structure ancillary to a new
detached house, semi-detached house or rowhouse on a parcel of
urban residential land, if the new detached house, semi-detached
house or rowhouse contains no more than two residential units and
no other building or structure ancillary to the new detached house,
semi-detached house or row dwelling contains any residential units.
e)
The exemption to development charges in 3.5(d) above shall only apply to
the first instance of intensification in an existing or new dwelling.
f)
Subject to 3.5(e) above, any exemption under 3.5(d) above shall apply to
the smallest dwelling unit, as determined by applicable.
g)
Discounts for Rental Housing (for profit)
- D.C. payable for rental housing developments, where the residential
units are intended to be used as a rented residential premises will be
reduced based on the number of bedrooms in each unit as follows:
o Three or more bedrooms - 25% reduction
o Two bedrooms - 20% reduction
o All other bedroom quantities - 15% reduction
h)
Other Exemptions (upon proclamation):
Once proclamation is received by the Lieutenant Governor, the following
shall be exempt from development charges:
- Affordable residential units; and
- Attainable residential Units
Amount of Charges
Residential
Watson & Associates Economists Ltd.
PAGE G-16
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
3.6. The development charges described in Schedules "B-1'' and "B-2" to this by-law
shall be imposed on residential uses of lands, buildings or structures, including
dwelling unit accessory to a non-residential use and, in the case of a mixed use
building or structure, on the residential uses in the mixed use building or
structure, according to the type of residential unit, and calculated with respect to
each of the services and classes of services according to the type of residential
use.
Non-Residential
3.7 Commercial/Institutional Uses Subject to Section 5.1, the development charges
described in Schedules "B-1" and "B-2" to this by-law shall be imposed on non-
residential uses of lands, buildings or structures, and, in the case of a mixed use
building or structure, on the non-residential uses in the mixed use building or
structure, and calculated with respect to each of the services and classes of
services according to the gross floor area of the non-residential use.
Mandatory Phase-in
The amount of the development charges described in Schedules "B-1" and "B-2" to this
by-law shall be reduced as per the mandatory phase-in requirements of the Act.
Reduction of Development Charges Where Redevelopment
3.7. In the case of land where a building permit is being issued for the construction of
a residential or non-residential building or structure on the land subsequent to
the demolition of all or part of a residential or non-residential building or structure
on the land, the development charge as calculated in conformity with the
requirements of this By-law shall apply, however:
1)
A credit shall be due to an Owner, upon the finalization of the building
permit for the construction of a residential or non-residential building or
structure on the Owner's land provided that the finalization of the
building permit occurs within the six years immediately subsequent to
the date of the issuance of the demolition permit;
2)
Where a credit is due in accordance with the provisions of Subsection 1
and the development or redevelopment involved the demolition of a
Watson & Associates Economists Ltd.
PAGE G-17
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
residential building or structure then the credit shall be calculated by
multiplying the number of dwelling units that were demolished by the
applicable residential development charge in place at the time the
development charge was paid;
3)
Where a credit is due in accordance with the provisions of Subsection 1
and the development or redevelopment involved the demolition of a
non-residential building or structure then the credit shall be calculated
by multiplying the gross floor area demolished by the applicable non
residential development charge in place at the time the development
charge was paid;
4)
Any credit due shall become payable to the Owner immediately upon
the successful completion of the final inspection for the building or
structure constructed on the lands provided that the finalization of the
permit occurs within the six-year limit contemplated by Subsection 1,
and in no case shall a credit exceed the amount of the development
charge that was paid at the time the building permit was issued for the
replacement building or structure;
5)
Notwithstanding the timing of the credit anticipated by Subsection 1,
where the Town can reasonably anticipate that a credit will be due to an
Owner in accordance with the provision of Subsection 1, then the Town,
at the Town's sole discretion, may defer the payment of that portion of
the applicable development charge (the "deferred development
charge") that is in an amount equal to the anticipated credit. Upon the
Owner qualifying for the credit in accordance with the terms of
Subsection 1; the deferred development charge shall be deemed to
have been paid. Where the Owner becomes ineligible for a credit in
accordance with the terms of Subsection 1, the deferred development
charge shall become payable immediately. A deferred development
charge that has become payable but remains outstanding shall be
deemed to have been paid on the Owner's behalf by the Town and
shall become a charge against the land, added to the tax roll, and
collected in like manner and with the same priority as municipal taxes in
accordance with Section 446 of the Municipal Act.
Watson & Associates Economists Ltd.
PAGE G-18
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
6)
Notwithstanding the requirements of Subsection 3.9(3) above, where, at
the time of passing of this by-law, a residential subdivision plan has
been filed with the approval authority which provides for the demolition
of a non-residential building and the construction of residential
buildings, that the rates that would have been applicable under By-Law
No. 2009-60, as amended, prior to the passing of this by-law, be
applied.
Time of Payment
3.8. Development charges imposed under this section are payable upon issuance
of the first building permit with respect to each dwelling unit, building or
structure.
3.9. Notwithstanding Section 3.10, development charges for rental housing and
institutional developments are due and payable in 6 equal annual payments
commencing with the first instalment payable on the date of occupancy, and
each subsequent instalment, including interest at the interest rate as provided
in Section 26.3 of the Act.
3.10. Where the development of land results from the approval of a site plan or
zoning by-law amendment application received on or after January 1, 2020,
and the approval of the application occurred within two years of building permit
issuance, the development charges under Sections 7 and 8 shall be calculated
on the rates set out in Schedules "B-1" and "B-2" on the date of the planning
application, including interest. Where both planning applications apply
development charges under Sections 3.6, 3.7, and 3.8 shall be calculated on
the rates, including interest at the interest rate as provided in Section 26.3 of
the Act, as set out in Schedules "B-1", and "B-2" on the date of the later
planning application.
4. PAYMENT BY SERVICES
4.1. Despite the payments required under Subsection 3.9, Council may, by
agreement, give a credit towards a development charge in exchange for work
that relates to a service for which a development charge is imposed under this
by-law.
Watson & Associates Economists Ltd.
PAGE G-19
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
5. INDEXING
5.1. Development charges imposed pursuant to this by-law shall be adjusted
annually, without amendment to this by-law, commencing on January 1, 2025
and each anniversary date thereafter, in accordance with the Statistics Canada
Quarterly Construction Price Statistics.
6. SCHEDULES
6.1. The following schedules to this by-law form an integral part thereof:
Schedule "A" Components of Services and Classes of Services Designated in
Subsection 2.1
Schedule "B-1" Residential and Non-Residential Development Charges - Town-
wide
Schedule "B-2" Residential and Non-Residential Development Charges - Urban
Areas
Schedule "C" Map denoting wastewater urban service areas of the Town to
which charges provided in Schedule "B-2" will apply
7. DATE BY-LAW IN FORCE
7.1. This by-law shall come into force xx, 2024.
8. REPEAL
8.1. Upon the coming into force of this by-law, By-law No. 2019-63 of the Town of
Tecumseh is hereby repealed.
Read a first, second and third time and finally passed this xx day of July 2024.
______________________
Mayor
_____________________
Clerk
Watson & Associates Economists Ltd.
PAGE G-20
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
SCHEDULE "A"
TO BY-LAW NO. 2024-__
DESIGNATED MUNICIPAL SERVICES AND CLASSES OF SERVICES
Municipal Wide Services/Classes of Services:
Fire Protection
Fire Facility
Fire Vehicles
Fire Equipment and Gear
Police
Police Facilities
Services Related to a Highway
Roads, Sidewalks, Intersections, Traffic Signals, Streetlights
Public Works Facilities and Fleet
Services Related to a Highway
Water Services
Wastewater Services
Library
Library Facility
Parks and Recreation
Parkland Development
Parks and Recreation Vehicles and Equipment
Recreation Facilities
Growth Studies
All D.C.-Eligible Services
Water
Water Supply, Storage and Distribution
Urban Services:
Wastewater
Wastewater Treatment and Collection
Watson & Associates Economists Ltd.
PAGE G-21
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule "B-1"
By-law No. 2024-__
Schedule of Development Charges
Schedule "B-2"
By-law No. 2024-__
Schedule of Development Charges
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Services Related to a Highway
9,155
6,543
6,083
4,281
3,400
3.32
Public Works (Facilities and Fleet)
489
349
325
229
182
0.18
Fire Protection Services
1,599
1,143
1,062
748
594
0.58
Policing Services
282
202
187
132
105
0.10
Parks and Recreation Services
6,703
4,791
4,454
3,134
2,489
0.33
Growth Studies
1,090
779
724
510
405
0.40
Library Services
-
-
-
-
-
0.00
Water Services
2,038
1,457
1,354
953
757
0.80
Total Municipal Wide Services/Class of Services
21,356
15,264
14,189
9,987
7,932
5.71
RESIDENTIAL
Service/Class of Service
NON-RESIDENTIAL
Single and Semi-
Detached Dwelling
Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Special
Care/Special
Dwelling Units
(per sq.ft. of Gross
Floor Area)
Urban Services
Wastewater Services
12,560
8,977
8,345
5,873
4,664
4.91
Total Urban Services
12,560
8,977
8,345
5,873
4,664
4.91
RESIDENTIAL
Service/Class of Service
Watson & Associates Economists Ltd.
PAGE G-22
H:\Tecumseh\2024 DC\Report\Tecumseh 2024 Development Charges Background Study.docx
Schedule "C"
By-law No. 2024-__
Map of Wastewater Urban Service Area