07 28 2009 Public Agenda1owraship of
Proud Heritage, Exciting Future
NOTICE OF PUBLIC MEETING
On Tuesday July 28, 2009 the Council of the Corporation of the Township of Oro-Medonte will
hold a public meeting, pursuant to Section 12 of the Development Charges Act, 1997, to present
and obtain public input on the Township's proposed Development Charges By-law and underlying
background study.
All interested parties are invited to attend the Public Meeting of Council and any person who
attends the meeting may make representations relating to the proposed by-law and background
study. The meeting is to be held:
Tuesday July 28, 2009
5:00 p.m.
Township of Oro-Medonte Administration Centre
Council Chambers
148 Line 7 South
Oro, ON
LOL 2X0
In order that sufficient information is made available to the public copies of the proposed by-law
and the background study are being made available as of July 14, 2009 from the Township at the
above location.
Interested persons may express their comments at the Public Meeting or in writing, addressed to
the Township Clerk, at the above address by July 27, 2009
J. Douglas Irwin, Clerk
Township of Oro-Medonte
(705) 487-2171
Fax (705) 487-0133
opK Watson
& Associates
TOWNSHIP OF ORO-MEDONTE
ECONOMISTS LTD.
2009 DEVELOPMENT CHARGE
BACKGROUND STUDY
JULY 13, 2009
4304 Village Centre Court
Mississauga, Ontario
Canada L4Z 152
Phone: {905}272-3600
Pax: (905)272-3602
e-mail: nfo0watson-econ.ca
60 Planning for growth
CONTENTS
Page
EXECUTIVE SUMMARY (i)
1. INTRODUCTION
1.1 Purpose of this Document 1-1
1.2 Summary of the Process 1-2
2. CURRENT TOWNSHIP OF ORO-MEDONTE POLICY
2.1
Schedule of Charges
2-1
2.2
Services Covered
2-1
2.3
Timing of DC Calculation and Payment
2-2
2.4
Indexing
2-2
2.5
Redevelopment Credit
2-2
2.6
Exemptions
2-2
3. ANTICIPATED DEVELOPMENT IN THE TOWNSHIP OF ORO-
MEDONTE
3.1 Requirements 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 CALCULATION OF THE CHARGE
4.1
Introduction
4-1
4.2
Services Potentially Involved
4-1
4.3
Local Service Policy
4-1
4.4
Capital Forecast
4-5
4.5
Treatment of Credits
4-6
4.6
Eligible Debt and Committed Excess Capacity
4-6
4.7
Existing Reserve Funds
4-7
4.8
Deductions
4-8
4.8.1 Reduction Required by Level of Service Ceiling
4-8
4.8.2 Reduction for Uncommitted Excess Capacity
4-9
4.8.3 Reduction for Benefit to Existing Development
4-9
4.8.4 Reduction for Anticipated Grants, Subsidies and Other Contributions 4-10
4.8.5 The 10% Reduction
4-10
5. DEVELOPMENT CHARGE ELIGIBLE COST ANALYSIS BY
SERVICE
5.1 Introduction 5-1
5.2 Service Levels and 10-Year Capital Costs for Township DC Calculation 5-1
5.2.1 Administration 5-1
5.2.2 Outdoor Recreation Services 5-4
5.2.3 Indoor Recreation Services 5-7
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
CONTENTS
6.
7
8.
Page
5.3 Service Levels and Twenty Year Capital Costs for Township DC Calculation 5-9
5.3.1 Roads and Related Services 5-9
5.3.2 Fire Protection Services 5-14
5.3.3 Police Services 5-18
DEVELOPMENT CHARGE CALCULATION 6-1
DEVELOPMENT CHARGE POLICY RECOMMENDATIONS
AND DEVELOPMENT CHARGE BY-LAW RULES
7.1
Introduction
7-1
7.2
Development Charge By-Law Structure
7-2
7.3
Development Chare 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
7-4
7.3.6 Timing of Collection
7-5
7.3.7 Indexing
7-5
7.4
Other Development Charge 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 Charges for
Inter-Reserve Fund Borrowing
7-6
7.5
Other Recommendations
7-6
BY-LAW IMPLEMENTATION
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
8-4
8.3.4 Appeals
8-4
8.3.5 Complaints
8-5
8.3.6 Credits
8-5
8.3.7 Front-Ending Agreements
8-5
8.3.8 Severance and Subdivision Agreement Conditions
8-6
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
CONTENTS
APPENDICES
Paqe
A BACKGROUND INFORMATION ON RESIDENTIAL AND NON-RESIDENTIAL
GROWTH FORECAST A-1
B LEVEL OF SERVICE B-1
C LONG TERM CAPITAL AND OPERATING COST EXAMINATION C-1
D LOCAL SERVICE POLICY D-1
E PROPOSED DEVELOPMENT CHARGE BY-LAW E-1
F DEVELOPMENT CHARGE RESERVE FUND POLICY F-1
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
EXECUTIVE SUMMARY
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
EXECUTIVE SUMMARY
1. The report provided herein represents the Development Charge Background Study for
the Township of Oro-Medonte required by the Development Charges Act (DCA). This
report has been prepared in accordance with the methodology required under the DCA.
The contents include the following:
• Chapter 1 - Overview of the legislative requirements of the Act;
• Chapter 2 - Review of present DC policies of the Township;
• Chapter 3 - Summary of the residential and non-residential growth forecasts for
the Township;
• Chapter 4 - Approach to calculating the Development Charge;
• Chapter 5 - Review of historic service standards and identification of future
capital requirements to service growth and related deductions and allocations;
• Chapter 6 - Calculation of the development charges;
• Chapter 7 - Development charge policy recommendations and rules; and
• Chapter 8 - By-law implementation.
2. Development charges provide for the recovery of growth-related capital expenditures
from new development. The Development Charges Act 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;
• Statutory 10% deduction (soft services);
• Amounts in excess of 10 year historic service calculation;
• DC Reserve Funds (where applicable);
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
5) Net costs then allocated between residential and non-residential benefit;
6) Net costs divided by growth to provide the DC charge.
3. The growth forecast (Chapter 3) on which the Municipal-wide development charge
(outdoor recreation services, indoor recreation services and administration studies) is
based projects the following population, housing and non-residential floor area for the
ten year (2009-2019) period. The growth forecast on which the municipal-wide
development charge (roads and related services, fire protection services and police
services) is based on the following increases in population, housing units and non-
residential floor area for the twenty year period (2009-2029).
The 2009 Development Charge forecast provides for the following growth:
Measure
10 Year
2009-2019
20 Year
2009-2029
(Net) Population Increase
1,990
5,128
Residential Unit Increase
955
2,305
Non-Residential Gross Floor Area Increase (ft2)
235,200
545,100
Source: Watson & Associates Economists Ltd. Forecast 2009
4. The Township's present By-law 2004-94, passed August 11th, 2004, came into force on
the date of it's enactment and will expire on August 10th, 2009. The Township is
undertaking a development charge public process and anticipates passing a new by-law
in advance of the expiry date. The mandatory public meeting is set for July 28, 2009
with adoption of the by-law anticipated subsequently.
5. The municipal-wide development charge currently in effect is $5,035 for single detached
dwelling units. By-law 2004-94 does not impose development charges for non-
residential development.
6. This report has undertaken a recalculation of the charge based on future identified
needs (presented in Schedule ES-1 for Residential and Non-Residential) and has been
provided on a municipal-wide basis for services related to roads and related services,
fire protection services, police services, outdoor recreation services, indoor recreation
services and administration studies. The corresponding single-detached unit charge for
the Municipal-wide services is $5,319. The calculated non-residential development
charges for municipal-wide services is $3.19 per ft2 of gross floor area.
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
7
The Development Charges Act requires a summary to be provided relative to 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 Tables 6-1 to 6-4. A summary of
these costs is provided below:
Total gross expenditures planned over the next five years $29,105,602
Less:
Benefit to existing development $18,527,139
Post planning period benefit $ 3,279,263
Ineligible re: Level of Service $ -
Mandatory 10% deduction for certain services $ 196,499
Grants, subsidies and other contributions $ -
Net Costs to be recovered from development charges $ 7,102,702
8
Hence, $22 million (or an annual amount of $4.4 million) will need to be contributed from
taxes and rates, or other sources.
Based on the above capital listing, the Township plans to spend $29.1 million over the
next five years of which $7.10 million (24%) is recoverable from development charges.
Of this net amount, $6.12 million is recoverable from residential development and $.98
million from non-residential development. It is noted also that any exemptions or
reductions in the charges would reduce this recovery further.
Considerations by Council - The background study represents the service needs arising
from residential and non-residential growth over the forecast periods. Municipal-wide
services which include roads and related services, fire protection services and police
services, are calculated based on a twenty year forecast. All other municipal-wide
services, which include outdoor recreation services, indoor recreation services, and
administration studies, are calculated based on a 10 year forecast. Council will consider
the findings and recommendations provided for in the report and, in conjunction with
public input, approve such policies and rates it deems appropriate. These directions will
refine the draft DC by-law which is included in Appendix E. These decisions may
include:
• adopting the charges and policies recommended herein;
• considering additional exemptions to the by-law;
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
(iv)
• 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); and
• consider the timing of collection (i.e. whether some or all components shall be
received at the time of building permit issuance or earlier).
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
(v)
W
W
J
m
H
N
W
a
x
U
F -
z
W
2
CL
O
J
W
W
0
W
O
W
J
D
W
2
U
co
J
L
0
co
O
LO
19t
O
0
N
N
M
M
a
H
0
o
N
O
O
O
O
O
M
z
W
N
0
O
^
V L
oa
~
Z
N
w
O
L
Z
N
LO
co
~
qqt
co N
I--
co
CD
co
M
I*
to
O
I-
LO
co
y
Im
N
Q
7
0
O
O
N
N
LO
r
O
r
O
06 E
~
co
Nt
I*
N
N C O
E O
Q m m
a
am
z
W
N
co CN
_
co
co
CD
CO
co
(D
co
W
w
D
I +
LO
LO
O
M
ch ch
m
W
45- E
N O
E %0-
co
co
co
co
co
LO
co
O
O
LO
-
M
T-
'a
N
q
co
co
O
N
M
N
cc N
y06o
CO
D
N
U
N
N
V
N
y
N
U
(n
O
U
~
v
N
N
c
O
U
c
co
w
co
N
(n
V)
a)
co
o
co
c
N
U
U
Q'
O)
0
J
H
co
N
o
n
L
a)
a'
N
O
cn
co
a)
U
p
o
O
c
H
~
LL
d
0
Q
z
a
x
N
X
O
Q
cO
G
U
D
a)
C
O
O
O
J
N
N
E
O
c
O
U
W
Eu
U
O
Q
06
c
O
1. INTRODUCTION
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
1-1
1. INTRODUCTION
1.1 Purpose of this Document
This Background Study has been prepared pursuant to the requirements of the Development
Charges Act, 1997 (s.10), and accordingly, recommends new development charges and policies
for the Township of Oro-Medonte.
The Township retained Watson & Associates Economists Ltd. (Watson) to undertake the
Development Charges (DC) Background Study process in early 2009. Watson worked with
senior staff of the Township in preparing this DC analysis and policy recommendations.
This Development Charge Background Study, containing the proposed Development Charge
By-law, will be distributed to members of the public in order to provide interested parties with
sufficient background information on the legislation, the study's recommendations and an
outline of the basis for these recommendations.
This report has been prepared, in the first instance, to meet the statutory requirements
applicable to the Township's Development Charge Background Study, as summarized in
Chapter 4. It also addresses the requirement for "rules" (contained in Chapter 7) and the
proposed by-law to be made available as part of the approval process (included as Appendix E).
In addition, the report is designed to set out sufficient background on the legislation (Chapter 4),
current Township DC policy (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 development charge is provided
herein.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
1-2
1.2 Summary of the Process
The Public Meeting required under section 12 of the Development Charges Act, 1997, has been
scheduled for July 28, 2009 in the Township of Oro-Medonte Council Chambers. It's 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 Township's development charges.
In accordance with the legislation, the background study and proposed DC by-law will be
available for public review on July 13, 2009.
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;
• finalization of the report and Council consideration of the by-law on subsequent to the
public meeting.
Figure 1-1 outlines the proposed schedule to be followed with respect to the development
charge by-law adoption process.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
1-3
FIGURE 1-1
SCHEDULE OF KEY DEVELOPMENT CHARGE PROCESS DATES
FOR THE TOWNSHIP OF ORO-MEDONTE
1.
Data collection
Early - 2009
2.
Preparation of Draft Study
July, 2009
3.
Review of draft study with Staff
July, 2009
4.
Public Meeting Ad placed in newspaper(s)
July 6, 2009
5.
Presentation to Township Senior Staff and Council
July 8, 2009
6.
Background Study and proposed by-law available to public
July 13, 2009
7.
Public meeting of Council
July 28, 2009
8.
Deadline for comments and submissions from the public
To be Determined
9.
Council considers adoption of Background Study and
passage of by-law
Subsequent to public
meeting
10.
Newspaper notice given of by-law passage
By 20 days after
passage
11.
Last day for by-law appeal
40 days after passage
12.
Township makes available pamphlet (where by-law not
appealed)
By 60 days after in force
date
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
2. CURRENT TOWNSHIP OF ORO-MEDONTE POLICY
Watson & Associates Economists Ltd. H.IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
2-1
2. CURRENT TOWNSHIP OF ORO-MEDONTE POLICY
2.1 Schedule of Charges
On August 11t", 2004, the Township of Oro-Medonte passed By-law 2004-94 under the
Development Charges Act, 1997. The by-law came into force on upon passage and will expire
on August 10, 2009. By-law 2004-94 imposes development charges on residential uses.
Table 2-1 provides the rates currently in effect, as well as a breakdown of the charges by
service.
Table 2-1
Township of Oro-Medonte Development Charges
Current Rates(Effective March 13, 2008)
Single
Service
Detached
Other
Dwelling
Dwelling Unit
Transportation
3,499.79
2,961.35
Fire and Emergency
529.17
447.76
Recreation
868.53
734.91
Administration
137.46
116.31
Total
5,034.95
4,260.33
2.2 Services Covered
The following are the Municipal-wide services covered under By-law 2004-94:
• Transportation
• Fire and Emergency
• Recreation
• Administration
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
2-2
2.3 Timing of DC Calculation and Payment
Development charges imposed are payable prior to the issuance of a building permit or at the
time of commencing development or redevelopment, whichever comes first.
2.4 Indexing
By-law 2004-94 provided for the annual indexing of charges on the first day of January in each
year, beginning January 1St, 2005, in accordance with the Statistics Canada Quarterly
Construction Price Statistics, without amendment to the bylaw.
2.5 Redevelopment Credit
No Development Charge is payable for the redevelopment of a dwelling unit that has been
demolished, provided that a building permit for the redevelopment is issued within five (5) years
from the date of the demolition permit.
2.6 Exemptions
The following exemptions are provided under By-law 2004-94:
(a) non-residential development
(b) a Board of Education; and
(c) any municipality or local board thereof.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
3. ANTICIPATED DEVELOPMENT IN THE
TOWNSHIP OF ORO-MEDONTE
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
3-1
3. ANTICIPATED DEVELOPMENT
3.1 Requirements of the Act
Chapter 4 provides the methodology for calculating a development charge as per the
Development Charges Act, 1997. Figure 3-1 presents this methodology graphically. It is noted
in the first box of the schematic that in order to determine the development charge that may be
imposed, it is a requirement of Section 3.5 (1) of the Development Charges Act that "the
anticipated amount, type and location of development, for which development charges can be
imposed, must be estimated".
The growth forecast contained in this Chapter (with supplemental tables in Appendix A)
provides the anticipated development for which the Township of Oro-Medonte will be required to
provide services for over a 5-year (mid 2009-mid 2014), 10-year (mid 2009-mid 2019), 20-year
(mid 2009-mid 2029) and buildout time horizon.
3.2 Basis of Population, Household and Non-Residential Gross
Floor Area Forecast
In compiling the growth forecast for the Township of Oro-Medonte, the following reports were
consulted:
• Township of Oro-Medonte Development Charges Background Study, Meridian
Planning Consultants Inc., June 2004;
• Township of Oro-Medonte Official Plan, January 2007;
• Simcoe Area Growth Plan, Hemson Consulting Ltd., 2008; and
• Simcoe Area: A Strategic Vision for Growth, Ontario Government, June, 2009.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
3-2
In addition to reviewing the above-mentioned documents, the following key indicators were also
considered in generating the population, household and non-residential growth forecast:
• 1996, 2001 and 2006 Census data;
• historical residential building permits over the past 10-years;
• proposed residential units in the development approvals process by dwelling type
and location;
• historical non-residential building permit values over the past 10-years; and
• 1996, 2001 and 2006 Census employment data.
3.3 Summary of Growth Forecast
A detailed analysis of the residential and non-residential growth forecasts is provided in
Appendix A, and the methodology employed is illustrated in Figure 3-1. The discussion
provided herein summarizes the anticipated growth for the Township and describes the basis for
the forecast. The results of the growth forecast analysis are summarized in Table 3-1 and
Schedule 1. As identified in Table 3-1 and Schedule 1, the population is anticipated to reach
22,273 by 2019, 25,411 by 2029 and 28,182 at buildout, resulting in an increase of 7,899
persons from mid 2009 to buildout'.
1. Unit Mix (Appendix A - Schedules 2 through 6)
• The unit mix for the Township was derived from historical development activity
(as per Schedule 7, Appendix A), the previous Township of Oro-Medonte
Development Charge Study, as well as discussions with staff regarding anticipated
development trends for the Township.
• Based on the above indicators, the buildout household growth forecast consists
of a unit mix of 100% low density (single family and semi-detached) dwellings.
' The population figures used in the calculation of the 2009 Development Charges exclude the net
Census Undercount, which is estimated at approximately 4%.
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
3-3
2. Geographic Location, Appendix A - Schedule 2 and 6
• Schedule 2 summarizes the anticipated amount, type and location of
development for Oro-Medonte by serviced area (water & sewer, water only) and
rural area. Schedule 6 summarizes developable housing supply for Oro-Medonte
by stage of development and location. In accordance with available supply and
anticipated demand, housing and population growth has been allocated to the
following areas over the buildout forecast period:
Serviced (Water & Sewer) - An increase of 980 municipally serviced housing units
is forecast within the Water & Sewer access area on currently designated
residential lands. Forecast residential development allocated to this area
represents 27.9% of housing growth allocated to the Township of Oro-Medonte
from 2009 to buildout.
Serviced (Water Only) - An increase of 946 municipally serviced housing units is
forecast within the Water Only access area on currently designated residential
lands. Forecast residential development allocated to this area represents 27% of
housing growth allocated to the Township of Oro-Medonte from 2009 to buildout.
Rural Area - An increase of 1,584 housing units has been forecast for the rural
area from 2009 to buildout. Annual demand for new housing within this area is
anticipated to be approximately 53 units per year, or 45.1% of the total housing
forecast. Forecast housing growth in the rural area has been based on historical
building permit activity over the past five years as well as discussions with the
Township of Oro-Medonte Planning Department regarding future rural growth
prospects.
3. Planning Period
• Both short and longer-term time horizons (5-year, 10-year, 20-year and buildout)
are required for the DC process. The DCA limits the planning horizon for certain
services such as parks, recreation and libraries to a 10-year planning horizon.
Roads, water and wastewater services utilize a longer planning period.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
3-4
FIGURE 3-1
MARKET- BASED POPULATION AND HOUSEHOLD PROJECTION MODEL
Historical Housing
Construction
Forecast of
Residential Units
Employment Market by Local
Municipality,
Economic Outlook
Local,. County and Provincial
SUPPLY
Residential Units in the
Development Process
Occupancy Assumptions
Gross Population Increase
Decline in Existing Population
Net Population Increase
Intensification
Designated Lands
Servicing Capacity
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
LO
c~
LU
H N
Z F-
0
r ~
W R LL
0
m LL F-
0
a O
x~
Z J
O Z
0
Fn
LU
w
N
OO
I-
T
°
~
(D
Lc)
LQ
C
~
N
N
N
N
N
N
N
.
N
N
O
_
~
C
N
LD
N
LD
~
0
N
0
~
0
CO
I~
0
V
N
0
N
0
O
0
O
0
O
0
~
0
~
0
M
0
O
0
~
O
CO
C'
L(
OO
V
00
O
0
I-
M
O
0
M
0
LD
0
I-
r-
r-
M
M
M
N
M
(6
O
H
O
LO
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
r
LO
~
LO
LO
LO
LO
LO
LO
LO
IT
r
O
r
i
N
0
O
O
LO
LO
LO
LO
LO
LO
LO
O
0
0
0
0
0
0
0
(n
( C
E N
D
0
O
t
0-0)
Q _
O
O
LO
O
O
O
O
O
O
O
0
0
O
O
O
O
O
O
tf
LO
CN
co
co
co
co
co
co
co
N.
:
N c
N
0
0
Z3
0
LO
LO
L(7
(O
(O
O
O
(O
O
O
O
_
M
I-
N
N
0
O
0
N
-
0
-
N
M
M
0
LO
1-
I-
O
4T
O
O
M
O
M
co
O
M
E
L6
CO
I~
~
r-~
00
00
O
O
r
N
M
N
~
C
CO
0 N
a) ~
O
~ J
C~
00
LO
-
M
O
M
(D
N
I~
c0
N
c0
O
I~
00
C)
O
-
M
M
I-
r-
0
M
Ln
00
O
N
O
CO
cl
O
N
00
N
O
V
-
(O
I~
N
10
0)
co
~
co
~C
CO
00
O
O
O
N
CO
LD
00
~
~
A
M
L
1-:
.2
N
N
N
N
N
N
N
7
Q-
0
(o
0)
0
co
0
rn
0
rr
rn
rr
N
0)
N
o
O
to
O
rn
O
4T
rn
4T
N
rn
N
0
0)
0
N
0
N
0
N
0
N
0
N
0
N
0
N
0
N
0
N
0
N
0
N
0
N
0
N
0
N
(O
~
r
O
(O
O
O
O
O
O
O
O
O
O
O
O
r
N
N
N
N
N
N
N
O
O
O
N
N
O
O
_ O
N
J N
!n ~
!n ~
O N
O E
O E
LLI
(n >
O O
(6 0
'U O
O
!n
Q 0
O
06 -
C
O
O
N ~
O
o
o
Co >
LO
M
~p
LO
M
01-
~
~
M
O
c~
c9
M
o
cl
s
M
14
a
LO
~
01
M
Cn
c,°
c~
M
Ol
cu
M
!
N
M
c~
040
Q
cu
LO
M
~
rn
O
U
L
0
cn
0
Q
U
W
M
°c~
~
!
I
0
N
LL
M
°1-
L9
l
o
M
0
0
g,
s!
z
o
`er
LL 0
_
0
lo
,
o
Q
r
g
~
o
'
J
W
c
N
O
01
,
0
O
000
C,
(1)
O~
U
L
O
In
'O
0
D)
00
c90
Oc,
1
LO
'n
s
0
0
0
°o
O
M
°
c~
t
c~
o
~
00
00°
c~
M
V
0
O
L
N
00 O 00 O O
O Lo LO
N sliLF 6uisnoH
a~
J
N
N '
E (6
O
C
O N
U
W N
N N
N ~
(6 U)
U
O O
N Q
N N
Q
0 N
~ N
O U
N
O
O O
i
3
0
U
O
a
0
m
W
0
0
N
N
O
a
O
0
3-7
4. Population in New Units (Appendix A - Schedules 2 through 5)
• The number of housing units to be constructed in Oro-Medonte during the short,
medium and long term period is presented on Schedule 1 (an average of
approximately 117 housing units per annum from 2009 to buildout).
• Population in new units are derived from Schedules 2 through 5, which
incorporate historical development activity, anticipated units (see unit mix
discussion), and 1996, 2001 and 2006 Census data.
• Schedule 8a summarizes the PPU for the new low density housing units by age
and type of dwelling based on a 2006 custom census data. The total calculated
PPU for has been adjusted to account for the downward PPU trend which has been
recently experienced in both new and older units, largely due to the aging of the
population. For the low density dwelling type the adjusted 20-year average PPU is:
• Low-density: 2.93
• Due to limited data availability, the Upper Tier (Simcoe County) PPU for medium
and high density PPU were used. Schedule 8b summarizes the PPU for the new
medium and high density housing units by age and type of dwelling based on 2006
custom census data. The total calculated PPU for medium density has been
adjusted to account for the downward PPU trend which has been recently
experienced in both new and older units, largely due to the aging of the population.
For medium and high density dwelling type the adjusted 20-year average PPU is:
• Medium-density: 2.45
• High-density: 1.64
5. Existing Units and Population Change (Appendix A - Schedules 2 through 6)
• Existing households for mid 2009 are based on the 2006 Census households
plus estimated residential units constructed between mid 2006 and mid 2009
assuming a six month lag between construction and occupancy (see Schedule 7).
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
3-8
• The decline in average occupancy levels for existing housing units are calculated
in Schedules 2 through 6, by aging the existing population over the forecast period.
6. Employment (Appendix A, Schedule 10, 11, 12)
• Employment projections are largely based on the activity rate method, which is
defined as the number of jobs in the municipality divided by the number of
residents. Key employment sectors include primary, industrial,
commercial/population related, institutional, and work at home, which are
considered individually below.
• 1996, 2001 and 2006 employment data (place of work) for the Township are
outlined in Schedule 10. 2006 employment is comprised of the following sectors:
• 70 primary (1.8%);
• 1,260 work at home employment (31.8%);
• 1,018 industrial (25.7%);
• 1,258 population related or commercial (31.7%); and
• 360 institutional (9.1
• This provides a total employment figure (excluding No Fixed Place of Work) of
3,965 based on the 2006 Census. Additional details regarding historical
employment trends by sub-sector are summarized in Schedule 12.
• Total employment for the Township (excluding No Fixed Place of Work) is
anticipated to reach approximately 4,431 by mid 2019, 5,041 by mid 2029 and
5,776 by buildout. This represents an employment increase of 1,761 from 2009 to
buildout.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
3-9
7. Non-Residential Sq. Ft. Estimates (Gross Floor Area (GFA), Appendix A, Schedule 10)
• Square footage estimates were calculated in Schedule 10 based on the following
employee density assumptions:
• 1,500 sq. ft. per employee for industrial;
• 400 sq. ft. per employee for commercial; and
• 700 sq. ft. per employee for institutional employment.
• The forecast incremental Gross Floor Area (GFA) increase for the municipality is
235,200 over the 10-year projection period, 545,100 over the 20-year period and
939,700 sq. ft. from 2009 to buildout.
• The incremental GFA forecast by sector from 2009 to buildout is as follows:
• Industrial: 58.4%
• Commercial/population related: 31.1%; and
• Institutional 10.5%.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
4. THE APPROACH TO CALCULATION OF THE CHARGE
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
4-1
4. THE APPROACH TO CALCULATION OF THE CHARGE
4.1 Introduction
This chapter addresses the requirements of s.s.5 (1) of the DCA, 1997 with respect to the
establishment of the need for service which underpins the development charge calculation.
These requirements are illustrated schematically in Figure 4-1.
4.2 Services Potentially Involved
Table 4-1 lists the full range of municipal service categories which are provided within the
Township.
A number of these services are defined in s.s.2 (4) of the DCA, 1997 as being ineligible for
inclusion in development charges. These are shown as "ineligible" on Table 4-1. In addition,
two ineligible costs defined in s.s.5 (3) of the DCA are "computer equipment" and "rolling stock
with an estimated useful life of (less than) seven years...". In addition, local roads are covered
separately under subdivision agreements and related means (as are other local services).
Services which are potentially eligible for inclusion in the Township development charge are
indicated with a "Yes."
4.3 Local Service Policy
The development charge 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, s.s.5(1)3, which requires that Municipal
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. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
4-2
Tax Base,
User Rates,
Etc
Figure 4-1
The Process of Calculating A Development Charge Under the
DCA,1997
Anticipated
Development
1.3 Ineligible Services
Estimated Increase in Need For
Service
Subdivision
Agreements
and Consent
Provisions
1.8 Specified Local Services
DC Needs By Service
Ceiling Re:
Increased Need
1.5
Needs That Will
Be Met
1.6
A
Examination of the Long Term
Capital and Operating Costs
For Capital Infrastructure
1.7
0) Less:
o Uncommitted Excess
Capacity Ain
Less:
Benefit To Existing Devpt.
Less:
Grants, Subsidies and
Other Contributions
Less:
10% Where Applicable
DC Net Capital Costs
Costs for new development vs.
existing development for the term of the
by-law and the balance
of the period 1.14
Investment
Considerations
Amount of the Charge
By Type of Development
(including apportionment of costs -
residential and non-residential)
1.17
DC By-law(s)
Spatial Applicability
Consideration of exemptions,
phase-ins, etc.
Watson & Associates Economists Ltd. H10ro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
4-3
TABLE 4-1
CATEGORIES OF MUNICIPAL SERVICES
TO BE ADDRESSED AS PART OF THE CALCULATION
ELIGIBILITY FOR
MAXIMUM
CATEGORIES OF
INCLUSION IN
POTENTIAL
MUNICIPAL SERVICES
THE DC
SERVICE COMPONENTS
DC
CALCULATION
RECOVERY %
(see legend below)
Yes -Municipality provides the Service - service has been included in the DC
No -
Municipality provides the Service - service has not been included in the DC
n/a - Municipality does not provide the service
Ineligible - Service
is ineligible for inclusion in the DC calculation
Yes
1.1
Arterial roads
100
1.
Services Related to a
Yes
1.2
Collector roads
100
Highway
Yes
1.3
Area municipal roads
0
Yes
1.4
Traffic signals
100
Yes
1.5
Sidewalks and streetlights
100
n/a
2.1
Transit vehicles
90
n/a
2.2
Other transit infrastructure
90
n/a
2.3
Municipal parking spaces - indoor
90
2.
Other Transportation
No
2.4
Municipal parking spaces - outdoor
90
Services
Yes
2.5
Works Yards
100
Yes
2.6
Rolling stock'
100
n/a
2.7
Ferries
90
nNo
2.8
Airport facilities
90
no
3.1
Main channels and drainage trunks
100
3.
Storm Water Drainage
no
3.2
Channel connections
100
and Control Services
no
3.3
Retention/detention ponds
100
Yes
4.1
Fire stations
100
4.
Fire Protection Services
Yes
4.2
Fire pumpers, aerials and rescue vehicles
100
Yes
4.3
Small equipment and gear
100
Ineligible
5.1
Acquisition of land for parks, woodlots and ESAs
0
5.
Outdoor Recreation
Yes
5.2
Development of area municipal parks
90
Services (i.e. Parks and
Yes
5.3
Development of district parks
90
n/a
5.4
Development of Region-wide parks
90
Open Space)
Yes
5.5
Development of special purpose parks
90
Yes
5.6
Parks rolling stock' and yards
90
6.
Indoor Recreation
Yes
6.1
Arenas, indoor pools, fitness facilities, community
90
Services
centres, etc. (including land)
Yes
6.2
Recreation vehicles and equipment'
90
7.
Library Services
n/a
7.1
Public library space (incl. furniture and equipment)
90
n/a
7.2
Library materials
90
8.
Electrical Power
Ineligible
8.1
Electrical substations
0
Ineligible
8.2
Electrical distribution system
0
Services
Ineligible
8.3
Electrical system rolling stock'
0
with 7+ year life time
same percentage as service component to which it pertains
computer equipment excluded throughout
Watson & Associates Economists Ltd. H10ro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
4-4
ELIGIBILITY FOR
MAXIMUM
CATEGORIES OF
INCLUSION IN
POTENTIAL
MUNICIPAL SERVICES
THE DC
SERVICE COMPONENTS
DC
CALCULATION
RECOVERY %
(see legend below)
Yes -Municipality provides the Service - service has been included in the DC
No -
Municipality provides the S
ervice - service has not been included in the DC
n/a - Municipa
lity does not provide the service
Ineligible - Service
is ineligible for inclusion in the DC calculation
9.
Provision of Cultural,
Ineligible
9.1
Cultural space (e.g. art galleries, museums and
0
Entertainment and
theatres)
Tourism Facilities and
Ineligible
9.2
Tourism facilities and convention centres
0
Convention Centres
No
10.1
Treatment plants
100
No
10.2
Sewage trunks
100
10.
Waste Water Services
No
10.3
Local systems
0
No
10.4
Vehicles and equipment
100
No
11.1
Treatment plants
100
11.
Water Supply Services
No
11.2
Distribution systems
100
No
11.3
Local systems
0
Ineligible
12.1
Collection, transfer vehicles and equipment
0
12.
Waste Management
Ineligible
12.2
Landfills and other disposal facilities
0
Services
Ineligible
12.3
Other waste diversion facilities
0
Yes
13.1
Police detachments
100
13.
Police Services
n/a
13.2
Police rolling stock'
100
n/a
13.3
Small equipment and gear
100
14.
Homes for the Aged
n/a
14.1
Homes for the aged space
90
15.
Day Care
n/a
15.1
Day care space
90
16.
Health
n/a
16.1
Health department space
90
17.
Social Services
n/a
17.1
Social service space
90
n/a
18.1
Ambulance station space
90
18.
Ambulance
n/a
18.2
Vehicles'
90
19.
Hospital Provision
Ineligible
19.1
Hospital capital contributions
20.
Provision of
Headquarters for the
Ineligible
20.1
Office space (all services)
0
General Administration
Ineligible
20.2
Office furniture
0
of Municipalities and
Ineligible
20.3
Computer equipment
0
Area Municipal Boards
Yes
21.1
Studies in connection with acquiring buildings,
0-100
rolling stock, materials and equipment, and
improving land2 and facilities, including the DC
21.
Other Services
background study cost
21.2
Interest on money borrowed to pay for growth-
n/a
related capital
0-100
with a 7+ year life time
2same percentage as service component to which it pertains
Watson & Associates Economists Ltd. H10ro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
4-5
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.
4.4 Capital Forecast
Paragraph 7 of s.s.5(1) of the DCA requires that "the capital costs necessary to provide the
increased services must be estimated." The Act goes on to require two potential cost
reductions and the Regulation sets out the way in which such costs are to be presented. These
requirements are outlined below.
These estimates involve capital costing of the increased services discussed above. This entails
costing actual projects or the provision of service units, depending on how each service has
been addressed.
The capital costs include:
a) costs to acquire land or an interest therein (including a leasehold interest);
b) costs to improve land;
C) costs to acquire, lease, construct or improve buildings and structures;
d) costs to acquire, lease or improve facilities including rolling stock (with useful life of 7 or
more years), furniture and equipment (other than computer equipment), materials
acquired for library circulation, reference or information purposes;
e) interest on money borrowed to pay for the above-referenced costs;
f) costs to undertake studies in connection with the above-referenced matters; and
g) costs of the development charge background study.
In order for an increase in need for service to be included in the DC calculation, Municipal
Council must indicate "...that it intends to ensure that such an increase in need will be met"
(s.s.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 s.3). The
capital program contained herein reflects the Township's approved and proposed capital
budgets and master servicing/ needs studies.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
4-6
4.5 Treatment of Credits
Section 8 para. 5 of O.Reg. 82/98 indicates that a development charge background study must
set out, "The estimated value of credits that are being carried forward relating to the service."
s.s.17 para. 4 of the same Regulation indicates that, "...The value of the credit cannot be
recovered from future development charges," if the credit pertains to an ineligible service. This
implies that a credit for eligible services can be recovered from future development charges. As
a result, this provision should be made in the calculation, in order to avoid a funding shortfall
with respect to future service needs. It is understood that the Township does not have any
outstanding DC credit obligations that would affect the development charge calculation.
4.6 Eligible Debt and Committed Excess Capacity
Section 66 of the DCA, 1997 states that for the purposes of developing a development charge
by-law, a debt incurred with respect to an eligible service may be included as a capital cost,
subject to any limitations or reductions in the Act. Similarly, s.18 of O.Reg. 82/98 indicates that
debt with respect to an ineligible service may be included as a capital cost, subject to several
restrictions.
In order for such costs to be eligible, two conditions must apply. First, they must have funded
excess capacity which is able to meet service needs attributable to the anticipated development.
Second, the excess capacity must be "committed," that is, either before or at the time it was
created, Township Council must have expressed a clear intention that it would be paid for by
development charges or other similar charges. For example, this may have been done as part
of previous development charge processes. It is noted that no projects have been debentured
to date and to which the principal and interest costs need to be included within the capital detail
sheets.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
4-7
4.7 Existing Reserve Funds
Section 35 of the DCA states that:
"The money in a reserve fund established for a service may be spent only for
capital costs determined under paragraphs 2 to 8 of subsection 5(1)."
There is no explicit requirement under the DCA calculation method set out in s.s.5(1) to net the
outstanding reserve fund balance as part of making the DC calculation; however, s.35 does
restrict the way in which the funds are used in future.
For services which are subject to a per capita-based, service level "cap," the reserve fund
balance should be applied against the development-related costs for which the charge was
imposed, once the project is constructed (i.e. the needs of recent growth). This cost component
is distinct from the development-related costs for the next 10 year period, which underlie the DC
calculation herein.
The alternative would involve the municipality spending all reserve fund monies prior to
renewing each by-law, which would not be a sound basis for capital budgeting. Thus, the
Township will use these reserve funds for the Township's cost share of applicable development-
related projects, which are required but have not yet been undertaken, as a way of directing the
funds to the benefit of the development which contributed them (rather than to future
development, which will generate the need for additional facilities directly proportionate to future
growth).
The Township's Development Charge Reserve Fund Balance by service at December 31, 2008
is shown below:
Service
Tota Is
Transportation
$ (28,764.05)
Fire and Emergency
$ 90,773.05
Recreation
$457,751.76
Administration
$ (20,717.04)
Tota 1
$499,043.72
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
4-8
4.8 Deductions
The DCA, 1997 potentially requires that five deductions be made to the increase in the need for
service. These relate to:
The level of service ceiling;
• Uncommitted excess capacity;
Benefit to existing development;
Anticipated grants, subsidies and other contributions; and
10% reduction for certain services.
The requirements behind each of these reductions are addressed as follows:
4.8.1 Reduction Required by Level of Service Ceiling
This is designed to ensure that the increase in need included in 4.2 does "...not include an
increase that would result in the level of service (for the additional development increment)
exceeding the average level of the service provided in the municipality over the 10-year period
immediately preceding the preparation of the background study...". O.Reg 82.98 (s.4) goes
further to indicate that both the quantity and quality of a service shall be taken into account in
determining the level of service and the average level of service".
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 factor are multiplied together, they produce a measure of the level of service, which
meets the requirements of the Act, i.e. cost per unit.
The average service level calculation sheets for each service component in the DC calculation
are set out in Appendix B.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
4-9
4.8.2 Reduction for Uncommitted Excess Capacity
Paragraph 5 of s.s.5(1) requires a deduction from the increase in the need for service
attributable to the anticipated development that can be met using the Township's "excess
capacity", other than excess capacity which is "committed" (discussed above in 4.6).
"Excess capacity" is undefined, but in this case must be able to meet some or all of the increase
in need for service, in order to potentially represent a deduction. The deduction of uncommitted
excess capacity from the future increase in the need for service, would normally occur as part of
the conceptual planning and feasibility work associated with justifying and sizing new facilities,
e.g. if a road widening to accommodate increase 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.
4.8.3 Reduction for Benefit to Existing Development
This step involves a further reduction to the need, by the extent to which such an increase in
service would benefit existing development. The level of services cap in 4.4 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 roads which do not
have a fixed service area.
Where existing development has an adequate service level, which will not be tangibly increased
by an increase in service, no benefit would appear to be involved. For example, where
expanding existing library facilities simply replicates what existing residents are receiving, they
receive very limited (or no) benefit as a result. On the other hand, where a clear existing service
problem is to be remedied, a deduction should be made, accordingly.
In the case of services such as recreation facilities, community parks, libraries, etc., the service
is typically provided on a municipal-wide system basis. For example, facilities of the same type
may provide different services (i.e. leisure pool vs. competitive pool), different programs (i.e.
hockey vs. figure skating) and different time availability for the same service (i.e. leisure skating
available on Wednesday in one arena and Thursday 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
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
4-10
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.
4.8.4 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 made or anticipated by Council and in
accordance with various rules such as the attribution between the share related to new vs.
existing development. (i.e. Some grants and contributions may not specifically be applicable to
growth, such as the COMRIF Grant program or where Council targets fundraising as a measure
to offset impacts on taxes.) O.Reg 82.98 .s.6.
4.8.5 The 10% Reduction
Paragraph 8 of s.s.(1) of the DCA requires that, "the capital costs must be reduced by 10
percent." This paragraph does not apply to water supply services, waste water services, storm
water drainage and control services, services related to a highway, police and fire protection
services. The primary services that the 10% reduction does apply to include services such as
parks, recreation, libraries, childcare/social services, Provincial Offences Act, ambulance,
homes for the aged, health and transit.
The 10% is to be netted from the capital costs necessary to provide the increased services,
once the other deductions have been made, as per the infrastructure costs sheets in Chapter 5.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
5. DEVELOPMENT CHARGE ELIGIBLE COST
ANALYSIS BY SERVICE
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
5-1
5. DEVELOPMENT CHARGE ELIGIBLE COST ANALYSIS
BY SERVICE
5.1 Introduction
This chapter outlines the basis for calculating development charge eligible costs for the
development charges to be applied on a uniform basis. In each case, the required calculation
process set out in s.5(1) paragraphs 2 to 8 in the DCA, 1997, and described in Chapter 4, was
followed in determining DC eligible costs.
The nature of the capital projects and timing identified in the Chapter reflects Council's current
intention. However, over time, municipal projects and Council priorities change and accordingly,
Council's intentions may alter, and different capital projects (and timing) may be required to
meet the need for services required by new growth.
5.2 Service Levels and 10-Year Capital Costs for DC Calculation
This section evaluates the development-related capital requirements for all of the "softer'
services over a ten-year planning period. Each service component is evaluated on two format
sheets: the average historical ten-year level of service calculation (see Appendix B), which
"caps" the DC amounts; and the infrastructure cost calculation, which determines the potential
DC recoverable cost.
5.2.1 Administration
The DCA permits the inclusion of studies undertaken to facilitate completion of the Township's
capital works program. The Township has made provision for the inclusion of new studies
undertaken to facilitate this DC process, as well as other studies which benefit growth (in whole
or part).
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
5-2
The listing of studies included in the DC is as follows:
• Bridge Needs Study
• Craighurst Secondary Plan
• Development Charge Study (2)
• Engineering Standards Update
• Fire Master Plan Upgrade
• Official Plan Review Update
• Parkland Inventory Review
• Roads Need Study
• Speed Study
• Strategic Facility Plan - Phase 2
• Township Drainage Study
• Trails Master Plan
The cost of these studies is $324,629 of which $87,000 is existing benefit. The Administration
Development Charge Reserve Fund was in a deficit balance at December 31, 2008, in the
amount of $20,717 and this amount has been added to the capital cost listing for a total capital
cost of $345,346. The net growth-related capital cost is $258,346 (before 10% deduction) and
has been allocated 83% residential and 17% non-residential based on the incremental growth in
population to employment, for the ten year forecast period.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
N
0
a
O
C
0
O 0
a p
o
o w
O
O
Q Q
r
N U
0 a)
U)
M
C\l
4
- N
C o
r
M
r
M
N
I~
(O
r
N
o
a L
(n U)
Z
U
o
~
~
r
r
r
o0
>
a3
00
00
M
>
00
00
C\
N
M
O
U
a) o
c
c
oo
o
o
a r Cl)
U
~
O
O
O
O
a)
O
O
00
O
O
00
O
O
O
O
l0
N
O
a
(4
F-
°O
°O
O .0
N
°
O
O
fq
~ U
O
N
N
J L ~ ~
a)
O
O
O
O
O
O
O
O
-Fz
O
O
O
l0
0
O
N
O
N
O
N
)
4 p a a
C 0 N ~ (4 3 fl-
z
(7~0 C~
>
O ` )
w
U) U Q
J
C
O
N
O O
r
N f/) O
a) X O
l1J
m
N
O
04
04
N
O
N
N_
00
N
N
O
Ci
M
Lo
N
O
O
00
(O V! ~ Imo N 0) N r- N N N
co M l0 (O (O N o0 m V O w
00 M r- 00 r- r- C IL (O In
LO M V M
V (O V Cl) LO 02 Cl) 00 V In
(O 00 M r, O O N M
C;) V Cl) In N N N In O
I~ V 00 (O N N
Cl) N
L6 V7~ 00 r, r
N 0 0 LO O'O O o 0 0 m
0 O N N O O O O N N
I~ V r- O O O N r (O r
M l0 O (O N O N r o0 (O O
M It N N
o 0:0 o'.
N O N N'
M
O O O O O O O O O d) r
0 0 In O O O O O In N
l0 O N l0 O O O l0 r- (O r
r- (O r- In O N r- 00 (O O
Cl) It N N
0
0
0
0
0
0
0 0
0 0
0.0
O O
O O
O O
O
O
O
O
O
O
O
O
0)
N
I~
w
O-
0
0
0
0
0
0
0. 0
0 0
O O
00 l0
O O
O O
O
O
O
O
O
O
O
LO
(O
(O
r
O
M
In
(4
0
U ~
N
N
N N
(O
N
N
N
Cl)
Z
w
o
L U
O a
0
0
a
~
w. o
0 00
a
o
O
0
O
0
o
0
0.0
0 0
0:0
O O
O O
O O
O
O
O
O
O
O
O
O
0)
N
w
'Q
0
0
0
0 0
O O
O O
O
O
O
O
(O
r
M
(4
U j
0
N
0
N
0
0.0
LO In
00 N
O O
O
O
(O
O
N
N
(O
N
O
N
LO
q
N l1J
Cl)
O 0
(7 U
M
p d) V d) r d) d) N d),. O 0) co V O 01
(4 O O O 00. O O O N O
a) 0 0 0 00 O O'..0 O O O O O
N N N N N N N N N N N O N
O
N
O
a)
(4
o
C\l
o
0
C
0
w o 0)
a)
o > o
a)
>
U
>
-0
U
a)
a
m
s
•
>
a)
a..
Q
a
CL
a
o
co
a
Q
,
a
c
a)
o
N
a o
)
a
)
~
Q
a
N
o
C\l
)
0-
o-
U
L
U
L
U
m p
w
-
(n =
) d
N
(4
C
(n
>
a)
0
U
Q
-
-0
_
U) '
Q
o
0
a
0
Z5
a
0
.
>
w
-
0
0)
6
-NO
°
m
)
-
m
~
Q
o
Q
o
m
a)
z°
w~
m;
d cn
a
m',
o
Q
L
N
o
z
o
a
m
w
L
a)
Z
U
C
>
>
>
h
a)
a.
C1.16
. w
Y
,
~ o
N
C
-0
~
(4
o
0
R
O
a)
L
0
M U)
N
a H
~ U)
C
w
0
H
m
U
0.
0
z N M V l0 (O r o0 d) O N M
a
O
r
r
O
C\l
O
00
0
O
z
5-3
N
X
r
Q
O
U
0
O
N
0
O
a
w
E
0
U
w
0
m
0
Q
9
5-4
5.2.2 Outdoor Recreation Services
The Township presently has inventory of 199.8 acres of development parkland. The current
value of this developed parkland is approximately $3.5 million. These parks include 41
amenities (baseball diamonds, docks, multi-purpose sports courts, outdoor fitness equipment,
pavilions, playgrounds, soccer pitches and tennis courts). The current value of these amenities
is approximately $3.2 million. The Township also provides 29,000 linear metres of trails, with an
approximate value of $2.4 million.
In terms of the service level over the last 10 years for outdoor recreation services, the combined
value of the existing assets (parkland, amenities and trails) translates into approximately $393.
per capita.
Over the next 10 years, the Township has identified the need for 4th Line Park improvements, 9th
Line boat launch and Guthrie Sports Field development. The total gross cost of these works is
estimated to be approximately $3.45 million. A post period benefit of $2.45 million has been
allocated, with existing benefit of $218,079 (which includes the parks reserve balance of
$214,079). The net growth-related capital cost is $781,358 (before 10% deduction)
The Township currently has four vehicles in the Outdoor Recreation inventory. The value of
those vehicles is approximately $190,000 and provides a service standard of approximately $10
per capita. The Township has identified the need for a 1-ton truck with front mount plow in 2011
at a cost of $55,000. A post period benefit of $35,200 has been allocated on that capital cost.
For Outdoor Recreation, the residential and non-residential cost allocation has been identified
as 95% and 5% respectively. The 5% non-residential share has been attributed to recognize
the service is made available to businesses in the community.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
H U) co q
C
N
E
N O-
O
O N
N Q
o -O
O m
Y
O
CLa
r
N U
0 a)
O O
(4
0
-
0
0
-
w
oc
m
O
V 00
00 oc
O
r-
N
C) N (4 o
M
M
O
Z LO
co
U
O
V
In
W M
In
N
N
N
V
(o
r-M
r-
>
00
N o
Cl)
M
(O
d)
O) C\[
N W
Q
M
N
'0 L 0
r
M
O
W
w U
r
U
)
o
LO
o
rn o
rn
coo
(NO
°
oo
o
m
ri
I-
o
co I
c
o
d
r
N
I-
r
H
~
O
O
l0
N
o
O
rn o
(o 0
O
°
V
(o
M
oc . M
U
N
O
00
N
(o
N ~ ~
J L ~ ~ a
00
O
O
O
O
0
N
O
O
O
co O
w O
(o l0
01
I-
O
0
V
(O
M
o0 (
V
co
N
~ • (o o
~
L
U)
00
N
a a O
L m 3
N
p a L-0
O
c7 ~ 0 ~ .2 >
O
w
U) U Q
J
O
0)
O O
O
O
O
E
V
V
O_
N
w O
N
O X O
W
m
N
O
O
O
00.0
O
O
LO
C \I
O
co O
(0
: LQ
CL
(4 N
-
(0
CO
Cl)
N
-
Cl)
co (O
U U
o0
Z
w
~ .o
L U
O a
Cl)
N
(~O
v
m
v
00
U)
M
r
N
00
Cl)
a
o
O
M o
0
M
0
r
C
(M l0
In
M
r
(O (O
Cl)
d C
,
LO
'It.
N
C
4
NO m
N
N
a
m°
O
O
O
O O
0
o
0
= m
0
O
0
O
0
O
0
O o
C
.E
00
O
O
O
00
LO o
(0
0
Cl)
iO
U w
Cl)
.
O
W
N
l
l
O N
C
)
C
)
O
(7 0
O
O ~
O M
E a)
0
N
0
N
0
N
0 0
N; N
O
0
N
~
~
I I
N
N
(4
3
0
O
O
Z
5-5
X
r
W'
O
U
0
a
0
O
a
J
N
N
E
O
0
U
W
N
N
(4
0
N
Q
O
w
9
E
W
a
N ~
C ~
O w
a o
N U
L
O N
O Y
~a
L N
w U
3 a)
0 U)
00
_ a) o
O
n
O
Z
w U)
U
m
N
>O
U
N
N o
rn
N
01
(O
m
N
f0
o
d'
a r ~
U)
U
~
0
O
C\l
cc~
o
o
m
~
a
o
H
a o .4
00
rn
00
m
w
° ~ U
O
r
(4
O
O
cc
O
N ~ O N
N
C N N 3 Q
O
w
0
U) U Q
J
C
O N
w C E
N w 0
W
>
m
O
O
_
CL N
01
O,i
m
O
U U
0
Z
w
L U
O a
0
O
N
C
M
M
d C
O m
a
m °
m
O
Q
m
LO
in
U w
in
wW
w w.
0 0
(7 U
cm
ON
H Z~
0
w
Q
o
w
a)
> o
O
N O N
Z o)
0
U 00
LL
m N
Q
L
N
U) U
N Q
Y
U
(4
~
d
U
O
_
R
5
H
'
o
F
0
Z
a
5-6
r
Q
N
U
0
a
0
O
a
w
E
O
0
W
N
U
N
Q
0
w
9
5-7
5.2.3 Indoor Recreation Services
The Township presently has 47,354 square feet of facility space which includes ten community
halls. The approximate value of this facility space is $11 million.
In terms of the service level over the last 10 years for indoor recreation services, the value of
the existing assets translates into approximately $577 per capita.
Over the next 10 years, the Township has identified the need for three community centres (Oro-
Medonte, Craighurst and Moonstone) as well as future recreation space, so a provision has
been included. The total gross cost of these works is estimated to be approximately $11.2
million. A post period benefit of $0.8 million has been allocated. The net growth-related capital
cost is $1.1 million (before 10% deduction)
The Indoor Recreation Service residential and non-residential cost allocation has been identified
as 95% and 5% respectively. The 5% non-residential share has been attributed to recognize
the service is made available to business in the community.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
N
li
y ~
~ O
o N
N
N
O O
O
o ~
o_
t
N p
C
N
O
O
10 O
N N
LO c
I-
co
Cl)
O
O
V O
O
M
N
O N
U -C
Lo
M
M I-
(O N
110
z
CO
v
a)
a)
Q
O
>
N
O
O
M_ O
1- _ 00
M
N 00
T
O
O
O M
V V
M
N
U t
0
0
M
'
O
(0
N_
r N_
m
U
~
m
a)
O
O
O
O O
OHO
lD V
O N
O'.. I-
to
(O
00
N
f~
O
d
O
N
00.0
(O V
.
M
N V
co
O
p
~
O
O
M O
W
0
O
'
Cl)
Cl)
U)
.
d
j U
O
O
0
m In
1
M
co
N
J
3
y
t U
N
~
co
N _
O
D
N
N
76
O
O
M.
MAO
O'..r
(O
(O
(O
U
cu
O
O
~ 0
V ;
M '
1
Q
3
00
N
N
N
CO
M
V
U)
O C
ER
N O N N
U
y
C
m
N Q O O
(7 wO ~nz >
w
a)
Iq U Q
A
m
d
J
C
O O N
O
O
O
F
O
(0.0
(O O
N
1
(O
T
M
M
w
C E
O
(O .C.4
M
d)
Q
N U) O
O
L
(O O
V
V
N
N
M
I-
O
X N
co
m W N
O
N
O
O
0.0
O O
O
O
O
O
y
_
O
OHO
OI
O
N
U)
O- N
O
O
O
In 00
(O lD
In
M
00
b
1-
O
U U
M
VlD
.
to
N
d)
z
~
N
C
a) p
C
t U
O o
I
N
D
M
O
N
O
0
0.0
0.0
O
U-
O
0.0
O
N
6
O
M N
d C
O
MTV
E
NO
a
o
m
m y
O
o
0.0
o O
o'
o'
o
0
:t! cu
co- E
O
O o
o,
o
o
li
U N
o
0
0 o
0 0
U)
M'
In
Cl)
N
N W
O
U) (O
(V
U)
N
O
N
N
O
(7 U
~
0)
N
O)
O)
C
N
VIA
Od)
N
t
E>
0
N
0 0
N N
O
pj O
N
U
H
O
,
O
C
p
I
E
O_
>
Q
N O
O
T
N
N F U
LL
(6
N>
C N
z
E
C
N "I u)
d
U y
O
O
E
O
E
E
E
'
d'
Q
d
~
N .O_
N
U
O
E
p O
,
2
2
N Q
O)
O
O', N'
N
cu
cu
0
5D
U
O
N~
a,) i
O
p
-
O
O
O
U
i O.
-C
0
z
r
N M
In
5-8
N
X
r
Q
d'
O
2
U
N
C
N
O
O
N
E
O
U
W
N
(6
U
N
Q
N
9
5-9
5.3 Service Levels and Twenty-Year Capital Costs for Township
DC Calculation
This section evaluates the development-related capital requirements for those services with
twenty year capital costs.
5.3.1 Roads and Related Services
The Township provides 505 kilometres of Township roads at an approximate value of $489.2
million. The Township has identified 46 roads and related works associated with development.
The total gross cost of the works is approximately $14.7 million. Portions of multiple projects
above have been considered of benefit to the existing community as such most are not included
as 100% growth-related works; the benefit to existing is approximately $10 million. The balance
in the Roads DC Reserve fund as of December 31, 2008 was a deficit of $28,754 and has been
added as a Reserve Fund Adjustment. The net growth-related capital cost is $4.7 million.
There are currently four public works facilities used by the Township: North Yard, South Yard,
Sand Storage Building 1 and Sand Storage Building 2, having a total square footage of 41,315,
and an approximate value of $3.8 million. There is one capital project identified, a new salt
dome, as well as a provision for future public works facilities. The gross capital cost of
$964,353 has been identified for inclusion in the development charge calculation.
The Township's Public Works Department currently has an inventory of 34 vehicles and
equipment (with a useful life of seven years or more) with a replacement value of approximately
$4.2 million. Over the forecast period the Township expects to add two pickup trucks, a tandem
plow & sander and a provision for further public works vehicles has been identified as well. The
net growth-related capital cost is for these items (including the reserve fund adjustment) totals
$1.14 million.
For public works related services, the above projects have been allocated to residential and
non-residential development based upon a proration of future population and employment
growth over the forecast period. This allocation provides for 83% of the net project costs to be
borne by residential growth, and 17% by non-residential growth.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
y
C
O
O y
O
W
O O
Q
t
N U
0 a)
a)
0U)
M
LO
r-
LO
N
r-
r-
LO _ M V_ O _ r-
M
r-
O
N
CF)
OD
V
LO
(D _ O.OO M _ M
-
r,
In
(C
O
O
N
O)
M _ O) O _(C (0 _ M OO_ In _ In
_ _
(0
In
M
M
In _ N M_ V N _ O
U
Z (A
N
W
~
>
N
In
M
W
W
M
W
O_ V V_ N_ M N_ V_ V
O
(j
C d
LO
W
d)
V
04
M
V
O
V
M
N
r
r,
00 d) M (O O O
00 _ V O_ M O_ O_ M_ M
d'
t M
M
(p
N
In
In
(O
d)
N _ V In _ N M _ LO V _ I- _ I-
O
W U) 00
_ N M
0
d'
(6
(n
O
O
M
O
O
(n
(n O W M O LO LO LO
N
O
In
M
d)
W
M
I~ O r V O I~ N N
O
(0
O
Il
In
V
V
I~
VOO (0 OW
O
d
N
y0
O
V
In
I-
M
M
00
(0
I-
M
N
N r W 00 In In V d) d)
M Ins N r (D
N M
N ~
W W
C ~ E
0) W O O) D-
-0 t
Q O
_
(AOn m W
N ~ Q D
C C
N
cu o Q ~
a
i
J
C9 z
In
r
O
In
00
W
O
I~
O
V
In
O
In O N In 01 O In In In
O 0
(0 O r~
O
W
N
(0
V
V
N
N
~
N N
M (0 r, '
N O X co
O)
Q
N
O
In
In
d)
N
N
r
.
:
r co 0) In N In M (\I N
M O M V CO CO
W 0) O
~
r
r
r N
m W >
W
D
O
O
O
O
O
O
O
O O O M N O O O O
.
O
O
O
In
M
N
V
O ONW Oln In In
Q N
(U
In
N
O
In
O
In
N
V
d)
In
d)
CF)
d)
V
In O r!~! m O r! N N
CF) M r M r O X00.
U U
M
r
M
r
N
(\I
CF)
V
CF) (\IV
O V d) d)
1
r
r
r
(
)
LO
Z
N
C
i O
W
t U
O -o
W
0
N .0 W
aam
N
O W
O
O
O
O
O
O
O
In
O
(D
O
N
O
V
O O O M N O O O O
O O NW O In In In
V) U
In
O
O
N
d)
d)
d)
In O r'~! d) O r' (q
N
p
N
(0
In
I~
In
M
V
r
In
(\I
d)
N
V
CF)
CF) M r M I- O W
V CF) N V I- O V d) d)
.Q N
M (n
(0 W
U
0)
C p
O
(0
M
d)
00
m
r-
d) W 00 M 0) V (O r~
E W
N
O
O
O
O
O
O
O
O
O
O
O O (\IO
O OOO O OO O O
2)
N
N
N
N
N
N
N
N N c \l. N N c \l. N
W
W
O
O
N
_
M
N N
(6 cu N
(6 W
mm O C C C
E
W O
U
r
O
O
J
a
t O
C
t t U U
O
2
M
N
7 7 >.~d'd'
N
W O
lL
-p
d'
O O O W W
(n (n m W U U
D
>
W .
N>
N
w
W
J
J
W
E E
W
E Q
O)
Z
Z
m
W
0 .0 J
0 O ~ t .O .O
m
0 7
N
N
N
co co N co
t t
O-
U
N (n
O
r
r
W
O O N ^ 7 7
Q
-
:9
E
M
J m
J
t
.0 .0
U U 1 O (6
(n (n
c 2 C
N O
y
OO
>.>.O Oi ~N !
p
0)
C a
'
(6
2
O
J
0
O Q
C9
O
2
O
W N N N Q U)
(O'NN
(6(6QQ~
W
N
Q O
W O
>
C
y
d
O
E Est ~HH
m m Q -0
N
+W-'
O)
J O)
O
N
(n
M
O O N> m m
Q
O O
E
w
d
y
2
W
2
ttQ N O)d'd'
N N O OY
O
N
t
d
N
W W E E_C~'6 O O
Q
N
O
O
Z
d'
E
O
E
J
fn O
fn
W
N
ii O O W O)~tt
O O O O>
Z
N
U
W
M
d) 0
T
W
i
w
(6
O) N
O)
2 ~ 2 LQ LQ
m :
; O O
' ' V
V
E U) (n
C~
a)
Z
W
0
U
~y
;
E
W
O
(n
-
E
C
C E
_
N
_
_
O)
C C r W .00 i i
JJ ~~-O EN~~
m e
U
C O
O O
a;
2
d)
E
r M - N E N E
t ~t
0
V) O
C
O
M
-O
LL
_
I~~ O)O;ONO)OO)O
E E22 fl- .d'
W
(n
O
U N
N
E
i (6
Q O Q O
7
O O O O N N
O)
i
W
,
U
W
U
U
U
O O N N-O _
ULQ U L
Q 0 W O'
y
W (6
2 i
w
Q
J
N O
d
N O
d
N
OL
Cu Cu U U) C w a) O~ W O
W a)
Q Q
N
d
`
W N
'
Y U
~
i 3
Y (n
Y
Q'
Q'
Q
W W O i
Q~ Q~ ' 1Y 1Y ; Y A W W! W W
(6 (6 E V)
~
O O
U
-
t
0)
O
E
W
W
J
O
'
J
U O
J
U
J
W
(n U) (n (n
W J
~-p ~U (n~~ C J!J ~Y E E E E
J
N
W U
W
E
W
'
N
m
N
N
cu
W
N tl)
J W
W YAW YWW~ NON V3 Wei
0
O.
X
O
U
f6
O
6
d
O
d
O
O
.1 m (6 M.U~ O O' O O'
r 0 m O m .
V
(n
W
(n d
2
(n
(n
a
a
f,~ J~ JJ mom ~x
J p (n in (n (n (n
O
Z
N
M
V
In
M
r
00 O ~ N M V LO (O r~
a
5-10
N
X
r
Q
d'
N
y
(6
U
O
N
Q
od
N
9
C
0)
O y
O
0
O 0
t
N U
0 a)
U)
O
W rn
-
(O (O .
O OD r- rn rn : rn
: (D
m d). M 00 0 N N N_ N 0 I- O
6 ,6 N _N N C4 C4 0)
LO LO LO LO
0 -0
U
Z U
N
Q
~
03
m 61.00 V CF) 'IT V 'IT 'IT I- r_d)
U
C d
W O0 d) d) V M M M M r LO O0
r r_d) M 00_M M M_M M d)_N
0
0
CF) CF)
N N_N V N_M (O M'M CFOD U)
O'ln
U
V) U
_N N N_N
0
d'
.
03
O 0 00 V a! . LO LO LO. Lo O W N
0)
In In. CF) N N N. N M In. LO
.I~.I~.ln. N. V. (O. (O. (O. (O.O.I~. M
0
d
03
y
.ln.ln. M. I. M. M. M. M. M.00. N. (O
0
.M. M. . . .N.(O
.M. MMM~.
N
0) N
16
C E
0) 0) O 0) Q
-0 -C'-Q O
(AOn m d
N Q D
C C
N
m U Q
a
i
J
C9 z
. O. O. Imo. N. - U). U). U). U). - 0.00
0 O)
. NU). U). M. O. V. r. r. r. r. r. U) N
! N! 0). M. Co. Co. Co. Co. Co. U)! N! I~
C 0_
N
a1 a1 G Oo Oo Oo 00 ( C4. In
M
N O
X 0)
m W >
D
.OOIn.(O.OO.O.O.O. N.O O
.0.O. M. r. M. O. O. O. O. M. O. co
Cu
0
U)! U)! N! U). U). U). U).(0 0 0
Lo Lo. Lf ( Ln.N N NON LO.. N
20
LO LO . N . 00 00 00. 00 00 M . O
.c. c. c. c.~.
z
N
C
i O
0)
t U
O 6
0)
0
6
N .0 0)
aam
V)
. O. O. LO (O. O. O O O O N O. O
O 0)
N U
. O.O. M. Imo. (O. O. O. O. O. M. O. OD
.O. O.ln.ln. N.ln.ln.ln.ln. (O. O.O
In 0 0 0 0 V M Ln r V I~ V
N In _ r _00 O In_ O In r _In_ M 00
~ . M 0-0-0-0-0- . 00 a) M _ V (O. N. 00 O
LO LO M V 0_ 0 0 0 O r M m In N M W
n
N N 1= N V'V V V '6 M M'd) In F: M N
N: (\I (\I (\I .N: CA 0)
M U
0)
(O (q..0.0.0..0.0.0. ;O O OHO O 0. 0. r f- >
d) . V O O.O O O . W O O.O O 1n. O.l~ O
Imo. V. .N.O.O.O.O.O. .N. V. V.d).O.ln.~ f--
O.V. .0.0.0.0.0.0. . ln. r. 0. T.(0. V. M. M O (h
M. M. . NI. O. O. O. O. . (O. V.00 (O. M. NII NII in
.N. M. M. M. M. f~
O.O.O.O.O.O.
.O.O. O.O. O. O. O.
f0
(0.0.0.0.0.0.
~.O!O!O!O!O!
. N. O. O. O.O.ln.O.
.M!(O!d)!(Q V! LQ
O
N
(p
N O 0.0O O
W
M
O. O
0
0
~N O (O;~ (O d);
f0
,
,
.
.
~r. r. r. r.
N.
CA
O
03
d
0.0.0.0.0 . O.
.0.O.O.O.O.O.O V
M
O
w
O.O.O.O.O. O.
. 0.O.O.O.O.O.O.I-
O
V
V.0. 0. 0. 0. .
.(0!0!0!0!0! LQ.
r
N O OHO O O
.I~ Oo r-0o M M. U,M
1-
0.0.0.0 .0 .0 .
. .In. M. W. N. .V.N
a)
(rj
N~M.O.O.O.O.
.
.N.~ N.M.N.~
(O
N
.NNNN
V
0
. U) U) U) (O. U) N. N. N. N. LO N.ln. M.
. M.
. (\I
v Q N
. U). U). . N. .00.00.00.00.00. M. O. N.
.V. V. V. V.-. -04.
. V. U.
.O
.N
(0 W
U
O)i
L OO~MO~NM r-OOMV
0~
O
C 03
. O. ~.O.
OOOOOOOOOO
O
O
O
O
.0-
O
O
O
~
!
!
!
!
!
!
!
!
N. ..O
.0.
O 0 0
O O
N N.N
to
IH LL
0)
U
U.
N
>
.
.d
d d >
.
m
t
U
D
6
. ~.(n
. m
. m. 2.
i
oo
. c.
o
00.
0)
O
0) 0).
.
y'
.
• M
. . N.
. N
0)
Q
U
-
. d'.
y0,,•.0.•
'U.
E
E E
.
.Y~Y.
_
. N.
.U
.
o.
. U.
O.
o
C
Q
.0)
.0.0. .
.N. N.
. N
- . U.
>
0)
O
J. .
.
' .
.
O
.
D
N
Q
a)
C. . N.
.03.03.0). . . .V. V. V.
2
2. 2. 2. .
. t. t. C.'c. N
y0. y0. .
J
. O. N
Q-~. CO .
. (n.
0)
;g
O
N
. 0). 0). 0).
.
.
O)..6). O_ co iU. c
O. 212 O. C. :
. . . .
.
.
. . .
_
y
. C.
. 3. N.
)
3
Q
61
p
J. J
J
22.
:Q. m. O~ (6~
'6.'6.'6.'6. t.
.
-2 -2
. 7.
. O. .^.2. C.
co
N
Z
O. O. O. O.
.
cu cu
E. .
tit. t. t. U. .
C
O
y
~
. V. M.
03. O. Y. 0).
C
C
C
O.O.
O. . a. a. a. a..f 03. 03. d'.
O
. C
U
0)
.
.
.
:E z V.'i..~.'i.'i.
6). C.O. 03. 03. 03. 03.
. t. t.
. N. N.
O.
Q. Q. Q.
. O. O. O. O. T. y. 03..0.
O.
U
co Co. co co . . .
.
N' N'U'O U U
U
U
U
O' O.
.
O`.
. O' O).
cu u m
.
N 6 N
N
.
N
~
~
.
2. U.
0.O.O.
.Y
Y
Y
2~2.
.
.
-C 0
6
y
6
~
~
N
.
.
.
N. N.
W. . 0). 0). 0). 0). 0). 0). 0). 0). m. m. (U
0)
. Z. Z.
. M. M.
0.
. O 0. O
. . d'.
.
. . Q.
. O
-
.-6
. E. E. E. E.
0
y
a)
.
(6. O_.
-
-
1-
1
0)~ ;-6
N
03
03. 03. 03.
21
2
2
0). C. C. y..~....~... -1
~
m
m
m
V
V
0' M
M
V
M
M
M
t..~..~. W. O_. 0). 0). 0). O).
C'r. . O. O. O. O. U)
J
J
ln. 03. L
V
E
U
O
'
'
'
!
!
.
.
.
'
.
.
O! O'
t. . • 0). 0). 0). 0). 0). 0). 0). 0). 0). 0). 0). 0).
!
'
:
L
o
3.0).0). 0 3. d. d. d. d. O.
.
.
! 0)
Z
m
U
C
N...."6"6"6"6"6"6"6"6"6
0). 0) 0) .
. ~
0.
. ! i co i
.O.
. .
-21-o -o N
O). O). O). 0).
(6
03
-
i' i
0. 0) OY O). O). O). O). O). O). O). O).
.
.
.
.
.
.
O. 0). O. 0). 0). 0). N
O
C C. C. C. C. C. C.
C
O
0)
r+. r+; ~ . . . 0_
0_
0_
0_
0_.
0
_.-.-.D.D.D.2. D. D. D. 2.2.2.2.2.
.
. C. 03. 03. 03. 03.
O 0)
U.2.2. J. U) 0- .0-0-0- N. J. J. J.
t
O
Z
d
. .
.00. O. O. N. M. V. U.(0. r. Co. 0). O.
N. N. N. N. N. N. N. N. N. N. M. M.
.N. M.
.M. M.
'IT .(O.I~. W. d). . O. N. M. V. U) (0.0
.M. M. M. M. M. M. .V. V. V. V. V. V. V.V
y
. . . .
0
z
5-11
N
X
0
Q
d'
0
2
U
Q
0)
C
N
O
0
y
E
O
C
W
N
03
0
Q
od
0)
9
5-12
N
0)
a; E
O
O Q
0)
(6
O y
O °
Q
Q
a
t
N U
C
O 0)
H (A
70,
LO
CF)_ N
co
-
(d
M
(\I _ d)
W _Lo
00
n
O
M
OD
(O
r
O
co
O
U
V)
0) t
w U
Q
m
p
z
d
o
LO
n
0
N
C a)
Cd
a1 ! a1
co
LO
Cl)
U
t W
N
V
00
M
00
Q
V)
0)
(6
~
O
O
O M
Cl)
O
O LO
10
d
M
~
O
-
0
V
(
O
O
U
C N
N N
O Z
"
0)
3 N
p
U Q
N
N `
N
N
0) Q
Q O Q O
U >
~
N
N Q 0)
t
Q
m
LL
O Q
°
M
C
O
y0 O) ~
N
EA
.N ,N O
N
C X 0)
m W
U
m
O
O
O
O M
co
O
Q
O
O
O In
00 :Ln
1n
M
"T^
N
O
O
o
O M
m
(O
M
U
20
In
V
O
N
O
Z
EiJ
N
C
°
V
(d
t
U
r
3
O U
OD
N
0)
Q
EA
'6
Q
O
.
(6
a)
Nm
O
LL
a
'
>
N
O y
O
O
O M
O LO
Cl)
Lc)
N
0)
N U N
O
00 Ln
M
p E
O
O M
V
0)
.Q N
O
LO
(d
V
co
(6 W
N
U
U
CF)
rn
C
O)
(6
N
O
N
N
O d)
NCO
O
E T
d)
O
d) O
OWN
O
O
N
O
N
N
N
p
Q
N
N
N
N
0)
U
U
0)
E
U;
0) N
U
O
N > O
O O (\I
N
LL 0)
,
O.
N
Z Q
d)
m E
~
U 0) O
O
Q U
-6 C
0)
N Q
C
w
°
d
0)
E
LL L
O. i
m
O
~
Q
C
> N
0)
o
L
d
z
-J
I
I
i
X
N
X
r
0)
d'
0
2
U
Q
y
0
O
N
O
U
W
N
(6
N
Q
od
N
9
5-13
U
U
d
y a3
C N
O ~
U
d -o
a5
O N
O
O
o °
a
t
N U
0
a3
In
V _ V
0
CA
-
M
V _ N
d)
CA
N
N
N
e
In
00:
N _In
V
O
CA
O
U
a) t
w U
Q
N
0
Z
N
N
>
m
U
O
In
(0.(o
00
In
t
U
m
-
C d
m
M
Ln
M N
m
G
co
In
a)
d
m
t
o
M
(0
OD
(1)
U
U
00
N
Vln
0
N
w
0
N U
N
CA
M
LO
a3
y
0
0 0
V
M
O
O
O
O O
O! O
M
r,
co
n
04
0 0
OD
H
M
I~ d)
N
r
a3
.
^
r
N
m
~
U
O
C N
a3 C N
LL
N .0 Z
w
m N
0')
Q N Q
U U °
~
N
~ ~ Q D
N
~
O Q
N
O
o a)
~
-
a
a) N O
a) X O
M
m W >
N
0
O
0.0
V
V
.Q
O
O
0.0
O
O
(O
r
'
n
M
N
O
U U
N
M
!
OHO
r
co
N
op
!
CF)
N
Z
N
a)
O
_
M
t 3
Q
O -o
E
d
0
U
d
O
a3
m
o
LL
a
'
>
N
O
O O
V
V
N
O y
O
O O
(O
co
a)
N U a3
0
0! O
(0
n
0
N
O O
00
O
a)
Q N
6
W
(
t
U
U
rn
CF) CF)
01
N
0
N N
0 0
O)
N
cu
E T
N
d)
N N
d) d)
p
O
.
O
O
O O
0
0
N
a)
N
.
N N
>
0
p
N
d
N
U
as
d
Q a)
C
Q Q
a3
O
o °
N >
N
O
C
Q
m N
N
O
C m
N
"
H
U_ m
p
N
cu
U
U)
~
Q
d
t
~
°
06
Q
.
.
(n
C
N
Y
~
0
~
C
U
a)
N
O
H
a '
2
0)
LL
a)
a3
U
C
O-
7
.
N
m
-O ~
>
m
t6
a3
Q
a3
O
Z
~
NAM
V
m
d
'
o
z
X
N
X
r
m
d'
0
2
U
0
y
U
O
N
O
W
N
a3
N
Q
od
N
9
5-14
5.3.2 Fire Protection Services
The Township Fire Department currently operates out of six fire halls, with a total of
approximately 18,992 square feet of building space. In addition, the Township also has 23
vehicles with an estimated replacement value of approximately $4.5 million, a total complement
of 142 firefighters and 232 pieces of equipment and gear.
Over the twenty year forecast period, period the following capital projects have been identified
to service new growth
• Simcoe County Regional Airport Fire Station
• Shanty Bay Fire Station #1 Expansion
• Air/Light Unit
• Fire Prevention Pick-up
• Firefighters (13)
• Emergency Operations Equipment
In addition to those identified capital projects, a provision for further development related
projects has been included in the development charge calculation. The fire services capital
projects, including the provisions, have a gross capital cost estimate of $4.7 million, of which
$394,500 has been applied to post period benefit, $1.97million is existing benefit, to which the
balance in the development charge reserve fund of $90,773 was applied. The net growth-
related capital cost is $2.3 million.
Residential and non-residential shares have been identified as 88% / 12% respectively based
on the ratio of projected new developed residential land area to new developed non-residential
lands on a Municipal-wide basis.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
5-15
C
O N
'6 N
U
O
O ~
O
.2-
-C
N U
0
co
70,
o
r- N
-
O _LO
LO
N
O) : V
U)
O
U
N -C
N
C~ U
d
Q
m
p
Z
O
O
M N
U
N
-
C d
O) . V
O. N
00
O N
U
2 t
W
V M
O
(6
~
N
O
0.63,
O O)
LO
O
a
m
o `n
v_
O
H
O o
V M
00
Cl)
O
ao
'6
O
C N
(6 C N
N Z
N ~ C
I
7 0 Q O
UU:° >
N ~ Q N
C ~ ~ D
N
~
~ O Q
C
O
0
O
o
rn
b
° rn E
•
O
(o
in L
0).(o
o
N N O
0)
lO
(0 m
N
04
O
N
0
N
O
0.0
O
.
O
O
O
Q
O N
O
(
lO
rn
b
20
lOO
O
O
z
N
C
O
i O
U
-C
O -p
N
0
0
0 .
O
O
0.0
O
O
O
O
lO !
IO
a
c
o
v
O
rn
m
Cl)
O
a
;
O
O
O
O N
N U N
0
0
0
0'
O
O
p
O
O
,
O
O
O
(6 W
M
U
C i
(6
+O
O O)
N
N
O
O
O O
A
~ 2)
N
N O N
O
C
O
N
(6
Q
(6
~
C
7
N
~
C
Q
p
Cu
I
0
-
N
O'
x
X
W
.
'
O N
O
Q
Z 0
d)
O
(6
C
O
C N
m
N
0
O.
U .s
C
C
"
U
N
LL ~ ~
m
U
m (L
m
d
U
0
~
U
C N
Co
E
m' N t N
U) d'
O
Z
L
~
L--)
L
~
'
a
.
r
0)
69
O
N
N
zp
X
X
r
N
d'
0
2
U
0
y
0
O
y
N
E
O
W
y
O
Q
od
O
N
9
5-16
y
O N
U N
O U
t
O ;
O ~
o
a
t
N U
0
H co
0,
M
M_M
V
b
a)
O
_G
N
O
N
O
N
M
V V
(O
(O
O
Cu
N
U
N t
co
n
m
O
z
O
I~
r r
W
M
U N
4--
d
O)
(0.0
00 ! O
O
b
co
N N
t
0
W
00
(D
O)
0.0
M O
(D
V
00
0
N (n
N
O
N
~
r
O
O
0.0
M
n
0
0
0
0.0
0.0
M
M
co
(O
O
O
In In
N
n
M M
lD
N
U
C N
(6 C N
N Z
N ~ C
0 Q O
7
(A U >
N ~ Q N
~
~ O Q
l
O 01 a)
C
C
)
Cl)
M
N N O
U)
04
LO
C X N
co W >
N
0
O
O O
O
Q
O
O
O O
O
O
O
N
Cu
2 U
O
'
In In
O
O
N
Z
r
N
C
i O
t U
O -o
N
0
0
o m
a
N
O
0.0
O
O N
N U O
0
O
0.0
O; O
O
O
0
~3
LO. LO
C7 .Q N
M M
00
N
N W
r
U
ao
01 i
O
O
. N
O
O
N
O
O
d)
O
O
A
N
N O
N
O
N
O
N
Q
(6
7 ~
Q N
I
Q O-
O
O)
O N
N >
N
O
N N
0
Z
N
O)
Q U
7 t
O
E
U N
0
Y N
U
N
3
"
(n .U
0
O
-O
N Q
N
~
C
d
L
d
U
t
01
d O
d ~ N
>
C
J
>
N
N
.
f0
N
O
N
F
O
Z
N M
V
L
Ld
a
-
r
0)
69
0
0
N
0
Z
X
N
X
r
N
d'
0
2
U
D
y
0
O
N
E
0
W
y
U
O
Q
od
N
9
5-17
N
(6
N
N E
C 7
'O W
m
O (n
O o
o
a
t
N U
3
H U)
0,
M
d)_~
O
-
C
~
00
00 _ O
_ 0
N
N
00
Cl
N
O
N
o
o0
V
N
I
M
O
Cu
N
U
N t
w U
Q
m
p
Z
o
00
rn
m
o
U
N
-
C d
00
N
00 V
(O
O
(p
t
°
co
LO
(0
Co
M
LO
0
N co
N
co
N
(6
~
O
O
OHO
(O
V
0
0.0
V
LO
d
N
O'O
W
N
r-
O
.0
H
N
U
C N
Cu C N
N .2 Z
N a)
I
0 a)
0 Q O
7
UU:°. d
N ~ Q N
~ D
N
a)
~ O Q
O rn a)
O
O
o
c
°
v
oc~
a
N N O
C X a)
m W >
N
0
O
O O
O
0.0
O
Q
-
O'O
r
N
O
U U
V
I\
O °
04. 0
O
N
04
Cl)
Z
N
C
i O
t U
O -o
N
0
U
V) d
V) m
a
N
O
0.0
O
O N
N U p
0
~
0.0
O; O
O
~
'IT
0.(D
:g V;
I-
04. 0
O
Cl)
N W
U
rn
CF) CF)
0) i
(6
N
O
N
N N
O O
N N
m
E Q
rn
O
0) 0)
O O
O
°
N
O
N
O O
N N
O
N
Q
(6
7 ~
Q N
C
I
I
E
E
Q a
O
a)
O
a: N
w E
7
U N
.
O
O
N
'
! LLl
~
cu
U)
2
.
¢
N
LL
m
d
N
.
U
O)
m N
C
d
N '
E °
N
N
o
f6
2
1
O
Z
~
N A M
V
~
~
a
r
O
69
O
O
N
0
Z
X
N
X
r
N
d'
0
2
U
0
y
0
O
N
E
O
U
W
N
U
O
Q
od
N
9
5-18
5.3.3 Police Services
The Township Police Department currently operates out of the OPP substation at Horseshoe
Valley, with approximately 3,750 square feet of building space. The current value of that facility
is approximately $783,000.
Over the twenty year forecast period, the Township has identified an OPP station to service new
growth, at a capital cost of $1,000,000. A post period benefit of $150,000 has been allocated to
stay within the allowable service standard and a benefit to existing of $703,000 has been
deducted. The net capital cost of $147,000 has been included in the development charge
calculation.
For Police Services, residential and non-residential shares have been based upon a proration of
future population and employment growth over the forecast period. This allocation provides for
83% of the net project costs to be borne by residential growth, and 17% by non-residential
growth.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
5-19
O N
0 N
U
N U
N
LL
O N
O
0 0
a
a
t
N U
0 0
H co
(6
-
d)
O
m
a)
L
O
N
O
N
e
V
N
V
N
O
Cu
N t
U
~ U
n
m
O
z
U
N
O)
O
U
t
0c)
N
N
N
04
0
U)
N
(6
~
~
O
O
O
O
O
C N
(6 C N
N .2 Z
N ~
I
0 a)
0 Q 0
7
U U Cu d
N ~ Q N
~ D
N
~
~ O Q
0
O rn E
Z:
0
O
0
o
Q
N N O
~
Cl)
O
m W >
N
0
O
O
~
Q N
(6
O
U
0
O
O
O
LO
O
O
O
0
N
W
Z
N
C
i O
t U
O -o
N
0
~
O
O
O
O
O
N m
O
r
a
N
O N
O
O
O
O
N U N
O
O
0
O
O
O
O
C7 .Q N
O
O
N W
r
U
m ~
C O
O
N
E O
O
O
N
Q
(6
7 ~
Q N
I
Q O-
O
O)
'6 N
N >
N
O
N N
Z 0
N
0)
O
U_ N
p
O
N
~ .V
N ¢
O
m
N
U
~
a
O
F
0
z
a
X
N
X
0
N
d'
0
U
D
0
N
O
N
E
O
W
y
U
N
Q
od
0
N
9
6. DEVELOPMENT CHARGE CALCULATION
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
6-1
6. DEVELOPMENT CHARGE CALCULATION
Table 6-1 calculates the proposed development charge for the roads and related, fire protection
services and police services over the twenty year forecast period and Table 6-2 calculates the
proposed development charge for outdoor recreation services, indoor recreation services and
administration over the ten year forecast period.
Table 6-3 summarizes the development charges as calculated herein.
The residential calculations are provided by dividing the DC-eligible costs for all residential
development (as provided in Chapter 5) by the gross population over each forecast period, thus
providing a "cost per capita". The cost per capita is then multiplied by the average occupancy
(persons per unit) for low, medium and high density building forms to derive the development
charge. (Appendix A provides for the gross population figures for each forecast period along
with the average occupancy by unit type.) Similar calculations are provided for non-residential
development; however, the DC-eligible cost for each service is divided by the forecast building
area (square footage) to provide the non-residential charge on a cost per square foot basis.
A requirement of the Development Charges Act is to provide the anticipated capital spending
and sources of revenue over the five-year life of the by-law. This summary is provided in Table
6-4.
Watson & Associates Economists Ltd HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
TABLE 6-1
Township of Oro-Medonte
DEVELOPMENT CHARGE CALCULATION
Municipal-wide Services
2009-2029
6-2
2009 $ DC
Eligible Cost
2009 $ DC Eli
gible Cost
SERVICE
Residential
Non-Residential
SDU
per ft2
1. Roads and Related
1.1 Roads
3,933,626
787,081
1,707
1.44
1.4 Depots and Domes
803,567
160,786
349
0.29
1.5 PW Rolling Stock
950,565
190,199
412
0.35
5,687,758
1,138,066
27468
2.08
2. Fire Protection Services
2.1 Fire Facilities
707,851
95,554
307
0.18
2.2 Fire Vehicles
1,081,653
146,015
469
0.27
2.3 Small Equipment and Gear
253,970
34,284
110
0.06
2,043,474
275,853
886
0.51
3. Police Services
3.1 Police Facilities
122,491
24,509
53
0.04
TOTAL
$7,853,723
$1,438,429
$3,407
$2.63
DC ELIGIBLE CAPITAL COST
$7,853,723
$1,438,429
20 Year Gross Population / GFA Growth (ft2.)
6,762
545,100
Cost Per Capita / Non-Residential GFA (ft2.)
$1,161.43
$2.64
By Residential Unit Type p.p.u
Single and Semi-Detached 2.93
$3,407
Apartments 2 Bedroom + 1.86
$2,156
Apartments Bach. & 1 Bdrm 1.32
$1,538
Other Multiples 2.45
$2,851
Watson & Associates Economists Ltd. Oro-Medonte DC Model - Report.xlsx
TABLE 6-2
Township of Oro-Medonte
DEVELOPMENT CHARGE CALCULATION
Municipal-wide Services
2009-2019
6-3
2009 $ DC
Eligible Cost
2009 $ DC Eli
gible Cost
SERVICE
Residential
Non-Residential
SDU
per ft2
4. Outdoor Recreation Services
4.1 Parkland Development, Amenities & Trails
647,724
34,091
678
0.15
4.2 Parks Vehicles and Equipment
16,929
891
18
0.01
664,653
34,982
696
0.16
5. Indoor Recreation Services
5.1 Recreation Facilities
956,391
50,336
1,001
0.22
6. Administration
6.1 Studies
205,215
42,906
215
0.18
TOTAL
$1,826,259
$128,224
$1,912
$0.56
DC ELIGIBLE CAPITAL COST
$1,826,259
$128,224
10 Year Gross Population / GFA Growth (ft2.)
2,802
235,200
Cost Per Capita / Non-Residential GFA (ft2.)
$651.79
$0.55
By Residential Unit Type
p.p.u
Single and Semi-Detached
2.93
$1,912
Apartments 2 Bedroom +
1.86
$1,210
Apartments Bach. & 1 Bdrm
1.32
$863
Other Multiples
2.45
$1,600
Watson & Associates Economists Ltd. Oro-Medonte DC Model - Report.xlsx
6-4
TABLE 6-3
Township of Oro-Medonte
DEVELOPMENT CHARGE CALCULATION
TOTAL ALL SERVICES
2009 $ DC
Eligible Cost
2009 $ DC Eligible Cost
Residential
Non-Residential
SDU
per ft-
Municipal-wide Services 20 Year
Municipal-wide Services 10 Year
7,853,723
1,826,259
1,438,429
128,224
37407
17912
2.63
0.56
TOTAL
9,679,982
1,566,653
5,319
3.19
Watson & Associates Economists Ltd. Oro-Medonte DC Model - Report.xlsx
NW
N
LL
~O
N CO
W
O U
O w
W
O
Q Q
s Z
V!
Q
O w
H M
F-
6
z
w
M
x
w
CO
CO
w
U'
J
Cl)
V
LO r- O
O
LO
O
M
Q
V
O) O)
In M
In r V
O 00
00
Cl)
Cl)
F-
V O
In V Do
V
(6
V
r
0
Z Z
V V In
O) V
Cl)
N
Cl)
a0
z
O W
M
Z 0
LL
W
LU
W
w
J
O N r
Cl) 00
O
N N
N
CO
Q
In
00
W
In M
00 (D N
r O)
N
V
M
-7 N
0
V
V
Z
N O O
O M
O
l
V-
(
9
N
0
W
o
N N N
M
r C
)
M
In
CD
75
44)
W
000
0
00
O
Cl) 0
0
O
Cl)
0
0
0
0
0
~
In
In N
O
N
Fx
O)
LO Cl)
0
C')
W
W
I-
P-
N
d d W
N
~
m
O
o
z
U
Q
o z
000
000
O
V W
O
LO
N
T
Z
W 0
L O)
N
I
LL
Q H
O)
00
0)
LL
J U
O
co
cn
D
U
W
W
L)
O
M
000
000
O
00
O
O
CD
CO
CO
L)
z
=
0
z
F- z
O
O
LL
z
w
W
2
O 00
O Cl) V
O
r O
C4
O
N
M
0
M
O M M
O
(O
r
z
V
M
0
~
LL H
In
O In
Cl)
N
V
r
V
N
M
W
z CO
0')
Do
ao
CO
W W
V3
Co
co
x
<
CO
000
000
O
00
O
O
o
Z
D
~O
W ~
2 U
H
O p
w
0
F-
V Cl) V
O O In
O
O O
O
M
N
CO
(O In M
O In N
O O
O
V
l
O
J 0
V I- r
O r O
O O
In
-
C
)
co
W
Q V
In M m
N V O
O Do In
O N P-
M In
In In
1
m
O
In
O
H y
O N M
N V
V
O
N
r
0 V)
Cl)
M
O
T
O
N
0
N
H
ob
N
N
.E C
0) 0)
CO
E E
w
N
Q .O
m
3
Z
W
(n c
0) 0) W
fp N
W
V
N
cm
° E
a) a~
w
N Y
U)
O_
U
O 0
U 0)
U)
U) a) U)
ca
U)
(n E
a)
=
U) LL
CO
CO
-O
~
0) 0) O_
V
O O U
D
t
C c
W
N .
(n :U 0-
C
W
N N
LL
O
(6 -O
O O
(
U)
O
(n 42
-O O Q'
(6 0)
0
LL > =
0)
U 0)
i2
U fp
N
6
N N
C
O N
'
-
H
'O co a
0
U O 0)
O E
.V
0) ~C ~C
U U
0) 0)
~
6
0
Z
C:
1)
d
o'LLLLU)
N O
cna
cm co
oaa
~0
in U)
w
N V In
d N Cl)
a)
O N
O
a
X
m
O N N N
V (M
V V
O In
E M
W
Q
LL
a
0
Q
Q
H
O
N
M
V
In
6
H
6-5
N
X
0
O
N
cr
7. DEVELOPMENT CHARGE POLICY RECOMMENDATIONS
AND DEVELOPMENT CHARGE BY-LAW RULES
Watson & Associates Economists Ltd HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
7-1
7. DEVELOPMENT CHARGE POLICY RECOMMENDATIONS
AND DEVELOPMENT CHARGE BY-LAW RULES
7.1 Introduction
s.s.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 development charges.
s.s.5(6) establishes the following restrictions on the rules:
• the total of all development charges that would be imposed on anticipated development
must not exceed the capital costs determined under 5(1) 2-8 for all services involved;
• if the rules expressly identify a type of development, they must not provide for it to pay
development charges 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;
• if the rules provide for a type of development to have a lower development charge than
is allowed, the rules for determining development charges may not provide for any
resulting shortfall to be made up via other development.
With respect to "the rules," Section 6 states that a DC by-law must expressly address the
matters referred to above re s.s.5(1) para. 9 and 10, as well as how the rules apply to the
redevelopment of land.
The rules provided are based on the Township's existing policies however, there are items
under consideration at this time and these may be refined prior to adoption of the by-law.
Watson & Associates Economists Ltd HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
7-2
7.2 Development Charge By-law Structure
It is recommended that:
• the Township uses a uniform municipal-wide development charge calculation for all
municipal services;
• one municipal development charge by-law be used for the Township for all services.
7.3 Development Charge By-law Rules
The following subsections set out the recommended rules governing the calculation, payment
and collection of development charges in accordance with Section 6 of the Development
Charges Act, 1997.
It is recommended that the following sections provide the basis for the development
charges:
7.3.1 Payment in any Particular Case
In accordance with the Development Charges Act, 1997, s.2(2), a development charge 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 section 50(7) of the Planning Act
applies;
d) the approval of a plan of subdivision under Section 51 of the Planning Act;
e) a consent under Section 53 of the Planning Act;
f) the approval of a description under section 50 of the Condominium Act; or
g) the issuing of a building permit under the Building Code Act in relation to a building or
structure.
Watson & Associates Economists Ltd HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
7-3
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 to industrial,
commercial and institutional uses based on the gross floor area constructed.
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 Administration the costs have been based on an employment vs. population
ten year growth ratio (83% / 17% respectively);
• for Outdoor Recreation and Indoor Recreation services, a 5% non-residential
attribution has been made to recognize use by the non-residential sector;
• for Roads and Related and Police services, a 83% residential and 17% non-
residential attribution has been made based on a population vs. employment
growth ratio over the twenty year forecast period;
• for Fire Protection services, a 88% residential / 12% non-residential allocation
has been made based on the land coverage within the Township (twenty year
forecast);
7.3.3 Application to Redevelopment of Land (Demolition and Conversion)
If a development involves the demolition of and replacement of a building or structure on the
same site, or the conversion from one principal use to another, the developer shall be allowed a
credit equivalent to:
Watson & Associates Economists Ltd HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
7-4
1) the number of dwelling units demolished/converted multiplied by the applicable
residential development charge in place at the time the development charge is payable,
and/or
2) the gross floor area of the building demolished/converted multiplied by the current non-
residential development charge in place at the time the development charge is payable.
The demolition credit is allowed only if the land was improved by occupied structures, and if the
demolition permit related to the site was issued, less than 60 months prior to the issuance of a
building permit. The credit can, in no case, exceed the amount of development charges that
would otherwise be payable.
7.3.4 Exemptions (full or partial)
a) Statutory exemptions
• industrial building additions of up to and including 50% of the existing gross floor
area (defined in O.Reg. 82/98, s.1) of the building; for industrial building
additions which exceed 50% of the existing gross floor area, only the portion of
the addition in excess of 50% is subject to development charges (s.4(3));
• buildings or structures owned by and used for the purposes of any municipality,
local board or Board of Education (s.3);
• residential development that results in only the enlargement of an existing
dwelling unit, or that results only in the creation of up to two additional dwelling
units (based on prescribed limits set out in s.2 of O.Reg. 82/98).
7.3.5 Phasing in
No provisions for phasing in the development charge are provided in the development charge
by-law.
Watson & Associates Economists Ltd HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
7-5
7.3.6 Timing of Collection
The development charge for all services be collected at the time of issuance of the first building
permit, subject to early or late payment agreements entered into by the Township and an owner
under section 27 of the DCA, 1997.
7.3.7 Indexing
Indexing of the development charges shall be implemented on a mandatory basis annually on
the first day of January in each year, beginning January 1St, 2010, in accordance with the
Statistics Canada Quarterly, Construction Price Statistics for the most recent year over year
period.
7.4 Other Development Charge By-law Provisions
It is recommended that:
7.4.1 Categories of Services for Reserve Fund and Credit Purposes
The Township's development charge collections are currently reserved in four separate reserve
funds: Transportation, Fire and Emergency, Recreation and Administration. It is recommended
that six separate reserve funds be established: Roads and Related, Fire Protection Services,
Police Services, Outdoor Recreation Services, Indoor Recreation Services and Administration.
It is recommended that this breakdown be implemented in conjunction with the new by-law.
Appendix F outlines the reserve fund policies that the Township is required to follow as per the
DC Act.
7.4.2 By-law In-force Date
A by-law under DCA, 1997 comes into force on the day after which the by-law is passed by
Council.
Watson & Associates Economists Ltd HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
7-6
7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter-Reserve
Fund Borrowing
The minimum interest rate is the Bank of Canada rate on the day on which the by-law comes
into force (as per s.11 of O. Reg. 82/98)
7.5 Other Recommendations
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";
"Approve the capital project listing set out in Chapter 5 of the Development
Charges Background Study dated July 13, 2009, subject to further annual review
during the capital budget process";
"Approve the Development Charges Background Study dated July 13, 2009, as
amended (if applicable)";
"THAT By-law 2004-94 [the Township's previous Development Charges by-law]
be repealed"; and
"Determine that no further public meeting is required"; and
"Approve the Development Charge By-law as set out in Appendix E."
Watson & Associates Economists Ltd HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
8. BY-LAW IMPLEMENTATION
Watson & Associates Economists Ltd HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
8-1
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 involvement of those involved, in order to produce the most suitable
policy. Section 8.1.4 addresses the anticipated impact of the development charge on
development, from a generic viewpoint
8.1.2 Public Meeting of Council
Section 12 of the DCA, 1997 indicates that before passing a development charge 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, the Council must determine whether
a further meeting (under this section) is necessary (i.e. if the by-law which is proposed for
adoption has been changed in any respect, the 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 OMB).
8.1.3 Other Consultation Activity
There are three broad groupings of the public who are generally the most concerned with
municipal development charge policy:
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
8-2
1. The residential development community, consisting of land developers and builders, who
are typically responsible for generating the majority of the development charge
revenues. Others, such as realtors, are directly impacted by development charge policy.
They are therefore potentially interested in all aspects of the charge, particularly the
quantum by unit type, projects to be funded by the DC and the timing thereof, and
municipal policy with respect to development agreements, DC 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 (e.g. in encouraging a higher non-
automobile modal split).
3. The third grouping is the industrial/commercial/institutional development sector,
consisting of land developers and major owners or organizations with significant
construction plans, such as hotels, entertainment complexes, shopping centres, offices,
industrial buildings and institutions. Also involved are organizations such as Industry
Associations, the Chamber of Commerce, the Board of Trade and the Economic
Development Agencies, who are all potentially interested in municipal development
charge policy. Their primary concern is frequently with the quantum of the charge, gross
floor area exclusions such as basement, 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 development charge policy often requires the achievement of an
acceptable balance between two competing realities. The first is that high non-residential
development charges 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 development charges 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, development charges or other municipal capital funding sources need to be
obtained in order to help ensure that the necessary infrastructure and amenities are installed.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
8-3
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.
8.3 Implementation Requirements
8.3.1 Introduction
Once the Township has calculated the charge, prepared the complete Background Study,
carried out the public process and passed a new by-law, the emphasis shifts to implementation
matters.
These include notices, potential appeals and complaints, credits, front-ending agreements,
subdivision agreement conditions and finally the collection of revenues and funding of projects.
The following sections overview requirements in each case.
8.3.2 Notice of Passage
In accordance with s.13 of the DCA, when a DC by-law is passed, the municipal 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 not 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;
• s.s.10 (4) lists the persons/organizations who must be given notice;
• s.s.10 (5) lists the eight items which the notice must cover.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
8-4
8.3.3 By-law Pamphlet
In addition to the "notice" information, the municipality must prepare a "pamphlet" explaining
each development charge by-law in force, setting out:
• a description of the general purpose of the development charges;
• 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 development charges relate; and
• a general 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 OMB, the pamphlet must be readied within 60 days after
the by-law comes into force. Later dates apply to appealed by-laws.
The Township must give one copy of the most recent pamphlet without charge, to any person
who requests one.
8.3.4 Appeals
Sections 13-19 of the DCA, 1997 set out requirements relative to making and processing of a
DC by-law appeal and OMB Hearing in response to an appeal. Any person or organization may
appeal a DC by-law to the OMB by filing with the municipal clerk a notice of appeal, setting out
the objection to the by-law and the reasons supporting the objection. This must be done by the
last day for appealing the by-law, which is 40 days after the by-law is passed.
The Township is carrying out a public consultation process, in order to address the issues which
come forward as part of that process, thereby avoiding or reducing the need for an appeal to be
made.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
8-5
8.3.5 Complaints
A person required to pay a development charge, or his agent may complain to Municipal
Council imposing the charge that:
• the amount of the charge was incorrectly determined;
• the credit to be used against the development charge was incorrectly determined; or
• there was an error in the application of the development charge.
Sections 20-25 of the DCA, 1997 set out the requirements that exist, including the fact that a
complaint may not be made later than 90 days after a DC (or any part of it) is payable. A
complainant may appeal the decision of Municipal Council to the OMB.
8.3.6 Credits
Sections 38-41 of the DCA, 1997 set out a number of credit requirements, which apply where a
municipality agrees to allow a person to perform work in the future that relates to a service in the
DC by-law.
These credits would be used to reduce the amount of development charges to be paid. The
value of the credit is limited to the reasonable cost of the work which does not exceed the
average level of service. The credit applies only to the service to which the work relates, unless
the municipality agrees to expand the credit to other services for which a development charge is
payable.
8.3.7 Front-Ending Agreements
The Township and one or more landowners may enter into a front-ending agreement which
provides for the costs of a project which will benefit an area in the municipality to which the DC
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.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
8-6
Part III of the DCA, 1997 (Sections 44-58) addresses front-ending agreements and removes
some of the obstacles to their use which were contained in the DCA, 1989. Accordingly, the
Township assesses whether this mechanism is appropriate for its use, as part of funding
projects prior to Municipal funds being available.
8.3.8 Severance and Subdivision Agreement Conditions
Section 59 of the DCA, 1997 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 s.51 or s.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;"
• "local services to be installed or paid for by the owner as a condition of approval
under Section 53 of the Planning Act."
It is also noted that s.s.59 (4) of the DCA, 1997 requires that the municipal approval authority for
a draft plan of subdivision under s.s.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
development charges related to the development, at the time the land is transferred.
In this regard, if the municipality in question is a commenting agency, in order to comply with
subsection 59(4) of the Development Charges Act, 1997 it would need to provide to the
approval authority, information regarding the applicable municipal development charges related
to the site.
If the municipality is an approval authority for the purposes of section 51 of the Planning Act, it
would be responsible to ensure that it collects information from all entities which can impose a
development charge.
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.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
APPENDIX A
BACKGROUND INFORMATION ON RESIDENTIAL AND
NON-RESIDENTIAL GROWTH FORECAST
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
A-1
K
a
ZN
Z~-
W U
g W
O K
j ~ O
o0x
W LL H
x03
N a O
2 0
N 0
Z J
a_
f
Oz
0
V5
K
~
a
d
O
N ~
a
`m
a
N r v
ro r r
N N N
o in m o rn co
r o 0 o in in
N N N N N N
o
F
in in o
N ~ N
O O M
in co r
co co ~ o ~ o
~ (O I~ V N N
i0 of V of O
r r row ai ~
o
W
f0
n
O
n
m
W
~
o
N
M
in
N
W
o
M
f0
~
in
O
M
r
o
N
of
N
O
O i0 O
~O i0
O O O O O O
i0 i0 i0 i0 i0 i0
N
V
N
O
O
0
0
0
0
0
o
T
ro
O o
m ~ I
I I I I I I
O
N
M
o
0
0
0
0
0
0
o
S
a=
~
o in o
in N m
0 0 0 0 0 o
m m m m m m
in
n
in
0
0
0
0
0
0
0
O D
3
0
m
~
y
-
in in in
m N co
I~ N O
co o
co o r
N O N - W i0 r
-
m
V
v
OD
W
m
O
- M
W
m W
O
M
f0
W
o
M
O
N
E T
in co r
r r of of O O
N
M
N
U N
0
m
oo
v
O
O
a
of i0 ~
m m.
(O M O
(O of O
N
M O M O ~ N
m r r O m
N of N OV
O O N M i0 of
N N N N N N
n
f0
r
f0
n
N
w
N N
f0
ro
w l
O
m
~
n
f0
M
OD
c
N
W
m
OD
n
b b
o~ O O
or V o~ V o~
O N N~
O
0
fO
0
A
0
V
A
V
N
A
N
E
O~ 0 0
N N
0 0 0 0 0 '
O
N N N N N~
N
N
N
N
N
N
N
'O
-
'0
<o
m
~
o
<o
0
m
0
m
0
m
0
m
0
o
0
~
~
N
N
N
N
N
N
N
a
a
a
a
a
a
a
:4
Q
A
E
m
ro
°o
N
o
U
I
E
S
a
0
m
Q
o
E
E
O
°m
A
N
LL
rn
~ o
o °
O N
N ~
N j
a E
N m
4 >
0 U
E
o 0
-
o `m
w
N U
N t
o O
Q
~ o
o o
m
2 ~
E2
0
U U
m
u~
y
~o
m
LL~
~o
m
u~
y
N
m
,n
m
u~
m
~o
m
22
N
~
LL
r
LL~
m
in
-
r2
u2
6
O
CO
~2
°N
U
m
LU
O
~ ~y
m
o
o
r
Q
o
o
s,
LU
Z
o
T
_
M
I1~ M
V
o
a
O L
fp
C
=
LL
°
N
~
D
Q
r
0
J
O
r
°
N
o
0
oN
~
°o
(6
U
O
Or
°
~
O
ON
N
~
LL~
$
1
0
0
N
r
p°
2
u7
m
~
00
00
N
00
°2
m
o
00
v
6,
Gs
O
O O O O
O
LL
N
~ O LL~ O LL~
N s;!un 6uisnOH
x
0
0
v
0
3
O
m
U
Q
A
m
U
c6
O
N
s
ro
O
O N
~ T
N
A o
o ~
m m
v ~
O `o
y LL
S t
v 0
U
O
U
Q
W
A-2
0
LL w
O co
O
zLL
O
¢w
U m
O Z
U
z w
w < 0
W
Z
p
}a
0 ~ U
2 Z Z
°a 0
OWw
aaI
co
U =
U_
O Z x
~a3
wM
x O
~ LL
0 F
O Z
ww
¢0
20
F W
W 1
W w
0
Z
w
W
> w
O
a O
z
w
w
0
w
O
Z ¢
Q C7
O
F
Z
O 1
F w
F ~
Z
41
N
K ~
W ¢
O
U
Q
F
~ w
D ~
Z
Z
0.
F w
j
Z
U
O Z
a
~ z
z O w
0
3
z zZ
~ ¢
o u
w a
Z
O ~
~ a z
m z
z
D
o w
0
W
~ F
z z
W
~ W
F D
a ~
w
w n
0 w
O
0
O D
~ w
w
0
z
w
0
0
~ O
Z
z
m'
m'
m'
m'
m'
F
w z
a O
w
w
r m
a v
a¢
w
fn
6
b
O
w OJ
0
w o
ow
~ w
a`
L
LL
A-3
SCHEDULE 3
TOWNSHIP OF ORO-MEDONTE
CURRENT YEAR GROWTH FORECAST
MID 2006 TO MID 2009
POPULATION
Mid 2006 Population
20,031
Occupants of
New Housing Units,
Units (2)
multiplied by persons per unit (3)
196
2.99
Mid 2006 to Mid 2009
gross population increase
586
586
Decline in Housing
Unit Occupancy,
Units (4)
multiplied by ppu decline rate (5)
7,320
-0.0456
Mid 2006 to Mid 2009
total decline in population
-334
-334
Population Estimate to Mid 2009
20,283
Net Population Increase, Mid 2006 to Mid 2009
252
(1) 2006 population based on StatsCan Census unadjusted for Census Undercount.
(2) Estimated residential units constructed, Mid 2006 to the beginning of the growth period, assuming a six month lag between
construction and occupancy.
(3) Average number of persons per unit (ppu) is assumed to be:
Persons
Structural Type Per Unit'
Singles & Semi's (Low Density) 2.99
Townhomes (Medium Density) 2.46
Apartments (High Density) 1.58
Tota I
, Based on 2006 Census custom database
% Distribution Weighted Persons
of Estimated Units Per Unit Average
100% 2.99
0%
0.00
0%
0.00
100%
2.99
2 Based on Building permit/completion acitivty
(4) 2006 households taken from StatsCan Census.
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and
changing economic conditions.
Watson & Associates Economists Ltd. 26/06/2009 H:\Oro-Medonte\2009 DC\Growth\Oro-Medonte Growth Forecast 2009.xlsx
A-4
SCHEDULE 4a
TOWNSHIP OF ORO-MEDONTE
FIVE YEAR GROWTH FORECAST
MID 2009 TO MID 2014
POPULATION
Mid 2009 Population
20,283
Occupants of
New Housing Units,
Units (2)
multiplied by persons per unit (3)
350
2.93
Mid 2009 to Mid 2014
gross population increase
1,027
1,027
Decline in Housing
Unit Occupancy,
Units (4)
multiplied by ppu decline rate (5)
7,516
-0.0586
Mid 2009 to Mid 2014
total decline in population
-440
-440
Population Estimate to Mid 2014
20,870
Net Population Increase, Mid 2009 to Mid 2014
587
(1) Mid 2009 Population based on:
2006 Population (20,031) + Mid 2006 to Mid 2009 estimated housing units to beginning of forecast period (196 x 2.99 = 586) +
(7,320 x -0.0456 = -334) = 20,283
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (ppu) is assumed to be:
Persons % Distribution Weighted Persons
Structural Type
Singles & Semi's (Low Density)
Townhomes (Medium Density)
Apartments (High Density)
one bedroom or less 1.32
two bedrooms or more 1.86
Tota I
Persons per unit based on adjusted Statistics Can
Per Unit'
2.93
2.45
1.64
ada Custom 2006 Census database
of Estimated Units Per Unit Average
100% 2.93
0% 0.00
0% 0.00
100% 2.93
2 Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2009 households based upon 7,320 (2006 Census) + 196 (Mid 2006 to Mid 2009 unit estimate) = 7,516
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
Watson & Associates Economists Ltd. 26/06/2009 H:\Oro-Medonte\2009 DC\Growth\Oro-Medonte Growth Forecast 2009.xlsx
A-5
SCHEDULE 4b
TOWNSHIP OF ORO-MEDONTE
TEN YEAR GROWTH FORECAST
MID 2009 TO MID 2019
POPULATION
Mid 2009 Population
20,283
Occupants of
New Housing Units,
Units (2)
multiplied by persons per unit (3)
955
2.93
Mid 2009 to Mid 2019
gross population increase
2,802
2,802
Decline in Housing
Unit Occupancy,
Units (4)
multiplied by ppu decline rate (5)
7,516
-0.1081
Mid 2009 to Mid 2019
total decline in population
-812
-812
Population Estimate to Mid 2019
22,273
Net Population Increase, Mid 2009 to Mid 2019
1,990
(1) Mid 2009 Population based on:
2006 Population (20,031) + Mid 2006 to Mid 2009 estimated housing units to beginning of forecast period (196 x 2.99 = 586) +
(7,320 x -0.0456 = -334) = 20,283
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (ppu) is assumed to be:
Persons % Distribution Weighted Persons
Structural Type
Singles & Semi's (Low Density)
Townhomes (Medium Density)
Apartments (High Density)
one bedroom or less 1.32
two bedrooms or more 1.86
Tota I
Persons per unit based on adjusted Statistics Can
Per Unit'
2.93
2.45
1.64
ada Custom 2006 Census database
of Estimated Units Per Unit Average
100% 2.93
0% 0.00
0% 0.00
100% 2.93
2 Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2009 households based upon 7,320 (2006 Census) + 196 (Mid 2006 to Mid 2009 unit estimate) = 7,516
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
Watson & Associates Economists Ltd. 26/06/2009 H:\Oro-Medonte\2009 DC\Growth\Oro-Medonte Growth Forecast 2009.xlsx
A-6
SCHEDULE 4c
TOWNSHIP OF ORO-MEDONTE
TWENTY YEAR GROWTH FORECAST
MID 2009 TO MID 2029
POPULATION
Mid 2009 Population
20,283
Occupants of
New Housing Units,
Units (2)
multiplied by persons per unit (3)
2,305
2.93
Mid 2009 to Mid 2029
gross population increase
6,762
6,762
Decline in Housing
Unit Occupancy,
Units (4)
multiplied by ppu decline rate (5)
7,516
-0.2175
Mid 2009 to Mid 2029
total decline in population
-1,634
-1,634
Population Estimate to Mid 2029
25,411
Net Population Increase, Mid 2009 to Mid 2029
5,128
(1) Mid 2009 Population based on:
2006 Population (20,031) + Mid 2006 to Mid 2009 estimated housing units to beginning of forecast period (196 x 2.99 = 586) +
(7,320 x -0.0456 = -334) = 20,283
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (ppu) is assumed to be:
Persons % Distribution Weighted Persons
Structural Type
Singles & Semi's (Low Density)
Townhomes (Medium Density)
Apartments (High Density)
one bedroom or less 1.32
two bedrooms or more 1.86
Tota I
Persons per unit based on adjusted Statistics Can
Per Unit'
2.93
2.45
1.64
ada Custom 2006 Census database
of Estimated Units Per Unit Average
100% 2.93
0% 0.00
0% 0.00
100% 2.93
2 Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2009 households based upon 7,320 (2006 Census) + 196 (Mid 2006 to Mid 2009 unit estimate) = 7,516
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
Watson & Associates Economists Ltd. 26/06/2009 H:\Oro-Medonte\2009 DC\Growth\Oro-Medonte Growth Forecast 2009.xlsx
A-7
SCHEDULE 5
TOWNSHIP OF ORO-MEDONTE
BUILDOUT GROWTH FORECAST
MID 2009 TO BUILDOUT
POPULATION
Mid 2009 Population
20,283
Occupants of
New Housing Units,
Units (2)
multiplied by persons per unit (3)
3,510
2.93
Mid 2009 to Buildout
gross population increase
10,298
10,298
Decline in Housing
Unit Occupancy,
Units (4)
multiplied by ppu. decline rate (5)
7,516
-0.3191
Mid 2009 to Buildout
total decline in population
-2,398
-2,398
Population Estimate to Buildout
28,182
Net Population Increase, Mid 2009 to Buildout
7,899
(1) Mid 2009 Population based on:
2006 Population (20,031) + Mid 2006 to Mid 2009 estimated housing units to beginning of forecast period (196 x 2.99 = 586) +
(7,320 x -0.0456 = -334) = 20,283
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (ppu) is assumed to be:
Persons % Distribution Weighted Persons
Structural Type
Singles & Semi's (Low Density)
Townhomes (Medium Density)
Apartments (High Density)
one bedroom or less 1.32
two bedrooms or more 1.86
Tota I
Persons per unit based on adjusted Statistics Can
Per Unit'
2.93
2.45
1.64
ada Custom 2006 Census database
of Estimated Units Per Unit Average
100% 2.93
0% 0.00
0% 0.00
100% 2.93
2 Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2009 households based upon 7,320 (2006 Census) + 196 (Mid 2006 to Mid 2009 unit estimate) = 7,516
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
Watson & Associates Economists Ltd. H:\Oro-Medonte\2009 DC\Growth\Oro-Medonte Growth Forecast 2009.xlsx
A-8
SCHEDULE 6a
TOWNSHIP OF ORO-MEDONTE
SUMMARY OF UNITS IN THE DEVELOPMENT PROCESS (TOTAL)
Single Detached
(Low Density)
Total Units
Area (Ha)
Units in the Development Process
1,696
1,696
505.27
Designated Residential Lands With No Application
230
230
161.5
Total Serviced
1,926
1,926
666.7
Source: Township of Oro-Medonte Planning Department, June, 2009.
SCHEDULE6b
TOWNSHIP OF ORO-MEDONTE
SUMMARY OF UNITS IN THE DEVELOPMENT PROCESS (WATER & SEWER)
Map#
Owner
Single Detached
(Low Density)
Total Units
Area (Ha)
Units in the Development Process
6
Kellwat
97
97
20.82
13
Horseshoe Timber Ridge
250
250
27.92
21
HRC Lifestyle
480
480
85.3
22
Craighurst
-
36.0
23
1198677 Ontario Ltd.
4
4
6.17
24
Hawkestone Expansion
-
-
146.9
Designated Residential Lands With Application
-
-
0
Total Units in the Development Process
831
831
323.11
Designated Residential Lands With No Application
149
149
61.52
Total Water & Sewer
980,
980,
384.63
Source: Township of Oro-Medonte Planning Department, June, 2009.
SCHEDULE6c
TOWNSHIP OF ORO-MEDONTE
SUMMARY OF UNITS IN THE DEVELOPMENT PROCESS (WATER ONLY)
Map#
I
Owner
Single Detached
(Low Density)
Total Units
Area (Ha)
Units in the Development Process
1
Homire Development
28
28
15.77
2
Andersen Development
22
22
6.07
3
Thatcher
21
21
8.47
12
Keyzer
55
55
31.7
15
CRA Developments
6
6
9.30
18
Diamond Valley
137
137
59.0
19
Capobianco (Sabiston)
83
83
51.85
Designated Residential Lands With Application
513
513
145.82
Total Units in the Development Process
865
865
182.16
Designated Residential Lands With No Application
81
81
99.95
Total Water & Sewer
946
946
427.93
Source: Township of Oro-Medonte Planning Department. June, 2009.
Watson & Associates Economists Ltd. 26/06/2009 H:\Oro-Medonte\2009 DC\Growth\Oro-Medonte Growth Forecast 2009.xlsx
MAP A-1
A-9
Township of Oro-Medonte
LEGEND
■ Airport Lands
1 -4.
- n- February 23, 2009
A-10
SCHEDULE7
TOWNSHIP OF ORO-MEDONTE
HISTORICAL RESIDENTIAL BUILDING PERMITS
YEARS 1999 - 2008
RESIDENTIAL BUILDING PERMITS
Year
Low Density
Medium Density
High Density
Total
(Singles & Semis)
(Townhomes)
(Apartments)
1999
143
0
0
143
2000
127
0
60
187
2001
119
0
0
119
2002
143
0
10
153
2003
157
0
0
157
Sub-total
689
0
70
759
Average (1999 - 2003)
138
0
14
152
% Breakdown
90.8%
0.0%
9.2%
100.0%
2004
190
16
0
206
2005
155
0
0
155
2006
84
0
0
84
2007
59
0
0
59
2008
53
0
0
53
Sub-total
541
16
0
557
Average (2004 - 2008)
108
3
0
111
% Breakdown
97.1%
2.9%
0.0%
100.0%
1999 - 2008
Total
1,230
16
70
1,316
Average
123
2
7
132
% Breakdown
93.5%
1.2%
5.3%
100.0%
Sni j rcAS'
Building Permits - Statistics Canada Publication, 64-001XIB
Watson & Associates Economists Ltd. 26/06/2009 H:\Oro-Medonte\2009 DC\Growth\Oro-Medonte Growth Forecast 2009.xlsx
A-11
SCHEDULE 8a
TOWNSHIP OF ORO-MEDONTE
PERSONS PER UNIT BY AGE AND TYPE OF DWELLING
(2006 CENSUS)
Age of
LOW DENSITY - Single and Semi-Detached
Dwelling
< 1 BR
1 BR
213R
314 BR
5+ BR
Total
Adjusted PPU'
20 Year Average
1-5
1.750
3.107
-
2.988
2.99
6-10
1.846
2.885
3.727
2.873
2.87
11-15
-
3.029
-
3.016
3.02
16-20
2.097
3.056
3.059
2.858
2.86
2 9;
20-25
1.846
2.955
-
2.700
2.70
25-35
-
1.854
2.865
-
2.663
2.66
35+
1.933
2.068
2.621
3.906
2.578
2.58
Total
1.893
1.956
2.880
3.559
2.752
Age of
MEDIUM DENSITY - Rows and Apartment in Duplex
Dwelling
< 1 BR
1 BR
213R
3/4 BR
5+ BR
Total
1-5
6-10
11-15
16-20
20-25
25-35
-
35+
1.667
Total
2.292
Age of
HIGH DENSITY - Apartments < > 5 Storeys
Dwelling
< 1 BR
1 BR
213R
314 BR
5+ BR
Total
1-5
6-10
11-15
16-20
20-25
25-35
35+
-
-
Total
1.545
1.529
Age of
ALL DENSITY TYPES
Dwelling
< 1 BR
1 BR
213R
3/4 BR
5+ BR
Total
1-5
1.786
3.121
-
2.982
6-10
1.600
2.908
3.727
2.875
11-15
1.636
3.029
-
3.016
16-20
2.226
3.076
2.947
2.840
20-25
-
1.923
2.955
-
2.647
25-35
1.667
1.896
2.866
-
2.662
35+
1.667
2.022
2.614
3.906
2.534
Total
1.860
1.954
2.883
3.526
2.730
1. The Census PPU has been adjusted to account for the downward PPU trend which has been recently experienced in both new and older units, largely due to
the aging of the population
Note: Does not include Statistics Canada data classified as 'Other'
PPU Not calculated for samples less than or equal to 50 dwelling units, and does not include institutional population
Watson & Associates Economists Ltd. 26/06/2009 H:\Oro-Medonte12009 DC\Growth\Oro-Medonte Growth Forecast 2009.xlsx
A-12
SCHEDULE8b
Simcoe County
PERSONS PER UNIT BY AGE AND TYPE OF DWELLING
(2006 CENSUS)
Age of
LOW DENSITY - Single and Semi-Detached
Dwelling
< 1 BR
1 BR
2 BR
314 BR
5+ BR
Total
1-5
2.000
2.106
3.070
4.356
2.972
6-10
2.194
2.081
3.091
4.330
3.045
11-15
1.571
1.897
3.072
4.172
3.024
16-20
1.975
1.897
3.084
4.080
3.001
20-25
1.913
1.822
2.919
4.022
2.822
25-35
-
1.800
1.908
2.856
4.005
2.769
35+
1.710
1.782
1.930
2.726
3.633
2.558
Total
1.689
1.847
1.956
2.933
4.029
2.818
Age of
MEDIUM DENSITY - Rows and Apartment in Duplex
Dwelling
< 1 BR
1 BR
2 BR
314 BR
5+ BR
Total
Adjusted PPII'
20 Year Average
1-5
1.526
2.012
2.618
-
2.496
2.46
6-10
1.667
2.000
2.704
4.000
2.513
2.48
11-15
1.619
1.896
2.700
4.000
2.500
2.47
16-20
1.519
1.901
2.759
2.800
2.431
2.41
2.4i
20-25
1.500
1.857
2.927
-
2.549
2.54
25-35
-
1.410
2.019
2.781
3.500
2.574
2.57
35+
1.529
1.489
1.962
2.785
3.423
2.285
2.28
Total
1.244
1.507
1.958
2.736
3.595
2.457
Age of
HIGH DENSITY - Apartments < > 5 Storeys
Dwelling
< 1 BR
1 BR
2 BR
314 BR
5+ BR
Total
Adjusted PPt?'
20 Year Average
1-5
1.475
1.578
2.097
1.638
1.58
6-10
-
1.370
1.764
2.353
1.664
1.60
11-15
1.364
1.291
1.803
2.547
1.752
1.70
16-20
-
1.328
1.763
2.579
1.703
1.67
1+64
20-25
0.947
1.317
1.844
3.027
1.717
1.70
25-35
1.231
1.210
1.793
2.712
-
1.648
1.64
35+
1.176
1.353
1.905
2.581
3.375
1.731
1.72
Total
1.193
1.319
1.813
2.591
3.241
1.703
Age of
ALL DENSITY TYPES
Dwelling
< 1 BR
1 BR
2 BR
3/4 BR
5+ BR
Total
1-5
-
1.721
2.014
3.009
4.336
2.852
6-10
1.571
1.670
2.023
3.046
4.290
2.922
11-15
1.273
1.370
1.862
3.021
4.136
2.815
16-20
1.150
1.456
1.847
3.048
3.996
2.784
20-25
0.962
1.414
1.834
2.923
3.980
2.599
25-35
1.385
1.351
1.870
2.847
3.952
2.590
35+
1.338
1.504
1.927
2.725
3.612
2.426
Total
1.313
1.478
1.918
2.909
3.985
2.657
1. The Census PPU has been adjusted to account for the downward PPU trend which has been recently experienced in both new and older units, largely due to
Note: Does not include Statistics Canada data classified as 'Other'
Note: Does not include institutional population
Watson & Associates Economists Ltd. 26/06/2009 H:\Oro-Medonte\2009 DC\Growth\Oro-Medonte Growth Forecast 2009.xlsx
A-13
co
co
c
F
+
LO
04
co
co
Z
J
J
w
M
Q
N
LL
w
f 1~
r
C
LLl a
N
=
U
Z Z
o
0
0
Q
I--
U
E
Q W
wa~
=
❑
U)
o
J
J f
O
6
Q Z
p
Co
o0aLu
~U
UL
(
C
Q
.
= C)
U V
0
co
V)2~N
Q
■
U) H
Z
c
T
o
D
~
0 m
H
N
o
0)
Z
❑
Co
i
w
CL
0
V)
O
N
z
w
CL
L,
r
O
00
O
00 O 00 O
00
M
M
N
N lc-- lc-- O
O
6ulll9md aad suosaad
r
N
r
N
O
O
N
N
O
N
0
r
M
N
0
N
O
M
O
O
r
N
O
r
0
N
O
O
N
A-14
Z
O
0
w
O
w
O
O
N
Z
0
H
0
N
N
mi
a
_
_
_
_
_
_
_
_
_
_
-9
o
5
E
~
w
c
c
o4
No
N
o o
U LL
N
0
c
0
r
c
0
c
d
=
ac
E5
E
o rc
.
O
0
U LL
a
E
c
m
O o
3m
S
11
1
m
r
o
E
-
a`
I
1
U
~
Q
c
c
r
c
ac
0
c
-
c
O o
77
o
2
M
m
s
M
m
E;
o
E;
oN
E
~
o -
E orc
o
u LL
Q
3
a
c
` 0
i o
6
c5
E
a`
9
9
o
o
o
o
o
`c
o
o
a
_
_
_
_
v
m
v
m
v
m
v
m
O
O
N
N
'
N
'
N
'
N
'
O
O
O
O
N
N
'
N
'
N
'
N
'
O
D
G
N
(O
~
0
V
0
~
0
V
0
~
0
0
O
N
N
'O
O
~
O
~
O
~
O
~
~
m
O
N
N
V
O
~
O
~
O
~
O
~
~
m
O)
O
~
0
0
0
0
O)
O
0
0
0
0
~
~
~
~
~
m
O)
~
O
N
(O
~
O
N
O
N
O
N
O
N
0
O
N
O)
~
O
N
(O
~
O
N
O
N
O
N
O
N
0
O
N
E
E
`o
a
zo `w
W, oc
E
_ K
m E. 0
E v
0- t5 _a
E 2 -0
-
E 7 v o V
rv v n - 0
A-15
F Z
z0
OF
W U co
N d3
O m
O Z m N
O
LL U ~ N
O J h o
d Q Q O
_ Z W
Z }
Z 0
O (n
F W
w
z
O
Z
CO In M
O) (O O
M In O
d) M
(O N
O)
O) (O co O M (O O
0 In M M 0 M N
M M M O) V O V
N' N
In W
O 0
7 0
V 7
V
C)
_
O
0
er
M In
O) rj
p
r~ M M - N
M -
I~
M
p 0
(O
H
0 O N 0000
co
C
W IN
M M
~ co
O
_
U
M
V
H
N
N M V N (0 W
W N In V (O W
1 e co
V
M
D
O N M I~ In N
~
N ~
In
E
co co m co
In CO
M In M
O N (O co
N e
r W
O (O O) 0 00
In M
O
Z
In 0') -
N
M fp"
N
N (O
a) N d)
CF) M
O
(O O 00 V (O M
O) V O) V M N
V e h
M h e
V
N d)
p
M
N I-
p
W OO p
00
00 ~p
N
M
O
N
N
0
(O
H
N
O o 0 0 0 0 0
0 o p
c
O
O
N
C
O
-O
Q
a)
V 000 0 M
0 N W
I- e 7
CF) M
_
>
O
N O 00 V (O r- N
00 00 d) V O""
r
r r
7
rn
Z
N
N
00 O N
V V
a1 V,
d) V,
a1 a1 N W In In
M M M M O O
M
°
r 0
00 app
O M (O
d) V,
T O W N (O N
(O 0 W
W to
N
N
V
O
V r- In 0
0- p
Lo 7 I
~
H
04
04
N
m O N O O O O
O N
e m
M
1
O
00 In
M N V,
N
0
M
V
i
d
Q
E
E
00 00 V M 0') co O
(o N M V) (O M
M o
O O
O
>
>
O
o N u) u) Lo
N W)
U
N
V
E
V CF) In r, In
d) V O O c c W
d) o M
M
00 00 00 r- In V
p
N C V,
N
(O - O
N
Z
d) V W
In M M
O ~y
M h
V r- O V O O N
M 00 M r V O 00
'
In a to
(O ~y
0
r,
o
O
N M
(O to
d) r 00 V 0
) (,I V
In
0
r N
O
0
d) -
W
H
r
N
O o 0 0 0 0 0
0 o p
O
=
0
N
N
3
p
U
Q
C
>
00 0 m O O~
m e co
O
I-
O)
E
c r- O c 0 0
M co r- co V O
m o
0
d) r N M N V
(O p N
N
Z
(p
W
0) 0 0
0) 0
co
0000000
d) O O
~ N
0 0 0 0 0 0 0
N N N N N N N
O
O
d
~
W ~
co O O
W
_
O N
O
H Q '6
Y
}
~ W
C
O N~
~ N 10 N
N N d
Q N
Q E N
C,)} m
aQ
rnooo
U) ;K
Lj
j
n
N
a
0
U
O_
U
O
C)
a
07 ~
C
X ~
O O
O `
(D
O 0
O
Z -O
O
F-: O
Q O
U
J ~
0] (6
~ O
Q W
Z O
Q N
U a
M
U
H
U) T
<
Q O
U) N
U
ry
0 z
A-16
SCHEDULE12
TOWNSHIP OF ORO-MEDONTE
EMPLOYMENT TO POPULATION RATIO BY MAJOR EMPLOYMENT SECTOR, 1996 TO 2006
Year
Change
1996 2001 2006
96-01 01-06
Comments
Employment by industry
1.0
Primary Industry Employment
Categories which relate to
1.1
All primary
545
430
210
-115
-220
local land-based resources.
Sub-total
545
430
210
-115
-220
2.0
Industrial and Other Employment
2.1
Manufacturing
220
600
730
380
130
Categories which relate
2.2
Wholesale trade
130
115
175
-15
60
primarily to industrial land
2.3
Construction
120
240
300
120
60
supply and demand.
2.4
Transportation, storage. communication and other utility
75
255
200
180
-55
Sub-total
545
1,210
1,405
665
195
3.0
Population Related Employment
3.1
Retail trade
210
270
420
60
150
Categories which relate
3.2
Finance, insurance, real estate operator and insurance agent
60
85
80
25
-5
primarily to population
3.3
Business service
125
305
425
180
120
growth within the
3.4
Accommodation, food and beverage and other service
365
825
910
460
85
municipality.
Sub-total
760
1,485
1,835
725
350
4.0
Institutional
4.1
Government Service
80
45
125
-35
80
4.2
Education service. Health. Social Services
595
315
390
-280
75
Sub-total
675
360
515
315
155
Total Employment
2,525
3,485
3,965
960
480
Population
16,698
18,315
20,031
1,617
1,716
Employment to Population Ratio
Industrial and Other Employment
0.03
0.07
0.07
0.03
0.00
Population Related Employment
0.05
0.08
0.09
0.04
0.01
Institutional Employment
0.04
0.02
0.03
-0.02
0.01
Primary Industry Employment
0.03
0.02
0.01
0.01
0.01
Total
0.15
0.19
0.20
0.04
0.01
Source: Statistics Canada Employment by Place of Work
Note: 1996-2006 employment figures are classified by Standard Industrial Classification (SIC) Code
Watson & Associates Economists Ltd. 26/06/2009 H:\Oro-Medonte\2009 DC\Growth\Oro-Medonte Growth Forecast 2009.xlsx
APPENDIX B
LEVEL OF SERVICE
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
Z
J_
W
0
LU
U
w
U)
LL
0
J
LU
LU
J
m
x
0
Z
LU
CL
CL
Q
Q
c
O
Q
2
I-
4-
0
Q
0
C ~
00
F- Z
a
w
0
W
U)
LL
0
Q
I-
M
O
r-
LO
LO
a0
a0
O
N
r-
O
O
co
O
O
O
M
N
N
-
O
1--
N
E O
M
Oo
O
L
~
Oo
C \l
O
3 J
(O
I-*
O
1--
00
CO
CO
O
00
O
O
O
M
M
7
O
O
N
-
6
7
a31
O
O
~
a0
N
N
~
N
N
N
6
~
X O
CV
EA
EA
EA
EA
EA
EA
EA
CC
~
EA
EA
EA
a)
Y
U
U
0
a)
E
U
Q
2
V
m
L
= N
L
a)
>
L
N
=
L
a)
>
L
LL
L
L
co
L
CO
L
L
>
L
L
L
Q
Q
Q
Q
Q
Q
Q
Q
Q
Q
Q
Q
Q
LO
O
O
I-t
N
O
O
O
LO
O
O
I-t
O
M
I--
I-t
O
LO
N
(6
O
co
M
O
Oo
co
O
O
I-
O
O
LO
O
00
O
00
LO
M
M
EA
M
-
N
0
N
~
M
EA
O
N
CY
1-:
O
M
N
(6
O
N
co
-
~
co
N
EA
6rk
(A
(A
(A
.a
~
N
y
C
U
C
a)
co
a)
Q
-a
N
c
E
Q
d
a)
Y
C
~
0
m
a
c
co
Q
a)
E
CO
co
Co
Co
Q
Co
o
co
L
N
co
fn
O
co
fn
N
a)
E
co
Q
(n
fn
O
co
Q
cu
0)
0)
75
C)
O
Co
a)
C)
>
a
-
a
+
+
-
ca
'
a)
a)
0
a)
-
cu
E
a)
+
+
o
5
>
>
a)
a
Q
>
cu
O
o
0
0
0
0
o
CY
°
o
°
o
o
°
o
o
a)
a
o
°
Q
Y
Z
Z
Z
Z
Z
Z
~
(O
a0
~
~
~
~
O
O
~
O
N
~
O
O
O
N
I--
I-
M
O
M
N
M
O
M
O
-
M
O
O
N
O
O
O
O
O
O
O
O
-
O
O
CO
O
q-*
O
O
O
O
O
O
O
O
O
N
~
O
I--
00
O
O
I--
-
O
I-
O
I-t
+
+
O
O
~
q-t
O
N
00
O
O
N
O
q-t
Q
Oo
N
r-~
O
c6
Oo
N
r-~
N
O
r-~
0
00
N
LO
I-t
LO
N
CO
I-t
-
K)
I--
U
00
(f)
(A
(A
(A
(A
Q
04
4r
ch
O
U
cu
a)
0
O
06
O
(n
a)
CL
-
E
Q
E
Q
Q
O
O
5
a)
V
U
W
O
L
Q
3
co
Cu
'
^
VJ
(n
N
.0-
(n
-a
N
a)
(n
N
N
CO
y~
Q)
E
=
U
0)
C
a)
fn
U
CO
V
a)
V
V
O
O
O
CO
(2)
L
Co
CO
(2)
Co
a~
o
0~
LL
>
LL
LL
0-
Q
>
LL
O
N
N
U
-t3
c
N
c
O
U
7
U
Y
a)
CO
N
a~
LL
d
d
B-1
B-2
N
T
(6
(6
O
N w
O
(6
O
f -2
2%
C 5
O
~ V
N R
U
0 ~
O R ~
CL 3g
CO N
ns
V! V U 0) w
H CO U) D
0
0
0
3
0
0
0
jY
o
0i
0
Ln
LO
N
0
O
N
LO
U)
CO
O
00
M
Lo
"'i
O
O
M
O
N
LO
N
OD
(7
OD
O)
r
V
O
O)
O
p
N
LO
N
I~
O)
O
r
N
N
0
O
N
CO
N
O)
0
r
N
N
LO
N
CO
LC?
00
O)
O
r
N
N
0
O
N
Ln
~
1'1~
O)
M
O
N
O
r
p
N
LO
N
LC?
I-
r
O)
N
O
N
O
O
I~
O
N
LO
N
Ln
~
rl~
O)
O
N
O
I~
p
N
LO
N
N
O
r*-:
O)
O
O
N
N
O
O
r
O
-
N
LO
N
I
~
I
I
I
I
~
I
N
O
r*-:
O)
00
V
N
V
CO
N
O
O
N
O)
O
c
O
Q
U
N
'6
~
0)
N
0)
~
1
1
ll
l
-
a
J
O
C
LU
U
Q
E ~ . ~ I-LLLEO-ii
o6
C
O
w
N (6
E
O ~p
C
(6 -
N ~
O Q
O- O
N
t
C
O
w N
C u
O U
N f6
O 'a
O ~
o 2
O- in N
(6
t O N
~ L U
o :Lc
F cn M D
Y
M M "T
"T
N (6 O 2
6-1 69 69
69
01
N _ N 0
O
ED 7 ~
O >
ON
ER _ Ei? _ ER
ER
LO LO
O
N
LO
00
_
N
(O
O
I~ _ N O
O
O LO LO
LO
lf')
0
(00 V (NO
(NO
M
O
I~ N 0
O
O LO LO
LO
lf')
0
(00 V (NO
(NO
M
O
I~ O
O
N
O lf') lf')
lf')
lf')
O
(00 V (NO
(NO
M
O
I~ O
O
N
~
O lf') lf')
lf')
LO
(00 V (N
O
N
(O
M
0
I~
0
N
~
O LO LO
LO
lf')
M
(00 V (NO
(NO
M
O
I~ O
O
N
O lf') lf')
O
O (O N
d)
NO
O
(O V(O
I~ O
'
(O
O
N
O LO LO
O
O (O N
d)
O
I~ O
O
N
O lf') lf')
O
0
00
(
V (NO
'
(00
0
0
I~ O
O
N
O LO LO
O
O (O N
d)
co
N O 'O
> M N
U N N
7
06 In N
N d) 'i
O ~ 0 7
O O
U1
C aS
N 'O -p
' N
N
U Q N
O
U x N O
N U U
~
1
N .'O C2 N. N
U
N
O
7
O
N
>
O 7
02
t p N
U O ~
O
O
M
~Z
X~
QO WC)I
N
-
00
N
C i
C;
E o 'D
'D
o
y
o o.E am
m
o
0
N N~o
-
Lo.
g
~'O N O: N
'O _ O
N
M
N
m Ul w! O
O
II I
G
t rn~s
p 'N O' C
N N
C
N
O
X
Z CO N s~ CO
CO
m
H
B-3
X
N
X
0
O
N
cr
O
0
O
2
U
N
C
O
N
O
0
Ul
E
O
O
W
U1
N
(6
O
co
a
oa
0
co
9
B-4
C
tl) 0)
0) E
U_ Q
t ~
0)
~ N
0 -0
0) c
(6 m
N N
~ U
U
C N
(6
N w
'O O
O
O O
Ir Z
N ~
C
O t1
N R
U
O
O R ~
C. y g
m
V! ~ O N w
C V U _
H CO (1) D
a
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
3
0
0
0
0
0
0
0
0
0
0
c2
0
0
0
0
0
0
~
0
00
OO C
N
N
O3
ER
ELT
691
691
691
691
691
691
Ef3
E91
M
N
~
~
N
M
OD
O
N
O
CO
N
~
~
S
O
N
M
I-
O
O
N
O
CO
N
~
S
O
N
M
co
O
N
O
CO
N
N
-
-
-
O
N
M
O
O
N
U)
CO
N
N
O
N
N
V
O
O
O
N
O
CO
N
N
O
N
M
M
O
O
N
O)
CO
N
N
O
N
N
M
O
O
N
00
0
N
N
O
N
O
O
O
N
OD
Co
N
N
~
O
N
0
0
O
O
N
00
CO
N
(14
O)
N
N
O
U
U)
O
O
U)
O
Q
~
d
Y
`
U
~
O
a
N
Q
O
m
a)
3
~
a)
a)
>
o `
-
o
a
i
o
D
U
M
V
U
=
O
s
N
N
j
m
U
~
(7
-
L
U
U)
)
0
C)
C
r
O
D
~
O
0
a
E
O
C
O
w
w
ID
U
a
o6
C
O
w
(6
N
(6
vl O)
N ~
O
LL
N O
LL ~
d
d
t
N
C
O
d t6
c
0
V
d f0
~ U
O
O R
o
Q co vii
(6
t y ~ N
C •V .V ~
o d a) --E
3 L a)
H co (n D
U)
Y
O O O
(0: (0: co
0
(0
0
(0
0
(0
N m O (j
> 0)
'
N
O
-O
N N 0
V
V (0
N
V
N
V
N
V
O N
m 7 _
-
O >
O
N
ERERER
ER
ER
ER
(O : N : O
O
00
V
0
~
N
0)
co
p
~ W
(h
N
(h
co
N
(O N O
N 0
co
7
0
0)
N
O
.
I~ - Co. NN
m
O)
p
(h
N
(h
00
N
(0 N O
O
00
V
-
0
N
(0
I~ 0.
0
0
p
(h
N
(h
co
N
(O N O
00
0
N
N.
r--Do. ON
(h
0)
G
O
N
(O N O
p
00
~
00
LO
O
r--DO.
N
(h
00
O
p
N
(O N O
NO
co
V
00
V
LO
V
Do N
m
00
O
O
N
(O N O
00
00
LO
. 0
W
'IT
'IT
0
r-.
. NN
CO
00
O
N
(O N O
co
co
LO
N.
V
V
V
O
r-Do N
(h
00
O
p
(h
N
N
(O N O
N O
00
V
00
V
LO
V
00
00
O
N
O
U
vl
0)
n~
u.
6 '
m
0) N N
0.0 N c
N t o
a~ ul
Y N ~ E (c
3 O
N m V lO (0
B-5
vl
X
N
X
0
O
CL
0)
af
0)
0
O
U
0)
C
O
0)
O
J
vl
E
Mn
O
O
U
W
U)
a~
m
U
U)
Q
06
9
B-6
N
N
U
t
O
c
O
N ~
C
O t1
N R
O L
O R
v
O ~ ~ d
R
N
~ CO
(6
N V v N
H CO U) D
3
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
m L)
0
0
0
0
0
0
0
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
>t
O
0
Lo
0
O
0
Lo
0
O
0
O
V
O
N
O
O
L
O
Ln
O
O
O
Ln
N N
M M
m M
o Ln
0
O
0
Ln
M
0
O
0
Ln
0
O
0
O
L
LO
p Z
V
N
q-
N
N
-
V
N
V
N
V
N
q-
N
N
ER
ER
ER
ER
ER
ER
ER
ER
ER
ER
ER
ER
ER
ER
ER
ER
ER
ER
ER
ER
ER
ER
ER
ER
ER
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
O
N
N
0
0
O
N
O
I-
N
-
O
00
O
O
N
N
O
N
0
0
0
0
O
N
N
O
O
N
(D
O
0
Uj
O
N
-
0
N
O
O
0
O
0
N
-
0
N
N
(D
00
0
0
O
O
N
-
0
N
CO
N
LO
0
O
W
O
N
O
O
LO
0
M
O
O
N
O
0
LO
0
O
r
O
N
O
00
LO 00
0
00
'o
O 9)
00
N
M
O
O
0
V
O
0p
O
N
o
(6
-
O
9)
r
0
0
06
1-
L6
,1-
0
0
N
N
N
O
0
0
N
ER
ER
ER
N
N
N
M
M
M
M
M
M
M
M
M
M
M
V
V
Ln
Ln
Ln
CO
CO
CO
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
C
N
(n
(n
(n
(n
(n
(n
(n
(n
(n
(n
(n
(n
(n
(n
(n
(n
(n
(n
(n
(n
(n
(n
(n
(n
O
U
7
U
N
~
O
Y
i
N
U
.c:
U
2
3
U
;
O
U)
~
~
m
m
N
N
U
V
N
c
N
(n
N
C
O
7
0
(6
O
t
N
*k
Nat
~`p
N
=
E
M
*k
CO
*k
at M
at M
d
V
U
V
*k
atV
u
Lo
at LO
CO
*k
N
t
Mat
~
c
O
N
(n
O
cn
(n
O
E
d
O-
E
Q
N
N
N
O
3
N
-
O
d
H
N
N
N
N
M
N
N
O
N
O
7
_
N
(6
(6
p
-
O
U
Q
N
N
U
N
Q
1
Q
U
1
>
>
Q
Q
N
1
N
:
W
Q
O
Q
O
Q
U
N
O
7
U
C
-
U
U
-
L
E
c
E
c
>
>
E
E
c
c
-L-
-L-
E
c
E
c
E
~
c
-2
j
I
m
m
p
w
a
H
a
of
H
Q
Q
U
~
a
a
H
H
»
>
a
H
a
Df
H
a
~
H
Q
o
d
a
C)
C)
co
L~
~
w
a
J
0
C
W
U
Q
o6
C
O
w
B-7
(6
a)
C~
'6 (6
C a)
a5 O
C ~
a) ~
Q c
a E
W Q
.5
m c
E w
M O
O
LL Z
N
al
t
CO
c
O
al ~
C
O t1
U
O 'a
0
d
O
RM
CL 3
N
a3
N V v a)
O 0 aa) c
H CO U) D
O
0
0
0
0
0
0
0
0
0
0
a3
O
O
0
O
0
O
0
O
0
O
00
O
00
Ln
1
0
O
0
M
0
IT
a)
LO
LO
LO
0
O
M
r
V
0
I-
N
O
O
N
ER
ELT
69
69
69
69
69
69
69
69
69
V
CO
~
M
N
00
V
O
~
~
N
N
r
M
O
N
M
O
M
N
O
IT
N
N
OD
O
E
N
O
N
N
(D
M
N
00
I
O
N
N
M
N
O
N
N
O
M
N
00
I
N
N
LO
N
N
O
O
N
V
CO
CO
N
00
A
O
N
N
N
N
O
N
0
0
M
N
~
N
M
N
N
O
O
N
~
CO
M
O
O
~
N
N
N
O
N
M
~
M
N
N
O
O
N
N
V
O
O
o
O
co
00
N
r
O
O
N
0
N
~
0
M
0
0
N
O
O
9)
D)
N
O
7
(6
0
O
c
C
Q
Q
(n
a)
O
-
t
C
as
L
c
m
U
Q
rn
Q
U
O
O
Lu
a)
N
s
6?
-
rn
-
rn
o
O
Ul
m
a3
o
C:
C
a3
Q
o
o
E
U
o
E
m
_
a3
X
N
Q
'C
7
Li
j
o
E
C)
~
0
~
r
N
t
Q
Q
N
O
7
N
.i
O
at
O
H
Q
H
U)
(A
Q
O
Q
~
LO
00
O
O
OD
V
O
O
r
O
O
O CO
N
Oj O
O
M
00 O
00
O
V O
LO
00 O
O
O
M
Op O
O
LO O
W O
O
CIO
r O
O
a3
c
a5
U)
Q
(6 a5
5 U
X
X
X
O
Q
N
(6
vl ~
N M
O)
U ~
(6 ~
LL 7
N ~
U O
O
IL
d
d
t
N
C
O
d i6
C
O
~ V
~ U
O
0
O R
Q co vii
m
0 N U) D
O)
rv .N
N -O Y
3 ~ O
~
N
0 N
00
rv
m 7 ~
~
cy) CU 6,y
O >
O
N
ER
L
00
O
N
LO
O
N
O
LO
O
LO
O
I~
p
(h
(h
N
O
O
O
O
(h
(h
N
O
LO
O
LO
LO
O
I~
I-
O
(h
(h
N
O
LO
O
LO
p
(h
(h
N
O
O
(h
O
;
p
(h
(h
N
O
LO
O
LO
NO
I\ '
O
N
O
O
O
O
r0
N
N
O
N
O
O
O
O
00
O
N
O
O
O
O
O)
N
N
O)
O)
C
O
N
Q
U
N
ul
(1)
N
O
N
vl
O
2
a
y
O;
N
g
C?
IL
m
B-8
X
N
X
0
O
CL
N
af
N
O
U
N
C
O
N
O
J
vl
E
Mn
O
C
U
W
U)
a)
(6
U
U)
Q
06
9
N
N
U
(6
C
+ c6
C ~C
0)
Q o
O
> 0
O O
D >
~ 0)
C -O
O
Y
(0 O
0_ Z
N
N
t
CO
c
O
Y R
C ~
O
V
N R
U
O
L ~
0.0
Q N
N
N V U
0 N 0) C
H CO M D
O O O O 00:0.000000 OO O O O O; O O. O'.0 O O OO;OO O O O
O O O 010010 O O 0'.. 0100!0 O O O 0!000'.0 O O 0!00!0 O O O
(p lO lO lO lO In In In In In In In In In In In In In In In In In In In In In In In In In In In
- - - - - - - - - - - - - - - - - -
0 Ef3 Ef3 Ef3 691: Ef3: Ef3 Ef3 Ef3 Ef3 Ef3 Ef3 Ef3 Ef3 Ef3 69 69 69 69 . Ef3 691 691 Ef3 Ef3 Ef3 Ef3 691 Ef3 Ef3 Ef3 Ef3 69
O
0
N
O
M
I-
00 V O
00
O
O N lO 00 O
V
0
11-
V V 00 00 O
V
(O
LO :0 O.O
O
-
In
00
00
00
O
O
V C4
N
LO
M N: 00 0.,q-
O
O
O
~ O M, N
00
Cl)
0: 00 ' N
O
I-
O
~
O
O
N
O
I~
00 V O
O
O N lO 00 O
V
O
V
V V 00 W O
V
0
0 0 O O
O
-
0
r
r
00
O
V: N, ~
LO
(.0 C N. . 0.'1-
O
O
O
~ O CO C4
00
CO
0 00. ~ N
O
I-
O
O
O
N
O
I-
OO : 0
O
0 N : LO : 00 : 0
V
O
V
V : 1-. 00. 00 0
V
(O
LO : 0'): O : O
O
lO
r
(O
00
O
V N: ~
LO
M N CO. 0:V
O
O
O
O CO C4
00
CO
0 00 N
O
r-
O
QO
O
O
N
O
I~
00 : 1-.0
O
O N lO 00 O
V
O
V
V V 00 00 O
V
(O
LO O) O O
O
LO
I-
00
O
V:N
(O N:. OO•O;V
O
O
O
~ O CO C4
00
CO
0.00• :N
O
I-
0
O
O
N
O
I-
00: O
O'. N:1O:00:0
V
O
V
VV:00:00 '.0
V
(O
100:00
LO
r
00
O
V: N
(O N 00. 0 .,1,
O
O
O
. . .
O CO C4
.
00
.
CO
. .
0 00. N
I~
O
O
O
N
O
I-
00 V O
O N lO 00 O
V
O
V
V V 00:00 O
V
(O
LO 0 O O
In
r
M
00
O
.
V C N.
N OO O V
O
O
O
0 CO C4
00
CO
0 00 ~ N
I~
O
O
O
N
O
I-
00- : q-.0
0 N 1O : 00.0
V
O
V
V 1-. 00 00 0
V
(O
1O 0) : 0.0
10
I-
N
00
O
V:N~
(O N00: OV
O
O
0
:OMN
00
M
0:00: N
I-
O
O
O
N
O
I~
00 V O
O N lO 00 O
V
O
V
V V: 00 00 O
V
(O
lO 0 O O
In
r
00
O
V N ~
(O N 00 O V
O
O
O
O CO C4
00
M
O OD ~ N
I-
O
O
O
N
O
I-
00 : V O
O N 1000 O
V
O
V
V V 00 00 O
V
(O
10 O) O O
10
I~
0
W
O
N ~
(O N 00 : O V
O
O
O
0 CO C4
00
M
0 00. - N
I-
O
O
O
O
I~
00 O
O N In 00 O
V
O
V
V V: 00 00 O
V
(O
lO 0 O: O
In
r
00
i
0
-
VN
i
(O,N00O
V
O
O
O
~O M,N
00
M
000_ N
0
.
.
,
0
0
Y
c6
2:
Y
to
p
Y
c6
O
Y
Y
Y
0
0
O
Y
0_
N
Y
. Y
d
cu
0
_
3
Y E.
E Y
U)
CU
cu
J
= U)
a)
o
E
Y cu
0
O
o O m
'
U 0_
C
3
O
E
c6
m o
Y
O O
cu
(6 U)
U)
m
m
Y
m
U
0)
-O
O
Y
(6
Y 0_ U
U5
m to 0
0
0)
O
0)
O a) a) C Y
O C C O
p p -
J
(6
D
-
c6
d 0)
- U
0) Y i 0)
O
Y
N
0
m
(6
-
0_ Y
0)
(6 - - (6
aO
Y
0)
'
>i
O
0_
0_ 3
d
0of
)
i cu
3 cp : cp 0) 0_
0
m
m
0_
c0 (6 U (1)
J 0
0) >
_
3
m
m 0_
O
d
C
+
0)
>
O
(6
=
cp t N
2i 0~ U
t
0 0) 0) - Y
Q
0')
C
cp
O
_ :
+ 0)
to 0)' (Oj N
>
-
c
N
C
iA: O ~
N
0)
T
0)
.
6
_
(6
cu
Q
(6
0) O, J
3
`
c6 , c6 . N : N.. c
C
O
O
06 U! O
(6 (6
U
c6
t
N O_~ 3
t : a) - O
to
c6
N
>
O
00
Q
oo
00UJW
W
U
222.2 J
J
J
2E
O.IY
Ir
(A
(A(A-(A(A
Lo
>
>
H
B-9
w
X
X
to
X
0
O
O_
a)
0)
0
O
U
0
0)
C
O
0)
O
0
J
N
N
E
O
c
U
W
In
aa)
co
U
O
N
Q
ob
c
O
>42
B-10
m
~
N U
O
O
co
O
O
N
r
O
O
N
O
O
O
N
LO
O
O
N
,I-
0
O
N
Cl)
O
O
N
N
O
O
N
U)
N
O
O
U
N
co
C
Y
O
N N
E O
O
O
N
O
N
> Q
O
O
D >
-0
O)
O
Y
0')
(0 O
a Z
N
N
t
CO
c
O
Y R
O V
'
0
a -
O
U
fl
O
a
N
L
O
to
a~
w
C
o
CL
Cj)
N
V! V
co
U N w
O N
a~ c
H CO
U) D Cy
J
N
N
E
O
c
U
W
U)
a~
m
U
O
N
Q
ob
c
0
B-11
C
a5
Y
O
Q
O
a) ~
C
O
V
d f0
~ U
O
O R
o R ~
Q y vii
as
L
H N i) D
X
X
vl
X
0
O
CL
a)
ul
a)
m
U
N
ul
Q
06
O
ul
B-12
(n
A)
0)
0) E
C '6
0) C
E R
Q
O
C O-
O O
Y
(6 O
a Z
d
d
t
N
c
O
d ~
C
O
V
d f0
~ U
O
0 R 'u
O f~0 G
CL ~ g
m
y ~ o t
C •v .v ~ Z
0 W U) C
O
O
0
0
0
0
0
0
3
O
0
0
0
0
0
0
E
q
q
q
O
g
q
q
> O
0
N
u)
N
O
u)
0
00
0
00
0
00
0
00
0
O
N
ER
ER
ER
ER
ER
ER
ER
N
N
co
O
O
N
N
N
~
0
O
O
N
N
N
~
(D
O
O
N
N
N
~
N
O
O
N
N
N
N
c
0
O
N
N
N
O
O
N
N
N
O
N
O
O
N
N
N
O
O
O
N
N
N
N
O
O
O
N
N
N
N
O)
O)
O)
Y
C
O
IL
U)
o
a~
Y
O
O
C
7
O
~p
d
y
N
a
N
co
co
O
U
m
O
a~
2
a~
rn
tll
a~
Y
'y
-
w
5
y
m
s
0)
2i
m
l
U)
U
2
CO
a
>
Q
00
O
O
O O
(2
O 00
O O
('41 I:
CY)
(O
0) O
O
LO
00
069
O
'IT
N
069
O
Lo (2
069
O
V1 ~2
00 O
O
A
'IT 0
O
O
m
m
C
(6
U
B-13
ul
(6
C
a3
N
t
N
Q
N O
(6 N
H ~
Cc: E
C
a5 ~
Y a)
a3 . ~
d J
al
al
t
CO
c
O
al ~
C
O
~ V
al ~a
U
O ~
o
o R a
a 3g
N
as
O 0 aa) E
H CO U) D
00
3
0
0
M
(6 C O
Ef3
ER
J
a)
O
N
0
0
0
0
O
O
O
O
0
N
N
0
O
O
O
O
0
-
N
N
0
0
0
0
O
O
O
O
0
O
-
N
N
N
0
O
O
co
N
0
0
O
O
0
co
N
0
O
O
O
co
co
N
N
N
0
O
O
0
co
N
O
O
O
O
0
O
co
co
N
N
N
0
O
O
0
co
N
O
O
O
C
O
2-
O
N
a~
a3
u-
Ll
l
Q'
i
J
IT N
NIP'
O
N
~IM
O ~
N
TO
O V
O
N
~ O
CO N
06- lz~
C'~ Lo
I
a ~
(o 'IT
oc~ co
c
I',~
IT (7)
00
LO co
M LN
co
0 co
'Io
Ali
a3
c
as
C
O
m
U
X
X
X
O
Q
N
a
0
C)
0
C
0
O
O
a
E
0
W
U
a
o6
C
O
w
B-14
C ~
a) N
E E
Q Q
.3 .3
a
W a
a)
C C
a3 a3
N N
a) a)
U U
t t
N
1 O
(6 O
a Z
c
O
a) ~
C
O t1
a) R
~ U
0 ~
O R ~
CL 3g
CO N
a)
N ~ O N w
00 aa))'c~
CO U) D Q
0
0
0
0
-Fu E~
>
m
co
cm
(0
O
0
Cm
(o
=
00
M
Ef3
M
ER
00
ER
M
ER
O
N
V
co
O
N
V
r
O
N
V
O
O
N
V
LO
O
N
V
O
O
N
V
M
O
N
V
O
O
N
V
O
O
N
V
O
O
N
V
Q
Q
3
3
U
U
U
d
d
a3
7
0
C
C
D
Y
Q
O
H
O
H
N
a)
U
d
N
N
~
C
0
O
U
~
N
N
O
N
O
O
'Q
~
C
) C)
CO
CO
LO
N
O
O
O
00
O
O
O
'
,
a
E
0
Lu
m
U
Q
oS
C
O
w
B-15
Ul
a)
U
O
LL
C a3
O 0)
(6 a)
0) rn
U
a) '6
O ~
O 0
C ~
a)
a)
t
N
C
O
a) i6
C
O v
~ U
o a
O f6
O f~0
Q y N
as
H N U) D
N
Y
00 Ir 00
(fl (fl
m
N
(0
V
m
N
(0 V V
'IT. 00 00
V
U)
N (6 O
U)
~ 2i 'N
V)~V)~V)
ER
ER
ER
ER V)'',.ER
ER
'
6 O N
m 7
O UO M
(fl N. M
rn
N
M
O)
N
(fl
M (fl
O
US
O
O
N
V): V): ER
ER
ER
ER
ER EF)'.. ER
ER
0 UO'. (0
O N r-
1-0. 00
O
O
(O
UO
O
0)
N
00 00
00: UO LO
O) CO
O
O
I-
v
U)
(`0
0
p
N
N
~
N
V
N
O UO (O
O N I-
O
O
U)
I-
O
O)
00:0 I0
00 LO LO
O
O
V
U)
0
1 0.00
(O
N
0)
p
N
0: UO (0
0
UO
O
00:0 0
0
V
O N I-
O
O)
00 lO LO
O
UO
p
N
N
N
N
V
N
O
0: UO (O
O
UO
O
00 0'. O
O
V
0 N I-
O
I~
d)
00 LO LO
O
U)
p
N
N
N
V
N
0: UO (0
N I-
O
O
UO
O
O)
00 0'. 0
00 LO LO
0
V
UO
0
O
1-.0.00
(0
-
N
0): 00
O
I-
(`0
p
N
N
N,
N
'
N
c
)
O U). (0
O
UO
O
00 0 O
O
V
0. N. r-
O
0)
00 LO LO
O
UO
p
N
N
~
N
V
N
'
.
0 U). (0
O
UO
O
00:00
O
V
O N I-
O
I~
O)
OO lO LO
O
UO
p
N
N
N
V
N
.
O UO (O
O N I-
O
O
UO
O
O)
00 0'. O
00: LO LO
O
O
V
UO
0
O_ 00
(O
N
N
N
0) 00
~
N
I-
m
0
N
'
V
0
O UO (0
O N I-
O
O
UO
I-
O
O)
00:00
OO lO LO
'
O
O
V
UO
`
0
l-.0. 00
(0
-
N
00
0):-
1-
(
7
p
N
N
N
N
V
N
c
O: UO: (0
O
UO
O
00 00
O
0
V
0. N I-
O
O)
00: UO 0
O
UO
0)
I- _ O. 00
(O
N
O) 00
I~
(`0
as' as
M'
2
'
E
?
a)
x
2
2
~
x
EE
3'
E
E
E
~ E'er
3
U
3
_ U' U
J
X
N
X
O
Q
a)
af
a)
O
U
O
a)
O
J
N
E
Mn
O
U
w
U)
a)
m
U
U)
Q
06
U)
9
APPENDIX C
LONG TERM CAPITAL AND OPERATING COST
EXAMINATION
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
C-1
APPENDIX C - LONG TERM CAPITAL AND OPERATING
COST EXAMINATION
ANNUAL CAPITAL AND OPERATING COST IMPACT
As a requirement of the Development Charges Act, 1997 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 saving attributable to economies of scale or cost sharing
where applicable, and prorate the cost on a per unit basis (i.e. square foot of building space, per
vehicle, etc.). This was undertaken through a review of the Township's 2007 Operating Budget.
In addition to the operational impacts, over time the initial capital projects will require
replacement. This replacement of capital is often referred to as life cycle cost. By definition, life
cycle 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 life cycle 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:
Lifecycle Cost Factors
Asset
Average Useful
Life (Years)
Factor
Fire Equipment and Gear
8
0.11651
Rolling Stock
10
0.09133
Fire Vehicles
15
0.05783
Roads
20
0.04116
Parking Spaces
25
0.03122
Parkland Development
30
0.02465
Facilities
40
0.01656
Storm Drainage
80
0.00516
Water and Wastewater
80
0.00516
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
C-2
Table C-1 depicts the annual operating impact resulting from the proposed gross capital
projects at the time they are all in place. It is important to note that, while municipal program
expenditures will increase with growth in population, the costs associated with the new
infrastructure (i.e. facilities) would be delayed until the time these works are in place.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
C-3
0
0
as
U 0
cc 0
F- Q
N
0
H
w
F-
L)
Q
Ca
G
W
w
F-
5
Z
w
CL
X
W
J
H
a
U
0
Z
Q
0
z
w
CL
O
U)
LU
F-
5
Z
w
CL
X
w
J
CL
U
W
F
LL
w
O
O
N
In
N
co
O
N
N
C)
LO
a)
O
W
a
O
~
O
(O
O
O
O
N
I~
-
O
I%
N
N
co
I
co
O
co
z
(O
N
N
z H
ao
J z
a
O W
O
N
In
0
N
co
O
N
O
LO
O
co
0
~
0
0
M
O
N
~
Id-
M
O
a
co
CO
co
O
(D
a)
O
I,-
0
a)
M
O
0
LO
LO
W
a
00
J z
a Lu
a
zX
zW
a
W
J
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
O
cn
Cl)
O
N
Cl)
O
(D
Nt
co
co
O
0 W
0
O
M
I`
M
N
O
O
W
LL H
J
J Z
a Lu
IL
zx
z Lu
a
~
O
Cl)
0
Nt
(o
LO
O
~
(0
Nt
0
O
O
co
0
O
O
(O
(O
U) V)
~
M
~
N
0
N
O
M
0
0
M
, W
0
O
N
Nt
(o
O
Nt
co
O
P%-
N
co
co
P
_
ao
O
LO
co
0
a,
P-
O
co
N
N
I~
N
J ~
az
W
a
O
0X
W
F-
06
L
E
Q
E
S
W U
C
S
E
w
-a
N
a)
a)
Y
CL
N
a)
w
O
Cn
v)
E
CO
LL
U)
a
N
C
a)
=
0
Q
=
=
•U
c
.0-
0
1E
c
C
O
CO
c
.U
m
L
a)
S
LU
N
-0
ca
O
>
O
N
C
"a
m
O
Q
O
U
LL
"
>
"
-
N
E
U
_
U
Y
(n
Y
a)
L
U
O
a
C
O
w
W
0
d
o
E
E
U
O
d
L
ca
d
ca
d
W
a)
W
=
U
N
a
a)
V
°O
T~
o
O
E_
E
O
_
~t
LO
a)
L
LL
N
N
N
M
N
p
d
T7
co
z;
O
-
4
N
4
"a
lf)
-a
Q
-7
(O
~
N
M
~
Ln
tD
x
x
O
Q
a)
O
U
0
a)
C
O
a)
O
O
J
O
C
O
U
W
N
a)
•U
O
N
Q
06
c
O
N
APPENDIX D
LOCAL SERVICE POLICY
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
D-1
APPENDIX D - LOCAL SERVICE POLICY
TOWNSHIP OF ORO-MEDONTE
GENERAL POLICY GUIDELINES ON DEVELOPMENT CHARGE
AND LOCAL SERVICE FUNDING FOR ROAD-RELATED,
STORMWATER MANAGEMENT, WATER AND SANITARY SEWER WORKS
1. Collector Roads
1.1 Collector roads Internal to development - Direct developer responsibility under s.59 of
the DCA (as a local service)
1.2 Roads (collector and arterial) external to development - Include in DC calculation to the
extent permitted under s.5(1) of the DCA (dependent on local circumstances)
1.3 Stream crossing and rail crossing road works, excluding underground utilities but
including all other works within lands to be dedicated to the Town or rail corridors -
include in DC calculation to the extent permitted under s.5(1) of the DCA (dependent on
local circumstances).
2. Traffic Signals
2.1 Traffic signalization within or external to development - Include in DC calculation to the
extent permitted under s.5(1) of the DCA. In specific cases may be direct developer
responsibility.
3. Intersection Improvements
3.1 New roads (collector and arterial) and road (collector and arterial) improvements -
Include as part of road costing noted in item 1, to limits of ROW.
3.2 Intersections improvements within specific developments and all works necessary to
connect to entrances (private and specific subdivision) to the roadway - Direct developer
responsibility under s.59 of DCA (as a local service)
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
D-2
3.3 Intersections with county roads and provincial highways (Hwy. 12) - Include in DC
calculation to the extent that they are Town responsibility.
3.4 Intersection improvements on other roads due to development growth increasing traffic -
Include in DC calculation.
4. Streetlights
4.1 Streetlights on external roads - Include in area municipal DC (linked to collector road
funding source in item 1).
4.2 Streetlights within specific developments - Direct developer responsibility under s.59 of
DCA (as a local service).
5. Sidewalks
5.1 Sidewalks on MTO and regional roads - Include in area municipal DC or, in exceptional
circumstances, may be local improvement or direct developer responsibility through local
service provisions (s.59 of DCA).
5.2 Sidewalks on area municipal roads - Linked to collector road funding source in item 1.
5.3 Other sidewalks external to development (which are a local service within the area to
which the plan relates) - Direct developer responsibility as a local service provision
(under s.59 of DCA)
6. Bike Routes/Bike Lanes/Bike Paths/Mufti-Use Trails/Naturalized Walkways
6.1 Bike routes and bike lanes, within road allowance, external to development - Include in
DC road costs (regional and area municipal), consistent with the service standard
provisions of the DCA, s.5(1).
6.2 Bike paths/multi-use trails/naturalized walkways external to development - Include in
area municipal DCs consistent with the service standard provisions of the DCA, s.5(1).
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
D-3
6.3 Bike lanes, within road allowance, internal to development - Direct developer
responsibility under s.59 of the DCA(as a local service).
6.4 Bike paths/multi-use trails/naturalized walkways internal to development - Direct
developer responsibility under s.59 of the DCA(as a local service).
6.5 Trail Bridges/Underpasses and associated works - Include in area municipal DCs
consistent with the service standard provisions of the DCA, s.5(1).
7. Noise Abatement Measures
7.1 Internal to Development - Direct developer responsibility though local service provisions
(s.59 of DCA)
8. Traffic Control Systems
8.1 Include in DC calculation.
9. Land Acquisition for Road Allowances
9.1 Land Acquisition for arterial roads - Dedication under the Planning Act subdivision
provisions (s.51) through development lands; in areas with limited or no development,
include in county or area municipal DC (to the extent eligible).
9.2 Land Acquisition for collector roads - Dedication under the Planning Act subdivision
provision (s.51) through development lands (up to 27 metre right-of-way); in areas with
limited or no development, include in area municipal DC (to the extent eligible).
9.3 Land Acquisition for grade separations (beyond normal dedication requirements) -
Include in the DC to the extent eligible.
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
D-4
10. Land Acquisition for Easements
10.1 Easement costs external to subdivisions shall be included in DC calculation.
11. Storm Water Management
11.1 Quality and Quantity Works, direct developer responsibility through local service
provisions (s. 59 of DCA).
11.2 Oversizing of stormwater management works for development external to developments
will be subject to best efforts clauses by area municipality.
12. Water
12.1 All waterworks within the subdivision development to be direct developer responsibility.
12.2 All upgrades to existing waterworks systems required for increased capacity for either
fire flow or domestic use to be direct developer responsibility.
12.3 Watermains external to subdivisions to be direct developer responsibility.
12.4 Pumping stations and works associated with Zone boundaries to be direct developer
responsibility
12.5 Connections to trunk mains and pumping stations to service specific areas, to be direct
developer responsibility.
13. Sanitary Sewer
13.1 All sanitary sewer works required for the subdivision development shall be direct
developer responsibility.
13.2 Pumping stations shall be direct developer responsibility.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
D-5
13.3 Sanitary sewers external to subdivisions shall be direct developer responsibility.
13.4 Connections to trunk mains and pumping stations to service specific areas, to be direct
developer responsibility.
13.5 All upgrades to existing sanitary sewer works required for increased capacity for the
subdivision development shall be direct developer responsibility.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
APPENDIX E
PROPOSED DEVELOPMENT CHARGE BY-LAW
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
E-1
THE CORPORATION OF THE TOWNSHIP OF ORO-MEDONTE
BY-LAW NUMBER 2009-
A by-law for the imposition of development charges
WHEREAS the Development Charges Act, 1997 c. 27 (hereinafter called "the Act") provides
that the council of a municipality may by by-law impose development charges against land for to
pay for increased capital costs required because of increased need for services;
AND WHEREAS a development charges background study has been completed in accordance
with the Act;
AND WHEREAS the Council of the Township of Oro-Medonte has given notice and held a
public meeting on the 28th day of July, 2009 in accordance with the Act and the regulations
thereto;
NOW THEREFORE THE COUNCIL OF THE TOWNSHIP OF ORO-MEDONTE ENACTS AS
FOLLOWS:
1.0 DEFINITIONS
1.1 In this by-law,
(1) "Act" means the Development Charges Act, S.O. 1997, c. 27, as amended, or
any successor thereto;
(2) "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;
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
E-2
(3) "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;
(4) "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;
(5) "Benefitting area" means an are 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;
(6) "Board of education" means a board defined in subsection 1(1) of the Education
Act, or any successor thereto;
(7) "Building Code Act" means the Building Code Act, R.S.O. 1990, c.B.-13, as
amended, or any successor thereto;
(8) "Capital cost" means costs incurred or proposed to be incurred by the
municipality or a local board thereof directly or by others on behalf of, and as
authorized by, the municipality or local board,
(a) to acquire land or an interest in land, including a leasehold interest;
(b) to improve land;
(c) to acquire, lease, construct or improve buildings and structures;
(d) to acquire, lease, construct or improve facilities including,
(i) rolling stock with an estimated useful life of seven years or more,
(ii) furniture and equipment, other than computer equipment, and
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
E-3
(iii) materials acquired for circulation, reference or information
purposes by a library board as defined in the Public Libraries Act,
R.S.O. 1990, c.P.-44; and
(e) to undertake studies in connection with any of the matters referred to in
clauses (a) to (d);
required for the provision of services designated in this by-law within or outside
the municipality, including interest on borrowing for those expenditures under
clauses (a), (b), (c) and (d) that are growth-related;
(9) "Commercial" means any non-residential development not defined under
"institutional" or "industrial";
(10) "Council" means the Council of the municipality;
(11) "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;
(12) "Development charge" means a charge imposed pursuant to this By-law;
(13) "Dwelling unit" means any part of a building or structure used, designed or
intended to be used as a domestic establishment in which one or more persons
may sleep and are provided with culinary and sanitary facilities for their exclusive
use;
(14) "Existing industrial building" means a building or buildings existing on a site in
the Township of Oro-Medonte on the day this by-law comes into effect or the first
building or buildings constructed and occupied on a vacant site pursuant to site
plan approval under section 41 of the Planning Act, R.S.O. c.P.13 (the "Planning
Act' subsequent to this by-law coming into effect for which full development
charges were paid, and is used for or in connection with,
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
E-4
(i) the production, compounding, processing, packaging, crating, bottling,
packing or assembling of raw or semi-processed goods or materials in not
less than seventy-five percent of the total gross floor area of the building
or buildings on a site ("manufacturing") or warehousing related to the
manufacturing use carried on in the building or buildings;
(ii) research or development in connection with manufacturing in not less
than seventy-five percent of the total gross floor area of the building or
buildings on a site;
(iii) retail sales by a manufacturer, if the retail sales are at the site where the
manufacturing is carried out, such retail sales are restricted to goods
manufactured at the site, and the building or part of a building where such
retail sales are carried out does not constitute greater than twenty-five
percent of the total gross floor area of the building or buildings on the site;
or
(iv) office or administrative purposes, if they are,
(1) carried out with respect to manufacturing or warehousing; and
(2) in or attached to the building or structure used for such
manufacturing or warehousing;
(15) "Grade" means the average level of finished ground adjoining a building or
structure at all exterior walls;
(16) "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 any of the following:
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
E-5
i. 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;
ii. Loading facilities above or below grade;
iii. A part of the building or structure below grade that is used for the parking
of motor vehicles or for storage or other accessory use;
(17) "Industrial" means lands, buildings or structures used or designed or intended
for use for manufacturing, processing, fabricating or assembly of raw goods,
warehousing or bulk storage of goods, and includes office uses and the sale of
commodities to the general public where such uses are accessory to an industrial
use, but does not include the sale of commodities to the general public through a
warehouse club;
(18) "Institutional" means lands, buildings or structures used or designed or intended
for use by an organized body, society or religious groups 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;
(19) "Local board" has the same definition as defined in the Development Charges
Act, S.O. 1997;
(20) "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;
(21) "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;
(22) "Multiple dwelling" means all dwellings other than single detached dwellings,
semi-detached dwellings, and apartment dwellings;
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
E-6
(23) "Municipality" means The Corporation of the Township of Oro-Medonte;
(24) "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;
(25) "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;
(26) "Regulation" means any regulation made pursuant to the Act;
(27) "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;
(28) "Semi-detached dwelling" means a dwelling unit in a residential building
consisting of two dwelling units having one vertical wall or one horizontal wall, but
no other parts, attached or another dwelling unit where the residential units are
not connected by an interior corridor;
(29) "Services" (or "service") means those services set out in Schedule "B" to this
By-law;
(30) "Servicing agreement" means an agreement between a landowner and the
municipality relative to the provision of municipal services to specified lands
within the municipality;
(31) "Single detached dwelling unit" means a residential building consisting of one
dwelling unit and not attached to another structure and includes mobile homes.
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
E-7
2.0 DESIGNATION OF SERVICES
2.1 The categories of services for which development charges are imposed under this by-
law are as follows:
(a) Roads and Related
(b) Fire Protection Services
(c) Police Services
(d) Outdoor Recreation Services
(e) Indoor Recreation Services
(f) Administration
2.2 Components of the services designated in Subsection 2.1 are described in Schedule A".
3.0 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
3.1 Subject to Subsection 3.3, this by-law applies to all lands in the geographic area of the
Township.
3.2 This by-law shall not apply to lands that are owned by and used for the purposes of:
a) the Township of Oro-Medonte or a "local board" thereof;
b) a "board of education" as defined in Section 1(1) of the Education Act, R. S.O.
1990;
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
E-8
Approvals for Development
3.4 a) Development charges shall be imposed on all lands, buildings or structures that
are developed for residential or non-residential uses if the development requires,
(i) the passing of a zoning by-law or an amendment to a zoning by-law
under Section 34 of the Planning Act, R. S. 0. 1990;
(ii) the approval of a minor variance under Section 45 of the Planning Act,
R. S. O. 1990;
(iii) a conveyance of land to which a by-law passed under Subsection 50(7) of
the Planning Act, R.S.O. 1990, applies;
(iv) the approval of a plan of subdivision under Section 51 of the Planning
Act;
(v) a consent under Section 53 of the Planning Act;
(vi) the approval of a description under Section 50 of the Condominium Act,
R.S.O. 1990; or
(vii) 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 Township of Oro-Medonte or a "local board" thereof;
b) a "board of education" as defined in Section 1(1) of the Education Act, R.S.O.
1990;
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
E-9
C) an enlargement of the gross floor area of an existing industrial building in
accordance with Section 4 of the Act; or
d) the issuance of a building permit in accordance with Section 2(3) of the Act.
Rules with Respect to an Industrial Expansion Exemption:
3.6.1 Notwithstanding If a development includes the enlargement of the gross floor area of an
existing industrial building, the amount of the development charge that is payable in
respect of the enlargement is determined in accordance with the following:
(i) Subject to subsection 3.6.1 (iii), if the gross floor area is enlarged by 50 per cent
or less of the lesser of:
1. the gross floor area of the existing industrial building, or
2. the gross floor area of the existing industrial building before the first
enlargement for which:
a) an exemption from the payment of development charges was
granted, or
b) a lesser development charge than would otherwise be payable
under this by-law, or predecessor thereof, was paid,
pursuant to Section 4 of the Act and this subsection,
the amount of the development charge in respect of the enlargement is zero;
(ii) Subject to subsection 3.6.1 (iii), if the gross floor area is enlarged by more than
50 per cent or less of the lesser of:
1. the gross floor area of the existing industrial building, or
2. the gross floor area of the existing industrial building before the first
enlargement for which:
a) an exemption from the payment of development charges was
granted, or
b) a lesser development charge than would otherwise be payable
under this by-law, or predecessor thereof, was paid,
pursuant to Section 4 of the Act and this subsection,
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
E-10
(iii) the amount of the development charge in respect of the enlargement is the
amount of the development charge that would otherwise be payable multiplied by
the fraction determined as follows:
1. determine the amount by which the enlargement exceeds 50 per cent of
the gross floor area before the first enlargement, and
2. divide the amount determined under subsection (A) by the amount of the
enlargement
(iv) For the purposes of calculating the extent to which the gross floor area of an
existing industrial building is enlarged in subsection 3.6.1 (ii), the cumulative
gross floor area of any previous enlargements for which:
1. An exemption from the payment of development charges was granted, or
2. A lesser development charge than would otherwise be payable under this
by-law, or predecessor thereof, was paid,
pursuant to Section 4 of the Act and this subsection,
shall be added to the calculation of the gross floor area of the proposed
enlargement.
(v) For the purposes of this subsection, the enlargement must not be attached to the
existing industrial building by means only of a tunnel, bridge, passageway,
canopy, shared below grade connection, such as a service tunnel, foundation,
footing or parking facility.
3.6.2 For the purpose of section 3.7 herein, "existing industrial building" is used as defined in
the Regulation made pursuant to the Act.
Amount of Charges
Qo~~~on+~~i
3.7 The development charges described in Schedule "B" to this by-law shall be imposed on
residential uses of lands, buildings or structures, including a dwelling unit accessory to a
non-residential use and, in the case of a mixed use building or structure, on the
residential uses in the mixed use building or structure, according to the type of
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
E-11
residential unit, and calculated with respect to each of the services according to the type
of residential use.
Non-Residential Uses
3.8 The development charges described in Schedules "B" to this by-law shall be imposed
on non-residential uses of lands, buildings or structures, and, in the case of a mixed use
building or structure, on the non-residential uses in the mixed use building or structure,
and calculated with respect to each of the services according to the gross floor area of
the non-residential use.
Reduction of Development Charges Where Redevelopment
3.9 Despite any other provision of this by-law, where, as a result of the redevelopment of
land, a building or structure existing on the same land within 48 months prior to the date
of payment of development charges in regard to such redevelopment was, or is to be
demolished, in whole or in part, or converted from one principal use to another principal
use on the same land, in order to facilitate the redevelopment, the development charges
otherwise payable with respect to such redevelopment shall be reduced by the following
amounts:
a) in the case of a residential building or structure, or in the case of a mixed-use
building or structure, the residential uses in the mixed-use building or structure,
an amount calculated by multiplying the applicable development charge under
Subsection 3.6 and 3.7 and of this by-law by the number, according to type, of
dwelling units that have been or will be demolished or converted to another
principal use; and
b) provided that such amounts shall not exceed, in total, the amount of the
development charges otherwise payable with respect to the redevelopment.
Time of Payment of Development Charges
3.10 Development charges imposed under this section are payable upon issuance of a
building permit with respect to each dwelling unit, building or structure.
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
E-12
4.0 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.
5.0 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, 2010 and each January 1
annually thereafter, in accordance with the Statistics Canada Quarterly Construction
Price Statistics.
6.0 SCHEDULES
6.1 The following schedules to this by-law form an integral part thereof:
Schedule "A" Components of Services Designated in Subsection 2.1
Schedule "B" Residential and Non-Residential Development Charges - municipal-wide
7.0 DATE BY-LAW IN FORCE
7.1 This by-law shall come into force upon passage.
8.0 DATE BY-LAW EXPIRES
8.1 This by-law will expire as of 5 years from the date of passage, unless it is repealed at an
earlier date.
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
E-13
9.0 REPEAL
9.1 Upon the coming into force of this by-law, By-law 2004-94 of the Township of Oro-
Medonte are hereby repealed.
BY-LAW READ A FIRST AND SECOND TIME THIS _T" DAY OF , 2009.
BY-LAW READ A THIRD TIME AND FINALLY PASSED THIS _T" DAY OF , 2009.
THE CORPORATE OF THE TOWNSHIP OF ORO-MEDONTE
MAYOR, H.S. Hughes
CLERK, J. Douglas Irwin
Watson & Associates Economists Ltd. H:IOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
E-14
SCHEDULE "A"
TO BY-LAW NO. 2009-
DESIGNATED MUNICIPAL SERVICES UNDER THIS BY-LAW
1. Roads and Related
• Roads, sidewalks, intersections, traffic signals, streetlights
• Depots and Domes
• Rolling Stock and equipment
2. Fire Protection
• Fire Facilities
• Fire Vehicles
• Small Equipment and Gear
3. Police Services
• Police Facilities
4. Outdoor Recreation Services
• Parkland Development, Amenities & Trails
• Parks Vehicles and Equipment
5. Indoor Recreation Services
• Recreation Facilities
6. Administration
• Studies
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
E-15
co
W
a
x
V
H
z
W
m
,
o
a
N
O
p
O
w
W
>
z
W
U
3:
p
co
O
W
m
J
p
W
2
U
co
J
L
O
co
O
O
O
7
N
N
M
7
M
7
a
O
_
U
CN
O
O
O
O
O
m
-
W
N
p
0-
,
V L
oa
~
Z
N
w
O
L
Z
N
Q
co LO
~
q-t
co N
I--
co
CD
co
M
I*
O
r-
LO
co
N c
69-
SE
7
~ p
CD
O
N
LO
r-
O
O
co
I*
(A
cli
bf}
O
O O O
cc
cc c w
m
a
am
z
W
N
N
co
co
co
O
M
co
0
co
W
w
p
~ +
co
M
LLU
E
EA
M
ElT
d O
E O
cc
w
a 00
co
(D
co
co
co
LO
co
O
O
LO
-
a)
T-
,a _
co
co
O
N
M
~ N N
CN
N
cc
y 06 a
N p D
to
U_
N
U
N
y
U
cn
U
O
V
d
V
j>
a~
_
0
c
co
N
co
co
a)
N
o
co
co
c
y
Q'
0
N
U
U
a)
a)
O
,
Q
O
U)
L
Mn
Q
O
U
O
O
O
O
O
O
7
Q'
LL
d
O
Q
cC
7
0
H
X
N
X
O
75
a
cO
G
U
D
a)
C
O
i
O
O
J
N
N
E
O
c
O
U
W
co
U
O
N
N
Q
06
c
O
N
APPENDIX F
DEVELOPMENT CHARGE RESERVE FUND POLICY
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
F-1
APPENDIX F - DEVELOPMENT CHARGE RESERVE
FUND POLICY
FA Legislative Requirements
The DCA, 1997 requires development charge collections (and associated interest) to be placed
in separate reserve funds. Sections 33 through 36 of the Act provide the following regarding
reserve fund establishment and use:
• a municipality shall establish a reserve fund for each service to which the DC by-law
relates; s.7(1), however, allows services to be grouped into categories of services for
reserve fund (and credit) purposes, although only 100% eligible and 90% eligible
services may be combined (minimum of two reserve funds);
• the municipality shall pay each development charge 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 s.5(1) 2-8);
• money may be borrowed from the fund but must be paid back with interest (O.Reg.
82/98, s.11(1) defines this as Bank of Canada rate either on the day the by-law comes
into force or, if specified in the by-law, the first business day of each quarter);
• DC reserve funds may not be consolidated with other municipal reserve funds for
investment purposes (s.37).
Annually, the Treasurer of the municipality is required to provide Council with a financial
statement related to the DC by-law(s) and reserve funds. This statement must also be
forwarded to the Minister of Municipal Affairs and Housing within 60 days of the statement being
filed with Council.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
F-2
O.Reg. 82/98 prescribes the information that must be included in the Treasurer's statement, as
follows:
• opening balance;
• closing balance;
• description of each service and/or service category for which the reserve fund was
established;
• transactions for the year (e.g. collections, draws);
• list of credits by service or service category (outstanding at beginning of the year, given
in the year and outstanding at the end of the year by holder);
• amounts borrowed, purpose of the borrowing and interest accrued during previous year;
• amount and source of money used by the municipality to repay municipal obligations to
the fund;
• 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
• for each draw, the amount spent on the project from the DC reserve fund and the
amount and source of any other monies spent on the project.
Based upon the above, Figure F-1 sets out the format for which annual reporting to Council
should be provided.
F.2 DC Reserve Fund Application
Section 35 of the DCA states that:
"The money in a reserve fund established for a service may be spent only for
capital costs determined under paragraphs 2 to 8 of subsection 5(1)."
This provision clearly establishes that reserve funds collected for a specific service are only to
be used for that service.
Watson & Associates Economists Ltd. HlOro-Medonte12009 DC12009 Oro-Medonte DC Report.doc
F-3
Appendix F-1
Development Charge Reserve Fund
Township of Oro-Medonte
as at December 31, 20OX
Roads and
Related
Fire Protection
Services
Police
Services
Outdoor
Recreation
Services
Indoor
Recreation
Services
Administration
Total
Balance as of January 1,
Plus:
Development Charge Proceeds
Other
Accrued Interest Allocation
Sub-Total
Less:
Amounts Transferred to Operating Fund
Amounts Transferred to Capital Fund
Sub-Total
Closing Balance as of December 31,
Watson & Associates Economists Ltd. Oro-Medonte DC Model - Report.xlsx
F-4
Appendix F-2
SAMPLE DEVELOPMENT CHARGE RESERVE FUNDS STATEMENT
Township of Oro-Medonte
FOR THE YEAR
Town Wide
Reserve Fund
Roads and
Related
Fire Protection
Services
Police Services
Outdoor
Recreation
Services
Indoor
Recreation
Services
Administration
Balance as of January 1
Plus:
Development Charge Collections
Accrued Interest
Repayment of Monies Borrowed
from Fund and Associated Interest
SUB-TOTAL
Less:
Amount Transferred to Capital (or
Other) Funds {1}
Amounts Refunded
Amounts Loaned to Other DC
Service Category
Credits {2}
Monies Borrowed from Fund for
Other Municipal Purposes
SUB-TOTAL
December 31 Closing Balance
{1}See Attachment 1 for details
QSee Attachment 2 for details
Watson & Associates Economists Ltd. Oro-Medonte DC Model - Report.xlsx
F-5
Attachment 1
SAMPLE DEVELOPMENT CHARGE RESERVE FUND STATEMENT
Township of Oro-Medonte
FOR THE YEAR
DISCOUNTED SERVICES RESERVE FUND TRANSFERS
Capital Project
DC Reserve
Fund Draw
Operating Fund
Draw
Other Reserves
Fund Draw
Debt
Total
Watson & Associates Economists Ltd. Oro-Medonte DC Model - Report.xlsx
F-6
Attachment 2
DEVELOPMENT CHARGE RESERVE FUND STATEMENT
Township of Oro-Medonte
FOR THE YEAR
LISTING OF CREDITS UNDER DCA, 1997, s.38 BY HOLDER
Credit Holder
Applicable DC
Reserve Fund
Credit Balance -
Beginning of
Year
Additional
Credits Granted
During Year
Credits Used by
Holder During
Year
Credit Balance -
End of Year
Watson & Associates Economists Ltd. Oro-Medonte DC Model - Report.xlsx
Township of OromMedonte
Development Charges
Public Meeting
July 28, 2009
OK Watson
& Associates
Public Meeting Purpose
Q The meeting is a mandatory requirement under
the Development Charges Act
Prior to Council's consideration of a by-law, a
background study must be prepared and
available to the public a minimum 14 days prior
to a public meeting
a Public meeting is
to
provide
for a review of
the
DC proposal and
to
receive
public input on
the
proposed policies and charges
1 O' Watson
& Associates
Format for Public Meeting
o DCA Public Meeting
Opening remarks
Presentation of the proposed policies and
charges
Questions from Council
Presentations by the Public
Close Public Meeting
2 O' Watson
& Associates
Study Process
v/ Policy Review and discussions with Staff
v/ Growth forecast
v/ Detailed discussions with staff regarding future needs to service growth
Council Review of DCA Study (July 8, 2009)
~ Report preparation and release to public (July 13, 2009)
,vl Public Meeting (July 28, 2009)
o Council Consider By-law for adoption (subsequent to Public Meeting -
August 10, 2009)
3 O' Watson
& Associates
Development Charges
Purpose:
❑3 To recover the capital costs associated with residential
and non-residential growth within the municipality
The capital costs are in addition to what costs would
normally be constructed as part of a subdivision (i.e.
internal roads, sewers, watermains, roads, sidewalks,
streetlights, etc.)
o Municipalities are empowered to impose these charges
via the Development Charges Act (DCA)
4 OK Watson
& Associates
Overview of DCA
(simplified steps)
i. 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
5 O' Watson
& Associates
Overview of DCA
(simplified steps)
Deduct:
Grants, subsidies and other contributions
Benefit to existing development
Statutory 10% deduction (soft services)
Amounts in excess of 10 year historic service
calculation
DC Reserve funds (where applicable)
6 OK Watson
& Associates
Overview of DCA
(simplified steps)
5. Net costs then allocated between residential
and non-residential benefit
Net costs divided by growth to provide the DC
r
charge
7 O' Watson
& Associates
Overview of DCA
Policy Matters
Exemptions:
• Mandatory exemptions
- for industrial building expansions (may expand by
50% with no DC)
- May add up to 2 apartments for a single as long
as size of home doesn't double
- Add one additional unit in medium & high density
buildings
- Upper/Lower Tier Governments and School
Boards
$ O' Watson
& Associates
Overview of DCA
Policy Matters
Exemptions:
• Discretionary exemptions
- Reduce in part or whole DC for types of development or
classes of development (e.g. industrial or churches)
- May phase-in over time
- Redevelopment credits to recognize what is being replaced
on site (not specific in the Act but provided by case law)
9 OK Watson
& Associates
Overview of Oro=Medonte's
Existing DCA Exemptions
o Board of Education;
o Any municipality or local board thereof;
Non-residential development
10 O' Watson
8 Associates
Growth Forecast Increase
The 2009 Development Charge forecast provides for the following growth:
Measure
10 Year
2009-2018
20 Year
2009-2028
Build Out
2009-Build Out
(Net) Population Increase
1,990
5,128
7,899
Residential Unit Increase
955
2,305
3510
Non-Residential Gross Floor Area Increase (ft2)
235,200
545,100
939700
Source: Watson & Associates Economists Ltd. Forecast 2009
i i O' Watson
& Associates
20 Year Housing Forecast
250
206
200
187
153 157 155
150
U)
143
135 135 135 135 135 135 135 135 135 135 135 135 135
O
D
119
CY)
4
100 100 100
O
O
84
75 75
2
59
53 50 50
50
0
"A" 266 1"~ VO 26"R 266y 2'06 V"*I 26"" V& 26 6 26NN 2612 261 26\R 26N5 `1616 261*, 1111a 26N9 11013 vq2 `LQ•ZL `Lp2'1 `Lp2Q V2y `Lp26 `LpO 11026
Years
Historical =Low Density -Historical Average
Source: Historical housing activity (1999-2008) based on Statistics Canada building permits, Catalogue 64-001-XIB
12 OK Watson
8 Associates
Summary of Services
Considered
o Municipal Wide Services:
Roads and Related
Fire Protection Services
o Police Services
o Outdoor Recreation Services
o Indoor Recreation Services
o Administration
13 O' Watson
8 Associates
Increased Service Needs Attributable to
Anticipated Development
Increased Service Needs Attributable to
Anticipated Development
Gross Capital I Less Deductione
Cost Estimate
Potential DC
Recoverable Cost
Municipal-wide Services
Roads and Related
16, 802, 220
9,976,396
6,825,825
Fire Protection Services
4,680,100
2,360,773
2,319,327
Police Services
1,000,000
853,000
147,000
Outdoor Recreation Services
3,508,000
2,808,366
699,634
Indoor Recreation Services
11,235,000
10,228,272
1,006,728
Administration
345,346
97,225
248,121
Total Municipal Wide Services
37,570,666
26,324,032
11,246,635
* Other Deductions Include: Post Period Benefit, Benefit to Existing Development, Grants, Subsidies and Other Contributions
Attributable to New Development (e.g. 10% Statutory Deduction)
Watson
8 Associates
14
Review of Calculated Charges
RESIDENTIAL
NON-RESIDENTIAL
Service
Single-Detached
Apartments -
Dwelling & Semi-
Apartments - 2
Bachelor & 1
Multiple
(per ft2 of Gross Floor
Detached Dwelling
Bedrooms+
Bedroom
Dwellings
Area)
Municipal-Wide Services:
Roads and Related
$2,468
$1,562
$1,114
$2,065
$2.08
Fire Protection Services
886
561
400
741
0.51
Police Services
53
34
24
44
0.04
Outdoor Recreation Services
696
440
314
582
0.16
Indoor Recreation Services
1,001
633
452
837
0.22
Administration
215
136
97
180
0.18
Total Municipal-Wide Services
$5,319
$3,366
$2,401
$4,449
$3.19
15 O' Watson
8 Associates
Comparison of Current and
Calculated Charges -Residential
Service
Current Rate
Calculated
Rate
Difference
Municipal Wide Services:
Roads and Related
$3,500
$2,468
($1,032)
Fire Protection Services
$529
$886
$357
Police Services
$0
$53
$53
Outdoor Recreation Services
$406
$696
$290
Indoor Recreation Services
$462
$1,001
$539
Administration
$137
$215
$78
Total Municipal Wide Services
$5,035
$5,319
$284
16 O' Watson
8 Associates
Comparison of Current and Calculated
C harges-Non -Residential (per ft2 of Gross Floor Area)
Service
Current Rate
Calculated
Rate
Difference
Municipal Wide Services:
Roads and Related
$0.00
$2.08
$2.08
Fire Protection Services
$0.00
$0.51
$0.51
Police Services
$0.00
$0.04
$0.04
Outdoor Recreation Services
$0.00
$0.16
$0.16
Indoor Recreation Services
$0.00
$0.22
$0.22
Administration
$0.00
$0.18
$0.18
Total Municipal Wide Services
$0.00
$3.19
$3.19
17 O' Watson
8 Associates
Development Charge Rates for Municipalities in the vicinity of
Collingwood Single Detached & Semi Detached Dwelling - (As of July 1,
2009)
55,000
52,500
50,000
47,500
45,000
42,500
40,000
37,500
= 35,000
y 32,500
s
30,000
a
27,500
a
c 25,000
12
a 22,500
a
20,000
en
`m
V 17,500
15,000
12,500
10,000
7,500
5,000
2,500
18
0a e-,, ota tito' oya oyas tt e oca '5\ a~e\ \e ' yet s1 SSa e°e Sea gaA e" ' o~n eta acr yak aea °d~ aa Jaa abed tecti a so Fota
p°SQta~cp~Q\FNtaGast~ev Oo~oJt~ ap~JOtac~rotap 'Qt°Qo~°taGta~~eta Sesa~age ~Sao~t~O~~eat\~aASr ~et'oGa~o~eLJ~oS°to~See
e4- \s~a Sys \Pc Ga ~a G data ° oece ea°~ a~a\a
a~ ~a atie teo t\a Q 0110 Pa ea P
taa~ot t ata\0 SQ Ot `S Oto
Watson
& Assoc; iates
Note: Clearview, Coll ingwood, Essa, Meaford, Orangeville, Orillia, Oro-Medonte, Penetanguishene, Ramara, Severn and Tay By-laws will expire in 2009.
Development Charge Rates for Municipalities in the vicinity of
Collingwood Commercial/Retail DC's Per Fully Serviced Ft2. of GFA -
(As of July 1, 2009)
$24.00
$23.00
$22.00
$21.00
$20.00
$19.00
$18.00
$17.00
$16.00
Q $15.00
LL
w $14.00
0
$13.00
LL
a $12.00
`w $11.00
CL
$10.00
L $9.00
U
$8.00
$7.00
$6.00
$5.00
$4.00
$3.00
$2.00
$1.00
$0.00
~~se ~~JC~a~eoQoSeo~Lca\re~\~~\Sk~~e~~~Sa~at~ ~SS~t\~~aao~ ~pJ~a~ard~~~e~05\eoto~ a~\e~J~ oooaQa~zro ~~e
~~a~a~eaea4ota
t¢a~c~ao~~ ~~GJttec~ ~aAS9
Leo t\F Q ado ~~J ota e~S ~a Lea `as dos OY OK aka rot Lo\\\~ \~a Lt ~p e ~e~ SeQ
~O awe e~~ era cc \55 ~a ~r as to ~a ~ti O \
ad? a~SQ~`~~S Qaa\~t~Gr\~ Q~~ t'~~~a~et\P S~ Paa Ne
Watson
19 0t Oc~~ ~a~ SQ\ & Associates
Note: Clearview,Collingwood, Essa, Meaford, Orangeville, OriIlia, Oro-Medonte, Penetanguishene, Ramara, Severn and Tay By-laws will expire in 2009.
Development Charge Rates for Municipalities in the vicinity of
Collingwood Industrial DC's Per Fully Serviced Ft'. of GFA - (As of July 1, 2009)
$14.00
$13.00
$12.00
$11.00
$10.00
Q $9.00
LL
$8.00
0
LL
a $7.00
W
CL $6.00
v
en
r $5.00
U
$4.00
$3.00
$2.00
$1.00
$0.00
Ne d of ~osea\o~s \to~a~~ e~~aao~~Se~ec oJ~ FSS ~ 0o '0 -,e iS o l` 'o ao~ o<oo~~ageao`0a ~~ooa ~aSoJOa QP o'ea`\aoG~~te~~
fee Qk° met\F aka She C?a c~e~ Las ~rot~c,\~ 4ro Sao CkGa~Q a"~os q' Lai Lo~\O4eaa`ga~\SeQ
~e~ eSC yea, ~a t\P eQ9 r`°~ aka s1 ~~e" teak ct\e eao
aa~otd Se~ata S~t\~~ S k\~~~atie Q ata\1zkec, P ok ~e60 Qa ga of
Ope Watson
B.Asso fates
20 0
Note: Clearview,Collingwood,Essa,Innisfil,Meaford,Orangeville,Orillia,Oro-Medonte,Penetanguishene,Ramara, Severn and Tay By-laws will expire in 2009. I.
Next Steps
Based upon input received from the public,
Council will consider adoption of a by-law
21 O' Watson
8 Associates