The URL can be used to link to this page

09 04 2024 Development Services Committee Agenda The Township of Oro-Medonte Development Services Committee Meeting Agenda Electronic Hybrid Meeting Township of Proud Heritage,Exciting Future Wednesday, September 4, 2024 5:30 p.m. The Township of Oro-Medonte is committed to providing and maintaining a working environment that is based on respect for the dignity and rights of everyone within the organization and for those individuals visiting our organization. The Township of Oro-Medonte supports and fosters an environment that is safe, welcoming and respectful for all residents, visitors, members of Council and staff. Residents and business owners are encouraged to continue to utilize on line and telephone services for Township related business; and staff continue to be available to provide assistance by telephone, email and in person. Input on agenda items are welcome and encouraged by emailing planninq(a)_oro- medonte.ca or registering to participate at a Development Services Committee meeting at the "Request for Participation Form" link below. The Township of Oro-Medonte has amended its Procedural By-law to allow for electronic participation at Council meetings. In-person attendance at public meetings is also available. Protocols have been established to advise how to electronically participate in the public portions of these meetings. Please visit the following links for additional information: • Request for Participation Form Protocols for Public Participation Council and DS Committee All electronic Council meetings will be streamed live, where possible, on the Township YouTube Channel. Council Agendas will continue to be published on the Civic Web Meeting Agendas in advance of the meeting date in accordance with the Township's Procedural By-law. Page 1. Opening of Meeting: The Township of Oro-Medonte acknowledges that we are situated on the traditional land of the Anishnaabek (A- nish- in- aa- beh) people, and ancestral territory of the Huron-Wendat. The Anishnaabek include the Odawa [Oh-DAH-wah], Ojibwe [O-jib-we] and Pottawatomi [boh-tah-WAH- Page 1 of 347 toh-mee] nations, collectively known as the Three Fires Confederacy. It continues today as the home for diverse Indigenous Peoples including the historic Metis Community in Penetanguishene. The Anishnaabek people continue to have an enduring relationship with this land, specifically the Chippewas of Rama First Nation, the Chippewa Tri- Council and the Williams Treaties First Nations. The Huron-Wendat Nation also continues to pay respect and protect their ancestors and heritage on this land. We honour the Indigenous history and culture that has thrived for millennia in this territory and the Treaties that bind us together as partners in the spirit of a shared sustainable and prosperous future. We are all Treaty People. Our commitment begins with acknowledging the Truth so that we can move forward together towards Reconciliation. 2. Agenda Approval: a) Motion to Approve the Agenda. 3. Disclosure of Pecuniary Interest: 4. Approval of Minutes: 4 - 15 a) Minutes of Development Services Committee meeting held on Wednesday, August 7, 2024. 08 07 2024 Development Services Committee Minutes 5. Public Meetings: 16 - 40 a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Particulars and Public Access; Notice of Public Meeting for Proposed Amendments to the Official Plan and Zoning By-law of the Township of Oro-Medonte, municipally known as 544 Line 11 North, 2024-OPA-04 & 2024-ZBA-08 (Morris Shelswell & Sons Excavating & Grading Ltd.). Notice of Complete Application & PM 5a Presentation 5a Agent's Presentation 6. Public Hearings: 41 - 60 a) 5:45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services re: Minor Variance Application 2024-A-41, Darrin & Adrienne Oldcorn, 2504 Line 2 North. DS2024-108 6a Presentation 61 - 92 b) 5:55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2024- B-13, Laurie Lynn North, 363 Line 12 North. DS2024-107 6b Presentation Page 2 of 347 6b Agent's Presentation 93 - 115 c) 6:05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re: Minor Variance Application 2024-A-42, Kathy & David Peck, 2 Sunnyside Avenue. DS2024-106 6c Presentation 116 - 133 d) 6:25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services re: Consent Application 2024-B-14 by Jim & Nancy Partridge, 1307 Line 3 North. DS2024-109 6d Presentation 7. Reports of Municipal Officers: 134 - 311 a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer re: 2024 Development Charges Study and Draft By-law Update. F12024-15 Attachments — DC Background Study and Draft By-Law 312 - 322 b) DS2024-101, Brent Spagnol, Director, Development Services re: Zoning By- law Amendment Application 2024-ZBA-03 (Freskiw) [Refer to Item 5a) 09 04 2024 Council Agenda]. DS2024-101 323 - 330 c) DS2024-103, Catherine McCarroll, Senior Planner re: Zoning By-law Amendment Application 2022-ZBA-04 and Draft Plan of Subdivision 2022- SUB-01, Shanty Bay Estates Ltd., Concession 3 South Part Lot 27 Part Lot 28 Reference Plan 51 R19629 Parts 1 to 4 (Oro). DS2024-103 331 - 339 d) DS2024-104, Brent Spagnol, Director, Development Services re: Zoning By- law Amendment Application 2024-ZBA-09 (Monkman) [Refer to Item 5b) 09 04 2024 Council Agenda]. DS2024-104 340 - 347 e) DS2024-110, Catherine McCarroll, Senior Planner re: Zoning By-law Amendment Application 2021-ZBA-15, 12 West South Inc., 9647 Highway 12. DS2024-110 8. Next Meeting Date: October 2, 2024. 9. Adjournment: a) Motion to Adjourn. Page 3 of 347 4.a) Minutes of Development Services Committee meeting held on Wednesday... .�� The Township of Oro-Medonte Townshipgf Development Services Committee Minutes Electronic Hybrid Meeting Proud Heritage,Exciting Future Wednesday, August 7, 2024 5:30 p.m. Present: Mayor Randy Greenlaw Deputy Mayor Peter Lavoie Councillor David Clark _ Councillor Richard Schell Councillor Robert Young Regrets: Councillor John Bard Councillor Lori Hutcheson Staff Shawn Binns, CAO; Brent Spagnol, Director, Development Services; Present: George Vadeboncoeur, Manager, Planning Special Projects; Catherine McCarroll, Senior Planner; Yubing Fan, Planner; Janette Teeter, Supervisor/Clerk's Services/Deputy Clerk; Patrick Howse, Information Technology Technician (IT) All Committee and staff participated via Zoom platform. 1. Opening of Meeting: Deputy Mayor Lavoie assumed the Chair at the above noted time and called the meeting to order. He then read the Township's land acknowledgement. The Township of Oro-Medonte acknowledges that we are situated on the traditional land of the Anishnaabek (A- nish- in- aa- beh) people, and ancestral territory of the Huron-Wendat. The Anishnaabek include the Odawa [Oh-DAH-wah], Ojibwe [O-jib-we] and Pottawatomi [boh-tah-WAH-toh-mee] nations, collectively known as the Three Fires Confederacy. It continues today as the home for diverse Indigenous Peoples including the historic Metis Community in Penetanguishene. The Anishnaabek people continue to have an enduring relationship with this land, specifically the Chippewas of Rama First Nation, the Chippewa Tri-Council and the Williams Treaties First Nations. The Huron-Wendat Nation also continues to pay respect and protect their ancestors and heritage on this land. We honour the Indigenous history and culture that has thrived for millennia in this territory and the Treaties that bind us together as partners in the spirit of a shared sustainable and Page 1 of 12 Page 4 of 347 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, August 7, 2024. prosperous future. We are all Treaty People. Our commitment begins with acknowledging the Truth so that we can move forward together towards Reconciliation. 2. Agenda Approval: a) Motion to Approve the Agenda. Motion No. DSC240807-1 Moved by Young, Seconded by Clark It is recommended that the agenda for the Development Services Committee meeting of Wednesday, August 7, 2024 be received and approved. Carried. 3. Disclosure of Pecuniary Interest: None declared. 4. Approval of Minutes: a) Minutes of Development Services Committee meeting held on Wednesday, July 3, 2024. Motion No. DSC240807-2 Moved by Schell, Seconded by Greenlaw It is recommended that the draft minutes of the Development Services Committee meeting held on Wednesday, July 3, 2024 be received and approved as printed and circulated. Carried. Page 2 of 12 Page 5 of 347 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, August 7, 2024. 5. Public Meetings: a) Notice of Receipt of a Complete Application; Notice of Particulars and Public Access; Notice of Public Meeting for Proposed Amendment to the Zoning By-law of the Township of Oro-Medonte, West Part Lot 8, Concession 14, Township of Oro-Medonte (formerly Medonte, County of Simcoe), municipally known as 10087 Highway 12, 2024-ZBA-05 (Andrews). Deputy Mayor Lavoie called the meeting to order and explained the public meeting is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Gayle Andrews. The following correspondence was received: Bell Canada dated July 17, 2024; Enbridge Gas dated July 22, 2024; Township of Oro-Medonte, Building Division dated July 30, 2024; County of Simcoe, Planning Department dated July 31 , 2024. George Vadeboncoeur, Manager, Planning Special Projects, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. The applicant was not present. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Staff confirmed that no additional correspondence from the public were received during this meeting. There being no further comments or questions, the meeting adjourned. Page 3 of 12 Page 6 of 347 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, August 7, 2024. b) Notice of Receipt of a Complete Application; Notice of Particulars and Public Access; Notice of Public Meeting for Proposed Amendment to the Zoning By-law of the Township of Oro-Medonte, municipally known as 1017 Lakeshore Road East, 2024-ZBA-09 (Monkman). Deputy Mayor Lavoie called the meeting to order and explained the public meeting is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Rod and Mary Monkman. The following correspondence was received: The following correspondence was received: Township of Oro-Medonte, Fire & Emergency Services Department dated July 19, 2024; Enbridge Gas dated July 22, 2024; Township of Oro-Medonte, Building Division dated July 30, 2024; Lake Simcoe Region Conservation Authority dated August 2, 2024. Brent Spagnol, Director, Development Services, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Susan Bradley, agent on behalf of the applicant, was present. Rod Monkman, applicant, provided questions/comments regarding the Planning process. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Staff confirmed that no additional correspondence from the public were received during this meeting. There being no further comments or questions, the meeting adjourned. Page 4 of 12 Page 7 of 347 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, August 7, 2024. 6. Public Hearings: a) DS2024-100, Andy Karaiskakis, Manager, Planning Services re: Consent Applications 2024-B- 08, 2024-B-09 & 2024-B-10, Hang Gao & Xu Han, 1667 Ridge Road East. Deputy Mayor Lavoie called the hearing to order and explained the public hearing is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Xu Han & Hang Gao. The following correspondence was received: Township of Oro-Medonte, Environmental Services Department dated July 25, 2024; Township of Oro-Medonte, Building Division dated July 26, 2024; Hydro One dated July 29, 2024; Rocco and Adrienne Barca dated July 31, 2024. Catherine McCarroll, Senior Planner, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Debbie Vandenakker, agent on behalf of applicant, was present. Hang Gao, applicant, was present. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Staff confirmed that no additional correspondence from the public were received during this hearing. There being no further comments or questions, the hearing adjourned. Motion No. DSC240807-3 Moved by Clark, Seconded by Schell It is recommended 1. That DS2024-100, Andy Karaiskakis, Manager, Planning Services re: Consent Applications 2024-B-08, 2024-B-09 & 2024-B-10, Hang Gao & Xu Han, 1667 Ridge Road East be received and adopted. 2. That Consent Application 2024-B-08 by Hang Gao & Xu Han to permit the creation of a new residential lot having a lot frontage of approximately 30.06 metres (98.62 feet), a lot depth of approximately 54.00 metres (177.16 feet) and an area of approximately 0.2 hectares (0.49 acres) be approved, subject to the conditions as outlined in DS2024-100. 3. That Consent Application 2024-B-09 by Hang Gao & Xu Han to permit the creation of a new residential lot having a lot frontage of approximately 30.08 metres (98.69 feet), a lot depth of approximately 72.02 metres (236.29 feet) and an area of approximately 0.2 hectares (0.49 acres) be approved, subject to the conditions as outlined in DS2024-100. 4. That Consent Application 2024-B-10 by Hang Gao & Xu Han to permit the creation of a new residential lot having a lot frontage of approximately 30.09 metres (98.72 feet), a lot depth of approximately 72.02 metres (236.29 feet) and an area of approximately 0.2 hectares (0.49 acres) be approved, subject to the conditions as outlined in DS2024-100. 5. That the applicant be advised of Development Services Committee's decision under the Secretary Treasurer's signature. Carried. Page 5 of 12 Page 8 of 347 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, August 7, 2024. b) DS2024-095, Catherine McCarroll, Senior Planner re: Consent Application 2024-B-11 , Quinan Construction Limited, 466 Line 2 North. Deputy Mayor Lavoie called the hearing to order and explained the public hearing is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Dallas Bolyea (Quinan Construction). The following correspondence was received: Township of Oro-Medonte, Fire & Emergency Services Department dated July 24, 2024; Township of Oro-Medonte, Building Division dated July 26, 2024; Enbridge Gas dated July 26, 2024; Hydro One dated July 29, 2024; MHBC Planning on behalf of TransCanada Pipelines Limited dated July 29, 2024; County of Simcoe, Planning Department dated July 30, 2024. Catherine McCarroll, Senior Planner, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Dallas Bolyea, applicant, was present. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Staff confirmed that no additional correspondence from the public were received during this hearing. There being no further comments or questions, the hearing adjourned. Motion No. DSC240807-4 Moved by Greenlaw, Seconded by Young It is recommended 1 . That DS2024-095, Catherine McCarroll, Senior Planner re: Consent Application 2024-B-11 , Quinan Construction Limited, 466 Line 2 North be received and adopted. 2. That Consent Application 2024-B-11 by Quinan Construction Limited, to permit a boundary adjustment having a lot frontage of approximately 42.67 metres (140.0 feet), a lot depth of approximately 60.96 metres (200.0 feet) and an area of approximately 0.27 hectares (0.67 acres) to be added to the property located at 490 Line 2 North, Township of Oro-Medonte, be approved subject to the conditions as outlined in DS2024-095. 3. That the applicants be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. Page 6 of 12 Page 9 of 347 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, August 7, 2024. c) DS2024-096, Catherine McCarroll, Senior Planner re: Consent Application 2024-B-12, James Ward, 253 Craig Sideroad. Deputy Mayor Lavoie called the hearing to order and explained the public hearing is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Jamie Ward. The following correspondence was received: Township of Oro-Medonte, Building Division dated July 26, 2024; Enbridge Gas dated July 26, 2024; Hydro One dated July 29, 2024; Nottawasaga Valley Conservation Authority dated July 29, 2024; County of Simcoe, Planning Department dated July 30, 2024. Catherine McCarroll, Senior Planner, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Victoria Lemieux, agent on behalf of applicant, was present. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Staff confirmed that no additional correspondence from the public were received during this hearing. There being no further comments or questions, the hearing adjourned. Motion No. DSC240807-5 Moved by Schell, Seconded by Greenlaw It is recommended 1 . That DS2024-096, Catherine McCarroll, Senior Planner re: Consent Application 2024-B-12, James Ward, 253 Craig Sideroad be received and adopted. 2. That Consent Application 2024-B-12, to permit the creation of a new residential lot having a lot frontage of approximately 134.5 metres (441.3 feet), a lot depth of approximately 77.0 metres (252.6 feet) and an area of approximately 1 .04 hectares (2.6 acres), be approved subject to the conditions as outlined in DS2024- 096. 3. That the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. Page 7 of 12 Page 10 of 347 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, August 7, 2024. d) DS2024-094, Yubing Fan, Planner re: Minor Variance Application 2024-A-39 William Glover & Tammi Dean, 121 Brambel Road. Deputy Mayor Lavoie called the hearing to order and explained the public hearing is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Bill Glover & Tammi Dean. The following correspondence was received: Township of Oro-Medonte, Operations Division dated July 25, 2024; Township of Oro-Medonte, Building Division dated July 26, 2024; Lake Simcoe Region Conservation Authority dated July 29, 2024. Yubing Fan, Planner, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Philippe Lamadeleine, agent on behalf of applicant, was present. Bill Glover and Tammi Dean, applicants, were present. The following public comments were provided: Steven Weinberger provided comments regarding setback distance from Lake Simcoe with respect to his dwelling, distance of new dwelling from the water, the two-storey dwelling and distance beyond the tree line. A Site Plan was shared on the screen. Staff confirmed that no additional correspondence from the public were received during this hearing. There being no further comments or questions, the hearing adjourned. Motion No. DSC240807-6 Moved by Young, Seconded by Clark It is recommended 1 . That DS2024-094, Yubing Fan, Planner re: Minor Variance Application 2024-A-39 William Glover & Tammi Dean, 121 Brambel Road be received and adopted. 2. That Minor Variance Application 2024-A-39 by William Glover & Tammi Dean, specifically for permission to construct a single detached dwelling with a reduced setback of 14.7 metres (48.2 feet) from the top-of-bank of a slope that exceeds 33% in the rear yard/waterside of the property and to keep the existing garage, boathouse, and retaining walls prior to the construction of the new single detached dwelling, on lands municipally known as 121 Brambel Road, Township of Oro- Medonte, be approved subject to the conditions as outlined in DS2024-094. 3. That the Applicant be advised of Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. Page 8 of 12 Page 11 of 347 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, August 7, 2024. e) DS2024-099, George Vadeboncoeur, Manager, Planning Special Projects re: Minor Variance Application 2024-A-40, Matt & Jil Koller and Dave & Helen Noble, 885 15/16 Sideroad East. Deputy Mayor Lavoie called the hearing to order and explained the public hearing is being held in accordance with the provisions of the Planning Act to obtain public comments with respect to the proposed application by Matt & Jill Koller and Dave & Helen Noble. The following correspondence was received: Township of Oro-Medonte, Operations Division dated July 25, 2024; Township of Oro-Medonte, Building Division dated July 26, 2024; Enbridge Gas dated July 30, 2024. George Vadeboncoeur, Manager, Planning Special Projects, explained the purpose and effect of the proposed application. A PowerPoint presentation was presented. Matt Koller, applicant, was present. Staff confirmed that no additional public registrations were received and no verbal comments were received from the public. Staff confirmed that no additional correspondence from the public were received during this hearing. There being no further comments or questions, the hearing adjourned. Motion No. DSC240807-7 Moved by Greenlaw, Seconded by Schell It is recommended 1 . That DS2024-099, George Vadeboncoeur, Manager, Planning Special Projects re: Minor Variance Application 2024-A-40, Matt & Jil Koller and Dave & Helen Noble, 885 15/16 Sideroad East be received and adopted. 2. That Minor Variance Application 2024-A-40 submitted by Matt & Jil Koller and Dave & Helen Noble, specifically to convert an existing 80.2 square metre (864.0 square feet) attached three bay garage into an apartment unit over two floors that is 101.8 square metres (1,096.8 square feet) in size, be approved subject to the conditions as outlined in DS2024-099. 3. That the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. Page 9 of 12 Page 12 of 347 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, August 7, 2024. 7. Deputations/Presentations: a) Deputation by Jim Graham, re: Update on Private/Public Partnership of Oro-Medonte Community Environmental Centre/Try Recycling. The Committee consented to allow the deputation to proceed past the 10 minute limit if necessary. Motion No. DSC240807-8 Moved by Clark, Seconded by Young It is recommended that the deputation presented by Jim Graham, re: Update on Private/Public Partnership of Oro-Medonte Community Environmental Centre/Try Recycling be received. Carried. 8. Reports of Municipal Officers: a) DS2024-093, George Vadeboncoeur, Manager, Planning Special Projects re: Information Report on the Status of the Try Recycling Site Plan Application No. 2016-SPA-14. Motion No. DSC240807-9 Moved by Schell, Seconded by Clark It is recommended that DS2024-093, George Vadeboncoeur, Manager, Planning, Special Projects re: Information Report on the Status of the Try Recycling Site Plan Application No. 2016-SPA-14 be received. Carried. Page 10 of 12 Page 13 of 347 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, August 7, 2024. b) DS2024-098, George Vadeboncoeur, Manager, Planning, Special Projects re: Zoning By-law Amendment Application 2024-ZBA-05, Gayle Andrews 10087 Highway 12 [Refer to Item 5b) 08 07 2024 Council Agenda]. Motion No. DSC240807-10 Moved by Young, Seconded by Greenlaw It is recommended 1. That DS2024-098, George Vadeboncoeur, Manager, Planning, Special Projects re: Zoning By-Law Amendment Application 2024-ZBA-05, Gayle Andrews, 10087 Highway 12 be received and adopted. 2. That subject to the comments received through the public notification process, that Zoning By-law Amendment Application 2024-ZBA-05, with respect to lands located at the West Part Lot 8, Concession 14, Township of Oro-Medonte (formerly Medonte, County of Simcoe) be approved to rezone lands from the Agricultural/Rural (A/RU) Zone to Agricultural/Rural Exception 359 (A/RU*359) Zone, for the purpose of permitting a detached accessory garage with a second-floor apartment unit. 3. That the appropriate staff bring forth the By-law for Council's consideration. 4. That the applicant be advised of the decision under the Director, Development Services' signature. Carried. c) DS2024-101, Andy Karaiskakis, Manager, Planning Services re: Minor Variance Application 2024-A-29, Foad & Esther Sabet, 15 Georgina Drive. Motion No. DSC240807-11 Moved by Schell, Seconded by Clark It is recommended 1. That DS2024-101, Andy Karaiskakis, Manager, Planning Services re: Minor Variance Application 2024-A-29, Foad & Esther Sabet, 15 Georgina Drive be received and adopted. 2. That Minor Variance Application 2024-A-29 by Foad & Esther Sabet specifically to install an inground swimming pool with a reduced setback from the average highwater mark of Lake Simcoe of 15.0 metres (49.2 feet) on lands municipally known as 15 Georgina Drive, Township of Oro-Medonte, be approved subject to the conditions as outlined in DS2024-101. 3. That Minor Variance Application 2024-A-29 by Foad & Esther Sabet specifically to install an inground swimming pool with a reduced interior side yard setback of 1.2 metres (3.9 feet) be denied as the reduced setback to the east interior side lot line has the potential to damage the root system of the red oak tree located on the abutting property at 13 Georgina Drive. 4. That the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Carried. Page 11 of 12 Page 14 of 347 4.a) Minutes of Development Services Committee meeting held on Wednesday... Development Services Committee Meeting Minutes — Wednesday, August 7, 2024. 9. Next Meeting Date: September 4, 2024. 10. Adjournment: a) Motion to Adjourn. Motion No. DSC240807-12 Moved by Greenlaw, Seconded by Young It is recommended that we do now adjourn at 7:40 p.m. Carried. Chair, Deputy Mayor, Peter Lavoie Deputy Secretary-Treasurer, Catherine McCarroll Page 12 of 12 Page 15 of 347 5.a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... Notice of Receipt of a Complete Application Notice of Particulars and Public Access Notice of Public Meeting for Of, Wc' Proposed Amendments to the Official Plan and Zoning By-law of the Township of Oro-Medonte 2024-OPA-04&2024-ZBA-08 (Morris Shelswell& Sons Excavating & Grading Ltd.) Meetings are held in a hybrid format which permits in-person attendance or remote electronic participation. The Township will continue to livestream Public Meetings over the internet for public viewing and participation. Protocols have been established to advise how to electronically participate at public meetings. Please refer to the Township's website (oro-medonte.ca)for Public Meeting viewing and participation information. Take notice that the Township of Oro-Medonte deemed the following applications to be"Complete Applications" pursuant to the Planning Act on the 215t day of June, 2024. Take notice that the Development Services Committee of the Township of Oro- Medonte will hold an electronic hybrid Public Meeting on September 4, 2024 at 5:30 p.m. The purpose of the Public Meeting is to notify the public and to obtain public comments on proposeds Amendments to the Official Plan and Zoning By-law. The subject lands are located at 544 Line 11 North. A key map illustrating the location of the subject lands, and a copy of the applicants site plan including the lands to be amended are included with this notice. The purpose and effect of the proposed Offiical Plan Amendment is to re-designate a portion of the subject property to a site-specific exception under Section 2.5 (Agricultural)of the Township's Official Plan, to recognize the part of the business which has extended beyond the original boundaries of the business, as well as the proposed area for expansion. The purpose of the application for Zoning By-Law Amendment is to consider a proposal to amend Zoning By-law No. 97-95, as amended, by rezoning a portion of the subject property from the"Agricultural/Rural (A/RU)"Zone to the"Rural Industrial (IR)"Zone to permit the expansion of the existing contractors yard use. A copy of the applicant's proposed Zoning By-law Amendment is included with this notice. Input on the draft amendments is welcome and encouraged. For specific details regarding public participation during the meeting please check the Township website at https://www.oro-medonte.ca/working-here/township-departments/planning- information/ Written submissions can be made by: 1. Emailed to plan ningQoro-medonte.ca prior to or during the Public Meeting-, 2. Dropped in the drop box at the Township Administration Office on Line 7 South-, 3. Faxed to (705)487-0133-1 or, 4. Mailed through Canada Post. You can watch a live stream of the meeting on the Township's YouTube Channel (this link will not allow you to speak during the meeting). Further details of the applications are part of the public record and are available to the public for viewing/inspection on the Township's website www.oro-medonte.ca. Any Page 16 of 347 5.a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... person wishing further information or clarification with regard to the applications should contact the Planning Division at 705-487-2171 or planning(a,oro-medonte.ca. Individuals who submit letters and other information to Council and its advisory bodies should be aware that all information, including contact information, contained within their communications may become part of the public record and may be made available through the agenda process which includes publication on the Township's website. If a specified person or public body would otherwise have an ability to appeal the decision of Council for The Corporation of the Township of Oro-Medonte to the Ontario Land Tribunal but the specified person or public body does not make oral submissions at a public meeting or make written submissions to The Corporation of the Township of Oro-Medonte before the proposed official plan amendment is adopted or the by-law is passed, the specified person or public body is not entitled to appeal the decision. If a specified person or public body does not make oral submissions at a public meeting or make written submissions to The Corporation of the Township of Oro- Medonte before the proposed official plan amendment is adopted or before the by-law is passed, the specified person or public body may not be added as a party to the hearing of an appeal before the Ontario Land Tribunal unless, in the opinion of the Tribunal, there are reasonable grounds to add the specified person or public body as a party. Notwithstanding the above, subsections 17(36) and 34(19) of the Planning Act defines the parties that are eligible to appeal the decision to the Ontario Land Tribunal. If you wish to be notified of the decision of the Township of Oro-Medonte in respect to the proposed Official Plan Amendment and Zoning By-law Amendment, you must make a written request. Written submissions/requests should be directed to: Township of Oro-Medonte 148 Line 7 South Oro-Medonte, Ontario LOL 2E0 Attn: Brent Spagnol, Director, Development Services plannin.i(c oro-medonte.ca Dated at the Township of Oro-Medonte this 14t" day of August, 2024. Page 17 of 347 5.a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... Location Map Q S&jed Lands 1 Applicant's Site Plan/Official Plan Amendment Sketch LOT CONFIGURATION SKETCH I q� 0 i, LEGEND --- o.:w.o _e.erera - ................. ............... .......... e I j I�€r I ? i : 71 Page 18 of 347 5.a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... Part 2-The Amendment 2.1 Preamble 2.1.1 All of this part of the document entitled 'Part 2 - The Amendment consisting of the fallowing text and map Schedule 'Al' constitute Amendment No.XX to the Official Plan for the Township of Oro-Medonte. The lands affected by this Amendment are legally described as Part East'/_Lot 17,Concession 11 Oro,Part 1 on Plan 51R 38163&Part 1 on Plan 51R33910, now in the Township of Oro-Medonte,County of SimcOe 2.2Details of the Amendment 2.2.1 Text Amendment Section C1.2 of the Official Plan is amended by adding the following new Section(s): "C1.4 Exceptions C1.4.X Part East'/:Lot 17,Concession 11 Oro,Part 1 on Plan 51R 38163 &Part 1 on Plan 51 R33910,County of Simcoe a) Notwithstanding the policies of Section Cl -Agricultrual, in addition to the permitted uses identified in Section C1.2, an industrial use, shall be a permitted use. b)The implementing Zoning By-law shall contain provisions that limit the area of the site to be used for the industrial use. Map Amendment Schedule A - Land Use is hereby amended to include an exception to the "Agricultural" designation in accordance with Schedule 'A" attached hereto as subject to Section CA A X. 2.3 Implementation The provisions of the Official Plan regarding the implementation of that Plan shall also apply to this Amendment- Furthermore, this Amendment shall be implemented through an Amendment to the Township of Oro-Medonte's Zoning By-law No. 97-95, as amended.passed pursuant to Section 34 of the Planning Act R.S.O. 1990, c.P 13, and through applicabon(s) for Site Plan Control Approval pursuant to Section 41 of the Planning Act R.S.O.1990,c.P 13. Applicant's Zoning By-law Amendment The Corporation of the Township Of Oro-Medonte By-Law No.2024-XXX A By-law to amend the zoning provisions which apply to lands at Part East'':Lot 17,Concession 11 Oro.Part 1 on Plan 51R 38163&Part 1 on Plan 51R33910(544 Line 11) Township of Oro-Medonte 2024-ZBA-XX(Morris Shelswell&Sons Excavating&Grading Ltd.) Whereas the Council of the Corporation of the Township of Oro-Medonte is empowered to pass By-laws to regulate the use of land pursuant to Section 34 and 36 of the Planning Act,R.S.O.1990,c.P.13. And Whereas Council deems it appropriate to rezone the subject lands. Now Therefore the Council of the Township of Oro-Medonte hereby enacts as follows- 1. Schedule'All'to Zoning By-law 97-95,as amended,is hereby further amended by changing the zone symbol applying to a portion of Part East''/_Lot 17,Concession 11 Oro,Part 1 on Plan 51R 38163&Part 1 on Plan 51R33910,now in the Township of Oro-Medonte, County of Simcoe, from the from the "AgriculturaVRural (AlRU)' Zone to'Rural Industrial(IR)"Zone,as shown on Schedule'A"attached and forming part of this By-law. 2. Schedule'Al'attached to By-law No.2024-XXX is declared to form a part of this By-law. 3. This By-law shall come into effect upon the date of passage hereof, subject to the provisions of the Planning Act.as amended. Page 19 of 347 5.a) 5.30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... `s w x 3 E: 4-_' Co oo o }. r U CD i > . . . Q Cu C Q N X w .o a N U) E N O o o 0 o � Q Cn Q � Q C ) N J � � Q UD .CM. . Q � .0 i N O C) Page 20 of 347 5.a) 5.30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... `s 04 C W a Q _ 1 Q� 4-1 f C: (n z O 4-1 3 a O O O E •2 Eo .L Cn (n cu O 0 i O_ O Cu a oCu 4-j Q a� U °' O U � L n O p �O Q PY'1 u Q (n U o Q N � Cu Cn w U Cu Cu � U N L C C CD � uI E ° Of N O� � �U_ v Q N L L � M D_ � N 0 'E C O — � O � O J U 0 a� CU � _ X L U `0 c6 rp }, O U i Q L � O W � N O cn N ai CD 0 O N ■ N O LO a a � Q °' Cu O �, O = N �' L L 4--' `0Cu O ■ ■ ^, O CU W W (n �� V� Q L N O �y O O L 0L Cu CD U � a) C L N � O O Q X a 0 � N (U Page 21 of 347 5.a) 5: plication; Notice of Pa... -�- w rl n i A O I� O J _-------= ! a 4-jCO CO N IV U O �j a a' 00 � U N CO CO � m Cn CD rl , r N O a e OC6 ' N Q � o o � ; 2 .. OTC N fl[ ' N 7 E) W 1 � O R v _ �.O O { - o AW ale 22 of 347 5.a) 5.30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... `s W i I I I o b 000 O HMO}' --- i 1- Co 00 U CD CO i �aa Cu I �f CL m U Q N ;o W Cll C— Cy O i O 06 lag o a Cn as E Jd' aoav� Page 23 of 347 5.a) 5: . of a Complete Application; Notice of Pa... F w 04 Ell ff �� 00 O CD Cu W N W N � O P' a� Cu Y' � 48 r � � J Cu .. c O U)ON OU) O •L N = r o If V/ O J Page 24 of 347 5.a) 5.30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... . Ell 04 i I � Ell y ## x o M O �--� O U _ its < Cu MM Q N � W 00 N (n O O N O i C U Q � a� ' _LL U)Q cn � ,AMI O// -1 � O Mij +�+ O O U) N OL N w Page 25 of 347 5.a) 5.30 p.m. KIntic pleteApplication; Notice of Pa... f , s O O 04 z .rl f O O O G O N U Q Cu � m U Q N X W C: N (n O O C: -- N O _ U) (D Cu E _ "t (D c Q r Q Cn Cu N y; ti � O �/� o M 1 VJ / N O .� O 'E N O a O O N k U) C O c� a Page 26 of 347 5.a) 5.30 p.m. Notice of Re pleteApplication; Notice of Pa... 0 S INS � 04 p. 0 E. « N 2 O +� 0Q U C� ¢x, R Cu Cu .: � m U Q N X W N cn N O 0 U) o 06 WIW.. N � � E Qo Cu N , 0 0 r Page 27 of 347 5.a) 5.30 p.m. Notice of Receipt of a Complete Application; Notice of Pa... � U w (D .V .U) � — W _ a E '(n �� x :3 N (n U) N 3 a o ° c� •- U O a) � (� O a) t6 t6 .0 I > U E Q .� o � m U C: U o QNw � � � c� oc� U N cn � (D � C > NCD (D a) -U N O o o U) O cn 06 3 a) a) L a) CM � L (� .L O 0- 4- (n (1) (6 Q U N t6 Cu t6 — O E Q E '� O CD � '� U 'E N O o O ) � ° ., 0 0 �. o - O � N LO I= •V � t6 . Q Q = U a) E a) N N O U a) .0 U '— v � O N O O Q OU t6 OU Page 28 of 347 5.a) 5:30 p.m. Notice f4s. , ipt of a Complete Application; Notice of P o U C - l JV o z - T . r i Page 29 of 3477 5.a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa. 28 y Y N O �v Vw O �N v C Page 30 of 347 5.a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa. oya , dO , ` `•F � ,ram . �6 q \ 1 w y � � �d•'Y -"tom � I ,'+p!' �Y• 4 . F. z�e"�� py j pdia ' do dJ r Page 31 of 347 5.a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa. Ln 'Ln O 4- Ca cn O � +-j +-j —_ � V Q LO 0 'cn c6 U U a� O Qo O — N — Q O O O0 O C O �ro ro 6 U � •V — C6 ' bn CAA 'CAA Q Q '� p '0 O (� 0 _0 +_+ 0 O a) — ca aA O a--+ ca 'cn < V L _0 0 tv0 cn —0 Q '� 0 � Q 0 Q ate-' X U cn Z ) (3) a-J Page 32 of 347 5.a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa. OC Q) c6 � O Q) L/) + ) 0 ru ru Ou CO C")- x Q) O (2) � s Q O Q = •— O o C Q +J Q) O n Q O N Q) Q) Q) � _0 C O a� ° a� ago0 — OLna) Ln Q) m O �, E O �' O N Q i UO L N -0 c O t�0 � U CAA O c6 .� O DC .Ln w Q Ou w Page 33 of 347 • 5.a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa. Ln a) Ln C: O O a--+ a--+ 'U O — u O >% QR ' V Q N O O 0 Ln r o ._ +j V 4 O Q — u O � O Q N � a V) � O cn c6 = v Ecn -0 4-J 0 ateu > O Q 0 U Q O ra -0 .� O O � Q ' U O c� O N Ln Ln O � ru . � ca cu z cr) � Q +6 � u 0 M O I O I I Q N V Page 34 of 347 5.a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa. Q) Q) N D O Q) O 319 1r Q O x I DC p[ ca a--a 4-j N � 00 D Z3 }' N N E i= (� CO E E M E • = .n 4-j M � ` Q •cn O E o V \ a Q) a O iSl1m N L >% =) � 0 m ego Q to a� o ' N O O +� E N w 6 6- O Page 35 of 347 5.a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa. 4--j C c6 O J U L Q 0- 0 .� u - O ro C � O ro Ln 4- O D O M oc C) w c •aA ro O z � . Page 36 of 347 5.a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa. c6 O Q) +j Q) O Ln E U ro U ,r �O cn i c6 c6 � — • O � '� Q � U Ca ,0 ,� 0 — ro c6 0 � O •U • •— Q U Q) Q) E O ._ u V Q) Q cn +� 4- � O O c6 can C6 Q) +-+ O Q) +-+ ._ Q n •— U O cn U O c6 L cn U -I-- 0 UU Q) cn V) O O _I_- •— ._ +-j — O Q � �O E O � •- - n u U O O O Q -0 cn U a- C Page 37 of 347 • 5.a) 5:30 p.m. Notice of Receipt of a Complete Application; Notice of Pa. LINE I NORTH l�� I E :M 1 j �I 1 Yy En, Oi iel S•'7i,- I �6 I 9S v e . V � 1 . . .. .` � y eei< 6 z rr}j o ,I t r SI it 0wr 1 _ - N-,_. - , ter. 1 orv��a�o�aweor 1 I x�� I Y 1 Page 38 of 347 5.a) 5:30 p.m. Notice of Receipt of a Gemplete Application; Notlee LINE 1 1 NORTH ANN& WB'ESIi I i � / 1 I i 1 ' I i 1 I t'Lis 1 1 I £ 1 A I � 1 E ' I O ' c a Z u_ 1 ±SI.t m 1 c I a / a 9e�Z :i 00 ca IZX OW u / 5 / 30N33 :s c.cr W8'6S IT / / � I I u�.!vla 1/a/gIr10 r / Is 1 r i=o age 39 of 341 5.a) 5:30 p.m. Notice f eipt of a Complete Application; Notice of.P Or ��46 f Y • 4 Lw _ . 04 FF - y as 1*0 iOf-oil l t.e:� ..�j h, ..s• T � L•r•4 a � oa I A6 �ds� Fit ip- Page 40 of 347 z 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... Township of We ffet/onZe� Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Andy Karaiskakis, Manager, Planning Services Meeting Date: September 4, 2024 Report No.: DS2024-108 Subject: Minor Variance Application 2024-A-41, Darrin & Adrienne Oldcorn, 2504 Line 2 North Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report No. DS2024-108 be received and adopted. 2. That Minor Variance Application 2024-A-41 by Darrin & Adrienne Oldcorn, specifically to permit an apartment dwelling unit in the second storey of the attached garage with a floor area of 77.7 square metres (837.0 square feet), on lands municipally known as 2504 Line 2 North, Township of Oro-Medonte, be approved subject to the conditions as outlined in Report DS2024-108. 3. The conditions are as follows: a) That notwithstanding Section 5.4, the apartment dwelling unit shall otherwise comply with all other applicable provisions of the Zoning By-law; b) That the apartment dwelling unit be substantially and proportionally in conformity with the dimensions as set out on the application and sketches submitted and approved by the Committee; and, c) That the appropriate Zoning Certificate and Building Permit be obtained from the Township only after the Committee's decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. 4. And that the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Development Services September 4, 2024 Report No. DS2024-108 Page 1 of 11 Page 41 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... Background The purpose of this report is to facilitate the conversion of an existing second storey of the attached garage into an apartment dwelling unit. The subject property is located on the west side of Line 2 North, north of Bass Lake Sideroad West. The subject lands have a lot area of 5.4 hectares (13.3 acres) and contain a single detached dwelling currently under construction. The location map is included as Schedule 1 to this report. Minor Variance Application Proposal t The applicants are proposing to create an apartment dwelling unit located in the , 1 second storey of the attached garage. ` The applicants are seeking relief to the following section of Zoning By-law 97-95: ZONING BY-LAW 97-95 SECTION ZONE PERMITTED/ PROPOSED PROVISION REQUIRED 5.4 (c) Maximum Floor 70.0 square metres 77.7 square metres (837.0 Area of the (753.5 square feet) square feet)* Apartment Dwelling Unit * The applicant originally requested an apartment dwelling unit size of 104.0 square metres (1,120.0 square feet); however, the Township's Zoning By-law does not include any space with a floor to ceiling height of less than 1.8 metres (5.9 feet) in the calculation of floor area. The applicant's site plan and apartment floor plan are included as Schedules 2 and 3 to this report. Analysis Planning Act, R.S.O. 1990, c. P.13 Additional Residential Units Development Services September 4, 2024 Report No. DS2024-108 Page 2 of 11 Page 42 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... On November 28, 2022, Bill 23 received Royal Assent. The More Homes Built Faster Act, 2022, seeks to make it easier and faster to build new homes in Ontario. This is part of the Province's commitment to build 1.5 million homes over the next 10 years. Section 16 (3) of the Planning Act, which speaks to Official Plans. The Planning Act provides specific direction related to additional residential units to ensure that such units are serviced appropriately and scaled appropriately to ensure that the properties can accommodate the uses. The subject lands are located in a rural area and are serviced by private water and sewage system. The existing driveway contains ample space for parking for the proposed dwelling unit. Based on the above, the proposal is in-line with Province's objective to provide for additional dwelling units. Four Tests-Planning Act Section 3(5) of the Planning Act states that all decisions in respect of the exercise of any authority that affects a planning matter shall be consistent with provincial policy statements and shall conform with or shall not conflict with the provincial plans that are in effect on the date of the decision. Section 45(1) of the Planning Act establishes a four-fold test for a minor variance which requires consideration of: (1) whether the variance is minor; (2) whether the variance is desirable for the appropriate development or use of the land, building or structure; (3) whether the general purpose and intent of the zoning by-law is maintained; and; (4) whether the general purpose and intent of the Official Plan is maintained. A variance must meet all four of these tests. Planning Staff has reviewed this application against these four tests as follows: Does the variance conform to the general intent and purpose of the Official Plan? The subject lands are designated `Rural' in the County of Simcoe and Township Official Plans. The `Rural' designation permits detached dwellings and additional residential units subject to the policies of Section 4.9. Section 4.9 of the Township Official Plan contains detailed policies with respect to additional dwelling units. Planning Staff have reviewed these policies against the applicant's proposal and are of the opinion that the apartment dwelling unit in the single detached dwelling would conform with the Township's Official Plan as the additional residential unit would be contained within the existing single detached dwelling and the Development Services September 4, 2024 Report No. DS2024-108 Page 3 of 11 Page 43 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... proposal will have not have an impact on the rural character of the property or adjacent rural lands. Does the variance conform to the general intent and purpose of the Zoning By-law? The subject property is zoned `Agricultural/Rural (A/RU)' in the Township's Zoning By- law 97-95, as amended. In accordance with Section 5.4 (c), apartment dwelling units are permitted to have a maximum floor area of 70.0 square metres (753.5 square feet). The intent of this provision is to ensure that the apartment is secondary to the main dwelling unit and to protect buildings and structures from being constructed too large that would detract from the character of the surrounding area. The applicants are proposing a floor area of 77.7 square metres (837.0 square feet), which will remain smaller than the single detached dwelling at approximately 332.0 square metres (3,574.0 square feet). The apartments' smaller size and its' access from exterior deck stairs from the rear of the attached garage will help ensure that it will remain secondary to the primary residential use. It should also be noted that the dwelling is located approximately 193 metres (633 feet) from the road, along a winding driveway which cannot be viewed from the street. Site Visit photos are attached as Schedule 4 to this report. Based on the above, Planning Staff is satisfied that the proposed apartment dwelling unit conforms to the general purpose and intent of the Zoning By-law. Is the variance desirable for the appropriate development of the lot? Planning Staff considered the proposed application within the context of the size and characteristics of the property and the size of the dwelling in relation to the apartment unit. The single detached dwelling will clearly be the main dwelling unit in terms of its' size, appearance and function. The apartment dwelling units would not stand-out, look out of place or detract from the character of the area. Furthermore, the property contains a long driveway with ample space for parking for the apartment dwelling unit. Based on the above, Planning Staff is satisfied that the apartment dwelling unit would be considered desirable for the appropriate development of the lot. Is the variance minor? The question of the minor nature of the variances relates to their scale and impact. In Planning Staff's opinion, the requested Minor Variance is minor in nature as the apartment dwelling unit is secondary and subordinate to the primary residential use on the lot and it is not anticipated to have any adverse impacts on the neighbouring properties. As the proposed variance is considered to conform to the general intent of the Official Plan, to meet the general intent of the Zoning By-law, to be appropriate for the desirable Development Services September 4, 2024 Report No. DS2024-108 Page 4 of 11 Page 44 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... development of the lot, and is not anticipated to have an adverse effect on the character of the surrounding area, the variance is considered to be minor. Financial/Legal Implications/ Risk Management Potential financial and legal implications should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Policy Statement, 2020 • A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Corporate Strategic Priorities • Well Planned Development—to ensure the development of complete communities and the protection of our rural character. Consultations Notice of this application was circulated to the public and to various review agencies and Township departments. A Public notice sign was also posted on the subject lands. As of the preparation of this report, the following comments have been received: • Township Building Division — Building Division has no comment at this time. Owner to be aware of the following: existing requirements and fire protection of exits outlined in 9.9 of the Ontario Building Code (OBC); fire separation requirements outlined in 9.10.9.14 of the OBC; and, Septic Verification Permit will be required to verify septic is sufficient to accommodate proposed apartment. • Township Operations Division — No comments Attachments Schedule 1: Location Map Schedule 2: Applicant's Site Plan Schedule 3: Floor Plan Schedule 4: Site Visit Photos Conclusion Development Services September 4, 2024 Report No. DS2024-108 Page 5 of 11 Page 45 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... Planning Staff recommend that Minor Variance Application 2024-A-41 be approved, specifically to permit an apartment dwelling unit in the second floor of the attached garage with a floor area of 77.7 square metres (837.0 square feet), on the basis that the application meets the four tests of the Planning Act and conforms to or is consistent with applicable Provincial, County and Township planning policies, and represents good planning. Respectfully submitted, Andy Karaiskakis, RPP, Manager, Planning Services, August 29, 2024 Approvals: Date of Approval Brent Spagnol, RPP, Director, Development Services August 30, 2024 Development Services September 4, 2024 Report No. DS2024-108 Page 6 of 11 Page 46 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... Schedule 1: Location Map Rd W 2607 N+n wa w. 1552 fz N 07 1824 C J 2486 j 2472 2442 _ 2477 Bass Lake Srd.W. 2447 I 2371 Location ® Subject Lands Proud Heritage,Exciting Future 0 loom File Number:2024-A-41 Development Services September 4, 2024 Report No. DS2024-108 Page 7 of 11 Page 47 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... Schedule 2: Applicant's Site Plan Y Y G ` New Entrance Proposed 2nd storey of r• � attached garage to be Q converted to an apartment %Ps v a Dy dwellina unit 4 r sP +/-193m 1 Septic - o° +/-48m •� � /l Development Services September 4, 2024 Report No. DS2024-108 Page 8 of 11 Page 48 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... Schedule 3: Floor Plan I I I n•• 1 ytiy . S / �' I � // •11s a� I I r. AMb•. / BATHROOM p / <// y'�? ♦X ,"\ DINING ROOM �. ♦ RID <Y♦ - / / Off. SP* ` LIVING O°1 / ROOM �+ v BEDROOM \ �I 0 \♦ f--- `♦ 'AD dp \v 1 Development Services September 4, 2024 Report No. DS2024-108 Page 9 of 11 Page 49 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... Schedule 4: Site Visit Photos r .r, Site Visit Photos To f Proud Heritage,Exciting Future File Number 2024-A-41 Development Services September 4, 2024 Report No. DS2024-108 Page 10 of 11 Page 50 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... a - 4 -�N Site Visit Photos 0T, I Proud Heritage,Exciting Futurr File Number: 2024•A•41 Development Services September 4, 2024 Report No. DS2024-108 Page 11 of 11 Page 51 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... If 0 `s CL C) w 1� � � a a rt� � x m [� p,�au C .O O }' C� � o U L J — O CL U CL _0 Q p �. U C- a cz — •CO o L — > z L N 0 — � i •— O C� Ltd . . . . •� C W N M C a o � • C C •- W v C i J N O C� Page 52 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... `s f W o x' A3 — -- NI a1r+=---- m I � O t I a'c I ' C 1 1 N WC: 0 Li 4-j �(^ i U L - O U CL _0 Q N U - 3 C- - O a. i C w 5 ■� a� D Page 53 of 347 6.a) 5.45 p.m. DS2024-108 Andy K raiskakis, Manager, Planning Services ... +r w •� W a o o a •� O p p c� CO E Q i cn O O a) 00 >, _O M l0 L' C T }, O O N 0 0 � M 0 -0 '5 � o :3 N L a) N ors (� . . a) � M a� M cn U) Q N " 0 o m OO MM N }' `i U a) N E cn O CO ca : O c (D ILL Cn `n � E co �Ca • ca a) a) — O 0 i a) m �--� 00 L 0) t6 E �, = � C C � M L c -� 0 — _ }' U a) .O U � .o .c 0 N `- E . . 0 . . M o C: C: L 0- o O }, O M . 4- CL OCD N t6 Un C/) ti Page 54 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... `s f W o x• o 3 'y N t' ` * • �N C: ♦ �� o o � Ap V � ,$ � � •«• � \fir'' 0 C) � b � � y � O � • ♦ 00 1 an„M � cfi ,j4L eNCz •� t Cz r. rf/ � L a a� U) C M U CL CL a Page 55 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... `s f W o x' o 3 'y E: L ` ,F�* F —j • m CD 4.0 O C U r.L ° o � _ a � Page 56 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... O 04 I e J �= 5 O N CL AL L O O � �xG J O A _ ca O Z Page 57 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... w 0 0 S s , M � _ N N s i O U W ` 0 J Uf C� .0 71du: iI i��IP .111�' x � p .G: L 0 ille ir¢ai1 Is d ICC 11 � 4 ' rl" Page 58 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... 04 3 'y 5f R ;l f I < t . .4 - - N e� N � � +� CL -� f - Page 59 of 347 6.a) 5.45 p.m. DS2024-108, Andy Karaiskakis, Manager, Planning Services ... `s p N w Cu _Q •� f C �+ 4-1 E: E � � ~ 4- O_ a) ° �= (_n ° E m ° lit O � L ^U,� O � �♦ O W Wes♦♦ � lit Q E C) C: ° ° o ° c o E m � � E ° O � Cn amp L- m acn' CO ° Cn C)L U � m Fu ° Q Q U) o 0 ._ a� N 0 ° oCn E m ° o > C o ° U o ° ai CL o ° a� o o c CL — U L N ° o a � 0' ° � � JCL) C a) — _V O ca cn L `n ° E an 0 o -Q U p C E° c = � E op- a) ° a � Q -0 LO p ca U Q U) V CO Page 60 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... di -s W mp 0;Township of Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Yubing Fan, Planner Meeting Date: September 4, 2024 Report No.: DS2024-107 Subject: Consent Application 2024-B-13, Laurie Lynn North, 363 Line 12 North Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report No. DS2024-107 be received and adopted. 2. That Consent Application 2024-B-13, to create a new lot having a lot area of approximately 0.22 hectares (0.54 acres) and a lot frontage of approximately 60.4 metres (198.2 feet) containing a dwelling that is surplus to the applicant's consolidated farm operation, on lands municipally known as 363 Line 12 North, be deferred as requested by the applicant to allow the owner the opportunity to address the Minimum Distance Separation (MDS) requirements from the existing livestock facilities to the proposed severed lot. 3. And that the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Development Services September 4, 2024 Report No. DS2024-107 Page 1 of 12 Page 61 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... Background The subject lands have a total lot area of approximately 40.93 hectares (101.14 acres) and are located south of 15/16 - Sideroad East, on the east side of Line 12 North, see the Location Map on Schedule 1 of this report. , The subject lands contain a single detached dwelling, three detached accessory buildings (sheds), and two livestock facilities (a chicken coop and a barn). The surrounding land uses predominantly consist of agricultural uses and include scattered rural non-farm dwellings. Proposed Severance The applicant is requesting to create a new lot through the severance of a dwelling described as surplus to a consolidated farming operation. The details of the proposed consent (severance) are as follows: Lands to be Severed: Lands to be Retained: Frontage: Approximately 60.4m 198.2 ft. Approximately 499.7 m 1,639.4 ft. Depth: Approximately 37.0 m 121.4 ft. Approximately 673.0 m 2,208.0 ft. Area: Approximately 0.22 ha 0.54 ac. Ap roximatel 40.7 ha 100.6 ac. Use: Continued Residential Continued Agricultural The applicant's consent sketch is included as Schedule 2 to this report. Analysis Provincial Policies The Rural Areas and Agricultural policies in the Provincial Policy Statement (PPS) and the Growth Plan for the Great Golden Horseshoe (Growth Plan) are applicable to this application. The subject lands are located in a Prime Agricultural Area, and Section 2.3.4.1(c) of the PPS provides the policy for the severance of a residence surplus to a farming operation, which is the policy that is most directly relevant to this application. "Residence surplus to a farming operation" is defined in the PPS and means "an existing habitable farm residence that is rendered surplus as a result of farm Development Services September 4, 2024 Report No. DS2024-107 Page 2 of 12 Page 62 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... consolidation (the acquisition of additional farm parcels to be operated as one farm operation)" (p.50). According to the above definition, the proposed consent is considered as a severance of a residence surplus to a farming operation as a result of a farm consolidation. Between the owner of the subject lands (Laurie Lynn North) and the companies in her corporate structure being 2520309 Ontario Inc, 2668138 Ontario Inc, and Northward Diversified Corp., they own eight (8) additional farm properties in the Township (refer to Schedule 3), most of which contain a single detached dwelling. The applicant is proposing to sever the dwelling on the subject farm parcel (363 Line 12 North) on the basis that it is surplus to their farming operation. During a site visit of the subject property, livestock were identified on the subject property. According to the Ontario Ministry of Agriculture, Food and Rural Affairs (OMAFRA) Minimum Distance Separation (MDS) Document, an MDS I setback is required for a proposed surplus dwelling severance that contains an existing dwelling and an existing livestock facility on the same property, and the dwelling would be on a lot separate from that same existing livestock facility after the severance. Two livestock facilities are identified on the proposed retained lands - a chicken coop and a barn. Based on the MDS I calculation prepared by the applicant, a minimum of 83 metres is required between the chicken coop and the existing dwelling, and the current location of the chicken coop cannot meet this requirement. The owner has confirmed that the existing barn on the proposed retained lands is in poor condition and is not capable of housing livestock, for which the MDS I setback should not be required. However, in order to be exempted from the MDS I setback requirement, the MDS document requires that the building has to be deemed by a municipal building official, with input from a professional engineer or a consultant knowledgeable about livestock facilities where appropriate, as no longer being structurally sound or reasonably capable of housing livestock. Since such practices haven't been made due to time constraints, the applicant has requested to defer the application to provide the owner with the opportunity to address the MDS requirements for the existing chicken coop and barn. There is a watercourse that traverses through the property, and areas around it is regulated by the Lake Simcoe Region Conservation Authority (LSRCA). The LSRCA has been circulated for the subject application and at the time of writing of this report, comments have yet to be received by Township staff. Committee members should have regard to any LSRCA comments that may be received. Planning Staff have reviewed the above-mentioned policies and is of the opinion that this application should be deferred pending the satisfaction of the MDS requirements for the existing chicken coop and barn. Development Services September 4, 2024 Report No. DS2024-107 Page 3 of 12 Page 63 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... County and Township Official Plans The subject lands are designated "Agricultural" and "Greenlands" in the County of Simcoe and Township Official Plans (OP). The objectives of the Agricultural designation are to maintain and preserve the agricultural resource base and to protect land suitable for agricultural production from fragmentation, development, and land uses unrelated to agriculture. Both Official Plans contain policies related to lot creation in prime agricultural areas for a residence surplus to a farming operation as a result of farm consolidation; they are: i. The new lot will be limited to a minimum size needed to accommodate the residential use and appropriate sewage and water services, and should be an approximate size of 1 hectare; ii. The surplus farm dwelling must be: a dwelling existing as of the date of the adoption of the OP; habitable, and located on a parcel which is actively farmed; and, iii. New residential dwellings are prohibited on any remnant parcel of farmland created by the severance. To ensure that no new residential dwellings are permitted on the remnant parcel, municipalities may use approaches such as zoning to prohibit the development of a dwelling unit(s), and/or the municipality may enter into agreements imposed as a condition to the approval of lot creation and the agreements may be registered against the land to which it applies. Consent application 2024-B-13 would create a retained parcel for continued agricultural use and would be rezoned to prohibit future residential uses on those lands and a severed lot containing an existing dwelling having a lot size of approximately 0.22 hectares (0.54 acres) complying with both OPs' policies for a residence surplus to a farming operation outlined in Section 3.6.7 of the County's Official Plan and Section 2.5.5 of the Township's Official Plan. The County of Simcoe provided comments dated August 30, 2024, indicating that they have no objection to the proposal in principle (see Schedule 5). On this basis, Planning Staff are of the opinion that the application generally conforms to the County of Simcoe's and the Township's Official Plans. Further, it is noted that since the proposed lot creation is the result of the severance of a residence surplus to a farming operation as a result of farm consolidation, the proposal is not anticipated to negatively affect the viability of the farm operation taking place on the retained lands. Township's Zoning By-law The subject lands are zoned `Agricultural/Rural (A/RU)' and `Environmental Protection (EP)' in the Township's Zoning By-law 97-95, as amended. The `Environmental Development Services September 4, 2024 Report No. DS2024-107 Page 4 of 12 Page 64 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... Protection Zone' serves as a buffer around a watercourse traversing the property (refer to Schedule 6). The existing dwelling is permitted in the A/RU Zone and the frontage of the severed lands would comply with the provisions of the Zoning By-law. However, the proposed lot area (0.22 hectares) does not comply with the required minimum lot size of 0.4 hectares for residential use and the first storey floor area of the existing house (75.15 square metres/809 square feet) does not comply with the required minimum of 90 square metres. Therefore, the applicant must apply for and obtain an amendment to the Zoning By-law for the severed lands to recognize the reduced lot area and reduced first storey floor area of the existing dwelling. For the retained land, the proposed frontages and lot areas would comply with the provisions of the Zoning By-law. As a condition of consent approval, the applicant must apply for and obtain an amendment to the Zoning By-law for the retained lands. The retained farm lands are to be rezoned to an Agricultural/Rural Exception (A/RU*) Zone to prohibit residential uses, in keeping with Provincial Policy Statement, County Official Plan and Township Official Plan policies for surplus farm dwelling severances. Financial/Legal Implications/ Risk Management Potential financial and legal implications may apply should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Policy Statement, 2020 • A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Corporate Strategic Priorities • Well Planned Development—to ensure the development of complete communities and the protection of our rural character. Consultations Notice of this application was circulated to the public and to various review agencies and Township departments. A Public notice sign was also posted on the subject lands. As of the preparation of this report, the following comments have been received: Development Services September 4, 2024 Report No. DS2024-107 Page 5 of 12 Page 65 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... • Township Building Division — Owner/Applicant to be aware that a Septic Permit will be required for the proposed septic system. • Township Infrastructure and Capital Projects — No Comments on this application. • Hydro One — No comments or concerns. • County of Simcoe: See Schedule 5 Attachments Schedule 1: Location Map Schedule 2: Consent Sketch Schedule 3: Farm Parcels Held by the Owner/Farm Operation Schedule 4: Existing Zoning Schedule 5: County of Simcoe Comments Dated August 30, 2024 Conclusion Based on Planning Staff's analysis of this application, it is recommended that Consent Application 2024-B-13 be deferred as requested by the applicant to provide the owner with the opportunity to address the Minimum Distance Separation (MDS) requirements from the existing livestock facilities to the proposed severed lot. Respectfully submitted, Yubing Fan, Planner, August 30, 2024 Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services August 30, 2024 Brent Spagnol, RPP, Director, Development Services August 30, 2024 Development Services September 4, 2024 Report No. DS2024-107 Page 6 of 12 Page 66 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... Schedule 1: Location Map 625 625 2128 2001 396 391 392 40 278 40 127 11 178 188 10 11 ' 2310 k77 Location ® Subject Lands Totvnsl:ipot Proud Heritage,Exciting 1 n, 0 loom File Number:2024-B-13 Development Services September 4, 2024 Report No. DS2024-107 Page 7 of 12 Page 67 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... Schedule 2: Consent Sketch 2 � p,l Q 8� NN J qc o J Consent Sketch Prond Heritage,F..xciling Frdure File Number: 2024-B-13 Development Services September 4, 2024 Report No. DS2024-107 Page 8 of 12 Page 68 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... Schedule 3: Farm Parcels Held by the Owner/Farm Operation Horseshoe tRd. Horseshoe Valle Rd1E. -- 12 SIMCOE ------------- 127 ROAD -Z Z I �Z � � J Olde ^ _ Old Barrie Rd.E.z N z � C J J — J Mejjiorial Ave. ` m 3 rZ J I r 15/-1'6•Srtl-W. 151.16-Srd.E. y 11 c c C 3 b—J S7 C Schedule 3 Farm Parcels Held by the ', % Owners/Farm Operation 11i��i��`r& proud Heritage,Exciting!nu— Other Owned Parcels = Subject Lands o 1500 m File Number:2024-6 13 V liiiiil Development Services September 4, 2024 Report No. DS2024-107 Page 9 of 12 Page 69 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... Schedule 4: Existing Zoning ,mot RUR2. RUR2 A/RU A/RU - N EP I RUR2 A/RU A/RU EP EP rn IhA/RU rx EP Existing Zoning [lllllllllllll RUR2(Rural Residential Two) ` ` Subject Lands A/RU(Agricultural/Rural) Tot�unshi�p,o( - EP(Environmental Protection) Q MAR2(Mineral Agregate Resource Two) Proud Heritage,Exciting Finnic 0 100 rn File Number:2024-B-13 Development Services September 4, 2024 Report No. DS2024-107 Page 10 of 12 Page 70 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... Schedule 5: County of Simcoe Comments Dated August 30, 2024 County of Simcoe Main Line t705)726-9300 „",ui Planning Department Toll Free(866)893-93DO SlMCOE v 1110 Highway 26. Fax(705)727-4276 PI ANNINa Midhurst.Ontario L9X 1N6 simcoe.ca August 30, 2024 "'VIA EMAIL"' Andy Karaiskakis Secretary-Treasurer Township of Oro-Medonte 148 Line 7 South Oro-Medonte, ON LOL 2E0 RE: Circulation— Consent Application—2024-B-13 Subject Lands: 363 Line 12 North County File: OM-B-24012 Thank you for circulating the County of Simcoe for comments with respect to the above noted consent application. County Planning staff understand the applicant is proposing to sever a residence surplus to a farming operation as a result of a farm consolidation. The proposed severed lot will be approximately 0.22 ha (0.54 ac)with 60.4 m (198.2 ft)of frontage onto Line 12 North. The retained parcel will be approximately 40.7 ha (100.6 ac). Provincial Policy Statement (PPS) 2020 Section 2.3.4.1 c) of the PPS explains that the severance of a residence surplus to a farming operation as a result of a farm consolidation may be permitted within prime agricultural areas subject to the existing dwelling being habitable and provided that the following criteria are met: i. The new lot will be limited to a minimum size needed to accommodate the use and appropriate sewage and water services; and. ii. The planning authority ensures that new residential dwellings are prohibited on any remnant parcel of farmland created by the severance. The approach used to ensure that no new residential dwellings are permitted on the remnant parcel may be recommended by the Province, or based on municipal approaches which achieve the same objective. Section 2.3.4.3 of the PPS further states that the creation of new residential lots in prime agricultural areas shall not be permitted, except in accordance with the above noted policy (2.3.4.1 c)). County of Simcoe Official Plan (SCOP) The subject lands are designated Agricultural and Greenlands on Schedule 5.1 — Land Use Designations to the County of Simcoe Official Plan.There is a stream running east to west through the subject lands,which is regulated by the Lake Simcoe Region Conservation Authority(LSRCA) and the lands are within the watershed boundary of the Lake Simcoe Protection Plan (LSPP). The LSRCA should be consulted regarding natural heritage policy conformity and any applicable policy implications relating to the LSPP. Development Services September 4, 2024 Report No. DS2024-107 Page 11 of 12 Page 71 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re, Consent Application 2... Section 3.6 of the SCOP identifies that the objectives of the Agricultural designation include enabling the agncultural industry to function effectively in prime agricultural areas by minimizing conflicting uses while accommodating facilities which support the agncultural economy and ensuring the availability and sustainability of prime agricultural areas for long-term agricultural use. Section 3.6.7 of the SCOP explains that a residence surplus to a farming operation as a result of farm consolidation may be permitted provided that the following criteria are met: i. The new lot will be limited to a minimum size needed to accommodate the residential use and appropriate sewage and water services, and should be an approximate size of 1 hectare; and, ii. New residential dwellings are prohibited on any remnant parcel of farmland created by the severance. ResIdence surplus to a farming operation is a defined term in the SCOP meaning "an existing farm residence that is rendered surplus as a result of farm consolidation (farm consolidation means the acquisition of additional farm parcels to be operated as one farm operation)." Before considering a decision on this application, the Township should be satisfied, with the supplementary matenal submitted by the applicant, that the farm consolidation involves the acquisition of additional farm parcels to be operated as one legitimate farm operation. The Township should also ensure the proposed severed lot accommodates the sewage and water services for the residential use. If the Township and its Committee of Adjustment are satisfied that the consent is for a surplus farm dwelling as a result of a farm consolidation, then the County would have no objection to the proposed consent. The County requires that the retained lands be rezoned to prohibit a residential dwelling as a condition of consent to conform to SCOP Section 3.6.7 c)ii)and PPS 2.3.4.1 c)if the Committee decides to approve the application. Please circulate future updates or notices with respect to this application to the attention of the County of Simcoe Planning Department via planning.notices(0),simcoe.ca. If you have any questions or require further information, please do not hesitate to contact the undersigned. Sincerely, The Corporation of the County of Simcoe Elizabeth Davis Planner II P: 705-726-9300 ext. 1137 E: elizabeth.davis(o)simcoe.ca cc. Dan Amadio, Planning Manager— County of Simcoe Development Services September 4, 2024 Report No. DS2024-107 Page 12 of 12 Page 72 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... `s ilPw$ �j s ui is 4 yl --- CM T i N � - O .� N � � _ v O 4-0 J o Cu L— .V O � -a Nft-0000 Z c� Q D cl� LLJ M t6 O - " C: L M O N ° }' U a) O M U J � O '0 N U — . . . . M W Q N a � O — ca O O N w O (D Q Page 73 of 347 6.b)41:55 p.m. DS2024-107 Yubing Fan Planner re- Consent Application 2... O A y j �-,,I T N•al w „ S�6L 17 d) aj , 2 O LN.Ll.auil ' iL-au � � o �¢ T. - i e Et �- NCl all L LL a 'tb o �N.S.aull 'S S-aul, 1 C N _ 7 Cu I0 = w I 0 1 -a z .r Q W j Li W U) O , 0 rf - f+ O a ca a� 0 Page 74 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... `s 04 W IZ C: O — 0 © Cu Q � N O C r" C CIO O � vEE � . vDoti rn � c� er 6 m � ° � a�+ >+ �+ � cucu � c N � o� � EE .Eo J x x o U C- o o = 4-0 QQQ U O 4-0 oM . . 70 CU Q � N� N d� }� Q (n ^ L r r' 0 C C: Q N Q U E E � � U) U M (ngt0N CD N O 0U N — +�4- + (nU � M 4-0 � UC ER3 M E .E5J000U ( CLa 0. � � o QQa as � 0 Q ,M .0 . . Q () Q C }' L M (V W U. (L © ate Page 75 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... tz `s w 4 x E: t ga V w �' 8§�s gEE � i ■ � � d I "'uz 0 I I N � a O O � E Cu U 0 •- Z Q - U) C: Ft O U � a� O w A V ■ M M a Page 76 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re, Consent Application 2... `s 04 t.: Y a V! O CIO Z ON U r 00 J N 00 CD J L Z r, -a ........... .a ( / r ,a A* s O U Lz 0 N � r � � J O O J Page 77 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... `s f W o x' o 3 'y E: CO 3� W i4 I< ",,MEE N .r..i eiiii C: SEE O > co a.� •v Z � t -� � I ,�4 Q O 4P CL Q O ■I o : L Page 78 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... `s 04 W � o P � O r L L M 00 0) p m ._ 0 W O N O � O .v Z Q o M C L as 01 0 O (n a� L .v O s -W ^, .� ENEM Page 79 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... `s f W B A+ o ly A/A+ AV+ W CO o m � O i s U'�I 1� N 1 e M C: O it O .v z � a� }� MIX= ( J d) C M O W C) w Page 80 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application 2... W O w J n Q y w N CD � N I f e N (6 i o S O 0) ZC N 4-10 U) i >+ t6 M 7- O a .� C O O -0 E C O N C X OU C +_ O _:3 — 'Cn Q N L L) .0 t6 0 O M Cu N U O U cn r N M N a) oo L �i L > Cu M O = E O � •� E O N CU a) O � c� O o_' E o X cn C N U N .> CDC >> N CO O O 4 N O O 2 co E U) IZ— � N O O 4— ?j (6 0- C CID O O X E .0 z o 0 Q � � � -0CLa) m c6 a) M .L L) o M a� 0- 0 Qa) -0 a) > O O >� m r C o p o N m0L) L � C/, � �. a� a; � Q� 4 }, N r` N C :3 O 0 a) C UN C0- U) M N ca O cn U N N � i _ M 0 .Q U }' O U �— O Q (6 O � C .Q z }' qt u) - M N +r C LO N cn O O CD L 0 O , N O aj CQ (6 V N � m r N CO Page 81 of 347 • J *mot lop TOM O M 4-1 � O a cl O � cn � Z QM o (D U . -r co t'i .. 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re- Consent Application 2... it t- �1yh S, II l , 1._.` A f W Y� r k Ob o. • O y� Ri • Page 6.b) 5.55 p.m. DIS,2024-107, Yubing Fan, Planner re: Consent Application 2... T CD — L CD O 016 O t6 E —O U U •� '� CCOO M 4-j _ �O -0 � Q }' O •� cn N cn L M U N O Z •( '3: 70 O N ca J Cn cn N (6 O N •- 070 c6 N N O O � '- U + L L - L J > _O `- L O •� 0 0 0 N Cn O O � -I--� 0 0 -0 � L Q O O O � }' cn cn q N -C � t6 QO � � N � _ >, t6 1 U U 0'X C O • � O p 0 0 N a) M O : _ cn }, C: :3 O0- t6 L � X N > N O () O (� � M 0- -0 M W _ U • • • • Page 84 of 347 U 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re- Consent Application ... 66W [7 g 2a Z-i Z; JW ao Z • • ■ 1 • 1 • 1 1 • 1 • 1 • ► .�' • k _ 4-1 • ♦``� a l' 1 . �''IYG�4f�• • `� s � �,� Page 85 of 34 1 a) 6.b) 5a55 p.m. DS2024-107, Yubing�an, Planner re: ConseatApplication 2... _ — }, a)Q M O U � C ••' O L _ _ 4-j O ^' + • _ +r L (6 Q) a-�-+ M 4 _ a) 0) N U M a) c M O U — !n O (6 L 'i 70 to � }' a) > U L M o U (n m x O O a) = a) ' a) O a) ca •� L O L NCM C C O -- a) E 0 O C: c 70N � -C c� 4) L a) z o _0 cn ca a) a) U }' L (n � a) � c m � a) �, _0 a) (n O O .� __ U o a) O o _0 c � a) -0 0 Mn � � M � ccu � � � � � � 0x � � -0 = a) ' N � O (n � a) O C += (n (n (6 � (� O +_ c6 Q O a) • (n� ►� (6 O C a) a) }' M O M O O U O a) L U a a) (6 C O U (n U C O 0O a) 00 N C (n O U L a) o 0 ,� N Q) 4 o M a) N _ _ a) (0 a) m a) U a) � a) (n cn E (n a) a- (n U (n O O L C � U � o � '� � o cam o o o a) c—°n � Q o E � ca 0- C 0_ cn }' > ca C a) o M o -0 E a) ca ) O m N > E N o o � c� cam • • • • • • Page 86 of 347 0 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Consent Application ... LW Za -a ZJ ZW J W IL -- z x < o V (0) u 0 0 r� CL 4- L CL L" .` IV � `-z IV ru -p 1 4) w E E � � — cn v Q III w s z x 0 N � r-I � Q 41 Cu C_ J M [D U m M �abjD o 0 rt i cry u CL 0- x u M °�' CL M (1} aL u v +-' C E E Du 0 m v 0 0 r-- aO txO Qj c < L a O 0 J J J Page 87 of 347 k R b) 2 55 p.m. DS20242 07 Yubing Fan, Planner re- Consent Application «. e / ]! = IDE Z> +1 \ ID \ a° \ \ © © ± & / .2 .2 0 § @ $ 2 o e f . � . .. , 7 � , Nk \ .2 . k � � ] � 2] 2B ) % 2# mg ! or* \ . % - � ` �� 6.b) 5.55 p.m. DS2024-107, Yubing Fa ,. Z anner r -C nsent Application z ^ L Ldz N (U 41 CE IL c z u o O v bio Z W CV IL L z � (1) 0 o � � � (off O M ba) O � L 0 o c� -0 C-6 cn O �U O _N Li �j C�5 w O ti o_ Q U - .� N o M0 o O2 Om cu � Q_ L � E cn :3 C: �c: U O O .L N Q O w Page 89 of 347 Z 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re- Consent Application LW Z Za ZW a Z a J1 J a a }a f-q Z �v �p z o0 (o) 0 0 U N 0 v O aN a` O A u w € t 4 O Z 0.. ° o rc a a ry O ■ W ■ A o0 L �E O O t� O N O C: � cn N (a ca O N o o -r- o — a) � o .� 0 0 CM � ° N 0 O ca � L) L .o ° a� E O O � O � T T ca O o o O M 4- = O Z N U '5 (6 .� O 5 O to .Q Q (D U F- � to Page 90 of 347 6.b) • p.m,.RS2024-107, 15bing Fg, Planner re: Consent Application 2... N m O O (� N 4-0 O _r O O a' N O (a O L O Cu U CU i-•' Q N `= N N (n N CO M N L� •> O O •V O m O ff : L O O O CU (6 p (6 L E U) U •— Cu (B + U Cn O .� •L .� N U � O (6 O > O }' U cn N a) Cu O U U N O •U _O N a) O O p O > O N U cn O O E_ O J O Z. L N O � O O O •x >, o N '� N -0 O O O O O N — L •Q o C (n O O x 0 0 M O 0 O a) 0- O 0- .— cn L cn O L O a) Q O �_ O U O m 2 t6 to O O t6 t6 Page 91 of 347 6.b) 5.55 p.m. DS2024-107, Yubing Fan, Planner re: Co sent Application 2... d z L9 C - 0 J W j LLI CL0 Page 9 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re: Minor... - �W (W Township of ffe&wte Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Catherine McCarroll, Senior Planner Meeting Date: September 4, 2024 Report No.: DS2024-106 Subject: Minor Variance Application 2024-A-42, Kathy & David Peck, 2 Sunnyside Avenue Type: Requires Action Motion No.: Recommendation It is recommended: 1. That Report No. DS2024-106 be received and adopted. 2. That Minor Variance Application 2024-A-42 by Kathy & David Peck, specifically to permit the construction of an addition to the existing detached accessory building with an increased lot coverage of 7.3% and an increased floor area of 113.3 square metres (1,219.8 square feet), on lands municipally known as 2 Sunnyside Avenue, Township of Oro-Medonte, be approved subject to the conditions as outlined in Report DS2024-106. 3. The conditions are as follows: a) That notwithstanding Section 5.1.5 and Section 5.1.6, the detached accessory building addition shall otherwise comply with all other applicable provisions of the Zoning By-law; b) That the detached accessory building addition be substantially and proportionally in conformity with the dimensions as set out on the application and sketches submitted and approved by the Committee; c) That the detached accessory building shall not be used for human habitation, commercial purposes or for a home industry; d) That the applicants maintain and preserve the existing vegetative buffer on the front, interior and rear property lines, or replace with a similar vegetative buffer if destroyed; and, Development Services September 4, 2024 Report No. DS2024-106 Page 1 of 11 Page 93 of 347 6.c) 6:05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re: Minor... e) That the appropriate Zoning Certificate, Engineered Lot Grading Plan (if required) and Building Permit be obtained from the Township only after the Committee's decision becomes final and binding, as provided for within the Planning Act R.S.O. 1990, c.P. 13. 4. And that the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Background The purpose of this report is to . facilitate an addition to the a existing detached accessory ` kk fs y low building. �_. -- The subject property is located Li west of Sunnyside Avenue, � along Lake Simcoe. The a s. subject lands have a lot area of 0.2 hectares (0.48 acres) oconnellLn. and contain a single detached dwelling and three (3) detached accessory buildings ■.t r (garage, shed and covered L patio/bar). The location map oi, is included as Schedule 1 to this report. Minor Variance Application Proposal The applicants are proposing to build an addition to their existing detached accessory building (garage). The applicants are seeking relief to the following sections of Zoning By-law 97-95: ZONING BY-LAW 97-95 SECTION ZONE PERMITTED/ PROPOSED PROVISION REQUIRED 5.1.5 Maximum Lot 5% 7.3% Coverage 5.1.6 Maximum Floor 70.0 square metres 113.3 square metres Area 753.5 square feet 1,219.8 square feet Development Services September 4, 2024 Report No. DS2024-106 Page 2 of 11 Page 94 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re: Minor... The applicants' site plan, floor plans and elevation drawings are included as Schedules 2, 3 and 4 to this report. Analysis Planning Act, R.S.O. 1990, c. P.13 Four Tests-Planning Act Section 3(5) of the Planning Act states that all decisions in respect of the exercise of any authority that affects a planning matter shall be consistent with provincial policy statements and shall conform with or shall not conflict with the provincial plans that are in effect on the date of the decision. Section 45(1) of the Planning Act establishes a four-fold test for a minor variance which requires consideration of: (1) whether the variance is minor; (2) whether the variance is desirable for the appropriate development or use of the land, building or structure; (3) whether the general purpose and intent of the zoning by-law is maintained; and; (4) whether the general purpose and intent of the Official Plan is maintained. A variance must meet all four of these tests. Planning Staff has reviewed this application against these four tests as follows: Do the variances conform to the general intent and purpose of the Official Plan? The subject lands are designated `Shoreline' in the Township's Official Plan (2022). The Shoreline designation generally applies to those lands which have already been developed for permanent and seasonal residential uses in close proximity to Lake Simcoe or Bass Lake. Permitted uses within the `Shoreline' designation, include single detached dwellings and by extension accessory uses, such as detached garages. The proposed variances conform to the general intent and purpose of the Official Plan as the applicants are proposing to build an addition to an existing detached accessory building, which is accessory to a permitted residential use in the `Shoreline' designation and is not anticipated to conflict with the Official Plan's objectives to protect the natural features of the shoreline area. Do the variances conform to the general intent and purpose of the Zoning By-law? The subject property is zoned Shoreline Residential (SR) and Residential Limited Service (RLS) in the Township's Zoning By-law 97-95, as amended, see Schedule 5. According to the Township's Zoning By-law, a detached accessory building is permitted pursuant to Section 5.1. The applicants have requested relief from the Zoning By-law to permit an addition to the existing detached accessory building with an increased lot Development Services September 4, 2024 Report No. DS2024-106 Page 3 of 11 Page 95 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re: Minor... coverage and increased floor area. The existing detached accessory building and proposed addition comply with all the required setbacks and height restriction. Detached accessory buildings are subject to maximum size restrictions (maximum height, maximum floor area and maximum lot coverage) to ensure that such structures remain secondary and subordinate, in both their appearance and use, to the main residential use of the lot; and to prevent over-development that would detract from the character of the area. A detached accessory building in the Shoreline Residential and Residential Limited Service Zones is permitted to have a maximum floor area of 70.0 square metres (753.5 square feet). The applicants are proposing to build a 41.9 square metre (451.4 square feet) one-storey addition to the existing 71.4 square metres (768.4 square feet) one- storey detached accessory building, for a total of 113.3 square metres (1,219.8 square feet). The proposed enlarged detached accessory building is smaller than the existing two storey single detached dwelling, which has a gross floor area of approximately 169.6 square metres (1,826.0 square feet) according to the MPAC records. The applicants have also requested to increase the maximum lot coverage from 5% to 7.3% to accommodate the proposed accessory building addition. The proposed lot coverage of 7.3% includes the existing accessory building, proposed accessory building addition, existing 18.6 square metres (200.0 square feet) shed and 9.2 square metres (99.0 square feet) covered patio/bar. In Planning Staff's opinion, the accessory building's smaller size and the proposed use of the building as a garage, will help to ensure that the accessory building will remain secondary and subordinate to the primary residential use. Based on the above, Planning Staff is satisfied that the proposed detached accessory building addition would conform to the general purpose and intent of the Zoning By-law. Are the variances desirable for the appropriate development of the lot? Planning Staff considered the proposed application within the context of the surrounding properties and the established character and built form of the neighbourhood. A variety of shoreline properties in this area have obtained Minor Variance approval to permit oversized accessory buildings of a similar size. The proposed size of the accessory building is not anticipated to detract from the built form of the neighbourhood. For instance, the property across the road, 1 Sunnyside Avenue, obtained a Minor Variance (2023-A-38) to permit a two-storey detached accessory building with a total floor area of 110.8 square metres (1,192.7 square feet) and a height of 6.8 metres (22.3 feet). Upon site visit, Planning Staff noted that there is vegetation along the west, north and east lot lines, which will help screen the accessory building addition from view from the neighbouring properties and from the road. Planning Staff recommend that as a condition of the minor variance, that the applicants maintain and preserve the existing vegetative buffer along the west, north and east lot lines, or replace with a similar Development Services September 4, 2024 Report No. DS2024-106 Page 4 of 11 Page 96 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re: Minor... vegetative buffer if destroyed, to ensure that the accessory building addition remains screened from view from the neighbouring properties and from the road. Prior to issuance of a Building Permit, the owners will be required to prepare an Engineered Lot Grading Plan, subject to municipal approval. The plan is intended to ensure that water drainage resulting from the addition will be mitigated on the subject lands and will not impact the neighbouring lots. For these reasons, Planning Staff are of the opinion that the proposed variances are considered desirable for the appropriate development of the lot. Are the variances minor? The question of the minor nature of the variances relates to their scale and impact. In Planning Staff's opinion, the requested Minor Variances are minor in nature as they are not anticipated to have any adverse impacts on the neighbouring properties and they will not detract from the shoreline residential character of the lot. As these variances are considered to conform to the general intent of the Official Plan, to meet the general intent of the Zoning By-law and to be appropriate for the desirable development of the lot, the variances are considered to be `minor'. Financial/Legal Implications/ Risk Management Potential financial and legal implications should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Policy Statement, 2020 • A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended • Lake Simcoe Protection Plan Corporate Strategic Priorities • Well Planned Development—to ensure the development of complete communities and the protection of our rural character. Development Services September 4, 2024 Report No. DS2024-106 Page 5 of 11 Page 97 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re: Minor... Consultations Notice of this application was circulated to the public and to various review agencies and Township departments. A Public notice sign was also posted on the subject lands. As of the preparation of this report, the following comments have been received: • Township Infrastructure and Capital Projects — No comments. Attachments Schedule 1: Location Map Schedule 2: Applicant's Site Plan Schedule 3: Floor Plan Schedule 4: Elevation Drawings Schedule 5: Existing Zoning Conclusion Planning Staff recommend that Minor Variance Application 2024-A-42 be approved, specifically to permit the construction of an addition to the existing detached accessory building with an increased lot coverage of 7.3% and a total floor area of 113.3 square metres (1,219.8 square feet), on the basis that the application meets the four tests of the Planning Act and conforms to or is consistent with applicable Provincial, County and Township planning policies, and represents good planning. Respectfully submitted, Catherine McCarroll, RPP, Senior Planner, August 28, 2024 Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services August 28, 2024 Brent Spagnol, RPP, Director, Development Services August 30, 2024 Development Services September 4, 2024 Report No. DS2024-106 Page 6 of 11 Page 98 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re- Minor... Schedule 1: Location Map 20 16 20 r 15 ova e,�.qa 16 7 18 15 19 14 12 12 11 12 11 > 11, 15 10 � 8 II ' 11 7 — � — Q to 88 92 94 10 M 7 6 m 72 rA 76 84 86 > 96 98 t Q 6 C m 68 N S rJ 56 60 T 5 54 d. 44 =� kesh°re R 89 4 �775 87 71 67 95 65 o'c_melt-L-n. 53 155 59 35 1 23 83 29 31 - ---- - - -- - 15 2 lY 2 13 45 47 49 71 — 1 55 2 � i -J-— Lake Simcoe Location Q Subject Lands Tntvas/. f Paned Heritage,Exciting Fnhur 0 loom File Number:2024-A-42 ti 1 Development Services September 4, 2024 Report No. DS2024-106 Page 7 of 11 Page 99 of 347 6.c) 6-05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re- Minor Schedule 2: Applicant's Site Plan Proposed addition to the existing detached accessory building 1\06, X, Site Plan Proud Heritage,ExcitirkV Fiatirr File Number:2024-A-42 Development Services September 4, 2024 Report No. DS2024-106 Page 8 of 11 Page 100 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re- Minor... Schedule 3: Floor Plan * x - I I I I I I I I � I I I+ I a I 1 } I 1 I I I 1 I I I 1 I I y I 1 I £ I I 1 } I I I I z Floor Plans 0 T,Toumshi I Proud Heritage,Exciting Futurr File Number:2024-A42 Development Services September 4, 2024 Report No. DS2024-106 Page 9 of 11 Page 101 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re- Minor... Schedule 4: Elevation Drawings East Elevation: 9 f West Elevation: s9 ] ��E T South Elevation: �:teB North Elevation: ---------- —F: 9 Elevations Toumshi �� Proud Heritage,Exciting Futurr File Number:2024-A42 Development Services September 4, 2024 Report No. DS2024-106 Page 10 of 11 Page 102 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re: Minor... Schedule 5: Existing Zoning A/RU W,1I��0Y Brrk HE[ Il u�y l SR RLS SR*226--- -------------- Q - > O SR N Q SR N > L SR Q M tSR w WCL Q O m L N c 0 E T yakel, Ore Rd.E• SR SR o!iOnnell'L-n• SR SR SRSR RLS11] SR SR SR RLS Lake Simcoe Existing Zoning �� SR(Shoreline Residential) � � ` Subject Lands RLS(Residential Limited Service) Ton nsiii. �( A/RU(Agricultural/Rural) Proud Heritage,Exciting Future 100 m File Number:2024-A-42 V N I i i i I Development Services September 4, 2024 Report No. DS2024-106 Page 11 of 11 Page 103 of 347 6.c) 6-05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re- Minor TH OjuOjOj 'PH OJO . . .................. .any PUOWAS 0 sAuun O OAV ejeqjee 4—j U /� 0 aAV elgdoS — 0 CL (1) n U) (D -j 0 U) c- (D (D CIO ( cu > (D (D -0 U) Lu a) 0 cn a) c: L- a) E 0 U) a) — c/) " .LID 0 0 a) a V •� -0 N Page 104 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re: Minor... `s 04 sa 1 � � B p a � o � �a a O � v �d+rannAuu.s w � u a MY.Ilyre a v N � l W 1 N ! a a Li O 4—j cz /—�%% U Q n N U C� 4 L_ I l4 O _ � O O •� W IA v Page 105 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re: Minor12 ... NO v it O N cn a7 N L cu O O ccn U ccn Q) Q) 00 CV p N o W o a, � •� a) O E 4-j a) C� }' cu U O V O 0 0cr) N o0 o� O N °� 4-0 C� c: a, a) O 'o Q cu o °o c L 6-1 c: J LL LO O c: ca E E cyi LO E E — X u' v �n co a) cu o o CD D U-) UCD ) � ti IL 1 .100 Page 106 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re: Minor... w 12 -� e 3 a'0? O 0 X ' P i1 ., 4—j CL i c4`. s is ✓" i U C� L O c a a� U) U CL CL a Page 107 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re: Minor... `s f W o x' o • E: - - - - -- - - - - - - - - - CDrLP1 N O � }' cz '.( U C If U � L O , � _ t .. ..� . .. ...�� r.L ° o � _ a � Page 108 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re: Minor... `s 04 Itt ` � I ' O n ' I O 4-0 Cz U •� U � O O o .- — ID > 48 4) CL � I — a Page 109 of 347 6.c) 6.U. ,Mcrroll Senior Planner re: Minor... L n� 4.0 N he C O Cu H i Q O O a) k". k i O J .611 Page 110 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re- Minor... `s f W o x' o 3 'y E: lit lit N Q N O N O [�\] //■■�O pitAk ,.. i ■ T ■ Page 111 of 347 6.c) 6.05 p.m.-a>.a� vine - cCarroll, Senior Planner re: Minor... ' = C W x o C W LV +� Q r W f N F W C 4--j .@ r k u ++ v •— a) X C� W u 4 �kllll� k # _ n 1 U) W \H i 4 Page 112 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re: Minor... `s LM O W V� a /� o x (� O C� � F a � 1Y, U O 1 q O _ N `� •— o � c •� U QNft-0000 s CC) O c— �fft Y � S O U) Page 113 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re: Minor... �7, t Ilk a o x' LU Sv a N � g � N � - O z � � O � ��, •O rn � 5- k Page 114 of 347 6.c) 6.05 p.m. DS2024-106, Catherine McCarroll, Senior Planner re: Minor... Ilk `s O �-- a) (� w c O L- c: = t6 o x O� -0 i C m C 3 a C O O 16 C L c: M a) � 0- o b E o L c� c lit o o c � � � '5 � aL ° m O ca ° _0L O cn U a) c- a) 4- L a) •� U C O Q) >1 T a) lit (6 ' L (6 `' O C U Q) 0) N c ca a) a) (n E O U a) c6 > O) - E (� cu c 0 0 0 a) 4- 4-. Lam - - U � ° +� U L a) a) ca cn cA � }' O a) 0 m � C ° ,� a) � (DE � ° _ _ r �j �' cn a) o O L � cn c > J U O a) V o w cn M � (n () a) < L c a) -0 ° a) a' a) a) }' ^ _ O a) c D) O c: >- c- ca M cn a) .- (D O c a>) c ca � o 0) cn cn +— c- caC) U � � � L) = a- a) .� > `O - -0 u � U o 0O L- O " M C U 0) Q � N a) cn c..) cQ cn a) cn c �--. CL a) ?j cn (n a) a) q L -0 a o � � cn ° � L N o o M c -a M � �U — � �)00 a � � a Q � n - O �q a) 4- c U o 2 — oM O 0 �n L +r o N N Q Q L 0- 0 U) c- M ° o a) a) m a) o a) a) E U U) U Q 0- -0 -"-' Lf 0 a) a U (� M U N Q cl) M � Page 115 of 347 6.d) 6.25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services ... �_ (W Township of ffet/onZe� Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Andy Karaiskakis, Manager Planning Services Meeting Date: September 4, 2024 Report No.: DS2024-109 Subject: Consent Application 2024-13-14 by Jim & Nancy Partridge, 1307 Line 3 North Type: Requires Action Motion No.: Recommendation 1. That Report No. DS2023-109 be received and adopted. 2. That Consent Application 2024-B-14 by Jim & Nancy Partridge, pertaining to lands located at 1307 Line 3 North, Township of Oro-Medonte, be deferred to provide the applicants the opportunity to address Nottawasaga Valley Conservation Authority comments. 3. And that the applicant be advised of the Development Services Committee's decision under the Secretary-Treasurer's signature. Background The subject lands have a lot area of approximately 21.0 hectares (51.9 acres) and contain a single detached dwelling. The majority of the land is under agricultural cultivation. Surrounding land uses predominantly consist of agricultural uses and include scattered rural non-farm dwellings (refer to Schedule 1). Consent Application 2024-13-14 The applicants are proposing to sever a lot containing the dwelling on the basis that the dwelling is surplus to the applicants consolidated farm operation. The details of the proposed severance are as follows: Development Services September 4, 2024 Report No. DS2024-109 Page 1 of 11 Page 116 of 347 6.d) 6.25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services ... Lands to be Severed: Lands to be Retained: Frontage: Approximately 134.1 m 439.9 ft. Approximately 173.1 m 567.9 ft. Depth: Approximately 68.5 m 224.7 ft. Approximately 677.4 m 2,222.4 ft. Area: Approx. 0.9 hectares 2.2 acres Approx. 20.0 hectares 49.4 acres Use: Continued Residential Continued Agricultural A location map and aerial map are attached as Schedules 1 and 2 to this report, and the applicant's proposed severance plan is attached as Schedule 3. Analysis Provincial Policy Statement and Growth Plan Staff has undertaken a comprehensive review and evaluation of the applicant's development proposal based on the policy framework contained within the Provincial Policy Statement 2020 ("PPS"), the Growth Plan for the Greater Golden Horseshoe 2020 ("Growth Plan"), the County of Simcoe Official Plan ("SCOP") and the Township's Official Plan ("OF). Staff notes that the Township's OP is consistent with the PPS, and conforms with the Growth Plan and the SCOP that were in-force at the time of approval. Planning Staff can advise that the applicant's development proposal is generally consistent with the PPS, and conforms with the Growth Plan as the application assists with the farm operation while ensuring that the farmland is set aside for continued cultivation and agricultural production. On August 20, 2024, the Province released the final version of the Provincial Planning Statement, 2024 (PPS 2024) which is set to take effect on October 20, 2024. The PPS 2024 replaces A Place to Grow: Growth Plan for the Greater Golden Horseshoe and the PPS 2020 by integrating them into a single planning document which applies province- wide. The PPS 2024 will apply to all decisions in respect of the exercise of any authority that affects a planning matter made on or after October 20, 2024. Although not in effect, Planning Staff have reviewed the policies contained in the PPS 2024 and are of the opinion that the proposed development is consistent with the policies set out in the PPS 2024. Nottawasaga Valley Conservation Authority The subject lands are located within the Nottawasaga Valley Conservation Authority's (NVCA) regulated area for floodplain and erosion hazards associated with a watercourse that runs through a portion of the property. A portion of the severed lands are located within the estimated floodplain and erosion hazards, and development within these areas would require a permit under the Conservation Authorities Act. Planning Staff have received comments from the NVCA (refer to Schedule 5) and advise that a significant amount of fill importation and site alteration has occurred on the site within the limits of the proposed severance to facilitate the construction of the Development Services September 4, 2024 Report No. DS2024-109 Page 2 of 11 Page 117 of 347 6.d) 6.25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services ... dwelling. They further advise that any non-compliance matters related to the placement of fill and grading within the hazard extents must be resolved through the appropriate channels and brought back into compliance prior to any permits or approvals are issued going forward. The applicant is encouraged to consult with the NVCA Permits and Regulations department in order to resolve any compliance matters. Given the comments received from the NVCA, Planning Staff are not in a position to support the consent application at this time. Township of Oro-Medonte Official Plan The subject property is designated "Agricultural" and "Greenlands" in accordance with the Township's Official Plan; the lands to be severed are located within the "Agricultural" designation. The applicants own eight (8) additional farm properties located at: 192 Line 4 North; 859 Line 4 North; 937 Line 5 North; 885 15/16 Sideroad; 295 15/16 Sideroad; 711 Line 8 North, 1514 Line 9 North and 4346-010-002-32500 comprising a total of approximately 345.3 hectares (853.2 acres) (refer to Schedule 4). One of the farm properties contains a dwelling located at 192 Line 4 North. The applicants are proposing to sever the dwelling on the subject farm parcel (1307 Line 3 North) on the basis that it is surplus to their farming operation. On the basis of the analysis of the application in relation to the Township's Official Plan, as outlined above, it is the opinion of Planning Staff that the application conforms to the policies of the Township's Official Plan. Further, it is noted that since the proposed lot creation is the result of the severance of a residence surplus to a farming operation as a result of farm consolidation, the proposal is not anticipated to negatively affect the viability of the farm operation taking place on the retained lands as sufficient land is available to continue with the agricultural operation without introducing incompatible land uses. Zoning By-law 97-95 The subject property is currently zoned Agricultural/Rural (A/RU) and Environmental Protection (EP) in the Township's Zoning By-law 97-95, as amended. The existing dwelling is permitted in the A/RU Zone and the frontages and lot areas of the severed and retained lands would comply with the provisions of the Zoning By-law. Planning Act, R.S.O. 1990, c.P.13 Section 3(5) of the Planning Act states that all decisions in respect of the exercise of any authority that affects a planning matter shall be consistent with provincial policy statements and shall conform with or shall not conflict with the provincial plans that are in effect on the date of the decision. It is Planning Staffs opinion that the requested Development Services September 4, 2024 Report No. DS2024-109 Page 3 of 11 Page 118 of 347 6.d) 6.25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services ... consent is consistent with the PPS 2020, the Growth Plan and the applicable matters of Provincial interest. Financial/Legal Implications/ Risk Management Potential financial and legal implications should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Policy Statement, 2020 • A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Corporate Strategic Priorities • Well Planned Development—to ensure the development of complete communities and the protection of our rural character. Consultations Notice of this application was circulated to the public and to various review agencies and Township departments. A public notice sign was also posted on the subject lands. As of the preparation of this report, the following comments have been received. • Township Infrastructure and Capital Projects — Operations will require a 3.0 metre road widening along Line 3 North on both the severed and retained properties. Under the Road Network Plan, Line 3 North has been identified as a collector road requiring a 23.0 metre right-of-way. • Building Division — No comments. • Nottawasaga Valley Conservation Authority— refer to Schedule 5 • Resident Comments on behalf of 1194 Line 3 North — requesting a deferral of the application to allow sufficient time to review the materials. Attachments Schedule 1: Location Map Schedule 2: Aerial Photo Schedule 3: Applicant's Consent Sketch Development Services September 4, 2024 Report No. DS2024-109 Page 4 of 11 Page 119 of 347 6.d) 6.25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services ... Schedule 4: Farm Parcels Held by the Owners/Farm Operation Schedule 5: Nottawasaga Valley Conservation Authority Comments dated August 23, 2024 Conclusion Based on Planning Staff's analysis of this application, it is recommended that Consent Application 2024-B-14 be deferred to provide the applicants the opportunity to address Nottawasaga Valley Conservation Authority comments. Respectfully submitted, Andy Karaiskakis, RPP, Manager, Planning Services, August 29, 2024 Approval: Date of Approval Brent Spagnol, RPP, Director, Development Services August 30, 2024 Development Services September 4, 2024 Report No. DS2024-109 Page 5 of 11 Page 120 of 347 6.d) 6.25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services ... Schedule 1: Location Map 1525 -- — — 1361 wn-no.vein ae.e. Raw. 1425 1355 e s. a -P Rd.W. 1347 1351 1312 1280 1304 �_�_ =1307 l _--- Z ti C J 1207 1194 1193 i 1 338 1131 88 1 009 228 152 ,087 1071 — — 1075 Drury-Mill Rdi I 1051 1200 878 1472 Location ® Subject Lands To l�ipof�j/'�E Proud Heritage,Exciting l 0 loom File Number:2024-B-14 4/ —�—�—v Development Services September 4, 2024 Report No. DS2024-109 Page 6 of 11 Page 121 of 347 6.d) 6.25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services ... Schedule 2: Aerial Photo LVRdW y,r. Z J I 1 ■ Aerial Q Subject Lands � Yraid Heritage,Exciting Future 0 100 M File Number:2024-13-14 Development Services September 4, 2024 Report No. DS2024-109 Page 7 of 11 Page 122 of 347 6.d) 6.25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services ... Schedule 3: Applicant's Consent Sketch LANDS TO BE RETAINED 0 LANDS TO BE SEVERED X Applicant's Consent Sketch p p Proud Heritafie,Fxritie,,Futnrr File Number:2024-B-14 Development Services September 4, 2024 Report No. DS2024-109 Page 8 of 11 Page 123 of 347 6.d) 6.25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services ... Schedule 4: Farm Parcels Held by the Owners/Farm Operation 1 - - - I a Z SIMCOE • 127 ROAD C -- J 1 0 -Barr• Z OId�BarrieRdrW. Z te'RdrE. z N ro ^ i — J & Z C Z C dJ J C C 15%l16 Srd-W. 15/16 5rd3E. J J I 11 0 _L_y Id 4/ C C C C N `• 9 .E C .J Farm Parcels Held by the Toumslrip of Owners/Farm Operation Proud Heritage,Exciting Funrre Other Owned Parcels Subject Lands / 0 1,500 m File Number:2024-B-14 I I I I I I I Development Services September 4, 2024 Report No. DS2024-109 Page 9 of 11 Page 124 of 347 6.d) 6.25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services ... Schedule 5: Nottawasaga Valley Conservation Authority Comments dated August 23, 2024 OP 4 SAf' 2 Z Nottawasaga Valley Conservation Authority August 23, 2024 SENT BY EMAIL Township of Oro-Medonte 148 Line 7 South Oro-Medonte, Ontario LOL 2EO Attn: Andy Karaiskakis Secretary-Treasurer planning(oporo-medonte.ca RE: NVCA Comments for a Consent 1307 Line 3 North Township of Oro-Medonte Township File No. 2024-B-14 NVCA ID #28191 Nottawasaga Valley Conservation Authority [NVCA] staff is in receipt of a Consent application for the creation of a new lot through the severance of a dwelling as surplus to a consolidated farming operation. In preparing these comments the following documents were reviewed: • Notice of Public Hearing, prepared by Township of Oro-Medonte, dated August 19, 2024. • Applicant's Consent Sketch, prepared by applicant, N.d. Staff has reviewed this application as per our delegated responsibility from the Province to represent provincial interests regarding natural hazards identified in Section 3.1 of the Provincial Policy Statement (PPS 2020) and as a regulatory authority under Ontario Regulation 41/24. The application has also been reviewed through our role as a public body under the Planning Act as per our CA Board approved policies and per Our Municipal Partnership and Service Agreement with the Township. Ontario Regulation 41/24 This property falls partially within an area affected by Ontario Regulation 41/24 (Prohibited Activities, Exemptions and Permits Regulation) for floodplain and erosion hazards associated with a watercourse that runs through a portion of the site. A portion of the severed lands are located within the estimated foodplain and erosion hazards, and development within these areas would require a permit under the Conservation Authorities Act. Provincial Policy Statement (2020) The PPS defines development to be the creation of a new lot, a change in land use, or the construction of buildings and structures requiring approval under the Planning Act. Our understanding of the intent of the proposed consent is to sever a surplus dwelling from a farming operation. Nottawasaga Valley Conservation Authority 8195 8th Line,Utopia,ON LOh1 1T0 705-424-1479•planninowlnvca.on.ca A member of Conservation Ontario nvca.on.ca Development Services September 4, 2024 Report No. DS2024-109 Page 10 of 11 Page 125 of 347 6.d) 6.25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services ... NVCA Comments for Consent 1307 Line 3 North Township of Oro-Medonte Township File No. 2024-13-14 NVCA ID #28191 August 23,2024 Natural Hazard - Regulatory Comments Based on the above and applicable Natural Hazard policies within the PPS, a portion of the severance will be within the regulated areas on site. NVCA staff acknowledges that the constructed dwelling is located outside of hazards, however staff notes that a significant amount of fill importation and site alteration has occurred on site within the limits of the proposed severance to facilitate construction of the dwelling. Therefore, any non-compliance matters related to placement of fill and grading within the hazard extents must be resolved through the appropriate channels and brought back into compliance prior to support of any planning applications. Conclusion As noted above, there appears to be an open non-compliance matter on the subject site. The property will need to be brought back into compliance before any permits or approvals are issued going forward. The applicant is encouraged to consultant with our Permits and Regulations department in order to resolve any compliance matters. The Nottawasaga Valley Conservation Authority (NVCA) has reviewed this application and based upon our mandate and policies under the Conservation Authorities Act, we recommend deferral of this application until such time the applicant can resolve the non-compliance matter on site to ensure policy and regulations conformity. Thank you for circulating this application and please forward a copy of any decision and notice of any appeals filed for the above referenced application. Please feel free to contact the undersigned should you require any further information or clarification with regards to any matters contained herein. Sincerely, Katelyn Wardlaw, Planner Page 2 of 2 Development Services September 4, 2024 Report No. DS2024-109 Page 11 of 11 Page 126 of 347 6.d) 6.25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services ... 11 -'N V au!] - w. �+ 4 I I I 00 CL N � CD j N O O O J CO L V L � .cL Q � � _0 N O — C: L O CO OCD CO U Q N a _0 O4-1 — ca O ._ O O N W O (D C� Q Page 127 of 347 6.d) 6.25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services ... -N.Ol•aatll 0 'N.6,au19 56, I'll W u W - V1 IMMENSE E: •N.S.au1l vEi 'g.9.au1Z— L LL ELM LL 0 1 N �—. 0 qcc ui i ,y cc Cu L N U 4-0 $ 'N"C'aull M -C CL z CZ Q LV a z e + i . Z ' a` Li U) 0 � E 0As- i a c� a� a e � .N.c au1)l — Page 128 of 347 6.d) 6.25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services ... `s 04 (D IZ— �1 Q} a C: U) . N (� N O .� w LO ... N Cr) (6 E cn ,cam? of C'7 O w N- N M C-- Cll 1 ti U m � � ° � >1 = 1 CO O try #' No c +� cc � o` � � cE � No CD QaC. CL CL cu U 7 CO) 4-0 L � M� N N � CN C: C: � � U a� 0 � 4-0 T- 00 Cu v 0 C: O � U O O Ca E CIO X •X Q }' J O O Q V � O Q Q Q CO O . . 00 (A L_ . . CL j CL ai N O I G � a -o c Page 129 of 347 6.d) 6.25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services ... `s w a o 3 'y O A fi .a a W � ' W W N O -s �1 CO • U }, .cL A V ♦..i 0 U) U a� 0 t� C M U CL CL a Page 130 of 347 6.d) 6: c r, Planning Services ... a f r 04 L it n k 9' O di V° CN O � � CO a� LM (/N O . Z j ; LIjLm v L_1® O IL o '— > p a Page 131 of 347 6.d) 6:25 p.m. D 2024-109, Andy Karaiskakis, Manager, Planning Services ... w f x ` ',f s 0 M W 1 � N J O i= C: a ; U � fr' a, §, � Qi V■/ r r ''L:' 's VJ ■� C_ `�, z }+ U , 0 h J Of }q Page 132 of 347 6.d) 6.25 p.m. DS2024-109, Andy Karaiskakis, Manager, Planning Services ... `s CD W M O N j e 4-1 a) 4— L U O O Q — O Cn � � U a-1 O C cn W E 1 CZ L E N a; ) Cn N > C: Q L C: U) a- o O }+ m CV •� ° L L E _ L CIO .� °6 Q > _ 0 E C: > +� �° o C: CD � Cu O — C C ) Q N O CL�O > - i N _ in O 0 Q N U (6 � (Q O Q z 4 Cu M C L (1) L O W O z +r i a) O Z �_ (6 M () -8 -0 U O = S -0 C: a) (� J (6 Q U) r N ('M Page 133 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Township of Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Nelly Morrow, Director, Finance / Chief Finance Officer Meeting Date: September 4, 2024 Report No.: F12024-15 Subject: 2024 Development Charges Study and Draft By-law Update Type: For Information Only Motion No.: Recommendation It is recommended: 1. That Staff Report No. F12024-15 presented by Nelly Morrow, Director, Finance / Chief Financial Officer, re: 2024 Development Charges Study and Draft By-law be received; Background The Development Charges Act, 1997 (DCA), requires that a Municipality must update the Development Charges (DC) By-law and Development Charges Background Study (DC Study) at least every five years. Recent DCA changes require Municipalities to update at least every ten years, with the option to update sooner if desired. The Township's Development Charges By-law collects fees from all land developers (residential, commercial, institutional, and industrial) at the time a building permit is issued to help pay for the cost of infrastructure, such as roads, transit, water and sewer infrastructure, indoor/outdoor recreation, and certain facilities and fleet/equipment to accommodate growth. Township staff has been working with an external consultant, Watson & Associates Economists Ltd. (Watson), per legislation to prepare a new Development Charges (DC) background study to support the passage of a new Development Charges By-law to Finance September 4, 2024 Report No. F12024-15 Page 1 of 5 Page 134 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... replace the current By-law which is set to expire on October 23, 2024. The study incorporates updates to growth projections and growth-related capital infrastructure to support new development. The purpose of this report is to provide Council with the DC Background Study and Draft DC By-law prepared by Watson & Associates Economists Ltd which was presented to Council in summary at the Regular Council meeting held on August 14, 2024 (presentation found here). As legislatively required, the Notice of the Public Meeting was posted publicly on August 21, 2024, the Draft DC By-law and Background Study were posted publicly on August 23, 2024, in accordance with the Development Charges Act, 1997(DCA). Analysis The Township is following the prescribed public consultation process to update its DC by-law. Below is a summary of the process and timelines: September 4 - Development Services Committee Meeting - Present DC background study, rates, and draft By-law to Council, obtain approval to move forward with the public meeting. September 11 - Regular Council Meeting - Statutory Public Meeting. October 9 - Regular Council Meeting— Report of results from the statutory meeting, including responses to stakeholder questions, comments and proposed by-law changes. October 23 - Regular Council Meeting— Intended approval of final DC study and passing of by-law. The calculation of rates and context of the DC background study incorporates all requirements as legislated under the Development Charges Act (DCA), such as: • The development forecast; • The calculation of 10-year historical service levels; • Identification of ineligible services and reductions; • The proportion of recovery associated with residential and non-residential growth; and • The expenditures anticipated over the life of the by-law. Calculation of Residential/Non-residential Rates Growth related capital costs are shared between residential and non-residential development based on the population to employment ratio over the forecast period. For residential calculations, the total cost is divided by the gross new resident population to determine the per capita amount, which is then adjusted based on the net population increase and multiplied by the average occupancy of new units to calculate Finance September 4, 2024 Report No. F12024-15 Page 2 of 5 Page 135 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... the charge, while for non-residential development, the total costs are divided by the anticipated development to determine the cost per square foot of gross floor area. In the current DC By-law, the allocation is 91% residential and 9% non-residential for population to employment services. The DC background study growth forecast calculations resulted in 85% being allocated to residential development and 15% being allocated to non-residential development for similar services. Overall, the proposed Township wide residential rates (per Single Detached) increased slightly from $16,627 to $18,759. Area specific rates have been replaced by an Urban Area Charge with a slight decline: • Horseshoe - from $12,950 to $10,496 • Warminster- from $12,250 to $10,496 Proposed non-residential rates per sq. ft. declined from $5.91 to $4.82 for Township wide services. Area specific non-residential rates have been replaced by an Urban Area Charge which has increased from $3.59 per sq. ft. (Horseshoe) to $5.84 per sq. ft. Growth and Capital Cost Forecasts Growth forecasts per section 3.5 (1) of the DCA require that "the anticipated amount, type and location of development, for which development charges can be imposed, must be estimated" for the DC calculation. Staff in Development Services worked closely with the team at Watson to estimate growth utilizing the following tools: • Historical housing activity derived from building permit data; • Statistics Canada 2021 Census; • Current site plan applications and building permit data; • Simcoe County M.C.R (2022) forecast for the Township of Oro-Medonte; • Residential population and Non-residential development projections; Staff worked with Watson to develop a listing of projects required over the next 10 years that are required to accommodate the forecasted growth projected. Department and Service Masterplans, servicing studies, policies and infrastructure models were used to identify the capital infrastructure and costs required to provide services for the Township's projected growth. Eligible capital costs include: • Costs to acquire land or an interest therein (including a leasehold interest); • Costs to improve land; • Costs to acquire, lease, construct or improve buildings and structures; • Costs to acquire, lease or improve facilities, including rolling stock (with a useful life of 7 or more years), furniture and equipment (other than computer equipment); • Costs to undertake studies in connection with any of the matters; Finance September 4, 2024 Report No. F12024-15 Page 3 of 5 Page 136 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... • Costs of the development charge background study required under section 10; and • Interest on money borrowed to pay for the above-referenced costs Development Charges Draft By-law Notable sections and/or changes to the draft DC By-law are compiled below: • The Draft DC by-law proposes that new DC's would come into effect, at the fully calculated rate, on October 23, 2024, and then per section 7.0 of the By-law adjusted annually on January 1, thereafter determined by the annual change in Statistics Canada's Non-residential Billing Construction Price Index (CPI); • In response to legislative change, the DC By-law was updated and aligned with the changes from provincial Bills 108, 138, 197, 213, 109, 23, 134, and 185; • Section 3.8.2 of the By-law was added to allow an additional 12 months for non- residential developments to redevelop by submission to Council for an extension to the current 60-month redevelopment deadline as described in Section 3.8.1 of the By-law; Financial/Legal Implications/ Risk Management Development charges provide a key source of funding for capital projects required to service projected growth. The total financial impact will depend on the rate and type of growth in the Township. Policies/Legislation Development Charges Act, 1997 S.O. 1997 c. 27 Corporate Strategic Priorities Financial Sustainability Consultations Watson & Associates Economists Ltd. Senior Management Team Attachments Development Charges Background Study Draft Development Charges By-law Finance September 4, 2024 Report No. F12024-15 Page 4 of 5 Page 137 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Conclusion Development Charges are a key component of funding growth-related infrastructure in the Township. Maximizing the use of DCs reduces the need for tax or ratepayer support for growth-related projects. In addition to the upcoming statutory public meeting on September 11t", developers and other stakeholders have been notified of the opportunity to submit written comments / questions, which was posted on August 23rd on our website and advertised through social media. Results from the statutory meeting along with responses to any comments or questions will be presented to Council in a staff report before the final request for Council adoption of the draft DC By-law. Respectfully submitted, Nelly Morrow, CPA, Director, Finance / Chief Financial Officer August 26, 2024 Approvals: Date of Approval Shawn Binns, CAO August 29, 2024 Finance September 4, 2024 Report No. F12024-15 Page 5 of 5 Page 138 of 347 rr ' o4PPOW• tson &Associates ECONOMISTS LTD. Development Charges Background Study Township of Oro-Medonte Watson & Associates • • • •1 •11 •ust 23, 2024 info@watsonecon.ca Page 139 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Table of Contents Page ExecutiveSummary....................................................................................................... i 1. Introduction......................................................................................................1-1 1.1 Purpose of this Document....................................................................... 1-1 1.2 Summary of the Process......................................................................... 1-2 1.3 Changes to the D.C.A.: Bills 108, 138, 197, 213, and 109..................... 1-3 1.3.1 Bill 108: More Homes, More Choice Act — An Act to Amend Various Statutes with Respect to Housing, Other Development, and Various Matters............................................ 1-3 1.3.2 Bill 138: Plan to Build Ontario Together Act, 2019..................... 1-5 1.3.3 Bill 197: COVID-19 Economic Recovery Act, 2020.................... 1-5 1.3.4 Bill 213: Better for People, Smarter for Business Act, 2020....... 1-7 1.3.5 Bill 109: More Homes for Everyone Act, 2022 ........................... 1-7 1.4 Changes to the D.C.A. — Bill 23. More Homes Built Faster Act, 2022..... 1-8 1.4.1 Additional Residential Unit Exemption ....................................... 1-8 1.4.2 Removal of Housing as an Eligible D.C. Service ....................... 1-9 1.4.3 New Statutory Exemption for Non-Profit Housing ...................... 1-9 1.4.4 New Statutory Exemptions for Affordable Units, Attainable Units, and Affordable Inclusionary Zoning Units ........................ 1-9 1.4.5 Historical Level of Service Extended to Previous 15-Year Period ...................................................................................... 1-10 1.4.6 Revised Definition of Capital Costs.......................................... 1-10 1.4.7 Mandatory Phase-in of a D.0................................................... 1-10 1.4.8 D.C. By-law Expiry................................................................... 1-10 1.4.9 Installment Payments............................................................... 1-11 1.4.10 Rental Housing Discount.......................................................... 1-11 1.4.11 Maximum Interest Rate for Instalments and Determination of Charge for Eligible Site Plan and Zoning By-law Amendment Applications ......................................................... 1-11 1.4.12 Requirement to Allocate Funds Received................................ 1-11 Watson &Associates Economists Ltd. H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 140 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Table of Contents (Cont'd) Page 1 .4.13 Bill 134: Affordable Homes and Good Jobs Act, 2023 ............. 1-11 1.5 Bill 185: Cutting Red Tape to Build More Homes Act, 2024.................. 1-13 1 .5.1 Revised Definition of Capital Costs.......................................... 1-13 1 .5.2 Removal of the Mandatory Phase-in........................................ 1-14 1 .5.3 Process for Minor Amendments to D.C. By-laws ..................... 1-14 1 .5.4 Reduction of D.C. Rate Freeze Timeframe.............................. 1-15 1 .5.5 Modernizing Public Notice Requirements ................................ 1-15 2. Current Township of Oro-Medonte Policy.....................................................2-1 2.1 Schedule of Charges ..............................................................................2-1 2.2 Services Covered ...................................................................................2-1 2.3 Timing of D.C. Calculation and Payment................................................2-2 2.4 Indexing ..................................................................................................2-2 2.5 Redevelopment Allowance .....................................................................2-2 2.6 Exemptions.............................................................................................2-3 3. Anticipated Development in the Township of Oro-Medonte........................3-1 3.1 Requirement of the Act...........................................................................3-1 3.2 Basis of Population, Household and Non-Residential Gross Floor AreaForecast .........................................................................................3-1 3.3 Summary of Growth Forecast.................................................................3-2 4. The Approach to the Calculation of the Charge ...........................................4-1 4.1 Introduction .............................................................................................4-1 4.2 Services Potentially Involved ..................................................................4-1 4.3 Increase in the Need for Service.............................................................4-1 4.4 Local Service Policy................................................................................4-6 4.5 Capital Forecast......................................................................................4-6 4.6 Treatment of Credits ...............................................................................4-7 4.7 Classes of Services ................................................................................4-8 4.8 Existing Reserve Funds..........................................................................4-8 4.9 Deductions..............................................................................................4-9 4.9.1 Reduction Required by Level of Service Ceiling ......................4-10 4.9.2 Reduction for Uncommitted Excess Capacity ..........................4-10 4.9.3 Reduction for Benefit to Existing Development........................4-11 4.9.4 Reduction for Anticipated Grants, Subsidies and Other Contributions............................................................................4-12 4.10 Municipal-wide vs. Area Rating.............................................................4-12 4.11 Allocation of Development....................................................................4-12 4.12 Asset Management...............................................................................4-13 4.13 Transit...................................................................................................4-13 5. D.C.-Eligible Cost Analysis by Service..........................................................5-1 Watson &Associates Economists Ltd. H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 141 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Table of Contents (Cont'd) Page 5.1 Introduction .............................................................................................5-1 5.2 Service Levels and 10-Year Capital Costs for Township of Oro- Medonte D.C. Calculations .....................................................................5-1 5.2.1 Services Related to a Highway ..................................................5-1 5.2.2 Fire Protection Services.............................................................5-6 5.2.3 Parks and Recreation Services..................................................5-8 5.2.4 Provincial Offences Act (By-law Enforcement).........................5-10 5.2.5 Growth Studies ........................................................................5-12 5.3 Urban Area 10-Year D.C. Calculations .................................................5-14 5.3.1 Water Services.........................................................................5-14 6. D.C. Calculation...............................................................................................6-1 7. D.C. Policy Recommendations and D.C. By-law Rules................................7-1 7.1 Introduction .............................................................................................7-1 7.2 D.C. By-law Structure .............................................................................7-2 7.3 D.C. By-law Rules...................................................................................7-2 7.3.1 Payment in any Particular Case.................................................7-2 7.3.2 Determination of the Amount of the Charge...............................7-3 7.3.3 Application to Redevelopment of Land (Demolition and Conversion)................................................................................7-3 7.3.4 Exemptions (full or partial) .........................................................7-4 7.3.5 Timing of Collection ...................................................................7-5 7.3.6 The Applicable Areas.................................................................7-5 7.3.7 Indexing .....................................................................................7-5 7.4 Other D.C. By-law Provisions .................................................................7-6 7.4.1 Categories of Services for Reserve Fund and Credit Purposes....................................................................................7-6 7.4.2 By-law In-force Date ..................................................................7-6 7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter-Reserve Fund Borrowing ...................................................7-6 7.4.4 Area Rating ................................................................................7-7 7.5 Other Recommendations........................................................................7-8 8. By-law Implementation ...................................................................................8-1 8.1 Public Consultation Process ...................................................................8-1 8.1 .1 Introduction ................................................................................8-1 8.1 .2 Public Meeting of Council...........................................................8-1 8.1 .3 Other Consultation Activity.........................................................8-1 8.2 Anticipated Impact of the Charge on Development.................................8-2 8.3 Implementation Requirements................................................................8-3 8.3.1 Introduction ................................................................................8-3 Watson &Associates Economists Ltd. H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 142 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Table of Contents (Cont'd) Page 8.3.2 Notice of Passage......................................................................8-3 8.3.3 By-law Pamphlet........................................................................8-3 8.3.4 Appeals......................................................................................8-4 8.3.5 Complaints.................................................................................8-4 8.3.6 Credits .......................................................................................8-5 8.3.7 Front-Ending Agreements..........................................................8-5 8.3.8 Severance and Subdivision Agreement Conditions ...................8-5 Appendix A Background Information on Residential and Non- Residential Growth Forecast ................................................ A-1 Appendix B Level of Service...................................................................... B-1 Appendix C Long-Term Capital and Operating Cost Examination......... C-1 Appendix D D.C. Reserve Fund Policy...................................................... D-1 Appendix E Local Service Policy ...............................................................E-1 Appendix F Asset Management Plan.........................................................F-1 Appendix G Proposed D.C. By-law............................................................G-1 Watson &Associates Economists Ltd. H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 143 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... List of Acronyms and Abbreviations Acronym Full Description of Acronym A.M.P. Asset management plan C.B.C. Community benefits charge D.C. Development charge D.C.A. Development Charges Act, 1997, as amended F.I.R. Financial Information Return G.F.A. Gross floor area N.F.P.O.W. No fixed place of work OLT Ontario Land Tribunal O.M.B. Ontario Municipal Board O.P.A. Official Plan Amendment O. Reg. Ontario Regulation P.P.U. Persons per unit S.D.E. Single detached equivalent S.D.U. Single detached unit sq.ft. square foot/feet sq.m square metre(s) Watson &Associates Economists Ltd. H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 144 of 347 • • • • • • • 7!a) FI?•024: 5, Vly Mrpv?,, Directpr, Fipanc@/Chief FinaVial4ofFicej . • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• •• • • • • • • • • • • • • •• • • • • • • • • • • • • • • • • • •• • • • • • • •• • • • • • • • •• • • • • • •• •• •• • •• • • •• •• • • • • •• • • • • • •• • •• • • • • •• •• • • • • • •• • •• • • • •• • • • • • •••• • •••• • •• •• •• •••• • • • ••• •• • •• •• • • • • •• • • • •• • • • •• • • ••• •• ••• •• • • • •• •• ••• • • • • • ••• • ••• • • •• •• • •• ••••• •• •• •••• •• •• • • • • • • ••• • ••• • •• • • ••••• ••• • • •• •• • •• •• • •• • •• • • •• •••• • •• • • •• ••••• •• •• •• ••••••• • ••• ••••••••••••••••••••••• ••••• • ••••••• •• •• ••• ••••••••••• • ••••• •••• ••• ••••• ••• •• •• •••• •••• ••••••••• ••••••• ••••• ••• ••••••••• ••••••••••••• •• ••• ••••• •• • ••• ••• •• •• ••••• ••• • ••••••••••• ••• •••• •••••••••••••••••••• •••••••••••••••••• •••• ••••••••• •••••••• ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• •• Executive Summary Page 145 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Executive Summary 1 . The report provided herein represents the Development Charges (D.C.) Background Study for the Township of Oro-Medonte required by the Development Charges Act, 1997, as amended (D.C.A.). This report has been prepared in accordance with the methodology required under the D.C.A. The contents include the following: • Chapter 1 — Overview of the legislative requirements of the Act; • Chapter 2 — Review of present D.C. policies of the Township; • Chapter 3 — Summary of the residential and non-residential growth forecasts for the Township; • Chapter 4 — Approach to calculating the D.C.; • Chapter 5 — Review of historical service standards and identification of future capital requirements to service growth and related deductions and allocations; • Chapter 6 — Calculation of the D.C.s; • Chapter 7 — D.C. policy recommendations and rules; and • Chapter 8 — By-law implementation. 2. D.C.s provide for the recovery of growth-related capital expenditures from new development. The D.C.A. is the statutory basis to recover these charges. The methodology is detailed in Chapter 4; a simplified summary is provided below. 1) Identify amount, type and location of growth. 2) Identify servicing needs to accommodate growth. 3) Identify capital costs to provide services to meet the needs. 4) Deduct: • Grants, subsidies and other contributions; • Benefit to existing development; • Amounts in excess of 15-year historical service calculation; and • D.C. reserve funds (where applicable); 5) Net costs are then allocated between residential and non-residential benefit; and 6) Net costs divided by growth to provide the D.C. Watson &Associates Economists Ltd. PAGE i H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 146 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 3. A number of changes to the D.C.A. have occurred since the passage of the Township's 2019 D.C. By-law. Some of the changes were introduced through four bills passed in the Ontario legislature: Bill 108, Bill 138, Bill 197, and Bill 213. The changes included the following: • Instalment payments for rental housing, institutional developments, and non-profit housing; • Rate freeze on D.C.s for applications proceeding through Site Plan or Zoning By-law Amendment applications; • Removal of the 10% mandatory deduction on all D.C. eligible services; • Introduction of a new authority under the Planning Act to implement Community Benefit Charges (C.B.C.); • Eligible Services: The list of eligible services for the D.C. was expanded to include most services eligible under the D.C.A. prior to Bill 108; and • New exemption for universities that receive operating funds from the Government. 4. The Province has since introduced another set of revisions to the D.C.A. through Bill 23: More Homes Built Faster Act, 2022. Bill 23 was first introduced on October 25, 2022, and received Royal Assent on November 28, 2022. A summary of the changes provided from Bill 23 are outlined below (further details are provided in Chapter 1 of this report): • Additional residential unit exemption: allowance of a third unit as-of-right; • Removal of Housing as an eligible D.C. service; • New statutory exemption for Affordable Units; • New statutory exemption for Attainable Units; • New statutory exemption for Affordable Inclusionary Zoning Units; • New statutory exemption for Non-Profit Housing; • Historical level of service extended to previous 15-year period instead of the previous 10-year period; • Capital Cost definition revised to remove studies and prescribe services for which land or an interest in land will be restricted (nothing prescribed to date); • Mandatory phase-in of a D.C. for by-laws passed after January 1 , 2022, as follows: Watson &Associates Economists Ltd. PAGE ii H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 147 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... o Year 1 — 80% of the maximum charge; o Year 2 — 85% of the maximum charge; o Year 3 — 90% of the maximum charge; o Year 4 — 95% of the maximum charge; and o Year 5 to expiry — 100% of the maximum charge. • D.C. By-law expiry will be a maximum of 10 years after the date the by-law comes into force; • D.C. for Rental Housing developments to receive a discount as follows: o Three or more bedrooms — 25% reduction; o Two bedrooms — 20% reduction; and o All other bedroom quantities — 15% reduction. • Maximum interest rate for instalments and determination of charge for eligible Site Plan and Zoning By-law Amendment applications to be set at the average prime rate plus 1%; and • Requirement to allocate funds received — municipalities are required to spend or allocate at least 60% of their reserve fund at the beginning of the year for water, wastewater, and services related to a highway. 5. On April 10, 2024, the Province released Bill 185: Cutting Red Tape to Build More Homes Act. The Bill received Royal Assent on June 6, 2024. A summary of the changes provided from Bill 185 are outlined below (further details are provided in Chapter 1 of this report): • The definition of eligible capital costs (to include certain studies); • The removal of the mandatory phase-in of charges; • The process for minor amendments to D.C. by-laws; • A reduction of time for the D.C. rate freeze related to site plan and zoning by-law amendment planning applications; • Modernizing public notice requirements; and • Implementation of the affordable residential unit exemptions 6. The growth forecast (Chapter 3) on which the Township-wide D.C. is based, projects the following population, housing, and non-residential floor area for the 10-year and urban 10-year periods. Watson &Associates Economists Ltd. PAGE iii H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 148 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Table ES-1 Summary of Growth Forecast by Planning Period Township of Oro-Medonte in (Net) Population Increase 4,370 3,373 Residential Unit Increase 1 ,717 1 ,242 Non-Residential Gross Floor Area Increase (sq.ft.) 752,300 252,000 Source Watson & Associates Economists Ltd. Forecast 2024 7. On October 23, 2019, the Township of Oro-Medonte passed By-law 2019-100 under the D.C.A. The by-law imposes D.C.s on residential and non-residential uses. The Township is undertaking a D.C. public process and anticipates passing a new by-law. The mandatory public meeting has been set for September 11 , 2024 with adoption of the by-law on October 23, 2024. 8. The Township-wide D.C. currently in effect is $16,627 for single detached dwelling units. The current Township-wide non-residential charge is $5.91 per sq.ft. In addition to these charges, the Township imposes area-specific water and wastewter D.C.s for Horseshoe Valley and Warminster. For Horseshoe Valley, the water and wastewater D.C.s are an additional $25,487 for single detached dwellings and $3.59 per sq.ft. for non-residenital developments. For Warminster, the water D.C.s are an additional $12,250 for single detached dwellings. 9. This report has undertaken a recalculation of the charges based on future identified needs (presented in Schedule ES-1 for residential and non-residential). Charges have been provided on a Township-wide basis for all services, excluding water services, which have been provided on an urban-area basis (note that wastewater is not being included as part of this D.C. study). The corresponding Township-wide single detached unit charge is $18,759, while developments in the urban area that will be serviced with municipal water will have a total D.C. of $29,255. The corresponding Township-wide non-residential charge is $4.82 per sq.ft. of building area, while developments in the urban area that will be serviced with municipal water will have a total D.C. of $10.66 per sq.ft. of building area. These rates are submitted to Council for its consideration. Watson &Associates Economists Ltd. PAGE iv H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 149 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 10.The D.C.A. requires a summary be provided of the gross capital costs and the net costs to be recovered over the life of the by-law. This calculation is provided by service and is presented in Table 6-4. A summary of these costs is provided below: Table ES-2 Summary of Expenditures Anticipated Over the Life of the By-law Summary of Expenditures Anticipate Expenditure Over the Life of the By-law JEW Amount id Total gross expenditures planned over the next ten years $84,985,231 Less: Benefit to existing development $19,433,729 Less: Post planning period benefit $17,856,100 Less: Other Deductions $59,000 Less: Grants, subsidies and other contributions $0 Net costs to be recovered from development charges $47,636,403 This suggests that for the non-D.C. cost over the 10-year D.C. by-law (benefit to existing development, and grants, subsidies and other contributions), $19.49 million (or an annual amount of $1 .95 million) will need to be contributed from taxes and rates, or other sources. With respect to the post period benefit amount of $17.86 million, it will be included in subsequent D.C. study updates to reflect the portion of capital that benefits growth in the post period D.C. forecasts. Based on the above table, the Township plans to spend $84.99 million over the life of the by-law, of which $47.64 million (56%) is recoverable from D.C.s. Of this net amount, $42.44 million is recoverable from residential development and $5.19 million from non-residential development. It is noted also that any exemptions or reductions in the charges would reduce this recovery further. 11 .Considerations by Council — The background study represents the service needs arising from residential and non-residential growth over the forecast periods. The following services are calculated based on a 10-year urban area-specific forecast: • Water Services. Watson &Associates Economists Ltd. PAGE v H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 150 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... The following services are calculated based on a 10-year forecast: • Services Related to a Highway (including Public Works) • Fire Protection Services; • Park and Recreation Services; • Provincial Offences Act (By-law Enforcement); and • Growth Studies Council will consider the findings and recommendations provided in the report and, in conjunction with public input, approve such policies and rates it deems appropriate. These directions will refine the draft D.C. by-law which is appended in Appendix G. These decisions may include: • adopting the charges and policies recommended herein; • considering additional exemptions to the by-law; and • considering reductions in the charge by class of development (obtained by removing certain services on which the charge is based and/or by a general reduction in the charge). Watson &Associates Economists Ltd. PAGE vi H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 151 of 347 7.a) F12 024-1 5, N ell y Morrow, Director, Finance/Chief Financial Officer0 In co .. N 0 0 0 / § 'IT / § \ o LO . ƒ \ \ } co co } § CO w & r- + ¥ w a) 0 0 \ / § k LO § § 0) _ . � C . q / n / » m _ S o a \ \ 9 # / g 04 I ® a) � 4- 0 m = 0 � _ 0 e (D 0 � I / \ \ E § \ f § q : , c 04 w « Q e « m � I . . v m l \ 0 LO u � » \ § ( $ 2 2� { \ \ �/ A 3 \( \ $ ) § N § ( 0 2 ) 0) § \ \ } 0- ƒ /\ m m U)a g g e\ Cu 3 7 $ \ § 0 0 0\ 2 e e \ \ \ \ k k <\ 2 ) F F ® f ° a � / � } 2 2 \\ $ 2 J d - * , « « } / k / $2 Page152 0 347 • • • • • • • 7!a) FI?•024: 5, Vly Mtrrpv?,, Directpr, Fipanc@/Chief FinaVial4ofFicej . • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• •• • • • • • • • • • • • • •• • • • • • • • • • • • • • • • • • •• • • • • • • •• • • • • • • • •• • • • • • •• •• •• • •• • • •• •• • • • • •• • • • • • •• • •• • • • • •• •• • • • • • •• • •• • • • •• • • • • • •••• • •••• • •• •• •• •••• • • • ••• •• • •• •• • • • • •• • • • •• • • • •• • • ••• •• ••• •• • • • •• •• ••• • • • • • ••• • ••• • • •• •• • •• ••••• •• •• •••• •• •• • • • • • • ••• • ••• • •• • • ••••• ••• • • •• •• • •• •• • •• • •• • • •• •••• • •• • • •• ••••• •• •• •• ••••••• • ••• ••••••••••••••••••••••• ••••• • ••••••• •• •• ••• ••••••••••• • ••••• •••• ••• ••••• ••• •• •• •••• •••• ••••••••• ••••••• ••••• ••• ••••••••• ••••••••••••• •• ••• ••••• •• • ••• ••• •• •• ••••• ••• • ••••••••••• ••• •••• •••••••••••••••••••• •••••••••••••••••• •••• ••••••••• •••••••• ••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••••• •• Report Page 153 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Chapter Introduction Watson &Associates Economists Ltd. H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 154 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 1 . Introduction 1 .1 Purpose of this Document This background study has been prepared pursuant to the requirements of the D.C.A. as amended, (section 10) and, accordingly, recommends new development charges (D.C.$) and policies for the Township of Oro-Medonte. The Township retained Watson & Associates Economists Ltd. (Watson), to undertake the D.C. study process throughout 2023 and 2024. Watson worked with Township staff in preparing the D.C. analysis and policy recommendations. This D.C. background study, containing the proposed D.C. by-law, will be distributed to members of the public in order to provide interested parties with sufficient background information on the legislation, the study's recommendations, and an outline of the basis for these recommendations. This report has been prepared, in the first instance, to meet the statutory requirements applicable to the Township's D.C. background study, as summarized in Chapter 4. It also addresses the requirement for "rules" (contained in Chapter 7) and the proposed by-law to be made available as part of the approval process (included as Appendix G). In addition, the report is designed to set out sufficient background on the legislation (Chapter 4), Oro-Medonte's current D.C. policies (Chapter 2) and the policies underlying the proposed by-law, to make the exercise understandable to those who are involved. Finally, it addresses post-adoption implementation requirements (Chapter 8) which are critical to the successful application of the new policy. The chapters in the report are supported by Appendices containing the data required to explain and substantiate the calculation of the charge. A full discussion of the statutory requirements for the preparation of a background study and calculation of a D.C. is provided herein. Watson &Associates Economists Ltd. PAGE 1-1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 155 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 1 .2 Summary of the Process The public meeting required under section 12 of the D.C.A. has been scheduled for September 11 , 2024. Its purpose is to present the study to the public and to solicit public input. The meeting is also being held to answer any questions regarding the study's purpose, methodology, and the proposed modifications to the Township's D.C.s. In accordance with the legislation, the background study and proposed D.C. by-law will be available for public review on August 23, 2024. The process to be followed in finalizing the report and recommendations includes: • Consideration of responses received prior to, at, or immediately following the public meeting; and • Finalization of the report and Council consideration of the by-law subsequent to the public meeting. Figure 1-1 outlines the proposed schedule to be followed with respect to the D.C. by-law adoption process. Watson &Associates Economists Ltd. PAGE 1-2 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 156 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Figure 1-1 Schedule of Key D.C. Process Dates for the Township of Oro-Medonte I L Schedule of Study Milestone � . 1 . Data collection, staff review, D.C. calculations July 2023 to July 2024 and policy work 2. Council Meeting # 1 January 10, 2024 3. Council Meeting # 2 August 14, 2024 4. Public meeting advertisement placed on No later than August 21 , 2024 Township's website and media platforms 5. Public release of final D.C. Background study August 23, 2024 and proposed by-law 6. Development Services Committee receives the September 4, 2024 Background Study and Draft By-law 7. Public meeting of Council September 11 , 2024 8. Council considers adoption of background study October 23, 2024 and passage of by-law 9. Township website and media platform By 20 days after passage publication of by-law passage 10. Last day for by-law appeal 40 days after passage 11. Township makes pamphlet available (where by- By 60 days after in force date law not appealed) 1 .3 Changes to the D.C.A.: Bills 108, 1385 1975 213, and 109 1.3.1 Bill 108: More Homes, More Choice Act - An Act to Amend Various Statutes with Respect to Housing, Other Development, and Various Matters On May 2, 2019, the Province introduced Bill 108, which proposed changes to the D.C.A. The Bill was introduced as part of the Province's "More Homes, More Choice: Ontario's Housing Supply Action Plan." The Bill received Royal Assent on June 6, 2019. While having received Royal Assent, many of the amendments to the D.C.A. would not come into effect until they are proclaimed by the Lieutenant Governor (many of these changes were revised through Bill 197). At the time of writing, the following provisions have been proclaimed: Watson &Associates Economists Ltd. PAGE 1-3 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 157 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... • Effective January 1, 2020, rental housing and institutional developments will pay D.C.s in six equal annual payments commencing at occupancy. Interest may be charged on the instalments, and any unpaid amounts may be added to the property and collected as taxes. As per Bill 23, non-profit housing developments are now exempt from paying D.C.s; however, prior to Bill 23, and as a result of Bill 108, non-profit housing developments paid D.C.s in 21 equal annual payments. Effective January 1 , 2020, the D.C. amount for all developments occurring within 2 years of a Site Plan or Zoning By-law Amendment planning approval (for application submitted after this section is proclaimed), shall be determined based on the D.C. in effect on the day of Site Plan or Zoning By-law Amendment application. If the development is not proceeding via these planning approvals, then the amount is determined as of the date of issuance of a building permit. On February 28, 2020, the Province released updated draft regulations related to the D.C.A. and the Planning Act. A summary of the changes that were to take effect upon proclamation by the Lieutenant Governor is provided below. Changes to Eligible Services — Prior to Bill 108, the D.C.A. provided a list of ineligible services whereby municipalities could include growth related costs for any service that was not listed. With Bill 108, the changes to the D.C.A. would now specifically list the services that are eligible for inclusion in the by-law. Furthermore, the initial list of eligible services under Bill 108 was limited to "hard services", with the "soft services" being removed from the D.C.A. These services would be considered as part of a new community benefits charge (discussed below) imposed under the Planning Act. As noted in the next section this list of services has been amended through Bill 197. Mandatory 10% deduction — The amending legislation would have removed the mandatory 10% deduction for all services that remain eligible under the D.C.A. Remaining Services to be Included in a New Community Benefits Charge (C.B.C.) Under the Planning Act— It was proposed that a municipality may, by by-law, impose a C.B.C. against land to pay for the capital costs of facilities, services and matters required because of development or redevelopment in the area to which the by-law applies. The C.B.C. was proposed to include formerly eligible D.C. services that are not included in the above listing, in addition to parkland dedication and bonus zoning contributions. Watson &Associates Economists Ltd. PAGE 1-4 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 158 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 1.3.2 Bill 138: Plan to Build Ontario Together Act, 2019 On November 6, 2019, the Province released Bill 138 which provided further amendments to the D.C.A. and Planning Act. This Bill received Royal Assent on December 10, 2019, and was proclaimed which resulted in sections related to the D.C.A. (schedule 10) becoming effective on January 1 , 2020. The amendments to the D.C.A. included removal of instalment payments for commercial and industrial developments that were originally included in Bill 108. 1.3.3 Bill 197: COV/D-19 Economic Recovery Act, 2020 In response to the global pandemic that began affecting Ontario in early 2020, the Province released Bill 197 which provided amendments to a number of Acts, including the D.C.A. and Planning Act. This Bill also revised some of the proposed changes identified in Bill 108. Bill 197 was tabled on July 8, 2020, received Royal Assent on July 21 , 2020, and was proclaimed on September 18, 2020. The following provides a summary of the changes. 1.3.3. 1 D.C.-Related Changes List of D.C.-Eligible Services • As noted above, under Bill 108 some services were to be included under the D.C.A. and some would be included under the C.B.C. authority. Bill 197, however, revised this proposed change and has included all services (with some exceptions) under the D.C.A. These services are as follows: o Water supply services, including distribution and treatment services. o Wastewater services, including sewers and treatment services. o Storm water drainage and control services. o Services related to a highway. o Electrical power services. o Toronto-York subway extension. o Transit services. o Waste diversion services. o Policing services. o Fire protection services. o Ambulance services. o Library services. Watson &Associates Economists Ltd. PAGE 1-5 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 159 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... o Long-term care services. o Parks and recreation services, but not the acquisition of land for parks. o Public health services. o Childcare and early years services. o Housing services (no longer eligible as per Bill 23). o Provincial Offences Act services. o Services related to emergency preparedness. o Services related to airports, but only in the Regional Municipality of Waterloo. o Additional services as prescribed. Classes of Services — D.C. Pre-Bill 108/197 legislation (i.e., D.C.A., 1997) allowed for categories of services to be grouped together into a minimum of two categories (90% and 100% services). The Act (as amended) repeals and replaces the above with the four following subsections: • A D.C. by-law may provide for any eligible service or capital cost related to any eligible service to be included in a class, set out in the by-law. • A class may be composed of any number or combination of services and may include parts or portions of the eligible services or parts or portions of the capital costs in respect of those services. • A D.C. by-law may provide for a class consisting of studies in respect of any eligible service whose capital costs are described in paragraphs 5 and 6 of section 5 of the D.C.A. • A class of service set out in the D.C. by-law is deemed to be a single service with respect to reserve funds, use of monies, and credits. Note: An initial consideration of "class" appears to mean any group of services. Mandatory 10% Deduction In addition, the removal of the 10% deduction for soft services under Bill 108 has been maintained. Watson &Associates Economists Ltd. PAGE 1-6 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 160 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... As a result of the passage of Bill 197, and subsequent proclamation on September 18, 2020, this report has provided the D.C. calculations without the 10% mandatory deduction. 1.3.3.2 C.B.C.-Related Changes C.B.C. Eligibility The C.B.C. is limited to lower-tier and single-tier municipalities; upper-tier municipalities will not be allowed to impose this charge. 1.3.3.3 Combined D.C. and C.B.C. Impacts D.C. vs. C.B.C. Capital Cost A C.B.C. may be imposed with respect to the services listed in subsection 2 (4) of the D.C.A. (eligible services), "provided that the capital costs that are intended to be funded by the community benefits charge are not capital costs that are intended to be funded under a development charge by-law." 1.3.4 Bill 213: Better for People, Smarter for Business Act, 2020 On December 8, 2020, Bill 213 received Royal Assent. One of the changes of the Bill that took effect upon Royal Assent included amending the Ministry of Training, Colleges and Universities Act by introducing a new section that would exempt the payment of D.C.s for developments of land intended for use by a university that receives operating funds from the Government. As a result, this mandatory exemption will be included in the D.C. by-law. 1.3.5 Bill 109: More Homes for Everyone Act, 2022 On April 14, 2022, Bill 109 received Royal Assent. One of the changes of the Bill and Ontario Regulation (O. Reg.) 438/22 that took effect upon Royal Assent included amending the D.C.A. and O. Reg. 82/98 related to the requirements for the information which is to be included in the annual Treasurer's statement on D.C. reserve funds and the requirement for publication of the statement. The following additional information must be provided for each D.C. service being collected for during the year: Watson &Associates Economists Ltd. PAGE 1-7 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 161 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... a) whether, as of the end of the year, the municipality expects to incur the amount of capital costs that were estimated, in the relevant development charge background study, to be incurred during the term of the applicable development charge by-law; b) if the answer to a) is no, the amount the municipality now expects to incur and a statement as to why this amount is expected; and c) if no money was spent from the reserve fund during the year, a statement as to why there was no spending during the year. The changes to the D.C.A. has also been amended to now require that the annual Treasurer's statement be made available to the public on the website of the municipality or, if there is no such website, in the municipal office. 1 .4 Changes to the D.C.A. — Bill 23: More Homes Built Faster Act, 2022 On November 28, 2022, Bill 23 received Royal Assent. This Bill amends a number of pieces of legislation including the Planning Act and the D.C.A. It is noted that, the Province removed the phase-in requirements and reinstated studies as an eligible capital costs through Bill 185 (discussed in section 1 .5). The following provides a summary of the changes to the D.C.A. 1.4.1 Additional Residential Unit Exemption The rules for these exemptions are now provided in the D.C.A., rather than the regulations and are summarized as follows: • Exemption for residential units in existing rental residential buildings — For rental residential buildings with four or more residential units, the creation of the greater of one unit or 1% of the existing residential units will be exempt from a D.C. • Exemption for additional residential units in existing and new residential buildings — The following developments will be exempt from a D.C.: o A second unit in a detached, semi-detached, or rowhouse if all buildings and ancillary structures cumulatively contain no more than one residential unit; Watson &Associates Economists Ltd. PAGE 1-8 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 162 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... o A third unit in a detached, semi-detached, or rowhouse if no buildings or ancillary structures contain any residential units; and o One residential unit in a building or structure ancillary to a detached, semi- detached, or rowhouse on a parcel of urban land, if the detached, semi- detached, or rowhouse contains no more than two residential units and no other buildings or ancillary structures contain any residential units. 1.4.2 Removal of Housing as an Eligible D.C. Service Housing services are removed as an eligible service. Municipalities with by-laws that include a charge for housing services can no longer collect for this service. 1.4.3 New Statutory Exemption for Non-Profit Housing Non-profit housing units are exempt from D.C.s and D.C. instalment payments due after November 28, 2022. 1.4.4 New Statutory Exemptions for Affordable Units, Attainable Units, and Affordable Inclusionary Zoning Units Affordable units, attainable units, and inclusionary zoning units (affordable) are exempt from the payment of D.C.s, as follows: • Affordable Rental Units: Where rent is no more than 80% of the average market rent as defined by a new bulletin published by the Ministry of Municipal Affairs and Housing. • Affordable Owned Units: Where the price of the unit is no more than 80% of the average purchase price as defined by a new bulletin published by the Ministry of Municipal Affairs and Housing. Note: Section 1.4.13 provides further details of the Affordable Rental Unit and Affordable Owned Unit definitions, which have been modified through Bill 134 • Attainable Units: Excludes affordable units and rental units; will be defined as prescribed development or class of development and sold to a person who is at "arm's length" from the seller. o Note: for affordable and attainable units, the municipality shall enter into an agreement that ensures the unit remains affordable or attainable for 25 years. Watson &Associates Economists Ltd. PAGE 1-9 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 163 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Note: the above Affordable Owned and Rental Unit exemptions came into force as of June 1, 2024. At the time of writing, it is not known when the exemption for Attainable Units will be in force. • Inclusionary Zoning Units: Affordable housing units required under inclusionary zoning by-laws are exempt from a D.C. 1.4.5 Historical Level of Service Extended to Previous 15-Year Period Prior to Bill 23, the increase in need for service was limited by the average historical level of service calculated over the 10-year period preceding the preparation of the D.C. background study. This average is now extended to the historical 15-year period. 1.4.6 Revised Definition of Capital Costs The definition of capital costs has been revised to remove studies. Furthermore, the regulations to the Act may prescribe services for which land or an interest in land will be restricted. As at the time of writing, no services have been prescribed. 1.4.7 Mandatory Phase-in of a D.C. For all D.C. by-laws passed after January 1 , 2022, the charge must be phased-in annually over the first five years the by-law is in force, as follows: • Year 1 — 80% of the maximum charge; • Year 2 — 85% of the maximum charge; • Year 3 — 90% of the maximum charge; • Year 4 — 95% of the maximum charge; and • Year 5 to expiry — 100% of the maximum charge. 1.4.8 D.C. By-law Expiry A D.C. by-law now expires 10 years after the day it comes into force (unless the by-law provides for an earlier expiry date). This extends the by-law's life from five years, prior to Bill 23. Watson &Associates Economists Ltd. PAGE 1-10 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 164 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 1.4.9 Installment Payments Non-profit housing development has been removed from the instalment payment section of the Act (subsection 26.1), as these units are now exempt from the payment of a D.C. 1.4.10 Rental Housing Discount The D.C. payable for rental housing development will be reduced based on the number of bedrooms in each unit as follows: • Three or more bedrooms — 25% reduction; • Two bedrooms — 20% reduction; and • All other bedroom quantities — 15% reduction. 1.4.11 Maximum Interest Rate for Instalments and Determination of Charge for Eligible Site Plan and Zoning By-law Amendment Applications No maximum interest rate was previously prescribed. As per Bill 23, the maximum interest rate is set at the average prime rate plus 1%. This maximum interest rate provision would apply to all instalment payments and eligible site plan and zoning by- law amendment applications occurring after November 28, 2022. 1.4.12 Requirement to Allocate Funds Received Annually, beginning in 2023, municipalities will be required to spend or allocate at least 60% of the monies in a reserve fund at the beginning of the year for water, wastewater, and services related to a highway. Other services may be prescribed by the regulation. 1.4.13 Bill 134: Affordable Homes and Good Jobs Act, 2023 The exemption for affordable residential units was included in the More Homes Built Faster Act (Bill 23), enacted by the Province on November 28, 2022. Under this legislation, affordable residential units were defined within subsection 4.1 of the D.C.A. and exemptions for D.C.s were provided in respect of this definition. While the legislation was enacted in November 2022, the ability for municipalities to implement the exemptions is based on the "Affordable Residential Units for the Purposes of the Development Charges Act, 1997 Bulletin" published by the Minister of Municipal Affairs Watson &Associates Economists Ltd. PAGE 1-11 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 165 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... and Housing. This bulletin informs the average market rent and purchase price to be used in determining which developments qualify as affordable residential units. This bulletin was published on April 5, 2024. Bill 134 received Royal Assent on December 4, 2023 and provides for a modification to the affordable residential unit definition by: • Introducing an income-based test for affordable rent and purchase price; and • Increasing the threshold for the market test of affordable rent and purchase price. This change provides the exemption based on the lesser of the two measures. Moreover, the rules in subsection 4.1 of the D.C.A. are unchanged with respect to: • The tenant and purchaser transacting the affordable unit being at arm's length; • The intent of maintaining the affordable residential unit definition for a 25-year period, requiring an agreement with the municipality (which may be registered on title); and • Exemptions for attainable residential units and associated rules (requiring further regulations). The following table provides the definitions provided through Bill 134 (underlining added for emphasis). Affordable residential unit The rent is no greater than the lesser of, rent (subsection 4.1 (2), i. the income-based affordable rent for the residential unit para. 1) set out in the Affordable Residential Units bulletin, as identified by the Minister of Municipal Affairs and Housing in accordance with subsection (5), and ii. the average market rent identified for the residential unit set out in the Affordable Residential Units bulletin. Average market rent/rent The Minister of Municipal Affairs and Housing shall, based on income (a) determine the income of a household that, in the (subsection 4.1 (5)) for the Minister's opinion, is at the 60t" percentile of gross purposes of subsection 4.1 annual incomes for renter households in the applicable (2), para. 1 local municipality; and (b) identify the rent that, in the Minister's opinion, is equal to 30 per cent of the income of the household referred to in clause (a). Watson &Associates Economists Ltd. PAGE 1-12 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 166 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Bill 134 Definition (Current D.C.A. Definitio Affordable residential unit The price of the residential unit is no greater than the lesser ownership (subsection 4.1 of, (3), para. 1) i. the income-based affordable purchase price for the residential unit set out in the Affordable Residential Units bulletin, as identified by the Minister of Municipal Affairs and Housing in accordance with subsection (6), and ii. 90 per cent of the average purchase price identified for the residential unit set out in the Affordable Residential Units bulletin. Average market purchase The Minister of Municipal Affairs and Housing shall, price/purchase price based (a) determine the income of a household that, in the on income (subsection 4.1 Minister's opinion, is at the 60t" percentile of gross (6)) for the purposes of annual incomes for households in the applicable local subsection 4.1 (3), para. 1 municipality; and (b) identify the purchase price that, in the Minister's opinion, would result in annual accommodation costs equal to 30 per cent of the income of the household referred to in clause (a) Note: the Affordable Unit exemption came into force on June 1, 2024 1.5 Bill 185: Cutting Red Tape to Build More Homes Act, 2024 On April 10, 2024, the Province released Bill 185: Cutting Red Tape to Build More Homes Act. The Bill received Royal Assent on June 6, 2024. This Bill reversed many of the key changes that were implemented through Bill 23. The following sections provide a summary of the changes. 1.5.1 Revised Definition of Capital Costs Bill 185 reversed the capital cost amendments of Bill 23 by reinstating studies as an eligible capital cost. The following paragraphs were added to subsection 5(3) of the D.C.A.: 5. Costs to undertake studies in connection with any of the matters referred to in paragraphs 1 to 4. 6. Costs of the development charge background study required under section 10. Watson &Associates Economists Ltd. PAGE 1-13 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 167 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 1.5.2 Removal of the Mandatory Phase-in As noted in Section 1 .4.7 above, Bill 23 required the phase-in of charges imposed in a D.C. by-law over a five-year term for any by-laws passed after January 1 , 2022. Bill 185 removed this mandatory phase-in. This change is effective for any D.C. by-laws passed after Bill 185 came into effect. For site plan and zoning by-law amendment applications that were made prior to Bill 185 receiving Royal Assent, the charges payable will be the charges that were in place on the day the planning application was made (i.e., including the mandatory phase-in). 1.5.3 Process for Minor Amendments to D.C. By-laws Section 19 of the D.C.A. requires that a municipality must follow sections 10 through 18 of the D.C.A. (with necessary modifications) when amending D.C. by-laws. Sections 10 through 18 of the D.C.A. generally require the following: • Completion of a D.C. background study, including the requirement to post the background study 60 days prior to passage of the D.C. by-law; • Passage of a D.C. by-law within one year of the completion of the D.C. background study; • A public meeting, including notice requirements; and • The ability to appeal the by-law to the Ontario Land Tribunal. Bill 185 allows municipalities to undertake minor amendments to D.C. by-laws for the following purposes without adherence to the requirements noted above (with the exception of the notice requirements): 1 . To repeal a provision of the D.C. by-law specifying the date the by-law expires or to amend the provision to extend the expiry date (subject to the 10-year limitations provided in the D.C.A.); 2. To impose D.C.s for studies, including the D.C. background study; and 3. To remove the provisions related to the mandatory phase-in of D.C.s. Minor amendments related to items 2 and 3 noted above may be undertaken only if the D.C. by-law being amended was passed after November 28, 2022, and before Bill 185 Watson &Associates Economists Ltd. PAGE 1-14 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 168 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... took effect. Moreover, the amending by-law must be passed within six months of Bill 185 coming into effect. Notice requirements for these minor amending by-laws are similar to the typical notice requirements, with the exception of the requirement to identify the last day for appealing the by-law (as these provisions do not apply). 1.5.4 Reduction of D.C. Rate Freeze Timeframe Bill 108 (see Section 1 .3.1 above) provides for the requirement to freeze the D.C.s imposed on developments subject to a site plan and/or a zoning by-law amendment application. The D.C. rate for these developments is "frozen" at the rates that were in effect at the time the site plan and/or zoning by-law amendment application was submitted (subject to applicable interest). Once the application is approved by the municipality, if the date the D.C. is payable is more than two years from the approval date, the D.C. rate freeze would no longer apply. Bill 185 reduced the two-year timeframe to 18 months. 1.5.5 Modernizing Public Notice Requirements The D.C.A. sets out the requirements for municipalities to give notice of public meetings and of by-law passage. These requirements are prescribed in sections 9 and 10 of O. Reg. 82/98 and include giving notice in a newspaper of sufficiently general circulation in the area to which the by-law would apply. The regulatory changes modernized public notice requirements by allowing municipalities to provide notice on a municipal website if a local newspaper is not available. Watson &Associates Economists Ltd. PAGE 1-15 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 169 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Chapter Current Township of Oro- Medonte Policy Watson &Associates Economists Ltd. H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 170 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 2. Current Township of Oro-Medonte Policy 2.1 Schedule of Charges On October 23, 2019, the Township of Oro-Medonte passed By-law, 2019-100 under the D.C.A. This by-law imposes D.C.s for residential and non-residential uses. The table below provides the rates currently in effect, as at January 1, 2024. Table 2-1 Township of Oro-Medonte Current D.C. Rates January 1 , 2024 Residential Non-Residential Single&Semi Apartments Apartments Special Service Detached Multiples 2 Bedrooms+ Bachelor and 1 Care/Special per sq.ft bL Bedroom Dwelling Units Township Wide Services: Services Related to a Highway 7,961 6,461 4,663 3.257 2,937 3.57 Fire Protection Services 2,276 1,847 1,332 931 841 0.87 Parks and Recreation Services 5.532 4,491 3,239 2,264 2,040 1.15 Studies 858 694 501 349.00 316.00 0.32 Total Township Wide Services 16,627 13,493 9,735 6,801 6,134 5.91 Horseshoe Valley Settlement Area Wastewater Services 12,582 12.582 12,582 12,582 12,582 - Water Services 12,905 11.762 1 10,390 1 9,318 1 9.075 13.59 Total Horseshoe Valley Settlement Area 42,114 37,837 32,707 28,701 27,791 9.50 Warminster Water Services 12,250 12,250 12.250 12.250 9,075 Total Warminster 28,877 25,743 21,985 19,051 15,209 2.2 Services Covered The following services are covered under By-law 2019-100: Township-wide Services: • Services Related to a Highway; • Fire Protection Services; • Parks and Recreation Services; and • Studies. Area Specific - Horseshoe Valley Settlement Area: • Water Services; and Watson &Associates Economists Ltd. PAGE 2-1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 171 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... • Wastewater Services. Area Specific — Warminster Water Service Area: • Water Services. 2.3 Timing of D.C. Calculation and Payment Development charges shall be calculated and payable in full in money or by provision of services as may be agreed upon, or by credit granted under the Act, on the date that the first building permit is issued in relation to a building or structure on land to which a development charge applies. 2.4 Indexing Rates shall be adjusted, without amendment to the by-law, annually on January 1 , in accordance with the Statistics Canada Quarterly, Non-Residential Building Construction Price Index (Table 18-10-0276-02).111 2.5 Redevelopment Allowance In the case of the re-development involving the demolition and replacement of all or part of a building or structure: (1) A credit offsetting the development charges payable shall be allowed, provided that the land was improved by occupied structures (or structures capable of occupancy) within the five years prior to the issuance of the demolition permit, and the building permit has been issued for the development or redevelopment within five years from the date the demolition permit has been issued; and Ontario Regulation (O. Reg.) 82/98 referenced "The Statistics Canada Quarterly, Construction Price Statistics, catalogue number 62-007" as the index source. Since implementation, Statistics Canada has modified this index twice and the above-noted index is the most current. The draft by-law provided herein refers to O. Reg. 82/98 to ensure traceability should this index continue to be modified over time. Watson &Associates Economists Ltd. PAGE 2-2 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 172 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... (2) The credit shall be calculated as follows: a. For residential buildings, the credit shall be equivalent to the number of dwelling units demolished multiplied by the applicable residential development charge in place at the time the development charge is payable under this by-law; b. For non-residential buildings, the credit shall be equivalent to the gross floor area demolished multiplied by the applicable non-residential development charge in place at the time the development charge is payable under this by-law; Provided that such amounts shall not exceed, in total, the amount of the D.C.s otherwise payable with respect to the redevelopment. 2.6 Exemptions The following non-statutory exemptions are provided under By-law 2019-100. • Farm buildings; • Hospitals; and • Places of worship. Watson &Associates Economists Ltd. PAGE 2-3 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 173 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Chapter Anticipated Development in the Township of Oro- Medonte Watson &Associates Economists Ltd. H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 174 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 3. Anticipated Development in the Township of Oro-Medonte 3.1 Requirement of the Act The growth forecast contained in this chapter (with supplemental tables in Appendix A) provides for the anticipated development for which the Township of Oro-Medonte will be required to provide services over a 10-year (2024 to 2034) time horizon. Chapter 4 provides the methodology for calculating a D.C. as per the D.C.A. Figure 4-1 presents this methodology graphically. It is noted in the first box of the schematic that in order to determine the D.C. that may be imposed, it is a requirement of subsection 5 (1) of the D.C.A. that "the anticipated amount, type and location of development, for which development charges can be imposed, must be estimated." 3.2 Basis of Population, Household and Non-Residential Gross Floor Area Forecast The D.C. growth forecast has been derived by Watson in consultation with the Township of Oro-Medonte. In preparing the growth forecast, the following information sources were consulted to assess the residential and non-residential development potential for the Township over the forecast period, including: • Township of Oro-Medonte Official Plan, Office Consolidation March 2023; • Simcoe County 2051 Land Needs Assessment, June 2022, Hemson Consulting Ltd.; • Township of Oro-Medonte Employment Lands Strategy Final Report, February 2021 , by Watson & Associates Economists Ltd. • Township of Oro-Medonte 2019 Development Charges Background Study and Draft By-law Report, August 23, 2019, by Watson & Associates Economists Ltd. • 2011 , 2016 and 2021 population, household and employment Census data; • Historical residential building permit data over the 2014 to 2023 period; • Residential and non-residential supply opportunities as identified by Township of Oro-Medonte staff; and Watson &Associates Economists Ltd. PAGE 3-1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 175 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... • Discussions with Township staff regarding anticipated residential and non- residential development in the Township of Oro-Medonte. 3.3 Summary of Growth Forecast A detailed analysis of the residential and non-residential growth forecasts is provided in Appendix A and the methodology employed is illustrated in Figure 3-1 . The discussion provided herein summarizes the anticipated growth for the Township and describes the basis for the forecast. The results of the residential growth forecast analysis are summarized in Table 3-1 below, and Schedule 1 in Appendix A. As identified in Table 3-1 and Appendix A — Schedule 1 , population in the Township of Oro-Medonte (excluding census undercount) is anticipated to reach approximately 28,230 by mid-2034, resulting in an increase of approximately 4,370 persons. N Figure 3-1 Population and Household Forecast Model DEMAND SUPPLY Residential Units in the Development Process Historical Housing Construction Intensification Forecast of Residential Units Employment Market by Local Designated Lands Municipality, Economic Outlook Local,region and Provincial Servicing Capacity Occupancy Assumptions Gross Population Increase Decline in Existing Population Net Population Increase The population figures used in the calculation of the 2024 D.C. exclude the net Census undercount, which is estimated at approximately 4.2%. Population figures presented herein have been rounded. Watson &Associates Economists Ltd. PAGE 3-2 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 176 of 347 7.a) F12 024-1 5, N ell y Morrow, Director, Finance/Chief Financial Officer .. \ \ n � L 0 ƒ m m E 3 p § R ® \ \ £ £ \ ® % CI) N 04 � , o 0 : _ 0 % r § / g / 2 � (D 0 Q _ g 2 %. -0 _ %E _ _ _ \ # e oLo / ± \ - g § m 2 q ° 3 ° n 2 _ K K £ £ m ■ 2 ncu E § § o x / o _ _ � Itm \ 2 k Cu= 2 � •� � % � � % � � � ¥ @ � O Cu t -0 It \ � Cu 0- § � E .E @ + ? E = w = , Cl) ® / / E a_ \ / -0 \ C) f ® 0 % \ % % k 0 U) / 0 0EC: » \ / 0- 0 k ° 0 0 ƒ 7; co co m M \ § § 2 - @ Cu \\ a \ / m ¥ / Cu f = e = E o $ k 2 (n /\ - - k 2 Cu ® � 0 « � n 2E2 EE # 2 § § § § '/ f Cu C/ /j f % $ U) k( <I ( § § 2 2 ¥ / § §) ± E § �0 E E E k 2 C \) rmm A08j0=j rm_m Page177 0 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... w c� a cn01 1.0� > ro ai c, ¢ N m O � N r OHO MnO OHO N CD c� cB Cu Ing c"I -0 a E O� 0 Q � r � g 2 C co = a) = c' C: U) s -0 U �ocl N 0 a� 0 M O LL o�, N p �' � o O �� } O o LL .Q- O p M �co-, C C6 M o O a rn ~ `o 01-0 , E M Ocl L O T Cu W - EP N cJ Q L L CU L U v 3 -p N n 0 o C -0 -ocl ; N o U : J ' U T) `ocl n` Cu 0) C C N W N O C � N O Oo� 0- D w O a) O 1010 .o �o (B a m = U L ' U M O� 0 U) Q No N O O O O O O O O O O O d O W CO V O W O V N j o o sjiun buisnOH (D = o Page 178 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Provided below is a summary of the key assumptions and findings regarding the Township of Oro-Medonte D.C. growth forecast: 1 . Unit Mix (Appendix A— Schedules 1 , 5 and 6) • The housing unit mix for the Township was derived from a detailed review of historical development activity (as per Schedule 6), as well as active residential development applications (as per Schedule 5) and discussions with Township staff regarding anticipated development trends for the Township of Oro-Medonte. • Based on the above indicators, the 2024 to 2034 household growth forecast for the Township is comprised of a unit mix of 67% low density units (single detached and semi-detached), 9% medium density (multiples except apartments) and 24% high density (bachelor, 1-bedroom and 2- bedroom apartments). 2. Geographic Location of Residential Development (Appendix A — Schedule 2) • Schedule 2 summarizes the anticipated amount, type, and location of development by area for the Township of Oro-Medonte • In accordance with forecast demand and available land supply, the amount and percentage of forecast housing growth between 2024 and 2034 by development location is summarized below. Watson &Associates Economists Ltd. PAGE 3-5 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 179 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 00 Table 3-2 Township of Oro-Medonte Geographic Location of Residential Development PercentageAmount of . Development - 2024 to 2034 2024 to Horseshoe Valley (Water) 568 33% Warminster (Water) 49 3% Craighurst (Water) 511 30% Remaining Water Serviced Area 114 7% Non-Municipal Water Serviced Areas['] 463 27% Township of Oro-Medonte 1,705 100% M Includes growth in areas with no municipal water servicing. This includes private serviced and unserviced areas. Note: Figures may not sum precisely due to rounding. 3. Planning Period • Short- and longer-term time horizons are required for the D.C. process. The D.C.A. limits the planning horizon for transit services to a 10-year planning horizon. All other services can utilize a longer planning period if the municipality has identified the growth-related capital infrastructure needs associated with the longer-term growth planning period. 4. Population in New Units (Appendix A — Schedules 3 and 4) • The number of housing units to be constructed by 2034 in the Township of Oro-Medonte over the forecast period is presented in Table 3-1 . Over the 2024 to 2034 forecast period, the Township is anticipated to average approximately 171 new housing units per year. Watson &Associates Economists Ltd. PAGE 3-6 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 180 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... • Institutional population N is anticipated to increase by approximately 10 people between 2024 to 2034. • Population in new units is derived from Schedules 3 and 4, which incorporate historical development activity, anticipated units (see unit mix discussion) and average persons per unit (P.P.U.) by dwelling type for new units. • Schedule 7a summarizes the average P.P.U. assumed for new housing units by age and type of dwelling based on Statistics Canada 2021 custom Census data for the Township of Oro-Medonte. Due to data limitations high density P.P.U. data was derived from the Simcoe County Census Division which includes the Township of Oro-Medonte, and is outlined in Schedule 7b. The total calculated P.P.U. for all density types has been adjusted accordingly to account for the P.P.U. trends which has been recently experienced in both new and older units. Forecasted 25-year average P.P.U.s by dwelling type are as follows: o Low density: 2.997 o Medium density: 2.401 o High density: 1 .620 5. Existing Units and Population Change (Appendix A — Schedules 3 and 4) • Existing households for mid-2024 are based on the 2021 Census households, plus estimated residential units constructed between mid- 2021 to the beginning of the growth period, assuming a minimum six- month lag between construction and occupancy (see Schedule 3). • The change in average occupancy levels for existing housing units is calculated in Schedules 3 and 4J21 The forecast population change in existing households over the 2024 to 2034 forecast period is forecast to decline by approximately 100. Institutional population largely includes special care facilities such as nursing home or residences for senior citizens. A P.P.U. of 1.100 depicts 1-bedroom and 2-or-more- bedroom units in collective households. [21 Change in occupancy levels for existing households occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions. Watson &Associates Economists Ltd. PAGE 3-7 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 181 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 6. Employment (Appendix A — Schedules 9a, 9b and 9c) • The employment projections provided herein are largely based on the activity rate method, which is defined as the number of jobs in the Township divided by the number of residents. Key employment sectors include primary, industrial, commercial/population-related, institutional, and work at home, which are considered individually below. • 2016 employment data [11,[21 (place of work) for the Township of Oro- Medonte is outlined in Schedule 9a. The 2016 employment base is comprised of the following sectors: 0 95 primary (2%); 0 1 ,280 work at home employment (26%); 0 1 ,540 industrial (32%); 0 1 ,288 commercial/population-related (26%); and o 695 institutional (14%). • The 2016 employment by usual place of work, including work at home, is 4,905. An additional 1 ,240 employees have been identified for the Township of Oro-Medonte in 2016 that have no fixed place of work (N.F.P.O.W.).[31 • Total employment, including work at home and N.F.P.O.W. for the Township of Oro-Medonte is anticipated to reach approximately 9,070 by mid-2034. This represents an employment increase of approximately 1 ,490 for the 10-year forecast period. • Schedule 9b, Appendix A, summarizes the employment forecast, excluding work at home employment and N.F.P.O.W. employment, which is the basis for the D.C. employment forecast. The impact on municipal 2016 employment is based on Statistics Canada 2016 Place of Work Employment dataset by Watson & Associates Economists Ltd. [21 Statistics Canada 2021 Census place of work employment data has been reviewed. The 2021 Census employment results have not been utilized due to a significant increase in work at home employment captured due to Census enumeration occurring during the provincial COVID-19 lockdown from April 1 , 2021 to June 14, 2021 . 12] No fixed place of work is defined by Statistics Canada as "persons who do not go from home to the same workplace location at the beginning of each shift. Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc." Watson &Associates Economists Ltd. PAGE 3-8 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 182 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... services from work at home employees has already been included in the population forecast. The need for municipal services related to N.F.P.O.W. employees has largely been included in the employment forecast by usual place of work (i.e., employment and gross floor area generated from N.F.P.O.W. construction employment). Furthermore, since these employees have no fixed work address, they cannot be captured in the non-residential G.F.A. calculation. Accordingly, work at home and N.F.P.O.W. employees have been removed from the D.C.A. employment forecast and calculation. • Total employment for the Township of Oro-Medonte (excluding work at home and N.F.P.O.W. employment) is anticipated to reach approximately 5,300 by mid-2034. This represents an employment increase of approximately 790 for the 10-year forecast period. N 7. Non-Residential Sq.ft. Estimates (G.F.A.), Appendix A — Schedule 9b) • Square footage estimates were calculated in Schedule 9b based on the following employee density assumptions: 0 3,000 sq.ft. per employee for primary; 0 1 ,500 sq.ft. per employee for industrial; 0 500 sq.ft. per employee for commercial/population-related; and 0 690 sq.ft. per employee for institutional employment. • The Township-wide incremental G.F.A. is anticipated to increase by 752,300 sq.ft. over the 10-year forecast period. • In terms of percentage growth, the 2024 to 2034 incremental G.F.A. forecast by sector is broken down as follows: o Primary — 3% o industrial — 62%; o commercial/population-related — 19%; and [�] G.F.A. and employment associated within special care institutional dwellings treated as residential, resulting in an institutional employment difference between Schedules 9a and 9b. Total employment growth in Schedule 9b (excluding work at home and N.F.P.O.W. employment) has been downwardly adjusted to account for institutional employment associated with special care facilities. Total employment in Schedule 9b is anticipated to reach approximately 5,300 by mid-2034. Watson &Associates Economists Ltd. PAGE 3-9 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 183 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... o institutional — 16%. 8. Geographic Location of Non-Residential Development (Appendix A, Schedule 9c) • Schedule 9c summarizes the anticipated amount, type and location of non-residential development by area for the Township of Oro-Medonte. • The amount and percentage of forecast total non-residential growth between 2024 and 2034 by development location is summarized below. Table 3-3 Township of Oro-Medonte Geographic Location of Non-Residential Development Non-ResidentialAmount of Non- Percentage of Residential Development Location G.F.A. (sq.ft.), G.F.A., L; - to 2034 2024 to 2034 Horseshoe Valley (Water) 133,100 18% Warminster (Water) 7,100 1% Craighurst (Water) 51,500 7% Remaining Water Serviced Area 60,300 8% Non-Municipal Water Serviced Areas['] 500,300 66% Township of Oro-Medonte 752,300 100% N Includes growth in areas with no municipal water servicing. This includes private serviced and unserviced areas. Note: Figures may not sum precisely due to rounding. Watson &Associates Economists Ltd. PAGE 3-10 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 184 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Chapter The Approach to the Calculation of the Charge Watson &Associates Economists Ltd. H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 185 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 4. The Approach to the Calculation of the Charge 4.1 Introduction This chapter addresses the requirements of subsection 5 (1) of the D.C.A. with respect to the establishment of the need for service which underpins the D.C. calculation. These requirements are illustrated schematically in Figure 4-1 . 4.2 Services Potentially Involved Table 4-1 lists the full range of municipal services that are provided within the Township. A number of these services are not included in the list of eligible services provided in subsection 2 (4) of the D.C.A. as being ineligible for inclusion in D.C.s. These are shown as "ineligible" on Table 4-1 . Two ineligible costs defined in subsection 5 (3) of the D.C.A. are "computer equipment" and "rolling stock with an estimated useful life of (less than) seven years." In addition, local roads are covered separately under subdivision agreements and related means (as are other local services). Services that are potentially eligible for inclusion in the Township's D.C. are indicated with a "Yes." 4.3 Increase in the Need for Service The D.C. calculation commences with an estimate of "the increase in the need for service attributable to the anticipated development," for each service to be covered by the by-law. There must be some form of link or attribution between the anticipated development and the estimated increase in the need for service. While the need could conceivably be expressed generally in terms of units of capacity, subsection 5 (1) 3, which requires that Township Council indicate that it intends to ensure that such an increase in need will be met, suggests that a project-specific expression of need would be most appropriate. Watson &Associates Economists Ltd. PAGE 4-1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 186 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Figure 4-1 The Process of Calculating a Development Charge under the Act that must be followed Anticipated Tax Base,User Development Rates,etc. Ineligible Services Eligible Services Municipal Services �2. Services Estimated Increase in Ceiling Re: Historical Service Subdivision Need for Service 3. Increased Need 4,j Standard 4a. Agreements 8. Specified Local Services I Transit Services and Consent r Needs • • • Provisions Be Met Service rv: ic By Se t D.C.Ne ds# In Standard 4b. • ••- • •, for Capital Non-Transit Asset Management Financially Sustainable" 7a. Plan Infrastructure 6. Services Projects • be Funded by D.C.S 7. Transit Services (D Less: Requirements" Uncommitted Exces Capacity 110. Less: Po Benefit To Existing Development 11. Less: Grants,Subsidies and Other Contributions 12. D.C.Net Capital Costs Costs for new development vs. existing development for the _q term of the by-law and the Financing, Inflation and balance of the period 13. D.C.By-law(s) Investment Spatial Considerations Applicability 15. 14. Amount of the Charge By Type of Development (including apportionment of costs-residential and Consideration of exemptions, non-residential) 16. phase-ins,etc. Watson &Associates Economists Ltd. PAGE 4-2 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 187 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Table 4-1 Categories of Municipal Services to be Addressed as Part of the Calculation Eligibility Inclusion in the Description D.C. Yes Municipality provides the service — service has been included in the D.C. calculation. No Municipality provides the service — service has not been included in the D.C. calculation. n/a Municipality does not provide the service. Ineligible Service is ineligible for inclusion in the D.C. calculation. Eligibility ComponentsCategories of for Potential Municipal Services Inclusion Service D.C. D.C.in the Calculati��L % Yes 1 .1 Arterial roads 100 Yes 1 .2 Collector roads 100 1 . Services Yes 1 .3 Bridges, culverts and Related to a roundabouts 100 Highway No 1.4 Local municipal roads 0 Yes 1.5 Traffic signals 100 Yes 1.6 Sidewalks and streetlights 100 Yes 1.7 Active transportation 100 n/a 2.1 Transit vehicles' & facilities 100 n/a 2.2 Other transit infrastructure 100 Ineligible 2.3 Municipal parking spaces - 2. Other indoor 0 Transportation Ineligible 2.4 Municipal parking spaces - Services outdoor 0 Yes 2.5 Works yards 100 Yes 2.6 Rolling stock' 100 n/a 2.7 Ferries 100 n/a 2.8 Airport 100 3. Stormwater No 3.1 Main channels and drainage 100 Drainage and trunks Control No 3.2 Channel connections 100 Services No 3.3 Retention/detention ponds 100 with 7+ year life-time Watson &Associates Economists Ltd. PAGE 4-3 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 188 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... e44 Eligibility ComponentsCategories of for Potential Municipal Services Inclusion Service in the D.C. Recovery Yes 4.1 Fire stations 100 4. Fire Protection Yes 4.2 Fire pumpers, aerials and 100 Services Yes rescue vehicles' 4.3 Small equipment and gear 100 Ineligible 5.1 Acquisition of land for parks, woodlots and E.S.A.s 0 Yes 5.2 Development of area 100 5. Parks Services municipal parks (i.e. Parks and Yes 5.3 Development of district parks 100 Open Space) Yes 5.4 Development of municipal- wide parks 100 Yes 5.5 Development of special purpose parks 100 Yes 5.6 Parks rolling stock' and yards 100 6.1 Arenas, indoor pools, fitness Yes facilities, community centres, 100 6. Recreation etc. (including land) Services Yes 6.2 Recreation vehicles and 100 equipment' n/a 7.1 Public library space (incl. 7. Library Services furniture and equipment) 100 n/a 7.2 Library vehicles 100 n/a 7.3 Library materials 100 8. Emergency No 8.1 Facility space (incl. furniture 100 Preparedness No and equipment) 100 Services No 8.2 Vehicles 100 8.3 Equipment 9. Electrical Power Ineligible 9.1 Electrical substations 0 Services Ineligible 9.2 Electrical distribution system 0 Ineli ible 9.3 Electricals stem rolling stock 0 with 7+ year life-time Watson &Associates Economists Ltd. PAGE 4-4 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 189 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... e44 Eligibility ComponentsCategories of for Potential Municipal Services Inclusion Service in the D.C. Recovery Calculation % 10. Provision of Cultural, Ineligible 10.1 Cultural space (e.g. art 0 Entertainment galleries, museums and and Tourism theatres) Facilities and Ineligible 10.2 Tourism facilities and 0 Convention convention centres Centres No 11.1 Treatment plants 100 11 . Wastewater No 11 .2 Sewage trunks 100 Services No 11 .3 Local systems 0 No 11 .4 Vehicles and equipment' 100 Yes 12.1 Treatment plants 100 12. Water Supply Yes 12.2 Distribution systems 100 Services n/a 12.3 Local systems 0 n/a 12.4 Vehicles and equipment' 100 Ineligible 13.1 Landfill collection, transfer vehicles and equipment 0 13. Waste Ineligible 13.2 Landfills and other disposal Management facilities 0 Services n/a 13.3 Waste diversion facilities 100 n/a 13.4 Waste diversion vehicles and equipment' 100 14. Policing No 14.1 Policing detachments 100 Services n/a 14.2 Policing rolling stock 100 n/a 14.3 Small equipment and gear 100 15. Homes for the n/a 15.1 Homes for the aged space 100 Aged n/a 15.2 Vehicles' 100 16. Child Care and n/a 16.1 Childcare space 100 Early Years n/a 16.2 Vehicles' 100 Programs 17. Health n/a 17.1 Health department space 100 n/a 17.2 Health department vehicles' 100 18. Social Housing n/a 18.1 Social housing space 100 19. Provincial Yes 19.1 P.O.A. space 100 Offences Act Yes 19.2 P.O.A. vehicles' 100 20. Social Services n/a 20.1 Social service space 100 with 7+ year life-time Watson &Associates Economists Ltd. PAGE 4-5 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 190 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... e44 Eligibility ComponentsCategories of for Potential Municipal Services Inclusion Service in the D.C. Recovery Calculation dol % 21. Ambulance n/a 21 .1 Ambulance station space 100 n/a 21.2 Vehicles' 100 22. Hospital Ineligible 22.1 Hospital capital contributions 0 Provision 23. Provision of Headquarters for the General 23.1 Office space Administration Ineligible 23.2 Office furniture 0 of Municipalities Ineligible 23.3 Computer equipment 0 and Area Ineligible 0 Municipal Boards 24.1 Studies in connection with Yes acquiring buildings, rolling stock, materials and 100 equipment, and improving 24. Other Services land and facilities, including the D.C. background study cost 24.2 Interest on money borrowed 0-100 Yes to pay for growth-related capital with a 7+ year lifetime 4.4 Local Service Policy Some of the need for services generated by additional development consists of local services related to a plan of subdivision. As such, they will be required as a condition of subdivision agreements or consent conditions. The Township's detailed Local Service Policy is provided in Appendix E. 4.5 Capital Forecast Paragraph 7 of subsection 5 (1) of the D.C.A. requires that "the capital costs necessary to provide the increased services must be estimated." The Act goes on to require two Watson &Associates Economists Ltd. PAGE 4-6 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 191 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... potential cost reductions and the regulation sets out the way in which such costs are to be presented. These requirements are outlined below. These estimates involve capital costing of the increased services discussed above. This entails costing actual projects or the provision of service units, depending on how each service has been addressed. The capital costs include: a) costs to acquire land or an interest therein (including a leasehold interest); b) costs to improve land; c) costs to acquire, lease, construct or improve buildings and structures; d) costs to acquire, lease or improve facilities, including rolling stock (with a useful life of 7 or more years), furniture and equipment (other than computer equipment), materials acquired for library circulation, reference, or information purposes; e) costs to undertake studies in connection with any of the matters referred to in paragraphs a to d; f) costs of the development charge background study required under section 10; and g) interest on money borrowed to pay for the above-referenced costs; In order for an increase in need for service to be included in the D.C. calculation, Township Council must indicate "that it intends to ensure that such an increase in need will be met" (subsection 5 (1) 3). This can be done if the increase in service forms part of a Council-approved Official Plan, capital forecast, or similar expression of the intention of Council (O. Reg. 82/98 section 3). The capital program contained herein reflects the Township's approved and proposed capital budgets and master servicing/needs studies. 4.6 Treatment of Credits Section 8, paragraph 5, of O. Reg. 82/98 indicates that a D.C. background study must set out "the estimated value of credits that are being carried forward relating to the service." Section 17, paragraph 4, of the same regulation indicates that "the value of Watson &Associates Economists Ltd. PAGE 4-7 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 192 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... the credit cannot be recovered from future D.C.s," if the credit pertains to an ineligible service. This implies that a credit for eligible services can be recovered from future D.C.s. As a result, this provision should be made in the calculation, in order to avoid a funding shortfall with respect to future service needs. There are no outstanding credits to be included in the D.C. calculations. 4.7 Classes of Services Section 7 of the D.C.A. states that a D.C. by-law may provide for any D.C. eligible service or the capital costs with respect to those services. Furthermore, a class may be composed of any number or combination of services and may include parts or portions of each D.C. eligible service. These provisions allow for services to be grouped together to create a class for the purposes of the D.C. by-law and D.C. reserve funds. The D.C. calculations and by-law provided herein have identified a class of service for growth studies. 4.8 Existing Reserve Funds Section 35 of the D.C.A. states that: "The money in a reserve fund established for a service may be spent only for capital costs determined under paragraphs 2 to 7 of subsection 5 (1)." There is no explicit requirement under the D.C.A. calculation method set out in subsection 5 (1) to net the outstanding reserve fund balance as part of making the D.C. calculation; however, section 35 does restrict the way in which the funds are used in the future. For services that are subject to a per capita based, service level "cap," the reserve fund balance should be applied against the development-related costs for which the charge was imposed once the project is constructed (i.e., the needs of recent growth). This cost component is distinct from the development-related costs for the future forecast periods, which underlie the D.C. calculation herein. The alternative would involve the Township spending all reserve fund monies prior to renewing each by-law, which would not be a sound basis for capital budgeting. Thus, the Township will use these reserve funds for the Township's cost share of applicable Watson &Associates Economists Ltd. PAGE 4-8 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 193 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... development-related projects, which are required but have not yet been undertaken, as a way of directing the funds to the benefit of the development that contributed them (rather than to future development, which will generate the need for additional facilities directly proportionate to future growth). The Township's D.C. Reserve Fund balances by service as of December 31 , 2023, are shown below: Table 4-2 Summary of Development Charges Reserve Fund Balances As of December 31 , 2023 December-low- Service Balance as of Services Related to a Highway $1,877,068 Fire Protection Services ($2,266,217) Parks and Recreation Services $3,376,309 Growth Studies $251,184 Water Services $393,953 Total $3,238,344 Note: Amounts in brackets are deficit balances. 4.9 Deductions The D.C.A. potentially requires that four deductions be made to the increase in the need for service. These relate to: • the level of service ceiling; • uncommitted excess capacity; • benefit to existing development; and • anticipated grants, subsidies, and other contributions. The requirements behind each of these reductions are addressed below. Watson &Associates Economists Ltd. PAGE 4-9 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 194 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 4.9.1 Reduction Required by Level of Service Ceiling This is designed to ensure that the increase in need included in section 4.3 does "not include an increase that would result in the level of service [for the additional development increment] exceeding the average level of the service provided in the municipality over the 15-year period immediately preceding the preparation of the background study" (D.C.A., subsection 5 (1) 4). O. Reg. 82/98 (section 4) goes further to indicate that "both the quantity and quality of a service shall be taken into account in determining the level of service and the average level of service." In many cases, this can be done by establishing a quantity measure in terms of units as floor area, land area, or road length per capita and a quality measure, in terms of the average cost of providing such units based on replacement costs, engineering standards, or recognized performance measurement systems, depending on circumstances. When the quantity and quality factors are multiplied together, they produce a measure of the level of service which meets the requirements of the Act, i.e., cost per unit. With respect to transit services, the changes to the Act introduced in 2015 have provided for an alternative method for calculating the service standard ceiling. Transit services must now utilize a forward-looking service standard analysis, described later in this section. The average service level calculation sheets for each service component in the D.C. calculation are set out in Appendix B. 4.9.2 Reduction for Uncommitted Excess Capacity Paragraph 5 of subsection 5 (1) requires a deduction from the increase in the need for service attributable to the anticipated development that can be met using the Township's "excess capacity," other than excess capacity which is "committed." "Excess capacity" is undefined, but in this case must be able to meet some or all of the increase in need for service, in order to potentially represent a deduction. The deduction of uncommitted excess capacity from the future increase in the need for service would normally occur as part of the conceptual planning and feasibility work associated with justifying and sizing new facilities, e.g., if a road widening to accommodate increased traffic is not required because sufficient excess capacity is Watson &Associates Economists Ltd. PAGE 4-10 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 195 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... already available, then widening would not be included as an increase in need, in the first instance. 4.9.3 Reduction for Benefit to Existing Development Section 5 (1) 6 of the D.C.A. provides that, "The increase in the need for service must be reduced by the extent to which an increase in service to meet the increased need would benefit existing development." The general guidelines used to consider benefit to existing development included: • The repair or unexpanded replacement of existing assets that are in need of repair; • An increase in average service level of quantity or quality (compare water as an example); • The elimination of a chronic servicing problem not created by growth; and • Providing services where none previously existed (generally considered for water or wastewater services). This step involves a further reduction in the need, by the extent to which such an increase in service would benefit existing development. The level of service cap in section 4.9.1 is related but is not the identical requirement. Sanitary, storm, and water trunks are highly localized to growth areas and can be more readily allocated in this regard than other services such as services related to a highway, which do not have a fixed service area. Where existing development has an adequate service level which will not be tangibly increased by an increase in service, no benefit would appear to be involved. For example, where expanding existing library facilities simply replicates what existing residents are receiving, they receive very limited (or no) benefit as a result. Alternatively, where a clear existing service problem is to be remedied, a deduction should be made accordingly. In the case of services such as recreation facilities, community parks, libraries, etc., the service is typically provided on a Municipal-wide system basis. For example, facilities of the same type may provide different services (i.e., leisure pool vs. competitive pool), different programs (i.e., hockey vs. figure skating), and different time availability for the same service (i.e., leisure skating available on Wednesdays in one arena and Thursdays in another). As a result, residents will travel to different facilities to access Watson &Associates Economists Ltd. PAGE 4-11 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 196 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... the services they want at the times they wish to use them, and facility location generally does not correlate directly with residence location. Even where it does, displacing users from an existing facility to a new facility frees up capacity for use by others and generally results in only a very limited benefit to existing development. Furthermore, where an increase in demand is not met for a number of years, a negative service impact to existing development is involved for a portion of the planning period. 4.9.4 Reduction for Anticipated Grants, Subsidies and Other Contributions This step involves reducing the capital costs necessary to provide the increased services by capital grants, subsidies, and other contributions (including direct developer contributions required due to the local service policy) made or anticipated by Council and in accordance with various rules such as the attribution between the share related to new vs. existing development. That is, some grants and contributions may not specifically be applicable to growth or where Council targets fundraising as a measure to offset impacts on taxes (O. Reg. 82/98, section 6). 4.10 Municipal-wide vs. Area Rating This step involves determining whether all of the subject costs are to be recovered on a uniform municipal-wide basis or whether some or all are to be recovered on an area- specific basis. Under the amended D.C.A., it is now mandatory to "consider" area rating of services (providing charges for specific areas and services); however, it is not mandatory to implement area rating. Further discussion is provided in subsection 7.4.4 of this report. 4.11 Allocation of Development This step involves relating the costs involved to anticipated development for each period under consideration and using allocations between residential and non-residential development and between one type of development and another, to arrive at a schedule of charges. Watson &Associates Economists Ltd. PAGE 4-12 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 197 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 4.12 Asset Management The legislation now requires that a D.C. background study must include an asset management plan (A.M.P.) (subsection 10 (2) c. 2). The A.M.P. must deal with all assets that are proposed to be funded, in whole or in part, by D.C.s. The current regulations provide very extensive and specific requirements for the A.M.P. related to transit services (as noted in the subsequent subsection); however, they are silent with respect to how the A.M.P. is to be provided for all other services. As part of any A.M.P., the examination should be consistent with the municipality's existing assumptions, approaches, and policies on the asset management planning. This examination has been included in Appendix F. 4.13 Transit The D.C.A. provides for the following matters for transit: • The background study requires the following in regard to transit costs (as per subsection 8 (2) of the Regulations): o The calculations used to prepare the estimate for the planned level of service for the transit services, as mentioned in subsection 5.2 (3) of the Act. i. An identification of the portion of the total estimated capital cost relating to the transit services that would benefit, ii. the anticipated development over the 10-year period immediately following the preparation of the background study, or iii. the anticipated development after the 10-year period immediately following the preparation of the background study. o An identification of the anticipated excess capacity that would exist at the end of the 10-year period immediately following the preparation of the background study. o An assessment of ridership forecasts for all modes of transit services proposed to be funded by the development charge over the 10-year period immediately following the preparation of the background study, categorized by development types, and whether the forecast ridership will be from existing or planned development. Watson &Associates Economists Ltd. PAGE 4-13 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 198 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... o An assessment of the ridership capacity for all modes of transit services proposed to be funded by the development charge over the 10-year period immediately following the preparation of the background study. • A forward-looking service standard (as per subsection 6.1 (2) of the Regulations): o The service is a discrete service. o No portion of the service that is intended to benefit anticipated development after the 10-year period immediately following the preparation of the background study may be included in the estimate. o No portion of the service that is anticipated to exist as excess capacity at the end of the 10-year period immediately following the preparation of the background study may be included in the estimate. • A detailed asset management strategy and reporting requirements (subsection 6.1 (3) of the Regulations) that includes lifecycle costs, action plans that will enable the assets to be sustainable, summary of how to achieve the proposed level of service, discussion on procurement measures and risk. The Township does not provide, nor intends to provide transit services in the near future; therefore, the above calculations and reporting requirements are not applicable for this study. Watson &Associates Economists Ltd. PAGE 4-14 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 199 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Chapter D . C . - Eligible Cost Analysis by Service Watson &Associates Economists Ltd. PAGE 1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 200 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 5. D.C.-Eligible Cost Analysis by Service 5.1 Introduction This chapter outlines the basis for calculating eligible costs for the D.C.s to be applied on a uniform basis. In each case, the required calculation process set out in subsection 5 (1) paragraphs 2 to 7 in the D.C.A. and described in Chapter 4, was followed in determining D.C. eligible costs. The service component is evaluated on two format sheets: • The service standards that provide the average historical 15-year level of service calculation (see Appendix B), which "caps" the D.C. amounts (note that this is not required for wastewater); and • The infrastructure cost calculation, which determines the potential D.C. recoverable cost. The nature of the capital projects and timing identified in the chapter reflects Council's current intention. Overtime, however, Township projects and Council priorities change; accordingly, Council's intentions may alter, and different capital projects (and timing) may be necessary to meet the need for services required by new growth. 5.2 Service Levels and 10-Year Capital Costs for Township of Oro-Medonte D.C. Calculations This section evaluates the development-related capital requirements for Services Related to a Highway, Fire Protection Services, Parks and Recreation Services, Provincial Offences Act (By-law Enforcement), and Growth Studies over a 10-year planning period. 5.2.1 Services Related to a Highway 5.2. 1. 1 Services Related to a Highway— Roads and Related The Township owns and maintains: Watson &Associates Economists Ltd. PAGE 5-1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 201 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... • 526 km of asphalt roads; • 66 km of surface treated roads; • 20 km of gravel roads; • 0.9 km of concrete roads; and • 50 bridges and culverts (>3 metres). The inventory utilized over the historical 15-year period provides an average level of investment of$129,917 per capita, resulting in a D.C.-eligible recovery amount of $567.74 million over the 10-year forecast period. With respect to future needs, the Township has identified a capital program totalling $13.28 million. These projects include new and upgrades to sidewalks, road upgrades, and a provision for other growth-related road works. Deductions of approximately $3.38 million have been made for the share of the projects that benefit existing development, as well as $1 .88 million to reflect the balance in the D.C. reserve fund. Therefore, the total growth-related cost to be included in the D.C. is $8.02 million. The residential/non-residential capital cost allocation for service related to a highway — roads and related is based on the ratio of the anticipated population and employment growth over the 10-year forecast period. This results in 85% being allocated to residential development and 15% to non-residential development. Watson &Associates Economists Ltd. PAGE 5-2 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 202 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... C, C, O Xn C, O O O C, O O O LO c C, CD O o CD O �n .0 C) O O co 1-- LO O Ln Ln O O N N O Xi O cn � V cn N V C) C) cn Cfl �n N O M w N N cn N m cn 2 W c2 V 1) N N ''nn V r O O O m O O O O O O O W C, O O CA C' O cn N O O O O c!) O �n cn �n O O I� (A O cn O �n N Cfl V 1- Cfl O C, W co cn Il- O cn O V m X) V N CO O m O N V N V co C V N N Xi oc N CO O O O O O O O O O O O N N O O O O O O O O O O O Cfl M O O O I- O O O N O O O O o0 O O O O O O cn cn O O O M (fl X) (fl CD CD CD �n O N X) co Ln N O N Ln M M V oc O m 00 O 1 U � (Q -0 U O O O 00 co o 0 0 0R co19 CD CIj CD LO to N Ccc C co OO ' COO O LO N CU U ca O O O O O O O O O O O a } O O O O O O O O O O O o U O O O O O O O O O O o 0 o 0 o M o oo� o 0 0 0 O c6 O M N W O 00) m m C N N�O/ N M m Q-LL O cu LO O Cu + _ -0 O -0 -0 :3 a) O O O O O O O O O O O o CU CD CD CD CD CD CD CD CD CD CD CD C)U c� O O O O O O O O O O O C O 0 0 co O 0 0 � O O CD o O X) v O O O m O Ln O co co co N co O 6) r- m 6) V N LL N M O W U U_ x O •> coN N M 0 M CM 00 L L O O O O O CO O O O N N Cy N Cy M N Cy N N N 0, C U U) N N O N O O N O N N N N N O O O O O O O [.Y L N LL Cu 0 4� O p O 0CD N m E Y U V d O R N >p T p, O 6 a o _ = o o o J Q U to Y ... C U) N O N Cu E 3 � p a 0 N fn a N N RO C_O N 2 m O Cn C N C :) NO O Q N E c0 --5. U) Y L O O C C Cu N w M co > 3 N p Cr mN 0 d O- O O -p .� E N N N (6 N O 'O V..J 0 0 N N N 'gyp U)O Cu d d a s a R R O C N M Q o 3 E E cn m 3 C Q) 0 -o (B aai N O N (1) C C Z y 0 O Q OJ 2 2 N C O R J O 7 U� Y Y Y C = S C0 Z m 0 m Y O 0� L E C N M M (7) O .5 .5 fn O R a R 'O -O c>6 O C O C C C O D t a O N O Q N U Cn CO Cn > H J 2 J J J 2 d fn Cn d (Y ~ 06 C 1 0 N M I- cn Cfl � CU m O 0 0 Cu Page 203 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 5.2. 1.2 Services Related to a Highway— Public Works Facilities, Equipment, and Fleet The Township's Public Works department currently operates out of a combined space of 46,139 sq.ft. of building area. The space utilized over the previous 15-year period provides an average level of service of$1 ,390 per capita. This level of service provides the Township with a maximum D.C.-eligible amount for recovery over the 10-year forecast period of$6.08 million. The Public Works Department currently maintains an inventory of 44 vehicles and major equipment totalling $11 .03 million. This inventory utilized over the historical 15-year period provides for an average level of service of$452 per capita. Over the forecast period, the D.C.-eligible amount for vehicles and equipment is $1.97 million. Based on the above, the maximum D.C.-eligible amount for public works is approximately $8.05 million. Based on the anticipated growth in the Township over the 10-year forecast period, approximately $16.27 million of future capital has been identified. These projects include a new salt/sand storage, garage expansions, various vehicles and equipment (sidewalk machine, excavator, street sweeping equipment, pick-up trucks, etc.). Deductions of approximately $2.58 million have been made for the share of the projects that benefit existing development, as well as $7.15 million for the portion of the capital that benefits development beyond the 10-year forecast. Therefore, the net growth-related D.C. recoverable amount of $6.54 million has been included in the calculations. The residential/non-residential capital cost allocation for service related to a highway — public works is based on the ratio of the anticipated population and employment growth over the 10-year forecast period. This results in 85% being allocated to residential development and 15% to non-residential development. Watson &Associates Economists Ltd. PAGE 5-4 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 204 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 0U') O O O O O O O O U') 00 O n 0 LO L? N N 0 n 0 7 0 n n 0 N 00 LO Il- 0 00 N OLQN 6) 7LQ 10 7 t0 0 O N W O N O to N ' N (0M O N r Lo N M W V 0U') 00 O O O O O O U') O O O U� O co I� 0U, 0 0 0 U, U-) 0 I� 0 0 LO N 0 _ LQ W LQ Il LQ M LQ 6) W O r- 10 O tD W I� W � co 7 a) M a) W t00 N_ 0 Lo 7 M L' N � O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O W U ' 0 0 0 O O O O O L O O O L O 01 7 I� 0 LO t0 6) O M I: 0 to � N 0 M 0 M O M N O r O <}Lo 7 �O N M to N t0 a O C • U � (Q E U Q_- o0 00 000 0o O o fn o 0 0 0 0 0 0 0 0 0 0 � N O ' 0 7 ' 0 0 0 ' O O LQ ' M N t00 N 6) W co M co L W N O N L' Cu U m N C _ O O O O O O O O O O O O O O O O O O O O O O O O O O O O coo O O O U O � ' 0 0 0 0 0 0 0 0 LQO O O O O O E (� O N O LO N N O o O N I: 0 0 LO O 0 W r 0 (0M M M N I� Lo O N 04 M O N 0 7 0 0 0 O O -0I Ln o o L o a) to (Q v LQ (00 N M 1- U � } o 0 0 0 0 0 0 0 0 0 o O O O O 0 0 O 0 0 0 0 0 0 0 0 0 0 o O coo O O O U = O O O O O O O O O O O O O O O O O O O O O O L6 N N O O O N LO 0 0U-) O 0 U _ r 0 LQ O N M M M N MO O N M O N t0 M - (p x L -0 �0 0 a) n U N OM M M M M N L0 0 0 0 ) t0 t0 � to N 7 0 Co Lo O Lo NO m N N N N N N N N N N N N N N N N N c Cu N N CO N 00 O O O O O N o 0 N O N y O O 00 O O 0 N 1041041041 1 1 1 N N N 15 � U U L 3 0 U o ) O j U) j 7 N x co W E a Y rn a C m U N m _ to J C N O _O ^. C CO CU(D O N N O N N S0 "O .N. C� O LLJ O6Nd UNEC C m ¢ ~c m ( -0 "O ` EC U)O N H .mHO C a) L E cj° E m n Cu>cm' O p or3cm o m -°c =o m a o ai c� tLi a°)i `� m m -o O o m - r oi x a) a 2 O 2 Y E 6, o Q U) Q Z d (n U) (n U) W 2 (n c m LL d U) 0 (n a ~ 06 0 a O N co � u-) to r W 6) O M 7 L2 O U) 0 O Page 205 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 5.2.2 Fire Protection Services The Township of Oro-Medonte's Fire Department currently operates out of a combined 30,488 sq.ft. of facility space. The facility space provided over the 2009 to 2023 period provides for an average level of service of 1 .11 sq.ft. per capita or $700 per capita. This level of service provides the Township with a maximum D.C.-eligible amount for recovery over the forecast period of$3.06 million. The fire department has a current inventory of 29 vehicles. Based on the number of vehicles utilized in the provision of fire services over the previous 15 years, the total D.C.-eligible amount calculated for fire vehicles over the forecast period is $3.49 million, (based on a standard of $799 per capita). In addition to vehicles, the Township provides 559 items of equipment and gear for the use in fire services. The inventory utilized over the previous 15-year period results in a calculated average level of service of$123 per capita, providing for a D.C.-eligible amount over the forecast period of $539,477 for small equipment and gear. Based on the above, the maximum D.C.-eligible amount for fire protection services is approximately $7.09 million. Based on the projected growth over the 10-year forecast period, the Township has identified future capital needs totalling approximately $2.41 million. The projects include the need for an expansion to the Horseshoe Valley Station #3, Dry Hydrant installation, a new diesel exhaust extraction unit, a rapid response vehicle, water boat and trailer, and a provision for additional firefighter equipment. In addition, the Township's reserve fund deficit of$2.27 million has been included in the calculation for recovery. This provides a total gross cost of$4.68 million. A deduction of $30,000 has been made for the share of the projects that benefit existing development. Therefore, the net growth- related capital cost of$4.65 million is being included in the D.C. calculations. These costs are shared between residential and non-residential development based on the population to employment ratio over the forecast period, resulting in 85% being allocated to residential development and 15% being allocated to non-residential development. Watson &Associates Economists Ltd. PAGE 5-6 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 206 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... O U') U') LO O O O co M LO O I- � O O oc 17 N co ui co V (D N c CI)o (0 r(Dn V O O O O O O O Ln c0 O O O 00 00 _ O N N_ O O N N M N 't Lr) 00 C0 (D co N U") c0 V N 40 (C N W M � � M O O O O O O O O O O O O O O O O O O N N O Ln Ln O O N (0 00 N N O 00 Ln N -e N O • U f (Q U 0 0 0 Lo Lr) o L N M Cu U } O O O O O O n a O O O O O O N N U O o O O O 04 (0 0o N U') O of U') c0 n W co N t0 O.L — NC10 a) V a) u) a) C a) 0 .o a) U CO a) ~ .C: 0 LL U O O O O O O n O O O O O O N N a--, ON O— L0 O W Ln c 00 r- OJ o') N t0 O N v U x U L O y �o V V V c0 o 04 N N N N N N �_ L O + N Cu LL C N L m � N r E U O c0 N x a J a a m � co N C o C N O N W N 03� N O 0) U N E -0L C N W 0 6 ti o Q v)0 ca W C m O > C a 0 0 Cu L X M N Cu C L.L N t Q N . S U O W CuO O` H Q li 2 0 0 > d 06 a o a 0 O Page 207 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 5.2.3 Parks and Recreation Services The Township currently provides a variety of parks and recreation-related assets to service the community. A summary of the Township's inventory is provided below: • 335.30 acres of parkland (consisting of various sized community parks, neighbourhood parks, regional parks, green space, and undeveloped parkland); • 34,050 linear metres of trails; • 56 amenities that include items such as, baseball diamonds, soccer pitches, playgrounds, multi-purpose sports courts, tennis courts, pavilions, etc.; • 6 parks and recreation vehicles and equipment (light duty vehicles, tractor, ice resurfacer, etc.); and • Approximately 56,000 sq.ft. of recreation facility space, which includes community halls. In total, the Township's parks and recreation service has provided a 15-year (2009 to 2023) historical level of service that equates to an investment of $3,903 per capita. This level of investment provides the Township with a D.C.-eligible amount of$17.05 million towards future parks and recreation capital. Based on the projected growth over the 10-year forecast period, the Township has identified $27.05 million in future growth capital costs for parks and recreation. These projects include parkland development, provision for trails, pickleball courts, tractor attachments, pick-up truck, the Central Community Centre, the Moonstone Community Centre, and existing growth-related debt. With respect to deductions, the following adjustments have been made: • Benefit to existing development: $3.87 million. • Post period benefit: $8.80 million. • Reserve fund balance: $3.38 million. Therefore, the net growth-related capital cost of $11 .01 million is being included in the D.C. calculations. As the predominant users of parks and recreation tend to be residents of the Township, the forecast growth-related costs have been allocated 95% to residential and 5% to non-residential. Watson &Associates Economists Ltd. PAGE 5-8 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 208 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... O O O O O O O O O O O O 7 I- � n O O O O to O n to to Lo O 0 r- O O O O O � r to r r ' O W M _- co to O to to M I� W M M 7 M W O I'Jn,J I� 7 to O r N M N c0 W V a_ O O O O O O O O O O O I� M M to n O O O O � O to to � � r O 01 _ N O O O O O to N 7 N_ N ' W N 7 L' - c0 � O to � to O r O_ co - W O � � O N to c0 r to O to 7 co O W 7 7 I� M 7 N V _ ui M O O O O O O O O O O O O c0 c0 O M O O O O O O O O O O O I� r O It O O O O O O O O O O ' an N M O1 to O O O O an O to U to tD I� O O O O r to r r r O O r O to O O an to 7 I-- M c0 M O U') M C • U U O O ' O ' C to O c0 U') to N N OM N W M N L Cu U (n O O O O 00 O O 00 O to c0 N O O O O O O O O O O O I� r to a--, U O O O O O O O O O O O ' an N N � 0 0 0 0 0 � O to to O 0O O O O O to r � O to V N O O to r r M to N E CU N W 00 Q U) O C: Lo � (] cu • c a) O O 0 O O O C O O 0 CU (Q O W cc c0 N co � Y U L C_ cu O O O O O O O O 00 O O O O O N O O O O O O O O cc O O O I-- r to O O O O O O O O ' O_ O C O O an N N +' O O O O OL� O to to O O O 01 0 O O O O O O to co r r O O O 0 V � I- r co to O N O U - N W c0 N N a) x 0 L -o a--� o U anNO MOW to O r r N NNMN NN O O O O NN O ON N N N N r to L6 to 6 U� O O 00 7 tp to O O N ji O OON N N N Cu O O O O O ON N a L N N N N N N N N N m � m � U c4 a U - o C N d J a a p L a j ON m m N 7 7 V)N Ur a) 7 L L C C O � N 7 d d a) L LL N O N a) CL Y E E O d (6 O N N T "O "O E O N a m y. d N rn U U C N N U Q O a) d m 5 C �C m m rn C w o O N rn a C -0 a) 'C E N N N "O U)O E 7 7 E (� (� a) ¢ (V y 0 c4 O m E a) V Y E E Cj L L C 'O Cu N amm vran� acyS aL.Uc�UY xOi oTC �O OZT 0U Y7 a 7 O`C) C0 (9 C0 (9 C Om om ' LL +O• QO L E ¢ - U U c CC2° U) LLo O O toEO O O 2 aU O m m a) m m a a) a) O o a)0W a � a a U U 2 ¢ 0 [UpoNY o 06 c0 O N M 7 to O r co O O N M U) o `O Page 209 of 347 S Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 5.2.4 Provincial Offences Act (By-law Enforcement) The Township's Provincial Offences Act (By-law Enforcement) department operates out of 650 sq.ft. of building area. The facilities utilized over the previous 15-year period provides an average level of service of$7 per capita. This level of service provides the Township with a maximum D.C.-eligible amount for recovery over the 10-year forecast period of $29,366. The By-law Enforcement department currently maintains an inventory of 5 vehicles totalling $325,000. The inventory over the previous 15-year period provides for an average level of service of $10 per capita. Over the forecast period, the D.C.-eligible amount for vehicles and equipment is $45,535. Based on the above, the maximum D.C.-eligible amount for public works is approximately $74,902. Based on the projected growth over the 10-year forecast period, the Township has identified future capital needs totalling approximately $688,500. The projects include a new municipal by-law building and a new electric vehicle. A deduction of approximately $615,100 has been made for the share of the projects that benefit the community beyond the 10-year forecast. Therefore, the net growth-related capital cost of $73,400 is being included in the D.C. calculations. The residential/non-residential capital cost allocation for provincial offences act including by-law is based on the ratio of the anticipated population and employment growth over the 10-year forecast period. This results in 85% being allocated to residential development and 15% to non-residential development. Watson &Associates Economists Ltd. PAGE 5-10 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 210 of 347 124-15, Nelly Morrow, Director, R L _ > L U � 0 a � O � a N N r L • ul N O N Q d b Q 3 J Z C O y • c E � K a m w ai • 0 • � o • U U i a Z a c •U N a+ L V N • • CD - y O y O i .o a a m • - :; CD - • E Esr Cu 21 UN to N N Lll N O VI U U .. R C) C) co LLJ v a; a � Z V = M U C N M • > Q N N p • N ; N N 3 L S C — Q Q .• • a Z � • • Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 5.2.5 Growth Studies Based on the anticipated growth forecast, a number of growth studies have been identified to support various initiatives for the Township. The total gross capital cost of the studies is approximately $2 million. These studies include various Master Plans, Planning Studies, D.C. Background Studies, etc. For broader planning related studies, a deduction of 10% ($59,000) has been applied to recognize the extent to which the studies relate to non-D.C.-eligible service. Deductions of $464,600 were made to recognize the benefit to the existing community, as well as $251 ,184 to reflect the reserve fund balance. Therefore, the net amount of $1 .24 million has been included in the D.C. calculations. The residential/non-residential allocation for growth studies is based on the ratio of anticipated population and employment growth over the buildout forecast period. This results in an 85% allocation to residential development and 15% allocation to non- residential development. Watson &Associates Economists Ltd. PAGE 5-12 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 212 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Cn 0 0 0 0 Cn Cn Cn Cn Cn O Cn O Cn 0 0 Cn Cn 0 0 0 W N II- coO O Cn O N II- A N O N Cn Cn O Cn II- W O O I� M cl cl Cn L' � cl cn D oc C c0 � o Cn � oc o � O o 0 n 6 ' CO v o o ai 1- m m«im«ivCOFU) I— (D «i I— W) I- Q W cn 0 0 0 0 Cn cn cn cn cn O cn O cn 0 0 cn cn 0 O O cfl v N N O O Cn r— N N r— O r— Cn V O Cn N � 0 0 O 00 O L' L' N F) O) CO CO C''J O of N CO U.) N Cfl CO O O O cn lq O) N CA CA CO O M n V 0000c0 00 CI) ,I- cn c'') N N Cn V CO (T cCI) C'') c!i N N N N O) N V c+'J N u'i V N O O O O O O O O 00 O O O O O O O O O O O O V t0 O O O O O O O O O O O O O O O O O O O O O O cn N O O O r- Cn CO Cn Cn O Cn 0 r- O O CO � CO O O N N (A O O Cn W c7 N N ID O M Cn ) O Cn N CI) O O O 00 N N I— CO V V CO V C'') ',I- C+) C'') N C'') Cn v O Cn M U") N N C O V O O O O O O O O O O O O O O O V O O O O O O O O O O O O O O O W 00 CO P') M CO CO CO Cn CO (= of O O cn N W I� U N W CO V r— r— r— r— Cn co O cn I— co N N CI) C) CO C'') V CI) N C) M N I� Cu O O O O O O O O O O O O O O O O O O O O O O U L O O O O O O O O O O O O O O O O O O O O O O O cn O O O O O O O O O O O cn O O O cn cn O O O cn N O O cn cn of O O cn O CC) O I- O O O n n O O -e cn r— r— CO CO cn cn cn P2 V r- CT CO V cn Cn CO CO V 0 LO O E Q Cfl - Cn CO Cn O r r r O 0Lo U) . IfY Cu `-' a) :3 O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O V O O O O O O O O O O O O O O O O O O O O O O O cn O O cn cn N O O O O cn O Cn O O O Cn Cn O O M Cn CO r� � CO CO cn cn Cn cn V r— O r— V cn Cn r— r— V O cn O +' N O U � x U L -moo C CI) Co � M � Co Lo � 00 � r- � r- Co00r- M (0m 0 of N N N Q N N N N N N N N N N N N N N N N 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 . y N N N N N N N N N N N N N N N N N N N N N O ii 0 Cu N a L m �H N C: O U C ca ca N E C N N N c O C6 G L Q) C O C0 O C O CO (6 a N ca ` T Q O U C o � U U d R ind O -o c 7 -o 0 Q) O co 3 N x m y m °— O Ug a .5 Q)) Q)) co U Q o U a -2 0 cc U W o o c > a3i .� m c6o F U o a) 0) t E m FL c Q c�B �0No dm E caY o 0a o o oi — - � o m o � Q) ma a -' � ° U Z � o � xan oLL UmoOO O -r- � OL U O c 0 N L .NC" co Q 0 0 0 o o 0 0 0 c O 0 o U � o 0 U U � 0 C) -j Q 0 W LEN O U a c0 O U� C N CO V Cn (O r-- co (A O N +) V Cn CO I� W W O N (B 0 `O Page 213 of 347 S Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 5.3 Urban Area 10-Year D.C. Calculations This section evaluates the development-related capital requirements for water services over an area-specific urban 10-year planning period. 5.3.1 Water Services The water capital program identified for the Township totals $24.57 million. The projects include the need for a drinking water storage in Horseshoe Valley, a provision for a new water towers, a provision for additional water infrastructure, and debt related to an elevated storage tank. With respect to deductions, the following adjustments have been made: • Benefit to existing development: $9.49 million. • Post period benefit: $1 .29 million. • Reserve fund balance: $393,953. Therefore, the net growth-related capital cost of $13.38 million is being included in the D.C. calculations. These costs are shared between residential and non-residential development based on the population to employment ratio over the service area's urban 10-year forecast period, resulting in 89% being residential development and 11% being allocated to non- residential development. Watson &Associates Economists Ltd. PAGE 5-14 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 214 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... o v o C> o v LO M M OM M I� L6 - M O C w _ rn (O O O N M M O c0 N O O (MO (U co 7 M (� O � M (n N M Q1 N co M O O O (M (O O O (n O O N r o ( oM m n I— 7 (O W M M N W M 0 +r ' U (Q U O O O M M O O (O � � co r cm M_ O m L M 00 (Q co m U M r O O O O a) N (n 7 O O N E C W r co N Q M co O N O 0 0 U Lo � 0 a) • 0CU L C: cuo 0 a) N N u U co co O O h co r O O O O N (n O O O 00 U1 M r- W O O ' M N W N U U ^' �✓U Cl) Cl) O Cl)co oO N N 0 O N GC O O N O O N N N N i Cu _ N N 0 `ram L Y � c m U `o 0 E M N � a o J .per .per C L o C C 0 N N O O a N p E LLJ� N N -NO � C7 v7 U �, O mo 0 0 C 7 6 N (6 221 O L Q O O O 2 Z O N (B a C') rn o o LL "O "O L CO CO i p N N rn q N w N a� a� o 0 0 o Q w w x a a __ 06 c 0 o0 N Cl) 7 (n O M:� + 0 O Page 215 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Chapter D . C . Calculation Watson &Associates Economists Ltd. H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 216 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 6. D.C. Calculation Table 6-1 calculates the proposed urban area D.C.s to be imposed for water services based upon the 10-year urban forecast period. Table 6-2 calculates the proposed uniform D.C.s to be imposed on anticipated development in the Township for Township- wide services over the 10-year forecast period. The calculation for residential development is generated on a per capita basis and is based upon five forms of housing types (singles and semi-detached, multiples, apartments 2+ bedrooms, apartments bachelor and 1 bedroom, and special care dwelling units). The non-residential D.C. has been calculated on a per sq.ft. of G.F.A. basis for all types of non-residential development (industrial, commercial, and institutional). The D.C.-eligible costs for each service component were developed in Chapter 5 for all Township services, based on their proposed capital programs. For the residential calculations, the total cost is divided by the "gross" (new resident) population to determine the per capita amount. The eligible-D.C. cost calculations set out in Chapter 5 are based on the net anticipated population increase (the forecast new unit population less the anticipated decline in existing units). The cost per capita is then multiplied by the average occupancy of the new units (Appendix A, Schedule 7) to calculate the charge in Tables 6-1 to 6-2. With respect to non-residential development, the total costs in the uniform charge allocated to non-residential development (based on need for service) have been divided by the anticipated development over the planning period to calculate a cost per sq.ft. of G.F.A. Table 6-3 summarizes the total D.C. that is applicable for Township-wide and urban area services and Table 6-4 summarizes the gross capital expenditures and sources of revenue for works to be undertaken during the life of the by-law. Watson &Associates Economists Ltd. PAGE 6-1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 217 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Table 6-1 Township of Oro-Medonte Development Charge Calculation Municipal-Serviced Urban Areas Urban 10-Year 2024$D.C.-Eligible Cost 2024$D.C.-Eligible Cost SERVICE/CLASS Residential Non-Residential S.D.U. per sq.ft. $ $ $ $ 1. Water Services 1.1 Treatment,storage and distribution systems 11,907,503 1,471,714 10,496 5.84 11,907,503 1,471,714 10,496 5.84 TOTAL 11,907,503 $1,471,714 $10,4961 5.84 D.C.-Eligible Capital Cost $11,907,503 $1,471,714 10-Year Gross Population/GFA Growth(sq.ft.) 3,400 252,000 Cost Per Capita/Non-Residential GFA .ft. $3,502.21 $5.84 By Residential Unit Type P.P.U. Single and Semi-Detached Dwelling 2.997 $10,496 Multiples 2.401 $8,409 Apartments-2 Bedrooms+ 1.826 $6,395 Apartments-Bachelor and 1 Bedroom 1.190 $4,168 Special Care/Special Dwelling Units 1.100 $3,852 Watson &Associates Economists Ltd. PAGE 6-2 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 218 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Table 6-2 Township of Oro-Medonte Development Charge Calculation Township-wide Services 10-Year 2024$D.C.-Eligible Cost 2024$D.C.-Eligible Cost SERVICEICLASS Residential Non-Residential S.D.U. per scift $ $ $ $ 2. Services Related to a Highway 2.1 Roads and Related 6,820,257 1,203,575 4,585 1.60 2.2 Public Works 5,560,615 981,285 3,738 1.30 12,380,872 2,184,860 8,323 2.90 3. Fire Protection Services 3.1 Fire facilities,vehicles and equipment 3,950,984 697,232 2,656 0.93 3,950,984 697,232 2,656 0.93 4. Parks and Recreation Services Park development,amenities,trails, 4.1 recreation facilities,vehicles and equipment 10,456,596 550,347 7,030 0.73 10,456,596 550,347 7,030 0.73 5. Provincial Offences Act(By-Law Enforcement) 5.1 P.O.A.Facilities and vehicles 62,390 11,010 42 0.01 62,390 11,010 42 0.01 6. Growth Studies 6.1 Growth Studies 1,052,484 185,732 708 0.25 1,052,484 185,732 708 0.25 TOTAL 27,903,326 $3,629,182 $18,759 $4.82 D.C.-Eligible Ca italCost $27,903,326 $3,629,182 10-Year Gross Population/GFA Growth(sq.ft.) 4,458 752,300 Cost Per Capita/Non-Residential GFA(sq.ft.) $6,259.16 $4.82 By Residential Unit Type P.P.U. Single and Semi-Detached Dwelling 2.997 $18,759 Multiples 2.401 $15,028 Apartments-2 Bedrooms+ 1.826 $11,429 Apartments-Bachelor and 1 Bedroom 1.190 $7,448 Special Care/Special Dwelling Units 1.100 $6,885 Table 6-3 Township of Oro-Medonte Development Charge Calculation Total All Services r2024$D.C.-Eligible Cost —A—Mesidential Non-Residential S.D.U. per scift $ $ $ $ Urban-wide Services/Classes10-Year 11,907,503 1,471,714 10,496 5.84 Township-wide Services/Classes10-Year 27,903,326 3,629,182 18,759 4.82 TOTAL 39,810,830 5,100,896 29,255 10.66 Watson &Associates Economists Ltd. PAGE 6-3 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 219 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... n �) O M O O M N M -00 (D O N W h N 00 N n N �, V V 0, M N W fA O O O O O Q, M O O O O 000 O � O -ITV N Ili W V ,Zr (0 O (D O N V CO n N �2 N VJ V O ^' O O O O O O O O O O O O O J W V o t0 N cc (D GO I— c0 r L a) O O O O O O O O ^0 W L L U a) (N 0 0 o o O o W F F O O ID n m DS v o co 't 1- Ocli O ' w M W cl N O A -0 O � U O O O O O o 0o c L O O O O o m N a) O L W O E Q- E W o o o o o M (n U) V O O O N O N V^^J'' O N W co 16 W r N N N V O cIDD O W �! 01 O M �2 O N N N N W a) V9 > U a] D N � N o_ O U pL� CC 3 N a) N LL N L — Dm � r O U) N o E N -0 o > 9 Q -oN p E ON } N u C N N N 'O 'O � LL1 L D ^' c N N W (9 N SU J 'O UI 0 W p Q' m _D) N L N m N C 0 x 2 9 Q 97 U) N U N N W LLIU N y U C C Q r N iA oO d' �. � N Oo O ,� N N Q N L i U)�M UI a� o ° m O O o Q No ) [if a. 2 LL ca m co a. u) (D v N (9 U o6 C N U LL Y 5 C C o (n N N LL m , U) F O 0 \0 N M Page 220 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Chapter D . C . Policy Recommendations and D . C . By-law Rules Watson &Associates Economists Ltd. PAGE 6-1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 221 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 7. D.C. Policy Recommendations and D.C. By-law Rules 7.1 Introduction Subsection 5 (1) 9 states that rules must be developed: "to determine if a development charge is payable in any particular case and to determine the amount of the charge, subject to the limitations set out in subsection (6)." Paragraph 10 of the section goes on to state that the rules may provide for exemptions, phasing in and/or indexing of D.C.s. Subsection 5 (6) establishes the following restrictions on the rules: • the total of all D.C.s that would be imposed on anticipated development must not exceed the capital costs determined under subsection 5 (1) 2-7 for all services involved; • if the rules expressly identify a type of development, they must not provide for it to pay D.C.s that exceed the capital costs that arise from the increase in the need for service for that type of development; however, this requirement does not relate to any particular development; and • if the rules provide for a type of development to have a lower D.C. than is allowed, the rules for determining D.C.s may not provide for any resulting shortfall to be made up via other development. With respect to "the rules," section 6 states that a D.C. by-law must expressly address the matters referred to above re subsection 5 (1) paragraphs 9 and 10, as well as how the rules apply to the redevelopment of land. The rules provided are based on the Township's existing policies; with some modifications and consideration for the changes to the D.C.A. resulting from Bills 108, 197, 213, 23, and 185. Watson &Associates Economists Ltd. PAGE 7-1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 222 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 7.2 D.C. By-law Structure It is recommended that: • the Township uses a uniform Township-wide D.C. calculation for services excluding water services; • D.C.s for water services be imposed on the urban service area of the Township on an area-specific basis as provided in Chapters 5 and 6; and • one D.C. by-law be used for all services referenced above. 7.3 D.C. By-law Rules The following subsections set out the recommended rules governing the calculation, payment and collection of D.C.s in accordance with section 6 of the D.C.A. It is recommended that the following sections provide the basis for the D.C.s.: 7.3.1 Payment in any Particular Case In accordance with the D.C.A., subsection 2 (2), a D.C. be calculated, payable, and collected where the development requires one or more of the following: "(a) the passing of a zoning by-law or of an amendment to a zoning by- law under section 34 of the Planning Act; (b) the approval of a minor variance under section 45 of the Planning Act; (c) a conveyance of land to which a by-law passed under subsection 50 (7) of the Planning Act applies; (d) the approval of a plan of subdivision under section 51 of the Planning Act; (e) a consent under section 53 of the Planning Act; (f) the approval of a description under section 9 of the Condominium Act, 1998; or (g) the issuing of a permit under the Building Code Act, 1992 in relation to a building or structure." Watson &Associates Economists Ltd. PAGE 7-2 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 223 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 7.3.2 Determination of the Amount of the Charge The following conventions be adopted: 1) Costs allocated to residential uses will be assigned to different types of residential units based on the average occupancy for each housing type constructed during the previous decade. Costs allocated to non-residential uses will be assigned based on the amount of square feet of G.F.A. constructed for eligible uses (i.e. industrial, commercial, and institutional). 2) Costs allocated to residential and non-residential uses are based upon a number of conventions, as may be suited to each municipal circumstance, e.g. • for parks and recreation, a 5% non-residential attribution has been made to recognize use by the non-residential sector ; • for services related to a highway, fire protection services, Provincial Offences Act (By-law Enforcement), and growth studies an 85% residential/15% non-residential attribution has been made based on a population vs. employment growth ratio over the 10-year forecast period; and • for water services an 89% residential/11% non-residential allocation has been made based on population vs. employment growth over the urban 10-year forecast period. 7.3.3 Application to Redevelopment of Land (Demolition and Conversion) If a development involves the demolition and replacement of a building or structure on the same site (within 60 months prior to the date of payment of development charges in regard to such redevelopment was, or is to be demolished, in whole or in part), or the conversion from one principal use to another, the developer shall be allowed a credit equivalent to: 1) the number of dwelling units demolished/converted multiplied by the applicable residential D.C. in place at the time the D.C. is payable; and/or Watson &Associates Economists Ltd. PAGE 7-3 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 224 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 2) the G.F.A. of the building demolished/converted multiplied by the current non- residential D.C. in place at the time the D.C. is payable; provided that such amounts shall not exceed, in total, the amount of the development charges otherwise payable with respect to the redevelopment. Non-residential developments may submit a request to Council for an extension to the 60 month period described above, up to an additional 12 months. 7.3.4 Exemptions (full or partial) a) Statutory exemptions: • industrial building additions of up to and including 50% of the existing G.F.A. (defined in O. Reg. 82/98, section 1) of the building; for industrial building additions that exceed 50% of the existing G.F.A., only the portion of the addition in excess of 50% is subject to D.C.s (subsection 4 (3) of the D.C.A.); • buildings or structures owned by and used for the purposes of any municipality, local board, or Board of Education (section 3); • may add up to 2 apartments in an existing or new detached, semi- detached, or rowhouse (including in an ancillary structure); • add one additional unit or 1% of existing units in an existing rental residential building; • a university in Ontario that receives direct, regular, and ongoing operating funding from the Government of Ontario; • affordable units; • attainable units (to be in force at a later date); • affordable inclusionary zoning units; • non-profit housing; and • discount for rental housing units based on bedroom size (i.e., three or more bedrooms — 25% reduction, two bedrooms — 20% reduction, and all others — 15% reduction). b) Non-statutory exemptions (for Council's consideration): • Places of worship; Watson &Associates Economists Ltd. PAGE 7-4 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 225 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... • Public hospitals; and • Farm buildings. 7.3.5 Timing of Collection The D.C.s for all services and classes are payable upon issuance of a building permit for each dwelling unit, building, or structure, subject to early or late payment agreements entered into by the Township and an owner under s. 27 of the D.C.A. Rental housing and institutional developments will pay D.C.s in 6 equal annual payments commencing at occupancy subject to early or late payment agreements entered into by the Township and an owner under s. 27 of the D.C.A. Moreover, the D.C. amount for all developments occurring within 18 months of a Site Plan or Zoning By-law Amendment planning approval (for applications submitted after June 6, 2024), shall be determined based on the D.C. in effect on the day the applicable Site Plan or Zoning By-law Amendment application was submitted (as a complete application). Instalment payments and payments determined at the time of Site Plan or Zoning By- law Amendment application are subject to annual interest charges. The maximum interest rate the Township can impose is the average prime rate plus 1%. 7.3.6 The Applicable Areas The charges developed herein provide for varying charges within the Township, as follows: • All Townshipwide services — the full residential and non-residential charge will be imposed on all lands within the Township; and • Water Services — the full residential and non-residential charge will be imposed on the municipal urban serviced areas of the Township. 7.3.7 Indexing Indexing of the D.C.s shall be implemented on a mandatory basis annually commencing on January 1 , 2025, and each January 1 st thereafter, in accordance with the Statistics Watson &Associates Economists Ltd. PAGE 7-5 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 226 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Canada Quarterly, Non-Residential Building Construction Price Index (Table 18-10- 0276-02)[121 for the most recent year-over-year period. 7.4 Other D.C. By-law Provisions It is recommended that: 7.4.1 Categories of Services for Reserve Fund and Credit Purposes The Township's D.C. collections are currently in five (5) separate reserve funds: Services Related to a Highway, Fire Protection Services, Parks and Recreation Services, Growth Studies, and Water Services. It is recommended that the Township establish a reserve fund for Provincial Offences Act (By-law Enforcement). Appendix D outlines the reserve fund policies that the Township is required to follow as per the D.C.A. 7.4.2 By-law In-force Date A by-law under the D.C.A. comes into force on the day after which the by-law is passed by Council. 7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter- Reserve Fund Borrowing The minimum interest rate is what the Bank of Canada rate is on the day the by-law comes into force updated on the first business day of every January, April, July and October (as per section 11 of O. Reg. 82/98). [1210. Reg. 82/98 referenced "The Statistics Canada Quarterly, Construction Price Statistics, catalogue number 62-007" as the index source. Since implementation, Statistics Canada has modified this index twice and the above-noted index is the most current. The draft by-law provided herein refers to O. Reg. 82/98 to ensure traceability should this index continue to be modified over time. Watson &Associates Economists Ltd. PAGE 7-6 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 227 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 7.4.4 Area Rating The D.C.A. required that Council must consider the use of area specific charges: 1 . Subsection 2 (9) of the D.C.A. now requires a municipality to implement area- specific D.C.s for either specific services which are prescribed and/or for specific municipalities which are to be regulated (note that at this time, no municipalities or services are prescribed by the regulations). 2. Subsection 10 (2) c.1 of the D.C.A. requires that "the development charges background study shall include consideration of the use of more than one development charge by-law to reflect different needs for services in different areas." In regard to the first item, there are no services or specific municipalities identified in the regulations which must be area rated. The second item requires Council to consider the use of area rating. Currently, the Township's by-law does provide for area-rating with respect to water. All other Township services are recovered based on a uniform, Township-wide basis. There have been several reasons why area-rating has not been imposed on these services, including: 1 . All Township services, with the exception of water, require that the average 15- year service standard be calculated. This average service standard multiplied by growth in the Township, establishes an upper ceiling on the amount of funds that can be collected from all developing landowners. Section 4 (4) of O. Reg. 82/98 provides that "if a development charge by-law applies to a part of the municipality, the level of service and average level of service cannot exceed that which would be determined if the by-law applied to the whole municipality." Put in layperson terms, the average service standard multiplied by the growth within the specific area would establish an area-specific ceiling which would significantly reduce the total revenue recoverable for the Township hence potentially resulting in D.C. revenue shortfalls and impacts on property taxes. 2. Expanding on item 1 , attempting to impose an area charge potentially causes equity issues in transitioning from a Township-wide approach to an area-specific approach. For example, if all services were now built (and funded) within Area A Watson &Associates Economists Ltd. PAGE 7-7 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 228 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... (which is 75% built out) and this was funded with some revenues from Areas B and C, moving to an area-rating approach would see Area A contribute no funds to the costs of services in Areas B and C. The D.C.s would be lower in Area A (as all services are now funded) and higher in Areas B and C. As well, funding shortfalls may then potentially encourage the municipality to provide less services to Areas B and C due to reduced revenue. 3. Many services provided (roads, parks and recreation facilities, etc.) are not restricted to one specific area and are often used by all residents. For example, arenas located in different parts of the Township will be used by residents from all areas depending on the programing of the facility (i.e., a public skate is available each night, but at a different arena; hence usage of any one facility at any given time is based on programming availability). For the reasons noted above, it is recommended that Council continue the D.C. approach to calculate the charges on an urban area basis for water while all other services be charged on a uniform Township-wide basis. 7.5 Other Recommendations It is recommended that Council: "Whenever appropriate, request that grants, subsidies and other contributions be clearly designated by the donor as being to the benefit of existing development or new development, as applicable;" "Adopt the assumptions contained herein as an `anticipation' with respect to capital grants, subsidies and other contributions;" "Continue the D.C. approach to calculate the charges on a uniform Township-wide basis for all services except water;" "Approve the D.C. approach to calculate the charges on an urban-area basis for water services;" "Approve the capital project listing set out in Chapter 5 of the D.C. Background Study dated August 23, 2024, subject to further annual review during the capital budget process;" Watson &Associates Economists Ltd. PAGE 7-8 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 229 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... "Approve the D.C. Background Study dated August 23, 2024;" "Determine that no further public meeting is required;" and "Approve the D.C. By-law as set out in Appendix G. Watson &Associates Economists Ltd. PAGE 7-9 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 230 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Chapter By-law Watson &Associates Economists Ltd. H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 231 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 8. By-law Implementation 8.1 Public Consultation Process 8.1.1 Introduction This chapter addresses the mandatory, formal public consultation process (section 8.1 .2), as well as the optional, informal consultation process (section 8.1 .3). The latter is designed to seek the co-operation and participation of those involved, in order to produce the most suitable policy. Section 8.2 addresses the anticipated impact of the D.C. on development from a generic viewpoint. 8.1.2 Public Meeting of Council Section 12 of the D.C.A. indicates that before passing a D.C. by-law, Council must hold at least one public meeting, giving at least 20 clear days' notice thereof, in accordance with the Regulation. Council must also ensure that the proposed by-law and background report are made available to the public at least two weeks prior to the (first) meeting. Any person who attends such a meeting may make representations related to the proposed by-law. If a proposed by-law is changed following such a meeting, Council must determine whether a further meeting (under this section) is necessary (i.e., if the proposed by-law which is proposed for adoption has been changed in any respect, Council should formally consider whether an additional public meeting is required, incorporating this determination as part of the final by-law or associated resolution. It is noted that Council's decision, once made, is final and not subject to review by a Court or the Ontario Land Tribunal (OLT) (formerly the Local Planning Appeal Tribunal (LPAT)). 8.1.3 Other Consultation Activity There are three broad groupings of the public who are generally the most concerned with municipal D.C. policy: 1 . The first grouping is the residential development community, consisting of land developers and builders, who are typically responsible for generating the majority Watson &Associates Economists Ltd. PAGE 8-1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 232 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... of the D.C. revenues. Others, such as realtors, are directly impacted by D.C. policy. They are, therefore, potentially interested in all aspects of the charge, particularly the quantum by unit type, projects to be funded by the D.C. and the timing thereof, and municipal policy with respect to development agreements, D.C. credits and front-ending requirements. 2. The second public grouping embraces the public at large and includes taxpayer coalition groups and others interested in public policy. 3. The third grouping is the industrial/commercial/institutional development sector, consisting of land developers and major owners or organizations with significant construction plans, such as hotels, entertainment complexes, shopping centres, offices, industrial buildings, and institutions. Also involved are organizations such as Industry Associations, the Chamber of Commerce, the Board of Trade, and the Economic Development Agencies, who are all potentially interested in municipal D.C. policy. Their primary concern is frequently with the quantum of the charge, G.F.A. exclusions such as basements, mechanical or indoor parking areas, or exemptions and phase-in or capping provisions in order to moderate the impact. 8.2 Anticipated Impact of the Charge on Development The establishment of sound D.C. policy often requires the achievement of an acceptable balance between two competing realities. The first is that high non- residential D.C.s can, to some degree, represent a barrier to increased economic activity and sustained industrial/commercial growth, particularly for capital intensive uses. Also, in many cases, increased residential D.C.s can ultimately be expected to be recovered via housing prices and can impact project feasibility in some cases (e.g., rental apartments). On the other hand, D.C.s or other municipal capital funding sources need to be obtained in order to help ensure that the necessary infrastructure and amenities are installed. The timely installation of such works is a key initiative in providing adequate service levels and in facilitating strong economic growth, investment, and wealth generation. Watson &Associates Economists Ltd. PAGE 8-2 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 233 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 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 sections that follow present an overview of the requirements in each case. 8.3.2 Notice of Passage In accordance with section 13 of the D.C.A., when a D.C. by-law is passed, the Township Clerk shall give written notice of the passing and of the last day for appealing the by-law (the day that is 40 days after the day it was passed). Such notice must be given no later than 20 days after the day the by-law is passed (i.e., as of the day of newspaper publication, the mailing of the notice, or publication on Township website). 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 Township website, personal service, fax, or mail to every owner of land in the area to which the by-law relates; • subsection 10 (4) lists the persons/organizations who must be given notice; and • subsection 10 (5) lists the eight items that the notice must cover. 8.3.3 By-law Pamphlet In addition to the "notice" information, the Township must prepare a "pamphlet" explaining each D.C. by-law in force, setting out: • a description of the general purpose of the D.C.s; Watson &Associates Economists Ltd. PAGE 8-3 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 234 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... • the "rules" for determining if a charge is payable in a particular case and for determining the amount of the charge; • the services to which the D.C.s relate; and • a description of the general purpose of the Treasurer's statement and where it may be received by the public. Where a by-law is not appealed to the OLT, the pamphlet must be readied within 60 days after the by-law comes into force. Later dates apply to appealed by-laws. The Township must give one copy of the most recent pamphlet without charge to any person who requests one. 8.3.4 Appeals Sections 13 to 19 of the D.C.A. set out the requirements relative to making and processing a D.C. by-law appeal and OLT hearing in response to an appeal. Any person or organization may appeal a D.C. by-law to the OLT by filing a notice of appeal with the Township Clerk, setting out the objection to the by-law and the reasons supporting the objection. This must be done by the last day for appealing the by-law, which is 40 days after the by-law is passed. The Township is conducting a public consultation process in order to address the issues that come forward as part of that process, thereby avoiding or reducing the need for an appeal to be made. 8.3.5 Complaints A person required to pay a D.C., or his agent, may complain to the Township Council imposing the charge that: • the amount of the charge was incorrectly determined; • the reduction to be used against the D.C. was incorrectly determined; or • there was an error in the application of the D.C. Watson &Associates Economists Ltd. PAGE 8-4 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 235 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Sections 20 to 25 of the D.C.A. set out the requirements that exist, including the fact that a complaint may not be made later than 90 days after a D.C. (or any part of it) is payable. A complainant may appeal the decision of Township Council to the OLT. 8.3.6 Credits Sections 38 to 41 of the D.C.A. set out a number of credit requirements, which apply where a municipality agrees to allow a person to perform work in the future that relates to a service in the D.C. by-law. These credits would be used to reduce the amount of D.C.s to be paid. The value of the credit is limited to the reasonable cost of the work which does not exceed the average level of service. The credit applies only to the service to which the work relates unless the municipality agrees to expand the credit to other services for which a D.C. is payable. 8.3.7 Front-Ending Agreements The Township and one or more landowners may enter into a front-ending agreement that provides for the costs of a project that will benefit an area in the Township to which the D.C. by-law applies. Such an agreement can provide for the costs to be borne by one or more parties to the agreement who are, in turn, reimbursed in future by persons who develop land defined in the agreement. Part III of the D.C.A. (sections 44 to 58) addresses front-ending agreements and removes some of the obstacles to their use which were contained in the Development Charges Act, 1989. Accordingly, the Township assesses whether this mechanism is appropriate for its use, as part of funding projects prior to Township funds being available. 8.3.8 Severance and Subdivision Agreement Conditions Section 59 of the D.C.A. prevents a municipality from imposing directly or indirectly, a charge related to development or a requirement to construct a service related to development, by way of a condition or agreement under section 51 or section 53 of the Planning Act, except for: Watson &Associates Economists Ltd. PAGE 8-5 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 236 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... • "local services, related to a plan of subdivision or within the area to which the plan relates, to be installed or paid for by the owner as a condition of approval under section 51 of the Planning Act;" and • "local services to be installed or paid for by the owner as a condition of approval under section 53 of the Planning Act." It is also noted that subsection 59 (4) of the D.C.A. requires that the municipal approval authority for a draft plan of subdivision under subsection 51 (31) of the Planning Act, use its power to impose conditions to ensure that the first purchaser of newly subdivided land is informed of all the D.C.s related to the development, at the time the land is transferred. In this regard, if the municipality in question is a commenting agency, in order to comply with subsection 59 (4) of the D.C.A. it would need to provide to the approval authority information regarding the applicable municipal D.C.s related to the site. If the Township is an approval authority for the purposes of section 51 of the Planning Act, it would be responsible to ensure that it collects information from all entities that can impose a D.C. The most effective way to ensure that purchasers are aware of this condition would be to require it as a provision in a registered subdivision agreement, so that any purchaser of the property would be aware of the charges at the time the title was searched prior to closing a transaction conveying the lands. Watson &Associates Economists Ltd. PAGE 8-6 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 237 of 347 • • • • • • • 7!a) FI?•024: 5, Vly Mtrrpv?,, Directpr, Fipanc@/Chief FinaVial4ofFicej . • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • • •• •• • • • • • • • • • • • • •• • • • • • • • • • • • • • • • • • •• • • • • • • •• • • • • • • • •• • • • • • •• •• •• • •• • • •• •• • • • • •• • • • • • •• • •• • • • • •• •• • • • • • •• • •• • • • •• • • • • • •••• • •••• • •• •• •• •••• • • • ••• •• • •• •• • • • • •• • • • •• • • • •• • • ••• •• ••• •• • • • •• •• ••• • • • • • ••• • ••• • • •• •• • •• ••••• •• •• •••• •• •• • • • • • • ••• • ••• • •• • • ••••• ••• • • •• •• • •• •• • •• • •• • • •• •••• • •• • • •• ••••• •• •• •• ••••••• • ••• ••••••••••••••••••••••• ••••• • ••••••• •• •• ••• ••••••••••• • ••••• •••• ••• ••••• ••• •• •• •••• •••• ••••••••• ••••••• ••••• ••• ••••••••• ••••••••••••• •• ••• ••••• •• • ••• ••• •• •• ••••• ••• • ••••••••••• ••• •••• •••••••••••••••••••• •••••••••••••••••• •••• ••••••••• •••••••• ••••••••••••••••••••••••••••••••.•••••••••••••••••••••••••••••••• •• Appendices Page 238 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Appendix Background Information on Residential and Non - Residential Growth Forecast Watson &Associates Economists Ltd. PAGE A-1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 239 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... N Q coo cM0 c(00 c(00 c't0 Q N N N N N O co "t 1 M M M N c0 10 r- co co Ln C coO N n O 7 O 10 m N N n I` co W . O O N N N O O 0 O O 0) ItLn �2 In O lf) � Cu Cu -C W m N u M O � N Cu C: U) o O N In O N O In co co N co O U N f- M (0 Nco I i f- I` N co o) i0 M a) O L Cu -0 0 LL E `- x O 49 M O Oo o r- o o rn ffLnn N N N NCu U V C Cu E O 0 C: Cu M f- O M N w M M cQ 7 M co I-- co M C C u) cu x 1 oo ^x^' T W W E o Q O O N c0 O O O � -0J O O O c N m 'q o O C y O co ('M N L N N N N N N I _ of O N s O CE Cu O m U) O a o rn rn c � v c c ago � U Q O W J o O M 7 O N co O U ❑ N N N N N a) CU O O N L y _ C C N Cu 0 d U C � " U -0 O 0 o m v v U N -0 U U g N N M (� -0 U LLI b N N N N -0 = L Cu Q dJ O co v v :2 a :2 v � 0 0 y--� ,,�( U o N N N N N U O w 52 a g g g g g N N N N C 0 Cu U) "^-' '' E cB U N n W U) 06 N L Y/ n� n♦ C A A C: op U U U i 0 eouoasiH lseoaaoH pluawaioul 0 C: C: 2 E U) o N N M Z Z U) Page 240 of 347 7.a) F12 024-1 5, N ell y Morrow, Director, Finance/Chief Financial Officer .. . 9 CIq L LO q o & ƒ e � di J y o > � ca m E LO ) 2 y J @ S � � / k � f O ® y ® , � 77 S 2 § _ a) � 2u- ` \ .7 y § / k 2) ° ? 0 Cu LL 0- o E Cu} E = e U Q C y U) / J E • P g \ % 2 y § a) _ ® a) [ % \ � § y E - ` ° ® $ ( 0 % � > z m/ y 3 2 7CU - % 2 E; » E C / ) a) w\ % ) 2 m! y / 7 a )E CU) 0 (\ ¥ 3 k �\ 27 � / / ) � G 2 ¥ a ° / ) : R°n®F°H O = \2 E � Page 241 0 347 7.a) F12 024-1 5, N ell y Morrow, Director, Finance/Chief Financial Officer .. \ � co N L $z ¥ Cu Cu -0 2 _ � z t— DrrJ ( E / o = _ � 9Ys § ) } 2 g % Cu k o � @ � / 2 U) _ � @ = a) Cu 0 a) co Io _ a E � q 0 -0 0} 0 E } .% < p o co n co / .� o -0 .� 2 � k = w C: / .g / 2 \ co co > Q � Cu § Cu E ° ® § \ / o o0 � o � a a) o 2Pa2 - k > � 2 .a- U - § a) ' £ 7 ) . D / & -E § LLJ co co co co A A % 2 E \ f ) 0 $ ( = /2 2 �� $ ( ( ( ( ( ( U77 ) $ § - / \ (\ @ w\ ® E 4 ) ± 77 \ ) 02 @ $\ \ § �ƒ % PU) ` \^ / = 2 2 2 u $ U) U) U) � <® kf « { » \ 2 -0 f � ® o ) =t ) \ 2 2 2 B 2§ § E E E R a! E E E m �2 Page 242 0 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Schedule 3 Township of Oro-Medonte Current Year Growth Forecast Mid-2021 to Mid-2024 Population • 2021 Population 23,017 Occupants of Units(2) 328 New Housing Units, multiplied by P.P.U. (3) 2.926 Mid 2021 to Mid 2024 gross population increase 960 960 Occupants of New Units 3 Equivalent Institutional Units, multiplied by P.P.U. (3) 1.100 Mid 2021 to Mid 2024 gross population increase 3 3 Decline in Housing Units(4) 8,625 Unit Occupancy, multiplied by P.P.U. decline rate(5) -0.014 Mid 2021 to Mid 2024 total decline in population -120 -120 Net Population Increase, Mid 2021 to Mid 2024 843 (1)2021 population based on Statistics Canada Census unadjusted for Census undercount. (2)Estimated residential units constructed,Ad-2021 to the beginning of the growth period assuming a six-month lag between construction and occupancy. (3)Average number of persons per unit(P.P.U.)is assumed to be: Structural Type Persons Per Unit' %Distribution of Weighted Persons (P.P.U.) Estimated Units' Per Unit Average Singles&Semi Detached 2.959 97% 2.878 Multiples(6) 2.328 0% 0.000 Apartments(7) 1.730 3% 0.047 Total 100% 2.926 'Based on 2021 Census custom database z Based on Building permiticompletion activity (4)2021 households taken from Statistics Canada Census. (5)Decline occurs due to aging of the population and family life cycle changes,lower fertility rates and changing economic conditions. (6)Includes townhouses and apartments in duplexes.Weighted persons per unit average of 0 due to no multiple housing increase from mid-2021 to m id-2024. (7)Includes bachelor,1-bedroom and 2-bedroom+apartments. Note:Numbers may not add to totals due to rounding. Watson &Associates Economists Ltd. PAGE A-5 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 243 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Schedule 4 Township of Oro-Medonte 10-Year Growth Forecast Mid-2024 to Mid-2034 Population • 2024 Population .1 Occupants of Units(2) 1,705 New Housing Units, multiplied by P.P.U. (3) 2.615 Mid 2024 to Mid 2034 gross population increase 4,458 4,458 Occupants of New Units 11 Equivalent Institutional Units, multiplied by P.P.U. (3) 1.100 Mid 2024 to Mid 2034 gross population increase 13 13 Decline in Housing Units(4) 8,953 Unit Occupancy, multiplied by P.P.U. decline rate(5) -0.011 Mid 2024 to Mid 2034 total decline in population -101 -101 Net Population Increase, Mid 2024 to Mid 2034 4,370 (1)Mid 2024 Population based on: 2021 Population(23,017)+Mid 2021 to Mid 2024 estimated housing units to beginning of forecast period (328 x 2.926=960)+(3 x 1.1=3)+ (8,625 x-0.014=-120)=23,860 (2)Based upon forecast building permits/completions assuming a lag between construction and occupancy. (3)Average number of persons per unit(P.P.U.)is assumed to be: Structural Type Persons Per Unit' %Distribution of Weighted Persons (P.P.U.) Estimated Units' Per Unit Average Singles&Semi Detached 2.997 67% 2.007 Multiples(6) 2.401 9% 0.223 Apartments(7) 1.620 24% 0.385 one bedroom or less 1.190 tv,o bedrooms or more 1.826 Total 100% 2.615 'Persons per unit based on adjusted Statistics Canada Custom 2021 Census database. z Forecast unit mix based upon historical trends and housing units in the dev lopment process. (4)Mid 2024 households based upon 2021 Census(8,625 units)+Mid 2021 to Mid 2024 unit estimate(328 units)=8,953 units. (5)Decline occurs due to aging of the population and family life cycle changes,lower fertility rates and changing economic conditions. (6)Includes townhouses and apartments in duplexes. (7)Includes bachelor,1-bedroom and 2-bedroom+apartments. Note:Numbers may not add to totals due to rounding. Watson &Associates Economists Ltd. PAGE A-6 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 244 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Schedule 5 Township of Oro-Medonte Summary of Active Development Applications ?p Density Type Development . . Detached Registered Not Built 381 01 01 38 Breakdown 100%1 0% 0%1 100% Draft Plans Approved 862 48 0 910 Breakdown 95% 5% 0% 100% Application Under Review[3] 242 110 345 697 % Breakdown 35% 16% 49% 100% P] Includes townhomes and apartments in duplexes. [2] Includes bachelor, 1 bedroom and 2 bedroom+ apartments. Source: Derived from data provided by Township of Oro-Medonte, by Watson & Associates Economists Ltd.. Watson &Associates Economists Ltd. PAGE A-7 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 245 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Schedule 6 Township of Oro-Medonte Historical Residential Building Permits Years 2013 to 2022 Residential Building Permits ApartmentsYear Singles & Semi Multipleslil Detached 2014 90 9 67 166 2015 110 24 0 134 2016 160 0 0 160 2017 176 2 3 181 2018 133 15 6 154 Sub-total 669 50 76 795 Average (2014 -2018) 134 10 15 159 % Breakdown 84% 6% 10% 100% 2019 81 5 9 95 2020 117 1 1 119 2021 127 0 4 131 2022 135 0 2 137 2023 57 0 3 60 Sub-total 517 6 19 542 Average (2019 -2023) 103 1 4 108 % Breakdown 95% 1% 4% 100% 2014 - 2023 Total 1,186 56 95 1,337 Average 119 6 10 134 Breakdown 89% 4% 7% 100% N Includes townhouses and apartments in duplexes. [21 Includes bachelor, 1-bedroom, and 2-bedroom+apartment units. Source: Historical housing activity derived from Statistics Canada and Township of Oro-Medonte building permit data, 2014 to 2023. Watson &Associates Economists Ltd. PAGE A-8 H:\0ro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 246 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Schedule 7a Township of Oro-Medonte Person Per Unit by Age and Type of Dwelling (2021 Census) Age of Singles and Semi-Detached -- 1-5 - 2.989 3.611 2.959 6-10 1.636 2.717 4.667 2.835 -- ---------- ------------------------------------------------ 11-15 2.952 4.765 3.200 2.998 2.997 ----------------------------------................................................ 16-20 - 2.868 3.652 2.967 20-25 2.077 2.646 4.235 2.814 2535 4.083 2.560 ----------------------------------------------------------------------------------- - - - 2.512 35+ 1.421 1.861 2.585 3.723 2.543 DensityAge of All Dwelling 1 BIR 1 BR 2 BIR 314 BIR -- 15 - 2.000 2.989 3.611 2.921 6-10 1.400 2.717 4.667 2.771 11-15 - 2.906 4.765 3.149 16-20 2.871 3.652 2.949 _..................._..._.r�._......._ _....................... ............. 20-25 2.071 2.627 4.235 2.791 -- - - -- -- --- ----- -----..........--............... 2535 2.512 3.846 2.607 35+ 1.400 1.848 2.579 3.656 2.526 P]Adjusted based on historical trends. Note: Does not include Statistics Canada data classified as"Other." P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population. Watson &Associates Economists Ltd. PAGE A-9 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 247 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Schedule 7b Simcoe County Census Division Person Per Unit by Age and Type of Dwelling (2021 Census) DwellingAge of Multiples['] BR Total 15 Year Average 15 Year Average A(�ustedr3l 1-5 1.319 1.836 2.755 3.000 2.328 ------------------------------------------------------------------------------------- 6-10 1.421 1.724 2.733 - 2.447 ------------------------------------------------------------------------------------- 11-15 2.071 1.634 2.625 - 2.442 2.406 2.401 ................................_.................................................... 16-20 1.333 1.974 2.719 3.333 2.509 20-25 1.344 1.853 2.645 4.150 2.419 --------------------------- --------------------------------------- 25-35 1.269 1.691 2.699 3.118 2.385 35+ 0.789 1.310 1.887 2.637 3.369 2.297 Total r r Age of ApartrnentS;2] Dwelling <1 BR 1 BR 2 BR 3/4 BR 5+BR Total 1,Year Average 1,,Year Average A(tius tedl'l 1-5 - 1.237 1.749 2.587 1.730 6-10 1.186 1.597 2.270 1.617 11-15 1.236 1.596 2.414 1.625 1.657 1.620 16-20 1.219 1.621 2.172 1.568 .......................................................................... - 20-25 1.227 1.770 2.417 1.710 --------------- 25-35 1.152 1.681 2.410 1.616 35+ 0.981 1.185 1.738 2.640 2.958 1.600 r DensityAge of All 1-5 3.308 1.367 1.861 3.070 4.262 2.831 6-10 2.417 1.403 1.738 3.038 4.484 2.896 11-15 - 1.514 1.761 2.958 4.132 2.837 16-20 1.452 1.831 2.914 3.899 2.836 20-25 1.419 1.815 2.819 3.935 2.714 25-35 1.248 1.760 2.795 3.964 2.651 35+ 1.580 1.262 1.815 2.630 3.637 2.396 Total 1.977 1.305 1.808 P] Includes townhouses and apartments in duplexes. [21 Includes bachelor, 1 bedroom and 2 bedroom+apartments. [31 Adjusted based on historical trends. Note: Does not include Statistics Canada data classified as"Other." P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population. Watson &Associates Economists Ltd. PAGE A-10 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 248 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... a w c� a T- LO M N N r M i N U) L c N N E cc O O N N O >_ a) N o 0 N a) Q O U) C -0 C a� 0 0 Cu u C.) 00 2i 0 S 0 p Q � Q -0 0 m N co 3 0 U C�sjrn U) ! N N 0 G1 O to L co Q U E O UL U) H C C N O x U N U) a) o a cr) 0 CQ n C N co 0 U) ^^'' L LL L Cu LO O ) N N O V■ U a J C: N a) C O LL C N } O N L C Cu O U N rn Q W U cn 0 CV o (U Cu U 9; Lq O LC) O O LC) O O y o M M 0 }r N 6u1118mG aad suosaad °C� o0 U) +� O 9 Page 249 of 347 7.8) F12 024-15, N elly Morrow, Director, Finance/Chief Financial Officer .. E _ / m w m / 2 2 % _ § \ / _ = a 4 f \ / � § k ƒ _ co \ k2 E / 2 co N \ \ k = 2 . 2 0 » dew co Lo ca m &_ 5 -C L) co ID co § 0 ca - 2 ) Ef 72 ® ° _ EE ] � 7 / \ Ez o % a) 7 q $ & / I o \ / fD $ CN 0 � -0C q 7 0 -C J \ \/ § = 0 022E � q Cu . . § S7c � \ � 77b 200 m � » E J .�� u c) § ) 2 ! ! (D may \ ! = = \ 2a \ 0 - E _ | ) 0 11 RE § ; _ _ � o § E � o o � o § k2 \ { � - E 8E d » w § \ƒ7 \ 2 § { k \ t � b0 0 -0 ) cc 0 / § _ § » _ E cc / $ ( k3 \ e [ �! _ _ » o m! f 2 r 2 ) 7- \ f / 7 §\ _ ) §°) $ r & CO C) cc 2 � LLJ !! t � Co / k E\ .o co- - p -C § Q \ \/ § k \ ) . § 2� Q u & $ ®` k 2 2 § 2 § ) t \ f \ / \\ N 0 k § § § \ ® g ca =t % \ u � § 2$ 2 J 1 J N k k 04 k k g ] # t E § 5e J J J 2 J J E 0 § 7 3tm / �/ Page 250 of 347 7.a) F12 024-1 5, N ell y Morrow, Director, Finance/Chief Financial Officer .. n \ / / L ƒ / $E / \ @ \ co \ S - � 7 k \ / A 2 q \ \ 2 E S \ � / 9+ ` � ? \ q \ 7 k § 2 = o ® / � \ ° S Q o \ \ / \ ° \ g @ G 2 = _ Aa m _ & m ® E � - 2 I L- k 7 k § g § / \ 4 ¥ G E 2 = ` _ ( o m o § m m § _ I - \ m !E o « . 2 @ o - 2 ) _ / $ \ \ \ \ - \ \ ° ^ \ /\ \ /� Q m m 6 � » 2 ± � 7 } E ® \ \ \ / 2 / - / I - & - m % a) e o e E U)U) e ( ± m 2 ° @ g § 2 f o w , m = = 2E2 / 2 ® _ § �� 7 » ( w « E \ ± § ] / § \/ e = m 2 » » _ / R@ R = 3 / a r- U) / � ° E R R 7 R � = m = 2 < E 2 E � q- Lu o ! R % R \ ® & « m = \ /2 ? / / §) / E E ee / 3 ) /f © A A © A # E \ k \ C \ S) o o o o = o = = 0 » < 04 � � 04 � N z 7 c g = \ E CO _ A 'a 'a 'a 'a 'a 'a ¢ Oz , 7 e 0 C:) C § o S S § S S I ba ° 2 $ _ 0 °° 2 = « = :5z; U) $2 3 § 3 § i / 27 / ff _ _ <@ S CMk q k k q fI g O g � % \ \ 4 <0 = u � z . . _) ) § § § § § \ f \ / ( / E$ m \ 72 § #/ E E � zm $2 Page 251 0 347 7.a) F12 024-1 5, N ell y Morrow, Director, Finance/Chief Financial Officer .. t co co rl- m @ 2 \ L C ƒ / _ _ \ 0 0 § [ § a 2 k q / \ k = I - - - \ co m 0 \ E m .§ U / ¥ \ § o \ _ � _ \ \ \ \ \ \ k 2 2 q 2 \ c ® / ) a) a) E _ 0 E 0 \ 2 o \ / 7 \ > - CD \ 2 / I § o = 2 \ p E 2 / -0 0 < � 2 a) o 2 v �7 7 k m 7 � 2 / 7 \ .2 2 000 ° — y 000c0 e = 2 opr = » � � /k / / 4 � 0 7 ƒ 0 . 0 � » ƒ 3 $ 77mm # \ k ( / \ § ) CD \ ) ) / b \ 2 / eemm r • _ � � � � � & o � i # e2 E 7 w % m = \ § Z (D -0 { $ � _ ) � e0 » ( ± = 7 \ % % 2 �; \ \ Q $ 0 \) ` r » / » y } & S [§ 2 � \ \ co 0 ) \ (\ \ � \ } t = s moo \ 2 \ o ° k/ $ / \ D ) 2E 0 \\ ° bd e § $ = = % % e = « e\ > ) ¥ ® Ez 72 ® 2 ± g — %« \ E e{ \ / k ¢ ®$ b/ ) = . e!§ � / ¢ 4_ eoR o $- / r / ,e = a§5 @* e § \§ o)) = \\ - a5) 0 2 o!) E oe — E $ co z= = 700 C 7 / E EKK2 zm $2 Page 252 0 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Schedule 10 Township of Oro-Medonte Employment Categories by Major Employment Sector EmploymentNAJCS Primary Industry Employment Categories which relate to local 11 Agriculture, forestry, fishing and hunting land-based resources 21 Mining and oil and gas extraction Industrial and Other Employment 22 Utilities 23 Construction Categories which relate primarily 31-33 Manufacturing to industrial land supply and demand 41 Wholesale trade 48-49 Transportation and warehousing 56 Administrative and support Population Related Employment 44-45 Retail trade 51 Information and cultural industries 52 Finance and insurance 53 Real estate and rental and leasing Categories which relate primarily 54 Professional, scientific and technical services to population growth within the municipality 55 Management of companies and enterprises 56 Administrative and support 71 Arts, entertainment and recreation 72 Accommodation and food services 81 Other services (except public administration) Institutional 61 Educational services 62 Health care and social assistance 91 Public administration Note: Employment is classified by North American Industry Classification System (NAICS) Code. Source: Watson &Associates Economists Ltd. Watson &Associates Economists Ltd. PAGE A-15 H:\0ro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 253 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Appendix Level of Service Watson &Associates Economists Ltd. PAGE B-1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 254 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... ((DD l0 NM N M r 7 O N (D ('� W O I� � (M O (M O I� 7 Lo 7 N O Lo m O �_ O 7 Lo L (ND N N N 7 W 5 c6 (D (M m Lo N I� LL N N E N N U U N N U U Y N N m m C N N N N N N N N N N N N N N N N _ M_ N MO O N o, m 7 (OD M w O (D O N N (D l0M N 7 L O 7 7 N O) M 7 (D O N (p N N O) O s 7 N J U 2 � N r E w E a O' O Lu vi N N .O N C (p O (0 (0 aN N ° N ° U U - U ` - U > o d E `O `o `o `o c `o `o Y Z w Z w Z Z Q Z y Z y Z r N O M Lo N O O N O _ O O O N O (D O O O O O O O O O � 7 O O O m O O O N N (D N N m. N N (D 7 7 7 cpp O O h O � 7 N 8 8 � O N W Iz 7 N � .c m 7 r N m w fA fA I� N - fA fA fA fA - EA fA N fA V3 fA H3 W E a U_ w 06 •/ N U K .J O 'A a V/) fn c 5 E E m U U C N -C LL O E U a m E w` w m Lu E a 3 3 s m m 06 0- �, �, U � m` E " w Lu m m a � � Lu \ C C E / 3 Lu (0 N E J J W E C N J (0 (0 U O O .� N N N N E N O O y w E N 'O 'O LL > m m m Oa `_' .- U U Q d N N O O O .O wm O N C C Q E N 0 0 O N W d d O O N N N U U U > >U U a a d N N N C C X .5 .5 U) e e m _ cn m m L� LL L m m m of m fD $ UL) U U //D E ¢ N O O N N N O o C U i•� U 2� U p_ y E =p � O ' L 5 J O (6 Q (n2 d LL a a` tLu �O Page 255 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officerui ... m Q W N M O M O O) W O W M 1 W W O W V W� t7 N N M O M O m p0pp0� O O ri r ri v ro o ri M N N M O M O 01 p0pp0� t N ri r ri v cd o ri t7 N N m W M - (WO pWpp� W M I� W W O W Q W r pM N (MO W M V {p N OW1 r r W W O N V� N N M M O M O O M W rn W v r m o 0 N N M M O M O O N O) ri r ni v N N M M O M O O W W 01 W I� M M O N N M M O M O O M M W m W M W O r r W W N ri r ni v o N N M M O M O O W V W 01 W I� M W O r r W W N O M V r ri r �i v o N N M M O M O O N W r r W W N O M N ri r �i v o N N fM0 m W M O M V O r r W W N O M U O O. W m W M O M m W O N. O _ O = N N C O LL f0 LL � M M O M � O O (D 01 N W m m W N O M O IO � � C m N 1'�'2-o' O M E Od 1L y DCCOC Oo LlJb dJ O o m0W W G N in E O o xc xk xk m o:_ mina_ m -_ uU +�-.m m m m � o °a »w �j x Page 256 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... m w c� TH I I[ THT ]TH- - -H] Q N O N O N N N N N N V N N O N N M H - - - - - - V O N N N �� V N N V �C= N V O `O o c LL N EO 01 UU N M m m O LLsz � (n� N �N O C O a- x x �+ 0-0 IM W O v c y 3 x c v 2avaba > Q. � ` u ? ' " ` _� min in a.n¢E D o a c a c a a - a a c a C sk xk xk u xk a C a c a a c g S. E. E. E E E ._ ._ ._ ._ ._ E E a E E v £ a a e m o r N m U a' a' [Y a > > ¢ ¢ a' a' a' > > > > > a' a' K rn a' a' K [Y '¢ m' rn v� r a a d d m W F»w N UO N M QN �x N W C �p 0 U +. O O Page 257 of 347 7.8) F12 024-15, N elly Morrow, Director, Finance/Chief Financial Officer .. - - - - - - - - - - - - - \ ± ci 7§ 7 „ 2 „ /§ ■ o , / 2 Lu ( / k � ^ / \c ) § § Gg 2« \\ }\ \\ - w\ $] 2 \/ *] ! [ § $ } _ § 2R 12 � � K - k9 a) ) k { ( kin § § § [ \ � `` - \ @) {« / Z \ k { { ) / ƒ * ' « \ e{ R =t ® % R -e 3 - < o ° `! 2 � = m3 < \ ) 2 { ƒ ) at \§ � ° aJ ! \\ �\ k` / R ) ) / 7 (n'n LL / ) ] °! \)) � § kt _ _ ___ �2 Page 258 0 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... O O O o m' ui C7 ° N a_ cri cm o � o m m o N (D N M M l0 N O O O O N M m O (D (D O O O f0 M C) N (D N M M t0 N O O u� O N N r 0 O CO N M M t0 N O O Lo O N M O - m N O O to f0 6 o) o) N M N 7 N 7 N IOo O N N N O O (") O O {O 7 C) (D N N M N 7 N O � O O Lo w O O O Il N O O o) w O D Lo N N N N 7 N I� N N O O) N 7 to N N 7 N O M O O 7 m M O I� N O o) u) O to N N 7 N O O O N ON) (Mo O N to O o) N r 6 N N O 7 N (Io (Io O cy� W (Oo O O W O N 7 N O 7 N M M w c W (D O o) . f. O N N N I O D N O M N X O O N c� O r 7 O O N O o) O N O O r M N O. N 'y0 tno (no oR � N r O C O W N O D LL M N N 01 N N L L M M 7 m m w O O U 7 O p M N J� �p O O O r w N O O N11-o CO ❑ Lo O N O O O W NN o) U)N - N N O C O fA C N O - C O m E p o N (n Y L W o O 0 o 3 V 2 v° O U w ° N O m N N 'O Q O O d' YO 00 N NC dOO (n m ON N U (noc omNyr in � ¢ in c7 U a° a ( din w Page 259 of 347 7.a) F12 024-1 5, N ell y Morrow, Director, Finance/Chief Financial Officer .. \ � � L $ \\ � \ - \) \\ ) \ _ - - - - \) w = J'o 0` z �\\\o j / ; ) �\ ®§ \{ƒ §ow w oow 44m - 22 Page 260 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... m o co co co � 0 00 i» o » ui 0 o co co co co o Q 0 o r r r r o a_ co co 0 - o o co r co o v m w o rn C N O l0 I� l0 O V W W O (O O (O V O V W c O) N (O V I 11� f0 N M M I� V N o co r co o v m m r co O w rn v O cl m c v co v r co N m o 0 C N N O l0 I� l0 O V W W N N O (O 1 V O V W c W V I� f0 N M f0 m � N N O l0 I� l0 O V W W I� M O (O O) V O cl CO c N I� (O V I� f0 N M l0 N q V N N O l0 I� l0 O V W W M O) O (O O) V O V W c O f0 � N N O l0 I� l0 O V W W N W O (O 1 V O cl W c 01 (O f0 V I� f0 N M V V N O O M 0 V N N O l0 I� l0 O V CO N (O M O f0 O) V O V W c M m f0 V I� f0 N M O O) I� N O O M tp � N N O l0 I� l0 O V W W M N O (O O) V O V W c f0 N � N N O l0 I� l0 O V W W W N O f0 01 V O cl W c f0 V f0 N M V l0 V N N O l0 I� l0 O V W W N W O f0 1 V O V W c O) M (O V I� f0 N M N I� � N N O l0 I� l0 V W W I� M U O (O 1 V cl W m V O f0 V I� f0 M N O O y N r N � O O. m o co r co v m m m co o co rn v v m m r m � w v r co m m O � c N N jl 41 m 01 o co r co v m w � v 10 m - r N O O N N C U m m C_ O l0 I� l0 V CO W N O (p r O O O l0 O Y a f00 V f�0 M Omf M - M M M M J j N N • N fA ffl I� ❑ > O _ - m mn C O a � - C N Oo C O O� u m V m o o _ w 0 t 9 0 0 U)O w m O 0 `m 0 fU c 0 u N m a a D U O U O L N Ul C ❑ U O` cmi dc a3 aC aC °1 J Ym m m o c N N O a QOG9 U E .° ` `. a °j o N 2 o m m u K co .cm-c c o m o C-Oo o_m co a m o o m m 0 mCO a ¢ 0 m `o } } co co } U m _ .� m _ m m U m U 1 3 Z r > > c c r o m m 0 cimo ° ° co12 i ° wwc °z z c `O <»w S x Page 261 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 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 o rn 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 w0 wT wr O O) (D (w 7 10 r N Ot � N (D (D � (D (D tD 1� O O N N (D O) t0 V N ��7M��fA 7M fA fA�fA fA fA�M� W O O O O O O O O O O O O O O O O O O O O O O O LL O O O O O O O O O O O O O O O O O O O O O O O � O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O � O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O � O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O � O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O � O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O V � � N � O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O � O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O � O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O O S. O O S. S. O O O O X O O O O O O O O O O U O O O O O O O O O O O - O O. N O O O O O O O O O O N C O O O O O O O O O O C a - m W c � L a, E o 0 0 0 0 0 0 0 0 o U O O O O O O O O O O (n 00 N N O O O O O O O O O O >° L C O > � C N U 0 CN C d Z t w � o ° 2 o O U U ~ N U J U N U YYO (p J N C7 m > m N 2 U �Q�x(N O U a L N ° (0 (0 (0 (0 (0 O m N F- W d LL atn U y ° m m d 3 d R O o E E c m y o ac0i o 'a m Ncn QU m = ° ELE = m = mmma � Z ° d ' o �g ~ a � -�° z > o o�W m E y L � o�U rnm 0 mvo 3 ° O Gl C X N O (0 — J N c 0 N L .� _ N >N >L .� O O O ' F N U W C� J m (n fn LL (n U W U N - > > LL N W N N W W N N Z 2 Page 262 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... O O O O O O O O O O O O O w 0 0 0 0 o v v o rn Q N O 0 0 0 0 0 7 O) _ �O N O O O O _ M O N O O O O O O V O� NO O N N O N N O 0 0 0 0 0 7 O� MO O N N O _ � O N O O O O m � �O M N O N M O N O O O N M O N O 7 OQ O N t+1 O N O X O 7 O UO N O O d N O OJ I� N N � O 00 LL E M O � m W c L °� U o6 E o N 3 M O O N O N_ CO OJ OJ N O N N �0 � S M O O O N C O `o I p a� L _ C O d Z 0 d t w � o o O o v m Cu c u U cC v° `'; 3 O U m o O 3 'o Q o t0 N C 2r 'p 'p (p N O U LL co co o m '� n 3 06 O (n (0 C c p p 0 a w (n w W c m C) E m p `o O m m � w � � � m n0 m m � � (6 o a m e 0 0 0 0 o x o o 3 c o o a H Iq U W 2 CO N N W H LL LL O O u) W H3 W Page 263 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... O O O O O 0000 O O o O O O O O o- 0 0 0 CJ 0 0 w O O N O 00 M O O L M M o N M M O M N O O O N O M m V M L M M o N (`M') m O M N O O O N o o M O L M M o N M M O m N O O O O Lq O M Nco � - O L M M o N M N O M N O O O N Lq O Pam') N V L M M o N M N O P') N O O O N o o M ONJ O L M M � N M N O m N O O O N o o M N (o _ O (o M M o N M C') N O O O O O o M ID M o) O 0 I M M o N M P') N O Lo O O N Lq O M (MO (O M M M o N M O O P') N O O O N o O Pam') (OO _ V M M M o N M O O M N O Lq O O N o o (`�') 04 m M N L M coo N M O O ') N O X U O O O O O O (O O t0 N t0 O M V (O a r - L M coo N m N O O' N IO O O O O O O W I� C Lq N Lq O N) (O (L (O m (17 O m - Lo M co co N m N O N 01 L U o 0 0 o o o _ Lq N Lq O M (s (O N x M M o N M O O a O O o M N a J > R Q OY Lq O O N o O M (O IIE CNL M M N N O O mCM N Ox 0L0 C O OWO fn O O o uU0aROO -2 -ON R aRma �xO U - (nOOWO.fn tl �_ R p_ C R R R • a �' E c 0 R (n .d (n � R QOC ( RUL OE .tea° a (.9 0 � -HM uD Uz [2 Z) ° aC'J(n �i(»w �j 2 Page 264 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 0 0 0 0 0 o N ui - fA fA fA fA fA fA MM W O O O O L O N V N O N m N N O m N N) N O O O O O h W 7 N O m m N N N O M N fh N ON O � (OD N ON O O N t7 N O O O �O O N - N O m- m N N c (D N fh N O O O O l00 O N N O m m N N c 7 N th N O O O t00 O N 0 7 N fh N O) N' O O O O O M IN O N O O O O O (MD N fh N N fh N N O m N O N N th N X O r O. N O O O O O m O) N 41 (0 N � L ON N O C N � a J > , v � O O N N - fA fA fA m N m O O N O fh N m C E N d - C m c 0 ° W o t U o o c 3 o U °a 0 U U O c N N o 6 o " E C do -o o in in o ¢ 0 o w c m o a U p o a) n n ❑ m3 as C7 C7 cn U-v3w Page 265 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 00o C`7 000 MM A fA /wn �V( M N O O) O M O O N O O O O N O to O D O N O N O 7 O N O N O to O O O O N O N O O _ O N O O O O N O 7 to m m (D O _ O O N O 7 O O O N O to O N C0 O N O X � O � _ O O O C N O m N a W O O L � � L U 7 to m U O O > - O m N O �_ O. O 0 m J d N to _ O O In fA M EA(D �❑ OL O E N p N y O C: C m - a zm O m t w o o o w d a f� c 3 v° Q V N Q' m -m • c N O m m F m 'O Q O m N c m m ami m 'mm 'mm a 0 m c c o m o 0 c c m in m m a " E m L d N j L o :- (n (n N m Q c cmi � p0 � m m mU m U) U c o o F fn (n J N N am a d d En W 2 Page 266 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... m m m m m m m rn m m m m m m m m m m m m fui� o 0 0 0 0 0 0 0 0 o V 0 0 0 0 0 0 0 0 0 o Q o molnomo o w oIn V In N O m m O In O m O O OJ O m O O m O In n IP M m m N N O to m W m N V In N o molnomo o I� w rm O rO � rn mO cc m � v m m N tT to mw O N V In N O m O In O m O O OJ N I� o rIR0 mO u� n my N tT to m OJ m N V In N o molnomo o w ro I� ' m m N tT to m OJ V N V In N o molnomo o w my o r (R0 mO n oI� N tT to m m OJ O N V In N O m O In O rn m O O N O o ro � m0 u� I rnm tT m OJ V N � N N � N N N In V In N O m O Im O m O O OJ m m O r O r rn m O m n m co I ' m m N tT to m OJ O N V In N o molmomo o w mo o r O r m r m m N N tT In m m m w r N V In N O m O Im O m O O OJ m V O m O 0 m 0 m m r I� ' m m N tT to m OJ V N N N N N w O V In N O m O In O m O O OJ N IO O I� O 01 m In to N m N N tT m fp N N M V N X U O O N I� O cl m In to In M I� O m m N tT m fp N O N N fp O O. M V N m m O In m O Im O m O O V W N C O N I� O r IT m In to In I� M LL I� O m m N 01 m le O N N M V N 01 IO L o In m Oln Omo o O m U o Nrorrn cr n In o mm I� O m m � N 01 � m I� M O N m N � o In m o In o m o 0 o v N In r LL a O N r O O m In to O H M V (mp (�O M I c �❑ m N cr mn m I� M N N fA M V N N C O C N p N T _ C O po m m Q LLJ o L m d)O c o c c C d d o u x p U $r,o ? xx Ex E E ' 'a E N o E .. E E E a a a .o QN Ov E 'c ECj � _ UU E .cm- a m m c OZf «� `o m E o ' E m E m m m U cq c c 'o E E U E E E E E E °' c m u) �° �° a �° E 0 m w t01i ui U L U U m U o °' °' c co m m U m U) 3 Z ° a m 3 2 a o o = m N pm` o in w U U w w xm �° 0 0 0 = a° a d d n u° x Page 267 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... L O N ui (O N fA fA rui O l0 v O r O fA fA /'1 O O O N LL _ M O N O O O O CO _ M O N O l0 H W D 0 O N _ M O N O O O N Wm l0 H CO D 0 (O N N O N O 0 o r o l0 h N D) O 0 V N N I? N O O O M l0 l0 H O O) O 0 O N N O N O O O N N l0 H O) O _ �O N O O O (O l0 O O M O) N N O O _ O N O O O M f0 O O (O O) N N I5 O O O N O O O CO CO O O (O O) N N V O O O N O N O O N O) U N N N O LL N O C X O O N W LL' O O O co o C 0 o r o m N N O N LL _ O N O O N m a m L U _ c5 O Q N O O O � a o o N rn ro m p o�m fn 0 Q 3 N N c O yj O O V D) (n 70 _ A U O E 0 C o p N d C O O� L) W o rn 0 C C O o cB m $rU Q 9 Qo "emu f0 2 N G 06 O y U (n N G C O (p O L W O �.NCO a N Q O C V U m lU `-' U O 0y co O � as ddwesw Page 268 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... O O O O O O O O CO O O O O O O O O O O O O O O O ui Lo m N O N I�O O O N O � �O C)O _ �O N O f0 I�M O O O _ �O N O N O CD O N O N O f0 I�M N O 7 O N O N O � O O O O N O N O � �O 7 O _ -O N O M O O O _ -O N O N (") CD O I�O O O N O C m a N (OD O J 7 O W N O 06 N m L N O � N O C m U N p U W 0 o. O � >� o m o c O) N lL c C y > m m c `m 0 L i5 _ U Q W N C N � � C m m C N N O OIL-L fA Lc � CD2Co pa z C0 0 Jwo o dJ O 0 Loo v > o 3m > >m 2@R m m'O 'O OW W (/J F m (n m C m O-o -o -o m c m (5 m m E O L O L 0 0 0 ' (n (n QQtLUW 00 m m mU m +U) o Lo o n rn U mo0 0 0 0 0 0 0 0 0 o a`) > > ma N N F d 0_ O O(n fA W Page 269 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Appendix Long -Term and Operating Cost Examination Watson &Associates Economists Ltd. PAGE C-1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 270 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Appendix C: Long-Term Capital and Operating Cost Examination Township of Oro-Medonte Annual Capital and Operating Cost Impact As a requirement of the Development Charges Act, 1997, as amended, under subsection 10 (2) (c), an analysis must be undertaken to assess the long-term capital and operating cost impacts for the capital infrastructure projects identified within the development charge. As part of this analysis, it was deemed necessary to isolate the incremental operating expenditures directly associated with these capital projects, factor in cost savings attributable to economies of scale or cost sharing where applicable and prorate the cost on a per unit basis (i.e., sq.ft. of building space, per vehicle, etc.). This was undertaken through a review of the Township's approved 2022 Financial Information Return (F.I.R.). In addition to the operational impacts, over time the initial capital projects will require replacement. This replacement of capital is often referred to as lifecycle cost. By definition, lifecycle costs are all the costs which are incurred during the life of a physical asset, from the time its acquisition is first considered, to the time it is taken out of service for disposal or redeployment. The method selected for lifecycle costing is the sinking fund method which provides that money will be contributed annually and invested, so that those funds will grow over time to equal the amount required for future replacement. The following factors were utilized to calculate the annual replacement cost of the capital projects (annual contribution = factor X capital asset cost) and are based on an annual growth rate of 2% (net of inflation) over the average useful life of the asset: Watson &Associates Economists Ltd. PAGE C-2 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 271 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Table C-1 Township of Oro-Medonte Lifecycle Cost Factors and Average Useful Lives Asset Lifecycle Cost Factors NO Average Useful Life Factor Water Infrastructure 80 0.005160705 Facilities 50 0.01182321 Services Related to a Highway 50 0.01182321 Parkland Development 40 0.016555748 Vehicles 15 0.057825472 Small Equipment & Gear 101 0.091326528 Table C-2 depicts the annual operating impact resulting from the proposed gross capital projects at the time they are all in place. It is important to note that, while Township program expenditures will increase with growth in population, the costs associated with the new infrastructure (i.e., facilities) would be delayed until the time these works are in place. Table C-2 Township of Oro-Medonte Operating and Capital Expenditure Impacts for Future Capital Expenditures OPERATINGGROSS COST LESS ANNUAL LIFECYCLE ANNUAL TOTAL ANNUAL SERVICEICLASS OF SERVICE in BENEFIT TO EXPENDITURES EXISTING y . 1. Water Services 1.1 Treatment,storage and distribution systems 14,675,217 303,307 391,876 695,183 2. Services Related to a Highway 2.1 Roads and Related 8,023,832 356,815 1,625,042 1,981,857 2.2 Public Works 13,686,900 738,511 150,977 889,488 3. Fire Protection Services 3.1 Fire facilities,vehicles and equipment 4,648,217 100,311 479,529 579,840 4. Parks and Recreation Services 4.1 Park development.amenities,trails,recreation facilities,vehicles and e 19,806,943 798,708 421,896 1,220,604 5. Provincial Offences Act(By-Law Enforcement 5.1 P.O.A.Facilities and vehicles 688,500 34,192 34,192 6. Growth Studies 6.1 Growth Studies 1,297,216 Total 62,826,825 1 2,331,844 3,069,320 1 5,401,164 Watson &Associates Economists Ltd. PAGE C-3 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 272 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Appendix D . C . Reserve Fund Policy Watson &Associates Economists Ltd. PAGE D-1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 273 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Appendix D: D.C. Reserve Fund Policy D.1 Legislative Requirements The Development Charges Act, 1997, as amended (D.C.A.) requires development charge (D.C.) collections (and associated interest) to be placed in separate reserve funds. Sections 33 through 36 of the D.C.A. provide the following regarding reserve fund establishment and use: • A municipality shall establish a reserve fund for each service to which the D.C. by-law relates; subsection 7 (1), however, allows services to be grouped into categories of services for reserve fund (and credit) purposes and for classes of services to be established. • The municipality shall pay each D.C. it collects into a reserve fund or funds to which the charge relates. • The money in a reserve fund shall be spent only for the "capital costs" determined through the legislated calculation process (as per subsection 5 (1) 2 to 8). • Money may be borrowed from the fund but must be paid back with interest (O. Reg. 82/98, subsection 11 (1) defines this as Bank of Canada rate either on the day the by-law comes into force or, if specified in the by-law, the first business day of each quarter). • D.C. reserve funds may not be consolidated with other municipal reserve funds for investment purposes and may only be used as an interim financing source for capital undertakings for which D.C.s may be spent (section 37). Annually, the Treasurer of the municipality is required to provide Council with a financial statement related to the D.C. by-law(s) and reserve funds. This statement must be made available to the public and may be requested to be forwarded to the Minister of Municipal Affairs and Housing. Subsection 43 (2) and O. Reg. 82/98 prescribe the information that must be included in the Treasurer's statement, as follows: • opening balance; • closing balance; Watson &Associates Economists Ltd. PAGE D-2 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 274 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... • description of each service and/or service category for which the reserve fund was established (including a list of services within a service category); • transactions for the year (e.g. collections, draws) including each asset's capital costs to be funded from the D.C. reserve fund and the manner for funding the capital costs not funded under the D.C. by-law (i.e. non-D.C. recoverable cost share and post-period D.C. recoverable cost share); • for projects financed by D.C.s, the amount spent on the project from the D.C. reserve fund and the amount and source of any other monies spent on the project; • amounts borrowed, purpose of the borrowing, and interest accrued during previous year; • amount and source of money used by the municipality to repay municipal obligations to the D.C. reserve fund; • list of credits by service or service category (outstanding at the beginning of the year, given in the year, and outstanding at the end of the year by the holder); • for credits granted under section 14 of the previous D.C.A., a schedule identifying the value of credits recognized by the municipality, the service to which it applies and the source of funding used to finance the credit; and • a statement as to compliance with subsection 59 (1) of the D.C.A., whereby the municipality shall not impose, directly or indirectly, a charge related to a development or a requirement to construct a service related to development, except as permitted by the D.C.A. or another Act. Recent changes arising from Bill 109 (More Homes for Everyone Act, 2022) provide that the Council shall make the statement available to the public by posting the statement on the website or, if there is no such website, in the municipal office. In addition, Bill 109 introduced the following requirements which shall be included in the treasurer's statement. • For each service for which a development charge is collected during the year o whether, as of the end of the year, the municipality expects to incur the amount of capital costs that were estimated, in the relevant development charge background study, to be incurred during the term of the applicable development charge by-law, and o if the answer to subparagraph i is no, the amount the municipality now expects to incur and a statement as to why this amount is expected; Watson &Associates Economists Ltd. PAGE D-3 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 275 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... • For any service for which a development charge was collected during the year but in respect of which no money from a reserve fund was spent during the year, a statement as to why there was no spending during the year. Additionally, as per subsection 35 (3) of the D.C.A.: 35(3) If a service is prescribed for the purposes of this subsection, beginning in the first calendar year that commences after the service is prescribed and in each calendar year thereafter, a municipality shall spend or allocate at least 60 per cent of the monies that are in a reserve fund for the prescribed service at the beginning of the year. The services currently prescribed are water, wastewater, and services related to a highway. Therefore, as of 2023, a municipality shall spend or allocate at least 60 percent of the monies in the reserve fund at the beginning of the year. There are generally two (2) ways in which a municipality may approach this requirement: a) Include a schedule are part of the annual treasurer's statement; or b) Incorporate the information into the annual budgeting process. Based upon the above, Figure 1 and Attachments 1 and 2, set out the format for which annual reporting to Council should be provided. Attachment 3 provides for the schedule for allocating reserve fund balances to projects. D.2 D.C. Reserve Fund Application Section 35 of the D.C.A. states that: "The money in a reserve fund established for a service may be spent only for capital costs determined under paragraphs 2 to 7 of subsection 5 (1)." This provision clearly establishes that reserve funds collected for a specific service are only to be used for that service, or to be used as a source of interim financing of capital undertakings for which a D.C. may be spent. Watson &Associates Economists Ltd. PAGE D-4 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 276 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... O 0 0 0 0 0 0 0 0 0 O L? 0 w C7 Q a_ O O O U N f/ (0 U fA C O O O O U O U) N -0 E 11� O I..L (0 W N O O O L n O C '^rW N O W >_ C cu O O O O N m U N a +' +� E E U W 5 3.L C I O O I _ Q 0 � O O O >+ N m0 0 o C U 1 1� /1 O Q 2 ILL - N �. N L 2 O O O O 0 U N O O N T t H )U Q CQ s v U ,G -`pC a (/) Q U r a m Lsj O c v c m N c Q o s_ c LL a au m U .o o o Q > O a)- �o f0 C tl0 3 (p DC'A C N IL v U In cOi O E L u U 0 o O � 0�N N to w O U)0 .-i v CU m U m o sE o w U o -o o w y '� '� a�i N m o 2 v G '- - - E fA N o C U O Q N 10 Ol Y O f6 Ul o A L L Q C LO C C N tlq Q -O W ~ m V C O O N C O ar 3 3 3 H O N N N o O O O "6 o a� u a° w E E E v O t m O O a Q in Q Q Q u In u Page 277 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 0 w c� Q U) o m � m � m — o m UU � � I o � � N � � LL � OE � � g, °Q E;0 LL Q } o E � UU x 0 m � a rtt� ^ LL m (� U _ L Q 0 Q O2 C o > a 3 O� r enLLJo ._ (n O M 3 06 m LL w C °o z o 0 0 o Y o — u u u u 0 u O u m m is F Z m ., Fv .(n -a-a 'a a o 0 ' 2 00Ui uuuo x Page 278 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officerui ... 0 Q a_ 0 0 O U U � CB � fn U- CB N � N � (A � N U- CB � � O U0 O I N O � O � b N O LL � UEN � Z3 O U Q� 00 } U Q � � O CU Cu II U ° � r O ° L LL � � o Z3 o O m N 3 EN s p N m C Q � ° m V g m - LLI 3 Uo` X Y m o fU V N N N N 2 p Q o m Y J vi Z �x Y Y Y W N O 0 0 N h H . � O O � C _ 0o V Y Y Y a Ya mQ F U ? 'a 'a 'n .a � ' ' -6 (0 � v m m m m m m 3 >O In U U Vf U U U 0 2 Page 279 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 0 w c� a_ a� � o � U N U � O N � N Q �- M 0 m0E � = O U LL 0- O Q U O ON cu N � E x N o CB o +� a U U LL cu W m F U n J m Eo N C O Q m U 0 W � OU . . . . . . W o v v v v v v cn0 O O O O O O 0 00 S S S S S S 0 -0 -0 -0 -0 -0 U U U U U U _X N_ W N O 1 C N O Page 280 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Figure D-4 Township of Oro-Medonte Attachment 3 Annual Treasurer's Statement of Development Charge Reserve Funds Statement of Reserve Fund Balance Allocations Attachment 1 Township of Oro-Medonte Statement of Reserve Fund Balance Allocations Service: I Water Balance in Reserve Fund at Beginning of Year: 60%of Balance to be Allocated(at a minimum): Projects to Which Funds Will be Allocated Total Growth-related Capital Share ofGrowth-related Share ofGrowth-related Cost ErProject Descr,'"ptow Project Number Cost Remaining to be Cost Al I ocated .DaFunded te Allocated-Current Year 1 $0 $0 $0 Services Related to a Service: Highway Balance in Reserve Fund at Beginning of Year: 60%of Balance to be Allocated(at a minimum): Projects to Which Funds Will be Allocated Total Growth-related Capital Share ofGrowth-related Share ofGrowth-related Cost ErProjec=DescniptVi. Project Number Cost Remaining to be Cost Al I ocated .Date Allocated-Current Year Funded Total 1 $0 $0 $0 Watson &Associates Economists Ltd. PAGE D-9 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.doox Page 281 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Appendix Local Service Policy Watson &Associates Economists Ltd. PAGE E-1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 282 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Appendix E: Local Service Policy Township of Oro-Medonte This Appendix sets out the Township's General Policy Guidelines on Development Charges (D.C.) and local service funding for Services Related to a Highway, Stormwater Management, Parkland Development and amenities, and Underground Linear Services. The guidelines outline, in general terms, the nature of engineered infrastructure that is included in the study as a development charge project, versus infrastructure that is considered as a local service, to be emplaced separately by landowners, pursuant to a development agreement. The following policy guidelines are general principles by which staff will be guided in considering development applications. However, each application will be considered, in the context of these policy guidelines as subsection 59(2) of the Development Charges Act, 1997, on its own merits having regard to, among other factors, the nature, type and location of the development and any existing and proposed development in the surrounding area, as well as the location and type of services required and their relationship to the proposed development and to existing and proposed development in the area. Please refer to the Township's Development Engineering Policies, Process and Design Standards document available on the Township's website for specific details. Services Related to a Highway A highway and services related to a highway are intended for the transportation of people and goods via many different modes including, but not limited to passenger automobiles, commercial vehicles, transit vehicles, bicycles and pedestrians. The highway shall consist of all land and associated infrastructure built to support (or service) this movement of people and goods regardless of the mode of transportation employed, thereby achieving a complete street. A complete street is the concept whereby a highway is planned, designed, operated and maintained to enable pedestrians, cyclists, public transit users and motorists to safely and comfortably be moved, thereby allowing for the efficient movement of persons and goods. The associated infrastructure to achieve this concept shall include, but is not limited to: road pavement structure and curbs; grade separation/bridge structures (for any Watson &Associates Economists Ltd. PAGE E-2 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 283 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... vehicles, railways and/or pedestrians); grading, drainage and retaining wall features; culvert structures; storm water drainage systems; utilities; traffic control systems; signage; gateway features; street furniture; active transportation facilities (e.g. sidewalks, bike lanes, multi-use trails which interconnect the transportation network, etc.); roadway illumination systems; boulevard and median surfaces (e.g. sod & topsoil, paving, etc.); street trees and landscaping; parking lanes & lay-bys; (excluding on-street parking in the downtown) and driveway entrances; noise attenuation systems; railings and safety barriers. Local and Collector Roads (including land) a. Collector Roads Internal to Development, inclusive of all land and associated infrastructure — direct developer responsibility under s.59 of the D.C.A. as a local service. b. Collector Roads External to Development, inclusive of all land and associated infrastructure — if needed to support a specific development or required to link with the area to which the plan relates, direct developer responsibility under s.59 of the D.C.A.; otherwise, included in D.C. calculation to the extent permitted under s.5(1) of the D.C.A. (dependent on local circumstances). c. All local roads are considered to be the developer's responsibility. Arterial Roads a. New, widened, extended or upgraded arterial roads, inclusive of all associated infrastructure: Included as part of road costing funded through D.C.A., s.5(1). b. Land acquisition for arterial roads on existing rights-of-way to achieve a complete street: dedication under the Planning Act provisions (s. 41 , 51 and s. 53) through development lands; in area with limited development: included in D.C.'s. c. Land acquisition for arterial roads on new rights-of-way to achieve a complete street: dedication, where possible, under the Planning Act provisions (s. 51 and s. 53) through development lands up to the ROW specified in the Official Plan or other municipal documents. d. Land acquisition beyond normal dedication requirements to achieve transportation corridors as services related to highways including grade Watson &Associates Economists Ltd. PAGE E-3 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 284 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... separation infrastructure for the movement of pedestrians, cyclists, public transit and/or railway vehicles: included in D.C.'s. Traffic Control Systems, Signals and Intersection Improvements a. On new arterial roads and arterial road improvements unrelated to a specific development: included as part of road costing funded through D.C.'s. b. On non-arterial roads, or for any private site entrances or entrances to specific development: direct developer responsibility under s.59 of D.C.A. (as a local service). c. On arterial or collector road intersections with County roads: include in D.C.'s to the extent they are Township responsibility, or in certain circumstances, may be a direct developer responsibility. d. Intersection improvements, new or modified signalization, signal timing & optimization plans, area traffic studies for highways attributed to growth and unrelated to a specific development: included in D.C. calculation as permitted under s.5(1) of the D.C.A. Streetlights a. Streetlights on new arterial roads and arterial road improvements: considered part of the complete street and included as part of the road costing funded through D.C.'s or in exceptional circumstances, may be direct developer responsibility through local service provisions (s.59 of D.C.A.). b. Streetlights on non-arterial roads internal to development: considered part of the complete street and included as a direct developer responsibility under s. 59 of the D.C.A. (as a local service). c. Streetlights on non-arterial roads external to development, needed to support a specific development or required to link with the area to which the plan relates: considered part of the complete street and included as a direct developer responsibility under s. 59 of the D.C.A. (as a local service). Watson &Associates Economists Ltd. PAGE E-4 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 285 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Transportation Related Pedestrian and Cycling Facilities a. Sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive of all required infrastructure, located within arterial roads, County roads and provincial highway corridors: considered part of the complete street and included in D.C.'s, or, in exceptional circumstances, may be direct developer responsibility through local service provisions (s.59 of D.C.A.). b. Sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive of all required infrastructure, located within or linking to non-arterial road corridors internal to development: considered part of the complete street, direct developer responsibility under s.59 of D.C.A. (as a local service). c. Other sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive of all required infrastructure, located within non-arterial road corridors external to development and needed to support a specific development or required to link with the area to which the plan relates: direct developer responsibility under s.59 of D.C.A. (as a local service). d. Multi-use trails (not associated with a road), inclusive of all land and required infrastructure, that go beyond the function of a (parkland) recreational trail and form part of the municipality's active transportation network for cycling and/or walking: included in D.C.'s. Noise Abatement Measures a. Noise abatement measures external and internal to development where it is related to, or a requirement of a specific development: direct developer responsibility under s.59 of D.C.A. (as a local service). b. Noise abatement measures on new arterial roads and arterial road improvements abutting an existing community and unrelated to a specific development: included as part of road costing funded through D.C.'s. Stormwater Management a. Stormwater facilities for quality and/or quantity management, including downstream erosion works, inclusive of land and all associated infrastructure, Watson &Associates Economists Ltd. PAGE E-5 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 286 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... such as landscaping and perimeter fencing: direct developer responsibility under s.59 of D.C.A. (as a local service). b. Over-sizing cost of stormwater facilities capacity, excluding land, to accommodate runoff from new, widened, extended or upgraded municipal arterial roads that are funded as a development charges project: included as part of road costing funded through D.C.'s. c. Erosion works, inclusive of all restoration requirements, related to a development application: direct developer responsibility under s. 59 of the D.C.A. (as a local service). d. Monitoring works: included in D.C.'s consistent with the D.C.A., s.5(1). e. Storm sewer systems and drainage works that are required for a specific development, either internal or external to the area to which the plan relates: direct developer responsibility under s. 59 of the D.C.A. (as a local service). f. Note: refer to the Township's Development Engineering Policies, Process and Design Standards document available on the Township's website for specific details. Parkland Development Recreational Trails a. Recreational trails (Multi-use trails) that do not form part of the municipality's active transportation network, and their associated infrastructure (landscaping, bridges, trail surface, etc.), is included in area municipal parkland D.C.'s. Parkland a. Parkland Development for Community Parks, District Parks, Neighbourhood Parks and Village Squares: direct developer responsibility to provide underground services if required (stormwater, water, sanitary sewers), electrical connections, grading, maintenance, and a parkland development plan, as defined in the Township's Development Engineering Policies, Process and Design Standards document available on the Township's website. Watson &Associates Economists Ltd. PAGE E-6 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 287 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... b. Program facilities, amenities, and furniture, within parkland: are included in D.C.'s or, in exceptional circumstances, may be direct developer responsibility through local service provisions (s.59 of D.C.A.) as defined in the Township's Development Engineering Policies, Process and Design Standards document. Landscape Buffer Blocks, Features, Cul-de-sac Islands, Berms, Grade Transition Areas, Walkway Connections to Adjacent Arterial Roads, Open Space, Etc. The cost of developing all landscape buffer blocks, landscape features, cul-de- sac islands, berms, grade transition areas, walkway connections to adjacent arterial roads, open space and other remnant pieces of land conveyed to the municipality shall be a direct developer responsibility as a local service. Such costs include but are not limited to: • pre-grading, sodding or seeding, supply and installation of amended topsoil, (to the Municipality's required depth), landscape features, perimeter fencing and amenities and all planting. • Perimeter fencing to the Municipal standard located on the public property side of the property line adjacent land uses (such as but limited to arterial roads) as directed by the Municipality. Natural Heritage System (N.H.S.) N.H.S. includes engineered and in situ stream corridors, natural buffers for woodlots, wetland remnants, etc. as well as subwatersheds within the boundaries of the Municipality. Direct developer responsibility as a local service provision including but not limited to the following: a. Riparian planting and landscaping requirements (as required by the Municipality, Conservation Authority or other authorities having jurisdiction) as a result of creation of, or construction within in the N.H.S. and associated buffers. b. Perimeter fencing of the N.H.S. to the Municipal standard located on the public property side of the property line adjacent land uses (residential, industrial, commercial) as required by the Municipality. Watson &Associates Economists Ltd. PAGE E-7 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 288 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... c. All works to be in conformance with the Municipality's "Restoration Framework" for stream corridors, natural buffers and subwatersheds areas as directed by the approved studies and reports related to the Secondary Plan that development occurs in. Infrastructure Assets Constructed by Developers a. All infrastructure assets constructed by Developers must be designed in accordance with the Township's Development Engineering Policies, Process and Design Standards. b. All infrastructure assets shall be conveyed in accordance with the Township's Development Engineering Policies, Process and Design Standards. c. Any Parks and Open Space infrastructure assets approved to be built by the developer on behalf of the Municipality shall be in accordance with the Township's Development Engineering Policies, Process and Design Standards. Underground Services (Stormwater, Water and Sanitary Sewers) Underground services (linear infrastructure for stormwater, water, and sanitary services) within the road allowance are not included in the cost of road infrastructure and are treated separately. The responsibility for such services as well as stormwater management ponds and pumping stations, which are undertaken as part of new developments or redevelopments, will be determined by the following principles: As further defined in the Township's Development Engineering Policies, Process and Design Standards document available on the Township's website, the costs of the following items shall be direct developer responsibilities as a local service: a. providing all underground services internal to the development, including storm, water and sanitary services; b. providing service connections from existing underground services to the development; Watson &Associates Economists Ltd. PAGE E-8 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 289 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... c. providing new underground services or upgrading existing underground services external to the development if the services are required to service the development; if external services are required by two or more developments, the developer for the first development will be responsible for the cost of the external services and may enter into front-ending/cost-sharing agreements with other developers independent of the Municipality; d. providing stormwater management ponds and other facilities required by the development including all associated features such as landscaping and fencing; and e. water booster pumping stations, reservoir pumping stations and/or sanitary pumping stations serving individual developments; The costs of the following items shall be paid through development charges: a. water, reservoir and/or sanitary pumping stations not required for the individual development; b. water treatment, storage facilities, transmission mains, re-chlorination/sampling stations and Wells associated with municipal service areas; and c. wastewater treatment plants and transmission mains associated with municipal service areas. Watson &Associates Economists Ltd. PAGE E-9 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 290 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Appendix Asset Management Plan Watson &Associates Economists Ltd. PAGE F-1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 291 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Appendix F: Asset Management Plan The recent changes to the Development Charges Act, 1997, as amended (D.C.A.) (new subsection 10 (2) (c.2)) require that the background study must include an asset management plan (A.M.P.) related to new infrastructure. Section 10 (3) of the D.C.A. provides: "The asset management plan shall, (a) deal with all assets whose capital costs are proposed to be funded under the development charge by-law; (b) demonstrate that all the assets mentioned in clause (a) are financially sustainable over their full life cycle; (c) contain any other information that is prescribed; and (d) be prepared in the prescribed manner." In regard to the above, section 8 of the regulations was amended to include subsections (2), (3), and (4) which set out specific detailed requirements for transit (only). For all services except transit, there are no prescribed requirements at this time, thus requiring the municipality to define the approach to include in the background study. At a broad level, the A.M.P. provides for the long-term investment in an asset over its entire useful life along with the funding. The schematic below identifies the costs for an asset throughout its entire lifecycle. For growth-related works, the majority of capital costs will be funded by the D.C. Non-growth-related expenditures will then be funded from non-D.C. revenues as noted below. During the useful life of the asset, there will be minor maintenance costs to extend the life of the asset along with additional program- related expenditures to provide the full services to the residents. At the end of the life of the asset, it will be replaced by non-D.C. financing sources. It should be noted that with the recent passing of the Infrastructure for Jobs and Prosperity Act (I.J.P.A.) municipalities are now required to complete A.M.P.s, based on certain criteria, which are to be completed by 2022 for core municipal services and 2024 for all other services. The amendments to the D.C.A. do not require municipalities to complete these A.M.P.s (required under I.J.P.A.) for the D.C. background study, rather the D.C.A. requires that the D.C. background study include information to show the assets to be funded by the D.C. are sustainable over their full lifecycle. Watson &Associates Economists Ltd. PAGE F-2 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 292 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... New Assets Financing Methods Replacement Assets Purchase Reserves/Reserve Funds Purchase Debentures Install User Fees Install Grants Commission Other Commission OperateOperate Maintain Maintain Monitor Operating Budget Monitor (Throughout Life (Throughout Life of Assets) of Assets) (To End of (To End of Useful Life) Useful Life) Removal/Decommission Removal/Decommission Proceeds on Disposal Funding of Disposal/ Decommissioning Costs + Disposal Disposal In 2012, the Province developed Building Together: Guide for municipal asset management plans which outlines the key elements for an A.M.P., as follows: State of local infrastructure: asset types, quantities, age, condition, financial accounting valuation and replacement cost valuation. Desired levels of service: defines levels of service through performance measures and discusses any external trends or issues that may affect expected levels of service or the municipality's ability to meet them (for example, new accessibility standards, climate change impacts). Asset management strategy: the asset management strategy is the set of planned actions that will seek to generate the desired levels of service in a sustainable way, while managing risk, at the lowest lifecycle cost. Financing strategy: having a financial plan is critical for putting an A.M.P. into action. By having a strong financial plan, municipalities can also demonstrate that they have Watson &Associates Economists Ltd. PAGE F-3 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 293 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... made a concerted effort to integrate the A.M.P. with financial planning and municipal budgeting and are making full use of all available infrastructure financing tools. Commensurate with the above, the Township prepared an A.M.P. in 2022 for its existing assets; however, it did not take into account future growth-related assets for all services included in the D.C. calculations. As a result, the asset management requirement for the D.C. must be undertaken in the absence of this information. In recognition to the schematic above, the following table (presented in 2024 $) has been developed to provide the annualized expenditures and revenues associated with new growth. Note that the D.C.A. does not require an analysis of the non-D.C. capital needs or their associated operating costs so these are omitted from the table below. As well, as all capital costs included in the D.C.-eligible capital costs are not included in the Township's A.M.P.s, the present infrastructure gap and associated funding plan have not been considered at this time. Hence the following does not represent a fiscal impact assessment (including future tax/rate increases) but provides insight into the potential affordability of the new assets: 1 . The non-D.C. recoverable portion of the projects that will require financing from municipal financial resources (i.e., taxation, rates, fees, etc.). This amount has been presented on an annual debt charge amount based on 20-year financing. 2. Lifecycle costs for the 2024 D.C. capital works have been presented based on a sinking fund basis. The assets have been considered over their estimated useful lives. 3. Incremental operating costs for the D.C. services (only) have been included. 4. The resultant total annualized expenditures are approximately $6.72 million. 5. Consideration was given to the potential new taxation and user fee revenues which will be generated as a result of new growth. These revenues will be available to finance the expenditures above. The new operating revenues are approximately $4.94 million. This amount, totaled with the existing operating revenues of approximately $36.75 million, provides annual revenues of approximately $41 .69 million by the end of the period. Watson &Associates Economists Ltd. PAGE F-4 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 294 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 6. In consideration of the above, the capital plan is deemed to be financially sustainable. Township of Oro-Medonte Asset Management — Future Expenditures and Associated Revenues 2024$ Description RIM Totals Expenditures(Annualized) Annual Debt Payment on Non-Growth Related Capital' 3,193 Annual Debt Payment on Post Period Capita12 1,313,883 Sub-Total -Annual Lifecycle $2,331,844 Incremental Operating Costs(for D.C. Services) $3,069,320 Total Expenditures $6,718,241 Revenue (Annualized) Total Existing Re\/enue3 $36,751,620 Incremental Tax and Non-Tax Revenue (User Fees, Fines, Licences, etc.) $4,936,305 Total Revenues $41,687,925 ' Non-Growth Related component of Projects 2 Interim Debt Financing for Post Period Benefit 3 As per Sch. 10 of FIR Watson &Associates Economists Ltd. PAGE F-5 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 295 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Appendix Proposed D . C . By-law Watson &Associates Economists Ltd. PAGE G-1 H:\Oro-Medonte\2023 DC\Report\Oro-Medonte 2024 Development Charges Final Report.docx Page 296 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... Appendix G: Proposed D.C. By-law The Corporation of the Township of Oro-Medonte By-Law No. 2024-XX A By-Law for the Imposition of Development Charges and Repeal By-Law No. 2019-100 Whereas the Development Charges Act, 1997c. 27 (hereinafter called "the Act") provides that the council of a municipality may by by-law impose development charges against land to pay for increased capital costs required because of increased need for services arising from development of the area to which the By-law applies; And Whereas a development charges background study entitled "Township of Oro- Medonte 2024 Development Charges Background Study" (the"Study") prepared by Watson &Associates Economists Ltd. ("Watson"), and dated August 23, 2024, as amended has been completed in support of the imposition of the development charges; And Whereas the Study and the proposed development charges by-law were made available to the public, the Council of the Corporation of the Township of Oro-Medonte (the "Council")gave notice to the public, and held a public meeting through its Committee of the Whole on September 11, 2024 pursuant to section 12 of the Act and the regulations thereto, and Council at its Council Meeting received written submissions and heard comments and representations from all persons who asked to be heard; Now Therefore the Council of The Township of Oro-Medonte enacts as follows: 1.0 Definitions 1.1 In this by-law, "Act" means the Development Charges Act, S.O. 1997, c. 27, as amended, or any successor thereto; "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; "Affordable Residential Unit" means a Dwelling Unit that meets the criteria set out in subsection 4.1 (2)or 4.1(3)of the Act; "Agricultural Use" means lands, buildings or structures, excluding any portion thereof used as a dwelling unit or for a commercial use, used or designed or intended for use for the purpose of a bona fide farming operation including, but not limited to, animal husbandry, dairying, livestock, fallow, field crops, removal of sod, forestry, fruit farming, greenhouses, horticulture, market gardening, pasturage, poultry keeping, and equestrian facilities; "Apartment unit" means any residential dwelling unit within a building containing three or more dwelling units where access to each residential unit is obtained Watson&Associates Economists Ltd. PAGE G-2 H:\Oro-Medonte\2023 DC\Report\Oro Medonte 2024 Development Charges Final Report.doex Page 297 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... e through a common entrance or entrances from the street level and the residential units are connected by an interior corridor, and includes a stacked townhouse; "Attainable Residential Unit" means a Dwelling Unit that meets the criteria set out in subsection 4.1(4)of the Act; "Back-to-back townhouse" means a building containing four or more dwelling units separated vertically by a common wall, including a rear common wall, that do not have rear yards; "Bedroom" means a habitable room larger than seven square metres, including a den, loft, study, or other similar area, but does not include a living room, dining room or kitchen; "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; "Board of education"means a board defined in subsection 1(1)of the Education Act, R.S.O. 1990 c. E.2, as amended, or any successor thereto; 'Building Code Act'means the Building Code Act, R.S.O. 1992, c.23, as amended, and all Regulations thereto including the Ontario Building Code, 2006, as amended, or any successor thereto; "Cannabis" means cannabis as defined in the Cannabis Act, SC 2018 c.16, as amended, or any successor thereto; "Cannabis facilities" means a building used, designed or intended for growth, producing, testing, destroying, storing or distribution, excluding retail sales, of medical marijuana or cannabis authorized by a license issued by the federal Minister of Health pursuant to section 25 of the Marihuana for Medical Purposes Regulations, SOR/2013-119, under the Controlled Drugs and Substances Act, S.C. 1996, c.19; "Capital cost" shall have the same meaning as described in Section 5 of the Development Charges Act, 1997, as amended; "Class" means a grouping of services combined to create a single service for the purposes of this by-law and as provided in section 7 of the Act; "Commercial" means any non-residential development not defined under "institutional"or"industrial"; "Council" means the Council of The Corporation of the Township of Oro-Medonte; "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; "Development charge" means a charge imposed pursuant to this Bylaw; Watson&Associates Economists Ltd. PAGE G-3 H:\Oro-Medonte\2023 DC\Report\Oro Medonte 2024 Development Charges Final Report.doex Page 298 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... e "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; "Existing 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. 1990 c. P.13, as amended, (the"Planning Act')subsequent to this by-law coming into effect for which full development charges were paid; "Farm Building" means a building or structure actually used as part of or in connection with a bona fide farming operation and includes barns, silos and other buildings or structures ancillary to a bona fide farming operation, but excluding a residential use and cannabis facilities; "Grade" means the average level of finished ground adjoining a building or structure at all exterior walls; "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: (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; (i i) 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; 'Industrial' means lands, buildings or structures used or designed or intended for (i) the manufacturing, fabricating, production, compounding, processing, packaging, crating, bottling, packing or assembling of raw or semi-processed goods or materials, and includes warehousing related to the manufacturing use carried on in the building or buildings; (ii) research or development in connection with manufacturing; Watson&Associates Economists Ltd. PAGE G-4 H:\Oro-Medonte\2023 DC\Report\Oro Medonte 2024 Development Charges Final Report.doex Page 299 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... e (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; (v) cannabis facilities. but does not include the sale of commodities to the general public through a warehouse club or a self-storage facility; "Institutional" means development of a building or structure that meets the criteria set out in section 11.1(2)of O.Reg. 82/98 to the Act; "Interest rate" means the maximum interest rate that a municipality may charge as set out in section 26.3 of the Act; "Local board" has the same definition as defined in the Development Charges Act, S.O. 1997 c.27, as amended; "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, c. PA 3, as amended or any successor thereto; "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 recreational vehicle, travel trailer, tent trailer, or trailer otherwise designed; "Multiple dwelling" means all dwellings other than single detached dwellings, semi-detached dwellings, and apartment dwellings but includes a back-to-back townhouse; "Municipality" means The Corporation of the Township of Oro-Medonte; "Non-profit housing" means Development of a building or structure that meets the criteria set out in section 4.2 of the Act; "Non-residential use" means a building or structure of any kind whatsoever used, designed or intended to be used for other than a residential use and includes all commercial, industrial and institutional uses; Watson&Associates Economists Ltd. PAGE G-5 H:\Oro-Medonte\2023 DC\Report\Oro Medonte 2024 Development Charges Final Report.doex Page 300 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... e "Owner" means the owner of land or a person who has made application for an approval for the development of land upon which a development charge is imposed; "Place of Worship" means a building or structure that is used primarily for worship and religious practices and purposes, including related administrative, teaching, assembly and associated spaces, and exempt from taxation as a place of worship pursuant to paragraph 3 of section 3 of the Assessment Act, R.S.O. 1990, c.A.31. This does not include portions of such building or structure used for any commercial use, including but not limited to daycare facilities; "Regulation"means O. Reg. 82/98, as amended or any successor thereto, made under the Act; "Rental housing" means development of a building or structure with four or more dwelling units all of which are intended for use as rented residential premises; "Residential 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; "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; "Services"(or"service") means those services set out in Schedule "B"to this By-law; "Servicing agreement" means an agreement between a landowner and the municipality relative to the provision of municipal services to specified lands within the municipality; "Single detached dwelling unit" means a residential building consisting of one dwelling unit and not attached to another structure and includes mobile homes; "Special care facilities" means lands, buildings or structures used or designed or intended for uses for the purpose of providing supervision, nursing care or medical treatment, which do not comprise dwelling units, that are licensed, approved or supervised under any special or general statute, and excludes the special care/special dwelling portions of the building; "Special care/special dwelling" means a residential portion of special care facilities containing rooms or suites of rooms designed or intended to be used for sleeping and living accommodation that have a common entrance from street level: i. Where the occupants have the right to use in common, halls, stairs, yards, common rooms and accessory buildings; ii. Which mayor may not have exclusive sanitary and/or culinary facilities; Watson&Associates Economists Ltd. PAGE G-6 H:\Oro-Medonte\2023 DC\Report\Oro Medonte 2024 Development Charges Final Report.doex Page 301 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... e iii. That is designed to accommodate persons with specific needs, including, but not limited to, independent permanent living arrangements; and iv. Where support services such as meal preparation, grocery shopping, laundry, housekeeping, nursing, respite care and attendant services may be provided at various levels. "Stacked townhouse dwelling" means a building containing two or more dwelling units where each dwelling unit is separated horizontally and/or vertically from another dwelling unit by a common wall or floor. 2.0 Designation of Services/Classes of Services 2.1 The categories of Services/Classes of Services for which development charges are imposed under this by-law are as follows: (a) Services Related to a Highway (b) Fire Protection Services (c) Parks and Recreation Services (d) Provincial Offences Act (e) Growth Studies (f) Water Services 2.2 Components of the Services/Classes of 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 3.2 Subject to Subsection 3.3, this by-law applies to all lands in the geographic area of the Township. Exemptions 3.3 This by-law shall not apply to lands that are owned by and used for the purposes of: a) any Municipality or a"local board"thereof; b) a "Board of Education"; Watson&Associates Economists Ltd. PAGE G-7 H:\Oro-Medonte\2023 DC\Report\Oro Medonte 2024 Development Charges Final Report.doex Page 302 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... e c) an enlargement of the gross floor area of an existing industrial building in accordance with Section 4 of the Act; d) the issuance of a building permit in accordance with Section 2(3)of the Act; e) farm buildings as defined herein; f) a place of worship exempt under Section 3 of the Assessment Act; g) a public hospital under the Public Hospitals Act; h) Affordable Residential Units required pursuant to section 34 and 16(4)of the Planning Act(Inclusionary Zoning); i) Affordable Residential Units as per Section 4.1 of the Act; j) Attainable Residential Units as per Section 4.1 of the Act; k) Non-profit residential developments as per Section 4.2 of the Act; I) Notwithstanding any other provision of this By-law, the Development Charges payable for Residential Developments, where the Dwelling Units are intended as Rental Housing, will be reduced based on the number of bedrooms in each Dwelling Unit in accordance with section 26.2(1.1)of the Development Charges Act, as follows: i. Three (3)or more Bedrooms—25% reduction; ii. Two (2) Bedrooms—20% reduction; and iii. Fewer than two(2) Bedrooms—15% reduction. 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,- (i i) the approval of a minor variance under Section 45 of the Planning Act, (iii) a conveyance of land to which a by-law passed under Subsection 50(7)of the Planning Act applies; (iv) the approval of a plan of subdivision under Section 51 of the Planning Act, (v) a consent under Section 53 of the Planning Act, (vi) the approval of a description under Section 9 of the Condominium Act, 1998, S.O. 1998, c.19; or Watson&Associates Economists Ltd. PAGE G-8 H:\Oro-Medonte\2023 DC\Report\Oro Medonte 2024 Development Charges Final Report.doex Page 303 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... e (vii) the issuing of a permit under the Building Code Act, 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. Rules with Respect to an Industrial Expansion Exemption: 3.5.1 As set out in Section 4 of the Act, 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 as follows: (i) the exemption for industrial enlargement provided for in this subsection shall apply only to the enlargement of the gross floor area of an existing industrial building; for this subsection, an "existing industrial building"shall have the same meaning as defined in 0. Reg. 82/98 under the Act, as amended or successor thereto, and at the time of application for a building permit, shall have fifty(50) per cent or more of its gross floor area occupied by industrial uses; (ii) such enlargement must be attached to, or within, the existing industrial building, but shall not be attached by means only of a tunnel, bridge, passageway, shared below grade connection, foundation, footing, shared connected roof or parking facility; (iii) both the enlargement and existing industrial building must be constructed on lands owned by the same beneficial owner; (iv) the enlargement shall be for a use to, or in connection with, an industrial purpose as set out in this By-law on lands owned by the same beneficial owner; (v) the enlargement shall be to the exclusive use of an existing occupant whose occupancy equals fifty(50)percent or more of the total gross floor area of the existing structure immediately prior to the issuance of the subject expansion building permit; (vi) for the purposes of the calculation of the applicable development charge, the gross floor area of an existing industrial building shall be calculated as it existed prior to the first enlargement in respect of that building for which an exemption under section 4 of the Act is sought; Watson&Associates Economists Ltd. PAGE G-9 H:\Oro-Medonte\2023 DC\Report\Oro Medonte 2024 Development Charges Final Report.doex Page 304 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... e (vii) for the purposes of the calculation of the applicable development charge, the enlargement shall be measured to also include all prior enlargements from the existing industrial building; (viii) if the area of the enlargement is fifty(50) per cent or less than the existing gross floor area determined in clause 3.5.1(vii)above, the amount of the development charge in respect of the enlargement is zero (0)dollars; and (ix) if the area of the enlargement as determined in clause 3.5.1(vii)above is more than fifty(50)per cent of the existing gross floor area, the amount of the development charge in respect of the enlargement is the amount of the development charge that would otherwise be payable, less that portion related to any gross floor area of the enlargement which is required to bring the cumulative amount of enlargements to fifty(50) percent. Rules with Respect to Exemptions for Intensification of Existing or New Housing in Accordance with Section 2 of the Act: 3.5.2 Notwithstanding any other provision of this By-law, Development Charges shall not be imposed with respect to: (a) an enlargement to an existing Dwelling Unit; (b) the creation of additional Dwelling Units equal to the greater of one(1) or 1% of the existing Dwelling Units in an existing Residential rental building containing four(4)or more Dwelling Units or prescribed ancillary structure to the existing Residential building; 3.5.3 Notwithstanding any other provision of this By-law, Development Charges shall not be imposed with respect to the creation of any of the following within existing Single Detached Dwellings, Semi-Detached Dwellings, Back-to-back Townhouse Dwellings or Stacked Townhouse Dwellings: (a) A second Dwelling Unit on a parcel of land on which Residential Use, other than ancillary Residential Use, is permitted, if all buildings and structures ancillary to the existing Residential structure cumulatively contain no more than one (1) Dwelling Unit. (b) A third Dwelling Unit on a parcel of land on which Residential Use, other than ancillary Residential Use, is permitted, if no building or structure ancillary to the existing Residential structure contains any Dwelling Units. (c) One Dwelling Unit on a parcel of urban Residential land, if the existing structure contains no more than two(2) Dwelling Units and no other building or structure ancillary to the existing Residential structure contains any Dwelling Units. 3.5.4 Notwithstanding any other provision of this By-law, Development Charges shall not be imposed with respect to the creation of any of the following in new Single Detached Dwellings, Semi-Detached Dwellings, Back-to-back Townhouse Dwellings or Stacked Townhouse Dwellings: Watson&Associates Economists Ltd. PAGE G-10 H:\Oro-Medonte\2023 DC\Report\Oro Medonte 2024 Development Charges Final Report.doex Page 305 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... e (a) A second Dwelling Unit on a parcel of land on which Residential Use, other than ancillary Residential Use, is permitted, if all buildings and structures ancillary to the new Residential structure cumulatively will contain no more than one (1) Dwelling Unit. (b) A third Dwelling Unit on a parcel of land on which Residential Use, other than ancillary Residential Use, is permitted, if no building or structure ancillary to the new Residential structure contains any Dwelling Units. (c) One (1) Dwelling Unit in a building or structure ancillary to a new Residential structure on a parcel of urban Residential land, if the new Residential structure contains no more than two (2) Dwelling Units and no other building or structure ancillary to the new Residential structure contains any Dwelling Units. Amount of Charges Residential 3.6 The development charges described in Schedules '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 residential unit, and calculated with respect to each of the services according to the type of residential use. Non-Residential Uses 3.7 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 3.8.1 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 60 months prior to the date of payment of development charges in regard to such redevelopment was, or is to be demolished, in whole or in part, or converted from one principal use to another principal use on the same land, in order to facilitate the redevelopment, the development charges otherwise payable with respect to such redevelopment shall be reduced by the following amounts: 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 of this by-law by the number, according Watson&Associates Economists Ltd. PAGE G-11 H:\Oro-Medonte\2023 DC\Report\Oro Medonte 2024 Development Charges Final Report.doex Page 306 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... e to type, of dwelling units that have been or will be demolished or converted to another principal use; and b) in the case of a non-residential building or structure, or in the case of a mixed-use building or structure, the non-residential uses in the mixed-use building or structure, an amount calculated by multiplying the applicable development charge under subsection 3.7 of this By-law by the non residential gross floor area that has been or will be demolished, relocated from the lands, or converted to another principal use. Provided that such amounts shall not exceed, in total, the amount of the development charges otherwise payable with respect to the redevelopment. 3.8.2 Notwithstanding section 3.8.1, non-residential developments may submit a request to Council for an extension to the 60 month period described above, up to an additional 12 months. Timing of Calculation and Payment 3.9 Development charges shall be calculated and payable in full in money or by provision of services as may be agreed upon, or by credit granted by the Act, on the date that the first building permit is issued in relation to a building or structure on land to which a development charge applies, or in a manner or at a time otherwise lawfully agreed upon. 3.10 Where development charges apply to land in relation to which a building permit is required, the building permit shall not be issued until the development charge has been paid in full. 3.11 Notwithstanding subsections 3.9 and 3.10, an owner may enter into an agreement with the municipality to provide for the payment in full of a development charge before building permit issuance or later than the issuing of a building permit. 3.12 Notwithstanding subsections 3.9 and 3.10, development charges for rental housing and institutional developments are due and payable in 6 installments commencing with the first installment payable on the date of first occupancy certificate issued, and each subsequent installment, including interest(calculated in accordance with section 26.3 of the Act), payable on the anniversary date each year thereafter. 3.13 Where the development of land results from the approval of a site plan or zoning by-law amendment application received between January 1, 2020 and June 5, 2024, and the approval of the application occurred within 2 years of building permit issuance, the development charges under sections 3.6 and 3.7 of this by-law shall be calculated on the rates set out in Schedule "B"on the date of the receipt of a complete planning application, including interest. Where both planning applications apply development charges under sections 3.6 and 3.7 of this by-law, the calculations shall be based on the date of the later planning application as set out in Schedule"B", including interest(calculated in accordance with section 26.3 of the Act). Watson&Associates Economists Ltd. PAGE G-12 H:\Oro-Medonte\2023 DC\Report\Oro Medonte 2024 Development Charges Final Report.doex Page 307 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... e 3.14 Where the development of land results from the approval of a site plan or zoning by-law amendment application received on or after January 6, 2024, and the approval of the application occurred within 18-months of building permit issuance, the development charges under sections 3.6 and 3.7 of this by-law shall be calculated on the rates set out in Schedule "B"on the date of the receipt of a complete planning application, including interest. Where both planning applications apply development charges under sections 3.6 and 3.7 of this by-law, the calculations shall be based on the date of the later planning application as set out in Schedule"B", including interest(calculated in accordance with section 26.3 of the Act). 4.0 Payment by Services 4.1 Despite the payments required under section 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. No such credit shall exceed the total development charges payable. 5.0 Unpaid Development Charges 5.1 If development charges, or any part thereof, remain unpaid after the due date, the amount unpaid shall be added to the tax roll and shall be collected as taxes. If any unpaid development charges are collected as taxes in accordance with Section 38 of the Act, the monies so collected shall be credited to the appropriate development charge reserve fund. 6.0 Refunds and Corrections 6.1 Refunds or partial refunds of Development Charges that have been paid will be made without interest, including cases where a permit is cancelled and where the Township has made an error in the calculation of the Development Charges which resulted in an overpayment to the Township. Additional payment of Development Charges shall be made where there has been an error in the calculation of the Development Charges which resulted in an underpayment of Development Charges. The amount of the difference between the corrected amount of Development Charges payable and the Development Charges paid shall be payable on demand and unpaid amounts will be added to the tax roll for the property in accordance with section 32 of the Act. 7.0 Indexing 7.1 Development charges imposed pursuant to this by-law may be adjusted annually, without amendment to this by-law, commencing on January 1, 2025 and each January 1 annually thereafter, in accordance with the Act. The amount of the adjustment shall be determined by the annual change in Statistics Canada's Non- residential Billing Construction Price Index. Watson&Associates Economists Ltd. PAGE G-13 H:\Oro-Medonte\2023 DC\Report\Oro Medonte 2024 Development Charges Final Report.doex Page 308 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... 8.0 Registration 8.1 A certified copy of this By-law may be registered on title to any land to which this By-law applies. 9.0 Severability 9.1 In the event any provisions, or part thereof, of this By-law is found, by a court of competent jurisdiction, to be ultra vires, such provisions, or part thereof, shall be deemed to be severed, and the remaining portion of such provision and all other provisions of the By-law shall remain in full force and effect. 10.0 Schedules 10.1 The following schedules to this by-law form an integral part thereof: Schedule 'A" Components of Services/Classes of Services Designated in Subsection 2.1 Schedule 'B" Residential and Non-Residential Development Charges 11.0 Date By-Law in Force 11.1 This by-law shall come into force upon passage. 12.0 Date By-Law Expires 12.1 This by-law will expire as of 10 years from the date of passage, unless it is repealed at an earlier date by a subsequent By-law. 13.0 Repeal 13.1 Upon the coming into force of this by-law, By-Law No. 2019-100 of the Township of Oro-Medonte is hereby repealed. By-Law Read a First, Second and Third time, and Passed this 23rd day of October, 2024. The Corporation of the Township of Oro-Medonte Randy Greenlaw, Mayor Janette Teeter, Deputy Clerk Watson&Associates Economists Ltd. PAGE G-14 H:\Oro-Medonte\2023 DC\Report\Oro Medonte 2024 Development Charges Final Report.doex Page 309 of 347 Ta) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... SCHEDULE "A" SUMMARY OF DEVELOPMENT CHARGE SERVICES Township-Wide Services Services Related to a Highway: Roads and Related Public Works(Facilities and Fleet) Fire Protection Services: Facilities Vehicles and Equipment Small Equipment and Gear Parks and Recreation Services: Parkland Development Parkland Amenities Parkland Trails Recreation Facilities Parks and Recreation Vehicles and Equipment Library Services: Facilities Collection Materials Provincial Offences Act: Ambulance Facilities Ambulance Vehicles Urban Area Services Water Services: Treatment Distribution Watson&Associates Economists Ltd. PAGE G-15 H:\Oro-Medonte\2023 DC\Report\Oro Medonte 2024 Development Charges Final Report.doex Page 310 of 347 7.a) F12024-15, Nelly Morrow, Director, Finance/Chief Financial Officer ... to O O I— O N ONO 00 W CON CC N O O O O V U� Q • LO Ih W CO W LO LO 00 M O O LO N 00 00 00 00 n M N C9 M M C9 O • LO LO I- O LO O W CO W V M N V V Cfl n u U) �W W M CO LO LO 0 V O Cfl co N � V M M V W Ln ';i CO CO h U • Z m Cw W W N I� O a) 0 00 C CO N CO M LMO O � V O N JO O N Ln 00 N J 0LU = W U0 U) LLO McoMO V O - n 'T n N w W N P-: 00 O O 00 a J N w U 0 0 a LL W Q Ol W m U L N i Q U fn Q c d V w m o i U N 0 O J fn W R + o C N O N U 0 C N d T v � N a� m L a a o� W = a� o a _ = W o N m U C V O Q fn fn fn U)O . O N .N N y >Z Z o N ) (n N U N > m cn c U c v ai m O O v N N � 0 '� Q S � i J J V7 O R(6 (n U) H H Q N Q U O O �-Oo Z Z c Page 311 of 347 o �_ 7.b) DS2024-101 , Brent Spagnol, Director, Development Services re: Zonin... Township o� Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Brent Spagnol, Director, Development Services Meeting Date: September 4, 2024 Report No: DS2024-101 Subject: Zoning By-law Amendment Application 2024-ZBA-03 (Freskiw) Type: Requires Action Recommendation It is recommended: 1. That Report DS2024-101 be received and adopted. 2. That Zoning By-law Amendment Application 2024-ZBA-03, specifically to rezone the subject lands from the Agricultural/Rural (A/RU) Zone to the Agricultural/Rural Exception Hold [A/RU*362(H)] Zone to permit a detached accessory residential dwelling unit be approved as follows: Permit a detached accessory residential dwelling unit Permit a Maximum Height of 6.1 metres (20.0 feet) Permit a Maximum Floor Area of 244.9 square metres (2,637.0 square feet) 3. That the appropriate staff bring forth a By-law for Council's consideration. 4. And that the applicant be advised of the Development Services Committee's decision under the Director, Development Services signature. Background Development Services September 4, 2024 Report No. DS2024-101 Page 1 of 11 Page 312 of 347 7.b) DS2024-101 , Brent Spagnol, Director, Development Services re: Zonin... The purpose of this report is to provide a staff recommendation for Zoning File 2024- ZBA-03 for Council's consideration which is an application to amend By-law 97-95 to permit a detached accessory building that exceeds the maximum height and floor area provisions and to permit an accessory residential unit in the proposed detached accessory building. The subject lands are municipally known as 10793 Highway 12, which consists of a total lot area of ' approximately 17.4 hectares (43 - acres). The property has dual road frontage along Highway 12 and Dunns Line. There is an existing house located on the parcel, which has a total gross floor area of approximately 395 square metres (4,260 sq ft). The surrounding area generally consists of agricultural uses to the r� A north, east and west. A commercial nursery is located directly to the south of the property. Aerial Photo Subject Land- Proposal The proposed zoning by-law amendment would amend the zoning of the lands from Agricultural/Rural (A/RU) to an Agricultural/Rural Exception (A/RU*362) Zone to permit a detached accessory residential dwelling unit to be accessed via the existing shared driveway. The proposed Zoning By-law Amendment would permit exceedances to the maximum zone provisions related to height and gross floor area as follows: PROPOSED ZONING AMENDMENT Schedule 1 of this report consists of the By-law ZONE SECTION PROVISION PERMITTED PROVISION PROPOSED APPLICATION being proposed for Human Habitation Human Habitation not To permit human rystru tore Committee's Section 5.1.1 in Accessory Struc- permitted in Accessory lures Structures in an accessory structure consideration. Maximum Section 5.1.4 Detached 4.5 metres 6.1 metres Accessory Building (14.7feet) (20feet) Consultations Height Maximum Section 5.1.6 Detached 100 sq m 244 sq m Notice of the application Accessory Building (1,076 sq ft) (2,637 sci ft) FloorArea was circulated to the public and to applicable Development Services September 4, 2024 Report No. DS2024-101 Page 2 of 11 Page 313 of 347 7.b) DS2024-101 , Brent Spagnol, Director, Development Services re: Zonin... review agencies and Township departments, public notice signs were also posted on the subject lands. A Public Meeting regarding the proposed Zoning By-law Amendment was held on June 5t", 2024, to receive comments with respect to the application for the consideration of Development Services Committee. The following comments were received regarding the applications. COMMENT MATRIX Commenter Date Received Comment Enbrid a May 22, 2024 No Objection Bell May 24, 2024 No Comment NVCA Jun5, 2024 and - No objection August 29, 2024 - Works to be located outside of flood plain/natural hazards - Advise that septic permit and building permit Oro-Medonte, Building June 5, 2024 required. Division - Open permit remains on existing dwelling. - Accessory residential units shall remain accessory to the main dwelling in accordance with the local Official Plan. - Accessory residential units shall remain accessory to County of Simcoe June 12, 2024 the main dwelling and be located within the close proximity to the existing building cluster. - No Objection, subject to the objectives of `Agricultural' designation not being compromised. There were not any members of the public in attendance in person or virtually at the public meeting and there were not any comments from the applicable agencies objecting to the proposal. Development Services September 4, 2024 Report No. DS2024-101 Page 3 of 11 Page 314 of 347 7.b) DS2024-101 , Brent Spagnol, Director, Development Services re: Zonin... Analysis Planning Act, R.S.O. 1990, c. P.13 The Provincial government released legislation which received Royal Assent on November 28, 2022 for Bill 23, which is referred to as the More Homes Built Faster Act, 2022. Bill 23 amended the Planning Act and other provincial legislation with the intent to expedite the construction of new homes in Ontario over the next 10 years by establishing a target of 1.5 million new homes. Specifically, Section 16 (3) of the Planning Act, was amended to permit additional residential units in a building or structure ancillary to a detached house. The proposal being considered as part of this zoning by-law amendment application is in line with the legislation as the result would be the construction of an accessory detached residential unit to the main house located on the subject property. Provincial Policy Statement (PPS) 2020 The Provincial Policy Statement (PPS) 2020 provides policy direction on matters of Provincial interest related to land use planning and development. With respect to housing, the PPS contains policy direction to provide for a variety of housing options to reflect social and market needs. The PPS provides the opportunity for the consideration of a variety of mixed housing types (including single-detached, additional residential units, multi-unit housing, affordable housing and housing for older persons) subject to an appropriate servicing regime and ensuring compatibility with surrounding land uses. The proposed second dwelling unit is consistent with the objectives of the PPS as it will provide an alternate form of housing within the established cluster of buildings on the property. The accessory dwelling will be adequately sized and serviced by either the existing well or septic system or separate private services, which is subject to the Building Code and future permit applications (Building Permit, NVCA Development Permit etc..). The location of the second dwelling unit is to be confirmed through the zoning certificate process whereby the location of the dwelling unit is to remain within the General/Approximate Building Cluster as delineated within Schedule 2 to this report. A Place to Grow: Growth Plan for the Greater Golden Horseshoe (2020) Similar to the PPS, The Growth Plan for the Greater Golden Horseshoe aims to provide for range and mix of housing options, including additional residential units to accommodate people at all stages of life. The Growth Plan provides for the consideration of multiple units on rural land in site-specific locations with approved zoning or designation in an official plan. Development Services September 4, 2024 Report No. DS2024-101 Page 4 of 11 Page 315 of 347 7.b) DS2024-101 , Brent Spagnol, Director, Development Services re: Zonin... The Township Official Plan provides policy direction with respect to additional dwelling units in rural areas and the proposed zoning would establish provisions that consider the specific rural geographic location and surrounding land uses. Therefore, Planning Staff is of the opinion that the proposed zoning amendment to permit a detached accessory dwelling unit on this rural property is consistent with the policies in the Provincial Policy Statement and the Growth Plan, as it will not impact the rural landscape and surrounding rural land uses. County and Township Official Plans The subject lands are designated `Agricultural' under the County and Township Official Plans. The objectives and goals of each plan are similar with respect to agricultural lands, which aim to ensure the viability of agricultural areas by preserving/protecting prime agricultural lands and ensuring that uses are supportive of the agricultural system. Under the policies of both Official Plans, the use of agricultural land is to be kept to a minimum and the overarching objective is to ensure that detached residential units are located within the "building cluster" to avoid the consumption of prime agricultural land and to avoid the potential for future severances, which are prohibited with respect to accessory detached dwelling units. Staff reviewed the proposal along with the associated comments (County of Simcoe and NVCA) and are of the opinion that the General/Approximate Building Cluster identified within Schedule 2 of this report provides the ability to locate an accessory detached residential dwelling on the property without consuming large amounts of agricultural land while respecting required setbacks from natural heritage features/hazard lands adjacent to the subject property. ` As an added measure, staff are proposing the use of a Holding Symbol .; to ensure that the c proposed detached accessory dwelling unit is sited in accordance with the General/Approximate Building Cluster identified within Schedule 2. --�. '�� -.--� Zoning By-law. The proposed Zoning By- law Amendment would provide the ability for the property owner to construct a detached accessory dwelling unit that is subordinate to the main house on the property. Development Services September 4, 2024 Report No. DS2024-101 Page 5 of 11 Page 316 of 347 7.b) DS2024-101 , Brent Spagnol, Director, Development Services re: Zonin... The By-law would incorporate a Holding Symbol to ensure that the proposed detached accessory dwelling is located within the General/Approximate Building Cluster. The Hold would only be lifted once a zoning certificate is obtained along with any other applicable permits from the NVCA or the Ministry of Transportation that may be required. Therefore, the proposed re-zoning is considered to conform to the general intent of the Official Plan and is considered to be appropriate development as an accessory detached dwelling unit is not anticipated to have an adverse effect on the character of the surrounding area. Financial/Legal Implications/ Risk Management There are potential financial and legal implications should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation Planning Act Provincial Policy Statement 2020 Growth Plan 2020 County of Simcoe Official Plan Township of Oro-Medonte Official Plan Township of Oro-Medonte Zoning By-law 97-95 Corporate Strategic Priorities In December 2023, Council adopted the Township's Corporate Strategic Plan 2024- 2027. The application is consistent with the following Plan priority: Well Planned Development Attachments Schedule 1: Applicants Site Sketch Schedule 2: Proposed Zoning By-law Amendment Related Reports & Presentations - Public Meeting Presentation on June 5, 2024 - Link to Presentation Conclusion Development Services September 4, 2024 Report No. DS2024-101 Page 6 of 11 Page 317 of 347 7.b) DS2024-101 , Brent Spagnol, Director, Development Services re: Zonin... Planning Staff recommends that Re-zoning Application 2024-ZBA-03 be approved, subject to the implementation of a Hold Symbol to ensure that the proposed detached accessory residential dwelling unit is located within the General/Approximate Building Cluster as delineated within Schedule 2 to this report. It is on this basis that staff are of the opinion that the application is consistent with applicable Provincial, County and Township planning policies, and represents good planning. Respectfully submitted, Brent Spagnol, Director, Development Services August 30, 2024 Development Services September 4, 2024 Report No. DS2024-101 Page 7 of 11 Page 318 of 347 7.b) DS2024-101 , Brent Spagnol, Director, Development Services re: Zonin... Schedule 1: Proposed Zoning By-law Amendment The Corporation of the Township of Oro-Medonte By-Law No. 2024-092 A By-law to amend the zoning provisions which apply to lands at Part of Lot 13, Concession 13, Geographic Township of Medonte, Township of Oro-Medonte 2024-ZBA-03 (Freskiw) Whereas the Council of the Corporation of the Township of Oro-Medonte is empowered to pass By-laws to regulate the use of land pursuant to Sections 34 and 36 of the Planning Act, R.S.O. 1990, c.P.13; And Whereas Council deems it appropriate to rezone the subject lands; Now Therefore the Council of the Township of Oro-Medonte hereby enacts as follows: 1. Schedule 'A-23' to Zoning By-law 97-95, as amended, is hereby further amended by changing the zone symbol applying to the lands located in Part Lot 13, Concession 13, (Medonte), Township of Oro-Medonte, from the Agricultural/Rural (A/RU) Zone to Agricultural/Rural Hold Exception 362 [A/RU*362 (H)] Zone, as shown on Schedule "A" attached and forming part of this By-law. 2. Section 7 — Exception of Zoning By-law 97-95, as amended, is hereby further amended by adding the following subsections: 7.362 *362 Part Lot 13, Concession 13 (Medonte), Township of Oro- Medonte (Freskiw) Notwithstanding "Section 5.1.1 — Uses Permitted in Detached Accessory Buildings and Structures", on the date of passing of this By-law a single detached dwelling unit is permitted as a detached accessory building on the lands denoted by the symbol *362 on the schedule to this By-law. Notwithstanding "Section 5.1.4 — Maximum Height" and "Section 5.1.6 — Maximum Floor Area", on the date of passing of this By-law a detached accessory building with a maximum height of 6.1 metres (20.0 feet) and a maximum floor area of 244.9 square metres (2,637.0 square feet) is permitted on the lands denoted by the symbol *362 on the schedule to this By-law. Development Services September 4, 2024 Report No. DS2024-101 Page 8 of 11 Page 319 of 347 7.b) DS2024-101 , Brent Spagnol, Director, Development Services re: Zonin... 3. Schedule "A" attached to By-law No. 2024-092 is declared to form a part of this By- law. 4. That the Holding Provision shall be removed after the appropriate Site Sketch is accepted by the Township and all required/applicable zoning certificates and approvals are obtained. 5. This By-law shall come into effect upon the date of passage hereof, subject to the provisions of the Planning Act, as amended. By-Law read a First, Second and Third Time, and Passed this 4t" Day of September 2024. The Corporation of the Township Of Oro-Medonte Mayor, Randy Greenlaw Deputy Clerk, Janette Teeter Development Services September 4, 2024 Report No. DS2024-101 Page 9 of 11 Page 320 of 347 7.b) DS2024-101 , Brent Spagnol, Director, Development Services re: Zonin... Schedule W To By-Law No. 2024-092 The Corporation of the Township of Oro-Medonte J N C C 7 0 0 O N� N Lands to be rezoned From the Agricultural/Rural (A/RU) Zone to the Agricultural/Rural Exception 362 Hold (A/RU"362(H)) Zone This is Schedule W to By-Law 2024-092 passed the 4th day of September 2024. The Corporation of the Township of Oro-Medonte Mayor, Randy Greenlaw Deputy Clerk, Janette Teeter (Application 2024-ZBA-03) Development Services September 4, 2024 Report No. DS2024-101 Page 10 of 11 Page 321 of 347 7.b) DS2024-101 , Brent Spagnol, Director, Development Services re: Zonin... Schedule 2: General Residential Envelope �. :. - --.T f Development Services September 4, 2024 Report No. DS2024-101 Page 11 of 11 Page 322 of 347 7.c) DS2024-103, Catherine McCarroll, Senior Planner re: Zoning By-law A... s~(W • Township of ffe&wte Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Catherine McCarroll, Senior Planner Meeting Date: September 4, 2024 Report No.: DS2024-103 Subject: Zoning By-law Amendment Application 2022-ZBA-04 and Draft Plan of Subdivision 2022-SUB-01, Shanty Bay Estates Ltd., Concession 3 South Part Lot 27 Part Lot 28 Reference Plan 51 R19629 Parts 1 to 4 (Oro) Type: For Information Only Motion No.: Recommendation It is recommended: 1. That Report No. DS2024-103 be received for information. Background Given that the proposed applications were applied for prior to this term of Council, staff has prepared this report for the purpose of providing the Committee with an overview of the proposed development, to outline the work that has been completed as the developer moves the proposal closer towards approval of the proposed Zoning By-law Amendment and draft plan of subdivision. Development Services September 4, 2024 Report No. DS2024-103 Page 1 of 8 Page 323 of 347 7.c) DS2024-103, Catherine McCarroll, Senior Planner re: Zoning By-law A... On February 18, 2022, the applicant submitted Zoning By-law Amendment and Draft Plan of Subdivision applications to the - Township to facilitate the development of _. i.Wmiam Sc. eighty-six (86) single detached dwellings lot on the subject lands. y The applications were deemed complete on March 25, 2022, and were subsequently circulated to relevant Township departments and external agencies for review and comments. 4 A statutory Public Meeting was held on May 4, 2022, to receive comments from members of the Committee and the public with regards to the proposed development. A number of comments were received both from the public and Township staff/external agencies pertaining to matters of fencing, tree protection and matters related to servicing (water, sewage, and stormwater) and grading. A total of four submissions have been submitted by the applicant to the Township to address the department, agency and public comments. The amended draft plan and studies were re-circulated to all relevant departments and agencies for additional review and at this time, all required departments and agencies have provided the necessary conditions for draft plan approval to be issued by the Township. Substantive changes between the 2022 Draft Plan and the current Draft Plan have been incorporated to address comments flowing from the development review process: • Road widening along Ridge Road West and Line 3 South; • Daylight triangle at Ridge Road West and Line 3 South; • Removed the drainage area from the Park block; • Addition of a Stormwater Management block; and, • Changes to the drainage of the subject lands to Lake Simcoe along Line 3 South. Development Services September 4, 2024 Report No. DS2024-103 Page 2 of 8 Page 324 of 347 7.c) DS2024-103, Catherine McCarroll, Senior Planner re- Zoning By-law A... Property Description and Proposed Draft Plan The subject lands have an area of 27.3 hectares (67.57 acres). The draft plan of subdivision application proposes Eighty-Six (86) residential lots with varying frontages (30.0 metres/98.4 feet— 55.9 metres/183.4 feet) and varying lot areas, all over 2,300 square metres/0.23 - ----------------- hectares). The proposed residential 87REET A PM ROM p � „ „ 1 " . a. " " O. ..v- ". -- � . H development is intended to N p be serviced utilizing a new " '... g road network, private septic systems and municipal " n ST[{EET'B(10R1 R water infrastructure (refer to Schedule 2). The subject lands abut agricultural lands to the north, east and south, residential lots to the west LAND USE SUMMARY and estate shoreline LAND ME LOTI XO . UN" ARFA RNGLE DE—E.OWEL11NG5 0— W.I. residential lots to the south. ]O.Dm.FRONTAGE LOTG PARK tl 1.31M1e ° NAGEVY WAY116m a D. DRANAGEb EB D03M MI—ER RMWIDENING-WIDENING 91 - Supporting Studies 110M WIDENING-LINE 3 V 0.10 RESEWE- BIBS OOSha RIGHT OF WAY D.SDDs TOTALS The applicant has submitted the following documents/information to the Township in support of the proposed development which have been reviewed by the applicable agencies and municipal departments: • Environmental Impact Study (EIS); • Functional Servicing Report (FSR); • GeotechnicalInvestigation; • Preliminary Stormwater Management Assessment; • Traffic Impact Study; • Reasonable Use Policy Assessment; • Hydrological Assessment; • Planning Justification Report (PJR); • Draft Plan; and, • Stage 1-2 Archaeological Property Assessment. Analysis Planning Staff have reviewed the proposed Zoning By-law Amendment and Draft Plan of Subdivision applications to permit the proposed residential subdivision in the context to relevant planning policies and legislation contained in the Township of Oro-Medonte Development Services September 4, 2024 Report No. DS2024-103 Page 3 of 8 Page 325 of 347 7.c) DS2024-103, Catherine McCarroll, Senior Planner re: Zoning By-law A... Official Plan, County of Simcoe Official Plan, Growth Plan, and Provincial Policy Statement. A detailed outline of the applicant's development proposal relative to current applicable policies will be provided in a future report to Committee. Township of Oro-Medonte Official Plan The subject lands are designated "Rural Settlements" in accordance with "Schedule A— Land Use" of the Township's Official Plan. The proposed lots comply with Section 2.4.3.5, which permits new infill lots by plan of subdivision, on lands with partial services (municipal water and private septic systems), as the lots will have direct access to Township maintained roads and the owner agrees to be responsible for the proportionate costs associated with the upgrades to the Shanty Bay Drinking Water System. Permitted uses on lands designated "Rural Settlements" include single detached dwellings, among other uses. Based on the above, the proposed Zoning By-law amendment and Draft Plan of Subdivision conform to the Township's Official Plan as the subject lands are designated "Rural Settlements", which permits low density residential development. Proposed Zoning By-law Amendment The subject lands are currently zoned Agricultural/Rural (A/RU) in the Township's Zoning By-law 97-95, as amended. The applicant is seeking to rezone the subject lands from the "Agricultural/Rural (A/RU) Zone" to the "Residential One Exception 361 Hold (R1*361(H)) Zone" and "Open Space (OS) Zone" to permit the proposed Eighty- Six (86) lot subdivision. Permitted uses within the (R1) Zone are: single detached dwellings, semi-detached dwellings, home occupations, private home daycare and residential care home. The proposed development will fully comply with the development standards of the (R1) Zone as all the lots comply with the minimum lot area of 0.2 hectares (0.49 acres) and minimum lot frontage of 30.0 metres (98.4 feet). Exception 361 prohibits buildings and structures within 10.0 metres (32.8 feet) of Ridge Road West, as per the County's Transportation and Engineering comments. The Zoning By-law Amendment also proposes that the park block (Block 87), the stormwater management block (Block 90) and the walkway block (Block 88) be rezoned to an Open Space (OS) Zone. The (OS) Zone permits conservation uses, forestry uses, private parks and public parks, infrastructure, sewage treatment facility, public storm sewer system and stormwater management facilities. Draft Plan of Subdivision Application The design of this draft plan provides for the easterly extension of William Street and a crescent shaped street with access from the extension of William Street (refer to Schedule 2). The plan proposes eighty-six (86) single detached lots fronting onto new Development Services September 4, 2024 Report No. DS2024-103 Page 4 of 8 Page 326 of 347 7.c) DS2024-103, Catherine McCarroll, Senior Planner re: Zoning By-law A... municipal streets. The proposed dwelling lots are consistent from a lot fabric perspective with the adjacent subdivision to the west of the subject lands. Department and External Agency Comments The subject Zoning By-law Amendment and Draft Plan of Subdivision applications and the associated background studies and reports submitted in support of same have been circulated to various Township departments and external agencies for their review and comment. These Township departments and external agencies have no objections to the applications and/or have provided comments to be considered by the applicant during the more detailed implementation stage of the approval process. Financial/Legal Implications/ Risk Management The recommendation of this report does not have any financial, risk management or other implications. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Policy Statement, 2020 • A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 • Lake Simcoe Protection Plan • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Corporate Strategic Priorities • Well Planned Development—to ensure the development of complete communities and the protection of our rural character. Attachments Schedule 1: Location Map Schedule 2: Draft Plan of Subdivision Conclusion The applicant has completed a considerable amount of work to address comments received through the Planning review process. Therefore, Development Services Committee can expect to see a recommendation report from staff to facilitate the approval of the proposed Zoning By-law Amendment, draft plan of subdivision and associated conditions at the next Development Services Committee meeting. Development Services September 4, 2024 Report No. DS2024-103 Page 5 of 8 Page 327 of 347 7.c) DS2024-103, Catherine McCarroll, Senior Planner re: Zoning By-law A... Respectfully submitted, Catherine McCarroll, RPP, Senior Planner, August 26, 2024 Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services August 29, 2024 Brent Spagnol, RPP, Director, Development Services August 30, 2024 Development Services September 4, 2024 Report No. DS2024-103 Page 6 of 8 Page 328 of 347 7.c) DS2024-103, Catherine McCarroll, Senior Planner re- Zoning By-law A... Schedule 1: Location Map 921 954 .nearoc VNkv xa.E. 918 983 Ma„xa. SSW M N i J William St� 15 23 �- 47 -% ill 1121 55 63 186073 1844 1832 1802 _ Ftid9 1211 1685 1871 '7 1847 1775 ff1811 1791 1735 Il �� Location ® Subject Lands Townshipo-7 � Proud Heritage,Exciting Futucr 0 loom File Number:2022-SUB-01 ti I i i i Development Services September 4, 2024 Report No. DS2024-103 Page 7 of 8 Page 329 of 347 7.c) DS2024-103, Catherine McCarroll, Senior Planner re- Zoning By-law A... Schedule 2: Draft Plan of Subdivision --- _. r .. STREET'A'(20m {{ .� 5/ 55 59 57 58 ! N - f� i ' „< p 8• a 91 80 fl is n n n i ET'8'(20m86 R r RIDGE ROAd,ice ^I,F, LAND USE SUMMARY LAND USE LOT BLOCK UNITS AREA SINGLE DETACHED DWELLINGS 01-06 B6 20.81 ha 300—FRONTAGE LOTS PARK 87 - 1.37ha DRAINAGE7WALKWAY 11.5m 88 0.17ha DRAINAGE 6m 89 - 0,05ha STORMWATER MANAGEMENT 90 0.80ha ROAD WIDENING RIDGE ROAD 91 042ha ROAD WIDENING-LINE 3 92 0.10ha RESERVE 0.3m 93-96 - 0.05ha RIGHT DF WAY - 3.5QM TOTALS 86 27.27ha Draft Plan of Subdivision Toumslri oAaz Proud Hcritagc,Exciting Futurr File Number:2022-SUB-01 Development Services September 4, 2024 Report No. DS2024-103 Page 8 of 8 Page 330 of 347 7.d) DS2024-104, Brent Spagnol, Director, Development Services re: Zonin... Township of Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Brent Spagnol, Director, Development Services Meeting Date: September 4, 2024 Report No: DS2024-104 Subject: Zoning By-law Amendment Application 2024-ZBA-09 (Monkman) Type: Requires Action Recommendation It is recommended: 1. That Report DS2024-104 be received and adopted. 2. That Zoning By-law Amendment Application 2024-ZBA-09, specifically to rezone the subject lands from the Shoreline Residential (SR) Zone to the Shoreline Residential Exception (SR*363) on Schedule A5 to Zoning By-law No. 97-95, as amended, to permit an accessory building that exceeds maximum provisions for height and gross floor area be approved as follows: • Permit an oversized detached accessory building for storage purposes • Permit a Maximum Height of 5.77 metres (18.9 feet) • Permit a Maximum Gross Floor Area of 147.4 square metres (1,587.0 square feet) • Not to be used for Human Habitation 3. That the appropriate staff bring forth the By-law for Council's consideration. 4. And that the applicant be advised of the Development Services Committee's decision under the Director, Development Services signature. Development Services September 4, 2024 Report No. DS2024-104 Page 1 of 9 Page 331 of 347 7.d) DS2024-104, Brent Spagnol, Director, Development Services re- Zonin... Background The purpose of this report is to provide a staff recommendation for Zoning --• r r File 2024-ZBA-09 for •� - '��1 r } Committee's consideration, ;1 which is an application to amend Comprehensive Zoning ,skeshore Rd.E- By-law 97-95 to permit an ® ' oversized detached accessory garage that exceeds the . y.. " maximum height and gross floor area provisions. The subject lands are municipally known as 1017 Lakeshore Road East, which consists of a total lot area of approximately 0.26 hectares (0.64 acres). Aerial There is an existing cottage, detached garage and boat J house located on the parcel. The existing cottage has a total gross floor area of approximately 82.31 square metres (886.0 sq ft) and the existing garage has a total footprint of approximately 41.7 square metres (449.0 sq ft). The surrounding area generally consists of residential uses. Proposal The proposed zoning by-law amendment would amend the zoning of the lands from Shoreline Residential (SR) to a Shoreline Residential Exception (SR*363) Zone to permit a two-story detached accessory garage for storage purposes only. The proposed garage would exceed the maximum zone provisions for height and gross floor area resulting in an accessory structure that would be larger than the existing cottage. The specific zone exceptions would permit the following if approved by Committee and the draft Zoning By-law and Schedule is provided within Schedule 1 to this report: Development Services September 4, 2024 Report No. DS2024-104 Page 2 of 9 Page 332 of 347 7.d) DS2024-104, Brent Spagnol, Director, Development Services re: Zonin... PROPOSED BY-LAW The applicants plan to ZONE SECTION ZONE PROVISION PROVISION demolish the existing Detached Accessory 5.77 metres cottage and build a Section 5.1.4 Building Height(Maximum) (18' 11") larger single detached dwelling on the subject Detached Accessory 147 square metres property and the Section 5.1.6 Building Floor Area (1,587 sq ft) proposed garage is (Maximum) required to accommodate current storage needs. A property sketch building elevations are included within Schedule 2, which identifies the proposed detached garage and the potential for a larger single detached dwelling, which provides context regarding future plans for the property. Consultations Notice of the application was circulated to the public and to applicable review agencies and Township departments, public notice signs were also posted on the subject lands. A Public Meeting regarding the proposed Zoning By-law Amendment was held on August 7, 2024, to receive comments with respect to the application for the consideration of Development Services Committee. The following comments were received regarding the applications. COMMENT MATRIX Commenter Date Received Comment Oro-Medonte Fire Emergency Friday July 19, 2024 No Objection Enbrid a Monday July 22, 2024 No Objection Applicant to be aware of percentage Oro-Medonte Building Division Tuesday July 30, 2024 of exposed openings and construction of exposed building face. That the Applicant/Owner shall pay the LSRCA Plan Review Fee in accordance with the approved LSRCA Fee Schedule. Lake Simcoe Region The applicable fee for Minor Zoning By- Conservation Authority August 2, 2024 Law Amendment- Proponent Initiated (no technical review required - planning review only) is$2,195; That the Applicant/Owner successfully obtain a permit from the LSRCA. There were not any members of the public in attendance in person or virtually at the public meeting and there were not any comments from the applicable agencies objecting to the proposal. Development Services September 4, 2024 Report No. DS2024-104 Page 3 of 9 Page 333 of 347 7.d) DS2024-104, Brent Spagnol, Director, Development Services re: Zonin... Analysis Provincial Policy Documents The Provincial Policy Statement (PPS) provides policy direction on matters of Provincial interest related to land use planning and development. The PPS generally requires enhanced review and consideration related to development located within shoreline areas to protect physical and natural conditions and to avoid situating development within natural hazard areas. The proposed Zoning By-law Amendment to permit a new detached accessory structure is consistent with the objectives of the PPS, as the proposed building is to be located on a portion of the property that will not have an impact on the ecological features of the shoreline for Lake Simcoe and will be located a sufficient distance from any natural hazards to avoid and to protect the health and safety of residents. County Official Plan The subject lands are designated `Rural' in accordance with Schedule 5.1 (Land Use Designations) in the County's Official Plan. The `Rural' designation permits low density residential uses and accessory buildings associated with the use. The proposed garage conforms with the County Official Plan as the building is to be utilized for storage purposes only for items that are incidental to the main residential use of the property. Township Official Plan The subject lands are designated `Shoreline' under the Township Official Plan. The `Shoreline' designation generally consists of residential and tourist related development with an overarching objective to preserve/protect ecological features that are located along the shorelines of Lake Simcoe and Bass Lake. The Lake Simcoe Protection Plan (LSPP) compliments the ecological objectives of the `Shoreline' designation of the Township Official Plan and came into effect in 2009. The Lake Simcoe Region Conservation Authority (LSRCA) has provided comments for the proposed Zoning By-law Amendment and does not have any objection to the construction of the detached garage subject to the applicant obtaining a development permit from the LSRCA. In addition and in the context of the Oro-Medonte Official Plan, the proposed detached accessory building is not expected to overcrowd or overdevelop the property and is located in a position that will allow for continued use of the property to be further developed to accommodate the construction of a larger residential dwelling unit in the future. Even though the garage would exceed the total floor area and height of the existing cottage, its' use is to be devoted to storage of items incidental to the shoreline residential use (vehicles, boats, maintenance equipment) only and it is on this basis that staff recommend that the re-zoning be approved. Development Services September 4, 2024 Report No. DS2024-104 Page 4 of 9 Page 334 of 347 7.d) DS2024-104, Brent Spagnol, Director, Development Services re: Zonin... Financial/Legal Implications/ Risk Management There are potential financial and legal implications should the decision of the Committee be appealed to the Ontario Land Tribunal (OLT) and Council chooses to defend the Committee's decision. Policies/Legislation Planning Act Provincial Policy Statement 2020 Growth Plan 2020 Lake Simcoe Protection Plan County of Simcoe Official Plan Township of Oro-Medonte Official Plan Township of Oro-Medonte Zoning By-law 97-95 Corporate Strategic Priorities In December 2023, Council adopted the Township's Corporate Strategic Plan 2024- 2027. The application is consistent with the following Plan priority: Well Planned Development Attachments Schedule 1: Proposed Zoning By-law Schedule 2: Site Sketch & Garage Elevations Related Reports & Presentations - Public Meeting Presentation on August 7, 2024 - Link to Public Meeting Presentation Conclusion Planning Staff recommends that Zoning Amendment Application 2024-ZBA-09 be approved as the development is considered to be good planning in the context of the applicable policies and the local characteristics of the neighbourhood. Respectfully submitted, Brent Spagnol, Director, Development Services August 30, 2024 Development Services September 4, 2024 Report No. DS2024-104 Page 5 of 9 Page 335 of 347 7.d) DS2024-104, Brent Spagnol, Director, Development Services re: Zonin... Schedule 1 — Proposed Zoning By-law Amendment The Corporation of the Township of Oro-Medonte By-Law No. 2024-093 A By-law to amend the zoning provisions which apply to lands at Lot 18, Part Block C, Plan 863 (Oro), Township of Oro-Medonte 2024-ZBA-09 (Monkman) Whereas the Council of the Corporation of the Township of Oro-Medonte is empowered to pass By-laws to regulate the use of land pursuant to Section 34 of the Planning Act, R.S.O. 1990, c.P.13; And Whereas Council deems it appropriate to rezone the subject lands; Now Therefore the Council of the Township of Oro-Medonte hereby enacts as follows: 1. Schedule `A-5' to Zoning By-law 97-95, as amended, is hereby further amended by changing the zone symbol applying to the lands located in Lot 18, Part Block C, Plan 863, Geographic Township of Oro, Township of Oro- Medonte, from the Shoreline Residential (SR) Zone to Shoreline Residential Exception 363 (SR*363) Zone, as shown on Schedule "A" attached and forming part of this By-law. 2. Section 7 — Exception of Zoning By-law 97-95, as amended, is hereby further amended by adding the following subsections: 7.363 *363 Lot 18, Part Block C, Plan 863 (Oro), Township of Oro- Medonte (Monkman) Notwithstanding "Section 5.1.4 — Maximum Height" and "Section 5.1.6 — Maximum Floor Area", on the date of passing of this By-law a detached accessory building with a maximum height of 5.77 metres (18.9) and a maximum floor area of 147.4 square metres (1,587.0 square feet) is permitted on the lands denoted by the symbol SR*363 on the schedule to this By-law. 3. Schedule "A" attached to By-law No. 2024-093 is declared to form a part of this By- law. 4. This By-law shall come into effect upon the date of passage hereof, subject to the provisions of the Planning Act, as amended. Development Services September 4, 2024 Report No. DS2024-104 Page 6 of 9 Page 336 of 347 7.d) DS2024-104, Brent Spagnol, Director, Development Services re: Zonin... By-Law read a First, Second and Third Time, and Passed this 4t" Day of September, 2024. The Corporation of the Township Of Oro-Medonte Mayor, Randy Greenlaw Deputy Clerk, Janette Teeter Development Services September 4, 2024 Report No. DS2024-104 Page 7 of 9 Page 337 of 347 7.d) DS2024-104, Brent Spagnol, Director, Development Services re: Zonin... Schedule'A' To By-Law No. 2024-093 The Corporation of the Township of Oro-Medonte Okeshore Rd.E. T71 ® Lands Rezoned From the Shoreline Residential(SIR)Zone to the Shoreline Residential Exception 363(SR'363)Zone This is Schedule W to By-Law 2024-093 passed the 4th day of September 2024. The Corporation of the Township of Oro-Medonte Mayor, Randy Greenlaw Deputy Clerk, Janette Teeter (Application 2024-ZBA-09) Development Services September 4, 2024 Report No. DS2024-104 Page 8 of 9 Page 338 of 347 7.d) DS2024-104, Brent Spagnol, Director, Development Services re- Zonin Schedule 2: Site Sketch & Garage Elevations W,.5 Sq:F ---------- 229t Sq R(21 Lake Simcoe Loft Gross Floo V From 4-7' AFF 25,9 1 t2" 680 Sq Ft Stor rea Garage Gross Floor Are 907 Sci Ft L L4 I- I- Oroposed New Garage Proposed New Garage — Floor Plan — 907 Sq Ft Ele) Development Services September 4, 2024 Report No. DS2024-104 Page 9 of 9 Page 339 of 347 Te) DS2024-110, Catherine McCarroll, Senior Planner re: Zoning By-law A... Township o� Staff Report Proud Heritage, Exciting Future To: Development Services Committee From: Catherine McCarroll, Senior Planner Meeting Date: September 4, 2024 Report No.: DS2024-110 Subject: Zoning By-law Amendment Application 2021-ZBA-15, 12 West South Inc., 9647 Highway 12 Type: For Information Only Motion No.: Recommendation It is recommended: 1. That Report No. DS2024-110 be received for information. Background Given that the proposed applications were applied for prior to this term of Council, staff has prepared this report for the purpose of providing the Committee with an overview of the proposed development, to outline the work that has been completed as the developer moves the proposal closer towards approval of the proposed Zoning By-law Amendment and draft plan of subdivision. Development Services September 4, 2024 Report No. DS2024-110 Page 1 of 8 Page 340 of 347 Te) DS2024-110, Catherine McCarroll, Senior Planner re: Zoning By-law A... On December 23, 2021, the applicant submitted Zoning By-law Amendment and Draft Plan ofb ' Subdivision applications to the Township to facilitate the development of twelve (12) (later revised through subsequent submissions to eleven (11)) single detached dwellings lots on the subject lands. The applications were deemed ' complete on March 8, 2022, and were subsequently circulated to relevant Township departments and external agencies for review and comments. A statutory Public Meeting was •i�, held on April 6, 2022, to receive comments from members of the Committee and the public with regards to the proposed development. A number of comments were received both from the public and Township staff/external agencies pertaining - to matters of fencing, access to Warminster Elementary School, Simcoe County District School Board's (SCDSB) acquisition of Block 13 and matters related to servicing (water, sewage, and stormwater) and grading. A total of four submissions were submitted by the applicant to the Township to address the department, agency and public comments. The amended draft plan and studies were re-circulated to all relevant departments and agencies for additional review and at this time, all required departments and agencies have provided the necessary conditions for draft plan approval to be issued by the Township. The substantive changes between the 2021 Draft Plan and the current Draft Plan are that the three lots originally proposed at the north end of the subdivision have been grouped into an institutional block (Block 13), which will be acquired by the Simcoe County District School Board (SCDSB) to enlarge the Warminster Elementary School lands. Furthermore, a walkway block (Block 12) was added to provide access to the school. The purpose of this report is to provide the Committee with an overview of the proposed development and to receive any comments Committee may have. Development Services September 4, 2024 Report No. DS2024-110 Page 2 of 8 Page 341 of 347 Te) DS2024-110, Catherine McCarroll, Senior Planner re- Zoning By-law A... Property Description and Proposed Draft Plan The subject lands have an area of 2.76 hectares (6.83 acres). The draft plan of �+ subdivision application proposes eleven (11) residential lots with varying lot NS^N 3 Ex s FU frontages (24.38 metres (98.4 feet) — _ 28.24 metres (92.7 feet)) and varying lot = �` areas (0.14 hectares (0.35 acres) — 0.22 it n hectares (0.54 acres)). The proposed residential development is intended to be ,-F; serviced utilizing the extension of an - ---- existing Township road (Dylan Avenue), private septic systems and municipal water infrastructure. - 1 �s The subject lands abut residential uses to the west and south, Warminster " Elementary School to the North and Highway 12 to the east. a y RE9D AL. Supporting Studies The applicant has submitted the following documents/information to the Township in support of the proposed development: • Functional Servicing Report (FSR); • GeotechnicalInvestigation; • Preliminary Stormwater Management Report; • Traffic Impact Brief; • Phase II Environmental Site Assessment; • Hydrological Assessment; • Planning Justification Report (PJR); • Draft Plan; and, • Stage 1-2 Archaeological Property Assessment. Analysis Planning Staff have reviewed the proposed Zoning By-law Amendment and Draft Plan of Subdivision applications to permit the proposed residential subdivision in the context to relevant planning policies and legislation contained in the Township of Oro-Medonte Official Plan, County of Simcoe Official Plan, Growth Plan, and Provincial Policy Statement. A detailed outline of the applicant's development proposal relative to current applicable policies will be provided in a future report to Committee. Development Services September 4, 2024 Report No. DS2024-110 Page 3 of 8 Page 342 of 347 Te) DS2024-110, Catherine McCarroll, Senior Planner re: Zoning By-law A... Township of Oro-Medonte Official Plan The subject lands are designated "Rural Settlements" in accordance with "Schedule A— Land Use" of the Township's Official Plan. The proposed lots comply with Section 2.4.3.5, which permits new infill lots by plan of subdivision, on lands with partial services, as the lots will have direct access to a Township maintained road and the owner agrees to be responsible for their proportionate share of the costs of the water supply system upgrades. Permitted uses on lands designated "Rural Settlements" include single detached dwellings, among other uses. Based on the above, the proposed Zoning By-law Amendment and Draft Plan of Subdivision conform to the Township's Official Plan as the subject lands are designated "Rural Settlements", which permits low density residential development. Proposed Zoning By-law Amendment The subject lands are currently zoned "Residential One Hold (R1(H))" in the Township's Zoning By-law 97-95, as amended. The applicant is seeking to rezone the subject lands from the "Residential One Hold (R1(H)) Zone" to the "Residential One Exception 360 Hold (R1*360(H)) Zone", "Institutional (1) Zone" and "Open Space (OS) Zone" to permit the proposed eleven (11) lot subdivision. Permitted uses within the (R1) Zone are: single detached dwellings, semi-detached dwellings, home occupations, private home daycare and residential care home. The proposed lots are deficient in lot area and lot frontage; therefore, the (R1*360) Zone would permit a minimum lot area of 0.14 hectares (0.35 acres) and a minimum lot frontage of 24.0 metres (78.7 feet). Exception 360 would also prohibit buildings and structures within 14.0 metres (45.9 feet) from the Highway 12 right-of-way limits. The Zoning By-law Amendment also proposes that the stormwater management block (Block 14) and the walkway block (Block 12) be rezoned to an "Open Space (OS) Zone". The "OS Zone" permits conservation uses, forestry uses, private parks and public parks, infrastructure, sewage treatment facility, public storm sewer system and stormwater management facilities. Furthermore, Block 13 is proposed to be rezoned Institutional (1) as it will be transferred to the Simcoe County District School Board (SCDSB). Draft Plan of Subdivision Application The design of this draft plan provides for the northerly extension of Dylan Avenue (refer to Schedule 2). The plan proposes eleven (11) single detached lots fronting onto the extension of a municipal street. Development Services September 4, 2024 Report No. DS2024-110 Page 4 of 8 Page 343 of 347 Te) DS2024-110, Catherine McCarroll, Senior Planner re: Zoning By-law A... The proposed dwelling lots are slightly smaller than the surrounding residential lots; however, they remain large enough to fit a building envelopment, septic system and driveway within the required setbacks. Department and External Agency Comments The subject Zoning By-law Amendment and Draft Plan of Subdivision applications and the associated background studies and reports submitted in support of same have been circulated to various Township departments and external agencies for their review and comment. These Township departments and external agencies have no objections to the applications and/or have provided comments to be considered by the applicant during the more detailed implementation stage of the approval process. Financial/Legal Implications/ Risk Management The recommendation of this report does not have any financial, risk management or other implications. Policies/Legislation • Planning Act, R.S.O. 1990, c. P.13 • Provincial Policy Statement, 2020 • A Place to Grow: Growth Plan for the Greater Golden Horseshoe, 2020 • County of Simcoe Official Plan • Township of Oro-Medonte Official Plan • Township of Oro-Medonte Zoning By-law No. 97-95, as amended Corporate Strategic Priorities • Well Planned Development—to ensure the development of complete communities and the protection of our rural character. Attachments Schedule 1: Location Map Schedule 2: Draft Plan of Subdivision Conclusion The applicant has completed a considerable amount of work to address comments received through the Planning review process. Therefore, Development Services Committee can expect to see a recommendation report from staff to facilitate the approval of the proposed Zoning By-law Amendment, draft plan of subdivision and associated conditions at the next Development Services Committee meeting. Development Services September 4, 2024 Report No. DS2024-110 Page 5 of 8 Page 344 of 347 Te) DS2024-110, Catherine McCarroll, Senior Planner re: Zoning By-law A... Respectfully submitted, Catherine McCarroll, RPP, Senior Planner, August 28, 2024 Approvals: Date of Approval Andy Karaiskakis, RPP, Manager, Planning Services August 29, 2024 Brent Spagnol, RPP, Director, Development Services August 30, 2024 Development Services September 4, 2024 Report No. DS2024-110 Page 6 of 8 Page 345 of 347 Te) DS2024-110, Catherine McCarroll, Senior Planner re: Zoning By-law A... Schedule 1: Location Map 10 ...4.w.„ 9819 3 5 5 7 9 4 9813 N 12 _ N 2 9- 1852 805 1844 I 1858 1866 1872 11880 = 806 Warminster Srd. M4�x4.w. 1859 1865 1871 1875 4031 4032 4024 19 I 9767 17 4020 1 4017 �r 4012 15 I 4011 — z 13 4006 4007 — � 56 54 52 J 3999 11 4000 �� a _3997 55 Merrington Ave. 3994 9 3995 3989 _—� 3988 53 51 7 _ 3985 5 3982 _— 3979 12 9725 ' 37 35 4 2 L___J 3975 10 > 33 Q 9701 5,Grace Cres. \ Robbins Dr. 8 c 31 3963 36 34 Location Q Subject Lands Ti f Proud Heritage,Exciting Foam, 0 loom File Number:2021-ZBA-15 ti i i Development Services September 4, 2024 Report No. DS2024-110 Page 7 of 8 Page 346 of 347 Te) DS2024-110, Catherine McCarroll, Senior Planner re- Zoning By-law A... Schedule 2: Draft Plan of Subdivision oqy�o' 0�`�� --------- , ------------ i .. F ZLU F <' la ° v _j 2 n W . _.. _._---------------- a f \ N ------------------------- ��•� - RAM S1R ISi --`-_.-.KART--- _ _�- ►.LA t1- -. `�.� - -___-___-gam-__ ---- �.._ -•.' \tom �_. __�I .-.- � __��\`•,\` �EXISTI1�,RESIDENTIALr' REpS7ERED OFI 1 J r f W Ir P� 51M-1094 � Fo a LOi 19 4 i r Draft Plan of Subdivision Toumslri OAaz Proud Hcritagc,Exciting Futurr File Number:2021-ZBA-15 Development Services September 4, 2024 Report No. DS2024-110 Page 8 of 8 Page 347 of 347