City of Barrie Development Charge Background Study

Transcription

1 City of Barrie Development Charge Background Study Whiskey Creek Stormwater Management Works and Downstream Conveyance Works Area-Specific Development Charges Background Study April 13, 2016

2 List of Acronyms and Abbreviations D.C. D.C.A. G.F.A. O.M.B. O.P.A. O.Reg. P.P.U. S.D.E. Development Charge Development Charges Act Gross floor area Ontario Municipal Board Official Plan Amendment Ontario Regulation Persons per unit Single detached equivalent s. Section s.s. S.W.M. sq.ft. Subsection Stormwater management Square footage

3 Contents Page Executive Summary... (i) 1. Introduction Background By-law Study Process Barrie s Municipal-wide Development Charge Policy Changes to the D.C.A. as per Bill Area Rating Asset Management Plan for New Infrastructure Day Circulation of D.C. Background Study Other Changes The Proposed Development Charge Introduction Anticipated Development and the Increase in the Need for Service Reductions in the Need for Service The Development Charge Calculation Key Principles and Assumptions Calculation of Each Development Area s Development Charge Long Term Capital and Operating Cost Examination Asset Management Plan Development Charge Rules Implementation Introduction Notice Requirements Public Meeting of Council, Notice of Public Meeting and Timing of By-law Passage Resolutions to Accompany Passage Notice of Passage By-law Pamphlet Timelines for this Study Recommendations Appendix A Detailed Cost Sharing Breakdown for Whiskey Creek S.W.M. Pond W5 (Pond A), Stolp Pond Improvements and Downstream Conveyance Works... A-1 Appendix B Detailed Costing for Whiskey Creek S.W.M. Pond W5 (Pond A) And Stolp Pond Improvements... B-1 Appendix C Proposed Whiskey Creek Stormwater Management Works and Downstream Conveyance Works Area-Specific Development Charge Bylaw C-1

4 (i) Executive Summary 1. This Development Charge (D.C.) Background Study provides the basis for a new development charge by-law for the Whiskey Creek Stormwater Management Works (S.W.M.) and Downstream Conveyance Works, replacing By-law which was passed on June 27, The purpose of replacing the by-law at this time is to update costs for the uncompleted projects and continue D.C. collection from all properties in the defined area. Stormwater Management Pond A and the Stolp Pond Quality Improvement works have been constructed. 2. The location of the works and the benefiting area is generally described as west of Highway 400, north and south of Harvie Road and extending west to Essa Road and beyond (Map 1-1). The works are required for development to proceed in the area. 3. The works included in the D.C. calculation include: 1A. Stormwater management pond W5 (Pond A) 1 1B. Stolp Pond Quality Improvements 2A. Bryne Drive culvert 3. Harvie Road East of Bryne Regional culvert 4. Harvie Road West of Bryne culvert and channel upgrades 5. Highway 400 culvert crossing 4. A benefiting area for each of the six work segments has been determined on the basis of 15 development areas shown in Map 1-1. The cost sharing was originally calculated on the basis of land area, future land use and run-off coefficients, at the time of processing of the original 2002 D.C. by-law. This D.C. calculation follows the same method of calculating the charges. It noted that some areas have been broken down into sub-areas however, the quantum of the land area included remains the same. Details of the calculation are shown in Appendix A. 1 Note Project 2B, Channel Works (53 m east of Pond A to Bryne Drive) from the 2006 D.C. Background Study has been incorporated into the construction of Storm Pond A.

5 5. The D.C. has been calculated on the basis of an amount for each development area (depending on their benefiting share of each of the six work segments, plus a D.C. Study cost) as shown on Schedule ES Collection of the D.C. is proposed to continue as in the current by-law, at subdivision registration, or on approval of a severance application, or in the absence of a subdivision plan or severance, at the timing of issuance of the first building permit. 7. Appendix C contains the proposed D.C. by-law, including the proposed D.C. rules with respect to indexing, exemptions, calculation of the applicable charge, etc. 8. It is intended that owners will be required to construct some or all of the works in order to allow development to proceed in the area. The Whiskey Creek areaspecific D.C. by-law will support the payback of a front-end financing arrangement from other benefiting owners, where required. (ii)

6 (iii) SCHEDULE ES-1 WHISKEY CREEK S.W.M. WORKS AND DOWNSTREAM CONVEYANCE WORKS TOTAL COST SHARING BREAKDOWN FOR EACH CONTRIBUTING AREA 2 HARVIE RD E HARVIE RD W OF 1 STORM POND W5 2 BRYNE OF BRYNE BRYNE CULVERT & HWY 400 DOWNSTREAM DC DOWNSTREAM TOTAL NO. DEVELOPMENT AREAS (Pond A) STOLP POND POND CULVERT REG CULVERT CHANNEL UPGRADES CULVERT CONVEYANCE STUDY CONVEYANCE + DC ELIGIBLE (PROJECT 1A) (PROJECT 1B) SUB-TOTAL (PROJECT 2A) (PROJECT 3) (PROJECT 4) (PROJECT 5) SUB-TOTAL COSTS DC STUDY COSTS 1A Barrie - Bryne Developments - Industrial (formerly Lorne Properties - Industrial) $221,157 $0 $221,157 $87,897 $244,564 $0 $293,865 $626,326 $12,146 $638,472 $859,629 1B Barrie - Bryne Developments - Commercial (formerly Lorne Properties - Commercial) $0 $0 $0 $32,957 $91,699 $0 $110,184 $234,840 $4,554 $239,395 $239,395 1C Barrie - Bryne Developments - Commercial (formerly Lorne Properties - Commercial) $0 $0 $0 $0 $199,102 $0 $239,238 $438,340 $8,501 $446,841 $446,841 1D Ontario Limited - Industrial (formerly Lorne Properties - Industrial) $85,205 $0 $85,205 $33,864 $94,223 $0 $113,217 $241,304 $4,680 $245,983 $331,189 1E Ontario Limited - Industrial (formerly Lorne Properties - Industrial) $0 $0 $0 $18,094 $50,345 $0 $60,493 $128,932 $2,500 $131,432 $131,432 1F Discovery Daycare * * * * $5,644 $15,704 $0 $18,870 $40,217 $780 $40,997 $40,997 2 Harvie Island Estates - Residential (formerly Lorne Properties - to Res) * * * * $21,076 $58,642 $0 $70,463 $150,181 $2,912 $153,094 $153,094 3 Mason Homes Ltd. $362,077 $264,068 $626,145 $143,904 $400,397 $0 $481,113 $1,025,415 $19,886 $1,045,300 $1,671,445 4 ASV Enterprises - Townhouse (formerly Lorne Properties - Townhouse) * * * * $9,788 $27,234 $0 $32,724 $69,747 $1,353 $71,099 $71,099 5 Future Dev - Residential $13,768 $10,041 $23,810 $5,472 $15,225 $0 $18,295 $38,992 $756 $39,748 $63,558 6A Sunfield Homes (Mapleview III): $111,457 $81,287 $192,744 $44,298 $123,253 $0 $148,100 $315,650 $6,121 $321,772 $514,516 6B Pratt/Hansen* $55,980 $40,827 $96,807 $22,249 $61,905 $0 $74,384 $158,538 $3,074 $161,613 $258,420 7 Future Res - Allandale Vet $5,236 $3,819 $9,054 $2,081 $5,790 $0 $6,957 $14,828 $288 $15,116 $24,170 8 Future Comm - Allandale Vet $34,995 $25,522 $60,517 $13,908 $38,699 $0 $46,500 $99,107 $1,922 $101,029 $161,546 9 Jarlette * * * * $13,659 $38,006 $0 $45,667 $97,333 $1,888 $99,220 $99,220 10A Rob-Geoff * * * * $42,482 $118,201 $0 $142,029 $302,711 $5,870 $308,582 $308,582 10B 541 Essa Rd. * * * $694 $1,930 $0 $2,319 $4,943 $96 $5,039 $5,039 11A Pratt Construction (Pratt-Holly Meadows) * * * * $27,340 $76,071 $0 $91,406 $194,817 $3,778 $198,595 $198,595 11B 27 Holdings * * * * $41,927 $116,657 $0 $140,174 $298,757 $5,794 $304,551 $304,551 12A Essa - Ferndale Development $0 $0 $0 $0 $0 $14,660 $55,540 $70,200 $1,361 $71,561 $71,561 12B Pratt Ferndale Townhouse * $0 $0 $0 $0 $0 $7,429 $28,143 $35,571 $690 $36,261 $36,261 12C 430 Essa Rd. $0 $0 $0 $0 $0 $3,749 $14,204 $17,954 $348 $18,302 $18,302 12D 440 Essa Rd. $0 $0 $0 $0 $0 $2,838 $10,751 $13,589 $264 $13,852 $13, Beacon Subdivision * $0 $0 $0 $0 $0 $24,047 $91,101 $115,148 $2,233 $117,381 $117, Future Residential $0 $0 $0 $0 $0 $28,676 $108,638 $137,314 $2,663 $139,977 $139,977 15A Bell Media Site (CKVR Lands - Station Lands)* $0 $0 $0 $0 $0 $11,353 $43,011 $54,365 $1,054 $55,419 $55,419 15B Bell Media Site (CKVR Lands) $0 $0 $0 $0 $0 $102,178 $387,103 $489,281 $9,488 $498,769 $498,769 TOTALS $889,876 $425,564 $1,315,440 $567,334 $1,777,646 $194,930 $2,874,491 $5,414,400 $105,000 $5,519,400 $6,834,841 1 Map 1-1 shows the location of the development areas. 2 Actual Costs (2006$) indexed to 2016$, excluding payments received to date * Development areas (in whole or in part) which have already provided securities to the City, or have already paid development charges under prior by-laws

7 Page Introduction 1.1 Background was retained to undertake a development charge (D.C.) background study process to implement update the area-specific development charge by-law for the City of Barrie related to Whiskey Creek stormwater management (S.W.M.) works. The works include the following: 1A. Stormwater Management Pond W5 (Pond A) 1B. Stolp Pond Quality Improvements 2A. Bryne Drive culvert 3. Harvie Road East of Bryne Regional culvert 4. Harvie Road West of Bryne culvert and channel upgrades 5. Highway 400 culvert crossing This proposed area-specific D.C. by-law replaces By-law It was undertaken at this time to incorporate updated project and cost information, updates to the net developable lands for benefitting properties, updates to the location of Pond B and to meet the timelines of the current by-law expiry Map 1-1 provides for the overall benefiting area which is generally described as west of Highway 400, on the north and south side of Harvie Road extending west to Essa Road and beyond. Information on the nature and costing of the works for S.W.M. Pond W5 (Pond A) and the Stolp Pond have been provided mainly by Mason Homes Limited, who supervised (and funded) the construction of the work, and R.G. Robinson and Associates Ltd. who estimated the original costs in the 2002 D.C. background study for the downstream conveyance works. The City of Barrie s Engineering staff previously reviewed and accepted the revised costs for S.W.M. Pond W5 and the Stolp Pond and indexed these amounts to 2016 values. These works have been completed. For the balance of the remaining works, still to be undertaken, the City s Engineering staff have revised the previous cost estimates to reflect inflation and the most current information known.

8 Page 1-2 The proposed by-law (Appendix C) incorporates the development charges for all of the works. There are a total of 15 development areas which benefit from at least some of the works. Some of these development areas have been adjusted into smaller subdevelopment areas based on actual development that has taken place to date. The works listed in the table above each have a defined benefiting area. The development areas are shown on Map 1-1. The proposed Whiskey Creek area-specific D.C. by-law supports the payback of a Front-ending Agreement for the S.W.M. Pond W5 (Pond A) and the Stolp Pond improvements, under s.44 of the Development Charges Act, 1997, as amended. It is intended that development within the benefiting area will be required to construct some or all of the remaining works as well. 1.2 By-law The current area specific D.C. by-law was passed on June 27, 2011 and will expire on June 27, The service identified by Schedule A-1 to the by-law is Stormwater management pond and downstream conveyance works and is specific to the Whiskey Creek Stormwater benefiting area only (i.e. is not calculated on a municipal-wide basis). The rates are expressed as a total dollar amount (as set out in Schedule A-2 of the bylaw) for the development areas identified in Schedule A-3. The current rates are set out in Schedule 1-1 (with shaded areas indicating D.C. s that have been paid) to this report. The rates have been indexed annually as per the by-law. 1.3 Study Process This D.C. Background Study has been prepared, pursuant to the requirements of the Development Charges Act, 1997, as amended by Bill 73. These include the requirement that the study supporting a new area-specific development charge by-law must be made available to the public at least 60 days prior to passage of the by-law and notice of the required public meeting of Council has been provided as per the requirements of the D.C.A., as amended. The D.C.A. defines the kinds of service for which growth-related capital costs can be recovered and these specifically include stormwater management and drainage. It also defines the method that must be used to determine development charges. The public meeting required under section 12 of the Development Charges Act, 1997, as amended by Bill 73, has been set for May 16, 2016, and will be held in the Council Chambers of the City. Its purpose is to enable the public to understand generally the area-specific development charge proposal, and to solicit public input. In accordance

9 Page 1-3 with the legislation, the Background Study must be made available to members of the public for review on or before April 13, 2016, in order to provide interested parties with sufficient background information on the study recommendations, and an outline of the basis for these recommendations. Council intends to consider passage of the by-law on June 13, Barrie s Municipal-wide Development Charge Policy In addition to the Whiskey Creek area-specific D.C. by-law described above, the City s current development charge by-law structure includes one other by-law, a municipalwide by-law. By-law established development charges on a municipal-wide basis for virtually all municipals service, and expires on August 26, The City s municipal-wide by-law contains charges for residential and non-residential development. The current charges (as of January 1, 2016) which are indexed annually, are shown on Schedule 1-2. Collection is at the time of building permit issuance except for the following services, where collection is at the time of registration of the subdivision agreement: Roads Water Services Facilities Water Services - Facility Related Debt) Wastewater Services Facilities Wastewater Services - Facility Related Debt Former City Municipal Boundary Areas (where applicable): o Stormwater Drainage and Control Services o Water Services Distribution Systems o Wastewater Services Collection Systems Salem & Hewitt s Secondary Plan Areas (where applicable): o Water Services Distribution Systems o Wastewater Services Collection Systems By-law does identify Stormwater Drainage and Control Services as a municipal service however the works included is related to specific watercourses which require works to service all growth in the Former City Municipal Boundary and a provision for retrofitting existing stormwater facilities to assist in reducing phosphorous levels to Lake Simcoe. The City considers all other storm drainage works in the Former City Municipal Boundary to be a developer funding responsibility. For all other developments to date, this has been achieved through subdivision agreement

10 Page 1-4 conditions (as a local service) or through a private cost sharing agreement. For the Whiskey Creek S.W.M. Pond A and Stolp pond improvements and associated downstream conveyance works, an area-specific D.C. by-law is being used, due to the large number of benefiting owners, and the need to ensure a pay-back to the frontending owner (in accordance with the provisions of the D.C.A., 1997, as amended). It is noted that all stormwater works required in the Salem & Hewitt s Secondary Plan Areas are 100% developer funded through development agreements. Schedule 1-1 City of Barrie By-law Schedule of Current Area-Specific Development Charges for Whiskey Creek Stormwater Management Pond W5 (Pond A), Stolp Pond and Downstream Conveyance Works Area (rates as of January 1, 2016) DEVELOPMENT NO. DEVELOPMENT AREAS CHARGES AS OF 1-Jan-16 1A Barrie - Bryne Developments - Industrial (formerly Lorne Properties - Industrial) $783,590 1B Barrie - Bryne Developments - Commercial (formerly Lorne Properties - Commercial) $207,025 1C Barrie - Bryne Developments - Commercial (formerly Lorne Properties - Commercial) $386,298 1D Ontario Limited - Industrial (formerly Lorne Properties - Industrial) $301,893 1E Ontario Limited - Industrial (formerly Lorne Properties - Industrial) $113,661 1F Discovery Daycare * $0 2 Harvie Island Estates - Residential (formerly Lorne Properties - to Res) * $0 3 Mason Homes Ltd. $1,560,303 4 ASV Enterprises - Townhouse (formerly Lorne Properties - Townhouse) * $0 5 Future Dev - Residential $59,331 6A Sunfield Homes (Mapleview III): $33,282 6B Pratt/Hansen* $52,120 7 Future Res - Allandale Vet $22,562 8 Future Comm - Allandale Vet $150,805 9 Jarlette * $0 10A Rob-Geoff * $0 10B 541 Essa Rd. $3,486 11A Pratt Construction (Pratt-Holly Meadows) * $0 11B 27 Holdings * $0 12A Essa - Ferndale Development 12C 430 Essa Rd. $85,303 12D 440 Essa Rd. 12B Pratt Ferndale Townhouse * $0 13 Beacon Subdivision * $0 14 Future Residential $124,878 15A Bell Media Site (CKVR Lands - Station Lands)* $0 15B Bell Media Site (CKVR Lands) $494,410 TOTALS $4,378,947 Source: City of Barrie Shaded areas have been paid or partially paid. * City Received payments or partial payments. Balance remaining has been indexed to 2016 values

11 Page 1-5 Single and Semi- Detached Dwelling Schedule 1-2 City of Barrie Municipal-Wide Development Charges By-law (rates as of January 1, 2016) Residential Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom Other Multiples Retail (per ft 2 of Gross Floor Area) Non-Retail Non-Industrial and Non-Office (per ft 2 of Gross Floor Area) Non-Residential Non-Retail Industrial (per ft 2 of Gross Floor Area) Non-Retail Office (per ft 2 of Gross Floor Area) Service Municipal Wide Services: Roads 16,723 10,312 7,373 12, Roads Related Protection Transit Parking Parks and Recreation 5,453 3,362 2,404 4, Library Services Administration Paramedics Social Housing Wastewater Services - Facilities 1, Wastewater Services - Facilities Related Debt 3,906 2,409 1,722 2, Waater Services - Facilities Water Services - Facilities Related Debt 6,718 4,142 2,962 5, Total Municipal Wide Services 37,819 23,319 16,674 28, Area Specific Services: Former City Municipal Boundary Areas: Stormwater Drainage and Control Services 3,627 2,236 1,600 2, Wastewater Services - Collection Systems Water Services - Distribution Systems Total Area Specific Services Former City Municipal Boundary Areas 4,311 2,658 1,900 3, Total Services - Former City Municipal Boundary Areas 42,130 25,976 18,574 31, Salem & Hewitt's Secondary Plan Areas: Wastewater Services - Collection Systems 2,551 1,572 1,125 1, Water Services - Distribution Systems 2,553 1,575 1,125 1, Total Area Specific Services Salem & Hewitt's Seconary Plan Areas 5,104 3,147 2,250 3, Total Services - Salem & Hewitt's Secondary Plan Areas 42,923 26,466 18,924 32,

12 Page 1-6 Map 1-1 Map of Whiskey Creek Development Areas

13 Page Changes to the D.C.A. as per Bill 73 With the amendment of the D.C.A. (as a result of Bill 73 and O.Reg. 428/15), there are a number of areas that must be addressed to ensure that the City is in compliance with the D.C.A., as amended. The following provides an explanation of the changes to the Act that affect the City s Area Specific Background Study and how they have been dealt with to ensure compliance with the amended legislation. 2.1 Area Rating Bill 73 has introduced two new sections where Council must consider the use of area specific charges: 1. Section 2(9) of the Act now requires a municipality to implement area specific D.C.s for either specific services which are prescribed and/or for specific municipalities which are to be regulated. (note that at this time, no municipalities or services are prescribed by the Regulations) 2. Section 10(2)c.1 of the D.C.A requires that the development charges background study shall include consideration of the use of more than one development charge by-law to reflect different needs for services in different areas In regard to the first item, there are no services or specific municipalities identified in the regulations which must be area rated. The second item requires Council to consider the use of area rating. Presently, the City s Whiskey Creek by-law is based on an area rated charge for Storm Water Management works which were required to service the Whiskey Creek Stormwater Drainage Area. Due to the nature of the stormwater works coupled with the history of imposing these charges on an area rated basis, it is recommended that the City continue, for consistency purposes, to impose area specific charges for these works. 2.2 Asset Management Plan for New Infrastructure The new legislation now requires that a D.C. Background Study must include an Asset Management Plan (s. 10 (2)c.2). The asset management plan 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 asset management plan

14 Page 2-2 related to transit services (as noted earlier) however, are silent with respect to how the asset management plan is to be provided for all other services. As part of any asset management plan, the examination should be consistent with the municipality s existing assumptions, approaches and policies on the asset management planning. This examination may include both qualitative and quantitative measures such as examining the annual future lifecycle contributions needs (discussed further in Section 3.6 of this report) Day Circulation of D.C. Background Study Previously the legislation required that a D.C. Background study be made available to the public at least two weeks prior to the public meeting. The amended legislation now provides that the D.C. Background study must be made available to the public (including posting on the municipal website) at least 60 days prior to passage of the D.C. by-law. No other changes were made to timing requirements for such things as notice of the public meeting and notice of by-law passage. 2.4 Other Changes It is also noted that a number of other changes were made through Bill 73 and O.Reg. 428/15 including changes to the way in which Transit D.C. service standards are calculated and the ability for collection of additional levies however, these sections do not impact the Whiskey Creek Area Specific D.C.

15 Page The Proposed Development Charge 3.1 Introduction This chapter summarizes the requirements of the D.C.A., 1997, as amended, related to the subject lands and includes the following: the anticipated development; the estimated increase in the need for storm drainage service attributable thereto; the various reductions which must be considered with respect to such need; the eligible capital cost of the above calculation and the resultant development charge on a per development area basis, in order to reflect land area, land use and stormwater run-off requirements; the long term capital and operating cost examination associated with the works; the asset management plan; and the proposed development charge rules which apply to exemptions, phasing in, indexing, the calculation, the amount of the charge by development type and the applicability to the redevelopment of land. 3.2 Anticipated Development and the Increase in the Need for Service Development charges are generally recovered from development applications on a residential unit or non-residential building area basis, in order to tie the charge to an actual development trigger. The alternative approach is to base the development charge on land area (adjusted or unadjusted for more specific service needs). Land area is often used as the basis for a land-based service such as stormwater management where estimating the development quantum with any accuracy would be problematic in order to avoid the problem of differences between development quantity estimates and actuals. Accordingly, the Whiskey Creek stormwater management works development charge included in this proposed by-law is calculated on a per development area basis, based on benefiting drainage area, future land use, and run-off coefficients, as discussed below. The share of costs to each development area essentially remains similar as the previous Whiskey Creek Area-Specific By-laws. It is noted that, as part of the 2011 D.C. Background Study, there was an adjustment made to the land area to be used for calculation purposes for Area 15. This adjustment was to remove ha from Area 15 due to an initial overstatement of land.

16 Page 3-2 Over the past few years, there are a number of land areas (Areas 6, 10 & 12) which have been split into smaller sub-areas, Map 1-1 and all calculations have now embraced these sub-areas. This breakdown does not change the overall land area that the Whisky Creek area specific D.C. applies to. Map 1-1 outlines the location of the Whiskey Creek S.W.M. Pond A and the Stolp Pond works, and the benefiting lands. The S.W.M. Pond W5 (Pond A) and Stolp Pond improvements were constructed in 2004 and early 2005, the Bryne Drive and Harvie Road works are anticipated to be constructed within the next three years, and the Highway 400 culvert works, at the time of construction of the Harvie Road underpass. The 15 development areas, which in whole or in part, receive benefit from the stormwater management works comprise a range of development types (residential, commercial and industrial). Schedule 3-1 sets out the (gross) land area of each development area within the benefiting areas for the works. The total area is ha for the Highway 400 culvert, the only work benefiting all development areas. 3.3 Reductions in the Need for Service The D.C.A. requires that the increase in need for service that can be funded via development charges, be reduced where it would result in the level of service exceeding the City s average over the past decade (except where other legislation requires a higher level of service); where part of the need can be met using the City s excess capacity; where the increase in service would benefit existing development; 1 and in accordance with any applicable capital grants, subsidies and other contributions made to the City (or anticipated) for this purpose. For the Whiskey Creek Stormwater works, no deductions are relevant to this calculation. 3.4 The Development Charge Calculation Key Principles and Assumptions The development charge calculation is based on the following key principles and assumptions for these works: 1 The Whiskey Creek catchment area contained some already existing development in However, these areas will not benefit from proposed works, as their stormwater was already dealt with.

17 Page The area specific D.C. will be calculated on a per development area basis (as identified on Map 1-1), taking into consideration the benefiting area, the future land use, and the run-off coefficient related to that land use. 2. A separate benefiting area calculation has been undertaken for each of the six works included in the by-law. Development areas benefiting from each work are shown in Schedule 3-2. The results will be summed to generate a total per development area D.C. payable. 3. The by-law will contain provisions for determining an appropriate share of the total D.C. payable for a development area if a development application does not include 100 percent of a development area (at the City s discretion). 4. The allocation of costs among the benefiting owners is determined on the basis of the ratio of the product of an Owner s Drainage Area, multiplied by the run-off coefficient for each development area (determined on the basis of proposed land use), as a percentage of the total run-off coefficient for the benefiting area. The following run-off coefficients were based on generally accepted engineering principles and developed for the various land uses; the applicable land uses for each development area were determined at the time of preparation of the 2002 D.C. Background Study and have been carried through each update, including this update. Land Use* Run-off Coefficient Low Density Residential 0.45 Medium Density Residential 0.65 Institutional 0.60 Industrial 0.70 Commercial 0.85 Parkland 0.25 * Includes Local Roads ROW's 5. The actual total costs for the Whiskey Creek S.W.M. Pond W5 (Pond A) and the Stolp Pond quality improvements are detailed in Appendix B. The S.W.M. Pond cost, was $1,017,859 (2006$) and the Stolp Pond improvement costs were $559,148 (2006$). These costs have been inflated for purposes of this D.C. calculation using the construction cost index. 6. The downstream conveyance system, which consists of channel, culvert and storm sewer works, has been identified in the Whiskey Creek Master Drainage Plan Class EA Update, Costs in the 2006 Background Study were

18 Page 3-4 updated from 2006 to 2009, and then again to 2011 values for the past D.C. studies. These costs have again been indexed to 2016 values using the construction cost index and, in the case of the oversizing sewer on Harvie Road, has also been adjusted by City staff to reflect the most current costing information available. The estimated cost for oversizing the sewer on Harvie Road has decreased due to a change in the scope of the project (i.e. originally anticipated to be a storm sewer, now anticipated to be a culvert that conveys outlet flows to the main channel). 7. Any development front ending the capital cost of the Whiskey Creek S.W.M. Works or Downstream Conveyance Works (or any part thereof), will receive payback from other benefiting owners when they develop, 1 through the City collection of the area-specific development charge for the works, based on the benefiting area(s) identified in Appendix A for the properties within the development areas shown in Map The total eligible D.C. costs for the Downstream Conveyance Works, which are not completed at this time, are calculated as $5,414,401 (2016 $). The projected costs by project are as follows: Project Works 2016 $ 2A. Bryne Culvert 567, Harvie Road East of Bryne Reg. Culvert 1,777, Harvie Road West of Bryne Culvert & Channel Upgrades 194, Hwy. 400 Culvert 2,874,491 Total $5,414, Development charge study and by-law costs related to the works (over and above costs included in the Storm Pond A/Stolp Pond project) have been included in the area-specific DC calculation. Collection of the proposed areaspecific development charges will occur immediately upon entering into a subdivision agreement or, if applicable, at time of severance. If the development does not require subdivision or severance approval, collection will occur at the time of first building permit issuance on the parcel. 1 Under a separate agreement.

19 Page Indexing of the development charges shall be implemented on a mandatory basis annually on January 1st, commencing in 2017 and each year thereafter, in accordance with the Statistics Canada Quarterly, Non-Residential Building Construction Price Index (CANSIM Table ) for the most recent yearover-year period. It is noted that O.Reg. 82/98 referenced The Statistics Canada Quarterly, Construction Price Statistics, catalogue number as the index source. As of the end of December, 2013 this catalogue was discontinued and replaced by this web based CANSIM table. 11. The development charge by-law term will be five years, unless repealed at an earlier date. 12. Additional stormwater management works linked to the development of the lands shown in Map 1-1, over and above those included in the Whiskey Creek S.W.M. Works and Downstream Conveyance Works are the responsibility of the owners (individually and collectively), consistent with City policy.

20 Page 3-6 SCHEDULE 3-1 WHISKEY CREEK STORMWATER MANAGEMENT WORKS AND DOWNSTREAM CONVEYANCE WORKS OVERALL BENEFITING LAND AREA FOR COMBINED WORKS NO. DEVELOPMENT AREAS AREA (Ha) 1A Barrie - Bryne Developments - Industrial (formerly Lorne Properties - Industrial) B Barrie - Bryne Developments - Commercial (formerly Lorne Properties Commercial) 1C Barrie - Bryne Developments - Commercial (formerly Lorne Properties Commercial) 1D Ontario Limited - Industrial (formerly Lorne Properties - Industrial) E Ontario Limited - Industrial (formerly Lorne Properties - Industrial) F Discovery Daycare * Harvie Island Estates - Residential (formerly Lorne Properties - to Res) * Mason Homes Ltd ASV Enterprises - Townhouse (formerly Lorne Properties - Townhouse) * Future Dev - Residential A Sunfield Homes (Mapleview III): B Pratt/Hansen* Future Res - Allandale Vet Future Comm - Allandale Vet Jarlette * A Rob-Geoff * B 541 Essa Rd A Pratt Construction (Pratt-Holly Meadows) * B 27 Holdings * A Essa - Ferndale Development B Pratt Ferndale Townhouse * C 430 Essa Rd D 440 Essa Rd Beacon Subdivision * Future Residential A Bell Media Site (CKVR Lands - Station Lands)* B Bell Media Site (CKVR Lands) TOTALS Source: City of Barrie *Development area (in whole or in part) which have already provided securities to the City, or already paid development charges undeer By-laws , or

21 Page 3-7 SCHEDULE 3-2 WHISKEY CREEK S.W.M. WORKS AND DOWNSTREAM CONVEYANCE WORKS BENEFITING DEVELOPMENT AREAS FOR INDIVIDUAL WORKS NO. DEVELOPMENT AREAS 1 Barrie - Bryne Developments - Industrial (formerly Lorne Properties - Industrial) 1A Barrie - Bryne Developments - Commercial (formerly Lorne Properties - Commercial) 1B Barrie - Bryne Developments - Commercial (formerly Lorne Properties - Commercial) 1C Ontario Limited - Industrial (formerly Lorne Properties - Industrial) 1D Ontario Limited - Industrial (formerly Lorne Properties - Industrial) 1E Discovery Daycare * 1F Harvie Island Estates - Residential (formerly Lorne Properties - to Res) * 2 Mason Homes Ltd. 3 ASV Enterprises - Townhouse (formerly Lorne Properties - Townhouse) * 4 Future Dev - Residential 5 Sunfield Homes (Mapleview III): 6A Pratt/Hansen* 6B Future Res - Allandale Vet 7 Future Comm - Allandale Vet 8 Jarlette * 9 Rob-Geoff * 10A 541 Essa Rd. 10B Pratt Construction (Pratt-Holly Meadows) * 11A 27 Holdings * 11B Essa - Ferndale Development 12A Pratt Ferndale Townhouse * 12B 430 Essa Rd. 12C 440 Essa Rd. 12D Beacon Subdivision * 13 Future Residential 14 Bell Media Site (CKVR Lands - Station Lands)* 15A Bell Media Site (CKVR Lands) 15B 1 Location of development areas shown on Map 1-1 STOLP POND STORM POND W5 IMPROVEMENTS BRYNE CULVERT (SECTION 1A) (SECTION 1B) (SECTION 2A) HARVIE RD E OF BRYNE REG CULVERT (SECTION 3) HARVIE RD W OF BRYNE CULVERT & HWY 400 CHANNEL UPGRADE CULVERT (SECTION 4) (SECTION 5) Indicates Works which benefit the Development Areas

22 Page Calculation of Each Development Area s Development Charge Schedule 3-3 shows the cost sharing breakdown for the Whiskey Creek project, based on the six work segments for each development area. The basis for the calculation is set out in Appendix A, with background to the S.W.M. Pond costs and the Stolp Pond improvement costs in Appendix B. 3.5 Long Term Capital and Operating Cost Examination The D.C.A., 1997 requires that an examination be included of the long term capital and operating costs for capital infrastructure required for the service. Annual costs to maintain the detention pond are estimated by the City at $6,600 per annum to maintain, clean and repair facilities. The life expectancy of the pond is fifty years. Additional operating costs for channels and culverts are estimated by the City at $360/km with a life expectancy of 85 years. 3.6 Asset Management Plan As noted earlier in section 2.2, the new legislation now requires that a D.C. Background Study must include an Asset Management Plan (s. 10 (2)c.2). The asset management plan must deal with all assets that are proposed to be funded, in whole or in part, by D.C.s. As part of the recent secondary plan process undertaken by the City for the Hewitt s and Salem Secondary Plans, a detailed fiscal impact analysis (F.I.A.) was undertaken which formed an integral part of the approval process for the secondary plans. As part of the F.I.A., the asset management requirements for all existing infrastructure was examined and lifecycle costing identified. The F.I.A. provided for the ongoing annual operating expenditures to maintain, clean and repair existing facilities, including Pond A and the Stolp pond. The F.I.A. also included provision for the future lifecycle of existing assets. In addition to the F.I.A., the City hired GHD Canada to undertake a detailed asset management plan for stormwater management facilities, their report was dated December, The plan provided a status of all existing stormwater facility assets with an examination of each asset which provided an asset risk exposure to the City and a failure management strategy. Further, the plan provided the City with an inspection & maintenance plan; a renewal & enhancement plan; an inventory and inspection plan; asset priorities; condition ratings and recommendations for future improvements to the plan. Since the report was issued, City staff have maintained and

23 Page 3-9 updated the asset management plan to include new infrastructure as it is constructed, and update information on existing assets as they are maintained, refurbished, etc. The new legislation also provides that municipalities must demonstrate that all assets included in the D.C. study are financially sustainable over their useful life. In this regard, the F.I.A. examination included the lifecycle costs and operating costs for all existing S.W.M. ponds, including Pond A and Stolp pond therefore, there is no additional impact on taxes for these works and the works are considered financially sustainable. For the downstream conveyance works, the operating costs are $360/km for 0.43 km and lifecycle works are $63,796 (inflated value). Lifecycle has been calculated based on the sinking fund method which first estimates the future value of the asset at the time of replacement by inflating the 2016 cost estimate at an assumed 2% annual inflation rate and then determines the annual contribution need which, when invested, will grow with interest to equal the future replacement value. When both the operating and lifecycle costs are added to the Fiscal Impact model (undertaken in 2012), the impact is % on the tax levy (as at 2031) when all works are in place and hence is financially sustainable. This is summarized in Schedule Development Charge Rules The proposed by-law in Appendix C incorporates the proposed development charge rules applicable to exemptions, phasing in, indexing, the calculation, the amount of the charge by development area type and its applicability to redevelopment. These remain unchanged from the 2011 by-law.

24 Page 3-10 SCHEDULE 3-3 WHISKEY CREEK S.W.M. WORKS AND DOWNSTREAM CONVEYANCE WORKS TOTAL COST SHARING BREAKDOWN FOR EACH CONTRIBUTING AREA 2016$ 2 HARVIE RD E HARVIE RD W OF 1 STORM POND W5 2 BRYNE OF BRYNE BRYNE CULVERT & HWY 400 DOWNSTREAM DC DOWNSTREAM TOTAL NO. DEVELOPMENT AREAS (Pond A) STOLP POND POND CULVERT REG CULVERT CHANNEL UPGRADES CULVERT CONVEYANCE STUDY CONVEYANCE + DC ELIGIBLE (PROJECT 1A) (PROJECT 1B) SUB-TOTAL (PROJECT 2A) (PROJECT 3) (PROJECT 4) (PROJECT 5) SUB-TOTAL COSTS DC STUDY COSTS 1A Barrie - Bryne Developments - Industrial (formerly Lorne Properties - Industrial) $221,157 $0 $221,157 $87,897 $244,564 $0 $293,865 $626,326 $12,146 $638,472 $859,629 1B Barrie - Bryne Developments - Commercial (formerly Lorne Properties - Commercial) $0 $0 $0 $32,957 $91,699 $0 $110,184 $234,840 $4,554 $239,395 $239,395 1C Barrie - Bryne Developments - Commercial (formerly Lorne Properties - Commercial) $0 $0 $0 $0 $199,102 $0 $239,239 $438,340 $8,501 $446,841 $446,841 1D Ontario Limited - Industrial (formerly Lorne Properties - Industrial) $85,205 $0 $85,205 $33,864 $94,223 $0 $113,217 $241,304 $4,680 $245,983 $331,189 1E Ontario Limited - Industrial (formerly Lorne Properties - Industrial) $0 $0 $0 $18,094 $50,345 $0 $60,493 $128,932 $2,500 $131,432 $131,432 1F Discovery Daycare * * * * $5,644 $15,704 $0 $18,870 $40,217 $780 $40,997 $40,997 2 Harvie Island Estates - Residential (formerly Lorne Properties - to Res) * * * * $21,076 $58,642 $0 $70,463 $150,181 $2,912 $153,094 $153,094 3 Mason Homes Ltd. $362,077 $264,068 $626,145 $143,904 $400,398 $0 $481,113 $1,025,415 $19,886 $1,045,300 $1,671,445 4 ASV Enterprises - Townhouse (formerly Lorne Properties - Townhouse) * * * * $9,788 $27,234 $0 $32,724 $69,747 $1,353 $71,099 $71,099 5 Future Dev - Residential $13,768 $10,041 $23,810 $5,472 $15,225 $0 $18,295 $38,992 $756 $39,748 $63,558 6A Sunfield Homes (Mapleview III): $111,457 $81,287 $192,744 $44,298 $123,253 $0 $148,100 $315,650 $6,121 $321,772 $514,516 6B Pratt/Hansen* $55,980 $40,827 $96,808 $22,249 $61,905 $0 $74,384 $158,538 $3,074 $161,613 $258,420 7 Future Res - Allandale Vet $5,236 $3,819 $9,054 $2,081 $5,790 $0 $6,957 $14,828 $288 $15,116 $24,170 8 Future Comm - Allandale Vet $34,995 $25,522 $60,517 $13,908 $38,699 $0 $46,500 $99,107 $1,922 $101,029 $161,546 9 Jarlette * * * * $13,659 $38,006 $0 $45,667 $97,333 $1,888 $99,220 $99,220 10A Rob-Geoff * * * * $42,482 $118,201 $0 $142,029 $302,711 $5,870 $308,582 $308,582 10B 541 Essa Rd. * * * $694 $1,930 $0 $2,319 $4,943 $96 $5,039 $5,039 11A Pratt Construction (Pratt-Holly Meadows) * * * * $27,340 $76,071 $0 $91,406 $194,817 $3,778 $198,595 $198,595 11B 27 Holdings * * * * $41,927 $116,657 $0 $140,174 $298,757 $5,794 $304,551 $304,551 12A Essa - Ferndale Development $0 $0 $0 $0 $0 $14,660 $55,540 $70,200 $1,361 $71,561 $71,561 12B Pratt Ferndale Townhouse * $0 $0 $0 $0 $0 $7,429 $28,143 $35,571 $690 $36,261 $36,261 12C 430 Essa Rd. $0 $0 $0 $0 $0 $3,749 $14,204 $17,954 $348 $18,302 $18,302 12D 440 Essa Rd. $0 $0 $0 $0 $0 $2,838 $10,751 $13,589 $264 $13,852 $13, Beacon Subdivision * $0 $0 $0 $0 $0 $24,047 $91,101 $115,148 $2,233 $117,381 $117, Future Residential $0 $0 $0 $0 $0 $28,676 $108,638 $137,314 $2,663 $139,977 $139,977 15A Bell Media Site (CKVR Lands - Station Lands)* $0 $0 $0 $0 $0 $11,353 $43,011 $54,365 $1,054 $55,419 $55,419 15B Bell Media Site (CKVR Lands) $0 $0 $0 $0 $0 $102,178 $387,103 $489,281 $9,488 $498,770 $498,770 TOTALS $889,876 $425,564 $1,315,441 $567,334 $1,777,646 $194,930 $2,874,491 $5,414,401 $105,000 $5,519,401 $6,834,842 1 Map 1-1 shows the location of the development areas. 2 Actual Costs (2006$) indexed to 2016$, excluding payments received to date * Development areas (in whole or in part) which have already provided securities to the City, or have already paid development charges under prior by-laws

25 Page 3-11 Description SCHEDULE 3-4 WHISKEY CREEK DOWNSTREAM CONVEYANCE WORKS OPERATING AND TAX IMPACTS Growth Projects (DC) Bryne Drive Culvert S.W.M. - Whiskey Creek Taxation 100% ,334 14,183 14,183 28,367 28,367 56,733 85, , ,200 Harvie Road East of Bryne Culvert & Highway 400 Culvert S.W.M. - Whiskey Creek Taxation Crossing 100% ,652, , , , , ,821 1,395,641 1,395,641 Harvie Road West of Bryne culvert and Channel upgrades S.W.M. - Whiskey Creek Taxation 100% ,930 4,873 4,873 9,747 9,747 19,493 29,240 58,479 58,479 Studies - Development Charge Study S.W.M. - Whiskey Creek Taxation 100% 2016 n/a Total Capital Expenditures ,414, , , , , ,061 1,428,881 1,462,121 94, , ,440 58,479 58, Capital Financing Provincial/Federal Grants Non-Growth Related Debt Development Charges Reserve Fund - Whiskey Creek 5,414, , , , , ,061 1,428,881 1,462,121 94, , ,440 58,479 58, Additional Tax Supported Funding Existing Tax Supported Reserve Funds Total Capital Financing 5,414, , , , , ,061 1,428,881 1,462,121 94, , ,440 58,479 58, Net Operating Impact Bryne Drive Culvert Harvie Road East of Bryne Culvert & Highway 400 Culvert Crossing Harvie Road West of Bryne culvert and Channel upgrades Studies - Development Charge Study Total Net Operating Impact Annual Lifecycle Contributions based on Sinking Fund Method Service Area Funding Source % Growth Related Project Timing Net Operating Forecast (Uninflated $) Cost of Useful Lifecycle Asset Total Cost Total km Impact Life Factor Replaced (2016 $) From To (2016 $) (2016 $, Annually) Financing Strategy Amendment Forecast (Inflated) Increase in Operating/Maintenace Costs Increase in Lifecycle Contributions , , , , , , , , ,995 Increase in Debt Payments Increase in Other: Total Increase in Taxation Levy , , , , , , , , ,165 Anticipated Taxation Levy (from Fiscal Impact Analysis) 210,094, ,170, ,082, ,262, ,465, ,858, ,670, ,912, ,679, ,640, ,408, ,833, ,925, ,145, ,263, ,015,612 % Increase from Asset Management Plan Levy Estimates % % % % % % % % % % % % % % % %

26 Page Implementation 4.1 Introduction This chapter summarizes the notice and process requirements required under the D.C.A., 1997, as amended, in order to assist those involved in establishing sound development charge policy. These requirements include: Public meeting of Council, notice of the public meeting and timing of by-law passage; Resolutions to accompany passage; Notice of passage; and By-law pamphlet. 4.2 Notice Requirements Public Meeting of Council, Notice of Public Meeting and Timing of By-law Passage Section 12 of the D.C.A., 1997 indicates that before passing a development charge bylaw, Council must hold at least one public meeting, giving at least 20 days clear notice thereof, in accordance with the Regulation. Council must also ensure that the background report is made available to the public. Previously the legislation required that a D.C. Background study be made available to the public at least two weeks prior to the public meeting. The amended legislation now provides that the D.C. Background study must be made available to the public (including posting on the municipal website) at least 60 days prior to passage of the D.C. by-law. No other changes were made to timing requirements for such things as notice of the public meeting and notice of by-law passage. Any person who attends the public 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

27 Council s decision, once made, is final and not subject to review by a Court or the O.M.B.) Resolutions to Accompany Passage Page 4-2 Resolution associated with approval of the D.C. Background Report (as amended) must be adopted by Council in order to meet the requirements of the D.C.A., 1997, as amended (prior to by-law passage). The resolution should clearly state that no further public meetings are required Notice of Passage Once the City has calculated the charge, prepared the complete background study, carried out the public process and passed a new by-law, the emphasis shifts to implementation matters. These include notices, potential appeals and complaints, credits, front-ending agreements, subdivision agreement conditions and finally the collection of revenues and funding of projects. In accordance with s.13 of the D.C.A., when a D.C. by-law is passed, the City Clerk shall give written notice of the passing and of the last day for appealing the by-law (the day that is 40 days after the day it was passed). Such notice must be given no later than 20 days after the day the by-law is passed (i.e. as of the day of newspaper publication or the mailing of the notice). Section 10 of O.Reg. 82/98 further defines the notice requirements which are summarized as follows: notice may be given by publication in a newspaper which is (in the Clerk s opinion) of sufficient circulation to give the public reasonable notice, or by personal service, fax or mail to every owner of land in the area to which the bylaw relates; s.s.10(4) lists the persons/organizations who must be given notice; and s.s.10(5) lists the eight items which the notice must cover By-law Pamphlet In addition to the notice information, the City must prepare a pamphlet explaining each development charge by-law in force, setting out: a description of the general purpose of the development charges;