Town of Grimsby Development Charge Background Study September 1, 2016
Contents Page Executive Summary... i 1. Introduction... 1-1 1.1 Purpose of this Document... 1-1 1.2 Summary of the Process... 1-1 1.3 Changes to the Development Charges Act: Bill 73... 1-2 1.3.1 Area Rating... 1-2 1.3.2 Asset Management Plan for New Infrastructure... 1-3 1.3.3 60-Day Circulation of D.C. Background Study... 1-3 1.3.4 Timing of Collection of Development Charges... 1-3 1.3.5 Other Changes... 1-4 2. Current Policies in the Town of Grimsby... 2-1 2.1 Schedule of Charges... 2-1 2.2 Services Covered... 2-1 2.3 Timing of D.C. Calculation and Payment... 2-2 2.4 Indexing... 2-2 2.5 Redevelopment Allowance... 2-2 2.6 Exemptions... 2-3 3. Anticipated Development in the Town of Grimsby... 3-1 3.1 Requirements of the Act... 3-1 3.2 Basis of Population, Household and Non-Residential Gross Floor Area Forecast... 3-1 3.3 Summary of Growth Forecast... 3-1 4. The Approach to Calculating 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... 4-1 4.5 Capital Forecast... 4-6 4.6 Treatment of Credits... 4-7 4.7 Eligible Debt and Committed Excess Capacity... 4-7 4.8 Existing Reserve Funds... 4-8 4.9 Deductions... 4-9 4.9.1 Reduction Required by Level of Service Ceiling Nonprescribed services... 4-9 4.9.2 Reduction Required by Level of Service Ceiling Prescribed services... 4-10 4.9.3 Reduction for Uncommitted Excess Capacity... 4-10 4.9.4 Reduction for Benefit to Existing Development... 4-10 4.9.5 Reduction for Anticipated Grants, Subsidies and Other Contributions... 4-11 4.9.6 The 10% Reduction... 4-11 4.10 Municipal-Wide vs. Area Rating... 4-12
4.11 Allocation of Development... 4-12 5. Development Charge Eligible Cost Analysis by Service... 5-1 5.1 Introduction... 5-1 5.2 Service Levels and 10-Year Capital Costs for D.C. Calculation... 5-1 5.2.1 Administration... 5-1 5.2.2 Indoor and Outdoor Recreation Services... 5-4 5.2.3 Library Services... 5-6 5.2.4 Parking Services... 5-9 5.2.5 Services Related to a Highway... 5-11 5.2.6 Fire Protection Services... 5-16 5.3 Service Levels and Urban Buildout Capital Costs for Grimsby s D.C. Calculation... 5-21 5.3.1 Stormwater Drainage and Control Services... 5-21 5.3.2 Wastewater Services... 5-21 5.3.3 Water Services... 5-22 6. Development Charge Calculation... 6-1 7. Development Charge Policy Recommendations and Development Charge By-law Rules... 7-1 7.1 Introduction... 7-1 7.2 Development Charge By-law Structure... 7-1 7.3 Development Charge By-law Rules... 7-3 7.3.1 Payment in any Particular Case... 7-3 7.3.2 Determination of the Amount of the Charge... 7-4 7.3.3 Application to Redevelopment of Land (Demolition and Conversion)... 7-4 7.3.4 Exemptions (full or partial)... 7-5 7.3.5 Phasing in... 7-5 7.3.6 Timing of Collection... 7-5 7.3.7 Indexing... 7-6 7.4 Other Development Charge By-law Provisions... 7-6 7.4.1 Categories of Services for Reserve Fund and Credit Purposes... 7-6 7.4.2 By-law In-force Date... 7-6 7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter-Reserve Fund Borrowing... 7-7 7.5 Other Recommendations... 7-7 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... 8-2 8.3.1 Introduction... 8-2 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... 8-4 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 Development Charge Reserve Fund Policy... D-1 Appendix E Local Service Policy...E-1 Appendix F Asset Management Plan... F-1 Appendix G Proposed Development Charge By-law... G-1
List of Acronyms and Abbreviations Acronym A.M.P. D.C. D.C.A. E.S.A. F.I.R. G.F.A. M.T.O. N.A.I.C.S. O.M.B. O.Reg. P.O.A. P.P.U. Q.E.W. R.O.W. S.P.S. sq.ft. s.s. Description Asset Management Plan Development Charge Development Charges Act, 1997, as amended Environmentally Sensitive Area Financial Information Return Gross floor area Ministry of Transportation of Ontario North American Classification System Ontario Municipal Board Ontario Regulation Provincial Offences Act Persons per unit Queen Elizabeth Way Right of way Sewage Pumping Station Square footage Subsection
Page (i) Executive Summary 1. The report provided herein represents the Development Charge Background Study for the Town of Grimsby required by the Development Charges Act, 1997 (D.C.A.), as amended. This report has been prepared in accordance with the methodology required under the D.C.A. The contents include the following: Chapter 1 Overview of the legislative requirements of the Act; Chapter 2 Review of present D.C. policies of the Town; Chapter 3 Summary of the residential and non-residential growth forecasts for the Town; Chapter 4 Approach to calculating the development charge; 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 development charges; Chapter 7 Development charge policy recommendations and rules; and Chapter 8 By-law implementation. 2. Development Charges (D.C.) 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; Statutory 10% deduction (soft services); Amounts in excess of 10-year historical service calculation; D.C. reserve funds (where applicable); 5) Net costs are then allocated between residential and non-residential benefit; and
Page (ii) 6) Net costs divided by growth to provide the D.C. charge. 3. The growth forecast (Chapter 3) on which the D.C. is based, projects the following population, housing and non-residential floor area for the 10-year (2016-2025), and urban buildout periods (2016-urban buildout) for purposes of calculating the municipal-wide D.C.s. Measure 10 Year Urban Buildout 2016-2025 2016-Urban Buildout (Net) Population Increase 3,920 3,779 Residential Unit Increase 2,282 2,228 Non-Residential Gross Floor Area Increase (ft²) 623,213 609,108 Source: Forecast 2016 4. On August 18, 2014, the Town of Grimsby passed By-law 14-84 under the D.C.A. The by-law imposes the D.C. on residential and non-residential uses. The Town is undertaking a D.C. public process and anticipates passing a new by-law on November 7, 2016. The mandatory public meeting is scheduled for October 17, 2016 after legislative notice is provided in accordance with the D.C.A. 5. The Town s municipal-wide D.C. currently has a single detached dwelling charge of $13,981 and non-residential charge of $5.65 per square foot for fully serviced properties. This report has undertaken an updated calculation of the charge (presented in Schedule ES-1 for residential and non-residential) based on future identified needs. The proposed calculated municipal-wide single-detached unit charge is $16,859. The calculated municipal-wide non-residential charge is now calculated on an industrial vs. non-industrial basis. The corresponding industrial development charge is $3.32 per square foot and the non-industrial development charge is $7.44 per square foot. These rates are submitted to Council for its consideration. 6. 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:
Page (iii) Total gross expenditures planned over the next five years $ 48,144,146 Less: Benefit to existing development $ 9,015,460 Post planning period benefit $ 83,413 Ineligible re: Level of Service $ 7,088,450 Mandatory 10% deduction for certain services $ 900,790 Grants, subsidies and other contributions $ 2,700,000 Net Costs to be recovered from development charges $ 28,356,033 Hence, $19.79 million (or an average annual amount of $3.96 million) will need to be contributed from taxes and rates, or other sources. Of this amount, $83,000 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 and the amounts that will be included over time as the service standards adjust. Based on the above table, the Town plans to spend $48.14 million over the next five years, of which $28.36 million (59%) is recoverable from D.C.s. Of this net amount, $23.92 million is recoverable from residential development and $4.44 million from non-residential development. It is noted also that any exemptions or reductions in the charges would reduce this recovery further. 7. Considerations by Council The background study represents the service needs arising from residential and non-residential growth over the forecast periods, as summarized in Chapter 3. The following services are calculated based on the urban buildout (2016-urban buildout) growth forecast: Stormwater Drainage and Control Services; Wastewater Services; and Water Services. All other services are calculated based on a 10-year (2016-2025) forecast. These include: Services Related to a Highway; Fire Protection Services; Other Transportation Services; Indoor and Outdoor Recreation Services; Library Services; and Administration Studies.
Page (iv) 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).
Page (v) Municipal Wide Services: TABLE ES-1 SCHEDULE OF DEVELOPMENT CHARGES RESIDENTIAL Single and Semi- Detached Dwelling Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom Other Multiples Industrial (per ft² of Gross Floor Area) Non-Industrial (per ft² of Gross Floor Area) Services Related to a Highway and Related Infrastructure 9,358 5,568 3,702 6,308 2.46 5.49 Parking Services 37 22 15 25 0.01 0.02 Fire Protection Services 782 465 309 527 0.20 0.46 Indoor and Outdoor Recreation Services 4,831 2,874 1,911 3,256 0.28 0.63 Library Services 771 459 305 520 0.04 0.10 Administration 197 117 78 133 0.05 0.12 Total Municipal Wide Services 15,976 9,505 6,320 10,769 3.04 6.82 Urban Services Service NON-RESIDENTIAL Stormwater Drainage and Control Services 320 190 127 216 0.16 0.36 Wastewater Services - - - - - - Water Services 563 335 223 379 0.12 0.26 Total Urban Services 883 525 350 595 0.28 0.62 GRAND TOTAL RURAL AREA 15,976 9,505 6,320 10,769 3.04 6.82 GRAND TOTAL URBAN AREA 16,859 10,030 6,670 11,364 3.32 7.44
Page 1-1 1. Introduction 1.1 Purpose of this Document This background study has been prepared pursuant to the requirements of the Development Charges Act, 1997, as amended, (D.C.A.) (s.10) and, accordingly, recommends new development charges (D.C.) and policies for the Town of Grimsby. The Town retained (Watson), to undertake the D.C. study process in May, 2016. Watson worked with Town staff in preparing the D.C. analysis and policy recommendations. This D.C. background study, containing the proposed D.C. by-law, will be distributed to members of the public in order to provide interested parties with sufficient background information on the legislation, the study s recommendations and an outline of the basis for these recommendations. This report has been prepared, in the first instance, to meet the statutory requirements applicable to the Town s D.C. background study, as summarized in Chapter 4. It also addresses the requirement for rules (contained in Chapter 7) and the proposed by-law 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), Grimsby s current D.C. policy (Chapter 2) and the policies underlying the proposed by-law, to make the exercise understandable to those who are involved. Finally, it addresses post-adoption implementation requirements (Chapter 8) which are critical to the successful application of the new policy. The Chapters in the report are supported by Appendices containing the data required to explain and substantiate the calculation of the charge. A full discussion of the statutory requirements for the preparation of a background study and calculation of a development charge is provided herein. 1.2 Summary of the Process The public meeting required under Section 12 of the D.C.A. is scheduled for October 17, 2016 in accordance with the Act. Its purpose is to present the study to the public and to solicit public input. The meeting is also being held to answer any questions regarding the study s purpose, methodology and the proposed modifications to the Town s D.C.
Page 1-2 To date, the following process has taken place: Data collection, staff review, engineering work, D.C. calculations and policy work (May-August, 2016); and Background study and draft D.C. by-law released to the public September 1, 2016 (to meet the requirement of the D.C.A., as amended which requires release of the background report at least 60 days prior to by-law passage). The process to be followed in finalizing the report and recommendations include: Public meeting advertisement placed in newspaper(s) in accordance with the requirements of the D.C.A. (September 1, 2016); Public meeting of Council (October 17 2016); Consideration of responses received prior to, at, or immediately following the Public Meeting; Council considers adoption of the background study and passage of the D.C. bylaw (November 7, 2016); Notice in the newspaper (s) given of by-law passage within 20 days of passage; Last day for by-law appeal is 40 days after by-law passage; and Town makes pamphlet available (where by-law is not appealed) within 60 days after the by-law comes into force. 1.3 Changes to the Development Charges Act: 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 Town is in compliance with the D.C.A., as amended. The following provides an explanation of the changes to the Act that affect the Town s Background Study and how they have been dealt with to ensure compliance with the amended legislation. 1.3.1 Area Rating Bill 73 has introduced two new sections where Council must consider the use of area specific charges: 1) Section 2(9) of the Act now requires a municipality to implement area-specific D.C.s for either specific services which are prescribed and/or for specific municipalities which are to be regulated. (Note that at this time, no municipalities or services are prescribed by the Regulations.)
2) Section 10(2)c.1 of the D.C.A. requires that, the development charges background study shall include consideration of the use of more than one development charge by-law to reflect different needs for services in different areas. Page 1-3 In regard to the first item, there are no services or specific municipalities identified in the regulations which must be area rated. The second item requires Council to consider the use of area rating. 1.3.2 Asset Management Plan for New Infrastructure The new legislation now requires that a D.C. background study must include an Asset Management Plan (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 related to transit services; however, they are silent with respect to how the asset management plan is to be provided for all other services. As part of any asset management plan, the examination should be consistent with the municipality s existing assumptions, approaches and policies on asset management planning. This examination may include both qualitative and quantitative measures such as examining the annual future lifecycle contributions needs (discussed further in Appendix F of this report). 1.3.3 60-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. This D.C. study is being provided to the public on September 1, 2016 to ensure the new requirements for release of the study is met. 1.3.4 Timing of Collection of Development Charges The D.C.A. has been refined by Bill 73 to require that D.C.s are collected at the time of the first building permit. For the majority of development, this will not impact the Town s present process. However, there may be instances where several building permits are to be issued and either the size of the development or the uses will not be definable at
the time of the first building permit. In these instances, the Town may enter into a delayed payment agreement in order to capture the full development. 1.3.5 Other Changes Page 1-4 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, the inclusion of Waste Diversion and the ability for collection of additional levies; however, these sections do not impact the Town s D.C.
Page 2-1 2. Current Policies in the Town of Grimsby 2.1 Schedule of Charges On August 18, 2014, the Town of Grimsby passed By-law 14-84 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 September 1, 2016. Service TABLE 2-1 TOWN OF GRIMSBY DEVELOPMENT CHARGES AS AT SEPTEMBER 1, 2016 Residential Single & Semi Detached Multiples Apartments with >= 2 Bedrooms Apartments with < 2 Bedrooms Non-Residential per ft² Municipal Wide Services Roads and Related 5,436 3,507 3,296 2,192 2.80 Other Transportation Services 35 22 21 14 0.02 Fire Protection Services 592 382 359 239 0.31 Outdoor Recreation Services 2,549 1,645 1,546 1,028 0.33 Indoor Recreation Services 1,374 886 833 554 0.17 Library Services 622 401 378 250 0.08 Administration 292 189 178 118 0.15 Total Municipal-Wide Services 10,900 7,033 6,611 4,395 3.87 Urban Services Stormwater Drainage and Control Services 423 273 256 170 0.64 Wastewater Services 1,632 1,053 990 658 0.69 Water Services 1,096 707 665 442 0.46 Total Urban Services 3,151 2,033 1,912 1,270 1.81 Grand Total Rural Area 10,900 7,033 6,611 4,395 3.87 Grand Total Urban Area 14,051 9,066 8,522 5,666 5.68 2.2 Services Covered The following services are covered under By-law 14-84, as amended: Municipal-wide Services: Roads and Related; Other Transportation Services; Fire Protection Services; Outdoor Recreation Services; Indoor Recreation Services; Library Services; and Administration.
Page 2-2 Urban Services: Stormwater Drainage and Control Services; Wastewater Services; and Water Services. 2.3 Timing of D.C. Calculation and Payment Development charges applicable to residential and non-residential development are calculated, payable and collected as of the date a building permit is issued. 2.4 Indexing Rates shall be indexed on September 1 st each year, commencing from by-law passage, in accordance with the Statistics Canada Quarterly, Construction Price Statistics, for the most recent year-over-year period. 2.5 Redevelopment Allowance As a result of the redevelopment of land, a building or structure existing on the same land within 48 months prior to the date of payment of development charges in regard to such redevelopment was, or is to be demolished, in whole or in part, or converted from one principal use to another principal use on the same land, in order to facilitate the redevelopment, the development charges otherwise payable with respect to such redevelopment shall be reduced by the following amounts: (a) in the case of a residential building or structure, or in the case of a mixed- use building or structure, the residential uses in the mixed-use building or structure, an amount calculated by multiplying the applicable development charge under subsections 3.6 and 3.7 and of this by-law by the number, according to type, of dwelling units that have been or will be demolished or converted to another principal use; and provided that such amounts shall not exceed, in total, the amount of the development charges otherwise payable with respect to the redevelopment.
Page 2-3 2.6 Exemptions The following non-statutory exemptions are provided under By-law 14-84: Development creating or adding an accessory use or accessory structure not exceeding 10 square metres of G.F.A.; and Bona fide farm (non-residential) buildings, including wholesale greenhouse facilities and structures.
Page 3-1 3. Anticipated Development in the Town of Grimsby 3.1 Requirements of the Act Chapter 4 provides the methodology for calculating a development charge as per the D.C.A. Figure 4-1 presents this methodology graphically. It is noted in the first box of the schematic that in order to determine the D.C. that may be imposed, it is a requirement of Section 5 (1) of the D.C.A. that the anticipated amount, type and location of development, for which D.C.s can be imposed, must be estimated. The growth forecast contained in this chapter (with supplemental tables in Appendix A) provides for the anticipated development for which the Town of Grimsby will be required to provide services over a 10-year time horizon (i.e. anticipated timing of urban buildout). 3.2 Basis of Population, Household and Non-Residential Gross Floor Area Forecast The D.C. growth forecast has been developed by In compiling the growth forecast, the following information sources were also consulted to help assess residential and non-residential development potential for the Town over the forecast period; including The Town of Grimsby 2012 Official Plan (approved by the Ontario Municipal Board, May, 2012); The Town of Grimsby 2014 Development Charge (D.C.) Study, prepared by ; 2011 Census data; Historical residential and non-residential building permit activity; and Discussions with staff regarding potential residential and non-residential development opportunities for the Town. 3.3 Summary of Growth Forecast A detailed analysis of the residential and non-residential growth forecasts is provided in Appendix A. The discussion provided herein summarizes the anticipated growth for the Town and describes the basis for the forecast. The results of the residential growth forecast analysis are summarized in Figure 3-1 below, and Schedule 1 in Appendix A.
Figure 3-1 Household Formation-based Population and Household Forecast Model Page 3-2
Page 3-3 As identified in Table 3-1 and Schedule 1, the Town s population is anticipated to reach approximately 31,200 by 2026. This represents an increase of approximately 3,920 persons over the 10-year forecast period. The population forecast summarized in Schedule 1 excludes the net Census undercount, which is estimated at approximately 4%. The Census undercount represents the net number of persons missed during Census enumeration. In calculating the D.C. for the Town of Grimsby, the net Census undercount has been excluded from the growth forecast. Accordingly, all references provided here after to the population forecast exclude the net Census undercount. Provided below is a summary of the key assumptions and findings regarding the Town of Grimsby D.C. growth forecast update. 1. Unit Mix (Appendix A Schedules 1 through 6) The forecast unit mix for the Town was derived from active development applications (as per Schedule 5), historical development activity (as per Schedule 6), and discussions with planning staff regarding anticipated development trends. Based on the above, the 10-year (2016-2026) household growth forecast is comprised of 10% low-density (single detached and semi-detached), 19% medium-density (multiples except apartments) and 71% high-density (apartments) development. 2. Geographic Location of Residential Development (Appendix A Schedule 2) Schedule 2 summarizes the anticipated amount, type and location of development for the Town of Grimsby by development location. In accordance with forecast demand and available land supply, housing growth has been allocated to the following areas over the 2016 to 2026 forecast period: o Urban 98% o Rural 2%.
Page 3-4 Year Population (Excluding Census Undercount) Table 3-1 Town of Grimsby Residential Growth Forecast Summary Population (Including Census Undercount)¹ Singles & Semi- Detached Multiple Dwellings 2 Apartments 3 Other Total Households Person Per Unit (PPU) Mid 1996 19,585 20,260 5,520 645 650 10 6,825 2.87 Mid 2001 21,297 22,030 6,095 865 620 5 7,585 2.81 Mid 2006 23,937 24,760 6,525 1,420 765 30 8,740 2.74 Mid 2011 25,325 26,200 7,070 1,645 860 40 9,615 2.63 Mid 2016 27,281 28,220 7,462 2,115 983 40 10,600 2.57 Mid 2021 29,327 30,330 7,580 2,342 1,810 40 11,772 2.49 Mid 2026 (Buildout) 31,201 32,270 7,692 2,557 2,593 40 12,882 2.42 Mid 1996 - Mid 2001 1,712 1,770 575 220-30 -5 760 Mid 2001 - Mid 2006 2,640 2,730 430 555 145 25 1,155 Mid 2006 - Mid 2011 1,388 1,440 545 225 95 10 875 Mid 2011 - Mid 2016 1,956 2,020 392 470 123 0 985 Mid 2016 - Mid 2021 2,046 2,110 118 227 827 0 1,172 Mid 2016 - Mid 2026 (Buildout) 3,920 4,050 230 442 1,610 0 2,282 Source:, 2016. 1. Census Undercount estimated at approximately 4%. Note: Population Including the Undercount has been rounded. 2. Includes townhomes and apartments in duplexes. 3. Includes bachelor, 1 bedroom and 2 bedroom+ apartments. Housing Units
Page 3-5 3. Planning Period Short-term and longer-term time horizons are required for the D.C. process. The D.C.A. limits the planning horizon for certain services, such as parks, recreation and libraries, to a 10-year planning horizon. Roads and fire services utilize a longer planning period. 4. Population in New Units (Appendix A Schedules 2 through 5) The number of permanent housing units to be constructed in the Town of Grimsby during the 10-year forecast period is presented on Figure 3-2. Over the 10-year forecast period, the Town is anticipated to average 228 new housing units per year. Population in new units is derived from Schedules 3 and 4, which incorporate historical development activity, anticipated units (refer to unit mix discussion) and average persons per unit by dwelling type for new units. Schedule 7a summarizes the average number of persons per unit (P.P.U.) for the new housing units by age and type of dwelling based on a 2011 custom Census data for the Town. Due to data limitations, high density P.P.U.s were derived from the Niagara Region as outlined in Schedule 7b. The total calculated P.P.U. for all density types has been adjusted to account for the downward P.P.U. trend which has been recently experienced in both new and older units, largely due to the aging of the population. Adjusted 10-year average P.P.U.s by dwelling type are as follows: o Low density: 3.16 o Medium density: 2.13 o High density: 1.59.
Housing Units Page 3-6 Figure 3-2 HOUSING FORECAST¹ 350 300 290 250 200 209 185 230 255 232 235 235 235 235 222 222 222 222 222 150 152 132 116 100 73 78 50 0 Years Historical Low Density Medium Density High Density Historical Average Source: Historical housing activity (2006-2015) based on Statistics Canada building permits, Catalogue 64-001-XIB
5. Existing Units and Population Change (Appendix A Schedules 3 and 4) Page 3-7 Existing households as of 2016 are based on the 2011 Census, plus estimated residential units constructed between 2011 and 2015, assuming a 6-month lag between construction and occupancy (refer to Schedule 2). The decline in average occupancy levels for existing housing units is calculated in Schedules 3 through 4, by aging the existing population over the forecast period. The forecast population decline in existing households over the 2016 to 2026 forecast period is estimated at approximately 300. 6. Employment (Appendix A Schedules 9a through 11) The employment projection is largely based on the activity rate method, which is defined as the number of jobs in a Town divided by the number of residents. Key employment sectors include primary, industrial, commercial/population-related, institutional, and work-at-home, which are considered individually below. The Town s 2011 1 employment base by place of work is outlined in Schedule 9a. The 2011 employment base is comprised of the following sectors: o 630 primary (approx. 7%); o 1,180 work-at-home employment (approx. 14%); o 1,790 industrial (approx. 21%); o 3,610 commercial/population-related (approx. 42%); o 1,290 institutional (approx. 15%); and The 2011 employment base by usual place of work, including work-athome, is approximately 8,500 jobs. An additional 810 employees have been identified for the Town in 2011 that have no fixed place of work (N.F.P.O.W.). 2 The 2011 employment base, including N.F.P.O.W., totals approximately 9,310. Schedule 9b, Appendix A, summarizes the employment forecast, excluding work-at-home employment and N.F.P.O.W. employment, which 1 2011 employment based on Statistics Canada 2011 Place of Work employment dataset. 2 Statistics Canada defines "No Fixed Place of Work" (N.F.P.O.W.) employees as, "persons who do not go from home to the same work place location at the beginning of each shift. Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc.
Page 3-8 is the basis for the D.C. employment forecast. The impact on municipal services from work-at-home employees have already been included in the population forecast. The impacts of municipal services related to N.F.P.O.W. employees have largely been included in the employment forecast by usual place of work (i.e. employment and G.F.A. in the retail and accommodation sector 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 gross floor area (G.F.A.) calculation. Accordingly, work-at-home and N.F.P.O.W. employees have been removed from the D.C. employment forecast and calculation. Total employment for the Town of Grimsby (excluding work-at-home and N.F.P.O.W. employment) is anticipated to reach approximately 8,945 by 2026. This represents an employment increase of 935 additional jobs over the 10-year forecast periods. 7. Non-Residential Sq.ft. Estimates (Gross Floor Area (G.F.A.)), Appendix A Schedule 9b) Square footage estimates were calculated in Schedule 9b based on the following employee density assumptions: 1 o 1,300 sq.ft. per employee for industrial; o 550 sq.ft. per employee for commercial/population-related; and o 700 sq.ft. per employee for institutional employment. The Town-wide incremental non-residential G.F.A. increase is anticipated to be 623,200 sq.ft. over the 10-year forecast period. In terms of percentage growth, the long-term incremental G.F.A. forecast by sector is broken down as follows: o industrial approx. 24%; o commercial/population-related approx. 58%; and o institutional approx. 18%. 1 Based on employment surveys across eastern Ontario.
Page 4-1 4. The Approach to Calculating the Charge 4.1 Introduction This chapter addresses the requirements of s.s.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 Town service categories which are provided within the Town. A number of these services are defined in s.s.2(4) of the D.C.A. as being ineligible for inclusion in D.C. These are shown as ineligible on Table 4-1. Two ineligible costs defined in s.s.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 which are potentially eligible for inclusion in the Town s D.C. are indicated with a Yes. 4.3 Increase in the Need for Service The D.C. calculation commences with an estimate of the increase in the need for service attributable to the anticipated development, for each service to be covered by the by-law. There must be some form of link or attribution between the anticipated development and the estimated increase in the need for service. While the need could conceivably be expressed generally in terms of units of capacity, s.s.5(1)3, which requires that 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. 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.
Page 4-2 Figure 4-1 The Process of Calculating a Development Charge under the D.C.A., as amended
Page 4-3 Table 4-1 Categories of Municipal Services to be Addressed as Part of the Calculation Categories of Municipal Services Eligibility for Inclusion in the D.C. Calculation Service Components Maximum Potential D.C. Recovery % 1. Services Related to a Highway and Related Infrastructure Yes Yes Yes No Yes Yes Yes 1.1 Arterial roads 1.2 Collector roads 1.3 Bridges, culverts and roundabouts 1.4 Local municipal roads 1.5 Traffic signals 1.6 Sidewalks and streetlights 1.7 Active transportation 100 100 100 0 100 100 100 2. Other Transportation Services n/a n/a n/a Yes Yes Yes n/a n/a 2.1 Transit vehicles & facilities 2.2 Other transit infrastructure 2.3 Municipal parking spaces - indoor 2.4 Municipal parking spaces - outdoor 2.5 Works yards 2.6 Rolling stock 1 2.7 Ferries 2.8 Airport 100 100 90 90 100 100 90 90 3. Stormwater Drainage and Control Services No Yes No No 3.1 Main channels and drainage trunks 3.2 Channel connections 3.3 Retention/detention ponds 3.4 Monitoring programs 100 100 100 100 4. Fire Protection Services Yes Yes Yes 4.1 Fire stations 4.2 Fire pumpers, aerials and rescue vehicles 4.3 Small equipment and gear 100 100 100 5. Outdoor Recreation Services (i.e. Parks and Open Space) Ineligible Yes Yes Yes Yes Yes 5.1 Acquisition of land for parks, woodlots and E.S.A.s 5.2 Development of area municipal parks 5.3 Development of district parks 5.4 Development of municipal-wide parks 5.5 Development of special purpose parks 5.6 Parks rolling stock 1 and yards 0 90 90 90 90 90 1 with 7+ year life time
Page 4-4 Categories of Municipal Services Eligibility for Inclusion in the D.C. Calculation Service Components Maximum Potential D.C. Recovery % 6. Indoor Recreation Services Yes Yes 6.1 Arenas, indoor pools, fitness facilities, community centres, etc. (including land) 6.2 Recreation vehicles and equipment 1 90 90 7. Library Services Yes No Yes 7.1 Public library space (incl. furniture and equipment) 7.2 Library vehicles¹ 7.3 Library materials 90 90 90 8. Electrical Power Services Ineligible Ineligible Ineligible 8.1 Electrical substations 8.2 Electrical distribution system 8.3 Electrical system rolling stock 1 0 0 0 9. Provision of Cultural, Entertainment and Tourism Facilities and Convention Centres Ineligible Ineligible 9.1 Cultural space (e.g. art galleries, museums and theatres) 9.2 Tourism facilities and convention centres 0 0 10. Wastewater Services n/a Yes n/a No 10.1 Treatment plants 10.2 Sewage trunks 10.3 Local systems 10.4 Vehicles and equipment 100 100 0 100 11. Water Supply Services n/a Yes n/a No 11.1 Treatment plants 11.2 Distribution systems 11.3 Local systems 11.4 Vehicles and equipment 100 100 0 100 12. Waste Management Services Ineligible Ineligible n/a n/a 12.1 Collection, transfer vehicles and equipment (solid waste) 12.2 Landfills and other disposal facilities 12.3 Waste diversion vehicles and equipment 12.4 Other waste diversion facilities 0 0 90 90 1 with 7+ year life time
Page 4-5 Categories of Municipal Services 13. Police Services 14. Homes for the Aged Eligibility for Inclusion in the D.C. Calculation n/a n/a n/a Service Components 13.1 Police detachments 13.2 Police rolling stock 1 13.3 Small equipment and gear Maximum Potential D.C. Recovery % 100 100 100 n/a 14.1 Homes for the aged space 90 15. Child Care n/a 15.1 Child care space 90 16. Health n/a n/a 17. Social Housing 18. Provincial Offences Act (P.O.A.) 19. Social Services 20. Ambulance n/a n/a 21. Hospital Provision 22. Provision of Headquarters for the General Administration of Municipalities and Area Municipal Boards 16.1 Health department space 16.2 Health department vehicles¹ n/a 17.1 Social housing space 90 n/a 18.1 P.O.A. space 90 n/a 19.1 Social service space 90 20.1 Ambulance station space 20.2 Vehicles 1 Ineligible 21.1 Hospital capital contributions 0 Ineligible Ineligible Ineligible 22.1 Office space 22.2 Office furniture 22.3 Computer equipment 90 90 90 90 0 0 0 1 with 7+ year life time
Page 4-6 Categories of Municipal Services 23. Other Services 1 with a 7+ year life time Eligibility for Inclusion in the D.C. Calculation Yes Yes Service Components 23.1 Studies in connection with acquiring buildings, rolling stock, materials and equipment, and improving land 2 and facilities, including the D.C. background study cost 23.2 Interest on money borrowed to pay for growth-related capital 2 same percentage as service component to which it pertains Maximum Potential D.C. Recovery % 0-100 0-100 Eligibility for Inclusion in the D.C. Calculation Yes No n/a Ineligible Description Municipality provides the service service has been included in the D.C. calculation. Municipality provides the service service has not been included in the D.C. calculation. Municipality does not provide the service. Service is ineligible for inclusion in the D.C. calculation. 4.5 Capital Forecast Paragraph 7 of s.s.5(1) of the D.C.A. requires that the capital costs necessary to provide the increased services must be estimated. The Act goes on to require two potential cost reductions and the Regulation sets out the way in which such costs are to be presented. These requirements are outlined below. These estimates involve capital costing of the increased services discussed above. This entails costing actual projects or the provision of service units, depending on how each service has been addressed. The capital costs include: a) costs to acquire land or an interest therein (including a leasehold interest); b) costs to improve land; c) costs to acquire, lease, construct or improve buildings and structures;
Page 4-7 d) costs to acquire, lease or improve facilities, including rolling stock (with a useful life of 7 or more years), furniture and equipment (other than computer equipment), materials acquired for library circulation, reference or information purposes; e) interest on money borrowed to pay for the above-referenced costs; f) costs to undertake studies in connection with the above-referenced matters; and g) costs of the D.C. background study. In order for an increase in need for service to be included in the D.C. calculation, Council must indicate...that it intends to ensure that such an increase in need will be met (s.s.5 (1)3). This can be done if the increase in service forms part of a Councilapproved Official Plan, capital forecast or similar expression of the intention of Council (O.Reg. 82/98 s.3). The capital program contained herein reflects the Town s approved and proposed capital budgets and master servicing/needs studies. 4.6 Treatment of Credits Section 8 para. 5 of O.Reg. 82/98 indicates that a development charge background study must set out the estimated value of credits that are being carried forward relating to the service. s.s.17 para. 4 of the same Regulation indicates that...the value of the credit cannot be recovered from future development charges, if the credit pertains to an ineligible service. This implies that a credit for eligible services can be recovered from future D.C.s. As a result, this provision should be made in the calculation, in order to avoid a funding shortfall with respect to future service needs. There are no current credit obligations to be included in the D.C. calculations at this time. 4.7 Eligible Debt and Committed Excess Capacity Section 66 of the D.C.A. states that, for the purposes of developing a D.C. by-law, a debt incurred with respect to an eligible service may be included as a capital cost, subject to any limitations or reductions in the Act. Similarly, s.18 of O.Reg. 82/98 indicates that debt with respect to an ineligible service may be included as a capital cost, subject to several restrictions. In order for such costs to be eligible, two conditions must apply. First, they must have funded excess capacity which is able to meet service needs attributable to the anticipated development. Second, the excess capacity must be committed, that is, either before or at the time it was created, Council must have expressed a clear intention that it would be paid for by D.C.s or other similar charges; for example, this may have been done as part of previous development charge processes. It is noted
that the growth-related debt to which the principal and interest costs need to be recovered, has been included within the capital detail sheet for Indoor and Outdoor Recreation Services, Fire Protection Services, and Services Related to a Highway. 4.8 Existing Reserve Funds Page 4-8 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 8 of subsection 5(1). There is no explicit requirement under the D.C.A. calculation method set out in s.s.5(1) to net the outstanding reserve fund balance as part of making the D.C. calculation; however, s.35 does restrict the way in which the funds are used in future. For services which are subject to a per capita based, service level cap, the reserve fund balance should be applied against the development-related costs for which the charge was imposed, once the project is constructed (i.e. the needs of recent growth). This cost component is distinct from the development-related costs for the next 10-year period, which underlie the D.C. calculation herein. The alternative would involve the Town spending all reserve fund monies prior to renewing each by-law, which would not be a sound basis for capital budgeting. Thus, the Town will use these reserve funds for the Town s cost share of applicable development-related projects, which are required but have not yet been undertaken, as a way of directing the funds to the benefit of the development which contributed them (rather than to future development, which will generate the need for additional facilities directly proportionate to future growth).
Page 4-9 The Town s D.C. Reserve Fund Balances by service as of December 31, 2015, along with commitments for capital works in progress, are as follows: Service Dec. 31/15 Commitments Adjusted Dec. 31/15 Services Related to a Highway $1,433,068.93 $108,611.00 $1,324,457.93 Other Transportation Services $27,933.07 $27,933.07 Parking $66,619.16 $66,619.16 Fire Protection Services $430,788.08 $430,788.08 Indoor and Outdoor Recreation Services $702,830.55 $702,830.55 Library Services $603,492.70 $603,492.70 Administration $401,925.13 $401,925.13 Stormwater Drainage and Control Services $298,903.20 $298,903.20 Wastewater Services $820,896.74 $111,896.74 $709,000.00 Water Services $486,986.70 $62,874.26 $424,112.44 Total $5,273,444.26 $283,382.00 $4,990,062.26 4.9 Deductions The D.C.A. potentially requires that five deductions be made to the increase in the need for service. These relate to: the level of service ceiling; uncommitted excess capacity; benefit to existing development; anticipated grants, subsidies and other contributions; and 10% reduction for certain services. The requirements behind each of these reductions are addressed as follows: 4.9.1 Reduction Required by Level of Service Ceiling Non-prescribed services This is designed to ensure that the increase in need included in 4.3 are based upon the average level of service provided in the Municipality over the 10-year period immediately preceding the preparation of the background study. O.Reg. 82.98 (s.4) goes further to indicate that both the quantity and quality of a service shall be taken into account in determining the level of service and the average level of service. In many cases, this can be done by establishing a quantity measure in terms of units as floor area, land area or road length per capita and a quality measure, in terms of the average cost of providing such units based on replacement costs, engineering standards or recognized performance measurement systems, depending on
Page 4-10 circumstances. When the quantity and quality factor are multiplied together, they produce a measure of the level of service, which meets the requirements of the Act, i.e. cost per unit. The average service level calculation sheets for each service component in the D.C. calculation are set out in Appendix B. 4.9.2 Reduction Required by Level of Service Ceiling Prescribed services Prescribed services (currently only for transit) are based upon the planned level of service over the 10-year period immediately following the preparation of the background study. The method of calculating the service standard for prescribed services is prescribed in the regulations, as amended. For the purposes of section 5, the estimate for the increase in the need for a prescribed service shall not exceed the planned level of service over the 10-year period immediately following the preparation of the background study required under section 10. 2015, c. 26, s. 4. 4.9.3 Reduction for Uncommitted Excess Capacity Paragraph 5 of s.s.5(1) requires a deduction from the increase in the need for service attributable to the anticipated development that can be met using the Town s excess capacity, other than excess capacity which is committed (discussed above in 4.6). Based on O.Reg. 82/98, s.5, for the purposes of paragraph 5 of subsection 5 (1) of the Act, Excess capacity is uncommitted excess capacity unless, either before or at the time the excess capacity was created, the council of the municipality expressed a clear intention that the excess capacity would be paid for by D.C.s or other similar charges. 4.9.4 Reduction for Benefit to Existing Development 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 services cap in 4.9.1 (and 4.9.2) is related, but is not the identical requirement. Sanitary, storm and water trunks are highly localized to growth areas and can be more readily allocated in this regard than other services such as services related to a highway, which do not have a fixed service area. Where existing development has an adequate service level which will not be tangibly increased by an increase in service, no benefit would appear to be involved. For example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive very limited (or no) benefit as a result. On the other hand, where a clear existing service problem is to be remedied, a deduction should be made accordingly. Page 4-11 In the case of services such as recreation facilities, community parks, libraries, etc., the service is typically provided on a Municipal-wide system basis. For example, facilities of the same type may provide different services (i.e. leisure pool vs. competitive pool), different programs (i.e. hockey vs. figure skating) and different time availability for the same service (i.e. leisure skating available on Wednesday in one arena and Thursday in another). As a result, residents will travel to different facilities to access the services they want at the times they wish to use them, and facility location generally does not correlate directly with residence location. Even where it does, displacing users from an existing facility to a new facility frees up capacity for use by others and generally results in only a very limited benefit to existing development. Further, where an increase in demand is not met for a number of years, a negative service impact to existing development is involved for a portion of the planning period. 4.9.5 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 s.6). 4.9.6 The 10% Reduction Paragraph 8 of s.s.5(1) of the D.C.A. requires that, the capital costs must be reduced by 10 percent. This paragraph does not apply to water supply services, waste water services, storm water drainage and control services, services related to a highway, police, and fire protection services. The primary services to which the 10% reduction does apply include services such as parks, recreation, libraries, health, childcare/social services, ambulance, homes for the aged and transit. The 10% is to be netted from the capital costs necessary to provide the increased services, once the other deductions have been made, as per the infrastructure costs sheets in Chapter 5.
Page 4-12 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 areaspecific 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. 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.
Page 5-1 5. Development Charge 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 s.5(1) paragraphs 2 to 8 in the D.C.A. and described in Chapter 4, was followed in determining D.C. eligible costs. The nature of the capital projects and timing identified in the Chapter reflects Council s current intention. Over time, however, Town projects and Council priorities change and accordingly, Council s intentions may alter and different capital projects (and timing) may be required to meet the need for services required by new growth. 5.2 Service Levels and 10-Year Capital Costs for D.C. Calculation This section evaluates the development-related capital requirements for all of the services over a 10-year planning period. Each service component is evaluated on two format sheets: the average historical 10-year level of service calculation (see Appendix B), which caps the D.C. amounts; and, the infrastructure cost calculation, which determines the potential D.C. recoverable cost. 5.2.1 Administration The D.C.A. permits the inclusion of studies undertaken to facilitate the completion of the Town s capital works program. The Town has the ability to make a provision for the inclusion of new studies undertaken to facilitate this D.C. process, as well as other studies which benefit growth (in whole or in part). The list of studies included are as follows: 2016 Development Charge Update Study; 2021 Development Charge Study; Servicing Studies; Sub-watershed Studies; Parks, Recreation, and Fire Master Plans; Transportation Study; Official Plan Update; and Zoning By-law.
Page 5-2 The gross capital cost of these studies total $1,007,700. A deduction of $230,910 has been made for to recognize the amount that benefits existing development. With a reserve fund adjustment of $401,925 and after the mandatory 10% deduction, the net growth-related capital cost is $325,848. This amount has been included in the D.C. calculation. These costs have been allocated 81% residential and 19% non-residential based on the incremental growth in population to employment for the 10-year forecast period.
Page 5-3 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Grimsby Service:Administration Studies Less: Less: Potential DC Recoverable Cost Prj.No Grants, Gross Subsidies and Post Other (e.g. Capital Cost Other Net Capital Benefit to Other Residential Timing (year) Period Subtotal 10% Estimate Deductions Cost Existing Contributions Total Share Benefit Statutory (2016$) Development Attributable to Deduction) New Development 2016-2025 81% 19% Increased Service Needs Attributable to Anticipated Development Non- Residential Share 1 Development Charge Study - Update 2016 17,900 0 17,900 0 17,900 1,790 16,110 13,010 3,100 2 Development Charge Study 2021 69,000 0 69,000 0 69,000 6,900 62,100 50,151 11,949 3 Servicing Studies 2019 72,100 0 72,100 18,025 54,075 54,075 43,670 10,405 4 Sub-watershed Studies 2018 82,400 0 82,400 20,600 61,800 61,800 49,909 11,891 5 Parks Master Plan 2017 107,400 0 107,400 26,850 80,550 8,055 72,495 58,546 13,949 6 Recreation Master Plan 2018 92,100 0 92,100 23,025 69,075 6,908 62,168 50,205 11,962 7 Transportation Study - Casablanca / QEW 2016 60,000 0 60,000 6,000 54,000 54,000 43,609 10,391 8 Official Plan Update 2017 99,800 0 99,800 24,950 74,850 7,485 67,365 54,403 12,962 9 Zoning By-law 2018 113,000 0 113,000 19,210 93,790 9,379 84,411 68,169 16,242 10 Fire Master Plan 2016 52,000 0 52,000 13,000 39,000 39,000 31,496 7,504 11 Fire Master Plan 2021 57,000 0 57,000 14,250 42,750 42,750 34,524 8,226 12 Ward Boundary Study 2016 30,000 0 30,000 0 30,000 3,000 27,000 21,805 5,195 13 East End Waterfront Trail Plan 2018 50,000 0 50,000 12,500 37,500 3,750 33,750 27,256 6,494 14 Downtown Comm. Improvement Plan Update 2019 35,000 0 35,000 17,500 17,500 1,750 15,750 12,719 3,031 15 Transit Investigation Study 2016 70,000 0 70,000 35,000 35,000 35,000 28,265 6,735 16 Reserve Adjustment 401,925 (401,925) (401,925) (324,587) (77,338) Total 1,007,700 0 0 1,007,700 632,835 0 374,865 49,017 325,848 263,149 62,699
Page 5-4 5.2.2 Indoor and Outdoor Recreation Services The Town currently has 102 acres of parkland within its jurisdiction. This parkland consists of various sized neighbourhood and community parks. Over the historical 10- year period (2006-2015), The Town has had an average of 4 acres of parkland and 3.4 parkland amenities items per 1,000 people. Further, the Town s current Parks and Recreation fleet operates with 22 vehicles. Over the historical 10-year period (2006-2015), the Town has had an average of 0.9 vehicles per 1,000 population. Including parkland development, parkland amenities (e.g. ball diamonds, playground equipment, soccer fields, etc.), and vehicles, the level of service provided is $419 per capita. When applied over the forecast period, this average level of service translates into a D.C.- eligible amount of $1,639,893. With respect to indoor recreation facilities, there are currently 16 facilities provided by the Town. Together, these facilities total 196,088 sq.ft. The average historical level of service for the previous ten years has been approximately 7.59 sq.ft. of space per capita or an investment of $1,455 per capita. Based on this service standard, the Town would be eligible to collect $5,702,346 from D.C.s for recreation facility space. In total for indoor and outdoor recreation services, the total D.C.-eligible amount that the Town can recover from D.C.s is $7,342,238. Based on the projected growth over the 10-year forecast period, the Town has identified $10,236,333 in future growth capital costs for indoor and outdoor recreation. These projects include new subdivision park development, development of the Forty Mile Creek/Waterfront Trail Links, the Sports Complex Development (including financing costs), an addition to the Peach King Centre, a Mountain Recreation Centre and a provision for additional vehicles. The Town has identified $1,932,900 as the amount that benefits existing development and $6,100 as the amount that benefits development post-2025. With the application of the reserve balance of $702,831, the net growth capital cost after the mandatory 10% deduction is $6,790,002. This amount is included in the D.C. calculation. As the predominant users of outdoor recreation tend to be residents of the Town, the forecast growth-related costs have been allocated 95% to residential and 5% to nonresidential.
Page 5-5 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Grimsby Service:Indoor and Outdoor Recreation Less: Less: Potential DC Recoverable Cost Prj.No Grants, Gross Capital Subsidies and Post Other (e.g. Timing Cost Other Net Capital Benefit to Other Residential Period Subtotal 10% (year) Estimate Deductions Cost Existing Contributions Total Share Benefit Statutory (2016$) Development Attributable to Deduction) New Development 2016-2025 95% 5% Increased Service Needs Attributable to Anticipated Development Non- Residential Share 1 New Subdivision Park Development 2016-2023 362,000 6,100 355,900 0 355,900 35,590 320,310 304,295 16,016 2 Forty Mile Creek/Waterfront Trail Links 2016-2016 339,000 0 339,000 27,100 311,900 31,190 280,710 266,675 14,036 3 West End Waterfront Clock Tower Park Amenity 2017 220,000 0 220,000 0 220,000 22,000 198,000 188,100 9,900 4 Sports Complex Development 2016-2017 5,460,000 0 5,460,000 1,365,000 4,095,000 409,500 3,685,500 3,501,225 184,275 5 Sports Complex Development - Growth Related Debt Interest Anticipated 2017-2026 252,333 0 252,333 0 252,333 0 252,333 239,716 12,617 (Discounted) 6 Provision for Parks and Recreation Vehicles 2016-2025 140,000 0 140,000 0 140,000 14,000 126,000 119,700 6,300 7 Peach King Centre Addition 2018 2,163,000 0 2,163,000 540,800 1,622,200 162,220 1,459,980 1,386,981 72,999 8 Mountain Recreation Centre 2016-2017 1,300,000 0 1,300,000 0 1,300,000 130,000 1,170,000 1,111,500 58,500 9 Reserve Adjustment 702,831 (702,831) (702,831) (667,689) (35,142) Total 10,236,333 6,100 0 10,230,233 2,635,731 0 7,594,502 804,500 6,790,002 6,450,502 339,500
Page 5-6 5.2.3 Library Services The Town provides the Grimsby Public Library which totals 16,000 sq.ft. in library space. Over the past ten years, the average level of service was 0.63 sq.ft. of space per capita or an investment of $242 per capita. This equates to a total of $947,072 that the Town would be eligible to collect from D.C.s. Grimsby has included a provision for additional facility space in the amount of $945,000. After the 10% mandatory reduction, the amount to include in the development charge is $850,500. Note: this amount is in addition to the 2015 year-end reserve fund balance of $603,493. In addition, the Library currently has 52,849 collection materials. These collection items include various materials including books, periodicals, audio and video tapes, and DVDs, all of which have a total replacement value of approximately $1.7 million. Over the historical 10-year period (2006-2015), the average level of service has been 2.13 items per capita or $68 per capita. This amounts to a D.C. eligible amount of $267,658. The Town has included provisions for additional collection materials totalling $260,000. After the 10% mandatory deduction, the amount included in the development charge is $234,000. While library usage is predominately residential based, there is some use of the facilities by non-residential users, for the purpose of research. To acknowledge this use of the growth-related capital costs have been allocated 95% residential and 5% nonresidential.
Page 5-7 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Grimsby Service:Library Facilities Less: Less: Potential DC Recoverable Cost Prj.No Grants, Gross Subsidies and Timing Post Other (e.g. Timing Capital Cost Other Net Capital Benefit to Other Residential (year) Period Subtotal 10% (year) Estimate Deductions Cost Existing Contributions Total Share To Benefit Statutory (2016$) Development Attributable to Deduction) New Development 2016-2025 95% 5% Increased Service Needs Attributable to Anticipated Development Non- Residential Share 1 Provision for Library Facilities* 2025 2016-2025 945,000-945,000-945,000 94,500 850,500 807,975 42,525 Total 945,000 0 0 945,000 0 0 945,000 94,500 850,500 807,975 42,525 *Provision is in addition to the 2015 Year End Reserve Balance of $603,493
Page 5-8 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Grimsby Service: Library Collection Materials Less: Less: Potential DC Recoverable Cost Prj.No Grants, Gross Subsidies and Post Other (e.g. Timing Capital Cost Other Net Capital Benefit to Other Residential Period Subtotal 10% (year) Estimate Deductions Cost Existing Contributions Total Share Benefit Statutory (2016$) Development Attributable to Deduction) New Development 2016-2025 95% 5% Increased Service Needs Attributable to Anticipated Development Non- Residential Share 1 Provision for Library Materials 2016-2020 130,000-130,000-130,000 13,000 117,000 111,150 5,850 2 Provision for Library Materials 2021-2025 130,000-130,000-130,000 13,000 117,000 111,150 5,850 Total 260,000 0 0 260,000 0 0 260,000 26,000 234,000 222,300 11,700
Page 5-9 5.2.4 Parking Services The Town provides 158 municipal parking spaces throughout four (4) lots in Grimsby. Over the past ten years, the average level of service was 6.3 spaces per 1,000 people or an investment of $19 per capita. This equates to a total D.C.-eligible amount of $76,087 for municipal parking spaces. Grimsby has included the capital costs for the Winston/Fifth Wheel ROW Trail Parking and the Casablanca/North Service Road Parking Lot at a total gross capital cost of $247,000. The Town has identified the $79,600 as the amount that will benefit development post-2025 and $24,700 that will benefit existing development. After the application of the reserve fund balance in the amount of $66,619 and the 10% mandatory deduction, the net D.C.-eligible amount for inclusion in the calculations is $61,811. These costs have been allocated 81% residential and 19% non-residential based on the incremental growth in population to employment for the 10-year forecast period.
Page 5-10 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Grimsby Service:Parking Spaces Less: Less: Potential DC Recoverable Cost Prj.No Grants, Gross Subsidies and Post Other (e.g. Timing Capital Cost Other Net Capital Benefit to Other Residential Period Subtotal 10% (year) Estimate Deductions Cost Existing Contributions Total Share Benefit Statutory (2016$) Development Attributable to Deduction) New Development 2016-2025 81% 19% Increased Service Needs Attributable to Anticipated Development Non- Residential Share 1 Winston/Fifth Wheel ROW Trail Parking 2018 67,000 0 67,000 6,700 60,300 6,030 54,270 43,827 10,443 2 Casablanca/NSRD Parking Lot (SE corner) 2019 180,000 79,600 100,400 18,000 82,400 8,240 74,160 59,890 14,270 3 Reserve Adjustment 66,619 (66,619) (66,619) (53,800) (12,819) Total 247,000 79,600 0 167,400 91,319 0 76,081 14,270 61,811 49,917 11,894
Page 5-11 5.2.5 Services Related to a Highway Grimsby owns and maintains 97 km of rural and urban 2-lane roadways. This amounts to an average level of investment of $6,741 per capita, resulting in a D.C. eligible recovery amount of $26,425,896 over the 10-year forecast period (2016-2025). With respect to future needs, the capital projects include road improvement and reconstruction (with upgrades) projects throughout the Town and sidewalks within the Winston Road Neighbourhood Area. Growth related financing costs have been included for the following roads projects: Marlow Park to 280 m west; Central Avenue Baker to Park; Casablanca Boulevard/Q.E.W. Ramp Improvements; Winston Road Hunter to 30 m east of Windward; Winston Road Hunter to 30 m west of Oakes north side urbanization and bikeway; Windward to 5 th Wheel; and North Service Road 5 th Wheel (Winston Road) to 500 m east. The gross capital cost of these projects is $20,264,878. After deductions for benefit to existing development ($2,304,500), $2.7 million in grants and subsidies, and the application of the reserve fund balance of $973,722, the D.C.-eligible cost to be recovered over the buildout forecast period is $14,286,657. The Town also has 25,007 sq.ft. of facility space within depots and domes which equates to $150 per capita and a D.C.-recoverable amount of $587,608 over the forecast period. The Town has identified the need for an expansion to the Operations Centre Facility and a new Snow Storage Facility at a total gross capital cost of 1,430,000. With a benefit to existing development of $544,000 and a reserve fund adjustment of $311,050, the amount recoverable from development charges is $574,950. Further, the Town provides 46 services related to highway vehicles, which equate to an average level of investment of $159 per capita, and an amount recoverable from D.C.s of $622,731 over the forecast period. The Town has identified the need for four (4) new roads and related vehicles over the buildout forecast. The gross capital cost of these vehicles is $681,800. After the
Page 5-12 application of the reserve fund balance of $67,620, the net D.C.-recoverable amount is $614,180. In total, the amount included in the development charge for services related to a highway is $14,002,908. The residential/non-residential allocation for all roads and related services are based on the ratio of population to employment over the buildout period. This results in a residential/non-residential split of 81%/19%.
Page 5-13 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Grimsby Service: Services Related to a Highway Prj.No Less: Residential Share Non-Residential Share Development Development 2016-2025 81% 19% Road Improvements 1 Marlow - Park to 280m West 2018 418,000 0 418,000 209,000 209,000 168,785 40,215 2 Central Av - Baker to Park 2018 1,200,000 0 1,200,000 600,000 600,000 484,549 115,451 3 Interest on Debt - Growth Related (Marlow & Centrral Ave) - Discounted 2018-2027 100,067 0 100,067 0 100,067 80,812 19,255 4 Casablanca Blvd/QEW Ramp Improvements 2019 3,000,000 0 3,000,000 300,000 2,700,000 2,180,470 519,530 5 Interest on Debt - Growth Related (Casablanca Blvd/QEW Ramp Improvements) - Discounted 2019-2028 327,422 0 327,422 0 327,422 264,420 63,002 6 Winston Rd. - Hunter to 30m E of Windward 2017 3,980,000 0 3,980,000 398,000 1,300,000 2,282,000 1,842,901 439,099 7 Increased Service Needs Attributable to Anticipated Development Interest on Debt - Growth Related (Winston Rd. - Hunter to 30m E of Windward) - Discounted Timing (year) Gross Capital Cost Estimate (2016$) Post Period Benefit Other Deductions Net Capital Cost 2017-2026 287,912 0 287,912 0 287,912 232,512 55,400 8 Concord Place - Windward easterly 2017 369,000 0 369,000 0 369,000 297,998 71,002 9 Hunter Rd - NSR to 180m N (incl. watercourse enclosure ) 2016 800,000 0 800,000 0 400,000 400,000 323,033 76,967 10 Hunter Rd. Bikeway 2017 75,000 0 75,000 7,500 67,500 54,512 12,988 11 Winston Rd.- Hunter to 340m W of Oakes - N side urbanization & bikeway 2016-2017 1,020,000 0 1,020,000 102,000 918,000 741,360 176,640 12 Interest on Debt - Growth Related (Winston Rd. - Hunter to 30m W of Oakes - N side 2017-2026 115,821 0 115,821 0 115,821 93,535 22,286 urbanization & bikeway) - Discounted Sidewalks 13 Sidewalks (Ex. Town ROW's within Winston Road Neighbourhood Area) 2017-2019 900,000 0 900,000 0 900,000 726,823 173,177 Road Reconstruction & Upgrade 14 Windward Dr @ NSRd - left turn lane 2017 150,000 0 150,000 0 150,000 121,137 28,863 15 NSRd - Windward to 5th Wheel (Winston Rd) 2017 2,730,000 0 2,730,000 273,000 2,457,000 1,984,227 472,773 16 Interest on Debt - Growth Related (Windward to 5th Wheel) - Discounted 2017-2026 309,991 0 309,991 0 309,991 250,343 59,648 17 NSRd - 5th Wheel (Winston Rd) to 500m east 2019 4,150,000 0 4,150,000 415,000 1,000,000 2,735,000 2,208,735 526,265 18 Interest on Debt - Growth Related (NSRd - 5th Wheel (Winston Rd) to 500m east) - 2019-2028 331,666 0 331,666 0 331,666 267,847 63,819 Discounted 19 Reserve Adjustment 973,722 (973,722) (786,359) (187,362) Benefit to Existing Grants, Subsidies and Other Contributions Attributable to New Potential DC Recoverable Cost Total Total 20,264,878 0 0 20,264,878 3,278,222 2,700,000 14,286,657 11,537,638 2,749,019
Page 5-14 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Grimsby Service: Services Related to a Highway - Related Facilities Less: Potential DC Recoverable Cost Increased Service Needs Gross Attributable to Anticipated Grants, Subsidies and Timing Capital Cost Post Period Other Net Capital Benefit to Residential Non-Residential Prj.No Development Other Contributions (year) Estimate Benefit Deductions Cost Existing Total Share Share Attributable to New (2016$) Development Development 2016-2025 81% 19% Operations Centre - Facility 1 2018 1,200,000 0 1,200,000 360,000 840,000 678,368 161,632 Expansion 2 Snow Storage Facility 2020 230,000 0 230,000 184,000 46,000 37,149 8,851 3 Reserve Fund Adjustment 311,050 (311,050) (251,198) (59,852) Total 1,430,000 0 0 1,430,000 855,050 0 574,950 464,319 110,631
Page 5-15 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Grimsby Service: Services Related to a Highway - Related Vehicles Prj.No Gross Grants, Subsidies and Timing Capital Cost Post Period Other Net Capital Benefit to Residential Other Contributions (year) Estimate Benefit Deductions Cost Existing Total Share Attributable to New (2016$) Development Development 2016-2025 81% 19% Increased Service Needs Attributable to Anticipated Development Less: Potential DC Recoverable Cost Non-Residential Share 1 New Truck and Snow Plow 2019 250,000 0 250,000 0 250,000 201,895 48,105 2 New Sidewalk Snow Plow 2017 164,800 0 164,800 0 164,800 133,089 31,711 3 Stump Grinder 2016 17,000 0 17,000 0 17,000 13,729 3,271 4 Dump Truck 2016 250,000 0 250,000 0 250,000 201,895 48,105 5 Reserve Adjustment 67,620 (67,620) (54,608) (13,011) Total 681,800 0 0 681,800 67,620 0 614,180 496,001 118,180
Page 5-16 5.2.6 Fire Protection Services Grimsby currently operates its fire services from two stations totalling 11,600 sq.ft. of facility space, providing for an average level of service of 0.46 sq.ft. per capita or an investment of $137 per capita. The Town has identified the need for the replacement and expansion of Fire Hall #2 and a new Training Centre to be located on the same property as well as a Third Station in the West End. Gross capital costs for these projects total $8,512,000. In addition, financing costs (discounted) have been included for Fire Hall #2 at a cost of $644,963. The Town has identified a benefit to existing development deduction of $4,025,288 (including a reserve adjustment of $430,788). The Town has also identified other deductions totaling $4.5 million which includes a deduction for such things as post period benefit and amounts in excess of the service standard cap. The D.C.-eligible amount the Town has included in the D.C. for Fire Facilities is $627,475. The fire department has a current inventory of 10 vehicles. The 10-year historical service standard is 0.3 vehicles per 1,000 population which equates to an investment of $151 per capita. This results in a D.C.-eligible amount of $592,430 over the forecast period. The capital needs that have been identified for fire vehicles include six (6) vehicles in total at a gross capital cost of $3.10 million. The Town has identified $2.5 million in other deductions which include deductions for post period benefit as well as the amount in excess of the service standard cap. After these deductions, the D.C.-recoverable costs are $592,400. Further, the fire department provides 48 firefighters with items of equipment and gear for use in fire services. This results in a calculated average level of service of $19 per capita for the historical 10-year period and a D.C.-eligible amount of $72,716. For the forecast period, equipment for 18 additional firefighters have been identified as required to service the anticipated development. The total gross capital costs total $198,000. Other deductions of $125,300 have been identified by the Town. These include deductions for post period benefit as well as the amount in excess of the service standard. After these deductions, the D.C.-recoverable amount is $72,700. In total, the amount included in the development charge for fire services is $1,292,575.
Page 5-17 These costs are shared between residential and non-residential based on the ratio of population to employment over the forecast period, resulting in 81% being allocated to residential development and 19% being allocated to non-residential development.
Page 5-18 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Grimsby Service: Fire Facilities Prj.No Gross Grants, Subsidies and Timing Capital Cost Other Net Capital Benefit to Residential Other Contributions (year) Estimate Deductions Cost Existing Total Share Attributable to New (2016$) Development Development 2016-2025 81% 19% Increased Service Needs Attributable to Anticipated Development Less: Potential DC Recoverable Cost Non- Residential Share 1 Fire Hall #2 & Training Station 2016-2017 5,112,000 1,209,000 3,903,000 3,191,800 711,200 574,352 136,848 2 Interest on Debt (Fire Hall #2 & Training Station) - Discounted 2017-2026 644,963 152,500 492,463 402,700 89,763 72,491 17,272 3 Fire Station #3 - including land (West end) 2018-2019 3,400,000 3,142,700 257,300 0 257,300 207,791 49,509 4 Reserve Fund Adjustment 430,788 (430,788) (347,896) (82,892) Total 9,156,963 4,504,200 4,652,763 4,025,288 0 627,475 506,737 120,738
Page 5-19 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Grimsby Service: Fire Vehicles Prj.No Increased Service Needs Attributable to Anticipated Development Less: Potential DC Recoverable Cost Gross Grants, Subsidies and Timing Capital Cost Other Net Capital Benefit to Residential Other Contributions (year) Estimate Deductions Cost Existing Total Share Attributable to New (2016$) Development Development 2016-2025 81% 19% Non- Residential Share 1 Prevention Vehicle (582) 2018 50,000 0 50,000 0 50,000 40,379 9,621 2 Fire Tanker (536) - Station 3 2019 309,000 254,100 54,900 0 54,900 44,336 10,564 3 Fire Pumper (531) - Station 3 2019 750,000 616,800 133,200 0 133,200 107,570 25,630 4 Medical Rescue Vehicle (538) - Station 3 2019 129,000 106,100 22,900 0 22,900 18,494 4,406 5 Fire Aerial Platform (535) - Station 3 2019 1,803,000 1,482,800 320,200 0 320,200 258,588 61,612 6 Command Vehicle (505) - Station 3 2019 63,000 51,800 11,200 0 11,200 9,045 2,155 Total 3,104,000 2,511,600 592,400 0 0 592,400 478,411 113,989
Page 5-20 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Grimsby Service: Fire Small Equipment and Gear Prj.No 1 2 Increased Service Needs Attributable to Anticipated Development Gross Grants, Subsidies and Timing Capital Cost Other Net Capital Benefit to Residential Other Contributions (year) Estimate Deductions Cost Existing Total Share Attributable to New (2016$) Development Development 2016-2025 81% 19% Additional Firefighters (8) - Existing Urban Area Additional Firefighters (10) - Winston Road Neighbourhood Less: Potential DC Recoverable Cost Non-Residential Share 2017 88,000 23,600 64,400 0 64,400 52,008 12,392 2019 110,000 101,700 8,300 0 8,300 6,703 1,597 Total 198,000 125,300 72,700 0 0 72,700 58,711 13,989
Page 5-21 5.3 Service Levels and Urban Buildout Capital Costs for Grimsby s D.C. Calculation This section evaluates the development-related capital requirements for those services over an urban-buildout planning period (2016-urban buildout). 5.3.1 Stormwater Drainage and Control Services Grimsby has identified the need to upgrade the C.N. Crossing Culvert (400m East of Baker Road) at a gross cost of $900,000. After the application of the reserve fund balance of $298,903, the net D.C.-recoverable cost is $601,097. These costs are shared between residential and non-residential development based on the proportion of land area over the forecast period, resulting in 68% being allocated to residential development and 32% being allocated to non-residential development. 5.3.2 Wastewater Services In 2010 the Town had a West Grimsby Sanitary Modelling Report carried out which recommended that the existing North Service Road and the Q.E.W. Crossing Sanitary Sewers were adequate for existing development but required additional work to accommodate growth in the proposed West End Development area. Subsequently, $2.3 million was identified for inclusion in the 2014 D.C. Study for this work with a 10% benefit to existing deduction. In the fall of 2014 the Region of Niagara completed a major upgrade of the Roberts Road Sewage Pump Station (S.P.S.) and force main with 3 to 4 times the pumping capacity of the old S.P.S. The Roberts Road S.P.S. is located down-stream from the D.C. sewer works required to service growth. With the completion of the Regional works, Town staff felt it would be best to re-monitor the upstream sewers to see what impact the new upgraded Roberts Road S.P.S. had on flows. In 2015 and early 2016 the Town carried out extensive monitoring and then modelled the existing pipe with the new S.P.S. The result was the existing pipe had ample capacity for all new West End Development subject to some minor improvements estimated at $400,000. This amount has been included in the 2016 D.C. study with 100% of the costs attributed to growth. In addition to the work noted above, upgrades to Central Avenue sewers are also included in the D.C. study at an estimated amount of $309,000. In total, $709,000 is included in the D.C.
Page 5-22 The D.C. reserve balance for wastewater services has a current balance of $820,896. With the updated project listing for wastewater applied, the net D.C.-recoverable cost for wastewater will be zero. The reserve fund will then have a balance of $111,896. As the Town continues to expand the water services to service growth, this amount is recommended to be redirected to the water D.C. reserve fund to reduce the amount of D.C. funding required for water services. The growth-related wastewater costs are shared between residential and nonresidential development based on design flows in the Town, resulting in 84% being allocated to residential development and 16% being allocated to non-residential development. 5.3.3 Water Services Grimsby has identified the need for five (5) water distribution projects over the forecast period. The total gross cost of these projects is $2,075,400. A deduction of $792,700 has been made related to the benefit to existing development. After the deduction of the benefit to existing development and the application of the reserve fund balance of $424,112 (including the $111,896 redirected from the wastewater reserve fund), the net D.C.-recoverable cost is $858,588. The growth-related costs are shared between residential and non-residential development based on design flows in the Town, resulting in 84% being allocated to residential development and 16% being allocated to non-residential development.
Page 5-23 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Grimsby Service: Stormwater Prj.No Gross Grants, Subsidies and Timing Capital Cost Post Period Other Net Capital Benefit to Residential Other Contributions (year) Estimate Benefit Deductions Cost Existing Total Share Attributable to New (2016$) Development Development 2016-Urban Buildout 68% 32% Increased Service Needs Attributable to Anticipated Development Less: Potential DC Recoverable Cost Non-Residential Share 1 CN Crossing Culvert Upgrade (400m E of Baker Rd) 2017 900,000-900,000-900,000 613,942 286,058 2 Reserve Adjustment 298,903 (298,903) (203,899) (95,004) Total 900,000 0 0 900,000 298,903 0 601,097 410,043 191,054
Page 5-24 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Grimsby Service: Wastewater - Sewers Prj.No Gross Grants, Subsidies and Timing Capital Cost Post Period Other Net Capital Benefit to Residential Other Contributions (year) Estimate Benefit Deductions Cost Existing Total Share Attributable to New (2016$) Development Development 2016-Urban Buildout 84% 16% Increased Service Needs Attributable to Anticipated Development Less: Potential DC Recoverable Cost Non-Residential Share 1 Central Avenue Upgrade for Developers 2020 309,000-309,000-309,000 259,560 49,440 2 NSRd, QEW Xing to Roberts PS 2016 400,000-400,000-400,000 336,000 64,000 3 Reserve Adjustment 709,000 (709,000) (595,560) (113,440) Total 709,000 0 0 709,000 709,000 0 0 0 0
Page 5-25 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Grimsby Service: Water Distribution Prj.No Increased Service Needs Attributable to Anticipated Development Less: Potential DC Recoverable Cost Gross Grants, Subsidies and Timing Capital Cost Post Period Other Net Capital Benefit to Residential Other Contributions (year) Estimate Benefit Deductions Cost Existing Total Share Attributable to New (2016$) Development Development 2016-Urban Buildout 84% 16% Non-Residential Share 1 Marlow Av - Park to 270m west 2018 248,000-248,000 124,000 124,000 104,160 19,840 2 Central Av - Baker to Park 2017 760,800-760,800 380,400 380,400 319,536 60,864 3 Bedford Park- Central to Mary 2018 190,300-190,300 95,150 95,150 79,926 15,224 4 Kelson Av / QEW Xing 2021 772,600-772,600 193,150 579,450 486,738 92,712 5 Concord Pl - Windward to 120m easterly 2016 103,700-103,700-103,700 87,108 16,592 6 Reserve Adjustment 424,112 (424,112) (356,254) (67,858) Total 2,075,400 0 0 2,075,400 1,216,812 0 858,588 721,214 137,374
Page 6-1 6. Development Charge Calculation Table 6-1 calculates the proposed uniform D.C.s to be imposed on anticipated development in the Town for services based upon an urban buildout horizon. Table 6-2 calculates the proposed D.C.s to be imposed for services constructed to facilitate the Town s development over a 10-year planning horizon. Note services related to a highway and fire services are calculated on a buildout planning horizon, however the buildout planning horizon is assumed to be 10 years. The calculation for residential development is generated on a per capita basis and is based upon four forms of housing types (single and semi-detached, apartments 2+ bedrooms, apartment s bachelor and 1 bedroom, and all other multiples). The nonresidential D.C. has been calculated on a per sq.ft. of gross floor area basis for nonresidential development (Commercial, Institutional and Industrial). The D.C. eligible costs for each service component were developed in Chapter 5 for all Town services, based on their proposed capital programs. For the residential calculations, the total cost is divided by the gross (new resident) population to determine the per capita amount. The eligible D.C. cost calculations set out in Chapter 5 are based on the net anticipated population increase (the forecast new unit population less the anticipated decline in existing units). The cost per capita is then multiplied by the average occupancy of the new units (Appendix A, Schedule 3 & 4) to calculate the charge in Tables 6-1 and 6-2. With respect to non-residential development, based on recent Council direction to attract industrial developments to the Town, the total costs are allocated to nonresidential development and varied into two categories, industrial and non-industrial. These varied rates are based on forecasted industrial vs. non-industrial employment relative to total employment. These costs are then divided by the respective anticipated development over the planning period to calculate a cost per sq.ft. of gross floor area for each category (see Tables 6-1 and 6-2). Table 6-3 summarizes the total development charge that is applicable for municipalwide and area-specific services. Table 6-4 summarizes the gross capital expenditures and sources of revenue for works to be undertaken during the 5-year life of the by-law.
Page 6-2 1. Stormwater Drainage and Control Services TABLE 6-1 TOWN OF GRIMSBY DEVELOPMENT CHARGE CALCULATION Urban Area Services 2016-Urban Buildout 2016 $ DC Eligible Cost 2016 $ DC Eligible Cost 2016 $ DC Eligible Cost SERVICE Residential Non-Residential SDU per ft² Industrial Non-Industrial 2016 $ DC Eligible Cost Industrial Non-Industrial per ft 2 per ft 2 $ $ $ $ $ $ $ $ 1.1 Channels, drainage and ponds 410,043 191,054 320 0.31 22,217 168,837 0.16 0.36 410,043 191,054 320 0.31 22,217 168,837 0.16 0.36 2. Wastewater Services 2.1 Sewers - - - - - - - - - - - - - - - - 3. Water Services 3.1 Distribution systems 721,214 137,374 563 0.23 15,974 121,400 0.12 0.26 721,214 137,374 563 0.23 15,974 121,400 0.12 0.26 TOTAL $1,131,256 $328,428 $883 0.54 $38,191 $290,237 0.28 0.62 DC ELIGIBLE CAPITAL COST $1,131,256 $328,428 $38,191 $290,237 Build out Gross Population / GFA Growth (ft².) 4,049 609,108 138,320 470,788 Cost Per Capita / Non-Residential GFA (ft².) $279.39 $0.54 $0.28 $0.62 By Residential Unit Type p.p.u Single and Semi-Detached Dwelling 3.16 $883 Apartments - 2 Bedrooms + 1.88 $525 Apartments - Bachelor and 1 Bedroom 1.25 $349 Other Multiples 2.13 $595
Page 6-3 4. Services Related to a Highway and Related Infrastructure TABLE 6-2 TOWN OF GRIMSBY DEVELOPMENT CHARGE CALCULATION Municipal-wide Services 2016-2025 2016 $ DC Eligible Cost 2016 $ DC Eligible Cost 2016 $ DC Eligible Cost SERVICE Residential Non-Residential SDU per ft² Industrial Non-Industrial 2016 $ DC Eligible Cost Industrial Non-Industrial per ft 2 per ft 2 $ $ $ $ $ $ $ $ 4.1 Roads 11,537,638 2,749,019 8,638 4.42 329,647 2,419,372 2.27 5.07 4.2 Depots and Domes 464,319 110,631 349 0.18 13,266 97,365 0.09 0.20 4.3 PW Rolling Stock 496,001 118,180 372 0.19 14,171 104,008 0.10 0.22 12,497,957 2,977,830 9,358 4.79 357,084 2,620,745 2.46 5.49 5. Fire Protection Services 5.1 Fire facilities 506,737 120,738 380 0.19 14,478 106,260 0.10 0.22 5.2 Fire vehicles 478,411 113,989 358 0.18 13,669 100,320 0.09 0.21 5.3 Small equipment and gear 58,711 13,989 44 0.02 1,677 12,311 0.01 0.03 1,043,859 248,715 782 0.39 29,825 218,891 0.20 0.46 6. Parking Services 6.1 Municipal parking spaces 49,917 11,894 37 0.02 1,426 10,467 0.01 0.02 49,917 11,894 37 0.02 1,426 10,467 0.01 0.02 7. Indoor and Outdoor Recreation Services Parkland development, amenities & trails, 7.1 vehicles & indoor facilities 6,450,502 339,500 4,831 0.55 40,711 298,789 0.28 0.63 8. Library Services 8.1 Library facilities 807,975 42,525 605 0.07 5,099 37,426 0.03 0.08 8.2 Library materials 222,300 11,700 166 0.02 1,403 10,297 0.01 0.02 1,030,275 54,225 771 0.09 6,502 47,723 0.04 0.10 9. Administration 9.1 Studies 263,149 62,699 197 0.10 7,519 55,181 0.05 0.12 TOTAL $21,335,660 $3,694,863 $15,976 $5.94 $443,067 $3,251,796 3.04 6.82 DC ELIGIBLE CAPITAL COST $21,335,660 $3,694,863 $443,067 $3,251,796 10 Year Gross Population / GFA Growth (ft².) 4,220 623,213 145,600 477,613 Cost Per Capita / Non-Residential GFA (ft².) $5,055.84 $5.94 $3.04 $6.82 By Residential Unit Type p.p.u Single and Semi-Detached Dwelling 3.16 $15,976 Apartments - 2 Bedrooms + 1.88 $9,505 Apartments - Bachelor and 1 Bedroom 1.25 $6,320 Other Multiples 2.13 $10,769
Page 6-4 TABLE 6-3 TOWN OF GRIMSBY DEVELOPMENT CHARGE CALCULATION TOTAL ALL SERVICES 2016 $ DC Eligible Cost 2016 $ DC Eligible Cost 2016 $ DC Eligible Cost 2016 $ DC Eligible Cost Residential Non-Residential SDU per ft² Industrial Non-Industrial Industrial per ft 2 Non-Industrial per ft 2 $ $ $ $ $ $ $ $ Urban-wide Services $1,131,256 $328,428 $883 $0.54 $38,191 $290,237 $0.28 $0.62 Municipal-wide Services 21,335,660 3,694,863 15,976 5.94 443,067 3,251,796 $3.04 $6.82 TOTAL 22,466,917 4,023,291 16,859 6.48 481,258 3,542,033 $3.32 $7.44
Page 6-5 SERVICE Table 6-4 TOWN OF GRIMSBY GROSS EXPENDITURE AND SOURCES OF REVENUE SUMMARY FOR COSTS TO BE INCURRED OVER THE LIFE OF THE BY-LAW TOTAL GROSS COST OTHER DEDUCTIONS TAX BASE OR OTHER NON-DC SOURCE BENEFIT TO OTHER FUNDING EXISTING SOURCES OF FINANCING LEGISLATED REDUCTION POST DC PERIOD BENEFIT DC RESERVE FUND NON- RESIDENTIAL RESIDENTIAL 1. Stormwater Drainage and Control Services 1.1 Channels, drainage and ponds 900,000 0 0 0 0 0 613,942 286,058 2. Wastewater Services 2.1 Sewers 709,000 0 0 0 0 0 595,560 113,440 3. Water Services 3.1 Distribution systems 1,302,800 0 599,550 0 0 0 590,730 112,520 4. Services Related to a Highway and Related Infrastructure 4.1 Roads 19,386,615 0 2,304,500 2,700,000 0 0 11,614,728 2,767,387 4.2 Depots and Domes 1,430,000 0 544,000 0 0 0 715,517 170,483 4.3 PW Rolling Stock 681,800 0 0 0 0 0 550,609 131,191 5. Fire Protection Services 5.1 Fire facilities 8,834,481 4,427,950 3,393,150 0 0 0 818,388 194,993 5.2 Fire vehicles 3,104,000 2,511,600 0 0 0 0 478,411 113,989 5.3 Small equipment and gear 286,000 148,900 0 0 0 0 110,719 26,381 6. Parking Services 6.1 Municipal parking spaces 247,000 0 24,700 0 14,270 79,600 103,718 24,712 7. Indoor and Outdoor Recreation Services 7.1 Parkland development, amenities & trails, vehicles & indoor facilities 9,778,250 0 1,932,900 0 784,154 3,813 6,704,515 352,869 8. Library Services 8.1 Library facilities 472,500 0 0 0 47,250 0 403,988 21,263 8.2 Library materials 130,000 0 0 0 13,000 0 111,150 5,850 9. Administration 9.1 Studies 881,700 0 216,660 0 42,117 0 503,061 119,862 TOTAL EXPENDITURES & REVENUES $48,144,146 $7,088,450 $9,015,460 $2,700,000 $900,790 $83,413 $23,915,036 $4,440,998
7. Development Charge Policy Recommendations and Development Charge By-law Rules 7.1 Introduction Page 7-1 s.s.5(1)9 states that rules must be developed:...to determine if a development charge is payable in any particular case and to determine the amount of the charge, subject to the limitations set out in subsection 6. Paragraph 10 of the section goes on to state that the rules may provide for exemptions, phasing in and/or indexing of D.C.s. s.s.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 5(1) 2-8 for all services involved; if the rules expressly identify a type of development, they must not provide for it to pay 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 development charge 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 s.s.5(1) para. 9 and 10, as well as how the rules apply to the redevelopment of land. The rules provided are based on the Town s existing policies; however, there are items under consideration at this time and these may be refined prior to adoption of the bylaw. 7.2 Development Charge By-law Structure Bill 73 has introduced two new sections where Council must consider the use of area specific charges:
Page 7-2 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. With 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. In past D.C. studies, consideration has been given to area rating; however, there have been several reasons why this has not been imposed: 1. All Town services, with the exception of water, wastewater and stormwater, require that the average 10-year service standard be calculated. This average service standard multiplied by growth in the Town, establishes an upper ceiling on the amount of funds which can be collected from all developing landowners. Section 4(4) of O. Reg. 82/98 provides that if a development charge by-law applies to a part of the municipality, the level of service and average level of service cannot exceed that which would be determined if the by-law applied to the whole municipality. Put in layman s 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 Town hence potentially resulting in D.C. revenue shortfalls and impacts on property taxes. 2. Extending on item 1, attempting to impose an area charge potentially causes equity issues in transitioning from a Town-wide approach to an area specific approach. For example, if all services were now built (and funded) within Area A (which is 75% built out) and this was funded with some revenues from Areas B and C, moving to an area rating approach would see Area A contribute no funds to the costs of services in Areas B & C. The development charges 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.
Page 7-3 3. Many services which are provided (roads, indoor and outdoor recreation services, and library) are not restricted to one specific area and are often used by all residents. For example, arenas located in different parts of the Town will be used by residents from all areas depending on the 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 programing availability). Therefore, it is recommended that: a uniform municipal-wide development charge be calculated for all municipal services, except for water, wastewater, and stormwater, which will be calculated based on growth in the urban area; and one municipal development charge by-law be used for all services. 7.3 Development Charge By-law Rules The following subsections set out the recommended rules governing the calculation, payment and collection of 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 development charges: 7.3.1 Payment in any Particular Case In accordance with the D.C.A., s.2(2), a development charge be calculated, payable and collected where the development requires one or more of the following: a) the passing of a zoning by-law or of an amendment to a zoning by-law under section 34 of the Planning Act; b) the approval of a minor variance under Section 45 of the Planning Act; c) a conveyance of land to which a by-law passed under section 50(7) of the Planning Act applies; d) the approval of a plan of subdivision under Section 51 of the Planning Act; e) a consent under Section 53 of the Planning Act; f) the approval of a description under section 50 of the Condominium Act; or g) the issuing of a building permit under the Building Code Act in relation to a building or structure.
Page 7-4 7.3.2 Determination of the Amount of the Charge The following conventions be adopted: 1) Costs allocated to residential uses will be assigned to different types of residential units based on the average occupancy for each housing type constructed during the previous decade. Costs allocated to non-residential uses will be assigned to industrial and non-industrial uses based on the amount of square feet of gross floor area constructed. 2) Costs allocated to residential and non-residential uses are based upon a number of conventions, as may be suited to each municipal circumstance, e.g. for Administration, the costs have been based on a population vs. employment growth ratio (81%/19%) for residential and non-residential, respectively) over the 10-year forecast period; for Indoor and Outdoor Recreation, and Library services, a 5% nonresidential attribution has been made to recognize use by the nonresidential sector; for Services Related to a Highway and Related Infrastructure and Fire Protection Services, the costs have been based on a population vs. employment growth ratio (81%/19%) for residential and non-residential, respectively over the buildout forecast period; for Water and Wastewater Services, the costs have been based on design flows (84%/16%) for residential and non-residential developments over the urban buildout forecast period; and for Stormwater Services, the costs have been split between residential and non-residential based on benefitting land area (68%/32%). 7.3.3 Application to Redevelopment of Land (Demolition and Conversion) If a development involves the demolition of and replacement of a building or structure on the same site, or the conversion from one principal use to another, the developer shall be allowed a credit equivalent to: 1) the number of dwelling units demolished/converted multiplied by the applicable residential development charge in place at the time the development charge is payable; and/or
Page 7-5 2) the gross floor area of the building demolished/converted multiplied by the current non-residential development charge in place at the time the development charge is payable. The demolition credit is allowed only if the land was improved by occupied structures and if the demolition permit related to the site was issued less than 48 months prior to the issuance of a building permit. The credit can, in no case, exceed the amount of D.C.s that would otherwise be payable. 7.3.4 Exemptions (full or partial) a) Statutory exemptions industrial building additions of up to and including 50% of the existing gross floor area (defined in O.Reg. 82/98, s.1) of the building; for industrial building additions which exceed 50% of the existing gross floor area, only the portion of the addition in excess of 50% is subject to development charges (s.4(3)) of the D.C.A.; buildings or structures owned by and used for the purposes of any municipality, local board or Board of Education (s.3); residential development that results only in the enlargement of an existing dwelling unit, or that results only in the creation of up to two additional dwelling units (based on prescribed limits set out in s.2 of O.Reg. 82/98). b) Non-statutory exemptions Bona fide farm (non-residential) buildings including wholesale greenhouse facilities and structures; and Development creating or adding an accessory use or accessory structure not exceeding 10 square metres of gross floor area. 7.3.5 Phasing in No provisions for phasing in the development charge are provided in the development charge by-law. 7.3.6 Timing of Collection The development charge for all services shall be collected at the time of issuance of the first building permit, subject to early or late payment agreements entered into by the Town and an owner under section 27 of the D.C.A.
Page 7-6 7.3.7 Indexing Indexing of the development charges shall be implemented on a mandatory basis annually, commencing on the first anniversary date of this by-law and each anniversary date thereafter, in accordance with the Statistics Canada Quarterly, Non-Residential Building Construction Price Index (CANSIM Table 327-0043) 1 for the most recent yearover-year period. 7.4 Other Development Charge By-law Provisions It is recommended that: 7.4.1 Categories of Services for Reserve Fund and Credit Purposes The Town s development charge collections are currently reserved in eleven (11) separate reserve funds: Services Related to a Highway, Other Transportation Services, Parking, Fire Protection Services, Outdoor Recreation Services, Indoor Recreation Services, Library Services, Administration, Stormwater Drainage and Control Services, Wastewater Services, and Water Services. It is recommended that the Town move forward with nine (9) reserve funds by utilizing the following actions: Combine the Other Transportation Services reserve fund and the Services Related to a Highway reserve fund and rename the reserve Services Related to a Highway and Related Infrastructure ; and Combine the Indoor and Outdoor Recreation Services reserve funds. Appendix D outlines the reserve fund policies that the Town is required to follow as per the D.C.A. 7.4.2 By-law In-force Date A by-law under the D.C.A. comes into force on the day after which the by-law is passed by Council. 1 O.Reg 82/98 referenced The Statistics Canada Quarterly, Construction Price Statistics, catalogue number 62-007 as the index source. As of the end of December, 2013 this catalogue has been discontinued and replaced by this web based table.
7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter-Reserve Fund Borrowing Page 7-7 The minimum interest rate is the Bank of Canada rate on the day on which the by-law comes into force (as per s.11 of O.Reg. 82/98). 7.5 Other Recommendations It is recommended that Council: Whenever appropriate, request that grants, subsidies and other contributions be clearly designated by the donor as being to the benefit of existing development or new development, as applicable; Adopt the assumptions contained herein as an anticipation with respect to capital grants, subsidies and other contributions; Approve the capital project listing set out in Chapter 5 of the Development Charges Background Study dated September 1, 2016, subject to further annual review during the capital budget process; Approve the Development Charges Background Study dated September 1, 2016, as amended (if applicable);" Approve the use of a uniform municipal-wide residential charge (which varies by unit type), for all services except for water, wastewater, and stormwater, as opposed to the use of an area rating; Approve the use of a uniform municipal-wide Industrial charge, for all services except for water, wastewater, and stormwater, as opposed to the use of an area rating; Approve the use of a uniform municipal-wide Non-Industrial charge, for all services except for water, wastewater, and stormwater, as opposed to the use of an area rating; Determine that no further public meeting is required; and Approve the Development Charge By-law as set out in Appendix G.
Page 8-1 8. By-law Implementation 8.1 Public Consultation Process 8.1.1 Introduction This chapter addresses the mandatory, formal public consultation process (Section 8.1.2), as well as the optional, informal consultation process (Section 8.1.3). The latter is designed to seek the co-operation and participation of those involved, in order to produce the most suitable policy. Section 8.1.4 addresses the anticipated impact of the development charge on development from a generic viewpoint. 8.1.2 Public Meeting of Council Section 12 of the D.C.A., indicates that before passing a development charge by-law, Council must hold at least one public meeting, giving at least 20 clear days notice thereof, in accordance with the Regulation. Council must also ensure that the proposed by-law and background report are made available to the public at least sixty (60) days prior to by-law passage. 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 Municipal Board (O.M.B.). 8.1.3 Other Consultation Activity There are three broad groupings of the public who are generally the most concerned with Town development charge policy: 1. The first grouping is the residential development community, consisting of land developers and builders, who are typically responsible for generating the majority of the development charge revenues. Others, such as realtors, are directly impacted by development charge policy. They are, therefore, potentially interested in all aspects of the charge, particularly the quantum by unit type,
Page 8-2 projects to be funded by the D.C. and the timing thereof, and Town policy with respect to development agreements, D.C. credits and front-ending requirements. 2. The second public grouping embraces the public at large and includes taxpayer coalition groups and others interested in public policy. 3. The third grouping is the industrial/commercial/institutional development sector, consisting of land developers and major owners or organizations with significant construction plans, such as hotels, entertainment complexes, shopping centres, offices, industrial buildings and institutions. Also involved are organizations such as Industry Associations, the Chamber of Commerce, the Board of Trade and the Economic Development Agencies, who are all potentially interested in Town development charge policy. Their primary concern is frequently with the quantum of the charge, gross floor area 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 development charge policy often requires the achievement of an acceptable balance between two competing realities. The first is that high nonresidential development charges can, to some degree, represent a barrier to increased economic activity and sustained industrial/commercial growth, particularly for capital intensive uses. Also, in many cases, increased residential development charges can ultimately be expected to be recovered via higher housing prices and can impact project feasibility in some cases (e.g. rental apartments). On the other hand, development charges or other Town capital funding sources need to be obtained in order to help ensure that the necessary infrastructure and amenities are installed. The timely installation of such works is a key initiative in providing adequate service levels and in facilitating strong economic growth, investment and wealth generation. 8.3 Implementation Requirements 8.3.1 Introduction Once the Town has calculated the charge, prepared the complete background study, carried out the public process and passed a new by-law, the emphasis shifts to implementation matters.
Page 8-3 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 which follow overview the requirements in each case. 8.3.2 Notice of Passage In accordance with s.13 of the D.C.A., when a D.C. by-law is passed, the Town clerk shall give written notice of the passing and of the last day for appealing the by-law (the day that is 40 days after the day it was passed). Such notice must be given no later than 20 days after the day the by-law is passed (i.e. as of the day of newspaper publication or the mailing of the notice). Section 10 of O.Reg. 82/98 further defines the notice requirements which are summarized as follows: notice may be given by publication in a newspaper which is (in the Clerk s opinion) of sufficient circulation to give the public reasonable notice, or by personal service, fax or mail to every owner of land in the area to which the 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. 8.3.3 By-law Pamphlet In addition to the notice information, the Town must prepare a pamphlet explaining each development charge by-law in force, setting out: a description of the general purpose of the development charges; the rules for determining if a charge is payable in a particular case and for determining the amount of the charge; the services to which the development charges relate; and a general description of the general purpose of the Treasurer s statement and where it may be received by the public. Where a by-law is not appealed to the O.M.B., the pamphlet must be readied within 60 days after the by-law comes into force. Later dates apply to appealed by-laws. The Town must give one copy of the most recent pamphlet without charge, to any person who requests one.
Page 8-4 8.3.4 Appeals Sections 13-19 of the D.C.A., set out the requirements relative to making and processing a D.C. by-law appeal and O.M.B. Hearing in response to an appeal. Any person or organization may appeal a D.C. by-law to the O.M.B. by filing a notice of appeal with the Town clerk, setting out the objection to the by-law and the reasons supporting the objection. This must be done by the last day for appealing the by-law, which is 40 days after the by-law is passed. The Town is carrying out a public consultation process in order to address the issues that come forward as part of that process, thereby avoiding or reducing the need for an appeal to be made. 8.3.5 Complaints A person required to pay a development charge, or his agent, may complain to the Town Council imposing the charge that: the amount of the charge was incorrectly determined; the reduction to be used against the development charge was incorrectly determined; or there was an error in the application of the development charge. Sections 20-25 of the D.C.A., set out the requirements that exist, including the fact that a complaint may not be made later than 90 days after a D.C. (or any part of it) is payable. A complainant may appeal the decision of Town Council to the O.M.B. 8.3.6 Credits Sections 38-41 of the D.C.A., set out a number of credit requirements, which apply where a Town agrees to allow a person to perform work in the future that relates to a service in the D.C. by-law. These credits would be used to reduce the amount of D.C.s to be paid. The value of the credit is limited to the reasonable cost of the work which does not exceed the average level of service. The credit applies only to the service to which the work relates, unless the Town agrees to expand the credit to other services for which a development charge is payable.
Page 8-5 8.3.7 Front-Ending Agreements The Town and one or more landowners may enter into a front-ending agreement which provides for the costs of a project which will benefit an area in the Town to which the D.C. by-law applies. Such an agreement can provide for the costs to be borne by one or more parties to the agreement who are, in turn, reimbursed in future by persons who develop land defined in the agreement. Part III of the D.C.A., (Sections 44-58) addresses front-ending agreements and removes some of the obstacles to their use which were contained in the D.C.A., 1989. Accordingly, the Town assesses whether this mechanism is appropriate for its use, as part of funding projects prior to Town funds being available. 8.3.8 Severance and Subdivision Agreement Conditions Section 59 of the D.C.A., prevents a Municipality from imposing directly or indirectly, a charge related to development or a requirement to construct a service related to development, by way of a condition or agreement under s.51 or s.53 of the Planning Act, except for: local services, related to a plan of subdivision or within the area to which the plan relates, to be installed or paid for by the owner as a condition of approval under section 51 of the Planning Act; 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 s.s.59(4) of the D.C.A. requires that the municipal approval authority for a draft plan of subdivision under s.s.51(31) of the Planning Act, use its power to impose conditions to ensure that the first purchaser of newly subdivided land is informed of all the development charges related to the development, at the time the land is transferred. In this regard, if the Town in question is a commenting agency, in order to comply with subsection 59(4) of the D.C.A. it would need to provide to the approval authority, information regarding the applicable Town development charges related to the site. If the Town is an approval authority for the purposes of section 51 of the Planning Act, it would be responsible to ensure that it collects information from all entities which can impose a development charge.
Page 8-2 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.
Page A-1 Appendix A Background Information on Residential and Non-residential Growth Forecast
Page A-2 Year Population (Excluding Census Undercount) SCHEDULE 1 TOWN OF GRIMSBY RESIDENTIAL GROWTH FORECAST SUMMARY Population (Including Census Undercount)¹ Singles & Semi- Detached Housing Units Multiple Dwellings 2 Apartments3 Other Total Households Person Per Unit (PPU) Mid 1996 19,585 20,260 5,520 645 650 10 6,825 2.87 Mid 2001 21,297 22,030 6,095 865 620 5 7,585 2.81 Mid 2006 23,937 24,760 6,525 1,420 765 30 8,740 2.74 Mid 2011 25,325 26,200 7,070 1,645 860 40 9,615 2.63 Mid 2016 27,281 28,220 7,462 2,115 983 40 10,600 2.57 Mid 2021 29,327 30,330 7,580 2,342 1,810 40 11,772 2.49 Mid 2026 (Buildout) 31,201 32,270 7,692 2,557 2,593 40 12,882 2.42 Mid 1996 - Mid 2001 1,712 1,770 575 220-30 -5 760 Mid 2001 - Mid 2006 2,640 2,730 430 555 145 25 1,155 Mid 2006 - Mid 2011 1,388 1,440 545 225 95 10 875 Mid 2011 - Mid 2016 1,956 2,020 392 470 123 0 985 Mid 2016 - Mid 2021 2,046 2,110 118 227 827 0 1,172 Mid 2016 - Mid 2026 (Buildout) 3,920 4,050 230 442 1,610 0 2,282 Source:, 2016. 1. Census Undercount estimated at approximately 4%. Note: Population Including the Undercount has been rounded. 2. Includes townhomes and apartments in duplexes. 3. Includes bachelor, 1 bedroom and 2 bedroom+ apartments. HOUSING FORECAST¹ 350 300 290 Housing Units 250 200 150 209 152 116 185 230 255 132 232 235 235 235 235 222 222 222 222 222 100 73 78 50 0 Years Historical Low Density Medium Density High Density Historical Average Source: Historical housing activity (2006 2015) based on Statistics Canada building permits, Catalogue 64 001 XIB Source: Historical housing activity (2006-2015) based on Statistics Canada building permits, Catalogue 64-001-XIB 1. Growth Forecast represents start year. 02/08/2016 H:\Grimsby\2016 DC Amendment\Growth\ Grimsby Growth Model Revised for 2016
Page A-3 SCHEDULE 2 TOWN OF GRIMSBY ESTIMATE OF THE ANTICIPATED AMOUNT, TYPE AND LOCATION OF DEVELOPMENT FOR WHICH DEVELOPMENT CHARGES CAN BE IMPOSED DEVELOPMENT TIMING SINGLES & SEMI- TOTAL MULTIPLES 1 APARTMENTS 2 DETACHED RESIDENTIAL LOCATION UNITS GROSS POPULATION EXISTING UNIT NET IN NEW UNITS POPULATION CHANGE POPULATION INCREASE Urban 2016-2026 (Buildout) 176 442 1,610 2,228 4,049 (270) 3,779 Rural 2016-2026 (Buildout) 54 - - 54 171 (30) 141 Town of Grimsby 2016-2026 (Buildout) 230 442 1,610 2,282 4,220 (300) 3,920 Source:, 2016 Residential distribution based on a combination of historical permit activity, available housing supply and discussions with Town of Grimsby staff regarding future development prospects. 1. Includes townhomes and apartments in duplexes. 2. Includes bachelor, 1 bedroom and 2 bedroom+ apartments. 02/08/2016 H:\Grimsby\2016 DC Amendment\Growth\ Grimsby Growth Model Revised for 2016
Page A-4 SCHEDULE 3 TOWN OF GRIMSBY CURRENT YEAR GROWTH FORECAST MID 2011 TO MID 2016 POPULATION Mid 2011 Population 25,325 Occupants of Units (2) 985 New Housing Units, multiplied by persons per unit (3) 2.47 Mid 2011 to Mid 2016 gross population increase 2,433 2,433 Decline in Housing Units (4) 9,615 Unit Occupancy, multiplied by ppu decline rate (5) -0.0496 Mid 2011 to Mid 2016 total decline in population -477-477 Population Estimate to Mid 2016 27,281 Net Population Increase, Mid 2011 to Mid 2016 1,956 (1) 2011 population based on StatsCan Census unadjusted for Census Undercount. (2) Estimated residential units constructed, Mid 2011 to the beginning of the growth period, assuming a six month lag between construction and occupancy. (3) Average number of persons per unit (ppu) is assumed to be: Persons % Distribution Weighted Persons Structural Type Per Unit¹ of Estimated Units² Per Unit Average Singles & Semi Detached 3.16 40% 1.26 Multiples (6) 2.13 48% 1.02 Apartments (7) 1.59 12% 0.20 Total 100% 2.47 ¹ Based on 2011 Census custom database ² Based on Building permit/completion acitivty (4) 2011 households taken from StatsCan Census. (5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions. (6) Includes townhomes and apartments in duplexes. (7) Includes bachelor, 1 bedroom and 2 bedroom+ apartments. 02/08/2016 H:\Grimsby\2016 DC Amendment\Growth\ Grimsby Growth Model Revised for 2016
Page A-5 SCHEDULE 4 TOWN OF GRIMSBY TEN YEAR GROWTH FORECAST MID 2016 TO MID 2026 (BUILDOUT) POPULATION Mid 2016 Population 27,281 Occupants of Units (2) 2,282 New Housing Units, multiplied by persons per unit (3) 1.85 Mid 2016 to Mid 2026 gross population increase 4,220 4,220 Decline in Housing Units (4) 12,660 Unit Occupancy, multiplied by ppu decline rate (5) -0.0237 Mid 2016 to Mid 2026 total decline in population -300-300 Population Estimate to Mid 2026 31,201 Net Population Increase, Mid 2016 to Mid 2026 3,920 (1) Mid 2016 Population based on: 2011 Population (25,325) + Mid 2011 to Mid 2016 estimated housing units to beginning of forecast period (985 x 2.47 = 2,433) + (9,615 x -0.0496 = -477) = 27,281 (2) Based upon forecast building permits/completions assuming a lag between construction and occupancy. (3) Average number of persons per unit (ppu) is assumed to be: Persons % Distribution Weighted Persons Structural Type Per Unit¹ of Estimated Units² Per Unit Average Singles & Semi Detached 3.16 10% 0.32 Multiples (6) 2.13 19% 0.41 Apartments (7) 1.59 71% 1.12 one bedroom or less 1.25 two bedrooms or more 1.88 Total 100% 1.85 ¹ Persons per unit based on adjusted Statistics Canada Custom 2011 Census database. ² Forecast unit mix based upon historical trends and housing units in the development process. (4) Mid 2016 households based upon 9,615 (2011 Census) + 985 (Mid 2011 to Mid 2016 unit estimate) = 10,600 (5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions. (6) Includes townhomes and apartments in duplexes. (7) Includes bachelor, 1 bedroom and 2 bedroom+ apartments. 02/08/2016 H:\Grimsby\2016 DC Amendment\Growth\ Grimsby Growth Model Revised for 2016
SCHEDULE 5 SUMMARY OF RESIDENTIAL LAND SUPPLY- URBAN By Status Page A-6 Map Id Stage of Development and Low Medium High Plan/Owner Density 1 Density 2 Density 3 Total Registered Development 21 Beverly Street 3 3 26 Bedford Park Condos 6 6 31 Main Street East at Brook Road 4 4 35 Lake Street at Town Boundary 1 1 Various Existing Vacant Lots 25 25 Registered But Not Built Sub-total 39 - - 39 % Allocation 100.0% 0.0% 0.0% 100.0% Draft Approval Development 15 Main at to Doran 4 4 22 Main Street at Nelles 14 14 25 Phelps Central Avenue 87 87 Draft Approval & Preliminary Plans Sub-total - 101 4 105 % Allocation 0.0% 96.2% 3.8% 100.0% Unapproved Applications 20 Main at Cemetery Road 18 18 Unapproved Applications - 18-18 % Allocation 0.0% 100.0% 0.0% 100.0% Other Lands Unit Type 3 Winston Oaks West Side 92 92 4 Lakelawn North Service Road 130 130 5 Place Polonaise 193 226 419 6 Concorde Place 317 317 7 Fifth Wheel 90 600 690 10 North Service Road at Olive Street 2 2 11 Beside Jordan Heights 3 3 14 Slessor Boulevard 8 48 56 17 Bowling Alley 35 35 18 Forans Marina 32 32 22 Main Street at Nelles 26 26 23 Lake Street at Sewage TP 16 16 27 Main Street at Teeter 4 4 28 Bartlett at Main 25 25 29 Bartlett at Central 20 20 30 Bartlett at Escarpment 20 20 31 Planet Niteclub 179 179 Draft Approval & Preliminary Plans Sub-total 137 323 1,606 2,066 % Allocation 6.6% 15.6% 77.7% 100.0% Total Urban 176 442 1,610 2,228 % Allocation 7.9% 19.8% 72.3% 100.0% 1. Single-detached/semi-detached represents low-density. 2. Townhouses and apartments in duplex/triplex represents medium-density. 3. Apartments < or > 5 storeys represents high-density. Source: Town of Grimsby Planning Dept. May, 2016
Page A-7 SCHEDULE 6 TOWN OF GRIMSBY HISTORICAL RESIDENTIAL BUILDING PERMITS 2006-2015 RESIDENTIAL BUILDING PERMITS Year Singles & Semi Detached Multiples 1 Apartments 2 Total 108 17 0 125 2006 73 0 0 73 2007 142 67 0 209 2008 92 60 0 152 2009 86 30 0 116 2010 137 48 0 185 Sub-total 530 205 0 735 Average (2006-2010) 106 41 0 147 % Breakdown 72.1% 27.9% 0.0% 100.0% 2011 78 152 0 230 2012 45 33 0 78 2013 57 197 36 290 2014 163 88 4 255 2015 49 0 83 132 Sub-total 392 470 123 985 Average (2011-2015) 78 94 25 197 % Breakdown 39.8% 47.7% 12.5% 100.0% 2006-2015 Total 922 675 123 1,720 Average 92 68 12 172 % Breakdown 53.6% 39.2% 7.2% 100.0% Sources: Building Permits - Statistics Canada Publication, 64-001XIB 1. Includes townhomes and apartments in duplexes. 2. Includes bachelor, 1 bedroom and 2 bedroom+ apartments. 02/08/2016 H:\Grimsby\2016 DC Amendment\Growth\ Grimsby Growth Model Revised for 2016
Page A-8 SCHEDULE 7a TOWN OF GRIMSBY PERSONS PER UNIT BY AGE AND TYPE OF DWELLING (2011 CENSUS) Age of SINGLES AND SEMI-DETACHED Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total Adjusted PPU¹ 10 Year Average 1-5 - - 2.000 3.068-3.096 3.06 6-10 - - - 3.330-3.292 3.26 3.16 11-15 - - 1.933 3.117-2.895 2.87 16-20 - - - 2.914-3.245 3.23 20-25 - - - 3.453-3.347 3.34 25-35 - - - 2.905-2.901 2.90 35+ 0.381-2.246 2.780 4.000 2.728 2.73 Total 0.667-2.191 2.942 4.079 2.892 Age of MULTIPLES 2 Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total Adjusted PPU¹ 10 Year Average 1-5 - - 1.842 2.179-1.962 1.96 6-10 - - 2.128 2.421-2.293 2.29 2.13 11-15 - - 1.600 2.824-2.024 2.02 16-20 - - 1.158 2.353-1.730 1.73 20-25 - - - 2.192-2.241 2.24 25-35 - - - - - - - 35+ 0.333-3.636 4.471-2.473 2.47 Total 0.585-1.964 2.560-2.170 02/08/2016 H:\Grimsby\2016 DC Amendment\Growth\ Grimsby Growth Model Revised for 2016
Page A-9 SCHEDULE 7b NIAGARA REGION PERSONS PER UNIT BY AGE AND TYPE OF DWELLING (2011 CENSUS) Age of SINGLES AND SEMI-DETACHED Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total Adjusted PPU¹ 10 Year Average 1-5 - 1.621 2.010 3.058 4.164 2.887 2.83 6-10 - 2.214 2.060 3.173 3.672 3.050 3.02 2.92 11-15 - 2.143 1.876 2.988 4.188 2.889 2.87 16-20 - - 1.926 2.960 4.209 2.908 2.90 20-25 - 1.941 2.209 2.930 3.767 2.923 2.92 25-35 - 1.696 2.000 2.922 3.329 2.846 2.84 35+ 2.429 1.643 1.992 2.603 3.525 2.511 2.51 Total 2.194 1.681 1.995 2.726 3.648 2.631 Age of MULTIPLES 2 Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total Adjusted PPU¹ 10 Year Average 1-5 - 1.400 1.663 2.383-2.069 1.96 6-10 - 1.520 1.846 2.273-1.988 1.94 1.95 11-15 - 1.333 1.621 2.545-1.977 1.95 16-20 - 1.900 1.790 2.761-2.373 2.36 20-25 - - 1.926 2.508-2.252 2.25 25-35 - 1.550 1.863 2.991-2.569 2.57 35+ 1.222 1.331 2.032 2.682 3.768 2.284 2.28 Total 0.712 1.378 1.891 2.631 4.566 2.234 Age of APARTMENTS 3 Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total Adjusted PPU¹ 10 Year Average 1-5 0.818 1.192 1.587 3.429-1.516 1.52 6-10 - 1.421 1.513 - - 1.656 1.66 1.59 11-15 - 1.254 1.667 2.531-1.701 1.70 16-20 - 1.191 1.761 2.475-1.572 1.57 20-25 - 1.274 1.755 2.806-1.632 1.63 25-35 1.273 1.352 1.679 2.800-1.592 1.59 35+ 1.061 1.230 1.714 2.629 2.905 1.577 1.58 Total 1.029 1.241 1.710 2.667 2.905 1.585 Age of ALL DENSITY TYPES Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 1-5 1.818 1.319 1.851 2.946 4.138 2.602 6-10 - 1.678 1.918 3.079 3.667 2.816 11-15 - 1.411 1.758 2.920 4.012 2.599 16-20 - 1.307 1.808 2.897 4.176 2.480 20-25 - 1.335 1.906 2.887 3.611 2.610 25-35 1.000 1.398 1.786 2.920 3.440 2.496 35+ 1.573 1.318 1.906 2.606 3.499 2.338 Total 1.500 1.333 1.886 2.714 3.606 2.420 1. The Census PPU has been adjusted to account for the downward PPU trend which has been recently experienced in both new and older units, largely due to the aging of the population 2. Includes townhomes and apartments in duplexes. 3. Includes bachelor, 1 bedroom and 2 bedroom+ apartments. Note: Does not include Statistics Canada data classified as 'Other' PPU Not calculated for samples less than or equal to 50 dwelling units, and does not include institutional population 02/08/2016 H:\Grimsby\2016 DC Amendment\Growth\ Grimsby Growth Model Revised for 2016
Page A-10 SCHEDULE 8 TOWN OF GRIMSBY PERSONS PER UNIT BY STRUCTURAL TYPE AND AGE OF DWELLING (2011 CENSUS) 4.00 Persons Per Dwelling 3.50 3.00 2.50 2.00 1.50 1.00 3.29 3.10 2.90 2.07 1.99 1.98 1.66 1.70 1.52 3.24 2.37 3.35 2.90 2.73 2.57 2.25 2.28 1.57 1.63 1.59 1.58 0.50 0.00 1-5 6-10 11-15 16-20 20-25 25-35 35+ Age of Dwelling Singles and Semi-Detached Multiples Apartments Apartment PPUs are based on Niagara Region. 02/08/2016 H:\Grimsby\2016 DC Amendment\Growth\ Grimsby Growth Model Revised for 2016
Page A-11 SCHEDULE 9a TOWN OF GRIMSBY EMPLOYMENT FORECAST, 2016 TO BUILDOUT Period Population Primary Work at Home Industrial Commercial/ Population Related Activity Rate Total Institutional Total NFPOW 1 Including Primary NFPOW 2001 21,297 0.019 0.037 0.064 0.110 0.065 0.296 0.031 0.327 405 795 1,368 2,353 1,375 6,295 660 6,955 5,500 2006 23,937 0.013 0.044 0.076 0.118 0.058 0.308 0.031 0.340 300 1,065 1,820 2,815 1,380 7,380 750 8,130 6,315 2011 25,325 0.025 0.047 0.071 0.143 0.051 0.336 0.032 0.368 630 1,180 1,790 3,610 1,290 8,500 810 9,310 7,320 Mid 2016 27,281 0.021 0.046 0.072 0.148 0.061 0.348 0.034 0.373 560 1,241 1,910 3,930 1,609 9,251 938 10,189 8,009 Mid 2026 (Buildout) 31,201 0.019 0.046 0.065 0.147 0.057 0.334 0.032 0.365 560 1,435 2,022 4,583 1,778 10,379 998 11,377 8,944 Incremental Change 2001-2006 2,640-0.006 0.007 0.012 0.007-0.007 0.013 0.000 0.013-105 270 453 463 5 1,085 90 1,175 815 2006-2011 1,388 0.0123 0.0021-0.0054 0.0249-0.0067 0.0273 0.0007 0.0280 330 115-30 795-90 1,120 60 1,180 1,005 2011 - Mid 2016 1,956-0.0036-0.0011 0.0012 0.0056 0.0099 0.0119 0.0024 0.0059-70 61 120 320 319 751 128 879 689 Mid 2016 - Mid 2026 (Buildout) 3,920-0.0021 0.0005-0.0071-0.0012-0.0038-0.0136-0.0024-0.0088 0 194 112 653 169 1,128 60 1,188 934 Annual Average 2001-2006 528-0.00130 0.00143 0.00236 0.00143-0.00138 0.00255 0.00007 0.00261-21 54 91 93 1 217 455 856 347 2006-2011 278 0.0025 0.0004-0.0011 0.0050-0.0013 0.0055 0.0001 0.0056 66 23-6 159-18 224 12 236 201 2011 - Mid 2016 652-0.00119-0.00036 0.00039 0.00185 0.00330 0.00398 0.00080 0.00195-23 20 40 107 106 250 43 293 230 Mid 2016 - Mid 2026 (Buildout) 392-0.00021 0.00005-0.00071-0.00012-0.00038-0.00136-0.00024-0.00088 0 19 11 65 17 113 6 119 93 Source:, 2016. 1. Statistics Canada defines no fixed place of work (NFPOW) employees as "persons who do not go from home to the same work place location at the beginning of each shift". Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc. Work at Home Industrial Commercial/ Population Related Employment Institutional Total NFPOW ¹ Total Employment (Including NFPOW) Employment Total (Excluding NFPOW and Work at Home) 02/08/2016 H:\Grimsby\2016 DC Amendment\Growth\ Grimsby Growth Model Revised for 2016
Page A-12 SCHEDULE 9b TOWN OF GRIMSBY EMPLOYMENT GROSS FLOOR AREA (GFA) FORECAST, 2011 TO BUILDOUT Employment Gross Floor Area in Square Feet (Estimated)¹ Period Population Primary Industrial Commercial/ Population Related Institutional Total Industrial Commercial/ Population Related Institutional Total 2001 21,297 405 1,368 2,353 1,375 5,500 2006 23,937 300 1,820 2,815 1,380 6,315 2011 25,325 630 1,790 3,610 1,290 7,320 Mid 2016 27,281 560 1,910 3,930 1,609 8,009 2,482,813 2,161,664 1,126,500 5,770,977 Mid 2026 (Buildout) 31,201 560 2,022 4,583 1,778 8,944 2,628,413 2,520,866 1,244,911 6,394,190 2001-2006 2,640-105 453 Incremental Change 463 5 815 2006-2011 1,388 330-30 795-90 1,005 2011 - Mid 2016 1,956-70 120 320 319 689 155,813 176,164 223,500 555,477 Mid 2016 - Mid 2026 (Buildout) 3,920 0 112 653 169 934 145,600 359,202 118,411 623,213 Annual Average 2001-2006 528-21 91 93 1 163 2006-2011 278 66-6 159-18 201 2011 - Mid 2016 652-23 40 107 106 230 51,938 58,721 74,500 185,159 Mid 2016 - Mid 2026 (Buildout) 392 0 11 65 17 93 14,560 35,920 11,841 62,321 Source:, 2016. 1. Square Foot Per Employee Assumptions Industrial 1,300 Commercial/ Population Related 550 Institutional 700
Page A-13 SCHEDULE 9c ESTIMATE OF THE ANTICIPATED AMOUNT, TYPE AND LOCATION OF NON-RESIDENTIAL DEVELOPMENT FOR WHICH DEVELOPMENT CHARGES CAN BE IMPOSED DEVELOPMENT TIMING INDUSTRIAL COMMERCIAL INSTITUTIONAL TOTAL NON-RES EMPLOYMENT LOCATION GFA S.F. GFA S.F. GFA S.F. GFA S.F. INCREASE 1 Urban Rural Town of Grimsby 2016-2026 (Buildout) 138,320 352,377 118,411 609,108 915 2016-2026 (Buildout) 7,280 6,825-14,105 19 2016-2026 (Buildout) 145,600 359,202 118,411 623,213 934 Source:, 2016 1. Employment Increase does not include No Fixed Place of Work or Work at Home. 2. Square feet per employee assumptions: Industrial 1,300 Commercial 550 Institututional 700
Page A-14 SCHEDULE 10 TOWN OF GRIMSBY NON-RESIDENTIAL CONSTRUCTION VALUE YEARS 2006-2015 (000's 2016$) YEAR Industrial Commercial Institutional New Improve Additions Total New Improve Additions Total New Improve Additions Total New Improve Additions Total Subtotal (2006-2010 2,037 4,957 2,522 9,516 23,777 7,883 5,971 37,632 35,641 569 8,419 44,628 61,455 13,409 16,913 91,776 Percentage of Total 21% 52% 27% 100% 63% 21% 16% 100% 80% 1% 19% 100% 67% 15% 18% 100% Average(2006-2010) 407 991 504 1,903 4,755 1,577 1,194 7,526 7,128 114 1,684 8,926 12,291 2,682 3,383 18,355 Subtotal (2011-2015 4,804 881 1,685 7,370 7,425 19,860 2,198 29,483 1,300 3,349 10,635 15,284 13,529 24,089 14,518 52,136 Percentage of Total 65% 12% 23% 100% 25% 67% 7% 100% 9% 22% 70% 100% 26% 46% 28% 100% Average(2011-2016) 961 176 337 1,474 1,485 3,972 440 5,897 260 670 2,659 3,057 2,706 4,818 2,904 10,427 2006-2015 Period Total 12,574 85,556 88,073 186,203 2006-2015 Average 1,143 7,778 8,007 16,928 % Breakdown 6.8% 45.9% 47.3% 100.0% Total SOURCE: STATISTICS CANADA PUBLICATION, 64-001-XIB Note: Inflated to year-end 2015 (January, 2016) dollars using Reed Construction Cost Index 02/08/2016 H:\Grimsby\2016 DC Amendment\Growth\ Grimsby Growth Model Revised for 2016
Page A-15 SCHEDULE 11 TOWN OF GRIMSBY EMPLOYMENT TO POPULATION RATIO BY MAJOR EMPLOYMENT SECTOR, 1996 TO 2011 Year Change 1996 2001 2006 2011 96-01 01-06 06-11 Comments Employment by industry 1.0 Primary Industry Employment Categories which relate to 1.1 All primary 0 505 490 175 505-15 -315 local land-based resources. Sub-total 0 505 490 175 505-15 -315 2.0 Industrial and Other Employment 2.1 Manufacturing 0 755 925 765 755 170-160 Categories which relate 2.2 Wholesale trade 0 310 450 440 310 140-10 primarily to industrial land 2.3 Construction 0 240 265 275 240 25 10 supply and demand. 2.4 Transportation, storage, communication and other utility 0 288 440 328 288 153-113 Sub-total 0 1,593 2,080 1,808 1,593 488-273 3.0 Population Related Employment 3.1 Retail trade 0 965 1,055 1,030 965 90-25 Categories which relate 3.2 Finance, insurance, real estate operator and insurance agent 0 305 475 480 305 170 5 primarily to population 3.3 Business service 0 503 525 448 503 23-78 growth within the 3.4 Accommodation, food and beverage and other service 0 890 1,250 1,110 890 360-140 municipality. Sub-total 0 2,663 3,305 3,068 2,663 643-238 4.0 Institutional 4.1 Government Service 0 95 150 170 95 55 20 4.2 Education service, Health, Social Services 0 1,440 1,355 1,675 1,440-85 320 Sub-total 0 1,535 1,505 1,845 1,535-30 340 Total Employment 0 6,295 7,380 6,895 6,295 1,085-485 Population 19,585 21,297 23,937 25,325 1,712 2,640 Employment to Population Ratio Industrial and Other Employment 0.00 0.07 0.09 0.07 0.07 0.01 Population Related Employment 0.00 0.13 0.14 0.12 0.13 0.01 Institutional Employment 0.00 0.07 0.06 0.07 0.07-0.01 Primary Industry Employment 0.00 0.02 0.02 0.01 0.02 0.00 Total 0.00 0.30 0.31 0.27 0.30 0.01 Source: Statistics Canada Employment by Place of Work Note: 1996-2011 employment figures are classified by Standard Industrial Classification (SIC) Code 02/08/2016 H:\Grimsby\2016 DC Amendment\Growth\ Grimsby Growth Model Revised for 2016
Page B-1 Appendix B Level of Service
Page B-2 APPENDIX B - LEVEL OF SERVICE CEILING TOWN OF GRIMSBY SUMMARY OF SERVICE STANDARDS AS PER DEVELOPMENT CHARGES ACT, 1997 Service Category Sub-Component Cost (per capita) 10 Year Average Service Standard Quantity (per capita) Quality (per capita) Maximum Ceiling LOS Services Related to a Highway and Related Infrastructure Services Related to a Highway $6,741.30 0.0037 km of roadways 1,821,973 per lane km 26,425,896 Related Facilities $149.90 0.9812 ft² of building area 153 per ft² 587,608 Related Vehicles $158.86 0.0017 No. of vehicles and equipment 93,447 per vehicle 622,731 Fire Facilities $137.18 0.4597 ft² of building area 298 per ft² 537,746 Fire Protection Services Fire Vehicles $151.13 0.0003 No. of vehicles 503,767 per vehicle 592,430 Fire Small Equipment and Gear $18.55 0.0017 No. of equipment and gear 10,912 per Firefighter 72,716 Parking Services Parking Spaces $19.41 0.0063 No. of spaces 3,081 per space 76,087 Parkland Development $248.96 0.0040 No. of developed parkland acres 62,240 per acre 975,923 Indoor and Outdoor Recreation Services Parkland Amenities $129.53 0.0034 No. of parkland amenities 38,097 per amenity 507,758 Parks and Recreation Vehicles and Equipment $39.85 0.0009 No. of vehicles and equipment 44,278 per vehicle 156,212 Indoor Recreation Facilities $1,454.68 7.5870 ft² of building area 192 per ft² 5,702,346 Library Services Library Facilities $241.60 0.6341 ft² of building area 381 per ft² 947,072 Library Collection Materials $68.28 2.1257 No. of library collection items 32 per collection item 267,658
Page B-3 Town of Grimsby Service Standard Calculation Sheet Service: Unit Measure: Services Related to a Highway km of roadways Description 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Value ($/km) Collectors - Rural kilometers 2 lane 49 49 50 50 50 50 50 50 50 50 $1,229,000 Collectors - Urban kilometers 2 lane 41 43 43 43 43 43 47 47 47 47 $2,457,000 Total 90 92 93 93 93 93 97 97 97 97 Population 23,937 24,032 24,472 24,744 24,938 25,325 25,791 25,917 26,467 27,075 Per Capita Standard 0.0038 0.0038 0.0038 0.0038 0.0037 0.0037 0.0038 0.0037 0.0037 0.0036 10 Year Average 2006-2015 Quantity Standard 0.0037 Quality Standard $1,821,973 Service Standard $6,741 DC Amount (before deductions) 10 Year Forecast Population 3,920 $ per Capita $6,741 Eligible Amount $26,425,896
Page B-4 Town of Grimsby Service Standard Calculation Sheet Service: Unit Measure: Services Related to a Highway - Related Facilities ft² of building area Description 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Bld'g Value ($/ft²) Value/ft² with land, site works, etc. Operations Centre 16,459 16,459 16,459 16,459 17,059 17,059 17,059 17,059 17,059 17,059 $132 $153 Winston Road Barn 1,300 1,300 1,300 1,300 1,300 1,300 1,300 1,300 1,300 1,300 $226 $256 Sand/Salt Dome 6,648 6,648 6,648 6,648 6,648 6,648 6,648 6,648 6,648 6,648 $113 $132 Total 24,407 24,407 24,407 24,407 25,007 25,007 25,007 25,007 25,007 25,007 Population 23,937 24,032 24,472 24,744 24,938 25,325 25,791 25,917 26,467 27,075 Per Capita Standard 1.0196 1.0156 0.9973 0.9864 1.0028 0.9874 0.9696 0.9649 0.9448 0.9236 10 Year Average 2006-2015 Quantity Standard 0.9812 Quality Standard $153 Service Standard $150 DC Amount (before deductions) 10 Year Forecast Population 3,920 $ per Capita $150 Eligible Amount $587,608
Page B-5 Town of Grimsby Service Standard Calculation Sheet Service: Unit Measure: Services Related to a Highway - Related Vehicles No. of vehicles and equipment Description 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Value ($/Vehicle) Dump Truck, Plow, Wing 6 6 7 7 7 7 7 7 7 7 $242,000 Pickup Truck 3 3 3 4 4 5 5 5 5 5 $25,000 Pickup Truck 2 2 2 2 2 2 2 2 2 2 $35,000 Pickup Truck 1 1 1 1 1 1 1 1 1 1 $55,000 Dump Truck (1/2 tonne) 3 3 3 3 3 4 4 4 4 4 $55,000 Van (International) - - - - - - - 1 1 1 $124,000 Van (Ford) 2 2 2 1 1 1 1 1 1 1 $55,000 Sewer Flusher 1 1 1 1 1 1 1 1 1 1 $220,000 Street Flusher 1 1 1 1 1 1 1 1 1 1 $265,000 Trackless & Snow Blower 2 2 2 2 3 3 3 3 3 3 $160,000 Backhoe (John Deere) 1 1 1 1 1 1 1 1 1 1 $195,000 Backhoe (Case) 1 1 1 1 1 1 1 1 1 1 $155,000 Loader 1 1 1 1 1 1 1 1 1 1 $195,000 Progator - - 1 1 1 1 1 1 1 1 $22,000 Portable Steamer 1 1 1 1 1 1 1 1 1 1 $30,000 Concrete Saw 1 1 1 1 1 1 1 1 1 1 $7,000 Mowers 2 2 2 2 2 2 2 3 3 3 $15,000 Tractor - - - - - - 1 1 1 1 $100,000 Air Compressor 1 1 1 1 1 1 1 1 1 1 $25,000 Line Painter 1 1 1 1 1 1 1 1 1 1 $12,000 Vibrator Roller 1 1 1 1 1 1 1 1 1 1 $50,000 Trash Pump 2 2 1 1 1 1 1 1 1 1 $25,000 W/C Brush Chipper 1 1 1 1 1 1 1 1 1 1 $45,000 Precision Locating Kit - 1 1 1 1 1 1 1 1 1 $7,000 SeeSnake Sanitary Sewer Video Camera 1 1 1 1 1 1 1 1 1 1 $15,000 Vacuum Excavator / Hydrovac - - - 1 1 1 1 1 1 1 $35,000 Valve Exerciser - - - 1 1 1 1 1 1 1 $55,000 Enclosed Trailer - - - - - 1 1 1 1 1 $10,000 Boring Machine 2 2 - - - - - - - - $25,800 Cub Cadet Utility Vehicle 1 1 1 - - - - - - - $16,800 Total 38 39 38 39 40 43 44 46 46 46 Population 23,937 24,032 24,472 24,744 24,938 25,325 25,791 25,917 26,467 27,075 Per Capita Standard 0.0016 0.0016 0.0016 0.0016 0.0016 0.0017 0.0017 0.0018 0.0017 0.0017 10 Year Average 2006-2015 Quantity Standard 0.0017 Quality Standard $93,447 Service Standard $159 DC Amount (before deductions) 10 Year Forecast Population 3,920 $ per Capita $159 Eligible Amount $622,731
Page B-6 Town of Grimsby Service Standard Calculation Sheet Service: Unit Measure: Fire Facilities ft² of building area Description 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Bld'g Value ($/ft²) Value/ft² with land, site works, etc. Station #1 (Headquarters) 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 $288 $325 Station #2 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 1,600 $113 $132 Total 11,600 11,600 11,600 11,600 11,600 11,600 11,600 11,600 11,600 11,600 Population 23,937 24,032 24,472 24,744 24,938 25,325 25,791 25,917 26,467 27,075 Per Capita Standard 0.4846 0.4827 0.4740 0.4688 0.4652 0.4580 0.4498 0.4476 0.4383 0.4284 10 Year Average 2006-2015 Quantity Standard 0.4597 Quality Standard $298 Service Standard $137 DC Amount (before deductions) 10 Year Forecast Population 3,920 $ per Capita $137 Eligible Amount $537,746
Page B-7 Town of Grimsby Service Standard Calculation Sheet Service: Unit Measure: Fire Vehicles No. of vehicles Description 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Value ($/Vehicle) 1981 Triple Comb. Pumper 1 1 1 - - $670,000 1987 Tanker 1 1 1 1 - - $258,000 1993 Plymouth Caravan Command - - $28,200 1994 Freightliner Trip. Comb. Pump 1 1 1 1 1 1 1 1 1 1 $670,000 1995 Taurus Command Car - - $25,800 1999 Astro Van Command Vehicle 1 1 - - $41,200 2001 Spartan Glad Quint 1 1 1 1 1 1 1 1 1 1 $1,236,000 2002 GMC Jimmy Command Car 1 1 1 1 1 - - $46,400 2003 Spartan Ad. Heavy Rescue 1 1 1 1 1 1 1 1 1 1 $567,000 2008 KME Triple Comp. Pumper 1 1 1 1 1 1 1 1 $773,000 2009 F-250 Command Vehicle 1 1 1 1 1 1 1 1 $67,000 2005 Ford Explorer Command Vehicle 1 1 1 1 1 1 1 1 1 1 $67,000 2010 GMC Acadia (repurpose Prevention 2017) 1 1 1 1 1 1 $64,680 2011 Freightliner Tanker 1 1 1 1 1 $360,000 2013 Ford Explorer (repurpose Prevention 2018) 1 1 1 1 $67,680 2014 Dodge Ram 3500 1 1 1 $78,000 Total 8 8 9 8 8 8 9 10 10 10 Population 23,937 24,032 24,472 24,744 24,938 25,325 25,791 25,917 26,467 27,075 Per Capita Standard 0.0003 0.0003 0.0004 0.0003 0.0003 0.0003 0.0003 0.0004 0.0004 0.0004 10 Year Average 2006-2015 Quantity Standard 0.0003 Quality Standard $503,767 Service Standard $151 DC Amount (before deductions) 10 Year Forecast Population 3,920 $ per Capita $151 Eligible Amount $592,430
Page B-8 Town of Grimsby Service Standard Calculation Sheet Service: Unit Measure: Fire Small Equipment and Gear No. of equipment and gear 2016 Value Description 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 ($/item) Firefighters 42 42 42 42 42 42 42 42 42 48 $11,000 Total 42 42 42 42 42 42 42 42 42 48 Population 23,937 24,032 24,472 24,744 24,938 25,325 25,791 25,917 26,467 27,075 Per Capita Standard 0.0018 0.0017 0.0017 0.0017 0.0017 0.0017 0.0016 0.0016 0.0016 0.0018 10 Year Average 2006-2015 Quantity Standard 0.0017 Quality Standard $10,912 Service Standard $19 DC Amount (before deductions) 10 Year Forecast Population 3,920 $ per Capita $19 Eligible Amount $72,716
Page B-9 Town of Grimsby Service Standard Calculation Sheet Service: Unit Measure: Parking Spaces No. of spaces Description 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Value ($/space) North Side Parking Lot 49 49 49 49 49 49 49 49 49 49 $3,100 Christie St. Parking Lot 30 30 30 30 30 30 30 30 30 30 $3,100 Ontario St. Parking Lot 49 49 49 49 49 49 49 49 49 49 $3,100 Elizabeth St. Parking Lot 30 30 30 30 30 30 30 30 30 30 $3,100 Total 158 158 158 158 158 158 158 158 158 158 Population 23,937 24,032 24,472 24,744 24,938 25,325 25,791 25,917 26,467 27,075 Per Capita Standard 0.0066 0.0066 0.0065 0.0064 0.0063 0.0062 0.0061 0.0061 0.0060 0.0058 10 Year Average 2006-2015 Quantity Standard 0.0063 Quality Standard $3,081 Service Standard $19 DC Amount (before deductions) 10 Year Forecast Population 3,920 $ per Capita $19 Eligible Amount $76,087
Page B-10 Town of Grimsby Service Standard Calculation Sheet Service: Unit Measure: Parkland Development No. of developed parkland acres Description 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Value ($/Acre) Neighbourhood/Community Parks 23.3 23.3 23.3 23.3 23.3 23.3 23.3 23.3 23.3 23.3 $63,000 Neighbourhood Parks 23.6 23.6 23.6 23.6 23.6 23.6 23.6 23.6 23.6 23.6 $63,000 Community Parks 37.1 37.1 37.1 37.1 37.1 37.1 37.1 37.1 37.1 37.1 $63,000 Sub-Neighbourhood Parks 14.1 14.1 15.0 15.0 15.0 16.0 16.0 17.0 17.0 18.4 $63,000 Total 98 98 99 99 99 100 100 101 101 102 Population 23,937 24,032 24,472 24,744 24,938 25,325 25,791 25,917 26,467 27,075 Per Capita Standard 0.0041 0.0041 0.0040 0.0040 0.0040 0.0039 0.0039 0.0039 0.0038 0.0038 10 Year Average 2006-2015 Quantity Standard 0.0040 Quality Standard $62,240 Service Standard $249 DC Amount (before deductions) 10 Year Forecast Population 3,920 $ per Capita $249 Eligible Amount $975,923
Page B-11 Town of Grimsby Service Standard Calculation Sheet Service: Unit Measure: Parkland Amenities No. of parkland amenities Description 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Value ($/item) NEIGHBOURHOOD/COMMUNITY PARKS: Ball Diamonds - Lit 1 1 1 1 1 1 1 1 1 1 $234,600 Ball Diamonds 4 4 4 4 4 4 4 4 4 4 $44,100 Play Structures/Equipment 2 2 2 2 2 2 2 2 2 2 $3,200 Swing Sets 2 2 2 2 2 2 2 2 2 2 $3,200 Sand Volleyball 1 1 1 1 1 1 1 1 1 1 $7,900 Splash Pad 1 1 1 1 1 1 1 1 $309,000 Tot Splash 1 1 1 $51,500 NEIGHBOURHOOD PARKS: Ball Diamonds 2 2 2 2 2 2 2 2 2 2 $44,100 Play Structures/Equipment 8 9 10 10 10 10 10 10 10 10 $3,200 Swing Sets 6 8 9 9 9 9 9 9 9 9 $3,200 Tennis Court - Lit 1 1 1 1 1 1 1 1 1 1 $102,300 Hard Court 3 3 4 4 4 4 4 4 4 4 $55,100 Soccer Field 1 1 1 1 1 1 1 1 1 1 $30,900 COMMUNITY PARKS: Ball Diamonds - Lit 1 1 1 1 1 1 1 1 1 1 $234,600 Ball Diamonds 3 3 3 3 3 3 3 3 3 3 $48,800 Play Structures/Equipment 2 2 2 2 2 2 2 2 2 2 $54,700 Swing Sets 1 1 1 1 1 1 1 1 1 1 $3,200 Picnic Shelter 1 1 1 1 1 1 1 1 1 1 $31,500 Soccer Field 3 3 3 3 3 3 3 3 3 3 $30,900 Equipment Storage Shed 1 1 1 1 1 1 1 1 1 1 $37,700 Tennis Court 4 4 4 4 4 4 4 4 4 4 $62,100 SUB-NEIGHBOURHOOD PARKS: Ball Diamonds 2 2 2 2 2 2 2 2 2 2 $44,100 Play Structures/Equipment 9 9 10 10 10 11 11 12 12 14 $56,400 Swing Sets 9 9 10 10 10 10 10 10 10 12 $3,200 Hard Court 2 2 2 2 2 2 2 2 2 2 $23,600 SCHOOLS: Soccer 6 6 6 6 6 6 6 7 7 7 $51,500 Baseball 2 2 2 2 2 2 2 2 2 2 $44,100 Total 77 80 86 86 86 87 87 90 90 94 Population 23,937 24,032 24,472 24,744 24,938 25,325 25,791 25,917 26,467 27,075 Per Capita Standard 0.0032 0.0033 0.0035 0.0035 0.0034 0.0034 0.0034 0.0035 0.0034 0.0035 10 Year Average 2006-2015 Quantity Standard 0.0034 Quality Standard $38,097 Service Standard $130 DC Amount (before deductions) 10 Year Forecast Population 3,920 $ per Capita $130 Eligible Amount $507,758
Page B-12 Town of Grimsby Service Standard Calculation Sheet Service: Unit Measure: Parks and Recreation Vehicles and Equipment No. of vehicles and equipment Description 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Value ($/Vehicle) Canadian Explorer Trailer 1 1 1 1 1 1 1 1 1 1 $7,900 John Deere 2155 Tractor 1 1 1 1 1 1 1 1 1 1 $55,100 John Deere 2150 Tractor 1 1 1 1 1 1 1 1 1 1 $55,100 Hitchman Trailer 1 1 1 1 1 1 1 1 1 1 $7,900 Melroe Bobcat (bucket/fork) 1 1 1 1 1 1 1 1 1 1 $31,500 14' Trailer Tandem (for #244) 1 1 1 1 1 1 1 1 1 1 $7,900 Bannerman Turf Topper 1 1 1 1 1 1 1 1 1 1 $7,900 Ford F150 Pickup Truck 2 2 2 2 2 2 2 2 2 2 $52,000 Ford 350 Crew Cap & Plow 1 1 1 1 1 1 1 1 1 1 $75,600 John Deere 4300 Tractor 1 1 1 1 1 1 1 1 1 1 $55,100 Ford F150 Pickup Truck 1 1 1 1 1 1 1 1 1 1 $31,500 Olympia Ice Resurfacer - - $78,700 Olympia Ice Resurfacer 2 2 2 2 2 2 2 2 2 2 $78,700 GMC Sierra 1500 Pickup Truck 1 1 1 1 - - $28,700 Cushman 951D Riding Mower 1 1 1 1 1 1 1 - - $86,100 4WD John Deere Utility Tractor/Loader 1 1 1 1 1 1 1 1 1 1 $55,100 Jacobson 9016 wide area mower 1 1 1 1 1 1 1 1 1 1 $56,700 John Deere 1600 wide area mower 1 1 1 $49,400 Sterling Dump Truck & Plow 1 1 1 1 1 1 1 1 $97,900 John Deere Track Mower 1 1 1 1 1 1 1 $25,800 Hitchman Z Trailer 1 1 1 1 1 1 $10,300 New Holland Tractor W/loader/Plow 1 1 1 1 1 1 1 1 1 1 $77,300 Sky Jack Scissor Lift 1 1 1 1 1 1 1 1 1 1 $30,900 Total 20 20 21 22 22 22 22 22 22 22 Population 23,937 24,032 24,472 24,744 24,938 25,325 25,791 25,917 26,467 27,075 Per Capita Standard 0.0008 0.0008 0.0009 0.0009 0.0009 0.0009 0.0009 0.0008 0.0008 0.0008 10 Year Average 2006-2015 Quantity Standard 0.0009 Quality Standard $44,278 Service Standard $40 DC Amount (before deductions) 10 Year Forecast Population 3,920 $ per Capita $40 Eligible Amount $156,212
Page B-13 Town of Grimsby Service Standard Calculation Sheet Service: Unit Measure: Indoor Recreation Facilities ft² of building area Description 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Bld'g Value ($/ft²) Value/ft² with land, site works, etc. Grimsby Peach King Centre (Includes Arena//Rec. Ser. Office) 93,000 93,000 93,000 93,000 93,000 93,000 93,000 93,000 93,000 93,000 $170 $194 Senior's Centre 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 10,000 $204 $232 Calder Community Centre 5,700 5,700 5,700 5,700 5,700 5,700 5,700 5,700 5,700 5,700 $158 $182 Grand Ave. Community Hall 3,700 3,700 3,700 3,700 3,700 3,700 3,700 3,700 3,700 3,700 $294 $331 Lions Pool and Change House 4,838 4,838 4,838 4,838 4,838 4,838 6,356 6,356 6,356 6,356 $543 $605 Tennis Club House 400 400 400 400 400 400 400 400 400 400 $124 $144 Soccer Club House 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 $158 $182 Baseball Club House 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 $124 $144 Park Shop 600 600 600 600 600 600 600 600 600 600 $124 $144 Maintenance Shop 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 $158 $182 Pumphouse Building 1,744 1,744 1,744 1,744 1,744 1,744 1,744 1,744 1,744 1,744 $158 $182 Pumphouse Building - Garage 1,292 1,292 1,292 1,292 1,292 1,292 1,292 1,292 1,292 1,292 $23 $32 Lawn Bowling Facility 11,840 11,840 11,840 11,840 11,840 11,840 11,840 11,840 11,840 11,840 $11 $20 Skate Park Facility 43,056 43,056 43,056 43,056 43,056 43,056 43,056 43,056 43,056 43,056 $158 $182 Alway Community Centre 1,700 1,700 1,700 1,700 1,700 1,700 1,700 1,700 1,700 1,700 $158 $182 Outdoor Rink - - - - - 7,200 7,200 7,200 7,200 7,200 $57 $70 Total 187,370 187,370 187,370 187,370 187,370 194,570 196,088 196,088 196,088 196,088 Population 23,937 24,032 24,472 24,744 24,938 25,325 25,791 25,917 26,467 27,075 Per Capita Standard 7.8276 7.7967 7.6565 7.5723 7.5134 7.6829 7.6030 7.5660 7.4088 7.2424 10 Year Average 2006-2015 Quantity Standard 7.5870 Quality Standard $192 Service Standard $1,455 DC Amount (before deductions) 10 Year Forecast Population 3,920 $ per Capita $1,455 Eligible Amount $5,702,346
Page B-14 Town of Grimsby Service Standard Calculation Sheet Service: Unit Measure: Library Facilities ft² of building area Description 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Bld'g Value ($/ft²) Value/ft² with land, site works, etc. Grimsby Public Library 16,000 16,000 16,000 16,000 16,000 16,000 16,000 16,000 16,000 16,000 $339 $381 Total 16,000 16,000 16,000 16,000 16,000 16,000 16,000 16,000 16,000 16,000 Population 23,937 24,032 24,472 24,744 24,938 25,325 25,791 25,917 26,467 27,075 Per Capita Standard 0.6684 0.6658 0.6538 0.6466 0.6416 0.6318 0.6204 0.6174 0.6045 0.5910 10 Year Average 2006-2015 Quantity Standard 0.6341 Quality Standard $381 Service Standard $242 DC Amount (before deductions) 10 Year Forecast Population 3,920 $ per Capita $242 Eligible Amount $947,072
Page B-15 Town of Grimsby Service Standard Calculation Sheet Service: Unit Measure: Library Collection Materials No. of library collection items Description 2006 2007 2008 2009 2010 2011 2012 2013 2014 2015 2016 Value ($/item) Books 49,100 50,200 50,700 50,959 48,438 52,023 50,700 49,800 47,748 46,058 $31 Periodicals 100 100 100 1,400 1,400 1,400 1,400 1,493 1,765 2,003 $7 CD Audio 1,200 1,000 1,034 1,034 1,034 1,034 1,034 1,072 1,404 1,353 $91 DVD 1,000 1,000 1,000 1,200 1,500 1,800 2,100 2,505 2,807 3,414 $34 Online Database/Digital Resources 12 12 12 17 19 19 19 21 18 21 $861 Total 51,412 52,312 52,846 54,610 52,391 56,276 55,253 54,891 53,742 52,849 Population 23,937 24,032 24,472 24,744 24,938 25,325 25,791 25,917 26,467 27,075 Per Capita Standard 2.15 2.18 2.16 2.21 2.10 2.22 2.14 2.12 2.03 1.95 10 Year Average 2006-2015 Quantity Standard 2.1257 Quality Standard $32 Service Standard $68 DC Amount (before deductions) 10 Year Forecast Population 3,920 $ per Capita $68 Eligible Amount $267,658
Page C-1 Appendix C Long Term Capital and Operating Cost Examination
Page C-2 Appendix C Long Term Capital and Operating Cost Examination Town of Grimsby Annual Capital and Operating Cost Impact As a requirement of the D.C.A. s.10(2)(c), an examination for each service to which the development charge by-law would relate, of the long term capital and operating costs for capital infrastructure required for the service. The D.C.A. s.10(2)(c.2) also requires an asset management plan be prepared. This can be found in Appendix F. As part of this analysis, it was deemed necessary to isolate the incremental operating expenditures directly associated with these capital projects, factor in cost saving attributable to economies of scale or cost sharing where applicable, and prorate the cost on a per unit basis (i.e. sq.ft. of building space, per vehicle, etc.). This was undertaken through a review of the Town s approved 2014 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 life cycle costing is the sinking fund method which provides that money will be contributed annually and invested, so that those funds will grow over time to equal the amount required for future replacement. The following factors were utilized to calculate the annual replacement cost of the capital projects (annual contribution = factor X capital asset cost) and are based on an annual growth rate of 2% (net of inflation) over the average useful life of the asset: FACTOR TERM Stormwater Channels, drainage and ponds 0.00516 80 Wastewater Sewers 0.00516 80 Water Distribution Systems 0.00516 80 Roads 0.04116 20 Facilities 0.01656 40 PW Rolling Stock 0.09133 10 Fire vehicles 0.05783 15 Small equipment and gear 0.09133 10 Municipal parking spaces 0.03122 25 Indoor and Outdoor Recreation Vehicles and Equipment 0.02465 30 Library materials 0.09133 10
Page C-3 Table C-1 depicts the annual operating impact resulting from the proposed gross capital projects at the time they are all in place. It is important to note that, while Town program expenditures will increase with growth in population, the costs associated with the new infrastructure (i.e. facilities) would be delayed until the time these works are in place. SERVICE Table C-1 TOWN OF GRIMSBY OPERATING AND CAPITAL EXPENDITURE IMPACTS FOR FUTURE CAPITAL EXPENDITURES Gross Total Cost (Net of BTE) (2016 $) ANNUAL LIFECYCLE EXPENDITURES ANNUAL OPERATING EXPENDITURES TOTAL ANNUAL EXPENDITURES 1. Stormwater Drainage and Control Services 1.1 Channels, drainage and ponds 900,000 14,900 150,491 165,391 2. Wastewater Services 2.1 Sewers 709,000 11,700 864,389 876,089 3. Water Services 3.1 Distribution systems 1,282,700 21,200 768,571 789,771 4. Services Related to a Highway and Related Infrastructure 4.1 Roads 16,487,500 273,000 309,098 582,098 4.2 Depots and Domes 886,000 14,700 16,610 31,310 4.3 PW Rolling Stock 681,800 11,300 12,782 24,082 5. Fire Protection Services 5.1 Fire facilities 5,320,200 88,100 95,872 183,972 5.2 Fire vehicles 8,424,200 51,400 151,808 203,208 5.3 Small equipment and gear 198,000 3,300 3,568 6,868 6. Parking Services 6.1 Municipal parking spaces 222,300 3,700 0 3,700 7. Indoor and Outdoor Recreation Services Parkland development, amenities & trails, 7.1 vehicles & indoor facilities 8,051,100 133,300 152,403 285,703 8. Library Services 8.1 Library facilities 945,000 15,700 118,988 134,688 8.2 Library materials 260,000 4,300 32,737 37,037 9. Administration 9.1 Studies 374,865 0 0 0 Total 0 44,742,665 646,600 2,677,318 3,323,918
Page D-1 Appendix D Development Charge Reserve Fund Policy
Page D-2 Appendix D Development Charge Reserve Fund Policy D.1 Legislative Requirements The D.C.A. requires development charge collections (and associated interest) to be placed in separate reserve funds. Sections 33 through 36 of the Act provide the following regarding reserve fund establishment and use: a municipality shall establish a reserve fund for each service to which the D.C. by-law relates; s.7(1), however, allows services to be grouped into categories of services for reserve fund (and credit) purposes, although only 100% eligible and 90% eligible services may be combined (minimum of two reserve funds); the municipality shall pay each development charge it collects into a reserve fund or funds to which the charge relates; the money in a reserve fund shall be spent only for the "capital costs" determined through the legislated calculation process (as per s.5(1) 2-8); money may be borrowed from the fund but must be paid back with interest (O.Reg. 82/98, s.11(1) defines this as Bank of Canada rate either on the day the by-law comes into force or, if specified in the by-law, the first business day of each quarter); D.C. reserve funds may not be consolidated with other municipal reserve funds for investment purposes and may only be as an interim financing source for capital undertakings for which development charges may be spent (s.37). Annually, the Treasurer of the municipality is required to provide Council with a financial statement related to the D.C. by-law(s) and reserve funds. This statement must be made available to the public and may be requested to be forwarded to the Minister of Municipal Affairs and Housing. The D.C.A. does not prescribe how the statement is to be made available to the public. We would recommend that a resolution of Council make the statement available on the municipality's website or upon request. Subsection 43(2) and O.Reg. 82/98 prescribes the information that must be included in the Treasurer's statement, as follows: opening balance; closing balance;
Page D-3 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 assets 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 development charges, 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 beginning of the year, given in the year and outstanding at the end of the year by holder); and for credits granted under s.14 of the old 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 s.s. 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. or another Act. Based upon the above, Figure D-1, and Attachments 1 and 2, set out the format for which annual reporting to Council should be provided. 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 8 of subsection 5(1). This provision clearly establishes that reserve funds collected for a specific service are only to be used for that service, or to be used as a source of interim financing of capital undertakings for which a development charge may be spent.
Page D-4 Description Opening Balance, January 1, Figure D-1 Town of Grimsby Annual Treasurer's Statement of Development Charge Reserve Funds Services Related to a Highway and Related Infrastructure Services to which the Development Charge Relates (examples) Non-Discounted Services Discounted Services Indoor and Stormwater Fire Outdoor Water Wastewater Drainage and Protection Recreation Parking Library Services Services Control Services Services Services Services Services Administration Total Plus: Development Charge Collections Accrued Interest Repayment of Monies Borrowed from Fund and Associated Interest 1 Sub-Total Less: Amount Transferred to Capital (or Other) Funds 2 Amounts Refunded Amounts Loaned to Other DC Service Category for Interim Financing Credits 3 Sub-Total Closing Balance, December 31, 1 Source of funds used to repay the DC reserve fund 2 See Attachment 1 for details 3 See Attachment 2 for details The Municipality is compliant with s.s. 59.1 (1) of the Development Charges Act, whereby charges are not directly or indirectly imposed on development nor has a requirement to construct a service related to development been imposed, except as permitted by the Development Charges Act or another Act.
Page D-5 Capital Fund Transactions Gross Capital Cost DC Reserve Fund Draw Attachment 1 Town of Grimsby Amount Transferred to Capital (or Other) Funds - Capital Fund Transactions DC Recoverable Cost Share DC Forecast Period Post DC Forecast Period DC Debt Financing Grants, Subsidies Other Contributions Post-Period Benefit/ Capacity Interim Financing Grants, Subsidies Other Contributions Other Reserve/Reser ve Fund Draws Tax Supported Operating Fund Contributions Non-DC Recoverable Cost Share Rate Supported Operating Fund Contributions Debt Financing Grants, Subsidies Other Contributions Services Related to a Highway and Related Infrastructure Capital Cost A Capital Cost B Capital Cost C Sub-Total - Services Related to Highways $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 Water Services Capital Cost D Capita Cost E Capital Cost F Sub-Total - Water $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 Wastewater Services Capital Cost G Capita Cost H Capital Cost I Sub-Total - Wastewater $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 $0 Amount Transferred to Operating (or Other) Funds - Operating Fund Transactions Annual Debt DC Reserve Fund Draw Post DC Forecast Period Non-DC Recoverable Cost Share Repayment Operating Fund Transactions Amount Principal Interest Principal Interest Source Principal Interest Source Services Related to a Highway and Related Infrastructure Capital Cost J Capita Cost K Capital Cost L Sub-Total - Services Related to Highways $0 $0 $0 $0 $0 $0 $0 Water Services Capital Cost M Capita Cost N Capital Cost O Sub-Total - Water $0 $0 $0 $0 $0 $0 $0 Wastewater Services Capital Cost P Capita Cost Q Capital Cost R Sub-Total - Wastewater $0 $0 $0 $0 $0 $0 $0
Page D-6 Credit Holder A Credit Holder B Credit Holder C Credit Holder D Credit Holder E Credit Holder F Credit Holder Attachment 2 Town of Grimsby Statement of Credit Holder Transactions Applicable DC Reserve Fund Credit Balance Outstanding Beginning of Year Additional Credits Granted During Year Credits Used by Holder During Year Credit Balance Outstanding End of Year
Page E-1 Appendix E Local Service Policy
Page E-2 Appendix E Local Service Policy Town of Grimsby General Policy Guidelines on Development Charge and Local Service Funding for Road-related and Stormwater Management A. Services Related to a Highway A highway and services related to a highway are intended for the transportation of people and goods via many different modes including, but not limited to, passenger automobiles, commercial vehicles, transit vehicles, bicycles and pedestrians. The highway shall consist of all land and associated infrastructure built to support (or service) this movement of people and goods regardless of the mode of transportation employed, thereby achieving a serviced street. A serviced street is the concept whereby a highway is planned, designed, operated and maintained to enable pedestrians, cyclists, public transit users and motorists to safely and comfortably be moved, thereby allowing for the efficient movement of persons and goods. The associated infrastructure to achieve this concept shall include, but is not limited to: road pavement structure and curbs; grade separation/bridge structures (for any vehicles, railways and/or pedestrians); grading, drainage and retaining wall features; culvert structures; storm water drainage systems; traffic control systems; active transportation facilities (e.g. sidewalks, bike lanes, multi-use trails, etc.); transit lanes; stops and amenities; roadway illumination systems; boulevard and median surfaces (e.g. sod & topsoil, paving, etc.); street trees and landscaping; parking lanes & laybys and driveway entrances; noise attenuation systems; railings, safety barriers and utilities which includes burial of existing overhead and underground systems. 1) Local, Collector, and Arterial Town Roads or Other Provincial/Regional Roads (including land) a. Internal to development, inclusive of all land and associated infrastructure: direct developer responsibility under s. 59 of the Development Charges Act, 1997 (D.C.A.), as amended, as the local service component.
Page E-3 b. External to but abutting to the development shall become a serviced street to the Town s requirements. The cost of the full serviced street and infrastructure shall be 50% of the adjacent Developer s direct responsibility with the remaining 50% funded in the D.C. c. External to but not abutting the Development that are required to become a serviced street shall be funded in the D.C. 2) Traffic Control Systems, Signals and Intersection Improvements a. On new roads and road improvements unrelated to a specific development: included as part of road costing funded through D.C.s. b. On new roads external to but abutting the development: 50% of the adjacent developer s direct responsibility with the remaining 50% included as part of road costing funded through D.C.s. c. For any private site entrances or entrances to specific development: direct developer responsibility under s.59 of D.C.A. (as a local service). d. On road intersections with Regional roads: include in Region D.C.s or in certain circumstances, may be a direct developer responsibility. e. Intersection improvements, new or modified signalization, signal timing and 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. 3) Streetlights a. Streetlights on new roads and 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 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).
Page E-4 c. Streetlights on new roads external to but abutting the development: 50% of the adjacent developer s direct responsibility with the remaining 50% included as part of road costing funded through D.C.s. d. Streetlights on 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). 4) Transportation Related Pedestrian and Cycling Facilities a. Sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive of all required infrastructure, located within roads, Regional 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 the D.C.A.). b. Sidewalks, multi-use trails, cycle tracks, and bike lanes, inclusive of all required infrastructure, located within or linking to road corridors internal to development: considered part of the complete street and is a direct developer responsibility under s.59 of the 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 road corridors external to development and needed to support a specific development or required to link with the area to which the plan relates: direct developer responsibility under s.59 of the D.C.A. (as a local service). 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 Town s active transportation network for cycling and/or walking: included in D.C.s. 5) Noise Abatement Measures a. External and internal to development where it is related to, or a requirement of a specific development: direct developer responsibility under s.59 of the D.C.A. (as a local service).
Page E-5 b. On road improvements abutting an existing community and unrelated to a specific development: included as part of road costing funded through D.C.s. 6) Transit Nodes, Terminals, and Bus Stop Infrastructure a. Transit node and bus stop infrastructure and amenities located within town and regional corridors, and including transit stations or terminals located on lands to serve these road corridors: considered part of the serviced street and included in area municipal D.C. b. Transit node and bus stop infrastructure and amenities located within road corridors internal to development: considered part of the complete street and direct developer responsibility under s.59 of the D.C.A. (as a local service). c. Transit node and bus stop infrastructure and amenities located within road corridors external to the development and needed to support a specific development or required to link with the area to which the plan relates: direct developer responsibility under s.59 of the D.C.A. (as a local service). B. Parkland Development Service Policy 1) Parkland a. Parkland development for community, neighbourhood and subneighbourhood parks: direct developer responsibility to provide at base condition, as defined/approved by the Town s Engineering and Parks Departments, as a local service provision, i.e. grading, sodding/seeding (over.81 ha), fencing, etc. b. Program facilities, amenities and furniture within parkland: included in D.C.s. 2) Recreational Trails a. Recreational trails (multi-use trails) that do not form part of the Town s active transportation network, and their associated infrastructure
Page E-6 (landscaping, bridges, trail surfaces, etc.): direct developer responsibility as a local service. 3) Landscape Buffer Blocks, Features, Cul-de-sac Islands, Berms, Grade Transition Areas, Walkways Connections to Adjacent Arterial Roads, Open Space, Parkland, etc. a. The cost of developing all landscape buffer blocks, landscape features, cul-de-sac islands, berms, grade transition areas, walkways connections to adjacent arterial roads, open space and other remnant pieces of land conveyed to the Town shall be a direct developer responsibility as a local service. Such costs include but are not limited to: i. Pre-grading, sodding or seeding, supply and installation of amended soil (to the Town s required depth), landscaping features, perimeter fencing and all planting; and ii. Perimeter fencing to the Town standard located on the public property side of the property line adjacent land uses (such as but not limited to arterial roads) as directed by the Town. 4) Natural Heritage System (N.H.S.) a. N.H.S. includes engineered and situ stream corridors, natural buffers for woodlots, wetlands remnants, etc., as well as sub-watersheds within the boundaries of the Town. Direct developer responsibility as a local service provision including but not limited to the following: i. Riparian planting and landscaping requirements (as required by the Town, Conservation Authority or other authorities having jurisdiction) as a result of the creation of, or construction of within the N.H.S. and associated buffers. 5) Infrastructure Assets Constructed by Developers a. Any parks and open space infrastructure assets to be built by the developer on behalf of the Town require design/construction approval of the Town of Grimsby s Public Works and Recreation, Facilities and Culture Departments.
Page F-1 Appendix F Asset Management Plan
Page F-2 Appendix F Asset Management Plan The recent changes to the D.C.A. (new section 10(2)(c.2)) require that the Background Study must include an asset management plan 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 for 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 within the Background Study. At a broad level, the Asset Management Plan provides for the long term investment in an asset over its entire useful life along with the funding. The schematic below identifies the costs for an asset through its entire lifecycle. For growth related works, the majority of capital costs will be funded by the 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.
Page F-3 In 2012, the Province developed Building Together: Guide for municipal asset management plans which outlines the key elements for an asset management plan (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 made a concerted effort to integrate the A.M.P. with financial planning and municipal budgeting, and are making full use of all available infrastructure financing tools. Commensurate with the above, the Town prepared an Asset Management Plan in 2014 for its existing assets, however, the plan does not include all assets categories that are
Page F-4 included in the capital forecast needs of the D.C. background study and for the services included, the plan only addresses non-growth costs of capital (i.e. does not include expansionary capital). 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 2016 $) 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 existing assets for the categories of assets included in the D.C. eligible capital costs are not included in the Town s Asset Management Plan (i.e. facilities, vehicles and parks and recreation assets not included), 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 which will require financing from Town financial resources (i.e. taxation, rates, fees, etc.). This amount has been presented on an annual debt charge amount based on 10-year financing. 2. Lifecycle costs for the 2016 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 $4.56 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 $2.4 million. This amount, totalled with the existing operating revenues of $28.5 million, provide annual revenues of $30.9 million by the end of the period. 6. In consideration of the above, the capital plan is deemed to be financially sustainable.
Page F-5 Town of Grimsby Asset Management - Future Expenditures and Associated Revenues 2016 $ Expenditures (Annualized) Annual Debt Payment on Non-Growth Sub-Total 2031 (Total) Related Capital 1 $25,416 Lifecycle: Annual Lifecycle - DC Services $646,464 Sub-Total - Annual Lifecycle $646,464 $646,464 Incremental Operating Costs (for D.C. Services) $2,758,080 Total Expenditures $3,429,961 Revenue 2 (Annualized) Total Existing Revenue $28,467,020 Incremental Tax and Non-Tax Revenue (User Fees, Fines, Licences, etc.) $2,445,084 Total Revenues $30,912,103 1 Non-Growth Related component of Projects including 10% mandatory deduction on soft services 2 As per Sch. 10 of FIR
Page G-1 Appendix G Proposed Development Charge By-law
Page G-2 The Corporation of the TOWN OF GRIMSBY By-Law Number -2016 A BY-LAW TO ESTABLISH DEVELOPMENT CHARGES FOR THE TOWN OF GRIMSBY Whereas the Development Charges Act, 1997 (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 needs for services; And whereas a development charge background study has been completed in accordance with the Act; And whereas Council has before it a report entitled Town of Grimsby Development Charge Background Study prepared by dated September 1, 2016; And whereas the Council of the Corporation of the Town of Grimsby has given notice of and held a public meeting on the 17th day of October, 2016 in accordance with the Act and the regulations thereto; Now therefore the Council of the Corporation of the Town of Grimsby hereby enacts as follows: 1.0 Definitions In this by-law, Act means the Development Charges Act, 1997, 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; Apartment unit means any residential dwelling unit within a building containing three or more dwelling units where access to each residential unit is obtained through a common entrance or entrances from the street level and the residential units are connected by an interior corridor; Bedroom means a habitable room larger than seven square metres, including a den, study or other similar area, but does not include a living room, dining room or kitchen;
Page G-3 Benefiting area means an area defined by a map, plan or legal description in a frontending agreement as an area that will receive a benefit from the construction of a service; Board of education has the same meaning as that specified in the Education Act or any successor thereto; Building Code Act means the Building Code Act, 1992, as amended; or any successor thereto; Capital cost means costs incurred or proposed to be incurred by the municipality or a local board thereof directly or by others on behalf of and as authorized by the municipality or local board, i) to acquire land or an interest in land, including a leasehold interest, ii) to improve land, iii) to acquire, lease, construct or improve buildings and structures, iv) to acquire, construct or improve facilities including: a. furniture and equipment other than computer equipment, and b. materials acquired for circulation, reference or information purposes by a library board as defined in the Public Libraries Act, and c. rolling stock with an estimated useful life of seven years or more, and v) to undertake studies in connection with any matter under the Act and any of the matters in clauses (i) to (iv), including the development charge background study required for the provision of services designated in this by-law within or outside the municipality, including interest on borrowing for those expenditures under clauses (i), (ii), (iii) and (iv) that are growth-related; Commercial means any non-residential development not defined under institutional or industrial Council means the Council of the municipality; 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 with respect to this by-law;
Page G-4 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 industrial building means a building or buildings existing on site in the Town of Grimsby on the day this by-law comes into effect or the first building constructed and occupied on a vacant site pursuant to site plan approval under Section 41 of the Planning Act, R.S.O. c.p.13 of the Planning Act subsequent to this by-law coming to effect for which fill development charges were paid, and is being used for or in conjunction with, i) the production, compounding, processing, packaging, crating, bottling, packing or assembling of raw or semi-processed goods or materials in not less than seventy-five percent of the total gross floor area of the building or buildings on a site ( manufacturing ) or warehousing related to the manufacturing use carried on in the building or buildings; ii) research or development in connection with manufacturing in not less than seventy-five percent of the total gross floor area of the building or buildings on a site; iii) retail sales by a manufacturer, if the retail sales are at the site where the manufacturing is carried out, such retail sales are restricted to goods manufactured at the site, and the building or part of a building where such retail sales are carried out does not constitute greater than twenty-five percent of the total gross floor area of the building or buildings on the site; or iv) Office or administrative purposes, if they are, a. carried out with respect to manufacturing or warehousing; and b. In or attached to the building or structure used for such manufacturing or warehousing; Farm building means that part of a bona fide farming operation encompassing barns, silos and other ancillary development to an agricultural use, but excluding a residential use and would include wholesale greenhouse facilities and structures; Grade means the average level of finished ground adjoining a building or structure at all exterior walls; Gross floor area means the total 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 unit or other portion of a building; Page G-5 In the case of a non-residential building or structure, or in the case of a mixed-use building or structure in respect of the non-residential portion thereof, the total area of all building floors above or below grade measured between the outside surfaces of the exterior walls, or between the outside surfaces of exterior walls and the centre line of party walls dividing a non-residential use and a residential use, except for: a room or enclosed area within the building or structure above or below grade that is used exclusively for the accommodation of heating, cooling, ventilating, electrical, mechanical or telecommunications equipment that service the building; loading facilities above or below grade; and 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 use for manufacturing, processing, fabricating or assembly of raw goods, transportation and warehousing or bulk storage of goods, wineries and distilleries, utilities (electric and gas), construction, and includes office uses and the sale of commodities to the general public where such uses are accessory to an industrial use, but does not include the sale of commodities to the general public through a warehouse club; Institutional means lands, buildings or structures used or designed or intended for use by an organized body, society or religious group for promoting a public or non-profit purpose and shall include, but without limiting the generality of the foregoing, places of worship, and special care facilities; Local board has the same definition as defined in the Development Charges Act; 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 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 travel trailer or tent trailer;
Page G-6 Multiple dwellings means all dwellings other than single-detached, semi-detached and apartment house dwellings; Municipality means The Corporation of the Town of Grimsby; Non-industrial means all buildings or structures not defined as industrial; 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; 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 that part of a building or structure that is exempt from taxation as a place of worship under the Assessment Act, as amended or any successor thereto; Regulation means any regulation made pursuant to the Act; Residential use means land or 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 walls, 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 designated in Schedule A to this bylaw; 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. 2.0 Designation of Services 2.1 The categories of services for which development charges are imposed under this by-law are as follows:
Page G-7 a) Services Related to a Highway; b) Other Transportation Services; c) Fire Protection Services; d) Administration Services; e) Outdoor Recreation Services; f) Indoor Recreation Services and Outdoor Recreation Services; g) Library Services; h) Water Services (Urban Area); i) Wastewater Services (Urban Area); and j) Storm Water Drainage and Control Services (Urban Area) 2.2 The components of the services designated in subsection 2.1 are described in Schedule A. 3.0 Application of By-law Rules 3.1 Development charges shall be payable in the amounts set out in this by-law where: a) The lands are located in the area described in subsection 3.2; and b) The development of the lands requires any of the approvals set out in subsection 3.4(a). Area to Which By-law Applies 3.2 Subject to subsection 3.3, this by-law applies to all lands in the geographic area of the Town of Grimsby. 3.3 This by-law shall not apply to lands that are owned by and used for the purposes of: a) The Town of Grimsby or a local board thereof; b) A board as defined in section 1(1) of the Education Act; c) The Region of Niagara or a local board thereof. 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,
Page G-8 i) The passing of a zoning by-law or of an amendment to a zoning by-law under section 34 of the Planning Act; ii) The approval of a minor variance under section 45 of the Planning Act; iii) A conveyance of land to which a by-law passed under subsection 50(7) of the Planning Act applies; iv) The approval of a plan of subdivision under section 51 of the Planning Act; v) A consent under section 53 of the Planning Act; vi) The approval of a description under section 50 of the Condominium Act; or vii) The issuing of a permit under the Building Code Act, 1992 in relation to a building or structure. b) No more than one development charge for each service designated in subsection 2.1 shall be imposed upon any lands, buildings or structures to which this by-law applies even though two or more of the actions described in subsection 3.4(a) are required before the lands, buildings or structures can be developed. c) Despite subsection 3.4(b), if two or more of the actions described in subsection 3.4(a) occur at different times, additional development charges shall be imposed if the subsequent action has the effect of increasing the need for services. Exemptions 3.5.1 Notwithstanding the provisions of this by-law, development charges shall not be imposed with respect to: a) Development creating or adding an accessory use or accessory structure not exceeding 10 square metres of gross floor area; b) An enlargement of the gross floor area of an existing industrial building in accordance with Section 4 of the Act; c) The issuance of a building permit in accordance with Section 2(3) of the Act; d) bona fide farm (non-residential) buildings including wholesale greenhouse facilities and structures. 3.6 Rules with Respect to an Industrial Expansion Exemption 3.6.1 If a development includes the enlargement of the gross floor area of an existing industrial building, the amount of the development charge that is payable in respect of the enlargement is determined in accordance with the following:
Page G-9 i) Subject to subsection 3.6.1(iii), if the gross floor area is enlarged by 50 per cent or less of the lesser of: a. the gross floor area of the existing industrial building, or b. the gross floor area of the existing industrial building before the first enlargement for which: i. an exemption from the payment of development charges was granted, or ii. a lesser development charge than would otherwise be payable under this by-law, or predecessor thereof, was paid, pursuant to Section 4 of the Act and this subsection, the amount of the development charge in respect of the enlargement is zero; ii) Subject to subsection 3.6.1(iii), if the gross floor area is enlarged by more than 50 per cent or less of the lesser of: a. the gross floor area of the existing industrial building, or b. the gross floor area of the existing industrial building before the first enlargement for which: i. an exemption from the payment of development charges was granted, or ii. a lesser development charge than would otherwise be payable under this by-law, or predecessor thereof, was paid, pursuant to Section 4 of the Act and this subsection, iii) the amount of the development charge in respect of the enlargement is the amount of the development charge that would otherwise be payable multiplied by the fraction determined as follows: a. determine the amount by which the enlargement exceeds 50 per cent of the gross floor area before the first enlargement, and b. divide the amount determined under subsection (A) by the amount of the enlargement For the purposes of calculating the extent to which the gross floor area of an existing industrial building is enlarged in subsection 3.6.1(ii), the cumulative gross floor area of any previous enlargements for which: a. an exemption from the payment of development charges was granted, or b. a lesser development charge than would otherwise be payable under this by-law, or predecessor thereof, was paid, pursuant to Section 4 of the Act and this subsection, shall be added to the calculation of the gross floor area of the proposed enlargement.
Page G-10 Residential For the purposes of this subsection, the enlargement must not be attached to the existing industrial building by means only of a tunnel, bridge, passageway, canopy, shared below grade connection, such as a service tunnel, foundation, footing or parking facility. 3.8 The development charges described in Schedule B to this by-law shall be imposed on residential uses of lands, buildings or structures, including a dwelling unit accessory to a non-residential use and, in the case of a mixed use building or structure, on the residential uses in the mixed use building or structure, according to the type of unit, and calculated with respect to each of the services according to the type of residential use. Non-Residential Uses 3.9 The development charges described in Schedule 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 with Respect to Redevelopment 3.10 Despite any other provision of this by-law, where, as a result of the redevelopment of land, a building or structure existing on the same land within 48 months prior to the date of payment of development charges in regard to such redevelopment was, or is to be demolished, in whole or in part, or converted from one principal use to another principal use on the same land, in order to facilitate the redevelopment, the development charges otherwise payable with respect to such redevelopment shall be reduced by the following amounts: a) in the case of a residential building or structure, or in the case of a mixed-use building or structure, the residential uses in the mixed-use building or structure, an amount calculated by multiplying the applicable development charge under subsections 3.6 and 3.7 and of this by-law by the number, according to type, of dwelling units that have been or will be demolished or converted to another principal use; and provided that such amounts shall not exceed, in total, the amount of the development charges otherwise payable with respect to the redevelopment.
Page G-11 Time of Payment of Development Charges 3.11 Development charges imposed under this section are payable upon issuance of a building permit with respect to each dwelling unit, building or structure. 3.12 Notwithstanding Section 3.11, provided that a site plan has been registered for the Development and the Town Manager (or his/her designate) has recommended in writing or email that the development charges be deferred, the Mayor (or in his/her absence Deputy Mayor) and the Treasurer (or in his/her absence Deputy Treasurer) are authorized to jointly sign on behalf of the Town an agreement between the Town and the Owner to defer the Development Charges, in whole or in part, for that Development for up to six months, after which the charges shall become due immediately. Copies of all such agreements shall be forwarded to Council for their information. By entering into such an agreement the Owner is explicitly agreeing that any Development Charges that remain unpaid two weeks following the expiration of the deferment may be added, at the sole discretion of the Town, to the tax roll(s) related to the Development, in a manner deemed appropriate by the Town, and collected in the same manner as taxes. 4.0 Payment by Services 4.1 Despite the payments required under subsection 3.11, Council may, by agreement, give a credit towards a development charge in exchange for work that relates to a service for which a development charge is imposed under this by-law. 5.0 Indexing 5.1 Development charges imposed pursuant to this by-law shall be adjusted annually, without amendment to this by-law, commencing on the first anniversary date of this by-law and each anniversary date thereafter, in accordance with the Act. 6.0 Schedules 6.1 The following schedules to this by-law form an integral part thereof: Schedule A - Components of Services Designated in subsection 2.1 Schedule B - Residential and Non-Residential Development Charges Schedule C - Map denoting where Development Charges are imposed 7.0 Date By-law in Force
Page G-12 7.1 This by-law shall come into force on the 8 th day of November, 2016. 8.0 Date By-law Expires 8.1 This by-law will expire on the 8th day of November, 2021, unless it is repealed at an earlier date. 9.0 Repeal 9.1 By-law No. 14-84, as amended is hereby repealed upon passage of this by-law. Read a first time this 7th day of November, 2016. Read a second and third time and finally passed this 7th day of November, 2016. R.N. Bentley, Mayor Derik Brandt, Town Manager
Page G-13 Schedule A to By-law 16- Designated Town Services under This By-law Town-wide Services 1. Services Related to a Highway and Related Infrastructure a. Roads, Sidewalks, Streetlights b. Depots and Domes c. Rolling Stock 2. Parking Services a. Parking 3. Fire Protection Services a. Fire Stations b. Fire Vehicles c. Small Equipment and Gear 4. Administration a. Studies 5. Indoor and Outdoor Recreation Services a. Parkland Development, Amenities and Trails b. Parks Vehicles and Equipment c. Recreation Facilities 6. Library Services a. Library Facilities b. Library Materials Urban Services 7. Wastewater Services a. Sewers 8. Water Services a. Distribution 9. Storm Water Drainage and Control Services a. Channels, Drainage and Ponds
Page G-14 SCHEDULE "B" BY-LAW NO. 2016 - SCHEDULE OF DEVELOPMENT CHARGES RESIDENTIAL NON-RESIDENTIAL Service Single and Semi- Detached Dwelling Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom Other Multiples Industrial (per ft² of Gross Floor Area) Non-Industrial (per ft² of Gross Floor Area) Municipal Wide Services: Services Related to a Highway and Related Infrastructure 9,358 5,568 3,702 6,308 2.46 5.49 Parking Services 37 22 15 25 0.01 0.02 Fire Protection Services 782 465 309 527 0.20 0.46 Indoor and Outdoor Recreation Services 4,831 2,874 1,911 3,256 0.28 0.63 Library Services 771 459 305 520 0.04 0.10 Administration 197 117 78 133 0.05 0.12 Total Municipal Wide Services 15,976 9,505 6,320 10,769 3.04 6.82 Urban Services Stormwater Drainage and Control Services 320 190 127 216 0.16 0.36 Wastewater Services - - - - 0.00 0.00 Water Services 563 335 223 379 0.12 0.26 Total Urban Services 883 525 350 595 0.28 0.62 GRAND TOTAL RURAL AREA 15,976 9,505 6,320 10,769 3.04 6.82 GRAND TOTAL URBAN AREA 16,859 10,030 6,670 11,364 3.32 7.44
Page G-15 Schedule C to By-law Urban Serviced Lands for Which Full Development Charges Apply