HomeMy WebLinkAboutFIN 09-22
Report to Council
Report Number: FIN 09-22
Date: June 20, 2022
From: Stan Karwowski
Director, Finance & Treasurer
Subject: Statutory Public Meeting Regarding Proposed 2022 Development Charge By-law
and Background Study
-File: F-4920-001
Recommendation:
1. That Report FIN 09-22 of the Director, Finance & Treasurer be received;
2. That Council receive for information the City of Pickering – Development Charges
Background Study prepared by Watson & Associates Economists Ltd. dated May 11,
2022;
3. That all submissions made at the June 20th Public Meeting or received in writing from the
public by June 25th be referred to staff and to Watson & Associates Economists Ltd. for
consideration in preparation of the final Development Charge recommendation s and By-
law for Council’s consideration on July 11th; and,
4. That the appropriate City officials be authorized to take the actions necessary to
implement these recommendations.
Executive Summary: Pickering must continue implementing development charges to
fund capital projects related to growth throughout the City so that development pays for its
capital requirements to the full extent allowed by the Development Charges Act (the “DC Act”)
and so that the new services required by growth are provided in a fiscally responsible manner.
Without development charge (“DC”) funding, the financial responsibility of paying for growth -
related capital projects would be borne by existing taxpayers.
The new DC fees are based on the City’s growth related capital program that includes today’s
higher construction costs. However, when comparing Pickering’s proposed single detached
DC fee rate with its Durham Lakeshore Neighbours, the City is comparable with Ajax &
Oshawa and below W hitby’s current DC rate. The City’s proposed DC fee retail rate is similar
to Ajax and below Oshawa, Clarington and Whitby’s current DC rates . Pickering’s proposed
DC fee for industrial and commercial is similar to Ajax and slightly below Whitby and
Clarington’s current DC fee rates.
FIN 09-22 June 20, 2022
Subject: Statutory Public Meeting Regarding Proposed Page 2
2022 Development Charge By-law and Background Study
The City collects development charges from new construction to pay for growth -related capital
costs. The City’s current Development Charges By-law 7595/17 as amended will expire on
January 1, 2023, however, due to the most recent changes to the DC Act through Bill 197, a
new DC by-law must be enacted by September 18, 2022. The new DC Background Study has
been prepared pursuant to the DC Act as amended, to update the previous DC By-law The
purpose of this Report is to present the 2022 DC Background Study and proposed By-law for
consideration at a statutory public meeting, as required by the DC Act.
The DC rates set out in the Background Study are calculated on a cost recovery basis and
represent what is allowed under the DC Act. The change from current rates is the result of
revised growth forecasts, updated capital programs, dramatic increase in construction costs,
and rate of inflation.
The proposed increase for the Seaton residential DC rate for single detached unit is 62 percent
or $6,874. For the rest of Pickering, a single detached unit is proposed to increase by 46
percent or $9,968. Pickering’s new DC rate is comparable with the neighbouring municipalities
in the Durham Region.
The proposed DC Background Study incorporates the principles of the Seaton Financial
Impacts Agreement (the “FIA”) approved by Council on October 28, 2013. The FIA requires the
Seaton landowners to pay the City-wide DC for all services except transportation services. The
Seaton landowners will be funding and building their own local roads and, therefore, are not
subject to the transportation charge applicable to the rest of Pickering.
After the statutory public meeting, it is proposed that staff review the submissions received
from the public. Staff will bring forward a final report with a proposed DC By-law for Council’s
consideration at the July 11th Special Council meeting. The new Development Charge By-law,
if passed by Council, will be effective on July 12, 2022 with a transition period.
Financial Implications: The proposed DC background study, as presented in Table One
below, includes a gross capital program of $815 million of which $529 million is to be
recovered from DC’s. The residual amount of $286 million is more commonly referred to as
“City Share” and this dollar amount will be funded from property taxes, senior level grant
funding (such as Federal Gas Tax) or debt. The “City Share” funds the “benefit to existing”
deduction and the post-period benefit.
FIN 09-22 June 20, 2022
Subject: Statutory Public Meeting Regarding Proposed Page 3
2022 Development Charge By-law and Background Study
Table One
Infrastructure Costs
Column Column Column Column Column
A B C D=B-C E=A-D
DC
Recoverable Residual
Adjusted for Amount-To
DC Net Reserve Reserve be funded by
Gross Recoverable Fund Fund non-DCs
Service Category Capital Cost Cost Balance Balance source
Other Services Related
to a Highway $18,327,165 $17,440,142 ($1,614,679) $19,054,821 ($727,656)
Fire Protection Services 26,193,520 23,647,124 (8,403,069) 32,050,193 (5,856,673)
By-law 9,659,844 2,859,378 0 2,859,378 6,800,466
Parks and Recreation
Services 345,562,979 302,761,965 28,554,256 274,207,709 71,355,270
Library Services 106,532,016 61,023,174 6,061,637 54,961,537 51,570,479
Administration Studies 2,540,900 1,690,330 (3,929,051) 5,619,381 (3,078,481)
Stormwater Management 63,773,100 12,931,874 546,096 12,385,778 51,387,322
Transportation 242,352,291 152,774,691 24,869,482 127,905,209 114,447,082
Total $814,941,815 $575,128,678 $46,084,672 $529,044,006 $285,897,809
The negative reserve fund balance, as shown above in Column C, is due to the Reserve Fund
component (such as Fire Protection Services) did not have sufficient funds to cover the growth
related capital cost expenditure for the new Fire Station Headquarters at Brock Road and
Zents Drive. In this situation, the deficit is added as a capital cost to be funded from future DC
fees.
Any ineligible DC costs must be recovered by a City source of funding, as presented in
Column E. Additional infrastructure that is to be put in place, that will provide benefits to the
existing population, must also be funded from a source other than DC’s . This is commonly
known as the “benefit to existing” reduction. Typically, these reductions are funded through the
property tax base. Some of the infrastructure that is planned to be built within the DC By-law
will serve future population and employment-related growth beyond the life of this study and
therefore, some of the capital project’s cost will be allocated to future studies. This allocation of
cost to future year is referred to as “post period benefit”. Some of the Seaton-related capital
projects may reflect this deduction. In the interim, these costs will be funded by the City and
then recovered through the next DC Study planned for 2024 or 2027.
FIN 09-22 June 20, 2022
Subject: Statutory Public Meeting Regarding Proposed Page 4
2022 Development Charge By-law and Background Study
Discussion: In simplest terms, DC rates are calculated as follows:
Growth-Related New Capital Costs
Growth Forecast (Population)
Growth-Related Capital Program
The DC Capital program was developed by staff from all departments. Staff first reviewed the
2017 DC study, the 2019 and 2020 DC Updates, and removed projects that have been
completed; then the timing and costs of projects that had not been completed were updated in
the context of the new growth forecast or new/improved information that is now available.
Lastly, projects were added to the program that are required to service the additional growth
included in the 2022 Background Study.
In the 2022 DC Background Study, some adjustments have been made to the service
categories in order to better reflect our current growth-related needs and the most recent
changes to the DC Act. The “Protective Services” category has been re-classified to two
separate categories: Fire Protection Services and By-law Enforcement Services.
Previously the DC Act identified ineligible services such as museum and culture, but all other
services were potentially eligible. As bylaw enforcement and animal services were not listed as
ineligible service, they could be included in a DC By-law and City staff included these two cost
elements in the 2017 DC Study. When the Province, passed Bill 197, the COVID-19 Economic
Recovery Act, this legislation amended the DC Act, and only those services that are listed are
eligible to be funded from DC fees. The eligible services include by-law enforcement but do not
include Animal Services. Staff have now included funding for the animal shelter component in
the new Community Benefits Charges (CBC), under the Animal Adoption Services category.
Administrative Studies are no longer DC recoverable, and these costs have been transferred
to the CBC Strategy as well. The guiding principle is to fund growth related expenditures
whether permitted through DC fees or CBC fees in order to avoid transferring the cost to the
local taxpayer.
The Seaton Financial Impact Agreement (FIA) exempts the Seaton Development Area from
the transportation component of the City-wide DC until Seaton has reached certain
development targets as specified in the FIA. (It is anticipated that the Seaton landowners will
reach these targets by 2031). This results in a lower overall DC rate for Seaton as compared to
the rest of Pickering.
Table Two shows that the DC Eligible Costs in the 2022 Study have increased by 31.1 percent
from the 2017 study.
FIN 09-22 June 20, 2022
Subject: Statutory Public Meeting Regarding Proposed Page 5
2022 Development Charge By-law and Background Study
Table Two
Comparison of DC Funding Sources
2017 Study* 2022 Study Change %
($M) ($M)
Gross Capital Costs 671.7 814.9 21.3
Less: DC Eligible Costs (403.5) (529.0) 31.1
Net City Share 268.2 285.9 6.6
* Includes annual indexing and 2019 & 2020 DC Updates
The City share dollar amount of $285.9 million will be funded through property taxes, debt and
senior level government grants such as Federal Gas Tax. The City’s current economic strategy
focusing on industrial and commercial growth (taxation revenue) that will assist the City in
meeting its future growth related financial obligations.
Comparison of DC Funding Sources
100%
90%
80%
70%
60%
50%
40%
30%
20%
39.9%
60.1%
35.1%
64.9%
2017 DC Study 2022 DC Study
Growth Funded (DC Charges) City Share
As the above chart indicates, there has been a shift between funding sources, taxpayer to DC
charges resulting in savings of approximately 4.8 percent or $39.5 million.
Pickering Proposed DC Rates
A comparison of the DC rates by component between current and proposed for July 12, 2022
is presented below.
FIN 09-22 June 20, 2022
Subject: Statutory Public Meeting Regarding Proposed Page 6
2022 Development Charge By-law and Background Study
Single and Semi Detached Residential Rate
Comparison of Current Rates to Proposed Rate
Service
Current
(Indexed)
Proposed
July 12/22
Change
Increase/
(Decrease)
Municipal Wide Services:
Other Services Related to a Highway
Fire Protection Services
Parks and Recreation Services
Library Services
Growth-Related Studies
Stormwater Management
By-law Enforcement Services
Total Municipal Wide Services (Line A)
Outside of Seaton Lands
Transportation
Total Outside of Seaton Lands (Line B)
Rest of Pickering (Line A+B)
Seaton*
$498
1,014
7,720
1,275
228
326
0
$11,171
10,516
$10,516
$21,687
$11,171
$747
1,216
12,858
2,432
237
448
107
$18,045
13,610
$13,610
$31,655
$18,045
50%
20%
67%
91%
4%
37%
n/a
29%
46%
62%
* Excludes the cost of Seaton internal roads network and voluntary contributions under the FIA
When Council approved the Seaton FIA, City staff successfully negotiated an additional
financial contribution of $16.0 million from the Seaton landowners. This amount is collected
through an additional charge that is paid along with the Seaton DC. For a Seaton single
detached home, an additional $1,541 is charged. Therefore, a Seaton developer is paying
$19,586 ($18,045 + $1,541) for a single semi-detached dwelling plus road construction costs.
There are a number of factors influencing the change in the DC rate for residential single and
semi-detached dwelling units, including:
total DC recoverable costs over the 17-year forecast period;
forecast growth in incremental gross population over the 17-year period; and
the change in average occupancy per dwelling unit persons per unit (PPU) between
Census periods.
dramatic increase in construction costs and rate of inflation over the past few years
For the City-wide single and semi-detached category, there was a increase of $9,968 or 46
percent for the DC rate between the 2022 and 2017 DC Background Study.
FIN 09-22 June 20, 2022
Subject: Statutory Public Meeting Regarding Proposed Page 7
2022 Development Charge By-law and Background Study
Meanwhile the Seaton area single and semi-detached category was increased by $6,874 or 62
percent. The dramatic increase in construction costs and rate of inflation over the past few
years is one of the key factors contributing to this significant increase.
Non-Residential Rate
Comparison of Current Rates to Proposed Rates
Service
$ Per Sq. ft. of Floor
Area
$ Per Net Ha of
Prestige Employment
Land in Seaton
Current
(Indexed)
Proposed
July 12/22
Current
(Indexed)
Proposed
July 12/22
Municipal Wide Services
Other Service Related to Highway $0.18 $0.34 $6,168 $11,911
Fire Protection Services 0.37 0.56 13,039 19,402
Parks and Recreation 0.60 1.23 20,242 43,126
Library Services 0.09 0.23 3,048 8,163
Growth-Related Studies 0.12 0.04 4,353 1,227
Stormwater Management 0.11 0.21 3,965 7,153
By-law Enforcement Services 0.00 0.05 0.00 1,697
Total Municipal Wide Services (Line A) $1.47 $2.66 $50,815 $92,679
Outside of Seaton Lands
Transportation $2.96 $4.86 --
Total Outside of Seaton Lands (Line B) $2.96 $4.86 --
Rest of Pickering (Line A+B) $4.43 $7.52
Seaton $1.47 $2.66 $50,815 $92,679
The non-residential DC for lands outside of the Seaton Prestige Employment Lands are
recovered from development on a per sq. ft. of total floor area basis.
For Seaton industrial and commercial development, a different approach was applied as it
relates to development charges. A land area specific charge (per net Hectare) is used in
contrast to a floor area charge. Under the floor area charge approach, the DC charges are
based on the size of the building. The property owner may apply a phased development
approach over several years to fully utilize the land size , such that the DC’s would be payable
over a lengthy time period. Using the land area approach in Seaton, the developer pays the full
DC at the time of the first development regardless of the fact that there may be several phases
of construction development. This approach encourages expedient buildout, discourages land
banking and creates a more favourable cash flow scenario f or the City.
FIN 09-22 June 20, 2022
Subject: Statutory Public Meeting Regarding Proposed Page 8
2022 Development Charge By-law and Background Study
City of Pickering DC Rates
Comparison of Current Rates to Proposed Rates ($)
The proposed changes to all of Pickering’s DC rates are summarized below:
Rest of Pickering Seaton
Current
(Indexed)
Proposed Current
(Indexed)
Proposed
Residential
Single and Semi-Detached $21,687 $31,655 $11,171 $18,045
Apts. 2 Bedrooms + 13,702 18,410 7,058 10,495
Apts. Less than 2 Bedrooms 9,707 11,298 5,001 6,440
Other Multiples 17,512 24,384 9,022 13,900
Non-Residential (per sq.ft. of
Gross Floor Area)
4.43 7.52 1.47 2.66
Comparison of Current Rates to Proposed Rates
Percentage Change
Rest of Pickering Seaton
Change-
Increase
%
Change
Change-
Increase
%
Change
Residential
Single and Semi-Detached $9,968 46% $6,847 62%
Apts. 2 Bedrooms + 4,708 34% 3,347 49%
Apts. Less than 2 Bedrooms 1,591 16% 1,439 29%
Other Multiples 6,872 39% 4,878 54%
Non-Residential (per sq.ft.
of Gross Floor Area) 3.09 70% 1.19 81%
Competitive DC Rates
The graph below shows that Pickering’s proposed single detached residential DC rate is
competitive in comparison with both its Durham Lakeshore neighbours and other GTA
comparators (see Attachment 1). Pickering will maintain a very competitive position, especially
given its proximity to Toronto. Out of all the communities that border Toronto, Pickering has the
lowest DC rates.
FIN 09-22 June 20, 2022
Subject: Statutory Public Meeting Regarding Proposed Page 9
2022 Development Charge By-law and Background Study
$90,000
$80,000
$70,000
$60,000
$50,000 $40,000
$30,000 $20,000
$10,000
Single and Semi Detached
Lower Tier Pickering Region Education
$ per sq. ft Commercial
$50.00
$45.00
$40.00
$35.00
$30.00
$25.00
$20.00
$15.00
$10.00
$5.00
$-
Whitby Oshawa Clarington Rest of Ajax Rest of Seaton Seaton
Pickering Pickering (New) (Current)
(New) (Current)
Lower Tier Pickering Region Education
FIN 09-22 June 20, 2022
Subject: Statutory Public Meeting Regarding Proposed Page 10
2022 Development Charge By-law and Background Study
$50,000
Apts. 2 Bedroom +
Rest of
Pickering
(New)
Oshawa Whitby Ajax
Lower Tier Pickering
Rest of Clarington
Pickering
(Current)
Region Education
Seaton
(New)
Seaton
(Current)
$0
$5,000
$10,000
$15,000
$20,000
$25,000
$30,000
$35,000
$40,000
$45,000
Indexing
Based on our current DC By-law, DC rates shall be adjusted annually as of July 1 each year
based on the Non-residential Building Construction index in order to keep DC revenues current
with construction costs. The previous indexing was done on July 1, 2021. As the current 2022
Background Study coincides with the July 1, 2022 indexing period, it is no longer necessary to
index for the period of July 1, 2022 to June 30, 2023. The capital costs are reflected at the
2022 values. DC rates to be approved in the current 2022 Background Study would be due for
indexing on July 1, 2023.
Transition to New Rates
The proposed rates will come into effect on July 12, 2022. Any complete building permit
applications received after July 12, 2022 will be subject to the new DC rate.
Additionally, the new DC rates shall not apply to those complete building permit applications
received by July 1, 2022 whereby the building permit or conditional building permit is issued for
all or part of the building on or before August 15, 2022 .
Communications Strategy
The DC Act has a mandatory communication/advertising requirement for at least one pub lic
meeting, and the Clerk is required to carry out such advertising at least twenty days in advance
of the Meeting date. The Statutory Public Meeting was first advertised in the Pickering News
Advertiser on May 26, 2022 and will continue every Thursday until June 16, 2022. In addition,
FIN 09-22 June 20, 2022
Subject: Statutory Public Meeting Regarding Proposed Page 11
2022 Development Charge By-law and Background Study
reference to the Statutory Public Meeting has been advertised on the City’s website . The City
has met the requirements of the Development Charges Act.
On May 20th, staff reached out to the development industry by distributing the DC Background
Study, dated May 11, 2022 and holding a stakeholders consultation on June 1st. The City
invited fourteen organizations and we had all fourteen organizations (24 individuals) attend the
consultation. City staff with the assistance of its outside consultants are reviewing their
comments and will incorporate any changes in the final version of the DC fees and By-law at
the July 11th Council meeting.
Next Steps
Following receipt of comments at the Public Meeting, and written submissions no later than
June 25th, 2022, staff will bring forward a final report and proposed DC By-law for Council’s
consideration at the Council meeting to be held on July 11th, 2022. If enacted, the new DC By-
law will be effective July 12, 2022 with the transitional rules outlined above.
Attachments:
1. Residential Development Charges per Single Detached Dwelling for Greater Toronto
Area Municipalities, as of May 11, 2022
2. 2022 Development Charges Background Study, dated May 11, 2022
3. Draft Development Charges By-law
Prepared By: Approved/Endorsed By:
Original Signed By: Original Signed By:
Jason Bekramchand Stan Karwowski
Senior Financial Analyst – Capital & Director, Finance & Treasurer
Debt Management
Recommended for the consideration
of Pickering City Council
Original Signed By:
Marisa Carpino, M.A.
Chief Administrative Officer
Attachment #1 to FIN 09-22
Municipal D.C. Comparison
$-
$20,000
$40,000
$60,000
$80,000
$100,000
$120,000
$140,000
$160,000
$
p
e
r
u
n
i
t
Residential Development Charges
Per Single Detached Dwelling for Greater Toronto Area & Select Municipalities
Lower/Single Tier Upper Tier Education
BB=Built Boundary & GF=Greenfield.
1. A component of the charge has been converted from a per hectare charge to a hypothetical single detached unit.
Watson & Associates Economists Ltd.
905-272-3600
May 11, 2022 info@watsonecon.ca
2022 Development Charges Background
Study
City of Pickering
________________________
For Public Circulation and Comment
Attachment #2 to FIN 09-22
Table of Contents
Page
1. Introduction......................................................................................................1-1
1.1 Purpose of this Document.......................................................................1-1
1.2 Summary of the Process.........................................................................1-2
1.3 Changes to the Development Charges Act, 1997: More Homes,
More Choice Act (Bill 108) the Plan to Build Ontario Together Act
(Bill 138), and the COVID-19 Economic Recovery Act (Bill 197)............1-3
1.4 Other Legislative Changes......................................................................1-6
2. Current City of Pickering D.C. Policy .............................................................2-1
2.1 Background.............................................................................................2-1
2.2 Services Covered ...................................................................................2-1
2.3 Current Charges .....................................................................................2-2
2.4 Timing of D.C. Calculation and Payment ................................................2-2
2.5 Redevelopment Credit ............................................................................2-2
2.6 Exemptions .............................................................................................2-3
3. Anticipated Development in the City of Pickering ........................................3-1
3.1 Requirement of the Act ...........................................................................3-1
3.2 Basis of Population, Household and Non-Residential Gross Floor
Area Forecast .........................................................................................3-1
3.3 Summary of Growth Forecast .................................................................3-2
4. The Approach to the Calculation of the Charge ...........................................4-1
4.1 Introduction .............................................................................................4-1
4.2 Services Potentially Involved ..................................................................4-1
4.3 Increase in Need for Service...................................................................4-2
4.4 Local Service Policy ................................................................................4-7
4.5 Capital Forecast ......................................................................................4-8
4.6 Treatment of Credits ...............................................................................4-8
4.7 Classes of Services ................................................................................4-9
4.8 Eligible Debt and Committed Excess Capacity .......................................4-9
Watson & Associates Economists Ltd.
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table of Contents (Cont’d)
Page
4.9 Existing Reserve Funds ........................................................................4-10
4.10 Deductions ............................................................................................4-11
4.10.1 Reduction Required by Level of Service Ceiling ......................4-11
4.10.2 Reduction for Uncommitted Excess Capacity ..........................4-12
4.10.3 Reduction for Benefit to Existing Development ........................4-12
4.10.4 Reduction for Anticipated Grants, Subsidies, and Other
Contributions ............................................................................4-13
4.11 Municipal-Wide vs. Area Rating ............................................................4-14
4.12 Allocation of Development ....................................................................4-14
5. Development Charge Eligible Cost Analysis by Service .............................5-1
5.1 Service Levels and 17-Year Capital Costs for City-wide D.C.
Calculation ..............................................................................................5-1
5.1.1 Fire Protection Services .............................................................5-1
5.1.2 By-Law Enforcement Services ...................................................5-2
5.1.3 Other Services Related to a Highway ........................................5-2
5.1.4 Parks and Recreation Services ..................................................5-3
5.1.5 Library Services .........................................................................5-3
5.1.6 Stormwater Management Services ............................................5-4
5.1.7 Growth-Related Studies Class of Service ..................................5-4
5.2 Service Levels and 17-Year Capital Costs for area-specific D.C.
Calculation ............................................................................................5-17
5.2.1 Transportation Services ...........................................................5-17
6. D.C. Calculation ...............................................................................................6-1
7. D.C. Policy Recommendations and D.C. Policy Rules .................................7-1
7.1 Introduction .............................................................................................7-1
7.2 D.C. By-law Structure .............................................................................7-2
7.3 D.C. By-law Rules ...................................................................................7-2
7.3.1 Payment in any Particular Case .................................................7-2
7.3.2 Determination of the Amount of the Charge ...............................7-2
7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)................................................................................7-3
7.3.4 Exemptions (full or partial) .........................................................7-4
7.3.5 Phase in Provision(s).................................................................7-5
7.3.6 Timing of Collection ...................................................................7-5
7.3.7 Indexing .....................................................................................7-6
7.3.8 D.C. Spatial Applicability ............................................................7-6
7.4 Other D.C. By-law Provisions .................................................................7-7
7.4.1 Categories of Services for Reserve Fund and Credit
Purposes ....................................................................................7-7
Watson & Associates Economists Ltd.
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table of Contents (Cont’d)
Page
7.4.2 By-law In-force Date ..................................................................7-8
7.4.3 Minimum Interest Rate Paid on Refunds and Charged for
Inter-Reserve Fund Borrowing ...................................................7-8
7.5 Other Recommendations ........................................................................7-8
8. Asset Management Plan .................................................................................8-1
8.1 Introduction .............................................................................................8-1
8.2 Asset Management Plan .........................................................................8-3
9. By-law Implementation ...................................................................................9-1
9.1 Public Consultation Process ...................................................................9-1
9.1.1 Introduction ................................................................................9-1
9.1.2 Public Meeting of Council...........................................................9-1
9.1.3 Other Consultation Activity .........................................................9-1
9.2 Anticipated Impact of the Charge on Development .................................9-2
9.3 Implementation Requirements ................................................................9-3
9.3.1 Introduction ................................................................................9-3
9.3.2 Notice of Passage ......................................................................9-3
9.3.3 By-law Pamphlet ........................................................................9-3
9.3.4 Appeals ......................................................................................9-4
9.3.5 Complaints .................................................................................9-4
9.3.6 Credits .......................................................................................9-4
9.3.7 Front-Ending Agreements ..........................................................9-5
9.3.8 Severance and Subdivision Agreement Conditions ...................9-5
Appendix A Background Information on Residential and Non-Residential
Growth Forecast ............................................................................................. A-1
Appendix B Historical Level of Service Calculations............................................ B-1
Appendix C D.C. Cash Flow Calculations .............................................................. C-1
Appendix D Long Term Capital and Operating Cost Examination....................... D-1
Appendix E Local Service Policy .............................................................................E-1
Appendix F Draft D.C. By-law ...................................................................................F-1
Watson & Associates Economists Ltd.
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
List of Acronyms and Abbreviations
Acronym Full Description of Acronym
D.C.
D.C.A.
G.F.A.
Development charge
Development Charges Act, 1997 as amended
Gross floor area
LPAT.
N.F.P.O.W.
Local Planning Appeal Tribunal
No Fixed Place of Work
OLT. Ontario Land Tribunal
O.M.B.
O.Reg.
P.O.A.
Ontario Municipal Board
Ontario Regulation
Provincial Offences Act
P.P.U.
s.s.
Persons per unit
Subsection
sq.ft.
km
square foot
kilometer
Watson & Associates Economists Ltd.
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Report
Chapter 1
Introduction
Watson & Associates Economists Ltd.
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
1. Introduction
1.1 Purpose of this Document
This background study has been prepared pursuant to the requirements of the
Development Charges Act 1997 (s.10), and accordingly, recommends new
Development Charges (D.C.s) and policies for the City of Pickering (City).
The City retained Watson & Associates Economists Ltd. (Watson) to undertake the D.C.
study process. Watson worked with senior staff of the City in preparing this D.C.
analysis and the 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 City’s D.C. background study, as summarized in Chapter 4. It also
addresses the forecast amount, type, and location of growth (Chapter 3), the
requirement for “rules” governing the imposition of the charges (Chapter 7), and the
proposed by-law to be made available as part of the approval process (Appendix F).
In addition, the report is designed to set out sufficient background on the legislation and
the policies underlying the proposed by-law, to make the exercise understandable to
interested parties. Finally, the D.C. background study addresses post-adoption
implementation requirements (Chapter 9) which are critical to the successful application
of the new policy.
The chapters in the report are supported by Appendices containing the data required to
explain and substantiate the calculation of the charge. A full discussion of the statutory
requirements for the preparation of a background study and calculation of a D.C. is
provided herein.
Watson & Associates Economists Ltd. PAGE 1-1
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1.2 Summary of the Process
A public meeting required under Section 12 of the D.C.A. will be scheduled for June 20,
2022, least two weeks after the posting of the D.C. background study and draft D.C. by-
law on the City’s website. Its purpose is to present the background study and draft D.C.
by-law to the public and to solicit public input on the matter. The public meeting is also
being held to answer any questions regarding the study’s purpose, methodology and
the proposed D.C. by-law for the City. In addition to the statutory public consultation
process, the City will also be holding a separate meeting to present the D.C.
background study and draft by-law to development industry stakeholders and receive
feedback.
In accordance with the legislation, the background study and proposed D.C. by-law will
be available for public review at least 60 days prior to by-law passage.
The process to be followed in finalizing the report and recommendations includes:
• consideration of responses received prior to, at or immediately following the
public meeting; and
• finalization of the report and Council consideration of the by-law subsequent to
the public meeting.
Table 1-1 outlines the study process to date and the proposed schedule to be followed
with respect to the D.C. by-law adoption process.
Table 1-1
Schedule of Key D.C. Process Dates
Process Steps Dates
1. Project initiation meeting with City Staff October 2021
2. Data collection and staff interviews December 2021 –
April 2022
3. Presentation of draft findings and D.C. policy discussion
with City Staff April 29, 2022
Watson & Associates Economists Ltd. PAGE 1-2
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Process Steps Dates
4. D.C. Background Study and draft D.C. by-law available to
public May 11, 2022
5. Presentation of D.C. Background Study and draft by-law to
Development Industry Stakeholders June 1, 2022
6. Public Meeting of Council June 20, 2022
7. D.C. By-law passage July 11, 2022
8. Newspaper notice given of by-law passage By 20 days after
passage
9. Last day for by-law appeal 40 days after
passage
10.City makes available D.C. pamphlet by 60 days after in
force date
1.3 Changes to the Development Charges Act, 1997: More
Homes, More Choice Act (Bill 108) the Plan to Build
Ontario Together Act (Bill 138), and the COVID-19
Economic Recovery Act (Bill 197)
On May 2, 2019, the Province introduced Bill 108 (More Homes, More Choice Act),
which proposed changes to the D.C.A. The Bill was introduced as part of the Province’s
“More Homes, More Choice: Ontario's Housing Supply Action Plan.” The Bill received
Royal Assent on June 6, 2019. While having received Royal Assent, many of the
amendments to the D.C.A. would not come into effect until they are proclaimed by the
Lieutenant Governor. On January 1, 2020, the following provisions were proclaimed:
• A D.C. for rental housing and institutional developments will pay the charge in six
equal annual installments, with the first payment commencing on the date of
occupancy. A D.C. for non-profit housing developments will pay the charge in 21
Watson & Associates Economists Ltd. PAGE 1-3
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equal annual installments. A municipality may charge interest on the
installments. Any unpaid D.C. amounts may be added to the property and
collected as taxes.
• The determination of the D.C. for all developments occurring within two years of
a Site Plan or Zoning By-law Amendment planning approval shall be determined
based on the D.C.s in effect on the date the planning application was submitted.
These provisions only apply to Site Plan and Zoning By-law Amendment
planning applications received on or after January 1, 2020. Developments
arising from planning application approvals not fitting these criteria, or if the
building permit arising from these planning approvals is issued two-years or more
after the planning application approval, the D.C. is determined based on the
provisions of the D.C. by-law.
In early 2020, the Province released Bill 197 (COVID-19 Economic Recovery Act), an
omnibus bill amending numerous statutes, including the D.C.A. and Planning Act. This
Bill also revised some of the proposed amendments included in the More Homes, More
Choice Act. The COVID-19 Economic Recovery Act received Royal Assent on July 21,
2020 and was proclaimed on September 18, 2020. The following provides a summary
of the additional changes to the D.C.A. that are now in effect:
List of D.C. Eligible Services
The D.C.A. previously defined ineligible services for D.C.s. The amendments to the
D.C.A. now defined the services that are eligible for inclusion in a D.C. by-law. The
following summarizes the D.C. eligible services:
• Water supply services, including distribution and treatment services;
• Wastewater services, including sewers and treatment services;
• Storm water drainage and control services;
• Services related to a highway;
• Electrical power services;
• Toronto-York subway extension, as defined in subsection 5.1 (1);
• Transit services other than the Toronto-York subway extension;
• Waste diversion services;
• Policing services;
• Fire protection services;
• Ambulance services;
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• Library Services;
• Long-term care services;
• Parks and recreation services (excluding the acquisition of land for parks);
• Public health services;
• Childcare and early years services;
• Housing services;
• Provincial Offences Act services;
• Services related to emergency preparedness;
• Services related to airports, but only in the Regional Municipality of Waterloo;
and
• Additional services as prescribed.
Removal of 10% Statutory Deduction
The D.C.A. previously required a 10% statutory deduction for all services not specifically
identified in s.s. 5 (5) of the D.C.A. (i.e. soft services). This had the effect of
categorizing D.C. eligible services into two groups, i.e. 90% D.C. recoverable services,
and 100% D.C. recoverable services. The amendments to the D.C.A. remove the 10%
statutory deduction for soft services.
Classes of D.C. Services
As noted above the D.C.A. categorized services generally into two categories. The
amended D.C.A. repeals these provisions and provides the following:
• A D.C. by-law may provide for any eligible service or capital cost related to any
eligible service to be included in a class, set out in the by-law.
• A class may be composed of any number or combination of services and may
include parts or portions of the eligible services or parts or portions of the capital
costs in respect of those services.
• A D.C. by-law may provide for a class consisting of studies in respect of any
eligible service whose capital costs are described in paragraphs 5 and 6 of s. 5 of
the D.C.A.
• A class of service set out in the D.C. by-law is deemed to be a single service with
respect to reserve funds, use of monies, and credits.
Statutory Exemptions
Watson & Associates Economists Ltd. PAGE 1-5
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The D.C.A. provides for statutory exemptions from payment of D.C.s where the
development is creating additional residential dwelling units within prescribed classes of
existing residential buildings or structures. This statutory exemption has been
expanded to include secondary residential dwelling units, in prescribed classes, that are
ancillary to existing residential buildings. Furthermore, additional statutory exemptions
are provided for the creation of a second dwelling unit in prescribed classes of proposed
new residential buildings, including structures ancillary to new dwellings.
Transition
Services, other than those described in paragraphs 1 to 10 of subsection 2 (4) of the
D.C.A. (i.e. soft services) within an existing D.C. by-law can remain in effect, even if the
by-law expires, until the earlier of the day the by-law is repealed, the day the
municipality passes a Community Benefits Charge by-law under subsection 37 (2) of
the Planning Act, or the specified date. The specified date is September 18, 2022.
1.4 Other Legislative Changes
Bill 213, the Better for People, Smarter for Business Act, received Royal Assent on
December 8, 2020. This Bill amended the Ministry of Training, Colleges and
Universities Act to provide an exemption from the payment of D.C.s for universities.
Specifically, the Act states:
“Land vested in or leased to a university that receives regular and ongoing
operating funds from the government for the purposes of post-secondary
education is exempt from development charges imposed under the
Development Charges Act, 1997 if the development in respect of which
development charges would otherwise be payable is intended to be
occupied and used by the university.”
This statutory exemption to the payment of D.C.s came into effect on the December 8,
2020.
Watson & Associates Economists Ltd. PAGE 1-6
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Chapter 2
Current City of Pickering D.C.
Policy
Watson & Associates Economists Ltd.
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2. Current City of Pickering D.C. Policy
2.1 Background
On December 11, 2017, the City of Pickering passed By-Law 7595/17 under the D.C.A.,
1997. The by-law came into effect on January 1, 2018 and imposes uniform City-wide
D.C.s by service with the exception of Transportation Services which on imposed on an
area-specific basis for the lands outside of the Seaton lands only. The area-specific
treatment of Transportation services is in accordance with the City’s agreement with the
Seaton Landowners, whereby transportation services attributable to these lands are
funded directly by the landowners.
The City subsequently passed amending by-laws 7727/19 and 7802/20 to account for
changes in the need for service and capital costs estimates, by-law policies, and to
reflect changes to the D.C.A. By-law 7595/17 as amended will expire on January 1,
2023.
2.2 Services Covered
The following services are included under By-Law 7595/17, as amended:
City-Wide Services
• Administration Studies
• Protection
• Parks and Recreation
• Library
• Other Services Related to a Highway
• Stormwater Management
Area-Specific Services
• Transportation – Outside of the Seaton Lands 1
1 Development within the Seaton Lands is subject to a separate agreement outside of
the D.C.A. concerning the provision of Transportation Service requirements in addition
to other funding contributions.
Watson & Associates Economists Ltd. PAGE 2-1
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2.3 Current Charges
Table 2-1 provides the charges currently in effect for residential and non-residential
development types, as well as a breakdown of the charges by service. The By-Law
provides for mandatory annual indexing of the charges on July 1st.
Table 2-1
Current City of Pickering Development Charges
Service/Class
RESIDENTIAL
Single and Semi
Detached Dwelling
Apartments - 2
Bedrooms +
Apartments
Bachelor and 1
Bedroom
Other Multiples
(per net Ha of
Prestige Employment
Land in Seaton)
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Classes:
Other Services Related to a Highway 498 315 223 403 6,168 0.18
Protection Services 1,014 640 454 820 13,039 0.37
Parks and Recreation Services 7,720 4,877 3,456 6,231 20,242 0.60
Library Services 1,275 806 571 1,030 3,048 0.09
Growth-Related Studies 338 214 151 274 4,353 0.12
Stormwater Management
Total Municipal Wide Services/Classes:
Outside of Seaton Lands
326
11,171
206
7,058
146
5,001
264
9,022
3,965
50,815
0.11
1.47
Transportation 1
Total Services Outside of Seaton Lands
Seaton
10,516
10,516
11,171
6,644
6,644
7,058
4,706
4,706
5,001
8,490
8,490
9,022
-
50,815
2.96
2.96
1.47
Rest of Pickering 21,687 13,702 9,707 17,512 4.43
1.Subject to a separate agreement outside of the Development Charges Act concerning the provision of Transportation requirements in addition to other funding contributions
2.Does not apply to prestige employment development in Seaton, as that development is subject to the per net Ha land area charge instead.
2.4 Timing of D.C. Calculation and Payment
D.C. s are calculated and payable in full to the City at the time a permit is issued for any
land, buildings or structures constituting development. Notwithstanding the foregoing,
D.C. for developments proceeding through the Site Plan or Zoning By-law Amendment
application approvals process will be calculated on the day those applications are
made. Furthermore, D.C.s for institutional and rental housing developments are
payable in size annual instalments commencing on the day of occupancy and D.C.s for
non-profit housing are payable in 21 annual installments commencing form the date of
occupancy.
2.5 Redevelopment Credit
Where as a result of the redevelopment of land, where a building or structure existing
on land was demolished, a D.C. credit will only be issued where a building permit has
been issued for redevelopment within five years of the demolition permit.
Watson & Associates Economists Ltd. PAGE 2-2
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Redevelopment credits are extended to a 10-year period for replacement buildings
without municipal services (i.e. water, wastewater, and storm).
D.C.s are payable for the dwelling units or additional non-residential floor area created
are in excess of what was demolished.
D.C. credits are also provided for the conversion of floor area from one principal use to
another principal use (i.e. residential and non-residential). The D.C. payable is equal to
the charge for floor area/units in the space created, less the charge that would have
been payable for the existing floor area/units. In no case shall the net charge be less
than zero.
For redevelopment credits to apply, the applicant must provide proof that D.C.s of lot
levies were paid for the existing use.
2.6 Exemptions
The City’s D.C. By-Law includes statutory exemptions from payment of D.C.s with
respect to:
• Industrial additions of up to and including 50% of the existing gross floor area of
the building – for industrial additions which exceed 50% of the existing gross floor
area, only the portion of the addition in excess of 50% is subject to the payment
of D.C.s;
• Land used for Municipal or Board of Education purposes;
• Residential development that results in only the enlargement of an existing
dwelling unit, or that results only in the creation of up to two additional dwelling
units, within or ancillary to the existing building. (as specified by O.Reg. 82/98);
• The creation of a second dwelling unit in prescribed classes of new residential
buildings, including in structures ancillary to dwellings; and
• Development of lands intended for use by a university that received operating
funds from the Government.
The By-Law also provides non-statutory exemptions from payment of D.C.s with respect
to:
Watson & Associates Economists Ltd. PAGE 2-3
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• The development of a non-residential farm building used for bona fide agricultural
purposes (exemption does not apply to Transportation Services, Protection
Services, or Other Services Related to a Highway).;
• A building or structure that is used in connection with a place of worship and is
exempt from taxation under the Assessment Act as a result;
• Nursing homes and hospitals; and
• Garden suites
.
Watson & Associates Economists Ltd. PAGE 2-4
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Chapter 3
Anticipated Development in
the City of Pickering
Watson & Associates Economists Ltd.
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3. Anticipated Development in the City of Pickering
3.1 Requirement of the Act
Chapter 3 provides the methodology for calculating a D.C. as per the D.C.A. Figure 1-1
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
development charges 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 City of Pickering will be required
to provide services, over a 10-year (mid-2022 to mid-2032) and longer-term (mid-2022
to mid-2039) horizon.
3.2 Basis of Population, Household and Non-Residential
Gross Floor Area Forecast
The D.C. growth forecast has been derived by Watson. The growth forecast provided
herein builds on growth assumptions established in the Durham Region Growth
Management Strategy (ongoing) and the Region of Durham Regional Transit
Development Charge Background Study (2022). In addition to the Regional
Development Charge Background Study, the following information sources were
consulted:
• City of Pickering Official Plan (Edition 8);
• Durham Region Growth Management Strategy Technical Reports (2021);
• 2006, 2011 and 2016 population, household and employment Census data;
• 2021 population and household Census data;
• Historical residential and non-residential building permit data over the 2012 to
2021 period;
• Residential supply opportunities as provided by the City of Pickering; and
• Discussions with City staff regarding anticipated residential and non-residential
development in the City of Pickering, and specifically the Seaton Community.
Watson & Associates Economists Ltd. PAGE 3-1
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3.3 Summary of Growth Forecast
A detailed analysis of the residential and non-residential growth forecasts is provided in
Appendix A and the methodology employed is illustrated in Figure 3-1. The discussion
provided herein summarizes the anticipated growth for the City and describes the basis
for the forecast. The results of the residential growth forecast analysis are summarized
in Table 3-1 below, and Schedule 1 in Appendix A.
As identified in Table 3-1 and Appendix A, Schedule 1, permanent population in
Pickering is anticipated to reach approximately 158,100 by mid-2032 and 189,200 by
mid-2039, resulting in an increase of approximately 51,000 and 82,100 persons,
respectively over the 10-year and longer-term forecast periods.1 2
1 The population figures used in the calculation of the 2022 D.C. include the net Census
undercount, which is estimated at approximately 3.8%.
2 The 2031 Official Plan population target of 225,670, less the growth allocation for
Northeast Pickering of approximately 36,500 persons, results in an Official Plan
population target of 189,200 by Mid-2039.
Watson & Associates Economists Ltd. PAGE 3-2
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Figure 3-1
Population and Household Forecast Model
DEMAND SUPPLY
Intensification
Designated Lands
Servicing Capacity
Residential Units in the
Development Process
Employment Market by Local
Municipality,
Economic Outlook
Local, region
and Provincial
Forecast of
Residential Units
Historical Housing
Construction
Occupancy Assumptions
Gross Population Increase
Decline in Existing Population
Net Population Increase
Watson & Associates Economists Ltd. PAGE 3-3
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Table 3-1
The City of Pickering
Residential Growth Forecast Summary
Year
Population
(Including
Census
Undercount)¹
Excluding Census Undercount Housing Units Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Population Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi
Detached
Multiple
2Dwellings Apartments3 Other Total
Households
Hi
s
t
o
r
i
c
a
l
Mid 2006 91,160 87,838 573 87,265 20,255 4,850 3,085 25 28,215 3.113
Mid 2011 92,080 88,721 806 87,915 20,744 5,381 3,190 15 29,330 3.025
Mid 2016 95,240 91,771 776 90,995 21,130 6,060 3,695 30 30,915 2.968
Mid 2021 102,940 99,186 839 98,347 22,425 6,805 4,165 30 33,425 2.967
Fo
r
e
c
a
s
t
Mid 2022
Mid 2027
Mid 2032
Mid 2039
107,100
133,340
158,110
189,200
103,191
128,475
152,339
182,297
876
998
1,122
1,314
102,315
127,477
151,217
180,983
22,774
26,047
28,822
31,908
7,622
10,747
13,839
18,001
4,559
7,666
10,680
14,733
30
30
30
30
34,985
44,490
53,370
64,672
2.950
2.888
2.854
2.819
In
c
r
e
m
e
n
t
a
l
Mid 2006 - Mid 2011 920 883 233 650 489 531 105 -10 1,115
Mid 2011 - Mid 2016 3,160 3,050 -30 3,080 386 679 505 15 1,585
Mid 2016 - Mid 2021 7,700 7,415 63 7,352 1,295 745 470 0 2,510
Mid 2021 - Mid 2022 4,160 4,005 37 3,968 349 817 394 0 1,560
Mid 2022 - Mid 2027 26,240 25,284 122 25,162 3,273 3,125 3,107 0 9,505
Mid 2022 - Mid 2032 51,010 49,148 246 48,902 6,048 6,217 6,121 0 18,385
Mid 2022 - Mid 2039 82,100 79,106 438 78,668 9,134 10,379 10,174 0 29,687
Source: Derived from Durham Region Growth Management Strategy (ongoing) and the Region of Durham Regional Transit Development Charge Background Study (2022), by Watson & Associates
Economists Ltd., 2022.
Note: The 2031 Official Plan population target of 225,670, less the growth allocation for Northeast Pickering of approximately 36,500 persons, results in an Official Plan population target of 189,200 by
Mid 2039
¹ Census undercount estimated at approximately 3.8%. Note: Population including the undercount has been rounded.
² Includes townhouses and apartments in duplexes.
³ Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Watson & Associates Economists Ltd. PAGE 3-4
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Figure 3-2
The City of Pickering
Annual Housing Forecast
Ho
u
s
i
n
g
U
n
i
t
s
2,500
2,000 1,925 1,925 1,925 1,925
1,660 1,660 1,660 1,660 1,660
1,544 1,544 1,544
1,805 1,805 1,805 1,805 1,805
1,560
1,500
1,262
1,000
573540 510 500 425 379 346303283
0
Years
Historical Low Density Medium Density High Density Historical Average
Source: Building permit data from 2011 to 2013 and 2021 from Statistics Canada. Building permits between 2014 and 2020 from the City of Pickering. Figure by Watson & Associates Economists Ltd., 2022.
1 Growth forecast represents calendar year.
Watson & Associates Economists Ltd. PAGE 3-5
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Provided below is a summary of the key assumptions and findings regarding the City of
Pickering D.C. growth forecast:
1. Housing Unit Mix (Appendix A – Schedules 1 and 6)
• The housing unit mix for the City was derived from the Region of Durham
Regional Transit Development Charge Background Study (2022)
• Based on the above indicator, the longer-term household growth forecast for the
City is comprised of a unit mix of 31% low density units (single-detached and
semi-detached), 35% medium density (multiples except apartments) and 34%
high density (bachelor, 1-bedroom and 2-bedroom apartments).
2. Geographic Location of Residential Development (Appendix A – Schedule 2)
• Schedule 2 summarizes the anticipated amount, type, and location of
development by the Seaton Community and the rest City of Pickering.
• In accordance with forecast demand and available land supply, the amount and
percentage of forecast permanent housing growth between 2022 and 2039 is
summarized below.
Development Location
Approximate
Amount of Housing
Growth, 2022 to 2039
Percentage of
Housing Growth,
2022 to 2039
Seaton 18,260 62%
Rest of Pickering 11,420 38%
City Total 29,680 100%
3. Planning Period
• A 17-year planning horizon has been utilized for the D.C. process, to reflect the
anticipated timing of when the City would achieve the official plan population
target of 189,200 persons.
4. Population in New Housing Units (Appendix A -Schedules 3, 4 and 5)
Watson & Associates Economists Ltd. PAGE 3-1
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• The number of new housing units to be constructed in the City of Pickering
during the short-and long-term periods is presented in Figure 3-2. Over the ten-
year forecast period, the City is anticipated to average 1,839 new housing units
per year.
• Institutional population1 is anticipated to increase by approximately 250 people
between 2022 to 2032 and approximately 440 people between 2022 and 2039.
• Population in new units is derived from Schedules 3, 4, and 5, which incorporate
historical development activity, anticipated units (see unit mix discussion) and
average persons per unit (P.P.U.) by dwelling type for new units.
• Schedule 8 summarizes the average P.P.U. assumed for the new housing units
by age and type of dwelling based on a 2016 custom Census data for the City of
Pickering. The total calculated P.P.U. for all density types represents a 25-year
forecast average. Average P.P.U.s by dwelling type are as follows:
o Low density: 3.561
o Medium density: 2.743
o High density 2: 1.771
5. Existing Units and Population Change (Appendix A -Schedules 3, 4 and 5)
• Existing households for mid-2022 are based on the 2021 Census households,
plus estimated residential units constructed in 2021, assuming a 6-month lag
between construction and occupancy (see Schedule 3).
• The decline in average occupancy levels for existing housing units is calculated
in Schedules 3 through 5, by aging the existing population over the forecast
period. The forecast population decline in existing households over the 2022 to
2039 forecast period is approximately 350.
6. Employment (Appendix A, Schedules 10a, 10b, 10c, 11 and 12)
• The employment projections provided herein are derived from the Region of
Durham Regional Transit Development Charge Background Study (2022) and
based on the activity rate method, which is defined as the number of jobs in a
City divided by the number of residents. Key employment sectors include
1 Institutional includes special care facilities such as nursing home or residences for
senior citizens. A P.P.U. of 1.100 depicts 1-bedroom and 2-or more bedroom units in
these special care facilities.
2 Includes bachelor, 1-bedroom and 2-or more bedroom apartments.
Watson & Associates Economists Ltd. PAGE 3-2
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primary, industrial, commercial/population-related, institutional, and work at
home, which are considered individually below.
• 2016 employment data 1 (place of work) for the City of Pickering is outlined in
Schedule 10a. The 2016 employment base is comprised of the following sectors:
o 140 primary (less than 1%);
o 3,225 work at home employment (10%);
o 11,840 industrial (36%);
o 12,670 commercial/population related (39%); and
o 4,885 institutional (15%).
• The 2016 employment by usual place of work, including work at home, is
approximately 32,760. An additional 4,690 employees have been identified for
the City in 2016 that have no fixed place of work (N.F.P.O.W.).2
• Total employment, including work at home and N.F.P.O.W. for the City is
anticipated to reach approximately 55,340 by mid-2032 and 65,670 by mid-2039.
This represents an employment increase of approximately 15,080 and 25,410
respectively, over the forecast period.3
• Schedule 10b, Appendix A, summarizes the employment forecast, excluding
work at home employment and N.F.P.O.W. employment, which is the basis for
the D.C. employment forecast. The impact on municipal services from work at
home employees has already been included in the population forecast. The
need for municipal services related to N.F.P.O.W. employees has largely been
included in the employment forecast by usual place of work (i.e. employment and
gross floor area generated from N.F.P.O.W. construction employment).
Furthermore, since these employees have no fixed work address, they cannot be
captured in the non-residential gross floor area (G.F.A.) calculation.
• Total employment for the City of Pickering (excluding work at home and
N.F.P.O.W. employment) is anticipated to reach approximately 43,440 by mid-
1 2016 employment is based on Statistics Canada 2016 Place of Work Employment
dataset by Watson & Associates Economists Ltd.
2 No fixed place of work is defined by Statistics Canada 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.
3 The 2031 Official Plan employment target of 71,800 is forecast to be achieved after
2039. An additional 4,900 jobs would be assumed for Northeast Pickering, in
accordance with the Official Plan.
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2032 and 51,400 by mid-2039. This represents an employment increase of
approximately 11,670 and 19,630 respectively, over the forecast period.
7. Non-Residential Sq.ft. Estimates (G.F.A., Appendix A, Schedule 10b)
• Square footage estimates were calculated in Schedule 10b based on the
following employee density assumptions:
o 1,100 sq.ft. per employee for industrial;
o 400 sq.ft. per employee for commercial/population-related; and
o 675 sq.ft. per employee for institutional employment.
• The City-wide incremental Gross Floor Area (G.F.A.) is anticipated to increase by
8,523,800 sq.ft. over the 10-year period and 14,325,300 sq.ft. over the longer-
term forecast period.
• In terms of percentage growth, the 2022 to 2039 incremental G.F.A. forecast by
sector is broken down as follows:
o industrial – 61%;
o commercial/population-related – 23%; and
o institutional – 16%.
8. Geography of Non-Residential Development (Appendix A, Schedule 10c)
• Schedule 10c summarizes the anticipated amount, type and location of non-
residential development by servicing area for the City of Pickering by area.
• In accordance with forecast demand, the amount and percentage of forecast total
non-residential growth between 2022 and 2039 by development location is
summarized below.
Watson & Associates Economists Ltd. PAGE 3-4
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Development Location
Amount of Non-
Residential
G.F.A., 2022 to
2039
Percentage of
Non-Residential
G.F.A., 2022 to
2039
Seaton 10,358,100 72%
Rest of Pickering 3,967,200 28%
City Total 14,325,300 100%
Watson & Associates Economists Ltd. PAGE 3-5
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Chapter 4
The Approach to the
Calculation of the Charge
Watson & Associates Economists Ltd.
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4. The Approach to the Calculation of 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
s.s.2 (4) of the D.C.A. sets out the eligible services that can be included in a D.C. By-
law as follows:
• Water supply services, including distribution and treatment services.
• Wastewater services, including sewers and treatment services.
• Storm water drainage and control services.
• Services related to a highway.
• Electrical power services.
• Toronto-York subway extension, as defined in subsection 5.1 (1).
• Transit services other than the Toronto-York subway extension.
• Waste diversion services.
• Policing services.
• Fire protection services.
• Ambulance services.
• Library Services.
• Long-term care services.
• Parks and recreation services (but not the acquisition of land for parks).
• Public health services.
• Childcare and early years services.
• Housing services.
• Provincial Offences Act Services.
• Services related to emergency preparedness.
• Services related to airports, but only in the Regional Municipality of Waterloo.
• Additional services as prescribed
Watson & Associates Economists Ltd. PAGE 4-1
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In addition to the above eligible services, the D.C.A. also sets out in s.s.7 (3) that a
development charge by-law may provide for a class consisting of studies.
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).
Table 4-1 identifies the potential components within each service category, whether the
City provides the service, and whether the service has been included in the proposed
D.C.by-law.
4.3 Increase in 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 municipal council indicate that it intends to ensure that such an increase in
need will be met, suggests that a project-specific expression of need would be most
appropriate.
Watson & Associates Economists Ltd. PAGE 4-2
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Figure 4-1
Watson & Associates Economists Ltd. PAGE 4-3
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Table 4-1
Categories of Municipal Services
To Be Addressed as Part of the Calculation
Categories of Municipal
Services
Inclusion in the D.C.
Calculation Service Components
1. Services Related to a Yes 1.1 Arterial roads
Highway Yes 1.2 Collector roads
Yes 1.3 Bridges, Culverts and
Roundabouts No 1.4 Local municipal roads Yes 1.5 Traffic signals Yes 1.6 Sidewalks and streetlights Yes 1.7 Active Transportation Yes 1.8 Works Yard Yes 1.9 Rolling stock [1]
2. Transit Services n/a
n/a
2.1 Transit vehicles [1] &
facilities
2.2 Other transit infrastructure
3. Stormwater Drainage
and Control Services
Yes
Yes
Yes
Yes
3.1 Main channels and
drainage trunks
3.2 Channel connections
3.3 Retention/detention ponds
3.4 Centralized
retention/detention ponds
4. Fire Protection
Services
Yes
Yes
Yes
4.1 Fire stations
4.2 Fire pumpers, aerials and
rescue vehicles [1]
4.3 Small equipment and gear
[1] with 7+ year lifetime
*same percentage as service component to which it pertains
computer equipment excluded throughout
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Categories of Municipal
Services
Inclusion in the D.C.
Calculation Service Components
5. Parks and Recreation
Services Outdoor
Recreation Services
(i.e. Parks and Open
Space and Indoor
Recreation)
Ineligible
Yes
Yes
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
5.7 Arenas, indoor pools,
fitness facilities, community
centres, etc. (including
land)
5.8 Recreation vehicles and
equipment [1]
6. Library Services Yes
Yes
Yes
6.1 Public library space (incl.
furniture and equipment)
6.2 Library vehicles [1]
6.3 Library materials
7. Electrical Power
Services
n/a
n/a
n/a
7.1 Electrical substations
7.2 Electrical distribution
system
7.3 Electrical system rolling
stock
9. Wastewater Services n/a
n/a
n/a
n/a
9.1 Treatment plants
9.2 Sewage trunks
9.3 Local systems
9.4 Vehicles and equipment [1]
10. Water Supply n/a 10.1 Treatment plants
Services n/a 10.2 Distribution systems
n/a 10.3 Local systems
n/a 10.4 Vehicles and equipment [1]
Watson & Associates Economists Ltd. PAGE 4-5
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Categories of Municipal
Services
Inclusion in the D.C.
Calculation Service Components
11. Waste Diversion
Services
Ineligible
Ineligible
n/a
n/a
11.1 Landfill collection, transfer
vehicles and equipment
11.2 Landfills and other disposal
facilities
11.3 Waste diversion facilities
11.4 Waste diversion vehicles
and equipment [1]
12. Policing Services n/a
n/a
n/a
12.1 Police detachments
12.2 Police rolling stock [1]
12.3 Small equipment and gear
13. Long-Term Care
Services
n/a
n/a
13.1 Long-Term Care space
13.2 Vehicles [1]
14. Child Care and early
years services
n/a
n/a
14.1 Childcare space
14.2 Vehicles [1]
15. Public Health n/a
n/a
15.1 Public Health department
space
15.2 Public Health department
vehicles [1]
16. Housing Services n/a 16.1 Social Housing space
17. Provincial Offences
Act (P.O.A.)
n/a 17.1 P.O.A. space
18. Social Services n/a 18.1 Social service space
19. Ambulance Services n/a
n/a
19.1 Ambulance station space
19.2 Vehicles [1]
20. Emergency
Preparedness
Services
No
No
20.1 Emergency Preparedness
Space
20.2 Equipment
21. Hospital Provision Ineligible 21.1 Hospital capital
contributions
22. Provision of
Headquarters for the
General
Administration of
Municipalities and
Area Municipal Boards
Ineligible
Ineligible
Ineligible
22.1 Office space
22.2 Office furniture
22.3 Computer equipment
23. Other Transportation
Services
n/a
n/a
No
23.1 Ferries
23.2 Airports (in the Regional
Municipality of Waterloo)
23.2 Other
Watson & Associates Economists Ltd. PAGE 4-6
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Categories of Municipal
Services
Inclusion in the D.C.
Calculation Service Components
24. Provision of Cultural,
Entertainment and
Tourism Facilities and
Convention Centres
Ineligible
Ineligible
24.1 Cultural space (e.g. art
galleries, museums and
theatres)
24.2 Tourism facilities and
convention centres
25. Other Yes
Yes
25.1 Studies in connection with
acquiring buildings, rolling
stock, materials and
equipment, and improving
land [2] and facilities,
including the D.C.
background study cost
25.2 Interest on money
borrowed to pay for growth-
related capital
[1] with a 7+ year lifetime
[2] same percentage as service component to which it pertains
Eligibility for
Inclusion in the
D.C. Calculation
Description
Yes Municipality provides the service – service has been
included in the D.C. calculation.
No Municipality provides the service – service has not been
included in the D.C. calculation.
n/a Municipality does not provide the service.
Ineligible Service is ineligible for inclusion in the D.C. calculation.
4.4 Local Service Policy
Some of the need for services generated by additional development consists of local
services related to a plan of subdivision. As such, they will be required as a condition of
subdivision agreements or consent conditions. The local service guidelines for the City
are summarized in Appendix E.
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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:
• costs to acquire land or an interest therein (including a leasehold interest);
• costs to improve land;
• costs to acquire, lease, construct or improve buildings and structures;
• costs to acquire, lease or improve facilities including rolling stock (with a useful
life of 7 or more years), furniture and equipment (other than computer
equipment), materials acquired for library circulation, reference or information
purposes;
• interest on money borrowed to pay for the above-referenced costs;
• costs to undertake studies in connection with the above-referenced matters; and
• costs of the D.C. background study.
In order for an increase in need for service to be included in the D.C. calculation,
municipal council must indicate “...that it intends to ensure that such an increase in need
will be met” (s.s.5(1)3). This can be done if the increase in service forms part of a
Council-approved Official Plan, capital forecast or similar expression of the intention of
Council (O. Reg. 82/98 s.3). The capital program contained herein reflects the City’s
approved capital budget and forecast, approved master plans and servicing studies,
and past D.C. background studies.
4.6 Treatment of Credits
Section 8 para. 5 of O. Reg. 82/98 indicates that a D.C. background study must set out,
“the estimated value of credits that are being carried forward relating to the service.”
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s.s.17 para. 4 of the same Regulation indicates that, “...the value of the credit cannot be
recovered from future D.C.s,” if the credit pertains to an ineligible service. This implies
that a credit for eligible services can be recovered from future D.C.s. As a result, this
provision should be made in the calculation, in order to avoid a funding shortfall with
respect to future service needs.
The City has no outstanding D.C. credit obligations.
4.7 Classes of Services
Section 7 of the D.C.A. states that a D.C. by-law may provide for any D.C. eligible
service or the capital costs with respect to those services. Further, a class may be
composed of any number or combination of services and may include parts or portions
of each D.C. eligible services. With respect to growth-related studies, Section 7(3) of
the D.C.A. states that:
For greater certainty, a development charge by-law may provide for a class
consisting of studies in respect of any service listed in subsection 2 (4) whose capital
costs are described in paragraphs 5 and 6 of subsection 5 (3).
These provisions allow for services to be grouped together to create a class for the
purposes of the D.C. by-law and D.C. reserve funds. The D.C. calculations and draft
by-law provided herein include a class for growth-related studies. This class is
comprised of the following municipal-wide services:
• Fire Protection;
• By-law Enforcement;
• Parks and Recreation;
• Library;
• Other Services Related to a Highway; and
• Stormwater Management.
4.8 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
Watson & Associates Economists Ltd. PAGE 4-9
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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 D.C. processes.
4.9 Existing Reserve Funds
Section 35 of the D.C.A. states that:
“The money in a reserve fund established for a service may be spent only
for capital costs determined under paragraphs 2 to 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.
The City’s projected uncommitted D.C. reserve fund balances, by service, as of July 1,
2022, are presented in Table 4-2. Projected balances account for 2021 year-end
balances, commitments for D.C. eligible projects, funding of exemptions granted over
the period of the past by-law and anticipated D.C. collections to July 1, 2022. These
balances have been applied against future spending requirements for all services.
Incomplete D.C. eligible capital projects for which D.C. Reserve Fund balances have
been committed have not been included in the capital needs identified in the D.C.
Background Study.
Watson & Associates Economists Ltd. PAGE 4-10
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Table 4-2
City of Pickering
Projected Uncommitted D.C. Reserve Fund Balances
(July 1, 2022)
Service Totals
Other Services Related to a Highway ($1,614,679)
Fire Protection Services ($8,403,069)
Parks and Recreation Services $28,554,256
Library Services $6,061,637
Growth Studies ($3,929,051)
Stormwater Management Services $546,096
By-Law Enforcement Services $0
Transportation Services $24,869,482
Total $46,084,673
4.10 Deductions
The D.C.A. potentially requires that four deductions be made to the increase in the need
for service. These relate to:
• the level of service ceiling;
• uncommitted excess capacity;
• benefit to existing development; and
• anticipated grants, subsidies and other contributions.
The requirements behind each of these reductions are addressed as follows:
4.10.1 Reduction Required by Level of Service Ceiling
This is designed to ensure that the increase in need included in 4.3 does “…not include
an increase that would result in the level of service (for the additional development
increment) exceeding the average level of the service provided in the municipality over
the 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
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service shall be taken into account in determining the level of service and the average
level of service.”
In many cases, this can be done by establishing a quantity measure in terms of units as
floor area, land area or road length per capita, and a quality measure in terms of the
average cost of providing such units based on replacement costs, engineering
standards or recognized performance measurement systems, depending on
circumstances. When the quantity and quality factor are multiplied together, they
produce a measure of the level of service, which meets the requirements of the Act, i.e.
cost per unit.
The average service level calculation sheets for each service component in the D.C.
calculation are set out in Appendix B.
4.10.2 Reduction for Uncommitted Excess Capacity
Paragraph 5 of s.s.5(1) requires a deduction from the increase in the need for service
attributable to the anticipated development that can be met using the municipality’s
“excess capacity,” other than excess capacity which is “committed” (discussed above in
4.6).
“Excess capacity” is undefined, but in this case, must be able to meet some or all of the
increase in need for service, in order to potentially represent a deduction. The
deduction of uncommitted excess capacity from the future increase in the need for
service, would normally occur as part of the conceptual planning and feasibility work
associated with justifying and sizing new facilities, e.g. if a road widening to
accommodate increased traffic is not required because sufficient excess capacity is
already available, then widening would not be included as an increase in need, in the
first instance.
4.10.3 Reduction for Benefit to Existing Development
Section 5(1)6 of the D.C.A. provides that, “The increase in the need for service must be
reduced by the extent to which an increase in service to meet the increased need would
benefit existing development.”
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
Watson & Associates Economists Ltd. PAGE 4-12
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4.10.1 is related but is not the identical requirement. Sanitary, storm and water trunks
are highly localized to growth areas and can be more readily allocated in this regard
than other services such as services related to a highway, which do not have a fixed
service area.
Where existing development has an adequate service level which will not be tangibly
increased by an increase in service, no benefit would appear to be involved. For
example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive very limited (or no) benefit as a result. On the
other hand, where a clear existing service problem is to be remedied, a deduction
should be made accordingly.
In the case of services such as recreation facilities, community parks, libraries, etc., the
service is typically provided on a 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.
4.10.4 Reduction for Anticipated Grants, Subsidies, and Other
Contributions
This step involves reducing the capital costs necessary to provide the increased
services by capital grants, subsidies and other contributions made or anticipated by
Council and in accordance with various rules such as the attribution between the share
related to new vs. existing development O. Reg. 82.98, s.6. Where grant programs do
not allow funds to be applied to growth-related capital needs, the proceeds can be
applied to the non-growth share of the project exclusively. Moreover, Gas Tax
revenues are typically used to fund non-growth-related works or the non-growth share
of D.C. projects, given that the contribution is not being made in respect of particular
growth-related capital projects.
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4.11 Municipal-Wide vs. Area Rating
This step involves determining whether all the subject costs are to be recovered on a
uniform municipal-wide basis or whether some or all are to be recovered on an area-
specific basis. Under the D.C.A., it is now mandatory to “consider” area-rating of
services (providing charges for specific areas and services), however, it is not
mandatory to implement area-rating. Further discussion is provided in section 7.3.8.
4.12 Allocation of Development
This step involves relating the costs involved to anticipated development for each period
under consideration and using allocations between residential and non-residential
development and between one type of development and another, to arrive at a schedule
of charges.
Watson & Associates Economists Ltd. PAGE 4-14
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Chapter 5
Development Charge Eligible
Cost Analysis by Service
Watson & Associates Economists Ltd.
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5. Development Charge Eligible Cost Analysis by
Service
This chapter outlines the basis for calculating D.C. eligible costs for the D.C.s to be
applied on a uniform basis. The required calculation process set out in s.5(1)
paragraphs 2 to 8 in the D.C.A., 1997, and described in Chapter 4, was followed in
determining D.C. eligible costs.
The nature of the capital projects and timing identified in this chapter reflects Council’s
current intention. However, over time, municipal projects and Council priorities change
and, accordingly, Council’s intentions may be modified, and different capital projects
(and timing) may be required to meet the need for services required by new growth.
5.1 Service Levels and 17-Year Capital Costs for City-wide
D.C. Calculation
This section evaluates the development-related capital requirements for select services
and classes of service over the 17-year planning period (mid 2022 -mid 2039). Each
service 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.
5.1.1 Fire Protection Services
Fire Protection Services in the City are provided through four fire stations totalling
35,700 sq.ft. of facility space. These services are further provided through the utilization
of 28 vehicles and 1,332 equipment items. Based on the average per capita investment
of $407 over the 2012 to 2021 period, and the forecast population growth of 79,106
persons over the 2022 to 2039 forecast period, the resulting maximum D.C.-eligible
amount that could be included in the calculation is $32.0 million.
The capital needs that are anticipated to provide service over the forecast period
includes two additional fire stations and associated vehicles and equipment for fire
fighters. These needs are estimated at a gross capital cost of $26.2 million. Of the total
capital cost, $1.1 million has been deducted as a benefit to development beyond the
forecast period. After accounting for the existing reserve fund deficit of $8.4 million,
recognizing the benefit to development having already occurred, $32.1 million has been
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included in the calculation of the charge These D.C.-eligible costs have then been
allocated to residential and non-residential development based on the share of
population (78,668) and employment (19,629) growth (i.e. 80% residential and 20%
non-residential).
5.1.2 By-Law Enforcement Services
By-law Enforcement Services are currently provided through 3,700 sq.ft. of facility
space and the operation of 8.6 vehicles (accounting for animal services vehicle usage
not pertaining to by-law enforcement). This level of investment equates to an average
per capita level of service over the past 10-years of $36. When applied to the forecast
population growth over the 17-year forecast period, the maximum amount that could be
included in the calculation of the charge is $2.9 million.
Over the forecast period the City will be constructing a new Animal Shelter and By-law
Enforcement facility as well as requiring addition By-law enforcement vehicles. 30% of
the costs of the facility ($2.8 million) have been deducted to reflect the share of the
facility not related to By-law Enforcement Services. Furthermore, $2.1 million and $1.8
million have been deducted for the benefit to development beyond the planning period
and the benefit to existing development, respectively. Net D.C. recoverable costs of
$2.9 million have been included in the calculation of the charge and have been
allocated 80% to residential development and 20% non-residential development based
on the share of incremental population and employment growth over the forecast
period.
5.1.3 Other Services Related to a Highway
The City provides operations services related to Transportation Services, defined by the
D.C.A. as Services Related to a Highway. These services include roads operations
facilities, vehicles, and equipment. These services are provided through the use of 185
vehicles and equipment items, and 61,200 sq.ft. of facility space. The average level of
service provided over the historical 10-year period based on this inventory is $288 per
capita. When applied to anticipated growth over the 2022 to 2039 forecast period, the
per capita level of service produces a maximum D.C. eligible amount of $22.7 million.
The gross capital cost included in the D.C. calculation for the forecast period to 2039
totals $18.3 million. The capital cost estimates include additional vehicles and
equipment items, as well as the growth-related share of the new Operations Centre debt
Watson & Associates Economists Ltd. PAGE 5-2
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payments and the Northern Satellite Operations Centre (including land). After
recognizing the current reserve fund deficit of $1.6 million, the benefit to existing
development of $76,200 and the post period benefit of $810,800, the resulting net
growth-related capital cost of $19.1 million have been included in the D.C. calculation.
The forecast growth-related costs have been allocated 80% to residential development
and 20% to non-residential development based on the incremental growth in population
and employment.
5.1.4 Parks and Recreation Services
The City currently operates their Parks and Recreation Services utilizing 823 acres of
developed and passive parkland, 25.1 km of trails, and 551,100 sq.ft. of facility space.
The City also utilizes 192 vehicle and equipment items to provide services. Over the
past 10-year years, the investments in these assets equate to an average per capita
level of service of $5,156. Based on this level of investment and the anticipated growth
in the 17-year forecast period, the maximum D.C.-eligible amount that could be included
in the calculation of the charges is $405.6 million.
The 17-year capital needs required to meet the needs of the anticipated development
total $345.6 million, comprising future parkland and trail development, additional indoor
recreation space needs, and additional parks maintenance vehicles and the share of
operations facilities related to parks. Approximately $15.0 million has been deducted as
benefit to development beyond the period to 2039. Furthermore, $27.8 million has been
deducted for the benefit to existing development. After accounting for the existing
reserve balance of $28.6 million, $274.2 million net D.C. recoverable costs have been
included in the calculation of the charge.
These costs are then allocated 95% to residential development and 5% to non-
residential development as the residential population tends to be the predominant users
of Parks and Recreation Services.
5.1.5 Library Services
Library services are provided by the City through the provision of approximately 51,000
sq.ft. of facility space, 315,200 library collection material items, and one vehicle. The
average level of service provided over the historical 10-year period based on this
inventory is $692 per capita. When applied to anticipated growth over the 2022-2039
Watson & Associates Economists Ltd. PAGE 5-3
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period, the per capita level of service produces a maximum D.C. eligible amount for
library services of approximately $54.5 million.
The gross capital cost included in the D.C. calculation for the 17-year forecast period
are $106.5 million. The capital cost estimates include a new library branch in Seaton
(including land and materials), a new Central Library Facility, and additional library
space at the Pickering Heritage and Community Centre. Deductions for the benefit to
existing development total $41.5 million. A further $4.0 million has been deducted to
reflect the benefits to development beyond the 17-year planning period. There is a
current reserve fund balance of $6.1 million, which when applied against the growth-
related costs results in a net D.C. recoverable capital cost of $54.9 million (including
growth-related studies) which has been included in the D.C. calculation.
Similar to Parks and Recreation Services, the predominant users of Library Services
tend to be residents of the City, as such the forecast growth-related costs have been
allocated 95% to residential development and 5% to non-residential development.
5.1.6 Stormwater Management Services
Stormwater management needs provided in the increase in need for service reflect
those in addition to the local service requirements of development, and include erosion
control works, conveyance control, new facilities, and water quality treatment. In total,
the gross capital cost estimate for these needs over the 17-year planning period total
$63.8 million. After deducting approximately $50.2 million for benefits to the existing
development, $598,700 for the position period benefit, and $546,100 for current reserve
fund balances, the net D.C. eligible costs for inclusion in the calculation of the charge is
approximately $12.4 million.
Based on the incremental growth in population to employment, the net D.C.-eligible
costs have been allocated 80% to residential and 20% to non-residential development
within the City.
5.1.7 Growth-Related Studies Class of Service
The D.C.A. permits the inclusion of studies undertaken to facilitate the completion of the
City’s capital works program. As discussed in Section 4.7, these studies have been
included within a class of services based on each service to which the study relates.
Watson & Associates Economists Ltd. PAGE 5-4
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For planning related studies, a deduction of 10% has been applied to recognize the
extent to which the studies relate to non-D.C.-eligible services. All studies have been
allocated to the classes of services in the following manner:
• Fire Protection – 8%
• By-law Enforcement – 1%
• Transportation – 5%
• Parks and Recreation – 69%
• Library – 14%
• Stormwater Management – 3%
The cost of the growth-related studies is $2.5 million of which $461,800 is a benefit to
existing development. A deduction of $143,400 has been made to recognize the portion
of planning studies related to D.C.-ineligible services, as mentioned above and
$245,400 has been deducted as a post-period benefit. After accounting for the existing
reserve fund deficit of $3.9 million net D.C.-eligible costs of $5.6 million over the 17-year
forecast period are included in Table 5-7 below
The allocation of the net growth-related costs between residential and non-residential
development is based on the residential and non-residential allocations for each service
area.
Watson & Associates Economists Ltd. PAGE 5-5
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Table 5-1
Infrastructure Costs Covered in the D.C. Calculation – Fire Protection Services
Prj .No
Increased Service Needs Attributable to
Anticipated Development
2022-2039
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Residential
Share
80%
Non Residential
Share
20%
Facilities
1 Fire Station A (Seaton) - Design 2022 445,000 -445,000 11,100 433,900 347,120 86,780
2 Fire Station A (Seaton) - Construction 2022 8,980,320 8,980,320 224,500 8,755,820 7,004,656 1,751,164
3 Fire Station B (Seaton) - Land and Design 2024 2,323,000 -2,323,000 58,100 2,264,900 1,811,920 452,980
4 Fire Station B (Seaton) - Construction 2026 6,000,000 -6,000,000 150,000 5,850,000 4,680,000 1,170,000
5 Training Centre 2022-2039 1,500,000 614,288 885,712 833,300 52,412 41,930 10,482
Vehicles
6 1 Aerial (Seaton Station A) 2022 1,752,300 -1,752,300 43,800 1,708,500 1,366,800 341,700
7 Aerial (Fire Station B) (Seaton) 2023 1,752,300 -1,752,300 43,800 1,708,500 1,366,800 341,700
8 Small vehicle (2) (Seaton) 2023 110,000 -110,000 2,800 107,200 85,760 21,440
9 Pumper (Fire Station B) (Seaton) 2023 1,200,000 -1,200,000 30,000 1,170,000 936,000 234,000
Equipment
10 Equipment for 9 Firefighters incl. Bunker Gear and
Breathing Apparatus (Station A) 2022 251,900 -251,900 -251,900 201,520 50,380
11 Equipment for 20 Firefighters incl. Bunker Gear
and Breathing Apparatus (Station A) 2023 559,700 559,700 -559,700 447,760 111,940
12 Equipment for 20 Firefighters incl. Bunker Gear
and Breathing Apparatus (Station B) 2024 559,700 559,700 -559,700 447,760 111,940
13 Equipment for 20 Firefighters incl. Bunker Gear
and Breathing Apparatus (Station B) 2026 559,700 485,108 74,592 -74,592 59,673 14,918
Studies
14 Fire Master Plan 2023 200,000 -200,000 50,000 150,000 120,000 30,000
Reserve Fund Adjustment 8,403,069 6,722,455 1,680,614
Total 26,193,920 1,099,396 25,094,524 1,447,400 -32,050,192 25,640,154 6,410,038
Watson & Associates Economists Ltd. PAGE 5-6
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Table 5-2
Infrastructure Costs Covered in the D.C. Calculation – By-law Enforcement Services
Prj .No
Increased Service Needs Attributable to Anticipated
Development
2022-2039
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post Period
Benefit
Other
Deductions
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Residential
Share
80%
Non Residential
Share
20%
Facilities
1 Animal Shelter & By-Law Services (Including Land
Lease) 2023 9,438,000 1,908,822 2,831,400 4,697,778 1,838,400 2,859,378 2,287,503 571,876
Vehicles
2 Provision for additional By-law and Animal Services
Enforcement Vehicles 2022-2039 221,844 216,298 5,546 5,546 ---
---
Total 9,659,844 2,125,120 2,831,400 4,703,324 1,843,946 -2,859,378 2,287,503 571,876
Watson & Associates Economists Ltd. PAGE 5-7
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Table 5-3
Infrastructure Costs Covered in the D.C. Calculation – Other Services Related to a Highway
Prj .No
Increased Service Needs Attributable to Anticipated
Development
2022-2039
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total Residential Share
80%
Non-
Residential
Share
20%
Roads Operations Fleet and Equipment
1 4 Ton Dump Truck/Snow Plow 2023 300,000 -300,000 -300,000 240,000 60,000
2 4 Ton Dump Truck/Snow Plow 2023 300,000 -300,000 -300,000 240,000 60,000
3 4 Ton Dump Truck/Snow Plow 2023 300,000 -300,000 -300,000 240,000 60,000
2 4 Ton Dump Truck/Snow Plow 2024 300,000 -300,000 -300,000 240,000 60,000
4 4 Ton Dump Truck/Snow Plow 2026 300,000 -300,000 -300,000 240,000 60,000
4 5 Ton Dump Truck/Snow Plow 2022 320,000 -320,000 -320,000 256,000 64,000
5 1 Ton Dump Truck (3) 2022 210,000 -210,000 -210,000 168,000 42,000
6 1 Ton Dump Truck with Snow Plow 2022 300,000 -300,000 -300,000 240,000 60,000
7 SUV 2022-2026 40,600 -40,600 -40,600 32,480 8,120
8 Sweeper 2022-2026 394,300 -394,300 -394,300 315,440 78,860
9 Sidewalk Tractors 2023 175,000 -175,000 -175,000 140,000 35,000
10 Sidewalk Tractors 2026 175,000 -175,000 -175,000 140,000 35,000
11 Sidewalk Tractors 2026 175,000 -175,000 -175,000 140,000 35,000
12 Provision for Vehicles & Equipment 2031-2039 3,405,192 810,823 2,594,370 -2,594,370 2,075,496 518,874
Roads Operations Facilities
13 New Operations Centre (NPV of Principal Payments) 2022-2037 4,030,272 -4,030,272 -4,030,272 3,224,218 806,054
14 New Northern Satellite Operations Centre - Land 2023 3,840,000 -3,840,000 -3,840,000 3,072,000 768,000
15 New Northern Satellite Operations Centre - Design 2023 300,000 -300,000 -300,000 240,000 60,000
16 New Northern Satellite Operations Centre - Construction 2024 2,700,000 -2,700,000 -2,700,000 2,160,000 540,000
Studies
17 Transportation Demand Management Plan/Parking
Management Plan (Seaton) 2026 187,800 -187,800 18,800 169,000 135,200 33,800
18 Neighbourhood Traffic Calming Measures 2022-2027 174,000 -174,000 17,400 156,600 125,280 31,320
19 Transportation Master Plan 2022 400,000 -400,000 40,000 360,000 288,000 72,000
Reserve Fund Adjustment 1,614,679 1,291,743 322,936
Total 18,327,165 810,823 17,516,342 76,200 -19,054,821 15,243,856 3,810,964
Watson & Associates Economists Ltd. PAGE 5-8
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Table 5-4
Infrastructure Costs Covered in the D.C. Calculation – Parks and Recreation Services
Prj.No Increased Service Needs Attributable to Anticipated Development
2022-2039
Parks Code Timing (year)
Gross Capital
Cost Estimate
(2022$)
Post Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable
to New
Development
Total
Residential
Share
95%
Non-
Residential
Share
5%
Parks
1 Parking lot expansion - Village East Park 2022-2027 125,100 -125,100 93,800 31,300 29,735 1,565
2 Community Park - Greenwood Conservation Lands (ph 1) 2025-2027 7,577,000 -7,577,000 3,788,500 3,788,500 3,599,075 189,425
3 Community Park - Greenwood Conservation Lands (ph 2) 2026-2029 4,380,600 -4,380,600 1,414,400 2,966,200 2,817,890 148,310
4 Park - Krosno Creek valley - Hwy 401 to Bayly 2025-2027 350,000 -350,000 35,000 315,000 299,250 15,750
5 Park - The Piazza - downtown south intensification 2024-2025 625,800 -625,800 62,600 563,200 535,040 28,160
6 Skate Board Park - Community Size (Civic Centre) 2022 850,000 -850,000 425,000 425,000 403,750 21,250
7 Skate Board Park - Skate Spots (1 locations) 2024 250,000 -250,000 125,000 125,000 118,750 6,250
8 D.H. Neighbourhood Park (Dersan & Tillings Road) 2022-2023 695,900 -695,900 17,400 678,500 644,575 33,925
9 Stonepay Village Green 2023 960,000 -960,000 24,000 936,000 889,200 46,800
10 Park Block at Old Ops Centre 2025-2027 1,000,000 -1,000,000 500,000 500,000 475,000 25,000
11 New Neighbourhood Park in Clermont (Geranium Development) 2027-2031 1,700,000 -1,700,000 42,500 1,657,500 1,574,625 82,875
12 City Centre Urban Park (0.3ha) 2025-2027 1,500,000 -1,500,000 750,000 750,000 712,500 37,500
13 New Urban Park (phase 2 of the Smart Center redevelopment - 1899 Brock Rd) 2028-2032 1,000,000 -1,000,000 500,000 500,000 475,000 25,000
14 Beachfront Park Master Plan - Consulting Services for Detailed Design and Approvals 2022 500,000 -500,000 250,000 250,000 237,500 12,500
15 Beachfront Park Master Plan - Phase 1 Construction 2023 4,500,000 -4,500,000 2,250,000 2,250,000 2,137,500 112,500
16 Beachfront Park Master Plan - Phase 2 Construction 2024 2,000,000 -2,000,000 1,000,000 1,000,000 950,000 50,000
17 WF trail between West Shore Boulevard and Marksbury Road 2022-2025 4,850,000 -4,850,000 121,300 4,728,700 4,492,265 236,435
18 Park Development in the Hydro corridor, Kingston to Finch as part of Highmark Homes developme 2025-2028 2,000,000 -2,000,000 50,000 1,950,000 1,852,500 97,500
19 Additional Gravel parking lot, Alex Robertson Park 2023 150,000 -150,000 75,000 75,000 71,250 3,750
20 Outdoor Rink at Seaton Recreation Complex 2022-2027 4,000,000 -4,000,000 2,000,000 2,000,000 1,900,000 100,000
Seaton Parkland
21 Village Green P-104 2023-2024 450,000 -450,000 11,300 438,700 416,765 21,935
22 Village Green P-105 2022-2023 695,000 -695,000 17,400 677,600 643,720 33,880
23 Village Green P-106 2023-2025 700,000 -700,000 17,500 682,500 648,375 34,125
24 Neighbourhood Park P-107 2023-2025 1,650,000 -1,650,000 41,300 1,608,700 1,528,265 80,435
25 Village Green P-108 2024-2026 575,000 -575,000 14,400 560,600 532,570 28,030
26 Neighbourhood Park P-109 2024-2026 1,176,000 -1,176,000 29,400 1,146,600 1,089,270 57,330
27 Village Green P-110 2024-2026 595,000 -595,000 14,900 580,100 551,095 29,005
28 Village Green P-111 2024-2026 305,000 -305,000 7,600 297,400 282,530 14,870
29 Village Green P-112 2022-2024 475,000 -475,000 11,900 463,100 439,945 23,155
30 Village Green P-113 2022-2024 210,000 -210,000 5,300 204,700 194,465 10,235
31 Community Park at Recreation Centre P-115 2024-2026 5,600,000 -5,600,000 140,000 5,460,000 5,187,000 273,000
Watson & Associates Economists Ltd. PAGE 5-9
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Table 5-4 (Cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Parks and Recreation Services
Prj.No Increased Service Needs Attributable to Anticipated Development
2022-2039
Parks Code Timing (year)
Gross Capital
Cost Estimate
(2022$)
Post Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable
to New
Development
Total
Residential
Share
95%
Non-
Residential
Share
5%
32 Village Green P-116 2026-2030 490,000 -490,000 12,300 477,700 453,815 23,885
33 Neighbourhood Park P-117 2026-2030 1,152,000 -1,152,000 28,800 1,123,200 1,067,040 56,160
34 Village Green P-118 2023-2025 490,000 -490,000 12,300 477,700 453,815 23,885
35 Village Green P-119 2022-2024 1,000,000 -1,000,000 25,000 975,000 926,250 48,750
36 Neighbourhood Park P-120 2025-2027 1,065,000 -1,065,000 26,600 1,038,400 986,480 51,920
37 Village Green P-121 2022-2024 685,000 -685,000 17,100 667,900 634,505 33,395
38 Neighbourhood Park P-122 2023-2025 1,255,000 -1,255,000 31,400 1,223,600 1,162,420 61,180
39 Community Park P-123 2024-2025 3,755,000 -3,755,000 93,900 3,661,100 3,478,045 183,055
40 Neighbourhood Park P-124 2023-2025 1,145,000 -1,145,000 28,600 1,116,400 1,060,580 55,820
41 Village Green P-125 2023-2025 518,000 -518,000 13,000 505,000 479,750 25,250
42 Village Green P-126 2023-2024 295,000 -295,000 7,400 287,600 273,220 14,380
43 Village Green P-127 2023-2024 395,000 -395,000 9,900 385,100 365,845 19,255
44 Neighbourhood Park P-128 2028-2031 1,255,000 -1,255,000 31,400 1,223,600 1,162,420 61,180
45 Community Park at Recreation Centre II P-129 2028-2031 1,450,000 -1,450,000 36,300 1,413,700 1,343,015 70,685
46 Village Green P-130 2026-2031 485,000 -485,000 12,100 472,900 449,255 23,645
47 Neighbourhood Park P-131 2026-2031 1,264,000 -1,264,000 31,600 1,232,400 1,170,780 61,620
48 Village Green P-132 2027-2039 485,000 -485,000 12,100 472,900 449,255 23,645
49 Village Green P-133 2027-2039 445,000 -445,000 11,100 433,900 412,205 21,695
50 Neighbourhood Park P-134 2024-2029 1,478,000 -1,478,000 37,000 1,441,000 1,368,950 72,050
51 Neighbourhood Park P-135 2027-2039 1,184,000 -1,184,000 29,600 1,154,400 1,096,680 57,720
52 Village Green P-136 2027-2039 498,000 -498,000 12,500 485,500 461,225 24,275
53 Village Green P-137 2027-2039 485,000 -485,000 12,100 472,900 449,255 23,645
54 Village Green P-138 2027-2039 484,000 -484,000 12,100 471,900 448,305 23,595
55 Village Green P-139 2027-2039 642,000 -642,000 16,100 625,900 594,605 31,295
56 Village Green P-140 2027-2039 575,000 -575,000 14,400 560,600 532,570 28,030
57 Community Park P-141 2027-2039 5,933,000 -5,933,000 148,300 5,784,700 5,495,465 289,235
58 Neighbourhood Park P-142 2027-2039 1,882,000 -1,882,000 47,100 1,834,900 1,743,155 91,745
59 Village Green P-143 2027-2039 858,000 -858,000 21,500 836,500 794,675 41,825
60 District Park (Phase 1) P-144 2030 12,500,000 -12,500,000 312,500 12,187,500 11,578,125 609,375
61 District Park (Phase 2) P-144 2030-2032 12,500,000 -12,500,000 312,500 12,187,500 11,578,125 609,375
Watson & Associates Economists Ltd. PAGE 5-10
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Table 5-4 (Cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Parks and Recreation Services
Prj.No Increased Service Needs Attributable to Anticipated Development
2022-2039
Parks Code Timing (year)
Gross Capital
Cost Estimate
(2022$)
Post Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable
to New
Development
Total
Residential
Share
95%
Non-
Residential
Share
5%
Trails
62 Seaton Primary Neighbourhood Connection Trails 1 major stream crossing T-1 2022-2024 632,000 -632,000 15,800 616,200 585,390 30,810
63 Seaton Primary Neighbourhood Connection Trails 1 minor stream crossing T-2 2024-2026 386,000 -386,000 9,700 376,300 357,485 18,815
64 Seaton Primary Neighbourhood Connection Trails 1 major stream crossing T-4 2024-2027 530,000 -530,000 13,300 516,700 490,865 25,835
65 Seaton Primary Neighbourhood Connection Trails 2 major stream crossing T-5 2024-2027 975,000 -975,000 24,400 950,600 903,070 47,530
66 Seaton Primary Neighbourhood Connection Trails 2 major stream crossing T-6 2024-2027 1,125,000 -1,125,000 28,100 1,096,900 1,042,055 54,845
67 Seaton Primary Neighbourhood Connection Trails 2 major stream crossing T-8 2027-2031 898,000 -898,000 22,500 875,500 831,725 43,775
68 Seaton Primary Neighbourhood Connection Trails 1 minor stream crossing T-9 2025-2028 210,000 -210,000 5,300 204,700 194,465 10,235
69 Seaton Primary Neighbourhood Connection Trails 1 major stream crossing T-10 2025-2028 455,000 -455,000 11,400 443,600 421,420 22,180
70 Seaton Primary Neighbourhood Connection Trails 1 major stream crossing T-11 2027-2031 455,000 -455,000 11,400 443,600 421,420 22,180
71 Seaton Primary Neighbourhood Connection Trails 1 major stream crossing T-12 2032-2039 410,000 -410,000 10,300 399,700 379,715 19,985
72 Seaton Primary Neighbourhood Connection Trails 1 major stream crossing T-13 2032-2039 430,000 -430,000 10,800 419,200 398,240 20,960
73 Seaton Primary Neighbourhood Connection Trails 1 major stream crossing T-14 2032-2039 440,000 -440,000 11,000 429,000 407,550 21,450
74 Multi-purpose trail - Duffin Heights (Mattamy dev't) to Ajax 2027-2031 625,800 -625,800 312,900 312,900 297,255 15,645
75 Multi-purpose trail - Hydro Corridor (Liverpool to Whites) 2026 1,139,000 -1,139,000 569,500 569,500 541,025 28,475
76 Trail - Bayly Street from waterfront trail to Go Station 2024 625,800 -625,800 312,900 312,900 297,255 15,645
77 Trail - Bayly Street from Go Station to Hydro Corridor 2025 438,000 -438,000 219,000 219,000 208,050 10,950
78 Trail - Finch to Brockridge Park (45m bridge) 2027-2031 1,200,000 -1,200,000 600,000 600,000 570,000 30,000
79 Trail - Wharf Street to Sandy Beach Road 2026 500,700 -500,700 250,400 250,300 237,785 12,515
80 Mulit-pupose trail - Hydro Corridor (Whites to Townline) 2026-2031 1,877,400 -1,877,400 938,700 938,700 891,765 46,935
Recreation Facilities
Seaton Recreation Complex 2024
2026
12,930,000
74,430,000
-
-
12,930,000
74,430,000
323,300
1,860,800
4,148,875
12,606,700
72,569,200
11,976,365
68,940,740
630,335
3,628,460
81
82 Community Centre
(Part of Pickering Heritage and Community Centre)
2028-2039 19,754,000 15,018,140 4,735,860 586,985 557,636 29,349
83 Youth & Seniors' Centre 2022-2024 80,068,162 -80,068,162 2,001,700 78,066,462 74,163,139 3,903,323
84 Arts Centre (Community Uses) 2022-2024 17,911,991 -17,911,991 447,800 17,464,191 16,590,981 873,210
85 City Centre Land 2022 9,035,295 -9,035,295 225,900 8,809,395 8,368,925 440,470
Watson & Associates Economists Ltd. PAGE 5-11
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table 5-4 (Cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Parks and Recreation Services
Prj.No Increased Service Needs Attributable to Anticipated Development
2022-2039
Parks Code Timing (year)
Gross Capital
Cost Estimate
(2022$)
Post Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable
to New
Development
Total
Residential
Share
95%
Non-
Residential
Share
5%
Parks Operations Vehicles and Equipment
86 Area Mower 2023 140,000 -140,000 -140,000 133,000 7,000
87 Litter Picker Vacuum 2026 50,000 -50,000 -50,000 47,500 2,500
88 Garbage Packer 2023 260,000 -260,000 -260,000 247,000 13,000
89 Enclosed Trailers (2) 2023-2026 45,000 -45,000 -45,000 42,750 2,250
90 Zero Turn Mower (6) 2022-2026 180,000 -180,000 -180,000 171,000 9,000
91 Pickup Trucks (4) 2022-2026 255,000 -255,000 -255,000 242,250 12,750
92 1 Ton Dump Trucks (6) 2023-2026 480,000 -480,000 -480,000 456,000 24,000
93 SUV (2) 2022-2026 90,000 -90,000 -90,000 85,500 4,500
94 4 Ton Dump Truck 2022-2026 350,000 -350,000 -350,000 332,500 17,500
95 Utility Vehicle 2022-2026 43,800 -43,800 -43,800 41,610 2,190
Parks Operations Facilities
96 New Operations Centre (NPV of Principal Payments) 2022-2037 2,576,732 -2,576,732 -2,576,732 2,447,895 128,837
97 New Northern Satellite Operations Centre - Land 2023 2,560,000 -2,560,000 -2,560,000 2,432,000 128,000
98 New Northern Satellite Operations Centre - Design 2023 200,000 -200,000 -200,000 190,000 10,000
99 New Northern Satellite Operations Centre - Construction 2024 1,800,000 -1,800,000 -1,800,000 1,710,000 90,000
Studies
Urban Forest Management Not eligible
100 Seaton Primary Trails IO EA Phase 1 & 2 Lands (including site walks, surveying, archaeology) 2022-2039 463,900 -463,900 -463,900 440,705 23,195
101 Seniors Recreation Strategic Plan 2022-2039 87,000 -87,000 43,500 43,500 41,325 2,175
102 Recreation Services Master Plan Update 2022-2039 197,200 -197,200 49,300 147,900 140,505 7,395
103 Waterfront Park Needs Assessment 2022-2039 116,000 -116,000 29,000 87,000 82,650 4,350
104 Whitevale Park Revitalization Study 2022-2039 92,800 -92,800 23,200 69,600 66,120 3,480
Reserve Fund Adjustment (28,554,256) (27,126,543) (1,427,713)
Total 345,562,979 15,018,140 330,544,840 27,782,875 -274,207,709 260,497,323 13,710,385
Watson & Associates Economists Ltd. PAGE 5-12
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table 5-5
Infrastructure Costs Covered in the D.C. Calculation – Library Services
Prj.No
Increased Service Needs Attributable to Anticipated
Development
2022-2039
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies
and Other
Contribution
s Attributable
to New
Development
Total
Residential
Share
95%
Non-
Residential
Share
5%
Facilities
1 Central Library Facility 2022-2024 70,035,816 -70,035,816 36,594,600 33,441,216 31,769,155 1,672,061
2 City Centre Land 2022 7,704,000 2,605,101 5,098,899 4,025,441 1,073,458 1,019,785 53,673
3 Seaton Regional Library, including land (including material 2024
2025
2026
5,100,000
3,539,000
18,044,000
-
-
5,100,000
3,539,000
18,044,000
127,500
88,500
451,100
4,972,500
3,450,500
17,592,900
4,723,875
3,277,975
16,713,255
248,625
172,525
879,645
4 Library Space
(Part of Pickering Heritage and Community Centre)
2028-2039 1,452,000 1,415,700 36,300 36,300 ---
Studies
5 Library-Facilities/Master Plan 2025 62,600 -62,600 15,700 46,900 44,555 2,345
6 Library-Strategic Plan 2023 133,000 -133,000 33,300 99,700 94,715 4,985
7 Library-Strategic Plan 2027 133,000 -133,000 33,300 99,700 94,715 4,985
8 Library-Strategic Plan 2031 133,000 -133,000 33,300 99,700 94,715 4,985
9 Library-Strategic Plan 2035 133,000 -133,000 33,300 99,700 94,715 4,985
10 Library-Facilities/Master Plan 2035 62,600 -62,600 15,700 46,900 44,555 2,345
Reserve Fund Adjustment (6,061,637) (5,758,555) (303,082)
Total 106,532,016 4,020,801 102,511,215 41,488,041 -54,961,537 52,213,460 2,748,077
Watson & Associates Economists Ltd. PAGE 5-13
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table 5-6
Infrastructure Costs Covered in the D.C. Calculation – Stormwater Management Services
Prj.No Increased Service Needs Attributable to Anticipated Development
2022-2039
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies and
Other Contributions
Attributable to New
Development
Total
Residential
Share
80%
Non-
Residential
Share
20%
1 SWM Facility at mouth of Hydro Marsh -Krosno Creek SWM Facility K12 - Design B-18 D Design 2023-2029 119,600 -119,600 62,200 57,400 45,920 11,480
2 Krosno Creek SWM Facility K12 -SWM Facility at mouth of Hydro Marsh -B-18 C Construction Construction 2023-2029 1,100,000 -1,100,000 572,000 528,000 422,400 105,600
3 Frenchman's Bay Yacht Club Outfall Sediment Forebay Facility - wetland
Restoration restoration 2022-2024 691,600 -691,600 518,700 172,900 138,320 34,580
4 Krosno Creek SWM Facility K16 - Design B-19 D SWM Facility at Hydro Marsh - Design 2023-2029 94,200 -94,200 49,000 45,200 36,160 9,040
5 Krosno Creek SWM Facility K16 -B-19 C SWM Facility at Hydro Marsh - Construction Construction 2023-2029 935,000 -935,000 486,200 448,800 359,040 89,760
6 SWM Facility - Krosno Creek (Hydro Krosno Creek SWM Facility K19 - Design B-30 D Corridor, west of Quigely St.) - Design 2023-2029 532,200 -532,200 276,700 255,500 204,400 51,100
7 Krosno Creek SWM Facility K19 -SWM Facility - Krosno Creek (Hydro B-30 C Construction Corridor, west of Quigely St.) - Construction 2023-2029 2,041,400 -2,041,400 1,061,500 979,900 783,920 195,980
8 SWM Facility - Krosno Creek (Hydro Krosno Creek SWM Facility 17/18 - Design B-31 D Corridor, west of Feldspar Crt.) - Design 2023-2029 376,500 -376,500 195,800 180,700 144,560 36,140
9
SWM Facility - Krosno Creek (Hydro Krosno Creek SWM Facility 17/18 -B-31 C Corridor, west of Feldspar Crt.) -Construction Construction
2023-2029 1,820,100 -1,820,100 946,500 873,600 698,880 174,720
10 SWM Facility at outfall to tributary of Amberlea Creek SWM Facility A3 - Design A-8 D Amberlea Creek - Design 2023-2029 149,700 -149,700 118,500 31,200 24,960 6,240
11 Erosion assessment and fixing of erosion Petticoat Creek Erosion Control - Design H-10 D channel and banks 2023-2029 350,500 -350,500 310,900 39,600 31,680 7,920
12 Petticoat Creek Erosion Control -Erosion assessment and fixing of erosion H-10 C Construction channel and banks 2023-2029 2,225,800 -2,225,800 1,974,400 251,400 201,120 50,280
13 Erosion assessment and fixing of erosion Pine Creek Erosion Control - Design channel and banks 2023-2029 830,000 -830,000 725,700 104,300 83,440 20,860
14 Erosion assessment and fixing of erosion Pine Creek Erosion Control - Construction channel and banks 2023-2029 5,926,800 -5,926,800 5,181,800 745,000 596,000 149,000
15 install 2 units per year for water quality 14 Oil Grit Separators Installation treatment 2023-2031 4,886,200 -4,886,200 3,501,000 1,385,200 1,108,160 277,040
16 install 2 units per year for water quality 12 Oil Grit Separators Installation treatment 2032-2039 4,188,200 -4,188,200 3,000,900 1,187,300 949,840 237,460
17 Amberlea Creek Mouth SWM Facility -W-7 D SWM/Forebay Faciliy to FB - DesignDesign 2030-2039 824,400 -824,400 717,200 107,200 85,760 21,440
18 Amberlea Creek Mouth SWM Facility -W-7 C SWM/Forebay Faciliy to FB - Construction Construction 2030-2039 9,233,000 -9,233,000 8,032,700 1,200,300 960,240 240,060
19 Dunbarton Creek Mouth SWM Facility -W-8 D SWM/Forebay Faciliy to FB - DesignDesign 2030-2039 824,400 -824,400 717,200 107,200 85,760 21,440
20 Dunbarton Creek Mouth SWM Facility -W-8 C SWM/Forebay Faciliy to FB - Construction Construction 2030-2039 9,233,000 -9,233,000 8,032,700 1,200,300 960,240 240,060
Watson & Associates Economists Ltd. PAGE 5-14
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table 5-6 (Cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Stormwater Management Services
Prj.No Increased Service Needs Attributable to Anticipated Development
2022-2039
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies and
Other Contributions
Attributable to New
Development
Total
Residential
Share
80%
Non-
Residential
Share
20%
21 Amberlea Creek SWM Facility A3 -SWM Facility at outfall to tributary of A-8 C Construction Amberlea Creek - Construction 2030-2039 1,566,400 -1,566,400 1,239,900 326,500 261,200 65,300
22 SWM Facility at outfall to Pine Creek at Pine Creek SWM Facility P31 - Design L-20 D Glenanna Rd. - Design 2030-2039 160,900 -160,900 140,000 20,900 16,720 4,180
23 SWM Facility at outfall to Pine Creek at Pine Creek SWM Facility P31 - Construction L-20 C Glenanna Rd. - Construction 2030-2039 1,693,200 -1,693,200 1,473,100 220,100 176,080 44,020
24 SWM Facility at outlet of Pine Creek at Pine Creek SWM Facility P29 - Design B-33 D Fairview Ave. - Design 2030-2039 90,900 -90,900 79,100 11,800 9,440 2,360
25 SWM Facility at outlet of Pine Creek at Pine Creek SWM Facility P29 - Construction B-33 C Fairview Ave. - Construction 2030-2039 811,000 -811,000 705,600 105,400 84,320 21,080
26 SWM Facility at outlet of Pine Creek at Pine Creek SWM Facility P22 - Design L-21 D Cedarwood Crt. - Design 2030-2039 142,800 -142,800 124,200 18,600 14,880 3,720
27 SWM Facility at outlet of Pine Creek at Pine Creek SWM Facility P22 - Construction L-21 C Cedarwood Crt. - Construction 2030-2039 1,488,200 -1,488,200 1,294,700 193,500 154,800 38,700
28 SWM Facility at outlet of Pine Creek at Pine Creek SWM Facility P27 - Design L-22 D Storrington St. - Design 2030-2039 155,800 -155,800 135,500 20,300 16,240 4,060
29 SWM Facility at outlet of Pine Creek at Pine Creek SWM Facility P27 - Construction L-22 C Storrington St. - Construction 2030-2039 1,635,700 -1,635,700 1,423,100 212,600 170,080 42,520
30 Replace Radom St culverts, Kingston Rd Pine Creek Culvert Replacements - Design TC-23 D culvert, channel works 2030-2039 825,500 -825,500 720,600 104,900 83,920 20,980
31 Pine Creek Culvert Replacements -Replace Radom St culverts, Kingston Rd TC-23 C Construction culvert, channel works 2030-2039 7,020,200 601,226 6,418,974 6,127,700 291,274 233,020 58,255
Studies
32 Brock Industrial Drainage Master Plan 2023-2032 347,900 -347,900 34,800 313,100 250,480 62,620
33 Stormwater Management Study for Infill
Development 2023-2032 250,300 -250,300 62,600 187,700 150,160 37,540
34 Frenchman's Bay Stormwater Management
Master Plan Update 2023-2032 811,800 -811,800 81,200 730,600 584,480 146,120
35 Pickering City Centre Stormwater
Management Strategy Update 2022-2032 289,900 -289,900 29,000 260,900 208,720 52,180
36 Pine Creek Erosion Assessment Municipal
Class EA 2022-2032 100,000 -100,000 87,300 12,700 10,160 2,540
Reserve Adjustment
Total 63,773,100 601,226 63,171,874 50,240,000 -
(546,096)
12,385,778
(436,877)
9,908,622
(109,219)
2,477,156
Watson & Associates Economists Ltd. PAGE 5-15
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table 5-7
Infrastructure Costs Covered in the D.C. Calculation – Growth-Related Studies
Prj.No
Increased Service Needs Attributable to
Anticipated Development
2022-2031
Timing
(year)
Gross
Capital Cost
Estimate
(2022$)
Post
Period
Benefit
Other
Deductions
(to recognize
benefit to
non-D.C.
services)
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Total
Residential
Share
92%
Non-
Residential
Share
8%
1 Development Charges Background Study 2022 100,000 -100,000 -100,000 92,484 7,516
2 Development Charges Background Study 2027 100,000 -100,000 -100,000 92,484 7,516
3 Development Charges Background Study 2032 100,000 -100,000 -100,000 92,484 7,516
4 Development Charges Background Study 2037 100,000 -100,000 -100,000 92,484 7,516
5 Municipal Comprehensive Review 2024 579,900 -43,490 536,410 145,000 391,410 361,990 29,420
6 Official Plan Review 2029 289,900 -14,490 275,410 145,000 130,410 120,608 9,802
7 Facilities Management Plan 2022 174,000 -13,050 160,950 43,500 117,450 108,622 8,828
8 Space Use Study 2022 40,600 -1,800 38,800 22,600 16,200 14,982 1,218
9 Northeast Pickering (Veraine) Land Use Study 2022-2025 1,056,500 245,400 70,540 740,560 105,700 634,860 587,142 47,718
Reserve Fund Adjustment 3,929,051 3,633,731 295,320
Total 2,540,900 245,400 143,370 2,152,130 461,800 -5,619,381 5,197,011 422,371
Watson & Associates Economists Ltd. PAGE 5-16
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
5.2 Service Levels and 17-Year Capital Costs for area-
specific D.C. Calculation
This section evaluates the development-related capital requirements for Transportation
Services over the 17-year planning period (mid 2022 -mid 2039) outside of the Seaton
Lands. The service 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 Transportation Services
The City has a current inventory of 159 kilometres of rural, arterial and collector roads
and 69 bridges and culverts. This historical level of infrastructure investment equates to
a level of service of $5,110 per capita. Furthermore, the City also provides services
through the maintenance of 325 kms of sidewalks and 27 traffic signals. In total, the
average historical level of service provided is $6,138. When applied to the forecast
population growth to 2039 (i.e. 28,660 incremental net-population growth outside of
Seaton), a maximum D.C.-eligible cost of approximately $175.9 million could be
expected to meet the future increase in needs for service.
The review of the City’s transportation needs for the forecast period identified $242.4
million in gross capital costs. These capital needs include various road constructions
and re-constructions, widenings, and extensions, sidewalks, traffic signals, and
streetlighting projects. Recognizing the benefit to existing development, approximately
$77.2 million has been deducted. $12.4 million has been deducted as a benefit to
development beyond the planning horizon, and approximately $24.9 million has been
deducted from the potential D.C. recoverable costs for existing reserve fund balances,
accounting for funds already secured towards these future needs. As a result,
approximately $127.9 million in capital costs have been included in the D.C. calculation.
The net growth-related costs for transportation services have been allocated between
future residential and non-residential development outside of Seaton on the basis of
incremental population to employment growth over the forecast period (i.e. 85%
residential, 15% non-residential).
Watson & Associates Economists Ltd. PAGE 5-17
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Table 5-8
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Prj .No
Increased Service Needs Attributable to Anticipated
Development
2022-2039
Roads
Codes Timing (year)
Gross Capital
Cost Estimate
(2022$)
Post Period
Benefit Net Capital Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies and
Other Contributions
Attributable to New
Development
Total
Residential
Share
85%
Non
Residential
Share
15%
Roads
1
DH-13 William Jackson Drive (Old
Taunton Road) - Road
Reconstruction
Urfe Creek to Taunton Road
3-lane Road Reconstruction,
Rural, incl. pedestrian trail
DH-13 2026 3,192,000 -3,192,000 319,200 2,872,800 2,441,880 430,920
2
DH-14 William Jackson Drive (Old
Taunton Road) - Culvert
Replacemnent. EA, Design and
Approvals.
Urfe Creek Culvert Structure DH-14 2023 521,900 -521,900 52,200 469,700 399,245 70,455
3
DH-14 William Jackson Drive (Old
Taunton Road) - Culvert
Replacement
Urfe Creek Culvert Structure DH-14 2026 4,007,100 -4,007,100 400,700 3,606,400 3,065,440 540,960
4 DH-1 Palmer Sawmill Road (Valley
Farm Road) - Road Construction
North of Third Concession to
Tillings Road.
3-lane Road Construction,
Urbanization, incl. storm and MUP
DH-1 2027-2039 3,942,600 -3,942,600 394,300 3,548,300 3,016,055 532,245
5 RO-3 Twyn Rivers Drive - Road
Reconstruction
Hoover Drive to West Boundary
Limit.
2-lane Road Reconstruction,
Urbanization, incl. storm and
s idewalk
RO-3 2027-2039 4,066,000 -4,066,000 3,049,500 1,016,500 864,025 152,475
6 RP-4a Finch Avenue - Road
Reconstruction
Altona Road to Culvert Structure.
3-lane Road Reconstruction,
Urbanization, incl. storm and
sidewalk
RP-4a 2026 1,457,000 -1,457,000 364,300 1,092,700 928,795 163,905
7 RP-4b Finch Avenue - Road
Reconstruction
Culvert to Nature Haven Crescent.
3-lane Road Reconstruction,
Urbanization, incl. storm and
sidewalk
RP-4b 2026 700,000 -700,000 175,000 525,000 446,250 78,750
8 RP-4c Finch Avenue - Road
Reconstruction
Woodview Avenue to 190m West.
3-lane Road Reconstruction,
Urbanization, incl. storm and
sidewalk
RP-4c 2026 554,000 -554,000 138,500 415,500 353,175 62,325
9 RP-4d Finch Avenue - Road
Reconstruction
190m West of Woodview Avenue
to Townline.
3-lane Road Reconstruction,
Urbanization, incl. storm and
s idewalk
RP-4d 2026 2,684,000 -2,684,000 671,000 2,013,000 1,711,050 301,950
10 TC-5 Diefenbaker Court Extension -
New Road Construction
Current east Terminus of
Dienfenbacker to TC-31.
2-lane Road Construction,
Urbanization, incl. storm and
s idewalk
TC-5 2027-2039 869,800 -869,800 652,400 217,400 184,790 32,610
11 WO-5 Sheppard Avenue - New
Sidewalk Installation
Whites Road to Rosebank Road
(West Jog) (north side) WO-5 2027-2039 283,000 -283,000 212,300 70,700 60,095 10,605
12 WO-9 Sheppard Avenue - New
Sidewalk Installation
Whites Road to Fairport Road
(south side), incl. structure
extension
WO-9 2027-2039 458,100 -458,100 343,600 114,500 97,325 17,175
13 RU-4 Audley Road (Sideline 2) -
Road Reconstruction
Fifth Concession Road to Hwy 7.
2-lane Road Reconstruction,
Rural, incl. structures
RU-4a 2024 5,155,000 -5,155,000 2,577,500 2,577,500 2,190,875 386,625
Watson & Associates Economists Ltd. PAGE 5-18
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Table 5-8 (Cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Prj .No
Increased Service Needs Attributable to Anticipated
Development
2022-2039
Roads
Codes Timing (year)
Gross Capital
Cost Estimate
(2022$)
Post Period
Benefit Net Capital Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies and
Other Contributions
Attributable to New
Development
Total
Residential
Share
85%
Non
Residential
Share
15%
14
RU-4 Audley Road (Sideline 2) -
Culvert Replacement with Design
and Approvals
Fifth Concession Road to Hwy 7. RU-4b 2024 728,000 -728,000 364,000 364,000 309,400 54,600
15
TC-31 New Arterial Road and
Structure Connection - Feasibility
Study & EA
Bayly Street to Kingston Road
(complete with overpass over Hwy.
401)
TC-31 2027-2039 3,129,000 -3,129,000 782,300 2,346,700 1,994,695 352,005
16 D-4 Dunbarton Walkway - New
Walkway Installation
Dunbarton Road to Rambleberry
Avenue D-4 2027-2039 452,000 -452,000 339,000 113,000 96,050 16,950
17
DH-2 Palmer Sawmill Road (Valley
Farm Road) New Bridge
Construction - EA & Design
Over the Ganatsekiagon Creek DH-2 2027-2039 1,000,000 -1,000,000 100,000 900,000 765,000 135,000
18
DH-2 Palmer Sawmill Road (Valley
Farm Road) New Bridge
Construction
Over the Ganatsekiagon Creek DH-2 2027-2039 15,645,000 -15,645,000 1,564,500 14,080,500 11,968,425 2,112,075
19 R-4a Oakwood Drive - Road
Reconstruction
Rougemount Drive to Mountain
Ash Drive.
2-lane Road Reconstruction,
Urbanization, incl. storm and
sidewalk
R-4a 2022-2026 1,665,100 -1,665,100 832,600 832,500 707,625 124,875
20 R-4b Oakwood Drive - Road
Reconstruction
Mountain Ash Drive to Toynevale
Road.
2-lane Road Reconstruction,
Urbanization, incl. storm and
sidewalk
R-4b 2022-2024 1,042,000 -1,042,000 521,000 521,000 442,850 78,150
21 R-5b Rougemount Drive - Road
Reconstruction
Toynevale Road to 200m South.
2-lane Road Reconstruction,
Urbanization, incl. storm and
sidewalk
R-5b 2022-2026 948,000 -948,000 474,000 474,000 402,900 71,100
22 R-5a Rougemount Drive - Road
Reconstruction
From 200m south of Toynevale
Road to Oakwood Drive.
2-lane Road Reconstruction,
Urbanization, incl. storm and
sidewalk
R-5a 2022-2026 3,695,000 -3,695,000 1,847,500 1,847,500 1,570,375 277,125
23 RP-2 Finch Avenue - Culvert
Replacement
275m West of Altona Road. RP-2 2022-2026 1,203,000 -1,203,000 601,500 601,500 511,275 90,225
24 RU-7a Scarborough / Pickering
Townline - Road Reconstruction
CPR to Third Concession Road
(Taunton/Steeles).
2-lane Road Reconstruction,
Rural, incl. widening
RU-7a 2024 5,534,000 -5,534,000 2,767,000 2,767,000 2,351,950 415,050
25
RU-7b Scarborough / Pickering
Townline - Culvert Replacement
with Design and Approvals
60m South of Third Concession
Road. RU-7b 2024 1,000,000 -1,000,000 500,000 500,000 425,000 75,000
26 TC-13 Dixie Road - New Sidewalk
Installation
Kingston Road to South Limit
(East side) TC-13 2027-2039 62,700 -62,700 47,000 15,700 13,345 2,355
27 W-4a Granite Court - Upgrade
Asphalt Sidewalk to Concrete
Rosebank Road to the CNR Bridge
(south side).
Upgrade existing asphalt to 1.8m
conrete
W-4a 2022-2026 290,000 -290,000 217,500 72,500 61,625 10,875
28 W-4b Granite Court - from Bridge
to Whites Road
CNR Bridge to Whites (north side).
Upgrade existing asphalt to 1.8m
conrete
W-4b 2022-2026 20,000 -20,000 15,000 5,000 4,250 750
Watson & Associates Economists Ltd. PAGE 5-19
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-
Table 5-8 (Cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Prj .No
Increased Service Needs Attributable to Anticipated
Development
2022-2039
Roads
Codes Timing (year)
Gross Capital
Cost Estimate
(2022$)
Post Period
Benefit Net Capital Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies and
Other Contributions
Attributable to New
Development
Total
Residential
Share
85%
Non
Residential
Share
15%
29 B-27 Plummer Street Extension -
New Bridge Construction At Krosno Creek B-27 2022-2026 2,503,200 -2,503,200 625,800 1,877,400 1,595,790 281,610
30 B-28 Plummer Street Extension -
New Road Construction
Krosno Creek to Bayly Street.
3-lane Road Construction,
Urbanization, incl. storm and
sidewalk. Oversizing to Collector
B-28 2022-2026 62,600 -62,600 15,700 46,900 39,865 7,035
31 L-17a Rosebank Road - Road
Reconstruction
CPR Overpass to Third
Concession Road.
2-lane Road Reconstruction,
Rural, incl. widening
L-17a 2027-2039 4,462,000 -4,462,000 1,115,500 3,346,500 2,844,525 501,975
32
L-17b Rosebank Road - Bridge
Replacement with Design and
Approvals
350m south of Third Concession
Road L-17b 2027-2039 500,000 -500,000 125,000 375,000 318,750 56,250
33 L-18 Rosebank Road - Road
Reconstruction
Third Concession Road to Taunton
Road.
2-lane Road Reconstruction,
Rural, incl. widening
L-18 2027-2039 3,639,200 -3,639,200 909,800 2,729,400 2,319,990 409,410
34 BI-21 Montgomery Park Road -
Road Reconstruction
Sandy Beach Road to Mckay
Road.
3-lane Road Reconstruction,
Rural, incl. full load base
BI-21 2027-2039 4,302,700 -4,302,700 2,151,400 2,151,300 1,828,605 322,695
35 Third Concession Rd. - Dixie Rd.
To Whites Rd. Reconstruction/widen L-12 2027-2039 5,293,600 -5,293,600 1,323,400 3,970,200 3,374,670 595,530
36 L-13a Third Concession Road -
Road Reconstruction
Whites Road to Rosebank Road
(west leg) L-13a 2027-2039 2,382,000 -2,382,000 595,500 1,786,500 1,518,525 267,975
37 L-13b Third Concession Road -
Culvert Replacement
East of Rosebank Road (east leg)
188m L-13b 2027-2039 443,000 -443,000 110,800 332,200 282,370 49,830
38 L-13c Third Concession Road -
Road Reconstruction
Rosebank Road (west leg) to
Altona Road L-13c 2027-2039 2,129,000 -2,129,000 532,300 1,596,700 1,357,195 239,505
39 L-13d Third Concession Road -
Culvert Replacement
West of Rosebank Road (west leg)
340m L-13d 2027-2039 443,000 -443,000 110,800 332,200 282,370 49,830
40 L-14 Third Concession Road -
Road Reconstruction
Altona Road to Scarborough /
Pickering Townline L-14 2027-2039 5,293,600 -5,293,600 1,323,400 3,970,200 3,374,670 595,530
41 L-15 Fairport Road - Road
Reconstruction
Lynn Heights Drive To Third
Concession Road L-15 2027-2039 4,962,700 -4,962,700 1,240,700 3,722,000 3,163,700 558,300
42 L-16 Dixie Road - Road
Reconstruction
Hydro Corridor Gossamer Drive to
Third Concession Road L-16 2027-2039 4,631,800 -4,631,800 1,158,000 3,473,800 2,952,730 521,070
43 B-24 Plummer Street - Road
Reconstruction
Brock Rd. To Salk Road
Oversize to Collector Road B-24 2027-2039 574,400 -574,400 143,600 430,800 366,180 64,620
44 B-25 Plummer Street - Road
Construction
Salk Road To Hydro Corridor
(centre).
New Collector Road
B-25 2027-2039 459,500 -459,500 114,900 344,600 292,910 51,690
45 B-26A Plummer Street - Road
Reconstruction
Hyrdo Corridor (centre) to Sandy
Beach Road.
New Collector Road
B-26A 2027-2039 1,129,000 -1,129,000 282,300 846,700 719,695 127,005
46 EA Study - Plummer Street (B-24,
B-25, B-26a)
Legacy Reference A-8 / A-9 + A-
10 only 2027-2039 579,900 -579,900 145,000 434,900 369,665 65,235
47 Notion Road/Squires Beach Road
401 Crossing 2022-2024 85,200,000 12,347,300 72,852,700 34,080,000 38,772,700 32,956,795 5,815,905
Watson & Associates Economists Ltd. PAGE 5-20
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Table 5-8 (Cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Prj .No
Increased Service Needs Attributable to Anticipated
Development
2022-2039
Roads
Codes Timing (year)
Gross Capital
Cost Estimate
(2022$)
Post Period
Benefit Net Capital Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies and
Other Contributions
Attributable to New
Development
Total
Residential
Share
85%
Non
Residential
Share
15%
48
W-9 West Shore Boulevard - Road
Reconstruction with on-street
Parking
Sunrise Avenue to south terminus.
2-lane Road Reconstruction,
Urban (9.75m) incl. on-street
parking (2.5m)and 2m Sidewalk
W-9 2022-2026 1,579,000 -1,579,000 394,800 1,184,200 1,006,570 177,630
49 Clements Road Extension - Road
Construction (Oversizing)
Dillingham to west side of Hydro
Corridor.
Oversizing from 9.75m to 11m
3-lane Road Construction, Urban
(storm sewer / sidewalk
streetlights already done)
B-32a 2027-2039 109,935 -109,935 11,000 98,935 84,095 14,840
50 Clements Road Extension - New
Road Construction
West side of Hydro Corridor to
Sandy Beach Road.
3-lane Road Construction, Urban
(11m) incl. storm sewer and
sidewalk and Streetlights
B-32b 2027-2039 1,767,256 -1,767,256 176,700 1,590,556 1,351,973 238,583
51 Clements Road Extension - New
Bridge and Culvert Installation
West side of Hydro Corridor to
Sandy Beach Road.
Perphaps 2 Structures, Krosno
Watercourse Bridge + Hydro Field
Box Culvert
B-32c 2027-2039 2,500,000 -2,500,000 250,000 2,250,000 1,912,500 337,500
Streetlights and Sidewalks
52 DH-24 Brock Road - New Sidewalk
Installation
Forbrock Street to Taunton Road
(both sides) DH-24 2023 96,000 -96,000 48,000 48,000 40,800 7,200
53 TC-6 Valley Farm Road - New
Sidewalk Installation
Kingston Road to 100m South
(east side).
Sidewalk/Blvd. in conjunction with
adjacent development.
TC-6 2022 62,400 -62,400 31,200 31,200 26,520 4,680
54 D-10 Finch Avenue - New
Sidewalk Installation
Darwin to Fairport Road (south
side) D-10 2018-2024 293,400 -293,400 146,700 146,700 124,695 22,005
55 V-12 Finch Avenue - New Multiple
Use Path installation
Brock Road to Hydro Corridor
(west edge) (north side) V-12 2027-2039 625,000 -625,000 312,500 312,500 265,625 46,875
56 W-5 Whites Road - New Sidewalk
Installation
Granite Court to Hwy 401 (west
side) W-5 2022-2026 110,200 -110,200 55,100 55,100 46,835 8,265
57
RU-8 Whites Road - New
Sidewalk, Multi-use Path, and
Streetlight installation (both sides)
Third Concession Road north to
Taunton Road. RU-8 2027-2039 4,400,000 -4,400,000 220,000 4,180,000 3,553,000 627,000
58
L-19 Whites Road - New Sidewalk,
Multi-use Path, and Streetlight
installation (both sides)
From Sunbird Trail / Craighurst
Court to the Third Concession
Road.
L-19 2027-2039 2,580,000 -2,580,000 258,000 2,322,000 1,973,700 348,300
59
A-10 Whites Road - New
Sidewalks, and Streetlight
installation (both sides)
Finch Avenue to Sunbird Trail /
Craighurst Court.
Install new sidewalks, and
streetlights (to infill both sides)
A-10 2027-2039 420,000 -420,000 42,000 378,000 321,300 56,700
60 RU-9 Whites Road - New
Streetlights on structure
Regional Bridge over West Duffins
Creek (both sides). RU-9 2027-2039 938,700 -938,700 46,900 891,800 758,030 133,770
Watson & Associates Economists Ltd. PAGE 5-21
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Table 5-8 (Cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Prj .No
Increased Service Needs Attributable to Anticipated
Development
2022-2039
Roads
Codes Timing (year)
Gross Capital
Cost Estimate
(2022$)
Post Period
Benefit Net Capital Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies and
Other Contributions
Attributable to New
Development
Total
Residential
Share
85%
Non
Residential
Share
15%
61
BI-4 Brock Road - New Sidewalk
and Streetlight Installation (both
sides)
Bayly Street to Montgomery Road
(both sides). BI-4 2027-2039 2,159,000 -2,159,000 1,079,500 1,079,500 917,575 161,925
62 RU-12 Sideline 24 - New Sidewalk
and Streetlight Installation
Hwy 7 south to north limit of
subdivision.
Install new sidewalk, and
streetlights (east side)
RU-12 2022-2026 451,800 -451,800 67,800 384,000 326,400 57,600
63 A-6 Whites Road at CPR
Overpass
Install new sidewalk (both sides),
and streetlights on structure (one
side)
A-6 2027-2039 312,900 -312,900 46,900 266,000 226,100 39,900
64
BI-1 Bayly Street - New Sidewalk
and Streetlight Installation (both
sides)
Sandy Beach Road to Brock
Road.
Install new sidewalk and
streetlights (both sides)
BI-1 2027-2039 260,000 -260,000 130,000 130,000 110,500 19,500
65 BI-35 Bayly Street - New Sidewalk
and Streetlight Installation
Brock Road to Squires Beach
Road
Install new sidewalk (both sides)
and streetlights (south side)
BI-35 2027-2039 453,000 -453,000 68,000 385,000 327,250 57,750
66
BI-36 Bayly Street - New Sidewalk
and Streetlight Installation (both
sides)
Squires Beach Road to Church
Street (both sides) BI-36 2027-2039 696,000 -696,000 104,400 591,600 502,860 88,740
67 RU-10 Hwy 7 - New Sidewalk and
Streetlight Installation (both sides)
Brock Road to West Townline
(both sides) RU-10 2027-2039 7,819,000 -7,819,000 1,172,900 6,646,100 5,649,185 996,915
68
H1 Altona Road - New Sidewalk
and Streetlight Installation (both
sides)
Strouds Lane to North Side of
Hydro Corridor (both sides) H1 2022-2026 1,507,700 -1,507,700 753,900 753,800 640,730 113,070
69
L-6 Finch Avenue - New Sidewalk
and Streetlight Installation (north
side)
Fairport Road to Duncannon Drive
(north side) L-6 2027-2039 206,000 -206,000 103,000 103,000 87,550 15,450
70 L-7 Finch Avenue - New Sidewalk
Installation (north side)
Lynn Heights to 80m east (north
side) L-7 2027-2039 46,400 -46,400 23,200 23,200 19,720 3,480
71 L-9 Finch Avenue - New Sidewalk
Installation (south side)
Valley Farm Road to 600m west
(south side) L-9 2027-2039 347,900 -347,900 174,000 173,900 147,815 26,085
72 L-10 Finch Avenue - New Multi use
Path Installation (north side)
Valley Farm Road to 245m east
(north side) L-10 2027-2039 174,000 -174,000 87,000 87,000 73,950 13,050
73 RP-6 Finch Avenue - New
Sidewalk Installation (south side)
Altona Road to Rosebank Road
(south side) RP-6 2027-2039 289,900 -289,900 145,000 144,900 123,165 21,735
74 RP-5 Finch Avenue - New
Sidewalk Installation (north side)
Rosebank Road to 500m west
(north side) RP-5 2027-2039 289,900 -289,900 145,000 144,900 123,165 21,735
75
RP-8 Altona Road - New Sidewalk
and Streetlight Installation (west
side)
Finch Avenue south to Hydro
Corridor (north limit), (west side) RP-8 2027-2039 174,000 -174,000 87,000 87,000 73,950 13,050
76
RP-9 Altona Road - New Sidewalk
and Streetlight Installation (east
side)
Finch Avenue south to Hydro
Corridor (north limit), (east side) RP-9 2027-2039 174,000 -174,000 87,000 87,000 73,950 13,050
77
RP-10 Altona Road - New
Sidewalk and Streetlight
Installation (west side)
Finch Avenue north to CPR Tracks
(west side) RP-10 2027-2039 174,000 -174,000 87,000 87,000 73,950 13,050
Watson & Associates Economists Ltd. PAGE 5-22
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Table 5-8 (Cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Prj .No
Increased Service Needs Attributable to Anticipated
Development
2022-2039
Roads
Codes Timing (year)
Gross Capital
Cost Estimate
(2022$)
Post Period
Benefit Net Capital Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies and
Other Contributions
Attributable to New
Development
Total
Residential
Share
85%
Non
Residential
Share
15%
78
RP-11 Altona Road - New
Sidewalk and Streetlight
Installation (east side)
Finch Avenue north to CPR Tracks RP-11 2027-2039 174,000 -174,000 87,000 87,000 73,950 13,050
79
RU-11 North Road - New Sidewalk
and Streetlight Installation (both
sides)
Hwy 7 to 1.35kms south (both
sides) RU-11 2027-2039 1,537,000 -1,537,000 230,600 1,306,400 1,110,440 195,960
80
RU-14 Whitevale Road - New
Sidewalk, Multi-use Path, and
Streetlight installation (both sides)
Altona Road to York/Durham
Townline (both sides) RU-14 2027-2039 2,665,000 -2,665,000 399,800 2,265,200 1,925,420 339,780
81
RU-17 Taunton Road - New
Sidewalk, Multi-use Path, and
Streetlight installation (both sides)
CPR Rail Structure to Church
Street (Ajax) (both sides) RU-17 2027-2039 1,352,000 -1,352,000 202,800 1,149,200 976,820 172,380
82
RU-18 Taunton Road - New
Sidewalk, Multi-use Path, and
Streetlight installation (both sides)
Whites Road to West Townline
(both sides) RU-18 2027-2039 2,870,400 -2,870,400 430,600 2,439,800 2,073,830 365,970
83
BRT-1 Kingston Road - New
Sidewalk, Cycle Track, and
Streetlight installation (both sides)
Toronto Border to Altona Road
BRT - Toronto Stage 5 (both sides) BRT-1 2022-2026 54,000 -54,000 27,000 27,000 22,950 4,050
84
BRT-2a Kingston Road - New
Sidewalk, Cycle Track, and
Streetlight installation (both sides)
Altona Road to Rougemount Drive
BRT - Durham Stage 2 (both
sides)
BRT-2a 2022-2026 232,000 -232,000 116,000 116,000 98,600 17,400
85
BRT-2b Kingston Road - New
Sidewalk, Cycle Track, and
Streetlight installation (both sides)
Rougemount Drive to Rosebank
Road
BRT - Durham Stage 2 (both
sides)
BRT-2b 2022-2026 443,000 -443,000 221,500 221,500 188,275 33,225
86
BRT-2c Kingston Road - New
Sidewalk, Cycle Track, and
Streetlight installation (both sides)
Rosebank Road to Steeple Hill
BRT - Durham Stage 2 (both
sides)
BRT-2c 2022-2026 440,000 -440,000 220,000 220,000 187,000 33,000
87
BRT-3a Kingston Road - New
Sidewalk, Cycle Track, and
Streetlight installation (both sides)
Steeple Hill to Delta Boulevard
BRT - Durham Stage 1 (both
sides)
BRT-3a 2022-2026 132,000 -132,000 66,000 66,000 56,100 9,900
85
BRT-3b Kingston Road - New
Sidewalk, Cycle Track, and
Streetlight installation (both sides)
Delta Boulevard Merriton Road
BRT - Durham Stage 1 (both
sides)
BRT-3b 2022-2026 689,000 -689,000 344,500 344,500 292,825 51,675
88
BRT-4 Kingston Road - New
Sidewalk, Cycle Track, and
Streetlight installation (both sides)
Merriton Road to Dixie Road
BRT - Durham Stage 2 (both
sides)
BRT-4 2022-2026 892,000 -892,000 446,000 446,000 379,100 66,900
89
BRT5a Kingston Road - New
Sidewalk, Cycle Track, and
Streetlight installation (both sides)
Dixie Road to Glenanna Road
BRT - Durham Stage 1 (both
sides)
BRT-5a 2022-2026 1,057,000 -1,057,000 528,500 528,500 449,225 79,275
Watson & Associates Economists Ltd. PAGE 5-23
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Table 5-8 (Cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Prj .No
Increased Service Needs Attributable to Anticipated
Development
2022-2039
Roads
Codes Timing (year)
Gross Capital
Cost Estimate
(2022$)
Post Period
Benefit Net Capital Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies and
Other Contributions
Attributable to New
Development
Total
Residential
Share
85%
Non
Residential
Share
15%
90
BRT-5b Kingston Road - New
Sidewalk, Cycle Track, and
Streetlight installation (both sides)
Glenanna Road to Brock Road
BRT - Durham Stage 1 (both
sides)
BRT-5b 2022-2026 814,000 -814,000 407,000 407,000 345,950 61,050
91
BRT-5c Kingston Road - New
Sidewalk, Cycle Track, and
Streetlight installation (both sides)
Brock Road to Bainbridge Drive
BRT - Durham Stage 1 (both
sides)
BRT-5c 2022-2026 188,000 -188,000 94,000 94,000 79,900 14,100
92
BRT-6 Kingston Road - New
Sidewalk, Cycle Track, and
Streetlight installation (both sides)
Bainbridge Drive to Notion Road
BRT - Durham Stage 2 (both
sides)
BRT-6 2022-2026 338,000 -338,000 169,000 169,000 143,650 25,350
93 BI-22 Squires Beach Road - New
Sidewalk installation
Bayly Avenue south to 335m
Install new sidewalk (side to be
determined)
BI-22 2022-2026 105,000 -105,000 52,500 52,500 44,625 7,875
Traffic Signals
94
TC-4 Traffic Signalization -
Pickering Parkway at Glenanna
Road
Full Traffic Signals TC-4 2022-2026 350,000 -350,000 35,000 315,000 267,750 47,250
95 D-8 Traffic Signalization -
Glenanna Road at Fairport Road Full Traffic Signals D-8 2022-2026 350,000 -350,000 35,000 315,000 267,750 47,250
96 D-12 Traffic Signalization - Welrus
Street at Fairport Road Full Traffic Signals D-12 2022-2026 350,000 -350,000 35,000 315,000 267,750 47,250
97
WO-8 Traffic Signalization and
Road Realignment - Rosebank
Road at Sheppard Avenue
Jog Elimination and Full Traffic
Signalization & EA WO-8 2022-2026 1,332,000 -1,332,000 133,200 1,198,800 1,018,980 179,820
98
A-5 Traffic Signalization -
Rosebank Road at Highview Road
/ Summerpark Crescent
Full Traffic Signals A-5 2027-2039 350,000 -350,000 35,000 315,000 267,750 47,250
99
A-7 Traffic Signalization - Strouds
Lane at Aspen Road / Shadybrook
Drive
Full Traffic Signals A-7 2027-2039 350,000 -350,000 35,000 315,000 267,750 47,250
100 RP-1 Traffic Signalization - Finch
Avenue at Woodview Avenue Full Traffic Signals RP-1 2027-2039 350,000 -350,000 35,000 315,000 267,750 47,250
101 W-9 Traffic Signalization -
Oklahoma Drive at Eyer Drive Full Traffic Signals W-9 2027-2039 350,000 -350,000 35,000 315,000 267,750 47,250
102
W-10 Pedestrian Signalization -
West Shore Boulevard at Hillcrest
Road
Pedestrian Cross Over W-10 2022-2026 75,000 -75,000 7,500 67,500 57,375 10,125
103
A-9 Pedestrian Signalization -
Rosebank Road at Charnwood /
Woodsmere
Pedestrian Cross Over A-9 2022-2026 125,000 -125,000 12,500 112,500 95,625 16,875
104
BR-16 Pedestrian Signalization -
Major Oaks Road at Wildwood
Crescent
Pedestrian Cross Over BR-16 2022-2026 75,000 -75,000 7,500 67,500 57,375 10,125
Reserve Fund Adjustment
Total 242,352,291 12,347,300 230,004,991 77,230,300 -
(24,869,482)
127,905,209
(21,139,060)
108,719,428
(3,730,422)
19,185,781
Watson & Associates Economists Ltd. PAGE 5-24
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Chapter 6
D.C.Calculation
Watson & Associates Economists Ltd.
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
6. D.C. Calculation
Tables 6-2 and 6-3 show the D.C. calculation for the municipal-wide and area-specific
D.C.s assessed over the 17-year forecast period (2022-2039), respectively. The total
D.C.-eligible costs in Table 6-e includes the attribution of growth-related studies
identified in Table 5-7. Furthermore, as the calculations of the maximum D.C.s that
could be imposed by Council have been undertaken based on a cash flow analysis to
account for the timing of revenues and expenditures and the resultant financing needs,
Tables 6-2 and 6-3 include the additional financing costs that are anticipated to be
incurred over the forecast period. Detailed cash flow calculations are provided in
Appendix C.
The cash flow calculates interest paid/received on reserve fund balances to account for
the differences in timing of projects and when development is anticipated to occur. In-
year transactions are reduced by ½ to reflect D.C. contributions and expenditures
occurring at different times throughout the year. For cash flow purposes, capital costs
and D.C.s are indexed at 3% annually, debt associated with reserve fund deficits is
calculated at 3% and investment return is calculated at 1%. Moreover, the cash flow
calculations include the interest costs for long-term debentures that the City is
anticipating issuing for projects within the next five years. The following table identifies
the debt financing assumptions, consistent with the City’s 5-year financial plan.
Table 6-1
Debt Financing Assumptions
Year Term Rate
2022 20 Year s 2.17%
2023 20 Years 2.92%
2024 20 Years 3.67%
2025 20 Years 4.42%
2026 20 Years 5.17%
Table 6-4 provides the calculated schedule of charges using the cash flow method. 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,
apartments bachelor and 1-bedroom, and other multiples). The non-residential D.C. for
Watson & Associates Economists Ltd. PAGE 6-1
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--
-
the Seaton prestige employment lands has been calculated on a per net hectare basis.
The non-residential D.C. for development in all other areas of the City has been
calculated on a per square foot of gross floor area basis. .
Tables 6-5 and 6-6 compare the City’s existing charges to the charges proposed herein
(Table 6-4), for single detached residential and non-residential development
respectively.
Table 6-2
D.C.Calculation
Municipal-Wide Services
2022-2039
Residential Non Residential
Seaton Prestige
Employment Land
Other Pickering Non-
Residential Seaton Prestige Other Pickering Non-
2022$ D.C. Eligible Cost 2022$ D.C. Eligible Cost
SERVICE/CLASS Residential Employment Land Residential S.D.U. per net hectare per sq.ft.
$ $ $ $ $ $
1. Fire Protection Services 25,640,154 2,834,537 3,575,501 1,216 19,402 0.56
2. By-Law Enforcement Services 2,287,503 252,885 318,991 107 1,697 0.05
3. Other Services Related to a Highway 15,243,856 1,685,219 2,125,745 747 11,911 0.34
4. Parks and Recreation Services 260,497,323 6,062,772 7,647,614 12,858 43,125 1.23
5. Library Services 52,213,460 1,215,207 1,532,869 2,432 8,163 0.23
6. Stormwater Management Services 9,908,622 1,095,405 1,381,750 448 7,153 0.21
7. Growth-Related Studies 5,197,011 186,773 235,597 237 1,227 0.04
TOTAL $370,987,929 $13,332,800 $16,818,067 $18,045 $92,679 2.66
Financing Costs $29,418,741 $914,784 $21,220,225
D.C.-Eligible Capital Cost $400,406,670 $14,247,584 $38,038,292
17-Year Gross Population/Net Hectares/GFA Growth (sq.ft.) 79,015 154 14,325,300
Cost Per Capita/Non-Residential GFA (sq.ft.) $5,067.48 92,679 $2.66
By Residential Unit Type P.P.U.
Single and Semi-Detached Dwelling 3.561 $18,045
Other Multiples 2.743 $13,900
Apartments - 2 Bedrooms + 2.071 $10,495
Apartments - Bachelor and 1 Bedroom 1.271 $6,441
Watson & Associates Economists Ltd. PAGE 6-2
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Table 6-3
D.C.Calculation
Area-Specific Services (Outside of Seaton Lands)
2022-2039
2022$ D.C.-Eligible Cost 2022$ D.C.-Eligible Cost
SERVICE/CLASS Residential Non Residential S.D.U. per sq.ft.
$ $ $ $
8. Transportation Services 108,719,428 19,185,781 13,610 4.86
TOTAL $108,719,428 $19,185,781 $13,610 $4.86
Financing Costs $424,293 $1,170,311
D.C.-Eligible Capital Cost $109,143,721 $20,356,092
17-Year Gross Population/GFA Growth (sq.ft.) 28,557 4,186,600
Cost Per Capita/Non-Residential GFA (sq.ft.) $3,821.96 $4.86
By Residential Unit Type P.P.U.
Single and Semi-Detached Dwelling 3.561 $13,610
Other Multiples 2.743 $10,484
Apartments - 2 Bedrooms + 2.071 $7,915
Apartments - Bachelor and 1 Bedroom 1.271 $4,858
-
-
-
-
Table 6-4
Schedule of Calculated D.C.s
Service/Class of Service
RESIDENTIAL NON-RESIDENTIAL
Single and Semi
Detached Dwelling Other Multiples
Apartments - 2
Bedrooms +
Apartments
Bachelor and 1
Bedroom
Seaton Prestige
Employment Land
Other Pickering Non
Residential 2
(per net hectare) (per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Other Services Related to a Highway 747 575 434 267 11,911 0.34
Fire Protection Services 1,216 937 707 434 19,402 0.56
Parks and Recreation Services 12,858 9,905 7,478 4,589 43,125 1.23
Library Services 2,432 1,874 1,415 868 8,163 0.23
Growth-Related Studies 237 182 138 84 1,227 0.04
Stormwater Management Services 448 345 261 160 7,153 0.21
By-Law Enforcement Services 107 82 62 38 1,697 0.05
Total Municipal Wide Services/Class of Services 18,045 13,900 10,495 6,440 92,679 2.66
Outside of Seaton Lands 1
Transportation Services 13,610 10,484 7,915 4,858 4.86
Total Services Outside of Seaton Lands 13,610 10,484 7,915 4,858 -4.86
Seaton
Rest of Pickering
18,045
31,655
13,900
24,384
10,495
18,410
6,440
11,298
92,679 2.66
7.52
1.Subject to a separate agreement outside of the Development Charges Act concerning the provision of Transportation requirements in addition to other funding contributions
2.Does not apply to prestige employment development in Seaton, as that development is subject to the per net Ha land area charge instead.
Watson & Associates Economists Ltd. PAGE 6-3
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Table 6-5
Comparison of Current and Calculated D.C.s
For Residential Single Detached Dwelling Units
Residential (Single Detached) Comparison
Service/Class of Service Current Calculated Change (%)
Municipal Wide Services/Class of Service:
Other Services Related to a Highway
Fire Protection Services
Parks and Recreation Services
Library Services
Growth-Related Studies
Stormwater Management Services
By-Law Enforcement Services
498
1,014
7,720
1,275
338
326
747
1,216
12,858
2,432
237
448
107
50%
20%
67%
91%
-30%
38%
n/a
Total Municipal Wide Services/Class of Services 11,171 18,045 62%
Outside of Seaton Lands
Transportation Services 10,516 13,610 29%
Total Services Outside of Seaton Lands 10,516 13,610 29%
Seaton
Rest of Pickering
11,171
21,687
18,045
31,655
62%
46%
Watson & Associates Economists Ltd. PAGE 6-4
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-
Table 6-6
Comparison of Current and Calculated D.C.s
For Non-Residential per net ha (Seaton Prestige Employment Lands), and Non-
Residential per sq.ft.(Other areas of the City)
Non-ResidentialComparison
Service/Class of Service
Seaton Prestige Employment Land (per net
hectare)
Calculated Change (%)
Municipal Wide Services/Class of Service:
Other Services Related to a Highway
Fire Protection Services
Parks and Recreation Services
Library Services
Growth-Related Studies
Stormwater Management Services
By-Law Enforcement Services
Current
6,168
13,039
20,242
3,048
4,353
3,965
11,911
19,402
43,125
8,163
1,227
7,153
1,697
93%
49%
113%
168%
-72%
80%
n/a
Total Municipal Wide Services/Class of Services
Outside of Seaton Lands
Transportation Services
50,815
-
92,679
-
82%
Total Services Outside of Seaton Lands
Seaton
Rest of Pickering
50,815
Current
92,679 82%
Service/Class of Service
Other Pickering Non Residential (per sq.ft. of
Gross Floor Area)
Calculated Change (%)
Municipal Wide Services/Class of Service:
Other Services Related to a Highway
Fire Protection Services
Parks and Recreation Services
Library Services
Growth-Related Studies
Stormwater Management Services
By-Law Enforcement Services
0.18
0.37
0.60
0.09
0.12
0.11
0.34
0.56
1.23
0.23
0.04
0.21
0.05
90%
51%
105%
160%
-71%
87%
n/a
Total Municipal Wide Services/Class of Services
Outside of Seaton Lands
Transportation Services
1.47
2.96
2.66
4.86
81%
64%
Total Services Outside of Seaton Lands
Seaton
Rest of Pickering
2.96
1.47
4.43
4.86
2.66
7.52
64%
81%
70%
Watson & Associates Economists Ltd. PAGE 6-5
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Chapter 7
D.C.Policy Recommendations
and D.C. Policy Rules
Watson & Associates Economists Ltd.
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
7. D.C. Policy Recommendations and D.C. Policy
Rules
7.1 Introduction
This chapter outlines the D.C. policy recommendations and by-law rules.
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 subsection 5(1) 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;
• if the rules provide for a type of development to have a lower D.C. than is
allowed, the rules for determining D.C.s may not provide for any resulting
shortfall to be made up via other development; and
• with respect to “the rules,” subsection 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 City’s existing policies and discussions with staff;
with consideration for the updates from Bill 108 and Bill 197.
Watson & Associates Economists Ltd. PAGE 7-1
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7.2 D.C. By-law Structure
It is recommended that:
• the City impose an area-specific D.C. for Transportation Services, with the D.C.
applicable on lands outside of Seaton;
• the City impose a uniform City-wide D.C. for all other municipal services herein;
and
• one municipal D.C. by-law be used for all services.
7.3 D.C. By-law Rules
The following sets out the recommended rules governing the calculation, payment and
collection of D.C.s in accordance with subsection 6 of the D.C.A.
It is recommended that the following provides the basis for the D.C.s:
7.3.1 Payment in any Particular Case
In accordance with the D.C.A., s.2(2), a D.C. be calculated, payable and collected
where the development requires one or more of the following:
a) the passing of a zoning by-law or of an amendment to a zoning by-law under
Section 34 of the Planning Act;
b) the approval of a minor variance under Section 45 of the Planning Act;
c) a conveyance of land to which a by-law passed under 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.
7.3.2 Determination of the Amount of the Charge
The following conventions be adopted:
Watson & Associates Economists Ltd. PAGE 7-2
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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 25 years. Costs allocated to non-residential uses will be assigned to
development within the Seaton prestige employment lands based on the net hectare
of land area, and to non-residential development in all other areas of the City based
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. These are
summarized in Chapter 5 herein.
7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)
If a development involves the demolition and replacement of a building or structure on
the same site, 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
2. the total 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 within 60 months (5 years) of
the issuance of a building permit. The credit period is extended to 10-years if the new
building or structure will not be connected to municipal services (i.e. water, wastewater,
or stormwater). The credit can, in no case, exceed the amount of D.C.s that would
otherwise be payable. Moreover, no credit will be granted if a D.C. or a lot levy (under
By-law 3322/89) has not been paid for the demolished or converted building. The onus
is on the applicant to provide proof of prior payment of D.C.s or lot levies.
The credit can, in no case, exceed the amount of development charges that would
otherwise be payable.
Watson & Associates Economists Ltd. PAGE 7-3
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7.3.4 Exemptions (full or partial)
Statutory exemptions
• Industrial building additions of up to and including 50% of the existing G.F.A.
(defined in O. Reg. 82/98, s.1) of the building; for industrial building additions
which exceed 50% of the existing G.F.A., only the portion of the addition in
excess of 50% is subject to D.C.s (s.4(3)). The exemption for an existing
industrial building provided shall be applied to a maximum of fifty percent (50%)
of the gross floor area prior to the first enlargement.
• Buildings or structures owned by and used for the purposes of any Municipality,
local board or Board of Education (s.3)
• Residential development that results in only the enlargement of an existing
dwelling unit, or that results only in the creation of up to two additional dwelling
units (based on prescribed limits set out in s.2 of O. Reg. 82/98).
• The creation of a second dwelling unit in prescribed classes of proposed new
residential buildings, including structures ancillary to dwellings, subject to the
prescribed restrictions based on prescribed limits set out in s.2 of O. Reg. 82/98.
• Land vested in or leased to a university that receives regular and ongoing
operating funds from the government for the purposes of post-secondary
education is exempt from development charges imposed under the Development
Charges Act, 1997 if the development in respect of which development charges
would otherwise be payable is intended to be occupied and used by the
university.
Non-statutory exemptions
• The development of a non-residential farm building used for bona-fide
agricultural purposes will be exempt from paying D.C.s for By-law Enforcement
Services, Parks and Recreation Services, Library Services, Growth Studies, and
Stormwater Management Services. Bona-Fide Farm Buildings
• A building or structure that is used in connection with a place of worship and is
exempt from taxation under the Assessment Act as a result
• Development where no addition dwelling units are being created or no additional
non-residential gross floor area is being added
• Nursing homes and hospitals
Watson & Associates Economists Ltd. PAGE 7-4
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7.3.5 Phase in Provision(s)
The proposed D.C. By-law will come into effect on the date of by-law passage subject to
Council’s direction.
7.3.6 Timing of Collection
The D.C.s for all services are payable upon issuance of a building permit for each
dwelling unit, building, or structure, subject to early or late payment agreements entered
into by the City and an owner under s.27 of the D.C.A., 1997.
As of January 1, 2020, rental housing and institutional developments will pay D.C.s in
six equal annual payments commencing at occupancy. Non-profit housing
developments will pay D.C.s in 21 equal annual payments. Moreover, the D.C. amount
for all developments occurring within two years of a Site Plan or Zoning By-law
Amendment planning application approval (for applications made after January 1,
2020), shall be determined based on the D.C. in effect on the day the Site Plan or
Zoning By-law Amendment application was made.
D.C.s determined at the time of Site Plan or Zoning By-law Amendment application are
subject to annual interest charges as per the terms of the City’s D.C. Interest Rate
Policy.
For the purposes of administering the By-law, the following definitions are provided as
per O. Reg. 454-19:
“Rental housing” means development of a building or structure with four or more
dwelling units all of which are intended for use as rented residential premises.
“Institutional development” means development of a building or structure intended for
use,
a) as a long-term care home within the meaning of subsection 2 (1) of the Long-
Term Care Homes Act, 2007;
b) as a retirement home within the meaning of subsection 2 (1) of the Retirement
Homes Act, 2010;
c) by any of the following post-secondary institutions for the objects of the
institution:
Watson & Associates Economists Ltd. PAGE 7-5
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i. a university in Ontario that receives direct, regular and ongoing operating
funding from the Government of Ontario,
ii. a college or university federated or affiliated with a university described in
subclause (i), or
iii. an Indigenous Institute prescribed for the purposes of section 6 of the
Indigenous Institutes Act, 2017;
d) as a memorial home, clubhouse or athletic grounds by an Ontario branch of the
Royal Canadian Legion; or
e) as a hospice to provide end of life care.
“Non-profit housing development” means development of a building or structure
intended for use as residential premises by,
a) a corporation to which the Not-for-Profit Corporations Act, 2010 applies, that is in
good standing under that Act and whose primary object is to provide housing;
b) a corporation without share capital to which the Canada Not-for-profit
Corporations Act applies, that is in good standing under that Act and whose
primary object is to provide housing; or
c) a non-profit housing co-operative that is in good standing under the Co-operative
Corporations Act.
7.3.7 Indexing
All D.C.s will be subject to mandatory indexing annually on July 1, in accordance with
provisions under the D.C.A for the most recently available annual period ending March
31. If a complete building permit application is received prior to July 1st and the
complete or partial permit is issued by August 1 of that year, the D.C.s payable shall be
those in place at the time the building permit application was made.
7.3.8 D.C. Spatial Applicability
There are four basic choices to be addressed when considering the geographic
application of a D.C.:
1. the entire municipality for all services (which is the most commonly used
approach);
Watson & Associates Economists Ltd. PAGE 7-6
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2. part of the municipality for all services; balance of the municipality is exempt
(because it is outside the service’s coverage area or can be served at little or no
incremental cost);
3. different by-laws and charges in different municipal service areas (in order to
recognize distinctly different servicing cost situations); and
4. a uniform municipal-wide charge with separate charge covering additional area-
specific services (e.g. the coverage area for specific works).
Subsection 2(9) of the D.C.A. may prescribe services for which a D.C. by-law must
apply on an area-specific basis. For prescribed services, Council shall pass different
D.C. by-laws for different parts of the municipality, in accordance with the prescribed
criteria. Currently the Province has not prescribed services under this subsection of the
D.C.A.
For services that are not prescribed under s.s. 2(9) of the D.C.A., the background study
must give consideration of the use of more than one D.C. by-law to reflect different
needs for services in different areas. Area-specific charges have been reviewed with
City staff. The City’s current D.C. policy provides for Transportation Services to be
provided on an area-specific basis, with charges differentiated between the Seaton
Lands and those lands within the City outside of Seaton. All other services are provided
on a uniform City-wide basis. Based on current practice, and associated agreements,
no changes are being recommended to the structure of the charges
7.4 Other D.C. By-law Provisions
7.4.1 Categories of Services for Reserve Fund and Credit Purposes
It is recommended that the City’s D.C. collections be contributed into eight (8)) separate
reserve funds, including:
• Fire Protection Services;
• By-Law Enforcement Services;
• Transportation Services;
• Other Services Related to a Highway;
• Parks and Recreation Services ;
• Library Services;
• Stormwater Management Services; and
Watson & Associates Economists Ltd. PAGE 7-7
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• Growth-Related Studies
7.4.2 By-law In-force Date
The proposed by-law under D.C.A. will come into force at the time of by-law passage.
7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter-
Reserve Fund Borrowing
The minimum interest rate is the Bank of Canada rate on the day on which the by-law
comes into force (as per s.11 of O. Reg. 82/98).
7.5 Other Recommendations
It is recommended that Council:
“Approve the capital project listing set out in Chapter 5 of the D.C. Background
Study dated May 11, 2022, subject to further annual review during the capital
budget process;”
“Approve the D.C. Background Study dated May 11, 2022"
“Determine that no further public meeting is required;” and
“Approve the D.C. By-law as set out in Appendix F.”
Watson & Associates Economists Ltd. PAGE 7-8
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Chapter 8
Asset Management Plan
Watson & Associates Economists Ltd.
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
8. Asset Management Plan
8.1 Introduction
The D.C.A. (new section 10(c.2)) requires that the background study must include an
Asset Management Plan (A.M.P) related to new infrastructure. Section 10 (3) of the
D.C.A. provides:
The A.M.P. 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.
At a broad level, the A.M.P. provides for the long-term investment in an asset over its
entire useful life along with the funding. The schematic below identifies the costs for an
asset through its entire lifecycle. For growth-related works, the majority of capital costs
will be funded by the 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.
In 2012, the Province developed Building Together: Guide for Municipal Asset
Management Plans which outlines the key elements for an A.M.P., as follows:
State of local infrastructure: asset types, quantities, age, condition, financial
accounting valuation and replacement cost valuation.
Desired levels of service: defines levels of service through performance measures
and discusses any external trends or issues that may affect expected levels of service
or the municipality’s ability to meet them (for example, new accessibility standards,
climate change impacts).
Watson & Associates Economists Ltd. PAGE 8-1
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New Assets Financing Methods Replacement Assets
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
Reserves/Reserve Funds
Debentures
User Fees
Grants
Other
Proceeds on Disposal
Funding of Disposal /
Decommissioning Costs
Operating Budget
Purchase
Install
Commission
Operate
Maintain
Monitor
(Throughout Life
of Assets)
(To End of
Useful Life)
Removal/Decommission
Disposal
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.
The above provides for the general approach to be considered by Ontario
municipalities. At this time, there is not a mandated approach for municipalities hence
leaving discretion to individual municipalities as to how they plan for the long-term
replacement of their assets. The City’s most recent A.M.P. does not include all the
assets identified in this background study. As a result, the asset management
requirement for this D.C. Background Study has been undertaken independently of the
City’s A.M.P.
Watson & Associates Economists Ltd. PAGE 8-2
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8.2 Asset Management Plan
In recognition to the schematic in Section 8.1, the following table (presented in 2022$)
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. Furthermore, as only the present infrastructure gap has been considered at this
time within the A.M.P., 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
City financial resources (i.e. taxation, rates, fees, etc.). This amount has been
presented on an annual debt charge amount based on 20-year financing.
2. Lifecycle costs for the 2022 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 $79.5 million. Of this total, $15.0
million relates the annual debt payment costs for benefit to existing development
and post period benefit of growth-related needs.
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
$56.0 million. This amount, totalled with the existing operating revenues of
$112.7 million, provides annual revenues of $168.7 million by the end of the
period.
6. In consideration of the above, the capital plan is deemed to be financially
sustainable.
Watson & Associates Economists Ltd. PAGE 8-3
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Table 8-1
Asset Management – Future Expenditures and Associated Revenues (2022$)
Description 2039 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth
Related Capital 1 12,647,359
Annual Debt Payment on Post Period
Capital2 2,414,694
Lifecycle:
Annual Lifecycle - Municipal-wide Services 13,019,861
Annual Lifecycle - Area-specific Services 3 6,561,929
Sub-Total - Annual Lifecycle $19,581,789
Incremental Operating Costs (for D.C.
Services) $44,863,421
Total Expenditures 79,507,263
Revenue (Annualized)
Total Existing Revenue3 $112,664,638
Incremental Tax and Non-Tax Revenue
(User Fees, Fines, Licences, etc.) $55,998,754
Total Revenues $168,663,392
1 Non-Growth Related component of Projects
2 Interim Debt Financing for Post Period Benefit
3 As per Sch. 10 of FIR
Watson & Associates Economists Ltd. PAGE 8-4
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Chapter 9
By-law Implementation
Watson & Associates Economists Ltd. PAGE 8-1
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9. By-law Implementation
9.1 Public Consultation Process
9.1.1 Introduction
This chapter addresses the mandatory, formal public consultation process (Section
9.1.2), as well as the optional, informal consultation process (Section 9.1.3). The latter
is designed to seek the co-operation and participation of those involved, in order to
produce the most suitable policy. Section 9.1.4 addresses the anticipated impact of the
D.C. on development from a generic viewpoint.
9.1.2 Public Meeting of Council
Section 12 of the D.C.A. indicates that before passing a D.C. by-law, Council must hold
at least one public meeting, giving at least 20 clear days’ notice thereof, in accordance
with the Regulation. Council must also ensure that the proposed by-law and
background report are made available to the public at least two weeks prior to the (first)
meeting.
Any person who attends such a meeting may make representations related to the
proposed by-law.
If a proposed by-law is changed following such a meeting, Council must determine
whether a further meeting (under this section) is necessary (i.e. if the proposed by-law
which is proposed for adoption has been changed in any respect, Council should
formally consider whether an additional public meeting is required, incorporating this
determination as part of the final by-law or associated resolution). It is noted that
Council’s decision regarding additional public meetings, once made, is final and not
subject to review by a Court or the Ontario Land Tribunal (OLT) (formerly the Local
Planning Appeal Tribunal (LPAT)).
9.1.3 Other Consultation Activity
There are three broad groupings of the public who are generally the most concerned
with municipal D.C. policy:
Watson & Associates Economists Ltd. PAGE 9-1
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1. The first grouping is the residential development community, consisting of land
developers and builders, who are typically responsible for generating the majority
of the D.C. revenues. Others, such as realtors, are directly impacted by D.C.
policy. They are, therefore, potentially interested in all aspects of the charge,
particularly the quantum by unit type, projects to be funded by the D.C. and the
timing thereof, and Municipal policy with respect to development agreements,
D.C. credits and front-ending requirements.
2. The second public grouping embraces the public at large and includes taxpayer
coalition groups and others interested in public policy.
3. The third grouping is the industrial/commercial/institutional development sector,
consisting of land developers and major owners or organizations with significant
construction plans, such as hotels, entertainment complexes, shopping centres,
offices, industrial buildings and institutions. Also involved are organizations such
as Industry Associations, the Chamber of Commerce, the Board of Trade and the
Economic Development Agencies, who are all potentially interested in Municipal
D.C.policy. Their primary concern is frequently with the quantum of the charge,
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.
9.2 Anticipated Impact of the Charge on Development
The establishment of sound D.C. policy often requires the achievement of an
acceptable balance between two competing realities. The first is that high non-
residential D.C.s can, to some degree, represent a barrier to increased economic
activity and sustained industrial/commercial growth, particularly for capital intensive
uses. Also, in many cases, increased residential D.C.s can ultimately be expected to be
recovered via higher housing prices and can impact project feasibility in some cases
(e.g. rental apartments).
On the other hand, D.C.s or other City capital funding sources need to be obtained in
order to help ensure that the necessary infrastructure and amenities are installed. The
timely installation of such works is a key initiative in providing adequate service levels
and in facilitating strong economic growth, investment and wealth generation.
Watson & Associates Economists Ltd. PAGE 9-2
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9.3 Implementation Requirements
9.3.1 Introduction
Once the City has calculated the charge, prepared the complete background study,
carried out the public process and passed a new by-law, the emphasis shifts to
implementation matters.
These include notices, potential appeals and complaints, credits, front-ending
agreements, subdivision agreement conditions and finally the collection of revenues and
funding of projects.
The sections which follow overview the requirements in each case.
9.3.2 Notice of Passage
In accordance with s.13 of the D.C.A., when a D.C. by-law is passed, the City clerk shall
give written notice of the passing and of the last day for appealing the by-law (the day
that is 40 days after the day it was passed). Such notice must be given no later than 20
days after the day the by-law is passed (i.e. as of the day of newspaper publication or
the mailing of the notice).
Section 10 of O. Reg. 82/98 further defines the notice requirements which are
summarized as follows:
• notice may be given by publication in a newspaper which is (in the Clerk’s
opinion) of sufficient circulation to give the public reasonable notice, or by
personal service, fax or mail to every owner of land in the area to which the by-
law 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.
9.3.3 By-law Pamphlet
In addition to the “notice” information, the City must prepare a “pamphlet” explaining
each D.C. by-law in force, setting out:
• a description of the general purpose of the D.C.s;
Watson & Associates Economists Ltd. PAGE 9-3
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• the “rules” for determining if a charge is payable in a particular case and for
determining the amount of the charge;
• the services to which the D.C.s relate; and
• a 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 OLT., the pamphlet must be readied within 60
days after the by-law comes into force. Later dates apply to appealed by-laws.
The City must give one copy of the most recent pamphlet without charge, to any person
who requests one.
9.3.4 Appeals
Sections 13 to 19 of the D.C.A. set out the requirements relative to making and
processing a D.C. by-law appeal and OLT Hearing in response to an appeal. Any
person or organization may appeal a D.C. by-law to the OLT by filing a notice of appeal
with the City 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.
9.3.5 Complaints
A person required to pay a D.C., or his agent, may complain to the Council imposing the
charge that:
• the amount of the charge was incorrectly determined;
• the reduction to be used against the D.C. was incorrectly determined; or
• there was an error in the application of the D.C.
Sections 20 to 25 of the D.C.A. set out the requirements that exist, including the fact
that a complaint may not be made later than 90 days after a D.C. (or any part of it) is
payable. A complainant may appeal the decision of City Council to the OLT.
9.3.6 Credits
Sections 38 to 41 of the D.C.A. set out a number of credit requirements, which apply
where a municipality agrees to allow a person to perform work in the future that relates
to a service in the D.C. by-law.
Watson & Associates Economists Ltd. PAGE 9-4
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These credits would be used to reduce the amount of D.C.s to be paid. The value of
the credit is limited to the reasonable cost of the work which does not exceed the
average level of service. The credit applies only to the service to which the work
relates, unless the municipality agrees to expand the credit to other services for which a
D.C.is payable.
9.3.7 Front-Ending Agreements
The City and one or more landowners may enter into a front-ending agreement which
provides for the costs of a project which will benefit an area in the municipality to which
the D.C. by-law applies. Such an agreement can provide for the costs to be borne by
one or more parties to the agreement who are, in turn, reimbursed in future by persons
who develop land defined in the agreement.
Part III of the D.C.A. (Sections 44 to 58) addresses front-ending agreements and
removes some of the obstacles to their use which were contained in the D.C.A., 1989.
Accordingly, the municipality assesses whether this mechanism is appropriate for its
use, as part of funding projects prior to municipality funds being available.
9.3.8 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 D.C.s related to the development, at the time the land is transferred.
Watson & Associates Economists Ltd. PAGE 9-5
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In this regard, if the municipality in question is a commenting agency, in order to comply
with subsection 59(4) of the D.C.A. it would need to provide to the approval authority,
information regarding the applicable Municipality D.C.s related to the site.
If the City 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 D.C.
The most effective way to ensure that purchasers are aware of this condition would be
to require it as a provision in a registered subdivision agreement, so that any purchaser
of the property would be aware of the charges at the time the title was searched prior to
closing a transaction conveying the lands.
Watson & Associates Economists Ltd. PAGE 9-6
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Appendices
Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
Watson & Associates Economists Ltd. PAGE A-1
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Schedule 1
The City of Pickering
Residential Growth Forecast Summary
Year
Population
(Including
Census
Undercount)¹
Excluding Census Undercount Housing Units Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Population Institutional
Population
Population
Excluding
Institutional
Population
Singles &
Semi
Detached
Multiple
Dwellings2 Apartments3 Other Total
Households
Hi
s
t
o
r
i
c
a
l
Mid 2006 91,160 87,838 573 87,265 20,255 4,850 3,085 25 28,215 3.113
Mid 2011 92,080 88,721 806 87,915 20,744 5,381 3,190 15 29,330 3.025
Mid 2016 95,240 91,771 776 90,995 21,130 6,060 3,695 30 30,915 2.968
Mid 2021 102,940 99,186 839 98,347 22,425 6,805 4,165 30 33,425 2.967
Fo
r
e
c
a
s
t
Mid 2022
Mid 2027
Mid 2032
Mid 2039
107,100
133,340
158,110
189,200
103,191
128,475
152,339
182,297
876
998
1,122
1,314
102,315
127,477
151,217
180,983
22,774
26,047
28,822
31,908
7,622
10,747
13,839
18,001
4,559
7,666
10,680
14,733
30
30
30
30
34,985
44,490
53,370
64,672
2.950
2.888
2.854
2.819
In
c
r
e
m
e
n
t
a
l
Mid 2006 - Mid 2011 920 883 233 650 489 531 105 -10 1,115
Mid 2011 - Mid 2016 3,160 3,050 -30 3,080 386 679 505 15 1,585
Mid 2016 - Mid 2021 7,700 7,415 63 7,352 1,295 745 470 0 2,510
Mid 2021 - Mid 2022 4,160 4,005 37 3,968 349 817 394 0 1,560
Mid 2022 - Mid 2027 26,240 25,284 122 25,162 3,273 3,125 3,107 0 9,505
Mid 2022 - Mid 2032 51,010 49,148 246 48,902 6,048 6,217 6,121 0 18,385
Mid 2022 - Mid 2039 82,100 79,106 438 78,668 9,134 10,379 10,174 0 29,687
Source: Derived from Durham Region Growth Management Strategy (ongoing) and the Region of Durham Regional Transit Development Charge Background Study (2022), by Watson & Associates
Economists Ltd., 2022.
Note: The 2031 Official Plan population target of 225,670, less the growth allocation for Northeast Pickering of approximately 36,500 persons, results in an Official Plan population target of 189,200 by
Mid 2039
¹ Census undercount estimated at approximately 3.8%. Note: Population including the undercount has been rounded.
² Includes townhouses and apartments in duplexes.
³ Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Watson & Associates Economists Ltd. PAGE A-2
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Figure A-1
The City of Pickering
Annual Housing Forecast
Ho
u
s
i
n
g
U
n
i
t
s
2,500
2,000 1,925 1,925 1,925 1,925
Medium Density Low Density
High Density Historical Average
1,805 1,805 1,805 1,805 1,805
1,660 1,660 1,660 1,660 1,660
1,560 1,554 1,554 1,554
1,500
1,262
1,000
573540 510 500 425 379 346303283
0
Years
Historical
Source: Building permit data from 2011 to 2013 and 2021 from Statistics Canada. Building permits between 2014 and 2020 from the City of Pickering. Figure by Watson & Associates Economists Ltd., 2022.
1 Growth forecast represents calendar year.
Watson & Associates Economists Ltd. PAGE A-3
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-
-
Schedule 2
The City of Pickering
Estimate of the Anticipated Amount, Type and Location of
Residential Development for Which Development Charges can be Imposed
Development
Location
Timing Single & Semi
Detached Multiples1 Apartments2 Total
Residential Units
Gross Population
In New Units
Existing Unit
Population
Change
Net Population
Increase,
Excluding
Institutional
Institutional
Population
Net Population
Including
Institutional
Seaton
2022 - 2027 2,356 2,575 1,755 6,686 18,562 -20 18,542 0 18,542
2022 - 2032 4,815 5,207 3,305 13,327 37,283 -18 37,265 0 37,265
2022 - 2039 6,229 7,163 4,871 18,263 50,458 -12 50,446 0 50,446
Rest of Pickering
2022 - 2027 917 550 1,352 2,819 7,168 -547 6,621 122 6,743
2022 - 2032 1,233 1,010 2,816 5,058 12,145 -508 11,637 246 11,883
2022 - 2039 2,905 3,216 5,303 11,424 28,557 -335 28,222 438 28,660
City of Pickering
2022 - 2027 3,273 3,125 3,107 9,505 25,730 567 25,163 122 25,285
2022 - 2032 6,048 6,217 6,121 18,385 49,428 526 48,902 246 49,148
2022 - 2039 9,134 10,379 10,174 29,687 79,015 347 78,668 438 79,106
Source: Derived from Durham Region Growth Management Strategy (ongoing) and the Region of Durham Regional Transit Development Charge Background Study (2022), by Watson & Associates Economists Ltd., 2022.
1 Includes townhouses and apartments in duplexes.
2 Includes accessory apartments, bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Watson & Associates Economists Ltd. PAGE A-4
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Schedule 3
The City of Pickering
Current Year Growth Forecast, Mid-2016 to Mid-2022
Population
Mid 2021 Population 99,186
Occupants of
Ne w Housing Units,
Mid 2021 to Mid 2022
Units (2)
multiplied by P.P.U. (3)
1,560
2.710
gross population increase 4,227 4,227
Occupants of New
E quivalent Institutional Units,
Mid 2021 to Mid 2022
Units
multiplied by P.P.U. (3)
33
1.100
gross population increase 36 36
Decline in Housing
Unit Occupancy,
Mid 2021 to Mid 2022
Units (4)
multiplied by P.P.U. decline rate (5)
33,425
-0.008
total decline in population -258 -258
Population Estimate to Mid 2022 103,191
Net Population Increase, Mid 2021 to Mid 2022 4,005
(1) 2016 and 2021 population based on Statistics Canada Census unadjusted for Census undercount.
(2) Estimated residential units constructed, Mid-2021 to the beginning of the growth period assuming a six-month lag between construction
and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Structural Type Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Singles & Semi Detached 3.904 22% 0.873
Multiples (6) 2.882 52% 1.509
Apartments (7) 1.294 25% 0.327
Total 100% 2.710
¹ Based on 2016 Census custom database
² Based on Building permit/completion activity
(4) 2016 and 2021 households taken from Statistics Canada Census.
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Watson & Associates Economists Ltd. PAGE A-5
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Schedule 4a
The City of Pickering
Five-Year Growth Forecast, Mid-2022 to Mid-2027
Population
Mid 2022 Population 103,191
Occupants of
Ne w Housing Units,
Mid 2022 to Mid 2027
Units (2)
multiplied by P.P.U. (3)
9,505
2.707
gross population increase 25,729 25,729
Occupants of New
E quivalent Institutional Units,
Mid 2022 to Mid 2027
Units
multiplied by P.P.U. (3)
111
1.100
gross population increase 122 122
Decline in Housing
Unit Occupancy,
Mid 2022 to Mid 2027
Units (4)
multiplied by P.P.U. decline rate (5)
34,985
-0.016
total decline in population -567 -567
Population Estimate to Mid 2027 128,475
Net Population Increase, Mid 2022 to Mid 2027 25,284
(1) Mid 2022 Population based on:
2021 Population (99,186) + Mid 2021 to Mid 2022 estimated housing units to beginning of forecast period (1,560 x 2.71 = 4,227) + (33 x 1.1
= 36) + (33,425 x -0.008 = -258) = 103,191
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Structural Type Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Singles & Semi Detached
Multiples (6)
Apartments (7)
one bedroom or less
two bedrooms or more
1.271
2.071
3.561
2.743
1.771
34%
33%
33%
1.226
0.902
0.579
Total 100% 2.707
¹ Persons per unit based on adjusted Statistics Canada Custom 2016 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2022 households based upon 2021 Census (33,425 units) + Mid 2016 to Mid 2022 unit estimate (1,560 units) = 34,985 units.
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Watson & Associates Economists Ltd. PAGE A-6
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Schedule 4b
The City of Pickering
10-Year Growth Forecast, Mid-2022 to Mid-2032
Population
Mid 2022 Population 103,191
Occupants of
New Housing Units,
Mid 2022 to Mid 2032
Units (2)
multiplied by P.P.U. (3)
18,385
2.689
gross population increase 49,428 49,428
Occupants of New
E quivalent Institutional Units,
Mid 2022 to Mid 2032
Units
multiplied by P.P.U. (3)
224
1.100
gross population increase 246 246
Decline in Housing
Unit Occupancy,
Mid 2022 to Mid 2032
Units (4)
multiplied by P.P.U. decline rate (5)
34,985
-0.015
total decline in population -526 -526
Population Estimate to Mid 2032 152,339
Net Population Increase, Mid 2022 to Mid 2032 49,148
(1) Mid 2022 Population based on:
2021 Population (99,186) + Mid 2021 to Mid 2022 estimated housing units to beginning of forecast period (1,560 x 2.71 = 4,227) + (33 x 1.1
= 36) + (33,425 x -0.008 = -258) = 103,191
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Structural Type Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Singles & Semi Detached
Multiples (6)
Apartments (7)
one bedroom or less
two bedrooms or more
1.271
2.071
3.561
2.743
1.771
33%
34%
33%
1.171
0.928
0.589
Total 100% 2.689
¹ Persons per unit based on adjusted Statistics Canada Custom 2016 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2022 households based upon 2021 Census (33,425 units) + Mid 2016 to Mid 2022 unit estimate (1,560 units) = 34,985 units.
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Watson & Associates Economists Ltd. PAGE A-7
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Schedule 5
The City of Pickering
Longer-Term Growth Forecast, Mid-2022 to Mid-2039
Population
Mid 2022 Population 103,191
Occupants of
New Ho using Units,
Mid 2022 to Mid 2039
Units (2)
m ultiplied by P.P.U. (3)
29,687
2.662
gross population increase 79,014 79,014
Occupants of New
E quivalent Institutional Units,
Mid 2022 to Mid 2039
Units
m ultiplied by P.P.U. (3)
399
1.100
gross population increase 439 439
Decline in Housing
Unit Occupancy,
Mid 2022 to Mid 2039
Units (4)
m ultiplied by P.P.U. decline rate (5)
34,985
-0.010
total decline in population -347 -347
Population Estimate to Mid 2039 182,297
Net Population Increase, Mid 2022 to Mid 2039 79,106
(1) Mid 2022 Population based on:
2016 Population (91,771) + Mid 2016 to Mid 2022 estimated housing units to beginning of forecast period (1,560 x = 4,086) + (30,915 x
0.2372 = 7,334) = 103,191
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Structural Type Persons Per Unit¹
(P.P.U.)
% Distribution of
Estimated Units²
Weighted Persons
Per Unit Average
Singles & Semi Detached
Multiples (6)
Apartments (7)
one bedroom or less
two bedrooms or more
1.271
2.071
3.561
2.743
1.771
31%
35%
34%
1.096
0.959
0.607
Total 100% 2.662
¹ Persons per unit based on Statistics Canada Custom 2016 Census database.
² Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2022 households based upon 30,915 (2016 Census) + 1,560 (Mid 2016 to Mid 2022 unit estimate) = 34,985
(5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Watson & Associates Economists Ltd. PAGE A-8
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Schedule 6
Summary of Housing Potential by Seaton and the Rest of Pickering, December 2021
Seaton
Stage of Development
Density Type
Singles &
Semi-
Detached
Multiples 1 Apartments2 Total
Registered Not Built 961 841 620 2,422
% Breakdown 40% 35% 26% 100%
Draft Plans Approved 4,543 5,256 2,136 11,935
% Breakdown 38% 44% 18% 100%
Application Under Review 1,126 1,565 2,141 4,832
% Breakdown 23% 32% 44% 100%
Total 6,630 7,662 4,897 19,189
% Breakdown 35% 40% 26% 100%
1 Includes townhomes and apartments in duplexes.
2 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
Source: City of Pickering Planning Department as of December 2021, derived by Watson & Associates
Economists Ltd., 2022.
Watson & Associates Economists Ltd. PAGE A-9
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Rest of Pickering
Stage of Development
Density Type
Singles &
Semi
Detached
Multiples 1 Apartments2 Total
Registered Not Built 23 22 241 286
% Breakdown 8% 8% 84% 100%
Draft Plans Approved 33 0 986 1,019
% Breakdown 3% 0% 97% 100%
Application Under Review 162 726 10,074 10,962
% Breakdown 1% 7% 92% 100%
Total 218 748 11,301 12,267
% Breakdown 2% 6% 92% 100%
1 Includes townhomes and apartments in duplexes.
2 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
Source: City of Pickering Planning Department as of December 2021, derived by Watson & Associates Economists
Ltd., 2022.
City of Pickering Total
Stage of Development
Density Type
Singles &
Semi
Detached
Multiples 1 Apartments2 Total
Registered Not Built 984 863 861 2,708
% Breakdown 36% 32% 32% 100%
Draft Plans Approved 4,576 5,256 3,122 12,954
% Breakdown 35% 41% 24% 100%
Application Under Review 1,288 2,291 12,215 15,794
% Breakdown 8% 15% 77% 100%
Total 6,848 8,410 16,198 31,456
% Breakdown 22% 27% 51% 100%
1 Includes townhomes and apartments in duplexes.
2 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
Source: City of Pickering Planning Department as of December 2021, derived by Watson & Associates
Economists Ltd., 2022.
Watson & Associates Economists Ltd. PAGE A-10
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Schedule 7
The City of Pickering
Historical Residential Building Permits
Years 2012 to 2021
Year
Residential Building Permits
Singles &
Semi
Detached
Multiples 1 Apartments 2 Total
2012 237 46 0 283
2013 148 274 3 425
2014 180 98 25 303
2015 162 24 193 379
2016 286 54 19 359
Sub-total
Average (2012 - 2016)
% Breakdown
1,013
203
57.9%
496
99
28.4%
240
48
13.7%
1,749
350
100.0%
2017 202 114 30 346
2018 138 373 29 540
2019 278 727 257 1,262
2020 167 297 46 510
2021 130 51 392 573
Sub-total
Average (2017 - 2021)
% Breakdown
915
183
28.3%
1,562
312
48.3%
754
151
23.3%
3,231
646
100.0%
2012 - 2021
Total 1,928 2,058 994 4,980
Average 193 206 99 498
% Breakdown 38.7% 41.3% 20.0% 100.0%
Source: Building permit data from 2011 to 2013 and 2021 from Statistics Canada. Building permits between
2014 and 2020 from the City of Pickering. Figure by Watson & Associates Economists Ltd., 2022.
1 Includes townhouses and apartments in duplexes.
2 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
Watson & Associates Economists Ltd. PAGE A-11
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-
0.143
3.561
3.561
3.561
-
(0.166)
2.743
2.743
2.743
-
0.065
1.771
1.771
1.771
-
Schedule 8
The City of Pickering
Person Per Unit by Age and Type of Dwelling
(2016 Census)
Age of Singles and Semi Detached
Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 25 Year Average Adjusted
1-5 ---3.834 5.269 3.904
6-10 ---3.453 4.957 3.739
11-15 ---3.431 4.552 3.513
16-20 --1.933 3.337 4.154 3.399
20-25 ---3.272 4.574 3.484 3.561
25-35 --2.438 3.073 4.173 3.211
35+ -1.500 1.942 2.795 4.066 2.835
Total 1.556 2.114 3.086 4.303 3.188
Age of Multiples1
Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 25 Year Average Adjusted
1-5 --1.750 2.968 -2.882
6-10 --1.500 2.952 -2.667
11-15 --1.706 2.654 -2.566
16-20 --1.944 2.703 -2.565
20-25 --1.647 3.026 -2.832 2.743
25-35 -0.929 2.267 3.020 3.914 2.995
35+ -1.211 2.000 2.666 3.966 2.605
Total 1.200 1.869 2.810 3.912 2.719
Age of Apartments2
Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 25 Year Average Adjusted
1-5 -1.135 1.519 --1.294
6-10 -1.083 1.571 2.933 -2.116
11-15 -1.286 1.435 3.667 -1.893
16-20 -1.250 1.660 3.000 -1.901
20-25 -1.179 1.697 2.310 -1.714 1.771
25-35 -1.275 1.679 2.627 -1.908
35+ -1.226 1.786 2.602 -2.179
Total 1.212 1.655 2.636 3.706 1.899
Age of
Dwelling
All Density Types
< 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total
1-5 -1.211 1.659 3.469 4.967 3.138
6-10 -1.154 1.824 3.175 5.160 3.088
11-15 -1.273 1.702 3.198 4.303 2.983
16-20 -1.316 1.788 3.200 4.188 3.005
20-25 -1.234 1.884 3.175 4.610 3.034
25-35 -1.259 1.932 3.053 4.093 3.072
35+ -1.261 1.989 2.744 3.989 2.729
Total 1.400 1.253 1.876 3.005 4.230 2.944
1 Includes townhouses and apartments in duplexes.
2 Includes bachelor, 1 bedroom and 2 bedroom+ apartments.
3 Adjusted based on 2001-2016 historical trends.
Note: Does not include Statistics Canada data classified as 'Other'
P.P.U. Not calculated for samples less than or equal to 50 dwelling units, and does not include institutional population.
Watson & Associates Economists Ltd. PAGE A-12
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Schedule 9
The City of Pickering
Person Per Unit Structural Type and Age of Dwelling
(2016 Census)
3.90 3.74
3.51 3.40 3.48
3.21
2.83 2.88
2.67 2.57 2.56
2.83 3.00
2.60
1.29
2.12
1.89 1.90 1.71 1.91
2.18
0.00
0.50
1.00
1.50
2.00
2.50
3.00
3.50
4.00
4.50
Pe
r
s
o
n
s
P
e
r
D
w
e
l
l
i
n
g
1-5 6-10 11-15 16-20 20-25 25-35 35+
Age of Dwelling
Singles and Semi-Detached Multiples Apartments
P.P.U. data based on the City of Pickering.
Watson & Associates Economists Ltd. PAGE A-13
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Schedule 10a
The City of Pickering
Employment Forecast, 2022 to 2039
Period Population
Activity Rate Employment
Primary Work at
Home Industrial Commercial/
Population Related Institutional Total N.F.P.O.W.1
Total
Including
NFPOW
Primary Work at
Home Industrial
Commercial/
Population
Related
Institutional Total N.F.P.O.W.1
Total Employment
(Including
N.F.P.O.W.)
Mid 2006 87,838 0.001 0.034 0.145 0.136 0.048 0.365 0.084 0.450 75 3,015 12,743 11,988 4,245 32,065 7,421 39,486
Mid 2011 88,721 0.001 0.034 0.134 0.144 0.056 0.368 0.074 0.443 75 2,995 11,903 12,763 4,940 32,675 6,592 39,267
Mid 2016 91,771 0.002 0.035 0.129 0.138 0.053 0.357 0.051 0.408 140 3,225 11,843 12,668 4,885 32,760 4,694 37,454
Mid 2022 103,191 0.001 0.035 0.122 0.133 0.051 0.343 0.047 0.390 140 3,604 12,619 13,757 5,254 35,373 4,884 40,257
Mid 2027 128,475 0.001 0.032 0.117 0.127 0.048 0.324 0.047 0.371 140 4,129 14,984 16,253 6,140 41,645 6,039 47,684
Mid 2032 152,339 0.001 0.031 0.114 0.123 0.047 0.316 0.047 0.363 140 4,717 17,365 18,733 7,199 48,153 7,184 55,337
Mid 2039 182,297 0.001 0.030 0.112 0.121 0.048 0.312 0.048 0.360 140 5,556 20,506 22,034 8,719 56,954 8,716 65,670
Incremental Change
Mid 2006 - Mid 2011 883 0.000 -0.001 -0.011 0.007 0.007 0.003 -0.010 -0.007 0 -20 -840 775 695 610 -829 -219
Mid 2011 - Mid 2016 3,050 0.0007 0.0014 -0.0051 -0.0058 -0.0024 -0.0113 -0.0232 -0.0345 65 230 -60 -95 -55 85 -1,898 -1,813
Mid 2016 - Mid 2022 11,420 -0.0002 -0.0002 -0.0068 -0.0047 -0.0023 -0.0142 -0.0038 -0.0180 0 379 776 1,089 369 2,613 190 2,803
Mid 2022 - Mid 2027 25,284 -0.0003 -0.0028 -0.0057 -0.0068 -0.0031 -0.0186 -0.0003 -0.0190 0 525 2,365 2,496 886 6,272 1,155 7,427
Mid 2022 - Mid 2032 49,148 -0.0004 -0.0040 -0.0083 -0.0103 -0.0037 -0.0267 -0.0002 -0.0269 0 1,113 4,746 4,976 1,945 12,780 2,300 15,080
Mid 2022 - Mid 2039 79,106 -0.0006 -0.0044 -0.0098 -0.0124 -0.0031 -0.0304 0.0005 -0.0299 0 1,952 7,887 8,277 3,465 21,581 3,832 25,413
Annual Average
Mid 2006 - Mid 2011 177 0.00000 -0.00011 -0.00218 0.00148 0.00147 0.00065 -0.00204 -0.00139 0 -4 -168 155 139 122 -166 -44
Mid 2011 - Mid 2016 610 0.0001 0.0003 -0.0010 -0.0012 -0.0005 -0.0023 -0.0046 -0.0069 13 46 -12 -19 -11 17 -380 -363
Mid 2016 - Mid 2022 1,903 0.0000 0.0000 -0.0011 -0.0008 -0.0004 -0.0024 -0.0006 -0.0030 0 63 129 182 62 436 32 467
Mid 2022 - Mid 2027 5,057 -0.00005 -0.00056 -0.00113 -0.00136 -0.00062 -0.00373 -0.00006 -0.00379 0 105 473 499 177 1,254 231 1,485
Mid 2022 - Mid 2032 4,915 -0.00004 -0.00040 -0.00083 -0.00103 -0.00037 -0.00267 -0.00002 -0.00269 0 111 475 498 195 1,278 230 1,508
Mid 2022 - Mid 2039 4,653 -0.00003 -0.00026 -0.00058 -0.00073 -0.00018 -0.00179 0.00003 -0.00176 0 115 464 487 204 1,269 225 1,495
Employment
Total (Excluding
Work at Home and
N.F.P.O.W.)
29,050
29,680
29,535
31,769
37,516
43,436
51,398
630
-145
2,234
5,747
11,667
19,629
126
-29
372
1,149
1,167
1,155
Source: Derived from Durham Region Growth Management Strategy (ongoing) and the Region of Durham Regional Transit Development Charge Background Study (2022), by Watson & Associates Economists Ltd., 2022.
Note: The 2031 Official Plan employment target of 71,800 is forecast to be achieved after 2039. An additional 4,900 jobs would be assumed for Northeast Pickering, in accordance with the Official Plan.
¹ Statistics Canada defines no fixed place of work (N.F.P.O.W.) employees as "persons who do not go from home to the same work place location at the beginning of each shift". Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc.
Watson & Associates Economists Ltd. PAGE A-14
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
13,880,400 5,502,600 3,546,500 22,929,500
16,481,900 6,501,000 4,144,500 27,127,400
19,101,000 7,493,000 4,859,300 31,453,300
22,556,100 8,813,400 5,885,300 37,254,800
Schedule 10b
The City of Pickering
Employment and Gross Floor Area (G.F.A.) Forecast, 2022 to 2039
Period Population
Employment Gross Floor Area in Square Feet (Estimated)¹
Primary Industrial
Commercial/
Population
Related
Institutional Total Industrial
Commercial/
Population
Related
Institutional Total
Mid 2006 87,838 75 12,743 11,988 4,245 29,050 14,016,800 4,795,000 2,865,400 21,677,200
Mid 2011 88,721 75 11,903 12,763 4,940 29,680 13,092,800 5,105,000 3,334,500 21,532,300
Mid 2016 91,771 140 11,843 12,668 4,885 29,535 13,026,800 5,067,000 3,297,400 21,391,200
Mid 2022 103,191 140 12,619 13,757 5,254 31,769
Mid 2027 128,475 140 14,984 16,253 6,140 37,516
Mid 2032 152,339 140 17,365 18,733 7,199 43,436
Mid 2039 182,297 140 20,506 22,034 8,719 51,398
Incremental Change
Mid 2006 - Mid 2011 883 0 -840 775 695 630
Mid 2011 - Mid 2016 3,050 65 -60 -95 -55 -145
Mid 2016 - Mid 2022 11,420 0 776 1,089 369 2,234 853,600 435,600 249,100 1,538,300
Mid 2022 - Mid 2027 25,284 0 2,365 2,496 886 5,747 2,601,500 998,400 598,000 4,197,900
Mid 2022 - Mid 2032 49,148 0 4,746 4,976 1,945 11,667 5,220,600 1,990,400 1,312,800 8,523,800
Mid 2022 - Mid 2039 79,106 0 7,887 8,277 3,465 19,629 8,675,700 3,310,800 2,338,800 14,325,300
Annual Average
Mid 2006 - Mid 2011 177 0 -168 155 139 126
Mid 2011 - Mid 2016 610 13 -12 -19 -11 -29
Mid 2016 - Mid 2022 1,903 0 129 182 62 372 142,267 72,600 41,517 256,383
Mid 2022 - Mid 2027 5,057 0 473 499 177 1,149 520,300 199,680 119,600 839,580
Mid 2022 - Mid 2032 4,915 0 475 498 195 1,167 522,060 199,040 131,280 852,380
Mid 2022 - Mid 2039 4,653 0 464 487 204 1,155 510,335 194,753 137,576 842,665
Source: Derived from Durham Region Growth Management Strategy (ongoing) and the Region of Durham Regional Transit Development Charge Background Study (2022), by Watson & Associates Economists Ltd., 2022.
1 Square Foot Per Employee Assumptions
Industrial 1,100
Commercial/ Population Related 400
Institutional 675
Note: Numbers may not add to totals due to rounding.
Watson & Associates Economists Ltd. PAGE A-15
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Schedule 10c
The City of Pickering
Estimate of the Anticipated Amount, Type and Location of
Non-Residential Development for Which Development Charges can be Imposed
Development Location Timing Industrial
G.F.A. S.F.1
Commercial
G.F.A. S.F.1
Institutional
G.F.A. S.F.1
Total Non-
Residential
G.F.A. S.F.
Employment
Increase2
Seaton
2022 - 2027 2,004,200 900,000 382,700 3,286,900 4,639
2022 - 2032 3,883,000 1,743,600 762,700 6,389,300 9,019
2022 - 2039 6,262,300 2,812,000 1,283,800 10,358,100 14,625
Rest of Pickering
2022 - 2027 597,300 98,400 215,300 911,000 1,108
2022 - 2032 1,337,600 246,800 550,100 2,134,500 2,648
2022 - 2039 2,413,400 498,800 1,055,000 3,967,200 5,004
City of Pickering
2022 - 2027 2,601,500 998,400 598,000 4,197,900 5,747
2022 - 2032 5,220,600 1,990,400 1,312,800 8,523,800 11,667
2022 - 2039 8,675,700 3,310,800 2,338,800 14,325,300 19,629
Source: Derived from Durham Region Growth Management Strategy (ongoing) and the Region of Durham Regional Transit Development Charge Background Study
(2022), by Watson & Associates Economists Ltd., 2022.
1 Square feet per employee assumptions:
Industrial 1,100
Commercial 400
Institutional 675
2 Employment Increase does not include No Fixed Place of Work.
*Reflects Mid 2022 to Mid 2039 forecast period
Watson & Associates Economists Ltd. PAGE A-16
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Schedule 11
The City of Pickering
Non-Residential Construction Value
Years 2007 to 2016
(000’s 2018 $)
Subtotal
Percent of Total
Average
2007 - 2011
Period Total
2007 - 2011 Average
% Breakdown
2012 - 2016
Period Total
2012 - 2016 Average
% Breakdown
2007 - 2016
Period Total
2007 - 2016 Average
% Breakdown
YEAR Industrial
New Improve
2007 10,760 2,663
2008 42,442 1,233
2009 36,439 766
2010 9,751 186
2012 17,165 4,314
2013 144,192 1,713
2014 118 3,446
2015 12,675 361
2016 629 175
274,481
92%
27,448
16,757
6%
1,676
Additions T otal
0 13,423
0 43,676
3,805 41,010
0 9,937
1,793 23,272
631 146,536
0 3,563
0 13,036
0 803
6,665
2%
1,666
297,903
100%
29,790
110,692
22,138
41.4%
187,211
37,442
51.3%
297,903
29,790
47.1%
New Improve
5,603 5,979
24,674 8,900
4,034 8,703
29,550 10,849
1,313 13,242
13,119 13,514
8,782 7,095
1,351 6,681
2,487 15,796
99,675
40%
9,967
99,778
40%
9,978
Commercial
Additions Total
0 11,583
3,192 36,766
0 12,737
5,041 45,440
2,502 17,058
11,820 38,454
4,429 20,307
0 8,032
5,354 23,637
51,910
21%
7,416
251,362
100%
25,136
143,875
28,775
53.8%
107,487
21,497
29.5%
251,362
25,136
39.8%
New Improve
0 1,234
1,313 2,376
0 627
0 229
33,681 1,179
0 1,600
23,994 372
0 813
90 1,477
59,350
72%
11,870
10,614
13%
1,061
Institutional
Additions Total
2,528 3,762
1,955 5,644
0 627
1,462 1,690
4,819 39,679
0 1,600
2,064 26,430
0 813
0 1,567
12,828
15%
2,566
82,792
100%
8,279
12,704
2,541
4.8%
70,088
14,018
19.2%
82,792
8,279
13.1%
New Improve
16,364 9,877
68,430 12,509
40,473 10,097
39,300 11,264
52,159 18,735
157,312 16,827
32,894 10,912
14,026 7,854
3,205 17,449
433,506
69%
43,351
127,150
20%
12,715
Total
Additions Total
2,528 28,768
5,147 86,086
3,805 54,374
6,503 57,067
9,114 80,009
12,451 186,590
6,493 50,300
0 21,881
5,354 26,008
71,402
11%
7,934
632,058
100%
63,206
267,271
53,454
100.0%
364,787
72,957
100.0%
632,058
63,206
100.0%
Source: Statistics Canada Publication, 64-001-XIB
Note: Inflated to year-end 2017 (January, 2018) dollars using Reed Construction Cost Index
Watson & Associates Economists Ltd. PAGE A-17
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
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Schedule 12
The City of Pickering
Employment to Population Ratio by Major Employment Sector, 2006 to 2016
NAICS Year Change Comments 2006 2011 2016 06-11 11-16
Employment by industry
Categories which relate to local
land-based resources 11
21
Primary Industry Employment
Agriculture, forestry, fishing and hunting
Mining and oil and gas extraction
80
25
155
0
80
85
75
-25
-75
85
Sub-total 105 155 165 50 10
22
23
31-33
41
48-49
56
Industrial and Other Employment
Utilities
Construction
Manufacturing
Wholesale trade
Transportation and warehousing
Administrative and support
5,355
1,275
3,055
1,900
1,170
645
5,575
1,395
2,410
1,790
1,050
533
4,360
1,680
3,100
1,470
1,350
640
220
120
-645
-110
-120
-113
-1,215
285
690
-320
300
108
Categories which relate
primarily to industrial land supply
and demand
Sub-total 13,400 12,753 12,600 -648 -153
44-45
51
52
53
54
55
56
71
72
81
Population Related Employment
Retail trade
Information and cultural industries
Finance and insurance
Real estate and rental and leasing
Professional, scientific and technical services
Management of companies and enterprises
Administrative and support
Arts, entertainment and recreation
Accommodation and food services
Other services (except public administration)
5,205
405
940
965
2,035
60
645
590
1,730
1,360
4,865
765
1,055
650
2,355
30
533
830
1,925
1,490
4,805
780
1,105
695
2,440
75
640
655
2,040
1,560
-340
360
115
-315
320
-30
-113
240
195
130
-60
15
50
45
85
45
108
-175
115
70
Categories which relate
primarily to population growth
within the municipality
Sub-total 13,935 14,498 14,795 563 298
61
62
91
Institutional
Educational services
Health care and social assistance
Public administration
1,815
1,945
865
2,025
2,295
950
1,970
2,360
870
210
350
85
-55
65
-80
Sub-total 4,625 5,270 5,200 645 -70
Total Employment 32,065 32,675 32,760 610 85
Population 87,838 88,721 91,771 883 3,050
Employment to Population Ratio
Industrial and Other Employment
Population Related Employment
Institutional Employment
Primary Industry Employment
0.15
0.16
0.05
0.00
0.14
0.16
0.06
0.00
0.14
0.16
0.06
0.00
-0.01
0.00
0.01
0.00
-0.01
0.00
0.00
0.00
Total 0.37 0.37 0.36 0.00 0.01
Source: Statistics Canada Employment by Place of Work
Note: 2006-2016 employment figures are classified by North American Industry Classification System (NAICS) Code
Watson & Associates Economists Ltd. PAGE A-18
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Appendix B
Historical Level of Service
Calculations
Watson & Associates Economists Ltd. PAGE B-1
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-1
Service Standard Calculation Sheet
Fire Protection Services -Facilities
sq.ft. of building area
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Station # 5 - 1616 Bayly Street 13,360 13,360 13,360 13,360 13,360 13,360 13,360 13,360 13,360 13,360 $413 $593
Station # 2 - 553 Kingston Road 7,955 7,955 7,955 7,955 7,955 7,955 7,955 7,955 7,955 7,955 $413 $593
Station #4 - 4941 Old Brock (Claremount) 5,274 5,274 5,274 5,274 5,274 5,274 5,274 5,274 5,274 5,274 $413 $593
Station #6 - 1115 Finch Ave. 9,130 9,130 9,130 9,130 9,130 9,130 9,130 9,130 9,130 9,130 $413 $593
Total 35,719 35,719 35,719 35,719 35,719 35,719 35,719 35,719 35,719 35,719
Population 89,885 90,250 91,042 91,316 91,771 92,334 92,834 93,334 93,834 94,334
Per Capita Standard 0.3974 0.3958 0.3923 0.3912 0.3892 0.3868 0.3848 0.3827 0.3807 0.3786
10 Year Average 2012-2021
Quantity Standard 0.3880
Quality Standard $593
Service Standard $230
D.C. Amount (before deductions) 17 Year
Forecast Population 78,668
$ per Capita $230
Eligible Amount $18,097,573
Watson & Associates Economists Ltd. PAGE B-2
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-2
Service Standard Calculation Sheet
Fire Protection Services -Vehicles & Equipment
No. of vehicles
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Value
($/Vehicle)
Quint / 32m Aerial 1 1 1 1 1 1 1 1 1 1 $1,752,300
Quint / 17m Ladder 1 1 1 1 1 1 1 1 1 1 $1,148,200
Tanker 3 3 3 3 3 3 3 1 1 1 $831,600
Pumper 1 2 --------$1,200,000
Rescue 1 1 1 1 1 1 1 1 1 1 $1,565,400
Pumper/Rescue 4 3 5 5 5 5 5 6 6 6 $1,043,800
Car, SUV& Pick-up 15 15 15 15 13 13 13 13 13 13 $52,200
Grass Fire Truck 1 1 --------$456,600
Support Vehicle 1 1 1 1 1 1 1 1 1 1 $652,200
Platoon Chief SUV 2 2 2 2 2 2 2 2 2 2 $104,000
Antique 2 2 2 2 2 2 2 2 2 2 $130,500
Trailer 1 1 2 2 2 1 1 1 1 -$13,000
Total 33 33 33 33 31 30 30 29 29 28
Population 89,039 89,373 90,142 90,505 90,995 92,196 93,401 96,046 97,318 98,325
Per Capita Standard 0.0004 0.0004 0.0004 0.0004 0.0003 0.0003 0.0003 0.0003 0.0003 0.0003
10 Year Average 2012-2021
Quantity Standard 0.0003
Quality Standard $504,000
Service Standard $151
D.C. Amount (before deductions) 17 Year
Forecast Population 78,668
$ per Capita $151
Eligible Amount $11,894,602
Watson & Associates Economists Ltd. PAGE B-3
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-3
Service Standard Calculation Sheet
Fire Protection Services -Small Equipment and Gear
No. of equipment and gear
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Value
($/item)
Self Contained Breathing Apparatus 88 88 88 88 88 88 71 71 71 71 $8,440
SCBA Cylinders 150 150 150 150 150 150 150 162 162 162 $1,470
SCBA Mask 88 88 88 88 88 88 107 107 107 107 $420
Turnout Bunker Kit(Includes hood, gloves) 176 176 176 176 176 176 185 189 193 203 $2,650
Fire Helmet 108 108 108 108 108 108 108 108 136 145 $380
Station Wear Ensemble 98 98 98 98 98 98 100 102 105 110 $850
Uniform Ensemble 98 98 98 98 98 98 100 102 105 110 $970
Voice Amplifier 102 102 102 102 102 102 102 102 102 102 $680
SCBA Regulator 110 110 110 110 110 110 110 110 110 110 $1,890
SCOTT Sight TIC 35 35 35 35 $3,430
Portable Radio 65 65 65 65 65 65 70 70 70 70 $4,480
Firefighting Boots 95 95 95 95 95 95 97 99 102 107 $570
Total 1,178 1,178 1,178 1,178 1,178 1,178 1,235 1,257 1,298 1,332
Population 89,039 89,373 90,142 90,505 90,995 92,196 93,401 96,046 97,318 98,325
Per Capita Standard 0.0132 0.0132 0.0131 0.0130 0.0129 0.0128 0.0132 0.0131 0.0133 0.0135
10 Year Average 2012-2021
Quantity Standard 0.0131
Quality Standard $1,930
Service Standard $25
D.C. Amount (before deductions) 17 Year
Forecast Population 78,668
$ per Capita $25
Eligible Amount $1,988,727
Watson & Associates Economists Ltd. PAGE B-4
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-4
Service Standard Calculation Sheet
By-law Enforcement Services -Facilities
sq.ft. of building area
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Animal Services (Lease) 2,240 2,240 2,240 2,240 2,240 2,240 2,240 2,240 2,240 2,240 $792 $1,030
By-Law 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 $343 $512
Total 3,740 3,740 3,740 3,740 3,740 3,740 3,740 3,740 3,740 3,740
Population 89,885 90,250 91,042 91,316 91,771 92,334 92,834 93,334 93,834 94,334
Per Capita Standard 0.0416 0.0414 0.0411 0.0410 0.0408 0.0405 0.0403 0.0401 0.0399 0.0396
10 Year Average 2012-2021
Quantity Standard 0.0406
Quality Standard $823
Service Standard $33
D.C. Amount (before deductions) 17 Year
Forecast Population 78,668
$ per Capita $33
Eligible Amount $2,627,511
Watson & Associates Economists Ltd. PAGE B-5
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-5
Service Standard Calculation Sheet
By-law Enforcement Services -Vehicles & Equipment
No. of vehicles
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Value
($/Vehicle)
Truck (By-law) 1 1 1 1 2 2 2 2 2 2 $36,400
SUV (By -law) 1 1 1 3 3 3 3 3 3 3 $29,600
Car (By-law) 3 3 3 3 2 2 2 2 2 2 $25,400
Van (Animal Services) 1.6 1.6 1.6 1.6 1.6 1.6 1.6 1.6 1.6 1.6 $44,800
Total 6.6 6.6 6.6 8.6 8.6 8.6 8.6 8.6 8.6 8.6
Population 89,039 89,373 90,142 90,505 90,995 92,196 93,401 96,046 97,318 98,325
Per Capita Standard 0.0001 0.0001 0.0001 0.0001 0.0001 0.0001 0.0001 0.0001 0.0001 0.0001
10 Year Average 2012-2021
Quantity Standard 0.0001
Quality Standard $28,200
Service Standard $3
D.C. Amount (before deductions) 17 Year
Forecast Population 78,668
$ per Capita $3
Eligible Amount $221,844
Watson & Associates Economists Ltd. PAGE B-6
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-6
Service Standard Calculation Sheet
Transportation Services -Roads
km of roadways
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Value
($/km)
Asphalt - Collector - 3 Lane 40 43 41 41 41 41 43 43 46 46 $5,033,900
Asphalt - Arterial C - 4 Lane 13 13 13 13 13 13 13 13 13 13 $6,970,000
Gravel - Rural - 2 Lane 107 107 105 101 101 106 94 94 100 100 $1,043,800
Total 159 162 158 155 155 159 150 150 159 159
Population 89,039 89,373 90,142 90,505 90,995 92,196 93,401 96,046 97,318 98,325
Per Capita Standard 0.0018 0.0018 0.0018 0.0017 0.0017 0.0017 0.0016 0.0016 0.0016 0.0016
10 Year Average 2012-2021
Quantity Standard 0.0017
Quality Standard $2,586,235
Service Standard $4,397
D.C. Amount (before deductions)
17 Year
(Outside
Seaton)
Forecast Population 25,276
$ per Capita $4,397
Eligible Amount $111,128,462
Watson & Associates Economists Ltd. PAGE B-7
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-7
Service Standard Calculation Sheet
Transportation Services -Bridges, Culverts & Structures
Number of Bridges, Culverts & Structures
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Value
($/item)
Bridge (over3m) 31 31 31 31 29 29 29 29 29 29 $1,500,000
Culvert (over3m) 27 27 26 26 24 24 24 24 27 30 $750,000
Pedestrian Bridge (over3m) 9 9 9 9 9 9 9 9 9 9 $600,000
Pedestrian Culvert (over3m) 1 1 1 1 $300,000
Total 67 67 66 66 62 62 63 63 66 69
Population 89,039 89,373 90,142 90,505 90,995 92,196 93,401 96,046 97,318 98,325
Per Capita Standard 0.0008 0.0007 0.0007 0.0007 0.0007 0.0007 0.0007 0.0007 0.0007 0.0007
10 Year Average 2012-2021
Quantity Standard 0.0007
Quality Standard $1,074,429
Service Standard $752
D.C. Amount (before deductions)
17 Year
(Outside
Seaton)
Forecast Population 25,276
$ per Capita $752
Eligible Amount $19,010,080
Watson & Associates Economists Ltd. PAGE B-8
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-8
Service Standard Calculation Sheet
Transportation Services – Sidewalks and Active Transportation
Linear metres of Sidewalks, and Active Transportation
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Value
($/m)
Sidewalk - Concrete 290,670 290,670 290,670 290,670 290,670 290,670 290,670 295,304 300,433 306,563 $300
Sidewalk - Concrete (Block) 3,731 3,731 3,731 3,788 3,856 3,856 4,070 4,166 4,166 4,166 $350
Sidewalk - Concrete Multi Use Path 648 648 648 1,020 1,020 1,151 1,151 1,151 1,151 1,151 $350
Sidewalk - Temporary Asphalt 4,637 4,637 4,637 4,637 4,637 4,637 4,637 4,637 4,637 4,637 $140
Sidewalk - Asphalt Multi Use Path 1,997 2,813 3,981 5,061 5,744 5,744 6,450 8,306 8,502 8,502 $260
Total 301,683 302,499 303,667 305,176 305,927 306,058 306,978 313,564 318,889 325,019
Population 89,039 89,373 90,142 90,505 90,995 92,196 93,401 96,046 97,318 98,325
Per Capita Standard 3.39 3.38 3.37 3.37 3.36 3.32 3.29 3.26 3.28 3.31
10 Year Average 2012-2021
Quantity Standard 3.3329
Quality Standard $298
Service Standard $992
D.C. Amount (before deductions)
17 Year
(Outside
Seaton)
Forecast Population 25,276
$ per Capita $992
Eligible Amount $25,076,320
Watson & Associates Economists Ltd. PAGE B-9
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-9
Service Standard Calculation Sheet
Transportation Services – Traffic Signals & Street Lights
No. of Traffic Signals
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Value
($/item)
Traffic Signals 10 12 12 13 14 14 14 16 16 16 $203,000
Intersection Pedestrian Signals (IPS) 11 11 11 11 11 11 11 11 11 11 $116,000
Total 21 23 23 24 25 25 25 27 27 27
Population 89,039 89,373 90,142 90,505 90,995 92,196 93,401 96,046 97,318 98,325
Per Capita Standard 0.0002 0.0003 0.0003 0.0003 0.0003 0.0003 0.0003 0.0003 0.0003 0.0003
10 Year Average 2012-2021
Quantity Standard 0.0003
Quality Standard $145,333
Service Standard $44
D.C. Amount (before deductions)
17 Year
(Outside
Seaton)
Forecast Population 25,276
$ per Capita $44
Eligible Amount $1,102,034
Watson & Associates Economists Ltd. PAGE B-10
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-10
Service Standard Calculation Sheet
Other Services Related to a Highway – Depots and Domes
ft² of building area
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Operations Centre1 (shared) 15,749 15,749 15,749 21,874 21,874 21,874 21,874 21,874 $227 $366
Roads Drive Shed 12,500 12,500 12,500 12,500 12,500 12,500 12,500 12,500 $57 $179
Roads Storage Shed 750 750 750 750 750 750 750 750 $37 $156
Roads Sign Storage 1,900 1,900 1,900 1,900 1,900 1,900 1,900 1,900 $41 $161
Salt Dome 7,850 7,850 7,850 7,850 7,850 7,850 7,850 7,850 $69 $192
Sand Dome 7,850 7,850 7,850 7,850 7,850 7,850 7,850 7,850 $60 $182
New Operations Centre 61,237 61,237 $316 $464
Total 46,599 46,599 46,599 52,724 52,724 52,724 52,724 52,724 61,237 61,237
1 The City leased 10,000 sq.ft. of the Operations Centre to Durham Transit until 2014.
Population 89,039 89,373 90,142 90,505 90,995 92,196 93,401 96,046 97,318 98,325
Per Capita Standard 0.5234 0.5214 0.5170 0.5826 0.5794 0.5719 0.5645 0.5489 0.6292 0.6228
10 Year Average 2012-2021
Quantity Standard 0.5661
Quality Standard $300
Service Standard $170
94,936
D.C. Amount (before deductions) 17 Year
Forecast Population 78,668
$ per Capita $170
Eligible Amount $13,343,666
Watson & Associates Economists Ltd. PAGE B-11
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-11
Service Standard Calculation Sheet
Other Services Related to a Highway -Vehicles & Equipment
No. of vehicles and equipment
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Value
($/Vehicle)
Vehicles
D.01-01 - Car 1 1 1 1 ------$33,000
D.01-02 - Sport Utility Vehicles (SUVs) 14 14 13 13 15 17 17 17 17 17 $45,000
D.01-04 - Truck - Pick-up 11 11 12 14 11 10 10 10 10 10 $42,900
D.01-05 - Truck - Mid-Size 8 10 11 11 10 10 10 10 10 10 $70,500
D.01-06 - Dump Truck / Snow Plow 14 14 14 14 17 16 16 16 16 18 $300,000
Equipment
C.01-01 - Excavators 3 2 2 2 2 2 2 2 2 2 $414,800
C.01-02 - Graders 3 4 3 2 2 2 2 2 2 2 $367,300
C.01-03 - Loaders 2 2 2 2 3 3 3 3 3 3 $270,000
C.01-04 - Backhoes 1 1 1 1 1 1 1 1 1 1 $145,500
C.01-05 - Street Sweepers 2 2 1 2 2 2 2 3 3 3 $394,300
C.02-02 - Trailers 4 4 4 4 3 3 3 3 3 3 $17,000
C.02-03 - Asphalt Equipment 6 5 5 5 6 6 6 6 6 6 $35,000
C.02-04 - Utility Tractors 2 2 2 2 2 2 2 2 2 3 $90,700
C.02-05 - Mowers 3 3 3 3 3 3 3 3 3 3 $34,000
Miscellaneous Equipment 15 17 20 102 102 104 104 104 104 104 $5,600
Total 89 92 94 178 179 181 181 182 182 185
Population 89,039 89,373 90,142 90,505 90,995 92,196 93,401 96,046 97,318 98,325
Per Capita Standard 0.0010 0.0010 0.0010 0.0020 0.0020 0.0020 0.0019 0.0019 0.0019 0.0019
10 Year Average 2012-2021
Quantity Standard 0.0017
Quality Standard $69,606
Service Standard $118
D.C. Amount (before deductions) 17 Year
Forecast Population 78,668
$ per Capita $118
Eligible Amount $9,308,784
Watson & Associates Economists Ltd. PAGE B-12
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-12
Service Standard Calculation Sheet
Parks and Recreation Services – Vehicles and Equipment
No of Items
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Value
($/Vehicle)
Vehicles
D.01-01 - Car 2 1 --------$33,000
D.01-02 - Sport Utility Vehicles (SUVs) 3 2 1 1 1 2 2 2 2 2 $45,000
D.01-03 - Van 3 5 6 7 6 6 6 6 6 6 $45,600
D.01-04 - Truck - Pick-up 12 11 11 13 11 11 11 11 11 11 $42,900
D.01-05 - Truck - Mid-Size 9 9 9 9 9 11 11 11 11 12 $90,000
D.01-07 - Garbage Packer 3 2 2 2 3 3 3 3 3 4 $260,000
Equipment
C.01-01 - Excavators 1 1 1 1 1 1 1 1 1 1 $59,600
C.01-03 - Loaders 1 1 1 1 1 1 1 1 1 1 $210,100
C.01-04 - Backhoes 1 1 2 2 2 2 2 2 2 2 $145,500
C.01-06 - Multi-Purpose Tractors 7 7 7 10 10 8 8 8 8 8 $143,700
C.01-07 - Outfront Mowers 5 5 6 6 5 5 5 5 5 5 $115,000
C.01-08 - Ice Resurfacers 5 6 5 5 5 5 5 5 5 5 $98,000
C.02-01 - Enclosed Trailer 2 4 5 6 7 7 7 7 7 7 $11,900
C.02-02 - Trailers 3 3 4 5 5 5 5 5 5 5 $9,400
C.02-04 - Utility Tractors 6 6 6 8 9 10 10 10 10 10 $43,800
C.02-05 - Mowers 22 26 30 34 33 33 33 33 33 34 $12,400
C.03-01 - Plows 3 4 4 4 3 2 2 2 2 5 $11,000
Miscellaneous Equipment 45 54 60 65 68 74 74 74 74 74 $18,600
Total 133 148 160 179 179 186 186 186 186 192
Population 89,039 89,373 90,142 90,505 90,995 92,196 93,401 96,046 97,318 98,325
Per Capita Standard 0.0015 0.0017 0.0018 0.0020 0.0020 0.0020 0.0020 0.0019 0.0019 0.0020
10 Year Average 2012-2021
Quantity Standard 0.0019
Quality Standard $41,968
Service Standard $80
D.C. Amount (before deductions) 17 Year
Forecast Population 78,668
$ per Capita $80
Eligible Amount $6,272,986
Watson & Associates Economists Ltd. PAGE B-13
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-13
Service Standard Calculation Sheet
Parks and Recreation Services – Parkland Development
Acres of Parkland
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Value
($/Acre)
Village Green 0.6 0.6 0.6 1.4 1.4 1.4 1.4 1.4 1.4 $665,000
Neighbourhood Active 152 157 157 157 157 157 157 157 157 157 $410,000
Community Active 174 174 174 174 174 174 174 174 174 174 $410,000
District Active 13 13 13 13 13 13 13 13 13 13 $410,000
Passive Parkland 476 477 477 478 478 478 478 478 478 478 $73,300
Total 815 822 822 823 823 823 823 823 823 823
Population 89,039 89,373 90,142 90,505 90,995 92,196 93,401 96,046 97,318 98,325
Per Capita Standard 0.0092 0.0092 0.0091 0.0091 0.0090 0.0089 0.0088 0.0086 0.0085 0.0084
10 Year Average 2012-2021
Quantity Standard 0.0089
Quality Standard $214,109
Service Standard $1,906
D.C. Amount (before deductions) 10 Year
Forecast Population 48,902
$ per Capita $1,906
Eligible Amount $93,186,184
Watson & Associates Economists Ltd. PAGE B-14
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-14
Service Standard Calculation Sheet
Parks and Recreation Services -Parkland Trails
Linear Metres of Paths and Trails
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
2022 Value
($/ Linear
Metre)
Duffins Creek Trail: Ajax to Finch Ave. 630 630 630 630 630 630 630 630 630 630 $120
Alex Robertson Park walk 1,291 1,291 1,291 1,291 1,291 1,291 1,291 1,291 1,291 1,291 $120
Diana, Princess of Wales Park walk 2,074 2,074 2,074 2,074 2,074 2,074 2,074 2,074 2,074 2,074 $120
Progress Frenchman's Bay East Park 330 330 330 330 330 330 330 330 330 330 $120
Pine Creek Trail walkway - Kitley Ave. to Storrington St. 112 112 112 112 112 112 112 112 112 112 $120
Pine Creek Trail walkway - Storrington Bridge 30 30 30 30 30 30 30 30 30 30 $6,520
Waterfront Trail system:
Peak Trail: Frisco Road to Beachfront Park 3,720 3,720 3,720 3,720 3,720 3,720 3,720 3,720 3,720 3,720 $170
Peak Trail: Beachfront Park boardwalk 566 566 566 566 566 566 566 566 566 566 $1,750
Peak Trail: Annland St., Liverpool to Front St. 190 190 190 190 190 190 190 190 190 190 $170
Monarch Trail along Bayly St.: St. Martin's Dr. to West Shore CC 673 673 673 673 673 673 673 673 673 673 $170
Monarch Trail: West Shore CC to Vistula Dr. (less bridge) 232 232 232 232 232 232 232 232 232 232 $170
Monarch Trail: Amberlea Bridge 36 36 36 36 36 36 36 36 36 36 $8,180
Monarch Trail: Elvira Court to Breezy Drive (Bruce Hanscombe Pa 486 486 486 486 486 486 486 486 486 486 $170
Monarch Trail: Sunrise Ave. to Beachpoint Promenade 314 314 314 314 314 314 314 314 314 314 $170
First Nations Trail: Marksbury to Rodd Ave. (less bridge) 324 324 324 324 324 324 324 324 324 324 $170
First Nations Trail: Petticoat Creek Bridge 172 172 172 172 172 172 172 172 172 172 $8,180
First Nations Trail: Rodd Ave. to Rouge River (less bridge) 642 642 642 642 642 642 642 642 642 642 $170
First Nations Trail: Western Gateway Bridge 41 41 41 41 41 41 41 41 41 41 $8,180
Duffins Creek Trail system:
Duffins Creek Trail: Finch Ave. east of Brock Road 375 375 375 375 375 375 375 375 375 375 $170
Duffins Creek Trail: Brockridge Park to Liverpool Road 2,189 2,189 2,189 2,189 2,189 2,189 2,189 2,189 2,189 2,189 $170
Watson & Associates Economists Ltd. PAGE B-15
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-14 (Cont’d)
Service Standard Calculation Sheet
Parks and Recreation Services -Parkland Trails
Linear Metres of Paths and Trails
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
2022 Value
($/ Linear
Metre)
Multi-use paths:
Pickering Parkway: Village East Park to Liverpool Road 1,357 1,357 1,357 1,357 1,357 $170
Brock Road: Pickering Parkway to Finch Ave. 205 205 205 705 705 705 705 705 705 705 $170
Brock Road: Brockridge Park to Third Concession Road 1,763 1,763 1,763 1,763 1,763 1,763 1,763 1,763 1,763 1,763 $170
Brock Road: Third Concession Road to north of Zents Drive (w. side) 1,515 1,515 1,515 1,515 1,515 $170
Brock Road: Third Concession Road to north of Zents Drive (e. side) 1,515 1,515 1,515 1,515 1,515 $170
Dersan Street: Brock Road to Tillings Road 388 388 388 388 388 388 388 388 388 388 $170
Tillings Road: Dersan Street to Zents Drive 536 536 536 536 536 536 536 536 $170
Zents Drive: Brock Road to Tillings Road 391 391 391 391 391 391 391 391 391 $170
William Jackson Drive: Brock Road to Earl Grey Drive 500 500 500 500 997 997 997 997 997 $170
Altona Road: Kingston Road to Strouds Lane 1,543 1,543 1,543 1,543 1,543 1,543 1,543 1,543 1,543 1,543 $170
Total 18,326 19,217 19,753 20,253 20,253 25,137 25,137 25,137 25,137 25,137
Population 89,039 89,373 90,142 90,505 90,995 92,196 93,401 96,046 97,318 98,325
Per Capita Standard 0.2058 0.2150 0.2191 0.2238 0.2226 0.2726 0.2691 0.2617 0.2583 0.2557
10 Year Average 2012-2021
Quantity Standard 0.2404
Quality Standard $298
Service Standard $72
D.C. Amount (before deductions) 17 Year
Forecast Population 78,668
$ per Capita $72
Eligible Amount $5,641,282
Watson & Associates Economists Ltd. PAGE B-16
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-15
Service Standard Calculation Sheet
Parks and Recreation Services -Facilities
ft² of building area
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Community Centres 132,766 132,766 132,766 130,716 131,616 131,616 131,616 131,616 131,616 131,616 $738 $929
Seniors Recreation Centres 10,850 10,850 10,850 10,850 10,850 10,850 10,850 10,850 10,850 10,850 $738 $929
Indoor Pools 35,650 35,650 35,650 35,650 35,650 35,650 35,650 35,650 35,650 35,650 $337 $487
Arenas 167,593 167,593 167,593 167,593 167,593 167,593 167,593 167,593 167,593 167,593 $337 $487
Fitness Facilities/Racquet Sports 61,909 61,909 61,909 61,909 61,909 61,909 61,909 61,909 61,909 61,909 $337 $487
Indoor Soccer Centre --105,293 105,293 105,293 105,293 105,293 105,293 105,293 105,293 $81 $205
Parks Drive Shed 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 $49 $170
Parks Storage Shed 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 $30 $149
935 Dillingham Rd. (Rental Storage Space) 4,400 4,400 4,400 4,400 4,400 $227 $366
Operations Centre1 (shared) 9,966 9,966 9,966 13,841 13,841 13,841 13,841 13,841 $227 $366
New Operations Centre 33,699 33,699 $316 $464
Total 427,604 427,604 532,897 534,722 535,622 531,222 531,222 531,222 551,080 551,080
1 The City leased 10,000 sq.ft. of the Operations Centre to Durham Transit until 2014.
Population 89,039 89,373 90,142 90,505 90,995 92,196 93,401 96,046 97,318 98,325
Per Capita Standard 4.8024 4.7845 5.9117 5.9082 5.8863 5.7619 5.6875 5.5309 5.6627 5.6047
10 Year Average 2012-2021
Quantity Standard 5.5541
Quality Standard $558
Service Standard $3,099
D.C. Amount (before deductions) 17 Year
Forecast Population 78,668
$ per Capita $3,099
Eligible Amount $243,753,585
Watson & Associates Economists Ltd. PAGE B-17
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-16
Service Standard Calculation Sheet
Library Services -Facilities
ft² of building area
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021
2022
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Central Library 34,165 34,165 34,165 34,165 34,165 34,165 34,165 34,165 34,165 34,165 $771 $1,047
Claremont Branch 1,666 1,666 1,666 1,666 1,666 1,666 1,666 1,666 1,666 1,666 $771 $1,047
Greenwood Branch 4,900 4,900 4,900 4,900 ------$771 $1,047
Greenwood Branch Storage Facility 4,900 4,900 4,900 4,900 4,900 4,900 $225 $387
Whitevale Branch 900 ---------$771 $1,047
George Ashe Branch (Formerly Petticoat Creek) 9,369 9,369 9,369 9,369 9,369 9,369 10,309 10,309 10,309 10,309 $771 $1,047
Total 51,000 50,100 50,100 50,100 50,100 50,100 51,040 51,040 51,040 51,040
Population 89,039 89,373 90,142 90,505 90,995 92,196 93,401 96,046 97,318 98,325
Per Capita Standard 0.5728 0.5606 0.5558 0.5536 0.5506 0.5434 0.5465 0.5314 0.5245 0.5191
10 Year Average 2012-2021
Quantity Standard 0.5458
Quality Standard $1,009
Service Standard $551
D.C. Amount (before deductions) 17 Year
Forecast Population 78,668
$ per Capita $551
Eligible Amount $43,342,921
Watson & Associates Economists Ltd. PAGE B-18
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-17
Service Standard Calculation Sheet
Library Services – Collection Materials
No of Items
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Value
($/item)
Books 183,883 198,883 229,907 192,347 166,535 158,517 153,034 150,830 127,584 147,338 $24
Non-books 46,230 52,230 41,903 52,785 51,088 47,839 46,594 46,610 40,408 32,612 $34
Magazine Titles 430 429 218 203 203 183 209 218 142 127 $126
Electronic Collections 46,070 60,729 91,485 102,450 132,063 218,513 162,107 166,173 129,493 135,138 $58
Electronic Products 29 29 28 27 18 23 16 18 17 19 $8,424
Total 276,642 312,300 363,541 347,812 349,907 425,075 361,960 363,849 297,644 315,234
Population 89,039 89,373 90,142 90,505 90,995 92,196 93,401 96,046 97,318 98,325
Per Capita Standard 3.1070 3.4943 4.0330 3.8430 3.8453 4.6106 3.8753 3.7883 3.0585 3.2060
10 Year Average 2012-2021
Quantity Standard 3.6861
Quality Standard $38
Service Standard $141
D.C. Amount (before deductions) 17 Year
Forecast Population 78,668
$ per Capita $141
Eligible Amount $11,098,481
Watson & Associates Economists Ltd. PAGE B-19
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table B-18
Service Standard Calculation Sheet
Library Services – Vehicles
No of Vehicles
Description 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 Value
($/item)
Vans 1 1 1 1 1 1 1 1 1 1 $32,100
Total 1 1 1 1 1 1 1 1 1 1
Population 89,039 89,373 90,142 90,505 90,995 92,196 93,401 96,046 97,318 98,325
Per Capita Standard (per 1,000) 0.0112 0.0112 0.0111 0.0110 0.0110 0.0108 0.0107 0.0104 0.0103 0.0102
10 Year Average 2012-2021
Quantity Standard (per 1,000) 0.0108
Quality Standard $32
Service Standard $0
D.C. Amount (before deductions) 17 Year
Forecast Population 78,668
$ per Capita $0
Eligible Amount $27,534
Watson & Associates Economists Ltd. PAGE B-20
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Appendix C
D.C.Cash Flow Calculations
Watson & Associates Economists Ltd. PAGE C-1
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-1
Cash Flow Calculation
Fire Protection Services
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $341.48 1% / 3%
Year
2022
D.C. Reserve
Fund
Opening
Balance
(6,722,455)
Nominal
Project Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt
Payments for
New Debt
Population
Growth
2,573
Per Capita per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
878,633
Proceeds
from
Issuance of
New Debt
7,004,656
Annual
Surplus/
(Deficit)
(8,208,772)
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
(8,432,741) 8,922,425 8,922,425 447,181 341.48 (223,968)
2023 (8,432,741) 2,958,649 3,047,409 455,443 5,146 351.73 1,809,983 461,193 (9,664,416) (271,457) (9,935,874)
2024 (9,935,874) 2,262,009 2,399,766 486,477 5,146 362.28 1,864,283 2,397,295 (8,560,539) (277,446) (8,837,985)
2025 (8,837,985) 2,329 2,545 658,015 5,146 373.15 1,920,211 - (7,578,334) (246,245) (7,824,579)
2026 (7,824,579) 4,742,003 5,337,166 658,234 5,146 384.34 1,977,818 5,334,544 (6,507,617) (214,983) (6,722,600)
2027 (6,722,600) 2,329 2,700 1,092,148 4,943 395.87 1,956,711 - (5,860,738) (188,750) (6,049,488)
2028 (6,049,488) 2,329 2,781 1,092,180 4,740 407.75 1,932,558 - (5,211,890) (168,921) (5,380,811)
2029 (5,380,811) 2,329 2,865 1,092,549 4,740 419.98 1,990,535 - (4,485,690) (147,998) (4,633,688)
2030 (4,633,688) 2,329 2,951 1,092,448 4,740 432.58 2,050,251 - (3,678,836) (124,688) (3,803,524)
2031 (3,803,524) 2,329 3,039 1,092,642 4,740 445.56 2,111,759 - (2,787,446) (98,865) (2,886,310)
2032 (2,886,310) 2,329 3,131 1,092,317 4,518 458.92 2,073,230 - (1,908,527) (71,923) (1,980,450)
2033 (1,980,450) 2,329 3,224 1,092,239 4,296 472.69 2,030,490 - (1,045,423) (45,388) (1,090,811)
2034 (1,090,811) 2,329 3,321 1,092,372 4,296 486.87 2,091,405 - (95,099) (17,789) (112,888)
2035 (112,888) 2,329 3,421 1,091,896 4,296 501.48 2,154,147 - 945,942 4,165 950,107
2036 950,107 2,329 3,523 1,091,762 4,296 516.52 2,218,771 - 2,073,593 15,119 2,088,712
2037 2,088,712 2,329 3,629 1,091,937 4,175 532.02 2,221,165 - 3,214,311 26,515 3,240,826
2038 3,240,826 2,329 3,738 1,091,608 4,054 547.98 2,221,706 - 4,367,186 38,040 4,405,226
2039 4,405,226 2,329 3,850 5,567,471 2,027 564.42 1,144,179 - (21,917) 21,917 (0)
Total 18,917,699 19,751,486 - 21,378,917 79,015 34,647,835 15,197,687 (1,992,664)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE D-2
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-2
Cash Flow Calculation
Fire Protection Services
Non-Residential Seaton Prestige Employment Land per net ha
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $19,402.04 1% / 3%
Year
2022
D.C. Reserve
Fund Opening
Balance
(743,172)
Nominal Project
Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt Payments
for New Debt Net Hectares
5
per net ha per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
94,610
Proceeds from
Issuance of New
Debt
774,370
Annual Surplus/
(Deficit)
(910,009)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
(934,807) 986,381 986,381 49,436 19,402.044 (24,798)
2023 (934,807) 327,081 336,893 50,350 10 19,984.105 194,896 50,985 (1,076,168) (30,165) (1,106,333)
2024 (1,106,333) 250,067 265,296 53,780 10 20,583.628 200,743 265,023 (959,643) (30,990) (990,632)
2025 (990,632) 258 281 72,744 10 21,201.137 206,766 - (856,892) (27,713) (884,605)
2026 (884,605) 524,232 590,027 72,768 10 21,837.171 212,969 589,738 (744,694) (24,439) (769,134)
2027 (769,134) 258 299 120,738 9 22,492.286 213,234 - (676,936) (21,691) (698,627)
2028 (698,627) 258 307 120,741 9 23,167.055 213,324 - (606,352) (19,575) (625,926)
2029 (625,926) 258 317 120,782 9 23,862.067 219,724 - (527,301) (17,298) (544,600)
2030 (544,600) 258 326 120,771 9 24,577.929 226,316 - (439,382) (14,760) (454,141)
2031 (454,141) 258 336 120,792 9 25,315.266 233,105 - (342,165) (11,945) (354,109)
2032 (354,109) 258 346 120,756 9 26,074.724 232,890 - (242,322) (8,946) (251,268)
2033 (251,268) 258 356 120,748 9 26,856.966 232,452 - (139,921) (5,868) (145,789)
2034 (145,789) 258 367 120,762 9 27,662.675 239,425 - (27,493) (2,599) (30,092)
2035 (30,092) 258 378 120,710 9 28,492.555 246,608 - 95,427 327 95,754
2036 95,754 258 390 120,695 9 29,347.332 254,006 - 228,676 1,622 230,298
2037 230,298 258 401 120,714 8 30,227.752 249,092 - 358,274 2,943 361,217
2038 361,217 258 413 120,678 8 31,134.585 243,654 - 483,779 4,225 488,004
2039
Total
488,004 258
2,091,365
426
2,183,541 -
615,488
2,363,455
4
154
32,068.622 125,482
3,839,294
-
1,680,115
(2,428) 2,428
(229,242)
0
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-3
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-3
Cash Flow Calculation
Fire Protection Services
Non-Residential per ft²
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $0.56 1% / 3%
Year
2022
D.C. Reserve
Fund Opening
Balance
(937,442)
Nominal Project
Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt Payments
for New Debt
Sq. Ft. of
Gross Floor
Area
178,803
per sq.ft. per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
99,890
Proceeds from
Issuance of New
Debt
976,794
Annual Surplus/
(Deficit)
(1,167,342)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
(1,198,913) 1,244,226 1,244,226 62,359 0.559 (31,572)
2023 (1,198,913) 412,582 424,959 63,511 357,605 0.575 205,774 64,313 (1,417,296) (39,243) (1,456,539)
2024 (1,456,539) 315,436 334,646 67,839 357,605 0.593 211,948 334,301 (1,312,775) (41,540) (1,354,315)
2025 (1,354,315) 325 355 91,760 357,605 0.610 218,306 - (1,228,124) (38,737) (1,266,860)
2026 (1,266,860) 661,269 744,264 91,790 357,605 0.629 224,855 743,898 (1,134,161) (36,015) (1,170,176)
2027 (1,170,176) 325 377 152,299 383,932 0.648 248,651 - (1,074,201) (33,666) (1,107,866)
2028 (1,107,866) 325 388 152,304 410,260 0.667 273,673 - (986,885) (31,421) (1,018,306)
2029 (1,018,306) 325 400 152,355 410,260 0.687 281,883 - (889,178) (28,612) (917,790)
2030 (917,790) 325 411 152,341 410,260 0.708 290,340 - (780,203) (25,470) (805,673)
2031 (805,673) 325 424 152,368 410,260 0.729 299,050 - (659,415) (21,976) (681,391)
2032 (681,391) 325 437 152,323 423,297 0.751 317,810 - (516,341) (17,966) (534,306)
2033 (534,306) 325 450 152,312 436,335 0.773 337,427 - (349,641) (13,259) (362,901)
2034 (362,901) 325 463 152,330 436,335 0.797 347,549 - (168,145) (7,966) (176,110)
2035 (176,110) 325 477 152,264 436,335 0.820 357,976 - 29,124 (2,205) 26,920
2036 26,920 325 491 152,245 436,335 0.845 368,715 - 242,898 1,349 244,247
2037 244,247 325 506 152,270 395,668 0.870 344,381 - 435,852 3,400 439,252
2038 439,252 325 521 152,224 355,000 0.896 318,254 - 604,761 5,220 609,981
2039
Total
609,981 325
2,638,060
537
2,754,331 -
776,380
2,981,275
177,500
6,731,000
0.923 163,901
4,910,383
-
2,119,307
(3,035) 3,035
(356,643)
(0)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-4
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-4
Cash Flow Calculation
By-law Enforcement Services
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $29.92 1% / 3%
Year
2022
D.C. Reserve
Fund
Opening
Balance
-
Nominal
Project Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt
Payments for
New Debt
Population
Growth
2,573
Per Capita per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
76,984
Proceeds
from
Issuance of
New Debt
-
Annual
Surplus/
(Deficit)
76,984
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
77,369 --- 29.92 385
2023 77,369 2,287,503 2,356,128 - 5,146 30.82 158,588 2,356,128 235,957 1,567 237,523
2024 237,523 -- 157,200 5,146 31.74 163,345 - 243,669 2,406 246,075
2025 246,075 -- 157,200 5,146 32.69 168,246 - 257,121 2,516 259,637
2026 259,637 -- 157,200 5,146 33.68 173,293 - 275,730 2,677 278,407
2027 278,407 -- 157,200 4,943 34.69 171,444 - 292,651 2,855 295,506
2028 295,506 -- 157,200 4,740 35.73 169,327 - 307,634 3,016 310,649
2029 310,649 -- 157,200 4,740 36.80 174,407 - 327,857 3,193 331,050
2030 331,050 -- 157,200 4,740 37.90 179,639 - 353,489 3,423 356,912
2031 356,912 -- 157,200 4,740 39.04 185,029 - 384,741 3,708 388,449
2032 388,449 -- 157,200 4,518 40.21 181,653 - 412,902 4,007 416,909
2033 416,909 -- 157,200 4,296 41.42 177,908 - 437,617 4,273 441,890
2034 441,890 -- 157,200 4,296 42.66 183,245 - 467,936 4,549 472,485
2035 472,485 -- 157,200 4,296 43.94 188,743 - 504,028 4,883 508,910
2036 508,910 -- 157,200 4,296 45.26 194,405 - 546,115 5,275 551,390
2037 551,390 -- 157,200 4,175 46.61 194,615 - 588,805 5,701 594,506
2038 594,506 -- 157,200 4,054 48.01 194,662 - 631,969 6,132 638,101
2039 638,101 -- 741,527 2,027 49.45 100,251 - (3,175) 3,175 (0)
Total 2,287,503 2,356,128 - 3,099,523 79,015 3,035,784 2,356,128 63,739
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-5
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-5
Cash Flow Calculation
By-law Enforcement Services
Non-Residential Seaton Prestige Employment Land per net ha
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $1,697.35 1% / 3%
Year
2022
D.C. Reserve
Fund Opening
Balance
-
Nominal Project
Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt Payments
for New Debt Net Hectares
5
per net ha per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
8,277
Proceeds from
Issuance of New
Debt
-
Annual Surplus/
(Deficit)
8,277
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
8,318 --- 1,697.348 41
2023 8,318 252,885 260,472 -10 1,748.268 17,050 260,472 25,368 168 25,537
2024 25,537 -- 17,379 10 1,800.717 17,562 - 25,720 256 25,976
2025 25,976 -- 17,379 10 1,854.738 18,088 - 26,686 263 26,949
2026 26,949 -- 17,379 10 1,910.380 18,631 - 28,202 276 28,478
2027 28,478 -- 17,379 9 1,967.692 18,654 - 29,753 291 30,045
2028 30,045 -- 17,379 9 2,026.722 18,662 - 31,328 307 31,635
2029 31,635 -- 17,379 9 2,087.524 19,222 - 33,479 326 33,804
2030 33,804 -- 17,379 9 2,150.150 19,799 - 36,224 350 36,575
2031 36,575 -- 17,379 9 2,214.654 20,393 - 39,589 381 39,970
2032 39,970 -- 17,379 9 2,281.094 20,374 - 42,965 415 43,380
2033 43,380 -- 17,379 9 2,349.527 20,336 - 46,337 449 46,785
2034 46,785 -- 17,379 9 2,420.012 20,946 - 50,352 486 50,838
2035 50,838 -- 17,379 9 2,492.613 21,574 - 55,033 529 55,563
2036 55,563 -- 17,379 9 2,567.391 22,221 - 60,405 580 60,985
2037 60,985 -- 17,379 8 2,644.413 21,791 - 65,398 632 66,030
2038 66,030 -- 17,379 8 2,723.745 21,316 - 69,967 680 70,647
2039
Total
70,647 -
252,885
-
260,472 -
81,976
342,654
4
154
2,805.458 10,977
335,873
-
260,472
(352) 351
6,781
-
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-6
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-6
Cash Flow Calculation
By-law Enforcement Services
Non-Residential per ft²
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $0.05 1% / 3%
Year
2022
D.C. Reserve
Fund Opening
Balance
-
Nominal Project
Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt Payments
for New Debt
Sq. Ft. of
Gross Floor
Area
178,803
per sq.ft. per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
8,659
Proceeds from
Issuance of New
Debt
-
Annual Surplus/
(Deficit)
8,659
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
8,703 --- 0.048 43
2023 8,703 318,991 328,560 - 357,605 0.050 17,838 328,560 26,541 176 26,717
2024 26,717 -- 21,921 357,605 0.051 18,374 - 23,170 249 23,419
2025 23,419 -- 21,921 357,605 0.053 18,925 - 20,422 219 20,642
2026 20,642 -- 21,921 357,605 0.055 19,493 - 18,213 194 18,407
2027 18,407 -- 21,921 383,932 0.056 21,555 - 18,041 182 18,223
2028 18,223 -- 21,921 410,260 0.058 23,725 - 20,026 191 20,218
2029 20,218 -- 21,921 410,260 0.060 24,436 - 22,732 215 22,947
2030 22,947 -- 21,921 410,260 0.061 25,169 - 26,195 246 26,441
2031 26,441 -- 21,921 410,260 0.063 25,924 - 30,444 284 30,728
2032 30,728 -- 21,921 423,297 0.065 27,551 - 36,358 335 36,693
2033 36,693 -- 21,921 436,335 0.067 29,251 - 44,023 404 44,427
2034 44,427 -- 21,921 436,335 0.069 30,129 - 52,634 485 53,119
2035 53,119 -- 21,921 436,335 0.071 31,033 - 62,231 577 62,807
2036 62,807 -- 21,921 436,335 0.073 31,964 - 72,850 678 73,528
2037 73,528 -- 21,921 395,668 0.075 29,854 - 81,461 775 82,236
2038 82,236 -- 21,921 355,000 0.078 27,589 - 87,904 851 88,755
2039
Total
88,755 -
318,991
-
328,560 -
103,405
432,226
177,500
6,731,000
0.080 14,208
425,678
-
328,560
(442) 442
6,547
-
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-7
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-7
Cash Flow Calculation
Transportation Services
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $3,821.96 1% / 3%
Year
2022
D.C.
Reserve
Fund
Opening
Balance
21,139,060
Nominal
Project Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt
Payments for
New Debt
Population
Growth
717
Per Capita per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
2,739,581
Proceeds
from
Issuance of
New Debt
319,158
Annual
Surplus/
(Deficit)
10,791,055
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C.
Reserve
Fund
Closing
Balance
after
Interest
10,950,706 13,406,744 13,406,744 - 3,821.96 159,651
2023 10,950,706 13,820,269 14,234,877 19,840 1,434 3,936.62 5,643,537 328,733 2,668,258 68,095 2,736,353
2024 2,736,353 18,657,449 19,793,688 41,773 1,434 4,054.72 5,812,843 3,284,661 (8,001,604) (78,979) (8,080,583)
2025 (8,080,583) 2,247,009 2,455,367 276,455 1,434 4,176.36 5,987,229 348,753 (4,476,424) (188,355) (4,664,779)
2026 (4,664,779) 11,193,599 12,598,494 303,080 1,434 4,301.65 6,166,845 359,215 (11,040,292) (235,576) (11,275,869)
2027 (11,275,869) 5,425,647 6,289,812 332,321 1,215 4,430.70 5,381,085 - (12,516,918) (356,892) (12,873,810)
2028 (12,873,810) 5,425,647 6,478,507 332,321 995 4,563.62 4,542,628 - (15,142,010) (420,237) (15,562,247)
2029 (15,562,247) 5,425,647 6,672,862 332,321 995 4,700.53 4,678,907 - (17,888,524) (501,762) (18,390,285)
2030 (18,390,285) 5,425,647 6,873,048 332,321 995 4,841.54 4,819,274 - (20,776,381) (587,500) (21,363,881)
2031 (21,363,881) 5,425,647 7,079,239 332,321 995 4,986.79 4,963,852 - (23,811,589) (677,632) (24,489,221)
2032 (24,489,221) 5,425,647 7,291,617 332,321 1,576 5,136.40 8,097,013 - (24,016,146) (727,581) (24,743,727)
2033 (24,743,727) 5,425,647 7,510,365 332,321 2,157 5,290.49 11,413,696 - (21,172,717) (688,747) (21,861,463)
2034 (21,861,463) 5,425,647 7,735,676 332,321 2,157 5,449.20 11,756,107 - (18,173,353) (600,522) (18,773,875)
2035 (18,773,875) 5,425,647 7,967,746 332,321 2,157 5,612.68 12,108,791 - (14,965,152) (506,085) (15,471,238)
2036 (15,471,238) 5,425,647 8,206,779 332,321 2,157 5,781.06 12,472,054 - (11,538,283) (405,143) (11,943,426)
2037 (11,943,426) 5,425,647 8,452,982 332,321 2,485 5,954.49 14,796,223 - (5,932,507) (268,139) (6,200,646)
2038 (6,200,646) 5,425,647 8,706,571 332,321 2,812 6,133.12 17,248,617 - 2,009,079 (62,874) 1,946,205
2039 1,946,205 5,425,647 8,967,769 1,871,157 1,406 6,317.12 8,883,038 - (9,683) 9,683 0
Total 129,858,487 160,722,144 - 6,500,161 28,557 147,511,320 4,640,519 (6,068,595)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-8
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-8
Cash Flow Calculation
Transportation Services
Non-Residential per ft²
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $4.86 1% / 3%
Year
2022
D.C. Reserve
Fund Opening
Balance
3,730,422
Nominal
Project Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt Payments
for New Debt
Sq. Ft. of
Gross Floor
Area
91,100
per sq.ft. per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
442,947
Proceeds from
Issuance of New
Debt
56,322
Annual Surplus/
(Deficit)
1,863,795
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
1,891,766 2,365,896 2,365,896 - 4.862 27,971
2023 1,891,766 2,438,871 2,512,037 3,501 182,200 5.008 912,470 58,012 346,709 11,192 357,901
2024 357,901 3,292,491 3,493,004 7,372 182,200 5.158 939,844 579,646 (1,622,984) (18,976) (1,641,960)
2025 (1,641,960) 396,531 433,300 48,786 182,200 5.313 968,039 61,545 (1,094,463) (41,046) (1,135,509)
2026 (1,135,509) 1,975,341 2,223,264 53,485 182,200 5.472 997,080 63,391 (2,351,786) (52,309) (2,404,095)
2027 (2,404,095) 957,467 1,109,967 58,645 213,450 5.637 1,203,137 - (2,369,570) (71,605) (2,441,175)
2028 (2,441,175) 957,467 1,143,266 58,645 244,700 5.806 1,420,660 - (2,222,425) (69,954) (2,292,379)
2029 (2,292,379) 957,467 1,177,564 58,645 244,700 5.980 1,463,280 - (2,065,308) (65,365) (2,130,673)
2030 (2,130,673) 957,467 1,212,891 58,645 244,700 6.159 1,507,179 - (1,895,030) (60,386) (1,955,416)
2031 (1,955,416) 957,467 1,249,278 58,645 244,700 6.344 1,552,394 - (1,710,945) (54,995) (1,765,940)
2032 (1,765,940) 957,467 1,286,756 58,645 262,730 6.534 1,716,781 - (1,394,560) (47,407) (1,441,967)
2033 (1,441,967) 957,467 1,325,359 58,645 280,760 6.730 1,889,634 - (936,337) (35,675) (972,012)
2034 (972,012) 957,467 1,365,119 58,645 280,760 6.932 1,946,323 - (449,453) (21,322) (470,775)
2035 (470,775) 957,467 1,406,073 58,645 280,760 7.140 2,004,712 - 69,220 (6,023) 63,196
2036 63,196 957,467 1,448,255 58,645 280,760 7.355 2,064,854 - 621,150 3,422 624,572
2037 624,572 957,467 1,491,703 58,645 247,605 7.575 1,875,645 - 949,870 7,872 957,742
2038 957,742 957,467 1,536,454 58,645 214,450 7.802 1,673,226 - 1,035,869 9,968 1,045,837
2039
Total
1,045,837 957,467
22,916,204
1,582,547
28,362,731 -
330,204
1,147,087
107,225
3,967,200
8.036 861,711
25,439,917
-
818,915
(5,203) 5,203
(479,436)
-
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-9
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-9
Cash Flow Calculation
Other Services Related to a Highway
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $209.74 1% / 3%
Year
2022
D.C. Reserve
Fund
Opening
Balance
(1,291,743)
Nominal
Project Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt
Payments for
New Debt
Population
Growth
2,573
Per Capita per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
539,661
Proceeds
from
Issuance of
New Debt
-
Annual
Surplus/
(Deficit)
(2,123,787)
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
(2,175,020) 1,042,464 1,042,464 329,241 - 209.74 (51,233)
2023 (2,175,020) 4,262,464 4,390,338 329,085 - 5,146 216.03 1,111,701 3,658,560 (2,124,182) (64,488) (2,188,670)
2024 (2,188,670) 2,490,464 2,642,133 327,908 244,097 5,146 222.51 1,145,052 2,546,160 (1,711,597) (58,504) (1,770,101)
2025 (1,770,101) 90,464 98,852 330,397 426,015 5,146 229.19 1,179,403 - (1,445,962) (48,241) (1,494,203)
2026 (1,494,203) 745,664 839,251 329,148 426,015 5,146 236.06 1,214,785 315,142 (1,558,689) (45,793) (1,604,482)
2027 (1,604,482) 20,880 24,206 328,808 451,668 4,943 243.15 1,201,822 - (1,207,343) (42,177) (1,249,520)
2028 (1,249,520) -- 328,648 451,668 4,740 250.44 1,186,987 - (842,849) (31,386) (874,235)
2029 (874,235) -- 328,540 451,668 4,740 257.95 1,222,596 - (431,846) (19,591) (451,437)
2030 (451,437) -- 328,468 451,668 4,740 265.69 1,259,274 - 27,701 (6,356) 21,345
2031 21,345 230,611 300,895 328,521 451,668 4,740 273.66 1,297,053 - 237,313 1,293 238,607
2032 238,607 230,611 309,921 328,283 451,668 4,518 281.87 1,273,388 - 422,122 3,304 425,426
2033 425,426 230,611 319,219 328,015 451,668 4,296 290.33 1,247,137 - 573,660 4,995 578,656
2034 578,656 230,611 328,796 327,837 451,668 4,296 299.04 1,284,551 - 754,906 6,668 761,574
2035 761,574 230,611 338,659 327,705 451,668 4,296 308.01 1,323,088 - 966,629 8,641 975,270
2036 975,270 230,611 348,819 327,731 451,668 4,296 317.25 1,362,780 - 1,209,831 10,926 1,220,757
2037 1,220,757 230,611 359,284 327,248 451,668 4,175 326.77 1,364,251 - 1,446,807 13,338 1,460,145
2038 1,460,145 230,611 370,062 - 451,668 4,054 336.57 1,364,583 - 2,002,997 17,316 2,020,313
2039 2,020,313 230,611 381,164 - 2,351,960 2,027 346.67 702,760 - (10,051) 10,051 -
Total 10,727,896 12,094,064 5,255,581 8,868,108 79,015 21,280,872 6,519,862 (291,238)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-10
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-10
Cash Flow Calculation
Other Services Related to a Highway
Non-Residential Seaton Prestige Employment Land per net ha
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $11,910.72 1% / 3%
Year
2022
D.C. Reserve
Fund Opening
Balance
(142,803)
Nominal Project
Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt Payments
for New Debt Net Hectares
5
per net ha per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
58,080
Proceeds from
Issuance of New
Debt
-
Annual Surplus/
(Deficit)
(236,366)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
(242,053) 115,245 115,245 36,398 - 11,910.725 (5,688)
2023 (242,053) 471,218 485,355 36,381 -10 12,268.047 119,645 404,456 (239,688) (7,226) (246,914)
2024 (246,914) 275,323 292,090 36,250 26,985 10 12,636.088 123,234 281,480 (197,525) (6,667) (204,191)
2025 (204,191) 10,001 10,928 36,526 47,096 10 13,015.171 126,931 - (171,810) (5,640) (177,450)
2026 (177,450) 82,434 92,780 36,388 47,096 10 13,405.626 130,739 34,839 (188,135) (5,484) (193,619)
2027 (193,619) 2,308 2,676 36,350 49,932 9 13,807.794 130,902 - (151,675) (5,179) (156,854)
2028 (156,854) -- 36,332 49,932 9 14,222.028 130,958 - (112,161) (4,035) (116,196)
2029 (116,196) -- 36,320 49,932 9 14,648.689 134,886 - (67,562) (2,756) (70,319)
2030 (70,319) -- 36,312 49,932 9 15,088.150 138,933 - (17,631) (1,319) (18,950)
2031 (18,950) 25,494 33,264 36,318 49,932 9 15,540.794 143,101 - 4,637 (215) 4,422
2032 4,422 25,494 34,262 36,292 49,932 9 16,007.018 142,969 - 26,904 157 27,061
2033 27,061 25,494 35,290 36,262 49,932 9 16,487.229 142,700 - 48,276 377 48,653
2034 48,653 25,494 36,349 36,243 49,932 9 16,981.846 146,981 - 73,110 609 73,719
2035 73,719 25,494 37,439 36,228 49,932 9 17,491.301 151,390 - 101,510 876 102,386
2036 102,386 25,494 38,562 36,231 49,932 9 18,016.040 155,932 - 133,593 1,180 134,773
2037 134,773 25,494 39,719 36,178 49,932 8 18,556.521 152,915 - 161,859 1,483 163,342
2038 163,342 25,494 40,911 - 49,932 8 19,113.217 149,577 - 222,075 1,927 224,003
2039
Total
224,003 25,494
1,185,977
42,138
1,337,007
-
581,008
260,011
980,376
4
154
19,686.613 77,032
2,356,905
-
720,775
(1,114) 1,114
(36,486)
(0)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-11
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-11
Cash Flow Calculation
Other Services Related to a Highway
Non-Residential per ft²
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $0.34 1% / 3%
Year
2022
D.C. Reserve
Fund Opening
Balance
(180,133)
Nominal Project
Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt Payments
for New Debt
Sq. Ft. of
Gross Floor
Area
178,803
per sq.ft. per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
61,252
Proceeds from
Issuance of New
Debt
-
Annual Surplus/
(Deficit)
(310,164)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
(317,518) 145,371 145,371 45,912 - 0.343 (7,354)
2023 (317,518) 594,398 612,229 45,891 - 357,605 0.353 126,180 510,184 (339,275) (9,852) (349,127)
2024 (349,127) 347,293 368,444 45,727 34,039 357,605 0.363 129,965 355,060 (312,311) (9,922) (322,232)
2025 (322,232) 12,615 13,785 46,074 59,407 357,605 0.374 133,864 - (307,634) (9,448) (317,082)
2026 (317,082) 103,982 117,033 45,899 59,407 357,605 0.386 137,880 43,946 (357,595) (10,120) (367,716)
2027 (367,716) 2,912 3,375 45,852 62,985 383,932 0.397 152,472 - (327,456) (10,428) (337,884)
2028 (337,884) -- 45,830 62,985 410,260 0.409 167,815 - (278,883) (9,252) (288,135)
2029 (288,135) -- 45,815 62,985 410,260 0.421 172,849 - (224,085) (7,683) (231,768)
2030 (231,768) -- 45,805 62,985 410,260 0.434 178,035 - (162,523) (5,914) (168,437)
2031 (168,437) 32,158 41,960 45,812 62,985 410,260 0.447 183,376 - (135,818) (4,564) (140,381)
2032 (140,381) 32,158 43,218 45,779 62,985 423,297 0.460 194,880 - (97,484) (3,568) (101,052)
2033 (101,052) 32,158 44,515 45,742 62,985 436,335 0.474 206,908 - (47,385) (2,227) (49,611)
2034 (49,611) 32,158 45,850 45,717 62,985 436,335 0.488 213,116 - 8,953 (610) 8,343
2035 8,343 32,158 47,226 45,698 62,985 436,335 0.503 219,509 - 71,943 401 72,344
2036 72,344 32,158 48,643 45,702 62,985 436,335 0.518 226,094 - 141,109 1,067 142,177
2037 142,177 32,158 50,102 45,635 62,985 395,668 0.534 211,172 - 194,628 1,684 196,312
2038 196,312 32,158 51,605 - 62,985 355,000 0.550 195,152 - 276,874 2,366 279,240
2039
Total
279,240 32,158
1,495,997
53,153
1,686,509
-
732,887
327,979
1,236,651
177,500
6,731,000
0.566 100,503
3,011,023
-
909,190
(1,389) 1,389
(84,033)
0
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-12
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-12
Cash Flow Calculation
Parks and Recreation Services
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $3,610.90 1% / 3%
Year
2022
D.C.
Reserve
Fund
Opening
Balance
27,126,543
Nominal
Project Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt
Payments for
New Debt
Population
Growth
2,573
Per Capita per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
9,290,841
Proceeds
from
Issuance of
New Debt
38,620,299
Annual
Surplus/
(Deficit)
32,293,057
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C.
Reserve
Fund
Closing
Balance
after
Interest
32,590,155 42,494,659 42,494,659 249,967 - 3,610.90 297,098
2023 32,590,155 42,014,771 43,275,214 249,848 2,372,854 5,146 3,719.23 19,139,132 33,859,575 39,690,945 361,405 40,052,350
2024 40,052,350 55,833,392 59,233,645 248,955 4,631,950 5,146 3,830.80 19,713,306 46,613,547 42,264,653 411,585 42,676,238
2025 42,676,238 11,924,130 13,029,819 250,844 7,962,382 5,146 3,945.73 20,304,705 - 41,737,898 422,071 42,159,969
2026 42,159,969 78,003,063 87,793,134 249,896 7,962,382 5,146 4,064.10 20,913,846 77,593,410 44,661,813 434,109 45,095,922
2027 45,095,922 6,968,908 8,078,874 249,638 14,278,740 4,943 4,186.02 20,690,662 - 43,179,332 441,376 43,620,708
2028 43,620,708 4,782,015 5,709,976 249,516 14,278,740 4,740 4,311.60 20,435,265 - 43,817,741 437,192 44,254,933
2029 44,254,933 4,164,918 5,122,324 249,434 14,278,740 4,740 4,440.95 21,048,323 - 45,652,757 449,538 46,102,296
2030 46,102,296 18,669,788 23,650,328 249,380 14,278,740 4,740 4,574.18 21,679,772 - 29,603,620 378,530 29,982,149
2031 29,982,149 6,787,492 8,856,137 249,420 14,278,740 4,740 4,711.40 22,330,166 - 28,928,018 294,551 29,222,568
2032 29,222,568 5,151,683 6,923,431 249,239 14,278,740 4,518 4,852.75 21,922,761 - 29,693,919 294,582 29,988,502
2033 29,988,502 1,197,308 1,657,354 249,036 14,278,740 4,296 4,998.33 21,470,815 - 35,274,187 326,313 35,600,500
2034 35,600,500 1,197,308 1,707,074 248,901 14,278,740 4,296 5,148.28 22,114,940 - 41,480,725 385,406 41,866,131
2035 41,866,131 1,197,308 1,758,287 248,801 14,278,740 4,296 5,302.73 22,778,388 - 48,358,691 451,124 48,809,815
2036 48,809,815 1,197,308 1,811,035 248,820 14,278,740 4,296 5,461.81 23,461,740 - 55,932,959 523,714 56,456,673
2037 56,456,673 1,197,308 1,865,366 248,454 14,278,740 4,175 5,625.66 23,487,054 - 63,551,166 600,039 64,151,205
2038 64,151,205 1,197,308 1,921,327 - 14,278,740 4,054 5,794.43 23,492,771 - 71,443,909 677,976 72,121,884
2039 72,121,884 1,197,308 1,978,967 - 82,600,510 2,027 5,968.26 12,098,777 - (358,815) 358,815 (0)
Total 285,175,972 316,866,954 3,990,149 276,874,959 79,015 366,373,263 196,686,830 7,545,426
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-13
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-13
Cash Flow Calculation
Parks and Recreation Services
Non-Residential Seaton Prestige Employment Land per net ha
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $3,610.90 1% / 3%
Year
2022
D.C. Reserve
Fund
Opening
Balance
27,126,543
Nominal
Project Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt
Payments for
New Debt
Population
Growth
2,573
Per Capita per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
9,290,841
Proceeds
from
Issuance of
New Debt
38,620,299
Annual
Surplus/
(Deficit)
32,293,057
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
32,590,155 42,494,659 42,494,659 249,967 - 3,610.90 297,098
2023 32,590,155 42,014,771 43,275,214 249,848 2,372,854 5,146 3,719.23 19,139,132 33,859,575 39,690,945 361,405 40,052,350
2024 40,052,350 55,833,392 59,233,645 248,955 4,631,950 5,146 3,830.80 19,713,306 46,613,547 42,264,653 411,585 42,676,238
2025 42,676,238 11,924,130 13,029,819 250,844 7,962,382 5,146 3,945.73 20,304,705 - 41,737,898 422,071 42,159,969
2026 42,159,969 78,003,063 87,793,134 249,896 7,962,382 5,146 4,064.10 20,913,846 77,593,410 44,661,813 434,109 45,095,922
2027 45,095,922 6,968,908 8,078,874 249,638 14,278,740 4,943 4,186.02 20,690,662 - 43,179,332 441,376 43,620,708
2028 43,620,708 4,782,015 5,709,976 249,516 14,278,740 4,740 4,311.60 20,435,265 - 43,817,741 437,192 44,254,933
2029 44,254,933 4,164,918 5,122,324 249,434 14,278,740 4,740 4,440.95 21,048,323 - 45,652,757 449,538 46,102,296
2030 46,102,296 18,669,788 23,650,328 249,380 14,278,740 4,740 4,574.18 21,679,772 - 29,603,620 378,530 29,982,149
2031 29,982,149 6,787,492 8,856,137 249,420 14,278,740 4,740 4,711.40 22,330,166 - 28,928,018 294,551 29,222,568
2032 29,222,568 5,151,683 6,923,431 249,239 14,278,740 4,518 4,852.75 21,922,761 - 29,693,919 294,582 29,988,502
2033 29,988,502 1,197,308 1,657,354 249,036 14,278,740 4,296 4,998.33 21,470,815 - 35,274,187 326,313 35,600,500
2034 35,600,500 1,197,308 1,707,074 248,901 14,278,740 4,296 5,148.28 22,114,940 - 41,480,725 385,406 41,866,131
2035 41,866,131 1,197,308 1,758,287 248,801 14,278,740 4,296 5,302.73 22,778,388 - 48,358,691 451,124 48,809,815
2036 48,809,815 1,197,308 1,811,035 248,820 14,278,740 4,296 5,461.81 23,461,740 - 55,932,959 523,714 56,456,673
2037 56,456,673 1,197,308 1,865,366 248,454 14,278,740 4,175 5,625.66 23,487,054 - 63,551,166 600,039 64,151,205
2038 64,151,205 1,197,308 1,921,327 - 14,278,740 4,054 5,794.43 23,492,771 - 71,443,909 677,976 72,121,884
2039 72,121,884 1,197,308 1,978,967 - 82,600,510 2,027 5,968.26 12,098,777 - (358,815) 358,815 (0)
Total 285,175,972 316,866,954 3,990,149 276,874,959 79,015 366,373,263 196,686,830 7,545,426
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-14
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-14
Cash Flow Calculation
Parks and Recreation Services
Non-Residential per ft²
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $43,125.16 1% / 3%
Year
2022
D.C. Reserve
Fund Opening
Balance
631,339
Nominal Project
Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt Payments
for New Debt Net Hectares
5
per net ha per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
210,291
Proceeds from
Issuance of New
Debt
898,842
Annual Surplus/
(Deficit)
745,640
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
752,525 989,014 989,014 5,818 - 43,125.165 6,885
2023 752,525 977,845 1,007,180 5,815 55,225 10 44,418.920 433,199 788,042 905,546 8,290 913,836
2024 913,836 1,299,457 1,378,594 5,794 107,803 10 45,751.487 446,195 1,084,876 952,716 9,333 962,048
2025 962,048 277,520 303,254 5,838 185,315 10 47,124.032 459,581 - 927,222 9,446 936,668
2026 936,668 1,815,430 2,043,283 5,816 185,315 10 48,537.753 473,368 1,805,896 981,518 9,591 991,109
2027 991,109 162,193 188,026 5,810 332,321 9 49,993.885 473,958 - 938,910 9,650 948,560
2028 948,560 111,296 132,893 5,807 332,321 9 51,493.702 474,158 - 951,697 9,501 961,198
2029 961,198 96,934 119,216 5,805 332,321 9 53,038.513 488,383 - 992,239 9,767 1,002,006
2030 1,002,006 434,518 550,434 5,804 332,321 9 54,629.668 503,034 - 616,481 8,092 624,574
2031 624,574 157,971 206,116 5,805 332,321 9 56,268.558 518,125 - 598,457 6,115 604,572
2032 604,572 119,899 161,135 5,801 332,321 9 57,956.615 517,647 - 622,962 6,138 629,100
2033 629,100 27,866 38,573 5,796 332,321 9 59,695.314 516,673 - 769,083 6,991 776,074
2034 776,074 27,866 39,730 5,793 332,321 9 61,486.173 532,174 - 930,403 8,532 938,936
2035 938,936 27,866 40,922 5,791 332,321 9 63,330.758 548,139 - 1,108,041 10,235 1,118,276
2036 1,118,276 27,866 42,150 5,791 332,321 9 65,230.681 564,583 - 1,302,597 12,104 1,314,701
2037 1,314,701 27,866 43,414 5,782 332,321 8 67,187.601 553,659 - 1,486,842 14,008 1,500,850
2038 1,500,850 27,866 44,717 - 332,321 8 69,203.229 541,572 - 1,665,384 15,831 1,681,215
2039
Total
1,681,215 27,866
6,637,138
46,058
7,374,709
-
92,866
1,922,431
6,443,942
4
154
71,279.326 278,909
8,533,647
-
4,577,657
(8,364) 8,364
168,875
-
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-15
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-15
Cash Flow Calculation
Library Services
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $1.23 1% / 3%
Year
2022
D.C. Reserve
Fund Opening
Balance
796,374
Nominal Project
Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt Payments
for New Debt
Sq. Ft. of
Gross Floor
Area
178,803
per sq.ft. per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
220,014
Proceeds from
Issuance of New
Debt
1,133,805
Annual Surplus/
(Deficit)
895,307
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
903,765 1,247,547 1,247,547 7,338 - 1.230 8,458
2023 903,765 1,233,459 1,270,463 7,335 69,662 357,605 1.267 453,228 994,041 1,003,575 9,537 1,013,112
2024 1,013,112 1,639,142 1,738,966 7,309 135,984 357,605 1.305 466,825 1,368,469 966,147 9,896 976,043
2025 976,043 350,066 382,526 7,364 233,758 357,605 1.345 480,830 - 833,226 9,046 842,272
2026 842,272 2,289,994 2,577,408 7,336 233,758 357,605 1.385 495,255 2,277,967 796,992 8,196 805,188
2027 805,188 204,591 237,178 7,329 419,192 383,932 1.426 547,667 - 689,158 7,472 696,629
2028 696,629 140,389 167,632 7,325 419,192 410,260 1.469 602,779 - 705,259 7,009 712,269
2029 712,269 122,273 150,380 7,323 419,192 410,260 1.513 620,862 - 756,236 7,343 763,579
2030 763,579 548,103 694,320 7,321 419,192 410,260 1.559 639,488 - 282,234 5,229 287,463
2031 287,463 199,265 259,996 7,322 419,192 410,260 1.606 658,673 - 259,625 2,735 262,360
2032 262,360 151,242 203,256 7,317 419,192 423,297 1.654 699,993 - 332,588 2,975 335,563
2033 335,563 35,150 48,656 7,311 419,192 436,335 1.703 743,199 - 603,603 4,696 608,299
2034 608,299 35,150 50,116 7,307 419,192 436,335 1.754 765,495 - 897,180 7,527 904,707
2035 904,707 35,150 51,619 7,304 419,192 436,335 1.807 788,460 - 1,215,052 10,599 1,225,651
2036 1,225,651 35,150 53,168 7,305 419,192 436,335 1.861 812,114 - 1,558,101 13,919 1,572,019
2037 1,572,019 35,150 54,763 7,294 419,192 395,668 1.917 758,516 - 1,849,286 17,107 1,866,393
2038 1,866,393 35,150 56,406 - 419,192 355,000 1.975 700,971 - 2,091,766 19,791 2,111,557
2039
Total
2,111,557 35,150
8,372,123
58,098
9,302,499
-
117,142
2,424,965
8,128,424
177,500
6,731,000
2.034 361,000
10,815,368
-
5,774,282
(10,506) 10,505
162,040
-
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-16
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-16
Cash Flow Calculation
Library Services
Non-Residential Seaton Prestige Employment Land per net ha
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $683.04 1% / 3%
Year
2022
D.C. Reserve
Fund
Opening
Balance
5,758,555
Nominal
Project Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt
Payments for
New Debt
Population
Growth
2,573
Per Capita per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
1,757,462
Proceeds
from
Issuance of
New Debt
11,609,504
Annual
Surplus/
(Deficit)
7,516,018
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
7,582,391 11,609,504 11,609,504 - 683.04 66,373
2023 7,582,391 10,684,433 11,004,966 718,293 5,146 703.53 3,620,372 10,907,410 10,386,914 89,847 10,476,760
2024 10,476,760 15,313,593 16,246,191 1,446,030 5,146 724.64 3,728,984 16,246,191 12,759,713 116,182 12,875,896
2025 12,875,896 3,322,530 3,630,618 2,606,784 5,146 746.38 3,840,853 3,581,932 14,061,278 134,686 14,195,964
2026 14,195,964 16,713,255 18,810,916 2,880,243 5,146 768.77 3,956,079 - (3,539,116) 53,284 (3,485,832)
2027 (3,485,832) 94,715 109,801 2,880,243 4,943 791.83 3,913,861 - (2,562,015) (90,718) (2,652,733)
2028 (2,652,733) -- 2,880,243 4,740 815.59 3,865,550 - (1,667,427) (64,802) (1,732,229)
2029 (1,732,229) -- 2,880,243 4,740 840.05 3,981,516 - (630,956) (35,448) (666,404)
2030 (666,404) -- 2,880,243 4,740 865.25 4,100,962 - 554,314 (1,681) 552,633
2031 552,633 94,715 123,582 2,880,243 4,740 891.21 4,223,991 - 1,772,798 11,627 1,784,426
2032 1,784,426 -- 2,880,243 4,518 917.95 4,146,926 - 3,051,108 24,178 3,075,286
2033 3,075,286 -- 2,880,243 4,296 945.49 4,061,435 - 4,256,477 36,659 4,293,136
2034 4,293,136 -- 2,880,243 4,296 973.85 4,183,278 - 5,596,171 49,447 5,645,618
2035 5,645,618 139,270 204,523 2,880,243 4,296 1,003.07 4,308,777 - 6,869,628 62,576 6,932,204
2036 6,932,204 -- 2,880,243 4,296 1,033.16 4,438,040 - 8,490,001 77,111 8,567,112
2037 8,567,112 -- 2,880,243 4,175 1,064.15 4,442,828 - 10,129,697 93,484 10,223,181
2038 10,223,181 -- 2,880,243 4,054 1,096.08 4,443,910 - 11,786,847 110,050 11,896,898
2039 11,896,898 -- 14,244,700 2,027 1,128.96 2,288,614 - (59,189) 59,189 0
Total 57,972,015 61,740,100 - 56,458,972 79,015 69,303,438 42,345,036 792,043
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-17
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-17
Cash Flow Calculation
Library Services
Non-Residential per ft²
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $0.23 1% / 3%
Year
2022
D.C. Reserve
Fund Opening
Balance
169,058
Nominal Project
Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt Payments
for New Debt
Sq. Ft. of
Gross Floor
Area
178,803
per sq.ft. per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
41,848
Proceeds from
Issuance of New
Debt
340,829
Annual Surplus/
(Deficit)
210,906
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
212,806 340,829 340,829 - 0.234 1,900
2023 212,806 313,671 323,081 21,087 357,605 0.241 86,207 320,217 275,062 2,439 277,501
2024 277,501 449,573 476,952 42,452 357,605 0.248 88,793 476,952 323,842 3,007 326,849
2025 326,849 97,542 106,587 76,529 357,605 0.256 91,457 105,157 340,347 3,336 343,683
2026 343,683 490,663 552,246 84,557 357,605 0.263 94,201 - (198,919) 724 (198,195)
2027 (198,195) 2,781 3,223 84,557 383,932 0.271 104,170 - (181,806) (5,700) (187,506)
2028 (187,506) -- 84,557 410,260 0.279 114,653 - (157,411) (5,174) (162,585)
2029 (162,585) -- 84,557 410,260 0.288 118,092 - (129,050) (4,375) (133,425)
2030 (133,425) -- 84,557 410,260 0.296 121,635 - (96,347) (3,447) (99,794)
2031 (99,794) 2,781 3,628 84,557 410,260 0.305 125,284 - (62,695) (2,437) (65,133)
2032 (65,133) -- 84,557 423,297 0.315 133,143 - (16,547) (1,225) (17,772)
2033 (17,772) -- 84,557 436,335 0.324 141,362 - 39,032 106 39,138
2034 39,138 -- 84,557 436,335 0.334 145,602 - 100,183 697 100,880
2035 100,880 4,089 6,004 84,557 436,335 0.344 149,970 - 160,289 1,306 161,595
2036 161,595 -- 84,557 436,335 0.354 154,470 - 231,507 1,966 233,472
2037 233,472 -- 84,557 395,668 0.365 144,275 - 293,189 2,633 295,823
2038 295,823 -- 84,557 355,000 0.376 133,329 - 344,595 3,202 347,797
2039
Total
347,797 -
1,701,928
-
1,812,550 -
418,192
1,657,508
177,500
6,731,000
0.387 68,665
2,057,157
-
1,243,155
(1,731) 1,730
688
-
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-18
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-18
Cash Flow Calculation
Stormwater Management Services
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $125.94 1% / 3%
Year
2022
D.C. Reserve
Fund
Opening
Balance
436,877
Nominal
Project Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt
Payments for
New Debt
Population
Growth
2,573
Per Capita per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
324,055
Proceeds
from
Issuance of
New Debt
-
Annual
Surplus/
(Deficit)
694,927
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
700,586 66,005 66,005 - 125.94 5,659
2023 700,586 806,571 830,769 - 5,146 129.72 667,554 - 537,371 6,190 543,561
2024 543,561 806,571 855,692 - 5,146 133.61 687,580 - 375,450 4,595 380,045
2025 380,045 760,465 830,980 - 5,146 137.62 708,208 - 257,272 3,187 260,459
2026 260,459 760,465 855,910 - 5,146 141.75 729,454 - 134,003 1,972 135,975
2027 135,975 760,465 881,587 - 4,943 146.00 721,669 - (23,942) 560 (23,382)
2028 (23,382) 760,465 908,035 - 4,740 150.38 712,761 - (218,655) (3,631) (222,286)
2029 (222,286) 760,465 935,276 - 4,740 154.90 734,144 - (423,418) (9,686) (433,103)
2030 (433,103) 572,809 725,617 - 4,740 159.54 756,169 - (402,552) (12,535) (415,087)
2031 (415,087) 572,809 747,386 - 4,740 164.33 778,854 - (383,619) (11,981) (395,599)
2032 (395,599) 568,410 763,896 - 4,518 169.26 764,644 - (394,851) (11,857) (406,708)
2033 (406,708) 450,000 622,905 - 4,296 174.34 748,880 - (280,733) (10,312) (291,044)
2034 (291,044) 450,000 641,592 - 4,296 179.57 771,347 - (161,290) (6,785) (168,075)
2035 (168,075) 450,000 660,840 - 4,296 184.95 794,487 - (34,428) (3,038) (37,465)
2036 (37,465) 450,000 680,665 - 4,296 190.50 818,322 - 100,191 314 100,505
2037 100,505 450,000 701,085 - 4,175 196.22 819,205 - 218,625 1,596 220,220
2038 220,220 450,000 722,118 - 4,054 202.10 819,404 - 317,507 2,689 320,195
2039 320,195 450,000 743,781 - 2,027 208.17 421,993 - (1,593) 1,593 (0)
Total 10,345,500 13,174,139 -- 79,015 12,778,731 - (41,469)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-19
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-19
Cash Flow Calculation
Stormwater Management Services
Non-Residential Seaton Prestige Employment Land per net ha
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $7,153.18 1% / 3%
Year
2022
D.C. Reserve
Fund Opening
Balance
48,297
Nominal Project
Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt Payments
for New Debt Net Hectares
5
per net ha per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
34,881
Proceeds from
Issuance of New
Debt
-
Annual Surplus/
(Deficit)
75,881
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
76,502 7,297 7,297 - 7,153.179 621
2023 76,502 89,167 91,842 -10 7,367.774 71,855 - 56,515 665 57,180
2024 57,180 89,167 94,597 -10 7,588.808 74,010 - 36,593 469 37,062
2025 37,062 84,070 91,865 -10 7,816.472 76,231 - 21,427 292 21,719
2026 21,719 84,070 94,621 -10 8,050.966 78,518 - 5,616 137 5,752
2027 5,752 84,070 97,460 -9 8,292.495 78,616 - (13,092) (110) (13,202)
2028 (13,202) 84,070 100,384 -9 8,541.270 78,649 - (34,937) (722) (35,660)
2029 (35,660) 84,070 103,395 -9 8,797.508 81,008 - (58,047) (1,406) (59,452)
2030 (59,452) 63,324 80,218 -9 9,061.433 83,438 - (56,232) (1,735) (57,967)
2031 (57,967) 63,324 82,624 -9 9,333.276 85,942 - (54,649) (1,689) (56,339)
2032 (56,339) 62,838 84,449 -9 9,613.274 85,862 - (54,926) (1,669) (56,595)
2033 (56,595) 49,748 68,863 -9 9,901.673 85,701 - (39,756) (1,445) (41,202)
2034 (41,202) 49,748 70,928 -9 10,198.723 88,272 - (23,859) (976) (24,834)
2035 (24,834) 49,748 73,056 -9 10,504.684 90,920 - (6,971) (477) (7,448)
2036 (7,448) 49,748 75,248 -9 10,819.825 93,647 - 10,951 18 10,969
2037 10,969 49,748 77,505 -8 11,144.420 91,836 - 25,299 181 25,480
2038 25,480 49,748 79,831 -8 11,478.752 89,831 - 35,480 305 35,785
2039
Total
35,785 49,748
1,143,702
82,226
1,456,411 -
-
-
4
154
11,823.115 46,263
1,415,478
-
-
(178) 178
(7,364)
-
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-20
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-20
Cash Flow Calculation
Stormwater Management Services
Non-Residential per ft²
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $0.21 1% / 3%
Year
2022
D.C. Reserve
Fund Opening
Balance
60,922
Nominal Project
Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt Payments
for New Debt
Sq. Ft. of
Gross Floor
Area
178,803
per sq.ft. per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
36,792
Proceeds from
Issuance of New
Debt
-
Annual Surplus/
(Deficit)
88,510
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
89,257 9,204 9,204 - 0.206 747
2023 89,257 112,476 115,850 - 357,605 0.212 75,791 - 49,197 692 49,890
2024 49,890 112,476 119,326 - 357,605 0.218 78,065 - 8,629 293 8,921
2025 8,921 106,046 115,880 - 357,605 0.225 80,407 - (26,552) (264) (26,816)
2026 (26,816) 106,046 119,356 - 357,605 0.232 82,819 - (63,354) (1,353) (64,706)
2027 (64,706) 106,046 122,937 - 383,932 0.239 91,583 - (96,059) (2,411) (98,471)
2028 (98,471) 106,046 126,625 - 410,260 0.246 100,799 - (124,296) (3,342) (127,638)
2029 (127,638) 106,046 130,424 - 410,260 0.253 103,823 - (154,238) (4,228) (158,466)
2030 (158,466) 79,878 101,187 - 410,260 0.261 106,938 - (152,715) (4,668) (157,383)
2031 (157,383) 79,878 104,222 - 410,260 0.268 110,146 - (151,459) (4,633) (156,092)
2032 (156,092) 79,264 106,525 - 423,297 0.277 117,056 - (145,561) (4,525) (150,085)
2033 (150,085) 62,752 86,864 - 436,335 0.285 124,281 - (112,668) (3,941) (116,609)
2034 (116,609) 62,752 89,470 - 436,335 0.293 128,009 - (78,070) (2,920) (80,990)
2035 (80,990) 62,752 92,154 - 436,335 0.302 131,850 - (41,294) (1,834) (43,128)
2036 (43,128) 62,752 94,918 - 436,335 0.311 135,805 - (2,241) (681) (2,921)
2037 (2,921) 62,752 97,766 - 395,668 0.321 126,842 - 26,155 116 26,271
2038 26,271 62,752 100,699 - 355,000 0.330 117,219 - 42,792 345 43,137
2039
Total
43,137 62,752
1,442,673
103,720
1,837,124 -
-
-
177,500
6,731,000
0.340 60,368
1,808,594
-
-
(215) 215
(32,391)
0
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-21
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-21
Cash Flow Calculation
Growth-Related Studies
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $66.45 1% / 3%
Year
2022
D.C. Reserve
Fund
Opening
Balance
(3,633,731)
Nominal
Project Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt
Payments for
New Debt
Population
Growth
2,573
Per Capita per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
170,982
Proceeds
from
Issuance of
New Debt
-
Annual
Surplus/
(Deficit)
(3,825,623)
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
(3,937,513) 362,874 362,874 - 66.45 (111,890)
2023 (3,937,513) 146,785 151,189 - 5,146 68.45 352,222 - (3,736,480) (115,110) (3,851,590)
2024 (3,851,590) 508,776 539,760 - 5,146 70.50 362,789 - (4,028,561) (118,202) (4,146,763)
2025 (4,146,763) 146,785 160,396 - 5,146 72.61 373,673 - (3,933,487) (121,204) (4,054,691)
2026 (4,054,691) --- 5,146 74.79 384,883 - (3,669,808) (115,867) (3,785,675)
2027 (3,785,675) 92,484 107,214 - 4,943 77.04 380,776 - (3,512,114) (109,467) (3,621,581)
2028 (3,621,581) --- 4,740 79.35 376,075 - (3,245,505) (103,006) (3,348,511)
2029 (3,348,511) 120,608 148,333 - 4,740 81.73 387,358 - (3,109,486) (96,870) (3,206,356)
2030 (3,206,356) --- 4,740 84.18 398,978 - (2,807,378) (90,206) (2,897,584)
2031 (2,897,584) --- 4,740 86.71 410,948 - (2,486,636) (80,763) (2,567,399)
2032 (2,567,399) 92,484 124,290 - 4,518 89.31 403,450 - (2,288,239) (72,835) -2,361,074
2033 (2,361,074) --- 4,296 91.99 395,133 - (1,965,941) (64,905) -2,030,846
2034 (2,030,846) --- 4,296 94.75 406,987 - (1,623,859) (54,821) -1,678,680
2035 (1,678,680) --- 4,296 97.59 419,197 - (1,259,483) (44,072) -1,303,556
2036 (1,303,556) --- 4,296 100.52 431,772 - (871,783) (32,630) (904,413)
2037 (904,413) 92,484 144,087 - 4,175 103.53 432,238 - (616,261) (22,810) (639,071)
2038 (639,071) --- 4,054 106.64 432,344 - (206,727) (12,687) (219,414)
2039 (219,414) --- 2,027 109.84 222,657 - 3,243 (3,243) -
Total 1,563,279 1,738,143 -- 79,015 6,742,462 - (1,370,589)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-22
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-22
Cash Flow Calculation
Growth-Related Studies
Non-Residential Seaton Prestige Employment Land per net ha
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $1,227.49 1% / 3%
Year
2022
D.C. Reserve
Fund Opening
Balance
(130,591)
Nominal Project
Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt Payments
for New Debt Net Hectares
5
per net ha per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
5,986
Proceeds from
Issuance of New
Debt
-
Annual Surplus/
(Deficit)
(137,647)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
(141,670) 13,041 13,041 - 1,227.490 (4,024)
2023 (141,670) 5,275 5,434 -10 1,264.315 12,330 - (134,774) (4,147) (138,920)
2024 (138,920) 18,285 19,398 -10 1,302.244 12,700 - (145,618) (4,268) (149,886)
2025 (149,886) 5,275 5,764 -10 1,341.311 13,081 - (142,570) (4,387) (146,956)
2026 (146,956) ---10 1,381.551 13,474 - (133,483) (4,207) (137,689)
2027 (137,689) 3,324 3,853 -9 1,422.997 13,490 - (128,052) (3,986) (132,038)
2028 (132,038) ---9 1,465.687 13,496 - (118,542) (3,759) (122,301)
2029 (122,301) 4,334 5,331 -9 1,509.658 13,901 - (113,731) (3,540) (117,271)
2030 (117,271) ---9 1,554.948 14,318 - (102,953) (3,303) (106,256)
2031 (106,256) ---9 1,601.596 14,748 - (91,509) (2,966) (94,475)
2032 (94,475) 3,324 4,467 -9 1,649.644 14,734 - (84,208) (2,680) (86,888)
2033 (86,888) ---9 1,699.133 14,706 - (72,182) (2,386) (74,568)
2034 (74,568) ---9 1,750.107 15,147 - (59,420) (2,010) (61,430)
2035 (61,430) ---9 1,802.610 15,602 - (45,828) (1,609) (47,437)
2036 (47,437) ---9 1,856.689 16,070 - (31,367) (1,182) (32,549)
2037 (32,549) 3,324 5,178 -8 1,912.389 15,759 - (21,968) (818) (22,786)
2038 (22,786) ---8 1,969.761 15,415 - (7,371) (452) (7,823)
2039
Total
(7,823) -
56,182
-
62,466 -
-
-
4
154
2,028.854 7,939
242,897
-
-
116 (116)
(49,840)
-
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-23
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table C-23
Cash Flow Calculation
Growth-Related Studies
Non-Residential per ft2
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
Development
Related Long-
Term Debt $0.04 1% / 3%
Year
2022
D.C. Reserve
Fund Opening
Balance
(164,729)
Nominal Project
Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
Debt Payments
for New Debt
Sq. Ft. of
Gross Floor
Area
178,803
per sq.ft. per
Year
Inflated at
(3%) Starting in
2022
Anticipated
Revenues
6,323
Proceeds from
Issuance of New
Debt
-
Annual Surplus/
(Deficit)
(174,856)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
(179,950) 16,450 16,450 - 0.035 (5,094)
2023 (179,950) 6,654 6,854 - 357,605 0.036 13,026 - (173,778) (5,306) (179,084)
2024 (179,084) 23,064 24,469 - 357,605 0.038 13,416 - (190,137) (5,538) (195,675)
2025 (195,675) 6,654 7,271 - 357,605 0.039 13,819 - (189,127) (5,772) (194,899)
2026 (194,899) --- 357,605 0.040 14,233 - (180,666) (5,633) (186,299)
2027 (186,299) 4,193 4,860 - 383,932 0.041 15,740 - (175,420) (5,426) (180,846)
2028 (180,846) --- 410,260 0.042 17,324 - (163,522) (5,166) (168,688)
2029 (168,688) 5,468 6,724 - 410,260 0.043 17,843 - (157,569) (4,894) (162,463)
2030 (162,463) --- 410,260 0.045 18,379 - (144,084) (4,598) (148,683)
2031 (148,683) --- 410,260 0.046 18,930 - (129,753) (4,177) (133,929)
2032 (133,929) 4,193 5,634 - 423,297 0.048 20,117 - (119,446) (3,801) (123,247)
2033 (123,247) --- 436,335 0.049 21,359 - (101,888) (3,377) (105,265)
2034 (105,265) --- 436,335 0.050 22,000 - (83,265) (2,828) (86,093)
2035 (86,093) --- 436,335 0.052 22,660 - (63,433) (2,243) (65,676)
2036 (65,676) --- 436,335 0.053 23,340 - (42,336) (1,620) (43,956)
2037 (43,956) 4,193 6,532 - 395,668 0.055 21,799 - (28,689) (1,090) (29,778)
2038 (29,778) --- 355,000 0.057 20,146 - (9,632) (591) (10,224)
2039
Total
(10,224) -
70,868
-
78,796 -
-
-
177,500
6,731,000
0.058 10,375
310,828
-
-
151 (151)
(67,304)
-
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-24
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Appendix D
Long Term Capital and
Operating Cost Examination
Watson & Associates Economists Ltd. PAGE D-1
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Appendix D: Long-Term Capital and Operating
Cost Examination
As a requirement of the D.C.A. under subsection 10(2)(c), an analysis must be
undertaken to assess the long-term capital and operating cost impacts for the capital
infrastructure projects identified within the D.C. As part of this analysis, it was deemed
necessary to isolate the incremental operating expenditures directly associated with
these capital projects, factor in cost savings attributable to economies of scale or cost
sharing where applicable and prorate the cost on a per unit basis (i.e. sq.ft. of building
space, per vehicle, etc.). This was undertaken through a review of the City’s 2020
Financial Information Return.
In addition to the operational impacts, over time the initial capital projects will require
replacement. This replacement of capital is often referred to as lifecycle cost. By
definition, lifecycle costs are all the costs which are incurred during the life of a physical
asset, from the time its acquisition is first considered, to the time it is taken out of
service for disposal or redeployment. The method selected for lifecycle costing is the
sinking fund method which provides that money will be contributed annually and
invested, so that those funds will grow over time to equal the amount required for future
replacement.
Table D-1 depicts the annual operating impact resulting from the proposed gross capital
projects at the time they are all in place. It is important to note that, while municipal
program expenditures will increase with growth in population, the costs associated with
the new infrastructure (i.e. facilities) would be delayed until the time these works are in
place.
Watson & Associates Economists Ltd. PAGE D-2
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Table D-1
Operating and Capital Expenditure Impacts for Future Capital Expenditures
SERVICE/CLASS
ANNUAL
LIFECYCLE
EXPENDITURES
ANNUAL
OPERATING
EXPENDITURES
TOTAL ANNUAL
EXPENDITURES
1. Other Services Related to a Highway 615,699 943,786 1,559,486
2. Fire Protection Services 1,008,983 13,175,944 14,184,927
3. Parks and Recreation Services 9,780,862 17,351,905 27,132,767
4. Library Services 1,208,799 5,374,431 6,583,231
5. Growth-Related Studies ---
6. Stormwater Management Services 310,803 285,518 596,320
7. By-Law Enforcement Services 94,714 5,815,231 5,909,945
8. Transportation Services 6,561,929 1,916,605 8,478,534
Total 19,581,789 44,863,421 64,445,210
Watson & Associates Economists Ltd. PAGE D-3
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Appendix E
Local Service Policy
Watson & Associates Economists Ltd. PAGE E-1
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Appendix E: Local Service Policy
This Appendix sets out the City’s General Policy Guidelines on D.C. and local service
funding for Services Related to a Highway, Stormwater Management, and Parkland
Development. The guidelines outline, in general terms, the size and nature of
engineered infrastructure that is included in the study as a D.C. project, versus
infrastructure that is considered as a local service, to be emplaced separately by
landowners, pursuant to a development agreement.
The following policy guidelines are general principles by which staff will be guided in
considering development applications. However, each application will be considered, in
the context of these policy guidelines as subsection 59(2) of the D.C.A. on its own
merits having regard to, among other factors, the nature, type and location of the
development and any existing and proposed development in the surrounding area, as
well as the location and type of services required and their relationship to the proposed
development and to existing and proposed development in the area.
A)SERVICES RELATED TO A HIGHWAY
Roads:
Development will be required to provide local services including roadworks, sidewalks,
walkways, local storm sewers, streetlights, structures, utilities and other items identified
in a subdivision or development agreement, for all roads, and/or lanes a) within the plan
of subdivision, b) existing, that have lots fronting onto it, c) adjacent to the plan of
subdivisions but not separated by a reserve, and required to provide access from the
development to an open and maintained road. The reserve will only be required where
the municipality requires restricted access.
Traffic Control:
Development will be required to provide all traffic control measures (including fencing,
line painting, pedestrian signals, and tactile warning surfaces) identified through the
approval process on roads a) within the plan of subdivision, and b) adjacent to the plan
of subdivision or c) intersecting the plan of subdivision.
Watson & Associates Economists Ltd. PAGE E-2
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Should the development be of a large enough scale to be required to install a signalized
intersection, identified through the approval process, the City will supplement the cost
only if the signalized intersection is one identified in the by-law.
B) STORMWATER MANAGEMENT
The following guidelines are used to identify Stormwater Management Facilities internal
to development:
a) the conveyance system within creeks internal to a development whereby local
benefit is apparent or re-alignment is necessary for the development of adjacent
lands;
b) a share of the cost of culverts based on the local benefits derived;
c) all stormwater management facilities, outfalls and localized creek or channel
improvements related to a development plan will be cost-shared among all
landowners within the planning area through Developer Cost-Sharing
Agreements; and
d) any stormwater quality and quantity control measures required to mitigate
impacts of development (i.e. SWM ponds, superpipes, oil-grit separators, low
impact development measures (LIDs), such as bioswales, rain gardens,
infiltration trenches, rain barrels, offsite plantings etc.).
All minor/local stormwater management facilities internal to a development (including
storm sewer pipe networks, stormwater management ponds, plunge pools,
creek/channel stabilization measures, LIDs etc.), are the responsibility of the direct
developer under section 59, subsection (2) of the Development Charges Act (as a local
service), thus have not been identified in this study.
Development will be required to provide a storm sewer system sized to include all
upstream lands and/or proposed developments, including the outfall section of the
storm sewer to an approved location. The storm sewer system may also require and
must include all lands and/or easements, structures, erosion and sedimentation
controls, quality and quantity measures (SWM ponds, oil-grit separators, LIDs etc.) and
restoration and/or replanting programs. Should over-sizing for upstream development
be required, a front-ending agreement or site-specific development charge (amending
by-law) will be reviewed and implemented if deemed appropriate.
Watson & Associates Economists Ltd. PAGE E-3
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
C) PARKLAND DEVLOPMENT
With respect to parkland dedication, it is assumed that landowners, as part of their
subdivision agreements, will be required to undertake rough and fine grading for
overland flows and to seed and provision of municipal services (water, sanitary, storm,
and electrical) to the property line. The parkland development costs included in the
D.C. are supplementary to that work.
Watson & Associates Economists Ltd. PAGE E-4
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Appendix F
Draft D.C. By-law
Watson & Associates Economists Ltd. PAGE F-1
H:\Pickering\2022 DC and CBC\Report\2022 Development Charges Background Study -City of Pickering -Final.docx
Attachment #3 to FIN 09-22
The Corporation of the City of Pickering
By-law No. XXXX/22
Being a By-law Regarding Development Charges
Whereas pursuant to subsection 2(1) of the Development Charges Act, 1997 (the Act), the
council of a municipality may by by-law impose development charges against land to pay for
increased capital costs required due to increased needs for servicing arising from development
of the area to which the By-law applies;
Whereas the Council of The Corporation of the City of Pickering approved the City of Pickering
Development Charge Background Study, dated May 11, 2022, prepared by Watson & Associates
Economists Ltd;
Whereas the Council has made the Background Study and proposed Development Charges By-
law available to the public at least sixty days prior to by-law passage and two weeks prior to the
public meeting and has given notice in accordance with Section 12 of the Act of its development
charges proposal and a public meeting was held on June 20, 2022
Whereas the Council has heard all persons who applied to be heard in objection to, or in support
of, the proposed Development Charge By-law at such public meeting, and provided a subsequent
period for written communications to be made;
Whereas the Council in adopting the Development Charge Background Study directed that
development charges be imposed on land under development or redevelopment within the
geographical limits of the municipality as hereinafter provided.
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows:
Part I
Application
1. (1) Subject to subsection (2), this By-law applies to all lands whether or not the land or
use is exempt from taxation under Section 3 of the Assessment Act.
(2) This By-law shall not apply to land that is owned by and used for
the purposes of,
(a) a board of education as defined under subsection 1(1) of the Education Act;
(b) any municipality or local board thereof;
(c) the development of a non-residential farm building used for bona fide
agricultural purposes;
By-law No. "[Click here and type By-law #]" Page 2
(i) Notwithstanding subsection 2(c) the exemption will not apply to the
development charges calculated with respect to Transportation
Services, Fire Protection Services, and Other Services Related to a
Highway;
(d) a building or structure that is used in connection with a place of worship and is
exempt from taxation under the Assessment Act as a result;
(e) development where:
(i) no additional dwelling units are being created; or
(ii) no additional non-residential gross floor area is being added; or
(f) nursing homes and hospitals.
(g) Land vested in or leased to a university that receives regular and ongoing
operating funds from the government for the purposes of post-secondary
education if the development is intended to be occupied and used by the
university
(3) An owner who has obtained a demolition permit and demolished an existing
dwelling unit or a non-residential building in accordance with the provisions of the
Building Code Act shall not be subject to the development charge under
subsection (1) with respect to the development· being replaced, provided that:
(a) the building permit for the replacement residential units or non-residential
area is issued not more than 5 years after the date of demolition;
(b) the building permit for those properties that do not have municipal services
that include sanitary sewer, storm sewer and watermain for the replacement
residential units or non-residential area is issued not more than 10-years
after the date of demolition;
(c) the applicant has provided proof that the building being demolished was
subject to, and paid a development charge under a prior by-law, or a lot levy
under by-law 3322/89; and
(d) any dwelling units or additional non-residential floor area created in excess
of what was demolished shall be subject to the development charge
calculated under Sections 6 and 11, respectively.
2. (1) Subject to subsection (2), development charges shall apply, and shall be calculated,
paid, and collected in accordance with the provisions of this By-law, in respect of
land to be developed for residential use, non-residential use, or both where the
development requires,
(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;
By-law No. "[Click here and type By-law #]" Page 3
(c) a conveyance of land to which a by-law passed under subsection50(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 permit under the Building Code Act, in relation to a building
or structure.
(2) Subsection (1) shall not apply in respect of:
(a) 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;
(b) local services to be installed or paid for by the owner as a condition of
approval under Section 53 of the Planning Act.
(3) Notwithstanding subsection (1), development charges for rental housing and
institutional developments are due and payable in 6 installments commencing with
the first installment payable on the date of occupancy, and each subsequent
installment, including interest, payable on the anniversary date each year
thereafter.
(4) Notwithstanding subsection (1), development charges for non-profit housing
developments are due and payable in 21 installments commencing with the first
installment payable on the date of occupancy, and each subsequent installment,
including interest, payable on the anniversary date each year thereafter.
(5) Notwithstanding subsections (1) to (4), where the development of land results from
the approval of a Site Plan or Zoning By-law Amendment received on or after
January 1, 2020, and the approval of the application occurred within 2 years of
building permit issuance, the Development Charges under Section 2 shall be
calculated based on the rates set out in Schedule “C” on the date of the planning
application, including interest. Where both planning applications apply,
Development Charges under Section 2 shall be calculated on the rates, including
interest, set out in Schedule “C” on the date of the later planning application.
(6) Interest for the purposes of subsections (3) to (5) shall be determined as set out in
the City of Pickering Development Charge Interest Rate Policy # FIN-090, as
amended from time to time.
(7) For the purposes of subsection (3) “institutional development” means development
of a building or structure intended for use:
(a) as a long-term care home within the meaning of subsection 2 (1) of the Long
Term Care Homes Act, 2007;
By-law No. "[Click here and type By-law #]" Page 4
(b) as a retirement home within the meaning of subsection 2 (1) of the
Retirement Homes Act, 2010;
(c) by any institution of the following post-secondary institutions for the objects of
the institution:
(i) a university in Ontario that receives direct, regular, and ongoing
operation funding from the Government of Ontario;
(ii) a college or university federated or affiliated with a university
described in subclause (i); or
(iii) an Indigenous Institute prescribed for the purposes of section 6 of the
Indigenous Institute Act, 2017;
(d) as a memorial home, clubhouse, or athletic grounds by an Ontario branch of
the Royal Canadian Legion; or
(e) as a hospice to provide end of life care;
(8) For the purposes of subsection (3) “Rental housing” means development of a
building or structure with four or more dwelling units all of which are intended for
use as rented residential premises;
(9) For the purposes of subsection (4) “Non-profit housing development” means
development of a building or structure intended for use as residential premises by:
(a) a corporation to which the Not-for-Profit Corporations Act, 210 applies, that is
in good standing under that Act and whose primary objective is to provide
housing;
(b) a corporation without share capital to which the Canada Not-for-profit
Corporation Act applies, that is in good standing under that Act and whose
primary objective is to provide housing; or
(c) a non-profit housing co-operative that is in good standing under the Co-
operative Corporations Act;
3. (1) Where two or more of the actions• described in subsection 2(1) are required before
land to which a development charge applies can be developed, only one
development charge shall be calculated, paid and collected in accordance with the
provisions of this By-law.
(2) Notwithstanding subsection (1), more than one development charge bylaw may
apply to the same area and if two or more of the actions described in subsection
2(1) occur at different times, and if the subsequent action has the effect of
increasing the need for services as designated in Sections 5 and 10, an additional
development charge shall be calculated, paid and collected in accordance with the
provisions of this By-law.
By-law No. "[Click here and type By-law #]" Page 5
Part II
Residential Development Charges
4. In this Part,
(a) "apartment building" means a residential building or the residential portion of a
mixed-use building consisting of more than 3 dwelling units, which dwelling units
have a common entrance to grade, but does not include a triplex, semi-detached
duplex, semi-detached triplex, townhouse. Notwithstanding the forgoing and
Apartment Building includes a Stacked Townhouse;
(b) “apartment” means a dwelling unit in an apartment building;
(c) “bedroom” means any room used, or designed or intended for use, as sleeping
quarters;
(d) “development charge” means residential development charge;
(e) "dwelling unit" means a room or suite of rooms used, or designed or intended for
use by one person or persons living together, in which culinary and sanitary
facilities are provided for the exclusive use of such person or persons;
(f) "garden suite" means a one-unit detached, temporary residential structure
containing bathroom and kitchen facilities that is ancillary for an existing residential
structure and that is designed to be portable;
(g) "grade" means the average level of finished ground adjoining a dwelling at all
exterior walls;
(h) "gross floor area" means the total floor area, measured between the outside of
exterior walls or between the outside of exterior walls and the centre line of party
walls dividing the building from another building, of all floors above the average
level of finished ground adjoining the building at its exterior walls;
(i) "hospital" means land, buildings or structures used, or designed or intended for
use as defined in the Public Hospitals Act, R.S.O. 1990, c.P.40 as amended;
(j) "Live Work unit" is as defined in the City's zoning by-laws;
(k) "nursing home" means a building owned and operated on a non-profit basis but
excluding any building or part of a building which is comprised of dwelling units;
(l) "residential use" means lands, buildings or structures used, or designed or
intended for use as a home or residence of one or more individuals, and shall
include, but is not limited to, a single detached dwelling, a semi detached
dwelling, a townhouse, a plex, a stacked townhouse, an apartment building, a
mobile home, a retirement residence and a residential dwelling unit accessory to a
non-residential use;
By-law No. "[Click here and type By-law #]" Page 6
(m) "retirement residence" means a residential building or the residential portion of a
mixed-use building which provides accommodation for persons of retirement age,
where common facilities for the preparation and consumption of food are provided
for the residents of the building, and where each unit or living accommodation has
separate sanitary facilities, less than full culinary facilities and a separate entrance
from a common hall;
(n) "retirement residence unit" means a unit within a retirement residence;
(o) "semi-detached dwelling" means one pf a pair of dwelling units attached together
horizontally above or below grade or both above and below grade;
(p) "single-attached dwelling" means one of a group of not less than three adjacent
dwelling units attached together horizontally by above grade common walls;
(q) "single-detached dwelling" means a single dwelling unit which is free-standing,
separate and detached from any other building or structure.
(r) “stacked townhouse” means a building, other than a plex, townhouse, or
apartment building, containing at least 3 dwelling units, each dwelling unit
separated vertically and/or horizontally and each dwelling unit having a separate
entrance to grade;
(s) “townhouse” means a building, other than a plex, stacked townhouse, or
apartment building, containing at least 3 dwelling units, each dwelling unit
separated vertically from the other by a party wall and each dwelling unit having a
separate entrance to grade;
5. Development charges against land to be developed for residential use shall be based upon
the services designated in Schedule "A", which are provided by the City.
6. (1) Subject to the provisions of this Part, development charges against land to be
developed for residential use shall be calculated, paid and collected at the rates per
residential unit set out in Schedule "C";
(2) Residential development located within Seaton lands, as shown in Schedule “B”, is
subject to the Seaton Transportation funding arrangement and not to the
Transportation charge applicable to development in the rest of Pickering;
(3) The development charges imposed on a retirement residence unit under
subsection (1) shall be payable at the rate applicable to an apartment of one
bedroom and smaller;
(4) Development charges against land to be developed for a Live Work unit shall be
subject to the-residential rates.
(5) Notwithstanding this Section, development charges against land to be developed
for residential use, where building permit applications were received prior to July 1,
2022 shall be calculated, paid, and collected at the rates set out in Schedule "D",
provided:
By-law No. "[Click here and type By-law #]" Page 7
(a) the permit application is complete in terms of the applicant's submission
requirements set out in the building code and the City's Building By-law;
(b) applicable law approvals prescribed in the building code have been obtained
or applied for; and
(c) the building permit or a conditional building permit is issued for all or part of
the building by August 15, 2022.
7. (1) Subject to subsections (2) and (3), Section 6 shall not apply in respect of a
renovation, addition or installation which involves the creation of:
(a) one or two additional dwelling units in an existing single-detached Dwelling or
ancillary structure thereto, subject to prescribed regulations; or
(b) an additional dwelling unit in any other existing residential building or ancillary
structure thereto, subject to prescribed regulations.
(2) Notwithstanding clause (1)(a) of this Section, development charges shall be
calculated, paid and collected in accordance with Section 6 where the total gross
floor area of the additional unit or units is greater than the total gross floor area of
the existing dwelling unit.
(3) Notwithstanding clause (1)(b) of this Section, development charges shall be
calculated, paid and collected in accordance with Section 6 where the additional
unit has a gross floor area greater than,
(a) in the case of a semi-detached dwelling or single attached dwelling, the gross
floor area of the dwelling unit already in the building; or
(b) in the case of any other residential building; the gross floor area of the
smallest dwelling unit contained in the residential building.
(4) Section 6 shall not apply in respect of the creation of a second dwelling unit in
prescribed classes of proposed new residential buildings, including structures
ancillary to dwellings, subject to the following restrictions:
By-law No. "[Click here and type By-law #]" Page 8
Item Name of Class of Proposed New
Residential Buildings
Description of Class of Proposed
New Residential Buildings Restrictions
1 Proposed new detached dwellings
Proposed new residential buildings
that would not be attached to other
buildings and that are permitted to
contain a second dwelling unit, that
being either of the two dwelling units,
if the units have the same gross floor
area, or the smaller of the dwelling
units.
The proposed new detached dwelling
must only contain two dwelling units.
The proposed new detached dwelling
must be located on a parcel of land on
which no other detached dwelling, semi-
detached dwelling or row dwelling would
be located.
2 Proposed new semi-detached
dwellings or row dwellings
Proposed new residential buildings
that would have one or two vertical
walls, but no other parts, attached to
other buildings and that are permitted
to contain a second dwelling unit,
that being either of the two dwelling
units, if the units have the same
gross floor area, or the smaller of the
dwelling units.
The proposed new semi-detached
dwelling or row dwelling must only contain
two dwelling units.
The proposed new semi-detached
dwelling or row dwelling must be located
on a parcel of land on which no other
detached dwelling, semi-detached
dwelling or row dwelling would be located.
3
Proposed new residential buildings
that would be ancillary to a proposed
new detached dwelling, semi-
detached dwelling or row dwelling
Proposed new residential buildings
that would be ancillary to a proposed
new detached dwelling, semi-
detached dwelling or row dwelling
and that are permitted to contain a
single dwelling unit.
The proposed new detached dwelling,
semi-detached dwelling or row dwelling,
to which the proposed new residential
building would be ancillary, must only
contain one dwelling unit.
The gross floor area of the dwelling unit in
the proposed new residential building
must be equal to or less than the gross
floor area of the detached dwelling, semi-
detached dwelling or row dwelling to
which the proposed new residential
building is ancillary.
8. (1) Where non-residential floor area is to be converted to residential space, a charge
shall be paid for any new residential units created, less the amount of the charge
which would be payable if the existing non-residential space being converted were
being constructed, but in no case shall the net charge be less than zero.
(2) Notwithstanding subsection (1), development charge credits for the conversion of
an existing building from one principal use to another will only be provided where
the applicant has provided proof of payment of a development charge under a
previous by-law or a lot levy under by-law 3322/89 with regard to the building to be
converted.
By-law No. "[Click here and type By-law #]" Page 9
Part III
Non-Residential Development Charges
9. In this Part,
(a) "agricultural use" means lands, buildings, or structures, excluding any portion
thereof used as a dwelling unit or for a commercial use, used or designed or
intended for use for the purpose of a bona fide farming operation including, but not
limited to, animal husbandry, dairying, livestock, fallow, field crops, removal of sod,
forestry, fruit farming, greenhouses, horticulture, market gardening, pasturage,
poultry keeping, and equestrian facilities;
(b) "development charge'' means non-residential development charge;
(c) "grade" means the average level of finished ground adjoining a building at all
exterior walls;
(d) "existing industrial building" means a building used for or in connection with:
(i) manufacturing, producing, processing, storing, or distributing something;
(ii) research or development in connection with manufacturing, producing, or
processing something;
(iii) retail sales by a manufacturer, producer, or processor of something they
manufactured, produced, or processed, if the retail sales are at the site where
the manufacturing, production or processing takes place; or
(iv) office or administrative purposes if they are:
(1) carried out with respect to manufacturing, producing, processing,
storage or distributing or something, and In or attached to the building
or structure used for that manufacturing, producing, processing,
storage, or distribution;
(2) in or attached to the building or structure used for that manufacturing,
producing, processing, storage, or distribution;
(e) "gross floor area" means the total floor area, measured between the outside of
exterior walls or between the outside of exterior walls and the centre line of party
walls dividing the building from another building, of all floors above the average
level of finished ground adjoining the building at its exterior walls;
(f) "net hectare" means the area in hectares of a parcel of land exclusive of the
following:
(i) lands conveyed or to be conveyed to the City of Pickering or a local board
thereof or the Region or a local board thereof;
(ii) lands conveyed or to be conveyed to the Ministry of Transportation for the
construction of provincial highways;
By-law No. "[Click here and type By-law #]" Page 10
(iii) hazard lands conveyed or to be conveyed to a conservation authority as a
condition of development;
(iv) lands identified as "Natural Heritage System" pursuant to the Central Pickering
Development Plan; and
(v) storm water management facility areas;
(g) "non-residential" means designed, adapted, or used for any purpose other than a
dwelling unit or dwelling units, or accessory uses or spaces to a dwelling or
dwellings;
(h) "total floor area" means the sum total of the areas of the floor whether above or
below grade, measured between the exterior faces of the exterior walls of the
building or structure or from the centre line of a common wall separating two uses;
and
(i) includes the area of mezzanine as defined in the Ontario Building Code; and
(ii) excludes those areas used exclusively as mechanical areas or for parking
garages or structures.
10. Development charges against land to be developed for non-residential use shall be based
upon the services designated in Schedule "A", which are provided by the City.
11. (1) Subject to the provisions of this Part, development charges against land to be
developed for non-residential use shall be calculated, paid, and collected at the
rates set out in Schedule "C":
(2) Non-residential development located within Seaton Lands in Schedule B is subject
to the Seaton Transportation funding arrangement and not to the Transportation
charge applicable to development in the rest of Pickering. Further, non-residential
development located within the Seaton Prestige Employment Lands is subject to
the charge per net hectare set out in Schedule "C";
(3) The development charges in subsection (2) shall be calculated based on the
number of net hectares of the entire parcel of land on which development will
occur.
(4) 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 ln
respect of the enlargement will be determined as follows:
(a) if the gross floor area is enlarged by 50 percent or less, the amount of the
development charge in respect of the enlargement is zero; and
(b) if the gross floor area is enlarged by more than 50 percent, 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:
By-law No. "[Click here and type By-law #]" Page 11
(i) determine the amount by which the enlargement in gross floor area
exceeds 50 percent of the gross floor area lawfully constructed at the
time of building permit application; and
(ii) divide the amount determined under paragraph (i) by the amount of
the enlargement.
(c) for the purposes of calculating the floor area of the existing industrial building,
floor area created by a previous enlargement shall not be included.
(5) Notwithstanding this Section, development charges against land to be developed
for non-residential use, where building permit applications were received prior to
July 1, 2022 shall be calculated, paid, and collected at the rates set out in Schedule
"D", provided:
(a) the permit application is complete in terms of the applicant's submission
requirements set out in the building code and the City's Building By-law;
(b) applicable law approvals prescribed in the building code have been obtained
or applied for; and
(c) the building permit or a conditional building permit is issued for all or part of
the building by August 15, 2022.
12. (1) Where residential floor area is to be converted to non-residential floor area, a
charge shall be paid for any new non-residential space created, less the amount of
the charge which would be payable if the existing residential units being converted
were being constructed, but in no case shall the net charge be less than zero.
(2) Notwithstanding subsection (1), development charge credits for the conversion of
an existing building from one principal use to another will only be provided where
the applicant has provided proof of payment of a development charge under a
prior by-law or a lot levy under by-law 3322/89 with regard to the building to be
converted.
Part IV
Administration
13. Development charges against land to be developed for residential uses, non-residential
uses, or both, shall be calculated, paid, and collected as follows:
(a) development charges against that portion of the land to be developed for
residential use shall be calculated, paid and collected on a per dwelling unit of
residential use basis in accordance with Part II and Schedule "C" of this By-law;
(b) development charges against that portion of the land to be developed for non-
residential use shall be calculated, paid and collected in accordance with Part Ill
and Schedule "C" of this By-law; and
By-law No. "[Click here and type By-law #]" Page 12
(c) development charges against land to be developed for both residential and non-
residential uses shall be calculated, paid and collected (in the case of the
residential component, on a per dwelling unit basis), in accordance with Parts II
and III and Schedule “C” of this By-law.
14. (1) Development charges shall be payable in full on the date that the building permit is
issued in relation to a building or structure on land to which a development charge
applies, except as provided in section 2(4) hereof.
(2) No building permits shall be issued by the City for the construction of any building
or structure on land to which a development charge applies until the applicable
development charge has been paid in full to the City.
(3) Where an owner has paid to the City, prior to the enactment of this By-law, in
relation to a building or structure on land to which a development charge applies,
(a) a charge against development pursuant to an obligation to do so in a
subdivision agreement, condominium agreement, development agreement or
other agreement with the City;
(b) a fee as a condition of obtaining a consent to create a lot, other than the
application fee; or
(c) a lot levy pursuant to By-law 3322/89, and the building permit for that building
or structure has not been issued prior to the enactment of this By-law, the
owner shall be credited with the amount so paid, up to the amount of the
development charge payable, as part of the development charge payable
hereunder when the building permit is issued.
15. (1) Monies received from payment of development charges shall be maintained in a
separate reserve fund for each service designated in Schedule "A", plus interest
earned thereon.
(2) Monies received for the payment of development charges shall be used only in
accordance with the provisions of s.35 of the Act.
(3) The amounts contained in the reserve funds established under this Section shall
be invested, with any income received credited to the development charge reserve
funds in relation to which the investment income applies.
16. (1) The development charges referred to in Sections 6 and 11 shall be adjusted
annually, without amendment to this By-law, as of July 1 each year,
(a) The rates in Schedule “C” shall be adjusted annually in accordance with the
change in the index for the most recently available annual period ending
March 31 for the Statistics Canada Non-Residential Building Construction
Price Index for Toronto
(2) The indexed development charges rates effective July 1 each year shall not apply
to permit applications received prior to the July 1 effective date, provided:
________________________________
________________________________
By-law No. "[Click here and type By-law #]" Page 13
(a) the permit application is complete in terms of the applicant's submission
requirements set out in the Ontario Building Code and the City's Building By-
law;
(b) applicable law approvals prescribed in the Ontario Building Code have been
obtained or applied for; and
(c) the building permit or a conditional building permit is issued for all or part of
the building by the date set out in the Region of Durham’s annual report on the
indexing of Development Charges.
17. Development charges are payable by cash or certified cheque at the applicable rates or as
otherwise may be approved by Council.
18. Council may consider allowing a person to perform work that relates to a service to which
this By-law relates and, if it agrees, shall give the person a credit towards the development
charge otherwise payable in exchange for the related work.
19. This By-law shall be administered by the Finance Department and applied by the Chief
Building Official.
20. The following schedules to this by-law form an integral part of this by-law:
Schedule "A" -Designated Municipal Services Under this By-law.
Schedule "B" -City of Pickering and Seaton Lands.
Schedule "C" -Schedule of Development Charges Effective July 12, 2022.
21. This By-law shall come into force and effect at 12:01 am on July 12, 2022 for a term not
to exceed five years from the date it comes into force, unless it is repealed at an earlier
date.
22. By-law No. 7595/17, as amended, shall be repealed as of the date this By-law comes into
force.
By-law passed this 11th day of July, 2022.
David Ryan, Mayor
Susan Cassel, City Clerk
By-law No. "[Click here and type By-law #]" Page 14
Schedule “A”
Designated Municipal Services and Classes of Service
Under this By-law
(a) Fire Protection Services;
(b) By-law Enforcement Services;
(c) Transportation Services;
(d) Other Services Related to a Highway;
(e) Parks and Recreation Services;
(f) Library Services;
(g) Stormwater Management Services; and
(h) Growth-Related Studies
By-law No. "[Click here and type By-law #]" Page 15
Schedule “B”
City of Pickering Seaton Lands
By-law No. "[Click here and type By-law #]" Page 16
Schedule “C”
City of Pickering Schedule of Development Charges
Effective July 12, 2022
Single and Semi-
Detached Dwelling Other Multiples
Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
Seaton Prestige
Employment Land
Other Pickering Non-
Residential 2
(per net hectare)(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Class of Service:
Other Services Related to a Highway 747 575 434 267 11,911 0.34
Fire Protection Services 1,216 937 707 434 19,402 0.56
Parks and Recreation Services 12,858 9,905 7,478 4,589 43,125 1.23
Library Services 2,432 1,874 1,415 868 8,163 0.23
Growth-Related Studies 237 182 138 84 1,227 0.04
Stormwater Management Services 448 345 261 160 7,153 0.21
By-Law Enforcement Services 107 82 62 38 1,697 0.05
Total Municipal Wide Services/Class of Services 18,045 13,900 10,495 6,440 92,679 2.66
Outside of Seaton Lands 1
Transportation Services 13,610 10,484 7,915 4,858 4.86
Total Services Outside of Seaton Lands 13,610 10,484 7,915 4,858 - 4.86
Seaton 18,045 13,900 10,495 6,440 92,679 2.66
Rest of Pickering 31,655 24,384 18,410 11,298 7.52
RESIDENTIAL NON-RESIDENTIAL
2. Does not apply to prestige employment development in Seaton, as that development is subject to the per net Ha land area charge instead.
1. Subject to a separate agreement outside of the Development Charges Act concerning the provision of Transportation requirements in addition to other funding contributions
Service/Class of Service
By-law No. "[Click here and type By-law #]" Page 17
Schedule “D”
City of Pickering Schedule of Development Charges
Applicable to Building Permit Applications
Received Prior to July 1, 2022 as per Section 6(5) and 11(5) of this By-law
Single and Semi-
Detached Dwelling Other Multiples Apartments - 2
Bedrooms +
Apartments -
Bachelor and 1
Bedroom
(per net Ha of
Prestige Employment
Land in Seaton)
(per sq.ft. of Gross
Floor Area)
Municipal Wide Services/Classes:
Other Services Related to a Highway 498 403 315 223 6,168 0.18
Fire Protection Services 1,014 820 640 454 13,039 0.37
Parks and Recreation Services 7,720 6,231 4,877 3,456 20,242 0.60
Library Services 1,275 1,030 806 571 3,048 0.09
Growth-Related Studies 338 274 214 151 4,353 0.12
Stormwater Management 326 264 206 146 3,965 0.11
Total Municipal Wide Services/Classes:11,171 9,022 7,058 5,001 50,815 1.47
Outside of Seaton Lands
Transportation 1 10,516 8,490 6,644 4,706 2.96
Total Services Outside of Seaton Lands 10,516 8,490 6,644 4,706 - 2.96
Seaton 11,171 9,022 7,058 5,001 50,815 1.47
Rest of Pickering 21,687 17,512 13,702 9,707 4.43
Service/Class
RESIDENTIAL
1. Subject to a separate agreement outside of the Development Charges Act concerning the provision of Transportation requirements in addition to other funding contributions
2. Does not apply to prestige employment development in Seaton, as that development is subject to the per net Ha land area charge instead.