HomeMy WebLinkAboutFIN 08-25Report to Council
Report Number: FIN 08-25
Date: June 23, 2025
From: Stan Karwowski
Director, Finance & Treasurer
Subject: Approval of the 2025 Development Charge Background Study and
2025 Community Benefits Charges Strategy
File: F-4920
Recommendation:
1.That Report FIN 08-25 regarding the approval of the 2025 Development Charge Background
Study and 2025 Community Benefits Charges Strategy be received;
2.That the City of Pickering – Development Charges Background Study, dated April 23, 2025 and
its addendum dated June 2,2025, prepared by Watson & Associates Economists Ltd. as
required under Section 10(1) of the Development Charges Act, 1997, be approved;
3.That Council approve the Residential Development Charges for Development on Seaton Lands
with an effective date of July 1, 2025 as shown in Schedule A;
4.That Council approve the Residential Development Charges for Development on Outside of
Seaton Lands with an effective date of July 1, 2025 as shown in Schedule B;
5.That Council approve the Non Residential (Commercial, Industrial and Institutional)
Development Charges with an effective date of July 1, 2025 as shown in Schedule C;
6.That the Director, Finance & Treasurer be directed that residential and non-residential
Development Charges be indexed annually on July 1 of each year starting in 2026 by applying
the annual change in the Statistics Canada Non-Residential Building Construction Price Index
for Toronto, for the period ending March 31 of each year;
7.That Council approve the Community Benefits Charges Strategy, dated April 23, 2025;
8.That Council determine that no further public meeting is required, pursuant to Section 12 of the
Development Charges Act 1997, as amended;
9. That Council enact the Development Charge By-law as set out in Attachment 3 to this report
with an effective date of July 1, 2025;
10.That Council approve the Development Charge deferral program for high rise residential
developments and non-residential developments, with an effective date of June 24, 2025 as
shown in Schedule D;
11.That Council approve an amendment to the General Municipal Fees & Charges By-law 6191/03
as amended, as set out in Attachment 8 to this report, to implement fees related to the
FIN 08-25 June 23, 2025
Page 2
Development Charge deferral program for high rise residential developments and non-
residential developments;
12.That the City continue the Reserve 8008, established for the City’s share (i.e., the non-
development charge portion) of the costs of services included in the Development Charges
Study and that the contributions be included in the Annual Current Budget for consideration by
Council;
13.That the City Clerk be instructed to undertake the By-law passage notification provisions under
the Development Charges Act, 1997 and Ontario Regulation 82/98;
14.That Council enact the Community Benefits Charges Strategy By-law as set out in Attachment
10 this report;
15.That the City Clerk be instructed to undertake the By-law passage notification provisions under
the Planning Act and Ontario Regulation 509/20;
16.That Council confirm its intention to ensure that the increase in the need for services attributable
to growth will be met, recognizing that specific projects and project timing as contained in the
study may be revised from time to time at the discretion of Council;
17.That Council confirms its intention that the future excess capacity identified in the 2025
Development Charges Background Study shall be paid for by development charges or similar
charge; and
18.That the appropriate City officials be authorized to take the actions necessary to implement these
recommendations.
Executive Summary: The 2025 Development Charge (DC) Background Study and Community
Benefits Charges Strategy (CBC) represent an update to Pickering’s financial framework for
accommodating growth-related capital costs over the planning horizon to 2039. The updated studies
reflect revised growth forecasts, capital project needs, and statutory policy changes stemming from
recent provincial legislation, including Bill 134 and Bill 185.
As stipulated by legislation, the DC Study was made available to the public for review on April 23,
2025, followed by a statutory public meeting held on June 9, 2025, providing an opportunity for
Council, industry stakeholders and members of the public to ask questions and offer comments with
respect to the proposed DC rates and draft DC By-laws.
This purpose of this report is to get Council approval of the 2025 DC Background Study, the CBC
Strategy, its associated by-laws, updated rates, and the DC deferral program.
Relationship to the Pickering Corporate Strategic Plan: The recommendations in this report
respond to the Pickering Strategic Plan Corporate Key: Good Governance/Customer Service
Excellence.
FIN 08-25 June 23, 2025
Page 3
Financial Implications:
A. DCs remain the most important revenue tool for the City to fund growth-related
infrastructure
Existing statutory constraints limit municipalities’ ability to fully recover growth-related costs from DCs
and a portion of the cost of growth is required to be funded from the other funding sources.
The DC Background Study includes a gross capital program of $1 billion, of which $505 million is to
be recovered from DC’s. While the gross capital cost estimate has increased from $815M (2022) to
$1 billion (2024), the recoverable amount under the DC by-law has decreased due to larger non-
eligible deductions.
As Table 1 indicates, for every dollar in growth related capital cost, the City must fund 49.7 cents.
One of the key tools in funding the City share will be the use of long-term debt. Of the net $504.7
million included in the calculation, $442.4 million is recoverable from residential development and
$61.6 million from non-residential development. The balance of $498 million to be recovered from
non-DC sources. At this current time, debt financing will probably be used to finance the non-
residential development costs.
Table 1
Growth-related capital program
In summary, the approval of the DC Background Study and passage of the new DC by-law will help
the City recoup the updated growth-related infrastructure costs of $504.7 million and mitigate
potential revenue losses.
B. CBC will not provide sufficient funding for all growth-related capital costs
The City has identified capital costs attributable to eligible high-density growth of $26.6 million which
are in excess of the calculated maximum allowable amount of $10.2 million. Please refer to Table 2
for details.
FIN 08-25 June 23, 2025
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This shortfall in funding is estimated based on the forecast development, land values estimate,
growth-related capital needs attributable to CBC eligible high-density development, and the current
legislated restriction of 4% of land value. The CBC strategy recommends imposing the maximum
permissible under the Planning Act, i.e. 4% of land value.
Table 2
Community Benefits Charge Calculation 2025 to 2039
Discussion:
The statutory public meeting was held at the Special Meeting of Council on June 9, 2025,
through Report FIN 07-25, which provided a comprehensive overview of the DC Background
Study, CBC Strategy, and proposed DC deferral programs
The report was accompanied by a presentation to Council by Watson & Associates Economists Ltd.
that highlighted a requirement of $1 billion to fund the infrastructure required to accommodate the
anticipated growth to 2039, with $506 million to be recovered through DC’s.
Service areas funded through DCs include:
FIN 08-25 June 23, 2025
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City wide Area Specific
• Fire Protection Services;
• By-law Enforcement Services;
• Other Transportation;
• Parks and Recreation Services;
• Library Services;
• Stormwater Management Services; and
• Growth-Related Studies
• Transportation
The charges are differentiated by development type and service area, with Residential DCs imposed
on a per dwelling unit basis and Non-Residential DCs imposed per net hectare for the Seaton
Prestige Employment Lands and per sq.ft. of gross floor area for the remaining areas.
The revised DC rate will ensure that the City will be able to meet its growth-related capital
needs sustainably
The change from current rates is the result of revised growth forecasts, updated capital programs,
revised persons per unit assumptions and a significant increase in construction costs. The updated
rates (Table 3) maintain Pickering’s position as a competitively priced municipality for development,
providing sufficient revenue to support growth while remaining aligned with rates in peer jurisdictions.
Table 3
City of Pickering Development Charges, effective July 1, 2025 ($)
There were no formal delegations made at the statutory public meeting on June 9, 2025.
Categories Rest of Pickering Seaton
Residential
Singe and Semi-detached 42,812 24,810
Other Multiples 33,049 19,152
Apartments. (includes Stacked townhouses)
2 bedrooms+26,543 15,382
Less than 2 bedrooms 16,670 9,660
Non-Residential
per Sq.ft. of Gross Floor Area 10.63 3.19
per Hectare (Seaton Prestige lands) N/A 83,767
FIN 08-25 June 23, 2025
Page 6
However, written submissions were received from the following:
• letter from Randy M. Grimes on behalf of Seaton Landowners Group
• joint letter from the Building Industry and Land Development Association (BILD) and Durham
Region Home Builders Association (DRHBA) dated June 6, 2025
• letter from Keleher Planning & Economic Consulting Inc. (KPEC) dated June 5, 2025
The response to Mr. Grimes questions is attached to this report. The KPEC letter included many
detailed questions and staff are currently working on a response. The joint letter from BILD and
Durham Region Home Builders Association (DRHBA) presented three points which are: economic
conditions are challenging and therefore, it is a difficult time to be increasing DC fees, acknowledging
and supporting City’s DC deferral program and asked for the City to consider expanding its DC
deferral program to all forms of residential construction. Please see Chart One below, that shows a
comparison of DC rates.
Chart One
Pickering’s proposed single detached DC fee rate is comparable with Ajax and Oshawa and below
Whitby’s current DC rate. Pickering’s new DC rate is competitive and attractive when compared to
other municipalities in the province. As shown in Chart One, Pickering is in the middle of the group in
the DC comparison.
Chart two compares Pickering with its lakeshore neighbours, and those municipalities who border
Toronto.
FIN 08-25 June 23, 2025
Page 7
Chart Two
Vaughan announced late last year a reduction in its DC fee as shown in the orange bar graph with
positive support from BILD. However, Vaughan’s revised DC rate is still higher than Pickering’s
proposed rate. The argument put forth by BILD and DRHBA regarding the increasing of the DC fees
does not consider the fact that Pickering’s DC rates are still very competitive when compared to other
municipalities. The proposed Pickering DC rate still presents a fiscally responsible DC position. It
should be noted, that for over 25 plus years, Pickering’s DC rate has always been in the lowest
quartile.
DC rates are indexed to keep DC revenues current with construction costs
DC rates are adjusted annually on July 1 of each year based on the Statistics Canada Non-
Residential Building Construction Price Index for Toronto. As the current Background Study has
updated capital costs that reflect the 2025 values, there will be no indexing for the period starting from
July 1, 2025, to June 30, 2026. The next indexing of DC rates will be done on July 1, 2026.
Transition Provision to ease implementation of new DC Rates
To support the development community in adjusting to the new DC rates, a transition provision has
been established. The revised DC rates will take effect on July 1, 2025. Any complete building permit
application submitted after this date will be subject to the updated rates. However, for applications
submitted on or before June 30, 2025, the new rates will not apply, provided that a building permit (or
conditional building permit) is issued by August 15, 2025 for all or part of the building.
Phased DC Deferral Program to Support High-Rise Development
To support long-term growth and intensification, the City is introducing a two-phase DC Deferral
Program targeted at high-rise residential buildings and industrial and commercial developments. This
FIN 08-25 June 23, 2025
Page 8
aligns with similar provincial initiatives and is intended to encourage timely construction activity while
maintaining flexibility for developers.
The program will be rolled out in two phases:
• Phase 1: April 1, 2025 to December 31, 2025
• Phase 2: January 1, 2026 to November 30, 2026
DCs will be payable at first occupancy rather than at the time of issuance of first building permit.
Please refer to Deferral Program for detailed timing thresholds (Schedule D). The City’s program will
end if the Province introduces an amendment to the legislation that renders this program moot;
however, the City will honour all previously approved applications. Additionally, no interest would be
charged on the DCs during the deferral.
While the program offers relief in the short term, it also poses financial planning risks. Delaying DC
payment beyond building permit issuance places pressure on the City’s cash flow and may
necessitate interim borrowing or reprioritization of capital projects if funding from other government
levels does not materialize.
Community Benefit Charges: A Strategic Tool to Fund Growth-Related Capital Priorities
The City of Pickering has undertaken an update to its CBC Strategy to align with the anticipated
development and associated capital needs from 2025 to 2039. The City’s updated CBC Strategy
provides a critical funding mechanism to support the capital costs associated with intensification,
including new parks, libraries, cultural facilities, and other high-priority growth-related infrastructure.
To ensure financial sustainability, the CBC rate is set at the provincially prescribed maximum of 4% of
land value, as permitted under Section 37 of the Planning Act. The City’s financial strategy prioritizes
the use of CBC revenues to supplement funding for capital projects that are ineligible under DCs or
require additional investment due to constrained municipal budgets.
The updated strategy identifies a total of $10 million in growth-related capital costs eligible for
recovery through the CBC. Given the legislative cap, the City anticipates a funding shortfall of $16
million and will prioritize the allocation of CBC revenues to high-need projects during the annual
budget process.
Written Comments Received from Statutory Meeting June 9, 2025
The Statutory Report FIN 07-25 provided a comment period up to and including June 13, 2025. Staff
can confirm that the City received no written comments.
FIN 08-25 June 23, 2025
Page 9
Attachments:
1.2025 Development Charges Background Study dated April 23, 2025
2.Addendum to 2025 Development Charges Background Study dated June 2, 2025
3.Development Charges By-law
4.Schedule A - Residential Development Charges (Seaton Lands)
5.Schedule B - Residential Development Charges (Rest of Pickering)
6.Schedule C – Non-Residential Development Charges
7.Schedule D – DC Deferral Program for high rise residential and non-residential developments
8.Amendment to General Municipal Fees & Charges By-law 6191/03
9.Community Benefits Strategy, dated April 23, 2025
10.Community Benefits Charges By-law
11.Letter from Randy Grimes on behalf of Seaton Land Owners dated April 23, 2025
12.Responses to Question Raised by Randy M. Grimes on behalf of the Seaton Landowners
Group dated June 8, 2025
13.Letter from the Building Industry and Land Development Association dated June 6, 2025
14.Response to letter from Building Industry and Land Development Association (BILD) dated
June 16, 2025
15.Letter from Keleher Planning & Economic Consulting Inc. dated June 5, 2025
Prepared By:
Original Signed By:
Raghu Kumar, CPA, CMA
Senior Financial Analyst, Development Charges
& Capital Management
Original Signed By:
Catherine Rose, MCIP, RPP
Chief Planner
Approved/Endorsed By:
Original Signed By:
Stan Karwowski, CPA,CMA,MBA
Director, Finance & Treasurer
Original Signed By:
Kyle Bentley, P. Eng.
Director, City Development & CBO
FIN 08-25 June 23, 2025
Page 10
Recommended for the consideration
of Pickering City Council
Original Signed By:
Marisa Carpino, M.A.
Chief Administrative Officer
Watson & Associates Economists Ltd.
905-272-3600
June 2, 2025 info@watsonecon.ca
2025 Development Charge Background
Study
City of Pickering
________________________
For Public Circulation
Attachment 1 to Report FIN 08-25
Table of Contents
Page
Executive Summary ....................................................................................................... i
1. Introduction......................................................................................................1-1
1.1 Purpose of this Document.......................................................................1-1
1.2 Summary of the Process.........................................................................1-2
1.3 Changes to the Development Charges Act, 1997 ...................................1-3
1.3.1 More Homes Built Fast Act, 2022 (Bill 23) .................................1-3
1.3.2 Cutting Red Tape to Build More Homes Act, 2024 (Bill 185) .....1-7
2. Current City of Pickering D.C. Policy .............................................................2-1
2.1 By-law Enactment ...................................................................................2-1
2.2 Services Covered ...................................................................................2-1
2.3 Timing of D.C. Calculation and Payment ................................................2-1
2.4 Indexing ..................................................................................................2-1
2.5 Redevelopment Credits ..........................................................................2-2
2.6 Area to Which the By-law Applies and Exemptions ................................2-2
3. Anticipated Development in the City .............................................................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 the Need for Service .............................................................4-1
4.4 Local Service Policy ................................................................................4-6
4.5 Capital Forecast ......................................................................................4-6
4.6 Treatment of Credits ...............................................................................4-7
4.7 Eligible Debt and Committed Excess Capacity .......................................4-7
4.8 Existing Reserve Funds ..........................................................................4-8
Watson & Associates Economists Ltd.
Table of Contents (Cont’d)
Page
4.9 Deductions ..............................................................................................4-8
4.9.1 Reduction Required by Level of Service Ceiling ........................4-9
4.9.2 Reduction for Uncommitted Excess Capacity ............................4-9
4.9.3 Reduction for Benefit to Existing Development ........................4-10
4.9.4 Reduction for Anticipated Grants, Subsidies and Other
Contributions ............................................................................4-11
4.10 Municipal-Wide vs. Area Rating ............................................................4-11
4.11 Allocation of Development ....................................................................4-11
5. D.C.-Eligible Cost Analysis by Service ..........................................................5-1
5.1 Introduction .............................................................................................5-1
5.2 Service Levels and City-Wide 14-Year Capital Costs for D.C.
Calculation ..............................................................................................5-1
5.2.1 Fire Protection Services .............................................................5-1
5.2.2 Other Transportation ..................................................................5-2
5.2.3 Parks and Recreation Services ..................................................5-2
5.2.4 Library Services .........................................................................5-3
5.2.5 By-law Enforcement Services ....................................................5-4
5.2.6 Stormwater Management Services ............................................5-4
5.2.7 Growth Related Studies .............................................................5-5
5.3 Service Levels and 14-Year Capital Costs for area-specific D.C.
Calculation ............................................................................................5-21
5.3.1 Transportation Services ...........................................................5-21
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 ...............................7-3
7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)................................................................................7-3
7.3.4 Exemptions (full or partial) .........................................................7-4
7.3.5 Transition ...................................................................................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.
Table of Contents (Cont’d)
Page
7.4.2 By-law In-force Date ..................................................................7-7
7.4.3 Minimum Interest Rate Paid on Refunds and Charged for
Inter-Reserve Fund Borrowing ...................................................7-7
7.5 Other Recommendations ........................................................................7-7
8. 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 .......................................................................................9-5
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 Level of Service ................................................................................... 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 Proposed Development Charge By-law ..............................................F-1
Watson & Associates Economists Ltd.
List of Acronyms and Abbreviations
Acronym Full Description of Acronym
D.C. Development charge
D.C.A. Development Charges Act, 1997 as amended
G.F.A. Gross floor area
N.F.P.O.W. No Fixed Place of Work
OLT. Ontario Land Tribunal
O.M.B. Ontario Municipal Board
O. Reg. Ontario Regulation
P.O.A. Provincial Offences Act
P.P.U. Persons per unit
sq.m. square metre
sq.ft. square foot
km kilometre
Watson & Associates Economists Ltd.
Executive Summary
Executive Summary
1. The report provided herein represents the Development Charges (D.C.)
Background Study for City of Pickering (City) required by the Development
Charges Act, 1997 (D.C.A.). This report has been prepared in accordance with
the methodology required under the D.C.A. The contents include the following:
Chapter 1 – Introduction and overview of the legislative requirements of
the D.C.A.;
Chapter 2 – Current City D.C. policy;
Chapter 3 – Summary of the residential and non-residential growth
forecasts for the City;
Chapter 4 – Approach to calculating the D.C.;
Chapter 5 – Review of historical service standards and identification of
D.C. recoverable capital costs to service growth;
Chapter 6 – Calculation of the D.C.s;
Chapter 7 – D.C. policy recommendations and D.C. by-law rules;
Chapter 8 – Asset management plan requirements of the D.C.A.; and
Chapter 9 – By-law implementation.
2. D.C.s provide for the recovery of growth-related capital expenditures from new
development. The D.C.A. is the statutory basis to recover these charges. The
methodology is detailed in Chapter 4; a simplified summary is provided below:
1) Identify amount, type and location of growth;
2) Identify servicing needs to accommodate growth;
3) Identify capital costs to provide services to meet the needs;
4) Deduct:
Grants, subsidies and other contributions;
Benefit to existing development;
Amounts in excess of 15-year historical service calculation;
D.C. reserve funds;
Watson & Associates Economists Ltd. PAGE i
5) Net costs are then allocated between residential and non-residential benefit;
and
6) Net costs divided by growth to provide the D.C. calculation.
3. Changes to the D.C.A. were introduced through four bills passed in the Ontario
legislature since the City’s last D.C. by-law: Bill 23, Bill 97, Bill 134, and Bill 185.
The following provides a brief summary of the recent changes.
Bill 23: More Homes Built Faster Act, 2022
On November 28, 2022, Bill 23 received Royal Assent. This Act amends a
number of pieces of legislation including the Planning Act and the D.C.A.
Subsequently, further amendments to these provisions were made through Bills
97 and 134. The following provides a summary of the changes to the D.C.A.
(further details are provided in subsection 1.3.2 of this report):
Additional residential unit exemption: Allowance of a third unit to be
exempt from D.C.s in existing and new residential dwellings;
Removal of housing as an eligible D.C. service;
New statutory exemptions for affordable units, attainable units (to be in
effect upon proclamation by the Lieutenant Governor);
New statutory exemptions for inclusionary zoning units, and non-profit
housing developments;
Historical level of service extended to 15-year period instead of the prior
10-year period;
Capital cost definition may be revised to prescribe services for which land
or an interest in land will be restricted;
Capital cost definition has been revised to remove studies;
Mandatory reduction for new D.C. by-laws passed after November 28,
2022, as follows:
o Year 1 – 80% of the maximum charge;
o Year 2 – 85% of the maximum charge;
o Year 3 – 90% of the maximum charge;
o Year 4 – 95% of the maximum charge; and
o Year 5 to expiry – 100% of the maximum charge.
Watson & Associates Economists Ltd. PAGE ii
D.C. by-law expiry will be 10 years after the date the by-law comes into
force (unless repealed earlier);
D.C. for rental housing developments to receive a discount as follows:
o Three or more bedrooms – 25% reduction;
o Two bedrooms – 20% reduction; and
o All other bedroom quantities – 15% reduction.
Maximum interest rate for installments and determination of charge for
eligible site plan and zoning by-law amendment applications to be set at
the average prime rate plus 1%; and
Requirement to allocate funds received– municipalities will be required to
spend or allocate at least 60% of their reserve fund at the beginning of the
year for water, wastewater, and services related to a highway.
Bill 185: Cutting Red Tap to Build Mor Homes Act, 2024
On June, 6, 2024, Bill 185 received Royal Assent and includes the following
changes to the D.C.A.:
The removal of the Mandatory Phase-in for D.C. by-laws passed after Bill
185 comes into effect;
A reduction to the D.C. rate freeze timelines for developments proceeding
though site plan and zoning by-law amendment applications under the
Planning Act. Charges are currently held at rates in place on the date the
application is made until building permit issuance, provided the building
permit is issued within two (2) years of the approval of the application.
This time period is proposed to be reduced to 18 months under Bill 185
(note that the two (2) year timeline will still apply to applications received
prior to Bill 185 receiving Royal Assent);
Inclusion of growth-related studies, including the D.C. background study,
as a D.C.-eligible costs;
Provide a provision of the D.C. by-law specifying the date the by-law
expires or to amend the provision to extend the expiry date;
To allow minor amendments related to the imposition of studies, removal
of the mandatory phase-in, and extension of by-law expiry dates (subject
to the 10-year limitations provided in the D.C.A.) to be undertaken for by-
laws passed after November 28, 2022 and before Bill 185 takes effect;
and
Watson & Associates Economists Ltd. PAGE iii
To modernize public notice requirements.
4. The City is undertaking a D.C. public process and anticipates passing a new by-
law for the eligible services. The mandatory public meeting has been set for
June 9, 2025 with adoption of the by-law anticipated for June 23, 2025, with the
effective date of the new by-law being July 1, 2025, in advance of the expiry of
the current by-law on July 11, 2027.
5. The growth forecast (Chapter 3) on which the D.C. is based, projects the
following population, housing and non-residential floor area for the 14-year period
(mid-2025 to mid-2039).
Watson & Associates Economists Ltd. PAGE iv
Table ES-1
Summary of Growth Forecast by Planning Period
Measure
Seaton
14-Year
2025 to 2039
Rest of
Pickering
14-Year
2025 to 2039
(Net) Population Increase 49,827 14,143
Residential Unit Increase 18,379 5,706
Non-Residential – Gross
Floor Area Increase (sq.ft.) 12,243,500 3,597,200
Source: Watson & Associates Economists Ltd. forecast 2025.
6. Chapter 5 herein provides, in detail and by service area, the gross capital costs
for the increase in need to service new development and the respective
deductions that have been made to arrive at the D.C. recoverable costs included
in the calculation of the charge. The following services are calculated based on a
City-wide 14-year forecast:
Other Transportation;
Fire Protection Services;
Parks and Recreation Services;
Library Services;
Growth-Related Studies;
By-Law Enforcement Services; and
Stormwater Management Services.
The following area specific service is calculated based on the area specific area
that is outside of Seaton (rest of Pickering):
Transportation Services.
A summary of the total growth-related costs is provided below in Table ES-2.
Watson & Associates Economists Ltd. PAGE v
Table ES-2
Summary of Expenditures Anticipated Over the Forecast Period1
Summary of Expenditures Anticipated
Over the Life of the By-law
Expenditure
Amount
Total Gross Capital Costs $1,025,637,000
Less: Benefit to Existing Development $299,122,000
Less: Post Planning Period Benefit $111,454,000
Less: Other Deductions $13,821,000
Less: Existing D.C. Reserve Funds $84,159,000
Less: Grants, Subsidies and Other Contributions $11,130,000
Net Costs to be Recovered from Development Charges $505,952,000
Based on the above table, the City plans to spend $1.0 billion over the planning
period of which $506.0 million (49%) is recoverable from D.C.s. Of the net
$506.0 million included in the calculation, $443.8 million is recoverable from
residential development and $62.1 million from non-residential development. It is
noted also that any exemptions or reductions in the charges would reduce this
recovery further. This suggests that non-D.C. costs over the forecast period will
total $519.7 million.
This report has undertaken a calculation of charges based on the anticipated
development summarized in Table ES-1 and the future identified needs
(presented in Table ES-2) and has incorporated additional financing costs for
projects that are planned to be funded with long-term debt as well as financing
costs related to the projected reserve fund balances by service area. Charges
have been provided on an area-specific basis (i.e. outside of Seaton) for
Transportation Services, recognizing the existing agreements in place related to
transportation infrastructure within Seaton, and a City-wide basis for all other
services. The corresponding charge within Seaton for a single detached unit is
$24,810. The single-detached unit charge in the rest of Pickering is $42,812.
The Seaton non-residential charge is $83,767 per net ha within the prestige
employment lands and $3.19 per sq.ft. of building area in the rest of Seaton. The
non-residential charge outside of Seaton Lands is $10.63 per sq.ft. of gross floor
area. The calculated schedule of charges is presented in Table ES-3.
1 Costs exclude additional financing costs included in the calculation of the charge
Watson & Associates Economists Ltd. PAGE vi
- - -
Table ES-3
Calculated Schedule of Development Charges
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 Lands
(per net hectare)
Other Pickering Non-
Residential 2
(per sq.ft. of Gross
Floor Area)
City Wide Services/Class of Service:
Other Transportation
Fire Protection Services
Parks and Recreation Services
Library Services
By-Law Enforcement Services
Stormwater Services
Growth-Related Studies
1,229
1,102
18,736
2,835
196
530
182
948
851
14,463
2,189
151
409
141
762
683
11,616
1,758
122
328
113
478
429
7,296
1,104
76
206
71
16,354
14,686
36,793
5,560
2,555
6,938
881
0.62
0.55
1.41
0.21
0.10
0.27
0.03
Total City Wide Services/Class of Services 24,810 19,152 15,382 9,660 83,767 3.19
Outside of Seaton Lands 1
Transportation Services 18,003 13,897 11,161 7,010 7.44
Total Outside of Seaton Services 18,003 13,897 11,161 7,010 -7.44
GRAND TOTAL SEATON
GRAND TOTAL REST OF PICKERING
24,810
42,812
19,152
33,049
15,382
26,543
9,660
16,670
83,767 3.19
10.63
Watson & Associates Economists Ltd. PAGE vii
7. Chapter 7 outlines the D.C. by-law policy recommendations and rules as
summarized below:
Timing of Collection:
o D.C.s to be calculated and payable at the time of building permit
issuance
o D.C.s for developments proceeding through Site Plan or Zoning By-
law Amendment applications will be determined based on the
charges in effect on the day of the application (charges to be frozen
for a maximum period of 18 months after planning application
approval)
o Rental housing and institutional developments would pay D.C.s in
six equal annual payments, commencing from the date of
occupancy
Statutory D.C. Exemptions:
o Upper/Lower Tier Governments and School Boards
o Development of lands intended for use by a university that received
operating funds from the Government
o Existing industrial building expansions (may expand by 50% with no
D.C.)
o Additional residential units in existing and new residential buildings
May add up to two apartments for a single detached, semi-
detached or row house (only one unit can be in an ancillary
structure)
residential building w
o Non-profit housing
One additional unit or 1% of the units in an existing rental
ith four or more residential units
o Inclusionary zoning affordable units
o Affordable housing
D.C. Discounts for rental housing development based on dwelling unit
type:
o >2 bedrooms - 25% discount
o 2 bedrooms - 20% discount
o <2 bedrooms - 15% discount
Watson & Associates Economists Ltd. PAGE viii
Non-Statutory Deductions:
o 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-Related Studies, and Stormwater Management
Services.
o 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.
o Development where no addition dwelling units are being created or
no additional non-residential gross floor area is being added
o Nursing homes and hospitals.
Redevelopment credits provided where building permit issuance occurs
within five years for conversion or demolitions of existing structures
Charges to be indexed annually on July 1 of each year, in accordance with
the D.C.A.
8. Council will consider the findings and recommendations provided in the report
and, in conjunction with public input, approve such policies and rates it deems
appropriate. These directions will refine the draft D.C. by-law which is appended
in Appendix F. These decisions may include:
adopting the charges and policies recommended herein;
considering additional exemptions to the by-law;
considering reductions in the charge by class of development (e.g.,
obtained by removing certain services on which the charge is based
and/or by a general reduction in the charge); and
Determining the effective date of the by-law.
Watson & Associates Economists Ltd. PAGE ix
Development Charge
Background Study
Chapter 1
Introduction
Watson & Associates Economists Ltd.
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
1.2 Summary of the Process
A public meeting required under Section 12 of the D.C.A. has been scheduled for June
9, 2025, at 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 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 April 2024
2. Data collection and staff interviews April 2024 to March
2025
3. Presentation of draft findings and D.C. policy discussion
with City staff March 2025
4. Review draft capital program and rates with senior City
Staff. April 2025
5. D.C. Background Study and draft D.C. by-law available to
public By April 23, 2025
Watson & Associates Economists Ltd. PAGE 1-2
Process Steps Dates
6. Stakeholder consultation May 12, 2025
7. Public Meeting of Council June 9, 2025
8. D.C. By-law passage (anticipated) June 23, 2025
9. D.C. By-Law effective date July 1, 2025
10. Newspaper notice given of by-law passage By 20 days after
passage
11. Last day for by-law appeal 40 days after
passage
12. Municipality makes available D.C. pamphlet by 60 days after in
force date
1.3 Changes to the Development Charges Act, 1997
Since the City’s last D.C. Study in 2022, a number of changes to the Development
Charges Act, 1997 have been introduced through various legislation including the
following:
More Homes Built Fast Act, 2022 (Bill 23);
Helping Homebuyers, Protecting Tenants Act, 2023 (Bill 97)
Affordable Homes and Good Jobs Act, 2023 (Bill 134); and
Cutting Red Tape to Build More Homes Act, 2024 (Bill 185).
The following provides an overview of the changes to the D.C.A. that each of these
pieces of legislation provided.
1.3.1 More Homes Built Fast Act, 2022 (Bill 23)
On November 28, 2022, Bill 23 received Royal Assent. This Act amends a number of
pieces of legislation including the Planning Act and the D.C.A. Subsequently the
additional residential unit exemptions were amended through Bill 97 and exemptions for
Watson & Associates Economists Ltd. PAGE 1-3
affordable units were further amended through Bill 134. The following provides a
summary of the changes to the D.C.A.:
1.3.1.1 Additional Residential Unit Exemption
The rules for these exemptions are now provided in the D.C.A., rather than the
regulations and are summarized as follows:
Exemption for residential units in existing rental residential buildings – For
rental residential buildings with four or more residential units, the greater of
one unit or 1% of the existing residential units will be exempt from D.C.
Exemption for additional residential units in existing and new residential
buildings – The following developments will be exempt from a D.C.:
o A second unit in a detached, semi-detached, or rowhouse if all buildings
and ancillary structures cumulatively contain no more than one residential
unit;
o A third unit in a detached, semi-detached, or rowhouse if no ancillary
buildings or structures contain any residential units; and
o One residential unit in a building or structure ancillary to a detached, semi-
detached, or rowhouse on a parcel of land, if the detached, semi-
detached, or rowhouse contains no more than two residential units and no
other buildings or ancillary structures contain any residential units.
Bill 97 (The Helping Homebuyers, Protecting Tenants Act) extended the
mandatory exemption from payment of D.C.s for additional residential units in
new residential buildings or in existing houses to all lands versus just urban
lands.
1.3.1.2 Removal of Housing as an Eligible D.C. Service
Housing services is removed as an eligible service. Municipalities with by-laws that
include a charge for housing services can no longer collect for this service.
1.3.1.3 New Statutory Exemptions for Affordable Units, Attainable Units,
and Inclusionary Zoning Units
Affordable units, attainable units, inclusionary zoning units and non-profit housing
developments will be exempt from the payment of D.C.s, as follows:
Affordable Rental Units:
Watson & Associates Economists Ltd. PAGE 1-4
o The rent is no greater than the lesser of,
o the income-based affordable rent for the residential unit set out in the
Affordable Residential Units bulletin, as identified by the Minister of
Municipal Affairs and Housing in accordance with subsection (5), and
o the average market rent identified for the residential unit set out in the
Affordable Residential Units bulletin.
Affordable Owned Units:
o The price of the residential unit is no greater than the lesser of,
the income-based affordable purchase price for the residential unit
set out in the Affordable Residential Units bulletin, as identified by
the Minister of Municipal Affairs and Housing in accordance with
subsection (6), and
90 per cent of the average purchase price identified for the
residential unit set out in the Affordable Residential Units bulletin.
Attainable Units: Excludes affordable units and rental units; will be defined as
prescribed development or class of development and sold to a person who is at
“arm’s length” from the seller.
o Note: for affordable and attainable units, the municipality shall enter into
an agreement that ensures the unit remains affordable or attainable for 25
years. Also, exemptions for affordable and attainable units will come into
effect on a day to be named by proclamation of the Lieutenant Governor.
Inclusionary Zoning Units: Affordable housing units required under inclusionary
zoning by-laws are exempt from a D.C.
1.3.1.4 New Statutory Exemption for Non-Profit Housing
Non-profit housing development has been removed from the instalment payment
section of the Act (section 26.1), as these units are now exempt from the payment of
D.C.s.
1.3.1.5 Rental Housing Discount
The D.C. payable for rental housing development will be reduced based on the number
of bedrooms in each unit as follows:
Three or more bedrooms – 25% reduction;
Two bedrooms – 20% reduction; and
All other bedroom quantities – 15% reduction.
Watson & Associates Economists Ltd. PAGE 1-5
1.3.1.6 Historical Level of Service extended to 15-year period instead of
the historical 10-year period
Prior to Royal Assent of Bill 23, the increase in need for service was limited by the
average historical level of service calculated over the 10-year period preceding the
preparation of the D.C. background study. This average historical level of service is
now extended to the historical 15-year period.
1.3.1.7 Revised Definition of Capital Costs
The definition of capital costs has been revised to remove studies. Further, the
regulations of the Act will prescribe services for which land or an interest in land will be
restricted. As at the time of writing, no services have been prescribed for this purpose.
1.3.1.8 Mandatory Phase-in of a D.C.
For all D.C. by-laws passed after January 1, 2022, the charge must be phased-in
annually over the first five years the by-law is in force, as follows:
Year 1 – 80% of the maximum charge;
Year 2 – 85% of the maximum charge;
Year 3 – 90% of the maximum charge;
Year 4 – 95% of the maximum charge; and
Year 5 to expiry – 100% of the maximum charge.
1.3.1.9 D.C. By-law Expiry
A D.C. by-law now expires ten years after the day it comes into force (unless the by-law
provides for an earlier expiry date). This extends the by-law’s maximum life from what
was previously five years.
1.3.1.10 Maximum Interest Rate for Instalments and Determination of
Charge for Eligible Site Plan and Zoning By-law Amendment
Applications
The Act allows interest to be charged on D.C.s calculated at the time of Site Plan or
Zoning By-law Amendment applications (S.26.2 of the Act) and for mandatory
installment payments (S. 26.1 of the Act). No maximum interest rate was previously
prescribed, which allowed municipalities to choose the interest rate to impose. As per
Bill 23, the maximum interest rate is set at the average prime rate plus 1%. This
Watson & Associates Economists Ltd. PAGE 1-6
maximum interest rate provision would apply to all instalment payments and eligible site
plan and zoning by-law amendment applications occurring after November 28, 2022.
1.3.1.11 Requirement to Allocate Funds Received
Annually, beginning in 2023, municipalities will be required to spend or allocate at least
60% of the monies in a reserve fund at the beginning of the year for water services,
wastewater services, and services related to a highway. Other services may be
prescribed by the regulation.
1.3.2 Cutting Red Tape to Build More Homes Act, 2024 (Bill 185)
On June, 6, 2024, Bill 185 received Royal Assent and includes the following changes to
the D.C.A.
The removal of the Mandatory Phase-in for D.C. by-laws passed after Bill 185
comes into effect;
A reduction to the D.C. rate freeze timelines for developments proceeding though
site plan and zoning by-law amendment applications under the Planning Act.
Charges are currently held at rates in place on the date the application is made
until building permit issuance, provided the building permit is issued within two
(2)years of the approval of the application. This time period is proposed to be
reduced to 18 months under Bill 185 (note that the two (2) year timeline will still
apply to applications received prior to Bill 185 receiving Royal Assent);
Inclusion of growth-related studies, including the D.C. background study, as a
D.C.-eligible costs;
Provide a provision of the D.C. by-law specifying the date the by-law expires or to
amend the provision to extend the expiry date;
To allow minor amendments related to the imposition of studies, removal of the
mandatory phase-in, and extension of by-law expiry dates (subject to the 10-year
limitations provided in the D.C.A.) to be undertaken for by-laws passed after
November 28, 2022 and before Bill 185 takes effect; and
To modernize public notice requirements.
Watson & Associates Economists Ltd. PAGE 1-7
Chapter 2
Current City of Pickering D.C.
Policy
Watson & Associates Economists Ltd.
2. Current City of Pickering D.C. Policy
2.1 By-law Enactment
The City adopted their current D.C. by-law on July 11, 2022, which provides for City-
wide and area-specific D.C.s to be imposed. The by-law will expire on July 11, 2027
and the following sections review the current D.C. policies within the by-law.
2.2 Services Covered
The following City-wide services are included under the current by-law:
Fire Protection Services;
By-law Enforcement Services;
Other Transportation;
Parks and Recreation Services;
Library Services;
Stormwater Management Services; and
Growth-Related Studies.
The following area specific services are included under the current by-law:
Transportation Services.
2.3 Timing of D.C. Calculation and Payment
Calculation and payment of D.C.s are due and payable at the time of building permit
issuance for the development. The D.C.A. also allow the City to enter into alternative
payment agreements with owners.
2.4 Indexing
The by-law provides for annual indexing of the charges on July 1 of each year. Table 2-
1 provides the charges currently in effect, for residential and non-residential
development types, as well as the breakdown of the charges by service.
Watson & Associates Economists Ltd. PAGE 2-1
- - -
-
Table 2-1
2025 Development Charges
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 Lands
(per net hectare)
Other Pickering Non-
Residential 2
(per sq.ft. of Gross
Floor Area)
City Wide Services/Class of Service:
Other Transportation
Fire Protection Services
Parks and Recreation Services
Library Services
By-Law Enforcement Services
Stormwater Services
Growth-Related Studies
876
1,381
15,591
2,871
121
540
276
675
1,064
12,010
2,212
93
416
213
510
803
9,067
1,669
70
315
161
312
493
5,564
1,024
43
193
99
13,738
21,722
42,202
7,868
1,837
8,497
1,272
0.40
0.62
1.12
0.22
0.05
25.00
0.04
Total City Wide Services/Class of Services 21,656 16,683 12,595 7,728 97,136 27.45
Outside of Seaton Lands 1
Transportation Services 15,812 12,180 9,196 5,644 5.56
Total Outside of Seaton Services 15,812 12,180 9,196 5,644 -5.56
GRAND TOTAL SEATON
GRAND TOTAL REST OF PICKERING
21,656
37,468
16,683
28,863
12,595
21,791
7,728
13,372
97,136 27.45
33.01
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.
2.5 Redevelopment Credits
D.C.credits for residential and non-residential redevelopments, are provided for
demolitions/conversions of development that pre-exists at least five years prior to
building permit issuance. If the property did not have municipal services (sanitary
sewer, storm sewer and watermain), D.C. credits are extended to a 10-year period.
No credit is provided unless a D.C. or lot levy under by-law 3322/89 has been paid for
the converted or demolished building.
2.6 Area to Which the By-law Applies and Exemptions
The current by-law provides for the following statutory exemptions, including those that
have been revised or introduced since the time of by-law passage:
Upper/Lower Tier Governments and School Boards
Development of lands intended for use by a university that received operating
funds from the Government
Existing industrial building expansions (may expand by 50% with no D.C.)
Additional residential units in existing and new residential buildings
Watson & Associates Economists Ltd. PAGE 2-2
o May add up to two apartments for a single detached, semi-detached or
row house (only one unit can be in an ancillary structure)
o One additional unit or 1% of the units in an existing rental residential
building with four or more residential units
Non-profit housing
Inclusionary zoning affordable units
Affordable housing
D.C. discounts for rental housing development based on dwelling unit type:
o >2 bedrooms - 25% discount
o 2 bedrooms - 20% discount
o <2 bedrooms - 15% discount
The D.C. by-law also provides non-statutory exemptions from payment of D.C.s with
respect to:
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-Related
Studies, and Stormwater Management Services.
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 2-3
Chapter 3
Anticipated Development in
the City
Watson & Associates Economists Ltd.
3. Anticipated Development in the City
3.1 Requirement of the Act
The growth forecast contained in this chapter (with supplemental tables in Appendix A)
provides for the anticipated development for which the City will be required to provide
services over a 2025 to 2039 time horizon.
Chapter 4 provides the methodology for calculating a D.C. as per the D.C.A. Figure 4-1
presents this methodology graphically. It is noted in the first box of the schematic that in
order to determine the D.C. that may be imposed, it is a requirement of subsection 5 (1)
of the D.C.A. that “the anticipated amount, type and location of development, for which
development charges can be imposed, must be estimated.”
3.2 Basis of Population, Household and Non-Residential
Gross Floor Area Forecast
The D.C. growth forecast has been derived by Watson in consultation with the City of
Pickering. In preparing the growth forecast, the following information sources were
consulted to assess the residential and non-residential development potential for the
City over the forecast period, including:
City of Pickering Official Plan (Edition 9);
Envision Durham: Regional Official Plan, Consolidated December 13, 2024;
Durham Region Growth Management Strategy (2022);
City of Pickering 2022 Development Charges Background Study (July 13, 2022)
and 2022 Community Benefits Strategy (May 20, 2022) Reports, by Watson &
Associates Economists Ltd.;
2011, 2016 and 2021 population, household and employment Census data;
Historical residential and non-residential building permit data over the 2015 to
2024 period;
Residential and non-residential supply opportunities as identified by City of
Pickering staff; and
Discussions with City staff regarding anticipated residential and non-residential
development in the City of Pickering.
Watson & Associates Economists Ltd. PAGE 3-1
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, population in the City of
Pickering (excluding census undercount) is anticipated to reach approximately 181,180
by mid-2039, resulting in an increase of approximately 64,360 persons. [1],[2]
[1] The population figures used in the calculation of the 2025 D.C. exclude the net
Census undercount, which is estimated at approximately 4.4%. Population figures
presented herein have been rounded.
[2] The previous Region of Durham Official Plan (Consolidated May 26, 2020) 2031
population target of 225,670 for Pickering, less the growth allocation for Northeast
Pickering of approximately 36,500 persons, results in an Official Plan population target
for Pickering of 189,200 by Mid-2039.
Watson & Associates Economists Ltd. PAGE 3-2
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
-
Table 3-1
City of Pickering
Residential Growth Forecast Summary
Year Population[1] Institutional
Population
Population
Excluding
Institutional
Population
Housing Units
Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Singles &
Semi
Detached
Multiple
Dwellings [2] Apartments [3] Other Total
Households
Equivalent
Institutional
Households
Hi
s
t
o
r
i
c
a
l
Mid 2011
Mid 2016
Mid 2021
88,721
91,771
99,186
806
776
601
87,915
90,995
98,585
20,744
21,130
22,425
5,381
6,060
6,805
3,190
3,695
4,165
15
30
30
29,330
30,915
33,425
733
705
546
3.025
2.968
2.967
Fo
r
e
c
a
s
t
Mid 2025
Mid 2039
116,821
181,181
704
1,094
116,117
180,087
24,491
29,324
8,230
17,180
7,045
17,347
30
30
39,796
63,881
640
995
2.935
2.836
In
c
r
e
m
e
n
t
a
l
Mid 2011 - Mid 2016 3,050 -30 3,080 386 679 505 15 1,585 -28
Mid 2016 - Mid 2021 7,415 -175 7,590 1,295 745 470 0 2,510 -159
Mid 2021 - Mid 2025 17,635 103 17,532 2,066 1,425 2,880 0 6,371 94
Mid 2025 - Mid 2039 64,360 390 63,970 4,833 8,950 10,302 0 24,085 355
[1] Population includes the Census undercount estimated at approximately 4.4% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Notes:
- Numbers may not add due to rounding.
- The previous Region of Durham Official Plan (Consolidated May 26, 2020) 2031 population target of 225,670 for Pickering,
less the growth allocation for Northeast Pickering of approximately 36,500 persons, results in an Official Plan population target
for Pickering of 189,200 by Mid-2039.
Source: Derived from the Durham Region Official Plan: Envision Durham, by Watson & Associates Economists Ltd
Watson & Associates Economists Ltd. PAGE 3-4
Figure 3-2
City of Pickering
Annual Housing Forecast [1]
406 387
640
1,233
505 621
1,281
1,105
2,433
1,552
1,130
1,442
1,875 1,875 1,875 1,875 1,870 1,870 1,870 1,870 1,870
1,555 1,554 1,554
0
500
1,000
1,500
2,000
2,500
3,000
Ho
u
s
i
n
g
U
n
i
t
s
Years
Historical Low Density Medium Density High Density Historical Average
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from City of Pickering building permit data, 2015 to 2024.
Watson & Associates Economists Ltd. PAGE 3-5
Provided below is a summary of the key assumptions and findings regarding the City of
Pickering D.C. growth forecast:
1. Unit Mix (Appendix A – Schedules 1 and 5)
The housing unit mix for the City was derived from a detailed review of
historical development activity (as per Schedule 5), as well as active
residential development applications and discussions with City staff
regarding anticipated development trends for the City of Pickering.
Based on the above indicators, the 2025 to 2039 household growth
forecast for the City is comprised of a unit mix of 20% low density units
(single detached and semi-detached), 37% medium density (multiples
except apartments) and 43% 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 for the Seaton Community and the rest of Pickering.
In accordance with forecast demand and available land supply, the
amount and percentage of forecast housing growth between 2025 and
2039 by development location is summarized below.
Table 3-2
City of Pickering
Geographic Location of Residential Development
Development Location Amount of Housing
Growth, 2025 to 2039
Percentage of Housing
Growth, 2025 to 2039
Seaton 18,380 76%
Rest of Pickering 5,705 24%
City-Wide Total 24,085 100%
Note: Figures may not sum precisely due to rounding.
Watson & Associates Economists Ltd. PAGE 3-0
3. Planning Period
Short- and longer-term time horizons are required for the D.C. process.
The D.C.A. limits the planning horizon for transit services to a 10-year
planning horizon. All other services can utilize a longer planning period if
the municipality has identified the growth-related capital infrastructure
needs associated with the longer-term growth planning period.
4. Population in New Units (Appendix A – Schedules 3 and 4)
The number of housing units to be constructed by 2039 in the City of
Pickering over the forecast period is presented in Table 3-1. Over the
2025 to 2039 forecast period, the City is anticipated to average
approximately 1,720 new housing units per year.
Institutional population [1] is anticipated to increase by approximately 390
people between 2025 to 2039.
Population in new units is derived from Schedules 3 and 4, which
incorporate historical development activity, anticipated units (see unit mix
discussion) and average persons per unit (P.P.U.) by dwelling type for
new units.
Schedule 6 summarizes the average P.P.U. assumed for new housing
units by age and type of dwelling based on Statistics Canada 2021 custom
Census data for the City of Pickering. The total calculated P.P.U. for all
density types has been adjusted accordingly to account for the P.P.U.
trends which has been recently experienced in both new and older units.
Forecasted 20-year average P.P.U.s by dwelling type are as follows:
o Low density: 3.626
o Medium density: 2.799
o High density: 1.885
5. Existing Units and Population Change (Appendix A – Schedules 3, 4, and 5)
Existing households for mid-2025 are based on the 2021 Census
households, plus estimated residential units constructed between mid-
[1] Institutional population largely includes special care facilities such as nursing home or
residences for senior citizens. A P.P.U. of 1.100 depicts 1-bedroom and 2-or-more-
bedroom units in collective households.
Watson & Associates Economists Ltd. PAGE 3-1
2021 to the beginning of the growth period, assuming a minimum six-
month lag between construction and occupancy (see Schedule 3).
The change in average occupancy levels for existing housing units is
calculated in Schedules 3 and 4.[1] The forecast population change in
existing households over the 2025 to 2039 forecast period is forecast to
increase by approximately 1,970.
6. Employment (Appendix A – Schedules 8a, 8b and 8c)
The employment projections provided herein are largely based on the
activity rate method, which is defined as the number of jobs in the City
divided by the number of residents. Key employment sectors include
primary, industrial, commercial/population-related, institutional, and work
at home, which are considered individually below.
2016 employment data [2],[3] (place of work) for the City of Pickering is
outlined in Schedule 8a. The 2016 employment base is comprised of the
following sectors:
o 140 primary (<1%);
o 3,225 work at home employment (10%);
o 11,842 industrial (36%);
o 12,668 commercial/population-related (39%); and
o 4,885 institutional (15%).
The 2016 employment by usual place of work, including work at home, is
32,760. An additional 4,690 employees have been identified for the City
of Pickering in 2016 that have no fixed place of work (N.F.P.O.W.).[4]
[1] Change in occupancy levels for existing households occurs due to aging of the
population and family life cycle changes, lower fertility rates and changing economic
conditions.
[2] 2016 employment is based on Statistics Canada 2016 Place of Work Employment
dataset by Watson & Associates Economists Ltd.
[3] Statistics Canada 2021 Census place of work employment data has been reviewed.
The 2021 Census employment results have not been utilized due to a significant
increase in work at home employment captured due to Census enumeration occurring
during the provincial COVID-19 lockdown from April 1, 2021 to June 14, 2021.
[2] No fixed place of work is defined by Statistics Canada as "persons who do not go
from home to the same workplace location at the beginning of each shift. Such persons
include building and landscape contractors, travelling salespersons, independent truck
drivers, etc.”
Watson & Associates Economists Ltd. PAGE 3-2
Total employment, including work at home and N.F.P.O.W. for the City of
Pickering is anticipated to reach approximately 73,970 by mid-2039. This
represents an employment increase of approximately 29,720 for the 2025
to 2039 forecast period.
Schedule 8b, 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 G.F.A. calculation. Accordingly, work at
home and N.F.P.O.W. employees have been removed from the D.C.A.
employment forecast and calculation.
Total employment for the City of Pickering (excluding work at home and
N.F.P.O.W.employment) is anticipated to reach approximately 55,540 by
mid-2039. This represents an employment increase of approximately
22,480 for the 2025 to 2039 forecast period.]
7. Non-Residential Sq.ft. Estimates (G.F.A.), Appendix A – Schedule 8b)
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 G.F.A. is anticipated to increase by 15.8 million
sq.ft. over the 2025 to 2039 forecast period.
In terms of percentage growth, the 2025 to 2039 incremental G.F.A.
forecast by sector is broken down as follows:
o industrial – 56%;
o commercial/population-related – 26%; and
o institutional – 18%.
Watson & Associates Economists Ltd. PAGE 3-3
8. Geographic Location of Non-Residential Development (Appendix A, Schedule
8c)
Schedule 8c summarizes the anticipated amount, type and location of
non-residential development for the Seaton Community and the rest of
Pickering.
The amount and percentage of forecast total non-residential growth
between 2025 and 2039 by development location is summarized below.
Table 3-3
City of Pickering
Geographic Location of Non-Residential Development
Development Location
Amount of Non-
Residential
G.F.A. (sq.ft.),
2025 to 2039
Percentage of Non-
Residential G.F.A.,
2025 to 2039
Seaton 12.2 million 77%
Rest of Pickering 3.6 million 23%
City of Pickering 15.8 million 100%
Note: Figures may not sum precisely due to rounding
Watson & Associates Economists Ltd. PAGE 3-4
Chapter 4
The Approach to the
Calculation of the Charge
Watson & Associates Economists Ltd.
4. The Approach to the Calculation of the Charge
4.1 Introduction
This chapter addresses the requirements of subsection 5 (1) of the D.C.A. with respect
to the establishment of the need for service which underpins the D.C. calculation.
These requirements are illustrated schematically in Figure 4-1.
4.2 Services Potentially Involved
Table 4-2 lists the full range of municipal services that are provided by the City.
A number of these services are not listed as eligible services for inclusion in a D.C. by-
law as per subsection 2 (4) of the D.C.A. These are shown as “ineligible” on Table 4-2.
Two ineligible costs defined in subsection 5 (3) of the D.C.A. are “computer equipment”
and “rolling stock with an estimated useful life of (less than) seven years.” In addition,
local roads are covered separately under subdivision agreements and related means
(as are other local services). Services which are potentially eligible for inclusion in the
City’s D.C. are indicated with a “Yes.”
4.3 Increase in the Need for Service
The D.C. calculation commences with an estimate of “the increase in the need for
service attributable to the anticipated development,” for each service to be covered by
the by-law. There must be some form of link or attribution between the anticipated
development and the estimated increase in the need for service. While the need could
conceivably be expressed generally in terms of units of capacity, subsection 5 (1) 3,
which requires that Council indicate that it intends to ensure that such an increase in
need will be met, suggests that a project-specific expression of need would be most
appropriate.
Watson & Associates Economists Ltd. PAGE 4-1
Figure 4-1
The Process of Calculating a Development Charge under the Act
that must be followed
Watson & Associates Economists Ltd. PAGE 4-2
Table 4-1
Categories of Municipal Services to be Addressed as Part of the Calculation – Eligibility
Legend
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.
Table 4-2
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. Water supply services,
including distribution and
treatment services
n/a
n/a
n/a
n/a
1.1 Treatment plants
1.2 Distribution systems
1.3 Local systems
1.4 Vehicles and equipment1
2. Wastewater services,
including sewers and
treatment services
n/a
n/a
n/a
n/a
2.1 Treatment plants
2.2 Sewage trunks
2.3 Local systems
2.4 Vehicles and equipment1
3. Stormwater Drainage and
Control Services
Yes
Yes
Yes
3.1 Main channels and drainage
trunks
3.2 Channel connections
3.3 Retention/detention ponds
1 with a 7+ year useful life
Watson & Associates Economists Ltd. PAGE 4-3
Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
4. Services Related to a
Highway
Yes
Yes
Yes
No
Yes
Yes
Yes
Yes
Yes
4.1 Arterial roads
4.2 Collector roads
4.3 Bridges, Culverts and
Roundabouts
4.4 Local municipal roads
4.5 Traffic signals
4.6 Sidewalks and streetlights
4.7 Active Transportation
4.8 Works Yard
4.9 Rolling stock1
5. Electrical Power Services
n/a
n/a
n/a
5.1 Electrical substations
5.2 Electrical distribution system
5.3 Electrical system rolling stock1
6. Transit Services n/a
n/a
6.1 Transit vehicles1 & facilities
6.2 Other transit infrastructure
7. Waste Diversion Services
n/a
n/a
7.1 Waste diversion facilities
7.2 Waste diversion vehicles and
equipment1
8. Policing Services
n/a
n/a
n/a
8.1 Police detachments
8.2 Police rolling stock1
8.3 Small equipment and gear
9. Fire Protection Services
Yes
Yes
Yes
9.1 Fire stations
9.2 Fire Vehicles1
9.3 Fire Equipment and gear
10. Ambulance Services n/a
n/a
10.1 Ambulance station space
10.2 Vehicles1
11. Services provided by a
board within the meaning
of the Public Libraries Act
Yes
Yes
Yes
11.1 Public library space (incl.
furniture and equipment)
11.2 Library vehicles1
11.3 Library materials
12. Services Related to Long-
Term Care
n/a
n/a
12.1 Long-Term Care space
12.2 Vehicles4
1 with a 7+ year useful life
Watson & Associates Economists Ltd. PAGE 4-4
Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
13. Parks and Recreation
Services
Ineligible
Yes
Yes
Yes
Yes
13.1 Acquisition of land for parks,
woodlots and E.S.A.s
13.2 Development of municipal parks
13.3 Parks rolling stock1 and yards
13.4 Facilities, such as arenas, indoor
pools, fitness facilities,
community centres, etc.
13.5 Recreation vehicles and
equipment1
14. Services Related to Public
Health
n/a
n/a
14.1 Public Health department space
14.2 Public Health department
vehicles1
15. Child Care and Early
Years Programs and
n/a
n/a
15.1 Childcare space
15.2 Vehicles1
Services within the
meaning of Part VI of the
Child Care and Early
Years Act, 2014 and any
related services.
16. Services related to
proceedings under the
Provincial Offences Act,
including by-law
enforcement services and
municipally administered
court services
Yes
Yes
16.1 P.O.A. space, including by-law
enforcement and municipally
administered court services
16.2 Vehicles1
17. Services Related to
Emergency Preparedness
No
No
17.1 Emergency Preparedness Space
17.2 Equipment
18. Services Related to
Airports
n/a
Ineligible
18.1 Airports (in the Regional
Municipality of Waterloo)
18.2 Other Airports
1 with a 7+ year useful life
Watson & Associates Economists Ltd. PAGE 4-5
Categories of Municipal
Services
Inclusion in
the D.C.
Calculation
Service Components
19. Other Yes
Yes
19.1 Interest on money borrowed to
pay for growth-related capital
19.2 Studies in connection with
acquiring buildings, rolling stock,
materials and equipment, and
improving land [2] and facilities,
including the D.C. background
study cost
[2]same percentage as service component to which it pertains
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. A copy of the City’s Local Service Policy
is included in this report as Appendix E.
4.5 Capital Forecast
Paragraph 7 of subsection 5 (1) of the D.C.A. requires that “the capital costs necessary
to provide the increased services must be estimated.” The Act goes on to require
potential cost reductions and the regulation sets out the way in which such costs are to
be presented. These requirements are outlined below.
These estimates involve capital costing of the increased services discussed above.
This entails costing actual projects or the provision of service units, depending on how
each service has been addressed.
The capital costs include:
a) costs to acquire land or an interest therein (including a leasehold interest);
b) costs to improve land;
c) costs to acquire, lease, construct or improve buildings and structures;
d) costs to acquire, lease or improve facilities, including rolling stock (with a useful
life of 7 or more years), furniture and equipment (other than computer
Watson & Associates Economists Ltd. PAGE 4-6
equipment), materials acquired for library circulation, reference, or information
purposes;
e) interest on money borrowed to pay for the above-referenced costs;
f) costs to undertake studies in connection with the above-referenced matters; and
g) costs of the D.C. background study.
In order for an increase in need for service to be included in the D.C. calculation,
municipal Council must indicate “that it intends to ensure that such an increase in need
will be met” (subsection 5 (1) 3). This can be done if the increase in service forms part
of a Council-approved Official Plan, capital forecast, or similar expression of the
intention of Council (O. Reg. 82/98 section 3). The capital program contained herein
reflects the City’s approved and proposed capital budgets and master servicing/needs
studies.
4.6 Treatment of Credits
Section 8, paragraph 5, of O. Reg. 82/98 indicates that a D.C. background study must
set out “the estimated value of credits that are being carried forward relating to the
service.” Subsection 17, paragraph 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.
4.7 Eligible Debt and Committed Excess Capacity
Section 66 of the D.C.A. states that for the purposes of developing a D.C. by-law, a debt
incurred with respect to an eligible service may be included as a capital cost, subject to
any limitations or reductions in the Act. Similarly, s.18 of O. Reg. 82/98 indicates that
debt with respect to an ineligible service may be included as a capital cost, subject to
several restrictions.
In order for such costs to be eligible, two conditions must apply. First, they must have
funded excess capacity which is able to meet service needs attributable to the
anticipated development. Second, the excess capacity must be “committed,” that is,
either before or at the time it was created, Council must have expressed a clear
Watson & Associates Economists Ltd. PAGE 4-7
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.
4.8 Existing Reserve Funds
Section 35 of the D.C.A. states that:
“The money in a reserve fund established for a service may be spent only
for capital costs determined under paragraphs 2 to 8 of subsection 5 (1).”
There is no explicit requirement under the D.C.A. calculation method set out in
subsection 5 (1) to net the outstanding reserve fund balance as part of making the D.C.
calculation; however, s.35 does restrict the way in which the funds are used in future.
The City’s adjusted D.C. reserve fund balances, by service, as of December 31, 2024,
are presented in Table 4-3. The year balances have been adjusted to only include D.C.
commitments for projects that are committed in prior budgets and not included in the
D.C.capital forecast. These balances have been applied against future spending
requirements for all services.
Table 4-3
Projected Uncommitted D.C. Reserve Fund Balances (December 31, 2024)
Service Totals
Services Related to a Highway 29,084,947
Services Related to a Highway (Other) (4,371,313)
Fire Protection Services 3,398,609
Parks and Recreation Services 36,437,941
Library Services 11,847,728
By-law 146,850
Growth-Related Studies (1,509,099)
Stormwater Drainage and Control Services 3,242,724
Total 78,278,389
4.9 Deductions
The D.C.A. potentially requires that four deductions be made to the increase in the need
for service. These relate to:
the level of service ceiling;
uncommitted excess capacity;
Watson & Associates Economists Ltd. PAGE 4-8
benefit to existing development; and
anticipated grants, subsidies, and other contributions.
The requirements behind each of these reductions are addressed as follows:
4.9.1 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 15-year period immediately preceding the preparation of the background study…”
O.Reg. 82.98 (s.4) goes further to indicate that, “…both the quantity and quality of a
service shall be taken into account in determining the level of service and the average
level of service.”
In many cases, this can be done by establishing a quantity measure in terms of units as
floor area, land area or road length per capita, and a quality measure in terms of the
average cost of providing such units based on replacement costs, engineering
standards or recognized performance measurement systems, depending on
circumstances. When the quantity and quality factors are multiplied together, they
produce a measure of the level of service which meets the requirements of the Act, i.e.,
cost per unit.
The average service level calculation sheets for each service component in the D.C.
calculation are set out in Appendix B.
4.9.2 Reduction for Uncommitted Excess Capacity
Paragraph 5 of subsection 5 (1) requires a deduction from the increase in the need for
service attributable to the anticipated development that can be met using the
municipality’s “excess capacity,” other than excess capacity which is “committed.”
“Excess capacity” is undefined, but in this case must be able to meet some or all of the
increase in need for service, in order to potentially represent a deduction. The
deduction of uncommitted excess capacity from the future increase in the need for
service would normally occur as part of the conceptual planning and feasibility work
associated with justifying and sizing new facilities, e.g., if a road widening to
accommodate increased traffic is not required because sufficient excess capacity is
Watson & Associates Economists Ltd. PAGE 4-9
already available, then widening would not be included as an increase in need, in the
first instance.
4.9.3 Reduction for Benefit to Existing Development
Section 5 (1) 6 of the D.C.A. provides that, “The increase in the need for service must
be reduced by the extent to which an increase in service to meet the increased need
would benefit existing development.” The general guidelines used to consider benefit to
existing development included:
the repair or unexpanded replacement of existing assets that are in need of
repair;
an increase in average service level of quantity or quality (compare water as
an example);
the elimination of a chronic servicing problem not created by growth; and
providing services where none previously existed (generally considered for
water or wastewater services).
This step involves a further reduction in the need by the extent to which such an
increase in service would benefit existing development. The level of service cap in
section 4.9.1 is related but is not the identical requirement. Sanitary, storm, and water
trunks are highly localized to growth areas and can be more readily allocated in this
regard than other services such as services related to a highway, which do not have a
fixed service area.
Where existing development has an adequate service level which will not be tangibly
increased by an increase in service, no benefit would appear to be involved. For
example, where expanding existing library facilities simply replicates what existing
residents are receiving, they receive very limited (or no) benefit as a result. 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 Wednesdays in one arena and
Thursdays in another). As a result, residents will travel to different facilities to access
Watson & Associates Economists Ltd. PAGE 4-10
the services they want at the times they wish to use them, and facility location generally
does not correlate directly with residence location. Even where it does, displacing users
from an existing facility to a new facility frees up capacity for use by others and
generally results in only a very limited benefit to existing development. Further, where
an increase in demand is not met for a number of years, a negative service impact to
existing development is involved for a portion of the planning period.
4.9.4 Reduction for Anticipated Grants, Subsidies and Other
Contributions
This step involves reducing the capital costs necessary to provide the increased
services by capital grants, subsidies, and other contributions (including direct developer
contributions required due to the local service policy) made or anticipated by Council
and in accordance with various rules such as the attribution between the share related
to new vs. existing development. That is, some grants and contributions may not
specifically be applicable to growth or where Council targets fundraising as a measure
to offset impacts on taxes (O. Reg. 82/98, section 6).
4.10 Municipal-Wide vs. Area Rating
This step involves determining whether all 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.
4.11 Allocation of Development
This step involves relating the costs involved to anticipated development for each period
under consideration and using allocations between residential and non-residential
development and between one type of development and another, to arrive at a schedule
of charges.
Watson & Associates Economists Ltd. PAGE 4-11
Chapter 5
D.C.-Eligible Cost Analysis by
Service
Watson & Associates Economists Ltd.
5. D.C.-Eligible Cost Analysis by Service
5.1 Introduction
This chapter outlines the basis for calculating eligible costs for the D.C.s to be applied
on a uniform and area-specific basis. In each case, the required calculation process set
out in subsection 5 (1) paragraphs 2 to 7 in the D.C.A. and described in Chapter 4 was
followed in determining D.C. eligible costs.
The nature of the capital projects and timing identified in this chapter reflects Council’s
current intention. Over time, however, City projects and Council priorities change; and
accordingly, Council’s intentions may alter, and different capital projects (and timing)
may be necessary to meet the need for services required by new growth.
5.2 Service Levels and City-Wide 14-Year Capital Costs for
D.C.Calculation
This section evaluates the development-related capital requirements for City-wide
services over the 14-year planning period (mid-2025 to mid-2039). Each service is
evaluated on two format sheets: the average historical 15-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 Fire Protection Services
Fire Protection Services are provided through 56,644 sq.ft. of facility space, 30 vehicles,
and 1,581 equipment items. This historical level of investment results in an average
level of service of $840 per capita over the past 15 years. When applied against the
anticipated population growth over the 14-year forecast period (i.e., 63,970 net
population growth, excluding institutional population), and accounting for the 3.1%
incline in population in existing dwelling units, this allows for a maximum D.C. eligible
amount of $52.1 million to be included in the charge calculation.
To provide service to new development over the 14-year forecast period, $32.5 million
in gross capital costs of growth-related projects have been identified, including facility,
vehicle, equipment, and study costs. $3.0 million has been deducted as a benefit to
existing development. Further, $3.4 million has been deducted to reflect the existing
Watson & Associates Economists Ltd. PAGE 5-1
D.C.reserve fund surplus. This results in $25.4 million being included in the calculation
of the charge.
These D.C. eligible costs are then attributed 74% to residential development and 26%
to non-residential development based on the relationship of population to employment
growth anticipated over the 14-year forecast period (i.e., 63,970 population and 22,478
employment). These growth-related projects and costs are detailed in Table 5-1.
5.2.2 Other Transportation
The City provides operations services related to Transportation Services, defined by the
D.C.A.as Services Related to a Highway including roads operations facilities, vehicles,
and equipment. These services are provided utilizing 61,237 sq.ft. of facility space, 69
vehicles and 107 items of equipment. This total historical level of investment results in
an average level of service of $421 per capita over the past 15 years. When applied
against the anticipated population growth over the 14-year forecast period and
accounting for the incline in population in existing housing, this allows for a maximum
D.C.eligible amount of $26.1 million to be included in the charge calculation.
To support new development over the 14-year forecast period, $41.2 million in gross
capital costs for growth-related projects have been identified. These costs are based on
the capital budget and forecasts, as well as discussions with staff. $801,900 has been
deducted as a benefit to existing development and a further $12.8 million has been
deducted for the benefit to growth beyond the 14-year forecast period. Further, $4.4
million has been added to reflect the existing D.C. reserve fund deficit. This results in
$27.5 million being included in the calculation of the charge.
These D.C. eligible costs are then attributed 74% to residential development and 26%
to non-residential development based on the relationship of population to employment
growth anticipated over the 14-year forecast period (i.e., 63,970 population and 22,478
employment). These growth-related projects and costs are detailed in Table 5-2.
5.2.3 Parks and Recreation Services
The City provides Parks and Recreation Services through 398 acres of parkland, 15,333
linear meters of trails, and 551,080 of facility space. The parkland, trails and facilities
are maintained and supported through 56 vehicles and 228 items of equipment. This
total historical level of investment results in an average level of service of $7,572 per
capita over the past 15 years. When applied against the anticipated population growth
Watson & Associates Economists Ltd. PAGE 5-2
over the 14-year forecast period and accounting for the incline in population in existing
housing, this allows for a maximum D.C. eligible amount of $469.4 million to be included
in the charge calculation.
To provide service to new development over the 14-year forecast period $468.2 million
in gross capital costs have been identified primarily related to parks and facility needs.
These capital needs are based on the City’s capital budget and discussions with staff.
$108.4 million has been deducted as a benefit to existing development and $10.1 in
growth-related grants, subsidies, and other contribution has also been deducted related
to the Pickering Heritage and Community Centre. Further, $36.4 million has been
deducted to reflect the existing D.C. reserve fund surplus and $8.1 million has been
deducted to reflect tourism related benefits of the redevelopment of Petticoat Creek.
This results in $305.1 million being included in the calculation of the charge.
These D.C. eligible costs are then attributed 95% to residential development as they are
the primary uses of Parks and Recreation Services. These growth-related projects and
costs are detailed in Table 5-3.
5.2.4 Library Services
The City provides Library Services through 51,040 sq.ft. of facility space, 324,289
collection items, and two vehicles. This total historical level of investment results in an
average level of service of $686 per capita over the past 15 years. When applied
against the anticipated population growth over the 14-year forecast period and
accounting for the incline in population in existing housing, this allows for a maximum
D.C.eligible amount of $42.6 million to be included in the charge calculation.
To provide service to new development over the 14-year forecast period, gross capital
costs of $58.0 million have been identified from which $2.2 million has been deducted
for the benefit to existing development and $1.0 in growth-related grants, subsidies, and
other contribution has been deducted related to the Pickering Heritage and Community
Centre. Further, $11.8 million has been deducted to reflect the existing D.C. reserve
fund surplus. This results in $42.9 million being included in the calculation of the
charge.
These D.C. eligible costs are then attributed 95% to residential development as they are
the primary users for Library Services. These growth-related projects and costs are
detailed in Table 5-4.
Watson & Associates Economists Ltd. PAGE 5-3
5.2.5 By-law Enforcement Services
The City provides By-law Enforcement Services through 3,740 sq.ft. of facility space,
11.6 vehicles, and 9.8 equipped officers, which includes adjustments to account for 20%
of the vans and 30% of the equipped officers not being enforcement related. This total
historical level of investment results in an average level of service of $61 per capita over
the past 15 years. When applied against the anticipated population growth over the 14-
year forecast period and accounting for the incline in population in existing housing, this
allows for a maximum D.C. eligible amount of $3.8 million to be included in the charge
calculation.
To provide service to new development over the 14-year forecast period, gross capital
costs of $18.5 million have been identified from which $5.2 million has been deducted
for the benefit to existing development and a further $3.9 million has been deducted for
the benefit to growth beyond the 14-year forecast period. Additionally, $5.5 million
(30%) of the new animal shelter and by-law services facility costs have been deducted
as it is related to the animals services outside of by-law enforcement and is not a D.C.
eligible capital cost. Further, $146,900 has been deducted to reflect the existing D.C.
reserve fund surplus resulting in $3.8 million being included in the calculation of the
charge.
These D.C. eligible costs are then attributed 74% to residential development and 26%
to non-residential development based on the relationship of population to employment
growth anticipated over the 14-year forecast period. These growth-related projects and
costs are detailed in Table 5-5.
5.2.6 Stormwater Management Services
Increased stormwater management needs reflect the need for service in addition to the
local service requirements for development, and include erosion control works,
conveyance control, new facilities, water quality treatment, and studies.
The growth-related capital cost for these needs is estimated to be $75.1 million. A
$60.6 million deduction has been made for the benefit to existing development. After
deducting $3.2 million to reflect the existing D.C. reserve fund surplus $11.3 million has
been included in the calculation of the charge. These D.C. eligible costs are then
attributed 74% to residential development and 26% to non-residential development
Watson & Associates Economists Ltd. PAGE 5-4
based on the relationship of population to employment growth anticipated over the 14-
year forecast period. These growth-related projects and costs are detailed in Table 5-6.
5.2.7 Growth Related Studies
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 City-wide services:
Fire Protection Services;
Other Transportation;
Parks and Recreation Services;
Library Services;
By-Law Enforcement Services;
Stormwater Services; and
Transportation Services.
The following provides a list of the studies that have been identified for the 2025 to 2039
forecast period:
D.C. Background Studies (3)
Municipal Comprehensive Review/Update (2)
Consolidated Zoning By-Law Review/Update (2)
Northeast Pickering (Veraine) Land Use Study (1)
For planning related studies, a deduction of 10% of the growth-related costs has been
applied to recognize the extent to which the studies relate to non-D.C. eligible services.
Watson & Associates Economists Ltd. PAGE 5-5
Planning related studies and future D.C. background studies have been allocated to the
services in the following manner:
Fire Protection Services – 4.5%
Other Transportation – 4.8%
Parks and Recreation Services – 61.5%
Library Services – 8.7%
By-Law Enforcement Services – 0.7%
Stormwater Services – 2.0%
Transportation Services – 17.9%
The total cost of these studies is $4.9 million of which $948,600 is a benefit to existing
development. A deduction of $193,000 has been made to recognize the portion of
planning studies related to D.C. ineligible services, as mentioned above, and $284,200
has been deducted to reflect the benefit to growth beyond the forecast period. After
deducting the existing reserve fund balance of $1.5 million a net D.C. eligible cost of
$3.5 million has been included in the calculation of the charge as presented in Table 5-7
below.
The allocation of the net growth-related costs between residential and non-residential
development is based on the residential and non-residential allocations for each service
area and are presented in Table 5-8 below.
Watson & Associates Economists Ltd. PAGE 5-6
Table 5-1
Infrastructure Costs Covered in the D.C. Calculation – Fire Protection Services
Proj.
No.
Increased Service Needs Attributable to
Anticipated Development Timing
(year)
Gross
Capital Cost
Estimate
(2025$)
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
74%
Non-
Residential
Share
26%2025 to 2039
Facilities ------
1 Fire Station A (Seaton) - Future debt payments
(Principal Share) 2025 7,671,300 7,671,300 191,800 7,479,500 5,534,830 1,944,670
2 FS #3 New Fire Station (Seaton) 2025 1,260,000 1,260,000 31,500 1,228,500 909,090 319,410
3 FS #3 New Fire Station (Seaton) 2030 10,040,000 10,040,000 251,000 9,789,000 7,243,860 2,545,140
4 FS #3 New Fire Station (Seaton) 2031 668,000 668,000 16,700 651,300 481,962 169,338
5 Training Centre 2030 2,500,000 666,700 1,833,300 1,612,000 221,300 163,762 57,538
6 Seaton Fire Station 3 - Land & Site Servicing 2025 2,683,963 2,683,963 67,100 2,616,863 1,936,479 680,384
7 Seaton Fire Station 3 - Land & Site Servicing 2026 1,672,811 1,672,811 41,800 1,631,011 1,206,948 424,063
------
Vehicles ------
8 Aerial (Fire Station B) (Seaton) 2030 2,300,000 2,300,000 57,500 2,242,500 1,659,450 583,050
9 Small vehicles (5) (Seaton) 2025-2039 312,250 312,250 7,800 304,450 225,293 79,157
10 Pumper 2025-2039 2,300,000 2,300,000 57,500 2,242,500 1,659,450 583,050
------
Equipment ------
11 Equipment for 20 Firefighters incl. Bunker Gear
and Breathing Apparatus 2025-2039 442,600 442,600 -442,600 327,524 115,076
12 Equipment for 20 Firefighters incl. Bunker Gear
and Breathing Apparatus 2025-2039 442,600 442,600 -442,600 327,524 115,076
13 Equipment for 5 FPOs and Training Officers 2025-2039 110,650 110,650 71,300 39,350 29,119 10,231
Studies ------
14 Fire Master Plan 2032 130,000 130,000 32,500 97,500 72,150 25,350
------
Adjustment Related to Existing Population Incline --594,405 (594,405) (594,405) -
------
Reserve Fund Adjustments ---(3,398,609) (2,514,971) (883,638)
Total 32,534,174 666,700 31,867,474 3,032,905 -25,435,960 18,668,065 6,767,895
Watson & Associates Economists Ltd. PAGE 5-7
Table 5-2
Infrastructure Costs Covered in the D.C. Calculation – Other Transportation
Proj.
No.
Increased Service Needs Attributable to Anticipated
Development Timing (year)
Gross Capital
Cost Estimate
(2025$)
Post Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Developme
nt
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Residential
Share
74%
Non-
Residential
Share
26% 2025 to 2039
Roads Operations Fleet and Equipment -------
1 4 Ton Dump Truck with Snow Plow and Wing 2026 500,000 -500,000 -500,000 370,000 130,000
2 4 Ton Dump Truck with Snow Plow and Wing 2027 500,000 -500,000 -500,000 370,000 130,000
3 4 Ton Dump Truck with Snow Plow and Wing 2028 500,000 -500,000 -500,000 370,000 130,000
4 4 Ton Dump Truck with Snow Plow, Wing and Brine Tank (2) 2029 1,000,000 -1,000,000 -1,000,000 740,000 260,000
5 4 Ton Dump Truck with Snow Plow, Wing & Brine Tank 2027 500,000 -500,000 -500,000 370,000 130,000
6 4 Ton Dump Truck with Snow Plow, Wing and Brine Tank (2) 2030 1,000,000 -1,000,000 -1,000,000 740,000 260,000
7 4 Ton Dump Truck with Snow Plow and Wing 2031 500,000 -500,000 -500,000 370,000 130,000
8 4 Ton Dump Truck with Snow Plow and Wing (2) 2034 1,000,000 946,608 53,392 -53,392 39,510 13,882
9 5 Ton Dump Truck with Snow Plow and Wing 2029 550,000 -550,000 -550,000 407,000 143,000
10 5 Ton Dump Truck with Snow Plow and Wing 2030 550,000 -550,000 -550,000 407,000 143,000
11 5 Ton Truck with Snow Plow and Wing 2031 550,000 -550,000 -550,000 407,000 143,000
12 5 Ton Dump Truck with Snow Plow and Wing (3) 2032 1,650,000 -1,650,000 -1,650,000 1,221,000 429,000
13 5 Ton Dump Truck with Snow Plow and Wing (2) 2033 1,100,000 -1,100,000 -1,100,000 814,000 286,000
14 1 Ton Dump Truck with Tailgate Lift 2026 110,000 -110,000 -110,000 81,400 28,600
15 1 Ton Dump Truck with Tailgate Lift 2026 150,000 -150,000 -150,000 111,000 39,000
16 1 Ton Dump Truck with Tailgate Lift 2027 110,000 -110,000 -110,000 81,400 28,600
17 1 Ton Dump Truck with Tailgate Lift (2) 2028 220,000 -220,000 -220,000 162,800 57,200
18 Midsize SUV (5) 2034 500,000 473,304 26,696 -26,696 19,755 6,941
19 Street Sweeper 2032 620,000 -620,000 -620,000 458,800 161,200
20 Tractor Snow Blower 2026 200,000 -200,000 -200,000 148,000 52,000
21 Sidewalk Plow with Attachments (2) 2027 600,000 -600,000 -600,000 444,000 156,000
22 Sidewalk Plow with Attachments 2026 233,800 -233,800 -233,800 173,012 60,788
23 Sidewalk Sweeper with Attachments 2025 233,800 -233,800 -233,800 173,012 60,788
24 Flail Mower 2027 180,000 -180,000 -180,000 133,200 46,800
25 Flail Mower 2033 180,000 -180,000 -180,000 133,200 46,800
26 1/2 Ton Pickup Truck (4) 2034 400,000 378,643 21,357 -21,357 15,804 5,553
Watson & Associates Economists Ltd. PAGE 5-8
Table 5-2 (cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Other Transportation
Proj.
No.
Increased Service Needs Attributable to Anticipated
Development Timing (year)
Gross Capital
Cost Estimate
(2025$)
Post Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Developme
nt
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Residential
Share
74%
Non-
Residential
Share
26% 2025 to 2039
Roads Operations Facilities -------
27 New Operations Centre (Principal Payments) 2025-2037 4,299,890 -4,299,890 -4,299,890 3,181,919 1,117,971
28 New Northern Satellite Operations Centre - Land & Site Servicing 2025 2,919,705 2,919,705 -2,919,705 2,160,581 759,123
29 New Northern Satellite Operations Centre - Land & Site Servicing 2026 1,819,740 -1,819,740 -1,819,740 1,346,607 473,132
30 New Northern Satellite Operations Centre - Design 2025 674,050 -674,050 -674,050 498,797 175,253
31 New Northern Satellite Operations Centre - Construction 2030 11,672,350 11,049,144 623,206 -623,206 461,172 162,033
32 New Northern Satellite Operations Centre - Construction 2031 207,400 -207,400 -207,400 153,476 53,924
-------
Studies -------
33 Transportation Demand Management Plan/Parking Management Plan
(Seaton) 2026 250,000 -250,000 25,000 225,000 166,500 58,500
34 Neighbourhood Traffic Calming Measures 2025-2027 174,000 -174,000 17,400 156,600 115,884 40,716
35 ITMP 2029 430,000 -430,000 43,000 387,000 286,380 100,620
36 ITMP 2034 430,000 -430,000 43,000 387,000 286,380 100,620
37 City Centre TMP 2030 300,000 -300,000 30,000 270,000 199,800 70,200
-------
Adjustment Related to Existing Population Incline ---643,491 (643,491) (643,491) -
-------
Reserve Fund Adjustments 4,371,313 -4,371,313 -4,371,313 3,234,771 1,136,541
Total 41,186,047 12,847,700 28,338,347 801,891 -27,536,455 20,209,669 7,326,786
Watson & Associates Economists Ltd. PAGE 5-9
Table 5-3
Infrastructure Costs Covered in the D.C. Calculation – Parks and Recreation Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Parks Code Timing
(year)
Gross Capital
Cost Estimate
(2025$)
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
95%
Non-
Residential
Share
5% 2025 to 2039
Parks ------
1 Parking lot expansion - Village East Park 2027 250,000 250,000 187,500 62,500 59,375 3,125
2 Community Park - Greenwood Conservation Lands (ph 1) 2025 500,000 500,000 250,000 250,000 237,500 12,500
3 Community Park - Greenwood Conservation Lands (ph 1) 2027 10,210,200 10,210,200 5,105,100 5,105,100 4,849,845 255,255
4 Community Park - Greenwood Conservation Lands (ph 2) 2031 5,903,000 5,903,000 1,905,900 3,997,100 3,797,245 199,855
5 Krosno Creek Valley - Park Construction 2031 405,400 405,400 40,500 364,900 346,655 18,245
6 Celebration Drive Piazza P-090 2035-2039 3,535,000 3,535,000 353,500 3,181,500 3,022,425 159,075
7 Skate Board Park - (skate spot) 2027 336,900 336,900 168,500 168,400 159,980 8,420
8 D.H. Neighbourhood Park (Dersan & Tillings Road) 2025 1,395,000 1,395,000 34,900 1,360,100 1,292,095 68,005
9 City Centre Urban Park (0.3ha) P-088 2026 15,756,000 15,756,000 7,878,000 7,878,000 7,484,100 393,900
10 New Urban Park (phase 2 of the Smart Center redevelopment - 1899 Brock Rd) 2035-2039 1,158,300 1,158,300 579,200 579,100 550,145 28,955
11 Beachfront Park Master Plan - Phase 2 Construction 2026-2027 5,750,000 5,750,000 2,875,000 2,875,000 2,731,250 143,750
12 WF trail between West Shore Boulevard and Marksbury Road 2025 2,092,200 2,092,200 1,046,100 1,046,100 993,795 52,305
13 Park Development in the Hydro corridor, Kingston to Finch as part of Highmark Homes
development (Old Knob Hill Farms site) 2029 2,316,700 2,316,700 57,900 2,258,800 2,145,860 112,940
14 C10572.2602 Trail connection between parking lots - Alex Robertson Park 2026 100,900 100,900 50,500 50,400 47,880 2,520
15 C10572.2601 Waterfront Trail reconstruction - Alex Robertson Park 2026 226,900 226,900 113,500 113,400 107,730 5,670
Amberlea Tennis Club, Shaybrook Park (Additional Tennis Court) 2025-2026 -----
16 Park -W illiam Jackson Drive 2025-2026 110,000 110,000 2,800 107,200 101,840 5,360
17 Village Green - Beachview Homes (Finch and Rosebank) 2026 235,800 235,800 5,900 229,900 218,405 11,495
18 Linear Park - Walnut Lane Extension P-089 2027 175,000 175,000 17,500 157,500 149,625 7,875
19 Skateboard Park - Dave Ryan Community Park P-123 2027 350,000 350,000 8,800 341,200 324,140 17,060
20 Maple Ridge Park Master Plan implementation P-010 2026 1,000,000 1,000,000 500,000 500,000 475,000 25,000
21 Greenwood Park Master Plan implementation P-076 2026 5,000,000 5,000,000 2,500,000 2,500,000 2,375,000 125,000
22 Trail from Creekside Park to SWM Pond 2028 250,000 250,000 125,000 125,000 118,750 6,250
23 Petticoat Creek Conservation Park 2035-2039 32,500,000 8,125,000 24,375,000 15,716,600 8,658,400 8,225,480 432,920
Seaton Parkland ------
24 Village Green P-108 2026 774,800 774,800 19,400 755,400 717,630 37,770
25 Neighbourhood Park P-109 2026 1,605,000 1,605,000 40,100 1,564,900 1,486,655 78,245
26 Village Green P-110 2026 801,800 801,800 20,000 781,800 742,710 39,090
27 Village Green P-111 2026 498,000 498,000 12,500 485,500 461,225 24,275
28 Village Green P-116 2028 660,300 660,300 16,500 643,800 611,610 32,190
29 Neighbourhood Park P-117 2028 1,552,300 1,552,300 38,800 1,513,500 1,437,825 75,675
30 Village Green P-118 2028 660,300 660,300 16,500 643,800 611,610 32,190
31 Village Green P-119 2026 1,347,500 1,347,500 33,700 1,313,800 1,248,110 65,690
32 Neighbourhood Park P-120 2027 1,435,100 1,435,100 35,900 1,399,200 1,329,240 69,960
33 Neighbourhood Park P-122 2027 1,677,000 1,677,000 41,900 1,635,100 1,553,345 81,755
34 Neighbourhood Park P-128 2025 1,691,100 1,691,100 42,300 1,648,800 1,566,360 82,440
Watson & Associates Economists Ltd. PAGE 5-10
Table 5-3 (cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Parks and Recreation Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Parks Code Timing
(year)
Gross Capital
Cost Estimate
(2025$)
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
95%
Non-
Residential
Share
5% 2025 to 2039
35 Community Park at Recreation Centre II P-129 2033 1,953,900 1,953,900 48,800 1,905,100 1,809,845 95,255
36 Village Green P-130 2033 653,500 653,500 16,300 637,200 605,340 31,860
37 Village Green P-133 2027 599,600 599,600 15,000 584,600 555,370 29,230
38 Neighbourhood Park P-134 2027 1,991,600 1,991,600 49,800 1,941,800 1,844,710 97,090
39 Neighbourhood Park P-135 2027 1,595,500 1,595,500 39,900 1,555,600 1,477,820 77,780
40 Village Green P-136 2027 671,100 671,100 16,800 654,300 621,585 32,715
41 Village Green P-137 2029 653,500 653,500 16,300 637,200 605,340 31,860
42 Village Green P-138 2029 652,200 652,200 16,300 635,900 604,105 31,795
43 Village Green P-139 2029 865,100 865,100 21,600 843,500 801,325 42,175
44 Village Green P-140 2031 774,800 774,800 19,400 755,400 717,630 37,770
45 Community Park P-141 2030 7,994,900 7,994,900 199,900 7,795,000 7,405,250 389,750
46 Neighbourhood Park P-142 2030 2,536,000 2,536,000 63,400 2,472,600 2,348,970 123,630
47 Village Green P-143 2030 648,000 648,000 16,200 631,800 600,210 31,590
48 District Park (Phase 1) P-144 2032 16,844,100 16,844,100 421,100 16,423,000 15,601,850 821,150
49 District Park (Phase 2) P-144 2034 16,699,900 16,699,900 417,500 16,282,400 15,468,280 814,120
50 Park Gateway Feature - Seaton 2025 400,000 400,000 10,000 390,000 370,500 19,500
------
Trails ------
51 Seaton Primary Neighbourhood Connection Trails 1 major stream crossing T-1 2026 851,600 851,600 21,300 830,300 788,785 41,515
52 Seaton Primary Neighbourhood Connection Trails 1 minor stream crossing T-2 2028 520,100 520,100 13,000 507,100 481,745 25,355
53 Seaton Primary Neighbourhood Connection Trails 1 major stream crossing T-4 2028 2,028,000 2,028,000 50,700 1,977,300 1,878,435 98,865
54 Seaton Primary Neighbourhood Connection Trails 2 major stream crossing T-6 2034 1,516,000 1,516,000 37,900 1,478,100 1,404,195 73,905
55 Seaton Primary Neighbourhood Connection Trails 2 major stream crossing T-8 2032 1,210,100 1,210,100 30,300 1,179,800 1,120,810 58,990
56 Seaton Primary Neighbourhood Connection Trails 1 minor stream crossing T-9 2028 283,000 283,000 7,100 275,900 262,105 13,795
57 Seaton Primary Neighbourhood Connection Trails 1 major stream crossing T-10 2028 613,100 613,100 15,300 597,800 567,910 29,890
58 Seaton Primary Neighbourhood Connection Trails 1 major stream crossing T-11 2030 613,100 613,100 15,300 597,800 567,910 29,890
59 Seaton Primary Neighbourhood Connection Trails 1 major stream crossing T-12 2030 552,500 552,500 13,800 538,700 511,765 26,935
60 Seaton Primary Neighbourhood Connection Trails 1 major stream crossing T-13 2030 579,400 579,400 14,500 564,900 536,655 28,245
61 Seaton Primary Neighbourhood Connection Trails 1 major stream crossing T-14 2030 592,900 592,900 14,800 578,100 549,195 28,905
62 Durham Meadoway (Dixie to Valley Farm) 2027 1,324,350 1,324,350 662,200 662,150 629,043 33,108
63 Trail - Bayly Street from Go Station to Hydro Corridor 2027 590,200 590,200 295,100 295,100 280,345 14,755
64 Trail - Finch to Brockridge Park (45m bridge) 2032 1,390,000 1,390,000 695,000 695,000 660,250 34,750
65 Trail - Wharf Street to Sandy Beach Road 2031 674,700 674,700 337,400 337,300 320,435 16,865
66 Durham Meadoway (Townline to Dixie) 2029 2,236,500 2,236,500 1,118,300 1,118,200 1,062,290 55,910
------
Facilities ------
67 Seaton Recreation Complex (Parks and Recreation share. Excl. Arena Costs) 2026 145,305,866 145,305,866 3,632,600 141,673,266 134,589,603 7,083,663
68 Seaton Recreation Complex (Parks and Recreation share. Excl. Arena Costs) 2025 5,530,246 5,530,246 138,300 5,391,946 5,122,349 269,597
69 City Centre - Youth & Seniors' Centre 2031 7,999,400 7,999,400 4,109,100 3,890,300 3,695,785 194,515
70 City Centre - Youth & Seniors' Centre 2032 71,994,100 71,994,100 36,981,800 35,012,300 33,261,685 1,750,615
71 Community Centre (Part of Pickering Heritage and Community Centre) 2025 45,241,534 45,241,534 9,501,900 10,125,476 25,614,158 24,333,450 1,280,708
Watson & Associates Economists Ltd. PAGE 5-11
Table 5-3 (cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Parks and Recreation Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Parks Code Timing
(year)
Gross Capital
Cost Estimate
(2025$)
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
95%
Non-
Residential
Share
5% 2025 to 2039
Parks Operations Facilities ------
72 New Operations Centre (Principal Payments) 2025-2037 2,749,110 2,749,110 -2,749,110 2,611,655 137,456
73 New Northern Satellite Operations Centre - Land & Site Servicing 2025 1,866,696 1,866,696 -1,866,696 1,773,362 93,335
74 New Northern Satellite Operations Centre - Land & Site Servicing 2026 1,163,440 1,163,440 -1,163,440 1,105,268 58,172
75 New Northern Satellite Operations Centre - Design 2025 430,950 430,950 -430,950 409,403 21,548
76 New Northern Satellite Operations Centre - Construction 2030 7,462,650 7,462,650 -7,462,650 7,089,518 373,133
77 New Northern Satellite Operations Centre - Construction 2031 132,600 132,600 -132,600 125,970 6,630
------
Parks Operations Vehicles and Equipment ------
78 Wide Area Mower 2025 225,000 225,000 -225,000 213,750 11,250
79 Wide Area Mower 2030 225,000 225,000 -225,000 213,750 11,250
80 Wide Area Mower 2031 225,000 225,000 -225,000 213,750 11,250
81 Wide Area Mower 2033 225,000 225,000 -225,000 213,750 11,250
82 Litter Picker Vacuum 2026 66,800 66,800 -66,800 63,460 3,340
83 Enclosed Trailer 2026 25,000 25,000 -25,000 23,750 1,250
84 Enclosed Trailer 2029 25,000 25,000 -25,000 23,750 1,250
85 Enclosed Trailers (2) 2033 50,000 50,000 -50,000 47,500 2,500
86 Zero Turn Mower (2) 2026 70,000 70,000 -70,000 66,500 3,500
87 Zero Turn Mower (3) 2033 120,000 120,000 -120,000 114,000 6,000
88 1 Ton Pickup Truck with Tow Package 2026 100,000 100,000 -100,000 95,000 5,000
89 Ton Pickup Truck with Tow Package 2026 80,000 80,000 -80,000 76,000 4,000
90 3/4 Ton Pickup Truck with Tow Package 2028 110,000 110,000 -110,000 104,500 5,500
91 3/4 Ton Pickup Truck with Plow and Salter 2029 110,000 110,000 -110,000 104,500 5,500
92 3/4 Ton Pickup Truck with Plow and Salter 2030 110,000 110,000 -110,000 104,500 5,500
93 1/2 Ton Pickup Truck (3) 2031 255,000 255,000 -255,000 242,250 12,750
94 1/2 Ton Pickup Truck (2) 2032 170,000 170,000 -170,000 161,500 8,500
95 1/2 Ton Pickup Truck (2) 2033 170,000 170,000 -170,000 161,500 8,500
96 1 Ton Dump Truck with Tailgate Lift 2025 150,000 150,000 -150,000 142,500 7,500
97 1 Ton Dump Truck with Tailgate Lift 2026 110,000 110,000 -110,000 104,500 5,500
98 1 Ton Dump Truck with Tailgate Lift (2) 2028 220,000 220,000 -220,000 209,000 11,000
99 1 Ton Dump Truck with Aluminum Dump Body/Liftgate for Seaton 2031 110,000 110,000 -110,000 104,500 5,500
100 1 Ton Dump Truck with Aluminum Dump Body/Liftgate for Seaton (2) 2031 220,000 220,000 -220,000 209,000 11,000
101 Midsize 4 Wheel Drive Vehicle (3) 2031 255,000 255,000 -255,000 242,250 12,750
102 Midsize 4 Wheel Drive Vehicle 2032 85,000 85,000 -85,000 80,750 4,250
103 Utility Vehicle 2029 35,000 35,000 -35,000 33,250 1,750
104 Utility Vehicle 2031 35,000 35,000 -35,000 33,250 1,750
105 Utility Vehicle 2032 35,000 35,000 -35,000 33,250 1,750
Watson & Associates Economists Ltd. PAGE 5-12
Table 5-3 (cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Parks and Recreation Services
Proj.
No. Parks Code Residential
Share
Non-
Residential
Share
95% 5%
Studies ------
106 2025-2039 537,300 537,300 -537,300 510,435 26,865
107 Recreation and Parks 10-Year Plan 2035 200,000 200,000 50,000 150,000 142,500 7,500
108 Whitevale Park Revitalization Study 2025-2039 107,500 107,500 26,900 80,600 76,570 4,030
109 Thompson Corners Community Centre Planning Process 2030-2034 100,000 100,000 25,000 75,000 71,250 3,750
110 Aquatic, Fitness & Program Strategy 2025-2026 50,000 50,000 12,500 37,500 35,625 1,875
111 Recreation & Parks Level of Service Review 2025-2026 100,000 100,000 50,000 50,000 47,500 2,500
112 Capital Facility Study for Dunbarton Indoor Pool 2027-2029 50,000 50,000 25,000 25,000 23,750 1,250
113 CHDRC – Capital facility study, long term revitalization 2027-2029 75,000 75,000 37,500 37,500 35,625 1,875
114 Arena Needs Assessment 2027-2029 75,000 75,000 37,500 37,500 35,625 1,875
------
Adjustment Related to Existing Population Incline --9,212,945 (9,212,945) (9,212,945) -
------
Reserve Fund Adjustments ---(36,437,941) (34,616,044) (1,821,897)
Total 468,157,943 8,125,000 460,032,943 108,411,645 10,125,476 305,057,881 289,344,339 15,713,541
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable
to New
Development
Total
Seaton Primary Trails IO EA Phase 1 & 2 Lands (including site walks, surveying,
archaeology)
Increased Service Needs Attributable to Anticipated Development
2025 to 2039
Gross Capital
Cost Estimate
(2025$)
Timing
(year)
Other
Deductions
Watson & Associates Economists Ltd. PAGE 5-13
-
Table 5-4
Infrastructure Costs Covered in the D.C. Calculation – Library Services
Proj.
No.
Increased Service Needs Attributable
to Anticipated Development
2025 to 2039
Timing
(year)
Gross Capital
Cost Estimate
(2025$)
Post
Period
Benefit
Other
Deductions
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development 1
Total
Residential
Share
95%
Non
Residential
Share
5%
Facilities -------
1 Seaton Recreation Complex (Library
share) 2026-2029 22,938,409 -22,938,409 573,500 22,364,909 21,246,664 1,118,245
2 Seaton Recreation Complex Design
(Library share) 2025 864,718 -864,718 21,600 843,118 800,962 42,156
3 Seaton Recreation Complex Library
Collection Materials 2026-2029 4,017,000 -4,017,000 100,400 3,916,600 3,720,770 195,830
4 Library (Part of Pickering Heritage and
Community Centre) 2025 3,634,901 -3,634,901 90,900 1,004,068 2,539,933 2,412,936 126,997
5 Provision for City Centre and George
Ashe Expansion and Materials 2035-2039 26,029,419 -26,029,419 -26,029,419 24,727,948 1,301,471
-------
Studies -------
6 Library-Facilities/Master Plan 2025 75,000 -75,000 18,800 56,200 53,390 2,810
7 Library-Strategic Plan 2027 110,000 -110,000 27,500 82,500 78,375 4,125
8 Library-Strategic Plan 2031 110,000 -110,000 27,500 82,500 78,375 4,125
9 Library-Strategic Plan 2035 110,000 -110,000 27,500 82,500 78,375 4,125
10 Library-Facilities/Master Plan 2035 75,000 -75,000 18,800 56,200 53,390 2,810
-------
Adjustment Related to Existing Population Incline ---1,295,917 (1,295,917) (1,295,917) -
-------
Reserve Fund Adjustments ----(11,847,728) (11,255,341) (592,386)
Total 57,964,447 --57,964,447 2,202,417 1,004,068 42,910,235 40,699,927 2,210,308
1. Grants that have been applied for by the City.
Watson & Associates Economists Ltd. PAGE 5-14
-
Table 5-5
Infrastructure Costs Covered in the D.C. Calculation – By-law Enforcement Services
Proj.
No.
Increased Service Needs Attributable to
Anticipated Development
2025 to 2039
Timing
(year)
Gross Capital
Cost Estimate
(2025$)
Post Period
Benefit
Other
Deductions
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
74%
Non
Residential
Share
26%
Facilities -------
1 Animal Shelter & By-Law Services 2026 14,714,000 3,125,645 4,414,200 7,174,155 4,094,300 3,079,855 2,279,093 800,762
2 Animal Shelter & By-Law Services Land & Site 2025 2,236,636 475,121 670,991 1,090,524 622,400 468,124 346,412 121,712
3 Animal Shelter & By-Law Services Land & Site 2026 1,394,009 296,125 418,203 679,682 387,900 291,782 215,919 75,863
-------
Vehicles -------
4 Midsize 4 Wheel Drive Vehicle 2029 85,000 85,000 2,100 82,900 61,346 21,554
5 Midsize 4 Wheel Drive Vehicle 2030 85,000 85,000 2,100 82,900 61,346 21,554
-------
Adjustment Related to Existing Population Incline ---88,114 (88,114) (88,114) -
-------
Reserve Fund Adjustments ----(146,850) (108,669) (38,181)
Total 18,514,645 3,896,891 5,503,394 9,114,361 5,196,914 -3,770,597 2,767,332 1,003,265
Watson & Associates Economists Ltd. PAGE 5-15
Table 5-6
Infrastructure Costs Covered in the D.C. Calculation – Stormwater Management Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Timing
(year)
Gross
Capital Cost
Estimate
(2025$)
Post
Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Developmen
t
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Residential
Share
74%
Non-
Residential
Share
26% 2025 to 2039
1 Krosno Creek SWM Facility K12 - Design B-18 D SWM Facility at mouth of Hydro Marsh -
Design 2035-2039 138,500 -138,500 72,000 66,500 49,210 17,290
2 Krosno Creek SWM Facility K12 - Construction B-18 C SWM Facility at mouth of Hydro Marsh -
Construction 2035-2039 1,274,200 -1,274,200 662,600 611,600 452,584 159,016
3 Krosno Creek SWM Facility K16 - Design B-19 D SWM Facility at Hydro Marsh - Design 2025-2026 188,542 -188,542 98,000 90,542 67,001 23,541
4 Krosno Creek SWM Facility K16 - Construction B-19 C SWM Facility at Hydro Marsh -
Construction 2027 1,259,900 -1,259,900 655,100 604,800 447,552 157,248
5 Krosno Creek SWM Facility K19 - Design B-30 D SWM Facility - Krosno Creek (Hydro
Corridor, west of Quigely St.) - Design 2035-2039 616,500 -616,500 320,600 295,900 218,966 76,934
6 Krosno Creek SWM Facility K19 - Construction B-30 C
SWM Facility - Krosno Creek (Hydro
Corridor, west of Quigely St.) -
Construction
2035-2039 2,364,600 -2,364,600 1,229,600 1,135,000 839,900 295,100
7 Krosno Creek SWM Facility 17/18 - Design B-31 D SWM Facility - Krosno Creek (Hydro
Corridor, west of Feldspar Crt.) - Design
2035-2039 436,100 -436,100 226,800 209,300 154,882 54,418
8 Krosno Creek SWM Facility 17/18 -
Construction B-31 C
SWM Facility - Krosno Creek (Hydro
Corridor, west of Feldspar Crt.) -
Construction
2035-2039 2,108,300 -2,108,300 1,096,300 1,012,000 748,880 263,120
9 Amberlea Creek SWM Facility A3 - Design A-8 D SWM Facility at outfall to tributary of
Amberlea Creek - Design
2035-2039 173,400 -173,400 137,300 36,100 26,714 9,386
10 Petticoat Creek Erosion Control - Design H-10 D Erosion assessment and fixing of erosion
channel and banks 2035-2039 406,000 -406,000 360,100 45,900 33,966 11,934
11 Petticoat Creek Erosion Control - Construction H-10 C Erosion assessment and fixing of erosion
channel and banks 2035-2039 2,578,200 -2,578,200 2,286,900 291,300 215,562 75,738
12 Oil Grit Separators Installation (15) Install 1 units per year for water quality
treatment 2025-2039 6,064,500 -6,064,500 4,345,300 1,719,200 1,272,208 446,992
13 Amberlea Creek Mouth SWM Facility - Design W-7 D SWM/Forebay Faciliy to FB - Design 2035-2039 954,900 -954,900 830,800 124,100 91,834 32,266
14 Amberlea Creek Mouth SWM Facility -
Construction W-7 C SWM/Forebay Faciliy to FB -
Construction 2035-2039 10,694,800 -10,694,800 9,304,500 1,390,300 1,028,822 361,478
15 Dunbarton Creek Mouth SWM Facility - Design W-8 D SWM/Forebay Faciliy to FB - Design 2035-2039 954,900 -954,900 830,800 124,100 91,834 32,266
16 Dunbarton Creek Mouth SWM Facility -
Construction W-8 C SWM/Forebay Faciliy to FB -
Construction 2035-2039 10,694,800 -10,694,800 9,304,500 1,390,300 1,028,822 361,478
17 Amberlea Creek SWM Facility A3 -
Construction A-8 C SWM Facility at outfall to tributary of
Amberlea Creek - Construction
2035-2039 1,814,400 -1,814,400 1,436,200 378,200 279,868 98,332
18 Pine Creek SWM Facility P31 - Design L-20 D SWM Facility at outfall to Pine Creek at
Glenanna Rd. - Design 2035-2039 186,400 -186,400 162,200 24,200 17,908 6,292
19 Pine Creek SWM Facility P31 - Construction L-20 C SWM Facility at outfall to Pine Creek at
Glenanna Rd. - Construction 2035-2039 1,961,300 -1,961,300 1,706,300 255,000 188,700 66,300
20 Pine Creek SWM Facility P29 - Design B-33 D SWM Facility at outlet of Pine Creek at
Fairview Ave. - Design 2035-2039 105,300 -105,300 91,600 13,700 10,138 3,562
21 Pine Creek SWM Facility P29 - Construction B-33 C SWM Facility at outlet of Pine Creek at
Fairview Ave. - Construction 2035-2039 939,400 -939,400 817,300 122,100 90,354 31,746
22 Pine Creek SWM Facility P22 - Design L-21 D SWM Facility at outlet of Pine Creek at
Cedarwood Crt. - Design 2025 302,500 -302,500 263,200 39,300 29,082 10,218
23 Pine Creek SWM Facility P22 - Construction L-21 C SWM Facility at outlet of Pine Creek at
Cedarwood Crt. - Construction 2027 2,541,700 -2,541,700 2,211,300 330,400 244,496 85,904
Watson & Associates Economists Ltd. PAGE 5-16
Table 5-6 (cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Stormwater Management Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Timing
(year)
Gross
Capital Cost
Estimate
(2025$)
Post
Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Developmen
t
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Residential
Share
74%
Non-
Residential
Share
26% 2025 to 2039
24 Pine Creek SWM Facility P27 - Design L-22 D SWM Facility at outlet of Pine Creek at
Storrington St. - Design 2035-2039 180,500 -180,500 157,000 23,500 17,390 6,110
25 Pine Creek SWM Facility P27 - Construction L-22 C SWM Facility at outlet of Pine Creek at
Storrington St. - Construction 2035-2039 1,894,700 -1,894,700 1,648,400 246,300 182,262 64,038
26 Pine Creek Culvert Replacements - Design TC-23 D Replace Radom St culverts, Kingston Rd
culvert, channel works 2026 1,714,600 -1,714,600 1,496,600 218,000 161,320 56,680
27 Pine Creek Culvert Replacements - Construction TC-23 C Replace Radom St culverts, Kingston Rd
culvert, channel works 2030-2039 8,131,700 8,131,700 7,097,900 1,033,800 765,012 268,788
28 Pine Creek Restoration Sites 1&2&3&4 2034 100,000 -100,000 87,400 12,600 9,324 3,276
29 Pine Creek Restoration Site 25 2026 201,700 -201,700 176,300 25,400 18,796 6,604
30 Pine Creek Restoration Sites 13-16 2027 101,800 -101,800 89,000 12,800 9,472 3,328
31 Pine Creek Restoration Sites 17&18 2032 105,600 -105,600 92,300 13,300 9,842 3,458
32 Pine Creek Restoration Sites 17&18 2034 1,050,000 -1,050,000 918,000 132,000 97,680 34,320
33 Pine Creek Restoration Site 25 -Restoration of
Kitley Ravine - Construction 2028 2,007,100 -2,007,100 1,754,800 252,300 186,702 65,598
34
Pine Creek Restoration Sites 9&10 Restoration
of Pine Creek downstream of Kitley Av - Detailed
Design
2028 100,000 -100,000 87,400 12,600 9,324 3,276
35
Pine Creek Restoration Sites 13-16 Restoration
of the creek downstream of Finch Av -
Construction
2029 1,412,000 -1,412,000 1,234,500 177,500 131,350 46,150
36
Pine Creek Restoration Site 12 Restoration of
the creek upstream of Dixie Rd - Detailed
Design
2029 100,000 -100,000 87,400 12,600 9,324 3,276
37
Pine Creek Restoration Sites 9&10 Restoration
of Pine Creek downstream of Kitley Av -
Construction
2030 1,200,000 -1,200,000 1,049,200 150,800 111,592 39,208
38 Pine Creek Restoration Site 12 Restoration of
the creek upstream of Dixie Rd -Construction 2031 730,000 -730,000 638,200 91,800 67,932 23,868
39
Pine Creek Restoration Sites 23&24 -
Restoration of Pine Creek upstream of Finch
Avenue - East Branch - Detailed Design
2031 250,000 -250,000 218,600 31,400 23,236 8,164
40
Pine Creek Restoration Sites 23&24 -
Restoration of Pine Creek upstream of Finch
Avenue - East Branch - Construction
2033 2,200,000 -2,200,000 1,923,500 276,500 204,610 71,890
41
Pine Creek Restoration Sites 20&21 Restoration
of the creek downstream of Fairport Rd -
Detailed Design
2033 100,000 -100,000 87,400 12,600 9,324 3,276
42
Pine Creek Restoration Sites 20&21 Restoration
of the creek downstream of Fairport Rd -
Construction
2035 1,200,000 -1,200,000 1,049,200 150,800 111,592 39,208
43
Pine Creek Restoration Sites 1&2&3&4
Restoration of Pine Creek upstream of Kingston
Road - Construction
2036 1,150,000 -1,150,000 1,005,400 144,600 107,004 37,596
Watson & Associates Economists Ltd. PAGE 5-17
Table 5-6 (cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Stormwater Management Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Timing
(year)
Gross
Capital Cost
Estimate
(2025$)
Post
Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Developmen
t
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Residential
Share
74%
Non-
Residential
Share
26% 2025 to 2039
44 Oklahoma Drive Reconstruction and OGS
Installation 2025-2039 1,100,000 -1,100,000 788,200 311,800 230,732 81,068
Studies -------
45 Brock Industrial Drainage Master Plan 2025-2032 403,000 -403,000 40,300 362,700 268,398 94,302
46 Stormwater Management Study for Infill
Development 2025-2032 289,900 -289,900 72,500 217,400 160,876 56,524
47 Frenchman's Bay Stormwater Management
Master Plan Update 2025-2032 600,000 -600,000 60,000 540,000 399,600 140,400
-------
Adjustment Related to Existing Population Incline ---263,293 (263,293) (263,293) -
-------
Reserve Fund Adjustments ----(3,242,724) (2,399,616) (843,108)
Total 75,081,742 -75,081,742 60,572,093 -11,266,924 8,269,068 2,997,857
Watson & Associates Economists Ltd. PAGE 5-18
Table 5-7
Infrastructure Costs Covered in the D.C. Calculation – Growth-Related Studies
Proj.
No.
Increased Service Needs Attributable to
Anticipated Development
2025 to 2039
Timing
(year)
Gross
Capital Cost
Estimate
(2025$)
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
89%
Non-
Residential
Share
11%
1 Development Charges Background Study 2029 100,000 -100,000 -100,000 88,562 11,438
2 Development Charges Background Study 2033 100,000 -100,000 -100,000 88,562 11,438
3 Development Charges Background Study 2027 100,000 -100,000 -100,000 88,562 11,438
4 Municipal Comprehensive Review - 5 Year
Review 2030 250,000 -18,750 231,250 62,500 168,750 149,448 19,302
5 Municipal Comprehensive Review -
Comprehensive Update 2035 500,000 -37,500 462,500 125,000 337,500 298,896 38,604
6 Consolidated Zoning By-Law Review - 5 Year
Review 2030 250,000 -12,500 237,500 125,000 112,500 99,632 12,868
7 Consolidated Zoning By-Law Review -
Comprehensive Update 2035 850,000 -42,500 807,500 425,000 382,500 338,749 43,751
8 Northeast Pickering (Veraine) Land Use
Study 2035-2039 1,223,800 284,200 81,720 857,880 122,400 735,480 651,354 84,126
-------
Adjustment Related to Existing Population
Incline ---88,736 (88,736) (88,736) -
-------
Reserve Fund Adjustments 1,509,099 -1,509,099 -1,509,099 1,336,484 172,615
------
Total 4,882,899 284,200 192,970 4,405,729 948,636 -3,457,092 3,051,511 405,582
Watson & Associates Economists Ltd. PAGE 5-19
Table 5-8
Infrastructure Costs Covered in the D.C. Calculation – Growth-Related Studies – Residential/Non-Residential Shares
Service Total Residential
Share
Non-
Residential
Share
Transportation Services 619,080 451,928 167,152
Fire Protection Services 156,283 115,649 40,634
Parks and Recreation Services 2,127,431 2,021,059 106,372
Library Services 299,250 284,287 14,962
By-Law Enforcement Services 22,589 16,716 5,873
Stormwater Services 67,497 49,948 17,549
Other Transportation 164,963 122,073 42,890
Total 3,457,092 3,061,661 395,432
Residential/Non-Residential Share 89% 11%
Watson & Associates Economists Ltd. PAGE 5-20
5.3 Service Levels and 14-Year Capital Costs for area-
specific D.C. Calculation
This section evaluates the development-related capital requirements for Transportation
Services over the 14-year planning period (mid 2025 to mid 2039) outside of the Seaton
Lands. The service is evaluated on two format sheets: the average historical 15-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.
5.3.1 Transportation Services
The City currently provides Transportation Services utilizing an inventory of 155.4 km of
roads, 72 bridges and culverts, 346,700 meters of sidewalks and active transportation
routes, and 25 traffic/pedestrian signals. This historical level of investment results in an
average level of service of $6,949 per capita over the past 15 years. When applied
against the anticipated population growth over the 14-year forecast period (i.e., 14,143
net population growth, excluding institutional population) and accounting for the 12.6%
incline in population in existing dwelling units, this allows for a maximum D.C. eligible
amount of $85.9 million to be included in the charge calculation.
To provide service to new development over the 14-year forecast period, $327.3 million
in gross capital costs of growth-related projects have been identified based on the City’s
capital budget and discussions with staff. $117.9 million has been deducted as a
benefit to existing development and a further $94.4 million has been deducted for the
benefit to growth beyond the 14-year forecast period. Further, $29.1 million has been
deducted to reflect the existing D.C. reserve fund surplus resulting in $85.9 million being
included in the calculation of the charge.
These D.C. eligible costs are then attributed 73% to residential development and 27%
to non-residential development based on the relationship of population to employment
growth anticipated over the 14-year forecast period (i.e., 14,143 population and 5,236
employment). These growth-related projects and costs are detailed in Table 5-9.
Watson & Associates Economists Ltd. PAGE 5-21
-
Table 5-9
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Less: Potential D.C. Recoverable Cost
Proj.
No. Roads Codes 2025 Budget Code Residential
Share
Non
Residential
Share
73% 27%
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 C10570.2804 2028 4,264,500 -4,264,500 426,500 3,838,000 2,801,740 1,036,260
2 DH-14 William Jackson Drive (Old Taunton
Road) - Culvert Replacement Urfe Creek Culvert Structure DH-14 C10570.2306 2027 5,399,700 -5,399,700 540,000 4,859,700 3,547,581 1,312,119
3 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 2035-2039 4,566,800 2,686,366 1,880,434 456,700 1,423,734 1,039,326 384,408
4 RO-3 Twyn Rivers Drive - Road
Reconstruction
Hoover Drive to West Boundary Limit.
2-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
RO-3 C10575.3001 2030 1,095,800 -1,095,800 821,900 273,900 199,947 73,953
5 RO-3 Twyn Rivers Drive - Road
Reconstruction
Hoover Drive to West Boundary Limit.
2-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
RO-3 C10575.3001 2032 4,383,200 -4,383,200 3,287,400 1,095,800 799,934 295,866
6 RP-4a Finch Avenue - Road Reconstruction
Altona Road to Culvert Structure.
3-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
RP-4a C10575.2804 2028 1,963,300 -1,963,300 490,800 1,472,500 1,074,925 397,575
7 RP-4c Finch Avenue - Road Reconstruction
Woodview Avenue to 190m West.
3-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
RP-4c C10575.3003 2030 746,500 -746,500 186,600 559,900 408,727 151,173
8 RP-4d Finch Avenue - Road Reconstruction
190m West of Woodview Avenue to
Townline.
3-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
RP-4d C10575.3201 2032 3,616,800 -3,616,800 904,200 2,712,600 1,980,198 732,402
9 WO-5 Sheppard Avenue - New Sidewalk
Installation
Whites Road to Rosebank Road (West Jog)
(north side) WO-5 C10515.2701 2027 381,300 -381,300 286,000 95,300 69,569 25,731
10 WO-9 Sheppard Avenue - New Sidewalk
Installation
Whites Road to Fairport Road (south side),
incl. structure extension WO-9 C10515.2901 2029 617,300 -617,300 463,000 154,300 112,639 41,661
11 RU-4 Audley Road (Sideline 2) - Road
Reconstruction
Fifth Concession Road to Hwy 7.
2-lane Road Reconstruction, Rural, incl.
structures
RU-4a C10575.2905 2029 6,887,000 -6,887,000 3,443,500 3,443,500 2,513,755 929,745
12 RU-4 Audley Road (Sideline 2) - Culvert
Replacement with Design and Approvals Fifth Concession Road to Hwy 7. RU-4b C10575.2603 2026 981,000 -981,000 490,500 490,500 358,065 132,435
13 D-4 Dunbarton Walkway - New Walkway
Installation Dunbarton Road to Rambleberry Avenue D-4 C10305.3201 2032 609,100 -609,100 456,800 152,300 111,179 41,121
14
DH-2 Palmer Sawmill Road (Valley Farm
Road) New Bridge Construction - EA &
Design
Over the Ganatsekiagon Creek DH-2 2035-2039 1,158,300 681,379 476,921 115,800 361,121 263,618 97,503
15 DH-2 Palmer Sawmill Road (Valley Farm
Road) New Bridge Construction Over the Ganatsekiagon Creek DH-2 2035-2039 18,122,000 10,660,102 7,461,898 1,812,200 5,649,698 4,124,280 1,525,419
16 R-4a Oakwood Drive - Road Reconstruction
Rougemount Drive to Mountain Ash Drive.
2-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
R-4a C10575.3008 2030 2,243,800 -2,243,800 1,121,900 1,121,900 818,987 302,913
17 R-4b Oakwood Drive - Road Reconstruction
Mountain Ash Drive to Toynevale Road.
2-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
R-4b C10575.2703 2028 1,123,280 -1,123,280 561,600 561,680 410,026 151,654
18 R-5b Rougemount Drive - Road
Reconstruction
Toynevale Road to 200m South.
2-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
R-5b C10575.2701 2027 1,277,500 -1,277,500 638,800 638,700 466,251 172,449
19 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 C10575.2901 2029 4,979,100 -4,979,100 2,489,600 2,489,500 1,817,335 672,165
Timing
(year)
Gross Capital
Cost Estimate
(2025$)
Post Period
Benefit
Increased Service Needs Attributable to Anticipated Development
2025 to 2039
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd. PAGE 5-22
-
Table 5-9 (cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Roads Codes 2025 Budget Code Timing
(year)
Gross Capital
Cost Estimate
(2025$)
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
73%
Non
Residential
Share
27%2025 to 2039
20 RP-2 Finch Avenue - Culvert Replacement 275m West of Altona Road. RP-2 C10575.2601 2026 324,220 -324,220 162,100 162,120 118,348 43,772
21 RP-2 Finch Avenue - Culvert Replacement 275m West of Altona Road. RP-2 C10575.2601 2028 1,296,880 -1,296,880 648,400 648,480 473,390 175,090
22 RU-7a Scarborough / Pickering Townline -
Road Reconstruction
CPR to Third Concession Road
(Taunton/Steeles).
2-lane Road Reconstruction, Rural, incl.
widening
RU-7a C10575.2705 2027 7,393,400 -7,393,400 3,696,700 3,696,700 2,698,591 998,109
23
RU-7b Scarborough / Pickering Townline -
Culvert Replacement with Design and
Approvals
60m South of Third Concession Road. RU-7b C10575.2702 2027 1,347,500 -1,347,500 673,800 673,700 491,801 181,899
24 TC-13 Dixie Road - New Sidewalk
Installation Kingston Road to South Limit (East side) TC-13 2035-2039 72,600 11,830 60,770 54,500 6,270 4,577 1,693
25 W-4b Granite Court - from Bridge to Whites
Road
CNR Bridge to Whites (north side).
Upgrade existing asphalt to 1.8m conrete W-4b C10515.2402 W-4b 2025 26,700 -26,700 20,000 6,700 4,891 1,809
26 B-27 Plummer Street Extension - New
Bridge Construction At Krosno Creek B-27 C10575.3004 2030 3,373,100 -3,373,100 843,300 2,529,800 1,846,754 683,046
27 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 C10575.3005 2030 84,400 -84,400 21,100 63,300 46,209 17,091
28 L-17a Rosebank Road - Road
Reconstruction
CPR Overpass to Third Concession Road.
2-lane Road Reconstruction, Rural, incl.
widening
L-17a 2035-2039 5,168,500 2,533,619 2,634,881 1,292,100 1,342,781 980,230 362,551
29 L-17b Rosebank Road - Bridge
Replacement with Design and Approvals 350m south of Third Concession Road L-17b 2035-2039 579,200 283,924 295,276 144,800 150,476 109,847 40,628
30 L-18 Rosebank Road - Road Reconstruction
Third Concession Road to Taunton Road.
2-lane Road Reconstruction, Rural, incl.
widening
L-18 2035-2039 4,215,400 2,066,360 2,149,040 1,053,900 1,095,140 799,452 295,688
31 BI-21 Montgomery Park Road - Road
Reconstruction
Sandy Beach Road to Mckay Road.
3-lane Road Reconstruction, Rural, incl. full
load base
BI-21 C10570.2805 2028 5,798,000 -5,798,000 2,899,000 2,899,000 2,116,270 782,730
32 Third Concession Rd. - Dixie Rd. To Whites
Rd. Reconstruction/widen L-12 2035-2039 6,131,700 3,005,780 3,125,920 1,532,900 1,593,020 1,162,904 430,115
33 L-13a Third Concession Road - Road
Reconstruction Whites Road to Rosebank Road (west leg) L-13a 2035-2039 2,759,100 1,352,497 1,406,603 689,800 716,803 523,267 193,537
34 L-13b Third Concession Road - Culvert
Replacement East of Rosebank Road (east leg) 188m L-13b 2035-2039 513,100 251,506 261,594 128,300 133,294 97,305 35,989
35 L-13c Third Concession Road - Road
Reconstruction Rosebank Road (west leg) to Altona Road L-13c C10570.2601 2026 2,868,900 -2,868,900 717,200 2,151,700 1,570,741 580,959
36 L-13d Third Concession Road - Culvert
Replacement West of Rosebank Road (west leg) 340m L-13d C10570.2501 2025 597,000 -597,000 149,300 447,700 326,821 120,879
37 L-14 Third Concession Road - Road
Reconstruction
Altona Road to Scarborough / Pickering
Townline L-14 2035-2039 6,131,700 3,005,780 3,125,920 1,532,900 1,593,020 1,162,904 430,115
38 L-15 Fairport Road - Road Reconstruction Lynn Heights Drive To Third Concession
Road L-15 2035-2039 5,748,400 2,817,870 2,930,530 1,437,100 1,493,430 1,090,204 403,226
39 L-16 Dixie Road - Road Reconstruction Hydro Corridor Gossamer Drive to Third
Concession Road L-16 2035-2039 5,365,100 2,629,960 2,735,140 1,341,300 1,393,840 1,017,503 376,337
40 B-24 Plummer Street - Road Reconstruction
Brock Rd. To Salk Road
Oversize to Collector Road B-24 C10575.3101 2031 774,000 -774,000 193,500 580,500 423,765 156,735
41 B-25 Plummer Street - Road Construction
Salk Road To Hydro Corridor (centre).
New Collector Road B-25 C10575.3102 2031 619,200 -619,200 154,800 464,400 339,012 125,388
Watson & Associates Economists Ltd. PAGE 5-23
-
Table 5-9 (cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Roads Codes 2025 Budget Code Timing
(year)
Gross Capital
Cost Estimate
(2025$)
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
73%
Non
Residential
Share
27%2025 to 2039
42 B-26A Plummer Street - Road
Reconstruction
Hyrdo Corridor (centre) to Sandy Beach
Road.
New Collector Road
B-26A C10575.3202 2032 1,521,400 -1,521,400 380,400 1,141,000 832,930 308,070
43 EA Study - Plummer Street (B-24, B-25, B-
26a) Legacy Reference A-8 / A-9 + A-10 only C10575.3006 2030 781,400 -781,400 195,400 586,000 427,780 158,220
44 Highway 401 Road Crossing Land C10575.2002 for $4.5m 2034 5,300,000 2,078,451 3,221,549 2,120,000 1,101,549 804,131 297,418
45 Highway 401 Road Crossing Design C10575.2002 for $4.5m 2034 4,500,000 1,764,723 2,735,277 1,800,000 935,277 682,752 252,525
46 Highway 401 Road Crossing Construction C10575.2002 for $4.5m 2035-2039 122,700,000 48,118,107 74,581,893 49,080,000 25,501,893 18,616,382 6,885,511
47 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 C10570.2705 2027 2,127,700 -2,127,700 531,900 1,595,800 1,164,934 430,866
48 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 2035-2039 127,300 74,903 52,397 12,700 39,697 28,979 10,718
49 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 2035-2039 2,047,100 1,204,195 842,905 204,700 638,205 465,890 172,315
50 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 2035-2039 2,895,800 1,703,415 1,192,385 289,600 902,785 659,033 243,752
51 B-29 Sandy Beach Road - EA, Design,
Construction B-29 2032 12,250,000 -12,250,000 6,125,000 6,125,000 4,471,250 1,653,750
-------
Streetlights and Sidewalks -------
52 D-10 Finch Avenue - New Sidewalk
Installation Darwin to Fairport Road (south side) D-10 C10515.3001 2030 395,400 -395,400 197,700 197,700 144,321 53,379
53 V-12 Finch Avenue - New Multiple Use Path
installation
Brock Road to Hydro Corridor (west edge)
(north side) V-12 C10515.3002 2030 842,200 -842,200 421,100 421,100 307,403 113,697
54 W-5 Whites Road - New Sidewalk
Installation Granite Court to Hwy 401 (west side) W-5 C10515.2503 2025 148,500 -148,500 74,300 74,200 54,166 20,034
55
RU-8 Whites Road - New Sidewalk, Multi-
use Path, and Streetlight installation (both
sides)
Third Concession Road north to Taunton
Road. RU-8 C10575.3009 2030 5,929,100 -5,929,100 296,500 5,632,600 4,111,798 1,520,802
56
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 C10575.2907 2029 3,476,600 -3,476,600 347,700 3,128,900 2,284,097 844,803
57 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 C10575.2910 2029 566,000 -566,000 56,600 509,400 371,862 137,538
58 RU-9 Whites Road - New Streetlights on
structure
Regional Bridge over West Duffins Creek
(both sides). RU-9 C10575.2908 2029 1,264,900 -1,264,900 63,200 1,201,700 877,241 324,459
59 BI-4 Brock Road - New Sidewalk and
Streetlight Installation (both sides)
Bayly Street to Montgomery Road (both
sides). BI-4 C10575.3401 2034 2,909,300 -2,909,300 1,454,700 1,454,600 1,061,858 392,742
60 A-6 Whites Road at CPR Overpass Install new sidewalk (both sides), and
streetlights on structure (one side) A-6 C10575.2909 2029 421,600 -421,600 63,200 358,400 261,632 96,768
61 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 C10575.2502 2026 26,000 -26,000 13,000 13,000 9,490 3,510
Watson & Associates Economists Ltd. PAGE 5-24
Table 5-9 (cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Roads Codes 2025 Budget Code Timing
(year)
Gross Capital
Cost Estimate
(2025$)
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
73%
Non-
Residential
Share
27% 2025 to 2039
62 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 C10575.3302 2033 610,400 -610,400 91,600 518,800 378,724 140,076
63 BI-36 Bayly Street - New Sidewalk and
Streetlight Installation (both sides)
Squires Beach Road to Church Street (both
sides) BI-36 C10575.3303 2033 937,900 -937,900 140,700 797,200 581,956 215,244
64 RU-10 Hwy 7 - New Sidewalk and
Streetlight Installation (both sides) Brock Road to West Townline (both sides) RU-10 2035-2039 9,057,000 5,031,682 4,025,318 1,358,600 2,666,718 1,946,704 720,014
65 H1 Altona Road - New Sidewalk and
Streetlight Installation (both sides)
Strouds Lane to North Side of Hydro
Corridor (both sides) H1 2035-2039 1,683,100 550,005 1,133,095 841,600 291,495 212,791 78,704
66 L-6 Finch Avenue - New Sidewalk and
Streetlight Installation (north side)
Fairport Road to Duncannon Drive (north
side) L-6 C10515.3102 2031 277,600 -277,600 138,800 138,800 101,324 37,476
67 L-7 Finch Avenue - New Sidewalk
Installation (north side) Lynn Heights to 80m east (north side) L-7 C10515.3103 2031 62,500 -62,500 31,300 31,200 22,776 8,424
68 L-9 Finch Avenue - New Sidewalk
Installation (south side)
Valley Farm Road to 600m west (south
side) L-9 C10515.3101 2031 468,800 -468,800 234,400 234,400 171,112 63,288
69 L-10 Finch Avenue - New Multi use Path
Installation (north side) Valley Farm Road to 245m east (north side) L-10 C10515.3104 2031 234,500 -234,500 117,300 117,200 85,556 31,644
70 RP-8 Altona Road - New Sidewalk and
Streetlight Installation (west side)
Finch Avenue south to Hydro Corridor (north
limit), (west side) RP-8 2035-2039 201,500 65,818 135,682 100,800 34,882 25,464 9,418
71 RP-9 Altona Road - New Sidewalk and
Streetlight Installation (east side)
Finch Avenue south to Hydro Corridor (north
limit), (east side) RP-9 2027 201,500 -201,500 100,800 100,700 73,511 27,189
72 RP-10 Altona Road - New Sidewalk and
Streetlight Installation (west side)
Finch Avenue north to CPR Tracks (west
side) RP-10 2035-2039 201,500 65,818 135,682 100,800 34,882 25,464 9,418
73 RP-11 Altona Road - New Sidewalk and
Streetlight Installation (east side) Finch Avenue north to CPR Tracks RP-11 2035-2039 201,500 65,818 135,682 100,800 34,882 25,464 9,418
74 RU-11 North Road - New Sidewalk and
Streetlight Installation (both sides) Hwy 7 to 1.35kms south (both sides) RU-11 C10575.2810 2028 2,071,000 -2,071,000 310,700 1,760,300 1,285,019 475,281
75
RU-14 Whitevale Road - New Sidewalk,
Multi-use Path, and Streetlight installation
(both sides)
Altona Road to York/Durham Townline (both
sides) RU-14 2035-2039 3,086,900 1,714,984 1,371,916 463,000 908,916 663,509 245,407
76
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 C10515.3201 2032 1,821,900 -1,821,900 273,300 1,548,600 1,130,478 418,122
77
RU-18 Taunton Road - New Sidewalk, Multi-
use Path, and Streetlight installation (both
sides)
Whites Road to West Townline (both sides) RU-18 C10575.3007 2030 3,834,800 -3,834,800 575,200 3,259,600 2,379,508 880,092
78
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 C10575.2805 2028 72,800 -72,800 36,400 36,400 26,572 9,828
79
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 C10575.2813 2028 312,600 -312,600 156,300 156,300 114,099 42,201
80
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 C10575.2814 2028 597,000 -597,000 298,500 298,500 217,905 80,595
81
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 C10575.2815 2028 592,900 -592,900 296,500 296,400 216,372 80,028
82
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 C10575.2706 2027 1,202,000 -1,202,000 601,000 601,000 438,730 162,270
83
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 C10575.2816 2028 455,600 -455,600 227,800 227,800 166,294 61,506
84 BI-22 Squires Beach Road - New Sidewalk
installation
Bayly Avenue south to 335m
Install new sidewalk (side to be determined) BI-22 C10575.2610 2026 141,500 -141,500 70,800 70,700 51,611 19,089
Watson & Associates Economists Ltd. PAGE 5-25
-
Table 5-9 (cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Roads Codes 2025 Budget Code Timing
(year)
Gross Capital
Cost Estimate
(2025$)
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
73%
Non
Residential
Share
27%2025 to 2039
85 BI-22 Squires Beach Road - New Sidewalk
installation
Bayly Avenue south to 335m
Install new sidewalk (side to be determined) BI-22 C10575.2610 2026 141,500 -141,500 70,800 70,700 51,611 19,089
------
Traffic Signals ------
86 D-8 Traffic Signalization - Glenanna Road at
Fairport Road Full Traffic Signals D-8 C10520.2701 2027 471,600 -471,600 47,200 424,400 309,812 114,588
87 D-12 Traffic Signalization - Welrus Street at
Fairport Road Full Traffic Signals D-12 C10520.2801 2028 471,600 -471,600 47,200 424,400 309,812 114,588
88 A-5 Traffic Signalization - Rosebank Road at
Highview Road / Summerpark Crescent Full Traffic Signals A-5 C10520.3003 2030 471,600 -471,600 47,200 424,400 309,812 114,588
89 A-7 Traffic Signalization - Strouds Lane at
Aspen Road / Shadybrook Drive Full Traffic Signals A-7 C10520.3103 2031 471,600 -471,600 47,200 424,400 309,812 114,588
90 RP-1 Traffic Signalization - Finch Avenue at
Woodview Avenue Full Traffic Signals RP-1 C10520.2903 2029 471,600 -471,600 47,200 424,400 309,812 114,588
91 W-9 Traffic Signalization - Oklahoma Drive
at Eyer Drive Full Traffic Signals W-9 C10520.2703 2027 471,600 -471,600 47,200 424,400 309,812 114,588
-------
Adjustment Related to Existing Population Incline ---8,719,364 (8,719,364) (8,719,364) -
-------
Reserve Fund Adjustments ----(29,084,947) (21,232,012) (7,852,936)
Total 327,315,480 94,424,889 232,890,591 117,940,064 -85,865,580 60,327,646 25,537,935
Watson & Associates Economists Ltd. PAGE 5-26
Chapter 6
D.C.Calculation
Watson & Associates Economists Ltd.
6. D.C. Calculation
The calculation of the maximum D.C.s that could be imposed by Council has been
undertaken using a cash-flow approach for the growth-related capital costs identified in
Chapter 5. Table 6-1 presents the City-wide D.C. calculation for all City-wide services
over the 14-year planning horizon (i.e., mid-2025 to mid-2039). Table 6-2 presents the
D.C.calculation for area specific services over the same 14-year planning horizon.
The calculation for residential development is generated on a per capita basis and is
based upon four forms of housing types (single and semi-detached, apartments 2+
bedrooms, apartment’s bachelor and 1 bedroom, all other multiples). The non-
residential D.C. for the Seaton prestige employment lands have 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 sq.ft. of G.F.A. basis.
The cash-flow calculations of the maximum D.C.s that could be imposed by Council
have been undertaken to account for the timing of revenues and expenditures and the
resultant financing needs. The cash-flow calculations have been undertaken by service
for each forecast development type, i.e., residential, and non-residential. D.C. cash flow
calculation tables are provided in Appendix C and have been undertaken to account for
1% of earnings on D.C. reserve fund balances and 3% interest charged for reserve fund
borrowing.
Table 6-3 summarizes the recommended schedule of charges, reflecting the maximum
D.C.s by residential dwelling type, per net hectare for non-residential Seaton prestige
employment lands and, per sq.ft. of G.F.A. for all other areas of non-residential
development.
Tables 6-4 to 6-6 compare the City’s existing charges to the charges proposed herein
(Table 6-3), for single detached residential and non-residential development
respectively.
Watson & Associates Economists Ltd. PAGE 6-1
-
-
Table 6-1
D.C.Calculation for City-Wide Services
2025-2039
2025$ D.C. Eligible Cost 2025$ D.C.-Eligible Cost
Residential Non-Residential Residential Non-Residential
SERVICE/CLASS
Seaton Prestige
Employment Land
Other Pickering
Non Residential S.D.U.
Seaton Prestige
Employment Land
(per net hectare)
Other Pickering
Non-Residential
(per sq.ft.)
$ $ $ $ $ $
1. Other Transportation Services 20,209,669 2,670,538 4,656,248 1,229 16,354 0.62
2. Fire Protection Services 19,146,199 2,530,010 4,411,227 1,102 14,686 0.55
3. Parks and Recreation Services 289,344,339 5,727,424 9,986,117 18,736 36,793 1.41
4. Library Services 40,699,927 805,634 1,404,673 2,835 5,560 0.21
5. By-Law Enforcement Services 2,767,332 365,680 637,585 196 2,555 0.10
6. Stormwater Services 8,269,068 1,092,688 1,905,169 530 6,938 0.27
7. Growth-Related Studies 3,051,511 147,830 257,751 182 881 0.03
TOTAL $383,488,045 $13,339,805 $23,258,771 $24,810 83,767 3.19
Finacing Costs/(Earnings) $40,701,406 $808,434 $1,712,410
D.C.-Eligible Capital Cost $424,189,451 $14,148,239 $24,971,181
14-Year Gross Population/Net Hectares/GFA Growth (sq.ft.) 61,996 169 7,834,975
Cost Per Capita/Non-Residential GFA (sq.ft.) $6,842.21 $83,766.96 $3.19
By Residential Unit Type P.P.U.
Single and Semi-Detached Dwelling 3.626 $24,810
Other Multiples 2.799 $19,151
Apartments - 2 Bedrooms + 2.248 $15,381
Apartments - Bachelor and 1 Bedroom 1.412 $9,661
Watson & Associates Economists Ltd. PAGE 6-2
Table 6-2
D.C.Calculation for Area-Specific Services (Outside of Seaton Lands)
2025-2039
7.44
2025$ D.C.-Eligible Cost 2025$ D.C.-Eligible Cost
SERVICE/CLASS Residential Non Residential S.D.U. per sq.ft.
$ $ $ $
8. Transportation Services 60,327,646 25,537,935 18,003
TOTAL $60,327,646 $25,537,935 $18,003 $7.44
Cost Per Capita/Non-Residential GFA (sq.ft.) $4,964.88 $7.44
By Residential Unit Type P.P.U.
Single and Semi-Detached Dwelling 3.626 $18,003
Other Multiples 2.799 $13,897
Apartments - 2 Bedrooms + 2.248 $11,161
Apartments - Bachelor and 1 Bedroom 1.412 $7,010
Finacing Costs/(Earnings) $1,023,321 $1,223,271
D.C.-Eligible Capital Cost $61,350,967 $26,761,206
14-Year Gross Population/GFA Growth (sq.ft.) 12,357 3,597,200
-
Watson & Associates Economists Ltd. PAGE 6-3
- - -
Table 6-3
Schedule of Calculated D.C.s
Service/Class of Service
RESIDENTIAL NON-RESIDENTIAL
Single and Semi
Detached Dwelling Other Multiples Apartments 2
Bedrooms +
Apartments
Bachelor and 1
Bedroom
Seaton Prestige
Employment Lands
(per net hectare)
Other Pickering Non-
Residential 2
(per sq.ft. of Gross
Floor Area)
City Wide Services/Class of Service:
Other Transportation
Fire Protection Services
Parks and Recreation Services
Library Services
By-Law Enforcement Services
Stormwater Services
Growth-Related Studies
1,229
1,102
18,736
2,835
196
530
182
948
851
14,463
2,189
151
409
141
762
683
11,616
1,758
122
328
113
478
429
7,296
1,104
76
206
71
16,354
14,686
36,793
5,560
2,555
6,938
881
0.62
0.55
1.41
0.21
0.10
0.27
0.03
Total City Wide Services/Class of Services 24,810 19,152 15,382 9,660 83,767 3.19
Outside of Seaton Lands 1
Transportation Services 18,003 13,897 11,161 7,010 7.44
Total Outside of Seaton Services 18,003 13,897 11,161 7,010 -7.44
GRAND TOTAL SEATON
GRAND TOTAL REST OF PICKERING
24,810
42,812
19,152
33,049
15,382
26,543
9,660
16,670
83,767 3.19
10.63
1. Subject to a separate agreement outside of the Development Charges Act concerning the provision of Transportation requirements in addition to other funding contributions
2. Does not apply to prestige employment development in Seaton, as that development is subject to the per net Ha land area charge instead.
Watson & Associates Economists Ltd. PAGE 6-4
Table 6-4
Comparison of Current and Calculated D.C.s
Residential (Single Detached)
Service/Class of Service Current Calculated Change ($) Change (%)
Municipal Wide Services/Classes:
Other Transportation 876 1,229 353 40%
Fire Protection Services 1,381 1,102 (279) -20%
Parks and Recreation Services 15,591 18,736 3,145 20%
Library Services 2,871 2,835 (36) -1%
Growth-Related Studies 276 182 (94) -34%
By-Law Enforcement Services 121 196 75 62%
Stormwater Services 540 530 (10) -2%
Total Municipal Wide Services/Classes 21,656 24,810 3,154 15%
Outside of Seaton Lands 1
Transportation Services 15,812 18,003 2,191 14%
Total Area Specific Services 15,812 18,003 2,191 14%
Grand Total 37,468 42,812 5,344 14%
1. Subject to a separate agreement outside of the Development Charges Act concerning the
provision of Transportation requirements in addition to other funding contributions
Table 6-5
Comparison of Current and Calculated D.C.s
Non-Residential – Other Pickering (per sq.ft.)
Service/Class of Service Current Calculated Change ($) Change (%)
Municipal Wide Services/Classes:
Other Transportation 0.40 0.62 0.22 54%
Fire Protection Services 0.62 0.55 (0.07) -11%
Parks and Recreation Services 1.21 1.41 0.20 16%
Library Services 0.22 0.21 (0.01) -3%
Growth-Related Studies 0.04 0.03 (0.01) -17%
By-Law Enforcement Services 0.05 0.10 0.05 96%
Stormwater Services 0.25 0.27 0.02 7%
Total Municipal Wide Services/Classes 2.79 3.19 0.40 14%
Outside of Seaton Lands 1
Transportation Services 5.56 7.44 1.88 34%
Total Area Specific Services 5.56 7.44 1.88 34%
Grand Total 8.35 10.63 2.28 27%
1. Subject to a separate agreement outside of the Development Charges Act concerning the
provision of Transportation requirements in addition to other funding contributions
Watson & Associates Economists Ltd. PAGE 6-5
Table 6-6
Comparison of Current and Calculated D.C.s
Non-Residential – Seaton Prestige Employment Lands (per net ha)
Service/Class of Service Current Calculated Change ($) Change (%)
Municipal Wide Services/Classes:
Other Transportation 13,738 16,354 2,616 19%
Fire Protection Services 21,722 14,686 (7,036) -32%
Parks and Recreation Services 42,202 36,793 (5,409) -13%
Library Services 7,868 5,560 (2,308) -29%
Growth-Related Studies 1,272 881 (391) -31%
By-Law Enforcement Services 1,837 2,555 718 39%
Stormwater Services 8,497 6,938 (1,559) -18%
Total Municipal Wide Services/Classes 97,136 83,767 (13,369) -14%
Outside of Seaton Lands 1
Transportation Services --
Total Area Specific Services ---0%
Grand Total 97,136 83,767 (13,369) -14%
1. Subject to a separate agreement outside of the Development Charges Act concerning the
provision of Transportation requirements in addition to other funding contributions
Watson & Associates Economists Ltd. PAGE 6-6
Chapter 7
D.C.Policy Recommendations
and D.C. Policy Rules
Watson & Associates Economists Ltd.
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.
Subsection 5 (1) 9 of the D.C.A. states that rules must be developed:
“to determine if a development charge is payable in any particular case
and to determine the amount of the charge, subject to the limitations set
out in subsection 6.”
Paragraph 10 of the section goes on to state that the rules may provide for exemptions,
phasing in and/or indexing of D.C.s.
Subsection 5 (6) establishes the following restrictions on the rules:
the total of all D.C.s that would be imposed on anticipated development must
not exceed the capital costs determined under subsection 5 (1) 2-7 for all
services involved;
if the rules expressly identify a type of development, they must not provide for
it to pay D.C.s that exceed the capital costs that arise from the increase in the
need for service for that type of development; however, this requirement does
not relate to any particular development; and
if the rules provide for a type of development to have a lower D.C. than is
allowed, the rules for determining D.C.s may not provide for any resulting
shortfall to be made up via other development.
With respect to “the rules,” section 6 states that a D.C. by-law must expressly address
the matters referred to above re subsection 5 (1) paragraphs 9 and 10, as well as how
the rules apply to the redevelopment of land.
The rules provided give consideration for the recent changes to the D.C.A. resulting
from Bills 23, 97, 134, and 185. However, these policies are provided for Council’s
consideration and may be refined prior to adoption of the by-law.
Watson & Associates Economists Ltd. PAGE 7-1
7.2 D.C. By-law Structure
It is recommended that:
The City uses a uniform City-wide D.C. calculation for Fire Protection Services,
Other Transportation, Parks and Recreation Services, Library Services, By-law
Enforcement Services, Stormwater Management Services, and Growth-Related
Studies. Area-specific D.C. calculations are to be used for Transportation
Services in the City outside of the Seaton Lands.
The City uses one by-law 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.
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 subsection 50 (7) of the
Planning Act applies;
(d)the approval of a plan of subdivision under section 51 of the Planning Act;
(e)a consent under section 53 of the Planning Act;
(f) the approval of a description under section 9 of the Condominium Act, 1998;
or
(g)the issuing of a permit under the Building Code Act, 1992 in relation to a
building or structure.
Watson & Associates Economists Ltd. PAGE 7-2
7.3.2 Determination of the Amount of the Charge
The following conventions be adopted:
1) Costs allocated to residential uses will be assigned to different types of residential
units based on the average occupancy for each housing type constructed during the
previous 15-year period. 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, as follows:
For Fire Protection Services, Other Transportation, By-law Enforcement
Services, and Stormwater Management Services, a 74% residential and 26%
non-residential attribution has been made based on a population vs.
employment growth ratio over the City-wide forecast period;
For Transportation Services a 73% residential and 27% non-residential
attribution has been made based on a population vs. employment growth ratio
over the City-wide forecast period that excludes the Seaton area;
For Parks and Recreation Services and Library Services, a 5% non-
residential attribution has been made to recognize use by the non-residential
sector; and
For Growth-Related Studies, an 89% residential and 11% non-residential
attribution has been made based on the allocations summarized in Table 5-8.
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:
the number of dwelling units demolished/converted multiplied by the applicable
residential D.C. in place at the time the D.C. is payable; and/or
the G.F.A. of the building demolished/converted multiplied by the current non-
residential D.C. in place at the time the D.C. is payable.
Watson & Associates Economists Ltd. PAGE 7-3
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
building or structure is not connected to municipal services (i.e., water, wastewater, or
stormwater). 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 D.C.s that would otherwise be
payable.
7.3.4 Exemptions (full or partial)
Statutory
The municipality or local board thereof;
A board of education;
Industrial additions of up to and including 50% of the existing G.F.A. of the
building – for industrial 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. Exemptions will
only apply to 50% of the G.F.A. prior to the first expansion for which there was an
exemption to the payment of D.C.s;
An enlargement to an existing dwelling unit;
Additional units in existing and new residential buildings:
o May add up to two apartments for a single detached, semi-detached or
row house (only one unit can be in an ancillary structure)
o One additional unit or 1% of the units in an existing rental residential
building with four or more residential units
Affordable Units, Attainable Units, and Inclusionary Zoning Units;
Non-Profit Housing; and
Universities.
Non-Statutory
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.
Watson & Associates Economists Ltd. PAGE 7-4
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.
7.3.5 Transition
The proposed D.C. By-law will come into effect on July 1, 2025. Notwithstanding the
forgoing, where building permit applications were received prior to July 1, 2025 the
D.C.s shall be calculated, paid, and collected at the current rates within the City of
Pickering D.C. by-law, provided:
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;
applicable law approvals prescribed in the building code have been obtained or
applied for; and
the building permit or a conditional building permit is issued for all or part of the
building by August 15, 2025.
7.3.6 Timing of Collection
The D.C.s for all services and classes are payable upon issuance of a building permit
for each dwelling unit, building, or structure, subject to early or late payment
agreements entered into by the City and an owner under section 27 of the D.C.A.
Rental housing and institutional developments will pay D.C.s in six equal annual
payments commencing at occupancy. Moreover, the D.C. amount for all developments
occurring within 18 months of a Site Plan or Zoning By-law Amendment planning
approval (for applications submitted after January 1, 2020), shall be determined based
on the D.C. in effect on the day of the applicable Site Plan or Zoning By-law
Amendment application.
Installment payments and payments determined at the time of Site Plan or Zoning By-
law Amendment application are subject to annual interest charges. The maximum
interest rate the City can impose is the average prime rate plus 1% as defined in
Watson & Associates Economists Ltd. PAGE 7-5
subsection 26.3 (1) of the Act. Interest imposed will be subject to the City’s Interest
Rate Policy.
Further to the statutory installment payments that are described above, the City will be
offering D.C. deferrals for high-rise residential buildings and commercial and industrial
developments. The deferrals will be for a until the earlier of occupancy, or a period of
up to two years (for high-rise residential buildings that do no include affordable units)
and three years for high-rise residential buildings including affordable units as well as
commercial and industrial developments.
7.3.7 Indexing
Indexing of the D.C.s shall be implemented on a mandatory basis annually on July 1
each year (commencing in 2026) in accordance with the Statistics Canada Quarterly,
Non-Residential Building Construction Price Index (Table 18-10-0135-01)1 for the most
recent year-over-year period.
7.3.8 D.C Spatial Applicability
The D.C.A. historically has provided the opportunity for a municipality to impose
municipal-wide charges or area specific charges. Sections 2(7) and 2(8) of the D.C.A.
provide that a D.C. by-law may apply to the entire municipality or only part of it and
more than one D.C. by-law may apply to the same area. The D.C.A. now requires
municipalities to consider the application of municipal-wide and area-specific D.C.s.
s.10(2)(c.1) requires Council to consider the use of more than one D.C. by-law to reflect
different needs from services in different areas. Most municipalities in Ontario have
established uniform, municipal-wide D.C.s. The City’s approach in prior by-laws has
been to use area-specific charges for Transportation Services outside of the Seaton
Lands. City-wide charges are imposed for all other services.
Based on current practice, and associated agreements, no changes are being
recommended to the structure of the charges.
1 O. Reg. 82/98 referenced “The Statistics Canada Quarterly, Construction Price
Statistics, catalogue number 62-007” as the index source. Since implementation,
Statistics Canada has modified this index twice and the above-noted index is the most
current. The draft by-laws provided herein refers to O. Reg. 82/98 to ensure traceability
should this index continue to be modified over time.
Watson & Associates Economists Ltd. PAGE 7-6
7.4 Other D.C. By-law Provisions
It is recommended that:
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 separate
reserve funds, including:
Transportation Services;
Other Transportation;
Fire Protection Services;
Parks and Recreation Services;
Library Services;
Growth-Related Studies;
By-Law Enforcement Services; and
Stormwater Management Services.
7.4.2 By-law In-force Date
The by-law will come into effect on a July 1, 2025.
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-laws
come into force (as per s.11 of O. Reg. 82/98).
7.5 Other Recommendations
It is recommended that Council:
“Adopt the D.C. approach to calculate the charges on an area-specific bases for
Transportation Services, and on a uniform City-wide bases for all other services
within this background study.”
Watson & Associates Economists Ltd. PAGE 7-7
“Approve the capital project listing set out in Chapter 5 of the D.C. Background
Study dated April 23, 2025, as amended, subject to further annual review during
the capital budget process.”
“Approve the D.C. Background Study dated April 23, 2025, as amended."
“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
Chapter 8
Asset Management Plan
Watson & Associates Economists Ltd.
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.
The Province’s Infrastructure for Jobs and Prosperity Act, 2015 (IJPA) was proclaimed
on May 1, 2016. This legislation detailed principles for evidence-based and sustainable
long-term infrastructure planning. The IJPA also gave the Province the authority to
guide municipal asset management planning by way of regulation. In late 2017, the
Province introduced O. Reg. 588/17 under the IJPA. The intent of O. Reg. 588/17 is to
establish standard content for municipal asset management plans. Specifically, the
regulations require that asset management plans be developed that define the current
levels of service, identify the lifecycle activities that would be undertaken to achieve
these levels of service, and provide a financial strategy to support the levels of service
and lifecycle activities. The requirements of O. Reg. 588/17 generally align with
previous provincial AMP requirements, as follows:
Watson & Associates Economists Ltd. PAGE 8-1
State of local infrastructure: asset types, quantities, age, condition, financial
accounting valuation and replacement cost valuation.
Desired levels of service: defines levels of service through performance measures
and discusses any external trends or issues that may affect expected levels of service
or the municipality’s ability to meet them (for example, new accessibility standards,
climate change impacts).
Asset management strategy: the asset management strategy is the set of planned
actions that will seek to generate the desired levels of service in a sustainable way,
while managing risk, at the lowest lifecycle cost.
Financing strategy: having a financial plan is critical for putting an A.M.P. into action.
By having a strong financial plan, municipalities can also demonstrate that they have
made a concerted effort to integrate the A.M.P. with financial planning and municipal
budgeting and are making full use of all available infrastructure financing tools.
Watson & Associates Economists Ltd. PAGE 8-2
The asset management requirement for this D.C. background study has been
undertaken independently of any City A.M.P.s.
8.2 Asset Management Plan
In recognition to the schematic in Section 8.1, the following table (presented in 2025$)
has been developed to provide the annualized expenditures and revenues associated
with new growth. Note that the D.C.A. does not require an analysis of the non-D.C.
capital needs or their associated operating costs so these are omitted from the table
below. As such, 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 2025 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 $71.7 million. Of this total, $16.2
million relates the annual debt payment costs for benefit to existing development
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
$54.9 million. This amount, totalled with the existing operating revenues of
$172.0 million, provides annual revenues of $226.9 million by the end of the
period.
6. In consideration of the above, the capital plan is deemed to be financially
sustainable when considering the impacts on a City-wide basis.
Watson & Associates Economists Ltd. PAGE 8-3
Table 8-1
Asset Management – Future Expenditures and Associated Revenues (2025$)
2039 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth
Related Capital1 $16,238,120
Annual Debt Payment on Post Period
Capital2 $7,447,553
Lifecycle:
Annual Lifecycle Costs $16,789,062
Incremental Operating Costs (for D.C.
Services) $31,201,997
Total Expenditures $71,676,733
Revenue (Annualized)
Total Existing Revenue3 $171,999,146
Incremental Tax and Non-Tax Revenue
(User Fees, Fines, Licences, etc.) $54,939,176
Total Revenues $226,938,322
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
Chapter 9
By-law Implementation
Watson & Associates Economists Ltd.
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 9.2 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, once made, is final and not subject to review by a Court or the OLT.
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:
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.
Watson & Associates Economists Ltd. PAGE 9-1
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/primary 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, institutional buildings, and
buildings on agricultural lands. 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 City 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 housing prices and can impact project feasibility in some cases (e.g.,
rental apartments).
On the other hand, D.C.s or other municipal capital funding sources need to be obtained
in order to help ensure that the necessary infrastructure and amenities are installed.
The timely installation of such works is a key initiative in providing adequate service
levels and in facilitating strong economic growth, investment, and wealth generation.
Watson & Associates Economists Ltd. PAGE 9-2
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 that follow present an overview of the requirements in each case.
9.3.2 Notice of Passage
In accordance with section 13 of the D.C.A., when a D.C. by-law is passed, the City’s
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;
subsection 10 (4) lists the persons/organizations who must be given notice;
and
subsection 10 (5) lists the eight items that the notice must cover.
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;
the "rules" for determining if a charge is payable in a particular case and for
determining the amount of the charge;
Watson & Associates Economists Ltd. PAGE 9-3
the services to which the D.C.s relate; and
a description of the general purpose of the Treasurer's statement and where it
may be received by the public.
Where a by-law is not appealed to the OLT, the pamphlet must be readied within 60
days after the by-law comes into force. Later dates apply to appealed by-laws.
The 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.
The City is conducting a public consultation process in order to address the issues that
come forward as part of that process, thereby avoiding or reducing the need for an
appeal to be made.
9.3.5 Complaints
A person required to pay a D.C., or his agent, may complain to the City 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.
Watson & Associates Economists Ltd. PAGE 9-4
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.
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 that
provides for the costs of a project that will benefit an area in the City to which the D.C.
by-law applies. Such an agreement can provide for the costs to be borne by one or
more parties to the agreement who are, in turn, reimbursed in future by persons who
develop land defined in the agreement.
Part III of the D.C.A. (sections 44 to 58) addresses front-ending agreements and
removes some of the obstacles to their use which were contained in the Development
Charges Act, 1989. Accordingly, the City assesses whether this mechanism is
appropriate for its use, as part of funding projects prior to City 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 section 51 or section 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."
Watson & Associates Economists Ltd. PAGE 9-5
It is also noted that subsection 59 (4) of the D.C.A. requires that the municipal approval
authority for a draft plan of subdivision under subsection 51 (31) of the Planning Act,
use its power to impose conditions to ensure that the first purchaser of newly subdivided
land is informed of all the D.C.s related to the development, at the time the land is
transferred.
In this regard, if the municipality in question is a commenting agency, in order to comply
with subsection 59 (4) of the D.C.A. it would need to provide to the approval authority
information regarding the applicable municipal D.C.s related to the site.
If the 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 that can
impose a D.C.
The most effective way to ensure that purchasers are aware of this condition would be
to require it as a provision in a registered subdivision agreement, so that any purchaser
of the property would be aware of the charges at the time the title was searched prior to
closing a transaction conveying the lands.
Watson & Associates Economists Ltd. PAGE 9-6
Appendices
Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
Watson & Associates Economists Ltd. PAGE A-1
-
Schedule 1
City of Pickering
Residential Growth Forecast Summary
Year Population[1] Institutional
Population
Population
Excluding
Institutional
Population
Housing Units
Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Singles &
Semi
Detached
Multiple
Dwellings [2] Apartments [3] Other Total
Households
Equivalent
Institutional
Households
Hi
s
t
o
r
i
c
a
l
Mid 2011
Mid 2016
Mid 2021
88,721
91,771
99,186
806
776
601
87,915
90,995
98,585
20,744
21,130
22,425
5,381
6,060
6,805
3,190
3,695
4,165
15
30
30
29,330
30,915
33,425
733
705
546
3.025
2.968
2.967
Fo
r
e
c
a
s
t
Mid 2025
Mid 2039
116,821
181,181
704
1,094
116,117
180,087
24,491
29,324
8,230
17,180
7,045
17,347
30
30
39,796
63,881
640
995
2.935
2.836
In
c
r
e
m
e
n
t
a
l
Mid 2011 - Mid 2016 3,050 -30 3,080 386 679 505 15 1,585 -28
Mid 2016 - Mid 2021 7,415 -175 7,590 1,295 745 470 0 2,510 -159
Mid 2021 - Mid 2025 17,635 103 17,532 2,066 1,425 2,880 0 6,371 94
Mid 2025 - Mid 2039 64,360 390 63,970 4,833 8,950 10,302 0 24,085 355
[1] Population excludes Census undercount which is estimated at approximately 4.4%. Note: Population including the undercount is 189,200 in 2039.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Notes:
- Numbers may not add due to rounding.
- The previous Region of Durham Official Plan (Consolidated May 26, 2020) 2031 population target of 225,670 for Pickering, less the growth allocation for
Northeast Pickering of approximately 36,500 persons, results in an Official Plan population target for Pickering of 189,200 by Mid-2039.
Source: Derived from the Durham Region Official Plan: Envision Durham, by Watson & Associates Economists Ltd.
Watson & Associates Economists Ltd. PAGE A-2
Figure 1
City of Pickering
Annual Housing Forecast [1]
406 387
640
1,233
505 621
1,281
1,105
2,433
1,552
1,130
1,442
1,8751,8751,8751,875 1,8701,8701,8701,8701,870
1,555 1,5541,554
0
500
1,000
1,500
2,000
2,500
3,000
Ho
u
s
i
n
g
U
n
i
t
s
Years
Historical Low Density Medium Density High Density Historical Average
[1] Growth forecast represents calendar year.
Source: Historical housing activity derived from City of Pickering building permit data, 2015 to 2024.
Watson & Associates Economists Ltd. PAGE A-3
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Schedule 2
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
Multiples [1] Apartments[2] Total
Residential
Units
Gross
Population
In New Units
Existing Unit
Population
Change
Net
Population
Increase,
Excluding
Institutional
Institutional
Population
Net
Population
Including
Institutional
Seaton 2025 - 2039 4,598 7,647 6,134 18,379 49,639 188 49,827 0 49,827
Rest of Pickering 2025 - 2039 235 1,303 4,168 5,706 12,357 1,786 14,143 390 14,533
City of Pickering 2025 - 2039 4,833 8,950 10,302 24,085 61,996 1,974 63,970 390 64,360
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Source: Watson & Associates Economists Ltd.
Watson & Associates Economists Ltd. PAGE A-4
H:\Pickering\2024 DC and CBC\Report\2025 D.C.B.S. FINAL - Office Consolidation v2 - JP.docx
Schedule 3
City of Pickering
Current Year Growth Forecast
Mid-2021 to Mid-2025
Population
Mid 2021 Population 99,186
Occupants of
New Housing Units,
Mid 2021 to Mid 2025
Units (2)
multiplied by P.P.U. (3)
6,371
2.516
gross population increase 16,030 16,030
Occupants of New
Equivalent Institutional Units,
Mid 2021 to Mid 2025
Units
multiplied by P.P.U. (3)
94
1.100
gross population increase 103 103
Change in Housing
Unit Occupancy,
Mid 2021 to Mid 2025
Units (4)
multiplied by P.P.U. change rate (5)
33,425
0.045
total change in population 1,502 1,502
Population Estimate to Mid 2025 116,821
Net Population Increase, Mid 2021 to Mid 2025 17,635
(1) 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 Unit [1]
(P.P.U.)
% Distribution of
Estimated Units [2]
Weighted Persons
Per Unit Average
Singles & Semi Detached 3.545 32% 1.150
Multiples (6) 2.665 22% 0.596
Apartments (7) 1.704 45% 0.770
Total 100% 2.516
[1] Based on 2021 Census custom database.
[2] Based on Building permit/completion activity.
(4) 2021 households taken from Statistics Canada Census.
(5) Change 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
H:\Pickering\2024 DC and CBC\Report\2025 D.C.B.S. FINAL - Office Consolidation v2 - JP.docx
Schedule 4
City of Pickering
Growth Forecast
Mid-2025 to Mid-2039
Population
Mid 2025 Population 116,821
Occupants of
New Housing Units,
Mid 2025 to Mid 2039
Units (2)
multiplied by P.P.U. (3)
24,085
2.574
gross population increase 61,996 61,996
Occupants of New
Equivalent Institutional Units,
Mid 2025 to Mid 2039
Units
multiplied by P.P.U. (3)
355
1.100
gross population increase 390 390
Change in Housing
Unit Occupancy,
Mid 2025 to Mid 2039
Units (4)
multiplied by P.P.U. change rate (5)
39,796
0.050
total change in population 1,974 1,974
Population Estimate to Mid 2039 181,181
Net Population Increase, Mid 2025 to Mid 2039 64,360
(1) Mid 2025 Population based on:
2021 Population (99,186) + Mid 2021 to Mid 2025 estimated housing units to beginning offorecast period (6,371 x 2.516 = 16,030) + (94 x
1.1 = 103) + (33,425 x 0.045 = 1,502) = 116,821
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Structural Type Persons Per Unit [1]
(P.P.U.)
% Distribution of
Estimated Units [2]
Weighted Persons
Per Unit Average
Singles & Semi Detached
Multiples (6)
Apartments (7)
one bedroom or less
two b edrooms or more
1.412
2.248
3.626
2.799
1.885
20%
37%
43%
0.728
1.040
0.806
Total 100% 2.574
[1] Persons per unit based on adjusted Statistics Canada Custom 2021 Census database.
[2] Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2025 households based upon 2021 Census (33,425 units) + Mid 2021 to Mid 2025 unit estimate (6,371 units) = 39,796 units.
(5) Change occurs due to aging ofthe population and family life cycle changes, lower fertility rates and changing economic conditions.
(6) Includes townhouses and apartments in duplexes.
(7) Includes bachelor, 1-bedroom and 2-bedroom+ apartments.
Note: Numbers may not add to totals due to rounding.
Watson & Associates Economists Ltd. PAGE A-6
H:\Pickering\2024 DC and CBC\Report\2025 D.C.B.S. FINAL - Office Consolidation v2 - JP.docx
Schedule 5
City of Pickering
Historical Residential Building Permits
Years 2015 to 2024
Year
Residential Building Permits
Singles &
Semi
Detached
Multiples [1] Apartments [2] Total
2015 154 24 228 406
2016 205 89 93 387
2017 134 226 280 640
2018 258 350 625 1,233
2019 165 130 210 505
Sub-total
Average (2015 - 2019)
% Breakdown
916
183
28.9%
819
164
25.8%
1,436
287
45.3%
3,171
634
100.0%
2020 207 149 265 621
2021 351 172 758 1,281
2022 565 382 158 1,105
2023 668 491 1,274 2,433
2024 482 380 690 1,552
Sub-total
Average (2020 - 2024)
% Breakdown
2,273
455
32.5%
1,574
315
22.5%
3,145
629
45.0%
6,992
1,398
100.0%
2015 - 2024
Total 3,189 2,393 4,581 10,163
Average 319 239 458 1,016
% Breakdown 31.4% 23.5% 45.1% 100.0%
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Source: Historical housing activity derived from City of Pickering data, by Watson & Associates Economists Ltd.
Watson & Associates Economists Ltd. PAGE A-7
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-
3.638 0.133
3.628 3.626
3.571 3.626
3.470 3.626
2.902 (0.018)
2.934 2.799
2.827 2.799
2.828 2.799
1.650 (0.184)
1.751 1.885
1.805 1.885
1.817 1.885
Schedule 6
City of Pickering
Person Per Unit by Age and Type of Dwelling
(2021 Census)
Age of Singles and Semi Detached
Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 20 Year Average 20 Year Average Adjusted[3]
1-5 --2.375 3.472 4.865 3.545
6-10 ---3.636 4.667 3.731
11-15 ---3.587 4.000 3.608
16-20 ---3.358 3.800 3.506 3.598 3.626
21-25 --2.273 3.403 4.054 3.465
26-30 ---3.303 4.169 3.420
30+ -1.762 2.041 2.908 4.119 3.011
Total 2.250 2.143 2.210 3.094 4.166 3.196
Age of Multiples [1]
Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 20 Year Average 20 Year Average Adjusted[3]
1-5 --2.269 3.141 -2.665
6-10 --2.214 3.302 -3.139
11-15 --2.083 3.230 -3.000
16-20 --2.474 3.013 -2.821 2.906 2.799
21-25 --1.947 2.706 -2.513
26-30 --2.500 2.856 -2.872
30+ -1.700 2.088 2.861 3.683 2.786
Total 1.053 1.594 2.202 2.948 3.964 2.801
Age of Apartments [2]
Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 20 Year Average 20 Year Average Adjusted[3]
1-5 -1.364 1.871 --1.704
6-10 -1.345 1.737 --1.596
11-15 -1.333 1.733 3.000 -1.951
16-20 -1.375 1.625 --1.846 1.774 1.885
21-25 -1.467 1.655 3.048 -1.929
26-30 -1.105 1.632 2.600 -1.745
30+ 0.308 1.162 1.816 2.399 -1.945
Total 0.333 1.276 1.748 2.541 -1.859
Age of
Dwelling
All Density Types
< 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total
1-5 -1.423 2.124 3.343 4.732 2.937
6-10 -1.389 1.977 3.489 4.909 3.203
11-15 -1.632 2.030 3.380 4.033 3.144
16-20 -1.577 2.061 3.250 3.895 3.033
21-25 -1.520 1.744 3.268 4.081 3.062
25-30 -1.154 1.810 3.178 4.196 3.085
30+ -1.432 1.945 2.868 4.007 2.867
Total 3.800 1.434 1.956 3.033 4.114 2.950
[1] Includes townhomes and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartments.
[3] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as “Other.”
P.P.U.Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population.
Watson & Associates Economists Ltd. PAGE A-8
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Schedule 7
City of Pickering
Person Per Unit Structural Type and Age of Dwelling
(2021 Census)
3.55 3.73 3.61 3.51 3.47 3.42
3.01
2.66
3.14 3.00 2.82
2.51
2.87 2.79
1.70 1.60
1.95 1.85 1.93 1.74 1.94
0.00
0.50
1.00
1.50
2.00
2.50
3.00
3.50
4.00
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 21-25 26-30 30+
Age of Dwelling
Singles and Semi-Detached Multiples Apartments
Watson & Associates Economists Ltd. PAGE A-9
Schedule 8a
City of Pickering
Employment Forecast, 2025 to 2039
Period Population
Activity Rate Employment Employment
Primary Work at
Home Industrial
Commercial/
Population
Related
Institutional Total N.F.P.O.W. [1]
Total
Including
N.F.P.O.W.
Primary Work at
Home Industrial
Commercial/
Population
Related
Institutional Total N.F.P.O.W. [1]
Total
Employment
(Including
N.F.P.O.W.)
Total (Excluding
Work at Home
and N.F.P.O.W.)
Mid 2016 91,771 0.002 0.035 0.129 0.138 0.053 0.357 0.051 0.408 140 3,225 11,842 12,668 4,885 32,760 4,694 37,454 29,535
Mid 2025 116,821 0.001 0.049 0.110 0.129 0.042 0.332 0.047 0.379 140 5,670 12,849 15,125 4,946 38,730 5,519 44,249 33,060
Mid 2039 181,181 0.001 0.051 0.116 0.139 0.051 0.357 0.051 0.408 140 9,184 20,973 25,251 9,174 64,722 9,248 73,970 55,538
Incremental Change
Mid 2016 - Mid 2025 25,050 0.000 0.013 -0.019 -0.009 -0.011 -0.025 -0.004 -0.029 0 2,445 1,007 2,457 61 5,970 825 6,795 3,525
Mid 2025 - Mid 2039 64,360 0.000 0.002 0.006 0.010 0.008 0.026 0.004 0.029 0 3,514 8,124 10,126 4,228 25,992 3,729 29,721 22,478
Annual Average
Mid 2016 - Mid 2025 2,783 0.000 0.001 -0.002 -0.001 -0.001 -0.003 0.000 -0.003 0 272 112 273 7 663 92 755 392
Mid 2025 - Mid 2039 4,597 0.000 0.000 0.000 0.001 0.001 0.002 0.000 0.002 0 251 580 723 302 1,857 266 2,123 1,606
[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 workplace location at the beginning
of each shift. Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc.”
Note: Statistics Canada 2021 Census place of work employment data has been reviewed. The 2021 Census employment results have not been utilized due to a
significant increase in work at home employment captured due to Census enumeration occurring during the provincial COVID-19 lockdown from April 1, 2021 to
June 14, 2021.
Source: Derived from Durham Region Official Plan: Envision Durham, by Watson & Associates Economists Ltd.
Watson & Associates Economists Ltd. PAGE A-10
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14,133,900 6,050,000 3,338,600 23,942,500
23,070,300 10,100,400 6,192,500 39,783,200
1,107,700 982,800 41,200 2,131,700
123,078 109,200 4,578 236,856
Schedule 8b
City of Pickering
Employment and Gross Floor Area (G.F.A.) Forecast, 2025 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 2016 91,771 140 11,842 12,668 4,885 29,535 13,026,200 5,067,200 3,297,400 21,810,800
Mid 2025 116,821 140 12,849 15,125 4,946 33,060
Mid 2039 181,181 140 20,973 25,251 9,174 55,538
Incremental Change
Mid 2016 - Mid 2025 25,050 0 1,007 2,457 61 3,525
Mid 2025 - Mid 2039 64,360 0 8,124 10,126 4,228 22,478 8,936,400 4,050,400 2,853,900 15,840,700
Annual Average
Mid 2011 - Mid 2016 610 13 -12 -19 -11 -29
Mid 2016 - Mid 2025 2,783 0 112 273 7 392
Mid 2025 - Mid 2039 4,597 0 580 723 302 1,606 638,314 289,314 203,850 1,131,479
[1] Square Foot Per Employee Assumptions
Industrial 1,100
Commercial/Population-Related 400
Institutional 675
*Reflects Mid-2025 to Mid-2039 forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
Watson & Associates Economists Ltd. PAGE A-11
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Schedule 8c
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]
7,164,300
Commercial
G.F.A. S.F.[1]
3,146,000
Institutional
G.F.A. S.F.[1]
1,933,100
Total Non-
Residential
G.F.A. S.F.
12,243,400
Employment
Increase [2]
17,242 Seaton 2025 - 2039
Rest of Pickering 2025 - 2039 1,772,100 904,400 920,700 3,597,200 5,236
City of Pickering 2025 - 2039 8,936,400 4,050,400 2,853,900 15,840,700 22,478
[1] Square Foot Per Employee Assumptions
Industrial 1,100
Commercial/Population-Related 400
Institutional 675
[2] Employment Increase does not include No Fixed Place of Work.
*Reflects Mid-2025 to Mid-2039 forecast period.
Note: Numbers may not add up precisely due to rounding.
Source: Watson & Associates Economists Ltd.
Watson & Associates Economists Ltd. PAGE A-12
H:\Pickering\2024 DC and CBC\Report\2025 D.C.B.S. FINAL - Office Consolidation v2 - JP.docx
Schedule 9
City of Pickering
Employment Categories by Major Employment Sector
NAICS Employment by industry Comments
11
21
Primary Industry Employment
Agriculture, forestry, fishing and hunting
Mining and oil and gas extraction
Categories which relate to local
land-based resources
Industrial and Other Employment
22 Utilities
23 Construction Categories which relate primarily
31-33 Manufacturing to industrial land supply and
demand
41 Wholesale trade
48-49 Transportation and warehousing
56 Administrative and support
Population Related Employment
44-45 Retail trade
51 Information and cultural industries
52 Finance and insurance
53 Real estate and rental and leasing Categories which relate primarily
54 Professional, scientific and technical services to population growth within the
municipality
55 Management of companies and enterprises
56 Administrative and support
71 Arts, entertainment and recreation
72 Accommodation and food services
81 Other services (except public administration)
Institutional
61 Educational services
62 Health care and social assistance
91 Public administration
Note: Employment is classified by North American Industry Classification System (NAICS)
Code.
Source: Watson & Associates Economists Ltd.
Watson & Associates Economists Ltd. PAGE A-13
Appendix B
Level of Service
Watson & Associates Economists Ltd. PAGE B-1
Table B-1
Service Standard Calculation – Fire Protection Services – Facilities
City of Pickering
Service Standard Calculation Sheet
Service: Fire Protection Services - Facilities
Unit Measure: sq.ft. of building area
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
2025
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 13,360 13,360 13,360 13,360 13,360 $1,190 $1,424
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 7,955 7,955 7,955 7,955 7,955 $1,190 $1,424
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 5,274 5,274 5,274 5,274 5,274 $1,190 $1,424
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 9,130 9,130 9,130 9,130 9,130 $1,190 $1,424
Station 1 - Headquarters - 1700 Zents Drive 20,925 20,925 $1,190
Total 35,719 35,719 35,719 35,719 35,719 35,719 35,719 35,719 35,719 35,719 35,719 35,719 35,719 56,644 56,644
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 0.4066 0.4063 0.4012 0.3995 0.3958 0.3944 0.3925 0.3882 0.3825 0.3719 0.3676 0.3623 0.3503 0.5348 0.4878
15 Year Average
Quantity Standard
2010 to 2024
0.4028
Quality Standard $1,335
Service Standard $538
D.C. Amount (before deductions)
Forecast Population
14 Year
63,970
$ per Capita $538
Eligible Amount $34,397,309
Watson & Associates Economists Ltd. PAGE B-2
Table B-2
Service Standard Calculation – Fire Protection Services – Vehicles & Equipment
City of Pickering
Service Standard Calculation Sheet
Service: Fire Protection Services - Vehicles & Equipment
Unit Measure: No. of vehicles
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Value
($/Vehicle)
Quint / 32m Aerial 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $3,100,000
Quint / 17m Ladder 1 1 1 1 1 1 1 1 1 1 1 1 1 $2,400,000
Ladder 55 (Aerial Ladder Truck) ------------1 1 1 $2,300,000
Telesquirts 1 1 -------------$2,400,000
Tanker 3 3 3 3 3 3 3 3 3 1 1 1 1 1 1 $1,500,000
Pumper 2 1 1 1 -----------$2,300,000
Rescue 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $2,300,000
Pumper/Rescue 2 3 4 4 5 5 5 5 5 6 6 6 6 6 6 $2,300,000
Car, SUV& Pick-up 15 15 15 15 15 15 13 13 13 13 13 13 13 13 14 $62,450
Platoon Chief SUV 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 $37,800
Grass Fire Truck 1 1 1 1 -----------$528,900
Support Vehicle 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $755,500
Antique 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 $151,200
Trailer 1 1 1 1 2 2 2 1 1 1 1 ----$25,000
Pumper/Tanker 1 1 $2,300,000
Total 33 33 33 33 33 33 31 30 30 29 29 28 29 29 30
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 0.0004 0.0004 0.0004 0.0004 0.0004 0.0004 0.0003 0.0003 0.0003 0.0003 0.0003 0.0003 0.0003 0.0003 0.0003
15 Year Average
Quantity Standard
2010 to 2024
0.0003
Quality Standard $906,267
Service Standard $272
D.C. Amount (before deductions)
Forecast Population
14 Year
63,970
$ per Capita $272
Eligible Amount $17,392,164
Watson & Associates Economists Ltd. PAGE B-3
Table B-3
Service Standard Calculation – Fire Protection Services – Small Equipment & Gear
City of Pickering
Service Standard Calculation Sheet
Service: Fire Protection Services - Small Equipment and Gear
Unit Measure: No. of equipment and gear
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Value
($/item)
Self Contained Breathing Apparatus 88 88 88 88 88 88 88 88 71 71 71 71 77 77 77 $9,800
SCBA Cylinders 150 150 150 150 150 150 150 150 150 162 162 162 174 184 200 $1,700
SCBA Mask 88 88 88 88 88 88 88 88 107 107 107 107 110 120 140 $500
Turnout Bunker Kit (Includes hood, gloves) 176 176 176 176 176 176 176 176 185 189 193 203 203 227 235 $3,800
Fire Helmet 108 108 108 108 108 108 108 108 108 108 136 145 145 149 150 $530
Station Wear Ensemble 98 98 98 98 98 98 98 98 100 102 105 110 110 116 120 $1,000
Uniform Ensemble 98 98 98 98 98 98 98 98 100 102 105 110 110 116 120 $1,100
Voice Amplifier 102 102 102 102 102 102 102 102 102 102 110 120 130 $800
SCBA Regulator 110 110 110 110 110 110 110 110 110 110 130 136 146 $2,200
SCOTT Sight TIC 35 35 35 35 55 55 55 $4,000
Portable Radio 65 65 65 65 65 65 70 70 70 70 70 88 88 $5,200
Firefighting Boots 95 95 95 95 95 95 97 99 102 107 116 120 120 $700
Total 806 806 1,178 1,178 1,178 1,178 1,178 1,178 1,235 1,257 1,298 1,332 1,410 1,508 1,581
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 0.0092 0.0092 0.0132 0.0132 0.0131 0.0130 0.0129 0.0128 0.0132 0.0131 0.0134 0.0135 0.0138 0.0142 0.0136
15 Year Average
Quantity Standard
2010 to 2024
0.0128
Quality Standard $2,355
Service Standard $30
D.C. Amount (before deductions)
Forecast Population
14 Year
63,970
$ per Capita $30
Eligible Amount $1,928,056
Watson & Associates Economists Ltd. PAGE B-4
Table B-4
Service Standard Calculation – Other Transportation – Public Works – Facilities
City of Pickering
Service Standard Calculation Sheet
Class of Service: Other Transportation - Facilities
Unit Measure: sq.ft. of building area
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
2025
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Operations Centre1 (shared) 15,749 15,749 15,749 15,749 15,749 21,874 21,874 21,874 21,874 21,874 $500 $601
Roads Drive Shed 12,500 12,500 12,500 12,500 12,500 12,500 12,500 12,500 12,500 12,500 $66 $122
Roads Storage Shed 750 750 750 750 750 750 750 750 750 750 $43 $97
Roads Sign Storage 1,900 1,900 1,900 1,900 1,900 1,900 1,900 1,900 1,900 1,900 $47 $101
Salt Dome 7,850 7,850 7,850 7,850 7,850 7,850 7,850 7,850 7,850 7,850 $80 $138
Sand Dome 7,850 7,850 7,850 7,850 7,850 7,850 7,850 7,850 7,850 7,850 $69 $126
New Operations Centre (shared with Parks &
Recreation) 61,237 61,237 61,237 61,237 61,237 $500 $601
Total 46,599 46,599 46,599 46,599 46,599 52,724 52,724 52,724 52,724 52,724 61,237 61,237 61,237 61,237 61,237
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 0.5305 0.5300 0.5234 0.5212 0.5164 0.5822 0.5794 0.5730 0.5646 0.5490 0.6302 0.6212 0.6006 0.5781 0.5274
15 Year Average 2010 to 2024
Quantity Standard 0.5618
Quality Standard $409
Service Standard $230
1 The City leased 10,000 sq.ft. of the Operations Centre to Durham Transit until 2014.
D.C. Amount (before deductions)
Forecast Population
14 Year
63,970
$ per Capita $230
Eligible Amount $14,695,828
Watson & Associates Economists Ltd. PAGE B-5
Table B-5
Service Standard Calculation – Other Transportation – Public Works – Vehicles & Equipment
City of Pickering
Service Standard Calculation Sheet
Class of Service: Other Transportation - Vehicles & Equipment
Unit Measure: No. of vehicles and equipment
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Value
($/Vehicle)
Vehicles
D.01-01 - Car 1 1 1 1 1 1 -1 1 ------$24,200
D.01-02 - Sport Utility Vehicles (SUVs) 8 8 8 9 7 7 9 10 9 9 8 8 7 8 10 $100,000
D.01-04 - Truck - Pick-up 5 6 8 8 9 11 8 9 8 9 12 10 13 20 23 $85,000
D.01-05 - Truck - Mid-Size 11 9 9 11 11 11 10 10 10 13 13 11 11 11 16 $113,800
D.01-06 - Dump Truck / Snow Plow 14 15 14 14 14 14 17 16 15 19 19 19 21 21 19 $500,000
D.01-07 - Garbage Packer --------------1 $280,000
Equipment
C.01-01 - Excavators 1 1 3 2 2 2 2 2 2 2 2 2 3 4 3 $770,000
C.01-02 - Graders 3 3 3 4 3 2 2 2 2 3 3 3 2 2 3 $600,000
C.01-03 - Loaders 2 2 2 2 2 2 3 3 3 3 2 2 2 2 2 $250,000
C.01-04 - Backhoes 1 1 1 1 1 1 1 1 1 2 1 1 1 1 1 $175,000
C.01-05 - Street Sweepers 2 2 2 2 1 2 2 3 2 3 3 3 3 3 3 $339,300
C.02-01 - Enclosed Trailer --1 2 2 3 3 3 3 3 4 4 7 7 6 $18,000
C.02-02 - Trailers 5 5 5 5 5 5 4 6 6 7 4 4 8 8 8 $13,500
C.02-03 - Asphalt Equipment 4 5 6 5 5 5 6 7 8 9 10 10 10 12 13 $28,200
C.02-04 - Utility Tractors 2 2 2 2 2 2 2 2 2 3 3 4 4 4 4 $115,300
C.02-05 - Mowers 3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 $21,700
C.03-01 - Plows 3 4 4 5 5 5 4 3 3 3 3 3 3 3 3 $7,800
C.03-02 - Snow Blowers 2 2 2 2 2 2 2 3 4 4 4 3 3 3 3 $16,700
C.03-03 - Other Attachments 2 2 2 2 2 2 2 3 3 3 3 5 5 6 6 $29,000
Miscellaneous Equipment 15 17 17 21 24 30 34 36 38 40 45 44 45 46 49 $34,600
Total 84 88 93 101 101 110 114 123 123 138 142 139 151 164 176
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 0.0010 0.0010 0.0010 0.0011 0.0011 0.0012 0.0013 0.0013 0.0013 0.0014 0.0015 0.0014 0.0015 0.0015 0.0015
15 Year Average
Quantity Standard
2010 to 2024
0.0013
Quality Standard $147,262
Service Standard $191
Watson & Associates Economists Ltd. PAGE B-6
Table B-6
Service Standard Calculation – Parks and Recreation Services – Parkland Development
City of Pickering
Service Standard Calculation Sheet
Service: Parkland Development
Unit Measure: Acres of Parkland
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Value
($/Acre)
Village Green 0.63 0.63 0.63 1.38 1.38 1.38 1.38 1.38 1.38 2.30 3.21 4.13 $875,200
Neighbourhood Active 143.82 143.82 144.82 149.82 149.82 149.82 149.82 149.82 149.82 149.82 149.82 149.82 149.82 149.82 149.82 $442,000
Community Active 181.87 181.87 181.87 181.87 181.87 181.87 181.87 181.87 181.87 181.87 181.87 181.87 181.87 181.87 181.87 $482,000
District Active 62.27 62.27 62.27 62.27 62.27 62.27 62.27 62.27 62.27 62.27 62.27 62.27 62.27 62.27 62.27 $468,000
Total 387.96 387.96 388.96 394.59 394.59 394.59 395.34 395.34 395.34 395.34 395.34 395.34 396.25 397.17 398.09
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 0.0044 0.0044 0.0044 0.0044 0.0044 0.0044 0.0043 0.0043 0.0042 0.0041 0.0041 0.0040 0.0039 0.0037 0.0034
15 Year Average 2010 to 2024
Quantity Standard 0.0042
Quality Standard $462,062
Service Standard $1,941
D.C. Amount (before deductions)
Forecast Population
14 Year
63,970
$ per Capita $1,941
Eligible Amount ##########
Watson & Associates Economists Ltd. PAGE B-7
Table B-7
Service Standard Calculation – Parks and Recreation Services – Parkland Trails
City of Pickering
Service Standard Calculation Sheet
Service: Parkland Trails
Unit Measure: Linear Metres of Paths and Trails
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
2025 Value
($/ Linear
Metre)
Duffins Creek Trail: Ajax to Finch Ave. 630 630 630 630 630 630 630 630 630 630 630 630 630 630 630 $140
Alex Robertson Park walk 1,291 1,291 1,291 1,291 1,291 1,291 1,291 1,291 1,291 1,291 1,291 1,291 1,291 1,291 1,291 $140
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 2,074 2,074 2,074 2,074 2,074 $140
Progress Frenchman's Bay East Park 330 330 330 330 330 330 330 330 330 330 330 330 330 330 330 $140
Pine Creek Trail walkway - Kitley Ave. to
Storrington St. 112 112 112 112 112 112 112 112 112 112 112 112 112 112 112 $140
Pine Creek Trail walkway - Storrington Bridge 30 30 30 30 30 30 30 30 30 30 30 30 30 30 30 $7,550
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 3,720 3,720 3,720 3,720 3,720 $200
Peak Trail: Beachfront Park boardwalk 566 566 566 566 566 566 566 566 566 566 566 566 566 566 566 $2,030
Peak Trail: Annland St., Liverpool to Front St. 190 190 190 190 190 190 190 190 190 190 190 190 190 190 190 $200
Monarch Trail along Bayly St.: St. Martin's Dr.
to West Shore CC 673 673 673 673 673 673 673 673 673 673 673 673 673 673 673 $200
Monarch Trail: West Shore CC to Vistula Dr.
(less bridge) 232 232 232 232 232 232 232 232 232 232 232 232 232 232 232 $200
Monarch Trail: Amberlea Bridge 36 36 36 36 36 36 36 36 36 36 36 36 36 36 36 $9,480
Monarch Trail: Elvira Court to Breezy Drive
(Bruce Hanscombe Park) 486 486 486 486 486 486 486 486 486 486 486 486 486 486 571 $200
Monarch Trail: Sunrise Ave. to Beachpoint
Promenade 314 314 314 314 314 314 314 314 314 314 314 314 314 314 314 $200
First Nations Trail: Marksbury to Rodd Ave.
(less bridge) 324 324 324 324 324 324 324 324 324 324 324 324 324 324 324 $200
First Nations Trail: Petticoat Creek Bridge 172 172 172 172 172 172 172 172 172 172 172 172 172 172 172 $9,480
First Nations Trail: Rodd Ave. to Rouge River
(less bridge) 642 642 642 642 642 642 642 642 642 642 642 642 642 642 642 $200
First Nations Trail: Western Gateway Bridge 41 41 41 41 41 41 41 41 41 41 41 41 41 41 41 $9,480
Watson & Associates Economists Ltd. PAGE B-8
Table B-7 (cont’d)
Service Standard Calculation – Parks and Recreation Services – Parkland Trails
City of Pickering
Service Standard Calculation Sheet
Service: Parkland Trails
Unit Measure: Linear Metres of Paths and Trails
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
2025 Value
($/ Linear
Metre)
Duffins Creek Trail system:
Duffins Creek Trail: Finch Ave. east of Brock
Road 375 375 375 375 375 375 375 375 375 375 375 375 375 375 375 $200
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 2,189 2,189 2,189 2,189 2,189 $200
Seaton TPL Corridor - Dashwood to Burkholder 546 $200
Frisco Road Trail to Waterfront 275 275 275 $200
Total 14,427 14,427 14,427 14,427 14,427 14,427 14,427 14,427 14,427 14,427 14,427 14,427 14,702 14,702 15,333
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 0.1642 0.1641 0.1620 0.1614 0.1599 0.1593 0.1585 0.1568 0.1545 0.1502 0.1485 0.1463 0.1442 0.1388 0.1320
15 Year Average
Quantity Standard
2010 to 2024
0.1534
Quality Standard $427
Service Standard $66
D.C. Amount (before deductions)
Forecast Population
14 Year
63,970
$ per Capita $66
Eligible Amount $4,194,513
Watson & Associates Economists Ltd. PAGE B-9
Table B-8
Service Standard Calculation – Parks and Recreation Services – Facilities
City of Pickering
Service Standard Calculation Sheet
Service: Recreation Facilities
Unit Measure: sq.ft. of building area
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
2025
Bld'g
Value
($/sq.ft.)
Value/sq.ft.
with land,
site works,
etc.
Community Centres 132,766 132,766 132,766 132,766 132,766 130,716 131,616 131,616 131,616 131,616 131,616 131,616 131,616 131,616 131,616 $1,056 $1,213
Seniors Recreation Centres 10,850 10,850 10,850 10,850 10,850 10,850 10,850 10,850 10,850 10,850 10,850 10,850 10,850 10,850 10,850 $1,056 $1,213
Indoor Pools 35,650 35,650 35,650 35,650 35,650 35,650 35,650 35,650 35,650 35,650 35,650 35,650 35,650 35,650 35,650 $1,056 $1,213
Arenas 151,252 167,593 167,593 167,593 167,593 167,593 167,593 167,593 167,593 167,593 167,593 167,593 167,593 167,593 167,593 $1,042 $1,199
Fitness Facilities/Racquet Sports 61,909 61,909 61,909 61,909 61,909 61,909 61,909 61,909 61,909 61,909 61,909 61,909 61,909 61,909 61,909 $1,056 $1,213
Indoor Soccer Centre -- - - 105,293 105,293 105,293 105,293 105,293 105,293 105,293 105,293 105,293 105,293 105,293 $94 $153
Parks Drive Shed 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 $66 $122
Parks Storage Shed 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 2,235 $43 $97
935 Dillingham Rd. (Rental Storage Space) -4,400 4,400 4,400 4,400 4,400 4,400 $263 $339
Operations Centre1 (shared) 9,966 9,966 9,966 9,966 9,966 13,841 13,841 13,841 13,841 13,841 $500 $601
New Operations Centre (shared with Transportation) 33,699 33,699 33,699 33,699 33,699 $500 $601
Total 406,863 427,604 427,604 427,604 532,897 534,722 535,622 531,222 531,222 531,222 551,080 551,080 551,080 551,080 551,080
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 4.6318 4.8638 4.8030 4.7825 5.9052 5.9043 5.8863 5.7737 5.6888 5.5311 5.6714 5.5898 5.4051 5.2028 4.7459
15 Year Average 2010 to 2024
Quantity Standard 5.3590
Quality Standard $1,016
Service Standard $5,443
1 The City leased 10,000 sq.ft. of the Operations Centre to Durham Transit until 2014.
D.C. Amount (before deductions)
Forecast Population
14 Year
63,970
$ per Capita $5,443
Eligible Amount $348,190,629
Watson & Associates Economists Ltd. PAGE B-10
Table B-9
Service Standard Calculation – Parks and Recreation Services – Vehicles & Equipment
City of Pickering
Service Standard Calculation Sheet
Service: Parks & Recreation Vehicles and Equipment
Unit Measure: No. of vehicles and equipment
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Value
($/Vehicle)
Vehicles
D.01-01 - Car 1 1 1 ------------$24,200
D.01-02 - Sport Utility Vehicles (SUVs) 3 3 3 2 1 1 1 2 2 4 6 6 6 9 11 $100,000
D.01-03 - Van 3 3 3 5 5 6 4 4 4 4 4 5 5 5 6 $59,100
D.01-04 - Truck - Pick-up 10 10 11 10 9 11 9 11 12 8 10 10 12 13 16 $85,000
D.01-05 - Truck - Mid-Size 9 9 9 9 9 9 9 12 12 11 13 12 12 13 18 $100,200
D.01-06 - Dump Truck / Snow Plow ------------1 1 1 $500,000
D.01-07 - Garbage Packer 2 2 3 2 2 2 3 3 3 3 4 4 4 4 4 $243,100
Equipment
C.01-01 - Excavators 1 1 1 1 1 1 1 1 1 1 1 1 1 1 2 $770,000
C.01-03 - Loaders 1 1 1 1 -----------$206,900
C.01-04 - Backhoes 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $175,000
C.01-06 - Multi-Purpose Tractors 6 6 7 7 7 10 10 10 11 11 11 10 12 12 17 $189,600
C.01-07 - Area Mowers 4 5 5 5 6 6 5 5 5 5 6 5 7 7 8 $192,100
C.01-08 - Ice Resurfacers 4 5 5 6 5 5 5 5 6 5 6 6 5 5 6 $122,100
C.02-01 - Enclosed Trailer -1 1 2 3 3 4 5 6 7 7 6 8 10 10 $23,000
C.02-02 - Trailers 1 1 2 2 3 4 4 4 4 5 4 4 4 4 4 $13,200
C.02-04 - Utility Tractors 6 6 6 6 6 8 9 10 9 9 7 7 7 10 10 $61,200
C.02-05 - Mowers 21 22 20 24 28 32 30 34 25 31 28 22 24 25 29 $34,000
C.03-02 - Snow Blowers 2 2 2 2 2 3 3 3 3 3 2 2 2 2 2 $6,900
C.03-03 - Other Attachments --------1 2 2 2 2 2 2 $27,400
Miscellaneous Equipment 74 84 87 95 101 104 102 113 117 123 121 116 118 149 137 $18,500
Total 149 163 168 180 189 206 200 223 222 233 233 219 231 273 284
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 0.0017 0.0019 0.0019 0.0020 0.0021 0.0023 0.0022 0.0024 0.0024 0.0024 0.0024 0.0022 0.0023 0.0026 0.0024
15 Year Average
Quantity Standard
2010 to 2024
0.0022
Quality Standard $55,632
Service Standard $122
D.C. Amount (before deductions)
Forecast Population
14 Year
63,970
$ per Capita $122
Eligible Amount $7,829,288
Watson & Associates Economists Ltd. PAGE B-11
Table B-10
Service Standard Calculation – Library Services – Facilities
City of Pickering
Service Standard Calculation Sheet
Service: Library Services - Facilities
Unit Measure: sq.ft. of building area
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
2025
Bld'g
Value
($/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 34,165 34,165 34,165 34,165 34,165 $824 $1,045
Claremont Branch 1,666 1,666 1,666 1,666 1,666 1,666 1,666 1,666 1,666 1,666 1,666 1,666 1,666 1,666 1,666 $824 $1,045
Greenwood Branch 4,900 4,900 4,900 4,900 4,900 4,900 - - - - - - - - -$824 $1,045
Greenwood Branch Storage Facility 4,900 4,900 4,900 4,900 4,900 4,900 4,900 4,900 4,900 $261 $365
Whitevale Branch 900 900 900 - - - - - - - - - - - -$824 $1,045
George Ashe Branch (Formerly Petticoat Creek) 9,369 9,369 9,369 9,369 9,369 9,369 9,369 9,369 10,309 10,309 10,309 10,309 10,309 10,309 10,309 $824 $1,045
Total 51,000 51,000 51,000 50,100 50,100 50,100 50,100 50,100 51,040 51,040 51,040 51,040 51,040 51,040 51,040
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 0.5806 0.5801 0.5728 0.5603 0.5552 0.5532 0.5506 0.5445 0.5466 0.5314 0.5253 0.5177 0.5006 0.4819 0.4396
15 Year Average
Quantity Standard
2010 to 2024
0.5360
Quality Standard $1,007
Service Standard $540
D.C. Amount (before deductions)
Forecast Population
14 Year
63,970
$ per Capita $540
Eligible Amount $34,535,484
Watson & Associates Economists Ltd. PAGE B-12
Table B-11
Service Standard Calculation – Library Services – Materials
City of Pickering
Service Standard Calculation Sheet
Service: Library Services - Collection Materials
Unit Measure: No. of library collection items
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Value
($/item)
Books 215,357 247,434 183,883 198,883 229,907 192,347 166,535 158,517 153,034 150,830 127,584 147,338 130,194 126,393 129,018 $34
Non-books 29,921 40,499 46,230 52,230 41,903 52,785 51,088 47,839 46,594 46,610 40,408 32,612 28,480 25,767 25,448 $41
Magazine Titles 428 441 430 429 218 203 203 183 209 218 142 127 123 105 91 $139
Electronic Collections 20,267 30,849 46,070 60,729 91,485 102,450 132,063 218,513 162,107 166,173 129,493 135,138 145,135 142,127 169,719 $53
Electronic Products 55 29 29 29 28 27 18 23 16 18 17 19 18 13 13 $6,543
Total 266,028 319,252 276,642 312,300 363,541 347,812 349,907 425,075 361,960 363,849 297,644 315,234 303,950 294,405 324,289
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 3.0285 3.6314 3.1073 3.4929 4.0285 3.8405 3.8453 4.6200 3.8762 3.7884 3.0632 3.1976 2.9812 2.7795 2.7928
15 Year Average
Quantity Standard
2010 to 2024
3.4716
Quality Standard $42
Service Standard $146
D.C. Amount (before deductions)
Forecast Population
14 Year
63,970
$ per Capita $146
Eligible Amount $9,337,701
Watson & Associates Economists Ltd. PAGE B-13
Table B-12
Service Standard Calculation – Library Services – Vehicles
City of Pickering
Service Standard Calculation Sheet
Service: Library Services - Vehicles
Unit Measure: No. of library vehicles
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Value
($/item)
Cargo Van 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $36,500
Library Outreach Vehicle 1 1 $91,300
Total 1 1 1 1 1 1 1 1 1 1 1 1 1 2 2
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000
15 Year Average 2010 to 2024
Quantity Standard 0.000012
Quality Standard $42,462
Service Standard $1
D.C. Amount (before deductions) 14 Year
Forecast Population 63,970
$ per Capita $1
Eligible Amount $31,985
Watson & Associates Economists Ltd. PAGE B-14
Table B-13
Service Standard Calculation – By-law Enforcement Services – Facilities
City of Pickering
Service Standard Calculation Sheet
Service: By-law Enforcement Facilities
Unit Measure: sq.ft. of building area
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024
2025
Bld'g
Value
($/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 2,240 2,240 2,240 2,240 2,240 $1,257 $1,436
By-Law 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 $1,257 $1,436
Total 3,740 3,740 3,740 3,740 3,740 3,740 3,740 3,740 3,740 3,740 3,740 3,740 3,740 3,740 3,740
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 0.0426 0.0425 0.0420 0.0418 0.0414 0.0413 0.0411 0.0406 0.0401 0.0389 0.0385 0.0379 0.0367 0.0353 0.0322
15 Year Average
Quantity Standard
2010 to 2024
0.0395
Quality Standard $1,437
Service Standard $57
D.C. Amount (before deductions)
Forecast Population
14 Year
63,970
$ per Capita $57
Eligible Amount $3,632,217
Watson & Associates Economists Ltd. PAGE B-15
Table B-14
Service Standard Calculation – By-law Enforcement Services – Vehicles
City of Pickering
Service Standard Calculation Sheet
Service: By-law Enforcement Vehicles & Equipment
Unit Measure: No. of Vehicles and Equipment
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Value
($/Item)
D.01-01 - Car (By-law) 3 3 4 4 5 3 2 1 -------$24,200
D.01-04 - Truck - Pick-up (By-law) 2 2 2 1 1 1 2 2 2 2 2 2 2 2 3.0 $53,700
D.01-02 - Sport Utility Vehicles (SUVs) (By-law) 1 1 1 1 1 3 3 4 5 5 5 5 6 6 7.0 $41,500
D.01-03 - Van (Animal Services) 1 1 1.6 1.6 1.6 1.6 1.6 1.6 1.6 1.6 1.6 1.6 1.6 1.6 1.6 $37,200
1Equipped Officers 7.7 7.7 7.7 7.7 7.7 7.7 7.7 8.4 8.4 8.4 8.4 8.4 8.4 8.4 9.8 $5,000
Total 14.7 14.7 16.3 15.3 16.3 16.3 16.3 17.0 17.0 17.0 17.0 17.0 18.0 18.0 21.4
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 0.0002 0.0002 0.0002 0.0002 0.0002 0.0002 0.0002 0.0002 0.0002 0.0002 0.0002 0.0002 0.0002 0.0002 0.0002
15 Year Average
Quantity Standard
2010 to 2024
0.0002
Quality Standard $20,200
Service Standard $4
D.C. Amount (before deductions)
Forecast Population
14 Year
63,970
$ per Capita $4
Eligible Amount $258,439
1. By-law Enforecement share (i.e., 70%)
Watson & Associates Economists Ltd. PAGE B-16
Table B-15
Service Standard Calculation – Transportation Services – Roads
City of Pickering
Service Standard Calculation Sheet
Service: Transportation Services - Roads
Unit Measure: km of roadways
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Value
($/km)
Asphalt - Collector - 3 Lane 37.0 37.8 40.2 42.7 41.3 41.3 41.3 41.3 43.0 43.0 46.0 46.0 46.0 45.0 43.5 $6,000,000
Asphalt - Arterial C - 4 Lane 12.5 12.5 12.5 12.5 12.5 12.5 12.5 12.5 12.5 12.5 12.5 12.5 13.5 13.5 13.5 $8,000,000
Gravel - Rural - 2 Lane 107.2 107.2 106.7 106.7 104.5 101.0 101.2 105.5 94.0 94.0 100.0 100.0 98.9 98.4 98.4 $1,200,000
Total 156.7 157.5 159.4 161.9 158.3 154.8 155.0 159.3 149.5 149.5 158.5 158.5 158.4 156.9 155.4
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 0.0018 0.0018 0.0018 0.0018 0.0018 0.0017 0.0017 0.0017 0.0016 0.0016 0.0016 0.0016 0.0016 0.0015 0.0013
15 Year Average 2010 to 2024
Quantity Standard 0.0017
Quality Standard $2,965,571
Service Standard $5,041
D.C. Amount (before deductions)
14 Year
(Outside
Seaton)
Forecast Population 14,143
$ per Capita $5,041
Eligible Amount $71,301,510
Watson & Associates Economists Ltd. PAGE B-17
Table B-16
Service Standard Calculation – Transportation Services – Bridges and Culverts
City of Pickering
Service Standard Calculation Sheet
Service: Transportation Services - Bridges, Culverts & Structures
Unit Measure: Number of Bridges, Culverts & Structures
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Value
($/item)
Bridge (over3m) 31 31 31 31 31 31 29 29 29 29 29 29 29 29 29 $1,700,000
Culvert (over3m) 25 25 27 27 26 26 24 24 24 24 27 30 33 33 33 $840,000
Pedestrian Bridge (over3m) 9 9 9 9 9 9 9 9 9 9 9 9 9 9 9 $670,000
Pedestrian Culvert (over3m) 1 1 1 1 1 1 1 $330,000
Total 65 65 67 67 66 66 62 62 63 63 66 69 72 72 72
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 0.0007 0.0007 0.0008 0.0007 0.0007 0.0007 0.0007 0.0007 0.0007 0.0007 0.0007 0.0007 0.0007 0.0007 0.0006
15 Year Average
Quantity Standard
2010 to 2024
0.0007
Quality Standard $1,202,186
Service Standard $842
D.C. Amount (before deductions)
14 Year
(Outside
Seaton)
Forecast Population 14,143
$ per Capita $842
Eligible Amount $11,901,759
Watson & Associates Economists Ltd. PAGE B-18
Table B-17
Service Standard Calculation – Transportation Services – Sidewalks
City of Pickering
Service Standard Calculation Sheet
Service: Transportation Services - Sidewalks and Active Transportation
Unit Measure: m of sidewalks and active transportation
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Value
($/m)
Sidewalk - Concrete 286,663 290,055 290,670 290,670 290,670 290,670 290,670 290,670 290,670 295,304 300,433 306,563 311,519 320,807 323,675 $300
Sidewalk -Concrete (Block) 3,731 3,731 3,731 3,731 3,731 3,788 3,856 3,856 4,070 4,166 4,166 4,166 3,968 3,968 4,012 $500
Sidewalk - Concrete Multi Use Path 95 95 648 648 648 1,020 1,020 1,151 1,151 1,151 1,151 1,151 1,599 2,540 3,659 $500
Sidewalk - Temporary Asphalt 6,235 6,745 4,637 4,637 4,637 4,637 4,637 4,637 4,637 4,637 4,637 4,637 5,380 5,380 5,380 $200
Sidewalk - Asphalt Multi Use Path 1,997 1,997 1,997 2,813 3,981 5,061 5,744 5,744 6,450 8,306 8,502 8,502 9,598 9,598 9,974 $400
Total 298,721 302,623 301,683 302,499 303,667 305,176 305,927 306,058 306,978 313,564 318,889 325,019 332,064 342,293 346,700
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 3.4007 3.4422 3.3886 3.3832 3.3650 3.3697 3.3620 3.3264 3.2874 3.2649 3.2818 3.2968 3.2570 3.2316 2.9858
15 Year Average 2010 to 2024
Quantity Standard 3.3095
Quality Standard $303
Service Standard $1,004
D.C. Amount (before deductions)
14 Year
(Outside
Seaton)
Forecast Population 14,143
$ per Capita $1,004
Eligible Amount $14,203,391
Watson & Associates Economists Ltd. PAGE B-19
Table B-18
Service Standard Calculation – Transportation Services – Traffic Signals & Streetlights
City of Pickering
Service Standard Calculation Sheet
Service: Transportation Services - Traffic Signals & Streetlights
Unit Measure: No. of Traffic Signals
Description 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 Value
($/item)
Traffic Signals 9 10 10 12 12 13 14 14 14 14 14 14 14 14 14 $250,000
Intersection Pedestrian Signals (IPS) 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 $240,000
Total 20 21 21 23 23 24 25 25 25 25 25 25 25 25 25
Population 87,841 87,915 89,029 89,411 90,242 90,565 90,995 92,008 93,381 96,042 97,169 98,586 101,955 105,920 116,117
Per Capita Standard 0.0002 0.0002 0.0002 0.0003 0.0003 0.0003 0.0003 0.0003 0.0003 0.0003 0.0003 0.0003 0.0002 0.0002 0.0002
15 Year Average
Quantity Standard
2010 to 2024
0.0003
Quality Standard $204,900
Service Standard $61
D.C. Amount (before deductions)
14 Year
(Outside
Seaton)
Forecast Population 14,143
$ per Capita $61
Eligible Amount $869,370
Watson & Associates Economists Ltd. PAGE B-20
Appendix C
D.C.Cash Flow Calculations
Watson & Associates Economists Ltd. PAGE C-1
Appendix C: D.C. Cash Flow Calculations
Watson & Associates Economists Ltd. PAGE C-2
--
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
$303.90 1% / 3%
Year
D.C.
Reserve
Fund
Opening
Balance
Nominal
Project Cost
(Before
Incline
Adjustment)
Project Cost
Inflated at 3%
(Includes
Incline
Adjustment of
3.1%)
Existing Debt
Payments
(Includes
Incline
Adjustment of
3.1%)
New Debt
Payments
(Includes
Incline
Adjustment of
3.1%) Population
Growth
Per Capita per
Year
Inflated at
(3%) Starting in
2025 Anticipated
Revenues
Annual
Surplus/
(Deficit)
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C.
Reserve
Fund
Closing
Balance
after
Interest
2025 2,514,971 1,468,764 1,423,440 550,098 - 4,695 303.90 1,426,876 1,968,308 22,416 1,990,724
2026 1,990,724 492,648 491,769 549,889 76,948 4,695 313.02 1,469,682 2,341,799 21,663 2,363,462
2027 2,363,462 171,261 176,084 549,697 76,948 4,695 322.41 1,513,772 3,074,505 27,190 3,101,695
2028 3,101,695 171,261 181,366 549,684 76,948 4,695 332.08 1,559,185 3,852,882 34,773 3,887,655
2029 3,887,655 171,261 186,807 550,473 76,948 4,695 342.04 1,605,961 4,679,388 42,835 4,722,223
2030 4,722,223 9,731,691 10,933,564 549,957 76,948 4,695 352.30 1,654,140 (5,184,106) (6,928) (5,191,035)
2031 (5,191,035) 653,223 755,913 408,983 76,948 4,695 362.87 1,703,764 (4,729,115) (148,802) (4,877,917)
2032 (4,877,917) 243,411 290,127 408,692 76,948 4,695 373.76 1,754,877 (3,898,808) (131,651) (4,030,458)
2033 (4,030,458) 171,261 210,253 408,623 76,948 4,695 384.97 1,807,523 (2,918,759) (104,238) (3,022,997)
2034 (3,022,997) 171,261 216,561 408,741 76,948 4,695 396.52 1,861,749 (1,863,499) (73,297) (1,936,796)
2035 (1,936,796) 171,261 223,058 408,316 76,948 3,009 408.42 1,228,846 (1,416,271) (50,296) (1,466,567)
2036 (1,466,567) 171,261 229,749 408,195 76,948 3,009 420.67 1,265,712 (915,748) (35,735) (951,483)
2037 (951,483) 171,261 236,642 408,352 76,948 3,009 433.29 1,303,683 (369,741) (19,818) (389,560)
2038 (389,560) 171,261 243,741 408,057 76,948 3,009 446.29 1,342,794 224,487 (2,476) 222,011
2039 222,011 171,261 251,053 816,503 538,637 3,009 459.68 1,383,077 (1,104) 1,105 -
Total 14,302,342 16,050,128 7,384,261 1,538,962 61,996 22,881,641 (423,261)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-3
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
$14,685.652 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
New Debt
Payments
Net Hectares
per net ha per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 322,077 188,096 188,096 72,691 - 5.3 14,685.652 77,987 139,278 2,307 141,584
2026 141,584 63,090 64,983 72,663 10,168 9.7 15,126.222 146,942 140,712 1,462 142,174
2027 142,174 21,932 23,268 72,638 10,168 9.2 15,580.009 143,873 179,973 1,662 181,635
2028 181,635 21,932 23,966 72,636 10,168 9.7 16,047.409 155,034 229,898 2,109 232,007
2029 232,007 21,932 24,685 72,740 10,168 9.7 16,528.831 159,685 284,099 2,631 286,730
2030 286,730 1,246,279 1,444,779 72,672 10,168 9.7 17,024.696 164,476 (1,076,414) (11,693) (1,088,106)
2031 (1,088,106) 83,654 99,888 54,044 10,168 9.7 17,535.437 169,410 (1,082,796) (32,411) (1,115,207)
2032 (1,115,207) 31,172 38,338 54,005 10,168 11.8 18,061.500 213,338 (1,004,380) (31,641) (1,036,021)
2033 (1,036,021) 21,932 27,783 53,996 10,168 14.0 18,603.345 259,750 (868,219) (28,411) (896,630)
2034 (896,630) 21,932 28,617 54,012 10,168 14.0 19,161.445 267,542 (721,884) (24,125) (746,009)
2035 (746,009) 21,932 29,475 53,955 10,168 14.0 19,736.289 275,568 (564,040) (19,498) (583,538)
2036 (583,538) 21,932 30,359 53,940 10,168 14.0 20,328.377 283,835 (394,169) (14,513) (408,682)
2037 (408,682) 21,932 31,270 53,960 10,168 14.8 20,938.229 310,479 (193,602) (8,882) (202,484)
2038 (202,484) 21,932 32,208 53,921 10,168 15.7 21,566.376 338,466 39,685 (2,289) 37,395
2039 37,395 21,932 33,175 107,894 71,176 7.8 22,213.367 174,310 (540) 540 -
Total 1,831,615 2,120,890 975,768 168.9 3,140,695 (162,753)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-4
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
$0.554 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
New Debt
Payments
Sq. Ft. of
Gross Floor
Area
per sq.ft. per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 561,561 327,956 327,956 126,741 - 257,650 0.554 142,806 249,670 4,056 253,726
2026 253,726 110,002 113,302 126,693 17,729 587,200 0.571 335,228 331,231 3,013 334,244
2027 334,244 38,240 40,569 126,649 17,729 645,250 0.588 379,420 528,718 4,403 533,121
2028 533,121 38,240 41,786 126,646 17,729 631,400 0.606 382,414 729,375 6,401 735,776
2029 735,776 38,240 43,040 126,827 17,729 631,400 0.624 393,886 942,066 8,478 950,544
2030 950,544 2,172,964 2,519,061 126,709 17,729 631,400 0.643 405,703 (1,307,251) (5,085) (1,312,335)
2031 (1,312,335) 145,856 174,160 94,229 17,729 631,400 0.662 417,874 (1,180,578) (37,128) (1,217,706)
2032 (1,217,706) 54,351 66,844 94,162 17,729 569,950 0.682 388,521 (1,007,919) (33,118) (1,041,038)
2033 (1,041,038) 38,240 48,442 94,145 17,729 508,500 0.702 357,031 (844,322) (28,014) (872,337)
2034 (872,337) 38,240 49,895 94,173 17,729 509,400 0.723 368,393 (665,740) (22,805) (688,545)
2035 (688,545) 38,240 51,392 94,075 17,729 509,738 0.745 379,696 (472,044) (17,143) (489,187)
2036 (489,187) 38,240 52,934 94,047 17,729 509,175 0.767 390,656 (263,241) (11,020) (274,261)
2037 (274,261) 38,240 54,522 94,083 17,729 494,613 0.790 390,867 (49,727) (4,594) (54,321)
2038 (54,321) 38,240 56,157 94,015 17,729 478,963 0.814 389,855 167,633 655 168,288
2039 168,288 38,240 57,842 188,120 124,100 238,938 0.838 200,319 (1,455) 1,455 -
Total 3,193,533 3,697,902 1,701,312 7,834,975 5,322,670 (130,446)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-5
Table C-4
Cash Flow Calculation
By-law Enforcement Services
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
$54.11 1% / 3%
Year
D.C. Reserve
Fund
Opening
Balance
Nominal
Project Cost
(Before
Incline
Adjustment)
Project Cost
Inflated at 3%
(Includes Incline
Adjustment of
3.1%)
New Debt
Payments
(Includes
Incline
Adjustment of
3.1%)
Population
Growth
Per Capita per
Year
Inflated at
(3%) Starting in
2025 Anticipated
Revenues
Annual
Surplus/
(Deficit)
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 108,669 69,482 67,338 -4,695 54.11 254,072 295,403 2,020 297,423
2026 297,423 57,495 57,392 20,099 4,695 55.74 261,694 481,626 3,895 485,521
2027 485,521 --202,321 4,695 57.41 269,545 552,744 5,191 557,936
2028 557,936 --202,321 4,695 59.13 277,631 633,246 5,956 639,202
2029 639,202 61,346 66,915 202,321 4,695 60.90 285,960 655,926 6,476 662,401
2030 662,401 61,346 68,922 202,321 4,695 62.73 294,539 685,697 6,740 692,437
2031 692,437 --202,321 4,695 64.61 303,375 793,491 7,430 800,921
2032 800,921 --202,321 4,695 66.55 312,476 911,076 8,560 919,636
2033 919,636 --202,321 4,695 68.55 321,851 1,039,165 9,794 1,048,959
2034 1,048,959 --202,321 4,695 70.61 331,506 1,178,144 11,136 1,189,280
2035 1,189,280 --202,321 3,009 72.72 218,810 1,205,769 11,975 1,217,744
2036 1,217,744 --202,321 3,009 74.91 225,375 1,240,798 12,293 1,253,091
2037 1,253,091 --202,321 3,009 77.15 232,136 1,282,905 12,680 1,295,585
2038 1,295,585 --202,321 3,009 79.47 239,100 1,332,364 13,140 1,345,504
2039 1,345,504 -- 1,598,471 3,009 81.85 246,273 (6,694) 6,694 -
Total 249,669 260,568 4,046,425 61,996 4,074,344 123,980
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-6
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
$2,554.861 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal Project
Cost
Project Cost
Inflated at 3%
New Debt
Payments
Net Hectares
per net ha per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 13,917 8,898 8,898 -5.3 2,554.861 13,567 18,586 163 18,748
2026 18,748 7,363 7,584 2,656 9.7 2,631.507 25,563 34,072 264 34,336
2027 34,336 --26,735 9.2 2,710.452 25,030 32,631 335 32,965
2028 32,965 --26,735 9.7 2,791.766 26,971 33,202 331 33,532
2029 33,532 7,856 8,842 26,735 9.7 2,875.519 27,780 25,735 296 26,032
2030 26,032 7,856 9,108 26,735 9.7 2,961.785 28,614 18,803 224 19,027
2031 19,027 --26,735 9.7 3,050.638 29,472 21,764 204 21,968
2032 21,968 --26,735 11.8 3,142.157 37,114 32,348 272 32,619
2033 32,619 --26,735 14.0 3,236.422 45,189 51,073 418 51,491
2034 51,491 --26,735 14.0 3,333.515 46,544 71,301 614 71,914
2035 71,914 --26,735 14.0 3,433.520 47,941 93,120 825 93,945
2036 93,945 --26,735 14.0 3,536.526 49,379 116,589 1,053 117,642
2037 117,642 --26,735 14.8 3,642.621 54,014 144,921 1,313 146,233
2038 146,233 --26,735 15.7 3,751.900 58,883 178,381 1,623 180,004
2039 180,004 -- 211,224 7.8 3,864.457 30,325 (896) 896 -Total 31,974 34,432 534,701 168.9 546,386 8,830
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-7
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
$0.098 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal Project
Cost
Project Cost
Inflated at 3%
New Debt
Payments
Sq. Ft. of
Gross Floor
Area
per sq.ft. per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 24,264 15,515 15,515 - 257,650 0.098 25,283 34,033 291 34,324
2026 34,324 12,838 13,223 4,631 587,200 0.101 59,349 75,820 551 76,370
2027 76,370 --46,614 645,250 0.104 67,173 96,929 866 97,796
2028 97,796 --46,614 631,400 0.107 67,703 118,885 1,083 119,968
2029 119,968 13,698 15,417 46,614 631,400 0.110 69,734 127,672 1,238 128,910
2030 128,910 13,698 15,879 46,614 631,400 0.114 71,826 138,243 1,336 139,578
2031 139,578 --46,614 631,400 0.117 73,981 166,945 1,533 168,478
2032 168,478 --46,614 569,950 0.121 68,785 190,648 1,796 192,444
2033 192,444 --46,614 508,500 0.124 63,210 209,039 2,007 211,047
2034 211,047 --46,614 509,400 0.128 65,221 229,654 2,204 231,857
2035 231,857 --46,614 509,738 0.132 67,222 252,465 2,422 254,887
2036 254,887 --46,614 509,175 0.136 69,162 277,435 2,662 280,096
2037 280,096 --46,614 494,613 0.140 69,200 302,682 2,914 305,596
2038 305,596 --46,614 478,963 0.144 69,021 328,002 3,168 331,170
2039 331,170 -- 368,283 238,938 0.148 35,465 (1,648) 1,648 -Total 55,748 60,034 932,284 7,834,975 942,336 25,718
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-8
Table C-7
Cash Flow Calculation
Transportation Services
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
$4,964.88 1% / 3%
D.C.
Year
D.C.
Reserve
Fund
Opening
Balance
Nominal
Project Cost
(Before
Incline
Adjustment)
Project Cost
Inflated at 3%
(Includes
Incline
Adjustment of
12.6%)
Population
Growth
Per Capita per
Year
Inflated at
(3%) Starting in
2025 Anticipated
Revenues
Annual
Surplus/
(Deficit)
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
Reserve
Fund
Closing
Balance
after
Interest
2025 21,232,012 385,878 337,149 888 4,964.88 4,407,816 25,302,679 232,673 25,535,353
2026 25,535,353 2,108,255 1,897,282 888 5,113.82 4,540,051 28,178,122 268,567 28,446,690
2027 28,446,690 9,570,592 8,871,249 888 5,267.24 4,676,252 24,251,693 263,492 24,515,185
2028 24,515,185 9,212,425 8,795,431 888 5,425.25 4,816,540 20,536,294 225,257 20,761,552
2029 20,761,552 8,548,373 8,406,280 888 5,588.01 4,961,036 17,316,308 190,389 17,506,697
2030 17,506,697 11,001,246 11,142,933 888 5,755.65 5,109,867 11,473,632 144,902 11,618,533
2031 11,618,533 1,453,357 1,516,237 888 5,928.32 5,263,163 15,365,459 134,920 15,500,379
2032 15,500,379 9,325,969 10,021,346 888 6,106.17 5,421,058 10,900,092 132,002 11,032,094
2033 11,032,094 1,079,086 1,194,333 888 6,289.36 5,583,690 15,421,451 132,268 15,553,719
2034 15,553,719 2,548,741 2,905,576 888 6,478.04 5,751,201 18,399,344 169,765 18,569,109
2035 18,569,109 7,009,020 8,230,023 696 6,672.38 4,642,640 14,981,727 167,754 15,149,481
2036 15,149,481 7,009,020 8,476,924 696 6,872.55 4,781,919 11,454,477 133,020 11,587,496
2037 11,587,496 7,009,020 8,731,231 696 7,078.73 4,925,377 7,781,642 96,846 7,878,488
2038 7,878,488 7,009,020 8,993,168 696 7,291.09 5,073,138 3,958,458 59,185 4,017,643
2039 4,017,643 7,009,020 9,262,963 696 7,509.82 5,225,333 (19,988) 19,988
Total 90,279,021 98,782,124 12,357 75,179,084 2,371,029
-Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-9
Table C-8
Cash Flow Calculation
Transportation Services
Non-Residential per ft²
Development
Related
Expenditures
Development
Related
Expenditures
$7.439 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
Project Cost
Inflated at 3%
Sq. Ft. of
Gross Floor
Area
per sq.ft. per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 7,852,936 142,722 142,722 239,813 7.439 1,784,080 9,494,294 86,736 9,581,030
2026 9,581,030 779,765 803,158 239,813 7.663 1,837,603 10,615,475 100,983 10,716,457
2027 10,716,457 3,539,808 3,755,382 239,813 7.893 1,892,731 8,853,806 97,851 8,951,657
2028 8,951,657 3,407,335 3,723,287 239,813 8.129 1,949,513 7,177,883 80,648 7,258,531
2029 7,258,531 3,161,727 3,558,552 239,813 8.373 2,007,998 5,707,977 64,833 5,772,810
2030 5,772,810 4,068,954 4,717,033 239,813 8.624 2,068,238 3,124,015 44,484 3,168,499
2031 3,168,499 537,543 641,854 239,813 8.883 2,130,285 4,656,930 39,127 4,696,057
2032 4,696,057 3,449,331 4,242,242 239,813 9.150 2,194,194 2,648,009 36,720 2,684,729
2033 2,684,729 399,114 505,586 239,813 9.424 2,260,020 4,439,163 35,619 4,474,783
2034 4,474,783 942,685 1,229,990 239,813 9.707 2,327,820 5,572,613 50,237 5,622,850
2035 5,622,850 2,592,377 3,483,938 239,813 9.998 2,397,655 4,536,566 50,797 4,587,364
2036 4,587,364 2,592,377 3,588,456 239,813 10.298 2,469,585 3,468,492 40,279 3,508,771
2037 3,508,771 2,592,377 3,696,110 239,813 10.607 2,543,672 2,356,333 29,326 2,385,659
2038 2,385,659 2,592,377 3,806,993 239,813 10.925 2,619,982 1,198,647 17,922 1,216,569
2039 1,216,569 2,592,377 3,921,203 239,813 11.253 2,698,582 (6,053) 6,053 -Total 33,390,871 41,816,508 3,597,200 33,181,958 781,614
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-10
-
Table C-9
Cash Flow Calculation
Other Transportation
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
Development Related Long
Term Debt
$338.87 1% / 3%
Year
D.C.
Reserve
Fund
Opening
Balance
Nominal
Project Cost
(Before
Incline
Adjustment)
Project Cost
Inflated at 3%
(Includes
Incline
Adjustment of
3.1%)
Existing Debt
Payments
(Includes
Incline
Adjustment of
3.1%)
New Debt
Payments
(Includes
Incline
Adjustment of
3.1%) Population
Growth
Per Capita per
Year
Inflated at
(3%) Starting in
2025 Anticipated
Revenues
Annual
Surplus/
(Deficit)
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C.
Reserve
Fund
Closing
Balance
after
Interest
2025 (3,234,771) 844,522 818,461 296,186 - 4,695 338.87 1,591,063 (2,758,356) (89,897) (2,848,253)
2026 (2,848,253) 1,447,116 1,444,534 295,067 147,083 4,695 349.04 1,638,794 (3,096,142) (89,166) (3,185,308)
2027 (3,185,308) 1,437,228 1,477,704 294,762 220,945 4,695 359.51 1,687,958 (3,490,761) (100,141) (3,590,902)
2028 (3,590,902) 532,800 564,239 294,618 220,945 4,695 370.29 1,738,597 (2,932,107) (97,845) (3,029,953)
2029 (3,029,953) 1,433,380 1,563,499 294,521 220,945 4,695 381.40 1,790,755 (3,318,163) (95,222) (3,413,385)
2030 (3,413,385) 1,531,269 1,720,382 294,457 220,945 4,695 392.84 1,844,478 (3,804,691) (108,271) (3,912,962)
2031 (3,912,962) 838,390 970,190 294,504 244,227 4,695 404.63 1,899,812 (3,522,072) (111,526) (3,633,598)
2032 (3,633,598) 1,679,800 2,002,191 294,291 252,207 4,695 416.77 1,956,806 (4,225,481) (117,886) (4,343,367)
2033 (4,343,367) 947,200 1,162,858 294,051 252,207 4,695 429.27 2,015,510 (4,036,974) (125,705) (4,162,679)
2034 (4,162,679) 361,449 457,055 293,891 252,207 4,695 442.15 2,075,976 (3,089,857) (108,788) (3,198,645)
2035 (3,198,645) --293,773 252,207 3,009 455.41 1,370,247 (2,374,379) (83,595) (2,457,975)
2036 (2,457,975) --293,797 252,207 3,009 469.08 1,411,354 (1,592,625) (60,759) (1,653,384)
2037 (1,653,384) --293,364 252,207 3,009 483.15 1,453,695 (745,260) (35,980) (781,240)
2038 (781,240) ---252,207 3,009 497.64 1,497,305 463,858 (4,761) 459,098
2039 459,098 ---2,003,606 3,009 512.57 1,542,225 (2,284) 2,284 -
Total 11,053,153 12,181,114 3,827,283 5,044,147 61,996 25,514,573 (1,227,257)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-11
Table C-10
Cash Flow Calculation
Other Transportation
Non-Residential Seaton Prestige Employment Land per net ha
Development
Related
Expenditures
Development
Related
Expenditures
Development Related Long-Term
Debt
$16,354.164 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
New Debt
Payments
Net Hectares
per net ha per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 (414,258) 108,153 108,153 39,139 - 5.3 16,354.164 86,848 (474,701) (13,334) (488,036)
2026 (488,036) 185,323 190,883 38,991 19,436 9.7 16,844.789 163,637 (573,708) (15,926) (589,635)
2027 (589,635) 184,057 195,266 38,950 29,196 9.2 17,350.132 160,219 (692,828) (19,237) (712,065)
2028 (712,065) 68,232 74,559 38,931 29,196 9.7 17,870.636 172,648 (682,104) (20,913) (703,016)
2029 (703,016) 183,564 206,603 38,919 29,196 9.7 18,406.755 177,828 (799,906) (22,544) (822,450)
2030 (822,450) 196,100 227,334 38,910 29,196 9.7 18,958.958 183,162 (934,728) (26,358) (961,086)
2031 (961,086) 107,368 128,203 38,916 32,273 9.7 19,527.727 188,657 (971,820) (28,994) (1,000,813)
2032 (1,000,813) 215,122 264,573 38,888 33,327 11.8 20,113.559 237,577 (1,100,024) (31,513) (1,131,537)
2033 (1,131,537) 121,302 153,662 38,856 33,327 14.0 20,716.965 289,261 (1,068,121) (32,995) (1,101,116)
2034 (1,101,116) 46,289 60,396 38,835 33,327 14.0 21,338.474 297,939 (935,736) (30,553) (966,288)
2035 (966,288) -- 38,820 33,327 14.0 21,978.629 306,877 (731,558) (25,468) (757,026)
2036 (757,026) -- 38,823 33,327 14.0 22,637.988 316,083 (513,092) (19,052) (532,144)
2037 (532,144) -- 38,766 33,327 14.8 23,317.127 345,754 (258,482) (11,859) (270,342)
2038 (270,342) ---33,327 15.7 24,016.641 376,921 73,252 (2,956) 70,296
2039 70,296 --- 264,760 7.8 24,737.140 194,114 (350) 350 -
Total 1,415,511 1,609,632 505,743 666,542 168.9 3,497,525 (301,351)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-12
Table C-11
Cash Flow Calculation
Other Transportation
Non-Residential per ft²
Development
Related
Expenditures
Development
Related
Expenditures
Development Related Long-Term
Debt
$0.615 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
New Debt
Payments
Sq. Ft. of
Gross Floor
Area
per sq.ft. per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 (722,284) 188,571 188,571 68,240 - 257,650 0.615 158,455 (820,640) (23,144) (843,784)
2026 (843,784) 323,123 332,816 67,982 33,887 587,200 0.633 371,962 (906,508) (26,254) (932,763)
2027 (932,763) 320,915 340,459 67,912 50,905 645,250 0.652 420,996 (971,043) (28,557) (999,600)
2028 (999,600) 118,968 129,999 67,879 50,905 631,400 0.672 424,318 (824,065) (27,355) (851,420)
2029 (851,420) 320,056 360,225 67,857 50,905 631,400 0.692 437,048 (893,360) (26,172) (919,531)
2030 (919,531) 341,913 396,371 67,842 50,905 631,400 0.713 450,159 (984,490) (28,560) (1,013,051)
2031 (1,013,051) 187,202 223,529 67,853 56,269 631,400 0.734 463,664 (897,038) (28,651) (925,689)
2032 (925,689) 375,078 461,299 67,804 58,108 569,950 0.756 431,095 (1,081,805) (30,112) (1,111,917)
2033 (1,111,917) 211,498 267,919 67,749 58,108 508,500 0.779 396,154 (1,109,539) (33,322) (1,142,861)
2034 (1,142,861) 80,707 105,304 67,712 58,108 509,400 0.802 408,761 (965,223) (31,621) (996,845)
2035 (996,845) -- 67,684 58,108 509,738 0.827 421,303 (701,334) (25,473) (726,807)
2036 (726,807) -- 67,690 58,108 509,175 0.851 433,463 (419,142) (17,189) (436,331)
2037 (436,331) -- 67,590 58,108 494,613 0.877 433,698 (128,331) (8,470) (136,801)
2038 (136,801) ---58,108 478,963 0.903 432,574 237,665 504 238,170
2039 238,170 --- 461,625 238,938 0.930 222,270 (1,185) 1,185 -
Total 2,468,030 2,806,493 881,795 1,162,156 7,834,975 5,905,919 (333,192)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-13
-
Table C-12
Cash Flow Calculation
Parks and Recreation Services
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
Development Related Long
Term Debt
$5,167.07 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
(Before
Incline
Adjustment)
Project Cost
Inflated at 3%
(Includes
Incline
Adjustment of
3.1%)
Existing Debt
Payments
(Includes
Incline
Adjustment of
3.1%)
New Debt
Payments
(Includes
Incline
Adjustment of
3.1%) Population
Growth
Per Capita per
Year
Inflated at
(3%) Starting in
2025 Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C.
Reserve
Fund
Closing
Balance
after
Interest
2025 34,616,044 29,801,023 28,881,416 243,104 4,695 5,167.07 24,260,433 29,751,958 321,840 30,073,798
2026 30,073,798 18,373,993 18,341,215 242,185 - 492,501 4,695 5,322.08 24,988,246 35,986,144 330,300 36,316,443
2027 36,316,443 15,270,848 15,700,913 241,934 10,614,661 4,695 5,481.75 25,737,894 35,496,828 359,066 35,855,894
2028 35,855,894 6,354,290 6,729,240 241,817 10,614,661 4,695 5,646.20 26,510,031 44,780,206 403,181 45,183,387
2029 45,183,387 5,451,220 5,946,069 241,737 10,614,661 4,695 5,815.58 27,305,332 55,686,251 504,348 56,190,599
2030 56,190,599 15,727,396 17,669,744 241,684 10,614,661 4,695 5,990.05 28,124,491 55,789,001 559,898 56,348,899
2031 56,348,899 10,026,522 11,602,751 241,723 10,972,568 4,695 6,169.75 28,968,226 62,500,083 594,245 63,094,328
2032 63,094,328 50,973,479 60,756,418 241,548 10,979,118 4,695 6,354.85 29,837,273 20,954,516 420,244 21,374,760
2033 21,374,760 3,005,319 3,689,569 241,351 10,979,118 4,695 6,545.49 30,732,391 37,197,113 292,859 37,489,972
2034 37,489,972 16,925,859 21,402,921 241,220 10,979,118 4,695 6,741.86 31,654,363 36,521,076 370,055 36,891,131
2035 36,891,131 2,541,244 3,309,831 241,123 10,979,118 3,009 6,944.11 20,893,444 43,254,502 400,728 43,655,231
2036 43,655,231 2,398,744 3,217,960 241,142 10,979,118 3,009 7,152.44 21,520,247 50,737,257 471,962 51,209,220
2037 51,209,220 2,398,744 3,314,499 240,787 10,979,118 3,009 7,367.01 22,165,854 58,840,670 550,249 59,390,920
2038 59,390,920 2,398,744 3,413,934 10,979,118 3,009 7,588.02 22,830,830 67,828,698 636,098 68,464,796
2039 68,464,796 2,398,744 3,516,352 88,804,821 3,009 7,815.66 23,515,755 (340,621) 340,621
Total 184,046,166 207,492,833 3,141,357 219,582,362 61,996 389,044,811 6,555,696
Note: Numbers may not add due to rounding
---
Watson & Associates Economists Ltd. PAGE C-14
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
$36,793.266 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
New Debt
Payments
Net Hectares
per net ha per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 664,063 571,693 571,693 4,812 - 5.3 36,793.266 195,388 282,946 4,735 287,681
2026 287,681 352,481 363,055 4,794 9,749 9.7 37,897.064 368,146 278,230 2,830 281,059
2027 281,059 292,951 310,792 4,789 210,112 9.2 39,033.976 360,457 115,824 1,984 117,808
2028 117,808 121,899 133,202 4,787 210,112 9.7 40,204.995 388,420 158,128 1,380 159,508
2029 159,508 104,574 117,699 4,785 210,112 9.7 41,411.145 400,073 226,985 1,932 228,917
2030 228,917 301,709 349,764 4,784 210,112 9.7 42,653.479 412,075 76,333 1,526 77,859
2031 77,859 192,345 229,671 4,785 217,196 9.7 43,933.084 424,438 50,645 643 51,288
2032 51,288 977,858 1,202,642 4,781 217,326 11.8 45,251.076 534,495 (838,967) (11,815) (850,783)
2033 (850,783) 57,653 73,033 4,777 217,326 14.0 46,608.608 650,774 (495,145) (20,189) (515,334)
2034 (515,334) 324,700 423,660 4,775 217,326 14.0 48,006.867 670,297 (490,798) (15,092) (505,890)
2035 (505,890) 48,750 65,516 4,773 217,326 14.0 49,447.073 690,406 (103,099) (9,135) (112,234)
2036 (112,234) 46,017 63,698 4,773 217,326 14.0 50,930.485 711,118 313,087 1,004 314,091
2037 314,091 46,017 65,609 4,766 217,326 14.8 52,458.399 777,871 804,261 5,592 809,852
2038 809,852 46,017 67,577 - 217,326 15.7 54,032.151 847,988 1,372,938 10,914 1,383,852
2039 1,383,852 46,017 69,604 - 1,757,846 7.8 55,653.116 436,714 (6,885) 6,885 -
Total 3,530,681 4,107,215 62,182 4,346,521 168.9 7,868,661 (16,806)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-15
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
$1.406 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
Project Cost
Inflated at 3%
Existing Debt
Payments
New Debt
Payments
Sq. Ft. of
Gross Floor
Area
per sq.ft. per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 1,157,834 996,782 996,782 8,390 - 257,650 1.406 362,382 515,044 8,364 523,408
2026 523,408 614,572 633,009 8,359 16,998 587,200 1.449 850,666 715,710 6,196 721,905
2027 721,905 510,778 541,884 8,350 366,343 645,250 1.492 962,805 768,134 7,450 775,584
2028 775,584 212,538 232,246 8,346 366,343 631,400 1.537 970,403 1,139,053 9,573 1,148,626
2029 1,148,626 182,332 205,216 8,343 366,343 631,400 1.583 999,515 1,568,239 13,584 1,581,824
2030 1,581,824 526,049 609,834 8,341 366,343 631,400 1.631 1,029,501 1,626,806 16,043 1,642,849
2031 1,642,849 335,366 400,445 8,343 378,695 631,400 1.679 1,060,386 1,915,752 17,793 1,933,545
2032 1,933,545 1,704,956 2,096,881 8,337 378,921 569,950 1.730 985,901 435,307 11,844 447,152
2033 447,152 100,522 127,338 8,330 378,921 508,500 1.782 905,993 838,556 6,429 844,984
2034 844,984 566,135 738,677 8,325 378,921 509,400 1.835 934,824 653,885 7,494 661,379
2035 661,379 84,999 114,232 8,322 378,921 509,738 1.890 963,507 1,123,411 8,924 1,132,335
2036 1,132,335 80,233 111,061 8,323 378,921 509,175 1.947 991,317 1,625,347 13,788 1,639,135
2037 1,639,135 80,233 114,393 8,310 378,921 494,613 2.005 991,854 2,129,365 18,842 2,148,207
2038 2,148,207 80,233 117,825 - 378,921 478,963 2.065 989,285 2,640,746 23,945 2,664,691
2039 2,664,691 80,233 121,360 - 3,064,913 238,938 2.127 508,325 (13,257) 13,257 -
Total 6,155,959 7,161,183 108,417 7,578,428 7,834,975 13,506,666 183,528
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-16
Table C-15
Cash Flow Calculation
Library Services
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
$781.90 1% / 3%
Year
D.C. Reserve
Fund
Opening
Balance
Nominal
Project Cost
(Before
Incline
Adjustment)
Project Cost
Inflated at 3%
(Includes Incline
Adjustment of
3.1%)
New Debt
Payments
(Includes
Incline
Adjustment of
3.1%)
Population
Growth
Per Capita per
Year
Inflated at
(3%) Starting in
2025 Anticipated
Revenues
Annual
Surplus/
(Deficit)
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 11,255,341 3,267,288 3,166,465 -4,695 781.90 3,671,192 11,760,068 115,077 11,875,145
2026 11,875,145 930,193 928,533 -4,695 805.36 3,781,328 14,727,940 133,015 14,860,955
2027 14,860,955 1,008,568 1,036,971 1,588,340 4,695 829.52 3,894,768 16,130,412 154,957 16,285,368
2028 16,285,368 930,193 985,081 1,588,340 4,695 854.41 4,011,611 17,723,558 170,045 17,893,603
2029 17,893,603 930,193 1,014,633 1,588,340 4,695 880.04 4,131,959 19,422,589 186,581 19,609,170
2030 19,609,170 -- 1,588,340 4,695 906.44 4,255,918 22,276,748 209,430 22,486,177
2031 22,486,177 78,375 90,696 1,588,340 4,695 933.63 4,383,595 25,190,737 238,385 25,429,121
2032 25,429,121 -- 1,588,340 4,695 961.64 4,515,103 28,355,884 268,925 28,624,809
2033 28,624,809 -- 1,588,340 4,695 990.49 4,650,556 31,687,026 301,559 31,988,585
2034 31,988,585 -- 1,588,340 4,695 1,020.21 4,790,073 35,190,318 335,895 35,526,212
2035 35,526,212 5,077,355 6,612,978 1,588,340 3,009 1,050.81 3,161,685 30,486,579 330,064 30,816,643
2036 30,816,643 4,945,590 6,634,602 1,588,340 3,009 1,082.34 3,256,535 25,850,237 283,334 26,133,571
2037 26,133,571 4,945,590 6,833,640 1,588,340 3,009 1,114.81 3,354,232 21,065,823 235,997 21,301,820
2038 21,301,820 4,945,590 7,038,649 1,588,340 3,009 1,148.25 3,454,858 16,129,689 187,158 16,316,846
2039 16,316,846 4,945,590 7,249,809 12,706,720 3,009 1,182.70 3,558,504 (81,178) 81,178 -
Total 32,004,521 41,592,057 31,766,801 61,996 58,871,918 3,231,599
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-17
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
$5,560.111 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal Project
Cost
Project Cost
Inflated at 3%
New Debt
Payments
Net Hectares
per net ha per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 215,919 62,679 62,679 -5.3 5,560.111 29,527 182,767 1,993 184,760
2026 184,760 17,845 18,380 -9.7 5,726.914 55,633 222,014 2,034 224,048
2027 224,048 19,348 20,526 31,440 9.2 5,898.722 54,471 226,552 2,253 228,805
2028 228,805 17,845 19,499 31,440 9.7 6,075.683 58,697 236,563 2,327 238,890
2029 238,890 17,845 20,084 31,440 9.7 6,257.954 60,458 247,823 2,434 250,257
2030 250,257 --31,440 9.7 6,445.693 62,272 281,088 2,657 283,745
2031 283,745 1,504 1,795 31,440 9.7 6,639.063 64,140 314,649 2,992 317,641
2032 317,641 --31,440 11.8 6,838.235 80,772 366,973 3,423 370,396
2033 370,396 --31,440 14.0 7,043.382 98,343 437,299 4,038 441,337
2034 441,337 --31,440 14.0 7,254.684 101,294 511,191 4,763 515,953
2035 515,953 97,402 130,901 31,440 14.0 7,472.324 104,333 457,945 4,869 462,814
2036 462,814 94,875 131,329 31,440 14.0 7,696.494 107,462 407,508 4,352 411,859
2037 411,859 94,875 135,268 31,440 14.8 7,927.389 117,550 362,701 3,873 366,573
2038 366,573 94,875 139,326 31,440 15.7 8,165.211 128,146 323,953 3,453 327,405
2039 327,405 94,875 143,506 251,523 7.8 8,410.167 65,995 (1,629) 1,629 -Total 613,964 823,294 628,808 168.9 1,189,093 47,089
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-18
Table C-17
Cash Flow Calculation
Library Services
Non-Residential per ft²
Development
Related
Expenditures
Development
Related
Expenditures
Development
Related Long-
Term Debt
$0.214 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal Project
Cost
Project Cost
Inflated at 3%
New Debt
Payments
Sq. Ft. of
Gross Floor
Area
per sq.ft. per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 376,468 109,284 109,284 - 257,650 0.214 55,022 322,206 3,493 325,700
2026 325,700 31,113 32,046 - 587,200 0.220 129,162 422,815 3,743 426,557
2027 426,557 33,734 35,789 54,818 645,250 0.227 146,188 482,138 4,543 486,682
2028 486,682 31,113 33,998 54,818 631,400 0.233 147,342 545,207 5,159 550,367
2029 550,367 31,113 35,018 54,818 631,400 0.240 151,762 612,293 5,813 618,106
2030 618,106 --54,818 631,400 0.248 156,315 719,603 6,689 726,291
2031 726,291 2,621 3,130 54,818 631,400 0.255 161,004 829,347 7,778 837,125
2032 837,125 --54,818 569,950 0.263 149,695 932,002 8,846 940,848
2033 940,848 --54,818 508,500 0.271 137,562 1,023,591 9,822 1,033,414
2034 1,033,414 --54,818 509,400 0.279 141,940 1,120,535 10,770 1,131,305
2035 1,131,305 169,827 228,233 54,818 509,738 0.287 146,295 994,548 10,629 1,005,177
2036 1,005,177 165,420 228,979 54,818 509,175 0.296 150,517 871,897 9,385 881,282
2037 881,282 165,420 235,849 54,818 494,613 0.304 150,599 741,214 8,112 749,327
2038 749,327 165,420 242,924 54,818 478,963 0.314 150,209 601,793 6,756 608,548
2039 608,548 165,420 250,212 438,546 238,938 0.323 77,182 (3,028) 3,028 -Total 1,070,484 1,435,463 1,096,365 7,834,975 2,050,794 104,567
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-19
Table C-18
Cash Flow Calculation
Stormwater Management Services
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
$146.03 1% / 3%
Year
D.C.
Reserve
Fund
Opening
Balance
Nominal
Project Cost
(Before
Incline
Adjustment)
Project Cost
Inflated at 3%
(Includes
Incline
Adjustment of
3.1%) Population
Growth
Per Capita per
Year
Inflated at
(3%) Starting in
2025 Anticipated
Revenues
Annual
Surplus/
(Deficit)
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C.
Reserve
Fund
Closing
Balance
after
Interest
2025 2,399,616 266,388 258,168 4,695 146.03 685,639 2,827,088 26,134 2,853,221
2026 2,853,221 417,422 416,677 4,695 150.41 706,208 3,142,752 29,980 3,172,732
2027 3,172,732 905,325 930,821 4,695 154.92 727,395 2,969,305 30,710 3,000,015
2028 3,000,015 399,831 423,424 4,695 159.57 749,216 3,325,807 31,629 3,357,437
2029 3,357,437 344,479 375,750 4,695 164.36 771,693 3,753,379 35,554 3,788,933
2030 3,788,933 391,898 440,298 4,695 169.29 794,844 4,143,478 39,662 4,183,141
2031 4,183,141 371,474 429,872 4,695 174.37 818,689 4,571,957 43,775 4,615,733
2032 4,615,733 290,148 345,834 4,695 179.60 843,250 5,113,148 48,644 5,161,792
2033 5,161,792 390,631 479,570 4,695 184.99 868,547 5,550,769 53,563 5,604,332
2034 5,604,332 283,701 358,743 4,695 190.54 894,603 6,140,192 58,723 6,198,915
2035 6,198,915 1,442,008 1,878,137 3,009 196.25 590,483 4,911,260 55,551 4,966,811
2036 4,966,811 1,437,420 1,928,327 3,009 202.14 608,197 3,646,681 43,067 3,689,749
2037 3,689,749 1,330,416 1,838,322 3,009 208.20 626,443 2,477,870 30,838 2,508,708
2038 2,508,708 1,330,416 1,893,472 3,009 214.45 645,236 1,260,472 18,846 1,279,318
2039 1,279,318 1,330,416 1,950,276 3,009 220.88 664,593 (6,365) 6,365
Total 10,931,977 13,947,693 61,996 10,995,035 553,041
-Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-20
Table C-19
Cash Flow Calculation
Stormwater Management Services
Non-Residential Seaton Prestige Employment Land per net ha
Development
Related
Expenditures
Development
Related
Expenditures
$6,938.321 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
Project Cost
Inflated at 3%
Net Hectares
per net ha per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 307,304 34,115 34,115 5.3 6,938.321 36,845 310,035 3,087 313,122
2026 313,122 53,457 55,060 9.7 7,146.471 69,424 327,485 3,203 330,688
2027 330,688 115,940 123,000 9.2 7,360.865 67,974 275,661 3,032 278,693
2028 278,693 51,204 55,952 9.7 7,581.691 73,247 295,988 2,873 298,861
2029 298,861 44,115 49,652 9.7 7,809.142 75,444 324,653 3,118 327,771
2030 327,771 50,188 58,182 9.7 8,043.416 77,707 347,296 3,375 350,672
2031 350,672 47,572 56,804 9.7 8,284.718 80,039 373,906 3,623 377,529
2032 377,529 37,158 45,699 11.8 8,533.260 100,793 432,623 4,051 436,674
2033 436,674 50,026 63,371 14.0 8,789.258 122,720 496,023 4,663 500,686
2034 500,686 36,332 47,405 14.0 9,052.935 126,402 579,683 5,402 585,085
2035 585,085 184,669 248,180 14.0 9,324.524 130,194 467,099 5,261 472,360
2036 472,360 184,082 254,812 14.0 9,604.259 134,100 351,647 4,120 355,767
2037 355,767 170,378 242,919 14.8 9,892.387 146,688 259,536 3,077 262,613
2038 262,613 170,378 250,206 15.7 10,189.159 159,910 172,316 2,175 174,491
2039 174,491 170,378 257,713 7.8 10,494.833 82,354 (868) 868 -Total 1,399,992 1,843,071 168.9 1,483,839 51,927
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-21
Table C-20
Cash Flow Calculation
Stormwater Management Services
Non-Residential per ft²
Development
Related
Expenditures
Development
Related
Expenditures
$0.266 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
Project Cost
Inflated at 3%
Sq. Ft. of
Gross Floor
Area
per sq.ft. per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 535,804 59,481 59,481 257,650 0.266 68,661 544,984 5,404 550,388
2026 550,388 93,205 96,001 587,200 0.274 161,177 615,564 5,830 621,394
2027 621,394 202,148 214,459 645,250 0.283 182,424 589,360 6,054 595,414
2028 595,414 89,277 97,556 631,400 0.291 183,864 681,722 6,386 688,108
2029 688,108 76,918 86,572 631,400 0.300 189,380 790,916 7,395 798,311
2030 798,311 87,506 101,443 631,400 0.309 195,061 891,929 8,451 900,380
2031 900,380 82,946 99,041 631,400 0.318 200,913 1,002,252 9,513 1,011,765
2032 1,011,765 64,786 79,679 569,950 0.328 186,800 1,118,887 10,653 1,129,540
2033 1,129,540 87,223 110,492 508,500 0.338 171,660 1,190,708 11,601 1,202,310
2034 1,202,310 63,347 82,653 509,400 0.348 177,123 1,296,779 12,495 1,309,275
2035 1,309,275 321,982 432,717 509,738 0.358 182,557 1,059,115 11,842 1,070,957
2036 1,070,957 320,958 444,281 509,175 0.369 187,827 814,503 9,427 823,930
2037 823,930 297,065 423,544 494,613 0.380 187,928 588,314 7,061 595,376
2038 595,376 297,065 436,250 478,963 0.391 187,442 346,567 4,710 351,277
2039 351,277 297,065 449,338 238,938 0.403 96,313 (1,748) 1,748 -Total 2,440,973 3,213,507 7,834,975 2,559,132 118,570
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-22
Table C-21
Cash Flow Calculation
Growth-Related Studies
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
$50.32 1% / 3%
Year
D.C.
Reserve
Fund
Opening
Balance
Nominal
Project Cost
(Before
Incline
Adjustment)
Project Cost
Inflated at 3%
(Includes
Incline
Adjustment of
3.1%) Population
Growth
Per Capita per
Year
Inflated at
(3%) Starting in
2025 Anticipated
Revenues
Annual
Surplus/
(Deficit)
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C.
Reserve
Fund
Closing
Balance
after
Interest
2025 (1,336,484) - 4,695 50.32 236,255 (1,100,229) (36,551) (1,136,780)
2026 (1,136,780) - 4,695 51.83 243,342 (893,438) (30,453) (923,891)
2027 (923,891) 88,562 - 91,055 4,695 53.38 250,642 (764,303) (25,323) (789,626)
2028 (789,626) -- 4,695 54.98 258,162 (531,464) (19,816) (551,281)
2029 (551,281) 88,562 96,600 4,695 56.63 265,907 (381,974) (13,999) (395,973)
2030 (395,973) 249,080 - 279,838 4,695 58.33 273,884 (401,927) (11,969) (413,896)
2031 (413,896) - 4,695 60.08 282,100 (131,795) (8,185) (139,981)
2032 (139,981) - 4,695 61.89 290,563 150,583 53 150,636
2033 150,636 88,562 - 108,724 4,695 63.74 299,280 341,192 2,459 343,651
2034 343,651 -- 4,695 65.65 308,259 651,909 4,978 656,887
2035 656,887 767,915 1,000,156 3,009 67.62 203,466 (139,803) 2,585 (137,217)
2036 (137,217) 130,271 - 174,759 3,009 69.65 209,570 (102,406) (3,594) (106,000)
2037 (106,000) 130,271 180,001 3,009 71.74 215,857 (70,145) (2,642) (72,787)
2038 (72,787) 130,271 185,401 3,009 73.89 222,333 (35,856) (1,630) (37,485)
2039 (37,485) 130,271 190,963 3,009 76.11 229,003 554 (554)
Total 1,803,763 2,307,498 61,996 3,788,623 (144,641)
Note: Numbers may not add due to rounding -
Watson & Associates Economists Ltd. PAGE C-23
Table C-22
Cash Flow Calculation
Growth-Related Studies
Non-Residential Seaton Prestige Employment Land per net ha
Development
Related
Expenditures
Development
Related
Expenditures
$880.580 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
Project Cost
Inflated at 3%
Net Hectares
per net ha per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 (62,916) - 5.3 880.580 4,676 (58,240) (1,817) (60,057)
2026 (60,057) -- 9.7 906.997 8,811 (51,247) (1,670) (52,916)
2027 (52,916) 4,169 - 4,423 9.2 934.207 8,627 (48,712) (1,524) (50,237)
2028 (50,237) - 9.7 962.233 9,296 (40,941) (1,368) (42,308)
2029 (42,308) 4,169 - 4,692 9.7 991.100 9,575 (37,426) (1,196) (38,622)
2030 (38,622) 11,726 13,593 9.7 1,020.833 9,862 (42,353) (1,215) (43,567)
2031 (43,567) - 9.7 1,051.458 10,158 (33,409) (1,155) (34,564)
2032 (34,564) --11.8 1,083.002 12,792 (21,772) (845) (22,617)
2033 (22,617) 4,169 - 5,281 14.0 1,115.492 15,575 (12,323) (524) (12,847)
2034 (12,847) -14.0 1,148.957 16,042 3,195 (145) 3,051
2035 3,051 36,150 - 48,583 14.0 1,183.425 16,524 (29,009) (389) (29,398)
2036 (29,398) 6,133 8,489 14.0 1,218.928 17,019 (20,868) (754) (21,622)
2037 (21,622) 6,133 8,744 14.8 1,255.496 18,617 (11,749) (501) (12,249)
2038 (12,249) 6,133 9,006 15.7 1,293.161 20,295 (960) (198) (1,158)
2039 (1,158) 6,133 9,276 7.8 1,331.956 10,452 17 (17) -Total 84,914 112,088 169 188,322 (13,317)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-24
Table C-23
Cash Flow Calculation
Growth-Related Studies
Non-Residential per ft2
Development
Related
Expenditures
Development
Related
Expenditures
$0.033 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
Project Cost
Inflated at 3%
Sq. Ft. of
Gross Floor
Area
per sq.ft. per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 (109,699) - 257,650 0.033 8,558 (101,140) (3,163) (104,303)
2026 (104,303) -- 587,200 0.034 20,090 (84,214) (2,828) (87,041)
2027 (87,041) 7,269 - 7,712 645,250 0.035 22,738 (72,015) (2,386) (74,401)
2028 (74,401) - 631,400 0.036 22,917 (51,484) (1,888) (53,372)
2029 (53,372) 7,269 - 8,181 631,400 0.037 23,605 (37,949) (1,370) (39,319)
2030 (39,319) 20,444 23,701 631,400 0.039 24,313 (38,706) (1,170) (39,877)
2031 (39,877) - 631,400 0.040 25,042 (14,834) (821) (15,655)
2032 (15,655) -- 569,950 0.041 23,283 7,628 (120) 7,508
2033 7,508 7,269 - 9,208 508,500 0.042 21,396 19,696 136 19,832
2034 19,832 - 509,400 0.043 22,077 41,909 309 42,217
2035 42,217 63,030 - 84,708 509,738 0.045 22,754 (19,736) 112 (19,624)
2036 (19,624) 10,693 14,801 509,175 0.046 23,411 (11,013) (460) (11,473)
2037 (11,473) 10,693 15,245 494,613 0.047 23,424 (3,294) (222) (3,516)
2038 (3,516) 10,693 15,702 478,963 0.049 23,363 4,145 3 4,148
2039 4,148 10,693 16,174 238,938 0.050 12,005 (21) 21 -Total 148,053 195,432 7,834,975 318,977 (13,846)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-25
Appendix D
Long-Term Capital and
Operating Cost Examination
Watson & Associates Economists Ltd. PAGE D-1
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 2023
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
straight-line amortization to estimate 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
Table D-1
Operating and Capital Expenditure Impacts for Future Capital Expenditures
SERVICE/CLASS OF SERVICE ANNUAL LIFECYCLE
EXPENDITURES
ANNUAL
OPERATING
EXPENDITURES
TOTAL ANNUAL
EXPENDITURES
1. Other Transportation 1,608,506 631,555 2,240,060
2. Fire Protection Services 715,044 7,325,970 8,041,015
3. Parks and Recreation Services 9,826,181 12,587,851 22,414,032
4. Library Services 594,490 6,333,386 6,927,876
5. By-Law Enforcement Services 90,687 971,783 1,062,470
6. Stormwater Services 245,109 880,961 1,126,070
8. Transportation Services 3,709,047 2,470,490 6,179,537
Total 16,789,062 31,201,997 47,991,059
Watson & Associates Economists Ltd. PAGE D-3
Appendix E
Local Service Policy
Watson & Associates Economists Ltd. PAGE E-1
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
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
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
Appendix F
Proposed Development
Charge By-law
Watson & Associates Economists Ltd. PAGE F-1
By-law No. Page 1
The Corporation of the City of Pickering
By-law No. XXXX/25
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 April 23, 2025, as amended, 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 9, 2025;
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;
(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 Transportation
By-law No. Page 2
Services;
(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;
(h) non-profit housing development;
(i) Affordable residential units required pursuant to section 34 and 16(4) of the
Planning Act (Inclusionary Zoning)
(j) affordable residential units that meet the criteria set out in subsection 4.1 (2) or
4.1 (3) of the Act ;and
(h) attainable residential units as of the date on which subsection 4.1 (4) of the
Act is proclaimed into force, that meet the criteria set out in subsection 4.1 (4)
of the Act.
(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.
(4) For the purposes of subsection (2) (h) “Non-profit housing development” means
By-law No. Page 3
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;
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;
(c) a conveyance of land to which a by-law passed under subsection 50(7) of
the Planning Act, applies;
(d) the approval of a plan of subdivision under Section 51 of the Planning Act;
(e) a consent under Section 53 of the Planning Act;
(f) the approval of a description under Section 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; or
(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 subsections (1) to (3), where the development of land results from
the approval of a Site Plan or Zoning By-law Amendment received on or after
By-law No. Page 4
January 1, 2020, and the approval of the application occurred within the
prescribed amount of time 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.
(5) Interest for the purposes of subsections (3) to (4) shall be determined as set out in
the City of Pickering Development Charge Interest Rate Policy # FIN 09-20, as
amended from time to time.
(6) 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;
(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;
(7) 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;
(8) The timing of development charges payable for high-rise residential development
and commercial or industrial development will be deferred until occupancy or up to
three years after building permit issuance subject to the following:
(a) To be eligible for a deferral of development charges, a development project
must meet the following criteria:
(i) The development project must be located within the City of Pickering;
By-law No. Page 5
(ii) The applicant must submit a completed Development Charge Deferral
Application Form along with all required supporting documentation;
(ii) The development project must comply with all applicable zoning,
planning, and building regulations:
(iii) For a high-rise to qualify as an affordable development (for Phase 2 of
the deferral program), a minimum of 5 percent of the total number of
residential units or 5% of the total gross floor area of all residential
units within the development, must be designated as affordable
housing. Compliance is subject any additional arrangements or
conditions as deemed acceptable to the Director, City Development &
Chief Building Official
(iv) The program will be back dated retroactively to April 1, 2025
(b) The following definitions apply to subsection 2(8) of this by-law:
(i) High-rise Residential Building: A building used, designed or intended
for use as a residence for one or more individuals that is 10 or more
storeys above grade and contains a minimum of 100 residential
dwelling;
(ii) Affordable Residential Units: As defined in the Affordable Residential
Units for the Purposes of the Development Charges Act,1997 Bulletin,
in effect June 1, 2024 and as amended from time to time, in relation to
ownership and rental housing in the City of Pickering
(c) The application process for deferring development charges in this subsection
involves the following steps:
(i) Step 1: Pre-application consultation with City staff to discuss the
proposed development and eligibility for deferral;
(ii) Step 2: Submission of a completed DC Deferral Application Form and
supporting documents, including financial statements, and a detailed
rationale for the deferral request
(iii) Step 3: Review of the application by City staff to ensure compliance
with eligibility criteria and completeness of documentation
(iv) Step 4: Development charge deferral requests that meet the eligibility
criteria requirements of this program can be approved by the
Treasurer
(v) Enter into a deferral agreement with the City
(d) The following construction start time program requirements pertain to eligible
projects in Phase 2 of the program in this subsection. Phase 2 of the program
will apply to building permits that are issued between January 1, 2026 and
November 30, 2026:
By-law No. Page 6
(i) Construction (including shoring) shall start within 60 days of the
issuance of the Building Permit for high rise residential buildings
without affordable housing units, and failure to do so will result in the
cancelation of the development charge deferral agreement and
payable of outstanding development charges fees;
(ii) Construction (including shoring) shall start within 180 days of the
issuance of the Building Permit for high-rise residential buildings that
include affordable housing units, and failure to do so will result in the
cancelation of the DC deferral agreement and payable of outstanding
development charge fees
(iii) Construction shall start within 180 days of the issuance of the Building
Permit for commercial and industrial development, and failure to do so
will result in the cancelation of the DC deferral agreement and
payable of outstanding development charge fees
(e) Program Duration
(i) The program will be run in two phases: Phase 1 is from April 1, 2025
to December 31, 2025 and Phase 2 is from January 1, 2026 to
November 30, 2026
(f) Development charges for high-rise residential, commercial, and industrial
buildings during Phase 1 of the program will be due on the date of first
occupancy, as confirmed by the City of Pickering
(g) Development charges for high-rise residential buildings without affordable
housing units during Phase 2 of the program will be due on the date that is the
earlier of:
(i) Twenty-four (24) months after the issuance date of the first building
permit for the high-rise residential building or;
(ii) The date of first occupancy, as confirmed by the City of Pickering
(h) Development charges for high-rise residential buildings with affordable
housing units during Phase 2 of the program will be due on the date that is the
earlier of:
(i) Thirty-six (36) months after the issuance date of the first building
permit for the high-rise residential building or;
(ii) The date of first occupancy, as confirmed by the City of Pickering
(i) Development Charges for commercial and industrial buildings during Phase 2
of the programwill be due on the date that is the earlier of:
(i) Thirty-six (36) months after the issuance date of the first building
By-law No. Page 7
permit for the industrial or commercial development or
(ii) The date of first occupancy, as confirmed by the City of Pickering
(j) Security/Financial Obligations
(i) An applicant shall secure deferred development charges by way of a
Letter of Credit or “Pay-on-Demand” Surety Bond, in an amount equal
to the development charges due at building permit issuance in a form
satisfactory to the Treasurer (City Policy Fin 100 & FIN 110).
(ii) The DC deferral agreement will be registered on Title;
(k) Fees
(i) An application fee (non-refundable) of $1,250 shall be required upon
submission of the application to review a development charge deferral
request.
(ii) An administration fee equivalent of 1.0% of the value of the deferral
request to maximum of $12,800 shall be payable upon execution of
the deferral agreement and no refunds shall be provided.
(l) Monitoring and reporting
(i) The City of Pickering will monitor the progress of development
projects with deferred development charges to ensure compliance
with the terms and conditions of the deferral agreement. Applicants
shall submit periodic progress reports to the City detailing the status of
the project and any changes that may impact the deferral agreement.
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 by-law 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.
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 four (4) or more dwelling units, which dwelling
units have a common entrance to grade, but does not include a triplex, duplex, or
By-law No. Page 8
townhouse. Notwithstanding the forgoing an Apartment Building includes a
Stacked Townhouse;
(b) “apartment” means a dwelling unit in an apartment building;
(c) “bedroom” means a habitable room, of at least seven square meters (7 m2) where
a built-in closet is not provided, or at least six square meters (6 m2) where a built-
in closet is provided, including a den, study, loft, or other similar area, but does not
include a living room, a dining room, a bathroom or a kitchen;
(d) “building or structure” means a permanent enclosed structure and includes an air-
supported structure.
(e) “development charge” means residential development charge;
(f) “duplex” means a building divided by a horizontal above-grade common wall into
two (2) separate dwelling units, each of which has an independent entrance
(g) "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;
(h) "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;
(i) "grade" means the average level of finished ground adjoining a dwelling at all
exterior walls;
(j) "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;
(k) "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;
(l) "Live Work unit" is as defined in the City's zoning by-laws;
(m) "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;
(n) "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 stacked townhouse, an apartment building, a mobile
home, a retirement residence and a residential dwelling unit accessory to a non-
residential use;
(o) "retirement residence" means a residential building or the residential portion of a
mixed-use building which provides accommodation for persons of retirement age,
By-law No. Page 9
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;
(p) "retirement residence unit" means a unit within a retirement residence;
(q) "semi-detached dwelling" means a dwelling unit in a building that is divided
vertically into two (2) dwelling units that share a common wall above grade;
(r) "single-detached dwelling" means a single dwelling unit which is free-standing,
separate and detached from any other building or structure;
(s) “stacked townhouse” means a residential building of four (4) or fewer storeys in
height containing three (3) or more principal dwelling units where the units are
divided horizontally and/or vertically, and in which each dwelling unit has an
independent entrance to the interior.
(t) “townhouse” means a building, other than a 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.
(u) “triplex” means a building divided by one (1) or more horizontal above grade
common walls into three (3) separate dwelling units, each of which has an
independent entrance.
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,
2025 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
By-law No. Page 10
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, 2025.
7. (1) The enlargement of an existing dwelling unit;
(2) a second residential dwelling unit in an existing or new single detached dwelling,
semi-detached dwelling, or row-townhouse dwelling on a parcel of land on which
residential use, other than ancillary residential use, is permitted, if all buildings and
structures ancillary to the existing or new single detached dwelling, semi-detached
dwelling, or row-townhouse dwelling cumulatively contain no more than one
residential dwelling unit;
(3) a third residential dwelling unit in an existing or new single detached dwelling, semi-
detached dwelling, or row-townhouse dwelling on a parcel of land on which
residential use, other than ancillary residential use, is permitted, if no building or
structure ancillary to the existing or new single detached dwelling, semi-detached
dwelling, or row-townhouse dwelling contains any residential dwelling units;
(4) one residential dwelling unit in a building or structure ancillary to an existing or new
single detached dwelling, semi-detached dwelling, or row-townhouse dwelling on a
parcel of land, if the existing or new single detached dwelling, semi-detached
dwelling, or row-townhouse dwelling contains no more than two residential dwelling
units and no other building or structure ancillary to the existing or new single
detached dwelling, semi-detached dwelling, or row-townhouse dwelling contains
any residential dwelling units;
(6) in an existing rental residential building, which contains four or more residential
dwelling units, the creation of the greater of one residential dwelling unit or one per
cent of the existing residential dwelling units.
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.
9. (1) The Development Charge payable for Rental Housing developments will be
reduced based on the number of bedrooms in each unit as follows:
(a) Three or more bedrooms – 25% reduction;
By-law No. Page 11
(b) Two bedrooms – 20% reduction; and
(c) All other bedroom quantities – 15% reduction.
Part III
Non-Residential Development Charges
10. 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
By-law No. Page 12
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;
(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.
11. 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.
12. (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
By-law No. Page 13
(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:
(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, 2025 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, 2025.
13. (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
14. 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-
By-law No. Page 14
residential use shall be calculated, paid and collected in accordance with Part Ill
and Schedule "C" of this By-law; and
(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.
15. (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 sections 2(3) or 2(8) hereof.
(2) Except under the provisions identified in sections 2(3) or 2(8), 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.
16. (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.
17. (1) The development charges referred to in Sections 6 and 12 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.
By-law No. Page 15
(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:
(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.
18. Development charges are payable by electric funds transfer or certified cheque at the
applicable rates or as otherwise may be approved by Council.
19. 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.
20. This By-law shall be administered by the Finance Department and applied by the Chief
Building Official.
21. 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 1, 2025.
Schedule “D” - City of Pickering Schedule of Development Charges Applicable to Building
Permit Applications Received Prior to July 1, 2025 as per Section 6(5)
and 12(5) of this By-law
22. This By-law shall come into force and effect at 12:01 am on July 1, 2025 for a term not to
exceed ten years from the date it comes into force, unless it is repealed at an earlier date.
23. By-law No. 7953/22, as amended, shall be repealed as of the date this By-law comes into
force.
By-law passed this 23rd day of June, 2025.
________________________________
Kevin Ashe, Mayor
________________________________
Susan Cassel, City Clerk
By-law No. Page 16
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 Transportation Services;
(e) Parks and Recreation Services;
(f) Library Services;
(g) Stormwater Management Services; and
(h) Growth-Related Studies.
By-law No. Page 17
Schedule “B”
City of Pickering Seaton Lands
- - - -
By-law No. Page 18
Schedule “C”
City of Pickering Schedule of Development Charges
Effective July 1, 2025
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 Lands
(per net hectare)
Other Pickering Non
Residential 2
(per sq.ft. of Gross
Floor Area)
City Wide Services/Class of Service:
Other Transportation
Fire Protection Services
Parks and Recreation Services
Library Services
By-Law Enforcement Services
Stormwater Services
Growth-Related Studies
1,229
1,102
18,736
2,835
196
530
182
948
851
14,463
2,189
151
409
141
762
683
11,616
1,758
122
328
113
478
429
7,296
1,104
76
206
71
16,354
14,686
36,793
5,560
2,555
6,938
881
0.62
0.55
1.41
0.21
0.10
0.27
0.03
Total City Wide Services/Class of Services 24,810 19,152 15,382 9,660 83,767 3.19
Outside of Seaton Lands 1
Transportation Services 18,003 13,897 11,161 7,010 7.44
Total Outside of Seaton Services 18,003 13,897 11,161 7,010 -7.44
GRAND TOTAL SEATON
GRAND TOTAL REST OF PICKERING
24,810
42,812
19,152
33,049
15,382
26,543
9,660
16,670
83,767 3.19
10.63
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.
- - -
By-law No. Page 19
Schedule “D”
City of Pickering Schedule of Development Charges
Applicable to Building Permit Applications
Received Prior to July 1, 2025 as per Section 6(5) and 11(5) of this By-law
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 Lands
(per net hectare)
Other Pickering Non
Residential 2
(per sq.ft. of Gross
Floor Area)
City Wide Services/Class of Service:
Other Transportation
Fire Protection Services
Parks and Recreation Services
Library Services
By-Law Enforcement Services
Stormwater Services
Growth-Related Studies
876
1,381
15,591
2,871
121
540
276
675
1,064
12,010
2,212
93
416
213
510
803
9,067
1,669
70
315
161
312
493
5,564
1,024
43
193
99
13,738
21,722
42,202
7,868
1,837
8,497
1,272
0.40
0.62
1.12
0.22
0.05
25.00
0.04
Total City Wide Services/Class of Services 21,656 16,683 12,595 7,728 97,136 27.45
Outside of Seaton Lands 1
Transportation Services 15,812 12,180 9,196 5,644 5.56
Total Outside of Seaton Services 15,812 12,180 9,196 5,644 -5.56
GRAND TOTAL SEATON
GRAND TOTAL REST OF PICKERING
21,656
37,468
16,683
28,863
12,595
21,791
7,728
13,372
97,136 27.45
33.01
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.
905-272-3600
June 2, 2025 info@watsonecon.ca
Addendum to 2025 Development
Charges Background Study
City of Pickering
________________________
For Public Circulation and Comment
Attachment 2 to Report FIN 08-25
Table of Contents
Page
1. Summary of Changes to the April 23, 2025 Development Charges
Background Study ...........................................................................................1-1
2. Addendum ........................................................................................................2-1
2.1 Transportation Services ..........................................................................2-1
2.2 Stormwater Management Services .........................................................2-1
2.3 Growth-Related Studies ..........................................................................2-1
2.4 Revised D.C. Deferral Program ..............................................................2-1
3. Impacts on the Calculated D.C.......................................................................3-1
4. Changes to the D.C.B.S. .................................................................................4-1
Appendix A Amended Pages .................................................................................. A-1
Watson & Associates Economists Ltd.
Chapter 1
Summary of Changes to the
April 23, 2025 Development
Charges Background Study
Watson & Associates Economists Ltd.
1. Summary of Changes to the April 23, 2025
Development Charges Background Study
Commensurate with the provisions of the Development Charges Act (D.C.A.), 1997, the
City of Pickering (City) has undertaken a Development Charges Background Study
(D.C.B.S.). The D.C.B.S and draft by-law were distributed to the public on April 23,
2025 with a stakeholder consultation session being held on May 12, 2025.
The purpose of this addendum to the April 23, 2025 D.C.B.S is to provide refinement to
the capital needs that have been included in the D.C. calculation for Transportation
Services, Stormwater Management Services, and Growth-Related Studies. The
proposed amending D.C. By-law would also alter the City’s D.C. referral program. The
refinements to the calculation of the charge are detailed in this report and will form part
of the D.C.B.S. for Council’s consideration and approval prior to adoption of the D.C. by-
law. The following steps are anticipated in the passage of the proposed D.C. by-law.
TBC – Release Addendum #1 to D.C.B.S. and amended draft by-law
June 9, 2025 – Public Meeting of Council
June 23, 2025 – Passage of D.C. By-law
Watson & Associates Economists Ltd. PAGE 1-1
Chapter 2
Addendum
Watson & Associates Economists Ltd.
2. Addendum
In this addendum to the D.C.B.S., several projects – detailed in sections 2.1 to 2.4 –
have either been added and D.C. recoverable costs adjusted, in response to additional
information provided by City staff. In the tables in the following sections that summarize
the capital needs within each service are, new projects are highlighted in light blue and
revised projects/costs are highlighted in light orange. In addition to the updates to
capital projects and costs, the changes to the City’s D.C. referral policy are discussed
below.
2.1 Transportation Services
The following project has been added to the anticipated growth-related capital needs:
#51 B-29 Sandy Beach Road - EA, Design, Construction
In the April 23, 2025 D.C.B.S., the D.C. recoverable costs associated with this project
had already been deducted from the opening balance of the Transportation D.C.
reserve fund. Staff have requested that this project be included in the capital plan, and
this change results in the anticipated capital costs for Transportation Services
increasing from $315.1 million to $327.3 million. However, revising the opening balance
of the Transportation services reserve fund to remove this project cost results in no net
change to the D.C. eligible capital costs which remain at $85.9 million.
The revisions are shown below in Table 2-1. Due to the change in timing of when the
costs would be incurred, there are impacts to the calculation of the charge using the
cash-flow calculation approach.
Watson & Associates Economists Ltd. PAGE 2-1
-
Table 2-1
Revised Capital Needs
Transportation Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Roads Codes 2025 Budget Code Timing
(year)
Gross Capital
Cost Estimate
(2025$)
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
73%
Non
Residential
Share
27%2025 to 2039
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 C10570.2804 2028 4,264,500 -4,264,500 426,500 3,838,000 2,801,740 1,036,260
2 DH-14 William Jackson Drive (Old Taunton
Road) - Culvert Replacement Urfe Creek Culvert Structure DH-14 C10570.2306 2027 5,399,700 -5,399,700 540,000 4,859,700 3,547,581 1,312,119
3 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 2035-2039 4,566,800 2,686,366 1,880,434 456,700 1,423,734 1,039,326 384,408
4 RO-3 Twyn Rivers Drive - Road
Reconstruction
Hoover Drive to West Boundary Limit.
2-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
RO-3 C10575.3001 2030 1,095,800 -1,095,800 821,900 273,900 199,947 73,953
5 RO-3 Twyn Rivers Drive - Road
Reconstruction
Hoover Drive to West Boundary Limit.
2-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
RO-3 C10575.3001 2032 4,383,200 -4,383,200 3,287,400 1,095,800 799,934 295,866
6 RP-4a Finch Avenue - Road Reconstruction
Altona Road to Culvert Structure.
3-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
RP-4a C10575.2804 2028 1,963,300 -1,963,300 490,800 1,472,500 1,074,925 397,575
7 RP-4c Finch Avenue - Road Reconstruction
Woodview Avenue to 190m West.
3-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
RP-4c C10575.3003 2030 746,500 -746,500 186,600 559,900 408,727 151,173
8 RP-4d Finch Avenue - Road Reconstruction
190m West of Woodview Avenue to
Townline.
3-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
RP-4d C10575.3201 2032 3,616,800 -3,616,800 904,200 2,712,600 1,980,198 732,402
9 WO-5 Sheppard Avenue - New Sidewalk
Installation
Whites Road to Rosebank Road (West Jog)
(north side) WO-5 C10515.2701 2027 381,300 -381,300 286,000 95,300 69,569 25,731
10 WO-9 Sheppard Avenue - New Sidewalk
Installation
Whites Road to Fairport Road (south side),
incl. structure extension WO-9 C10515.2901 2029 617,300 -617,300 463,000 154,300 112,639 41,661
11 RU-4 Audley Road (Sideline 2) - Road
Reconstruction
Fifth Concession Road to Hwy 7.
2-lane Road Reconstruction, Rural, incl.
structures
RU-4a C10575.2905 2029 6,887,000 -6,887,000 3,443,500 3,443,500 2,513,755 929,745
12 RU-4 Audley Road (Sideline 2) - Culvert
Replacement with Design and Approvals Fifth Concession Road to Hwy 7. RU-4b C10575.2603 2026 981,000 -981,000 490,500 490,500 358,065 132,435
13 D-4 Dunbarton Walkway - New Walkway
Installation Dunbarton Road to Rambleberry Avenue D-4 C10305.3201 2032 609,100 -609,100 456,800 152,300 111,179 41,121
14
DH-2 Palmer Sawmill Road (Valley Farm
Road) New Bridge Construction - EA &
Design
Over the Ganatsekiagon Creek DH-2 2035-2039 1,158,300 681,379 476,921 115,800 361,121 263,618 97,503
15 DH-2 Palmer Sawmill Road (Valley Farm
Road) New Bridge Construction Over the Ganatsekiagon Creek DH-2 2035-2039 18,122,000 10,660,102 7,461,898 1,812,200 5,649,698 4,124,280 1,525,419
16 R-4a Oakwood Drive - Road Reconstruction
Rougemount Drive to Mountain Ash Drive.
2-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
R-4a C10575.3008 2030 2,243,800 -2,243,800 1,121,900 1,121,900 818,987 302,913
17 R-4b Oakwood Drive - Road Reconstruction
Mountain Ash Drive to Toynevale Road.
2-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
R-4b C10575.2703 2028 1,123,280 -1,123,280 561,600 561,680 410,026 151,654
18 R-5b Rougemount Drive - Road
Reconstruction
Toynevale Road to 200m South.
2-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
R-5b C10575.2701 2027 1,277,500 -1,277,500 638,800 638,700 466,251 172,449
19 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 C10575.2901 2029 4,979,100 -4,979,100 2,489,600 2,489,500 1,817,335 672,165
Watson & Associates Economists Ltd. PAGE 2-1
-
Table 2-1 (cont’d)
Revised Capital Needs
Transportation Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Roads Codes 2025 Budget Code Timing
(year)
Gross Capital
Cost Estimate
(2025$)
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
73%
Non
Residential
Share
27%2025 to 2039
20 RP-2 Finch Avenue - Culvert Replacement 275m West of Altona Road. RP-2 C10575.2601 2026 324,220 -324,220 162,100 162,120 118,348 43,772
21 RP-2 Finch Avenue - Culvert Replacement 275m West of Altona Road. RP-2 C10575.2601 2028 1,296,880 -1,296,880 648,400 648,480 473,390 175,090
22 RU-7a Scarborough / Pickering Townline -
Road Reconstruction
CPR to Third Concession Road
(Taunton/Steeles).
2-lane Road Reconstruction, Rural, incl.
widening
RU-7a C10575.2705 2027 7,393,400 -7,393,400 3,696,700 3,696,700 2,698,591 998,109
23
RU-7b Scarborough / Pickering Townline -
Culvert Replacement with Design and
Approvals
60m South of Third Concession Road. RU-7b C10575.2702 2027 1,347,500 -1,347,500 673,800 673,700 491,801 181,899
24 TC-13 Dixie Road - New Sidewalk
Installation Kingston Road to South Limit (East side) TC-13 2035-2039 72,600 11,830 60,770 54,500 6,270 4,577 1,693
25 W-4b Granite Court - from Bridge to Whites
Road
CNR Bridge to Whites (north side).
Upgrade existing asphalt to 1.8m conrete W-4b C10515.2402 W-4b 2025 26,700 -26,700 20,000 6,700 4,891 1,809
26 B-27 Plummer Street Extension - New
Bridge Construction At Krosno Creek B-27 C10575.3004 2030 3,373,100 -3,373,100 843,300 2,529,800 1,846,754 683,046
27 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 C10575.3005 2030 84,400 -84,400 21,100 63,300 46,209 17,091
28 L-17a Rosebank Road - Road
Reconstruction
CPR Overpass to Third Concession Road.
2-lane Road Reconstruction, Rural, incl.
widening
L-17a 2035-2039 5,168,500 2,533,619 2,634,881 1,292,100 1,342,781 980,230 362,551
29 L-17b Rosebank Road - Bridge
Replacement with Design and Approvals 350m south of Third Concession Road L-17b 2035-2039 579,200 283,924 295,276 144,800 150,476 109,847 40,628
30 L-18 Rosebank Road - Road Reconstruction
Third Concession Road to Taunton Road.
2-lane Road Reconstruction, Rural, incl.
widening
L-18 2035-2039 4,215,400 2,066,360 2,149,040 1,053,900 1,095,140 799,452 295,688
31 BI-21 Montgomery Park Road - Road
Reconstruction
Sandy Beach Road to Mckay Road.
3-lane Road Reconstruction, Rural, incl. full
load base
BI-21 C10570.2805 2028 5,798,000 -5,798,000 2,899,000 2,899,000 2,116,270 782,730
32 Third Concession Rd. - Dixie Rd. To Whites
Rd. Reconstruction/widen L-12 2035-2039 6,131,700 3,005,780 3,125,920 1,532,900 1,593,020 1,162,904 430,115
33 L-13a Third Concession Road - Road
Reconstruction Whites Road to Rosebank Road (west leg) L-13a 2035-2039 2,759,100 1,352,497 1,406,603 689,800 716,803 523,267 193,537
34 L-13b Third Concession Road - Culvert
Replacement East of Rosebank Road (east leg) 188m L-13b 2035-2039 513,100 251,506 261,594 128,300 133,294 97,305 35,989
35 L-13c Third Concession Road - Road
Reconstruction Rosebank Road (west leg) to Altona Road L-13c C10570.2601 2026 2,868,900 -2,868,900 717,200 2,151,700 1,570,741 580,959
36 L-13d Third Concession Road - Culvert
Replacement West of Rosebank Road (west leg) 340m L-13d C10570.2501 2025 597,000 -597,000 149,300 447,700 326,821 120,879
37 L-14 Third Concession Road - Road
Reconstruction
Altona Road to Scarborough / Pickering
Townline L-14 2035-2039 6,131,700 3,005,780 3,125,920 1,532,900 1,593,020 1,162,904 430,115
38 L-15 Fairport Road - Road Reconstruction Lynn Heights Drive To Third Concession
Road L-15 2035-2039 5,748,400 2,817,870 2,930,530 1,437,100 1,493,430 1,090,204 403,226
39 L-16 Dixie Road - Road Reconstruction Hydro Corridor Gossamer Drive to Third
Concession Road L-16 2035-2039 5,365,100 2,629,960 2,735,140 1,341,300 1,393,840 1,017,503 376,337
40 B-24 Plummer Street - Road Reconstruction
Brock Rd. To Salk Road
Oversize to Collector Road B-24 C10575.3101 2031 774,000 -774,000 193,500 580,500 423,765 156,735
41 B-25 Plummer Street - Road Construction
Salk Road To Hydro Corridor (centre).
New Collector Road B-25 C10575.3102 2031 619,200 -619,200 154,800 464,400 339,012 125,388
Watson & Associates Economists Ltd. PAGE 2-2
-
Table 2-1 (cont’d)
Revised Capital Needs
Transportation Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Roads Codes 2025 Budget Code Timing
(year)
Gross Capital
Cost Estimate
(2025$)
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
73%
Non
Residential
Share
27%2025 to 2039
42 B-26A Plummer Street - Road
Reconstruction
Hyrdo Corridor (centre) to Sandy Beach
Road.
New Collector Road
B-26A C10575.3202 2032 1,521,400 -1,521,400 380,400 1,141,000 832,930 308,070
43 EA Study - Plummer Street (B-24, B-25, B-
26a) Legacy Reference A-8 / A-9 + A-10 only C10575.3006 2030 781,400 -781,400 195,400 586,000 427,780 158,220
44 Highway 401 Road Crossing Land C10575.2002 for $4.5m 2034 5,300,000 2,078,451 3,221,549 2,120,000 1,101,549 804,131 297,418
45 Highway 401 Road Crossing Design C10575.2002 for $4.5m 2034 4,500,000 1,764,723 2,735,277 1,800,000 935,277 682,752 252,525
46 Highway 401 Road Crossing Construction C10575.2002 for $4.5m 2035-2039 122,700,000 48,118,107 74,581,893 49,080,000 25,501,893 18,616,382 6,885,511
47 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 C10570.2705 2027 2,127,700 -2,127,700 531,900 1,595,800 1,164,934 430,866
48 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 2035-2039 127,300 74,903 52,397 12,700 39,697 28,979 10,718
49 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 2035-2039 2,047,100 1,204,195 842,905 204,700 638,205 465,890 172,315
50 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 2035-2039 2,895,800 1,703,415 1,192,385 289,600 902,785 659,033 243,752
51 B-29 Sandy Beach Road - EA, Design,
Construction B-29 2032 12,250,000 -12,250,000 6,125,000 6,125,000 4,471,250 1,653,750
-------
Streetlights and Sidewalks -------
52 D-10 Finch Avenue - New Sidewalk
Installation Darwin to Fairport Road (south side) D-10 C10515.3001 2030 395,400 -395,400 197,700 197,700 144,321 53,379
53 V-12 Finch Avenue - New Multiple Use Path
installation
Brock Road to Hydro Corridor (west edge)
(north side) V-12 C10515.3002 2030 842,200 -842,200 421,100 421,100 307,403 113,697
54 W-5 Whites Road - New Sidewalk
Installation Granite Court to Hwy 401 (west side) W-5 C10515.2503 2025 148,500 -148,500 74,300 74,200 54,166 20,034
55
RU-8 Whites Road - New Sidewalk, Multi-
use Path, and Streetlight installation (both
sides)
Third Concession Road north to Taunton
Road. RU-8 C10575.3009 2030 5,929,100 -5,929,100 296,500 5,632,600 4,111,798 1,520,802
56
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 C10575.2907 2029 3,476,600 -3,476,600 347,700 3,128,900 2,284,097 844,803
57 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 C10575.2910 2029 566,000 -566,000 56,600 509,400 371,862 137,538
58 RU-9 Whites Road - New Streetlights on
structure
Regional Bridge over West Duffins Creek
(both sides). RU-9 C10575.2908 2029 1,264,900 -1,264,900 63,200 1,201,700 877,241 324,459
59 BI-4 Brock Road - New Sidewalk and
Streetlight Installation (both sides)
Bayly Street to Montgomery Road (both
sides). BI-4 C10575.3401 2034 2,909,300 -2,909,300 1,454,700 1,454,600 1,061,858 392,742
60 A-6 Whites Road at CPR Overpass Install new sidewalk (both sides), and
streetlights on structure (one side) A-6 C10575.2909 2029 421,600 -421,600 63,200 358,400 261,632 96,768
61 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 C10575.2502 2026 26,000 -26,000 13,000 13,000 9,490 3,510
Watson & Associates Economists Ltd. PAGE 2-3
-
Table 2-1 (cont’d)
Revised Capital Needs
Transportation Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Roads Codes 2025 Budget Code Timing
(year)
Gross Capital
Cost Estimate
(2025$)
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
73%
Non
Residential
Share
27%2025 to 2039
62 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 C10575.2502 2033 324,400 -324,400 162,200 162,200 118,406 43,794
63 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 C10575.3302 2033 610,400 -610,400 91,600 518,800 378,724 140,076
64 BI-36 Bayly Street - New Sidewalk and
Streetlight Installation (both sides)
Squires Beach Road to Church Street (both
sides) BI-36 C10575.3303 2033 937,900 -937,900 140,700 797,200 581,956 215,244
65 RU-10 Hwy 7 - New Sidewalk and
Streetlight Installation (both sides) Brock Road to West Townline (both sides) RU-10 2035-2039 9,057,000 5,031,682 4,025,318 1,358,600 2,666,718 1,946,704 720,014
66 H1 Altona Road - New Sidewalk and
Streetlight Installation (both sides)
Strouds Lane to North Side of Hydro
Corridor (both sides) H1 2035-2039 1,683,100 550,005 1,133,095 841,600 291,495 212,791 78,704
67 L-6 Finch Avenue - New Sidewalk and
Streetlight Installation (north side)
Fairport Road to Duncannon Drive (north
side) L-6 C10515.3102 2031 277,600 -277,600 138,800 138,800 101,324 37,476
68 L-7 Finch Avenue - New Sidewalk
Installation (north side) Lynn Heights to 80m east (north side) L-7 C10515.3103 2031 62,500 -62,500 31,300 31,200 22,776 8,424
69 L-9 Finch Avenue - New Sidewalk
Installation (south side)
Valley Farm Road to 600m west (south
side) L-9 C10515.3101 2031 468,800 -468,800 234,400 234,400 171,112 63,288
70 L-10 Finch Avenue - New Multi use Path
Installation (north side) Valley Farm Road to 245m east (north side) L-10 C10515.3104 2031 234,500 -234,500 117,300 117,200 85,556 31,644
71 RP-8 Altona Road - New Sidewalk and
Streetlight Installation (west side)
Finch Avenue south to Hydro Corridor (north
limit), (west side) RP-8 2035-2039 201,500 65,818 135,682 100,800 34,882 25,464 9,418
72 RP-9 Altona Road - New Sidewalk and
Streetlight Installation (east side)
Finch Avenue south to Hydro Corridor (north
limit), (east side) RP-9 2027 201,500 -201,500 100,800 100,700 73,511 27,189
73 RP-10 Altona Road - New Sidewalk and
Streetlight Installation (west side)
Finch Avenue north to CPR Tracks (west
side) RP-10 2035-2039 201,500 65,818 135,682 100,800 34,882 25,464 9,418
74 RP-11 Altona Road - New Sidewalk and
Streetlight Installation (east side) Finch Avenue north to CPR Tracks RP-11 2035-2039 201,500 65,818 135,682 100,800 34,882 25,464 9,418
75 RU-11 North Road - New Sidewalk and
Streetlight Installation (both sides) Hwy 7 to 1.35kms south (both sides) RU-11 C10575.2810 2028 2,071,000 -2,071,000 310,700 1,760,300 1,285,019 475,281
76
RU-14 Whitevale Road - New Sidewalk,
Multi-use Path, and Streetlight installation
(both sides)
Altona Road to York/Durham Townline (both
sides) RU-14 2035-2039 3,086,900 1,714,984 1,371,916 463,000 908,916 663,509 245,407
77
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 C10515.3201 2032 1,821,900 -1,821,900 273,300 1,548,600 1,130,478 418,122
78
RU-18 Taunton Road - New Sidewalk, Multi-
use Path, and Streetlight installation (both
sides)
Whites Road to West Townline (both sides) RU-18 C10575.3007 2030 3,834,800 -3,834,800 575,200 3,259,600 2,379,508 880,092
79
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 C10575.2805 2028 72,800 -72,800 36,400 36,400 26,572 9,828
80
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 C10575.2813 2028 312,600 -312,600 156,300 156,300 114,099 42,201
81
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 C10575.2814 2028 597,000 -597,000 298,500 298,500 217,905 80,595
82
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 C10575.2815 2028 592,900 -592,900 296,500 296,400 216,372 80,028
83
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 C10575.2706 2027 1,202,000 -1,202,000 601,000 601,000 438,730 162,270
84
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 C10575.2816 2028 455,600 -455,600 227,800 227,800 166,294 61,506
Watson & Associates Economists Ltd. PAGE 2-4
-
Table 2-1 (cont’d)
Revised Capital Needs
Transportation Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Roads Codes 2025 Budget Code Timing
(year)
Gross Capital
Cost Estimate
(2025$)
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
73%
Non
Residential
Share
27%2025 to 2039
85 BI-22 Squires Beach Road - New Sidewalk
installation
Bayly Avenue south to 335m
Install new sidewalk (side to be determined) BI-22 C10575.2610 2026 141,500 -141,500 70,800 70,700 51,611 19,089
------
Traffic Signals ------
86 D-8 Traffic Signalization - Glenanna Road at
Fairport Road Full Traffic Signals D-8 C10520.2701 2027 471,600 -471,600 47,200 424,400 309,812 114,588
87 D-12 Traffic Signalization - Welrus Street at
Fairport Road Full Traffic Signals D-12 C10520.2801 2028 471,600 -471,600 47,200 424,400 309,812 114,588
88 A-5 Traffic Signalization - Rosebank Road at
Highview Road / Summerpark Crescent Full Traffic Signals A-5 C10520.3003 2030 471,600 -471,600 47,200 424,400 309,812 114,588
89 A-7 Traffic Signalization - Strouds Lane at
Aspen Road / Shadybrook Drive Full Traffic Signals A-7 C10520.3103 2031 471,600 -471,600 47,200 424,400 309,812 114,588
90 RP-1 Traffic Signalization - Finch Avenue at
Woodview Avenue Full Traffic Signals RP-1 C10520.2903 2029 471,600 -471,600 47,200 424,400 309,812 114,588
91 W-9 Traffic Signalization - Oklahoma Drive
at Eyer Drive Full Traffic Signals W-9 C10520.2703 2027 471,600 -471,600 47,200 424,400 309,812 114,588
-------
Adjustment Related to Existing Population Incline ---8,719,364 (8,719,364) (8,719,364) -
Reserve Fund Adjustments
-
-
-
-
-
-
-
-
-
(29,084,947)
-
(21,232,012)
-
(7,852,936)
Total 327,315,480 94,424,889 232,890,591 117,940,064 -85,865,580 60,327,646 25,537,935
Watson & Associates Economists Ltd. PAGE 2-5
2.2 Stormwater Management Services
The following projects related to the Pine Creek Restoration have been added to the
capital program for Stormwater Management services.
#33 Pine Creek Restoration Site 25 - Restoration of Kitley Ravine - Construction
#34 Pine Creek Restoration Sites 9 & 10 Restoration of Pine Creek downstream
of Kitley Av - Detailed Design
#35 Pine Creek Restoration Sites 13-16 Restoration of the creek downstream of
Finch Av - Construction
#36 Pine Creek Restoration Site 12 Restoration of the creek upstream of Dixie
Rd - Detailed Design
#37 Pine Creek Restoration Sites 9 & 10 Restoration of Pine Creek downstream
of Kitley Av - Construction
#38 Pine Creek Restoration Site 12 Restoration of the creek upstream of Dixie
Rd -Construction
#39 Pine Creek Restoration Sites 23 & 24 - Restoration of Pine Creek upstream
of Finch Avenue - East Branch - Detailed Design
#40 Pine Creek Restoration Sites 23 & 24 - Restoration of Pine Creek upstream
of Finch Avenue - East Branch - Construction
#41 Pine Creek Restoration Sites 20 & 21 Restoration of the creek downstream
of Fairport Rd - Detailed Design
#42 Pine Creek Restoration Sites 20 & 21 Restoration of the creek downstream
of Fairport Rd - Construction
#43 Pine Creek Restoration Sites 1-4 Restoration of Pine Creek upstream of
Kingston Road - Construction
These projects have been included in the City’s capital budget and forecast, but were
omitted from the April 23, 2025 D.C.B.S. The addition of these projects increase the
anticipated capital costs over the forecast period by $10.4 million from $64.6 million to
$75.1 million. The benefit to existing development from these projects is $9.1 million.
The net effect of their inclusion increase the total D.C. eligible costs from $10 million to
$11.3 million
The revised capital needs for Stormwater Management services are displayed in Table
2-2 below.
Watson & Associates Economists Ltd. PAGE 2-1
Table 2-2
Revised Capital Needs
Stormwater Management Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Timing
(year)
Gross
Capital Cost
Estimate
(2025$)
Post
Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Developmen
t
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Residential
Share
74%
Non-
Residential
Share
26% 2025 to 2039
1 Krosno Creek SWM Facility K12 - Design B-18 D SWM Facility at mouth of Hydro Marsh -
Design 2035-2039 138,500 -138,500 72,000 66,500 49,210 17,290
2 Krosno Creek SWM Facility K12 - Construction B-18 C SWM Facility at mouth of Hydro Marsh -
Construction 2035-2039 1,274,200 -1,274,200 662,600 611,600 452,584 159,016
3 Krosno Creek SWM Facility K16 - Design B-19 D SWM Facility at Hydro Marsh - Design 2025-2026 188,542 -188,542 98,000 90,542 67,001 23,541
4 Krosno Creek SWM Facility K16 - Construction B-19 C SWM Facility at Hydro Marsh -
Construction 2027 1,259,900 -1,259,900 655,100 604,800 447,552 157,248
5 Krosno Creek SWM Facility K19 - Design B-30 D SWM Facility - Krosno Creek (Hydro
Corridor, west of Quigely St.) - Design 2035-2039 616,500 -616,500 320,600 295,900 218,966 76,934
6 Krosno Creek SWM Facility K19 - Construction B-30 C
SWM Facility - Krosno Creek (Hydro
Corridor, west of Quigely St.) -
Construction
2035-2039 2,364,600 -2,364,600 1,229,600 1,135,000 839,900 295,100
7 Krosno Creek SWM Facility 17/18 - Design B-31 D SWM Facility - Krosno Creek (Hydro
Corridor, west of Feldspar Crt.) - Design
2035-2039 436,100 -436,100 226,800 209,300 154,882 54,418
8 Krosno Creek SWM Facility 17/18 -
Construction B-31 C
SWM Facility - Krosno Creek (Hydro
Corridor, west of Feldspar Crt.) -
Construction
2035-2039 2,108,300 -2,108,300 1,096,300 1,012,000 748,880 263,120
9 Amberlea Creek SWM Facility A3 - Design A-8 D SWM Facility at outfall to tributary of
Amberlea Creek - Design
2035-2039 173,400 -173,400 137,300 36,100 26,714 9,386
10 Petticoat Creek Erosion Control - Design H-10 D Erosion assessment and fixing of erosion
channel and banks 2035-2039 406,000 -406,000 360,100 45,900 33,966 11,934
11 Petticoat Creek Erosion Control - Construction H-10 C Erosion assessment and fixing of erosion
channel and banks 2035-2039 2,578,200 -2,578,200 2,286,900 291,300 215,562 75,738
12 Oil Grit Separators Installation (15) Install 1 units per year for water quality
treatment 2025-2039 6,064,500 -6,064,500 4,345,300 1,719,200 1,272,208 446,992
13 Amberlea Creek Mouth SWM Facility - Design W-7 D SWM/Forebay Faciliy to FB - Design 2035-2039 954,900 -954,900 830,800 124,100 91,834 32,266
14 Amberlea Creek Mouth SWM Facility -
Construction W-7 C SWM/Forebay Faciliy to FB -
Construction 2035-2039 10,694,800 -10,694,800 9,304,500 1,390,300 1,028,822 361,478
15 Dunbarton Creek Mouth SWM Facility - Design W-8 D SWM/Forebay Faciliy to FB - Design 2035-2039 954,900 -954,900 830,800 124,100 91,834 32,266
16 Dunbarton Creek Mouth SWM Facility -
Construction W-8 C SWM/Forebay Faciliy to FB -
Construction 2035-2039 10,694,800 -10,694,800 9,304,500 1,390,300 1,028,822 361,478
17 Amberlea Creek SWM Facility A3 -
Construction A-8 C SWM Facility at outfall to tributary of
Amberlea Creek - Construction
2035-2039 1,814,400 -1,814,400 1,436,200 378,200 279,868 98,332
18 Pine Creek SWM Facility P31 - Design L-20 D SWM Facility at outfall to Pine Creek at
Glenanna Rd. - Design 2035-2039 186,400 -186,400 162,200 24,200 17,908 6,292
19 Pine Creek SWM Facility P31 - Construction L-20 C SWM Facility at outfall to Pine Creek at
Glenanna Rd. - Construction 2035-2039 1,961,300 -1,961,300 1,706,300 255,000 188,700 66,300
20 Pine Creek SWM Facility P29 - Design B-33 D SWM Facility at outlet of Pine Creek at
Fairview Ave. - Design 2035-2039 105,300 -105,300 91,600 13,700 10,138 3,562
21 Pine Creek SWM Facility P29 - Construction B-33 C SWM Facility at outlet of Pine Creek at
Fairview Ave. - Construction 2035-2039 939,400 -939,400 817,300 122,100 90,354 31,746
22 Pine Creek SWM Facility P22 - Design L-21 D SWM Facility at outlet of Pine Creek at
Cedarwood Crt. - Design 2025 302,500 -302,500 263,200 39,300 29,082 10,218
23 Pine Creek SWM Facility P22 - Construction L-21 C SWM Facility at outlet of Pine Creek at
Cedarwood Crt. - Construction 2027 2,541,700 -2,541,700 2,211,300 330,400 244,496 85,904
Watson & Associates Economists Ltd. PAGE 2-1
Table 2-2 (cont’d)
Revised Capital Needs
Stormwater Management Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Timing
(year)
Gross
Capital Cost
Estimate
(2025$)
Post
Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Developmen
t
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Residential
Share
74%
Non-
Residential
Share
26% 2025 to 2039
24 Pine Creek SWM Facility P27 - Design L-22 D SWM Facility at outlet of Pine Creek at
Storrington St. - Design 2035-2039 180,500 -180,500 157,000 23,500 17,390 6,110
25 Pine Creek SWM Facility P27 - Construction L-22 C SWM Facility at outlet of Pine Creek at
Storrington St. - Construction 2035-2039 1,894,700 -1,894,700 1,648,400 246,300 182,262 64,038
26 Pine Creek Culvert Replacements - Design TC-23 D Replace Radom St culverts, Kingston Rd
culvert, channel works 2026 1,714,600 -1,714,600 1,496,600 218,000 161,320 56,680
27 Pine Creek Culvert Replacements - Construction TC-23 C Replace Radom St culverts, Kingston Rd
culvert, channel works 2030-2039 8,131,700 8,131,700 7,097,900 1,033,800 765,012 268,788
28 Pine Creek Restoration Sites 1&2&3&4 2034 100,000 -100,000 87,400 12,600 9,324 3,276
29 Pine Creek Restoration Site 25 2026 201,700 -201,700 176,300 25,400 18,796 6,604
30 Pine Creek Restoration Sites 13-16 2027 101,800 -101,800 89,000 12,800 9,472 3,328
31 Pine Creek Restoration Sites 17&18 2032 105,600 -105,600 92,300 13,300 9,842 3,458
32 Pine Creek Restoration Sites 17&18 2034 1,050,000 -1,050,000 918,000 132,000 97,680 34,320
33 Pine Creek Restoration Site 25 -Restoration of
Kitley Ravine - Construction 2028 2,007,100 -2,007,100 1,754,800 252,300 186,702 65,598
34
Pine Creek Restoration Sites 9&10 Restoration
of Pine Creek downstream of Kitley Av - Detailed
Design
2028 100,000 -100,000 87,400 12,600 9,324 3,276
35
Pine Creek Restoration Sites 13-16 Restoration
of the creek downstream of Finch Av -
Construction
2029 1,412,000 -1,412,000 1,234,500 177,500 131,350 46,150
36
Pine Creek Restoration Site 12 Restoration of
the creek upstream of Dixie Rd - Detailed
Design
2029 100,000 -100,000 87,400 12,600 9,324 3,276
37
Pine Creek Restoration Sites 9&10 Restoration
of Pine Creek downstream of Kitley Av -
Construction
2030 1,200,000 -1,200,000 1,049,200 150,800 111,592 39,208
38 Pine Creek Restoration Site 12 Restoration of
the creek upstream of Dixie Rd -Construction 2031 730,000 -730,000 638,200 91,800 67,932 23,868
39
Pine Creek Restoration Sites 23&24 -
Restoration of Pine Creek upstream of Finch
Avenue - East Branch - Detailed Design
2031 250,000 -250,000 218,600 31,400 23,236 8,164
40
Pine Creek Restoration Sites 23&24 -
Restoration of Pine Creek upstream of Finch
Avenue - East Branch - Construction
2033 2,200,000 -2,200,000 1,923,500 276,500 204,610 71,890
41
Pine Creek Restoration Sites 20&21 Restoration
of the creek downstream of Fairport Rd -
Detailed Design
2033 100,000 -100,000 87,400 12,600 9,324 3,276
42
Pine Creek Restoration Sites 20&21 Restoration
of the creek downstream of Fairport Rd -
Construction
2035 1,200,000 -1,200,000 1,049,200 150,800 111,592 39,208
43
Pine Creek Restoration Sites 1&2&3&4
Restoration of Pine Creek upstream of Kingston
Road - Construction
2036 1,150,000 -1,150,000 1,005,400 144,600 107,004 37,596
44 Oklahoma Drive Reconstruction and OGS
Installation 2025-2039 1,100,000 -1,100,000 788,200 311,800 230,732 81,068
Watson & Associates Economists Ltd. PAGE 2-2
Table 2-2 (cont’d)
Revised Capital Needs
Stormwater Management Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Timing
(year)
Gross
Capital Cost
Estimate
(2025$)
Post
Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Developmen
t
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Residential
Share
74%
Non-
Residential
Share
26% 2025 to 2039
Studies -------
45 Brock Industrial Drainage Master Plan 2025-2032 403,000 -403,000 40,300 362,700 268,398 94,302
46 Stormwater Management Study for Infill
Development 2025-2032 289,900 -289,900 72,500 217,400 160,876 56,524
47 Frenchman's Bay Stormwater Management
Master Plan Update 2025-2032 600,000 -600,000 60,000 540,000 399,600 140,400
-------
Adjustment Related to Existing Population Incline ---263,293 (263,293) (263,293) -
-------
Reserve Fund Adjustments ----(3,242,724) (2,399,616) (843,108)
Total 75,081,742 -75,081,742 60,572,093 -11,266,924 8,269,068 2,997,857
Watson & Associates Economists Ltd. PAGE 2-3
2.3 Growth-Related Studies
No changes have been made to the anticipated growth studies over the forecast period,
resulting in no net change to the D.C. eligible costs for growth-related studies.
However, the revisions to other City-wide services have resulted in changes to the
residential and non-residential allocation of D.C. eligible costs for Growth-Related
Studies. Table 2-3 summarizes the changes to the allocation of Growth-Related
Studies capital costs by residential and non-residential development.
Watson & Associates Economists Ltd. PAGE 2-1
Table 2-3
Revised Capital Needs
Growth-Related Studies
Proj.
No.
Increased Service Needs Attributable to
Anticipated Development
2025 to 2039
Timing
(year)
Gross
Capital Cost
Estimate
(2025$)
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
89%
Non-
Residential
Share
11%
1 Development Charges Background Study 2029 100,000 -100,000 -100,000 88,562 11,438
2 Development Charges Background Study 2033 100,000 -100,000 -100,000 88,562 11,438
3 Development Charges Background Study 2027 100,000 -100,000 -100,000 88,562 11,438
4 Municipal Comprehensive Review - 5 Year
Review 2030 250,000 -18,750 231,250 62,500 168,750 149,448 19,302
5 Municipal Comprehensive Review -
Comprehensive Update 2035 500,000 -37,500 462,500 125,000 337,500 298,896 38,604
6 Consolidated Zoning By-Law Review - 5 Year
Review 2030 250,000 -12,500 237,500 125,000 112,500 99,632 12,868
7 Consolidated Zoning By-Law Review -
Comprehensive Update 2035 850,000 -42,500 807,500 425,000 382,500 338,749 43,751
8 Northeast Pickering (Veraine) Land Use
Study 2035-2039 1,223,800 284,200 81,720 857,880 122,400 735,480 651,354 84,126
-------
Adjustment Related to Existing Population
Incline ---88,736 (88,736) (88,736) -
-------
Reserve Fund Adjustments 1,509,099 -1,509,099 -1,509,099 1,336,484 172,615
------
Total 4,882,899 284,200 192,970 4,405,729 948,636 -3,457,092 3,051,511 405,582
Watson & Associates Economists Ltd. PAGE 2-1
2.4 Revised D.C. Deferral Program
The City is proposing to include a D.C. deferral program for high-rise residential,
commercial, and industrial construction. The D.C. deferral program included in the draft
by-law has been updated to reflect two distinct phases of the program. Phase 1 would
run from April 1, 2025 to December 31, 2025 and Phase 2 would run from January 1,
2026 to November 30, 2026 with Phase 2 having additional provisions for high-rise
developments including affordable housing.
Watson & Associates Economists Ltd. PAGE 2-1
Chapter 3
Impacts on the Calculated
D.C.
Watson & Associates Economists Ltd.
- -
3. Impacts on the Calculated D.C.
Based on the identified changes, the amended schedule of charges, reflecting the
maximum D.C.s by residential dwelling type, per net hectare of land area, and per sq.ft
of gross floor area, are presented below in Table 3-1.
Table 3-1
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 Lands
(per net hectare)
Other Pickering Non-
Residential 2
(per sq.ft. of Gross
Floor Area)
City Wide Services/Class of Service:
Other Transportation
Fire Protection Services
Parks and Recreation Services
Library Services
By-Law Enforcement Services
Stormwater Services
Growth-Related Studies
1,229
1,102
18,736
2,835
196
530
182
948
851
14,463
2,189
151
409
141
762
683
11,616
1,758
122
328
113
478
429
7,296
1,104
76
206
71
16,354
14,686
36,793
5,560
2,555
6,938
881
0.62
0.55
1.41
0.21
0.10
0.27
0.03
Total City Wide Services/Class of Services 24,810 19,152 15,382 9,660 83,767 3.19
Outside of Seaton Lands 1
Transportation Services 18,003 13,897 11,161 7,010 7.44
Total Outside of Seaton Services 18,003 13,897 11,161 7,010 -7.44
GRAND TOTAL SEATON
GRAND TOTAL REST OF PICKERING
24,810
42,812
19,152
33,049
15,382
26,543
9,660
16,670
83,767 3.19
10.63
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.
The amended charges are compared to the City’s current D.C.s below in Tables 3-2 to
3-4.
Watson & Associates Economists Ltd. PAGE 3-1
Table 3-2
Comparison of Current and Calculated D.C.s
Residential (Single Detached)
Service/Class of Service Current Calculated Change ($) Change (%)
Municipal Wide Services/Classes:
Other Transportation 876 1,229 353 40%
Fire Protection Services 1,381 1,102 (279) -20%
Parks and Recreation Services 15,591 18,736 3,145 20%
Library Services 2,871 2,835 (36) -1%
Growth-Related Studies 276 182 (94) -34%
By-Law Enforcement Services 121 196 75 62%
Stormwater Services 540 530 (10) -2%
Total Municipal Wide Services/Classes 21,656 24,810 3,154 15%
Outside of Seaton Lands 1
Transportation Services 15,812 18,003 2,191 14%
Total Area Specific Services 15,812 18,003 2,191 14%
Grand Total 37,468 42,812 5,344 14%
1. Subject to a separate agreement outside of the Development Charges Act concerning the
provision of Transportation requirements in addition to other funding contributions
Table 3-2
Comparison of Current and Calculated D.C.s
Non-Residential – Other Pickering (per sq.ft.)
Service/Class of Service Current Calculated Change ($) Change (%)
Municipal Wide Services/Classes:
Other Transportation 0.40 0.62 0.22 54%
Fire Protection Services 0.62 0.55 (0.07) -11%
Parks and Recreation Services 1.21 1.41 0.20 16%
Library Services 0.22 0.21 (0.01) -3%
Growth-Related Studies 0.04 0.03 (0.01) -17%
By-Law Enforcement Services 0.05 0.10 0.05 96%
Stormwater Services 0.25 0.27 0.02 7%
Total Municipal Wide Services/Classes 2.79 3.19 0.40 14%
Outside of Seaton Lands 1
Transportation Services 5.56 7.44 1.88 34%
Total Area Specific Services 5.56 7.44 1.88 34%
Grand Total 8.35 10.63 2.28 27%
1. Subject to a separate agreement outside of the Development Charges Act concerning the
provision of Transportation requirements in addition to other funding contributions
Watson & Associates Economists Ltd. PAGE 3-2
Table 3-4
Comparison of Current and Calculated D.C.s
Non-Residential – Seaton Prestige Employment Lands (per net ha)
Service/Class of Service Current Calculated Change ($) Change (%)
Municipal Wide Services/Classes:
Other Transportation 13,738 16,354 2,616 19%
Fire Protection Services 21,722 14,686 (7,036) -32%
Parks and Recreation Services 42,202 36,793 (5,409) -13%
Library Services 7,868 5,560 (2,308) -29%
Growth-Related Studies 1,272 881 (391) -31%
By-Law Enforcement Services 1,837 2,555 718 39%
Stormwater Services 8,497 6,938 (1,559) -18%
Total Municipal Wide Services/Classes 97,136 83,767 (13,369) -14%
Outside of Seaton Lands 1
Transportation Services --
Total Area Specific Services ---0%
Grand Total 97,136 83,767 (13,369) -14%
1. Subject to a separate agreement outside of the Development Charges Act concerning the
provision of Transportation requirements in addition to other funding contributions
In comparison to the charges in the April 23, 2025 D.C.B.S., the charges in this
addendum represent a $51 increase (+0.1%) for a single or semi-detached dwelling
unit.
Watson & Associates Economists Ltd. PAGE 3-3
Chapter 4
Changes to the D.C.B.S.
Watson & Associates Economists Ltd.
4. Changes to the D.C.B.S.
Based on the foregoing, the following revisions are made to the April 23, 2025 D.C.B.S.
Accordingly, the amended pages, are appended to this report.
Table of Contents – Updated to reflect changes summarized below.
Executive Summary
o Page vi to vii – Updated to reflect the impacts on the D.C. recoverable
costs and calculation of the charge
Chapter 1
o Page 1-3 – Updated Schedule of Key D.C. Process Dates in Table 1-1
Chapter 4
o Page 4-8 – Updated the Projected Uncommitted D.C. Reserve Fund
Balances in Table 4-3 to reflect the changes identified in Section 2.1.
Chapter 5
o Pages 5-4 and 5-5 – Section 5.2.6 updated to reflect additional
Stormwater Management Services capital projects.
Pages 5-16 to 5-18 – Updated Table 5-6 to reflect additional
Stormwater Management Services capital projects.
o Pages 5-5 and 5-6 – Section 5.2.7 updated to reflect revisions made to
D.C.eligible costs for Growth-Related Studies.
Page 5-19 – Updated Table 5-7 to reflect revisions to the D.C.
eligible costs for Growth-Related Studies.
Page 5-20 – Updated Table 5-8 to reflect the revised allocation of
D.C.eligible costs for Growth-Related Studies to other City-wide
services.
o Page 5-21 – Section 5.3.1 updated to reflect additional Transportation
Services capital projects.
Pages 5-22 to 5-26 – Updated Table 5-9 to reflect additional
Transportation Services capital projects.
Chapter 6
o Pages 6-2 to 6-6 – Re-issued to reflect the changes herein
Chapter 7
o Page 7-5 – Section 7.35 updated to reflect proposed transition policies
Chapter 8
Watson & Associates Economists Ltd. PAGE 4-1
o Page 8-3 and 8-4 – Updated to reflect impacts on the asset management
plan of revisions discussed herein.
Appendix C
o Page C-9 and C-10 – Updated Tables C-7 and C-8 to reflect revised
calculations for Transportation Services.
o Pages C-20 to C-22 – Updated Tables C-18 to C-20 to reflect revised
calculations for Stormwater Management Services.
o Pages C-23 to C-25 – Updated Table C-21 to C-23 to reflect revised
calculations for Growth-Related Studies.
Appendix D
o Page D-3 – Updated Table D-1 to reflect the changes herein.
Appendix F – Updated draft D.C. By-law
Watson & Associates Economists Ltd. PAGE 4-2
Appendices
Appendix A
Amended Pages
Watson & Associates Economists Ltd. PAGE A-1
Table of Contents
Page
Executive Summary ....................................................................................................... i
1. Introduction......................................................................................................1-1
1.1 Purpose of this Document.......................................................................1-1
1.2 Summary of the Process.........................................................................1-2
1.3 Changes to the Development Charges Act, 1997 ...................................1-3
1.3.1 More Homes Built Fast Act, 2022 (Bill 23) .................................1-3
1.3.2 Cutting Red Tape to Build More Homes Act, 2024 (Bill 185) .....1-7
2. Current City of Pickering D.C. Policy .............................................................2-1
2.1 By-law Enactment ...................................................................................2-1
2.2 Services Covered ...................................................................................2-1
2.3 Timing of D.C. Calculation and Payment ................................................2-1
2.4 Indexing ..................................................................................................2-1
2.5 Redevelopment Credits ..........................................................................2-2
2.6 Area to Which the By-law Applies and Exemptions ................................2-2
3. Anticipated Development in the City .............................................................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 the Need for Service .............................................................4-1
4.4 Local Service Policy ................................................................................4-6
4.5 Capital Forecast ......................................................................................4-6
4.6 Treatment of Credits ...............................................................................4-7
4.7 Eligible Debt and Committed Excess Capacity .......................................4-7
4.8 Existing Reserve Funds ..........................................................................4-8
Watson & Associates Economists Ltd.
Table of Contents (Cont’d)
Page
4.9 Deductions ..............................................................................................4-8
4.9.1 Reduction Required by Level of Service Ceiling ........................4-9
4.9.2 Reduction for Uncommitted Excess Capacity ............................4-9
4.9.3 Reduction for Benefit to Existing Development ........................4-10
4.9.4 Reduction for Anticipated Grants, Subsidies and Other
Contributions ............................................................................4-11
4.10 Municipal-Wide vs. Area Rating ............................................................4-11
4.11 Allocation of Development ....................................................................4-11
5. D.C.-Eligible Cost Analysis by Service ..........................................................5-1
5.1 Introduction .............................................................................................5-1
5.2 Service Levels and City-Wide 14-Year Capital Costs for D.C.
Calculation ..............................................................................................5-1
5.2.1 Fire Protection Services .............................................................5-1
5.2.2 Other Transportation ..................................................................5-2
5.2.3 Parks and Recreation Services ..................................................5-2
5.2.4 Library Services .........................................................................5-3
5.2.5 By-law Enforcement Services ....................................................5-4
5.2.6 Stormwater Management Services ............................................5-4
5.2.7 Growth Related Studies .............................................................5-5
5.3 Service Levels and 14-Year Capital Costs for area-specific D.C.
Calculation ............................................................................................5-21
5.3.1 Transportation Services ...........................................................5-21
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 ...............................7-3
7.3.3 Application to Redevelopment of Land (Demolition and
Conversion)................................................................................7-3
7.3.4 Exemptions (full or partial) .........................................................7-4
7.3.5 Transition ...................................................................................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.
Table of Contents (Cont’d)
Page
7.4.2 By-law In-force Date ..................................................................7-7
7.4.3 Minimum Interest Rate Paid on Refunds and Charged for
Inter-Reserve Fund Borrowing ...................................................7-7
7.5 Other Recommendations ........................................................................7-7
8. 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 .......................................................................................9-5
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 Level of Service ................................................................................... 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 Proposed Development Charge By-law ..............................................F-1
Watson & Associates Economists Ltd.
Table ES-2
Summary of Expenditures Anticipated Over the Forecast Period1
Summary of Expenditures Anticipated
Over the Life of the By-law
Expenditure
Amount
Total Gross Capital Costs $1,025,637,000
Less: Benefit to Existing Development $299,122,000
Less: Post Planning Period Benefit $111,454,000
Less: Other Deductions $13,821,000
Less: Existing D.C. Reserve Funds $84,159,000
Less: Grants, Subsidies and Other Contributions $11,130,000
Net Costs to be Recovered from Development Charges $505,952,000
Based on the above table, the City plans to spend $1.0 billion over the planning
period of which $506.0 million (49%) is recoverable from D.C.s. Of the net
$506.0 million included in the calculation, $443.8 million is recoverable from
residential development and $62.1 million from non-residential development. It is
noted also that any exemptions or reductions in the charges would reduce this
recovery further. This suggests that non-D.C. costs over the forecast period will
total $519.7 million.
This report has undertaken a calculation of charges based on the anticipated
development summarized in Table ES-1 and the future identified needs
(presented in Table ES-2) and has incorporated additional financing costs for
projects that are planned to be funded with long-term debt as well as financing
costs related to the projected reserve fund balances by service area. Charges
have been provided on an area-specific basis (i.e. outside of Seaton) for
Transportation Services, recognizing the existing agreements in place related to
transportation infrastructure within Seaton, and a City-wide basis for all other
services. The corresponding charge within Seaton for a single detached unit is
$24,810. The single-detached unit charge in the rest of Pickering is $42,812.
The Seaton non-residential charge is $83,767 per net ha within the prestige
employment lands and $3.19 per sq.ft. of building area in the rest of Seaton. The
non-residential charge outside of Seaton Lands is $10.63 per sq.ft. of gross floor
area. The calculated schedule of charges is presented in Table ES-3.
1 Costs exclude additional financing costs included in the calculation of the charge
Watson & Associates Economists Ltd. PAGE vi
- - -
Table ES-3
Calculated Schedule of Development Charges
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 Lands
(per net hectare)
Other Pickering Non-
Residential 2
(per sq.ft. of Gross
Floor Area)
City Wide Services/Class of Service:
Other Transportation
Fire Protection Services
Parks and Recreation Services
Library Services
By-Law Enforcement Services
Stormwater Services
Growth-Related Studies
1,229
1,102
18,736
2,835
196
530
182
948
851
14,463
2,189
151
409
141
762
683
11,616
1,758
122
328
113
478
429
7,296
1,104
76
206
71
16,354
14,686
36,793
5,560
2,555
6,938
881
0.62
0.55
1.41
0.21
0.10
0.27
0.03
Total City Wide Services/Class of Services 24,810 19,152 15,382 9,660 83,767 3.19
Outside of Seaton Lands 1
Transportation Services 18,003 13,897 11,161 7,010 7.44
Total Outside of Seaton Services 18,003 13,897 11,161 7,010 -7.44
GRAND TOTAL SEATON
GRAND TOTAL REST OF PICKERING
24,810
42,812
19,152
33,049
15,382
26,543
9,660
16,670
83,767 3.19
10.63
Watson & Associates Economists Ltd. PAGE vii
Process Steps Dates
6. Stakeholder consultation May 12, 2025
7. Public Meeting of Council June 9, 2025
8. D.C. By-law passage (anticipated) June 23, 2025
9. D.C. By-Law effective date July 1, 2025
10. Newspaper notice given of by-law passage By 20 days after
passage
11. Last day for by-law appeal 40 days after
passage
12. Municipality makes available D.C. pamphlet by 60 days after in
force date
1.3 Changes to the Development Charges Act, 1997
Since the City’s last D.C. Study in 2022, a number of changes to the Development
Charges Act, 1997 have been introduced through various legislation including the
following:
More Homes Built Fast Act, 2022 (Bill 23);
Helping Homebuyers, Protecting Tenants Act, 2023 (Bill 97)
Affordable Homes and Good Jobs Act, 2023 (Bill 134); and
Cutting Red Tape to Build More Homes Act, 2024 (Bill 185).
The following provides an overview of the changes to the D.C.A. that each of these
pieces of legislation provided.
1.3.1 More Homes Built Fast Act, 2022 (Bill 23)
On November 28, 2022, Bill 23 received Royal Assent. This Act amends a number of
pieces of legislation including the Planning Act and the D.C.A. Subsequently the
additional residential unit exemptions were amended through Bill 97 and exemptions for
Watson & Associates Economists Ltd. PAGE 1-3
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.
4.8 Existing Reserve Funds
Section 35 of the D.C.A. states that:
“The money in a reserve fund established for a service may be spent only
for capital costs determined under paragraphs 2 to 8 of subsection 5 (1).”
There is no explicit requirement under the D.C.A. calculation method set out in
subsection 5 (1) to net the outstanding reserve fund balance as part of making the D.C.
calculation; however, s.35 does restrict the way in which the funds are used in future.
The City’s adjusted D.C. reserve fund balances, by service, as of December 31, 2024,
are presented in Table 4-3. The year balances have been adjusted to only include D.C.
commitments for projects that are committed in prior budgets and not included in the
D.C.capital forecast. These balances have been applied against future spending
requirements for all services.
Table 4-3
Projected Uncommitted D.C. Reserve Fund Balances (December 31, 2024)
Service Totals
Services Related to a Highway 29,084,947
Services Related to a Highway (Other) (4,371,313)
Fire Protection Services 3,398,609
Parks and Recreation Services 36,437,941
Library Services 11,847,728
By-law 146,850
Growth-Related Studies (1,509,099)
Stormwater Drainage and Control Services 3,242,724
Total 78,278,389
4.9 Deductions
The D.C.A. potentially requires that four deductions be made to the increase in the need
for service. These relate to:
the level of service ceiling;
uncommitted excess capacity;
Watson & Associates Economists Ltd. PAGE 4-8
5.2.5 By-law Enforcement Services
The City provides By-law Enforcement Services through 3,740 sq.ft. of facility space,
11.6 vehicles, and 9.8 equipped officers, which includes adjustments to account for 20%
of the vans and 30% of the equipped officers not being enforcement related. This total
historical level of investment results in an average level of service of $61 per capita over
the past 15 years. When applied against the anticipated population growth over the 14-
year forecast period and accounting for the incline in population in existing housing, this
allows for a maximum D.C. eligible amount of $3.8 million to be included in the charge
calculation.
To provide service to new development over the 14-year forecast period, gross capital
costs of $18.5 million have been identified from which $5.2 million has been deducted
for the benefit to existing development and a further $3.9 million has been deducted for
the benefit to growth beyond the 14-year forecast period. Additionally, $5.5 million
(30%) of the new animal shelter and by-law services facility costs have been deducted
as it is related to the animals services outside of by-law enforcement and is not a D.C.
eligible capital cost. Further, $146,900 has been deducted to reflect the existing D.C.
reserve fund surplus resulting in $3.8 million being included in the calculation of the
charge.
These D.C. eligible costs are then attributed 74% to residential development and 26%
to non-residential development based on the relationship of population to employment
growth anticipated over the 14-year forecast period. These growth-related projects and
costs are detailed in Table 5-5.
5.2.6 Stormwater Management Services
Increased stormwater management needs reflect the need for service in addition to the
local service requirements for development, and include erosion control works,
conveyance control, new facilities, water quality treatment, and studies.
The growth-related capital cost for these needs is estimated to be $75.1 million. A
$60.6 million deduction has been made for the benefit to existing development. After
deducting $3.2 million to reflect the existing D.C. reserve fund surplus $11.3 million has
been included in the calculation of the charge. These D.C. eligible costs are then
attributed 74% to residential development and 26% to non-residential development
Watson & Associates Economists Ltd. PAGE 5-4
based on the relationship of population to employment growth anticipated over the 14-
year forecast period. These growth-related projects and costs are detailed in Table 5-6.
5.2.7 Growth Related Studies
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 City-wide services:
Fire Protection Services;
Other Transportation;
Parks and Recreation Services;
Library Services;
By-Law Enforcement Services;
Stormwater Services; and
Transportation Services.
The following provides a list of the studies that have been identified for the 2025 to 2039
forecast period:
D.C. Background Studies (3)
Municipal Comprehensive Review/Update (2)
Consolidated Zoning By-Law Review/Update (2)
Northeast Pickering (Veraine) Land Use Study (1)
For planning related studies, a deduction of 10% of the growth-related costs has been
applied to recognize the extent to which the studies relate to non-D.C. eligible services.
Watson & Associates Economists Ltd. PAGE 5-5
Planning related studies and future D.C. background studies have been allocated to the
services in the following manner:
Fire Protection Services – 4.5%
Other Transportation – 4.8%
Parks and Recreation Services – 61.5%
Library Services – 8.7%
By-Law Enforcement Services – 0.7%
Stormwater Services – 2.0%
Transportation Services – 17.9%
The total cost of these studies is $4.9 million of which $948,600 is a benefit to existing
development. A deduction of $193,000 has been made to recognize the portion of
planning studies related to D.C. ineligible services, as mentioned above, and $284,200
has been deducted to reflect the benefit to growth beyond the forecast period. After
deducting the existing reserve fund balance of $1.5 million a net D.C. eligible cost of
$3.5 million has been included in the calculation of the charge as presented in Table 5-7
below.
The allocation of the net growth-related costs between residential and non-residential
development is based on the residential and non-residential allocations for each service
area and are presented in Table 5-8 below.
Watson & Associates Economists Ltd. PAGE 5-6
Table 5-6
Infrastructure Costs Covered in the D.C. Calculation – Stormwater Management Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Timing
(year)
Gross
Capital Cost
Estimate
(2025$)
Post
Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Developmen
t
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Residential
Share
74%
Non-
Residential
Share
26% 2025 to 2039
1 Krosno Creek SWM Facility K12 - Design B-18 D SWM Facility at mouth of Hydro Marsh -
Design 2035-2039 138,500 -138,500 72,000 66,500 49,210 17,290
2 Krosno Creek SWM Facility K12 - Construction B-18 C SWM Facility at mouth of Hydro Marsh -
Construction 2035-2039 1,274,200 -1,274,200 662,600 611,600 452,584 159,016
3 Krosno Creek SWM Facility K16 - Design B-19 D SWM Facility at Hydro Marsh - Design 2025-2026 188,542 -188,542 98,000 90,542 67,001 23,541
4 Krosno Creek SWM Facility K16 - Construction B-19 C SWM Facility at Hydro Marsh -
Construction 2027 1,259,900 -1,259,900 655,100 604,800 447,552 157,248
5 Krosno Creek SWM Facility K19 - Design B-30 D SWM Facility - Krosno Creek (Hydro
Corridor, west of Quigely St.) - Design 2035-2039 616,500 -616,500 320,600 295,900 218,966 76,934
6 Krosno Creek SWM Facility K19 - Construction B-30 C
SWM Facility - Krosno Creek (Hydro
Corridor, west of Quigely St.) -
Construction
2035-2039 2,364,600 -2,364,600 1,229,600 1,135,000 839,900 295,100
7 Krosno Creek SWM Facility 17/18 - Design B-31 D SWM Facility - Krosno Creek (Hydro
Corridor, west of Feldspar Crt.) - Design
2035-2039 436,100 -436,100 226,800 209,300 154,882 54,418
8 Krosno Creek SWM Facility 17/18 -
Construction B-31 C
SWM Facility - Krosno Creek (Hydro
Corridor, west of Feldspar Crt.) -
Construction
2035-2039 2,108,300 -2,108,300 1,096,300 1,012,000 748,880 263,120
9 Amberlea Creek SWM Facility A3 - Design A-8 D SWM Facility at outfall to tributary of
Amberlea Creek - Design
2035-2039 173,400 -173,400 137,300 36,100 26,714 9,386
10 Petticoat Creek Erosion Control - Design H-10 D Erosion assessment and fixing of erosion
channel and banks 2035-2039 406,000 -406,000 360,100 45,900 33,966 11,934
11 Petticoat Creek Erosion Control - Construction H-10 C Erosion assessment and fixing of erosion
channel and banks 2035-2039 2,578,200 -2,578,200 2,286,900 291,300 215,562 75,738
12 Oil Grit Separators Installation (15) Install 1 units per year for water quality
treatment 2025-2039 6,064,500 -6,064,500 4,345,300 1,719,200 1,272,208 446,992
13 Amberlea Creek Mouth SWM Facility - Design W-7 D SWM/Forebay Faciliy to FB - Design 2035-2039 954,900 -954,900 830,800 124,100 91,834 32,266
14 Amberlea Creek Mouth SWM Facility -
Construction W-7 C SWM/Forebay Faciliy to FB -
Construction 2035-2039 10,694,800 -10,694,800 9,304,500 1,390,300 1,028,822 361,478
15 Dunbarton Creek Mouth SWM Facility - Design W-8 D SWM/Forebay Faciliy to FB - Design 2035-2039 954,900 -954,900 830,800 124,100 91,834 32,266
16 Dunbarton Creek Mouth SWM Facility -
Construction W-8 C SWM/Forebay Faciliy to FB -
Construction 2035-2039 10,694,800 -10,694,800 9,304,500 1,390,300 1,028,822 361,478
17 Amberlea Creek SWM Facility A3 -
Construction A-8 C SWM Facility at outfall to tributary of
Amberlea Creek - Construction
2035-2039 1,814,400 -1,814,400 1,436,200 378,200 279,868 98,332
18 Pine Creek SWM Facility P31 - Design L-20 D SWM Facility at outfall to Pine Creek at
Glenanna Rd. - Design 2035-2039 186,400 -186,400 162,200 24,200 17,908 6,292
19 Pine Creek SWM Facility P31 - Construction L-20 C SWM Facility at outfall to Pine Creek at
Glenanna Rd. - Construction 2035-2039 1,961,300 -1,961,300 1,706,300 255,000 188,700 66,300
20 Pine Creek SWM Facility P29 - Design B-33 D SWM Facility at outlet of Pine Creek at
Fairview Ave. - Design 2035-2039 105,300 -105,300 91,600 13,700 10,138 3,562
21 Pine Creek SWM Facility P29 - Construction B-33 C SWM Facility at outlet of Pine Creek at
Fairview Ave. - Construction 2035-2039 939,400 -939,400 817,300 122,100 90,354 31,746
22 Pine Creek SWM Facility P22 - Design L-21 D SWM Facility at outlet of Pine Creek at
Cedarwood Crt. - Design 2025 302,500 -302,500 263,200 39,300 29,082 10,218
23 Pine Creek SWM Facility P22 - Construction L-21 C SWM Facility at outlet of Pine Creek at
Cedarwood Crt. - Construction 2027 2,541,700 -2,541,700 2,211,300 330,400 244,496 85,904
Watson & Associates Economists Ltd. PAGE 5-16
Table 5-6 (cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Stormwater Management Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Timing
(year)
Gross
Capital Cost
Estimate
(2025$)
Post
Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Developmen
t
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Residential
Share
74%
Non-
Residential
Share
26% 2025 to 2039
24 Pine Creek SWM Facility P27 - Design L-22 D SWM Facility at outlet of Pine Creek at
Storrington St. - Design 2035-2039 180,500 -180,500 157,000 23,500 17,390 6,110
25 Pine Creek SWM Facility P27 - Construction L-22 C SWM Facility at outlet of Pine Creek at
Storrington St. - Construction 2035-2039 1,894,700 -1,894,700 1,648,400 246,300 182,262 64,038
26 Pine Creek Culvert Replacements - Design TC-23 D Replace Radom St culverts, Kingston Rd
culvert, channel works 2026 1,714,600 -1,714,600 1,496,600 218,000 161,320 56,680
27 Pine Creek Culvert Replacements - Construction TC-23 C Replace Radom St culverts, Kingston Rd
culvert, channel works 2030-2039 8,131,700 8,131,700 7,097,900 1,033,800 765,012 268,788
28 Pine Creek Restoration Sites 1&2&3&4 2034 100,000 -100,000 87,400 12,600 9,324 3,276
29 Pine Creek Restoration Site 25 2026 201,700 -201,700 176,300 25,400 18,796 6,604
30 Pine Creek Restoration Sites 13-16 2027 101,800 -101,800 89,000 12,800 9,472 3,328
31 Pine Creek Restoration Sites 17&18 2032 105,600 -105,600 92,300 13,300 9,842 3,458
32 Pine Creek Restoration Sites 17&18 2034 1,050,000 -1,050,000 918,000 132,000 97,680 34,320
33 Pine Creek Restoration Site 25 -Restoration of
Kitley Ravine - Construction 2028 2,007,100 -2,007,100 1,754,800 252,300 186,702 65,598
34
Pine Creek Restoration Sites 9&10 Restoration
of Pine Creek downstream of Kitley Av - Detailed
Design
2028 100,000 -100,000 87,400 12,600 9,324 3,276
35
Pine Creek Restoration Sites 13-16 Restoration
of the creek downstream of Finch Av -
Construction
2029 1,412,000 -1,412,000 1,234,500 177,500 131,350 46,150
36
Pine Creek Restoration Site 12 Restoration of
the creek upstream of Dixie Rd - Detailed
Design
2029 100,000 -100,000 87,400 12,600 9,324 3,276
37
Pine Creek Restoration Sites 9&10 Restoration
of Pine Creek downstream of Kitley Av -
Construction
2030 1,200,000 -1,200,000 1,049,200 150,800 111,592 39,208
38 Pine Creek Restoration Site 12 Restoration of
the creek upstream of Dixie Rd -Construction 2031 730,000 -730,000 638,200 91,800 67,932 23,868
39
Pine Creek Restoration Sites 23&24 -
Restoration of Pine Creek upstream of Finch
Avenue - East Branch - Detailed Design
2031 250,000 -250,000 218,600 31,400 23,236 8,164
40
Pine Creek Restoration Sites 23&24 -
Restoration of Pine Creek upstream of Finch
Avenue - East Branch - Construction
2033 2,200,000 -2,200,000 1,923,500 276,500 204,610 71,890
41
Pine Creek Restoration Sites 20&21 Restoration
of the creek downstream of Fairport Rd -
Detailed Design
2033 100,000 -100,000 87,400 12,600 9,324 3,276
42
Pine Creek Restoration Sites 20&21 Restoration
of the creek downstream of Fairport Rd -
Construction
2035 1,200,000 -1,200,000 1,049,200 150,800 111,592 39,208
43
Pine Creek Restoration Sites 1&2&3&4
Restoration of Pine Creek upstream of Kingston
Road - Construction
2036 1,150,000 -1,150,000 1,005,400 144,600 107,004 37,596
Watson & Associates Economists Ltd. PAGE 5-17
Table 5-6 (cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Stormwater Management Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Timing
(year)
Gross
Capital Cost
Estimate
(2025$)
Post
Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Developmen
t
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Residential
Share
74%
Non-
Residential
Share
26% 2025 to 2039
44 Oklahoma Drive Reconstruction and OGS
Installation 2025-2039 1,100,000 -1,100,000 788,200 311,800 230,732 81,068
Studies -------
45 Brock Industrial Drainage Master Plan 2025-2032 403,000 -403,000 40,300 362,700 268,398 94,302
46 Stormwater Management Study for Infill
Development 2025-2032 289,900 -289,900 72,500 217,400 160,876 56,524
47 Frenchman's Bay Stormwater Management
Master Plan Update 2025-2032 600,000 -600,000 60,000 540,000 399,600 140,400
-------
Adjustment Related to Existing Population Incline ---263,293 (263,293) (263,293) -
-------
Reserve Fund Adjustments ----(3,242,724) (2,399,616) (843,108)
Total 75,081,742 -75,081,742 60,572,093 -11,266,924 8,269,068 2,997,857
Watson & Associates Economists Ltd. PAGE 5-18
Table 5-7
Infrastructure Costs Covered in the D.C. Calculation – Growth-Related Studies
Proj.
No.
Increased Service Needs Attributable to
Anticipated Development
2025 to 2039
Timing
(year)
Gross
Capital Cost
Estimate
(2025$)
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
89%
Non-
Residential
Share
11%
1 Development Charges Background Study 2029 100,000 -100,000 -100,000 88,562 11,438
2 Development Charges Background Study 2033 100,000 -100,000 -100,000 88,562 11,438
3 Development Charges Background Study 2027 100,000 -100,000 -100,000 88,562 11,438
4 Municipal Comprehensive Review - 5 Year
Review 2030 250,000 -18,750 231,250 62,500 168,750 149,448 19,302
5 Municipal Comprehensive Review -
Comprehensive Update 2035 500,000 -37,500 462,500 125,000 337,500 298,896 38,604
6 Consolidated Zoning By-Law Review - 5 Year
Review 2030 250,000 -12,500 237,500 125,000 112,500 99,632 12,868
7 Consolidated Zoning By-Law Review -
Comprehensive Update 2035 850,000 -42,500 807,500 425,000 382,500 338,749 43,751
8 Northeast Pickering (Veraine) Land Use
Study 2035-2039 1,223,800 284,200 81,720 857,880 122,400 735,480 651,354 84,126
-------
Adjustment Related to Existing Population
Incline ---88,736 (88,736) (88,736) -
-------
Reserve Fund Adjustments 1,509,099 -1,509,099 -1,509,099 1,336,484 172,615
------
Total 4,882,899 284,200 192,970 4,405,729 948,636 -3,457,092 3,051,511 405,582
Watson & Associates Economists Ltd. PAGE 5-19
Table 5-8
Infrastructure Costs Covered in the D.C. Calculation – Growth-Related Studies – Residential/Non-Residential Shares
Service Total Residential
Share
Non-
Residential
Share
Transportation Services 619,080 451,928 167,152
Fire Protection Services 156,283 115,649 40,634
Parks and Recreation Services 2,127,431 2,021,059 106,372
Library Services 299,250 284,287 14,962
By-Law Enforcement Services 22,589 16,716 5,873
Stormwater Services 67,497 49,948 17,549
Other Transportation 164,963 122,073 42,890
Total 3,457,092 3,061,661 395,432
Residential/Non-Residential Share 89% 11%
Watson & Associates Economists Ltd. PAGE 5-20
5.3 Service Levels and 14-Year Capital Costs for area-
specific D.C. Calculation
This section evaluates the development-related capital requirements for Transportation
Services over the 14-year planning period (mid 2025 to mid 2039) outside of the Seaton
Lands. The service is evaluated on two format sheets: the average historical 15-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.
5.3.1 Transportation Services
The City currently provides Transportation Services utilizing an inventory of 155.4 km of
roads, 72 bridges and culverts, 346,700 meters of sidewalks and active transportation
routes, and 25 traffic/pedestrian signals. This historical level of investment results in an
average level of service of $6,949 per capita over the past 15 years. When applied
against the anticipated population growth over the 14-year forecast period (i.e., 14,143
net population growth, excluding institutional population) and accounting for the 12.6%
incline in population in existing dwelling units, this allows for a maximum D.C. eligible
amount of $85.9 million to be included in the charge calculation.
To provide service to new development over the 14-year forecast period, $327.3 million
in gross capital costs of growth-related projects have been identified based on the City’s
capital budget and discussions with staff. $117.9 million has been deducted as a
benefit to existing development and a further $94.4 million has been deducted for the
benefit to growth beyond the 14-year forecast period. Further, $29.1 million has been
deducted to reflect the existing D.C. reserve fund surplus resulting in $85.9 million being
included in the calculation of the charge.
These D.C. eligible costs are then attributed 73% to residential development and 27%
to non-residential development based on the relationship of population to employment
growth anticipated over the 14-year forecast period (i.e., 14,143 population and 5,236
employment). These growth-related projects and costs are detailed in Table 5-9.
Watson & Associates Economists Ltd. PAGE 5-21
-
Table 5-9
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Less: Potential D.C. Recoverable Cost
Proj.
No. Roads Codes 2025 Budget Code Residential
Share
Non
Residential
Share
73% 27%
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 C10570.2804 2028 4,264,500 -4,264,500 426,500 3,838,000 2,801,740 1,036,260
2 DH-14 William Jackson Drive (Old Taunton
Road) - Culvert Replacement Urfe Creek Culvert Structure DH-14 C10570.2306 2027 5,399,700 -5,399,700 540,000 4,859,700 3,547,581 1,312,119
3 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 2035-2039 4,566,800 2,686,366 1,880,434 456,700 1,423,734 1,039,326 384,408
4 RO-3 Twyn Rivers Drive - Road
Reconstruction
Hoover Drive to West Boundary Limit.
2-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
RO-3 C10575.3001 2030 1,095,800 -1,095,800 821,900 273,900 199,947 73,953
5 RO-3 Twyn Rivers Drive - Road
Reconstruction
Hoover Drive to West Boundary Limit.
2-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
RO-3 C10575.3001 2032 4,383,200 -4,383,200 3,287,400 1,095,800 799,934 295,866
6 RP-4a Finch Avenue - Road Reconstruction
Altona Road to Culvert Structure.
3-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
RP-4a C10575.2804 2028 1,963,300 -1,963,300 490,800 1,472,500 1,074,925 397,575
7 RP-4c Finch Avenue - Road Reconstruction
Woodview Avenue to 190m West.
3-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
RP-4c C10575.3003 2030 746,500 -746,500 186,600 559,900 408,727 151,173
8 RP-4d Finch Avenue - Road Reconstruction
190m West of Woodview Avenue to
Townline.
3-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
RP-4d C10575.3201 2032 3,616,800 -3,616,800 904,200 2,712,600 1,980,198 732,402
9 WO-5 Sheppard Avenue - New Sidewalk
Installation
Whites Road to Rosebank Road (West Jog)
(north side) WO-5 C10515.2701 2027 381,300 -381,300 286,000 95,300 69,569 25,731
10 WO-9 Sheppard Avenue - New Sidewalk
Installation
Whites Road to Fairport Road (south side),
incl. structure extension WO-9 C10515.2901 2029 617,300 -617,300 463,000 154,300 112,639 41,661
11 RU-4 Audley Road (Sideline 2) - Road
Reconstruction
Fifth Concession Road to Hwy 7.
2-lane Road Reconstruction, Rural, incl.
structures
RU-4a C10575.2905 2029 6,887,000 -6,887,000 3,443,500 3,443,500 2,513,755 929,745
12 RU-4 Audley Road (Sideline 2) - Culvert
Replacement with Design and Approvals Fifth Concession Road to Hwy 7. RU-4b C10575.2603 2026 981,000 -981,000 490,500 490,500 358,065 132,435
13 D-4 Dunbarton Walkway - New Walkway
Installation Dunbarton Road to Rambleberry Avenue D-4 C10305.3201 2032 609,100 -609,100 456,800 152,300 111,179 41,121
14
DH-2 Palmer Sawmill Road (Valley Farm
Road) New Bridge Construction - EA &
Design
Over the Ganatsekiagon Creek DH-2 2035-2039 1,158,300 681,379 476,921 115,800 361,121 263,618 97,503
15 DH-2 Palmer Sawmill Road (Valley Farm
Road) New Bridge Construction Over the Ganatsekiagon Creek DH-2 2035-2039 18,122,000 10,660,102 7,461,898 1,812,200 5,649,698 4,124,280 1,525,419
16 R-4a Oakwood Drive - Road Reconstruction
Rougemount Drive to Mountain Ash Drive.
2-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
R-4a C10575.3008 2030 2,243,800 -2,243,800 1,121,900 1,121,900 818,987 302,913
17 R-4b Oakwood Drive - Road Reconstruction
Mountain Ash Drive to Toynevale Road.
2-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
R-4b C10575.2703 2028 1,123,280 -1,123,280 561,600 561,680 410,026 151,654
18 R-5b Rougemount Drive - Road
Reconstruction
Toynevale Road to 200m South.
2-lane Road Reconstruction, Urbanization,
incl. storm and sidewalk
R-5b C10575.2701 2027 1,277,500 -1,277,500 638,800 638,700 466,251 172,449
19 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 C10575.2901 2029 4,979,100 -4,979,100 2,489,600 2,489,500 1,817,335 672,165
Timing
(year)
Gross Capital
Cost Estimate
(2025$)
Post Period
Benefit
Increased Service Needs Attributable to Anticipated Development
2025 to 2039
Net Capital
Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Watson & Associates Economists Ltd. PAGE 5-22
-
Table 5-9 (cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Roads Codes 2025 Budget Code Timing
(year)
Gross Capital
Cost Estimate
(2025$)
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
73%
Non
Residential
Share
27%2025 to 2039
20 RP-2 Finch Avenue - Culvert Replacement 275m West of Altona Road. RP-2 C10575.2601 2026 324,220 -324,220 162,100 162,120 118,348 43,772
21 RP-2 Finch Avenue - Culvert Replacement 275m West of Altona Road. RP-2 C10575.2601 2028 1,296,880 -1,296,880 648,400 648,480 473,390 175,090
22 RU-7a Scarborough / Pickering Townline -
Road Reconstruction
CPR to Third Concession Road
(Taunton/Steeles).
2-lane Road Reconstruction, Rural, incl.
widening
RU-7a C10575.2705 2027 7,393,400 -7,393,400 3,696,700 3,696,700 2,698,591 998,109
23
RU-7b Scarborough / Pickering Townline -
Culvert Replacement with Design and
Approvals
60m South of Third Concession Road. RU-7b C10575.2702 2027 1,347,500 -1,347,500 673,800 673,700 491,801 181,899
24 TC-13 Dixie Road - New Sidewalk
Installation Kingston Road to South Limit (East side) TC-13 2035-2039 72,600 11,830 60,770 54,500 6,270 4,577 1,693
25 W-4b Granite Court - from Bridge to Whites
Road
CNR Bridge to Whites (north side).
Upgrade existing asphalt to 1.8m conrete W-4b C10515.2402 W-4b 2025 26,700 -26,700 20,000 6,700 4,891 1,809
26 B-27 Plummer Street Extension - New
Bridge Construction At Krosno Creek B-27 C10575.3004 2030 3,373,100 -3,373,100 843,300 2,529,800 1,846,754 683,046
27 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 C10575.3005 2030 84,400 -84,400 21,100 63,300 46,209 17,091
28 L-17a Rosebank Road - Road
Reconstruction
CPR Overpass to Third Concession Road.
2-lane Road Reconstruction, Rural, incl.
widening
L-17a 2035-2039 5,168,500 2,533,619 2,634,881 1,292,100 1,342,781 980,230 362,551
29 L-17b Rosebank Road - Bridge
Replacement with Design and Approvals 350m south of Third Concession Road L-17b 2035-2039 579,200 283,924 295,276 144,800 150,476 109,847 40,628
30 L-18 Rosebank Road - Road Reconstruction
Third Concession Road to Taunton Road.
2-lane Road Reconstruction, Rural, incl.
widening
L-18 2035-2039 4,215,400 2,066,360 2,149,040 1,053,900 1,095,140 799,452 295,688
31 BI-21 Montgomery Park Road - Road
Reconstruction
Sandy Beach Road to Mckay Road.
3-lane Road Reconstruction, Rural, incl. full
load base
BI-21 C10570.2805 2028 5,798,000 -5,798,000 2,899,000 2,899,000 2,116,270 782,730
32 Third Concession Rd. - Dixie Rd. To Whites
Rd. Reconstruction/widen L-12 2035-2039 6,131,700 3,005,780 3,125,920 1,532,900 1,593,020 1,162,904 430,115
33 L-13a Third Concession Road - Road
Reconstruction Whites Road to Rosebank Road (west leg) L-13a 2035-2039 2,759,100 1,352,497 1,406,603 689,800 716,803 523,267 193,537
34 L-13b Third Concession Road - Culvert
Replacement East of Rosebank Road (east leg) 188m L-13b 2035-2039 513,100 251,506 261,594 128,300 133,294 97,305 35,989
35 L-13c Third Concession Road - Road
Reconstruction Rosebank Road (west leg) to Altona Road L-13c C10570.2601 2026 2,868,900 -2,868,900 717,200 2,151,700 1,570,741 580,959
36 L-13d Third Concession Road - Culvert
Replacement West of Rosebank Road (west leg) 340m L-13d C10570.2501 2025 597,000 -597,000 149,300 447,700 326,821 120,879
37 L-14 Third Concession Road - Road
Reconstruction
Altona Road to Scarborough / Pickering
Townline L-14 2035-2039 6,131,700 3,005,780 3,125,920 1,532,900 1,593,020 1,162,904 430,115
38 L-15 Fairport Road - Road Reconstruction Lynn Heights Drive To Third Concession
Road L-15 2035-2039 5,748,400 2,817,870 2,930,530 1,437,100 1,493,430 1,090,204 403,226
39 L-16 Dixie Road - Road Reconstruction Hydro Corridor Gossamer Drive to Third
Concession Road L-16 2035-2039 5,365,100 2,629,960 2,735,140 1,341,300 1,393,840 1,017,503 376,337
40 B-24 Plummer Street - Road Reconstruction
Brock Rd. To Salk Road
Oversize to Collector Road B-24 C10575.3101 2031 774,000 -774,000 193,500 580,500 423,765 156,735
41 B-25 Plummer Street - Road Construction
Salk Road To Hydro Corridor (centre).
New Collector Road B-25 C10575.3102 2031 619,200 -619,200 154,800 464,400 339,012 125,388
Watson & Associates Economists Ltd. PAGE 5-23
-
Table 5-9 (cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Roads Codes 2025 Budget Code Timing
(year)
Gross Capital
Cost Estimate
(2025$)
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
73%
Non
Residential
Share
27%2025 to 2039
42 B-26A Plummer Street - Road
Reconstruction
Hyrdo Corridor (centre) to Sandy Beach
Road.
New Collector Road
B-26A C10575.3202 2032 1,521,400 -1,521,400 380,400 1,141,000 832,930 308,070
43 EA Study - Plummer Street (B-24, B-25, B-
26a) Legacy Reference A-8 / A-9 + A-10 only C10575.3006 2030 781,400 -781,400 195,400 586,000 427,780 158,220
44 Highway 401 Road Crossing Land C10575.2002 for $4.5m 2034 5,300,000 2,078,451 3,221,549 2,120,000 1,101,549 804,131 297,418
45 Highway 401 Road Crossing Design C10575.2002 for $4.5m 2034 4,500,000 1,764,723 2,735,277 1,800,000 935,277 682,752 252,525
46 Highway 401 Road Crossing Construction C10575.2002 for $4.5m 2035-2039 122,700,000 48,118,107 74,581,893 49,080,000 25,501,893 18,616,382 6,885,511
47 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 C10570.2705 2027 2,127,700 -2,127,700 531,900 1,595,800 1,164,934 430,866
48 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 2035-2039 127,300 74,903 52,397 12,700 39,697 28,979 10,718
49 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 2035-2039 2,047,100 1,204,195 842,905 204,700 638,205 465,890 172,315
50 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 2035-2039 2,895,800 1,703,415 1,192,385 289,600 902,785 659,033 243,752
51 B-29 Sandy Beach Road - EA, Design,
Construction B-29 2032 12,250,000 -12,250,000 6,125,000 6,125,000 4,471,250 1,653,750
-------
Streetlights and Sidewalks -------
52 D-10 Finch Avenue - New Sidewalk
Installation Darwin to Fairport Road (south side) D-10 C10515.3001 2030 395,400 -395,400 197,700 197,700 144,321 53,379
53 V-12 Finch Avenue - New Multiple Use Path
installation
Brock Road to Hydro Corridor (west edge)
(north side) V-12 C10515.3002 2030 842,200 -842,200 421,100 421,100 307,403 113,697
54 W-5 Whites Road - New Sidewalk
Installation Granite Court to Hwy 401 (west side) W-5 C10515.2503 2025 148,500 -148,500 74,300 74,200 54,166 20,034
55
RU-8 Whites Road - New Sidewalk, Multi-
use Path, and Streetlight installation (both
sides)
Third Concession Road north to Taunton
Road. RU-8 C10575.3009 2030 5,929,100 -5,929,100 296,500 5,632,600 4,111,798 1,520,802
56
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 C10575.2907 2029 3,476,600 -3,476,600 347,700 3,128,900 2,284,097 844,803
57 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 C10575.2910 2029 566,000 -566,000 56,600 509,400 371,862 137,538
58 RU-9 Whites Road - New Streetlights on
structure
Regional Bridge over West Duffins Creek
(both sides). RU-9 C10575.2908 2029 1,264,900 -1,264,900 63,200 1,201,700 877,241 324,459
59 BI-4 Brock Road - New Sidewalk and
Streetlight Installation (both sides)
Bayly Street to Montgomery Road (both
sides). BI-4 C10575.3401 2034 2,909,300 -2,909,300 1,454,700 1,454,600 1,061,858 392,742
60 A-6 Whites Road at CPR Overpass Install new sidewalk (both sides), and
streetlights on structure (one side) A-6 C10575.2909 2029 421,600 -421,600 63,200 358,400 261,632 96,768
61 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 C10575.2502 2026 26,000 -26,000 13,000 13,000 9,490 3,510
Watson & Associates Economists Ltd. PAGE 5-24
Table 5-9 (cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Roads Codes 2025 Budget Code Timing
(year)
Gross Capital
Cost Estimate
(2025$)
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
73%
Non-
Residential
Share
27% 2025 to 2039
62 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 C10575.3302 2033 610,400 -610,400 91,600 518,800 378,724 140,076
63 BI-36 Bayly Street - New Sidewalk and
Streetlight Installation (both sides)
Squires Beach Road to Church Street (both
sides) BI-36 C10575.3303 2033 937,900 -937,900 140,700 797,200 581,956 215,244
64 RU-10 Hwy 7 - New Sidewalk and
Streetlight Installation (both sides) Brock Road to West Townline (both sides) RU-10 2035-2039 9,057,000 5,031,682 4,025,318 1,358,600 2,666,718 1,946,704 720,014
65 H1 Altona Road - New Sidewalk and
Streetlight Installation (both sides)
Strouds Lane to North Side of Hydro
Corridor (both sides) H1 2035-2039 1,683,100 550,005 1,133,095 841,600 291,495 212,791 78,704
66 L-6 Finch Avenue - New Sidewalk and
Streetlight Installation (north side)
Fairport Road to Duncannon Drive (north
side) L-6 C10515.3102 2031 277,600 -277,600 138,800 138,800 101,324 37,476
67 L-7 Finch Avenue - New Sidewalk
Installation (north side) Lynn Heights to 80m east (north side) L-7 C10515.3103 2031 62,500 -62,500 31,300 31,200 22,776 8,424
68 L-9 Finch Avenue - New Sidewalk
Installation (south side)
Valley Farm Road to 600m west (south
side) L-9 C10515.3101 2031 468,800 -468,800 234,400 234,400 171,112 63,288
69 L-10 Finch Avenue - New Multi use Path
Installation (north side) Valley Farm Road to 245m east (north side) L-10 C10515.3104 2031 234,500 -234,500 117,300 117,200 85,556 31,644
70 RP-8 Altona Road - New Sidewalk and
Streetlight Installation (west side)
Finch Avenue south to Hydro Corridor (north
limit), (west side) RP-8 2035-2039 201,500 65,818 135,682 100,800 34,882 25,464 9,418
71 RP-9 Altona Road - New Sidewalk and
Streetlight Installation (east side)
Finch Avenue south to Hydro Corridor (north
limit), (east side) RP-9 2027 201,500 -201,500 100,800 100,700 73,511 27,189
72 RP-10 Altona Road - New Sidewalk and
Streetlight Installation (west side)
Finch Avenue north to CPR Tracks (west
side) RP-10 2035-2039 201,500 65,818 135,682 100,800 34,882 25,464 9,418
73 RP-11 Altona Road - New Sidewalk and
Streetlight Installation (east side) Finch Avenue north to CPR Tracks RP-11 2035-2039 201,500 65,818 135,682 100,800 34,882 25,464 9,418
74 RU-11 North Road - New Sidewalk and
Streetlight Installation (both sides) Hwy 7 to 1.35kms south (both sides) RU-11 C10575.2810 2028 2,071,000 -2,071,000 310,700 1,760,300 1,285,019 475,281
75
RU-14 Whitevale Road - New Sidewalk,
Multi-use Path, and Streetlight installation
(both sides)
Altona Road to York/Durham Townline (both
sides) RU-14 2035-2039 3,086,900 1,714,984 1,371,916 463,000 908,916 663,509 245,407
76
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 C10515.3201 2032 1,821,900 -1,821,900 273,300 1,548,600 1,130,478 418,122
77
RU-18 Taunton Road - New Sidewalk, Multi-
use Path, and Streetlight installation (both
sides)
Whites Road to West Townline (both sides) RU-18 C10575.3007 2030 3,834,800 -3,834,800 575,200 3,259,600 2,379,508 880,092
78
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 C10575.2805 2028 72,800 -72,800 36,400 36,400 26,572 9,828
79
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 C10575.2813 2028 312,600 -312,600 156,300 156,300 114,099 42,201
80
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 C10575.2814 2028 597,000 -597,000 298,500 298,500 217,905 80,595
81
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 C10575.2815 2028 592,900 -592,900 296,500 296,400 216,372 80,028
82
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 C10575.2706 2027 1,202,000 -1,202,000 601,000 601,000 438,730 162,270
83
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 C10575.2816 2028 455,600 -455,600 227,800 227,800 166,294 61,506
84 BI-22 Squires Beach Road - New Sidewalk
installation
Bayly Avenue south to 335m
Install new sidewalk (side to be determined) BI-22 C10575.2610 2026 141,500 -141,500 70,800 70,700 51,611 19,089
Watson & Associates Economists Ltd. PAGE 5-25
-
Table 5-9 (cont’d)
Infrastructure Costs Covered in the D.C. Calculation – Transportation Services
Proj.
No.
Increased Service Needs Attributable to Anticipated Development Roads Codes 2025 Budget Code Timing
(year)
Gross Capital
Cost Estimate
(2025$)
Post Period
Benefit
Net Capital
Cost
Less: Potential D.C. Recoverable Cost
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to New
Development
Total
Residential
Share
73%
Non
Residential
Share
27%2025 to 2039
85 BI-22 Squires Beach Road - New Sidewalk
installation
Bayly Avenue south to 335m
Install new sidewalk (side to be determined) BI-22 C10575.2610 2026 141,500 -141,500 70,800 70,700 51,611 19,089
------
Traffic Signals ------
86 D-8 Traffic Signalization - Glenanna Road at
Fairport Road Full Traffic Signals D-8 C10520.2701 2027 471,600 -471,600 47,200 424,400 309,812 114,588
87 D-12 Traffic Signalization - Welrus Street at
Fairport Road Full Traffic Signals D-12 C10520.2801 2028 471,600 -471,600 47,200 424,400 309,812 114,588
88 A-5 Traffic Signalization - Rosebank Road at
Highview Road / Summerpark Crescent Full Traffic Signals A-5 C10520.3003 2030 471,600 -471,600 47,200 424,400 309,812 114,588
89 A-7 Traffic Signalization - Strouds Lane at
Aspen Road / Shadybrook Drive Full Traffic Signals A-7 C10520.3103 2031 471,600 -471,600 47,200 424,400 309,812 114,588
90 RP-1 Traffic Signalization - Finch Avenue at
Woodview Avenue Full Traffic Signals RP-1 C10520.2903 2029 471,600 -471,600 47,200 424,400 309,812 114,588
91 W-9 Traffic Signalization - Oklahoma Drive
at Eyer Drive Full Traffic Signals W-9 C10520.2703 2027 471,600 -471,600 47,200 424,400 309,812 114,588
-------
Adjustment Related to Existing Population Incline ---8,719,364 (8,719,364) (8,719,364) -
-------
Reserve Fund Adjustments ----(29,084,947) (21,232,012) (7,852,936)
Total 327,315,480 94,424,889 232,890,591 117,940,064 -85,865,580 60,327,646 25,537,935
Watson & Associates Economists Ltd. PAGE 5-26
-
-
Table 6-1
D.C.Calculation for City-Wide Services
2025-2039
2025$ D.C. Eligible Cost 2025$ D.C.-Eligible Cost
Residential Non-Residential Residential Non-Residential
SERVICE/CLASS
Seaton Prestige
Employment Land
Other Pickering
Non Residential S.D.U.
Seaton Prestige
Employment Land
(per net hectare)
Other Pickering
Non-Residential
(per sq.ft.)
$ $ $ $ $ $
1. Other Transportation Services 20,209,669 2,670,538 4,656,248 1,229 16,354 0.62
2. Fire Protection Services 19,146,199 2,530,010 4,411,227 1,102 14,686 0.55
3. Parks and Recreation Services 289,344,339 5,727,424 9,986,117 18,736 36,793 1.41
4. Library Services 40,699,927 805,634 1,404,673 2,835 5,560 0.21
5. By-Law Enforcement Services 2,767,332 365,680 637,585 196 2,555 0.10
6. Stormwater Services 8,269,068 1,092,688 1,905,169 530 6,938 0.27
7. Growth-Related Studies 3,051,511 147,830 257,751 182 881 0.03
TOTAL $383,488,045 $13,339,805 $23,258,771 $24,810 83,767 3.19
Finacing Costs/(Earnings) $40,701,406 $808,434 $1,712,410
D.C.-Eligible Capital Cost $424,189,451 $14,148,239 $24,971,181
14-Year Gross Population/Net Hectares/GFA Growth (sq.ft.) 61,996 169 7,834,975
Cost Per Capita/Non-Residential GFA (sq.ft.) $6,842.21 $83,766.96 $3.19
By Residential Unit Type P.P.U.
Single and Semi-Detached Dwelling 3.626 $24,810
Other Multiples 2.799 $19,151
Apartments - 2 Bedrooms + 2.248 $15,381
Apartments - Bachelor and 1 Bedroom 1.412 $9,661
Watson & Associates Economists Ltd. PAGE 6-2
Table 6-2
D.C.Calculation for Area-Specific Services (Outside of Seaton Lands)
2025-2039
7.44
2025$ D.C.-Eligible Cost 2025$ D.C.-Eligible Cost
SERVICE/CLASS Residential Non Residential S.D.U. per sq.ft.
$ $ $ $
8. Transportation Services 60,327,646 25,537,935 18,003
TOTAL $60,327,646 $25,537,935 $18,003 $7.44
Cost Per Capita/Non-Residential GFA (sq.ft.) $4,964.88 $7.44
By Residential Unit Type P.P.U.
Single and Semi-Detached Dwelling 3.626 $18,003
Other Multiples 2.799 $13,897
Apartments - 2 Bedrooms + 2.248 $11,161
Apartments - Bachelor and 1 Bedroom 1.412 $7,010
Finacing Costs/(Earnings) $1,023,321 $1,223,271
D.C.-Eligible Capital Cost $61,350,967 $26,761,206
14-Year Gross Population/GFA Growth (sq.ft.) 12,357 3,597,200
-
Watson & Associates Economists Ltd. PAGE 6-3
- - -
Table 6-3
Schedule of Calculated D.C.s
Service/Class of Service
RESIDENTIAL NON-RESIDENTIAL
Single and Semi
Detached Dwelling Other Multiples Apartments 2
Bedrooms +
Apartments
Bachelor and 1
Bedroom
Seaton Prestige
Employment Lands
(per net hectare)
Other Pickering Non-
Residential 2
(per sq.ft. of Gross
Floor Area)
City Wide Services/Class of Service:
Other Transportation
Fire Protection Services
Parks and Recreation Services
Library Services
By-Law Enforcement Services
Stormwater Services
Growth-Related Studies
1,229
1,102
18,736
2,835
196
530
182
948
851
14,463
2,189
151
409
141
762
683
11,616
1,758
122
328
113
478
429
7,296
1,104
76
206
71
16,354
14,686
36,793
5,560
2,555
6,938
881
0.62
0.55
1.41
0.21
0.10
0.27
0.03
Total City Wide Services/Class of Services 24,810 19,152 15,382 9,660 83,767 3.19
Outside of Seaton Lands 1
Transportation Services 18,003 13,897 11,161 7,010 7.44
Total Outside of Seaton Services 18,003 13,897 11,161 7,010 -7.44
GRAND TOTAL SEATON
GRAND TOTAL REST OF PICKERING
24,810
42,812
19,152
33,049
15,382
26,543
9,660
16,670
83,767 3.19
10.63
1. Subject to a separate agreement outside of the Development Charges Act concerning the provision of Transportation requirements in addition to other funding contributions
2. Does not apply to prestige employment development in Seaton, as that development is subject to the per net Ha land area charge instead.
Watson & Associates Economists Ltd. PAGE 6-4
Table 6-4
Comparison of Current and Calculated D.C.s
Residential (Single Detached)
Service/Class of Service Current Calculated Change ($) Change (%)
Municipal Wide Services/Classes:
Other Transportation 876 1,229 353 40%
Fire Protection Services 1,381 1,102 (279) -20%
Parks and Recreation Services 15,591 18,736 3,145 20%
Library Services 2,871 2,835 (36) -1%
Growth-Related Studies 276 182 (94) -34%
By-Law Enforcement Services 121 196 75 62%
Stormwater Services 540 530 (10) -2%
Total Municipal Wide Services/Classes 21,656 24,810 3,154 15%
Outside of Seaton Lands 1
Transportation Services 15,812 18,003 2,191 14%
Total Area Specific Services 15,812 18,003 2,191 14%
Grand Total 37,468 42,812 5,344 14%
1. Subject to a separate agreement outside of the Development Charges Act concerning the
provision of Transportation requirements in addition to other funding contributions
Table 6-5
Comparison of Current and Calculated D.C.s
Non-Residential – Other Pickering (per sq.ft.)
Service/Class of Service Current Calculated Change ($) Change (%)
Municipal Wide Services/Classes:
Other Transportation 0.40 0.62 0.22 54%
Fire Protection Services 0.62 0.55 (0.07) -11%
Parks and Recreation Services 1.21 1.41 0.20 16%
Library Services 0.22 0.21 (0.01) -3%
Growth-Related Studies 0.04 0.03 (0.01) -17%
By-Law Enforcement Services 0.05 0.10 0.05 96%
Stormwater Services 0.25 0.27 0.02 7%
Total Municipal Wide Services/Classes 2.79 3.19 0.40 14%
Outside of Seaton Lands 1
Transportation Services 5.56 7.44 1.88 34%
Total Area Specific Services 5.56 7.44 1.88 34%
Grand Total 8.35 10.63 2.28 27%
1. Subject to a separate agreement outside of the Development Charges Act concerning the
provision of Transportation requirements in addition to other funding contributions
Watson & Associates Economists Ltd. PAGE 6-5
Table 6-6
Comparison of Current and Calculated D.C.s
Non-Residential – Seaton Prestige Employment Lands (per net ha)
Service/Class of Service Current Calculated Change ($) Change (%)
Municipal Wide Services/Classes:
Other Transportation 13,738 16,354 2,616 19%
Fire Protection Services 21,722 14,686 (7,036) -32%
Parks and Recreation Services 42,202 36,793 (5,409) -13%
Library Services 7,868 5,560 (2,308) -29%
Growth-Related Studies 1,272 881 (391) -31%
By-Law Enforcement Services 1,837 2,555 718 39%
Stormwater Services 8,497 6,938 (1,559) -18%
Total Municipal Wide Services/Classes 97,136 83,767 (13,369) -14%
Outside of Seaton Lands 1
Transportation Services --
Total Area Specific Services ---0%
Grand Total 97,136 83,767 (13,369) -14%
1. Subject to a separate agreement outside of the Development Charges Act concerning the
provision of Transportation requirements in addition to other funding contributions
Watson & Associates Economists Ltd. PAGE 6-6
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.
7.3.5 Transition
The proposed D.C. By-law will come into effect on July 1, 2025. Notwithstanding the
forgoing, where building permit applications were received prior to July 1, 2025 the
D.C.s shall be calculated, paid, and collected at the current rates within the City of
Pickering D.C. by-law, provided:
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;
applicable law approvals prescribed in the building code have been obtained or
applied for; and
the building permit or a conditional building permit is issued for all or part of the
building by August 15, 2025.
7.3.6 Timing of Collection
The D.C.s for all services and classes are payable upon issuance of a building permit
for each dwelling unit, building, or structure, subject to early or late payment
agreements entered into by the City and an owner under section 27 of the D.C.A.
Rental housing and institutional developments will pay D.C.s in six equal annual
payments commencing at occupancy. Moreover, the D.C. amount for all developments
occurring within 18 months of a Site Plan or Zoning By-law Amendment planning
approval (for applications submitted after January 1, 2020), shall be determined based
on the D.C. in effect on the day of the applicable Site Plan or Zoning By-law
Amendment application.
Installment payments and payments determined at the time of Site Plan or Zoning By-
law Amendment application are subject to annual interest charges. The maximum
interest rate the City can impose is the average prime rate plus 1% as defined in
Watson & Associates Economists Ltd. PAGE 7-5
The asset management requirement for this D.C. background study has been
undertaken independently of any City A.M.P.s.
8.2 Asset Management Plan
In recognition to the schematic in Section 8.1, the following table (presented in 2025$)
has been developed to provide the annualized expenditures and revenues associated
with new growth. Note that the D.C.A. does not require an analysis of the non-D.C.
capital needs or their associated operating costs so these are omitted from the table
below. As such, 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 2025 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 $71.7 million. Of this total, $16.2
million relates the annual debt payment costs for benefit to existing development
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
$54.9 million. This amount, totalled with the existing operating revenues of
$172.0 million, provides annual revenues of $226.9 million by the end of the
period.
6. In consideration of the above, the capital plan is deemed to be financially
sustainable when considering the impacts on a City-wide basis.
Watson & Associates Economists Ltd. PAGE 8-3
Table 8-1
Asset Management – Future Expenditures and Associated Revenues (2025$)
2039 (Total)
Expenditures (Annualized)
Annual Debt Payment on Non-Growth
Related Capital1 $16,238,120
Annual Debt Payment on Post Period
Capital2 $7,447,553
Lifecycle:
Annual Lifecycle Costs $16,789,062
Incremental Operating Costs (for D.C.
Services) $31,201,997
Total Expenditures $71,676,733
Revenue (Annualized)
Total Existing Revenue3 $171,999,146
Incremental Tax and Non-Tax Revenue
(User Fees, Fines, Licences, etc.) $54,939,176
Total Revenues $226,938,322
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
Table C-7
Cash Flow Calculation
Transportation Services
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
$4,964.88 1% / 3%
D.C.
Year
D.C.
Reserve
Fund
Opening
Balance
Nominal
Project Cost
(Before
Incline
Adjustment)
Project Cost
Inflated at 3%
(Includes
Incline
Adjustment of
12.6%)
Population
Growth
Per Capita per
Year
Inflated at
(3%) Starting in
2025 Anticipated
Revenues
Annual
Surplus/
(Deficit)
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
Reserve
Fund
Closing
Balance
after
Interest
2025 21,232,012 385,878 337,149 888 4,964.88 4,407,816 25,302,679 232,673 25,535,353
2026 25,535,353 2,108,255 1,897,282 888 5,113.82 4,540,051 28,178,122 268,567 28,446,690
2027 28,446,690 9,570,592 8,871,249 888 5,267.24 4,676,252 24,251,693 263,492 24,515,185
2028 24,515,185 9,212,425 8,795,431 888 5,425.25 4,816,540 20,536,294 225,257 20,761,552
2029 20,761,552 8,548,373 8,406,280 888 5,588.01 4,961,036 17,316,308 190,389 17,506,697
2030 17,506,697 11,001,246 11,142,933 888 5,755.65 5,109,867 11,473,632 144,902 11,618,533
2031 11,618,533 1,453,357 1,516,237 888 5,928.32 5,263,163 15,365,459 134,920 15,500,379
2032 15,500,379 9,325,969 10,021,346 888 6,106.17 5,421,058 10,900,092 132,002 11,032,094
2033 11,032,094 1,079,086 1,194,333 888 6,289.36 5,583,690 15,421,451 132,268 15,553,719
2034 15,553,719 2,548,741 2,905,576 888 6,478.04 5,751,201 18,399,344 169,765 18,569,109
2035 18,569,109 7,009,020 8,230,023 696 6,672.38 4,642,640 14,981,727 167,754 15,149,481
2036 15,149,481 7,009,020 8,476,924 696 6,872.55 4,781,919 11,454,477 133,020 11,587,496
2037 11,587,496 7,009,020 8,731,231 696 7,078.73 4,925,377 7,781,642 96,846 7,878,488
2038 7,878,488 7,009,020 8,993,168 696 7,291.09 5,073,138 3,958,458 59,185 4,017,643
2039 4,017,643 7,009,020 9,262,963 696 7,509.82 5,225,333 (19,988) 19,988
Total 90,279,021 98,782,124 12,357 75,179,084 2,371,029
-Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-9
Table C-8
Cash Flow Calculation
Transportation Services
Non-Residential per ft²
Development
Related
Expenditures
Development
Related
Expenditures
$7.439 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
Project Cost
Inflated at 3%
Sq. Ft. of
Gross Floor
Area
per sq.ft. per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 7,852,936 142,722 142,722 239,813 7.439 1,784,080 9,494,294 86,736 9,581,030
2026 9,581,030 779,765 803,158 239,813 7.663 1,837,603 10,615,475 100,983 10,716,457
2027 10,716,457 3,539,808 3,755,382 239,813 7.893 1,892,731 8,853,806 97,851 8,951,657
2028 8,951,657 3,407,335 3,723,287 239,813 8.129 1,949,513 7,177,883 80,648 7,258,531
2029 7,258,531 3,161,727 3,558,552 239,813 8.373 2,007,998 5,707,977 64,833 5,772,810
2030 5,772,810 4,068,954 4,717,033 239,813 8.624 2,068,238 3,124,015 44,484 3,168,499
2031 3,168,499 537,543 641,854 239,813 8.883 2,130,285 4,656,930 39,127 4,696,057
2032 4,696,057 3,449,331 4,242,242 239,813 9.150 2,194,194 2,648,009 36,720 2,684,729
2033 2,684,729 399,114 505,586 239,813 9.424 2,260,020 4,439,163 35,619 4,474,783
2034 4,474,783 942,685 1,229,990 239,813 9.707 2,327,820 5,572,613 50,237 5,622,850
2035 5,622,850 2,592,377 3,483,938 239,813 9.998 2,397,655 4,536,566 50,797 4,587,364
2036 4,587,364 2,592,377 3,588,456 239,813 10.298 2,469,585 3,468,492 40,279 3,508,771
2037 3,508,771 2,592,377 3,696,110 239,813 10.607 2,543,672 2,356,333 29,326 2,385,659
2038 2,385,659 2,592,377 3,806,993 239,813 10.925 2,619,982 1,198,647 17,922 1,216,569
2039 1,216,569 2,592,377 3,921,203 239,813 11.253 2,698,582 (6,053) 6,053 -Total 33,390,871 41,816,508 3,597,200 33,181,958 781,614
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-10
Table C-18
Cash Flow Calculation
Stormwater Management Services
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
$146.03 1% / 3%
Year
D.C.
Reserve
Fund
Opening
Balance
Nominal
Project Cost
(Before
Incline
Adjustment)
Project Cost
Inflated at 3%
(Includes
Incline
Adjustment of
3.1%) Population
Growth
Per Capita per
Year
Inflated at
(3%) Starting in
2025 Anticipated
Revenues
Annual
Surplus/
(Deficit)
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C.
Reserve
Fund
Closing
Balance
after
Interest
2025 2,399,616 266,388 258,168 4,695 146.03 685,639 2,827,088 26,134 2,853,221
2026 2,853,221 417,422 416,677 4,695 150.41 706,208 3,142,752 29,980 3,172,732
2027 3,172,732 905,325 930,821 4,695 154.92 727,395 2,969,305 30,710 3,000,015
2028 3,000,015 399,831 423,424 4,695 159.57 749,216 3,325,807 31,629 3,357,437
2029 3,357,437 344,479 375,750 4,695 164.36 771,693 3,753,379 35,554 3,788,933
2030 3,788,933 391,898 440,298 4,695 169.29 794,844 4,143,478 39,662 4,183,141
2031 4,183,141 371,474 429,872 4,695 174.37 818,689 4,571,957 43,775 4,615,733
2032 4,615,733 290,148 345,834 4,695 179.60 843,250 5,113,148 48,644 5,161,792
2033 5,161,792 390,631 479,570 4,695 184.99 868,547 5,550,769 53,563 5,604,332
2034 5,604,332 283,701 358,743 4,695 190.54 894,603 6,140,192 58,723 6,198,915
2035 6,198,915 1,442,008 1,878,137 3,009 196.25 590,483 4,911,260 55,551 4,966,811
2036 4,966,811 1,437,420 1,928,327 3,009 202.14 608,197 3,646,681 43,067 3,689,749
2037 3,689,749 1,330,416 1,838,322 3,009 208.20 626,443 2,477,870 30,838 2,508,708
2038 2,508,708 1,330,416 1,893,472 3,009 214.45 645,236 1,260,472 18,846 1,279,318
2039 1,279,318 1,330,416 1,950,276 3,009 220.88 664,593 (6,365) 6,365
Total 10,931,977 13,947,693 61,996 10,995,035 553,041
-Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-20
Table C-19
Cash Flow Calculation
Stormwater Management Services
Non-Residential Seaton Prestige Employment Land per net ha
Development
Related
Expenditures
Development
Related
Expenditures
$6,938.321 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
Project Cost
Inflated at 3%
Net Hectares
per net ha per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 307,304 34,115 34,115 5.3 6,938.321 36,845 310,035 3,087 313,122
2026 313,122 53,457 55,060 9.7 7,146.471 69,424 327,485 3,203 330,688
2027 330,688 115,940 123,000 9.2 7,360.865 67,974 275,661 3,032 278,693
2028 278,693 51,204 55,952 9.7 7,581.691 73,247 295,988 2,873 298,861
2029 298,861 44,115 49,652 9.7 7,809.142 75,444 324,653 3,118 327,771
2030 327,771 50,188 58,182 9.7 8,043.416 77,707 347,296 3,375 350,672
2031 350,672 47,572 56,804 9.7 8,284.718 80,039 373,906 3,623 377,529
2032 377,529 37,158 45,699 11.8 8,533.260 100,793 432,623 4,051 436,674
2033 436,674 50,026 63,371 14.0 8,789.258 122,720 496,023 4,663 500,686
2034 500,686 36,332 47,405 14.0 9,052.935 126,402 579,683 5,402 585,085
2035 585,085 184,669 248,180 14.0 9,324.524 130,194 467,099 5,261 472,360
2036 472,360 184,082 254,812 14.0 9,604.259 134,100 351,647 4,120 355,767
2037 355,767 170,378 242,919 14.8 9,892.387 146,688 259,536 3,077 262,613
2038 262,613 170,378 250,206 15.7 10,189.159 159,910 172,316 2,175 174,491
2039 174,491 170,378 257,713 7.8 10,494.833 82,354 (868) 868 -Total 1,399,992 1,843,071 168.9 1,483,839 51,927
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-21
Table C-20
Cash Flow Calculation
Stormwater Management Services
Non-Residential per ft²
Development
Related
Expenditures
Development
Related
Expenditures
$0.266 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
Project Cost
Inflated at 3%
Sq. Ft. of
Gross Floor
Area
per sq.ft. per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 535,804 59,481 59,481 257,650 0.266 68,661 544,984 5,404 550,388
2026 550,388 93,205 96,001 587,200 0.274 161,177 615,564 5,830 621,394
2027 621,394 202,148 214,459 645,250 0.283 182,424 589,360 6,054 595,414
2028 595,414 89,277 97,556 631,400 0.291 183,864 681,722 6,386 688,108
2029 688,108 76,918 86,572 631,400 0.300 189,380 790,916 7,395 798,311
2030 798,311 87,506 101,443 631,400 0.309 195,061 891,929 8,451 900,380
2031 900,380 82,946 99,041 631,400 0.318 200,913 1,002,252 9,513 1,011,765
2032 1,011,765 64,786 79,679 569,950 0.328 186,800 1,118,887 10,653 1,129,540
2033 1,129,540 87,223 110,492 508,500 0.338 171,660 1,190,708 11,601 1,202,310
2034 1,202,310 63,347 82,653 509,400 0.348 177,123 1,296,779 12,495 1,309,275
2035 1,309,275 321,982 432,717 509,738 0.358 182,557 1,059,115 11,842 1,070,957
2036 1,070,957 320,958 444,281 509,175 0.369 187,827 814,503 9,427 823,930
2037 823,930 297,065 423,544 494,613 0.380 187,928 588,314 7,061 595,376
2038 595,376 297,065 436,250 478,963 0.391 187,442 346,567 4,710 351,277
2039 351,277 297,065 449,338 238,938 0.403 96,313 (1,748) 1,748 -Total 2,440,973 3,213,507 7,834,975 2,559,132 118,570
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-22
Table C-21
Cash Flow Calculation
Growth-Related Studies
Residential per capita
Development
Related
Expenditures
Development
Related
Expenditures
$50.32 1% / 3%
Year
D.C.
Reserve
Fund
Opening
Balance
Nominal
Project Cost
(Before
Incline
Adjustment)
Project Cost
Inflated at 3%
(Includes
Incline
Adjustment of
3.1%) Population
Growth
Per Capita per
Year
Inflated at
(3%) Starting in
2025 Anticipated
Revenues
Annual
Surplus/
(Deficit)
D.C. Reserve
Fund
Interest
Earnings/
(Cost)
D.C.
Reserve
Fund
Closing
Balance
after
Interest
2025 (1,336,484) - 4,695 50.32 236,255 (1,100,229) (36,551) (1,136,780)
2026 (1,136,780) - 4,695 51.83 243,342 (893,438) (30,453) (923,891)
2027 (923,891) 88,562 - 91,055 4,695 53.38 250,642 (764,303) (25,323) (789,626)
2028 (789,626) -- 4,695 54.98 258,162 (531,464) (19,816) (551,281)
2029 (551,281) 88,562 96,600 4,695 56.63 265,907 (381,974) (13,999) (395,973)
2030 (395,973) 249,080 - 279,838 4,695 58.33 273,884 (401,927) (11,969) (413,896)
2031 (413,896) - 4,695 60.08 282,100 (131,795) (8,185) (139,981)
2032 (139,981) - 4,695 61.89 290,563 150,583 53 150,636
2033 150,636 88,562 - 108,724 4,695 63.74 299,280 341,192 2,459 343,651
2034 343,651 -- 4,695 65.65 308,259 651,909 4,978 656,887
2035 656,887 767,915 1,000,156 3,009 67.62 203,466 (139,803) 2,585 (137,217)
2036 (137,217) 130,271 - 174,759 3,009 69.65 209,570 (102,406) (3,594) (106,000)
2037 (106,000) 130,271 180,001 3,009 71.74 215,857 (70,145) (2,642) (72,787)
2038 (72,787) 130,271 185,401 3,009 73.89 222,333 (35,856) (1,630) (37,485)
2039 (37,485) 130,271 190,963 3,009 76.11 229,003 554 (554)
Total 1,803,763 2,307,498 61,996 3,788,623 (144,641)
Note: Numbers may not add due to rounding -
Watson & Associates Economists Ltd. PAGE C-23
Table C-22
Cash Flow Calculation
Growth-Related Studies
Non-Residential Seaton Prestige Employment Land per net ha
Development
Related
Expenditures
Development
Related
Expenditures
$880.580 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
Project Cost
Inflated at 3%
Net Hectares
per net ha per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 (62,916) - 5.3 880.580 4,676 (58,240) (1,817) (60,057)
2026 (60,057) -- 9.7 906.997 8,811 (51,247) (1,670) (52,916)
2027 (52,916) 4,169 - 4,423 9.2 934.207 8,627 (48,712) (1,524) (50,237)
2028 (50,237) - 9.7 962.233 9,296 (40,941) (1,368) (42,308)
2029 (42,308) 4,169 - 4,692 9.7 991.100 9,575 (37,426) (1,196) (38,622)
2030 (38,622) 11,726 13,593 9.7 1,020.833 9,862 (42,353) (1,215) (43,567)
2031 (43,567) - 9.7 1,051.458 10,158 (33,409) (1,155) (34,564)
2032 (34,564) --11.8 1,083.002 12,792 (21,772) (845) (22,617)
2033 (22,617) 4,169 - 5,281 14.0 1,115.492 15,575 (12,323) (524) (12,847)
2034 (12,847) -14.0 1,148.957 16,042 3,195 (145) 3,051
2035 3,051 36,150 - 48,583 14.0 1,183.425 16,524 (29,009) (389) (29,398)
2036 (29,398) 6,133 8,489 14.0 1,218.928 17,019 (20,868) (754) (21,622)
2037 (21,622) 6,133 8,744 14.8 1,255.496 18,617 (11,749) (501) (12,249)
2038 (12,249) 6,133 9,006 15.7 1,293.161 20,295 (960) (198) (1,158)
2039 (1,158) 6,133 9,276 7.8 1,331.956 10,452 17 (17) -Total 84,914 112,088 169 188,322 (13,317)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-24
Table C-23
Cash Flow Calculation
Growth-Related Studies
Non-Residential per ft2
Development
Related
Expenditures
Development
Related
Expenditures
$0.033 1% / 3%
Year
D.C. Reserve
Fund Opening
Balance
Nominal
Project Cost
Project Cost
Inflated at 3%
Sq. Ft. of
Gross Floor
Area
per sq.ft. per
Year
Inflated at
(3%) Starting in
2025
Anticipated
Revenues
Annual Surplus/
(Deficit)
D.C. Reserve
Fund
Interest Earnings
/(Cost)
D.C. Reserve
Fund Closing
Balance after
Interest
2025 (109,699) - 257,650 0.033 8,558 (101,140) (3,163) (104,303)
2026 (104,303) -- 587,200 0.034 20,090 (84,214) (2,828) (87,041)
2027 (87,041) 7,269 - 7,712 645,250 0.035 22,738 (72,015) (2,386) (74,401)
2028 (74,401) - 631,400 0.036 22,917 (51,484) (1,888) (53,372)
2029 (53,372) 7,269 - 8,181 631,400 0.037 23,605 (37,949) (1,370) (39,319)
2030 (39,319) 20,444 23,701 631,400 0.039 24,313 (38,706) (1,170) (39,877)
2031 (39,877) - 631,400 0.040 25,042 (14,834) (821) (15,655)
2032 (15,655) -- 569,950 0.041 23,283 7,628 (120) 7,508
2033 7,508 7,269 - 9,208 508,500 0.042 21,396 19,696 136 19,832
2034 19,832 - 509,400 0.043 22,077 41,909 309 42,217
2035 42,217 63,030 - 84,708 509,738 0.045 22,754 (19,736) 112 (19,624)
2036 (19,624) 10,693 14,801 509,175 0.046 23,411 (11,013) (460) (11,473)
2037 (11,473) 10,693 15,245 494,613 0.047 23,424 (3,294) (222) (3,516)
2038 (3,516) 10,693 15,702 478,963 0.049 23,363 4,145 3 4,148
2039 4,148 10,693 16,174 238,938 0.050 12,005 (21) 21 -Total 148,053 195,432 7,834,975 318,977 (13,846)
Note: Numbers may not add due to rounding
Watson & Associates Economists Ltd. PAGE C-25
Table D-1
Operating and Capital Expenditure Impacts for Future Capital Expenditures
SERVICE/CLASS OF SERVICE ANNUAL LIFECYCLE
EXPENDITURES
ANNUAL
OPERATING
EXPENDITURES
TOTAL ANNUAL
EXPENDITURES
1. Other Transportation 1,608,506 631,555 2,240,060
2. Fire Protection Services 715,044 7,325,970 8,041,015
3. Parks and Recreation Services 9,826,181 12,587,851 22,414,032
4. Library Services 594,490 6,333,386 6,927,876
5. By-Law Enforcement Services 90,687 971,783 1,062,470
6. Stormwater Services 245,109 880,961 1,126,070
8. Transportation Services 3,709,047 2,470,490 6,179,537
Total 16,789,062 31,201,997 47,991,059
Watson & Associates Economists Ltd. PAGE D-3
Attachment 3 to Report FIN 08-25
By-law No. Page 1
The Corporation of the City of Pickering
By-law No. XXXX/25
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 April 23, 2025, as amended, 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 9, 2025;
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 forthe 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;
(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 Transportation
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Services;
(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;
(h) non-profit housing development;
(i) Affordable residential units required pursuant to section 34 and 16(4) of the
Planning Act (Inclusionary Zoning)
(j) affordable residential units that meet the criteria set out in subsection 4.1 (2) or
4.1 (3) of the Act ;and
(h) attainable residential units as of the date on which subsection 4.1 (4) of the
Act is proclaimed into force, that meet the criteria set out in subsection 4.1 (4)
of the Act.
(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 from the date of issuance of the first demolition
permit;
(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 10-years from the issuance of the
first demolition permit;
(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.
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(4) For the purposes of subsection (2) (h) “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;
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;
(c) a conveyance of land to which a by-law passed under subsection 50(7) of
the Planning Act, applies;
(d) the approval of a plan of subdivision under Section 51 of the Planning Act;
(e) a consent under Section 53 of the Planning Act;
(f) the approval of a description under Section 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; or
(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 subsections (1) to (3), where the development of land results from
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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 the
prescribed amount of time 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.
(5) Interest for the purposes of subsections (3) to (4) shall be determined as set out in
the City of Pickering Development Charge Interest Rate Policy # FIN 09-20, as
amended from time to time.
(6) 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;
(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;
(7) 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;
(8) The timing of development charges payable for high-rise residential development
and commercial or industrial development will be deferred until occupancy or up to
three years after building permit issuance subject to the following:
(a) To be eligible for a deferral of development charges, a development project
must meet the following criteria:
(i) The development project must be located within the City of Pickering;
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(ii) The applicant must submit a completed Development Charge Deferral
Application Form along with all required supporting documentation;
(ii) The development project must comply with all applicable zoning,
planning, and building regulations:
(iii) For a high-rise to qualify as an affordable development (for Phase 2 of
the deferral program), a minimum of 5 percent of the total number of
residential units or 5% of the total gross floor area of all residential
units within the development, must be designated as affordable
housing. Compliance is subject any additional arrangements or
conditions as deemed acceptable to the Director, City Development &
Chief Building Official
(iv) The program will be back dated retroactively to April 1, 2025
(b) The following definitions apply to subsection 2(8) of this by-law:
(i) High-rise Residential Building: A building used, designed or intended
for use as a residence for one or more individuals that is 10 or more
storeys above grade and contains a minimum of 100 residential
dwelling;
(ii) Affordable Residential Units: As defined in the Affordable Residential
Units for the Purposes of the Development Charges Act,1997 Bulletin,
in effect June 1, 2024 and as amended from time to time, in relation to
ownership and rental housing in the City of Pickering
(c) The application process for deferring development charges in this subsection
involves the following steps:
(i) Step 1: Pre-application consultation with City staff to discuss the
proposed development and eligibility for deferral;
(ii) Step 2: Submission of a completed DC Deferral Application Form and
supporting documents, including financial statements, and a detailed
rationale for the deferral request
(iii) Step 3: Review of the application by City staff to ensure compliance
with eligibility criteria and completeness of documentation
(iv) Step 4: Development charge deferral requests that meet the eligibility
criteria requirements of this program can be approved by the
Treasurer
(v) Enter into a deferral agreement with the City
(d) The following construction start time program requirements pertain to eligible
projects in Phase 2 of the program in this subsection. Phase 2 of the program
will apply to building permits that are issued between January 1, 2026 and
November 30, 2026:
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(i) Construction (including shoring) shall start within 60 days of the
issuance of the Building Permit for high rise residential buildings
without affordable housing units, and failure to do so will result in the
cancelation of the development charge deferral agreement and
payable of outstanding development charges fees;
(ii) Construction (including shoring) shall start within 180 days of the
issuance of the Building Permit for high-rise residential buildings that
include affordable housing units, and failure to do so will result in the
cancelation of the DC deferral agreement and payable of outstanding
development charge fees
(iii) Construction shall start within 180 days of the issuance of the Building
Permit for commercial and industrial development, and failure to do so
will result in the cancelation of the DC deferral agreement and
payable of outstanding development charge fees
(e) Program Duration
(i) The program will be run in two phases: Phase 1 is from April 1, 2025
to December 31, 2025 and Phase 2 is from January 1, 2026 to
November 30, 2026
(f) Development charges for high-rise residential, commercial, and industrial
buildings during Phase 1 of the program will be due on the date of first
occupancy, as confirmed by the City of Pickering
(g) Development charges for high-rise residential buildings without affordable
housing units during Phase 2 of the program will be due on the date that is the
earlier of:
(i) Twenty-four (24) months after the issuance date of the first building
permit for the high-rise residential building or;
(ii) The date of first occupancy, as confirmed by the City of Pickering
(h) Development charges for high-rise residential buildings with affordable
housing units during Phase 2 of the program will be due on the date that is the
earlier of:
(i) Thirty-six (36) months after the issuance date of the first building
permit for the high-rise residential building or;
(ii) The date of first occupancy, as confirmed by the City of Pickering
(i) Development Charges for commercial and industrial buildings during Phase 2
of the programwill be due on the date that is the earlier of:
(i) Thirty-six (36) months after the issuance date of the first building
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permit for the industrial or commercial development or
(ii) The date of first occupancy, as confirmed by the City of Pickering
(j) Security/Financial Obligations
(i) An applicant shall secure deferred development charges by way of a
Letter of Credit or “Pay-on-Demand” Surety Bond, in an amount equal
to the development charges due at building permit issuance in a form
satisfactory to the Treasurer (City Policy Fin 100 & FIN 110).
(ii) The DC deferral agreement will be registered on Title;
(k) Fees
(i) An application fee (non-refundable) of $1,250 shall be required upon
submission of the application to review a development charge deferral
request.
(ii) An administration fee equivalent of 1.0% of the value of the deferral
request to maximum of $12,800 shall be payable upon execution of
the deferral agreement and no refunds shall be provided.
(l) Monitoring and reporting
(i) The City of Pickering will monitor the progress of development
projects with deferred development charges to ensure compliance
with the terms and conditions of the deferral agreement. Applicants
shall submit periodic progress reports to the City detailing the status of
the project and any changes that may impact the deferral agreement.
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 by-law 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.
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 four (4) or more dwelling units, which dwelling
units have a common entrance to grade, but does not include a triplex, duplex, or
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townhouse. Notwithstanding the forgoing an Apartment Building includes a
Stacked Townhouse;
(b) “apartment” means a dwelling unit in an apartment building;
(c) “bedroom” means a habitable room, of at least seven square meters (7 m2) where
a built-in closet is not provided, or at least six square meters (6 m2) where a built-
in closet is provided, including a den, study, loft, or other similar area, but does not
include a living room, a dining room, a bathroom or a kitchen;
(d) “building or structure” means a permanent enclosed structure and includes an air-
supported structure.
(e) “development charge” means residential development charge;
(f) “duplex” means a building divided by a horizontal above-grade common wall into
two (2) separate dwelling units, each of which has an independent entrance
(g) "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;
(h) "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;
(i) "grade" means the average level of finished ground adjoining a dwelling at all
exterior walls;
(j) "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;
(k) "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;
(l) "Live Work unit" is as defined in the City's zoning by-laws;
(m) "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;
(n) "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 stacked townhouse, an apartment building, a mobile
home, a retirement residence and a residential dwelling unit accessory to a non-
residential use;
(o) "retirement residence" means a residential building or the residential portion of a
mixed-use building which provides accommodation for persons of retirement age,
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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;
(p) "retirement residence unit" means a unit within a retirement residence;
(q) "semi-detached dwelling" means a dwelling unit in a building that is divided
vertically into two (2) dwelling units that share a common wall above grade;
(r) "single-detached dwelling" means a single dwelling unit which is free-standing,
separate and detached from any other building or structure;
(s) “stacked townhouse” means a residential building of four (4) or fewer storeys in
height containing three (3) or more principal dwelling units where the units are
divided horizontally and/or vertically, and in which each dwelling unit has an
independent entrance to the interior.
(t) “townhouse” means a building, other than a 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.
(u) “triplex” means a building divided by one (1) or more horizontal above grade
common walls into three (3) separate dwelling units, each of which has an
independent entrance.
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,
2025 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
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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, 2025.
7. (1) The enlargement of an existing dwelling unit;
(2) a second residential dwelling unit in an existing or new single detached dwelling,
semi-detached dwelling, or row-townhouse dwelling on a parcel of land on which
residential use, other than ancillary residential use, is permitted, if all buildings and
structures ancillary to the existing or new single detached dwelling, semi-detached
dwelling, or row-townhouse dwelling cumulatively contain no more than one
residential dwelling unit;
(3) a third residential dwelling unit in an existing or new single detached dwelling, semi-
detached dwelling, or row-townhouse dwelling on a parcel of land on which
residential use, other than ancillary residential use, is permitted, if no building or
structure ancillary to the existing or new single detached dwelling, semi-detached
dwelling, or row-townhouse dwelling contains any residential dwelling units;
(4) one residential dwelling unit in a building or structure ancillary to an existing or new
single detached dwelling, semi-detached dwelling, or row-townhouse dwelling on a
parcel of land, if the existing or new single detached dwelling, semi-detached
dwelling, or row-townhouse dwelling contains no more than two residential dwelling
units and no other building or structure ancillary to the existing or new single
detached dwelling, semi-detached dwelling, or row-townhouse dwelling contains
any residential dwelling units;
(6) in an existing rental residential building, which contains four or more residential
dwelling units, the creation of the greater of one residential dwelling unit or one per
cent of the existing residential dwelling units.
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.
9. (1) The Development Charge payable for Rental Housing developments will be
reduced based on the number of bedrooms in each unit as follows:
(a) Three or more bedrooms – 25% reduction;
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(b) Two bedrooms – 20% reduction; and
(c) All other bedroom quantities – 15% reduction.
Part III
Non-Residential Development Charges
10. 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
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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;
(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.
11. 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.
12. (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
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(b) if the gross floor area is enlarged by more than 50 percent, the amount of the
development charge in respect of the e nlargement is the am ount of the
development charge that would otherwise be payable multiplied by the fraction
determined as follows:
(i) determine the amount by which the e nlargement 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 t his Section, development charges against land to b e developed
for non-residential use, where building permit applications were received pr ior to
July 1, 2025 shall be c alculated, paid, and collected at the rates set out in S chedule
"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 p ermit is issued f or all or part of
the building by August 15, 2025.
13. (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
14. 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-
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residential use shall be calculated, paid and collected in accordance with Part Ill
and Schedule "C" of this By-law; and
(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.
15. (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 sections 2(3) or 2(8) hereof.
(2) Except under the provisions identified in sections 2(3) or 2(8), 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.
16. (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.
17. (1) The development charges referred to in Sections 6 and 12 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.
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By-law No. Page 15
(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:
(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.
18. Development charges are payable by electric funds transfer or certified cheque at the
applicable rates or as otherwise may be approved by Council.
19. 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.
20. This By-law shall be administered by the Finance Department and applied by the Chief
Building Official.
21. 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 1, 2025.
Schedule “D” -City of Pickering Schedule of Development Charges Applicable to Building
Permit Applications Received Prior to July 1, 2025 as per Section 6(5)
and 12(5) of this By-law
22. This By-law shall come into force and effect at 12:01 am on July 1, 2025 for a term not to
exceed ten years from the date it comes into force, unless it is repealed at an earlier date.
23. By-law No. 7953/22, as amended, shall be repealed as of the date this By-law comes into
force.
By-law passed this 23rd day of June, 2025.
Kevin Ashe, Mayor
Susan Cassel, City Clerk
By-law No. Page 16
Schedule “A” Designated Municipal Services and Classes of ServiceUnder this By-law
(a) Fire Protection Services;
(b) By-law Enforcement Services;
(c) Transportation Services;
(d) Other Transportation Services;
(e) Parks and Recreation Services;
(f) Library Services;
(g) Stormwater Management Services; and
(h) Growth-Related Studies.
By-law No. Page 17
Schedule “B”
City of Pickering Seaton Lands
- - -
RESIDENTIAL NON-RESIDENTIAL
Other Pickering Non Apartments Seaton Prestige Service/Class of Service Single and Semi Apartments - 2 Residential 2 Other Multiples Bachelor and 1 Employment Lands Detached Dwelling Bedrooms + (per sq.ft. of Gross Bedroom (per net hectare) Floor Area)
City Wide Services/Class of Service:
Other Transportation 1,229 948 762 478 16,354 0.62
Fire Protection Services 1,102 851 683 429 14,686 0.55
Parks and Recreation Services 18,736 14,463 11,616 7,296 36,793 1.41
Library Services 2,835 2,189 1,758 1,104 5,560 0.21
By-Law Enforcement Services 196 151 122 76 2,555 0.10
Stormwater Services 530 409 328 206 6,938 0.27
Growth-Related Studies 182 141 113 71 881 0.03
Total City Wide Services/Class of Services 24,810 19,152 15,382 9,660 83,767 3.19
Outside of Seaton Lands 1
Transportation Services 18,003 13,897 11,161 7,010 7.44
Total Outside of Seaton Services 18,003 13,897 11,161 7,010 -7.44
GRAND TOTAL SEATON 24,810 19,152 15,382 9,660 83,767 3.19
GRAND TOTAL REST OF PICKERING 42,812 33,049 26,543 16,670 10.63
By-law No. Page 18
Schedule “C”
City of Pickering Schedule of Development Charges
Effective July 1, 2025
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.
- - -
RESIDENTIAL NON-RESIDENTIAL
Other Pickering Non Apartments Seaton Prestige Service/Class of Service Single and Semi Apartments - 2 Residential 2 Other Multiples Bachelor and 1 Employment Lands Detached Dwelling Bedrooms + (per sq.ft. of Gross Bedroom (per net hectare) Floor Area)
City Wide Services/Class of Service:
Other Transportation 876 675 510 312 13,738 0.40
Fire Protection Services 1,381 1,064 803 493 21,722 0.62
Parks and Recreation Services 15,591 12,010 9,067 5,564 42,202 1.21
Library Services 2,871 2,212 1,669 1,024 7,868 0.22
By-Law Enforcement Services 121 93 70 43 1,837 0.05
Stormwater Services 540 416 315 193 8,497 0.25
Growth-Related Studies 276 213 161 99 1,272 0.04
Total City Wide Services/Class of Services 21,656 16,683 12,595 7,728 97,136 2.79
Outside of Seaton Lands 1
Transportation Services 15,812 12,180 9,196 5,644 5.56
Total Outside of Seaton Services 15,812 12,180 9,196 5,644 -5.56
GRAND TOTAL SEATON 21,656 16,683 12,595 7,728 97,136 2.79
GRAND TOTAL REST OF PICKERING 37,468 28,863 21,791 13,372 8.35
By-law No. Page 19
Schedule “D”
City of Pickering Schedule of Development Charges
Applicable to Building Permit Applications
Received Prior to July 1, 2025 as per Section 6(5) and 11(5) of this By-law
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.
Attachment 4 to Report FIN 08-25
Schedule A
Residential Development Charges
(Seaton Lands)
Effective July 1, 2025
Singe and Semi-detached 24,810
Other Multiples 19,152
Apartments. (includes Stacked townhouses)
2 bedrooms+ 15,382
Less than 2 bedrooms 9,660
Attachment 5 to Report FIN 08-25
Schedule B
Residential Development Charges
(Rest of Pickering)
Effective July 1, 2025
Singe and Semi-detached 42,812
Other Multiples 33,049
Apartments. (includes Stacked townhouses)
2 bedrooms+ 26,543
Less than 2 bedrooms 16,670
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Schedule C
Non-Residential* Development Charges
*(Commercial, Industrial and institutional)
Effective July 1, 2025
Rest of Pickering Seaton Lands
per Sq.ft. of Gross Floor Area 10.63 3.19
per Hectare (Seaton Prestige lands) 83,767 N/A
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The Corporation of the City of Pickering
By-law No. XXXX/25
Being a by-law to amend By-law 6191/03 to confirm General
Municipal Fees
Whereas the Council of The Corporation of the City of Pickering enacted By-law 6191/03, as
amended, on October 14, 2003 to confirm general municipal fees.
And Whereas Schedule “I” to By-law 6191/03 was updated and replaced under By-law,
6338/04, By-law 6519/05, By-law 6652/06, By-law 6677/06, By-law 6748/07, By-law 6819/07,
By-law 6857/08, By-law 6951/09, By-law 7032/10, By-law 7119/11, By-law 7194/12, By-law
7268/13, By-law 7339/14, By-law 7411/15, By-law 7478/16, By-law 7542/17, By-law 7605/18,
By-law 7679/19, By-law 7740/20, By-law 7823/21, By-law 7890/21, By-law 7918/22, By-law
7983/23, By-law 8005/23, By-law 8008/23, By-law 8017/23, By-law 8022/23, By-law 8065/23;
By-law 8074/24, By-law 8119/24, By-law 8140/24, By-law 8148/24, By-law 8157/25 and By-law
8158/25.
Now therefore the Council of The Corporation of the City of Pickering hereby enacts as follows:
1. Schedule “I” to By-law 6191/03, as amended, is hereby revised by adding fees
pertaining to Development Charges Deferral Program under “Finance” as set out in
Schedule “A” attached hereto.
By-law passed this 23rd day of June, 2025.
Kevin Ashe, Mayor
Susan Cassel, City Clerk
By-law No. XXXX/25 Page 2
Schedule “A” to By-law XXXX/25
Development Charges Deferral Program
Finance
User Fee or Charge 2025 Fee New Fee HST
Application Fee N/A 1,250.00 N
Administration Fee N/A Lesser of 12,800.00
or 1.0% of the value
of the deferral
request
N
Watson & Associates Economists Ltd.
905-272-3600
April 23, 2025 info@watsonecon.ca
Community Benefits Charge Strategy
City of Pickering
________________________
For Public Circulation
Attachment 9 to Report FIN 08-25
Table of Contents
Page
1. Introduction......................................................................................................1-1
1.1 Purpose of this Document.......................................................................1-1
1.2 Legislative Context .................................................................................1-1
1.2.1 COVID-19 Economic Recovery Act, 2020 – Bill 197 ..................1-1
1.2.2 More Homes for Everyone Act, 2022 – Bill 109 .........................1-4
1.2.3 More Homes Built Faster Act, 2022 – Bill 23..............................1-4
1.2.4 Affordable Homes and Good Jobs Act, 2023 -Bill 134 ..............1-6
1.3 Current Policies ......................................................................................1-8
1.4 Summary of the Process.........................................................................1-8
2. Anticipated Development ...............................................................................2-1
2.1 Requirement of the Act ...........................................................................2-1
2.2 Basis of Population, Household and Employment Forecast ...................2-1
2.3 Summary of Growth Forecast .................................................................2-2
2.4 Land Valuation and Analysis .................................................................2-10
3. The Approach to the Calculation of the Charge ...........................................3-1
3.1 Introduction .............................................................................................3-1
3.2 Anticipated Development and Redevelopment .......................................3-2
3.3 Services Potentially Involved ..................................................................3-2
3.4 Increase in the Need for Service .............................................................3-2
3.5 Capital Forecast ......................................................................................3-3
3.6 Deductions ..............................................................................................3-3
3.6.1 Reduction for Excess Capacity ..................................................3-4
3.6.2 Reduction for Benefit to Existing Development ..........................3-4
3.6.3 Reduction for Anticipated Grants, Subsidies and Other
Contributions ..............................................................................3-5
3.7 Municipal-wide vs. Area Rating ...............................................................3-5
3.8 Land Valuation Analysis..........................................................................3-6
3.9 Calculation of the Community Benefits Charge ......................................3-6
4. C.B.C. Eligible Cost Analysis .........................................................................4-1
4.1 Introduction .............................................................................................4-1
Watson & Associates Economists Ltd.
Table of Contents (Cont’d)
Page
4.2 Allocation of Costs to C.B.C Eligible Development .................................4-1
4.3 C.B.C. Eligible Cost Analysis ..................................................................4-3
5. C.B.C. Calculation ...........................................................................................5-1
5.1 Anticipated Funding Recovery ................................................................5-1
6. C.B.C. Policy Recommendations and C.B.C. By-law Rules .........................6-1
6.1 C.B.C. Policies ........................................................................................6-1
6.2 C.B.C. By-law Rules ...............................................................................6-1
6.2.1 Payment in any Particular Case .................................................6-1
6.2.2 Maximum Amount of the Community Benefits Charge ..............6-2
6.2.3 Exemptions (full or partial) .........................................................6-2
6.2.4 Timing of Collection ...................................................................6-4
6.2.5 In-kind Contributions ..................................................................6-4
6.2.6 The Applicable Areas .................................................................6-5
6.2.7 Special Account .........................................................................6-5
6.2.8 Credits .......................................................................................6-6
6.2.9 By-law In-Force Date .................................................................6-6
6.3 Recommendations ..................................................................................6-6
7. By-law Implementation ...................................................................................7-1
7.1 Introduction .............................................................................................7-1
7.2 Public Consultation Process ...................................................................7-1
7.2.1 Required Consultation ...............................................................7-1
7.2.2 Interested Parties to Consult ......................................................7-1
7.3 Anticipated Impact of the Charge on Development .................................7-2
7.4 Implementation Requirements ................................................................7-2
7.4.1 Introduction ................................................................................7-2
7.4.2 Notice of Passage ......................................................................7-3
7.4.3 Appeals ......................................................................................7-3
7.4.4 In-Kind Contributions .................................................................7-4
7.5 Ongoing Application and Collection of C.B.C. funds ...............................7-6
7.5.1 Introductions ..............................................................................7-6
7.5.2 Overview of Process and Appraisals .........................................7-6
7.5.3 Special Reserve Fund Account ..................................................7-7
7.6 Transitional Matters ..............................................................................7-10
7.6.1 Existing Reserves and Reserve Funds ....................................7-10
7.6.2 Credits under Section 38 of the Development Charges Act .....7-10
7.6.3 Continued Application of Previous Section 37 Rules ...............7-10
Appendix A Background Information on Residential and Non-Residential
Growth Forecast ............................................................................................. A-1
Appendix B Proposed C.B.C. By-law ...................................................................... B-1
Watson & Associates Economists Ltd.
List of Acronyms and Abbreviations
Acronym Full Description of Acronym
C.B.C. Community Benefits Charge
C.I.L. Cash-in-lieu
D.C. Development charges
D.C.A. Development Charges Act, 1997, as amended
N.F.P.O.W. No fixed place of work
OLT Ontario Land Tribunal
O. Reg. Ontario Regulation
P.P.U. Persons per unit
sq.ft. square foot
sq.m. square metre
Watson & Associates Economists Ltd.
Report
Chapter 1
Introduction
Watson & Associates Economists Ltd.
1. Introduction
1.1 Purpose of this Document
The City of Pickering (City) retained Watson & Associates Economists Ltd. (Watson), to
prepare a Community Benefits Charge (C.B.C.) Strategy and to assist with the by-law
adoption process. Watson worked with City staff preparing the C.B.C. Strategy and
policy recommendations contained herein.
The C.B.C. Strategy has been prepared pursuant to the requirements of Section 37 of
the Planning Act (as summarized in Chapter 3). Accordingly, the C.B.C. Strategy
recommends the imposition of a C.B.C. and associated policies for administration of the
by-law by the City. The C.B.C. Strategy and draft by-law will be distributed to members
of the public to provide interested parties the background information on the legislation,
the recommendations, and the basis for these recommendations.
This C.B.C. Strategy is designed to set out sufficient background on the calculation of
the charges, and the policies underlying the proposed by-law, to make the material
understandable to those involved. Chapters 4 and 5 outline the determination of the
C.B.C. eligible capital costs and calculation of the charges. The C.B.C. Strategy also
provides the rules for administering the by-law, as contained in Chapter 6 herein.
Finally, the report addresses post-adoption implementation requirements (Chapter 7)
which are critical to the successful application of the new by-law.
The chapters in the C.B.C. Strategy are supported by appendices containing the data
required to further explain and substantiate the calculation of the charges.
1.2 Legislative Context
1.2.1 COVID-19 Economic Recovery Act, 2020 – Bill 197
The COVID-19 Economic Recovery Act, 2020 (Bill 197) received Royal Assent on July
21, 2020. Schedule 17 of the Act amended the Planning Act with respect to the
provisions of community benefits and parkland dedication. These amendments were
proclaimed and came into effect on September 18, 2020. Municipalities with
agreements for community benefits have two years after the date of proclamation (i.e.,
Watson & Associates Economists Ltd. PAGE 1-1
September 18, 2022) to transition to the new rules under s.37 of the Planning Act.
Eligible municipalities also have the ability to impose a C.B.C. under this authority.
Single-tier and lower-tier municipalities may adopt a by-law to impose a C.B.C. against
land to pay for the capital costs of facilities, services, and matters required because of
development or redevelopment in the area to which the by-law applies. The capital
costs eligible for recovery within a C.B.C. may include:
• land for parks or other public recreational purposes in excess of lands conveyed
or funded by payment-in-lieu (P.I.L.) of parkland payments under sections 42 and
51 of the Planning Act;
• capital costs for municipal services eligible for inclusion in a D.C. by-law, as
described under subsection 2 (4) of the Development Charges Act (D.C.A.), that
are not intended to be funded under the municipality's D.C. by-law; and
• capital costs that are ineligible for recovery under a Development Charges (D.C.)
by-law.
There are restrictions on the application of the charges. A C.B.C. may be imposed only
with respect to development or redevelopment that requires:
• the passing of a zoning by-law or of an amendment to a zoning by-law under
section 34 of the Planning Act;
• the approval of a minor variance under section 45 of the Planning Act;
• a conveyance of land to which a by-law passed under subsection 50 (7) of the
Planning Act applies;
• the approval of a plan of subdivision under section 51 of the Planning Act;
• a consent under section 53 of the Planning Act;
• the approval of a description under section 9 of the Condominium Act, 1998; or
• the issuing of a permit under the Building Code Act, 1992 in relation to a building
or structure.
As discussed later, the regulations limit the charge relative to the value of land at the
time of building permit issuance thus, imposing the charge at the time of development
requiring the issuance of a building permit would be prudent.
The Planning Act limits the imposition of the C.B.C. to certain types of development.
Under s.37 (3), a C.B.C. may not be imposed with respect to:
Watson & Associates Economists Ltd. PAGE 1-2
• development or redevelopment of fewer than 10 residential units, and in respect
of buildings or structures with fewer than five storeys;
• a building or structure intended for use as a long-term care home;
• a building or structure intended for use as a retirement home;
• a building or structure intended for use by a university, college, or an Indigenous
Institute;
• a building or structure intended for use as a memorial home, clubhouse, or
athletic grounds by an Ontario branch of the Royal Canadian Legion;
• a building or structure intended for use as a hospice to provide end-of-life care;
or
• not-for-profit housing.
The amount of the charge cannot exceed an amount equal to the prescribed percentage
of the value of the land on the date of building permit issuance. At present, the
prescribed value is set by regulation at 4% of land value. Moreover, if the landowner is
of the view that the amount of the C.B.C. exceeds the prescribed value, the landowner
may pay the charge under protest. In this circumstance, there is an obligation of the
landowner and municipality to provide appraisals, and for the municipality to maintain a
registry of at least three land appraisers.
A municipality may allow the landowner to provide in-kind contributions towards the
facilities, services or matters in lieu of paying a C.B.C.
Before adopting a C.B.C. by-law a municipality must prepare a C.B.C. Strategy that
identifies the facilities, services, and matters that will be funded with the charges. The
municipality must consult with such persons and public bodies as the municipality
considers appropriate while preparing the C.B.C. Strategy. Furthermore, Ontario
Regulation 509/20 specifies the methodology that must be followed in the C.B.C.
Strategy. This includes:
1. An estimate of the anticipated amount, type, and location of development and
redevelopment with respect to which community benefits charges will be
imposed;
2. Estimates of the increase in the need for facilities, services and matters
attributable to the anticipated development and redevelopment to which the
community benefits charge by-law would relate;
Watson & Associates Economists Ltd. PAGE 1-3
3. For the facilities, services, and matters included above an identification of excess
capacity and estimates of the benefit to existing development;
4. Estimates of the capital costs necessary to provide the facilities, services, and
matters; and
5. Identification of any capital grants, subsidies and other contributions made to the
municipality or that the council of the municipality anticipates will be made in
respect of the capital costs.
Once the by-law is passed, the municipality must give notice of passage, and the by-law
may be appealed to the Ontario Land Tribunal (OLT) within 40 days of by-law passage.
Revenue collected under a C.B.C. by-law must be maintained in a special account and
used for the purposes that the charge was imposed. A municipality must report on the
activity of the special account annually.
1.2.2 More Homes for Everyone Act, 2022 – Bill 109
The More Homes for Everyone Act, 2022 received Royal Assent on April 14, 2022.
Schedule 5 of the Act amends the Planning Act with respect to C.B.C. by-laws. New
subsections 37 (54) to (59) require that Council must pass a resolution on whether a
revision to the C.B.C. by-law is needed at least every five years from the date the by-
law was first passed.
The municipality must review the by-law and determine whether there is need for a
revision and requires that municipalities shall consult with such persons and public
bodies as appropriate. The municipality must give notice of the passing of the
resolution within 20 days on the website of the municipality.
If Council does not pass a resolution within the five years, the by-law is deemed to
expire.
1.2.3 More Homes Built Faster Act, 2022 – Bill 23
The Province introduced the More Homes Built Faster Act, 2022 with the overall
objective to increase housing supply and provide attainable housing options. The
Province’s plan is to address the housing crisis by targeting the creation of 1.5 million
homes over a period to 2031. To implement this plan, the Act introduced several
changes to the Planning Act, along with nine other Acts including the Development
Charges Act, which seek to increase the supply of housing.
Watson & Associates Economists Ltd. PAGE 1-4
The More Homes Built Faster Act, 2022 received Royal Assent on November 28, 2022.
Schedule 9 of the Act amends the Planning Act with respect to C.B.C. by-laws as
follows:
• Subsection 37 (7.1) allows a municipality to enter into an agreement with a
landowner for the provision of in-kind contributions. It also allows for this
agreement to be registered on title of the land to which the charge applies (s.s.37
(7.2)).
• Subsections 37 (32), as amended, clarifies the application of the maximum
prescribed percentage of the value of land for redevelopment. Where
development or redevelopment is occurring on a parcel of land with an existing
building or structure, the maximum C.B.C. that could be imposed is to be
calculated based on the incremental development only.
• Subsection 37 (32.1) exempts affordable residential units, attainable residential
units, inclusionary zoning residential units, and non-profit housing developments
from the payment of a C.B.C. The current definitions for these development
types are provided as follows, in reference to the D.C.A.:
o Affordable Residential Units (Rented): Where rent is no more than 80% of
the average market rent as defined by a new bulletin published by the
Ministry of Municipal Affairs and Housing.
o Affordable Residential Units (Ownership): Where the price of the unit is no
more than 80% of the average purchase price as defined by a new bulletin
published by the Ministry of Municipal Affairs and Housing.
o Attainable Residential Units: Excludes affordable units and rental units;
will be defined 1 as prescribed development or class of development and
sold to a person who is at "arm's length" from the seller.
o Inclusionary Zoning Units: Affordable housing units required under
inclusionary zoning by-laws.
o Affordable and attainable units, the municipality shall enter into an
agreement that ensures the unit remains affordable or attainable for 25
years.
1 Currently undefined, awaiting regulations from the Province.
Watson & Associates Economists Ltd. PAGE 1-5
1.2.4 Affordable Homes and Good Jobs Act, 2023 -Bill 134
The Ontario Legislature introduced new legislation through Bill 134, the Affordable
Homes and Good Jobs Act, which received Royal Assent on December 4, 2023. The
legislation impacts the D.C.A. and the Planning Act by amending the definition of an
“affordable residential unit” for the purpose of exempting such developments from the
payment of C.B.C., D.C., and parkland dedication requirements. Under the legislation,
affordable residential units were defined and required the Minister of Municipal Affairs
and Housing to publish an “Affordable Residential Units for the Purposes of the
Development Charges Act, 1997 Bulletin.” It is noted that for C.B.C. and parkland
dedication requirements, the Planning Act refers to the D.C.A. in regard to the
exemption for affordable residential units. This bulletin informs the average market rent
and purchase price to be used in determining which developments qualify as affordable
residential units. The bulletin was published by the Minister on May 1, 2024.
The Affordable Homes and Good Jobs Act provides for a modification to the affordable
residential unit definition by:
• Introducing an income-based test for affordable rent and purchase price; and
• Increasing the threshold for the market test of affordable rent and purchase price.
This change provides the exemption based on the lesser of the two measures.
Moreover, the rules in subsection 4.1 of the D.C.A. are unchanged with respect to:
• The tenant and purchaser transacting the affordable unit being at arm’s length;
• The intent of maintaining the affordable residential unit definition for a 25-year
period, requiring an agreement with the municipality (which may be registered on
title); and
• Exemptions for attainable residential units and associated rules (requiring further
regulations).
The following table provides a summary of the amended definition provided through the
Affordable Homes and Good Jobs Act (underlining added for emphasis).
Watson & Associates Economists Ltd. PAGE 1-6
Table 1-1
Definition of Affordable Residential Units
Item Bill 134 Definition
(as per D.C.A. Definition)
Affordable residential unit The rent is no greater than the lesser of,
rent (subsection 4.1 (2),
para. 1) i. the income-based affordable rent for the residential unit
set out in the Affordable Residential Units bulletin, as
identified by the Minister of Municipal Affairs and
Housing in accordance with subsection (5), and
ii. the average market rent identified for the residential unit
set out in the Affordable Residential Units bulletin.
Average market rent/rent The Minister of Municipal Affairs and Housing shall,
based on income
(subsection 4.1 (5)) for the
purposes of subsection 4.1
(2), para. 1
(a) determine the income of a household that, in the
Minister’s opinion, is at the 60th percentile of gross
annual incomes for renter households in the applicable
local municipality; and
(b) identify the rent that, in the Minister’s opinion, is equal to
30 per cent of the income of the household referred to in
clause (a).
Affordable residential unit The price of the residential unit is no greater than the lesser
ownership (subsection 4.1 of,
(3), para. 1) i. the income-based affordable purchase price for the
residential unit set out in the Affordable Residential Units
bulletin, as identified by the Minister of Municipal Affairs
and Housing in accordance with subsection (6), and
ii. 90 per cent of the average purchase price identified for
the residential unit set out in the Affordable Residential
Units bulletin.
Average market purchase The Minister of Municipal Affairs and Housing shall,
price/purchase price based
on income (subsection 4.1
(6)) for the purposes of
subsection 4.1 (3), para. 1
(a) determine the income of a household that, in the
Minister’s opinion, is at the 60th percentile of gross
annual incomes for households in the applicable local
municipality; and
(b) identify the purchase price that, in the Minister’s opinion,
would result in annual accommodation costs equal to 30
per cent of the income of the household referred to in
clause (a)
The affordable exemptions came into effect on June 1, 2024. The bulletin provides the
affordable exemption criteria on a municipal-specific basis for C.B.C.s, D.C.s, and
Parkland. It is anticipated that the bulletin will be updated annually, and currently
provides the following information specific to Pickering:
Watson & Associates Economists Ltd. PAGE 1-7
• For Affordable Ownership Units: the average purchase price based on
household income is $499,400. Using the 90% of average purchase price
amounts, the cost per unit types are as follows:
o Detached House: $1,143,000
o Semi-Detached House: $819,000
o Row/townhouse: $693,000
o Condominium Apartment $549,000
Based on the above, the affordable owned housing exemptions are
based on income, which equals to purchase price being less that
$499,400 for all unit types.
• For Affordable Rental Units: the average rent based on household income would
equal $2,440 per month. The average market rent by unit type is as follows:
o For a bachelor unit: $1,036
o For a 1-bedroom unit: $1,396
o For a 2-bedroom unit: $1,640
o For a unit with 3 or more bedrooms: $1,714
Based on the above, the affordable rental housing exemptions are
based on average market rent for all unit types.
1.3 Current Policies
The City currently imposes C.B.C.s under By-law 7954/22, which came into effect
September 30, 2022. It includes capital costs related to Arts, Culture, and Museum
Services, Animal Services, and Administration Services.
1.4 Summary of the Process
Prior to passing a C.B.C. by-law, the Planning Act requires the City to consult with the
public and such persons and public bodies it considers appropriate. As such, a
stakeholder consultation session will be held prior to by-law passage to allow for
feedback on the C.B.C. draft calculations and to answer any questions regarding its
purpose, approach, and the proposed C.B.C. by-law. Other stakeholders and the
general public will be given the opportunity to provide comments in writing prior to by-
law passage, which is anticipated for June 23, 2025. The feedback received from these
consultations will inform the final C.B.C. Strategy and By-Law scheduled to be reported
to City Council and the public at the public meeting on June 9, 2025. Council’s
Watson & Associates Economists Ltd. PAGE 1-8
consideration of the By-law is anticipated at the Council meeting schedule for June 23,
2025.
Figure 1-1 provides an outline of the schedule to be followed with respect to the C.B.C.
strategy and by-law adoption and implementation process.
Figure 1-1
Schedule of Key Dates in the C.B.C. Strategy Process
Item Date
Data collection, land valuation analysis,
growth forecast development, capital
needs assessment, staff review, C.B.C.
calculations and policy work.
April 2024 to March 2025
Stakeholder Consultation May 2025
Release of the C.B.C. Strategy and draft
by-law April 23, 2025
Public meeting of Council June 9, 2025
Council considers adoption of C.B.C.
strategy and passage of by-law June 23, 2025
Anticipated by-law in-force date July 1, 2025
Notice given of by-law passage No later than 20 days after
passage
Last day for by-law appeal 40 days after passage
Watson & Associates Economists Ltd. PAGE 1-9
Chapter 2
Anticipated Development in
the City of Pickering
Watson & Associates Economists Ltd.
2. Anticipated Development
2.1 Requirement of the Act
The growth forecast contained in this chapter (with supplemental tables in Appendix A)
provides for the anticipated development for which the City will be required to provide
services over a 2025 to 2039 time horizon.
Chapter 3 provides the methodology for calculating a C.B.C. as per the Planning Act.
Figure 3-1 presents this methodology schematically. It is noted in the first box of the
schematic that in order to determine the C.B.C. that may be imposed, it is a requirement
of section 37 (9) of the Planning Act and O. Reg. 509/20 that “the anticipated amount,
type and location of development and redevelopment, for which a C.B.C. can be
imposed, must be estimated.”
2.2 Basis of Population, Household and Employment
Forecast
The C.B.C. growth forecast has been derived by Watson in consultation with City staff.
In preparing the growth forecast, the following information sources were consulted to
assess the residential and non-residential development potential for the City over the
forecast period, including:
• City of Pickering 2025 Growth Management Strategy;
• City of Pickering Official Plan (Edition 9);
• Envision Durham: Regional Official Plan, Consolidated December 13, 2024;
• Durham Region Growth Management Strategy (2022);
• City of Pickering 2022 Development Charges Background Study (July 13, 2022)
and 2022 Community Benefits Strategy (May 20, 2022) Reports, by Watson &
Associates Economists Ltd.;
• 2011, 2016 and 2021 population, household and employment Census data;
• Historical residential and non-residential building permit data over the 2015 to
2024 period;
• Residential and non-residential supply opportunities as identified by City of
Pickering staff; and
Watson & Associates Economists Ltd. PAGE 2-1
• Discussions with City staff regarding anticipated residential and non-residential
development in the City of Pickering.
2.3 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 2-1. 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 2-1 below, and Schedule 1 in Appendix A.
As identified in Table 2-1 and Schedule 1, the City’s population (excluding Census
undercount) is anticipated to reach approximately 181,180 by 2039, resulting in an
increase of 64,360 persons, over the 2025 to 2039 forecast period.[1],[2]
[1] The population figures used in the calculation of the 2025 C.B.C. exclude the net
Census undercount, which is estimated at approximately 4.4%.
[2] The previous Region of Durham Official Plan (Consolidated May 26, 2020) 2031
population target of 225,670 for Pickering, less the growth allocation for Northeast
Pickering of approximately 36,500 persons, results in an Official Plan population target
for Pickering of 189,200 by Mid-2039.
Watson & Associates Economists Ltd. PAGE 2-2
Figure 2-1
Approach to Population and Housing Forecast
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
Decline in Existing Population
Net Population Increase
Historical Housing
Construction
Occupancy Assumptions
Gross Population Increase
Watson & Associates Economists Ltd. PAGE 2-3
-
Table 2-1
City of Pickering
Residential Growth Forecast Summary
Year Population[1] Institutional
Population
Population
Excluding
Institutional
Population
Housing Units Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Singles &
Semi
Detached
Multiple
Dwellings [2] Apartments [3] Other Total
Households
Equivalent
Institutional
Households
Hi
s
t
o
r
i
c
a
l
Mid 2011
Mid 2016
Mid 2021
88,721
91,771
99,186
806
776
601
87,915
90,995
98,585
20,744
21,130
22,425
5,381
6,060
6,805
3,190
3,695
4,165
15
30
30
29,330
30,915
33,425
733
705
546
3.025
2.968
2.967
Fo
r
e
c
a
s
t
Mid 2025
Mid 2039
116,821
181,181
704
1,094
116,117
180,087
24,491
29,324
8,230
17,180
7,045
17,347
30
30
39,796
63,881
640
995
2.935
2.836
In
c
r
e
m
e
n
t
a
l
Mid 2011 - Mid 2016 3,050 -30 3,080 386 679 505 15 1,585 -28
Mid 2016 - Mid 2021 7,415 -175 7,590 1,295 745 470 0 2,510 -159
Mid 2021 - Mid 2025 17,635 103 17,532 2,066 1,425 2,880 0 6,371 94
Mid 2025 - Mid 2039 64,360 390 63,970 4,833 8,950 10,302 0 24,085 355
[1] Population includes the Census undercount estimated at approximately 4.4% and has been rounded.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Notes:
-Numbers may not add due to rounding.
-The previous Region of Durham Official Plan (Consolidated May 26, 2020) 2031 population target of 225,670 for Pickering, less the growth allocation for
Northeast Pickering of approximately 36,500 persons, results in an Official Plan population target for Pickering of 189,200 by Mid-2039.
Source: Derived from the City of Pickering 2025 Growth Management Strategy and Durham Region Official Plan: Envision Durham, by Watson &
Associates Economists Ltd
Watson & Associates Economists Ltd. PAGE 2-4
Provided below is a summary of the key assumptions and findings regarding the City’s
C.B.C. growth forecast:
1. Unit Mix (Appendix A – Schedules 1 and 5)
• The housing unit mix for the City was derived from a detailed review of the
City of Pickering historical development activity (as per Schedule 5), as
well as active residential development applications and discussions with
City staff regarding anticipated development trends for the City of
Pickering.
• Based on the above indicators, the 2025 to 2039 household growth
forecast for the City is comprised of a unit mix of 20% low density units
(single detached and semi-detached), 37% medium density (multiples
except apartments) and 43% high density (accessory units, bachelor, 1-
bedroom, and 2+ bedroom apartments) units.
2. C.B.C. Eligible Units
• Subsection 37 (4) of the Planning Act establishes the criteria for a
development to be C.B.C. eligible. A C.B.C. may be imposed if:
o Development of a proposed building or structure has five or more
storeys at or above ground and has 10 or more residential units;
o Redevelopment of an existing building or structure that will have 5
or more storeys at or above ground after redevelopment and
proposes to add 10 or more residential units to an existing building
or structure; or
o Such types of development or redevelopment as prescribed.
• The C.B.C. eligible unit forecast is derived based on the established
criteria above and a detailed review of historical Census housing trends,
historical development activity (as per Schedule 5), active residential
development applications and discussions with City staff regarding
anticipated C.B.C. eligible developments.
• Based on the above indicators, the City is forecasted to accommodate
9,370 C.B.C. eligible household units over the 2025 to 2039 forecast
period. This translates to 91% of all high-density units, including
accessory units, being C.B.C. eligible from 2025 to 2039.
Watson & Associates Economists Ltd. PAGE 2-5
3. Geographic Location of C.B.C. Eligible Residential Development (Appendix A –
Schedule 2)
• Schedule 2 summarizes the anticipated amount, type and location of
C.B.C.-eligible development for the City.
• In accordance with forecast demand and available land supply, the
amount and percentage of forecast C.B.C. eligible housing growth
between 2025 and 2039 is summarized in Table 2-2.
Table 2-2
City of Pickering
Residential High-Density Growth by Development Area
Development
Location
High-Density
Housing
Growth, 2025 to
2039 [1]
C.B.C.-
Eligible
Share (%)
C.B.C.-Eligible
Housing Growth,
2025 to 2039
Seaton 6,134 94% 5,774
Rest of Pickering 4,168 86% 3,598
City-Wide Total 10,302 91% 9,372
[1] High density includes accessory apartments, bachelor, 1-bedroom, and 2-bedroom+
apartments.
Source: Watson & Associates Economists Ltd.
4. Planning Period
• For the purpose of this study, a 2025 to 2039 planning horizon has been
assumed which aligns with the City’s capital budget and forecast.
5. Population in New Units (Appendix A – Schedules 3 and 4)
• The number of housing units to be constructed by 2039 in the City over
the forecast period is presented in Table 2-1. Over the 2025 to 2039
forecast period, the City is anticipated to average approximately 1,720
new housing units per year.
Watson & Associates Economists Ltd. PAGE 2-6
• Institutional population[1] is anticipated to increase by approximately 390
people between 2025 to 2039.
• Population in new units is derived from Schedules 3 and 4 which
incorporate historical development activity, anticipated units (see unit mix
discussion) and average persons per unit (P.P.U.) by dwelling type for
new units.
• Schedule 6 summarizes the average P.P.U. assumed for new housing
units by age and type of dwelling based on Statistics Canada 2021 custom
Census data for the City of Pickering. Forecast average P.P.U.s by
dwelling type are as follows:
o Low density: 3.626
o Medium density: 2.799
o High density:[2] 1.885
6. Existing Units and Population Change (Appendix A – Schedules 3 and 4)
• Existing households for 2025 are based on 2021 Census households, plus
estimated residential units constructed between mid-2021 to the beginning
of the growth forecast period, assuming a minimum six-month lag between
construction and occupancy (see Schedule 3).
• The change in average occupancy levels for existing housing units is
calculated in Schedules 3 and 4. The forecasted population change in
existing households over the 2025 to 2039 forecast period is forecast to
increase by approximately 1,970.
7. Employment (Appendix A – Schedule 7)
• The employment projections provided herein are largely based on the
activity rate method, which is defined as the number of jobs in the City
divided by the number of residents.
• Employment data for the City is outlined in Schedule 7. In accordance
with Statistics Canada Census data, the City’s 2016 employment base
including work at home and no fixed place of work (N.F.P.O.W.) is
37,450.[3]
[1] Institutional population largely includes special care facilities such as nursing home or
residences for senior citizens. A P.P.U. of 1.100 depicts 1-bedroom and 2-or-more-
bedroom units in collective households.
[1] Includes accessory units, bachelor, 1-bedroom and 2-or-more-bedroom apartments
[2] No fixed place of work is defined by Statistics Canada as "persons who do not go
from home to the same workplace location at the beginning of each shift. Such persons
Watson & Associates Economists Ltd. PAGE 2-7
• Total employment, including work at home and N.F.P.O.W. for the City is
anticipated to reach approximately 73,970 by 2039. This represents an
employment increase of approximately 29,720 over the 2025 to 2039
forecast period.
• Schedule 7, Appendix A, summarizes the employment forecast, excluding
work at home employment and N.F.P.O.W. employment, which is the
basis for the C.B.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).
• Total employment for the City (excluding work at home and N.F.P.O.W.
employment) is anticipated to reach approximately 55,540 by 2039. This
represents an employment increase of approximately 22,480 for the 2025
to 2039 forecast period.
Based upon the above information, the following summaries are provided for use in the
C.B.C. calculations presented in chapter 4, as follows:
• Approximately 74% of the net capital costs of services will be allocated to
residential development based on incremental population and employment
growth over the 2025 to 2039 forecast period (Table 2-3);
• Approximately 31% of the population growth is forecasted to reside in
high-density residential dwelling units (Table 2-4); and
• Approximately 91% of the population in high-density residential dwelling
units are forecasted to reside in units to which the C.B.C. may be imposed
(Table 2-5).
include building and landscape contractors, travelling salespersons, independent truck
drivers, etc.”
Watson & Associates Economists Ltd. PAGE 2-8
Table 2-3
Residential and Non-Residential Share based on Incremental Growth in
Population and Employment over the 2025-2039 Forecast Period
Residential Population and Non-
Residential Employment
Net Population/
Employment
Residential/ Non-
Residential %
Residential Net Population 64,360 74%
Employment (Net of Work at Home
& N.F.P.O.W.) 22,478 26%
Total Population & Employment 86,838 100%
Table 2-4
Low/Medium Density and High-Density Share of Forecast Gross Population over the
2025-2039 Forecast Period
Residential Density Gross Residential
Population
% of Gross
Population in New
Units
Low/Medium Density 42,577 69%
High Density 19,419 31%
Total Residential Forecast 61,996 100%
Table 2-5
Eligible C.B.C. High-Density Growth Share over the 2025-2039 Forecast Period
Residential High Density Residential
Population
% of Gross Population in
High Density Units
Eligible High Density 17,666 91%
Ineligible High Density 1,753 9%
Total Residential High Density
Forecast 19,419 100%
Watson & Associates Economists Ltd. PAGE 2-9
2.4 Land Valuation and Analysis
As the C.B.C. rate is applied against the value of land the day before a building permit is
issued, average land values are required to be assessed in various locations throughout
the City where the anticipated development and redevelopment is anticipated. These
land values assist in calculating the eligible C.B.C. rate, which can not exceed the
maximum 4% prescribed rate.
Table 2-2 demonstrates that the majority of the forecast C.B.C. eligible high-density
development will be located outside of the Seaton Lands. Average land values for this
area were estimated based recent land appraisals completed for the City for C.B.C. and
cash-in-lieu of parkland purposes as it is expected similar land and locations would be
required for future parkland. As such, the average land value per hectare was
calculated to be $4.9 million. Based on an assumed density of 182 units per hectare
this development would produce an equivalent land valuation of $254.4 million (9,372
units / 182 units per hectare x $4.9 million/hectare).
Watson & Associates Economists Ltd. PAGE 2-10
Chapter 3
Approach to the Calculation
Watson & Associates Economists Ltd.
3. The Approach to the Calculation of the Charge
3.1 Introduction
This chapter addresses the requirements of subsection 37(9) of the Planning Act and
sections 2 and 3 of O. Reg. 509/20 with respect to the establishment of the need for
service which underpins the C.B.C. calculation. These requirements are illustrated
schematically in Figure 3-1.
Figure 3-1
The Process of Calculating a Community Benefits Charge under the Planning Act
Anticipated
Development &
Redevelopment 1.
Estimated Increase in Need for Service
C.B.C. Eligible Capital Costs By Service
Less: Excess Capacity
Less: Benefit To ExistingDevelopment
Less: Grants, Subsidies andOther Contributions
C.B.C. By-law
Spatial
Applicability
Net Costs Recoverable
from C.B.C. Charge
Amount of the
Charge
Financing and
Investment
Considerations
3.
6.
7.
10.
13.
8.
9.
4.
5.
Analysis of MunicipalServices & Needs 2.
Eligible Services/
Needs
Ineligible Services/
Needs
A. Historical s. 37
Capital Services
B. Non D.C. Eligible
Services
C. Parkland Developmentin Excess of What is Provided Through Parkland Dedication/C.I.L.
Land Valuation
Analysis
D. Possible D.C. EligibleServices Not Included in the D.C.
C.B.C.-Eligible Growth
12.
--
-
Tax Base, User
Rates, etc.
C.B.C. Maximum
Allowable Amount Test
(4% of Land Value) 11.
Watson & Associates Economists Ltd. PAGE 3-1
3.2 Anticipated Development and Redevelopment
The anticipated development and redevelopment forecast is provided in chapter 2 (with
supplemental tables in Appendix A). This chapter provides for the anticipated overall
growth within the City over a 15-year (2025 to 2039) time horizon and then estimates
the residential units eligible to be considered as per section 37 (4) of the Planning Act.
3.3 Services Potentially Involved
As per section 37 (5) of the Planning Act, a C.B.C. may be imposed for services that do
not conflict with services or projects provided under a municipality’s D.C. by-law or
Parkland dedication by-law. Hence, the service provided under the C.B.C. would be
defined as follows:
(a) land for parks or other public recreational purposes in excess of lands conveyed
or funded by cash-in-lieu of parkland payments under sections 42 and 51 of the
Planning Act;
(b) capital costs for services under subsection 2 (4) of the D.C.A. that are not
intended to be funded under a D.C. by-law; and
(c) capital costs for municipal services ineligible for inclusion in a D.C. by-law.
Examples of services not provided by a D.C. or Parkland Dedication by-law include (but
are not limited to) capital facilities and equipment for municipal parking, airports,
municipal administration building expansions, museums, arts centres, public art,
heritage preservation, landfill, public realm improvements, community gardens, space
for non-profits, etc.
3.4 Increase in the Need for Service
Similar to a D.C., the C.B.C. calculation commences with an estimate of “the increase in
the need for service attributable to the anticipated development,” for eligible services 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 potentially be expressed generally in terms of units of capacity, a project-
specific expression of need would appear to be most appropriate. This is suggested by
Watson & Associates Economists Ltd. PAGE 3-2
the requirement of section 2 (e) of O. Reg. 509/20 which provides “include estimates of
the capital costs necessary to provide the facilities, services and matters referred to in
clause 2 (b).” As noted, this is a similar consideration provided when undertaking a
D.C. calculation.
3.5 Capital Forecast
Section 37 (2) of the Planning Act provides that, “The council of a local municipality may
by by-law impose community benefits charges against land to pay for the capital costs
of facilities, services and matters.” The Planning Act does not define what capital costs
may be included within the charge. As noted in section 3.3 above, the Act provides that
the C.B.C. charge could include capital costs for eligible D.C. services that are not
intended to be funded under the City’s D.C. by-law. This provision suggests that capital
costs may be defined in an equivalent manner as the D.C.A. Hence, based on this
relationship with the D.C.A., capital costs may include:
(a) costs to acquire land or an interest therein (including a leasehold interest);
(b) costs to improve land;
(c) costs to acquire, lease, construct or improve buildings and structures;
(d) costs to acquire, lease or improve facilities, including rolling stock (with a useful
life of 7 or more years), furniture and equipment (other than computer
equipment), materials acquired for library circulation, reference, or information
purposes;
(e) interest on money borrowed to pay for the above-referenced costs;
(f) costs to undertake studies in connection with the above-referenced matters; and
(g) costs to undertake the C.B.C. Strategies.
3.6 Deductions
The section 2 of O. Reg. 509/20 potentially requires that three deductions be made to
the capital costs estimates. These relate to:
• excess capacity;
• benefit to existing development; and
• anticipated grants, subsidies, and other contributions.
The requirements behind each of these reductions are addressed below.
Watson & Associates Economists Ltd. PAGE 3-3
3.6.1 Reduction for Excess Capacity
Section 2 (c) of O. Reg. 509/20 requires the identification of the excess capacity that
exists in relation to the facilities, services and matters referred to in clause 2(b)
suggesting the need for a potential deduction to the capital.
“Excess capacity” is undefined, but in this case, the excess capacity 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 excess capacity from the future increase in the need for
the service would normally occur as part of the conceptual planning and feasibility work
associated with justifying and sizing new facilities, e.g., if a new landfill site to
accommodate increased solid waste generated by the new growth is not required
because sufficient excess capacity is already available, then a landfill site expansion
would not be included as an increase in need, in the first instance.
3.6.2 Reduction for Benefit to Existing Development
Section 2 (c) of O. Reg. 509/20 of the Planning Act provides that the capital estimates
identify extent to which an increase in a facility, service or matter referred to in clause 2
(b) of the regulation would benefit existing development. The general guidelines used
to consider benefit to existing development included:
• the repair or unexpanded replacement of existing assets that are in need of
repair;
• the elimination of a chronic servicing problem not created by growth; and
• providing services where none previously existed (for example, extending
garbage pickup to the rural area which previously did not receive the municipal
service).
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 garbage collection vehicles 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 cultural facilities, the service is typically provided on a
municipal-wide system basis. For example, facilities of the same type may provide
Watson & Associates Economists Ltd. PAGE 3-4
different services (i.e., art vs. theatre), different programs (i.e., art classes vs. acting
classes), and different time availability for the same service (i.e., art classes available
on Wednesdays in one facility and Thursdays 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.
3.6.3 Reduction for Anticipated Grants, Subsidies and Other
Contributions
This step involves reducing the capital costs 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. That is,
some grants and contributions may not specifically be applicable to growth or where
Council targets fundraising as a measure to offset impacts on taxes.
Where additional grants, subsidies and/or other contributions are identified that are not
currently identified and reduced in the calculations, due diligence will be undertaken by
City staff during the annual budget process to net off any future identified funding from
these other sources.
3.7 Municipal-wide vs. Area Rating
This step involves determining whether all of the subject costs are to be recovered on a
uniform municipal-wide basis or whether some or all are to be recovered on an area-
specific basis. Unlike D.C.s, there is no mandatory requirement to consider area rating
of services (providing charges for specific areas and services); however, the legislation
does not prohibit area rating. There may be instances where Council may consider
varying rates to align with other policies or possible incentives in the development area.
The City’s current C.B.C. by-law provides the charge on a City-wide basis. As the
services being provided in the C.B.C. strategy are not restricted to one specific area and
are anticipated to be used by all residents within the municipality, the City-wide
approach has been continued. Although the charges are to be calculated and imposed
Watson & Associates Economists Ltd. PAGE 3-5
on a City-wide basis, consideration of location of the projects will take place through the
annual budget process.
3.8 Land Valuation Analysis
To facilitate the rate calculation provided in section 3.9, an estimate of the market value
of the land related to the anticipated applicable development/redevelopment presented
in section 3.2, needs to be undertaken. It is noted that the land values may vary based
on a number of factors including location, zoning density, parcel size, etc., however,
these values should estimate the land value the day before building permit issuance.
This data may be available from municipal staff, or the municipality may consider
engaging the assistance of a land appraiser.
3.9 Calculation of the Community Benefits Charge
Section 37(32) of the Planning Act provides that the maximum charge which can be
imposed is prescribed by the regulations. O. Reg 509/20 section 3 provides that the
maximum charge is to be 4%.
To calculate the rate, the net capital cost (provided by netting the deductions set out in
section 3.6 from the capital needs described in section 3.5) divided by the land values
related to the anticipated applicable development/redevelopment produces a
percentage of the capital cost to the land value. The product of this calculation provides
for the eligible rate. As noted above, the maximum rate to be imposed is 4%; hence,
the rate can be any rate between 0% and 4%.
Alternatively, a municipality may choose to impose a rate on another basis. For
example, the charge could be calculated on a per dwelling unit basis similar to a D.C.
This calculation would be facilitated by dividing the net capital cost by the forecast
incremental gross population growth to arrive at a C.B.C. per capita. This rate would
then be applied to the person per unit occupancy assumptions for high-density
residential dwelling units to determine the charge. This is the approach currently used
by the City. Moreover, the charge could be denominated based on land area, where the
net capital costs would be divided by the amount of land anticipated to be occupied by
the forecast residential dwelling units constructed over the forecast period.
Watson & Associates Economists Ltd. PAGE 3-6
Chapter 4
C.B.C. Eligible Cost Analysis
Watson & Associates Economists Ltd.
4. C.B.C. Eligible Cost Analysis
4.1 Introduction
This chapter outlines the basis for calculating eligible costs to be recovered through a
C.B.C. by-law, which are to be applied on a uniform City-wide basis. In each case, the
required calculation process set out in O. Reg. 509/20 subsections 2 (a) through 2 (f) to
the Planning Act and described in Chapter 3 was followed in determining C.B.C. eligible
costs.
In undertaking the C.B.C. Strategy, following services was considered:
• Parks Services for anticipated capital costs of parkland acquisition beyond those
available under the provisions of section 42 and 51 of the Planning Act;
• Administrative Services, including growth-related studies not eligible under the
D.C.A. and corporate services technology;
• Animal Services; and
• Arts, Culture, and Museum Services.
4.2 Allocation of Costs to C.B.C Eligible Development
The net growth-related capital costs that are allocated to the C.B.C. eligible share of the
anticipated developments is based on the following conventions:
• Net capital costs for Animal Services and Administrative Services were
apportioned between residential (74%) and non-residential development (26%)
based on the incremental population and employment growth over the forecast
period (Table 2-3). The net growth-related costs for Arts, Culture, and Museum
Services, and Parkland Acquisition are allocated 95% to residential development
and 5% to non-residential development. This allocation is reflective of the
increase in need for service principally attributable to address the demands of
residential development and is consistent with the City’s practice within its D.C.
background study.
• Subsequent to the above allocations, the resultant net growth-related residential
capital costs were then allocated between the forecast anticipated residential
Watson & Associates Economists Ltd. PAGE 4-1
-
development by type. These allocations are based on the low/medium
residential developments and the high-density residential developments, and
were allocated 69% and 31%, respectively.
• Finally, the growth-related net capital costs attributable to high-density residential
development were apportioned between the forecast C.B.C. eligible development
(i.e., buildings with a minimum of five storeys and at least 10 residential dwelling
units) and forecast high-density development below this threshold. As such 91%
of the costs have been allocated to the eligible high density residential
development.
Figures 4-1 and 4-2 illustrate the allocation of capital cost shares for various services.
Figure 4-1 presents a flowchart detailing the distribution of capital costs for Parks, Arts,
Culture, and Museum Services, resulting in a 27% recovery of growth-related expenses
through the C.B.C. Similarly, Figure 4-2 outlines the capital cost shares for Animal and
Administration Services, resulting in a 21% recovery of growth-related costs through the
C.B.C.
Figure 4-1
Growth Shared for Parks, Arts, Culture, and Museum
Residential
Density
Residential
Growth %
Percentage of
total growth
Non-Residential 5% 5%
Capital Cost1
Low/Medium/
Institutional 69% 65%
Residential 95% Non-Eligible 9% 3%
High 31%
Eligible 91% 27%
Residential/Non Residential
Share Based on Allocation
CBC Eligibility (Min. 5
Storeys & Min. 10
Residential Units
1 Capital Cost is net of deductions for benefit to existing, excess capacity, grants, subsides, and other contributions, etc.
Watson & Associates Economists Ltd. PAGE 4-2
-
Figure 4-2
Growth Shared for Animal and Administration
Residential
Density
Residential
Growth %
Percentage of
Total Growth
Non-Residential 26% 26%
Capital Cost1
Low/Medium/
Institutional 69% 51%
Residential 74% Ineligible 9% 2%
High 31%
Eligible 91% 21%
Residential/Non Residential
Share based on Population and
Employment
CBC Eligibility (Min. 5
Storeys & Min. 10
Residential Units
1 Capital Cost is net of deductions for benefit to existing, excess capacity, grants, subsides, and other contributions, etc.
4.3 C.B.C. Eligible Cost Analysis
This section provides for the evaluation of development-related capital requirements
over a 14-year (mid-2025 to mid-2039) planning horizon. The capital cost related to the
increase in need for service are summarized in Table 4-1 and as follows:
• Arts, Culture, and Museum Services – The City’s 2022 C.B.C. strategy
identified Museum space within the Pickering Heritage and Community Centre,
and additional costs for Public Art. These projects continue to be required for
the future. The gross capital costs of these projects total $13.7 million. $7.6
million has been deducted for the benefit to existing development and $1.2 has
been deducted for possible grants, subsidies and other contributions towards
Pickering Heritage and Community Centre capital costs, resulting in $4.9 million
net growth-related costs. After accounting for the benefit of these needs to non-
residential development (i.e., $245,700), low/medium density residential
development (i.e., $3.2 million), and ineligible high density residential
development (i.e., $132,000), the potential C.B.C. recoverable costs total $1.3
million.
• Animal Services – The City is constructing a new Animal shelter that will
primarily be utilized in relation to municipal by-law enforcement but will also
contain space related to Animal Services. The share of the capital costs related
to Animal Services is $5.5 million. Of those costs, $893,300 has been deducted
as benefit to existing development based on the replacement of the existing
Watson & Associates Economists Ltd. PAGE 4-3
animal services facility space. Of the growth-related costs of $4.6 million,
$972,100 is related to the C.B.C. eligible development after accounting for the
non-residential share and non-C.B.C. eligible residential share of the growth-
related costs.
• Administration Services – The City’s 2022 C.B.C. strategy identified growth
related study costs that are not eligible for inclusion within the 2022 D.C.
background study. The costs of undertaking the C.B.C. strategy and future
updates, corporate services technology costs related to the City’s financial
system, growth-related renovations to the Civic Complex, and other growth-
related studies continue to be included, and costs have been updated through
discussions with staff. The total costs of the needs are $30.4 million. After
deducting the share of the costs that are a benefit to existing development (i.e.,
$23.7 million) and non-C.B.C. eligible development (i.e., $5.2 million), $1.5
million has been considered within the calculation of the charge.
• Parks Services – The City’s 2025 Recreation and Parks 10-year plan identifies
up to 18 hectares of parkland that would be required above planned dedications.
These needs have been included with a total gross capital cost of $88.9 million
(i.e., $4.9 million per ha). After accounting for the benefit of these needs to non-
residential development (i.e., $4.4 million), low/medium density residential
development (i.e., $58.0 million), and ineligible high density residential
development (i.e., $2.4 million), the potential C.B.C. recoverable costs total
$24.1 million.
In total the C.B.C. recoverable costs are $27.9 million after accounting for the
deductions to the services above. Furthermore, $420,050 has been deducted to reflect
the current reserve fund surplus and $860,500 has been deducted from the C.B.C.
eligible costs to reflect the anticipated increase in population within existing residential
units over the forecast period. Based on the calculations and allocations to C.B.C.
eligible high-density growth, $26.6 million in eligible net growth-related costs have been
included within the C.B.C. calculations (See Table 5-1).
Watson & Associates Economists Ltd. PAGE 4-4
-
Table 4-1
Capital Infrastructure Needs to be Recovered through C.B.C.s
Prj.
No
Increased Service Needs Attributable to
Anticipated Development
Gross Capital
Cost Estimate
(2025$)
Less: Net Growth-Related Cost Net Residential Cost Share Potential C.B.C.
Benefit to
Existing
Development
Grants, Subsidies
and Other
Contributions
Attributable to
New Development
Total Non Residential
Share Residential Share
Low /
Medium
Density
Residential
69%
Total High
Density
Residential
31%
Ineligible
High Density
Residential
9%
Eligible High
Density
Residential
91%2025-2039 % $ % $
Arts, Culture, and Museum Services
1
Museum
(Part of Pickering Heritage and Community
Centre) 9,363,115 5,201,496 1,179,039 2,982,580 5% 149,129 95% 2,833,451 1,945,900 887,551 80,123 807,429
2 Public Art 4,344,000 2,413,224 -1,930,776 5% 96,539 95% 1,834,237 1,259,680 574,557 51,867 522,690
Total - Arts, Culture, and Museum Services 13,707,115 7,614,720 1,179,039 4,913,356 245,668 4,667,688 3,205,580 1,462,109 131,990 1,330,119
Animal Services
3
Animal Shelter - Adoption Space (Incl. Land and
Site Servicing) 5,503,394 893,304 4,610,089 26% 1,198,623 74% 3,411,466 2,342,857 1,068,609 96,467 972,142
Total - Animal Services 5,503,394 893,304 -4,610,089 1,198,623 3,411,466 2,342,857 1,068,609 96,467 972,142
Administration Services
4 Community Benefits Strategy (2029) 41,000 -41,000 0% -100% 41,000 -41,000 41,000
5 Community Benefit Strategy (2033) 41,000 -41,000 0% -100% 41,000 -41,000 41,000
6 Community Benefit Strategy (2037) 41,000 -41,000 0% -100% 41,000 -41,000 41,000
7 South Pickering Heritage Inventory 73,000 40,554 32,446 26% 8,436 74% 24,010 16,489 7,521 679 6,842
8
Community Improvement Plans for Durham Live
Lands and for City Centre Lands 202,000 112,217 89,783 26% 23,344 74% 66,439 45,628 20,811 1,879 18,933
9 Seaton Corporate Energy Plan Update 67,000 37,221 29,779 26% 7,743 74% 22,037 15,134 6,903 623 6,280
10 Natural Capital Asset Evaluation 101,000 56,109 44,891 26% 11,672 74% 33,220 22,814 10,406 939 9,466
11
New Financial System -SAP HR System-
Recruiting & Onboard Module-Phs 2 556,000 308,875 247,125 26% 64,253 74% 182,873 125,589 57,283 5,171 52,112
12
New Financial System - SAP HR System-
Learning Mgmt Module-Phs 3 336,000 186,658 149,342 26% 38,829 74% 110,513 75,896 34,617 3,125 31,492
13 New Financial System-SAP Fleet Module 550,000 305,542 244,458 26% 63,559 74% 180,899 124,234 56,665 5,115 51,550
14
New Financial System-SAP Budget & Salary
Module 695,000 386,094 308,906 26% 80,316 74% 228,591 156,987 71,604 6,464 65,140
15 Integrated Community Sustainability Plan 41,000 22,777 18,223 26% 4,738 74% 13,485 9,261 4,224 381 3,843
16 Measuring Sustainability Report 47,000 26,110 20,890 26% 5,431 74% 15,459 10,616 4,842 437 4,405
17 Civic Complex Rennovations 27,600,000 22,201,420 -5,398,580 26% 1,403,631 74% 3,994,949 2,743,570 1,251,380 112,967 1,138,413
Total - Administration Services 30,391,000 23,683,575 -6,707,425 1,711,950 4,995,474 3,346,218 1,649,256 137,781 1,511,475
Parks Services
18 Parkland Acquisition (18 ha) 88,920,000 -88,920,000 5% 4,446,000 95% 84,474,000 58,013,329 26,460,671 2,388,704 24,071,967
Total - Parks Services 88,920,000 --88,920,000 4,446,000 84,474,000 58,013,329 26,460,671 2,388,704 24,071,967
Reserve Fund Adjustment (420,050)
Total 138,521,509 32,191,599 1,179,039 105,150,870 7,602,241 97,548,628 66,907,984 30,640,644 2,754,942 27,465,653
Watson & Associates Economists Ltd. PAGE 4-5
Chapter 5
C.B.C. Calculation
Watson & Associates Economists Ltd.
5. C.B.C. Calculation
5.1 Anticipated Funding Recovery
To summarize the calculation of the charge, the following has been undertaken:
1) Anticipated Development: As presented in Chapter 2, the 14-year growth
forecast provides for 9,372 eligible high-density units (i.e., in buildings containing
a minimum of five storeys and a minimum of 10 residential units).
2) Land Valuation: The estimated density and average land value per hectare were
based on recent land appraisals completed for the City for C.B.C. and cash-in-
lieu of parkland purposes as it is expected similar land and locations would be
required for future parkland. As such, the average land value per hectare was
calculated to be $4.9 million.
3) Identification of Services: A number of services were considered including Arts,
Culture, and Museum, Animal, Administration, and Parks Services.
4) C.B.C. Eligible Costs: Capital needs related to the identified services were
provided by City staff and through the City’s capital budget. Gross costs of the
capital projects were assessed for the portion of the projects that would benefit
the existing community versus the future growth. The growth-related costs were
then allocated amongst all types of growth to calculate the amount that is
associated with the C.B.C. eligible high-density units.
5) Maximum C.B.C.: As per the Planning Act, the maximum a municipality can
impose for a C.B.C. is equal to 4% of the land value of a property, the day before
building permit issuance. Based on the total land value presented in Table 5-1,
the maximum estimated potential C.B.C. recovery for the City equates to
approximately $10.2 million for the 14-year forecast period (after the adjustment
for the deduction related to the existing population incline).
The City has identified capital costs attributable to eligible high-density growth of $26.6
million which are in excess of the calculated maximum allowable amount of $10.2
million.
Based on the foregoing, C.B.C. funding will not provide sufficient funding for all growth-
related capital costs identified in Table 4-1. This shortfall in funding is estimated based
on the forecast development, land values estimate, growth-related capital needs
attributable to C.B.C. eligible high-density development, and the current legislated
Watson & Associates Economists Ltd. PAGE 5-1
-
-
restriction of 4% of land value. The C.B.C. strategy recommends imposing the
maximum permissible under the Planning Act, i.e. 4% of land value. As such, the City
will have to consider the highest capital priorities to be funded with C.B.C. revenues
during the annual budget process.
Table 5-1
Community Benefits Charge Calculation
2025 to 2039
Benefit to
Existing
Development
Grants,
Subsidies and
Other
Contributions
Attributable to
New
Development
Non C.B.C.
Eligible Share
C.B.C. Eligible
Cost
Deduction for
Existing
Population
Incline
Net C.B.C.
Eligible Cost
Arts, Culture, and Museum Services 13,707,115 7,614,720 1,179,039 3,583,237 1,330,119 (41,045) 1,289,074
Animal Services 5,503,394 893,304 -3,637,947 972,142 (29,999) 942,143
Administration Services 30,391,000 23,683,575 -5,195,950 1,511,475 (46,641) 1,464,834
Parks Services 88,920,000 --64,848,033 24,071,967 (742,818) 23,329,149
Reserve Fund Adjustment -(420,050)
A Total 138,521,509 32,191,599 1,179,039 77,265,167 27,885,703 (860,503) 26,605,150
B Anticipated C.B.C. Residential Dwelling Units (2025-2039) 9,372
C Density Assumption (units per hectare) 182
D (B/C) Land Area for Residential Dwelling Unit Forecast (hectares) 51
E Estimated Average Land Value ($/hectare) 4,940,000
F (D*E) Total Estimated Land Value 254,382,857
G (F*4%) Maximum Prescribed Value (4% of Land) 10,175,314
H (A/F) Total C.B.C. Required to Fund Needs (% of Land Value) 10.5%
Maximum C.B.C. Amounts 4.0%
Description
Gross Capital
Cost Estimate
(2025$)
Less: Growth Related Capital Cost
Watson & Associates Economists Ltd. PAGE 5-2
Chapter 6
C.B.C. Policy
Recommendations and C.B.C.
By-law Rules
Watson & Associates Economists Ltd.
6. C.B.C. Policy Recommendations and C.B.C. By-
law Rules
6.1 C.B.C. Policies
Section 37 of the Planning Act and O. Reg. 509/20 outline the required policies that
must be considered when adopting a C.B.C. by-law. The following subsections set out
the recommended policies governing the calculation, payment, and collection of C.B.C.s
in accordance with the legislation.
This report provides the draft C.B.C. by-law, in Appendix B. The by-law provides for the
statutory C.B.C. exemptions required under the Planning Act.
It is noted that the More Homes Built Faster Act, provided for changes to the Planning
Act related to C.B.C.s. These changes include additional statutory exemptions from
payment of C.B.C.s for affordable and attainable residential units. The exemption for
affordable and attainable residential units will be in effect at the time of C.B.C. by-law
passage, however, the exemption related to attainable residential units requires to be
further prescribed prior to being applicable. The draft C.B.C. by-law has provided for
these exemptions to ensure the legislative requirements are met.
6.2 C.B.C. By-law Rules
6.2.1 Payment in any Particular Case
In accordance with the Planning Act, subsection 37 (3), a C.B.C. may be imposed only
with respect to development or redevelopment that requires one of the following:
(a) “the passing of a zoning by-law or of an amendment to a zoning by-law under
section 34 of the Planning Act;
(b) the approval of a minor variance under section 45 of the Planning Act;
(c) a conveyance of land to which a by-law passed under subsection 50 (7) of the
Planning Act applies;
(d) the approval of a plan of subdivision under section 51 of the Planning Act;
(e) a consent under section 53 of the Planning Act;
(f) the approval of a description under section 9 of the Condominium Act, 1998; or
Watson & Associates Economists Ltd. PAGE 6-1
(g) the issuing of a permit under the Building Code Act, 1992 in relation to a building
or structure.”
6.2.2 Maximum Amount of the Community Benefits Charge
Subsection 37 (32) of the Planning Act states that the amount of a C.B.C. payable in
any particular case shall not exceed an amount equal to the prescribed percentage of
the value of the land as of the valuation date.
Based on section 3 of O. Reg. 509/20, the prescribed percentage is 4%. The C.B.C.
Strategy recommends imposing the maximum prescribed rate.
6.2.3 Exemptions (full or partial)
The following exemptions are provided under subsection 37 (4) of the Planning Act and
section 1 of O. Reg. 509/20:
• Development of a proposed building or structure with fewer than five storeys at or
above ground;
• Development of a proposed building or structure with fewer than 10 residential
units;
• Redevelopment of an existing building or structure that will have fewer than five
storeys at or above ground after the redevelopment;
• Redevelopment that proposes to add fewer than 10 residential units to an
existing building or structure;
• Such types of development or redevelopment as are prescribed:
o Development or redevelopment of a building or structure intended for use
as a long-term care home within the meaning of subsection 2 (1) of the
Fixing Long-Term Care Act, 2021.
o Development or redevelopment of a building or structure intended for use
as a retirement home within the meaning of subsection 2 (1) of the
Retirement Homes Act, 2010.
o Development or redevelopment of a building or structure intended for use
by any of the following post-secondary institutions for the objects of the
institution:
i. a university in Ontario that receives direct, regular, and ongoing
operating funding from the Government of Ontario,
Watson & Associates Economists Ltd. PAGE 6-2
ii. a college or university federated or affiliated with a university
described in subparagraph i,
iii. an Indigenous Institute prescribed for the purposes of section 6 of
the Indigenous Institutes Act, 2017.
o Development or redevelopment of a building or structure intended for use
as a memorial home, clubhouse, or athletic grounds by an Ontario branch
of the Royal Canadian Legion.
o Development or redevelopment of a building or structure intended for use
as a hospice to provide end of life care.
o Development or redevelopment of a building or structure intended for use
as residential premises by any of the following entities:
i. 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,
ii. 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,
iii. a non-profit housing co-operative that is in good standing under the
Co-operative Corporations Act.
o Development of Attainable Residential Units, which excludes affordable
units and rental units, will be defined as a prescribed development or class
of development, and sold to a person who is at "arm's length" from the
seller.
o Development of Affordable Residential Units, as defined as:
i. Affordable Rental Units: Where the rent is no greater than the
lesser of:
• The income-based affordable rent for the residential unit set
out in the Affordable Residential Units bulletin, as identified
by the Minister of Municipal Affairs and Housing; and
• The average market rent identified for the residential unit set
out in the Affordable Residential Units bulletin
ii. Affordable Owned Units: Where the price of the residential unit is
greater than the lesser of:
• The income-based affordable purchase price for the
residential unit set out in the Affordable Residential Units
Watson & Associates Economists Ltd. PAGE 6-3
bulletin, as identified by the Minister of Municipal Affairs and
Housing; and
• 90 per cent of the average purchase price identified for the
residential unit set out in the Affordable Residential Units
bulletin.
• and sold to a person who is at "arm's length" from the seller
iii. Note: for affordable and attainable units, the municipality shall enter
into an agreement that ensures the unit remains affordable or
attainable for 25 years.
iv. The bulletin refers to the “Development Charges Act, 1997 Bulletin”
published by the Ministry of Municipal Affairs and Housing.
o Development of Inclusionary Zoning Units: Affordable housing units
required under inclusionary zoning by-laws.
In addition to the exemptions noted above, the C.B.C. will not apply to buildings or
structures owned by and used for the purposes of any municipality, local board, or
Board of Education; affordable units within a development, and to developments where
a previously executed Section 37 community benefits agreement is in place. However,
if a change is proposed to a development subject to a Section 37 agreement (for
example an increase in the approved unit count), the change would be subject to the
C.B.C by-law.
6.2.4 Timing of Collection
The C.B.C.s imposed are calculated, payable, and collected upon issuance of a building
permit for eligible development or redevelopment.
6.2.5 In-kind Contributions
A municipality that has passed a C.B.C. by-law may allow the landowner to provide to
the municipality: facilities, services, or matters required because of development or
redevelopment in the area to which the by-law applies.
Prior to providing these contributions, the municipality shall advise the landowner of the
value that of the in-kind contributions that will be attributed to them. As part of this
valuation, the contributing landowner will be expected to provide any valuation
documents as backup or alternatively, staff will investigate and assign a reasonable
Watson & Associates Economists Ltd. PAGE 6-4
value to the in-kind contribution. This value shall be deducted from the amount the
landowner would otherwise be required to pay under the C.B.C. by-law.
6.2.6 The Applicable Areas
The C.B.C. by-law will apply to all lands within the City.
6.2.7 Special Account
All money received by the municipality under a C.B.C. by-law shall be paid into a
special account. The money contained within the special account:
• may be invested in securities in which the municipality is permitted to invest
under the Municipal Act, 2001, and the earnings derived from the investment of
the money shall be paid into a special reserve fund account; and
• must have at least 60 percent of the funds spent or allocated at the beginning of
the year.
In addition to the monies collected under a C.B.C. by-law, transitional rules for
transferring existing reserve funds are provided in subsection 37 (51) of the Planning
Act. These rules apply for any existing reserve funds related to a service that is not
listed in subsection 2 (4) of the D.C.A., as well as reserve funds established under
section 37 of the Planning Act prior to Bill 197.
1. If the municipality passes a C.B.C. by-law under this section before the specified
date, the municipality shall, on the day it passes the by-law, allocate the money
in the special account or reserve fund to the special account referred to in
subsection (45) of the Planning Act.
2. If the municipality has not passed a C.B.C. by-law under this section before the
specified date, the special account or reserve fund is deemed to be a general
capital reserve fund for the same purposes for which the money in the special
account or reserve fund was collected.
3. Despite paragraph 2, subsection 417 (4) of the Municipal Act, 2001 (a provision
which requires the funds raised for a reserve fund must only be used for the
intended purpose) and any equivalent provision do not apply with respect to the
general capital reserve fund referred to in paragraph 2.
4. If paragraph 2 applies and the municipality passes a C.B.C. by-law under this
section on or after the specified date, the municipality shall, on the day it passes
Watson & Associates Economists Ltd. PAGE 6-5
the by-law, allocate any money remaining in the general capital reserve fund
referred to in paragraph 2 to the special account referred to in subsection (45) of
the Planning Act.
6.2.8 Credits
Subsection 37 (52) of the Planning Act indicates that any credits that were established
under section 38 of the D.C.A. and that are not related to a service that is listed in
subsection 2 (4) of the D.C.A., may be used by the holder of the credit with respect to a
charge that the holder is required to pay under a C.B.C. by-law.
6.2.9 By-law In-Force Date
A C.B.C. by-law comes into force on the day it is passed, or the day specified Council in
the by-law, whichever is later. The anticipated by-law in-force date is July 1, 2025.
6.3 Recommendations
It is recommended that Council:
Adopt the C.B.C. approach to calculate the charges on a uniform City-wide basis;
Approve the capital project listing set out in Chapter 4 of the C.B.C. Strategy
dated April 23, 2025, subject to further annual review during the capital budget
process;
Approve the C.B.C. Strategy dated April 23, 2025;
Determine that no further public consultation is required; and
Approve the C.B.C. By-law.
Watson & Associates Economists Ltd. PAGE 6-6
Chapter 7
By-law Implementation
Watson & Associates Economists Ltd.
7. By-law Implementation
7.1 Introduction
This chapter addresses the public consultation process and by-law implementation
requirements for the imposition of a C.B.C. by-law. Figure 7-1 provides an overview of
the process.
7.2 Public Consultation Process
7.2.1 Required Consultation
In establishing the policy for which a C.B.C. strategy and by-law will be based; section
37 (10) of the Planning Act requires that:
“In preparing the community benefits strategy, the municipality shall
consult with such persons and public bodies as the municipality considers
appropriate.”
As there is no specific guidance as to which parties the municipality shall consult with,
municipalities may establish their own policy for public consultation. The policy for
public consultation should be designed to seek the co-operation and participation of
those involved, in order to produce the most suitable policy. Municipalities may
consider a public meeting, similar to that undertaken for D.C. study processes
(however, this is not a mandated requirement). At a minimum, this would include a
presentation to Council and the public on the findings of the C.B.C. strategy, advanced
notice of the meeting, and consideration for delegations from the public.
7.2.2 Interested Parties to Consult
There are three broad groupings of the public who are generally the most concerned
with municipal C.B.C. policy.
1. The first grouping is the residential development community, consisting of land
developers and builders, who will typically be responsible for generating the
majority of the C.B.C. revenues. Others, such as realtors, are directly impacted
by C.B.C. policy. They are, therefore, potentially interested in all aspects of the
charge, particularly the percentage applicable to their properties, projects to be
Watson & Associates Economists Ltd. PAGE 7-1
funded by the C.B.C. and the timing thereof, and municipal policy with respect to
development agreements and in-kind contributions.
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 non-residential mixed-use development sector,
consisting of land developers and major owners or organizations with significant
construction plans for mixed use developments. 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 C.B.C. policy. Their primary concern is frequently with the percentage
charge applicable to their lands, exemptions, and phase-in or capping provisions
in order to moderate the impact.
As noted in Section 1.4, through the C.B.C. strategy process, the City’s consultation
process includes having a public meeting of Council and consulting with key
stakeholders.
7.3 Anticipated Impact of the Charge on Development
The establishment of sound C.B.C. policy often requires the achievement of an
acceptable balance between two competing realities. The first is that increased
residential development fees (such as a C.B.C.) can ultimately be expected to be
recovered via higher housing prices and can impact project feasibility in some cases
(e.g., rental apartments). Secondly, C.B.C.s or other municipal capital funding sources
need to be obtained in order to help ensure that the necessary infrastructure and
amenities are installed. The timely installation of such works is a key initiative in
providing adequate service levels and in facilitating strong economic growth,
investment, and wealth generation.
7.4 Implementation Requirements
7.4.1 Introduction
Once the City has calculated the charge, prepared the complete C.B.C. strategy, carried
out the public process, and passed a new by-law, the emphasis shifts to implementation
matters.
Watson & Associates Economists Ltd. PAGE 7-2
These include notices, potential appeals and complaints, in-kind contributions, and
finally the collection of revenues and funding of projects.
The sections that follow provide an overview of the requirements in each case.
7.4.2 Notice of Passage
In accordance with subsection 37 (13) of the Planning Act, when a C.B.C. by-law is
passed, the clerk of the municipality 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 4 of O. Reg. 509/20 further defines the notice requirements which are
summarized as follows:
• notice shall 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. If a newspaper does not exist, the notice shall be posted on the
website of the municipality;
• subsection 4 (2) lists the persons/organizations who must be given notice; and
• subsection 4 (5) lists the seven items that the notice must cover.
7.4.3 Appeals
Subsections 37 (13) to 37 (31) of the Planning Act set out the requirements relative to
making and processing a C.B.C. by-law appeal as well as an OLT hearing in response
to an appeal. Any person or organization may appeal a C.B.C. by-law to the OLT by
filing a notice of appeal with the clerk of the municipality, setting out the objection to the
by-law and the reasons supporting the objection. This must be done by the last day for
appealing the by-law, which is 40 days after the by-law is passed.
The municipality is carrying out a public consultation process, in order to address the
issues that come forward as part of that process, thereby avoiding or reducing the need
for an appeal to be made.
Watson & Associates Economists Ltd. PAGE 7-3
7.4.4 In-Kind Contributions
Subsections 37 (6) to 37 (8) provide the rules for in-kind contributions. An owner of land
may provide the municipality facilities, services, or matters required because of
development or redevelopment in the area to which the by-law applies. Prior to
providing these contributions, the municipality shall enter into an agreement with the
owner of the land and advise the owner of the value that will be attributed to the
contributions. The value of the contributions shall be deducted from the amount the
owner of the land would otherwise have to pay under the C.B.C. by-law.
Watson & Associates Economists Ltd. PAGE 7-4
Figure 7-1
The Process of Required for Passing a Community Benefits Charge By-law under the Planning Act
Watson & Associates Economists Ltd. PAGE 7-5
7.5 Ongoing Application and Collection of C.B.C. funds
7.5.1 Introductions
Once the municipality passes a C.B.C. by-law, development or redevelopment that
meets the requirements of the C.B.C. by-law will pay a C.B.C. based on the value of
their land. The following sections describe the overall process and discusses the
approach to appraisals and use of the special account as set out in the Planning Act.
7.5.2 Overview of Process and Appraisals
Figure 7-2 provides an overview of the process for application of the C.B.C. by-law and
collection of C.B.C. funds.
Once the C.B.C. by-law is in place, as development or redevelopment that meets the
eligibility criteria proceeds (i.e., prior to issuance of a building permit), the municipality
collects C.B.C.s based on the per unit charge as set out in the by-law and C.B.C.
strategy.
If the landowner is of the view that the amount of the C.B.C. exceeds the prescribed
value of 4% of their land value on the day before building permit issuance, the
landowner may pay the charge under protest. In this circumstance there is an
obligation of the landowner to provide an appraisal. If the municipality disputes the
value of the land identified in the landowner’s appraisal, the municipality must also
provide the owner with an appraisal within the prescribed time period.
If the City agrees with the landowner’s appraised value, then the owner pays their
C.B.C.s based on 4% of the land value to the City and the funds will then be deposited
into the special account.
If the City does not agree with the appraisal provided by the owner, the City has 45 days
to provide the owner of the land with their own appraisal value. Then:
• If no appraisal is provided to the owner within 45 days, the owner’s appraisal is
deemed accurate and the difference in the amounts shall be refunded to the
owner.
Watson & Associates Economists Ltd. PAGE 7-6
• If the municipality’s appraisal is within 5% of the landowner’s appraisal, the
landowner’s appraisal is deemed accurate, and the municipality shall refund the
difference in the amounts to the owner.
• If the municipality’s appraisal is more than 5% higher than the landowner’s
appraisal, the municipality shall request an appraisal be undertaken by an
appraiser, selected by the landowner, from the list of approved appraisers
provided by the municipality. This must be undertaken within 60 days. This final
appraisal is deemed accurate for the purposes of calculating the applicable
C.B.C.
• In regard to the last bullet, subsection 37 (42) and 37 (43) require the
municipality to maintain a list of at least three persons who are not employees of
the municipality or members of Council and have an agreement with the
municipality to perform appraisals for the above. This list is to be maintained
until the C.B.C. by-law is repealed or the day on which there is no longer any
refund that could be required (whichever is later).
7.5.3 Special Reserve Fund Account
All funds collected under the C.B.C. by-law are to be deposited into a special account.
Subsections 37 (45) to 37 (48) of the Planning Act outline the rules with respect to the
special reserve fund account. As noted in section 6.2.7, these rules are as follows:
• All money received under a C.B.C. by-law shall be paid into a special account;
• The money in the special account may be invested in securities (as permitted
under the Municipal Act) and the interest earnings shall be paid into the special
account;
• In each year, a municipality shall spend or allocate at least 60 percent of the
monies that are in the special account at the beginning of the year; and
• The municipality shall provide reports and information as set out in section 7 of
O. Reg. 509/20
• In regard to the third bullet, it is suggested that the annual capital budget for the
City directly list the works which are being undertaken and/or to which monies
from this fund are being allocated toward.
As per this C.B.C. strategy, the growth-related services (as outlined in Chapter 4), form
the anticipated capital needs required to service growth over the 14-year forecast
period. However, other services may be considered by Council in the future and are
Watson & Associates Economists Ltd. PAGE 7-7
subject to approval by resolution and inclusion in the annual budget process. Further,
any additional services approved and funded from C.B.C. revenue in the future will be
reported on through an annual C.B.C. reserve fund statement, which will form part of
the City’s overall year-end statements.
During the annual budget process, the use of C.B.C. funding will be reviewed, and the
capital costs associated with each eligible service and capital project will be confirmed
and identified for approval of Council.
Watson & Associates Economists Ltd. PAGE 7-8
Figure 7-2
Community Benefits Charge Application and Calculation Process
Yes
No
Payment Under Protest.
If the land owner disputes the C.B.C.s
exceed the 4% of land value, the land
owner is to provide the municipality with
an appraisal within 30 days.
The land owner shall select a person
from a list of appraisers to perform
a final appraisal within 60 days,
Building Permit Issuance
Collect C.B.C.s
No Refund Required
Appraisal Provided? Municipal
Consideration of
Appraisal
Municipality to Undertake Appraisal
Within 45 Days
Land Owner and
Municipal Appraisals
Within 5%?
Determination of the Community The municipality shall immediately
Benefits Charge (C.B.C.) refund the difference in C.B.C.s
Deposit Funds into Special Account
Notify the Land Owner
as a result of appraisal, if any.
No
Agree
Disagree Yes Yes
No
third appraisal (binding).
Watson & Associates Economists Ltd. PAGE 7-9
7.6 Transitional Matters
7.6.1 Existing Reserves and Reserve Funds
The Planning Act, section 37 (49) to section 37 (51) provides transitional provisions for:
1. A special account established under the previous section 37 rules; and
2. A D.C. reserve fund for which services are no longer eligible.
If a municipality passes a C.B.C. by-law with an in-force date before September 18,
2022, the municipality is required to allocate the money in the Section 37 Community
Benefits reserve fund to the C.B.C. special account.
If a municipality does not pass a C.B.C. by-law before September 18, 2022, the Section
37 Community Benefits reserve fund is deemed to be a general capital reserve fund for
the same purpose in which the money was collected.
If a C.B.C. by-law is passed after September 18, 2022, the municipality is required to
allocate the money from the newly created general capital reserve fund, to the C.B.C.
special account. The City’s C.B.C. by-law will be passed after September 18, 2022, and
as such this provision will apply.
7.6.2 Credits under Section 38 of the Development Charges Act
The Planning Act (s.37 (52)) provides that, if a municipality passes a C.B.C. by-law
before September 18, 2022, any credits held for services that are no longer D.C. eligible
(e.g., parking services), may be used against payment of a C.B.C. by the landowner.
Therefore, there are no credits related to D.C. ineligible services which would require an
adjustment against future payments of a C.B.C.
7.6.3 Continued Application of Previous Section 37 Rules
Section 37.1 of the Planning Act provides for transitional matters regarding previous
section 37 rules.
Watson & Associates Economists Ltd. PAGE 7-10
Appendices
Appendix A
Background Information on
Residential and Non-
Residential Growth Forecast
Watson & Associates Economists Ltd. PAGE A-1
-
Schedule 1
City of Pickering
Residential Growth Forecast Summary
Year [1] Population Institutional
Population
Population
Excluding
Institutional
Population
Housing Units Person Per Unit
(P.P.U.): Total
Population/
Total
Households
Singles &
Semi
Detached
Multiple
Dwellings [2] Apartments [3] Other Total
Households
Equivalent
Institutional
Households
Hi
s
t
o
r
i
c
a
l
Mid 2011
Mid 2016
Mid 2021
88,721
91,771
99,186
806
776
601
87,915
90,995
98,585
20,744
21,130
22,425
5,381
6,060
6,805
3,190
3,695
4,165
15
30
30
29,330
30,915
33,425
733
705
546
3.025
2.968
2.967
Fo
r
e
c
a
s
t
Mid 2025
Mid 2039
116,821
181,181
704
1,094
116,117
180,087
24,491
29,324
8,230
17,180
7,045
17,347
30
30
39,796
63,881
640
995
2.935
2.836
In
c
r
e
m
e
n
t
a
l
Mid 2011 - Mid 2016 3,050 -30 3,080 386 679 505 15 1,585 -28
Mid 2016 - Mid 2021 7,415 -175 7,590 1,295 745 470 0 2,510 -159
Mid 2021 - Mid 2025 17,635 103 17,532 2,066 1,425 2,880 0 6,371 94
Mid 2025 - Mid 2039 64,360 390 63,970 4,833 8,950 10,302 0 24,085 355
[1] Population excludes Census undercount which is estimated at approximately 4.4%. Note: Population including the undercount is 189,200 in 2039.
[2] Includes townhouses and apartments in duplexes.
[3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Notes:
-Numbers may not add due to rounding.
-The previous Region of Durham Official Plan (Consolidated May 26, 2020) 2031 population target of 225,670 for Pickering, less the growth allocation for
Northeast Pickering of approximately 36,500 persons, results in an Official Plan population target for Pickering of 189,200 by Mid-2039.
Source: Derived from the City of Pickering 2025 Growth Management Strategy and Durham Region Official Plan: Envision Durham, by Watson & Associates
Economists Ltd..
Watson & Associates Economists Ltd. PAGE A-2
-
[
Schedule 2
City of Pickering
Estimate of the Anticipated Amount, Type and Location of
Residential Development for Which Community Benefits Charges Can Be Imposed
Development
Location
Timing Single & Semi
Detached Multiples[1]
Apartments 2]
Total
Residential Units
Gross Population
In New Units
Existing Unit
Population
Change
Net Population
Increase,
Excluding
Institutional
Institutional
Population
Net Population
Including
Institutional
Units in C.B.C.
Ineligble
Buildings
Units in C.B.C.
Eligble Buildings
Total Apartment
Units
Seaton 2025 - 2039 4,598 7,647 360 5,774 6,134 18,379 49,639 188 49,827 0 49,827
Rest of Pickering 2025 - 2039 235 1,303 570 3,598 4,168 5,706 12,357 1,786 14,143 390 14,533
City of Pickering 2025 - 2039 4,833 8,950 930 9,372 10,302 24,085 61,996 1,974 63,970 390 64,360
[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.
Source: Watson & Associates Economists Ltd..
Watson & Associates Economists Ltd. PAGE A-3
Schedule 3
City of Pickering
Current Year Growth Forecast
Mid 2021 to Mid 2025
Population
Mid 2021 Population 99,186
Occupants of
Ne w Housing Units,
Mid 2021 to Mid 2025
Units (2)
m ultiplied by P.P.U. (3)
6,371
2.516
gross population increase 16,030 16,030
Occupants of New
E quivalent Institutional Units,
Mid 2021 to Mid 2025
Units
m ultiplied by P.P.U. (3)
94
1.100
gross population increase 103 103
Change in Housing
Unit Occupancy,
Mid 2021 to Mid 2025
Units (4)
m ultiplied by P.P.U. change rate (5)
33,425
0.045
total change in population 1,502 1,502
Population Estimate to Mid 2025 116,821
Net Population Increase, Mid 2021 to Mid 2025 17,635
(1) 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 Unit [1]
(P.P.U.)
% Distribution of
Estimated Units [2]
Weighted Persons
Per Unit Average
Singles & Semi Detached 3.545 32% 1.150
Multiples (6) 2.665 22% 0.596
Apartments (7) 1.704 45% 0.770
Total 100% 2.516
[1] Based on 2021 Census custom database.
[2] Based on Building permit/completion activity.
(4) 2021 households taken from Statistics Canada Census.
(5) Change 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-4
Schedule 4
City of Pickering
10-Year Growth Forecast
Mid 2025 to Mid 2039
Population
Mid 2025 Population 116,821
Occupants of
Ne w Housing Units,
Mid 2025 to Mid 2039
Units (2)
multiplied by P.P.U. (3)
24,085
2.574
gross population increase 61,996 61,996
Occupants of New
E quivalent Institutional Units,
Mid 2025 to Mid 2039
Units
multiplied by P.P.U. (3)
355
1.100
gross population increase 390 390
Change in Housing
Unit Occupancy,
Mid 2025 to Mid 2039
Units (4)
multiplied by P.P.U. change rate (5)
39,796
0.050
total change in population 1,974 1,974
Population Estimate to Mid 2039 181,181
Net Population Increase, Mid 2025 to Mid 2039 64,360
(1) Mid 2025 Population based on:
2021 Population (99,186) + Mid 2021 to Mid 2025 estimated housing units to beginning of forecast period (6,371 x 2.516 = 16,030) + (94 x
1.1 = 103) + (33,425 x 0.045 = 1,502) = 116,821
(2) Based upon forecast building permits/completions assuming a lag between construction and occupancy.
(3) Average number of persons per unit (P.P.U.) is assumed to be:
Structural Type Persons Per Unit [1]
(P.P.U.)
% Distribution of
Estimated Units [2]
Weighted Persons
Per Unit Average
Singles & Semi Detached
Multiples (6)
Apartments (7)
one bedroom or less
two bedrooms or more
1.412
2.248
3.626
2.799
1.885
20%
37%
43%
0.728
1.040
0.806
Total 100% 2.574
[1] Persons per unit based on adjusted Statistics Canada Custom 2021 Census database.
[2] Forecast unit mix based upon historical trends and housing units in the development process.
(4) Mid 2025 households based upon 2021 Census (33,425 units) + Mid 2021 to Mid 2025 unit estimate (6,371 units) = 39,796 units.
(5) Change 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
Schedule 5
City of Pickering
Historical Residential Building Permits
Years 2014 to 2023
Year
Residential Building Permits
Singles &
Semi
Detached
Multiples [1] Apartments [2] Total
2015 154 24 228 406
2016 205 89 93 387
2017 134 226 280 640
2018 258 350 625 1,233
2019 165 130 210 505
Sub-total
Average (2015 - 2019)
% Breakdown
916
183
28.9%
819
164
25.8%
1,436
287
45.3%
3,171
634
100.0%
2020 207 149 265 621
2021 351 172 758 1,281
2022 565 382 158 1,105
2023 668 491 1,274 2,433
2024 482 380 690 1,552
Sub-total
Average (2020 - 2024)
% Breakdown
2,273
455
32.5%
1,574
315
22.5%
3,145
629
45.0%
6,992
1,398
100.0%
2015 - 2024
Total 3,189 2,393 4,581 10,163
Average 319 239 458 1,016
% Breakdown 31.4% 23.5% 45.1% 100.0%
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units.
Source: Historical housing activity derived from building permit data for the City of Pickering, by Watson & Associates Economists
Ltd.
Watson & Associates Economists Ltd. PAGE A-6
-
3.638 0.133
3.628 3.626
3.571 3.626
3.470 3.626
2.902 (0.018)
2.934 2.799
2.827 2.799
2.828 2.799
1.650 (0.184)
1.751 1.885
1.805 1.885
1.817 1.885
Schedule 6
City of Pickering
Person Per Unit by Age and Type of Dwelling
(2021 Census)
Age of Singles and Semi Detached
Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 20 Year Average 20 Year Average Adjusted[3]
1-5 --2.375 3.472 4.865 3.545
6-10 ---3.636 4.667 3.731
11-15 ---3.587 4.000 3.608
16-20 ---3.358 3.800 3.506 3.598 3.626
21-25 --2.273 3.403 4.054 3.465
26-30 ---3.303 4.169 3.420
30+ -1.762 2.041 2.908 4.119 3.011
Total 2.250 2.143 2.210 3.094 4.166 3.196
Age of Multiples [1]
Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 20 Year Average 20 Year Average Adjusted[3]
1-5 --2.269 3.141 -2.665
6-10 --2.214 3.302 -3.139
11-15 --2.083 3.230 -3.000
16-20 --2.474 3.013 -2.821 2.906 2.799
21-25 --1.947 2.706 -2.513
26-30 --2.500 2.856 -2.872
30+ -1.700 2.088 2.861 3.683 2.786
Total 1.053 1.594 2.202 2.948 3.964 2.801
Age of Apartments [2]
Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 20 Year Average 20 Year Average Adjusted[3]
1-5 -1.364 1.871 --1.704
6-10 -1.345 1.737 --1.596
11-15 -1.333 1.733 3.000 -1.951
16-20 -1.375 1.625 --1.846 1.774 1.885
21-25 -1.467 1.655 3.048 -1.929
26-30 -1.105 1.632 2.600 -1.745
30+ 0.308 1.162 1.816 2.399 -1.945
Total 0.333 1.276 1.748 2.541 -1.859
Age of
Dwelling
All Density Types
< 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total
1-5 -1.423 2.124 3.343 4.732 2.937
6-10 -1.389 1.977 3.489 4.909 3.203
11-15 -1.632 2.030 3.380 4.033 3.144
16-20 -1.577 2.061 3.250 3.895 3.033
21-25 -1.520 1.744 3.268 4.081 3.062
25-30 -1.154 1.810 3.178 4.196 3.085
30+ -1.432 1.945 2.868 4.007 2.867
Total 3.800 1.434 1.956 3.033 4.114 2.950
[1] Includes townhouses and apartments in duplexes.
[2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartments.
[3] Adjusted based on historical trends.
Note: Does not include Statistics Canada data classified as ‘Other.’
P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population.
Watson & Associates Economists Ltd. PAGE A-7
Schedule 7
City of Pickering
Employment Forecast, 2025 to 2039
Period Population
Activity Rate Employment Employment
Primary Work at
Home Industrial
Commercial/
Population
Related
Institutional Total N.F.P.O.W. [1]
Total
Including
N.F.P.O.W.
Primary Work at
Home Industrial
Commercial/
Population
Related
Institutional Total N.F.P.O.W. [1]
Total
Employment
(Including
N.F.P.O.W.)
Total (Excluding
Work at Home
and N.F.P.O.W.)
Mid 2016 91,771 0.002 0.035 0.129 0.138 0.053 0.357 0.051 0.408 140 3,225 11,842 12,668 4,885 32,760 4,694 37,454 29,535
Mid 2025 116,821 0.001 0.049 0.110 0.129 0.042 0.332 0.047 0.379 140 5,670 12,849 15,125 4,946 38,730 5,519 44,249 33,060
Mid 2039 181,181 0.001 0.051 0.116 0.139 0.051 0.357 0.051 0.408 140 9,184 20,973 25,251 9,174 64,722 9,248 73,970 55,538
Incremental Change
Mid 2016 - Mid 2025 25,050 0.000 0.013 -0.019 -0.009 -0.011 -0.025 -0.004 -0.029 0 2,445 1,007 2,457 61 5,970 825 6,795 3,525
Mid 2025 - Mid 2039 64,360 0.000 0.002 0.006 0.010 0.008 0.026 0.004 0.029 0 3,514 8,124 10,126 4,228 25,992 3,729 29,721 22,478
Annual Average
Mid 2016 - Mid 2025 2,783 0.000 0.001 -0.002 -0.001 -0.001 -0.003 0.000 -0.003 0 272 112 273 7 663 92 755 392
Mid 2025 - Mid 2039 4,597 0.000 0.000 0.000 0.001 0.001 0.002 0.000 0.002 0 251 580 723 302 1,857 266 2,123 1,606
[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 workplace location at the beginning of each shift. Such
persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc.”
Note: Employment associated within special care institutional dwellings is treated as residential. For the purposes of the C.B.C. calculations, total employment growth in Schedule 8
(excluding work at home and N.F.P.O.W. employment) has been downwardly adjusted to account for institutional employment associated with special care facilities. Total employment
excluding jobs associated with special care facilities is anticipated to reach approximately 87,730 by 2039, an increase of approximately 5,320 for the 10-year forecast period.
Source: Derived from the City of Pickering 2025 Growth Management Strategy and Durham Region Official Plan: Envision Durham, by Watson & Associates Economists Ltd..
Watson & Associates Economists Ltd. PAGE A-8
Appendix B
Proposed C.B.C. By-law
Watson & Associates Economists Ltd. PAGE B-1
The City of Pickering
By-law Number ____/25
A By-Law to Provide for the Payment of Community Benefits Charges for the City of
Pickering Pursuant to Section 37 of the Planning Act
WHEREAS The City of Pickering (the “City”) will experience growth through development
and re-development;
AND WHEREAS Council desires to impose Community Benefits Charges against land to
pay for the capital costs of facilities, services and matters required because of
development or redevelopment in the area to which the by-law applies;
AND WHEREAS the Planning Act, 1990 (the “Act”) provides that the council of a
municipality may by by-law impose Community Benefits Charges against higher density
residential development or redevelopment;
AND WHEREAS a Community Benefits Charge strategy report, dated April 23, 2025, has
been completed which identifies the facilities, services and matters that will be funded with
Community Benefits Charges and complies with the prescribed requirements;
AND WHEREAS the City has consulted with the public and such persons and public
bodies as the City considers appropriate;
The Council of the City enacts as follows:
1.INTERPRETATION
1.1 In this By-law, the following items shall have the corresponding meanings:
“Act” means the Planning Act, R.S.O. 1990, CHAPTER P.13;
“Apartment” means a dwelling unit in an apartment building;
“Affordable Residential Unit” means a residential unit that meets the criteria set out
in subsection 4.1 of the Development Charges Act, 1997 (“Development Charges
Act”);
"Apartment Building" means a residential building or the residential portion of a
mixed-use building consisting of four (4) or more dwelling units, which dwelling units
have a common entrance to grade, but does not include a triplex, duplex, or
townhouse. Notwithstanding the forgoing an Apartment Building includes a Stacked
Townhouse;
"Appraisal" means an appraisal of land value prepared in accordance with the
Canadian Uniform Standards of Professional Appraisal Practice of the Appraisal
Institute of Canada;
Watson & Associates Economists Ltd. PAGE B-2
“Attainable Unit” means a residential unit that that meets the criteria set out in
subsection 4.1 of the Development Charges Act, 1997;
“Bedroom” means any room used, or designed or intended for use, as sleeping
quarters
“Building” means any structure or building as defined in the Ontario Building Code
(O Reg 332/12 under the Building Code Act, but does not include a vehicle;
“Building Code Act” means the Building Code Act, 1992, SO 1992, c 23 as
amended;
“Capital Costs” means growth-related costs incurred or proposed to be incurred by
the City or a Local Board thereof directly or by others on behalf of, and as
authorized by, the City or Local Board,
(a)to acquire land or an interest in land, including a leasehold interest,
(b)to improve land,
(c)to acquire, lease, construct or improve buildings and structures,
(d)to acquire, construct or improve facilities including,
(i)furniture and equipment, and;
(ii)rolling stock;
(e)to undertake studies in connection with any of the matters referred to in
clauses (a) to (d) above, including the Community Benefits Charge strategy,
required for the provision of Services designated in this By-law within or
outside the City, including interest on borrowing for those expenditures under
clauses (a) to (e) above;
“City” means The City of Pickering or the geographic area of the municipality, as the
context requires;
“Community Benefits Charge” means a charge imposed pursuant to this By-law;
“Council” means the Council of the City of Pickering;
“Development” means the construction, erection, or placing of one or more
Buildings or structures on land or the making of an addition or alteration to a
building or structure that has the effect of increasing the size or usability thereof or
any development requiring any of the actions described in subsection 2.4 (a), and
includes Redevelopment;
Watson & Associates Economists Ltd. PAGE B-3
"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;
“Grade” means the average level of proposed or finished ground adjoining a
building at all exterior walls;
“Land” (or “Lot”) means, for the purposes of this By-law, the lesser of the area
defined as:
(a)The whole of a parcel of property associated with the Development or
Redevelopment and any abutting properties in which a person holds the fee or
equity of redemption in, power or right to grant, assign or exercise a power of
appointment in respect of, or;
(b)The whole of a lot or a block on a registered plan of subdivision or a unit within
a vacant land condominium that is associated with the Development or
Redevelopment;
But not including any hazard lands, natural heritage features, or ecological buffers
identified in the City’s Official Plan, an approved Secondary Plan, or through an
environmental impact study accepted by the City.
“Owner” means the owner of Land or a person who has made application for an
approval for the Development of land for which a Community Benefits Charge may
be imposed;
“Parcel” means a lot or parcel of land which can be legally conveyed pursuant to the
Planning Act;
“Prescribed” means prescribed in the regulations made under the Act;
“Redevelopment” means the construction, erection or placing of one or more
Buildings on Land where all or part of a Building on such Land has previously been
demolished, or changing the use of a Building from a Non-Residential Use to a
Residential Use, or changing a Building from one form of Residential Use to another
form of Residential Use and including any development or redevelopment requiring
any of the actions described in subsection 2.4 (a);
“Residential 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;
“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;
Watson & Associates Economists Ltd. PAGE B-4
“Service” means a service designated in subsection 1.3, and “Services” shall have a
corresponding meaning;
“Stacked Townhouse” means a building, other than a duplex, triplex, 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;
“Storey” means the portion of a building, excluding roof top enclosure space used
for no other purpose than roof top access, and/or elevators and other building
service equipment, that is:
(a)that is situated between the top of any floor and the top of the floor next above
it, or
(b)that is situated between the top of the floor and the ceiling above the floor, if
there is no floor above it.
“Valuation date” means, with respect to land that is the subject of development or
redevelopment,
(a)the day before the day the building permit is issued in respect of the
development or redevelopment, or
(b)if more than one building permit is required for the development or
redevelopment, the day before the day the first permit is issued.
“Zoning By-Law” means any by-laws enacted by the City under section 34 of the
Planning Act.
1.2 The reference to any applicable statute, regulation, by-law, or to the Official Plan in
this Community Benefits Charge By-law shall be deemed to refer to the statute,
regulation, by-law, and/or Official Plan as they may be amended from time to time
and shall be applied as they read on the date on which Community Benefits
Charges are due to the City.
DESIGNATION OF SERVICES
1.3 A Community Benefits Charge may be imposed in respect of the following:
(a)Land for park or other public recreational purposes in excess of lands
dedicated or cash-in-lieu payments made under section 42 or subsection 51.1
of the Planning Act.
(b)Services not provided under subsection 2 (4) of the Development Charges Act.
(c)As per the April 23, 2025, Community Benefits Charges Strategy, the City
intends to recover Capital Costs relating to the following services through this
by-law:
Watson & Associates Economists Ltd. PAGE B-5
(i)Parks Services;
(ii)Arts, Culture, and Museum;
(iii)Animal Services; and
(iv)Administration.
2.PAYMENT OF COMMUNITY BENEFITS
2.1 Community Benefits Charges shall be payable by the Owner of Land proposed for
Development in the amounts set out in this By-law where:
(a)the Land proposed for Development is located in the area described in
subsection 3.2; and
(b)the proposed Development requires any of the approvals set out in subsection
2.4 (a).
Area to Which By-law Applies
2.2 Subject to subsection 2.3, this By-law applies to all lands in the City.
2.3 This By-law shall not apply to lands that are owned by and used for the purposes of:
(a)The City or a Local Board thereof;
(b)a Board of Education; or
(c)The Region of Durham, or a Local Board thereof.
Approvals for Development
2.4
(a)A Community Benefits Charge shall be imposed only with respect to
Development that requires one or more of the following approvals:
(i)the passing of a Zoning By-Law or of an amendment to a Zoning By-Law
under section 34 of the Planning Act;
(ii)the approval of a minor variance under section 45 of the Planning Act;
(iii)a conveyance of land to which a by-law passed under subsection 50 (7) of
the Planning Act applies;
(iv)the approval of a plan of subdivision under section 51 of the Planning Act;
(v)a consent under section 53 of the Planning Act;
(vi)the approval of a description under section 9 of the Condominium Act,
1998, SO 1998, c 19, as amended, or any successor thereof; or
Watson & Associates Economists Ltd. PAGE B-6
(vii)the issuing of a permit under the Building Code Act, 1992 in relation to a
building or structure.
(b)Despite subsection 2.4 (a) above, a Community Benefits Charge shall not be
imposed with respect to:
(i)Development of a proposed building or structure with fewer than five
storeys at or above ground;
(ii)Development of a proposed building or structure with fewer than 10
residential units;
(iii)Redevelopment of an existing building or structure that will have fewer
than five storeys at or above ground after the redevelopment;
(iv)Redevelopment that proposes to add fewer than 10 residential units to an
existing building or structure; or
(v)such types of Development or Redevelopment as are prescribed.
(c)For the purposes of this section, the first Storey at or above ground is the
Storey that has its floor closest to Grade and its ceiling more than 1.8m above
Grade.
Exemptions
2.5 Notwithstanding the provisions of this By-law, Community Benefits Charges shall
not be imposed with respect to:
(a)Development or Redevelopment of a building or structure intended for use as a
long-term care home within the meaning of subsection 2 (1) of the Fixing Long-
Term Care Act, 2021;
(b)Development or Redevelopment of a building or structure intended for use as a
retirement home within the meaning of subsection 2 (1) of the Retirement
Homes Act, 2010;
(c)Development or Redevelopment of a building or structure intended for use by
any of the following post-secondary institutions for the objects of the institution:
(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
subparagraph (i);
(iii)an Indigenous Institute prescribed for the purposes of section 6 of the
Indigenous Institutes Act, 2017.
Watson & Associates Economists Ltd. PAGE B-7
(d)Development or Redevelopment of a building or structure intended for use as a
memorial home, clubhouse or athletic grounds by an Ontario branch of the
Royal Canadian Legion;
(e)Development or Redevelopment of a building or structure intended for use as a
hospice to provide end-of-life care;
(f)Non-profit housing development within the meaning of subsection 4.2 (1) of the
Development Charges Act. Non-profit housing development means the
development of a building or structure intended for use as a residential
premises and developed by:
(i)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;
(ii)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;
(iii)a non-profit housing co-operative that is in good standing under the
Co-operative Corporations Act.
(g)Affordable residential units;
(h)Inclusionary zoning residential units that are affordable residential units
required to be included in a Development or Redevelopment pursuant to a by-
law passed under section 34 of the Planning Act; and
(i)Attainable residential units.
Amount of Charge
2.6 The amount of a Community Benefits Charge payable in any particular case shall
be determined as follows:
(a)Where there is Development or Redevelopment which requires one or more of
the approvals set out in subsection 2.4 (a), on Land to which this By-law
applies, the Community Benefits Charges payable pursuant to this By-law shall
be four (4) percent of the value of Land being developed as the Valuation Date,
subject to adjustment as set out in subsection 2.6 (b) below;
(b)The amount of a Community Benefits Charge payable shall not exceed an
amount equal to the amount determined in subsection 2.6 (a) above, multiplied
by the ratio of A to B where:
“A” is the floor area of any part of a building or structure, which part is
proposed to be erected or located as part of the Development or
Redevelopment, and
Watson & Associates Economists Ltd. PAGE B-8
“B” is the floor area of all buildings and structures that will be on the Land after
the Development or Redevelopment.
(c)After section 37 (32.1) of the Planning Act and any related regulations, or By-
law passed by the City come into force, for Development or Redevelopment
which include Affordable Residential Units, Attainable Residential Units, or
Inclusionary Zoning Residential Units the amount of a Community Benefits
Charge payable shall be further adjusted so that it shall not exceed the amount
as determined under section 2.6 (b) above multiplied by the ratio of A to B
where:
“A” is the floor area of all buildings that are part of the Development or
Redevelopment minus the floor area of all Affordable Residential Units,
Attainable Residential Units, and Inclusionary Zoning Residential Units; and
“B” is the floor area of all buildings that are part of the Development or
Redevelopment.
(d)If a development or redevelopment is to be constructed in phases each Phase
of the development is deemed to be a separate development or redevelopment
for the purposes of this Article and the amount of the community benefit charge
for each Phase will be 4 percent of the value of the land attributable to that
Phase on the day before the first building permit for development or
redevelopment of that Phase is issued. The applicant shall provide a clear
phasing plan that identifies the land attributed to each Phase.
In-Kind Contributions
2.7 The City may, at its discretion, allow an Owner of Land to provide to the City
facilities, services or matters required because of Development or Redevelopment
in the area to which the By-law applies in lieu, or partially in lieu of a Community
Benefits Charge that would otherwise be payable.
2.8 For in-kind contributions pursuant to the preceding subsection to be considered, an
application for consideration of in-kind contributions must be submitted to the City
with supporting documentation as to the suggested value thereof no less than 180
days prior to the first building permit being granted for the proposed Development or
Redevelopment.
2.9 In-kind contributions pursuant to subsection 2.7 shall only be accepted as if the
same are approved by resolution of Council. The determination of Council as to
whether in-kind contributions shall be accepted in full or partial satisfaction of
Community Benefits Charges shall be final and binding.
2.10 The value attributed to an in-kind contribution under subsection 2.7 shall be as
determined by Council, based on one or more third-party valuations to the
satisfaction of Council. Council’s determination of the value to be attributed to any
in-kind contribution shall be final and binding.
Watson & Associates Economists Ltd. PAGE B-9
Time of Payment of Community Benefits Charges
2.11 Community Benefits Charges imposed under this By-law shall be payable prior to
the issuance of any building permit for the proposed Development or
Redevelopment unless an agreement is executed in accordance with section 2.10
that establishes an alternative timeline.
2.12 Notwithstanding any of the foregoing, the City and the Owner may enter into an
agreement to defer payment of the Community Benefits Charge to a date stipulated
in the agreement.
Interest on Refunds
2.13 If it is determined that a refund is required, the City shall pay interest on a refund in
accordance with subsections 37 (28) and 37 (29) of the Act at a rate not less than
the prescribed minimum interest rate, from the day the amount was paid to the
municipality to the day it is refunded.
3.SEVERABILITY
3.1 If, for any reason, any provision of this By-law is held to be invalid, it is hereby
declared to be the intention of Council that all the remainder of this By-law shall
continue in full force and effect until repealed, re-enacted, amended or modified.
4.RESERVE FUNDS
4.1 Monies collected from payment of Community Benefits Charge shall be maintained
in a separate reserve fund, plus interest.
4.2 The City shall report the balance of any accounts in accordance with any legislative
requirements.
Watson & Associates Economists Ltd. PAGE B-10
5.DATE BY-LAW IN FORCE
5.1 This By-law shall come into effect at 12:01 A.M. on July 1, 2025.
Passed this 23rd day of June 2025.
MAYOR
CITY CLERK
Watson & Associates Economists Ltd. PAGE B-11
The Corporation of the City of Pickering
By-law No. XXXX/25
Being a by-law to Provide for the Payment of Community
Benefits Charges for the City of Pickering Pursuant to Section
37 of the Planning Act.
Whereas The City of Pickering (the “City”) will experience growth through development and
re-development;
And whereas Council desires to impose Community Benefits Charges against land to pay
for the capital costs of facilities, services and matters required because of development or
redevelopment in the area to which the by-law applies;
And whereas the Planning Act, 1990 (the “Act”) provides that the council of a municipality
may by by-law impose Community Benefits Charges against higher density residential
development or redevelopment;
And whereas a Community Benefits Charge strategy report, dated April 23, 2025, has been
completed which identifies the facilities, services and matters that will be funded with
Community Benefits Charges and complies with the prescribed requirements;
And whereas the City has consulted with the public and such persons and public bodies as
the City considers appropriate;
The Council of the City enacts as follows:
1.Interpretation
1.1 In this By-law, the following items shall have the corresponding meanings:
“Act” means the Planning Act, R.S.O. 1990, Chapter P.13;
“Apartment” means a dwelling unit in an apartment building;
“Affordable Residential Unit” means a residential unit that meets the criteria set out in
subsection 4.1 of the Development Charges Act, 1997 (“Development Charges Act”);
"Apartment Building" means a residential building or the residential portion of a
mixed-use building consisting of four (4) or more dwelling units, which dwelling units
have a common entrance to grade, but does not include a triplex, duplex, or
townhouse. Notwithstanding the forgoing an Apartment Building includes a Stacked
Townhouse;
“Appraisal” means an appraisal of land value prepared in accordance with the
Canadian Uniform Standards of Professional Appraisal Practice of the Appraisal
Institute of Canada;
Attachment 10 to Report FIN 08-25
By-law No. "[Click here and type By-law #]" Page 2
“Attainable Unit” means a residential unit that that meets the criteria set out in
subsection 4.1 of the Development Charges Act, 1997;
“Bedroom” means any room used, or designed or intended for use, as sleeping
quarters
“Building” means any structure or building as defined in the Ontario Building Code
(O Reg 332/12 under the Building Code Act, but does not include a vehicle;
“Building Code Act” means the Building Code Act, 1992, SO 1992, c 23 as
amended;
“Capital Costs” means growth-related costs incurred or proposed to be incurred by
the City or a Local Board thereof directly or by others on behalf of, and as
authorized by, the City or Local Board,
(a)to acquire land or an interest in land, including a leasehold interest,
(b)to improve land,
(c)to acquire, lease, construct or improve buildings and structures,
(d)to acquire, construct or improve facilities including,
(i)furniture and equipment, and;
(ii)rolling stock;
(e)to undertake studies in connection with any of the matters referred to in
clauses (a) to (d) above, including the Community Benefits Charge strategy,
required for the provision of Services designated in this By-law within or
outside the City, including interest on borrowing for those expenditures under
clauses (a) to (e) above;
“City” means The City of Pickering or the geographic area of the municipality, as the
context requires;
“Community Benefits Charge” means a charge imposed pursuant to this By-law;
“Council” means the Council of the City of Pickering;
“Development” means the construction, erection, or placing of one or more
Buildings or structures on land or the making of an addition or alteration to a
building or structure that has the effect of increasing the size or usability thereof or
any development requiring any of the actions described in subsection 2.4 (a), and
includes Redevelopment;
"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;
By-law No. XXXX/25 Page 3
“Grade” means the average level of proposed or finished ground adjoining a
building at all exterior walls;
“Land” (or “Lot”) means, for the purposes of this By-law, the lesser of the area
defined as:
(a) The whole of a parcel of property associated with the Development or
Redevelopment and any abutting properties in which a person holds the fee or
equity of redemption in, power or right to grant, assign or exercise a power of
appointment in respect of, or;
(b) The whole of a lot or a block on a registered plan of subdivision or a unit within
a vacant land condominium that is associated with the Development or
Redevelopment;
But not including any hazard lands, natural heritage features, or ecological buffers
identified in the City’s Official Plan, an approved Secondary Plan, or through an
environmental impact study accepted by the City.
“Owner” means the owner of Land or a person who has made application for an
approval for the Development of land for which a Community Benefits Charge may
be imposed;
“Parcel” means a lot or parcel of land which can be legally conveyed pursuant to the
Planning Act;
“Prescribed” means prescribed in the regulations made under the Act;
“Redevelopment” means the construction, erection or placing of one or more
Buildings on Land where all or part of a Building on such Land has previously been
demolished, or changing the use of a Building from a Non -Residential Use to a
Residential Use, or changing a Building from one form of Residential Use to another
form of Residential Use and including any development or redevelopment requiring
any of the actions described in subsection 2.4 (a);
“Residential 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;
“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;
“Service” means a service designated in subsection 1.3, and “Services” shall have a
corresponding meaning;
By-law No. "[Click here and type By-law #]" Page 4
“Stacked Townhouse” means a building, other than a duplex, triplex, 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;
“Storey” means the portion of a building, excluding roof top enclosure space used
for no other purpose than roof top access, and/or elevators and other building
service equipment, that is:
(a)that is situated between the top of any floor and the top of the floor next above
it, or
(b)that is situated between the top of the floor and the ceiling above the floor, if
there is no floor above it.
“Valuation date” means, with respect to land that is the subject of development or
redevelopment,
(a)the day before the day the building permit is issued in respect of the
development or redevelopment, or
(b)if more than one building permit is required for the development or
redevelopment, the day before the day the first permit is issued.
“Zoning By-Law” means any by-laws enacted by the City under section 34 of the
Planning Act.
1.2 The reference to any applicable statute, regulation, by-law, or to the Official Plan in
this Community Benefits Charge By-law shall be deemed to refer to the statute,
regulation, by-law, and/or Official Plan as they may be amended from time to time
and shall be applied as they read on the date on which Community Benefits
Charges are due to the City.
Designation of Services
1.3 A Community Benefits Charge may be imposed in respect of the following:
(a)Land for park or other public recreational purposes in excess of lands
dedicated or cash-in-lieu payments made under section 42 or subsection 51.1
of the Planning Act.
(b)Services not provided under subsection 2 (4) of the Development Charges Act.
(c)As per the April 23, 2025, Community Benefits Charges Strategy, the City
intends to recover Capital Costs relating to the following services through this
by-law:
(i)Parks Services;
(ii)Arts, Culture, and Museum;
By-law No. XXXX/25 Page 5
(iii)Animal Services; and
(iv)Administration.
2.Payment of Community Benefits
2.1 Community Benefits Charges shall be payable by the Owner of Land proposed for
Development in the amounts set out in this By-law where:
(a)the Land proposed for Development is located in the area described in
subsection 3.2; and
(b)the proposed Development requires any of the approvals set out in
subsection 2.4 (a).
Area to Which By-law Applies
2.2 Subject to subsection 2.3, this By-law applies to all lands in the City.
2.3 This By-law shall not apply to lands that are owned by and used for the purposes of:
(a)The City or a Local Board thereof;
(b)a Board of Education; or
(c)The Region of Durham, or a Local Board thereof.
Approvals for Development
2.4 A Community Benefits Charge shall be imposed only with respect to Development
that requires one or more of the following approvals:
(i)the passing of a Zoning By-Law or of an amendment to a Zoning By-Law
under section 34 of the Planning Act;
(ii)the approval of a minor variance under section 45 of the Planning Act;
(iii)a conveyance of land to which a by-law passed under subsection 50 (7) of
the Planning Act applies;
(iv)the approval of a plan of subdivision under section 51 of the Planning Act;
(v)a consent under section 53 of the Planning Act;
(vi)the approval of a description under section 9 of the Condominium Act,
1998, SO 1998, c 19, as amended, or any successor thereof; or
(vii)the issuing of a permit under the Building Code Act, 1992 in relation to a
building or structure.
(b)Despite subsection 2.4 (a) above, a Community Benefits Charge shall not be
imposed with respect to:
By-law No. "[Click here and type By-law #]" Page 6
(i)Development of a proposed building or structure with fewer than five
storeys at or above ground;
(ii)Development of a proposed building or structure with fewer than 10
residential units;
(iii)Redevelopment of an existing building or structure that will have fewer
than five storeys at or above ground after the redevelopment;
(iv)Redevelopment that proposes to add fewer than 10 residential units to an
existing building or structure; or
(v)such types of Development or Redevelopment as are prescribed.
(c)For the purposes of this section, the first Storey at or above ground is the
Storey that has its floor closest to Grade and its ceiling more than 1.8m above
Grade.
Exemptions
2.5 Notwithstanding the provisions of this By-law, Community Benefits Charges shall not
be imposed with respect to:
(a)Development or Redevelopment of a building or structure intended for use as a
long-term care home within the meaning of subsection 2 (1) of the Fixing Long-
Term Care Act, 2021;
(b)Development or Redevelopment of a building or structure intended for use as a
retirement home within the meaning of subsection 2 (1) of the Retirement
Homes Act, 2010;
(c)Development or Redevelopment of a building or structure intended for use by
any of the following post-secondary institutions for the objects of the institution:
(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
subparagraph (i);
(iii)an Indigenous Institute prescribed for the purposes of section 6 of the
Indigenous Institutes Act, 2017.
(d)Development or Redevelopment of a building or structure intended for use as a
memorial home, clubhouse or athletic grounds by an Ontario branch of the
Royal Canadian Legion;
(e)Development or Redevelopment of a building or structure intended for use as a
hospice to provide end-of-life care;
(f)Non-profit housing development within the meaning of subsection 4.2 (1) of the
Development Charges Act. Non-profit housing development means the
By-law No. XXXX/25 Page 7
development of a building or structure intended for use as a residential premises
and developed by:
(i)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;
(ii)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;
(iii)a non-profit housing co-operative that is in good standing under the
Co-operative Corporations Act.
(g)Affordable residential units;
(h)Inclusionary zoning residential units that are affordable residential units required
to be included in a Development or Redevelopment pursuant to a by- law
passed under section 34 of the Planning Act; and
(i)Attainable residential units.
Amount of Charge
2.6 The amount of a Community Benefits Charge payable in any particular case shall be
determined as follows:
(a)Where there is Development or Redevelopment which requires one or more of
the approvals set out in subsection 2.4 (a), on Land to which this By-law applies,
the Community Benefits Charges payable pursuant to this By-law shall be four
(4)percent of the value of Land being developed as the Valuation Date, subject
to adjustment as set out in subsection 2.6 (b) below;
(b)The amount of a Community Benefits Charge payable shall not exceed an
amount equal to the amount determined in subsection 2.6 (a) above, multiplied
by the ratio of A to B where:
“A” is the floor area of any part of a building or structure, which part is
proposed to be erected or located as part of the Development or
Redevelopment, and
“B” is the floor area of all buildings and structures that will be on the Land after
the Development or Redevelopment.
(c)After section 37 (32.1) of the Planning Act and any related regulations, or By-law
passed by the City come into force, for Development or Redevelopment which
include Affordable Residential Units, Attainable Residential Units, or Inclusionary
Zoning Residential Units the amount of a Community Benefits Charge payable
shall be further adjusted so that it shall not exceed the amount as determined
under section 2.6 (b) above multiplied by the ratio of A to B where:
By-law No. "[Click here and type By-law #]" Page 8
“A” is the floor area of all buildings that are part of the Development or
Redevelopment minus the floor area of all Affordable Residential Units,
Attainable Residential Units, and Inclusionary Zoning Residential Units; and
“B” is the floor area of all buildings that are part of the Development or
Redevelopment.
(d)If a development or redevelopment is to be constructed in phases each Phase
of the development is deemed to be a separate development or redevelopment
for the purposes of this Article and the amount of the community benefit charge
for each Phase will be 4 percent of the value of the land attributable to that
Phase on the day before the first building permit for development or
redevelopment of that Phase is issued. The applicant shall provide a clear
phasing plan that identifies the land attributed to each Phase.
In-Kind Contributions
2.7 The City may, at its discretion, allow an Owner of Land to provide to the City
facilities, services or matters required because of Development or Redevelopment in
the area to which the By-law applies in lieu, or partially in lieu of a Community
Benefits Charge that would otherwise be payable.
2.8 For in-kind contributions pursuant to the preceding subsection to be considered, an
application for consideration of in-kind contributions must be submitted to the City
with supporting documentation as to the suggested value thereof no less than 180
days prior to the first building permit being granted for the proposed Development or
Redevelopment.
2.9 In-kind contributions pursuant to subsection 2.7 shall only be accepted as if the
same are approved by resolution of Council. The determination of Council as to
whether in-kind contributions shall be accepted in full or partial satisfaction of
Community Benefits Charges shall be final and binding.
2.10 The value attributed to an in-kind contribution under subsection 2.7 shall be as
determined by Council, based on one or more third -party valuations to the
satisfaction of Council. Council’s determination of the value to be attributed to any
in-kind contribution shall be final and binding.
Time of Payment of Community Benefits Charges
2.11 Community Benefits Charges imposed under this By-law shall be payable prior to
the issuance of any building permit for the proposed Development or
Redevelopment unless an agreement is executed in accordance with section 2.10
that establishes an alternative timeline.
2.12 Notwithstanding any of the foregoing, the City and the Owner may enter into an
agreement to defer payment of the Community Benefits Charge to a date stipulated
in the agreement.
By-law No. XXXX/25 Page 9
Interest on Refunds
2.13 If it is determined that a refund is required, the City shall pay interest on a refund in
accordance with subsections 37 (28) and 37 (29) of the Act at a rate not less than
the prescribed minimum interest rate, from the day the amount was paid to the
municipality to the day it is refunded.
3.Severability
3.1 If, for any reason, any provision of this By-law is held to be invalid, it is hereby
declared to be the intention of Council that all the remainder of this By -law shall
continue in full force and effect until repealed, re-enacted, amended or modified.
4.Reserve Funds
4.1 Monies collected from payment of Community Benefits Charge shall be maintained
in a separate reserve fund, plus interest.
4.2 The City shall report the balance of any accounts in accordance with any legislative
requirements.
5.Date By-law in Force
5.1 This By-law shall come into effect at 12:01 A.M. on July 1, 2025.
By-law passed this 23rd day of June, 2025.
________________________________
Kevin Ashe, Mayor
________________________________
Susan Cassel, City Clerk
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Comments by Randy M. Grimes on behalf of Seaton Landowners Group
City of Pickering Development Charge Background Study April 23, 2025
Seaton Growth
The DC Background Study identifies residual residential growth in Seaton of 18,300 units.
Can you explain how this number was arrived at including the estimated build out for
Seaton and the units registered to date?
Historical Level of Service Calculation
As mentioned at the Stakeholders Presentation, we would like an explanation of the
relatively high replacement cost for the facilities needed below. Replacement costs
utilized in the 2022 DC Background Study are noted for comparison:
$2025/2025 BGS $2022/2022 BGS
Fire Buildings/sq ft $1,190 $413
Parks/Recreation Buildings/sq ft
-Community Centres/Seniors
Buildings
$1,056 $738
-Indoor pools/sq ft $1056 $337
-Arenas/sq ft $1042 $337
The City’s 2025 calculations are based on replacing the existing building assuming the
standards/quality associated of new facilities rather than replacing the existing building
with their specific quality and standard.
The applicable regulations under the DC Act requires that “in determining the quality of a
service…, the replacement costs of the municipal capital works, exclusive of any
allowance for depreciation, shall be the amount used.” We would suggest that what is to
be used is the replacement cost of the actual municipal capital works in question to
determine the quality is existing facilities, not the cost to build a new facility of the same
size using quality standards that were not used in the existing facilities.
We also note that the replacement cost of various equipment has increased dramatically
since the 2022 Study.
For example:
-Fire Equipment Quint 32 m aerial replacement increased from $1.752 million in
$2022 to $3.1 million in the 2025 Study.
-Quint/m 17 Ladder increased from $1.148 million in 2022 to $2.4 million in the
2025 Study.
-Parks and Recreation Pick Up Trucks increased from $42,900/unit in $2022 to
$85,000/unit in $2025.
Please explain how the 2025 replacement costs of all the various vehicles and equipment
for Fire, Parks and Recreation were determined.
Benefit to Existing (BTE)
Can you explain how the BTE allocations were calculated for the various capital programs?
As an example, for Roads there is quite a variation depending on the project:
-Project 62 B1-35 Bayly Street Sidewalks and Streetlights BTE is 15%.
-Project 83 BRT Kingston Rd, New Sidewalks, Cycle Track and Streetlights, the BTE
allocation is 50%.
-Project 75 RU-14 Whitevale Rd, New Sidewalks, Multi-use Path, and Streetlights the BTE
allocation is 33% (after PPB allocation)
Other apparent inconsistencies appear to exist for Storm Management Services and
Development Charges Growth Studies BTE allocation.
In the case of Library Facilites and Recreational Facilities, the Seaton related facilities
seemed to have what was termed a “nominal” 2.5% BTE allocation.
As was mentioned at the meeting, the City might be reviewing the calculations in light of
the recent DCA proposed changes announced by the Province. We would suggest a
thorough review be undertaken for both Facilities and Infrastructure BTE allocations that
more accurately represent the benefit to existing associated with facilities and
infrastructure.
Growth Studies
The studies funded by the DC have to relate to:
1. Costs to acquire land or an interest in land
2. Costs to improve land
3. Costs to acquire, lease, construct or improve buildings and structures
4. Costs to acquire, lease, construct or improve facilities
5. The development charge background study
It does not say that growth-related studies can be funded by a DC. As such, we would
suggest the MCR, Zoning By Law Review, and Northeast Pickering Land Use Study are not
DC eligible studies and should be removed from the DC charge.
Attachment 12 to Report FIN 08-25
To Stan Karwowski
From Sean-Michael Stephen
Date June 8, 2025
Re: 2025 D.C. Background Study Questions
Fax ☐ Courier ☐ Mail ☐ Email ☒
On May 21, 2025 the City of Pickering received questions regarding the City’s April 23,
2025 D.C. Background Study from Randy M. Grimes on behalf of the Seaton
Landowners Group (Referred to hereafter as the “RMG memo”).
This memorandum responds to the questions/comments
1. Seaton Growth
The Seaton Secondary Area housing forecast is based on housing growth established
through the recent Seaton Fiscal Impact Study (FIS), which has a buildout of
approximately 22,300 total housing units. As of 2025, there are approximately 18,400
housing units remaining to achieve the buildout total of 22,300 units in 2039.
The City is will subsequently provide feedback on the number of registered units to
date.
2. Historical Level of Service Calculation
Facilities
The replacement costs (qualitative level of service) used in the historical level of service
calculation is based on the City’s anticipated costs to construct new facilities or recent
actual costs of facility construction within each service area. If the City were to replace
the service capacity provided at the existing facilities (i.e. by constructing new facilities),
they would expect to incur the same costs on a per sq.ft. basis as they have incurred for
recently facility construction or are expecting for planned facility construction.
Furthermore, section 4(1.1) of O.Reg. 82/98 states that the replacement cost shall be
“exclusive of any allowance for depreciation” and as such the depreciated replacement
costs of existing facilities should not be used.
As such, it is our opinion the approach that has been used in the City’s background
study is reasonable and appropriate and reflective of best practices used in D.C.
background studies across the province.
Equipment
Information sources for vehicle and equipment replacement costs for Fire and Parks
and Recreation Services were discussed with City staff to ensure the costs reflect what
the City would expect to incur in 2025$ to replace each item. The information sources
used were either the costs included in the City’s asset inventory database, the costs
carried in the City’s capital budget and forecast for the same items, staff inputs, or
indexed replacement costs from the 2022 DC Background Study, where updates were
not available.
3. Benefit to Existing Deductions
The following explanations are given for the benefit to existing deductions in each
capital program. The benefit to existing deductions generally reflect approaches utilized
in prior background studies, which is appropriate as the growth forecast has remained
consistent.
Fire Protection
• New facility space in response to development – Nominal 2.5% deduction consistent
with past City D.C. background studies
• Facility space to meet existing and future demand – proportionate to population
growth in the City over the forecast period
• New vehicles in response to development – Nominal 2.5% deduction consistent with
past City D.C. background studies
• Equipment in response to development – No deduction
• Equipment to meet existing and future needs – proportionate to population growth in
the City over the forecast period
• Master Planning Studies – 25% deduction
Transportation Services
The benefit to existing deductions reflect previous practice and consideration of the
location and type of the improvement involved. The following provides a summary of
the deductions:
• Traffic Signals
o 10% Benefit to existing
• Road oversizing from local to collector
o 10% Benefit to existing
• Structures
o 10-25% Benefit to existing based on road allocations
• Urban reconstruction
o 10-75% Benefit to existing
• Urban reconstruction and sidewalks and boulevard
o 10-75% Benefit to existing
• Sidewalks and streetlights on Regional Rds.
o 50% Benefit to existing except where lower %’s were used by the Region for
the road section.
Other Transportation Services
• New facility space and vehicles to meet the needs of new development -no
deduction
• Master Planning studies and transportation demand management studies in
response to new development – 10% benefit to existing development.
Parks and Recreation Services
• New parks and trails– nominal 2.5% deduction
• Existing parkland and trails improvements – 50% deduction except for specific
projects
• New recreation facility space in response to development – Nominal 2.5% deduction
consistent with past City D.C. background studies
• New facility space, replacing existing facilities – deduction based on size of facilities
being replaced
• New operations facility space, vehicles and equipment – no deduction
• Master Planning studies – 25% deduction
• Studies that address existing and future needs – 50% deduction
• New facility space in response to development – Nominal 2.5% deduction consistent
with past City D.C. background studies
Library Services
• New facility space in response to development – Nominal 2.5% deduction consistent
with past City D.C. background studies
• Collection materials – no deduction
• Master Planning studies – 25% deduction
By-Law Enforcement Services
• New facility space, replacing existing facilities – deduction based on size of facilities
being replaced
• Vehicles – 2.5% deduction to recognize nominal service level improvements
Stormwater Management Services
The calculation of the cost share attributable to development during the forecast period
was first established in prior background studies, taking into account the impact of
future development on the requirements within each respective sub-watershed in
relation to the pre-existing needs.
This includes the following deductions for erosion control works, conveyance control
and stormwater management facilities as follows:
• Krosno Creek - 52% deduction
• Amberlea Creek – 79% deduction
• Petticoat Creek – 89% deduction
• Dunbarton Creek – 87% deduction
• Pine Creek – 87% deduction
• Master Planning studies – 10% deduction (25% deduction for infill study)
• Oil-grit separators -72%, which represents the benefit to existing for the entire
Frenchman’s Bay catchment.
Growth-Related Studies
The studies that are included are either for:
• Development charge background studies (no BTE deduction)
• Comprehensive reviews that will examine future growth (25% BTE)
• Zoning by-laws and official plan updates (50% BTE) that inform the location and type
of growth and future capital needs
• Land use studies for new development areas (10% BTE)
Greater deductions have been made where the studies have a relative greater focus on
the existing community vs. growth related impacts.
Attachment 13 to Report FIN 08-25
June 6, 2025
Mayor Kevin Ashe and Members of Committee
City of Pickering
1 The Esplanade S.
Pickering, ON
L1V 6K7
Sent via email to clerks@pickering.ca
RE: Item 4.1 -Statutory Public Meeting Regarding Proposed 2025 Development Charge
By-law and Background Study
+DC Deferral Program
Monday June 9, 2025
Special Council (Public Meeting)
The Building Industry and Land Development Association (BILD), in partnership with the
Durham Region Home Builders’ Association (DRHBA), is pleased to submit this
correspondence regarding the City of Pickering’s 2025 Development Charge By-law and
Background Study (Item 4.1), for consideration at the June 9th public meeting. On behalf of
our respective memberships, thank you for the opportunity to provide the following
comments.
To support our associations in reviewing this work, BILD and DRHBA have jointly
engaged Daryl Keleher of Keleher Planning and Economic Consulting (KPEC) to conduct
a comprehensive analysis. Enclosed, you will find a memorandum prepared by our
consultant for the City’s review.
We want to reiterate the urgency of Ontario’s ongoing housing crisis and the importance of
thoughtful, balanced policy decisions that support the delivery of new homes. Given current
economic conditions, this is a particularly difficult time to increase the cost of building.
Consumer confidence is declining, financing is harder to secure, and construction costs
remain high due to labour shortages, material price volatility, and recently introduced tariffs
on key building materials. These challenges are already making it more difficult to advance
projects. In this context, increasing development charges could contribute to further delays
or cancellations, putting municipal and provincial housing targets at risk. Higher fees are
also often passed on to buyers, placing additional strain on affordability at a time when
many Ontarians are already struggling to enter the housing market. While we understand
the need to fund infrastructure to support growth, these objectives must be weighed
carefully against today’s economic realities to avoid slowing the very housing delivery that
municipalities like Pickering are working to achieve.
At the same time, BILD and DRHBA want to acknowledge and express support for the
Development Charge deferral program included in today’s agenda. We appreciate the City’s
efforts to respond to current market challenges, and we believe the proposed framework
represents a positive step. However, we are concerned that the current recommendations
2005 Sheppard Avenue East, Suite 102, Toronto, ON M2J 5B4
bildgta.ca
1-1255 Terwillegar Avenue, Oshawa, Ontario, L1J7A4
drhba.com
exclude low-rise residential development, where financial pressures are also being felt.
While it is appropriate to focus on high-rise, commercial, and industrial projects, we
encourage the City to consider extending similar support to other residential forms to help
ensure a more balanced and inclusive response across the housing sector.
We appreciate the opportunity to contribute to this important process and to stay
engaged throughout. We look forward to receiving a written response and continuing
our collaboration.
If there are any questions, please do not hesitate to contact the undersigned.
Kind regards,
Rebbecca Sasikaran
Planning Coordinator, Policy & Advocacy
BILD
Stacey Hawkins
Executive Officer
DRHBA
CC: Victoria Mortelliti, BILD
DRHBA & BILD Members
Daryl Keleher, KPEC
2005 Sheppard Avenue East, Suite 102, Toronto, ON M2J 5B4
bildgta.ca
1-1255 Terwillegar Avenue, Oshawa, Ontario, L1J7A4
drhba.com
Attachment 14 to Report FIN 08-25
Finance Department
June 16, 2025
Rebecca Sasikaran
Planning Coordinator, Policy & Advocacy
BiLD
2005 Sheppard Avenue East
Suite 102
Toronto, ON M2J 5B4
Stacey Hawkins
Executive Officer
Durham Region Home Builders’ Association
1-1255 Terwillegar Avenue
Oshawa, ON M2J 5B4
Subject: BiLD Comments Regarding Pickering’s Statutory Meeting for
2025 Development Charges By-Law & Background Study
File: F-4920
Your letter directed to Mayor Kevin Ashe and Members of Council has been forwarded to me .
Thank you for your comments related to Pickering’s Draft 2025 Development Charge By -Law &
Background Study. I can confirm that your letter was shared with all Members of Council.
The 2025 Draft DC Study increase still positions the City around the average DC rate among those
municipalities in the GTA. Pickering is aware, that Vaughan announced late last year, a reduction in
its DC fee with positive support from BiLD. However, Vaughan’s revised DC rate is still higher than
Pickering’s proposed rate. The proposed Pickering DC rate still presents a fiscally responsible DC
position. It should be noted, that for over 25 plus years, Pickering’s DC rate has always been in the
lowest quartile. The City of Pickering and its staff values our relationship with your organization.
Yours truly
Stan Karwowski
Director, Finance & Treasurer
SK:as
Copy: Chief Administrative Officer
Pickering Civic Complex | One The Esplanade | Pickering, Ontario L1V 6K7
T.905.420.4634 | F. 905.420.5313| Toll Free 1.866.683.2760 | finance@pickering.ca | pickering.ca
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