TOWN OF WHITCHURCH- STOUFFVILLE 2013 DEVELOPMENT CHARGE BACKGROUND STUDY

Transcription

1 TOWN OF WHITCHURCH- STOUFFVILLE 2013 DEVELOPMENT CHARGE BACKGROUND STUDY FOR PUBLIC CIRCULATION AND DISCUSSION NOVEMBER 4, 2013

2 CONTENTS Page 1. INTRODUCTION 1.1 Purpose of this Document Summary of the Process TOWN OF WHITCHURCH-STOUFFVILLE CURRENT DC POLICY 2.1 Schedule of Charges Services Covered Timing of DC Calculation and Payment Redevelopment Credit Exemptions ANTICIPATED DEVELOPMENT IN THE TOWN OF WHITCHURCH- STOUFFVILLE 3.1 Requirements of the Act Basis of Population, Household and Non-Residential Gross Floor Area Forecast Summary of Growth Forecast THE APPROACH TO CALCULATION OF THE CHARGE 4.1 Introduction Services Potentially Involved Local Service Policy Capital Forecast Treatment of Credits Eligible Debt and Committed Excess Capacity Existing Reserve Funds Deductions Reduction Required by Level of Service Ceiling Reduction for Uncommitted Excess Capacity Reduction for Benefit to Existing Development Reduction for Anticipated Grants, Subsidies and Other Contributions The 10% Reduction DEVELOPMENT CHARGE ELIGIBLE COST ANALYSIS BY SERVICE 5.1 Introduction Service Levels and 10-Year Capital Costs for Town DC Calculation Administration Leisure Services Library Services Service Levels and Build-out Capital Costs for Town DC Calculation Roads and Public Works Services Fire Protection Services 5-17.

3 CONTENTS Page 5.4 Service Levels and Build-out Capital Costs for Municipal Service Area DC Calculation Water Services Wastewater Services DEVELOPMENT CHARGE CALCULATION Cost Allocation under O.Reg. 82/ DEVELOPMENT CHARGE POLICY RECOMMENDATIONS AND DEVELOPMENT CHARGE BY-LAW RULES 7.1 Introduction Development Charge By-Law Structure Development Chare By-Law Rules Payment in any Particular Case Determination of the Amount of the Charge Application to Redevelopment of Land (Demolition and Conversion) Exemptions (full or partial) Phasing in Timing of Collection Indexing Other Development Charge By-Law Provisions Categories of Services for Reserve Fund and Credit Purposes By-law In-force Date Minimum Interest Rate Paid on Refunds and Charges for Inter-Reserve Fund Borrowing Other Recommendations BY-LAW IMPLEMENTATION 8.1 Public Consultation Process Introduction Public Meeting of Council Other Consultation Activity Anticipated Impact of the Charge on Development Implementation Requirements Introduction Notice of Passage By-law Pamphlet Appeals Complaints Credits Front-Ending Agreements Severance and Subdivision Agreement Conditions 8-5.

4 CONTENTS APPENDICES Page A BACKGROUND INFORMATION ON RESIDENTIAL AND NON-RESIDENTIAL GROWTH FORECAST A-1 B LEVEL OF SERVICE B-1 C LOCAL SERVICE POLICY C-1 D LONG TERM CAPITAL AND OPERATING COST EXAMINATION D-1 E PROPOSED DEVELOPMENT CHARGE BY-LAW E-1 F TOWN OF WHITCHURCH-STOUFFVILLE DEVELOPMENT CHARGES UPDATE ROADS, PREPARED BY HDR CORPORATION F-1 G DEVELOPMENT CHARGES BACKGROUND STUDY REPORT WATER AND WASTEWATER SERVICING, PREPARED BY BLUEPLAN F-1.

5 1. INTRODUCTION.

6 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 and policies for the Town of Whitchurch-Stouffville. The Town retained. (Watson), in association with HDR Corporation (HDR) and BluePlan (BluePlan) Engineering Consultants Limited to undertake the Development Charges (DC) Background Study process in early Watson is the lead firm responsible for DC Background Study and By-Law, with HDR and BluePlan providing subconsulting support for roads, and water and wastewater services respectively. Consultation with Town senior staff and the Developer s Representative Committee throughout the process was integral in preparing this DC analysis and policy recommendations of the DC Background Study and proposed By-Law. This DC Background Study, containing the proposed DC By-Law, will be distributed to members of the public in order to provide interested parties with sufficient background information on the legislation, the study s recommendations and an outline of the basis for these recommendations. This report has been prepared, in the first instance, to meet the statutory requirements applicable to the Town s Development Charge Background Study, as summarized in Chapter 4. It also addresses the requirement for rules (contained in Chapter 7) and the proposed by-law to be made available as part of the approval process (included as Appendix E). In addition, the report is designed to set out sufficient background on the Town s current DC policy (Chapter 2) and the policies underlying the proposed by-law, to make the exercise understandable to those who are involved. It also addresses post-adoption implementation requirements (Chapter 8) which are critical to the successful application of the new policy. The Chapters in the report are supported by Appendices containing the data required to explain and substantiate the calculation of the charge. A full discussion of the statutory requirements for the preparation of a background study and calculation of a development charge is provided herein. 1.2 Summary of the Process A Public Meeting, required under section 12 of the Development Charges Act, 1997, has been scheduled for November 19, The purpose of the meeting is to present the DC Background Study and proposed DC By-Law to the public and to solicit public input on the.

7 matter. The meeting is also being held to answer any questions regarding the study s purpose, methodology and the proposed development charges bylaw. 1-2 In accordance with the legislation, the DC Background Study and proposed DC by-law will be available for public review by November 4, 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 at a date subsequent to the public meeting, with implementation of the new development charges effective January 1, Figure 1-1 outlines the proposed schedule to be followed with respect to the development charge by-law adoption process..

8 1-3 FIGURE 1-1 SCHEDULE OF KEY DEVELOPMENT CHARGE PROCESS DATES FOR THE TOWN OF WHITCHURCH-STOUFFVILLE 1. Data collection March April Preparation of Draft Study May October Review of draft study with Senior Management Team Early October 4. Council workshop presentation October 22, Developer s Representative Committee meetings May 13, 2013, June 12, 2013, and September 30, Initial Public Meeting Ad placed in newspaper(s) October 24, DC Background Study and proposed by-law available to public November 4, Public Meeting of Council November 19, Council considers adoption of DC Background Study and passage of DC By-Law 10. Newspaper notice given of by-law passage Subsequent to the second public meeting By 20 days after passage 11. Last day for by-law appeal 40 days after passage 12. Town makes available pamphlet (where by-law not appealed) By 60 days after in force date.

9 2. TOWN OF WHITCHURCH-STOUFFVILLE CURRENT DC POLICY.

10 2. TOWN OF WHITCHURCH-STOUFFVILLE CURRENT DC POLICY Schedule of Charges On August 18, 2009, the Town of Whitchurch-Stouffville passed By-Law FI under the Development Charges Act, The by-law came into force on September 1, 2009 and is set to expire on September 1, By-law FI imposes development charges on residential, industrial and commercial/institutional uses on a Town-wide basis for all services, except water and wastewater services. Area specific charges are imposed for water and wastewater services within the municipally serviced areas. 2.2 Services Covered The following are the services covered under By-Law FI: Roads; Public Works; Fire Protection; Parks; Indoor Recreation; Outdoor Recreation; Library; Administration; Water; and Wastewater. The Town s DC By-Law provides for annual indexing of the charges on September 1 st of each year in accordance with the most recently published year-over-year change in the Statistics Canada Quarterly, Construction Price Statistics. Table 2-1 provides the rates currently in effect, as well as a breakdown of the charges by service component. 2.3 Timing of DC Calculation and Payment In the case of a residential development, the development charge is calculated according to the amount and type of residential dwelling units with respect to each service. The residential types of development include single and semi-detached dwellings, apartments of 2 bedrooms or more, apartments of 1 bedroom or less, and other multiple dwelling units.. H:\Whitchurch-Stouffville\2013 DC\2013 DC Report - Final.doc

11 2-2 Table 2-1 Town of Whitchurch-Stouffville Development Charges (effective September 1, 2013) RESIDENTIAL ($/Dwelling Unit) Service Single and Semi- Detached Dwelling Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom Other Multiples Municipal Wide Services: Roads 3,427 2,277 1,638 2,690 Public Works Fire Protection Services Outdoor Recreation Services 1, ,076 Indoor Recreation Services 4,060 2,698 1,940 3,187 Library Services Administration Total Municipal Wide Services 10,903 7,245 5,211 8,557 Urban Services Wastewater Services Water Services Total Urban Services 1, ,121 GRAND TOTAL RURAL AREA 10,903 7,245 5,211 8,557 GRAND TOTAL URBAN AREA 12,331 8,195 5,895 9,678 Service Municipal Wide Services: NON-RESIDENTIAL ($/Sq.Ft. of GFA) Industrial Major Office Commercial/ Institutional Roads Public Works Fire Protection Services Outdoor Recreation Services Indoor Recreation Services Library Services Administration Total Municipal Wide Services Urban Services Wastewater Services Water Services Total Urban Services GRAND TOTAL RURAL AREA GRAND TOTAL URBAN AREA H:\Whitchurch-Stouffville\2013 DC\2013 DC Report - Final.doc

12 In the case of a development for non-residential uses, the development charge is calculated based on the amount of gross floor area of the proposed development with respect to each service. Non-residential development types include industrial, major office and commercial/ institutional. 2-3 Development charges are calculated and payable upon the issuance of a building permit in relation to each dwelling unit, building or structure on land to which a development charge applies. 2.4 Redevelopment Credit If a development involves the demolition of and replacement of a building or structure on the same site, or the conversion from one principal use to another, the developer is entitled to a credit equivalent to: 1) the number of dwelling units demolished/converted multiplied by the applicable residential development charge in place at the time the development charge is payable, and/or 2) the gross floor area of the building demolished/converted multiplied by the current nonresidential development charge in place at the time the development charge is payable. The demolition credit is allowed only if the land was improved by occupied structures, and if the demolition permit related to the site was issued, less than 60 months prior to the issuance of a building permit. The credit can, in no case, exceed the amount of development charges that would otherwise be payable. 2.5 Exemptions The following lands are exempt from development charges under By-Law FI: a) Statutory exemptions i. Industrial additions of up to and including 50% of the existing gross floor area of the building - for industrial additions which exceed 50% of the existing gross floor area, only the portion of the addition in excess of 50% is subject to development charges; ii. Land used for Municipal or Board of Education purposes; iii. Residential development that results in only the enlargement of an existing dwelling unit, or that results only in the creation of up to two additional dwelling units.. H:\Whitchurch-Stouffville\2013 DC\2013 DC Report - Final.doc

13 b) Non statutory exemptions i. a non-residential farm building use for bona fide agricultural purposes; and ii. Ontario Society for the Prevention of Cruelty to Animals (OSPCA) provincial headquarters and animal shelter, located at Woodbine Avenue, excluding the commercial portion of the said development H:\Whitchurch-Stouffville\2013 DC\2013 DC Report - Final.doc

14 3. ANTICIPATED DEVELOPMENT IN THE TOWN OF WHITCHURCH-STOUFFVILLE. H:\Whitchurch-Stouffville\2013 DC\2013 DC Report - Final.doc

15 ANTICIPATED DEVELOPMENT IN THE TOWN OF WHITCHURCH-STOUFFVILLE 3.1 Requirements of the Act Chapter 4 provides the methodology for calculating a development charge as per the Development Charges Act, Figure 4-1 presents this methodology graphically. It is noted in the first box of the schematic that in order to determine the development charge that may be imposed, it is a requirement of Section 5 (1) of the Development Charges Act that the anticipated amount, type and location of development, for which development charges can be imposed, must be estimated. The growth forecast contained in this chapter (with supplemental tables in Appendix A) provides for the anticipated development for which the Town of Whitchurch-Stouffville will be required to provide services for over a ten-year ( ) and a longer term ( ) time horizon. 3.2 Basis of Population, Household and Non-Residential Gross Floor Area Forecast The DC growth forecast has been derived from the Preferred Growth Option (Option 2 More Compact Scenario 1) developed as part of the Town of Whitchurch-Stouffville Growth Management Strategy (GMS) 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 Town and describes the basis for the forecast. The results of the residential growth forecast analysis are summarized in Table 3-1 and Schedule 1 in Appendix A. As identified in Table 3-1 and Schedule 1, the Town s population is anticipated to reach approximately 54,900 by 2023 and 58,300 by 2031, resulting in an increase of 14,100 and 17,400 persons, respectively, over the 10-year and 18-year forecast periods. 2 1 Town of Whitchurch-Stouffville Growth Management Strategy Step 1 Summary Report. May 14, The population figures used in the calculation of the 2013 Development Charge exclude the net Census undercount, which is estimated at approximately 4%..

16 3-2 FIGURE 3-1 HOUSEHOLD FORMATION BASED POPULATION AND HOUSEHOLD PROJECTION MODE.

17 3-3 TABLE 3-1 TOWN OF WHITCHURCH-STOUFFVILLE RESIDENTIAL GROWTH FORECAST SUMMARY Year Population (Excluding Census Undercount) Population (Including Census Undercount)¹ Singles & Semi- Detached Housing Units Multiple Dwellings 2 Apartments3 Other Total Households Person Per Unit (PPU) Mid ,835 20,630 5, , Mid ,008 22,890 6, , Mid ,792 26,820 7, , Mid ,635 39,140 10,940 1, , Mid ,843 42,480 11,948 1, , Mid ,037 52,040 14,197 2,529 1, , Mid ,943 57,140 15,381 3,269 2, , Mid ,428 59,720 16,004 3,635 2, , Mid ,251 60,580 16,249 3,788 2, , Mid Mid ,478 1,540 5, ,610 Mid Mid ,173 2, Mid Mid ,784 3,930 1, ,552 Mid Mid ,843 12,320 3, ,008 Mid Mid ,209 3,340 1, ,294 Mid Mid ,099 14,660 3,433 1,736 1, ,525 Mid Mid ,408 18,100 4,301 2,255 1, ,495 Source:., May, 2013."Derived from Town of Whitchurch-Stouffville May 2013 Growth Management Strategy (GMS). 1. Census Undercount estimated at approximately 4%. Note: Population Including the Undercount has been rounded. 2. Includes townhomes and apartments in duplexes. 3. Includes bachelor, 1 bedroom and 2 bedroom+ apartments.

18 3-4 FIGURE HOUSING FORECAST¹ 1,200 1,037 1,061 1, Housing Units Years Historical Low Density Medium Density High Density Historical Average Source: Historical housing activity ( ) based on Statistics Canada building permits, Catalogue XIB 1. Growth Forecast represents start year.

19 Unit Mix (Appendix A Schedules 2 and 7) The unit mix for the Town, outlined in Schedule 2, was derived from the Town of Whitchurch-Stouffville Growth Management Study. Historical development activity (as per Schedule 7, Appendix A), and discussions with planning staff regarding the anticipated development trends for the Town were also acknowledged. Based on the above indicators, the 18-year household growth forecast is comprised of a unit mix of 51% low density (single family and semi-detached), 27% medium density (multiples except apartments) and 23% high density (bachelor, 1 bedroom and 2 bedroom apartments). 2. Geographic Location of Residential Development (Appendix A Schedules 2 and 6a) Schedule 2 summarizes the anticipated amount, type and location of development for Whitchurch-Stouffville by settlement and remaining rural area, while Schedule 6a summarizes the potential housing supply for the urban and rural housing units in the development process and vacant designated urban residential lands. In accordance with forecast demand and available land supply, approximately 96% of forecast housing growth is anticipated to occur within the Community of Stouffville between 2013 and The percentage of forecast housing growth between 2013 and 2031 by settlement area and remaining rural area is summarized below. Development Location Percentage Housing Growth, Stouffville Built-up Area 23% Phase 1 2% Phase 2 36% Phase 3 36% Community of Stouffville 96% Ballantrae 1% Vandorf 0% Gormley 0% Bloomington/Rural 2%

20 Planning Period Short-, medium- and longer-term time horizons are required for the DC process. The DCA limits the planning horizon for certain services such as parks, recreation and libraries to a 10-year planning horizon. Roads, water and wastewater services utilize a longer planning period. 4. Population in New Units (Appendix A - Schedules 2 through 5) The number of permanent housing units to be constructed in Whitchurch- Stouffville during the short-, medium- and long-term period is presented on Figure 3-2. Over the 10- and 18-year forecast period, the Town is anticipated to average 653 and 471 new housing units per year, respectively. Population in new units are derived from Schedules 3, 4, and 5, which incorporate historical development activity, anticipated units (see unit mix discussion), and average persons per unit by dwelling type for new units. Schedule 8a summarizes the PPU for the new housing units by age and type of dwelling based on a 2006 custom census data. The total calculated PPU for all density types have been adjusted to account for the downward PPU trend which has been recently experienced in both new and older units, largely due to the aging of the population. Adjusted 20-year average PPU s by dwelling type are as follows: o Low density: 3.16 o Medium density: 2.49 o High density: Existing Units and Population Change (Appendix A - Schedules 3, 4, 5 and 7) Existing households for mid-2013 are based on the 2011 Census households, plus estimated residential units constructed between mid-2011 and mid-2012 assuming a six month lag between construction and occupancy (see Schedule 3). The decline in average occupancy levels for existing housing units are calculated in Schedules 3 through 5, by aging the existing population over the forecast period. The forecast population decline in existing households over the 18 year forecast period is approximately Employment (Appendix A, Schedule 10a, 10b, 12) Employment projections are largely based on the activity rate method, which is defined as the number of jobs in a municipality divided by the number of residents. Key employment sectors include primary, industrial, commercial/

21 population related, institutional, and work at home, which are considered individually below employment data (place of work) for the Town of Whitchurch-Stouffville is outlined in Schedule 10a. The 2006 employment based is comprised of the following sectors: o 280 primary (3%); o 1,465 work at home employment (16%); o 3,180 industrial (34%); o 3,280 commercial/population related (35%); and o 1,185 institutional (13%). This provides a total employment figure of 9,390 based on the 2006 Census, excluding employees with no fixed place of work (NFPOW). 1 Total employment 2 for Whitchurch-Stouffville is anticipated to reach approximately 20,700 by mid-2023 and 23,000 by mid This represents an employment increase of 6,100 for the 10-year period, and 8,300 for the 18-year forecast period. Schedule 10b, Appendix A summarizes the employment forecast excluding work at home employment and NFPOW employment, which is the basis for the DC employment forecast. The impact on municipal services from these employees has already been included in the population forecast. Accordingly, work at home and NFPOW employees have been removed from the DC calculation. Total employment for the Town of Whitchurch-Stouffville (excluding work at home and NFPOW employment) is anticipated to reach approximately 14,970 by mid- 2023, and by 16,470 mid This represents an employment increase of 4,310 and 5,810 over the 10 and 18-year forecast periods respectively Non-Residential Sq. Ft. Estimates (Gross Floor Area (GFA), Appendix A, Schedule 10b) Square footage estimates were calculated in Schedule 10 based on the following employee density assumptions: o 1,300 sq. ft. per employee for industrial; o 500 sq. ft. per employee for commercial/population related; and o 700 sq. ft. per employee for institutional employment. The Town-wide incremental Gross Floor Area (GFA) increase is anticipated to be 4.16 million square feet over the 10-year forecast period, and 5.81 million square feet over the 18-year forecast period. In terms of percentage growth, the 18-year incremental GFA forecast by sector is broken down as follows: 1 Statistics Canada defines "No Fixed Place of Work" (NFPOW) employees as, "persons who do not go from home to the same work place location at the beginning of each shift. Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc. 2 Figure includes Work at home (WAH) and NFPOW

22 3-8 o Industrial 77%; o Commercial/Population-related 14%; and o Institutional 8%.

23 4. THE APPROACH TO CALCULATION OF THE CHARGE

24 THE APPROACH TO CALCULATION OF THE CHARGE 4.1 Introduction This chapter addresses the requirements of s.s.5 (1) of the DCA, 1997 with respect to the establishment of the need for service which underpins the development charge calculation. These requirements are illustrated schematically in Figure Services Potentially Involved Table 4-1 lists the full range of municipal service categories which are provided within the Town. A number of these services are defined in s.s.2 (4) of the DCA, 1997 as being ineligible for inclusion in development charges. These are shown as ineligible on Table 4-1. In addition, two ineligible costs defined in s.s.5 (3) of the DCA are computer equipment and rolling stock with an estimated useful life of (less than) seven years.... In addition, local roads are covered separately under subdivision agreements and related means (as are other local services). Services which are potentially eligible for inclusion in the Town development charge are indicated with a Yes. 4.3 Local Service Policy The development charge calculation commences with an estimate of the increase in the need for service attributable to the anticipated development, for each service to be covered by the by-law. There must be some form of link or attribution between the anticipated development and the estimated increase in the need for service. While the need could conceivably be expressed generally in terms of units of capacity, s.s.5(1)3, which requires that Municipal Council indicate that it intends to ensure that such an increase in need will be met, suggests that a project-specific expression of need would be most appropriate. Some of the need for services generated by additional development consists of local services related to a plan of subdivision. As such, they will be required as a condition of subdivision agreements or consent conditions. The Town of Whitchurch-Stouffville uses the local service guidelines provided in Appendix C.

25 4-2 Figure 4-1 The Process of Calculating a Development Charge Under the DCA, 1997 Tax Base, User Rates, Etc. Subdivision Agreements and Consent Provisions 2. Ineligible Services 7. Specified Local Services Anticipated Development Estimated Increase in Need For Service 1. Ceiling Re: Increased Need Needs That Will Be Met 5. DC Needs By Service 8. Examination of the Long Term Capital and Operating Costs For Capital Infrastructure 6. 1 Less: Uncommitted Excess Capacity 9. 2 Less: Benefit To Existing Devpt Less: Grants, Subsidies and Other Contributions 11. Financing, Inflation and Investment Considerations 15. DC Net Capital Costs Costs for new development vs. existing development for the term of the by-law and the balance of the period 13. Amount of the Charge By Type of Development (including apportionment of costs - residential and non-residential) Less: 10% Where Applicable DC By-law(s) Spatial Applicability Consideration of exemptions, phase-ins, etc.

26 4-3 TABLE 4-1 CATEGORIES OF MUNICIPAL SERVICES TO BE ADDRESSED AS PART OF THE CALCULATION CATEGORIES OF MUNICIPAL SERVICES ELIGIBILITY FOR INCLUSION IN THE DC CALCULATION SERVICE COMPONENTS MAXIMUM POTENTIAL DC RECOVERY % 1. Services Related to a Highway Yes Yes No Yes Yes 1.1 Arterial roads 1.2 Collector roads 1.3 Area municipal roads 1.4 Traffic signals 1.5 Sidewalks and streetlights Other Transportation Services n/a n/a No No Yes Yes n/a n/a 2.1 Transit vehicles 2.2 Other transit infrastructure 2.3 Municipal parking spaces - indoor 2.4 Municipal parking spaces - outdoor 2.5 Works Yards 2.6 Rolling stock Ferries 2.8 Airport facilities Storm Water Drainage and Control Services No No No 3.1 Main channels and drainage trunks 3.2 Channel connections 3.3 Retention/detention ponds Fire Protection Services Yes Yes Yes 4.1 Fire stations 4.2 Fire pumpers, aerials and rescue vehicles 4.3 Small equipment and gear Outdoor Recreation Services (i.e. Parks and Open Space) Ineligible Yes Yes n/a Yes Yes 5.1 Acquisition of land for parks, woodlots and ESAs 5.2 Development of area municipal parks 5.3 Development of district parks 5.4 Development of Region-wide parks 5.5 Development of special purpose parks 5.6 Parks rolling stock 1 and yards Indoor Recreation Services Yes Yes 6.1 Arenas, indoor pools, fitness facilities, community centres, etc. (including land) 6.2 Recreation vehicles and equipment Library Services Yes Yes 7.1 Public library space (incl. furniture and equipment) 7.2 Library materials Electrical Power Services Ineligible Ineligible Ineligible 8.1 Electrical substations 8.2 Electrical distribution system 8.3 Electrical system rolling stock Provision of Cultural, Entertainment and Tourism Facilities and Convention Centres Ineligible Ineligible 9.1 Cultural space (e.g. art galleries, museums and theatres) 9.2 Tourism facilities and convention centres Waste Water n/a 10.1 Treatment plants with 7+ year life time *same percentage as service component to which it pertains computer equipment excluded throughout

27 4-4 CATEGORIES OF MUNICIPAL SERVICES ELIGIBILITY FOR INCLUSION IN THE DC CALCULATION SERVICE COMPONENTS MAXIMUM POTENTIAL DC RECOVERY % Services Yes No Yes 10.2 Sewage trunks 10.3 Local systems 10.4 Vehicles and equipment Water Supply Services n/a Yes No 11.1 Treatment plants 11.2 Distribution systems 11.3 Local systems Waste Management Services Ineligible Ineligible Ineligible 12.1 Collection, transfer vehicles and equipment 12.2 Landfills and other disposal facilities 12.3 Other waste diversion facilities Police Services n/a n/a n/a 13.1 Police detachments 13.2 Police rolling stock Small equipment and gear Homes for the Aged n/a 14.1 Homes for the aged space Day Care n/a 15.1 Day care space Health n/a 16.1 Health department space Social Services n/a 17.1 Social service space Ambulance n/a n/a 18.1 Ambulance station space Vehicles Hospital Provision Ineligible 19.1 Hospital capital contributions 20. Provision of Headquarters for the General Administration of Municipalities and Area Municipal Boards Ineligible Ineligible Ineligible 20.1 Office space (all services) 20.2 Office furniture 20.3 Computer equipment Other Services Yes n/a 21.1 Studies in connection with acquiring buildings, rolling stock, materials and equipment, and improving land 2 and facilities, including the DC background study cost 21.2 Interest on money borrowed to pay for growth-related capital with a 7+ year life time 2 same percentage as service component to which it pertains

28 Capital Forecast Paragraph 7 of s.s.5(1) of the DCA requires that the capital costs necessary to provide the increased services must be estimated. The Act goes on to require two potential cost reductions and the Regulation sets out the way in which such costs are to be presented. These requirements are outlined below. These estimates involve capital costing of the increased services discussed above. This entails costing actual projects or the provision of service units, depending on how each service has been addressed. The capital costs include: a) costs to acquire land or an interest therein (including a leasehold interest); b) costs to improve land; c) costs to acquire, lease, construct or improve buildings and structures; d) costs to acquire, lease or improve facilities including rolling stock (with useful life of 7 or more years), furniture and equipment (other than computer equipment), materials acquired for library circulation, reference or information purposes; e) interest on money borrowed to pay for the above-referenced costs; f) costs to undertake studies in connection with the above-referenced matters; and g) costs of the development charge background study. In order for an increase in need for service to be included in the DC calculation, Municipal Council must indicate...that it intends to ensure that such an increase in need will be met (s.s.5 (1)3). This can be done if the increase in service forms part of a Council-approved Official Plan, capital forecast or similar expression of the intention of Council (O.Reg. 82/98 s.3). The capital program contained herein reflects the Town s approved 2009 DC Background Study, 2013 Capital Budget Forecast, 2013 Functional Servicing Study Update, 2012 Fire Master Plan Update, 2013 Leisure Facility Strategy, 2013 Trails System and Parks Concept Plan, Trails Master Plan, and related needs studies. Roads, water and wastewater service capital cost estimates were provided by HDR and BluePlan, with supporting studies provided in appendix to this Study. 4.5 Treatment of Credits Section 8 para. 5 of O.Reg. 82/98 indicates that a development charge background study must set out, The estimated value of credits that are being carried forward relating to the service. s.s.17 para. 4 of the same Regulation indicates that,...the value of the credit cannot be recovered from future development charges, if the credit pertains to an ineligible service. This implies that a credit for eligible services can be recovered from future development charges. As

29 a result, this provision should be made in the calculation, in order to avoid a funding shortfall with respect to future service needs. 4-6 The Town has outstanding DC credit obligations for services that have been emplaced by developers on behalf of the Town. The outstanding credit obligations are for roads, water, and wastewater services and have been included in the calculation of the development charge. The credits at December 31, 2012 included in the calculation of the charge, by service, are summarized below: Service Credit Holder Amount Water Rice Commercial Group $1,111,268 Riocan-Baker Hill $97,924 Wastewater Smart Centre $28,514 Roads Gottardo $87,607 Smart Centre $1,994, Eligible Debt and Committed Excess Capacity Section 66 of the DCA, 1997 states that for the purposes of developing a development charge 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, Town Council must have expressed a clear intention that it would be paid for by development charges or other similar charges. For example, this may have been done as part of previous development charge processes. The calculation of the charge includes outstanding debt financing that has been incurred under the Town s DC By-Law. The growth-related shares of outstanding debt payments have been included in the calculations for: Fire Station 51 - $3,061,738; Main Street - $2,816,955; Operations Centre - $2,419,374; and Stouffville Clippers Sports Complex - $13,098,253.

30 Existing Reserve Funds Section 35 of the DCA 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 DCA calculation method set out in s.s.5(1) to net the outstanding reserve fund balance as part of making the DC calculation; however, s.35 does restrict the way in which the funds are used in future. For services which are subject to a per capita-based, service level cap, the reserve fund balance should be applied against the development-related costs for which the charge was imposed, once the project is constructed (i.e. the needs of recent growth). This cost component is distinct from the development-related costs for the next 10 year period, which underlie the DC calculation herein. The alternative would involve the municipality spending all reserve fund monies prior to renewing each by-law, which would not be a sound basis for capital budgeting. Thus, the Town will use these reserve funds for the Town s cost share of applicable development-related projects, which are required but have not yet been undertaken, as a way of directing the funds to the benefit of the development which contributed them (rather than to future development, which will generate the need for additional facilities directly proportionate to future growth). The Town s Development Charge Reserve Fund Balances, by service, at December 31, 2012 is presented in the table below. These balances have been adjusted prior to their inclusion in the calculation to reflect the policies of the 2009 DC By-Law. Moreover, subsequent to the preparation of the DC Background Study, it was identified that approximately $3.6 million in development charges had been prepaid by development that is included in the growth forecast. As such, these revenues have been removed from the adjusted December 31, 2012 balances to properly account of prepayment in the calculation of the charge.

31 4-8 Service Adjusted DC Service Category Dec Adjustments Prepayments Dec Balance Balance Roads 2,727,903 (1,011,339) 1,716,564 Public Works 983,961 - Public Works Facilities 983,961 (995,761) (154,483) (166,283) - Public Works Rolling Stock - Fire Protection Services (2,525,460) - Fire Facilities (2,454,537) 85,582 (165,341) (2,534,296) - Fire Vehicles 35,057 35,057 - Fire Fighters (105,979) 13,504 (92,475) Outdoor Recreation Services (2,434,678) 995,761 (402,761) (1,841,677) - Parkland Development - Parks and Recreation Vehicles Indoor Recreation Services 7,180,747 (1,128,573) 6,052,174 Library Services 4,470,285 (493,833) (208,853) 3,767,599 Administration 1,368,639 (136,683) (96,698) 1,135,258 Wastewater Services (1,652,789) (147,698) (1,800,487) Water Services (1,151,154) (243,778) (1,394,932) Total 8,967,456 (531,430) (3,559,524) 4,876, Deductions The DCA, 1997 potentially requires that five deductions be made to the increase in the need for service. These relate to: The level of service ceiling; Uncommitted excess capacity; Benefit to existing development; Anticipated grants, subsidies and other contributions; and 10% reduction for certain services. The requirements behind each of these reductions are addressed as follows: Reduction Required by Level of Service Ceiling This is designed to ensure that the increase in need included in 4.2 does not include an increase that would result in the level of service (for the additional development increment) exceeding the average level of the service provided in the municipality over the 10-year period immediately preceding the preparation of the background study. O.Reg (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

32 providing such units based on replacement costs, engineering standards or recognized performance measurement systems, depending on circumstances. When the quantity and quality factor are multiplied together, they produce a measure of the level of service, which meets the requirements of the Act, i.e. cost per unit. 4-9 The average service level calculation sheets for each service component in the DC calculation are set out in Appendix B Reduction for Uncommitted Excess Capacity Paragraph 5 of s.s.5(1) requires a deduction from the increase in the need for service attributable to the anticipated development that can be met using the Town s excess capacity, other than excess capacity which is committed (discussed above in 4.6). 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 increase traffic is not required because sufficient excess capacity is already available, then widening would not be included as an increase in need, in the first instance Reduction for Benefit to Existing Development This step involves a further reduction to the need, by the extent to which such an increase in service would benefit existing development. The level of services cap in 4.4 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 roads which do not have a fixed service area. Where existing development has an adequate service level, which will not be tangibly increased by an increase in service, no benefit would appear to be involved. For example, where expanding existing library facilities simply replicates what existing residents are receiving, they receive very limited (or no) benefit as a result. On the other hand, where a clear existing service problem is to be remedied, a deduction should be made, accordingly. In the case of services such as recreation facilities, community parks, libraries, etc., the service is typically provided on a municipal-wide system basis. For example, facilities of the same type may provide different services (i.e. leisure pool vs. competitive pool), different programs (i.e. hockey vs. figure skating) and different time availability for the same service (i.e. leisure skating available on Wednesday in one arena and Thursday in another). As a result, residents will

33 4-10 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 Reduction for Anticipated Grants, Subsidies and Other Contributions This step involves reducing the capital costs necessary to provide the increased services by capital grants, subsidies and other contributions made or anticipated by Council and in accordance with various rules such as the attribution between the share related to new vs. existing development. (i.e. Some grants and contributions may not specifically be applicable to growth, such as the COMRIF Grant program or where Council specifically targets fundraising as a measure to offset impacts on taxes.) O.Reg s The 10% Reduction Paragraph 8 of s.s.(1) of the DCA requires that, the capital costs must be reduced by 10 percent. This paragraph does not apply to water supply services, waste water services, storm water drainage and control services, services related to a highway, police and fire protection services. The primary services that the 10% reduction does apply to include services such as parks, recreation, libraries, childcare/social services, Provincial Offences Act, ambulance, homes for the aged, health and transit. The 10% is to be netted from the capital costs necessary to provide the increased services, once the other deductions have been made, as per the infrastructure costs sheets in Chapter 5.

34 5. DEVELOPMENT CHARGE ELIGIBLE COST ANALYSIS BY SERVICE

35 DEVELOPMENT CHARGE ELIGIBLE COST ANALYSIS BY SERVICE 5.1 Introduction This chapter outlines the basis for calculating development charge eligible costs for the development charges to be applied on a uniform basis, and for water and wastewater services which will be applied on an area-specific basis. In each case, the required calculation process set out in s.5(1) paragraphs 2 to 8 in the DCA, 1997, and described in Chapter 4, was followed in determining DC eligible costs. The nature of the capital projects and timing identified in the Chapter reflects Council s current intention. However, over time, municipal projects and Council priorities change and accordingly, Council s intentions may alter, and different capital projects (and timing) may be required to meet the need for services required by new growth. 5.2 Service Levels and 10-Year Capital Costs for DC Calculation This section evaluates the development-related capital requirements for all of the softer services over a ten-year planning period. Each service component is evaluated on two format sheets: the average historical ten-year level of service calculation (see Appendix B), which caps the DC amounts; and the infrastructure cost calculation, which determines the potential DC recoverable cost Administration The DCA permits the inclusion of studies undertaken to facilitate the completion of the Town s capital works program. The listing of studies included in the DC Background Study, and summarized in the following table, include studies identified in the Town s 2013 Capital Budget Forecast, as well as provisions for additional engineering services related to future master plans, and traffic operations studies. These estimates have been provided by HDR and BluePlan under their reviews. The cost of these projects totals $2.4 million over the 10-year forecast period, of which $1.08 million is deducted as an existing benefit. An existing reserve fund balance of $1.14 million is deducted from the total project costs, and a further $141,325 has been deducted for 90% services under the Act. As a result the net growth-related capital costs included in the charge totals approximately $1.17 million. The net growth-related costs have been allocated 77% residential, and 23% non-residential based on the incremental growth in population to employment, for the 10-year forecast period.

36 Leisure Services The Town currently has acres of developed parkland and natural open space within its jurisdiction. The developed parkland inventory consists of community parks, neighbourhood parks, and parkettes. The Town s level of service over the historic 10-year period ( ) has averaged 9.32 acres of parkland per 1,000 population, at an average cost of approximately $76,800 per acre. This results in an average historic level of service provided of approximately $717/capita. When applied over the forecast period, this average level of service translates into a DC-eligible amount of $10.1 million. With respect to indoor recreation facilities there are currently 9 facilities provided by the Town, including an arena, community centres, sports complexes and the Lebovic Leisure Centre. In total, the Town provides approximately 214,700 sq. ft. of facility space for indoor recreation purposes. The facilities provide residents with recreation space equating to 5.8 square feet per capita and an average historic level of service of $1,908/capita. This level of investment provides the Town with $26.9 million in potential future DC funding, over the 10-year period. The Town maintains its Leisure Services assets with a fleet of 54 items of vehicles and equipment. The total value of this rolling stock is approximately $2.32 million, providing a historic level of service of $50.27/capita. The potential DC funding for these assets arising from the anticipated growth over the 10-year forecast period totals approximately $708,800. The total gross capital cost for parkland development projects is approximately $24.9 million, this includes approximately $1.8 million in unfunded capital emplaced under the current DC By- Law. With the parkland development needs identified to approximately 2023, and potential oversizing for Phase 3 Stouffville development, $3.9 million in project costs have been deducted as a post period benefit. Of the residual $21 million in parkland development costs included in the 10-year forecast period, an existing benefit deduction of $2.9 million has been provided reflecting 50% existing benefit allocation for Community Park improvements and 53% existing benefit for Little Rouge at Ringwood Pedestrian Bridge. Other deductions applied total $8.7 million in capital costs beyond the historic level of service cap for Leisure Services. The statutory 10% deduction applicable for parkland development projects totals approximately $757,672, resulting in net growth-related capital costs for inclusion in the calculation of $8.7 million. The Town s Leisure Facilities Strategy, prepared in 2013 by the RETHINK GROUP, identifies a number of projects for addressing growth in service demands over the forecast period. The report is an update to the 2008 Leisure Facilities Strategy to support the preparation of the 2013 DC Background Study. The total gross capital cost of the anticipated indoor recreation projects is $29.8 million. Existing benefit deductions of $1.7 million have been identified in the determination of the net growth-related capital costs; reflecting an 80% existing benefit

37 deduction for the relocation of an existing lawn bowling facility and 10% deductions for the aquatic center expansion and fitness facility space. A positive balance of $6.0 million in the reserve fund is deducted from the gross capital cost estimate. These deductions result in a total growth-related cost of $28.1 million before the mandatory 10% deduction. The total costs included in the DC calculation for the 10-year forecast period is approximately $24.7 million. 5-3 Lastly, the Town has identified needs of 5 additional parks and recreation related vehicles over the 10-year forecast period totalling $162,000. There has been no existing benefit identified, as these would be incremental to the Town s existing fleet to addresses the parks and recreation facilities program. A total of $16,200 has been deducted as it is a 90% DC-eligible service. The total amount included in the DC calculation is approximately $145,800 for leisure services vehicles and equipment. Under the terms of reference for the study, the allocation of needs to non-residential development required evidentiary support. Booking reference data was provided by the Town to support continued nominal allocation of recreation facility capital costs to non-residential development. However, support was provided for parks assets. As such, the parkland development capital needs have been allocated 100% to residential development, with 95% of the recreational facility costs being allocated to residential development. For leisure services vehicles and equipment an allocation of 94% to residential has been used based on the weighted allocation of growth-related capital costs for parkland development and indoor recreation facilities over the forecast period.

38 5-4 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Whitchurch-Stouffville Service:Administration Studies Prj.No Less: Less: Potential DC Recoverable Cost Grants, Subsidies and Post Non- Increased Service Needs Attributable to Anticipated Development Other (e.g. Gross Capital Benefit to Other Timing (year) Period Net Capital Cost Subtotal 10% Residential Share Residential Cost Estimate Existing Contributions Total Benefit Statutory Share Development Attributable to Deduction) New Development 77% 23% 1 Transportation Master Plan - Phase , ,000 45, , , ,389 31,611 2 Traffic Operation Study (Linked to Transportation MP) ,000-60,000 30,000 30,000-30,000 22,975 7,025 3 Geodetic Bench Marks (Ballantrae/Vandorf) ,000-30,000-30,000 3,000 27,000 20,678 6,322 4 EA for Servicing for Vandorf/Gormley , , , , ,754 70,246 5 Employment Land Study ,000-20,000-20,000 2,000 18,000 13,785 4,215 6 Westerly Approach Study & Guidelines , , ,000 15, , ,389 31,611 7 Gormley Secondary Plan , , , ,500 14, ,250 98,220 30,030 8 Edward Street Corridor Plan , ,000 75,000 75,000 7,500 67,500 51,695 15,805 9 Stouffville Secondary Plan , ,000 50,000 50,000 5,000 45,000 34,463 10, Vandorf - Preston Lake Secondary Plan ,000-85,000 42,500 42,500 4,250 38,250 29,294 8, Official Plan Review - Phase ,000-75,000 47,727 27,273 2,727 24,545 18,798 5, Ballantrae - Musselman's Lake Secondary Plan ,000-85,000 68,000 17,000 1,700 15,300 11,717 3, Growth Management Study , , ,000 15, , ,389 31, Stouffville Commercial Policy Study , ,000 87,500 87,500 8,750 78,750 60,310 18, Official Plan Review - Phase , ,000 63,636 36,364 3,636 32,727 25,064 7, Employment Land Study ,000-20,000-20,000 2,000 18,000 13,785 4, Transportation Master Plan - Phase , ,000 45, , , ,389 31, Traffic Operation Study (Linked to Transportation MP) , , , , ,000 91,902 28, Official Plan Review - Phase , ,000 63,636 36,364 3,636 32,727 25,064 7, Stouffville Secondary Plan , ,000 50,000 50,000 5,000 45,000 34,463 10, Joint Functional Design Concept (Library) ,000-30,000-30,000 3,000 27,000 20,678 6, Community Needs Assessment (Library) ,000-20,000 5,000 15,000 1,500 13,500 10,339 3, Fire Master Plan Review (Fire) 2020/21 50,000-50,000 12,500 37,500-37,500 28,719 8, Leisure Services Master Plan , ,000 31,250 93,750 9,375 84,375 64,618 19, Development Charges Studies (incl. Engineering) 2013/ , , ,000 34, , ,349 71, Water and Sewer Master Plans 2014/ , ,000 90, , , ,779 63, Organizational Staffing Study (Library) ,000 20,000 10,000 10,000 10,000 7,658 2,342 Reserve Fund (1,135,258) (1,135,258) (1,135,258) (1,135,258) (869,433) (265,825) Total 2,394,742-2,394,742 1,079,250-1,315, ,325 1,174, , ,935 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]CAP Administration Studies

39 Town of Whitchurch-Stouffville Service:Parkland Development and Trails INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION 5-5 Less: Less: Potential DC Recoverable Cost Grants, Prj.No Increased Service Needs Attributable to Anticipated Subsidies and Non- Timing Gross Capital Post Period Other Residential Development Other Other (e.g. 10% Net Capital Cost Benefit to Existing Subtotal Residential (year) Cost Estimate Benefit Deductions Contributions Statutory Total Share Development Share Attributable to Deduction) New Development 100% 0% ` Stouffville Neighbourhood Parks/Parkettes 1 Hillmount Park (includes splash pad) ,386, , , , ,037 51, , ,133-2 L&M Lebovic Park ,161, , , , ,825 43, , ,342-3 Site Improvements at Community Park 5,527,319 1,105, ,414 3,539,405 2,763, ,746 77, , ,171-4 Hillmount Parkette , , , ,645 12, , ,081-5 Tresstown N. Parkette , , , ,645 12, , ,081-6 Tresstown S. Parkette (small facility-ph2 post 2023) ,000 36,600 77,907 68,493-68,493 6,849 61,644 61,644-7 Tresstown Park Phase II (includes jr. ball diamond) , , , , ,658 20, , ,192-8 Tovtel / Stouff Con 8 (2 tennis courts/splash pad) ,471, , , , ,851 55, , , th Line S. Neighbourhood ,161, , , , ,825 43, , , Ronco Neighbourhood Ph ,050, , , , ,992 39, , , Ronco Neighbourhood Ph ,700 86, , , ,616 16, , , Courtney Valley Parkette , , , ,645 12, , , Sorbara Parkette , , , ,645 12, , , Phase 3 Neighbourhood Park (NP8) , , , , ,389 14, , , Phase 3 Parkette (P8) ,560 80, ,915 45,045 45,045 4,505 40,541 40, Phase 3 Neighbourhood Park (NP5) ,161, , , , ,453 38, , , Hoover 30 Parkette , , , ,645 12, , , Minto Parkette , , , ,645 12, , ,081 - Ballantrae Parkettes 19 Ballantrae S. Parkette , , , ,645 12, , , Bloomington Parkette , , , ,645 12, , ,081 - Gormley Parkette 21 Gormley Parkette , , , ,645 12, , ,081 - Pedestrian Bridges (previously in Roads Services) 22 Little Rouge - Mattamy ,300-62,954 55,346-55,346 5,535 49,812 49, Little Rouge - Mattamy , ,091 95,909-95,909 9,591 86,318 86, Little Ringwood SWM ,000-51, , ,650 45,077 4,508 40,569 40, Little Rouge W. - StouffCon , ,091 95,909-95,909 9,591 86,318 86, Stouffville Reservoir - Millard , ,091 95,909-95,909 9,591 86,318 86, Reesor Creek , ,091 95,909-95,909 9,591 86,318 86, Stouffville Creek - S. Hoover , ,091 95,909-95,909 9,591 86,318 86, L& M Gardens , ,091 95,909-95,909 9,591 86,318 86, Mattamy / Maio ,000-87,805 77,195-77,195 7,719 69,475 69, Little Rouge E - Stouffcon , ,091 95,909-95,909 9,591 86,318 86,318 - Off- Road Trails - Naturalized 32 Hoover Park Drive Woodlot E ,175-10,204 8,971-8, ,074 8, Hoover Park Drive Woodlot W ,995-9,576 8,419-8, ,577 7,577 - Off- Road Trails - Asphalt 34 Connection through Byers Pond Park ,650-10,989 9,661-9, ,695 8, SW Quadrant to Ninth Line ,280-28,885 25,395-25,395 2,539 22,855 22, Stouffville Arena Fields ,060-10,675 9,385-9, ,447 8, Memorial Park ,110-9,105 8,005-8, ,204 7, Memorial Park - Park Drive to Lori Avenue ,110-9,105 8,005-8, ,204 7, Bethesda Park Connection ,650-10,989 9,661-9, ,695 8, Ringwood Pond Trail Connection ,650-10,989 9,661-9, ,695 8, Stouffville Crescent - Main Street to North of Mill ,925-18,053 15,872-15,872 1,587 14,285 14,285 - Parkland Amenities 32 7 Minor Sports Fields ,044, , , , ,746 39, , , Bethesda Pk Sr Soccer Flds (2+3) , , , , ,853 20, , , Diamond 3 Bethesda Park , , , , ,853 20, , , Ten Micro Soccer Fields ,000 91, , , ,671 17, , , Picnic Shelter ,000 25,000 53,215 46,785-46,785 4,678 42,106 42, Lit Tennis Courts Memorial Park ,000 98, , , ,145 18, , , Cricket Pitch ,600 41,500 88,380 77,720-77,720 7,772 69,948 69, Micro/Mini Sports Fields- New Ops Centre ,402 49, ,899 92,203-92,203 9,220 82,983 82,983 - Unfunded Capital 1,841,677-1,841,677-1,841,677 1,841,677 1,841,677 - Total 24,877,853 3,877,200 8,709,946 12,290,707 2,872,310-9,418, ,672 8,660,726 8,660,726 - H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]CAP Parkland Development

40 5-6 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Whitchurch-Stouffville Service:Leisure Services Vehicles and Equipment Prj.No Increased Service Needs Attributable to Anticipated Development Timing (year) Gross Capital Cost Estimate Post Period Benefit Net Capital Cost Benefit to Existing Development Less: Less: Potential DC Recoverable Cost Grants, Subsidies and Other Contributions Attributable to New Residential Share Non- Residential Share Development 96% 4% 1 1/2 Tonne Crew Cab ,000-20,000-20,000 2,000 18,000 17, Landscape Trailer Tandem ,000-12,000-12,000 1,200 10,800 10, /2 Tonne Supervisor Pickup ,000-20,000-20,000 2,000 18,000 17, Utility Vehicle ,000-25,000-25,000 2,500 22,500 21, Mini Excavator ,000-85,000-85,000 8,500 76,500 73,440 3, Subtotal Other (e.g. 10% Statutory Deduction) Total Total 162, , ,000 16, , ,968 5,832 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]CAP Parks Vehicles

41 5-7 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Whitchurch-Stouffville Service:Leisure Services Facilities Prj.No Less: Less: Potential DC Recoverable Cost Grants, Subsidies and Timing (year) Gross Capital Post Period Benefit to Other Other (e.g. 10% Net Capital Cost Subtotal Cost Estimate Benefit Existing Contributions Statutory Total Development Attributable to Deduction) New Development 95% 5% Increased Service Needs Attributable to Anticipated Development Residential Share Non-Residential Share 1 Lawn Bowling Facility Rebuild 820, , , ,000 16, , ,220 7,380 2 Aquatic Centre Expansion 4,500,000-4,500, ,000 4,050, ,000 3,645,000 3,462, ,250 3 Fitness Facility Space 5,580,000-5,580, ,000 5,022, ,200 4,519,800 4,293, ,990 4 Indoor Multi-Purpose Space 1,800,000-1,800,000-1,800, ,000 1,620,000 1,539,000 81,000 5 Older Adult Facility Space 3,600,000-3,600,000-3,600, ,000 3,240,000 3,078, ,000 6 Additional Recreation Facility Space 6,450,000 6,450,000-6,450, ,000 5,805,000 5,514, ,250 Unfunded Arena (principle and interest) 13,098,253-13,098,253-13,098,253 1,309,825 11,788,428 11,199, ,421 Reserve Fund Adjustment (6,052,174) - (6,052,174) - (6,052,174) (6,052,174) (5,749,566) (302,609) Total 29,796,079-29,796,079 1,664,000-28,132,079 3,418,425 24,713,654 23,477,971 1,235,683 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]CAP Recreation Facilities

42 Library Services The Town provides library services at the Lebovic Leisure Centre facility. The library component of this facility is 15,378 square feet. Combined with outside storage of 300 sq. ft., the historic average level of service for library facility services is 0.54 sq. ft. of space per capita or an investment of $307 per capita. Based on this service standard, the Town would be eligible to collect approximately $4.3 million from DC s for library facility space over the ten year forecast period. The Leisure Facilities Strategy identified a service standard objective of 0.65 sq.ft. per capital for library facility space. On this basis, approximately 9,050 square feet of additional space is currently required. A library facility expansion is anticipated for 2016 with a total cost of $8.4 million. The Leisure Facilities Strategy identified a level of service standard in excess of the historic level of service; as such $2.2 million in capital costs is deducted to reflect this increase in standard. The Library DC Reserve Fund balance is currently in a positive position; as such approximately $3.8 has been reduced from the calculation of the charge for recovery of these unfunded expenditures. Approximately $699,000 has been deducted for the statutory 10% requirement. On a net cost basis, $2.5 million has been included in the DC calculation for library facility services based on the 10 year growth projections. Presently, the Town has an inventory of 146,157 library collection items. These collection items include books, periodicals, databases, e-resources and audio visual materials, all of which have a total value of approximately $6.1 million. Over the past ten years, the average level of service was 3.3 collection items per capita or an investment of $95 per capita. Based on this service standard, the Town would be eligible to collect approximately $1.34 million from DC s for library collection items over the forecast period. The Town s 2013 Capital Budget Forecast identifies $1.15 million in additional collection material purchases over the 10-year forecast period. Accounting for the 10% statutory deduction, approximately $917,600 in net growth-related capital costs have been included in the calculation of the charge. Reviewing historic facility bookings data suggests benefits of service to non-residential developments in the Town. As such the allocation of growth-related capital costs 95% residential and 5% non-residential has been maintained.

43 5-9 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Whitchurch-Stouffville Service:Library Facilities Prj.No Increased Service Needs Attributable to Anticipated Development Timing (year) Gross Capital Cost Estimate Post Period Benefit Other Deductions Less: Less: Potential DC Recoverable Cost Development 95% 5% 1 Library Facility Expansion Design , , ,000 80, , ,000 36,000 2 Library Facility Expansion (incl. furnishing & equip.) ,400,000 2,240,000 6,160,000 6,160, ,000 5,544,000 5,266, ,200 3 Self Check Out System ,000 30,000 30,000 3,000 27,000 25,650 1,350 4 Reserve Fund Adjustment (3,767,599) (3,767,599) (3,767,599) (3,767,599) (3,579,219) (188,380) Net Capital Cost Benefit to Existing Development Grants, Subsidies and Other Contributions Attributable to New Subtotal Other (e.g. 10% Statutory Deduction) Total Residential Share Non- Residential Share Total 5,462,401-2,240,000 3,222, ,222, ,000 2,523,401 2,397, ,170 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]CAP Library Facilities

44 5-10 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Whitchurch-Stouffville Service:Library Collection Materials Prj.No Increased Service Needs Attributable to Anticipated Development Less: Less: Potential DC Recoverable Cost Grants, Subsidies and Post Other (e.g. Gross Capital Other Benefit to Other Residential Timing (year) Period Net Capital Cost Subtotal 10% Cost Estimate Deductions Existing Contributions Total Share Benefit Statutory Development Attributable to Deduction) New Development 95% 5% 1 Library Collection Materials , , ,940 65, , ,264 29,382 2 Library Collection Materials for Expansion Project , , , ,666 36, , ,499 16,500 Non- Residential Share Total 1,152, ,334 1,019, ,019, , , ,763 45,882 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]CAP Library Materials

45 Service Levels and Build-out Capital Costs for Town DC Calculation This section evaluates the development-related capital requirements for those services which have been considered over the build-out forecast period ( ). This forecast horizon reflects the municipality s available supply of designated lands, consistent with the development timing assumptions underlying the Town s Growth Management Strategy Roads and Public Works Services HDR was retained by the Town to update the road services capital needs. As part of their review verified capital works eligible for inclusion for DC recovery, provided capital cost estimates, established benefit to existing deductions and appropriate allocation measures of net growth-related capital costs by development type. Appendix F includes the background study prepared by HDR in this regard. The projects that have been identified for inclusion in the roads capital needs listing prepared by HDR total $36.8 million over the forecast period. In addition, outstanding DC credit of approximately $2.0 million have been included reflecting works emplaced by developers on behalf of the Town, as well as $2.8 million in unfunded debenture relating to Main St. works constructed under the previous DC. Lastly, the existing reserve fund balance of $1.7 million has been deducted, producing a total gross capital cost for roads services of approximately $42.0 million. A benefit to the existing community of $9.1 million has been deducted from the gross capital cost estimate. In total $32 million in net growth-related capital costs have been included in the DC calculations. The net growth-related capital costs have been allocated between residential and non-residential based on the underlying trip-generation and population/employment assumptions of the HDR analysis over the build-out forecast period. As such, the residential cost share is 64% and the non-residential cost share is 36%. Town engineering services are operated out of the Operations Centre, Parks Depot and Steels Parks Shop. These facilities provide support to roads, water, wastewater and leisure services. In total, 50,100 square feet of facility space is provided by the Town for the maintenance of these services. In this regard, a historic average level of service of $242 per capita has been provided, resulting in DC-eligible cap room of approximately $4.2 million. The Town s capital forecast includes unfunded capital for both the public works and leisure services portions of the facility. The unfunded capital, including principle and interest, for the public works portion is approximately $2.0 million, while the leisure services facility portion is approximately $427,000. The gross capital cost estimate included in the calculation of the

46 5-12 charge is $2.6 million, which includes the current reserve fund deficit of $166,000. The net growth-related costs have been allocated 77% residential and 23% non-residential for the public works portion of the facility, and 96% residential and 4% non-residential for the leisure services portion of the facility, based on the underlying service allocations. The Town currently operates a fleet consisting of 59 vehicle and equipment items. Eight of these vehicles are provided on a service contract basis, whereby the Town pays a stand-by charge to have the vehicles available for use at the municipal facility and a subsequent charge for its hourly operation. As these vehicles are provided in lieu of vehicle purchases, they have been included herein. This inventory provides for historic level of service of $117 per capita. Over the forecast period ( ), the Town s 2013 Capital Budget Forecast provides for thirteen additional vehicles; as well three vehicles maintained under the contracted vehicle arrangement. Reflecting these service demands, $1.6 million in anticipated capital needs have been identified and included in the calculation of the charge. The net growth-related costs have been allocated between residential and non-residential development on the same basis as public works facility space identified above.

47 5-13

48 5-14

49 5-15 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Whitchurch-Stouffville Service: Public Works Facilities Less: Potential DC Recoverable Cost Prj.No 1 2 Increased Service Needs Attributable to Anticipated Development Operations Centre PW - Unfunded Capital (principle and interest - growth share) Operations Centre P&R - Unfunded Capital (principle and interest - growth share) Timing (year) Gross Capital Cost Estimate Post Period Benefit Net Capital Cost Benefit to Existing Development Grants, Subsidies and Other Contributions Attributable to New Development Residential Share Non-Residential Share 1,992,425-1,992,425-1,992,425 1,534, , , , , ,870 17,078 Reserve Fund Adjustment 166, , , ,038 38, Total Total 2,585,656-2,585, ,585,656 2,072, ,581 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]CAP Public Works Facilities

50 5-16 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Whitchurch-Stouffville Service: Public Works Rolling Stock Less: Potential DC Recoverable Cost Increased Service Needs Attributable to Grants, Subsidies Gross Capital Post Period Residential Non-Residential Prj.No Anticipated Development Benefit to and Other Timing (year) Net Capital Cost Cost Estimate Benefit Existing Contributions Total Share Share Development Attributable to New Development 77% 23% 1 Mobile Debris Vacuum Unit ,000-70,000-70,000 53,900 16,100 2 Brine Application System , , , ,500 34, Ton Dump and Vac Trailer , , , ,000 46,000 4 Road Sweeper , , , ,500 34,500 5 Tandem Axle Truck , , , ,800 55,200 6 Contracted Plow Unit , , , ,553 50,347 7 Contracted Plow Unit , , , ,553 50,347 8 Contracted Plow Unit , , , ,553 50,347 9 Cargo Van ,000-40,000-40,000 30,800 9, Half Ton Pick up Truck ,000-30,000-30,000 23,100 6, Half Ton Pick up Truck ,000-30,000-30,000 23,100 6, Cargo Van ,000-40,000-40,000 30,800 9, Half Ton Pick up Truck ,000-30,000-30,000 23,100 6,900 Total 1,636,700-1,636, ,636,700 1,260, ,441 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]CAP Roads & Related Vehicles

51 Fire Protection Services The Town currently has two fire stations, one located in Stouffville (Station 51) and the other located in Ballantrae (Station 52). The new Station 51 headquarters was completed and fully functional in November 2009, totalling approximately 16,600 square feet of space for fire prevention, training, suppression and administration. Station 52 includes 12,000 square feet of space, which includes apparatus bays and 1,200 square feet for support facilities. In total the two facilities supply approximately 28,600 square feet of building space, providing for a per capita average level of service of $299 per capita. Based on the 2012 Fire Master Plan Update, it is anticipated the Town will move towards a full time fire service which will require the retro-fit of the vacated headquarter space at Station 52. In total approximately $4.0 million in anticipated capital costs have been identified for fire facility needs, including unfunded capital for Station 51 and anticipated debt financing for Station 52. The fire department has a current inventory of vehicles and equipment totalling 15 items. These items include an aerial truck, pumper trucks, tanker trucks, rescue vehicles and training vehicles. The current value of these vehicles is $5.2 million and provides a historic average level of service of $158 per capita. The total DC eligible amount calculated for fire vehicles over the forecast period is approximately $2.7 million. The Fire Master Plan identifies three additional vehicles for inclusion in the DC. The gross capital costs of these vehicles total $1.2 million (including existing reserve fund deficit of $35,000) and is fully attributable to development. There are currently 84 equipped full and part-time firefighters within the Town with the appropriate fire gear. The total current value of the fire equipment and gear is $630,000 and the Town currently has a calculated average level of service of $17.50 per capita, providing for a DC-eligible amount over the forecast period of approximately $304,700. Based on 2012 Fire Master Plan Update, the Town anticipates the need for 8 additional fire fighters and one additional fire prevention officer. Incorporating an unfunded reserve balance of $92,745, a total of $159,000 in growth-related fire equipment needs have been included in the calculation of the DC. The allocation net growth-related costs for fire protection services between residential and nonresidential development is 63% residential and 37% non-residential based on forecast developable land area by development type.

52 5-18 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Whitchurch-Stouffville Service: Fire Facilities Prj.No Increased Service Needs Attributable to Anticipated Development Less: Potential DC Recoverable Cost Grants, Subsidies and Timing Gross Capital Post Period Benefit to Residential Net Capital Cost Other Contributions (year) Cost Estimate Benefit Existing Total Share Attributable to New Development Development % 37% Non-Residential Share 1 Station 52 Conversion , , , , ,798 2 Station 52 Financing Costs (growth share) ,798-86,798-86,798 54,836 31,963 3 Unfunded Capital (principal) ,534,296-2,534,296-2,534,296 1,601, ,230 4 Station 51 Financing Costs (growth share) , , , , , Total 3,973,537-3,973, ,973,537 2,510,320 1,463,216 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]CAP Fire Stations

53 5-19 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Whitchurch-Stouffville Service: Fire Vehicles Prj.No Increased Service Needs Attributable to Anticipated Development Less: Potential DC Recoverable Cost Grants, Subsidies and Timing Gross Capital Post Period Benefit to Residential Net Capital Cost Other Contributions (year) Cost Estimate Benefit Existing Total Share Attributable to New Development Development % 37% Non-Residential Share 1 GMC Silverado (5201) ,000-35,000-35,000 22,112 12,888 2 Fire Prevention Vehicle ,000-30,000-30,000 18,953 11, ft Quint/Platform ,125,000-1,125,000-1,125, , ,270 Reserve Fund Adjustment 2013 (35,057) (35,057) - (35,057) (22,147) (12,909) Total 1,154,943-1,154, ,154, , ,297 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]CAP Fire Vehicles

54 5-20 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Whitchurch-Stouffville Service: Firefighter Equipment Prj.No Increased Service Needs Attributable to Anticipated Development Less: Potential DC Recoverable Cost Gross Grants, Subsidies and Timing Post Period Net Capital Benefit to Residential Capital Cost Other Contributions (year) Benefit Cost Existing Total Share Estimate Attributable to New Development Development % 37% Non-Residential Share 1 Firefighters (8) 2015/17 60,000-60,000-60,000 37,906 22,094 2 Fire Prevention Officer (1) ,500-7,500-7,500 4,738 2,762 Unfunded Reserve Fund Balance ,475-92,475-92,475 58,422 34, Total 159, , , ,066 58,909 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]CAP Fire Equipment

55 5.4 Service Levels and Build-out Capital Costs for Municipal Service Area DC Calculation 5-21 The Town s current development charges by-law imposes development charges for water and wastewater services uniformly over the municipal service area. This DC Background Study maintains that policy, imposing the water services on the anticipated developments within Stouffville, Ballantrae/Musselman Lake and Gormley. The wastewater services are imposed for recovery within the Community of Stouffville. The anticipated development-related capital requirements for these services have been considered over the build-out forecast period ( ). BluePlan was retained by the Town to undertake a review of the water and wastewater services capital needs. The background study prepared by BluePlan is contained in Appendix G to this report Water Services The capital needs estimates identified herein include new watermains, fire protection systems for the Gormley development area, watermain upgrades and watermain oversizing. The capital needs identified in the BluePlan Study total $11.8 million. Additional costs included in the calculation of the charge are $1.2 million in outstanding DC credits for works emplaced by developers and $1.4 million in existing DC reserve fund deficit. Benefit to existing deductions of $2.3 million are providing reflecting benefits of existing main replacement. Also other contributions totalling $729,200 have been deducted from the gross costs of these projects. In total, $11.3 million in net growth-related capital costs have been included in the calculation of the charge. These costs have been allocated to residential (83%) and (17%) non-residential based on the design flow assumptions underlying the Town s Functional Servicing Study Wastewater Services The capital needs estimates identified herein includes pumping station works, new sanitary sewers, and abandonment of existing sewers. In total, the works identified by BluePlan represent $5.2 million of the anticipated $8.5 million in gross capital needs. The remaining costs included in the calculation of the charge are $28,500 in outstanding DC credits for works emplaced by developers and $1.8 million in existing DC reserve fund deficits. Anticipated contributions towards the new sewermain on Baker Hill Blvd. Totalling $1.1 million have been deducted from the gross capital cost estimates. As such, $7.5 million in total net growth-related capital costs have been included in the calculation of the charge. These costs have been allocated to residential (84%) and non-residential (16%) based on the underlying design flow assumptions underlying the Functional Servicing Study.

56 5-22

57 5-23

58 5-24 INFRASTRUCTURE COSTS COVERED IN THE DC CALCULATION Town of Whitchurch-Stouffville Service: Sanitary Sewers Prj.No Less: Potential DC Recoverable Cost Increased Service Needs Attributable to Anticipated Development Grants, Subsidies and Timing Gross Capital Post Period Benefit to Residential Non-Residential Net Capital Cost Other Contributions (year) Cost Estimate Benefit Existing Total Share Share Attributable to New Development Development % 16% 1 S01 - New Sanitary Pumping Station and Forcemain south of Sams Way ,523,942-1,523, ,523,942 1,280, , S02 - New 450 mm diameter sewermain on York/Durham Line (RR#30) from north limit of CamFella development to 50 m south of Main St S03 - New 450 mm diameter sewermain on York/Durham Line (RR#30) from 50 m south of Main St to 570 m south of Main St S04 - New 525 mm diameter sewermain on York/Durham Line (RR#30) from Hoover Park Dr north 88 m (Constructed) S05 - New 250 mm diameter sewermain on new road alignment includes Go Transit railway crossing from north side of railway to south side of railway , , , , , ,183,144-1,183, ,183, , , ,008,611-1,008, ,008, , , , , , ,651 34,410 6 S06 - New 375 mm diameter sewermain on Ninth Line from 240 north of Baker Hill Blvd to Baker Hill Blvd , , , ,892 62,456 7 S07 - New 450/525 mm sewermain on Baker Hill Blvd north east on future road alignment ,299,790-1,299,790-1,087, , ,393 33,980 8 S08 - New 200 mm diameter sewermain on future road south of Go Transit railway from future railroad crossing to existing Subtrunk 3 sewer on Greenwood Rd and Forsyth Farm Dr , , , ,791 41,484 9 S10 - Abandon existing sewers on Church St from Main St to Somerville St (Memorial Park) ,030-72, ,030 60,505 11, S11 - Abandon existing sewers from south limit of Beryl Ave to Ninth Line, 20 m south of Wingarden Ct , , ,900 86,436 16,464 Outstanding DC Credits 28,514 28,514 28,514 23,952 4,562 Reserve Fund Adjustment 1,800,487 1,800,487 1,800,487 1,512, , Total 8,546,116-8,546,116-1,087,418 7,458,698 6,265,306 1,193,392 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]CAP WW Sewers

59 6. DEVELOPMENT CHARGE CALCULATION

60 DEVELOPMENT CHARGE CALCULATION Tables 6-1 and 6-2 calculate the proposed development charges to be imposed for water and wastewater services on the municipally serviced areas only. Tables 6-3 and 6-4 calculate the proposed development charges for services constructed to facilitate Town-wide development over the buildout forecast period ( ). Table 6-5 calculates the proposed development charge to be imposed on anticipated development in the Town over the 10 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, bachelor and 1 bedroom apartments, and all other multiples). The non-residential development charge has been calculated on a per sq.ft. of gross floor area basis. The DC eligible costs for each service component are provided in Chapter 5 for all municipal services, based on their proposed capital programs. For the residential calculations, the total cost is divided by the gross (new resident) population to determine the per capita amount. The eligible DC cost calculations set out in Appendix B are based on the net anticipated population increase (the forecast new unit population less the anticipated decline in existing units). The cost per capita is then multiplied by the average occupancy of the new units (Appendix A; Schedules 4a, 4b, and 5) to calculate the charge. With respect to non-residential development, the total costs in the uniform charge allocated to non-residential development (based on need for service) have been divided by the anticipated development over the planning period to calculate a cost per sq.ft. of gross floor area. Table 6-6 summarizes calculated maximum development charges that could be imposed by Council by residential dwelling type and non-residential gross floor area. Table 6-7 compares the Town s existing charges to the charges proposed herein.

61 Wastewater Services TABLE 6-1 TOWN OF WHITCHURCH-STOUFFVILLE DEVELOPMENT CHARGE CALCULATION Wastewater Service Area $ DC Eligible Cost 2013 $ DC Eligible Cost SERVICE Residential Non-Residential SDU per ft² $ $ $ $ 1.1 Sanitary Sewers 6,265,306 1,193, ,265,306 1,193, TOTAL $6,265,306 $1,193,392 $ DC ELIGIBLE CAPITAL COST $6,265,306 $1,193,392 Build out Gross Population / GFA Growth (ft².) 21,562 3,749,709 Cost Per Capita / Non-Residential GFA (ft².) $0.32 By Residential Unit Type p.p.u Single and Semi-Detached Dwelling 3.16 $918 Apartments - 2 Bedrooms $613 Apartments - Bachelor and 1 Bedroom 1.50 $436 Other Multiples 2.49 $724 TABLE 6-2 TOWN OF WHITCHURCH-STOUFFVILLE DEVELOPMENT CHARGE CALCULATION Water Service Area $ DC Eligible Cost 2013 $ DC Eligible Cost SERVICE Residential Non-Residential SDU per ft² 2. Water Services 2.1 Water Distribution Systems 9,412,404 1,927,842 1, ,412,404 1,927,842 1, TOTAL $9,412,404 $1,927,842 $1, DC ELIGIBLE CAPITAL COST $9,412,404 $1,927,842 Build out Gross Population / GFA Growth (ft².) 21,872 4,519,567 Cost Per Capita / Non-Residential GFA (ft².) $ $0.43 By Residential Unit Type p.p.u Single and Semi-Detached Dwelling 3.16 $1,360 Apartments - 2 Bedrooms $908 Apartments - Bachelor and 1 Bedroom 1.50 $646 Other Multiples 2.49 $1,072

62 Roads Services TABLE 6-3 TOWN OF WHITCHURCH-STOUFFVILLE DEVELOPMENT CHARGE CALCULATION Municipal-wide Services $ DC Eligible Cost 2013 $ DC Eligible Cost SERVICE Residential Non-Residential SDU per ft² $ $ $ $ 3.1 Roads and Related 20,683,284 11,634,347 2, ,683,284 11,634,347 2, TOTAL $20,683,284 $11,634,347 $2,884 $2.00 DC ELIGIBLE CAPITAL COST $20,683,284 $11,634, Year Gross Population / GFA Growth (ft².) 22,663 5,811,100 Cost Per Capita / Non-Residential GFA (ft².) $ $2.00 By Residential Unit Type p.p.u Single and Semi-Detached Dwelling 3.16 $2,884 Apartments - 2 Bedrooms $1,926 Apartments - Bachelor and 1 Bedroom 1.50 $1,369 Other Multiples 2.49 $2, Public Works Services TABLE 6-4 TOWN OF WHITCHURCH-STOUFFVILLE DEVELOPMENT CHARGE CALCULATION Municipal-wide Services $ DC Eligible Cost 2013 $ DC Eligible Cost SERVICE Residential Non-Residential SDU per ft² $ $ $ $ 4.1 Public Works Facilities 2,072, , Public Works Rolling Stock 1,260, , ,332, , Fire Protection Services 5.1 Fire Facilities 2,510,320 1,463, Fire Vehicles 729, , Firefighter Equipment 101,066 58, ,341,033 1,947, TOTAL $6,673,367 $2,837,444 $931 $0.49 DC ELIGIBLE CAPITAL COST $6,673,367 $2,837, Year Gross Population / GFA Growth (ft².) 22,663 5,811,100 Cost Per Capita / Non-Residential GFA (ft².) $ $0.49 By Residential Unit Type p.p.u Single and Semi-Detached Dwelling 3.16 $930 Apartments - 2 Bedrooms $621 Apartments - Bachelor and 1 Bedroom 1.50 $442 Other Multiples 2.49 $733

63 6-4 TABLE 6-5 TOWN OF WHITCHURCH-STOUFFVILLE DEVELOPMENT CHARGE CALCULATION Municipal-wide Services $ DC Eligible Cost 2013 $ DC Eligible Cost SERVICE Residential Non-Residential SDU per ft² $ $ $ $ 6. Leisure Services 6.1 Parkland Development and Trails 8,660, , Leisure Services Vehicles and Equipment 139,968 5, Leisure Services Facilities 23,477,971 1,235,683 4, ,278,665 1,241,515 5, Library Services 7.1 Library Facilities 2,397, , Library Collection Materials 871,763 45, ,268, , Administration 8.1 Studies 899, , TOTAL $36,446,890 $1,688,502 $6,549 $0.41 DC ELIGIBLE CAPITAL COST $36,446,890 $1,688, Year Gross Population / GFA Growth (ft².) 17,590 4,164,100 Cost Per Capita / Non-Residential GFA (ft².) $2, $0.41 By Residential Unit Type p.p.u Single and Semi-Detached Dwelling 3.16 $6,548 Apartments - 2 Bedrooms $4,372 Apartments - Bachelor and 1 Bedroom 1.50 $3,108 Other Multiples 2.49 $5,159 TABLE 6-6 TOWN OF WHITCHURCH-STOUFFVILLE SCHEDULE OF DEVELOPMENT CHARGES RESIDENTIAL NON-RESIDENTIAL Service Single and Semi- Detached Dwelling Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom Other Multiples (per ft² of Gross Floor Area) Municipal Wide Services: Roads Services 2,884 1,926 1,369 2, Public Works Services Fire Protection Services Leisure Services 5,799 3,872 2,753 4, Library Services Administration Total Municipal Wide Services 10,364 6,920 4,920 8, Urban Services Wastewater Services Water Services 1, , Total Urban Services 2,278 1,521 1,082 1, GRAND TOTAL RURAL AREA 10,364 6,920 4,920 8, GRAND TOTAL URBAN AREA 12,642 8,441 6,002 9,

64 6-5 Municipal Wide Services: TABLE 6-7 TOWN OF WHITCHURCH-STOUFFVILLE Residential ($/SDU) Service Current Calculated Difference $ Difference % Roads Services 3,427 2,884 (543) -16% Public Works Services (82) -15% Fire Protection Services (115) -20% Leisure Services 5,431 5, % Library Services (85) -13% Administration (83) -34% Total Municipal Wide Services 10,903 10,364 (539) -5% Area Specific Services: COMPARISON OF DEVELOPMENT CHARGES Wastewater Services % Water Services 904 1, % Total Area Specific Services 1,428 2, % Grand Total - Rural Area 10,903 10,364 (539) -5% Grand Total - Water Service Area 11,808 11,724 (84) -1% Grand Total - Full Urban Service Area 12,331 12, % Municipal Wide Services: Industrial ($/sq.ft.) Service Current Calculated Difference $ Difference % Roads Services % Public Works Services (0.11) -40% Fire Protection Services (0.04) -12% Leisure Services % Library Services % Administration % Total Municipal Wide Services % Area Specific Services: Wastewater Services % Water Services (0.03) -6% Total Area Specific Services % Grand Total - Rural Area % Grand Total - Water Service Area % Grand Total - Full Urban Service Area % Municipal Wide Services: Commercial/Institutional ($/sq.ft.) Service Current Calculated Difference % Difference % Roads Services (5.56) -74% Public Works Services (0.28) -63% Fire Protection Services % Leisure Services (0.16) -35% Library Services (0.01) -25% Administration (0.10) -59% Total Municipal Wide Services (6.03) -68% Area Specific Services: Wastewater Services % Water Services % Total Area Specific Services % Grand Total - Rural Area (6.03) -68% Grand Total - Water Service Area (5.90) -64% Grand Total - Full Urban Service Area (5.75) -61%

65 Cost Allocation under O.Reg. 82/98 The following additional information is provided with respect to the development-related capital expenditure program for the new municipal services to meet the requirements of the legislation: TABLE 6-8 ALLOCATION AND ESTIMATED TIMING OF CAPITAL COST TO PROVIDE MUNICIPAL SERVICES ($) that has been incurred or will be incurred during the term of the proposed DC by-law that will be incurred during the balance of the 12-year planning period Total Developmentrelated Capital Cost program a) That would benefit new Development (including post period benefit) b) That would benefit existing development c) Total Development Related Capital Cost Program $43.8 million $72.9 million $116.6 million $5.4 million $8.5 million $13.9 million $49.2 million $81.3 million $130.6 million

66 7. DEVELOPMENT CHARGE POLICY RECOMMENDATIONS AND DEVELOPMENT CHARGE BY-LAW RULES

67 7. DEVELOPMENT CHARGE POLICY RECOMMENDATIONS AND DEVELOPMENT CHARGE BY-LAW RULES Introduction s.s.5(1)9 states that rules must be developed:... to determine if a development charge is payable in any particular case and to determine the amount of the charge, subject to the limitations set out in subsection 6. Paragraph 10 of the section goes on to state that the rules may provide for exemptions, phasing in and/or indexing of development charges. s.s.5(6) establishes the following restrictions on the rules: the total of all development charges that would be imposed on anticipated development must not exceed the capital costs determined under 5(1) 2-8 for all services involved; if the rules expressly identify a type of development, they must not provide for it to pay development charges that exceed the capital costs that arise from the increase in the need for service for that type of development. However, this requirement does not relate to any particular development; if the rules provide for a type of development to have a lower development charge than is allowed, the rules for determining development charges may not provide for any resulting shortfall to be made up via other development. With respect to the rules, Section 6 states that a DC by-law must expressly address the matters referred to above re s.s.5(1) para. 9 and 10, as well as how the rules apply to the redevelopment of land. The rules provided are based on the Town s existing policies however, there are items under consideration at this time and these may be refined prior to adoption of the by-law. 7.2 Development Charge By-law Structure It is recommended that: the Town uses a uniform municipal-wide development charge calculation for all municipal services, except for water and wastewater services which will be recovered from the municipally serviced area only;

68 the municipally serviced area for water services include Stouffville, Ballantrae/Musselman Lake and Gormley anticipated development only; the municipally serviced area for wastewater include Stouffville anticipated development only; and one municipal development charge by-law be used for all services Development Charge By-law Rules The following subsections set out the recommended rules governing the calculation, payment and collection of development charges in accordance with Section 6 of the Development Charges Act, It is recommended that the following sections provide the basis for the development charges: Payment in any Particular Case In accordance with the Development Charges Act, 1997, s.2(2), a development charge be calculated, payable and collected where the development requires one or more of the following: a) the passing of a zoning by-law or of an amendment to a zoning by-law under section 34 of the Planning Act; b) the approval of a minor variance under Section 45 of the Planning Act; c) a conveyance of land to which a by-law passed under section 50(7) of the Planning Act applies; d) the approval of a plan of subdivision under Section 51 of the Planning Act; e) a consent under Section 53 of the Planning Act; f) the approval of a description under section 50 of the Condominium Act; or g) the issuing of a building permit under the Building Code Act in relation to a building or structure Determination of the Amount of the Charge The following conventions be adopted: 1) Costs allocated to residential uses will be assigned to different types of residential units based on the average occupancy for each housing type constructed during the previous decade. Costs allocated to non-residential uses will be assigned to industrial and commercial/institutional uses based on the gross floor area constructed.

69 2) Costs allocated to residential and non-residential uses are based upon a number of conventions, as may be suited to each municipal circumstance, e.g. 7-3 for administration, the costs have been based on an employment vs. population growth ratio for the 10-year forecast period; for library, a 5% non-residential attribution has been made based on facility booking data to recognize use by the non-residential sector; for leisure services, recreation facility costs a 5% non-residential attribution has been made to recognize use by the non-residential sector based on facility booking data. For parkland development costs no growth related costs have been allocated based on predominant use by the residential sector; for roads services costs have been allocated based on weighed trip generation and population/employment characteristics and anticipated growth over the buildout forecast period; for water and wastewater services costs have been allocated based on design flow modeling assumptions and anticipated growth over the buildout forecast period; for public works services, a residential/non-residential attribution has been made based on a the allocation of underlying public works (roads, water and wastewater) and leisure services; for fire services, the residential/non-residential allocation has been made based on the forecast developable land coverage within the Town; Application to Redevelopment of Land (Demolition and Conversion) If a development involves the demolition of and replacement of a building or structure on the same site, or the conversion from one principal use to another, the developer shall be allowed a credit equivalent to: 1) the number of dwelling units demolished/converted multiplied by the applicable residential development charge in place at the time the development charge is payable; and/or 2) the gross floor area of the building demolished/converted multiplied by the current nonresidential development charge in place at the time the development charge is payable. The demolition credit is allowed only if the land was improved by occupied structures, and if the demolition permit related to the site was issued, less than 60 months prior to the issuance of a building permit. The credit can, in no case, exceed the amount of development charges that would otherwise be payable.

70 Exemptions (full or partial) a) Statutory exemptions industrial building additions of up to and including 50% of the existing gross floor area (defined in O.Reg. 82/98, s.1) of the building; for industrial building additions which exceed 50% of the existing gross floor area, only the portion of the addition in excess of 50% is subject to development charges (s.4(3)); buildings or structures owned by and used for the purposes of any municipality, local board or Board of Education (s.3); residential development that results in only the enlargement of an existing dwelling unit, or that results only in the creation of up to two additional dwelling units (based on prescribed limits set out in s.2 of O.Reg. 82/98). b) Non-statutory exemptions The development of non-residential farm buildings constructed for an agricultural use Phasing in No provisions for phasing in the development charge are provided in the proposed development charge by-law Timing of Collection The development charges for all services are payable upon issuance of a building permit for each dwelling unit, building or structure, subject to early or late payment agreements entered into by the Town and an owner under s.27 of the DCA, Indexing All development charges will be subject to mandatory indexing annually on January 1 st of each year commencing from the date of by-law passage, in accordance with the Statistics Canada Quarterly, Construction Price Statistics for the most recent year over year period.

71 Other Development Charge By-law Provisions It is recommended that: Categories of Services for Reserve Fund and Credit Purposes The Town s development charge collections are recommended to be maintained in eight separate reserve funds for the following services: Roads; Public Works; Fire Protection; Leisure Services; Libraries; Administration; Water and Wastewater By-law In-force Date The proposed by-law under DCA, 1997 will come into force on January 1, Minimum Interest Rate Paid on Refunds and Charged for Inter-Reserve Fund Borrowing The minimum interest rate is the Bank of Canada rate on the day on which the by-law comes into force (as per s.11 of O.Reg. 82/98) 7.5 Other Recommendations It is recommended that Council: Approve the capital project listing set out in Chapter 5 of the Development Charges Background Study dated November 4, 2013, subject to further annual review during the capital budget process ; Approve the Development Charges Background Study dated November 4, 2013; Determine that no further public meeting is required ; and Approve the Development Charge By-law as set out in Appendix E.

72 8. BY-LAW IMPLEMENTATION

73 BY-LAW IMPLEMENTATION 8.1 Public Consultation Process Introduction This chapter addresses the mandatory, formal public consultation process (Section 8.1.2), as well as the optional, informal consultation process (Section 8.1.3). The latter is designed to seek the co-operation and involvement of those involved, in order to produce the most suitable policy. Section addresses the anticipated impact of the development charge on development, from a generic viewpoint Public Meeting of Council Section 12 of the DCA, 1997 indicates that before passing a development charge by-law, Council must hold at least one public meeting, giving at least 20 clear days notice thereof, in accordance with the Regulation. Council must also ensure that the proposed by-law and background report are made available to the public at least two weeks prior to the (first) meeting. Any person who attends such a meeting may make representations related to the proposed bylaw. If a proposed by-law is changed following such a meeting, the Council must determine whether a further meeting (under this section) is necessary (i.e. if the by-law which is proposed for adoption has been changed in any respect, the 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 OMB) Other Consultation Activity There are three broad groupings of the public who are generally the most concerned with municipal development charge policy: 1. The residential development community, consisting of land developers and builders, who are typically responsible for generating the majority of the development charge revenues. Others, such as realtors, are directly impacted by development charge policy. They are therefore potentially interested in all aspects of the charge, particularly the quantum by unit type, projects to be funded by the DC and the timing thereof, and

74 municipal policy with respect to development agreements, DC credits and front-ending requirements The second public grouping embraces the public at large and includes taxpayer coalition groups and others interested in public policy (e.g. in encouraging a higher nonautomobile modal split). 3. The third grouping is the industrial/commercial/institutional development sector, consisting of land developers and major owners or organizations with significant construction plans, such as hotels, entertainment complexes, shopping centres, offices, industrial buildings and institutions. Also involved are organizations such as Industry Associations, the Chamber of Commerce, the Board of Trade and the Economic Development Agencies, who are all potentially interested in municipal development charge policy. Their primary concern is frequently with the quantum of the charge, gross floor area exclusions such as basement, mechanical or indoor parking areas, or exemptions and phase-in or capping provisions in order to moderate the impact. 8.2 Anticipated Impact of the Charge on Development The establishment of sound development charge policy often requires the achievement of an acceptable balance between two competing realities. The first is that high non-residential development charges can, to some degree, represent a barrier to increased economic activity and sustained industrial/commercial growth, particularly for capital intensive uses. Also, in many cases, increased residential development charges can ultimately be expected to be recovered via higher housing prices and can impact project feasibility in some cases (e.g. rental apartments). On the other hand, development charges or other 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. 8.3 Implementation Requirements Introduction Once the Town has calculated the charge, prepared the complete Background Study, carried out the public process and passed a new by-law, the emphasis shifts to implementation matters. These include notices, potential appeals and complaints, credits, front-ending agreements, subdivision agreement conditions and finally the collection of revenues and funding of projects.

75 8-3 The following sections overview requirements in each case Notice of Passage In accordance with s.13 of the DCA, when a DC by-law is passed, the municipal 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 not later than 20 days after the day the by-law is passed (i.e. as of the day of newspaper publication or the mailing of the notice). Section 10 of O.Reg. 82/98 further defines the notice requirements which are summarized as follows: Notice may be given by publication in a newspaper which is (in the Clerk s opinion) of sufficient circulation to give the public reasonable notice, or by personal service, fax or mail to every owner of land in the area to which the by-law relates; s.s.10 (4) lists the persons/organizations who must be given notice; and s.s.10 (5) lists the eight items which the notice must cover By-law Pamphlet In addition to the notice information, the municipality must prepare a pamphlet explaining each development charge by-law in force, setting out: a description of the general purpose of the development charges; the rules for determining if a charge is payable in a particular case and for determining the amount of the charge; the services to which the development charges relate; and a general description of the general purpose of the Treasurer s statement and where it may be received by the public. Where a by-law is not appealed to the OMB, the pamphlet must be readied within 60 days after the by-law comes into force. Later dates apply to appealed by-laws. The Town must give one copy of the most recent pamphlet without charge, to any person who requests one Appeals Sections of the DCA, 1997 set out requirements relative to making and processing of a DC by-law appeal and OMB Hearing in response to an appeal. Any person or organization may

76 appeal a DC by-law to the OMB by filing with the municipal clerk a notice of appeal, 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. 8-4 The Town is carrying out a public consultation process, in order to address the issues which come forward as part of that process, thereby avoiding or reducing the need for an appeal to be made Complaints A person required to pay a development charge, or his agent may complain to Municipal Council imposing the charge that: the amount of the charge was incorrectly determined; the credit to be used against the development charge was incorrectly determined; or there was an error in the application of the development charge. Sections of the DCA, 1997 set out the requirements that exist, including the fact that a complaint may not be made later than 90 days after a DC (or any part of it) is payable. A complainant may appeal the decision of Municipal Council to the OMB Credits Sections of the DCA, 1997 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 DC by-law. These credits would be used to reduce the amount of development charges 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 development charge is payable Front-Ending Agreements The Town and one or more landowners may enter into a front-ending agreement which provides for the costs of a project which will benefit an area in the municipality to which the DC 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.

77 Part III of the DCA, 1997 (Sections 44-58) addresses front-ending agreements and removes some of the obstacles to their use which were contained in the DCA, Accordingly, the Town assesses whether this mechanism is appropriate for its use, as part of funding projects prior to Municipal funds being available Severance and Subdivision Agreement Conditions Section 59 of the DCA, 1997 prevents a municipality from imposing directly or indirectly, a charge related to development or a requirement to construct a service related to development, by way of a condition or agreement under s.51 or s.53 of the Planning Act, except for: local services, related to a plan of subdivision or within the area to which the plan relates, to be installed or paid for by the owner as a condition of approval under section 51 of the Planning Act; local services to be installed or paid for by the owner as a condition of approval under Section 53 of the Planning Act. It is also noted that s.s.59 (4) of the DCA, 1997 requires that the municipal approval authority for a draft plan of subdivision under s.s.51 (31) of the Planning Act, use its power to impose conditions to ensure that the first purchaser of newly subdivided land is informed of all the development charges related to the development, at the time the land is transferred. In this regard, if the municipality in question is a commenting agency, in order to comply with subsection 59(4) of the Development Charges Act, 1997 it would need to provide to the approval authority, information regarding the applicable municipal development charges related to the site. If the municipality is an approval authority for the purposes of section 51 of the Planning Act, it would be responsible to ensure that it collects information from all entities which can impose a development charge. 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.

78 APPENDIX A BACKGROUND INFORMATION ON RESIDENTIAL AND NON-RESIDENTIAL GROWTH FORECAST

79 A-1 Year Population (Excluding Census Undercount) SCHEDULE 1 TOWN OF WHITCHURCH-STOUFFVILLE RESIDENTIAL GROWTH FORECAST SUMMARY Population (Including Census Undercount)¹ Singles & Semi- Detached Housing Units Multiple Dwellings 2 Apartments3 Other Total Households Person Per Unit (PPU) Mid ,835 20,630 5, , Mid ,008 22,890 6, , Mid ,792 26,820 7, , Mid ,635 39,140 10,940 1, , Mid ,843 42,480 11,948 1, , Mid ,037 52,040 14,197 2,529 1, , Mid ,943 57,140 15,381 3,269 2, , Mid ,428 59,720 16,004 3,635 2, , Mid ,251 60,580 16,249 3,788 2, , Mid Mid ,478 1,540 5, ,610 Mid Mid ,173 2, Mid Mid ,784 3,930 1, ,552 Mid Mid ,843 12,320 3, ,008 Mid Mid ,209 3,340 1, ,294 Mid Mid ,099 14,660 3,433 1,736 1, ,525 Mid Mid ,408 18,100 4,301 2,255 1, ,495 Source:., May, Derived from Town of Whitchurch-Stouffville May 2013 Growth Management Strategy (GMS). 1. Census Undercount estimated at approximately 4%. Note: Population Including the Undercount has been rounded. 2. Includes townhomes and apartments in duplexes. 3. Includes bachelor, 1 bedroom and 2 bedroom+ apartments. 1,200 FIGURE A HOUSING FORECAST¹ 1,037 1,061 1, Housing Units Years Historical Low Density Medium Density High Density Historical Average Source: Historical housing activity ( ) based on Statistics Canada building permits, Catalogue XIB 1. Growth Forecast represents start year.. 10/9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

80 A-2 SCHEDULE 2a TOWN OF WHITCHURCH-STOUFFVILLE ESTIMATE OF THE ANTICIPATED AMOUNT, TYPE AND LOCATION OF RESIDENTIAL DEVELOPMENT FOR WHICH DEVELOPMENT CHARGES CAN BE IMPOSED DEVELOPMENT TIMING SINGLES & SEMI- MULTIPLES 1 APARTMENTS 2 TOTAL DETACHED LOCATION RESIDENTIAL UNITS GROSS POPULATION EXISTING UNIT NET IN NEW UNITS POPULATION CHANGE POPULATION INCREASE Stouffville Built Up Area ,078 2,247 (1,126) 1, ,063 1,915 4,057 (1,695) 2,362 Phase 1³ (1,011) (986) (1,522) (1,255) Phase , ,036 8,587 (232) 8, , ,036 8,587 (349) 8,238 Phase , ,139 5,903-5, , ,056 8,651-8,651 Ballantrae (491) (285) (739) (429) Vandorf (122) (18) (184) (51) Gormley (7) (7) (11) (11) Bloomington - Rural (502) (756) (98) Unallocated Town of Whitchurch- Stouffville Source:., May, ,433 1,736 1,355 6,525 17,591 (3,491) 14, ,300 2,255 1,939 8,494 22,663 (5,255) 17, (7 476) Residential distribution based on a combination of historical permit activity, available housing supply and discussions with Whitchurch-Stouffville staff regarding future development prospects. 1. Includes townhomes and apartments in duplexes. 2. Includes bachelor, 1 bedroom and 2 bedroom+ apartments. 3. Phase 1 residential unit growth reflects the development of secondary suites and residential intensification within Regional Retail Areas. 10/9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

81 A-3 SCHEDULE 3 TOWN OF WHITCHURCH-STOUFFVILLE FIVE YEAR GROWTH FORECAST MID 2013 TO MID 2018 POPULATION Mid 2013 Population 40,843 Occupants of Units (2) 4,030 New Housing Units, multiplied by persons per unit (3) 2.73 Mid 2013 to Mid 2018 gross population increase 10,988 10,988 Decline in Housing Units (4) 14,334 Unit Occupancy, multiplied by ppu decline rate (5) Mid 2013 to Mid 2018 total decline in population -1,795-1,795 Population Estimate to Mid ,037 Net Population Increase, Mid 2013 to Mid ,194 (1) Mid 2013 Population based on: 2011 Population (37,635) + Mid 2011 to Mid 2013 estimated housing units to beginning of forecast period (1,294 x 2.95 = 3,823) + (13,040 x = -615) = 40,843 (2) Based upon forecast building permits/completions assuming a lag between construction and occupancy. (3) Average number of persons per unit (ppu) is assumed to be: Persons % Distribution Weighted Persons Structural Type Per Unit¹ of Estimated Units² Per Unit Average Singles & Semi Detached % 1.76 Multiples (6) % 0.62 Apartments (7) % 0.35 one bedroom or less 1.50 two bedrooms or more 2.11 Total 100% 2.73 ¹ Persons per unit based on adjusted Statistics Canada Custom 2006 Census database. ² Forecast unit mix based upon historical trends and housing units in the development process. (4) Mid 2013 households based upon 13,040 (2011 Census) + 1,294 (Mid 2011 to Mid 2013 unit estimate) = 14,334 (5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions. (6) Includes townhomes and apartments in duplexes. (7) Includes bachelor, 1 bedroom and 2 bedroom+ apartments.. 10/9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

82 A-4 SCHEDULE 4 TOWN OF WHITCHURCH-STOUFFVILLE TEN YEAR GROWTH FORECAST MID 2013 TO MID 2023 POPULATION Mid 2013 Population 40,843 Occupants of Units (2) 6,525 New Housing Units, multiplied by persons per unit (3) 2.70 Mid 2013 to Mid 2023 gross population increase 17,590 17,590 Decline in Housing Units (4) 14,334 Unit Occupancy, multiplied by ppu decline rate (5) Mid 2013 to Mid 2023 total decline in population -3,491-3,491 Population Estimate to Mid ,943 Net Population Increase, Mid 2013 to Mid ,100 (1) Mid 2013 Population based on: 2011 Population (37,635) + Mid 2011 to Mid 2013 estimated housing units to beginning of forecast period (1,294 x 2.95 = 3,823) + (13,040 x = -615) = 40,843 (2) Based upon forecast building permits/completions assuming a lag between construction and occupancy. (3) Average number of persons per unit (ppu) is assumed to be: Persons % Distribution Weighted Persons Structural Type Per Unit¹ of Estimated Units² Per Unit Average Singles & Semi Detached % 1.66 Multiples (6) % 0.66 Apartments (7) % 0.37 one bedroom or less 1.50 two bedrooms or more 2.11 Total 100% 2.70 ¹ Persons per unit based on adjusted Statistics Canada Custom 2006 Census database. ² Forecast unit mix based upon historical trends and housing units in the development process. (4) Mid 2013 households based upon 13,040 (2011 Census) + 1,294 (Mid 2011 to Mid 2013 unit estimate) = 14,334 (5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions. (6) Includes townhomes and apartments in duplexes. (7) Includes bachelor, 1 bedroom and 2 bedroom+ apartments.. 10/9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

83 A-5 SCHEDULE 5 TOWN OF WHITCHURCH-STOUFFVILLE TWENTY YEAR GROWTH FORECAST MID 2013 TO MID 2031 POPULATION Mid 2013 Population 40,843 Occupants of Units (2) 8,495 New Housing Units, multiplied by persons per unit (3) 2.67 Mid 2013 to Mid 2031 gross population increase 22,663 22,663 Decline in Housing Units (4) 14,334 Unit Occupancy, multiplied by ppu decline rate (5) Mid 2013 to Mid 2031 total decline in population -5,255-5,255 Population Estimate to Mid ,251 Net Population Increase, Mid 2013 to Mid ,408 (1) Mid 2013 Population based on: 2011 Population (37,635) + Mid 2011 to Mid 2013 estimated housing units to beginning of forecast period (1,294 x 2.95 = 3,823) + ( x ) (2) Based upon forecast building permits/completions assuming a lag between construction and occupancy. (3) Average number of persons per unit (ppu) is assumed to be: Persons % Distribution Weighted Persons Structural Type Per Unit¹ of Estimated Units² Per Unit Average Singles & Semi Detached % 1.60 Multiples (6) % 0.66 Apartments (7) % 0.41 one bedroom or less 1.50 two bedrooms or more 2.11 Total 100% 2.67 ¹ Persons per unit based on adjusted Statistics Canada Custom 2006 Census database. ² Forecast unit mix based upon historical trends and housing units in the development process. (4) Mid 2013 households based upon 13,040 (2011 Census) + 1,294 (Mid 2011 to Mid 2013 unit estimate) = 14,334 (5) Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions. (6) Includes townhomes and apartments in duplexes. (7) Includes bachelor, 1 bedroom and 2 bedroom+ apartments.. 10/9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

84 A-6 SCHEDULE 6a STOUFFVILLE - BUILT UP AREA SUMMARY OF POTENTIAL HOUSING SUPPLY BY STATUS/TYPE OF DEVELOPMENT Density Type Status/Type of Development Singles & Semi- Detached Multiples 1 Apartments 2 Total Registered Not Built and Draft Plans Approved % Breakdown 0.0% 0.0% 0.0% 0.0% Application Under Review % Breakdown 0.0% 63.9% 36.1% 100.0% Intensification ,488 % Breakdown 4.5% 34.4% 61.1% 100.0% Total ,063 1,915 % Breakdown 3.5% 41.0% 55.5% 100.0% Source: Town of Whitchurch Stouffville, Includes townhomes and apartments in duplexes. 2. Includes bachelor, 1 bedroom and 2 bedroom+ apartments.. 10/9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

85 A-7 SCHEDULE 6b STOUFFVILLE - PHASE 2 SUMMARY OF POTENTIAL HOUSING SUPPLY BY STATUS/TYPE OF DEVELOPMENT Density Type Status of Development Singles & Semi- Detached Multiples 1 Apartments 2 Total Registered Not Built and Draft Plans Approved % Breakdown 87.4% 12.6% 0.0% 100.0% Application Under Review ,290 % Breakdown 59.8% 17.5% 22.6% 100.0% Vacant lands designated for Residential ,324 % Breakdown 61.9% 29.5% 8.7% 100.0% Total 1, ,036 % Breakdown 64.6% 22.0% 13.4% 100.0% Source: Town of Whitchurch Stouffville, Includes townhomes and apartments in duplexes. 2. Includes bachelor, 1 bedroom and 2 bedroom+ apartments.. 10/9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

86 A-8 SCHEDULE 6c STOUFFVILLE - PHASE 3 SUMMARY OF POTENTIAL HOUSING SUPPLY BY STATUS/TYPE OF DEVELOPMENT Density Type Status of Development Singles & Semi- Detached Multiples 1 Apartments 2 Total Registered Not Built and Draft Plans Approved % Breakdown 0.0% 0.0% 0.0% 0.0% Application Under Review % Breakdown 0.0% 0.0% 0.0% 0.0% Vacant lands designated for Residential 1, ,056 % Breakdown 63.0% 25.4% 11.6% 100.0% Total 1, ,056 % Breakdown 63.0% 25.4% 11.6% 100.0% Source: Town of Whitchurch Stouffville, Includes townhomes and apartments in duplexes. 2. Includes bachelor, 1 bedroom and 2 bedroom+ apartments.. 10/9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

87 A-9 SCHEDULE 6d BALLANTRAE SUMMARY OF POTENTIAL HOUSING SUPPLY BY STATUS/TYPE OF DEVELOPMENT Density Type Status of Development Singles & Semi- Detached Multiples 1 Apartments 2 Total Registered Not Built and Draft Plans Approved % Breakdown 100.0% 0.0% 0.0% 100.0% Application Under Review % Breakdown 100.0% 0.0% 0.0% 100.0% Vacant lands designated for Residential % Breakdown 100.0% 0.0% 0.0% 100.0% Total % Breakdown 100.0% 0.0% 0.0% 100.0% 1. Includes townhomes and apartments in duplexes. 2. Includes bachelor, 1 bedroom and 2 bedroom+ apartments.. 10/9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

88 A-10 SCHEDULE 7a SCHEDULE 7b TOWN OF WHITCHURCH-STOUFFVILLE HISTORICAL RESIDENTIAL BUILDING PERMITS YEARS TOWN OF WHITCHURCH-STOUFFVILLE HISTORICAL RESIDENTIAL COMPLETIONS YEARS RESIDENTIAL BUILDING PERMITS RESIDENTIAL BUILDING COMPLETIONS Singles & Semi Detached Year Total Year Multiples 1 Apartments 2 Total Multiples 1 Apartments 2 Singles & Semi Detached , Sub-total 2, ,447 Sub-total Average ( ) Average ( ) % Breakdown 85.6% 14.4% 0.0% 100.0% % Breakdown 95.8% 4.2% 0.0% 100.0% , , , , Sub-total 3,446 1, ,671 Sub-total 3, ,541 Average ( ) Average ( ) % Breakdown 73.8% 23.9% 2.3% 100.0% % Breakdown 86.5% 13.5% 0.0% 100.0% Total 5,540 1, ,118 Total 4, ,157 Average Average % Breakdown 77.8% 20.7% 1.5% 100.0% % Breakdown 87.6% 12.4% 0.0% 100.0% Sources: Sources: Building Permits - Statistics Canada Publication, XIB Completions - CMHC 1. Includes townhomes and apartments in duplexes. 1. Includes townhomes and apartments in duplexes. 2. Includes bachelor, 1 bedroom and 2 bedroom+ apartments. 2. Includes bachelor, 1 bedroom and 2 bedroom+ apartments.. 10/9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

89 A-11 SCHEDULE 8a TOWN OF WHITCHURCH-STOUFFVILLE PERSONS PER UNIT BY AGE AND TYPE OF DWELLING (2006 CENSUS) Age of SINGLES AND SEMI-DETACHED Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total Adjusted PPU¹ 20 Year Average Total Age of MULTIPLES 2 Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total Adjusted PPU¹ 20 Year Average Total Age of APARTMENTS 3 Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total Adjusted PPU¹ 20 Year Average Total Age of ALL DENSITY TYPES Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total Total The Census PPU has been adjusted to account for the downward PPU trend which has been recently experienced in both new and older units, largely due to the aging of the population 2. Includes townhomes and apartments in duplexes. 3. Includes bachelor, 1 bedroom and 2 bedroom+ apartments. Note: Does not include Statistics Canada data classified as 'Other' PPU Not calculated for samples less than or equal to 50 dwelling units, and does not include institutional population. 10/9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

90 A-12 SCHEDULE 8b YORK REGION PERSONS PER UNIT BY AGE AND TYPE OF DWELLING (2006 CENSUS) Age of SINGLES AND SEMI-DETACHED Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total Adjusted PPU¹ 20 Year Average Total Age of MULTIPLES 2 Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total Adjusted PPU¹ 20 Year Average Total Age of APARTMENTS 3 Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total Adjusted PPU¹ 20 Year Average Total Age of ALL DENSITY TYPES Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total Total The Census PPU has been adjusted to account for the downward PPU trend which has been recently experienced in both new and older units, largely due t 2. th Includes i townhomes f th l and ti apartments in duplexes. 3. Includes bachelor, 1 bedroom and 2 bedroom+ apartments. Note: Does not include Statistics Canada data classified as 'Other' - Value of Note: Does not include institutional population. 10/9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

91 A-13 SCHEDULE 9 TOWN OF WHITCHURCH-STOUFFVILLE PERSONS PER UNIT BY STRUCTURAL TYPE AND AGE OF DWELLING (2006 CENSUS) Persons Per Dwelling Age of Dwelling Singles and Semi-Detached Multiples Apartments Multiple and Apartment PPUs are based on York Region.. 10/9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

92 A-14 SCHEDULE 10a TOWN OF WHITCHURCH-STOUFFVILLE EMPLOYMENT FORECAST, 2013 TO 2031 Commercial/ Population Related Activity Rate Period Population Work at Work at Primary Industrial Office Retail Institutional Total Primary Industrial Office Retail Home Home No Fixed Place of Work¹ No Fixed Institutional Total Place of Total Work¹ , ,225 2,440 2, , ,465 1,217 8,682 6, , ,465 3,180 3, ,600 1,185 9,390 1,534 10,924 7,925 Mid , ,720 3,946 4, ,264 1,536 11,733 1,917 13,649 10,013 Mid , ,916 4,248 4, ,424 1,675 12,571 2,084 14,655 10,655 Mid , ,857 6,620 5,705 1,190 4,515 2,230 17,823 2,912 20,735 14,966 Mid , ,262 7,705 5,975 1,247 4,728 2,375 19,728 3,223 22,951 16,466 Incremental Change , , ,242 1, Mid , ,068 1, , ,731 2,730 Mid Mid , ,372 1, , , ,080 4,311 Mid Mid , ,346 3,457 1, , ,157 1,139 8,296 5,811 Annual Average Mid , Mid Mid , Mid Mid Commercial/ Population Related Employment Employment Total Exluding Work at Home & NFPOW Source:., May, Derived from Town of Whitchurch-Stouffville May 2013 Growth Management Strategy (GMS). 1. Statistics Canada defines no fixed place of work (NFPOW) employees as "persons who do not go from home to the same work place location at the beginning of each shift." Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc.. 10/9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

93 A-15 SCHEDULE 10b TOWN OF WHITCHURCH-STOUFFVILLE EMPLOYMENT GROSS FLOOR AREA (GFA) FORECAST (EXCLUDING EMPLOYEES WITH NO FIXED PLACE OF WORK), 2013 TO 2031 Employment Gross Floor Area in Square Feet (Estimated)¹ Period Primary Industrial Commercial/ Population Related Institutional Total Exluding Work at Home & NFPOW Industrial Commercial/ Population Related Institutional Total ,440 2, , ,180 3,280 1,185 7,925 Mid ,946 4,119 1,536 10,013 Mid ,248 4,321 1,675 10,655 5,522,400 2,160,500 1,172,500 8,855,400 Mid ,620 5,705 2,230 14,966 8,606,000 2,852,500 1,561,000 13,019,500 Mid ,705 5,975 2,375 16,466 10,016,500 2,987,500 1,662,500 14,666,500 Incremental Change , Mid ,068 1, ,730 Mid Mid ,372 1, ,311 3,083, , ,500 4,164,100 Mid Mid ,457 1, ,811 4,494, , ,000 5,811,100 Annual Average Mid Mid Mid ,360 69,200 38, ,410 Mid Mid ,672 45,944 27, ,839 Source:., May, Derived from Town of Whitchurch-Stouffville May 2013 Growth Management Strategy (GMS). 1. Square Foot Per Employee Assumptions Industrial 1,300 Commercial/Population Related 500 Institutional /9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

94 A-16 SCHEDULE 10c TOWN OF WHITCHURCH-STOUFFVILLE ESTIMATE OF THE ANTICIPATED AMOUNT, TYPE AND LOCATION OF NON-RESIDENTIAL DEVELOPMENT FOR WHICH DEVELOPMENT CHARGES CAN BE IMPOSED DEVELOPMENT LOCATION TIMING INDUSTRIAL GFA S.F. COMMERCIAL INSTITUTIONAL GFA S.F. TOTAL NON- RES GFA S.F. GFA S.F. EMPLOYMENT INCREASE (Excluding Work at Home and NFPOW) Stouffville Built Up Area , , , , , ,399 1,121 Phase ,729, ,500 48,810 2,015,607 1, ,520, ,833 61,562 2,865,707 1,900 Phase , , , , Phase ,850 38, ,000 49, Ballantrae Vandorf , , , , Gormley ,844 10, , ,630 12, , Bloomington - Rural ,836 10,000 17,816 58, ,500 15,000 22,471 69, Unallocated ,615 34, , ,126,808 37,904-1,164,712 1,740 Town of Whitchurch- Stouffville Source:., May, ,083, , ,500 4,164,100 4, ,494, , ,000 5,811,100 5, /9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

95 A-17 SCHEDULE 11 TOWN OF WHITCHURCH-STOUFFVILLE NON-RESIDENTIAL CONSTRUCTION VALUE YEARS (000's 2012 $) YEAR Industrial Commercial Institutional Total New Improve Additions Total New Improve Additions Total New Improve Additions Total New Improve Additions Total , ,325 15,107 4, ,580 2, ,248 4,623 20,624 5,195 1,708 27, , ,247 1,934 1, ,489 6, ,667 9,784 1, , ,217 1, ,527 17, ,329 18,698 1, , , ,971 17,739 1, ,816 15, ,793 24,035 34,350 1,679 8,793 44, , , , , , ,030 3, ,199 7, ,062 11,672 2, , , ,599 6, , ,599 6, ,610 1, , ,924 1, , , ,030 3,157 2,874 1, , ,039 1,218 1,030 7, , ,655 1, ,173 16, ,952 19, ,780 Subtotal 10,297 3,275 1,490 15,062 64,925 12,261 3,051 80,237 66,575 1,178 10,042 77, ,797 16,714 14, ,094 Percent of Total 68% 22% 10% 100% 81% 15% 4% 100% 86% 2% 13% 100% 82% 10% 8% 100% Average 1, ,506 6,492 1, ,024 6, ,004 7,779 14,180 1,671 1,458 17, Year Total 15,062 80,237 77, , Year Average 1,506 8,024 7,779 17,309 % Breakdown 8.7% 46.4% 44.9% 100.0% SOURCE: STATISTICS CANADA PUBLICATION, XIB Note: Inflated to year-end 2011 (January, 2012) dollars using Reed Construction Cost Index. 10/9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

96 A-18 SCHEDULE 12 TOWN OF WHITCHURCH-STOUFFVILLE EMPLOYMENT TO POPULATION RATIO BY MAJOR EMPLOYMENT SECTOR, 1996 TO 2006 Year Change Comments Employment by industry 1.0 Primary Industry Employment Categories which relate to 1.1 All primary local land-based resources. Sub-total Industrial and Other Employment 2.1 Manufacturing 875 1,015 1, Categories which relate 2.2 Wholesale trade primarily to industrial land 2.3 Construction supply and demand. 2.4 Transportation, storage, communication and other utility Sub-total 2,460 2,770 3, Population Related Employment 3.1 Retail trade Categories which relate 3.2 Finance, insurance, real estate operator and insurance agent primarily to population 3.3 Business service growth within the 3.4 Accommodation, food and beverage and other service 1,100 1,425 1, municipality. Sub-total 2,670 3,260 4, Institutional 4.1 Government Service Education service, Health, Social Services , Sub-total 850 1,060 1, Total Employment 6,360 7,465 9,390 1,105 1,925 Population 19,835 22,008 24,390 2,173 2,382 Employment to Population Ratio Industrial and Other Employment Population Related Employment Institutional Employment Primary Industry Employment Total Source: Statistics Canada Employment by Place of Work Note: employment figures are classified by Standard Industrial Classification (SIC) Code. 10/9/2013 H:\Whitchurch-Stouffville\2013 DC\Growth\ Whitchurch-Stouffville Growth Revised

97 APPENDIX B LEVEL OF SERVICE

98 B-1 Town of Whitchurch-Stouffville Service Standard Calculation Sheet Service: Unit Measure: Quantity Measure Fire Facilities ft² of building area Description Bld'g Value ($/ft²) Value/ft² with land, site works, etc. Stouffville Fire Dept. (Station 51) 7,100 7,100 7,100 7,100 7,100 7,100 7,100 16,626 16,626 16,626 $ $ Ballantrae Fire Dept. (Station 52) 12,000 12,000 12,000 12,000 12,000 12,000 12,000 12,000 12,000 12,000 $ $ Total 19,100 19,100 19,100 19,100 19,100 19,100 19,100 28,626 28,626 28,626 Population 22,694 23,216 23,713 25,792 28,665 30,399 32,318 35,258 37,635 39,068 Per Capita Standard Year Average Quantity Standard Quality Standard $ Service Standard $ DC Amount (before deductions) 18 Year Forecast Population 17,408 $ per Capita $ Eligible Amount $ 5,201,162 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]Fire Stations

99 B-2 Town of Whitchurch-Stouffville Service Standard Calculation Sheet Service: Fire Vehicles Unit Measure: No. of vehicles Quantity Measure Description Value ($/Vehicle) 2007 Spartan Pumper Rescue (511) $ 604, Spartan Pumper Rescue (521) $ 604, SpartanPumper Tanker (514) $ 504, E-One Aerial (516) $ 1,120, Freightliner Pumper/Tanker (525) $ 504, International Pumper Fire Truck (522) $ 504, Freightliner Pumper Tanker (524) $ 504, GMC Terrain (CH52- D.Chief) $ 40, Jeep Patriot (FP1) $ 35, Ford Expedition (CH51- Chief) $ 50, Gator and Trailer $ 50, Sierra Pickup (520) $ 50, Spartan Heavy Rescue (519) $ 504, Jeep Patriot (FP2) $ 35, Chevrolet Sierra (510) - Training Officer Vehicle $ 50,400 Total Population 22,694 23,216 23,713 25,792 28,665 30,399 32,318 35,258 37,635 39,068 Per Capita Standard (per 1000 pop) Year Average Quantity Standard Quality Standard $ 375,810 Service Standard $ DC Amount (before deductions) 18 Year Forecast Population 17,408 $ per Capita $ Eligible Amount $ 2,745,068 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]Fire Vehicles

100 B-3 Town of Whitchurch-Stouffville Service Standard Calculation Sheet Service: Firefighter Equipment Unit Measure: No. of equipment and gear Quantity Measure Description Value ($/item) Station 51 Volunteer $7,500 Full Time $7,500 Station 52 Volunteer $7,500 Full Time $7,500 Total Population 22,694 23,216 23,713 25,792 28,665 30,399 32,318 35,258 37,635 39,068 Per Capita Standard (per 1,000 pop.) Year Average Quantity Standard Quality Standard $ 7,500 Service Standard $ DC Amount (before deductions) 18 Year Forecast Population 17,408 $ per Capita $ Eligible Amount $ 304,683 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]Fire Equipment

101 B-4 Town of Whitchurch-Stouffville Service Standard Calculation Sheet Service: Unit Measure: Quantity Measure Roads and Related km of roadways Description Value ($/km) Collectors - Rural kilometers 2 lane $869,100 3 lane $0 Collectors - Urban kilometers 2 lane $1,605,200 3 lane $0 Arterial - Rural Kilometers 2 lane $1,307,900 3 lane $0 Arterial - Urban Kilometers 2 lane $1,843,500 3 lane $1,970,700 Total Population 22,694 23,216 23,713 25,792 28,665 30,399 32,318 35,258 37,635 39,068 Per Capita Standard Year Average Quantity Standard Quality Standard $1,311,347 Service Standard $3,925 DC Amount (before deductions) 18 Year Forecast Population 17,408 $ per Capita $3,925 Eligible Amount $68,319,437 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]Roads

102 B-5 Town of Whitchurch-Stouffville Service Standard Calculation Sheet Service: Unit Measure: Quantity Measure Public Works Facilities ft² of building area Description Bld'g Value ($/ft²) Value/ft² with land, site works, etc. $ $ $ $ $ $ $ $ M.T.O Yard 4,000 4,000 4,000 4,000 4,000 4,000 4, $ Vandorf Depot 5,775 5,775 5,775 5,775 5,775 5,775 5, $ Storage Trailer Containers (4) $ Salt Storage Facility 1,600 1,600 1,600 1,600 1,600 1,600 1, $ Rental Trailer $ Parks Depot 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 $ New Public Works Facility (Operations Centre) ,600 43,600 43,600 $ Steels Parks Shop (Bethesda) 3,500 3,500 3,500 3,500 3,500 3,500 3,500 3,500 3,500 3,500 $ Total 18,850 18,850 18,850 18,850 18,850 18,850 18,850 50,100 50,100 50,100 Population 22,694 23,216 23,713 25,792 28,665 30,399 32,318 35,258 37,635 39,068 Per Capita Standard Year Average Quantity Standard Quality Standard $ Service Standard $ DC Amount (before deductions) 18 Year Forecast Population 17,408 $ per Capita $ Eligible Amount $ 4,205,425 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]Public Works Facilties

103 B-6

104 B-7

105 Town of Whitchurch-Stouffville Service Standard Calculation Sheet Service: Parkland Development and Trails Unit Measure: No. of developed parkland acres Quantity Measure Description Value ($/Acre) Neighbourhood/Community Parks/Parkettes Parkland - City Owned (acres) $ 58,740 Stone paths (linear metres) ,800 1,800 1,800 2,475 3,525 3,525 3,525 $ 240 Asphalt Path (linear metres) ,200 2,200 2,200 3,270 3,270 5,020 5,340 5,710 $ 340 Gravel Parking (sq. metres) 3,100 3,100 3,100 3,100 3,100 3,100 13,220 13,220 13,220 13,220 $ 30 Paved Parking (sq. metres) 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 3,000 $ Metre Track $ 455,360 B-8 Natural Open Space Parkland - City Owned (acres) $ 9,120 Gravel Parking (sq. metres) 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 $ 20 Neighbourhood/Community Park Amenities Soccer Pitches - Irrigated $ 200,000 Soccer Pitches - Lit $ 217,310 Soccer Pitches - Irrigated and Lit $ 300,000 Soccer Pitches - Mini & Micro fields $ 26,790 Softball Diamonds - Lit $ 217,310 Softball Diamonds - Irrigated and Lit $ 350,000 Junior Ball Diamonds $ 74,730 Tennis Courts $ 64,290 Tennis Courts - Lit $ 106,070 Multi Purpose Courts $ 112,500 Play Equipment (swing sets) $ 3,750 Benches/Picnic Tables $ 1,930 Play Equipment - senior $ 32,140 Play Equipment - junior $ 16,070 Picnic Shelter $ 133,930 Pergolas $ 10,710 Bike racks/waste recepticles $ 1,610 Splash Pads $ 133,930 Skateboard Park (sq. feet) 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 5,000 $ 140 Grandstand - Memorial Park $ 241,240 Urban Plaza - Civic Square $ 535,720 Bethesda Field House (sq. feet) 3, ,300 3,300 $197 Total - Parkland Acres Population 22,694 23,216 23,713 25,792 28,665 30,399 32,318 35,258 37,635 39,068 Per Capita Standard (per 1,000 pop.) Year Average Quantity Standard Quality Standard $ 76,823 Service Standard $ DC Amount (before deductions) 10 Year Forecast Population 14,100 $ per Capita $ Eligible Amount $ 10,105,188 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]Roads & Related Vehicles

106 B-9

107 B-10

108 B-11 Town of Whitchurch-Stouffville Service Standard Calculation Sheet Service: Unit Measure: Quantity Measure Leisure Services Facilities ft² of building area Description Bld'g Value ($/ft²) Value/ft² with land, site works, etc. $ $ $ $ $ $ $ $ $ $ $ Recreation Complex (Stouffville Arena) 79,000 79,000 79,000 79,000 79,000 79,000 79,000 79,000 79,000 79,000 $ Silver Jubilee (Senior Centre) 6,350 6,350 6,350 6,350 6,350 6,350 6,350 6,350 6,350 6,350 $ Ballantrae Comm. Centre 7,200 7,200 7,200 7,200 7,200 7,200 7,200 7,200 7,200 7,200 $ Lemonville Comm. Centre 5,036 5,036 5,036 5,036 5,036 5,036 5,036 5,036 5,036 5,036 $ Vandorf Comm. Centre 3,650 3,650 3,650 3,650 3,650 3,650 3,650 3,650 3,650 - $ Stouffville Pool 16,250 16,250 16,250 16,250 16,250 16,250 16,250 16,250 16,250 - $ Lawnbowling Club House $ Senior Centre Opportunity Club $ Latcham Hall 5,750 5,750 5,750 5,750 5,750 5,750 5,750 5,750 5,750 5,750 $ Leisure Centre (rec. component) 24,697 24,697 24,697 24,697 24,697 24,697 24,697 24,697 24,697 24,697 $ Stouffville Clippers Sports Complex 79,000 79,000 79,000 $ Museum Visitor/Community Centre (community centre space only) 6,850 6,850 $357 $ Total 149, , , , , , , , , ,683 Population 22,694 23,216 23,713 25,792 28,665 30,399 32,318 35,258 37,635 39,068 Per Capita Standard Year Average Quantity Standard Quality Standard $ 328 Service Standard $ 1,908 DC Amount (before deductions) 10 Year Forecast Population 14,100 $ per Capita $ 1,908 Eligible Amount $ 26,905,197 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]Roads & Related Vehicles

109 B-12 Town of Whitchurch-Stouffville Service Standard Calculation Sheet Service: Unit Measure: Quantity Measure Library Facilities ft² of building area Description Bld'g Value ($/ft²) Value/ft² with land, site works, etc. $ $ Offsite Storage $ Library/Aquatic Centre 15,378 15,378 15,378 15,378 15,378 15,378 15,378 15,378 15,378 15,378 $ Total 15,678 15,678 15,678 15,678 15,678 15,678 15,678 15,678 15,678 15,678 Population 22,694 23,216 23,713 25,792 28,665 30,399 32,318 35,258 37,635 39,068 Per Capita Standard Year Average Quantity Standard Quality Standard Service Standard DC Amount (before deductions) 10 Year Forecast Population 14,100 $ per Capita $307 Eligible Amount $4,326,444 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]Roads & Related Vehicles

110 B-13 Town of Whitchurch-Stouffville Service Standard Calculation Sheet Service: Library Collection Materials Unit Measure: No. of library collection items Quantity Measure Description Value ($/item) Circulation, including Talking Books* 76,617 79,657 78,085 84,672 85,286 84,242 84,242 91,273 85,835 89,011 $ Reference 2,402 2,409 2,636 2,010 1,184 1,146 1,147 1,902 1,148 1,268 $ CDs & DVDs** 1,878 1,750 1,512 2,007 2,494 2,768 2,768 4,423 6,867 8,872 $ A/V - cassettes & sound recordings $ Print Periodicals $ Database Subscriptions $ 1, Reference Databases $ E-Resources, including e-books*** ,128 28,524 46,834 $ Total 81,585 83,904 82,346 88,819 89,096 88,288 88, , , ,157 Population 22,694 23,216 23,713 25,792 28,665 30,399 32,318 35,258 37,635 39,068 Per Capita Standard Year Average Quantity Standard Quality Standard $ 29 Service Standard $ 95 DC Amount (before deductions) 10 Year Forecast Population 14,100 $ per Capita $ 95 Eligible Amount $ 1,340,769 H:\Whitchurch-Stouffville\2013 DC\[W-S DC Model.xlsx]Roads & Related Vehicles

111 APPENDIX C LOCAL SERVICE POLICY

112 C-1 APPENDIX C - LOCAL SERVICE POLICY The Town of Whitchurch-Stouffville uses the following local service guidelines. 1. Collector and Arterial Roads 1.1 Collector roads Internal to development - Direct developer responsibility under s.59 of the DCA (as a local service). 1.2 Roads (collector and arterial) external to development - Include in DC calculation to the extent permitted under s.5(1) of the DCA (dependent on local circumstances). 1.3 Stream crossing and rail crossing road works, excluding underground utilities but including all other works within lands to be dedicated to the Town or rail corridors - include in DC calculation to the extent permitted under s.5(1) of the DCA (dependent on local circumstances). 2. Traffic Signals 2.1 Traffic signalization within or external to development Include in DC calculation to the extent permitted under s.5(1) of the DCA. 3. Intersection Improvements 3.1 New roads (collector and arterial) and road (collector and arterial) improvements Include as part of road costing noted in item 1, to limits of ROW. 3.2 Intersections improvements within specific developments and all works necessary to connect to entrances (private and specific subdivision) to the roadway - Direct developer responsibility under s.59 of DCA (as a local service) 3.3 Intersections with regional roads and provincial highways (Hwy. 48) Include in DC calculation to the extent that they are Town responsibility. 3.4 Intersection improvements on other roads due to development growth increasing traffic Include in DC calculation. 4. Streetlights 4.1 Streetlights on external roads Include in area municipal DC (linked to collector road funding source in item 1). 4.2 Streetlights within specific developments Direct developer responsibility under s.59 of DCA (as a local service). 5. Sidewalks 5.1 Sidewalks on MTO and regional roads Include in area municipal DC or, in exceptional circumstances, may be local improvement or direct developer responsibility through local service provisions (s.59 of DCA). 5.2 Sidewalks on area municipal roads - Linked to collector road funding source in item 1.

113 5.3 Other sidewalks external to development (which are a local service within the area to which the plan relates) - Direct developer responsibility as a local service provision (under s.59 of DCA) 6. Bike Routes/Bike Lanes/Bike Paths/Multi-Use Trails/Naturalized Walkways 6.1 Bike routes and bike lanes, within road allowance, external to development Include in DC road costs (regional and area municipal), consistent with the service standard provisions of the DCA, s.5(1). 6.2 Bike paths/multi-use trails/naturalized walkways external to development Include in area municipal DCs consistent with the service standard provisions of the DCA, s.5(1). 6.3 Bike lanes, within road allowance, internal to development Direct developer responsibility under s.50 of the DCA(as a local service). 6.4 Bike paths/multi-use trails/naturalized walkways internal to development Direct developer responsibility under s.50 of the DCA(as a local service). 6.5 Trail Bridges/Underpasses and associated works Include in area municipal DCs consistent with the service standard provisions of the DCA, s.5(1). 6.6 Gateway Features Include in area municipal DCs consistent with the service standard provisions of the DCA, s.5(1). 7. Noise Abatement Measures 7.1 Internal to Development - Direct developer responsibility though local service provisions (s.59 of DCA). 8. Traffic Control Systems 8.1 Include in DC calculation. 9. Land Acquisition for Road Allowances 9.1 Land Acquisition for arterial roads Dedication under the Planning Act subdivision provisions (s.51) through development lands; in areas with limited or no development, include in regional or area municipal DC (to the extent eligible). 9.2 Land Acquisition for collector roads Dedication under the Planning Act subdivision provision (s.51) through development lands (up to 27 metre right-ofway); in areas with limited or no development, include in area municipal DC (to the extent eligible). 9.3 Land Acquisition for grade separations (beyond normal dedication requirements) Include in the DC to the extent eligible. 10. Land Acquisition for Easements 10.1 Easement costs external to subdivisions shall be included in DC calculation. 11. Storm Water Management 11.1 Quality and Quantity Works, direct developer responsibility through local service provisions (s. 59 of DCA). C-2

114 12. Water 11.2 Oversizing of stormwater management works for development external to developments will be subject to best efforts clauses by area municipality Pumping stations and works associated with Zone boundaries to be included within the DC Watermains external to subdivisions, projects required for intensification growth and strategic projects that benefit growth of subdivisions are included in the DC Marginal costs of waterworks within the subdivision included in DC above 300 mm nominal diameter are included in the DC Connections to trunk mains and pumping stations to service specific areas, to be direct developer responsibility Watermains within Regional ROW are included in the DC. 13. Sanitary Sewer 13.1 Pumping stations are included in the DC Sewers external to subdivisions, projects required for intensification growth and strategic projects that benefit the growth of subdivisions are included in the DC Connections to trunk mains and pumping stations to service specific areas, to be direct developer responsibility Marginal costs of sanitary sewer works within the subdivision, above 375mm nominal diameter and depth of 5 meters or greater, which benefits upstream developers are included in the DC Sewers within Regional ROW are included in the DC. C-3

115 APPENDIX D LONG TERM CAPITAL AND OPERATING COST EXAMINATION

116 D-1 APPENDIX D - LONG TERM CAPITAL AND OPERATING COST EXAMINATION TOWN OF WHITCHURCH-STOUFFVILLE ANNUAL CAPITAL AND OPERATING COST IMPACT As a requirement of the Development Charges Act, 1997 under subsection 10(2)(c), an analysis must be undertaken to assess the long term capital and operating cost impacts for the capital infrastructure projects identified within the development charge. The Town prepares a Fiscal Impact Study Update with each DC Background Study to measure the impacts of future development on operating costs. Based on the 2013 Fiscal Impact Study Update: Annual real tax rate impacts will be approximately 1%; No tax-based debt is anticipated; Tax supported capital reserves are anticipated to increase from $8.6 million in 2013 to $21.4 million by 2023; Approximately $16.3 million in interim DC financing will be required during the period, due to post-period benefit and hard service infrastructure installed at the end of the forecast period; and The Town s Annual Repayment Limit is anticipated to decline for 12% of own source revenues in 2013 to 10% by 2023.

117 APPENDIX E PROPOSED DEVELOPMENT CHARGE BY-LAW

118 E-1 THE CORPORATION OF THE TOWN OF WHITCHURCH-STOUFFVILLE BY-LAW NUMBER A by-law to establish development charges for the Corporation of the Town of Whitchurch-Stouffville WHEREAS the Town of Whitchurch-Stouffville will experience growth through development and re-development; AND WHEREAS development and re-development requires the provision of physical and social services by the Town of Whitchurch-Stouffville; AND WHEREAS Council desires to ensure that the capital cost of meeting growthrelated demands for or burden on municipal services does not place an excessive financial burden on the Town of Whitchurch-Stouffville or its existing taxpayers while at the same time ensuring new taxpayers contribute no more than the net capital cost attributable to providing the current level of municipal services; AND WHEREAS the Development Charges Act, 1997 (the Act ) provides that the council of a municipality may by by-law impose development charges against land to pay for increased capital costs required because of increased needs for services; AND WHEREAS a development charge background study has been completed in accordance with the Act; AND WHEREAS the Council of The Corporation of the Town of Whitchurch-Stouffville has given notice of and held a public meeting on the 19 th day of November, 2013 in accordance with the Act and the regulations thereto; NOW THEREFORE THE COUNCIL OF THE CORPORATION OF THE TOWN OF WHITCHURCH-STOUFFVILLE ENACTS AS FOLLOWS: 1. INTERPRETATION 1.1 In this By-law the following items shall have the corresponding meanings:

119 E-2 Act means the Development Charges Act, as amended, or any successor thereof; accessory use means where used to describe a use, building, or structure that the use, building or structure is naturally and normally incidental, subordinate in purpose of floor area or both, and exclusively devoted to a principal use, building or structure; agricultural use means use or intended use for bona fide farming purposes: (a) including (but not limited to): (i) (ii) (iii) (iv) cultivation of crops, whether on open land or in greenhouses, including (but not limited to) fruit, vegetables, herbs, grains, field crops, sod, trees, shrubs, flowers, and ornamental plants; raising of animals, including (but not limited to) cattle, horses, pigs, poultry, livestock, fish; agricultural animal husbandry, dairying, equestrian activities, horticulture, fallowing, pasturing, and market gardening; and services related to the boarding or breeding of household pets. (b) but excluding: (i) (ii) retail sales activities; including but not limited to restaurants, banquet facilities, hospitality facilities and gift shops; services related to grooming of household pets; apartment unit means any residential unit within a building containing three or more dwelling units where access to each residential unit is obtained through a common entrance or entrances from the street level and the residential units are connected by an interior corridor; bedroom means a habitable room larger than seven square metres, including a den, study or other similar area, but does not include a bathroom, living room, dining room or kitchen; benefiting area means an area defined by map, plan or legal description in a frontending agreement as an area that will receive a benefit from the construction of a service; board of education has the same meaning as set out in the Education Act, R.S.O , Chap. E.2, as amended, or any successor thereof;

120 E-3 bona fide farm uses means the proposed development will qualify as a farm business operating with a valid Farm Business Registration Number issued by the Ontario Ministry of Agriculture, Food and Rural Affairs and be assessed in the Farmland Realty Tax Class by the Ontario Property Assessment Corporation; Building Code Act means the Building Code Act, S.O. 1992, as amended, or any successor thereof; capital cost means costs incurred or proposed to be incurred by the municipality or a local board thereof directly or by others on behalf of and as authorized by the municipality or local board, (a) (b) (c) (d) to acquire land or an interest in land, including a leasehold interest, to improve land, to acquire, lease, construct or improve buildings and structures, to acquire, construct or improve facilities including, (i) (ii) (iii) furniture and equipment other than computer equipment, and material acquired for circulation, reference or information purposes by a library board as defined in the Public Libraries Act, R.S.O , Chap. P.44, as amended, or any successor thereof; and rolling stock with an estimated useful life of seven years or more, and (e) to undertake studies in connection with any matter under the Act and any of the matters in clauses (a) to (d) above, including the development charge background study required for the provision of services designated in this By-law within or outside the municipality, including interest on borrowing for those expenditures under clauses (a) to (e) above that are growth-related; commercial means any use of land, structures or buildings for the purposes of buying or selling commodities and services, but does not include industrial or agricultural uses, but does include hotels, motels, motor inns and boarding, lodging and rooming houses;

121 E-4 Council means the Council of the municipality; development means the construction, erection or placing of one or more buildings or structures on land or the making of an addition or alteration to a building or structure that the effect of increasing the size of usability thereof, and includes redevelopment; development charge means a charge imposed with respect to this By-law; dwelling unit means any part of a building or structure used, designed or intended to be used as a domestic establishment in which one or more persons may sleep and are provided with culinary and sanitary facilities for their exclusive use; existing means the number, use and size that existed as of the date this by-law was passed; farm building means that part of a bona fide farming operation encompassing barns, silos and other ancillary development to an agricultural use, but excluding a residential use; gross floor area means: (a) (b) in the case of a residential building or structure, the total area of all floors above grade of a dwelling unit measured between the outside surfaces of exterior walls or between the outside surfaces of exterior walls and the centre line of party walls dividing the dwelling unit from any other dwelling unit or other portion of a building; and in the case of a non-residential building or structure, or in the case of a mixeduse building or structure in respect of the non-residential portion thereof, the total area of all building floors above or below grade measured between the outside surfaces of the exterior walls, or between the outside surfaces of exterior walls and the centre line of party walls dividing a non-residential use and a residential use, except for: (i) a room or enclosed area within the building or structure above or below that is used exclusively for the accommodation of heating, cooling, ventilating, electrical, mechanical or telecommunications equipment that service the building;

122 E-5 (ii) (iii) loading facilities above or below grade; and a part of the building or structure below grade that is used for the parking of motor vehicles or for storage or other accessory use; industrial means lands, buildings or structures used or designed or intended for use for manufacturing, processing, fabricating or assembly of raw goods, warehousing or bulk storage of goods, and includes office uses and the sale of commodities to the general public where such uses are accessory to an industrial use, but does not include the sale of commodities to the general public through a warehouse club; institutional means land, buildings, structures or any part thereof used by any organization, group or association for promotion of charitable, educational or benevolent objectives and not for profit or gain; Local Board means a school board, public utility, commission, transportation commission, public library board, board of park management, local board of health, board of commissioners of police, planning board, or any other board, commission, committee, body or local authority established or exercising any power or authority under any general or special Act with respect to any of the affairs or purposes, including school purposes, of the Town of Whitchurch-Stouffville or any part or parts thereof; local services means those services, facilities or things which are under the jurisdiction of the municipality and are related to a plan of subdivision or within the area to which the plan relates in respect of the lands under Sections 41, 51 or 53 of the Planning Act, R.S.O , Chap. P.13, as amended, or any successor thereof; multiple dwellings means all dwellings other than single-detached, semi-detached and apartment unit dwellings; municipality means the Corporation of the Town of Whitchurch-Stouffville; non-residential use means a building or structure of any kind whatsoever used, designed or intended to be used for other than a residential use; Official Plan means the Official Plan adopted for the Town, as amended and approved; owner means the owner of land or a person who has made application for an approval for the development of land upon which a development charge is imposed

123 place of worship means that part of a building or structure that is exempt from taxation as a place of worship under the Assessment Act, R.S.O. 1990, Chap. A.31, as amended, or any successor thereof; E-6 rate means the interest rate established weekly by the Bank of Canada based on Treasury Bills having a term of 91 days; regulation means any regulation made pursuant to the Act; residential dwelling means a building, occupied or capable of being occupied as a home, residence or sleeping place by one or more persons, containing one or more dwelling units but not including motels, hotels, tents, truck campers, tourist trailers, mobile camper trailers or boarding, lodging or rooming houses; residential use means the use of a building or structure or portion thereof for one or more dwelling units. This also includes a dwelling unit on land that is used for an agricultural use; row dwelling means a building containing three or more attached dwelling units in a single row, each of which dwelling units has an independent entrance from the outside and is vertically separated from any abutting dwelling unit; school, private means a private school defined under the Education Act or any successor thereto, being an institution at which instruction is provided at any time between the hours of 9 a.m. and 4 p.m. on any school day for five or more pupils who are of, or over compulsory school age in any of the subjects of the elementary or secondary school courses of study. semi-detached dwelling means a dwelling unit in a residential building consisting of two dwelling units having one vertical wall or one horizontal wall, but not other parts, attached or another dwelling unit where the residential unit are not connected by an interior corridor; service means a service designed in Schedule A to this By-law, and services shall have a corresponding meaning; servicing agreement means an agreement between a landowner and the municipality relative to the provision of municipal services to specified land within the municipality; single detached dwelling unit means a residential building consisting of one dwelling unit and not attached to another structure;

124 E-7 Town means the area within the geographic limits of the Town of Whitchurch- Stouffville; and Zoning By-Law means the Zoning By-Law of the Town of Whitchurch-Stouffville or any successor thereof passed pursuant to Section 34 of the Planning Act, S.O DESIGNATION OF SERVICES 2.1 The categories of services for which development charges are imposed under this Bylaw are as follows: (a) (b) (c) (d) (e) (f) (g) (h) Roads; Public Works; Fire Protection Services; Leisure Services; Library Services; Administration Services; Wastewater Services; and Water Services 2.2 The components of the services designated in section 2.1 are described in Schedule A. 3. APPLICATION OF BY-LAW RULES 3.1 Development charges shall be payable in the amounts set out in this By-law where: (a) the lands are located in the area described in section 3.2; and (b) the development of the lands requires any of the approvals set out in subsection 3.4(a). Area to Which By-law Applies 3.2 Subject to section 3.3, this By-law applies to all lands in the Town of Whitchurch- Stouffville whether or not the land or use thereof is exempt from taxation under s. 13 or the Assessment Act. 3.3 Notwithstanding clause 3.2 above, this by-law shall not apply to lands that are owned by and used for the purposes of:

125 E-8 (a) the municipality or a local board thereof; (b) a board of education; or (c) the Corporation of the Region of York or a local board thereof; Approvals for Development 3.4 (a) Development charges shall be imposed on all lands, buildings or structures that are developed for residential or non-residential uses if the development requires: (i) (ii) (iii) (iv) (v) (vi) (vii) 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 50 of the Condominium Act, R.S.O. 1990, Chap. C.26, as amended, or any successor thereof; or the issuing of a permit under the Building Code Act in relation to a building or structure. (b) No more than one development charge for each service designated in subsection 2.1 shall be imposed upon any lands, buildings or structures to which this By-law applies even though two or more of the actions described in subsection 3.4(a) are required before the lands, buildings or structures can be developed. (c) Exemptions Despite subsection 3.4(b), if two or more of the actions described in subsection 3.4(a) occur at different times, additional development charges shall be imposed if the subsequent action has the effect or increasing the need for services. 3.5 Notwithstanding the provisions of this By-law, development charges shall not be imposed with respect to: (a) an enlargement to an existing dwelling unit; (b) one or two additional dwelling units in an existing single detached dwelling; or

126 E-9 (c) one additional dwelling unit in any other existing residential building; 3.6 Notwithstanding section 3.5(b), development charges shall be imposed if the total gross floor area of the additional one or two units exceeds the gross floor area of the existing dwelling unit. 3.7 Notwithstanding section 3.5, development charges shall be imposed if the additional unit has a gross floor area greater than (a) (b) in the case of a semi-detached or row dwelling, the gross floor area of the existing dwelling unit; and in the case of any other residential building, the gross floor area of the smallest dwelling unit contained in the residential building. 3.8 Exemption for Industrial Development: Notwithstanding any other provision of this by-law, no development charge is payable with respect to an enlargement of the gross floor area of an existing industrial building where the gross floor area is enlarged by 50 percent or less If the gross floor area of an existing industrial building is enlarged by greater than 50 percent, the amount of the development charge payable in respect of the enlargement is the amount of the development charge that would otherwise be payable multiplied by the fraction determined as follows: (a) (b) determine the amount by which the enlargement exceeds 50 percent of the gross floor area before the enlargement; divide the amount determined under subsection 1) by the amount of the enlargement 3.9 For the purpose of section 3.8 herein, existing industrial building is used as defined in the Regulation made pursuant to the Act Other Exemptions: Notwithstanding the provision of this by-law, development charges shall not be imposed with respect to:

127 E-10 (a) The development of non-residential farm buildings constructed for an agricultural use. Amount of Charges Residential 3.11 The development charges set out in Schedule B shall be imposed on residential uses of lands, buildings or structures, including a dwelling unit accessory to a non-residential use and, in the case of a mixed use building or structure, on the residential uses in the mixed use building or structure, according to the type of residential unit, and calculated with respect to each of the services according to the type of residential use. Non-Residential 3.12 The development charges described in Schedule B to this by-law shall be imposed on non-residential uses of lands, buildings or structures, and, in the case of a mixed use building or structure, on the non-residential uses in the mixed use building or structure, and calculated with respect to each of the services according to the total floor area of the non-residential use. Reduction of Development Charges for Redevelopment 3.13 Despite any other provisions of this By-law, where, as a result of the redevelopment of land, a building or structure existing on the same land within 60 months prior to the date of payment of development charges in regard to such redevelopment was, or is to be demolished, in whole or in part, or converted from one principal use to another principal use on the same land, in order to facilitate the redevelopment, the development charges otherwise payable with respect to such redevelopment shall be reduced by the following amounts: (a) (b) in the case of a residential building or structure, or in the case of a mixed-use building or structure, the residential uses in the mixed-use building or structure, an amount calculated by multiplying the applicable development charge under subsection 3.11 by the number, according to type, of dwelling units that have been or will be demolished or converted to another principal use; and in the case of a non-residential building or structure or, in the case of mixed-use building or structure, the non-residential uses in the mixed-use building or

128 E-11 structure, an amount calculated by multiplying the applicable development charges under subsection 3.12, by the gross floor area that has been or will be demolished or converted to another principal use; provided that such amounts shall not exceed, in total, the amount of the development charges otherwise payable with respect to the redevelopment. Time of Payment of Development Charges 3.14 Development charges imposed under this By-law are calculated, payable, and collected upon issuance of a building permit for the development Despite section 3.15, Council from time to time, and at any time, may enter into agreements providing for all or any part of a development charge to be paid before or after it would otherwise be payable, in accordance with section 27 of the Act. 4. PAYMENT BY SERVICES 4.1 Despite the payment required under subsections 3.11 and 3.12, Council may, by agreement, give a credit towards a development charge in exchange for work that relates to a service to which a development charge relates under this By-law. 5. INDEXING 5.1 Development charges imposed pursuant to this By-law shall be adjusted annually, without amendment to this By-law, on January 1 st of each year, in accordance with the prescribed index in the Act. 6. SCHEDULES 6.1 The following schedules shall form part of this By-law: Schedule A - Components of Services Designated in section 2.1 Schedule B - Residential and Non-Residential Development Charges 7. CONFLICTS 7.1 Where the Town and an owner or former owner have entered into an agreement with respect to land within the area to which this By-law applies, and a conflict exists between

129 E-12 the provisions of this By-law and such agreement, the provisions of the agreement shall prevail to the extent that there is a conflict. 7.2 Notwithstanding section 7.1, where a development which is the subject of an agreement to which section 7.1 applies, is subsequently the subject of one or more of the actions described in subsection 3.4(a), an additional development charge in respect of the development permitted by the action shall be calculated, payable and collected in accordance with the provisions of this By-law if the development has the effect of increasing the need for services, unless such agreement provides otherwise. 8. SEVERABILITY 8.1 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. 9. DATE BY-LAW IN FORCE 9.1 This By-law shall come into effect at 12:01 AM on January 1, DATE BY-LAW EXPIRES 10.1 This By-law will expire at 12:01 AM on January 1, 2019 unless it is repealed by Council at an earlier date. 11. EXISTING BY-LAW REPEALED 11.1 By-laws Number FI (as amended) is hereby repealed as of the date and time of this By-law coming into effect. PASSED THIS day of, Mayor Town Clerk

130 E-13 SCHEDULE A TO BY-LAW COMPONENTS OF SERVICES DESIGNATED IN SUBSECTION % Eligible Services Roads Services Roads Public Works Services Public Works Facilities Rolling Stock Fire Protection Services Fire Facilities Fire Vehicles Fire Fighter Equipment 90% Eligible Services Administration Services Growth Related Studies Leisure Services Leisure Services Facilities Parkland Development Leisure Services Vehicles and Equipment Library Services Library Facilities Library Collection Materials Municipally Serviced Area Wastewater Services Sanitary Sewers Water Services Water

131 E-14 SCHEDULE B TO BY-LAW SCHEDULE OF DEVELOPMENT CHARGES RESIDENTIAL NON-RESIDENTIAL Service Single and Semi- Detached Dwelling Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom Other Multiples (per ft² of Gross Floor Area) Municipal Wide Services: Roads Services 2,884 1,926 1,369 2, Public Works Services Fire Protection Services Leisure Services 5,799 3,872 2,753 4, Library Services Administration Total Municipal Wide Services 10,364 6,920 4,920 8, Urban Services Wastewater Services Water Services 1, , Total Urban Services 2,278 1,521 1,082 1, GRAND TOTAL RURAL AREA 10,364 6,920 4,920 8, GRAND TOTAL URBAN AREA 12,642 8,441 6,002 9,

132 APPENDIX F TOWN OF WHITCHURCH-STOUFFVILLE DEVELOPMENT CHARGES UPDATE ROADS, PREPARED BY HDR CORPORATION

133 F-1 January 2010 TOWN OF WHITCHURCH-STOUFFVILLE DEVELOPMENT CHARGES UPDATE - ROADS Prepared for:. Prepared by: HDR Corporation October 30, 2013 i

134 F-2 January 2010 Table of Contents Table of Contents... ii 1.0 Introduction Study scope Anticipated Development Service Attribution Benefit to Existing Development Anticipated Increase in Need for Roads Cost Calculation... 9 ii

135 F-3 January Introduction This report documents assumptions, analysis and recommendations for determination and quantification of the increase in need for road capital projects attributable to growth. This report is prepared in response to Town of Whitchurch-Stouffville update of the 2009 Development Charge By-law as mandated by the Development Charges Act and by Terms of Reference to the study as adopted by Town s Council in February This report provides input to the Town s 2013 Development Charge Background Study Study scope The study scope responds to the requirements of the Development Charges Act as it pertains to road and road related projects and as defined by the Terms of Reference of the Development Charge Study adopted by Town s council in February The study scope includes: 1. Identification of road and road related servicing needs to accommodate the anticipated development by Identification of the road and road related capital infrastructure requirements to address the increase in needs for service attributable to development 3. Determination and recommendation of defensible allocation of the growth-related roads capital costs to the types of anticipated development. 4. Determination and recommendation of defensible allocation of the benefit to existing development for the growth-related roads capital costs 5. Preparation of technical report that document assumptions and recommendations of tasks 1 to Anticipated Development The size of the anticipated residential development is based on the Option 2- More Compact Land Use scenario recommended by the Town s Growth Management Strategy, May It is anticipated that a projected population growth of 17,408 population and 8,496 households will occur between 2013 and Majority of the residential development will be located in Stouffville. Residential growth assumptions are summarized in Table 1. Table 1: Residential Growth Forecast Summary, DEVELOPMENT LOCATION Stouffville Built Up Area TIMING TOTAL RESIDENTIAL UNITS GROSS POPULATION IN NEW UNITS NET POPULATION INCREASE ,078 2,247 1, ,915 4,057 2,362 Phase 1³ (986) (1,255) Phase ,036 8,587 8, ,036 8,587 8,238 Phase ,139 5,903 5,903 1

136 F-4 January 2010 DEVELOPMENT LOCATION TIMING TOTAL RESIDENTIAL UNITS GROSS POPULATION IN NEW UNITS NET POPULATION INCREASE ,056 8,651 8,651 Ballantrae (285) (429) Vandorf (18) (51) Gormley (7) (11) Bloomington - Rural Town of Whitchurch- Stouffville (98) ,525 17,591 14, ,494 22,663 17,408 Source:., May, 2013."Derived from Town of Whitchurch-Stouffville May 2013 Growth Management Strategy (GMS). The increase in employment over the 2013 to 2031 forecasting period is estimated at 5,811 jobs in the industrial, commercial and institutional categories. By 2031 Town s employment base is expected to reach 16,466 jobs. Employment growth assumptions are summarized in Table 2. Table 2: Employment Growth Forecast Summary, PERIOD EMPLOYMENT PRIMARY INDUSTRIAL COMMERCIAL INSTITUTIONAL TOTAL (excluding Work at Home & NFPOW) ,440 2, , ,180 3,280 1,185 7,925 Mid ,946 4,119 1,536 10,013 Mid ,248 4,321 1,675 10,655 Mid ,620 5,705 2,230 14,966 Mid ,705 5,975 2,375 16,466 Incremental Change , Mid ,068 1, ,730 Mid Mid ,372 1, ,311 2

137 F-5 January 2010 Mid Mid ,457 1, ,811 Annual Average Mid Mid Mid Mid Mid Source:., May, 2013."Derived from Town of Whitchurch-Stouffville May 2013 Growth Management Strategy (GMS). The anticipated increase in gross floor area from 2013 to 2031 summarized in Table 3, will result in 77% increase in industrial space, 14% increase in commercial space and 8% in institutional gross floor area. Table 3: Employment Gross Floor Area Forecast PERIOD IINDUSTRIAL COMMERCIAL INSTITUTIONAL TOTAL Mid Mid ,083, , ,500 4,164,100 Mid Mid ,494, , ,000 5,811,100 Source:., May, 2013."Derived from Town of Whitchurch-Stouffville May 2013 Growth Management Strategy (GMS). 3.0 Service Attribution The Development Charges Act stipulates that the increase in need for service must be estimated and attributed for each service. The Guiding Principles for Development Charges document provided in Attachment 1 specifically ask for development of an attribution based on evidence supported by background studies and materials. In recognition of this request the service attribution calculation is derived from blending the two data sources: Incremental growth forecast for population and employment (as documented in Section 2) Daily travel characteristics recorded in the 2006 Transportation Tomorrow Survey (TTS). The incremental growth calculation method is illustrated in Table 4. Table 4: Attribution based on incremental growth Residential Component Mid 2013 Population 40, Population 58, to 2031 Population Growth 17,408 Non-Residential Component Mid 2013 Employment 10,655 3

138 F-6 January 2010 Mid 2031 Employment 16, to 2031 Employment Growth 5,811 Overall Growth: 23,219 RESIDENTIAL SHARE: 75% NON-RESIDENTIAL SHARE: 25% The 2006 TTS was used to extract 24 hour travel information for trips originating and destined to the Town by trip purpose. The TTS reports on a variety of trip purposes. Some purposes, such as home to school trips, are directly attributable to home end of a trip. Other trips, such as work to subsequent work (non-home based), are directly attributable to employment trip end. Other trip purposes, such as home based work trips, are attributable to home and employment trip ends. The allocation to either of the trip end was based on professional judgment and common sense. Table 5: Attribution based on travel demand RESIDENTIAL SHARE OF TRAVEL: HOME BASED 8,332 50% HOME/WORK 7,615 50% HOME/SHOP 5,482 50% OTHER 16,269 TOTAL: 37,698 NON-RESIDENTIAL SHARE OF TRAVEL: WORK/SHOP 3,677 50% HOME/WORK 7,615 50% HOME/SHOP 5,482 50% OTHER 16,269 TOTAL: 33,043 OVERAL TOATL TRAVEL (24 HR) 70,742 RESIDENTAIL SHARE: 53% NON-RESIDENATIAL SHARE: 47% The resulting blended attribution of anticipated growth and expected travel demand is 64% for residential developments and 36% for non-residential development. 4

139 F-7 January 2010 Table 6: Attribution based on blending travel demand with incremental growth RESIDENTAIL DEVELOPMENTS: NON-RESIDENTIAL DEVELOPMENTS: TRAVEL DEMAND INCREMENTAL GROWTH BLENDED 53% 75% 64% 47% 25% 36% 4.0 Benefit to Existing Development For the Town to reach full build-out, a phase of rapid growth including most roadway infrastructure needs identified in this report will occur. Out of the infrastructure needs identified however, certain improvements will benefit current residents and would comprise the non-growth component of the DC. The improvements required to accommodate higher volumes of traffic and increased demand on the existing infrastructure directly attributable to new developments are eligible for funding through Development Charges. Approximately 79% of the capital improvement cost is eligible for cost recovery through the DC mechanisms. The remaining 21% of expenditures will benefit existing community. All new construction and road widening projects have been determined to be 100% triggered by growth and required to meet the needs of new development. Certain portions of future reconstruction and urbanization projects have recognized benefits to existing (non-growth) component. Table 7 outlines the percentage allocation and the rationale behind attributing whole or a portion of an improvement type to existing development. Table 7: Benefit to existing development Improvement Type Rationale Benefit to Existing (%) Road Reconstruction Signalization New creek crossing structures A road reconstruction typically serves to improve safety, operation, bring roadway section to new design standards and increase road capacity. The capacity gains are relating to improvements in alignment, road reconfiguration, pavement structure, and in some cases, to address road damage caused by heavy construction traffic. An 20% allocation has been made to account for repaving of the road which is the only treatment a road would require if growth would not occur. 100% of the cost is allocated to growth understanding that the need for additional signalization is required to control increased traffic volumes at intersections. No deduction understanding that the need for new crossing creek structures is entirely driven by the need to accommodate 20% 0% 0% 5

140 F-8 January 2010 Roundabouts Multi-use pathways in boulevards Sidewalks Illumination Traffic calming Intersection improvements Traffic Management Systems Storm Management Pond Studies Project administration new growth. 100% of the cost is allocated to growth understanding that the need for new three roundabouts is required to control increased traffic volumes generated by new developments. A 50/50 split has been allocated to acknowledge that new and existing growth will benefit from active transportation improvements. With only three exemptions, existing community is supporting 90% of the expansion costs for sidewalk. This reflects the need of providing continuous pedestrian network within the built-up areas of the Town. Cost of providing street illumination in new growth areas is at 100% allocated to growth. 100% of the cost is allocated to growth understanding that the need for traffic calming treatment is triggered by traffic generated by new developments. 100% of the cost is allocated to growth understanding that the need for various intersection improvements is triggered by traffic generated by new developments. 100% of the cost is allocated to growth understanding that the need for implementation of traffic management system is in response to higher volumes of traffic attributed to new developments. This storm management pond is required for new collector road in new growth area. A variety of growth management studies pertaining to road and road related infrastructure will be required to plan for new growth. Additional project administration effort will be required to design and administer growth related capital projects. 0% 50% 10% to 90% 0% to 90% 0% 0% 0% 0% 0% 0% 6

141 F-9 January Anticipated Increase in Need for Roads The anticipated increase in needs for roads and road related services have been established by reviewing and confirming needs identifed in planning documents and reports completed and subsequently adopted by the Town s council by the end of July These documents and reports include: Functional Servicing Study Update Report, Issue 2, May 31, 2013 by IBI Town of Whitchurch-Stouffville Capital Budget, January 2013 Roads Needs Study Update, October 2011 by MRC/MMM The identifed improvements comply with the Town s Local Servicing Policy and the Development Charges Act. The full listing of capital projects is provided in Table 8. 7

142 F-10 January 2010 Table 8: Roads and road related capital needs Road From To Improvement Type Road Class Timing Subtotal Engineering (10%) Contingency (10%) Total cost BTE% Benefit to Existing BTG% Growth Related Reconstruction Bethesda Rd Ninth Line Tenth Line Reconstruction Minor Arterial 2022 $3,144,180 $314,418 $314,418 $3,773,016 20% $754,603 80% $3,018,413 Bethesda Rd Highway 48 Ninth Line Reconstruction Minor Arterial 2022 $3,301,389 $330,139 $330,139 $3,961,667 20% $792,333 80% $3,169,333 Tenth Line South Mantle Avenue S Limit of Development Reconstruction Minor Arterial 2020 $1,414,881 $141,488 $141,488 $1,697,857 20% $339,571 80% $1,358,286 Multi-use pathways in boulevard Ninth Line HooverPark Main Street S/W and Trail Pathway Reg Arterial 2013 $201,319 $20,132 $20,132 $241,582 50% $120,791 50% $120,791 Ninth Line Main St Rupert St S/W and Trail Pathway Reg Arterial 2013 $50,330 $5,033 $5,033 $60,396 50% $30,198 50% $30,198 Ninth Line HooverPark S. Townline S/W and Trail Pathway Reg Arterial 2015 $304,030 $30,403 $30,403 $364,836 50% $182,418 50% $182,418 Ninth Line Rupert St Millard Street S/W and Trail Pathway Reg Arterial 2017 $125,824 $12,582 $12,582 $150,989 50% $75,494 50% $75,494 Ninth Line Millard St Bayberry St S/W and Trail Pathway Reg Arterial 2017 $116,935 $11,693 $11,693 $140,322 50% $70,161 50% $70,161 Main Street Ninth Line Sandiford Dr S/W and Trail Pathway Minor Arterial 2018 $276,813 $27,681 $27,681 $332,176 50% $166,088 50% $166,088 Main Street Sandiford Dr Highway 48 S/W and Trail Pathway Minor Arterial 2018 $201,319 $20,132 $20,132 $241,582 50% $120,791 50% $120,791 Main Street Tenth Line YorkDurham Rd S/W and Trail Pathway Minor Arterial 2020 $176,154 $17,615 $17,615 $211,384 50% $105,692 50% $105,692 Tenth Line Main St Forsyth Farm Drive S/W and Trail Pathway Minor Arterial 2020 $233,869 $23,387 $23,387 $280,643 50% $140,322 50% $140,322 Tenth Line Mantle Rd S. Townline S/W and Trail Pathway Minor Arterial 2020 $210,483 $21,048 $21,048 $252,579 50% $126,290 50% $126,290 Ninth Line Bayberry St Bethesda Rd N. S/W and Trail Pathway Reg Arterial 2021 $210,483 $21,048 $21,048 $252,579 50% $126,290 50% $126,290 YorkDurham Rd S. Townline Hoover Park Drive S/W and Trail Pathway Reg Arterial 2022 $304,030 $30,403 $30,403 $364,836 50% $182,418 50% $182,418 YorkDurham Rd HooverPark Dr Main Street S/W and Trail Pathway Reg Arterial 2022 $163,709 $16,371 $16,371 $196,450 50% $98,225 50% $98,225 YorkDurham Rd Main St Forsyth Farm Drive S/W and Trail Pathway Reg Arterial 2023 $233,869 $23,387 $23,387 $280,643 50% $140,322 50% $140,322 YorkDurham Rd Forsyth Farm Drive Bethesda Rd N. S/W and Trail Pathway Reg Arterial 2023 $257,256 $25,726 $25,726 $308,708 50% $154,354 50% $154,354 Tenth Line Forsyth Farm Drive Bethesda Rd N. S/W and Trail Pathway Minor Arterial 2023 $257,256 $25,726 $25,726 $308,708 50% $154,354 50% $154,354 Illumination Ninth Line Elm Road NLimit of Development Streetlights Reg Arterial 2017 $215,332 $21,533 $21,533 $258,399 0% $0 100% $258,399 Ninth Line N of Hoover Park Drive S Limit of Development Streetlights Reg Arterial 2015 $322,999 $32,300 $32,300 $387,598 0% $0 100% $387,598 Highway 48 Millard Street Main Street Streetlights MTO Hwy 2021 $134,583 $13,458 $13,458 $161,499 0% $0 100% $161,499 Highway 48 Bethesda Road Millard Street Streetlights MTO Hwy 2021 $296,082 $29,608 $29,608 $355,299 0% $0 100% $355,299 Tenth Line South Mantle Avenue S Limit of Development Streetlights Minor Arterial 2020 $242,249 $24,225 $24,225 $290,699 0% $0 100% $290,699 Tenth Line North Main Street Bethesda Rd N. Streetlights Minor Arterial 2020 $538,331 $53,833 $53,833 $645,997 0% $0 100% $645,997 RR #30 S Limit of Development Mantle Avenue Streetlights Reg Arterial 2022 $161,499 $16,150 $16,150 $193,799 0% $0 100% $193,799 RR #30 Mantle Avenue Hoover Park Drive Streetlights Reg Arterial 2022 $107,666 $10,767 $10,767 $129,199 0% $0 100% $129,199 RR #30 Hoover Park Drive Main Street Streetlights Reg Arterial 2022 $188,416 $18,842 $18,842 $226,099 0% $0 100% $226,099 RR #30 Main Street Forsyth FarmDrive Streetlights Reg Arterial 2025 $242,249 $24,225 $24,225 $290,699 0% $0 100% $290,699 RR #30 Forsyth Farm Drive N Limit of Development Streetlights Reg Arterial 2025 $80,750 $8,075 $8,075 $96,900 0% $0 100% $96,900 Ninth Line S limitexisting Bloomington Nlimitof existing Bloomington Streetlights Reg Arterial 2017 $161,499 $16,150 $16,150 $193,799 90% $174,419 10% $19,380 Ninth Line S limitexisting Musselmans Lake Nlimitexisting Musselmans Lake Streetlights Reg Arterial 2016 $403,748 $40,375 $40,375 $484,498 90% $436,048 10% $48,450 Aurora Road Savoia entrance BallantraeSchool Streetlights Reg Arterial 2014 $645,997 $64,600 $64,600 $775,197 90% $697,677 10% $77,520 Hwy #48 Middleburg Savoia Phase 3 entrance Streetlights MTO Hwy 2014 $376,832 $37,683 $37,683 $452,198 90% $406,978 10% $45,220 Bloomington Road Hamlet of Bloomington east west limits Streetlights Minor Arterial 2017 $269,166 $26,917 $26,917 $322,999 90% $290,699 10% $32,300 Traffic Calming Hoover Park Drive (mini round-abouts) Traffic calming Collector 2020 $400,000 $40,000 $40,000 $480,000 0% $0 100% $480,000 Millard Street (mini round-abouts) Traffic calming Collector 2020 $400,000 $40,000 $40,000 $480,000 0% $0 100% $480,000 Intersection improvements Main Ninth Line Intersection work Arterial 2013 $500,000 $50,000 $50,000 $600,000 0% $0 100% $600,000 RR30/ Hoover Park Dr Intersection work Arterial 2022 $125,000 $12,500 $12,500 $150,000 0% $0 100% $150,000 Sidewalks (both sides unless indicated) Ninth Line S limitexisting Bloomington Nlimitof existing Bloomington 1.5m sidewalks (2 sides) Reg Arterial 2017 $123,477 $12,348 $12,348 $148,172 90% $133,355 10% $14,817 Ninth Line S limitexisting Musselmans Lake Nlimitexisting Musselmans Lake 1.5m sidewalks (2 sides) Reg Arterial 2016 $308,691 $30,869 $30,869 $370,430 90% $333,387 10% $37,043 Bloomington Road W limitexisting Bloomington E limitof existing Bloomington 1.5m sidewalks (2 sides) Minor Arterial 2017 $185,215 $18,521 $18,521 $222,258 90% $200,032 10% $22,226 Aurora Road Grayfield Drive BallantraeSchool 1.5m sidewalks (2 sides) Minor Arterial 2014 $493,906 $49,391 $49,391 $592,687 90% $533,419 10% $59,269 Hwy 48 Pinevista Savoia Phase3 entrance 1.5m sidewalks (2 sides) MTO Hwy 2014 $576,224 $57,622 $57,622 $691,468 10% $69,147 90% $622,322 Hwy 48 StouffvilleRd Millard Blvd 1.5m sidewalk (1 side) MTO Hwy 2021 $61,738 $6,174 $6,174 $74,086 10% $7,409 90% $66,677 Hwy 48 StouffvilleRd Sam's Way 1.5m sidewalk (1 side) MTO Hwy 2021 $308,691 $30,869 $30,869 $370,430 10% $37,043 90% $333,387 Downtown Intensification Area various locations 1.5m sidewalks (2 sides) Collector 2021 $82,318 $8,232 $8,232 $98,781 90% $88,903 10% $9,878 Ninth Line HooverPark S. Townline 1.8m sidewalk (1 side) Reg Arterial 2015 $159,479 $15,948 $15,948 $191,375 90% $172,238 10% $19,138 Ninth Line Millard St Bayberry St 1.8m sidewalk (1 side) Reg Arterial 2017 $61,338 $6,134 $6,134 $73,606 90% $66,245 10% $7,361 Tenth Line 110m north of North St Forsyth Farm Drive 1.8m sidewalk (1 side) Minor Arterial 2020 $61,338 $6,134 $6,134 $73,606 90% $66,245 10% $7,361 Tenth Line Mantle Rd S. Townline 1.8m sidewalk (1 side) Minor Arterial 2020 $110,409 $11,041 $11,041 $132,491 90% $119,242 10% $13,249 Ninth Line Bayberry St Bethesda Rd N. 1.8m sidewalk (1 side) Reg Arterial 2021 $110,409 $11,041 $11,041 $132,491 90% $119,242 10% $13,249 YorkDurham Rd S. Townline Hoover Park Drive 1.8m sidewalk (1 side) Reg Arterial 2022 $166,840 $16,684 $16,684 $200,208 90% $180,187 10% $20,021 YorkDurham Rd HooverPark Dr Main Street 1.8m sidewalk (1 side) Reg Arterial 2022 $85,874 $8,587 $8,587 $103,048 90% $92,743 10% $10,305 YorkDurham Rd Main St Forsyth Farm Drive 1.8m sidewalk (1 side) Reg Arterial 2023 $122,676 $12,268 $12,268 $147,212 90% $132,491 10% $14,721 YorkDurham Rd Forsyth Farm Drive Bethesda Rd N. 1.8m sidewalk (1 side) Reg Arterial 2023 $134,944 $13,494 $13,494 $161,933 90% $145,740 10% $16,193 Tenth Line Forsyth Farm Drive Bethesda Rd N. 1.8m sidewalk (1 side) Minor Arterial 2023 $134,944 $13,494 $13,494 $161,933 90% $145,740 10% $16,193 Creek Crossings- Structures Crossing (RB04) Baker Hill Drive at Little Rouge Creek (West) Structures Collector 2016 $1,281,429 $128,143 $128,143 $1,537,714 0% $0 100% $1,537,714 Crossing (RB05) Forsyth Farm Road at Reesor Creek Structures Collector 2016 $1,281,429 $128,143 $128,143 $1,537,714 0% $0 100% $1,537,714 Crossing (RB06) Ringwood Drive Extension at Little Rouge Creek, East Tributary Structures Collector 2022 $1,281,429 $128,143 $128,143 $1,537,714 0% $0 100% $1,537,714 Crossing (RB10) Baker Hill Drive at Little Rouge Creek (East) Structures Collector 2016 $1,281,429 $128,143 $128,143 $1,537,714 0% $0 100% $1,537,714 Storm Water Management Pond Beltline SWM Pond SWMP Collector 2013 $2,333,333 $233,333 $233,333 $2,800,000 0% $0 100% $2,800,000 Signals Signals Highway 48 / Bethesda Road North Signals MTO Hwy 2018 $175,000 $17,500 $17,500 $210,000 0% $0 100% $210,000 Leg (TS16) Sandiford Drive / Hoover Park Signals Collector 2014 $175,000 $17,500 $17,500 $210,000 0% $0 100% $210,000 Drive Hoover Park/ Mostar Signals Collector 2021 $175,000 $17,500 $17,500 $210,000 0% $0 100% $210,000 (TS27) Tenth Line North / Forsyth Signals Reg Arterial 2020 $175,000 $17,500 $17,500 $210,000 0% $0 100% $210,000 Farm Rd (TS28) Regional Road 30 / Hoover Signals Reg Arterial 2021 $175,000 $17,500 $17,500 $210,000 0% $0 100% $210,000 Park Drive Roundabouts Roundabout Baker Hill Blvd / Ninth Line Roundabout Collector 2015 $402,632 $40,263 $40,263 $483,159 0% $0 100% $483,159 Tenth Line / Street G Roundabout Minor Arterial 2022 $402,632 $40,263 $40,263 $483,159 0% $0 100% $483,159 Tenth Line/ Bayers Pond Way Roundabout Minor Arterial 2020 $402,632 $40,263 $40,263 $483,159 0% $0 100% $483,159 Traffic Management Systems TMS Traffic systems - arterial roads TMS Minor Arterial 2020 $145,167 $14,517 $14,517 $174,200 0% $0 100% $174,200 Traffic Timing System - Other Roads TMS Collector 2020 $121,917 $12,192 $12,192 $146,300 0% $0 100% $146,300 Studies Studies Growth management studies (DC) Studies Town-wide $280,000 $28,000 $308,000 0% $0 100% $308,000 Growth management studies (TMP) Studies Town-wide $720,000 $72,000 $792,000 0% $0 100% $792,000 Traffic operations studies Studies Town-wide $600,000 $60,000 $660,000 0% $0 100% $660,000 Bethesda Rd Environmental Assessment Studies Minor Arterial $200,000 $20,000 $220,000 0% $0 100% $220,000 Project management and administration Project Admin $2,448,000 $2,448,000 0% $0 100% $2,448,000 TOTAL $ 34,342,067 $ 3,009,407 $ 3,189,407 $ 40,540,880 $8,529,342 $32,011,538 based on unitcostassumptions. Detailed cost estimates aresubjectto further st 8

143 6.0 Cost Calculation F-11 January 2010 The construction costs were updated based on 2012 tender documents supplied by the Town. In situations where construction costs were insuficent or not avalable, construction prices for particular items were supplemented with York Region or Provincial (MTO) data. Unit costs are summarized in Table 9, and basic roadway costs are summarized in Table 10. All construction costs are in 2012 dollars. Table 9: Cost of basic construction items Construction item Unit Cost ($) Excavation $17.81 Granular A- Roadway $36.58 Granular B - Roadway $29.54 Hot Mix HL3 $85.20 Hot Mix HL8 $77.77 Concrete Sidewalk (including granular base) mm DIA non perforated subdrain $18.72 Supply and Install Storm, Sewer Pipes (300mm min.) $ Catchbasins (single) $2, Catchbasis (double) $3, Manhole, maintenance holes $5, Top soil and sod $7.48 Costs for basic road and road related treatments were estblished from the Town s road design standards and common practices applied to any roads, traffic signals, intersections, roundabouts or illumination projects. These benchmark costs are summarized in Table 10. 9

144 F-12 January 2010 Table 10: Basic roadway costs Treatment description Cost ($) Unit Rural road reconstruction $1,572,090 km Multiuse pathways in boulvard $251,648 km Concrete sidewalks (2 sides) $205,794 km Traffic calming & mini-roundabouts $100,000 EA Creek Crossing Structure $2,786 M2 Traffic Signals (single location) $175,000 LS Roundabouts (1 lane) $402,632 LS Illumination (new) $269,166 km Traffic management system (arteraial) $145,167 LS Traffic management system (collector) $121,917 LS Studies various 10

145 APPENDIX G DEVELOPMENT CHARGES BACKGROUND STUDY REPORT WATER AND WASTEWATER SERVICING, PREPARED BY BLUEPLAN

146 G-1 Development Charges Background Study Report Water and Wastewater Servicing Prepared by BluePlan for: The Town of Whitchurch- Stouffville W October 30, 2013 BluePlan Engineering Consultants Limited 75 International Blvd, Suite 304 Toronto, ON M9W 6L9 P: F:

147 Town of Whitchurch-Stouffville G-2 Development Charges Background Study Water and Wastewater Servicing Table of Contents page 1. Overview Background... 1 Related Studies... 1 Study Area... 1 System Overview Water Distribution System Population and Employment Projections Watson Planning Projections Water and Wastewater Servicing Strategies Water Servicing Strategy and Program... 7 Wastewater Servicing Strategy and Program... 7 Related Servicing Policy and Criteria Residential Servicing... 8 Employment Servicing... 8 Other Servicing Requirements... 8 Water Demand and Wastewater Flow Design Criteria Water Design Criteria Wastewater Collection System... 2 Wastewater Design Criteria... 8 Development of DC Project Costing... 9 Development Charges Criteria DC Eligible Infrastructure Water DC Eligibility Criteria Wastewater DC Eligibility Criteria Post Period Benefit Benefit to Existing Oversizing Residential and Non Residential Cost Share Splits Project Timing Water DC Eligible Capital Program Wastewater Capital Program October 30, 2013 Page i

148 Town of Whitchurch-Stouffville G-3 Development Charges Background Study Water and Wastewater Servicing LIST OF TABLES Table 1 Population and Employment Growth by Service Area Table 2 Water Demand Design Criteria... 8 Table 3 Wastewater Flow Design Criteria... 9 Table 4 Water DC Eligibility Criteria Table 5 Wastewater DC Eligibility Criteria Table 6 Residential and Non-Residential Splits for Water Servicing Table 7 Residential and Non-Residential Splits for Wastewater Servicing Table 8 Water DC Capital Program Table 9 Wastewater DC Capital Program LIST OF FIGURES Figure 1 Town of Stouffville Future Land Use and Existing Water Distribution System... 4 Figure 2 Town of Stouffville Future Land Use and Existing Wastewater Collection System... 5 Figure 3 Water DC Projects Figure 4 Wastewater DC Projects October 30, 2013 Page ii

149 Town of Whitchurch-Stouffville Development Charges Background Study Water and Wastewater Servicing G-4 1. Overview 1.1 Background As part of the Town of Whitchurch-Stouffville 2013 Development Charges (DC) Study undertaken by Watson & Associates, BluePlan was retained to support the water and wastewater servicing component of the study. This report presents the basis for the development of the costs and implementation timing of water and wastewater projects required to service growth in the water and wastewater urban service area. The water and wastewater servicing program addresses the needs within the DC Study planning horizon from 2013 to The capital projects outlined in this report are largely based on the water and wastewater servicing analysis developed in the Functional Servicing Study (FSS) completed by IBI Group in May BluePlan has reviewed the FSS to validate the servicing strategies and also determine the DC eligible water and wastewater capital needs, benefits to the existing service area, and allocation of costs to residential and employment growth. 1.2 Related Studies This study has drawn on both historical and recent studies and resources including the following: Functional Servicing Study (IBI Group, May 2013) 2013 Development Charges Background Study (Watson & Associates, 2013) 2013 Capital Budget & All Forecasts (Town) Draft Transportation DC Capital Program (HDR Corp., Sep 2013) 2009 Development Charges Background Program (Watson & Associates, amended July 2009) 1.3 Study Area The study area for the water component of the 2013 DC includes the urban water service area of the Communities of Stouffville and Ballantrae and the fire protection system of Gormley. The study area for the wastewater component includes the urban wastewater service area of the Community of Stouffville. The growth identified for the 2031 planning horizon is primarily located in the greenfield areas and intensification areas within the existing urban boundary of Stouffville. The existing water distribution system for Stouffville is shown in Figure 1. The existing wastewater collection system for Stouffville is shown in Figure 2. Both figures highlight the future land use requirements within the community. Within the existing and future service areas there are natural and built environments which are recognized and considered in the preparation of servicing strategies and capital programs. Within the Stouffville service area the main creeks are Little Rouge Creek in the west and the Stouffville and Reesor Creeks in the east. The Stouffville service area lies within two watersheds: the Rouge on the west and Duffins in the east. There is also a Go Transit rail line crossing the study area which runs north-south, east of Ninth Line. October 30, 2013 Page 1

150 Town of Whitchurch-Stouffville Development Charges Background Study Water and Wastewater Servicing G System Overview Water Distribution System The existing urban water systems in the Town of Whitchurch-Stouffville are supplied water from the Regional Municipality of York facilities. The rural water supply outside the serviced areas utilize private water systems. Town of Stouffville Municipal water supply in Stouffville is provided from the Region of York, using five (5) local groundwater wells and water from the York Water System (YWS) which is a lake based supply drawing water from Lake Ontario. There are three water pressure zones servicing the Stouffville community: Zones 1, 2, and 3. Zone 1, the Upper Zone, services northeast Stouffville. It is supplied through a booster pumping station east of Tenth Line that pumps water from Zone 2. An elevated tank provides storage for this zone on Bethesda Road. Zone 2, the Middle Zone, services the largest area including central Stouffville. It is supplied by municipal wells and the Markham Reservoir and Pumping Station. An elevated tank provides storage for this zone. Zone 3, the Lower Zone, services southwest Stouffville. It is supplied via two pressure reducing valve stations. The existing water distribution system throughout all three zones comprises local and larger trunk watermains servicing the community. Some developments are serviced by private watermains. Ballantrae The communities of Ballantrae and Musselman Lake are serviced by two groundwater production wells and pumphouse. An existing distribution system services residential and business properties. Gormley Gormley is located on Stouffville Road, just east of Highway 404. Although there is currently no potable water service in the Hamlet of Gormley there is a fire protection system. This system includes a nonpotable water supply that is pumped into a network of watermains. Based on the size, location and distribution of the fire protection network, this system would be capable to be upgraded to a potable water system for the community in the future. As such, the Gormley fire protection system is considered as part of the water service area for the purpose of the DC Study Wastewater Collection System Wastewater in the Community of Stouffville is largely collected by the local municipal wastewater system and is conveyed to the York Durham Sewage System (YDSS), which is jointly owned and operated by the Regions of York and Durham. A small number of lots are currently serviced by private systems. The municipal wastewater collection system consists of small local sewers, which connect to a number of larger subtrunk sewers conveying flows in a southerly direction. The subtrunk sewers outfall to the YDSS via the West branch (Little Rouge Creek), the East branch (Mantle Ave and Reeves Way Blvd), and finally the Main branch (Ninth Line) of the YDSS trunk sewer. There is currently one municipal sanitary pumping station (SPS) within the Stouffville service area. This SPS is located in the southwest quadrant and is considered a temporary station that services Subtrunk 9. October 30, 2013 Page 2

151 Town of Whitchurch-Stouffville Development Charges Background Study Water and Wastewater Servicing G-6 There are also two private sanitary pumping stations servicing localized developments. One SPS is located south of Main Street, west of the York/Durham Line. It pumps flows from the east limit of Donna Lee Trail west to Onyx Lane. The other pumping station services a local residential development east of Tenth Line and north of North Street. It pumps flows from the east limit of Norm Faulkner Drive west to Tenth Line. October 30, 2013 Page 3

152 G-7 ± Ninth Line 3.7 E E4 E Stouffville Road I1 I29 E MD E SWM I30 I32 O/S I2 I31 I4 I33 I7 I8 I3 I5a I5b I6 I34 E9 E6.2 E6.1 SWM SWM E1.1 SWM SWM E SWM INST O/S INST O/S SWM I9 E5 INST O/S O/S I41 I10 I11 INST O/S MD MD 2.5 MD I27 O/S O/S I28 I35 I12 I14 I36 I O/S O/S 3.12 Ninth Line 1.7 SWM I16 I15 INST 1.1 SWM INST SWM O/S O/S I17 I18 EI9 I20 I39a I40 I19 O/S INST INST SWM SWM O/S O/S EI10 I SWM MD MD SWM O/S I22 I23 E7 I37 I24 I38 I25 O/S INST O/S INST O/S SWM I26 O/S 2.12 SWM York/Durham Line Town of Whitchurch-Stouffville Development Charges Background Study Figure 1 Community of Stouffville Existing Watermains and Future Land Use Legend Land Use Existing Watermain Water Pressure Zone Phase 1 - Regional Agreement Res Participants Phase 2 - Remainder of Secondary Plan Phase 3 - Oak Ridges Moraine Settlement Areas Employment Lands Intensification - Local Corridor Intensification - Local Centre Intensification - Other Major Road Intensification - Active Development Application (No Residential Component) Intensification - Active Development Application (With Residential Component) Intensification - Local Centre Potential Infill October 29, 2013 W WW 1:18,000

153 G-8 ± Ninth Line 3.7 E E4 E Stouffville Road I1 I29 E MD E SWM I30 I32 O/S I2 I31 I4 I33 I7 I8 I3 I5a I5b I6 I34 E9 E6.2 E6.1 SWM SWM E1.1 SWM #* SWM E SWM INST O/S INST O/S SWM I9 E5 INST O/S O/S I41 I10 I11 INST O/S MD MD 2.5 MD I27 O/S O/S I28 I35 I12 I14 I36 I O/S O/S 3.12 Ninth Line 1.7 SWM I16 I15 INST 1.1 SWM INST SWM O/S O/S I17 I18 EI9 I20 I39a I40 I19 O/S INST INST SWM SWM O/S O/S EI10 I SWM MD MD SWM O/S I22 I E7 O/S I37 SWM I24 I38 I25 #* #* I26 O/S 2.12 O/S INST O/S INST 1.2 SWM 2.11 York/Durham Line Town of Whitchurch-Stouffville Development Charges Background Study Figure 2 Community of Stouffville Existing Wastewater Servicing and Future Land Use Legend #* Existing Pumping Station Existing Forcemain Existing Sanitary Sewer Drainage Land Use Phase 1 - Regional Agreement Res Phase 2 - Remainder of Secondary Plan Phase 3 - Oak Ridges Moraine Settlement Employment Lands Intensification - Local Corridor Intensification - Local Centre Intensification - Other Major Road Intensification - Active Development Application (No Residential Component) Intensification - Active Development Application (With Residential Component) Intensification - Local Centre Potential Infill October 29, 2013 W WW 1:18,000

154 G-9 Town of Whitchurch-Stouffville Development Charges Background Study Water and Wastewater Servicing 2. Population and Employment Projections 2.1 Watson Planning Projections 2013 The planning data set utilized for this study is based on the Watson & Associates population and employment forecasts contained in the 2013 Development Charges Background Study Growth Forecast. The planning projections provide residential and non-residential forecasts to the horizon year of Residential and non-residential development were assigned to predefined Regional traffic zones, and were divided into existing, Phase 1 & 2 and Phase 3, and Intensification Areas (identified through the 2009 Stouffville Intensification Study). The 2013 Watson planning projections were used in the preparation of the Town s Functional Servicing Study and in the preparation of this Water and Wastewater Servicing DC Background Study. The population and employment projections corresponding to the residential and non-residential water and wastewater service areas are provided in Table 1. Table 1 Population and Employment Growth by Service Area October 30, 2013 Population Employees Water Service Area 17,557 3,986 Wastewater Service Area 17,997 3,441 Page 6

155 Town of Whitchurch-Stouffville Development Charges Background Study Water and Wastewater Servicing G Water and Wastewater Servicing Strategies The water and wastewater servicing strategies developed under the Functional Servicing Study (FSS) project form the basis for the servicing needs of the DC program. The FSS program was reviewed and validated under this DC study. From these water and wastewater strategies, BluePlan have developed the comprehensive water and wastewater capital programs and have identified DC eligible projects. 3.1 Water Servicing Strategy and Program As outlined in the FSS, the water servicing strategy in Stouffville is summarized as follows: Phase 2 growth areas result in the extension of the distribution system to the southwest as well as across the north limits of the community Phase 3 growth areas also require extension of the distribution system across the north limits of the community A sub-trunk watermain through the northwest provides for the extension of local watermains Extension of the distribution system in the southwest along with provision of a pressure reducing valve is required to service the employment lands in the south Additional local watermain upgrades are required along and near Main Street to support intensification In Gormley, additional local watermain is provided for extension of the fire protection network. 3.2 Wastewater Servicing Strategy and Program As outlined in the FSS, the wastewater servicing strategy in Stouffville is summarized as follows: Phase 2 growth areas to the south require extension of local sewer Phase 2 and Phase 3 growth areas in the northeast require extension of the collection system and ultimately convey flows to a new sewer on the York/Durham Line (Reg Road 30) Parts of Phase 2 and Phase 3 growth areas will convey flows southerly to the existing system on Greenwood Road A large portion of Phase 2 and Phase 3 growth areas will convey flows southwesterly along a new trunk sewer and connect to the existing system on Baker Hill Boulevard The employment areas in the southwest will require a new sewage pumping station to service the full block of land October 30, 2013 Page 7

156 Town of Whitchurch-Stouffville G-11 Development Charges Background Study Water and Wastewater Servicing 4. Related Servicing Policy and Criteria 4.1 Residential Servicing The Town s Functional Servicing Study has reviewed the specific needs for the existing and future residential servicing areas. Residential servicing strategies were developed based on servicing standards and guidelines and servicing needs calculated from planning projections and design criteria. 4.2 Employment Servicing Similar to residential servicing the Functional Servicing Study reviewed the specific servicing needs for the existing and future employment areas. 4.3 Other Servicing Requirements In addition to extension of services related to the local growth needs, there are servicing requirements related to overall level of service and unique impacts from growth. These projects include the need to consider upstream capacity requirements such as servicing needs for growth areas outside a specific subdivision, intensification infrastructure requirements potentially located outside or away from the area of development, and collection system changes (decommissioning of sewers) to direct flows and maintain adequate capacity in the system. 4.4 Water Demand and Wastewater Flow Design Criteria The water and wastewater design criteria utilized for this DC study was based on the criteria established in the FSS. The FSS established one residential per capita criteria for water and wastewater each and one employment per employee criteria for water and wastewater each. Based on information available, further delineation of residential or employment criteria into more discreet categories was not undertaken Water Design Criteria The water design criteria utilized in the FSS and this study is based on MOE and Town guidelines but also considers historical demands in the Town and Region between 2008 and The water design criteria is summarized in Table 2. Table 2 Water Demand Design Criteria Type Average Day Water Demand Criteria Residential 262 L/cap/d Non-Residential 234 L/emp/d L/s/ha Max Day peaking factor 1.83 Peak Hour peaking factor 2.74 Wastewater Design Criteria The wastewater design criteria utilized in this study is based on Town design standards. The average day wastewater design criteria is summarized in Table 3. October 30, 2013 Page 8

157 Town of Whitchurch-Stouffville Development Charges Background Study Water and Wastewater Servicing G-12 Table 3 Wastewater Flow Design Criteria Type Residential Non-Residential Average Day Wastewater Flow Criteria 450 L/cap/d 450 L/emp/d (at 50 p/ha) 0.26 L/s/ha L/s/ha is equivalent to 450 L/emp/d at 50 p/ha 4.5 Development of DC Project Costing Under this Development Charges Background Study BluePlan has utilized the Town s Functional Servicing Study strategies to generate a comprehensive water and wastewater capital program and through screening with DC Criteria established a DC eligible capital program. BluePlan has then developed cost estimates for each individual DC eligible project in 2013 dollars. The basis for the cost estimating process was: Using benchmarked unit costs a baseline cost is derived for each project Additional unique costs are added to account for depth, environmental and rail crossings etc An urban uplift cost is added for intensification projects to account for a higher degree of constrained constructability Additional costs added to account for Engineering and Contingency Non-recoverable HST (1.76%) is applied to the cost of the project 5. Development Charges Criteria 5.1 DC Eligible Infrastructure Through working with the Town, Watson & Associates prepared a DC Policy Document that defined Local Service Policy and the criteria of infrastructure to be included in the DC By-Law. This provided initial guidelines for local service transportation (road and trail), sanitary, watermain and stormwater management systems. Through this study the water and wastewater categories were refined to establish a list of DC Eligibility Criteria that would guide the determination of DC eligible projects. It is these criteria that are were used to review the FSS strategies to develop a DC eligible capital water and wastewater program Water DC Eligibility Criteria The Water DC Eligibility Criteria developed and used for the DC Study is as follows: October 30, 2013 Page 9

158 Town of Whitchurch-Stouffville Development Charges Background Study Water and Wastewater Servicing G-13 Table 4 Water DC Eligibility Criteria Water DC Criteria 1 Pumping Stations and works associated with Zone Boundaries are included in the DC. 2 Watermains external to subdivision, projects required for intensification growth and strategic projects that benefit the growth of subdivisions are included in the DC. 3 Marginal costs of waterworks within the subdivision above 300 mm nominal diameter. 4 Connections to trunk mains and pumping stations to service specific areas to be direct developer responsibility. 5 Watermains within Regional ROW are included in the DC Wastewater DC Eligibility Criteria The Wastewater DC Eligibility Criteria developed and used for the DC Study is as follows: Table 5 Wastewater DC Eligibility Criteria Wastewater DC Criteria 1 Pumping Stations are included in the DC. 2 Sewers external to subdivision, projects required for intensification growth and strategic projects that benefit the growth of subdivisions are included in the DC. 3 Cost of sewer works within the subdivision above 375 mm nominal diameter and depth of 5 m or greater which benefits upstream developers. 4 Connections to trunk mains and pumping stations to service specific areas to be direct developer responsibility. 5 Sewers within Regional ROW are included in the DC. 5.2 Post Period Benefit As outlined the DC Capital Program is based on the FSS which had a horizon year of The servicing strategy did not consider any potential post 2031 capacity needs and thus no projects have been oversized for post period benefit. 5.3 Benefit to Existing The non-growth component has been identified for certain projects which benefit the existing service area. These components are associated with upgrades to the existing system or facilities necessary to maintain service levels to existing residential and non-residential users. These projects may also include upgrades or expansions which provide additional capacity to meet growth in the service area. The growth October 30, 2013 Page 10

159 Town of Whitchurch-Stouffville G-14 Development Charges Background Study Water and Wastewater Servicing related and non-growth related costs for each of the DC Eligible projects have been separately identified in the Capital Program Tables. 5.4 Oversizing As per Water and Wastewater DC Eligibility Criteria 3, projects that are within subdivisions and above 300 mm diameter for waterworks are DC eligible. The marginal costs associated with the sizing above 300 mm are considered DC eligible. For wastewater, sewers above 375 mm diameter and with depth of 5 meters or below are DC eligible. Similarly, the marginal costs associated with the sizing above 375 mm are considered DC eligible. The marginal costs for the larger size pipes is referred to as oversizing. The base cost for the oversized pipes (or direct developer cost) and the DC eligible project costs have been separately identified in the Capital Program Tables. 5.5 Residential and Non Residential Cost Share Splits The development charges eligible share of the capital program in this study report has been split between benefit to residential development and benefit to non-residential development. Using the FSS as the technical basis of the program and its methods used to project growth related infrastructure needs it was determined that a separate single residential category split and a single non-residential category split for water and wastewater projects was appropriate. The Residential and Non-Residential splits are based on the percentage of the total anticipated flow increase to be generated by each class of development. For water projects, the splits are based on the maximum day demand attributed to the growth from 2013 to 2031 within the urban service areas of Stouffville, Balantrea and Gormley. For the wastewater projects, the splits are based on average day wastewater flows attributed to the growth from 2013 to 2031 within the urban service area of Stouffville. The Residential and Non-residential splits based on demands and flows for water and wastewater that were applied to DC eligible costs are shown in Table 6 and Table 7. Table 6 Residential and Non-Residential Splits for Water Servicing Water Service Area Residential Non-Residential Total Population / Employment 1 Average Demand Rate (L/cap/d) 2 Maximum Day Demand (L/d) 3 Percentage Split 17, ,417,879 83% 3, ,706,885 17% 10,124, % 21,543 1 Excluding census undercount. IBI FSS water modelling design criteria. 3 Calculated based on maximum day factor of 1.83 (IBI FSS water modelling design criteria). 2 October 30, 2013 Page 11

160 Town of Whitchurch-Stouffville Development Charges Background Study Water and Wastewater Servicing G-15 Table 7 Residential and Non-Residential Splits for Wastewater Servicing Wastewater Service Area Population / Employment 1 Average Flow Rate (L/cap/d) 2 Average Day Demand (L/d) 3 Percentage Split Residential 17, ,098,650 84% Non-Residential 3, ,548,450 16% Total 21,438 9,647, % 1 Excluding census undercount. 2 Employee criteria of 450 L/cap/d based on 0.26 L/s/ha and 50 p/ha (IBI FSS sanitary design criteria). 3 Calculated based on IBI FSS water modelling design criteria. 5.6 Project Timing The FSS was utilized to form the basis of timing for individual projects within the 2031 horizon year. Further review of project timing was undertaken through this study in order to integrate the results of the Town s Transportation Study, Class Environmental Assessment Study and the Town s Capital Budget and Forecast. Where opportunities of synergy with planned road construction works were identified, timing for water and wastewater servicing projects were aligned to schedule underground infrastructure before completion of road improvements. 6. Water DC Eligible Capital Program A Water DC Eligible Capital Program for the servicing strategies developed under the FSS is provided in Table 8. This table provides DC Project IDs, project description, cost estimates and calculation of DC criteria. The DC water projects are shown in Figure 3. October 30, 2013 Page 12

161 Town of Whitchurch-Stouffville DC Background Study WATER G Table 8 - Water DC Capital Program WATER Item No.(Old) New DC Number Project Description Year DC Criteria Total Estimated Cost (2013$) Post Period Benefit Oversizing Base Cost (Direct Developer Cost) Benefit to Existing Grants, Subsidies & other contributions attributable to new development Total DC Cost Residential Share Non Res Share W 83% 17% W02 W01 Replacement 200 mm diameter watermain on Montreal St from Main St to 54 m north of Stouffer St $83,423 $0 $0 $41,712 $0 $41,712 $34,621 $7,091 W03 W02 Replacement 300 mm diameter watermain on Montreal St from north side of Stouffer St to south side of Stouffer St $26,161 $0 $0 $13,081 $0 $13,081 $10,857 $2,224 W04 W03 New 150 mm diameter watermain on Montreal St from North St to Stouffer St $157,862 $0 $0 $0 $0 $157,862 $131,026 $26,837 W05 W04 Replacement 300 mm diameter watermain on Thicketwood Blvd from east side of Stouffer St to west side of Stouffer St $35,505 $0 $0 $17,752 $0 $17,752 $14,734 $3,018 W06 W05 New 300 mm diameter watermain on Bethesda SideRd from 520 m east of Hwy 48 to 870 m east of Hwy $555,029 $0 $0 $0 $0 $555,029 $460,674 $94,355 W07 W06 New 300 mm diameter watermain on Bethesda SideRd from 890 m west of Ninth Line to 600 m west of Ninth Line $328,652 $0 $0 $0 $0 $328,652 $272,781 $55,871 W08 W07 New 300 mm diameter watermain on Bethesda SideRd from 290 m east of Hwy 48 to 520 m east of Hwy $267,920 $0 $0 $0 $0 $267,920 $222,374 $45,546 W09 W08 New 400 mm diameter watermain on Bethesda SideRd from Ninth Line to 600 m west of Ninth Line $884,325 $0 $0 $0 $0 $884,325 $733,990 $150,335 W10 W09 New 250 mm diameter watermain on Bethesda SideRd from Hwy 48 to 290 m east of Hwy $266,685 $0 $0 $0 $0 $266,685 $221,349 $45,336 W11 W10 New 300 mm diameter watermain on Bethesda SideRd from 570 m east of Hwy 48 to 880 m west of Ninth Line $541,014 $0 $0 $0 $0 $541,014 $449,042 $91,972 W13 W11 Replacement 200 mm diameter watermain on Blake Street from 133 m south of Main St to 210 m south of Main St $118,955 $0 $0 $59,478 $0 $59,478 $49,366 $10,111 W14 W12 Replacement 200 mm diameter watermain on Church St from Main St to 26 m north of Main St $46,346 $0 $0 $23,173 $0 $23,173 $19,234 $3,939 W14-Stub W13 New 200 diameter stub on Main Street watermain to connect to future Church Street 200 dia watermain upgrade $30,184 $0 $0 $15,092 $0 $15,092 $12,526 $2,566 W15 W14 Replacement 200 mm diameter watermain on Commercial St from Church St to Mill St $224,006 $0 $0 $112,003 $0 $112,003 $92,963 $19,041 W16 W15 Replacement 250 mm diameter watermain on Edward St from Rupert Ave to 170 m south of Rupert Ave $277,517 $0 $0 $138,759 $0 $138,759 $115,170 $23,589 W17 W16 Replacement 250 mm diameter watermain on Edward St from Main St to 25 m north of Main St $49,557 $0 $0 $24,778 $0 $24,778 $20,566 $4,212 W17 -Stub W17 New 250 diameter stub on Main Street watermain to connect to future Edward Street 250 dia watermain upgrade $30,184 $0 $0 $15,092 $0 $15,092 $12,526 $2,566 W18 W18 Replacement 250 mm diamteter watermain on Fairview Ave from Rupert Avenue to 30 m south of Elm Rd $355,156 $0 $0 $177,578 $0 $177,578 $147,390 $30,188 W19 W19 New 200 mm diameter watermain on easement from east of Go Transit railway to 35 m east $38,622 $0 $0 $0 $0 $38,622 $32,056 $6,566 W20 W20 New PRV Station located on Highway $1,552 $0 $0 $0 $0 $1,552 $1,288 $264 W21 W21 New 400 mm diameter watermain from Main St 50 m east of Hwy 48 to Hwy 48 and south on Hwy 48 from Main St to 350 m south of Main St $589,948 $0 $0 $0 $0 $589,948 $489,657 $100,291 W22 W22 New 300 mm diameter watermain on Hwy 48 from Hoover Park Dr to 330 m north of Hoover Park Dr $368,828 $0 $0 $0 $0 $368,828 $306,127 $62,701 W23 W23 New 400 mm diameter watermain on Hwy 48 from 330 m north of Hoover Park Dr to 450 m north of Hoover Park Dr $223,946 $0 $0 $0 $0 $223,946 $185,875 $38,071 W24 W24 Replacement 200 mm diameter watermain on Lloyd St from 12 m north of Burholder St to Burkholder St and on Burkholder St from Lloyd St to 11 m west of Lloyd St $38,622 $0 $0 $19,311 $0 $19,311 $16,028 $3,283 W25 W25 Replacement 200 mm diameter watermain on Lloyd St from Main St to 12 m north of Burkholder St $344,506 $0 $0 $172,253 $0 $172,253 $142,970 $29,283 W25 -Stub W26 New 200 diameter stub on Main Street watermain to connect to future Lloyd St 200 dia watermain upgrade $30,184 $0 $0 $15,092 $0 $15,092 $12,526 $2,566 W26 -A W27 Replacement 250 mm diameter watermain on Main St from 9th Line (west leg) to 9th Line (east leg) $143,714 $0 $0 $71,857 $0 $71,857 $59,641 $12,216 W26 -B W28 Replacement 250 mm diameter watermain on Main St from 9th Line (east leg) to Orchard Park $47,079 $0 $0 $23,539 $0 $23,539 $19,538 $4,002 W27 W29 Replacment 300 mm diameter watermain on Main St from O'Brien Ave to Freel Ln $125,200 $0 $0 $62,600 $0 $62,600 $51,958 $10,642 W28 W30 Replacement 300 mm diameter watermain on Main St from Lloyd St to 22 m east of Blake St $89,696 $0 $0 $44,848 $0 $44,848 $37,224 $7,624 W29 W31 Replacement 300 mm diameter watermain on Main St from 22 m east of Blake St to 12 m east of Blake St $18,687 $0 $0 $9,343 $0 $9,343 $7,755 $1,588 W30 W32 Replacement 300 mm diameter watermain on Main St from Stouffer St to Spring St $375,601 $0 $0 $187,801 $0 $187,801 $155,875 $31,926 W31 W33 Replacement 300 mm diamteter watermain on Main St from Freel Ln to Lloyd St $37,373 $0 $0 $18,687 $0 $18,687 $15,510 $3,177 W32 W34 Replacement 250 mm diameter watermain at intersection of Main St and Freel Ln $24,778 $0 $0 $12,389 $0 $12,389 $10,283 $2,106 W33 W35 Replacement 200 mm diameter watermain on Maytree Ave from Hawthorn Ave to 25 m east of Tindale Rd $301,250 $0 $0 $150,625 $0 $150,625 $125,019 $25,606 W34 W36 Replacement 200 mm diameter watermain on Mill St from Commercial St to Library Ln $20,083 $0 $0 $10,042 $0 $10,042 $8,335 $1,707 W35 W37 Replacement 200 mm diameter watermain on Mill St from Main St to Library Ln $78,788 $0 $0 $39,394 $0 $39,394 $32,697 $6,697 W35 -Stub W38 New 200 mm diameter stub on Main Street watermain to connect to future Mill Street 200 dia watermain upgrade $30,184 $0 $0 $15,092 $0 $15,092 $12,526 $2,566

162 Town of Whitchurch-Stouffville DC Background Study WATER G WATER Item No.(Old) New DC Number Project Description Year DC Criteria Total Estimated Cost (2013$) Post Period Benefit Oversizing Base Cost (Direct Developer Cost) Benefit to Existing Grants, Subsidies & other contributions attributable to new development Total DC Cost Residential Share Non Res Share W 83% 17% W37 W39 Replacement 250 mm diameter watermain on Ninth Line from Rupert Avenue to Second St and east 15 m across Ninth Line $198,227 $0 $0 $99,113 $0 $99,113 $82,264 $16,849 W38 W40 Replacement 300 mm diameter watermain on O'Brien Ave from Burkholder St to Somerville St $201,816 $0 $0 $100,908 $0 $100,908 $83,754 $17,154 W39 W41 Replacement 300 mm diameter watermain on O'Brien Ave from Somerville St to Main St $231,714 $0 $0 $115,857 $0 $115,857 $96,161 $19,696 W39 -Stub W42 New 300 mm diameter stub on Main Street watermain to connect to future O'Brien Ave 300 dia watermain upgrade $30,184 $0 $0 $15,092 $0 $15,092 $12,526 $2,566 W40 W43 Replacement 200 mm diameter watermain on Orchard Park Blvd from Main Street to Sunset Blvd $304,340 $0 $0 $152,170 $0 $152,170 $126,301 $25,869 W40 -Stub W44 New 200 mm diameter stub on Main Street watermain to connect to future Orchard Park Blvd 200 dia watermain upgrade $30,184 $0 $0 $15,092 $0 $15,092 $12,526 $2,566 W - New W45 New 300 mm diameter watermain from 200 mm at RR#30 and Loretta Cr to south of Loretta Cr - Constructed $40,040 $0 $0 $0 $0 $40,040 $33,233 $6,807 W - New W46 New 300 mm diameter watermain on RR#30 south of Loretta Cr to Hoover Park Dr - Constructed ,5 $190,000 $0 $0 $0 $0 $190,000 $157,700 $32,300 W -New W47 New 400 mm diameter watermain Development B on Hoover Park Cr from Manley Ave to Salix Ave (Oversizing only) - Constructed $120,813 $0 $0 $0 $0 $120,813 $100,275 $20,538 W41 W48 New 200 mm diameter watermain on York/Durham Line from Latcham Ln to 185 m north of Latcham Ln ,5 $142,901 $0 $0 $0 $0 $142,901 $118,608 $24,293 W43 W49 New 200 mm diameter watermain on York/Durham Line from 185 m north of Latcham Ln to 273 m north of Latcham Ln ,5 $67,974 $0 $0 $0 $0 $67,974 $56,419 $11,556 W42 W50 New 200 mm diameter watermain on York/Durham Line from 273 m north of Latcham Ln to 719 m north of Latcham Ln ,5 $344,506 $0 $0 $0 $0 $344,506 $285,940 $58,566 W44 W51 New 300 mm diameter watermain from Loretta Cres to 40 m east on York/Durham Line, north on York/Durham Line to Main St and west on Main St to 45 m east of Donna Lee Trail , 5 $425,121 $0 $0 $0 $0 $425,121 $352,850 $72,271 W45 W52 Replacement 200 mm diameter watermain on Second St from Ninth Line to Charles St $180,750 $0 $0 $90,375 $0 $90,375 $75,011 $15,364 W51 W53 New 400 mm diameter watermain on Baker Hill Blvd from Harjones Ave to 240 m west of Harjones Ave (Oversizing only) $324,440 $0 $220,502 $0 $0 $103,937 $86,268 $17,669 W52 W54 New 400 mm diameter watermain on Baker Hill Blvd from Millard St to 240 m north of Millard St (Oversizing only) $535,675 $0 $371,380 $0 $0 $164,295 $136,365 $27,930 W53 W55 New 400 mm diameter watermain on Baker Hill Blvd from 240 m west of Harjones Ave to 385 m west of Harjones Ave (Oversizing only) $202,087 $0 $137,347 $0 $0 $64,741 $53,735 $11,006 FP1-New W56 New 300 mm diameter fire protection watermain on Stouffville Road from Union Street west 347 m $367,613 $0 $0 $84,551 $0 $283,062 $234,942 $48,121 FP2-New W57 New 300 mm diameter fire protection watermain on Union Street from Stouffville Street south 453 m $423,252 $0 $0 $97,348 $0 $325,904 $270,501 $55,404 FP3-New W58 Electrical and system upgrades at the Gormley Well and Pumping Station $205,800 $0 $0 $47,334 $0 $158,466 $131,527 $26,939 $11,774,563 $0 $729,229 $2,309,211 $0 $8,736,122 $7,250,981 $1,485,141 Total Estimated Cost (2013$) Post Period Benefit Oversizing Base Cost Benefit to Existing Grants, Subsidies & other contributions attributable to new development Total DC Cost Residential Share Non Res Share DC Criteria -Water $11,774,563 $0 $729,229 $2,309,211 $0 $8,736,122 $7,250,981 $1,485,141 1 Pumping Stations and works associated with Zone Boundaries are included in the DC 2 Watermains external to subdivision, projects required for intensification growth and strategic projects that benefit the growth of subdivisions are included in DC $11,774,563 3 Marginal costs of waterworks within the subdivision above 300 mm nominal diameter 4 Connections to trunk mains and pumping stations to service specific areas to be direct developer responsibility 5 Watermains within Regional ROW are included in the DC IBI Category

163 ! W13 W26 W38 W17 W42 W44 W20 W08 W47 W50 W21 W05 W46 W51 W10 W22 W06 W09 W53 W54 W07 W25 W18 W32 W43 W48 W15 W14 W55 W35 W23 W41 W39 W52 W03 W40 W49 W11 W27 W30 W37 W19 W12 W29 W01 W45 W28 W16 W33 W04 W24 W02 W36 W34 W31 Ninth Line York/Durham Line Stouffville Road Ninth Line Legend Existing Watermain! PRV Proposed Watermain (DC) Proposed Watermain (DC with oversizing) Proposed Watermain (non-dc) Water Pressure Zone Town of Whitchurch-Stouffville Development Charges Background Study Figure 3 Community of Stouffville Water DC Capital Projects 1:18,000 ± October 29, 2013 W W G-18

164 Town of Whitchurch-Stouffville Development Charges Background Study Water and Wastewater Servicing G Wastewater Capital Program A Wastewater DC Eligible Capital Program for the servicing strategies developed under the FSS is provided in Table 9. This table provides DC Project IDs, project description, cost estimates and calculation of DC criteria. The DC wastewater projects are shown in Figure 4. October 30, 2013 Page 16