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240612 Regular Council Agenda (2)The Corporation of the Town of Tillsonburg Council Meeting AGENDA Wednesday, June 12, 2024 6:00 PM LPRCA 4 Elm St Tillsonburg 1.Call to Order 2.Moment of Silence 3.Adoption of Agenda (6:00 p.m.) Proposed Resolution # Moved By: ________________ Seconded By: ________________ THAT the agenda as prepared for the Council meeting of June 12, 2024, be approved with the following amendments: Item 12.4.1 - FIN-24-034 - 2024 Development Charges By-Law Adoption - has been added to the agenda • address the Council decision regarding Development Charges made at the May 27th Council Meeting; and 1. incorporate the potential changes resulting from the passing of Bill 185 if Royal Assent occurs prior to the Council Meeting. 2. 4. Disclosures of Pecuniary Interest and the General Nature Thereof 5.Adoption of Council Minutes of Previous Meeting Proposed Resolution # Moved By: ________________ Seconded By: ________________ THAT the Council Meeting Minutes dated May 27, 2024, be approved. 6.Presentations 6.1 Warden Marcus Ryan and Sarah Hamulecki, Safe and Well Oxford Steering Committee Re: Safe and Well Oxford Steering Committee Update Proposed Resolution # Moved By: ________________ Seconded By: ________________ THAT the presentation from Warden Marcus Ryan and Sarah Hamulecki regarding Safe and Well Oxford Update be received as information. 7.Public Meetings 7.1 CP 2024-157 Official Plan Amendment and Zone Change Application OP 23-14-7 and ZN 7-23-11 Proposed Resolution # Moved By: ________________ Seconded By: ________________ THAT Council supports the application to amend the Official Plan (File No. OP 23-14- 7) as submitted by Southside Construction Management for lands legally described as Block38, Plan 41M-392, Town of Tillsonburg, to redesignate the lands from Medium Density Residential to High Density Residential; and THAT Council approves in-principle Zone Change Application (ZN 7-23-11), submitted by Southside Construction Management, whereby the lands legally described as Block 38, Plan 41M-392, Town of Tillsonburg are to be rezoned from ‘Special Medium Density Residential Zone (RM-8)’ to ‘Special High Density Residential Zone (RH-sp), as described in Report CP 2024-157. 8.Planning Reports 9.Delegations 10.Deputation(s) on Committee Reports 10.1 Downtown Tillsonburg Business Improvement Area 10.1.1 Decision Letter - 147 Broadway Unhoused Shelter + Drop In Centre 10.1.2 Decision Letter - DTBIA report and resolution regarding unhoused 147 Broadway Page 2 of 430 10.1.3 Decision Letter - Harvey Street Public Realm Improvements Proposed Resolution # Moved By: ________________ Seconded By: ________________ THAT the decision letters from the Downtown Tillsonburg Business Improvement Area be received as information. 11.Information Items Proposed Resolution # Moved By: ________________ Seconded By: ________________ THAT The following item be received as information: 11.1 Long Point Region Conservation Authority Board of Director Meeting Minutes - May 1, 2024 12.Staff Reports 12.1 Chief Administrative Officer 12.2 Corporate Services 12.3 Economic Development 12.4 Finance 12.4.1 FIN-24-034 2024 Development Charges By-Law Adoption Moved By: ________________ Seconded By: ________________ THAT report FIN 24-034 titled “2024 Development Charges By-law Adoption” be received as information; and A. THAT Council adopt the Development Charges (D.C.) approach to calculate the charges on a uniform Town-wide basis for all services within this background study; and B. THAT Council approve the capital project listing set out in Chapter 5 of the D.C. Background Study dated April 12, 2024, as amended, subject to further annual review during the capital budget process; and C. THAT Council approve the D.C.s Background Study dated April 12, 2024, as amended; and D. THAT Council determine that no further public meeting is required;E. Page 3 of 430 and THAT the 2024 D.C. By-law be presented to Council for consideration. F. 12.5 Fire and Emergency Services 12.6 Operations and Development 12.7 Recreation, Culture and Parks 12.7.1 RCP-24-025 Trans Canada Trail - Award of Grant Proposed Resolution # Moved By: ________________ Seconded By: ________________ THAT report RCP 24-025 titled “Trans Canada Trail – Award of Grant” be received as information; and A. THAT a By-law to authorize the Mayor and Clerk to execute all agreements and contracts associated with this project be presented to Council for consideration. B. 13.New Business 14.Consideration of Minutes 14.1 Advisory Committee Minutes Proposed Resolution # Moved By: ________________ Seconded By: ________________ THAT the following minutes of advisory committees be received as information: Recreation and Sports Advisory Committee Meeting minutes dated March 7, 2024 • Parks, Beautification and Cemeteries Advisory Committee minutes dated April 2, 2024 • Parks, Beautification and Cemeteries Advisory Committee minutes dated April 30, 2024 • Recreation and Sports Advisory Committee minutes dated May 2, 2024• 15.Motions/Notice of Motions 15.1 Councillor Rosehart - Property Tax Deadlines Page 4 of 430 Proposed Resolution # Moved By: ________________ Seconded By: ________________ WHEREAS the Town of Tillsonburg tax installment deadlines are normally set for the second last Thursday of the months of February, May, August and October; and WHEREAS those residents receiving payments from the Canada Pension Plan and Old Age Security don’t receive their payments until the 26th to the 29th of each month; BE IT THEREFORE RESOLVED THAT going forward, tax due dates be set for Feb. 28th, May 30th, August 30th and October 30th of each year; and THAT a By-law to effect the change to the tax due dates be presented to Council at the next meeting. 16.Resolutions/Resolutions Resulting from Closed Session 17.By-Laws Proposed Resolution # Moved By: ________________ Seconded By: ________________ THAT the following By-Laws be read for a first, second, third and final reading and that the Mayor and Clerk be and are hereby authorized to sign the same, and place the corporate seal thereunto: 17.1 By-Law 2024-067 A By-law to Establish Town-Wide Development Charges for the Town of Tillsonburg 17.2 By-Law 2024-068 - A BY-LAW to authorize an agreement with Trans Canada Trail for a grant for resurfacing and drainage improvements 18.Confirm Proceedings By-law Proposed Resolution # Moved By: ________________ Seconded By: ________________ THAT By-Law 2024-066, A By-Law to Confirm the proceedings of the Council Meeting held on June 12, 2024, be read for a first, second, third and final reading and that the Mayor and the Clerk be and are hereby authorized to sign the same, and place the corporate seal thereunto. 19.Items of Public Interest Page 5 of 430 20.Closed Session Proposed Resolution # Moved By: ________________ Seconded By: ________________ THAT Council move into Closed Session to consider the following: 2.5.1 CLD-EDM-24-006 Surplus Langrell Avenue Lands - Offer to Purchase 239 (2) (c) a proposed or pending acquisition or disposition of land by the municipality or local board; 239 (2) (k) a position, plan, procedure, criteria or instruction to be applied to any negotiations carried on or to be carried on by or on behalf of the municipality or local board. 2.5.2 CLD-EDM-24-007 Offer to Purchase - 20 Cranberry Road Property 239 (2) (c) a proposed or pending acquisition or disposition of land by the municipality or local board; 239 (2) (i) a trade secret or scientific, technical, commercial, financial or labour relations information, supplied in confidence to the municipality or local board, which, if disclosed, could reasonably be expected to prejudice significantly the competitive position or interfere significantly with the contractual or other negotiations of a person, group of persons, or organization; 239 (2) (k) a position, plan, procedure, criteria or instruction to be applied to any negotiations carried on or to be carried on by or on behalf of the municipality or local board. 20.1 Adoption of Agenda 20.2 Disclosure of Pecuniary Interest 20.3 Adoption of Closed Session Minutes 20.4 Reports 20.4.1 CLD-EDM-24-006 - Surplus Langrell Avenue Lands - Offer to Purchase 20.4.2 CLD-EDM-24-007 - Offer to Purchase - Cranberry Road Property 20.5 Back to Open Session 21.Adjournment Page 6 of 430 Proposed Resolution # Moved By: ________________ Seconded By: ________________ THAT the Council meeting June 12, 2024, be adjourned at _______ p.m. Page 7 of 430 1 The Corporation of the Town of Tillsonburg Council Meeting MINUTES Monday, May 27, 2024 5:00 PM LPRCA 4 Elm St Tillsonburg ATTENDANCE: Mayor Gilvesy (Chair) Deputy Mayor Beres Councillor Luciani Councillor Parker Councillor Parsons Councillor Rosehart Councillor Spencer Staff: Kyle Pratt, Chief Administrative Officer Tanya Daniels, Director of Corporate Services/Clerk Renato Pullia, Interim Director of Finance/Treasurer Johnathon Graham, Director of Operations & Development Cephas Panschow, Development Commissioner Andrea Greenway, Interim Director of Recreation, Culture and Parks Julie Ellis, Deputy Clerk _____________________________________________________________________ 1. Call to Order The meeting was called to order at 5:00pm 2. Closed Session (5:00 p.m.) Page 8 of 430 2 Resolution # 2024-245 Moved By: Councillor Spencer Seconded By: Councillor Luciani THAT Council move into Closed Session to consider the following: 2.4.1 CLD-FIN-24-003 Information Technology Programs and Services 239 (2) (a) the security of the property of the municipality or local board; 239 (2) (d) labour relations or employee negotiations; 239 (2) (k) a position, plan, procedure, criteria or instruction to be applied to any negotiations carried on or to be carried on by or on behalf of the municipality or local board. Carried 2.1 Adoption of Agenda 2.2 Disclosures of Pecuniary Interest and the General Nature Thereof 2.3 Adoption of Closed Session Minutes 2.4 Reports 2.4.1 CLD-FIN-24-003 Information Technology Programs and Services Follow-up 2.5 Back to Open Session 3. Moment of Silence 4. Adoption of Agenda (6:00 p.m.) Resolution # 2024-250 Moved By: Deputy Mayor Beres Seconded By: Councillor Parker THAT the Agenda as prepared for the Council meeting of May 27, 2024, be approved with the following amendments:  Agenda Item 7.1, Report RCP-24-024 Tennis Court Resurfacing Project has been moved to directly follow Agenda Item 10.2 – Delegation from Henrietta Van hulle.  Agenda Item 18.6 – By-Law 2024-023 has been added to the agenda Page 9 of 430 3 Due to a delayed arrival of the Development Charges Study consultant, the Planning Public Hearing items were to be heard prior to Development Charges Study. Carried 5. Disclosures of Pecuniary Interest and the General Nature Thereof None. 6. Adoption of Council Minutes of Previous Meeting Resolution # 2024-251 Moved By: Councillor Luciani Seconded By: Councillor Spencer THAT the Council Meeting Minutes dated May 13, 2024, be approved. Carried 7. Presentations 8. Public Meetings 8.2 Planning Items Items within 8.2 were considered in advance of item 8.1 8.2.1 CP-2024-244 Application for Zone Change ZN 7-24-04 (671 Broadway) Eric Gilbert, County Planner, attended before Council and provided an overview of Item 8.2.1. Mr. Gilbert answered questions from Council member regarding Daycare operation. Rob Koppert attended before Council to speak in support of the application and provided comment on the daycare outdoor space use. No other speakers, either for or against the application, attended before Council. Resolution # 2024-252 Moved By: Councillor Parker Seconded By: Deputy Mayor Beres Page 10 of 430 4 THAT Town of Tillsonburg Council approve the zone change application submitted by KerMar Holdings Inc., whereby the ‘Special Service Commercial (SC-29)’ zoning for the lands described as Part of Lot 1, Plan 41M-103, Part 2 of 41R-5579, Town of Tillsonburg, known municipally as 671 Broadway are to be amended to permit a pharmacy and a day care as additional permitted uses. Carried 8.2.2 CP-2024-156 Application for Minor Variance A03-24 (1, 3, 5 and 7 Greenhill Drive) Eric Gilbert, County Planner, attended before Committee and provided an overview of Item 8.2.2. No individuals spoke in favour or opposition of the application. Resolution # 2024-253 Moved By: Councillor Luciani Seconded By: Councillor Spencer THAT Council move into the Committee of Adjustment to hear an application for Minor Variance at 6:08 p.m. Carried Resolution # 2024-254 Moved By: Councillor Parsons Seconded By: Councillor Rosehart THAT the Committee of Adjustment approve Application A03-24, submitted by 2407774 Ontario Limited for lands described as Lot 17 Plan 41M-395 in the Town of Tillsonburg as it relates to: 1. Table 8.2: Zone Provisions – Front Yard, Minimum Depth, to reduce the minimum required front yard depth from 6 m (19.7 ft) to 4.5 m (14.9 ft); 2. Section 8.6.22.2.4 – Rear Yard, Minimum Depth, to reduce the minimum required rear yard depth from 6.0 m (19.7 ft) to 1.2 m (3.11 ft). Page 11 of 430 5 The proposed relief meets the four tests of a minor variance as set out in Section 45(1) of the Planning Act as follows: 1. The proposed relief is considered minor variances from the provisions of the Town’s Zoning By-law in that the requested relief from the front yard depth and rear yard depth will not impact neighbouring properties, is compatible with surrounding land uses, is minor, and is desirable for the development of the lands. 2. The proposed relief maintains the general intent and purpose of the Town’s Zoning By-law, and no negative impacts are anticipated due to the proposed reduction in the required yards. 3. The relief is desirable for the use of the land as the said relief will allow for development that is permitted by the Zoning By-law, the use is compatible with planned development and is complimentary to proposed development in the area. 4. The relief maintains the intent and purpose of the Official Plan as the proposed relief will facilitate development that is contemplated within the Low Density Residential designation. Carried Resolution # 2024-255 Moved By: Deputy Mayor Beres Seconded By: Councillor Parker THAT Council move out of Committee of Adjustment and move back into regular Council session at 6:13 p.m. Carried 8.1 Development Charges Item 8.1 was considered following the items within section 8.2. 8.1.1 Town of Tillsonburg Development Charge Background Study Item 8.1.1 was a public meeting under section 12 of the Development Charges Act, 1997, as amended. The purpose of the meeting was to give the public an opportunity to make Page 12 of 430 6 representations on the 2024 Development Charges Background Study. This study calculates new development charges for Services Related to a Highway, Fire Protection Services, Parks and Recreation Services, and Policing services. Prior to receiving the public comments, the Town's consultant Sean-Michael Stephen, Watson & Associates Economists Ltd., completed a brief presentation of the findings of the study. The presentation included:  Timeline;  Explanation of the Development Charges;  Growth forecast;  Anticipate Capital Needs;  Calculated Schedule of D.C's and Comparison information;  Development Charges Policies; and  Next Steps. No members of the public spoke to the Item. Mr. Stephen answered questions from Mayor Gilvesy regarding policing service funding within this study as well as affordable housing. Council then moved to Item 8.1.2. 8.1.2 FIN-24-032 - Development Charges By-law Recommendations Resolution # 2024-256 Moved By: Councillor Parsons Seconded By: Councillor Rosehart A. THAT report FIN 24-032 titled “Development Charges By- law Recommendations” be received as information; and B. THAT the exemption for Development Charges for the Commercial class be removed; and C. THAT the exemption for Development Charges for the Industrial class continue, as part of a proactive approach to attracting Industrial growth and employment. Page 13 of 430 7 Carried 9. Planning Reports 9.1 CP 2024-177 Application for Zone Change ZN 7-24-07 (Potters Road and West Town Line) Eric Gilbert, County Planner, attended before Council for Item 9.1. providing a brief overview. Resolution # 2024-257 Moved By: Councillor Parsons Seconded By: Councillor Luciani THAT Council approve the zone change application submitted by Oxnard Potters Gate Inc. for lands legally described as Part Lot 24, Plan 1653, Part 1, 41R-10426 in the Town of Tillsonburg, to remove the Holding Provisions from lands as identified on Plate 3 of Report No. CP 2024-177. Carried 10. Delegations 10.1 Jodie Konior Re: VIBE Youth Social Space - 1 Year Pilot Update Jodie Konier and Stephanie Ellens-Clark attended before Council to provide an update on their one year pilot program. The presentation included an overview of Communities Building Youth Futures, an overview of VIBE Youth social space and observations, and next steps for the program. Presenters answered questions from members of Council. Resolution # 2024-258 Moved By: Councillor Spencer Seconded By: Councillor Parsons THAT the delegation from Jodie Konier regarding VIBE Youth Social Space - 1 Year Pilot Update, be received as information. Carried 10.2 Henrietta Van hulle Re: Dedicated Space for the Sport of Tennis Page 14 of 430 8 Henrietta Van hulle attended before Council regarding dedicated space for the sport of tennis. Henrietta Van hulle requested Council consider the logistics of the tennis and do not include pickleball lines on the new tennis courts allowing for dedicated courts. Further, it was requested to indefinitely have the separation of the two sports. Resolution # 2024-259 Moved By: Deputy Mayor Beres Seconded By: Councillor Rosehart THAT the delegation from Henrietta Van hull regarding Dedicated Space for the Sport of Tennis be received as information. Carried 13.7.1 RCP-24-024 Tennis Court resurfacing project Item 13.7.1 was considered immediately following the delegation Item 10.2. Andrea Greenway, Acting Director, Recreation, Culture and Parks, answered various questions. Resolution # 2024-260 Moved By: Councillor Parker Seconded By: Councillor Parsons A. THAT report RCP 24-024 titled “Tennis Court Resurfacing Project” be received as information; and B. THAT Council maintains the project scope for the tennis resurfacing project and approve the designation of separate tennis and pickleball courts for the 2024 season; and C. THAT Council directs staff to monitor and collect data on court usage and to solicit community feedback on multi-use courts; and D. THAT the issue of multi-use courts be referred to the Recreation and Sports Advisory Committee. Carried 11. Deputation(s) on Committee Reports 11.1 RCP-24-023 Parks, Beautification and Cemeteries Committee Recommendation - Bert Newman Park Fencing Page 15 of 430 9 Resolution # 2024-261 Moved By: Councillor Luciani Seconded By: Councillor Rosehart A. THAT report titled Bert Newman Park Fencing be received as information; and B. THAT Council approve the recommendation of the Parks, Beautification & Cemeteries Committee and direct staff to remove three sides of fencing around Bert Newman Park and complete remediation efforts through beautification of the park upon passing of the Parks Use By-Law. Carried 11.2 CS-24-059 Museum, Heritage and Special Awards Advisory Committee Recommendation - Museum, Culture and Heritage Master Plan Deputy Mayor Beres assumed the Chair in order to the Mayor to present a friendly amendment to the motion. Upon passing of the amended recommendation, the Mayor reassumed the Chair. Resolution # 2024-262 Moved By: Councillor Spencer Seconded By: Deputy Mayor Beres A. THAT report titled Museum, Culture, Heritage and Special Advisory Awards Committee Recommendation - Museum, Culture and Heritage Master Plan be received as information; and B. THAT Council refer the recommendation of the Museum, Culture, Heritage and Special Advisory Awards Committee that a Museum, Culture and Heritage Master Plan to the 2025 Operating Budget. Carried 12. Information Items 13. Staff Reports 13.1 Chief Administrative Officer 13.2 Corporate Services Page 16 of 430 10 13.2.1 CS-24-030 Records Retention By-Law Update Resolution # 2024-263 Moved By: Deputy Mayor Beres Seconded By: Councillor Parker A. THAT report CS 24-030 titled “Records Retention By-Law Update” be received as information; and B. THAT a by-law to establish retention periods for records for the town of Tillsonburg, and to repeal By-Law 3933, be brought forward for Council Consideration. Carried 13.3 Economic Development 13.4 Finance 13.4.1 FIN-24-029-Community Improvement Plan Property Tax Rebate Summary Resolution # 2024-264 Moved By: Councillor Rosehart Seconded By: Councillor Spencer THAT report FIN 24-029 titled Community Improvement Plan Property Tax Rebate Summary be received as information. Carried 13.4.2 FIN-24-011 Development Charges Reserve Fund Report Resolution # 2024-265 Moved By: Councillor Parker Seconded By: Deputy Mayor Beres THAT report FIN 24-011 titled “Development Charges Reserve Fund Statements” for 2019 to 2023 be received as information. Carried 13.5 Fire and Emergency Services 13.6 Operations and Development Page 17 of 430 11 13.6.1 OPD-24-033 Encroachment Agreement - 500 Highway 3 Access from Newell Road Resolution # 2024-266 Moved By: Councillor Luciani Seconded By: Councillor Spencer A. THAT report OPD 24-033 titled “Encroachment Agreement - 500 Highway 3 Access from Newell Road” be received as information; and B. THAT Town Council direct the Director of Operations and Development to execute an Encroachment Agreement between THE CORPORATION OF THE TOWN OF TILLSONBURG and E&E McLaughlin Ltd. Carried 13.6.2 OPD-24-035 Hangar Land Lease Agreement Taxiway C2-1 Resolution # 2024-267 Moved By: Deputy Mayor Beres Seconded By: Councillor Luciani A. THAT report OPD 24-035 titled Hangar Land Lease Agreement Taxiway C2-1 be received as information; and B. THAT a By-law to execute the Hanger Land Lease Agreement for Taxiway C2 Lot #1 with Permterra Development Corporation (John Gilvesy) be brought forward for Council consideration C. AND THAT the Mayor and CAO be authorized to enter into a new Land Lease Agreement for Taxiway C2 Lot #1 with Permterra Development Corporation (John Gilvesy) Carried 13.6.3 OPD-24-034 Hangar Land Lease agreement Taxiway G1-6 Resolution # 2024-268 Moved By: Councillor Parsons Seconded By: Councillor Parker Page 18 of 430 12 A. THAT report OPD 24-034 titled Hangar Land Lease Agreement Taxiway G1-6 be received as information; and B. THAT a By-law to execute the Hanger Land Lease Agreement for Taxiway G1 Lot #6 with Isaac Froese be brought forward for Council consideration; and C. AND THAT the Mayor and CAO be authorized to enter into a new Land Lease Agreement for Taxiway G1 Lot #6 with Isaac Froese. Carried 13.7 Recreation, Culture and Parks 14. New Business 15. Consideration of Minutes 15.1 Advisory Committee Minutes Resolution # 2024-269 Moved By: Councillor Luciani Seconded By: Councillor Rosehart THAT the following minutes of Advisory Committees be received as information:  Youth Advisory Council minutes dated May 1, 2024  Economic Development Advisory Committee minutes dated May 14, 2024  Museum, Culture, Heritage and Special Awards Advisory Committee dated May 15, 2024  Traffic Advisory Committee minutes dated May 16, 2024 Carried 16. Motions/Notice of Motions 16.1 Deputy Mayor Beres - Motion to Reconsider By-Law 2024-053 Resolution # 2024-270 Page 19 of 430 13 Moved By: Deputy Mayor Beres Seconded By: Councillor Parsons THAT By-Law 2024-053, defeated at the Council Meeting of May 13, 2024, be reconsidered. Carried Resolution # 2024-271 Moved By: Councillor Rosehart Seconded By: Councillor Parker THat By-Law 2024-053 be referred to staff in order to bring two separate By-laws being one addressing Mr. Tomico's membership and one including all other committee members. Defeated Resolution # 2024-272 Moved By: Deputy Mayor Beres Seconded By: Councillor Spencer THAT By-Law 2024-053, A BY-LAW to amend By-Law 2023-009 being a by-law to appoint members to Town of Tillsonburg advisory committees, be read for a first, second, third and final reading and that the Mayor and Clerk be and are hereby authorized to sign the same, and place the corporate seal thereunto. A recorded vote was requested by Councillor Parker. For Against Abstain Conflict Mayor Gilvesy X Deputy Mayor Beres X Councillor Luciani X Councillor Parker X Page 20 of 430 14 Councillor Parsons X Councillor Rosehart X Councillor Spencer X Results 4 3 0 0 Carried (4 to 3) 17. Resolutions/Resolutions Resulting from Closed Session 18. By-Laws Resolution # 2024-273 Moved By: Councillor Parsons Seconded By: Councillor Spencer THAT the following By-Laws be read for a first, second, third and final reading and that the Mayor and Clerk be and are hereby authorized to sign the same, and place the corporate seal thereunto. 18.1 By-Law 2024-060 A By-Law to amend Zoning By-Law Number 3295, as amended (ZN 7-24-04) 18.2 By-Law 2024-061 A By-Law to amend Zoning By-Law Number 3295, as amended (ZN 7-24-07) 18.3 By-Law 2023-062 A BY-LAW to establish retention periods for records of the Town of Tillsonburg, and to repeal By-Law 3933 18.4 By-Law 2024-063 A BY-LAW to enter into an Airport Hangar Land Lease Agreement with Permterra Development (John Gilvesy) for Taxiway C2-1 18.5 By-Law 2024-064 A BY-LAW to enter into an Airport Hangar Land Lease Agreement with Isaac Froese for Taxiway G1-6 18.6 By-Law 2024-023 A BY-LAW to authorize an agreement with Mr. Don Huras of Northlands Adventure Properties Inc. for the provision of consulting services as the Tillsonburg Regional Airport Management Firm Page 21 of 430 15 Carried 19. Confirm Proceedings By-law Resolution # 2024-274 Moved By: Councillor Parker Seconded By: Councillor Spencer THAT By-Law 2024-065, A By-Law to Confirm the proceedings of the Council Meeting held on May 27, 2024, be read for a first, second, third and final reading and that the Mayor and the Clerk be and are hereby authorized to sign the same, and place the corporate seal thereunto. Carried 20. Items of Public Interest 21. Adjournment Resolution # 2024-275 Moved By: Councillor Rosehart Seconded By: Councillor Luciani THAT the Council meeting of May 27, 2024, be adjourned at 8:02 p.m. Carried Page 22 of 430 Safe and Well Oxford Area Municipality’s Update June 2024 Page 23 of 430 Agenda Brief History Metrics Update and Overview Inclusion Charter Upcoming in 2024 Page 24 of 430 How Did We Get Here? Background: •Legislated to have a Community Safety and Well- Being (CSWB) Plan through the Community Safety and Policing Act, 2019 •Established a single collaborative CSWB plan lead by Oxford County on behalf of all 8 area municipalities •Process to develop the shared plan began in September 2020 Page 25 of 430 The Safe & Well Oxford Plan Background Page 26 of 430 The Safe and Well Oxford Plan •5 Priority Risk Areas •Mandate o guide and enable Oxford County and its Area Municipalities to achieve the shared vision within the Plan o Cultivating and sustaining communities where individuals and families feel safe, supported, included and where they can access what they need, when they need it, to live fully Page 27 of 430 Metrics •working with SWPH and other key stakeholders (Action Coalitions, police services, OHT) to compile a relevant set •primarily looking to utilize existing data for ease of collection •joined research group focused on Rural Community Safety and Well-Being indicators and metrics •will be conducting the Canadian Index of Well-Being Survey later this year •indictors will evolve and change Page 28 of 430 Sample Indicators Mental Health Affordable Housing Emergency department visits for intentional self-harm Per cent (%) of the population living in low-income (LIM-AT) Hospitalizations for intentional self-harm Per cent (%) of households spending 30% or more of their income on shelter costs Perceived mental health (by youth)Diversity, Equity and Inclusion Perceived mental health (by the parent)How well would you describe your sense of belonging to your local community Substance Misuse Per cent (%) visible minority population Self-reported underage drinking Gender Based Violence Self-reported heavy drinking Number of crisis calls related to IPV to various services (DASO, VASOC, OPP, police) Emergency department visits or hospitalizations for conditions entirely attributable to alcohol Number of women accessing services broken down by ethnicity, Indigeneity and age Emergency department visits or hospitalizations for opioid-related visits Number of people on waitlists for various services (including Ingamo and DASO) Page 29 of 430 Inclusion Charter •Identified outcome within the Safe and Well Oxford Plan •Created by the DEI Action Coalition in collaboration with Area Municipality representatives •Guiding principles for our municipalities in fostering inclusive communities and workplaces •Calls to Action represent more specific implementation pieces •To be added to the Safe and Well Oxford website in the DEI Action Coalition section Page 30 of 430 Looking Ahead in 2024 •Planning the next update •Summit –November 1, 2024 (Oxford Centre Hall) •Grant Policy •Space Sharing Page 31 of 430 Questions Page 32 of 430 Report CP 2024-157 COMMUNITY PLANNING Council Date: June 12, 2024 To: Mayor and Members of Tillsonburg Council From: Laurel Davies Snyder, Development Planner, Community Planning Applications for Official Plan Amendment and Zone Change OP23-14-7 and ZN7-23-11 Southside Construction Management Ltd. REPORT HIGHLIGHTS  The purpose of the Official Plan Amendment and Zone Change applications is to facilitate the development of one 6-storey apartment dwelling comprising up to 105 new residential units, a 4-unit townhouse block, and a 6-unit townhouse block for a total of up to 115 residential units, together with outdoor amenity space and on-site parking for all residential uses.  The Official Plan Amendment proposes to redesignate the subject lands from ‘Medium Density Residential’ to ‘High Density Residential’ which would allow for an increased residential density from 62 units per hectare (25 units per acre) to approximately 91 units per hectare (36.8 units per acre).  The application for Zone Change proposes to rezone the lands from ‘Special Medium Density Residential Zone (RM-8)’ to ‘Special High Density Residential Zone (RH-sp)’ to facilitate the proposed development and to provide site specific zoning provisions to permit ‘multiple unit dwellings’ (i.e. townhouses) as a permitted use in the ‘RH’ zone, and reduction of certain lot provisions.  Planning staff recommend that Town of Tillsonburg Council support the proposal as it is consistent with the Provincial Policy Statement (PPS) and supports the strategic initiatives and objectives of the Official Plan with respect to residential development within large urban centres. DISCUSSION Background APPLICANT/OWNER: Southside Construction Management 75 Blackfriars Street, London, ON N6H 1K8 AGENT: Zelinka Priamo (c/o Casey Kulchycki) 318 Wellington Road, London, ON, N6C 4P4 Page 33 of 430 Report CP 2024-157 COMMUNITY PLANNING Council Date: June 12, 2024 Page 2 of 12 LOCATION: The subject lands are identified as Block 38, Plan 41M-392, Town of Tillsonburg. The lands are located on southwest corner of North Street West and Quarter Town Line and are municipally known as 97 North Street West, Tillsonburg. COUNTY OF OXFORD OFFICIAL PLAN: Existing Schedule “T-1” Tillsonburg Land Use Plan – Residential Schedule “T-2” Tillsonburg Residential Density Plan – Medium Density Residential Proposed Schedule “T-2” Tillsonburg Residential Density Plan – High Density Residential TOWN OF TILLSONBURG ZONING BY-LAW NO. 3295: Existing Zoning: ‘Special Medium Density Residential Zone (RM-8)’ Proposed Zoning: ‘Special High Density Residential Zone (RH-sp)’ PROPOSAL: The County of Oxford and the Town of Tillsonburg have received applications for an Official Plan Amendment and Zone Change to facilitate the development of one apartment dwelling comprising up to 105 new residential units, a 4-unit townhouse block, and a 6-unit townhouse block for a total of up to 115 new residential units, outdoor amenity space, and on-site parking for all residential uses. The general layout of the site is illustrated in Plate 3, as submitted by the applicant. The applicant proposes to redesignate the subject lands from Medium Density Residential to High Density Residential which would allow for a residential density on the entire site of approximately 91 units/ha (36.8 units per acre). The applicant further proposes to rezone the subject lands from ‘Special Medium Density Residential Zone (RM-8)’ to ‘Special High Density Residential Zone (RH-sp)’ with the following proposed modifications to the standard provisions of the ‘RH’ Zone:  include a special provision to allow for ‘Multiple Unit Dwelling’ as an additional permitted use in the ‘RH’ zone to allow for the two Multiple Unit Dwellings (i.e. townhouse blocks);  reduce the Minimum Front Yard Depth from 10.0 m (32.8 ft) to 6.0 m (19.6 ft) for the Apartment Dwelling;  reduce the Minimum Exterior Yard Width from 10 m (32.8 ft) to 8.0 m (26.2 ft) for the Apartment Dwelling;  reduce the Exterior Yard Width from 7.5 m (24.6 ft) to 6.0 m (19.6 ft) for the Multiple Unit Dwellings; and,  reduce the Rear Yard Depth from 10.5 m (34.4 ft) to 3.0 m (9.8 ft) for the Multiple Unit Dwellings. Page 34 of 430 Report CP 2024-157 COMMUNITY PLANNING Council Date: June 12, 2024 Page 3 of 12 The subject lands are vacant and comprise an area of approximately 1.27 ha (3.14 ac). The lands are a block within an approved Plan of Subdivision (File No. SB 20-06-07) at the intersection of two arterial roads (North Street West and Quarter Town Line), near the western boundary between the Town of Tillsonburg and the Township of South-West Oxford. The land uses immediately adjacent to the subject lands include residential and institutional uses. Specifically, land uses to the north and east consist of predominantly single detached dwellings and an institutional use is located at the intersection of Quarter Town Line and Westwinds Gate. The lands to the south and west are being developed for single detached and semi-detached dwellings. The Broadway commercial corridor is located to the east of the subject lands. A Servicing Brief, updated Transportation Impact Study, Planning Justification Report, and Proposed Building Shadow Study were completed by the Applicant in support of the applications. Plate 1 – Location Map with Existing Zoning, shows the location of the subject property and the current zoning of the subject property and in the immediate vicinity. Plate 2 – 2020 Aerial Map, shows an aerial view of the subject lands and surrounding properties. Plate 3 – Applicant’s Sketch, illustrates the proposed development as submitted by the applicant. Application Review PROVINCIAL POLICY STATEMENT (2020) Section 1.1.1 of the Provincial Policy Statement (PPS) directs that healthy, liveable and safe communities are sustained by promoting efficient development and land use patterns which sustain the financial well-being of the Province and municipalities over the long term, accommodating an appropriate affordable and market-based range and mix of residential types (including single detached, additional residential units, multi-unit housing, affordable housing and housing for older persons), employment, institutional, recreation, park and open space, and other uses to meet long-term needs. Section 1.1.2 of the PPS directs that sufficient land shall be made available to accommodate an appropriate range and mix of land uses to meet projected needs for a time horizon of up to 25 years, informed by provincial guidelines. Section 1.1.3.4 directs that appropriate development standards shall be promoted which facilitate intensification, redevelopment, and compact form, while avoiding or mitigating risks to public health and safety. Section 1.4, Housing, and specifically Subsection 1.4.3 states that planning authorities shall provide for an appropriate range and mix of housing types and densities to meet projected requirements of current and future residents of the regional market area by:  Establishing and implementing minimum targets for the provision of housing which is affordable to low and moderate income households;  Permitting and facilitating all forms of housing required to meet the social, health and well- being requirements of current and future residents;  Permitting and facilitating all types of residential intensification, including additional residential units and redevelopment, in accordance with policy 1.3.3.3; Page 35 of 430 Report CP 2024-157 COMMUNITY PLANNING Council Date: June 12, 2024 Page 4 of 12  Directing the development of new housing towards locations where appropriate levels of infrastructure and public service facilities are or will be available to support current and projected needs;  Promoting densities for new housing which efficiently use land, resources, infrastructure, and public service facilities, and support the use of active transportation and transit in areas where it exists or is to be developed; and,  Establishing development standards for residential intensification, redevelopment and new residential development which minimize the cost of housing and facilitate compact form, while maintaining appropriate levels of public health and safety. OFFICIAL PLAN The subject lands are currently designated ‘Medium Density Residential’ according to the Residential Density Plan for the Town of Tillsonburg. Generally, Medium Density Residential Areas (MDR) are those lands that are primarily developed or planned for low to medium profile multiple unit development that exceeds densities established for Low Density areas. Residential uses within the MDR designation include townhouses, medium density cluster development, converted dwellings and low rise apartments. The maximum net residential density in the MDR area is 62 units per hectare (25 units/acre) and no building shall exceed four storeys in height at street elevation. To facilitate the development of the proposed apartment dwelling and allow for a residential density on the subject lands of approximately 91 units per hectare (36.8 units per acre), the applicant proposes to redesignate the subject lands from ‘Medium Density Residential’ to ‘High Density Residential’. As per Section 8.2.6, High Density Residential areas are primarily developed or planned for a limited range of intensive large-scale, multiple unit forms of residential development. This designation is typically applied in site-specific manner and in locations where high density, high- rise development can result in the preservation of features of the natural environment, efficient use of land, act as community landmarks or reference points, and/or support the viability and functionality of the Central Area. The height and density limitations for development applicable in the High Density Residential Area shall be determined based on the nature, character, and scale of adjacent land uses. Height and density limitations will be specified in the Zoning By-law and may vary from location to location. Current policies of the Official Plan generally limit the maximum density of new high density development to 111 units/ha (45 units/acre), and under no circumstances will development within a High Density Residential area be less than 63 units per hectare (26 units per acre). Lower height and/or density limits permitted by the Official Plan may be warranted for specific areas on the basis of the following criteria: • sanitary sewage, water or storm drainage constraints; • the limitations related to municipal fire protection; • protection of significant or scenic views or vistas; • to minimize the effect of development and required parking on significant natural features; • where adjacent low profile residential land uses may be adversely affected in terms of sunlight, traffic, or privacy. Page 36 of 430 Report CP 2024-157 COMMUNITY PLANNING Council Date: June 12, 2024 Page 5 of 12 In addition to areas predominantly composed of existing or planned High Density Residential development as designated on Schedule T-2, any further designations will be consistent with the following location criteria:  sites which abut arterial or collector roads will have direct access to the arterial or collector road;  on vacant or under-utilized sites adjacent to development which is already built at medium or high densities;  close to shopping, recreation, cultural and community facilities;  within or near the periphery of the Central Area in accordance with the policies of Section 8.3.4. Section 8.2.6 also directs that any lands proposed for High Density Residential development not identified on Schedule T-2 will require an amendment to the Official Plan, and when considering proposals to designate lands for High Density Residential development, Town and County Councils will be guided by site specific criteria, including:  the size, configuration and topography of the site is such that there is sufficient flexibility for site design to mitigate adverse effects on the amenities and character of any adjacent residential development through adequate setbacks, buffering and screening;  the development results in a gradual transition from low profile residential buildings to higher profile residential buildings and vice versa;  the location of vehicular access points and the likely effects of traffic generated by the proposal on public streets have been assessed and are acceptable;  adequate hard service capacity including water distribution, sanitary and storm sewers, power and gas distribution facilities is or will be available to accommodate the proposed development;  adequate off-street parking and outdoor amenity areas can be provided;  the effect of the proposed development on environmental resources or the effect of environmental constraints on the proposed development will be addressed and mitigated as outlined in Section 3.2. To achieve a consistent approach to the positioning of buildings, parking and landscaped areas, Site Plan Control will be used. Site Plan Control will also be used to ensure compatibility with adjacent residential uses and, where appropriate, to provide for pedestrian integration between residential land uses. A number of site design criteria will be evaluated prior to the approval of site plans including but not limited to access and internal traffic, parking, landscaping, lighting, servicing, drainage, barrier-free design, signage, buffering, and integration with adjacent residential uses. TOWN OF TILLSONBURG ZONING BY-LAW The subject lands are currently zoned ‘Special Medium Density Residential Zone (RM-8)’ which permits a range of dwelling types including an apartment dwelling (maximum height 15 m (49.2 ft), a boarding or lodging house, a converted dwelling containing two or more dwelling units, a home occupation, a group home, a multiple unit dwelling, a public use, a special needs home, a street fronting townhouse and, a single detached dwelling, a duplex dwelling or a semi-detached dwelling existing on the date of passing of the Town Zoning By-law, in accordance with the provisions contained in Section 7.2. Page 37 of 430 Report CP 2024-157 COMMUNITY PLANNING Council Date: June 12, 2024 Page 6 of 12 As per Section 9.5.8.2.1, the special provisions of the ‘RM-8’ zoning permit the following minimum exterior side yard widths:  9.5.8.2.1.1 Adjacent to Arterial Road minimum 6.0 m (19.69 ft)  9.5.2.2.1.2 Adjacent to Local Street minimum 3.0 m (9.8 ft) The applicant proposes to rezone the lands to ‘Special High Density Residential Zone (RH-sp)’ which permits an apartment dwelling (with a maximum height of 22 m (79.2 ft)), a public use, and a single detached dwelling, converted dwelling, duplex or semi-detached dwelling existing on the date of passing of the By-law. ‘Multiple Unit Dwellings’ are not permitted in the ‘RH’ Zone. Special provisions have been proposed to allow ‘Multiple Unit Dwellings’ as a permitted use. Special provisions have also been requested to permit a reduced front yard depth of 6.0 m (19.6 ft) in lieu of 10.0 m (32.8 ft) for the apartment dwelling and reduced minimum exterior yard width of 8.0 m (26.2 ft) in lieu of 10 m (32.8 ft) for the Apartment Dwelling, and to permit a reduced rear yard depth of 3.0 m (9.8 ft) in lieu of 10.5 m (34.4 ft) and reduced exterior yard width of 6.0 m (19.6 ft) in lieu of 7.5 m (24.6 ft) for the Multiple Unit Dwellings. Based on the applicant’s proposed site plan (Plate 3) and the Planning Justification Report, the proposal appears to comply with the other relevant provisions of the RH zone. The applicant’s proposed site plan provides all required on-site parking for residential units. Staff note that the proposed development will be subject to Site Plan approval, which considers matters including lighting, landscaping, screening, building facades, grading, and servicing. Agency Comments The application was circulated to various public agencies considered to have an interest in the proposal. All of the comments received through the circulation process are summarized below and have been provided to the applicant for their consideration. Town of Tillsonburg Building Services Department commented that:  the development is subject to Site Plan Guidelines and approval, including a Shadow Study; and,  the proposed Site Plan has limited area for landscaping; suggest that the parking be reduced by eight (8) stalls to accommodate planting options along Quarter Town Line. Town of Tillsonburg Engineering Services Department staff reviewed the Official Plan Amendment and Zone Change applications and do not have comments at this time. Comments will be provided during the Site Plan Application process. Town of Tillsonburg Water/Wastewater Operations commented that the new water service(s) should be off the high pressure (pump) main to service the building height. Oxford County Public Works staff have indicated that they have no comments at this time. Comments will be provided during the Site Plan Application process. Public Works have indicated that a Holding Provision (“H”) is not necessary for the subject lands to manage capacity. Capacity will be allocated at time of Site Plan. It was noted that an approved rezoning from Medium Density Residential to High Density Residential will necessitate an updated FSR, SWM Report as the Draft Plan of Subdivision originally specified Block 104 as medium density residential. A design population for Block 104 of 231 people was used to size the infrastructure. Page 38 of 430 Report CP 2024-157 COMMUNITY PLANNING Council Date: June 12, 2024 Page 7 of 12 An OPA was submitted in March 2024 to redesignate Block 104 from medium density residential to high density residential. This amendment would facilitate the development of three buildings on Block 104: one 6-storey apartment building with up to 105 dwelling units, one 6-unit cluster townhouse block, and one 4-unit cluster townhouse block. A total population of 192 is forecasted. As such, the water modelling completed for the Draft Plan of Subdivision is still applicable. Ministry of the Environment, Conservation and Parks (MECP) Species at Risk Branch commented that there are no species at risk concerns or comments under the Endangered Species Act, 2007. Canada Post commented that the completed project will be serviced through centralized mail delivery and the developer is responsible for installing and maintaining mail panels for the apartment building and consulting with Canada post to determine suitable permanent locations for the placement of Community Mailboxes. Enbridge Gas and Long Point Regional Conservation Authority indicated that they do not have any comments or concerns. Public Consultation Notice of Complete Application and Notice of Public Meeting regarding the applications for Official Plan Amendment and Zone Change were provided to surrounding property owners in accordance with the requirements of the Planning Act on March 13, 2024, and May 29, 2024, respectively. As of the date of the writing of this report, Planning staff had received emails from three individuals and met with two of these individuals regarding the proposal. The emails received and a list of all individuals who submitted a Facebook Petition are attached to this report as Appendix A. Planning Analysis Applications have been received to amend the Official Plan and the Town’s Zoning By-law to facilitate the development of one six-storey apartment dwelling and two multi-unit dwellings (townhouse blocks) on the subject lands as previously described in this report. The proposed general layout of the site is illustrated in Plate 3. The proposed apartment dwelling will be located in the northeast corner of the subject lands and front on North Street West. One multi-unit dwelling with six townhouse units is proposed to the west of the apartment building, with the rear of the dwellings facing North Street West. The second multi-unit dwelling with four townhouse units is proposed to be located interior to the subject lands, south of the proposed six-unit townhouse dwelling. The proposed site plan incorporates required amenity space and off-site parking. Parking for the apartment dwelling is proposed to be located to the south of the building. Each of the proposed townhouse dwellings will be provided with a private driveway and garage. For Council’s information, staff note the parkland dedication for the Westwinds subdivision, and the subdivision to the south (Glendale West) was waived in lieu of the Town purchasing land for the Tillsonburg Soccer Park. Vehicular access to the subject lands is proposed via two entrances from Westwinds Gate, south of the subject lands, to connect the parking area for the apartment dwelling to the public road network and provide access to the townhouse dwellings. Pedestrian accesses are provided to public rights-of-way located north and east of the subject lands. Sidewalks are located throughout the proposed development to accommodate safe pedestrian movement separate from vehicular Page 39 of 430 Report CP 2024-157 COMMUNITY PLANNING Council Date: June 12, 2024 Page 8 of 12 movement. Sidewalks currently exist on both sides of Quarter Town Line and on the north side of North Street West. A future sidewalk on the south side of North Street West will be part of the development of the subject lands. The proposed development will be serviced with municipal sanitary and water service connections. Planning staff are of the opinion that the proposal is consistent with and supports the relevant policies of the Provincial Policy Statement (PPS) as the proposed development is compact and an efficient use of municipal infrastructure, services and lands within a designated settlement that will minimize land consumption. The proposed development consists of apartment dwellings and multi-unit dwellings which will contribute to an overall mix of housing types to accommodate current and future residents in Tillsonburg and the broader market area and provide residents with additional housing options and opportunities. Planning Staff are also of the opinion that the proposal is consistent with the policies in Section 8.2.6 of the Official Plan which provide guidance for development of lands proposed for HDR use. The size of the site can suitably accommodate a substantial number of new residential units and the scope, form, and density of the proposed residential development will result in an efficient and responsible use of vacant land and resources that will provide support for the nearby Broadway commercial corridor and nearby community facilities (Tillsonburg Soccer Park, Trans Canada Trail). The lands are located at the intersection of two arterial roads (Quarter Town Line and North Street West), with frontage on North Street West which provides for adequate separation between the proposed development and adjacent residential uses. Servicing With respect to servicing capacity for the proposed residential use of the subject lands, the applicant submitted a Servicing Memo in support of the proposal which provided detailed site grading and engineering servicing design for development. The infrastructure for the Westwinds Subdivision was designed assuming Medium Density Zoning on Block 104. County Public Works advised that rezoning the lands from Medium Density Residential to High Density Residential for the proposed use will necessitate an updated Functional Servicing Report (FSR) and Stormwater Management Report to ensure appropriate servicing infrastructure for the proposed development (to be completed through the Site Plan Approval process). With respect to the provision of stormwater management, Town Engineering staff have indicated the applicant has laid out a plan to address any needed on-site stormwater management and detailed design in accordance with the requirements of the Town’s Development and Design Guidelines will also be reviewed via the Site Plan Approval process. Further, Public Works has advised that the development of the subject lands was considered on the basis of a medium density scale development when the draft plan of subdivision was approved. A design population of Block 104 (being the subject lands) of 231 persons was used to size the infrastructure for this site. The amendment to redesignate Block 104 from medium density residential to high density residential to facilitate the development, as described in this report, will result in a total forecasted population of 192 persons, which is less than what was forecast with the original medium density residential designation. Page 40 of 430 Report CP 2024-157 COMMUNITY PLANNING Council Date: June 12, 2024 Page 9 of 12 In light of the foregoing, Public Works has indicated that a holding provision is not required for the subject lands for the purpose of managing capacity for the proposed development. Water and wastewater capacity will be reviewed further at the time of Site Plan approval. Transportation As noted, the lands are located at the intersection of Quarter Town Line and North Street West, both of which are categorized as arterial roads that are capable of accommodating the expected additional traffic volume in this area (Quarter Town Line is under the jurisdiction of the Town of Tillsonburg and North Street West is under the jurisdiction of Oxford County). It is proposed that the site will be accessed via Westwinds Gate, which borders the subject lands to the south. Darrow Drive borders the subject lands to the east and is accessed via Westwinds Gate. Both of these roads are identified as Local Roads and connect to North Street West and Quarter Town Line respectively. With respect to sightlines, the proposed apartment dwelling is 20.5 m (67.2 ft) from the centreline of Quarter Town Line and outside of the required 9 m (29.5 ft) sight triangle. There are sidewalks on Quarter Town Line and North Street and the subdivision has provided a 3 m (9.8 ft) road widening. Staff note that given this context, a sightline analysis was not warranted in this case. Staff also note that Westwinds Gate has been designed to align with Park Place (across Quarter Town Line to the east) and Darrow Drive has been designed to align with Brad Avenue (across North Street West to the north). This type of planned alignment for road networks provides for logical transitions between existing and developing areas, and appropriate sightlines for both pedestrians and vehicles. The applicant provided an updated Traffic Impact Study (TIS) to analyze the current proposal; the original TIS having been completed for the Westwinds Subdivision in 2020 for the overall subdivision. Consistent with the findings of the 2020 TIS, the updated TIS confirms that the surrounding existing road network will function appropriately and is expected to accommodate the anticipated vehicular traffic generated by the proposed development. Oxford County Public Works and the Town of Tillsonburg have indicated that that they are satisfied with the findings of the TIS. As indicated previously, North Street West and Quarter Town Line are Arterial Roads, and the intersection is a four-way stop. Compatibility with Adjacent Uses Planning staff are of the opinion that the overall design of the subject lands, as illustrated on Plate 3, adequately considers and maintains compatibility with adjacent uses. The proposed site plan situates the proposed apartment dwelling in the northeast corner of the subject lands, fronting North Street West. North Street West and Quarter Town Line are arterial roads, as identified in the Official Plan, and both have a 26 m (85.3 ft) road allowance which provides considerable and adequate separation between the subject lands and adjacent residential uses to the north and east of the subject lands. The design of the site will include new landscaping/tree planting along both North Street West and Quarter Town Line and balconies are proposed to be recessed into the façade of the building, which will assist in limiting the visual impact of the proposed apartment structure. Staff are of the opinion that proposed increase in the maximum density of the site from 62 units per hectare (25 units per acre) to 91 units per hectare (36.8 units per acre) is appropriate and reasonable at this location. The subject lands have been designated for MDR use historically and lands to the immediate south (within the same subdivision) and southeast (an existing church property) are also designated for such purpose. Page 41 of 430 Report CP 2024-157 COMMUNITY PLANNING Council Date: June 12, 2024 Page 10 of 12 While the redesignation of the lands for higher density use will increase the number of residential units permitted on the site, staff are of the opinion that the design of the proposed development is such that impacts on surrounding land uses beyond what would currently be permitted on the lands will be limited, based on the existing zoning provisions that are applicable to the lands. Staff are of the opinion that the subject lands are of sufficient size to accommodate the proposed density without compromising the functionality of the site. the proposed development provides required on-site parking and amenity space and as noted, the proposal has been considered with a view to traffic and access, site design, and compatibility with surrounding uses. Planning staff are satisfied that the proposed density can be given favourable consideration by Council. The applicant has provided a Proposed Building Shadow Study to in support of the proposal to demonstrate what the expected solar shadow impact will be on abutting residential areas relative to the proposed apartment building. While the Oxford County Official Plan does not have specific requirements or criteria for the review of shadow impact studies, by using the criteria for similar types of studies required in other jurisdictions (e.g. City of Waterloo Shadow Study Guidelines), Planning staff can support the findings of the Proposed Building Shadow Study submitted by the applicant as shadowing appears to be in-keeping with that considered acceptable for this type of development. The Proposed Building Shadow Study submitted by the applicant concluded that the siting of the new development results in shadow impact being internal to the subject lands for the majority of the time and that shadow impact on surrounding buildings and properties is minimal. Regarding external impacts, the study notes that during winter months, shadow impacts are anticipated between approximately 10 am and noon, with the longest period of impact at the winter solstice (December 21). The predicted shadow impacts appear to be in-keeping with that considered acceptable for this type of development (i.e. meeting minimal shadow criteria). With respect to potential shadow impact on adjacent buildings and properties, the proposed apartment dwelling is considered compatible in this regard. Zoning The applicant proposes to rezone the subject lands from ‘Special Medium Density Residential Zone (RM-8)’ to ‘High Density Residential Zone (RH)’. The specifics regarding the requested modifications to the standard provisions of the ‘RH’ zone have been described previously in this report. Staff note that all other provisions are being met, and Planning staff are generally of the opinion that the modifications proposed by the applicant will serve to facilitate an effective site design. With respect to the height of the proposed apartment dwelling, Planning Staff note that the maximum permitted height for apartment dwellings in the ‘RH’ zone is 22 m (72.2 ft). The applicant is proposing a maximum height for the apartment dwelling of 20 m (approximately 66 ft), which is within the maximum height limit for apartment dwellings in the ‘RH’ zone. With respect to parking, Planning staff note that for apartment dwellings, 1.5 spaces per residential unit are required which for 115 units, totals 173 spaces. The applicant is proposing to provide 178 on-site parking spaces. Page 42 of 430 Report CP 2024-157 COMMUNITY PLANNING Council Date: June 12, 2024 Page 11 of 12 Regarding special provisions proposed by the applicant to facilitate this development, staff are of the opinion that adding a ‘multiple unit dwelling’ as a permitted use in the ‘RH’ zone to allow for the development of the 6-unit and 4-unit townhouse blocks is an appropriate form of development on the subject lands and can be accommodated in the context of the overall site design, with a view to the provision of parking and other relevant zoning provisions. This type of residential use is compatible with adjacent land uses and will provide additional housing opportunities for current and future residents in the Town of Tillsonburg. With respect to the request for site-specific zoning to permit a reduced front yard and reduced exterior yard width for the apartment dwelling, Planning staff are of the opinion that reducing the required front yard from 10.0 m (32.8 ft) to 6.0 m (19.6 ft) and reducing the required exterior yard width from 10 m (32.8 ft) to 8.0 m (26.2 ft) is appropriate as the reduced setbacks will continue to provide adequate space for drainage, maintenance and landscaped open space and the resulting location of buildings will not negatively impact sight lines along abutting streets or impede or otherwise impact pedestrian traffic. Regarding the proposed reductions in rear yard depth and exterior yard width for the multiple unit dwellings, Planning staff are of the opinion that reducing the required rear yard from 10.5 m (34.4 ft) to 3.0 m (9.8 ft) and reducing the exterior yard width from 7.5 m (24.6 ft) to 6.0 m (19.6 ft) is appropriate as the reduced setback will provide sufficient room for access to buildings for maintenance, and the proposed relief does not create undesirable situations for the development of the lands (e.g. drainage, lot grading) or for neighbouring properties (e.g. visual impact). As illustrated by Plate 3, the rear yard of the six-unit townhouse block is oriented to North Street West and the rear yard of the four-unit townhouse block is oriented to Westwinds Gate. Plate 3 illustrates the proposed site plan and staff are satisfied that the requested relief is in keeping with the intent of the Town’s Zoning By-law. The proposed residential development will be subject to the site plan approval process by the Town of Tillsonburg. Through this review process, matters including but not limited to lighting, parking, accessibility, grading, stormwater management, landscaping, and garbage collection will be addressed. In light of the foregoing, Planning staff are of the opinion that the proposal is consistent with the policies of the Provincial Policy Statement and supports the strategic initiatives and objectives of the Official Plan. This office is also of the opinion that the proposed Zoning By-law amendment is appropriate and can be given favourable consideration. RECOMMENDATIONS  It is recommended that the Council of the Town of Tillsonburg advise County Council that the Town supports the application to amend the Official Plan (File No. OP 23-14- 7) as submitted by Southside Construction Management for lands legally described as Block38, Plan 41M-392, Town of Tillsonburg, to redesignate the lands from Medium Density Residential to High Density Residential;  And further, it is recommended that the Council of the Town of Tillsonburg approve in-principle Zone Change Application (ZN 7-23-11), submitted by Southside Construction Management, whereby the lands legally described as Block 38, Plan 41M-392, Town of Tillsonburg are to be rezoned from ‘Special Medium Density Residential Zone (RM-8)’ to ‘Special High Density Residential Zone (RH-sp), as described in Report CP 2024-157. Page 43 of 430 Report CP 2024-157 COMMUNITY PLANNING Council Date: June 12, 2024 Page 12 of 12 SIGNATURES Authored by: "Original Signed by" Laurel Davies Snyder, RPP, MCIP Development Planner Approved for submission: "Original Signed by" Gordon K. Hough, RPP Director Page 44 of 430 January 23, 2024 This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. This is not a plan of survey Legend 1920 Notes NAD_1983_UTM_Zone_17N 96 Meters Zoning Floodlines Regulation Limit 100 Year Flood Line 30 Metre Setback Conservation Authority Regulation Limit Regulatory Flood And Fill Lines Land Use Zoning (Displays 1:16000 to 1:500) Plate 1: Location Map with Existing Zoning File Nos.: OP 23-14-7 and ZN 7-23-11 - Southside Construction Management Ltd. CON 11, Lot 8, Plan 41M-392, Block 38 - 97 North Street West, Tillsonburg North Street West Broadway Quarter Town Line Westwinds Gate Thompson Court Darrow Drive James Avenue Brad Avenue Park Place Subject Property Page 45 of 430 January 23, 2024 This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. This is not a plan of survey Legend 1920 Notes NAD_1983_UTM_Zone_17N 96 Meters Zoning Floodlines Regulation Limit 100 Year Flood Line 30 Metre Setback Conservation Authority Regulation Limit Regulatory Flood And Fill Lines Land Use Zoning (Displays 1:16000 to 1:500) Plate 2: 2020 Aerial Map File Nos.: OP 23-14-7 and ZN 7-23-11 - Southside Construction Management Ltd. CON 11, Lot 8, Plan 41M-392, Block 38 - 97 North Street West, Tillsonburg North Street West Quarter Town Line Westwinds Gate Darrow Drive James Avenue Brad Avenue Park Place Thompson Court Broadway Subject Property Page 46 of 430 PROPOSED APARTMENT 6 STOREYS 105 UNITS 1,847 sm (19,881 SF) 16 17 15 8 17 15 16 1113 PROPOSED MULTI-UNIT DWELLING 8 4 8 7 PROPOSED MULTI-UNIT DWELLING 2 STOREYS 6 UNITS 535 sm (5,764 SF) 12 2 STOREYS 4 UNITS 357 sm (3,843 SF) 11 REQUIRED PARKING (1.5): 173 PROPOSED PARKING: 178 A101 Check scale, print may be reduced:1/2 inch10 mmI:\Dwg\~SGC\1267-3C4 North St Tillsonburg\1267 A101 SITE PLAN.dwgFriday, February 02, 2024File:Last Saved:Plotted:Friday, February 02, 2024All survey information, existing & proposed measurements are to be confirmed on site by the contractor. The contractor shall immediately notify thearchitect of all inconsistencies, errors or omissions in this, or other documents, or in their relation in whole or in part. Do not proceed where there isuncertainty. This drawing is an instrument of service & remains the property of the author firm. This drawing & the designs represented in it areprotected by copyright & may not be stored electronically, reproduced in whole or part without the author firms permission.513 queens avenue, london, on n6b 1y3tel: 519 432-7368 info@agar-arch.comphilip agar architect inc cN N N Plate 3: Applicant's Sketch File Nos.: OP 23-14-7 and ZN 7-23-11 - Southside Construction Management Ltd. CON 11, Lot 8, Plan 41M-392, Block 38 - 97 North Street West, Tillsonburg North Street Westwinds Gate Proposed Apartment 6 storeys; up to 105 units Proposed Multiple Unit Dwelling 2 storeys; 6 units Proposed Multiple Unit Dwelling 2 storeys; 4 units Darrow Drive Subject Property Quarter Town Line Page 47 of 430 Official Plan Amendment 23-14-7 andZone Change Application 7-23-11 Southside Construction Management Ltd. Page 48 of 430 1.27 ha (3.14 ac) vacant site Southwest corner of North Street West and Quarter Town Line (arterial roads) Has been designated ‘Medium Density Residential’since at least the 1995 Official Plan approval Currently zoned ‘Special Medium Density Residential Zone (RM-8)’ Location Map Page 49 of 430 Official Plan Amendment •Redesignate the subject lands to ‘High Density Residential’. Zone Change •Rezone the subject lands to ‘Special High Density Residential Zone (RH-sp)’with modifications to the standard provisions of the ‘RH’zone. Planning Applications Page 50 of 430 115 new residential units: •6-storey apartment building •4-unit townhouse block •6-unit townhouse block •Required on-site parking provided (173 spaces required; 178 spaces provided). •Required amenity space provided (40 m2 / unit required = 4,600 m2; 5,410 m2 provided). •Proposed lot coverage is 22% (maximum of 40% in ‘RH’zone). Proposal Page 51 of 430 Circulation of Applications Agency Circulation: March 12, 2024 Public Circulation: •Notice of Complete Application: March 13, 2024 •Notice of Public Meeting: May 29, 2024 At the time of writing the report, Planning staff had received three emails, one phone call, and, approximately 118 Facebook Petitions regarding the applications. Postings on County website: •Notice of Complete Application: March 13, 2024 •Notice of Public Meeting: May 29, 2024 Page 52 of 430 Planning Review Provincial Policy Statement (PPS) Proposal consistent with and supports PPS policies •Compact development of vacant land in a settlement area •Efficient and responsible use of municipal services and lands •Provides market-based housing and contributes to mix of housing types Page 53 of 430 Official Plan: Proposal consistent with and supports OP policies •Appropriate land use for the site. •Appropriate scope, form, density and type of residential use for High Density Residential. •Existing road network, consisting of Arterial Roads (North Street, Quarter Town Line) can accommodate expected additional traffic volume. •Water and sanitary services are available. •Supports commercial corridor (Broadway) and nearby community facilities. •Adequate separation between proposed development and adjacent residential uses (arterial roads over 30 m (98.4 ft) wide). •Consistent with locational criteria for further designations for High Density Residential areas (site size and configuration sufficient to mitigate impacts on amenities and character of adjacent residential development through setbacks, buffering and screening; vehicular access points and likely effects of expected traffic on public streets assessed through Traffic Impact Study (TIS) and are acceptable; sufficient service capacity to accommodate the proposal; adequate off-street parking and outdoor amenity areas provided). Zoning By-law: Proposed modifications will facilitate an effective site design •Adequate amenity space, appropriate setbacks, and parking provided. Planning Review Page 54 of 430 Official Plan Amendment Council of the Town of Tillsonburg support the application to amend the Official Plan as submitted by Southside Construction Management Ltd.to redesignate the lands from Medium Density Residential to High Density Residential. Zone Change Council of the Town of Tillsonburg approve in principle the zone change application submitted by Southside Construction Management Ltd.to rezone the subject lands from ‘Special Medium Density Residential Zone (RM-8’) to ‘Special High Density Residential Zone (RH-sp), as described in Report CP 2024-157. Recommendations Page 55 of 430 AMENDMENT NUMBER 318 TO THE COUNTY OF OXFORD OFFICIAL PLAN The following text and schedules constitute Amendment Number 318 to the County of Oxford Official Plan. Page 56 of 430 - 1 - 1.0 PURPOSE OF THE AMENDMENT The purpose of the amendment is to redesignate certain lands in the Town of Tillsonburg from ‘Medium Density Residential’ to ‘High Density Residential’ to facilitate the development of a 105-unit apartment dwelling, a six-unit townhouse dwelling and a four- unit townhouse dwelling for a total of 115 new residential units. 2.0 LOCATION OF LANDS AFFECTED This amendment applies to lands located at the westerly boundary of the Town of Tillsonburg, on the southwest corner of North Street West and Quarter Town Line. The lands comprise an area of approximately 1.27 ha (3.14 ac) and are legally described as Block 38, Plan 41M-392, in the Town of Tillsonburg. 3.0 BASIS FOR THE AMENDMENT The subject amendment has been initiated to redesignate the subject lands from ‘Medium Density Residential’ to ‘High Density Residential’ to facilitate the development an apartment building of up to 105 units, together with a six-unit townhouse dwelling and a four-unit townhouse dwelling for a total of up to 115 new residential units. The designation of the lands to facilitate high density residential use at this location is consistent with the relevant policies of the Provincial Policy Statement as the proposed development is an efficient use of municipal services and lands within a designated settlement area. The proposed development contributes to the overall mix of housing types and tenures to accommodate current and future residents of the Town and the broader market area and will provide an additional market-based housing option in the Town of Tillsonburg. The lands are suitable for high density residential as the lands have direct access to Westwinds Gate, a local road with direct connection to Quarter Town Line and in proximity to North Street West, both of which are identified as arterial roads in the Official Plan. The site is located in an area of predominantly lower density residential development with a nearby institutional use, and it is the opinion of Council that the proposed use of the lands is appropriate and compatible with existing and planned development in the area. Further, the scale and design of the development is considered to be adequate to ensure that impacts on existing residential and institutional uses can be appropriately mitigated. It is also the opinion of Council that the subject proposal supports the strategic initiatives and objectives of the Official Plan with respect to the designation of High Density Residential areas within the Town. Page 57 of 430 - 2 - The High Density Residential designation is intended for intensive, large-scale, multiple unit forms and the proposed apartment building and townhouse dwellings are considered to be a compatible form of development with existing and planned uses in the area, as noted above. Council is satisfied that the lands are of suitable size and configuration to support the development, including parking and amenity space to meet the needs of the use. 4.0 DETAILS OF THE AMENDMENT 4.1 That Schedule “T-2” – Town of Tillsonburg Residential Density Plan, as amended, is hereby amended by changing the designation of those lands identified as “ITEM 1” on Schedule “A” attached hereto from ‘Medium Density Residential’ to ‘High Density Residential’. 4.3 That Section 8.2.6 – High Density Residential Areas, as amended, is hereby further amended by adding the following specific development policy at the end of Section 8.2.6.2 - Specific Development Policies. “8.2.6.2.3 Southwest corner of North Street West and Quarter Town Line (Block 38, Plan 41M-392, Town of Tillsonburg) On those lands identified as having reference to this section, the minimum net residential density shall be 63 units/ha (26 units/ac) and the maximum net residential density of approximately 91 units/ha (37 units/ac).” 5.0 IMPLEMENTATION This Official Plan Amendment shall be implemented in accordance with the relevant implementation policies contained in the Official Plan. 6.0 INTERPRETATION This Official Plan Amendment shall be interpreted in accordance with the relevant interpretation policies of the Official Plan. Page 58 of 430 9920 GLENDALE DR BROADWAYQUARTER TOWN LINENORTH ST W SCHEDULE "A" AMENDMENT No. 318 TO THE COUNTY OF OXFORD OFFICIAL PLAN SCHEDULE "T-2" TOWN OF TILLSONBURG RESIDENTIAL DENSITY PLAN © 0 200100 Metres - AREA OF THIS AMENDMENT ITEM 1 - CHANGE FROM MEDIUM DENSITY RESIDENTIAL TO HIGH DENSITY RESIDENTIALITEM 1 TOWNSHIP OF SOUTH-WEST OXFORDRESIDENTIAL DENSITY PLAN LEGEND LOW DENSITY RESIDENTIAL MEDIUM DENSITY RESIDENTIAL MOBILE HOME PARK OPEN SPACE ENVIRONMENTAL PROTECTION PROPOSED PARK Page 59 of 430 From: Kaylene Graydon Sent: Wednesday, March 27, 2024 11:59 AM To: Planning <planning@oxfordcounty.ca> Subject: Applicant : zelinka primo Ltd CAUTION: This email originated from outside your organization. Exercise caution when opening attachments or on clicking links from unknown senders. Hello I just received the planned building for the new subdivision I was wondering if there is any way to protest or fight against this. I am not ok with a 6 story apartment building being built I was told in earlier planning it would be residential houses. In houses most cases would put up fences and it wouldn't be much of an issues but I do not want an apartment building I have owner my home for 6 years and liked the quietness of this location I would prefer residential houses not an apartment building ro be . Wondering ahat I have to do to fight this. Kaylene weil. Appendix ACorrespondence Received regarding OP23-14-7 and ZN7-23-11 Page 60 of 430 1 ‐‐‐‐‐Original Message‐‐‐‐‐ From: David Roe Sent: Thursday, May 30, 2024 11:20 AM To: Laurel Davies Snyder <ldaviessnyder@oxfordcounty.ca> Subject: 97 North Street West OPA ZBA CAUTION: This email originated from outside of the organizaƟon. Do not click links or open aƩachments unless you recognize the sender and know the content is safe. Hi Laurel I have been reviewing the informaƟon related to the above applicaƟon. I do have some quesƟons and concerns with respect to the Zelinka Priamo JusƟﬁcaƟon Report. Has the applicant provided any elevaƟon drawings and simulaƟon of how the massing of the 6 story will appear from the fronƟng streets. Without such informaƟon it is hard to imagine how this building will transiƟon to the low density development located north and east of proposed building. A comparison of the transiƟon between the low density development which will be constructed within the subdivision to which this project is part of. My suggesƟon is that the OPA/ZBA and site plan approval be deferred unƟl all three approvals are considered as one package. I would like to have discussion with you on this maƩer. Thanks David Sent from my iPhone Page 61 of 430 Page 62 of 430 Page 63 of 430 Page 64 of 430 Page 65 of 430 Page 66 of 430 Page 67 of 430 Page 68 of 430 Page 69 of 430 Page 70 of 430 Page 71 of 430 Page 72 of 430 Tillsonburg Community Petition Against Zoning Change We, the undersigned residents of Tillsonburg, hereby petition both the Town Council and County Council to address and support our opposition to the proposed zoning change referenced to File no: OP 23-14-7 and ZN 7-23-11. We strongly believe that the proposed change would negatively impact not only our neighborhood but also the Town of Tillsonburg by: 1.Safety/traffic concerns: The intersection of Quarter Line Road and North Street West will face increased danger to pedestrians, bicycles, vehicles, farm vehicles and emergency responders. Plans need to be in place to consider future needs for traffic lights and or environmental sound roundabouts. A sight line analysis should be done for these considerations. 2.Infrastructure Maintenance: The Town of Tillsonburg’s current rapid growth necessitates adequate expansion for both water and sewage service prior to new high density builds. 3.Shading Concerns: Single family homes to abutting the proposed six-story apartment building will be in shade expanding at least two-time intervals. The provided Proposed Building Shadow Analysis is confusing as it looks like a Waterloo analysis was modified to create a Tillsonburg one.4.Transitioning concerns: There is no transition between the proposed building and single-family homes directly across the street. 5.Community Services: Parking overflow onto the nearby streets and specifically North Street West and Quarter Line Road could negatively impact public services such as garbage collection, street cleaning, or snow removal. .Environmental Concerns: With 177 surface parking spaces there will be no green space included in this block of the development. 7.Footprint Concerns: A six-story building is 1.7 times the height of the current telephone poles. The wide side of the building will consume approximately two-thirds the block between Quarter Town Line and Brad Ave. This will create an unsightly corridor inconsistent with the feeling of our town which will adversely affect the well-being and quality of life in our town. As residents of Tillsonburg we believe that addressing these issues is crucial for thesafety, well-being, and prosperity of our community. Therefore, we respectfully requestthat the Town Council take prompt and effective action to resolve these matters. By signing this petition we give our consent to you for Derek Vaughan of 66 North Street West to speak on our behalf at any Town or County Council meetings. Sincerely, Name E-mail Signature Address 1 Page 73 of 430 Submission Date Name Comments May 26, 2024 Greg Pharand I really hate what is happening in tillsonburg, we are losing our small town feeling and this is why we are May 26, 2024 Jake Price May 26, 2024 Vanessa Morse May 27, 2024 Ann McGhee May 27, 2024 Christine Klassen May 27, 2024 Dale Rex May 27, 2024 Dana Wallis May 27, 2024 Dianne Bates May 27, 2024 Eileen & Larry Wallis We think a better location where high density housing is already in effect would be more appropriate. This huge complex would lower the real estate values of existing homes and create a dangerous volume level of traffic to a high traffic corridor that would be a safety hazard. We agree May 27, 2024 Hetty Rutherford May 27, 2024 Holly Thomson May 27, 2024 Jennifer Crowe May 27, 2024 Kaylee Smith May 27, 2024 Megan Steen It will swamp.westfeild public school.. and degrade May 27, 2024 Shannon Sengbusch May 27, 2024 William Spence We totally agree with you. May 28, 2024 Caroline Peters May 28, 2024 Dalphine Davis Not sure where all the infrastructure is going to come from to support all these new subdivisions May 28, 2024 Haley Moulton May 28, 2024 Thomas Puhr May 29, 2024 Abbie Peters this would be the biggest waste of space. The traffic is also already so bad in this area that this decision will only make it worse and child getting to and May 29, 2024 Alan Cayford Tillsonburg is in no way ready for this type of development, traffic already overwhelms our inadequate road system, parking is an issue everywhere in town, our water system is not up to task. Tillsoburg is growing at a rate that can't be sustained, we don't have the policing or fire services May 29, 2024 Alicia Sandham May 29, 2024 Amanda Wiggers May 29, 2024 Amanda Armstrong May 29, 2024 Amanda Paterson May 29, 2024 Amanda Williams Page 74 of 430 Submission Date Name Comments May 29, 2024 Andrea Gilmar May 29, 2024 Ashley Knoflook May 29, 2024 Ashley M This negatively affects WESTFIELD PUBLIC SCHOOL May 29, 2024 Becky Iler May 29, 2024 Brad Iler This town needs to stop building apartments and houses. We don’t have the water and sewer or the electrical grid to supply this many buildings. Plus I’m May 29, 2024 Bradley Scott May 29, 2024 Brenda Foris May 29, 2024 Brian Figueiredo May 29, 2024 Brianne McCutcheon May 29, 2024 Christie Hurren May 29, 2024 Danielle Donn May 29, 2024 Dawn DeBuck May 29, 2024 Dom Caporicci May 29, 2024 Dylan Taylor May 29, 2024 Faren Hale May 29, 2024 Felix Sarduy May 29, 2024 Gail Anderson May 29, 2024 Grace Williams May 29, 2024 Hayden Letoile May 29, 2024 James Paterson May 29, 2024 Jason Davis May 29, 2024 Jeffrey Prouse I agree. No apartment buildings to be build there. May 29, 2024 Jim Brotz May 29, 2024 Joanne Smith May 29, 2024 Jody Frei May 29, 2024 John Petropanagos May 29, 2024 Karen Bennett I agree with everything that the petition states.There must be a better area to place an May 29, 2024 Kelly Ball May 29, 2024 Kelsey Sanderson May 29, 2024 Kimberly Scott Thanks Derek. Had no clue this was being proposed and we have lived on north end for 29 years. May 29, 2024 Kirstie Jones May 29, 2024 Kresta Martin Don’t want it ! May 29, 2024 Kristi Donker May 29, 2024 Lauren Puhr May 29, 2024 Lee Cowell Should be single family dwellings. And WHY no May 29, 2024 Lisa Savoy May 29, 2024 Mackenzie Simmonds Horrible spot to put an apartment building… and already a road that’s getting increasingly busy with Page 75 of 430 Submission Date Name Comments May 29, 2024 Megan Nobbs May 29, 2024 Michael Scott This once cute quiet town has now grown way too big. The noise now from the excess traffic is unbearable. I think we are forgetting why we chose May 29, 2024 Michelle Jackson May 29, 2024 Mike Jackson May 29, 2024 Mike Pollington We also have hydro power concerns due to the May 29, 2024 Mindy Conrad May 29, 2024 Morgan Avelar May 29, 2024 Paul Gray May 29, 2024 Peter Dey May 29, 2024 Rob Scott I fully support your efforts to oppose this . Just look at the new builds that were approved on the west May 29, 2024 Rob Vanderhaeghe May 29, 2024 Robert Sr Vanderhaeghe May 29, 2024 Ryan Wittet May 29, 2024 Serena VanDenBrink May 29, 2024 Sheree Friedmann May 29, 2024 Steffanie Hartnell May 29, 2024 Tawnya roswell May 29, 2024 Tucker Davis May 30, 2024 Beverley Major May 30, 2024 Brent Buchner Traffic at the nearby 4 way stop is already bad enough. People that live in the vicinity of this May 30, 2024 Brooke Sanderson May 30, 2024 Candy Hesch May 30, 2024 Christy Mogg May 30, 2024 Cindy Crease May 30, 2024 Corrin Lockey May 30, 2024 D Celebi May 30, 2024 Dianne Melchior I agree with everything said above. Not a good spot May 30, 2024 Douglas Gordon Rose I respectfully agree with all the concerns submitted in this petition, this town of ours is so congested with traffic it’s impossible to get onto broadway May 30, 2024 Dwayne VanDenBrink May 30, 2024 Erin Martin May 30, 2024 Frank Kovari Page 76 of 430 Submission Date Name Comments May 30, 2024 Gloria Collins First and foremost, we need more connecting trails for pedestrians and bicycles within all new subdivisions. We need more green space for new subdivisions, not less! Why is it that Brookside, no longer has access to the trail? All the other submissions on the trail do, why is that? We bought in Tillsonburg for the small town vibe and lifestyle that it brings. We are slowly losing that, especially creating a high density area by building a high rise. May 30, 2024 Henry Heeren Park for kids. Absolutely do not want an apartment May 30, 2024 Jaden Campbell May 30, 2024 Jeanette Van Ginkel May 30, 2024 Jenn Bathgate I disagree with this zoning change and agree with May 30, 2024 Jennifer Persia May 30, 2024 Jessica Prange I know for a number of years Tillsonburg has had a problem with keeping up with houses built and the water treatment facility. Before adding high rise buildings and attracting more and more population. Look at the infrastructure of the town first. For May 30, 2024 Karen Mullen I've been a registered nurse at TDMH for 19 years. The town can not handle the rapid growth. More residents will lead to more people without doctors, longer wait times for needed tests, more emerge visits, more hospital stays and the same hospital May 30, 2024 Kris Wiita May 30, 2024 Lena Furlong May 30, 2024 Lindsey Levesque May 30, 2024 Marion Elizabeth Legris That appt should not go ahead. It will create too May 30, 2024 Melinda Evans Town is growing too fast for infrastructure. Traffic increase is creating problems. I heard there is to be a round about at quarter line and concession, this needs to be a light. Round about are not safe in May 30, 2024 Merv Davis May 30, 2024 Mylee Gunby May 30, 2024 Patrick Dion May 30, 2024 Peter Northgraves May 30, 2024 Rebecca Pileski May 30, 2024 Shelley Heeren A park for the kids would be great. I believe it will interfere with traffic and be an eyes sore. I nice May 30, 2024 Stacey Coldham Page 77 of 430 Presentation to: Town of Tillsonburg Mayor & Council Members June 12, 2024 Town of Tillsonburg 4 Elm Street. Tillsonburg, ON 1 OP 23-14-7 and ZN7-23-11 Southside Construction Presented by: Bernard Chadillon 14 Woodside Drive, Tillsonburg Bradburn Sub-division Page 78 of 430 Introduction Highlights of the Proposed Development Southside Construction Management Ltd. High and Medium Density development on the Southwest corner of North Street and Quarter Town Line Development is adjacent to Low-density neighbourhoods and Institutional along Quarter Town Line 2 x 2 Story Townhomes (6 + 4 Units) 6 storey Apartment Building, 9 units wide (105 Units) One of the largest apartment buildings in Tillsonburg Part of larger subdivision that includes: 37 Single Family Units currently under construction 66 Future Single Family Units 27 Townhome units 2024-06-12 8 Page 79 of 430 Introduction Mostly mature, quiet, quality single family and town home neighbourhoods on tree lined streets showing pride of ownership Churches, schools, soccer fields, green spaces Mix of seniors and young families Subdivisions have been constructed to blend in with existing home designs (mostly brick veneer or ½ brick and siding) to preserve the character of existing neighbourhoods For the most part current roads have supported existing vehicular traffic except for: Parents picking children at school creating parking chaos along Quarter Town Line Parents taking their children to soccer fields adjacent to new development, creating serious traffic congestion at times Quarter Town Line Background 3/7/2023 10 Page 80 of 430 Introduction Mixed success with previous Quarter Town Line higher density projects Tillsonburg has had mixed success with higher density projects adjacent single family neighbourhoods (ie: developments at EAST END OF Quarter Town Line between Trillium Dr. and Plank Line). How will the Town ensure the success of this proposed large building construction? Home designs that don’t blend-in with existing neighbourhoods Poor Waste Management Plan is disgraceful (Quarter Town Line Transfer Station) Somebody approved these developments without due consideration Recommendations Ensure there is a proper Waste Management Plan specifically for the new proposed Townhome units Ensure home designs blend-in and are compatible with surrounding neighbourhoods 2024-06-12 13 Page 81 of 430 Concerns Proposed Apartment Building clashes with existing single-family neighbourhoods There is insufficient buffering and transition with existing neighbourhoods especially given the size of the proposed building Proper transition should include green spaces as buffer combined with lower density townhomes to set back and mitigate the impacts of the 9 storey building Recommendations: A more suitable location for the apartment building would be in the west end of the development adjacent to the existing green spaces and soccer fields. Ensure home designs blend-in and are compatible with surrounding neighbourhoods 2024-06-12 132024-06-12 8 Page 82 of 430 Map of proposals along Quarter Town Line 2024-06-12 9 39 Units 39 Units 21 Units 2.45 ha Medium Density 76-151 Units 3.2 ha High Density 202-355 Units 105 Units 10 Units 36 Units Page 83 of 430 Concerns Increased traffic will significantly impact quality of life for residents along Quarter Town Line The traffic study for this development claims that Quarter Town Line and North Street can absorb the additional vehicular traffic without having to widen roads or add left-turn lanes and traffic lights. However, the analysis does not consider the other major developments along Quarter Town Line that will overflow into the North/Quarter Town Line intersection, especially for traffic going in and out of Tillsonburg via Plank Line. Victoria Woods (Tillsonburg West) > 500 units Thames Valley District School Board (102 Dereham Drive) = 99 units Recommendation: Revise Traffic Study to consider the aggregate impacts from other approved developments along Quarter Town Line 2024-06-12 13 Page 84 of 430 Concerns Servicing the proposed Development The Servicing study defines the requirements for water, sewage, waste for the proposed development but only provides a subjective judgement as the capacity to support new requirements. There is already a known shortage of water and hydro capacity to support continued growth The Servicing Study does not address key infrastructure requirements including: Hydro power capacity to support the new development Schools for the additional students coming from these new homes Waste Management for Townhouse buildings Does not take in consideration the aggregate requirements from the other developments along Quarter Town Line Recommendation: Revise Servicing Study to include aggregate requirements from other approved developments along Quarter Town Line for Water, Sewage, Waste, Hydro and Healthcare 2024-06-12 13 Page 85 of 430 Concerns Review process for proposed developments needs improvement Provincial policy on “More Homes Built Faster” tries to eliminate “red tape” which translates in cutting out the review process These new policies often conflict with existing Town and County by-laws creating confusion Residents are not afforded sufficient notice and time to review, analyze and formulate their concerns There is a perception that the Planning department works for the developers instead of the residents that pay their salaries through taxation Recommendations: Educate residents on the Planning and Development process and where they can provide input to address concerns Engage residents early, as soon as the application for development is initiated. Involve residents in early discussions with developers. Developers are more open to input before they make large investments in creating plans for their development. 2024-06-12 13 Page 86 of 430 Thank You! 2024-06-12 31 Page 87 of 430 DECISION LETTER DROP-IN CENTRE/UNHOUSED SHELTER DTBIA Board of Management Meeting Wednesday, April 24th, 2024 Moved by: H. Vallee Seconded by: E. Odorjan THAT the Board of Management of the DOWNTOWN TILLSONBURG BUSINESS IMPROVEMENT AREA, (DTBIA), does not support the opening of a drop-in centre/unhoused shelter at 147 Broadway. Carried: Defeated: ______ Approved by: B. Parsons DTBIA Board of Management meeting – 04/24/2024 Page 88 of 430 DECISION LETTER PUBLIC SHELTER POLICY DEVELOPMENT – DOWNTOWN TILLSONBURG BIA ZONE DTBIA Board of Management Meeting Wednesday, April 24th, 2024 Moved by: H. Vallee Seconded by: E. Odorjan THAT the report titled ED 24-04-01 Public shelter policy + development; and unhoused drop-in centre be received as information; and that the recommendations contained therein be respectfully forwarded to the Council of the Town of Tillsonburg for consideration in the development of policy with respect to the location of unhoused persons support services in the downtown central business district. Carried: Defeated: ______ Approved by: B. Parsons DTBIA Board of Management meeting – 04/24/2024 Page 89 of 430 Page 1 of 2 1 Report ED 2024-04-01 EXECUTIVE DIRECTOR Meeting date: 04/24/2024 AMENDED REPORT TO BOARD OF MANAGEMENT Public shelter policy development Proposed homeless drop-in centre To: Board of Management From: Executive Director RECOMMENDATIONS 1) That the report be received as information. 2) That the board does not support the location of a homeless drop-in centre at this municipal address. 3) That the board formally notifies the Town of Tillsonburg about the concerns noted and requests that a proactive mitigation plan be considered for implementation. 4) That consideration be given for the development of a DTBIA policy paper on the location of homeless support services in the downtown core area in consultation with County Planning and other stakeholders. 5) That the DTBIA formally advocates for the safety, security, and aesthetics of all downtown areas. REPORT HIGHLIGHTS • The Salvation Army (Tillsonburg) is opening a drop-in centre at 147 Broadway. • Business owners adjacent to this municipal address have expressed serious concern and the potential negative impacts. • There is limited information available about this proposal. • Staff have researched and determined that such facilities as proposed, create the conditions that are detrimental to pedestrian traffic leading to a decline in sales of neighbouring businesses. • Staff have discussed the matter with the Town’s Chief Building Official. • There has been overwhelmingly negative feedback received from the public regarding the opening of a homeless support centre at this location. • The community is supportive of having important services for this constituency however the location is problematic from a safety, security, and aesthetic perspective. Page 90 of 430 Page 2 of 2 2 • There was no formal communication with the DTBIA about this initiative. • The Executive Director has met with stakeholders in the neighbourhood on 3 occasions. • It is unknown whether the tenant has applied for a business licence. • At present, there is no policy document or position on record by the DTBIA. • The DTBIA has not been formally consulted by any stakeholders related to this matter. ACTIONABLE ITEM(S) As per the summary recommendations, that the Board of Management considers the report with possible courses of action including future policy development with social support system(s). FINANCIAL IMPACT There is no financial impact from adoption of the recommendations. Page 91 of 430 DECISION LETTER HARVEY STREET PUBLIC REALM IMPROVEMENTS THAT the Board of Management of the Downtown Tillsonburg BIA approved the Harvey Street public realm improvements + design at its meeting held Wednesday, April 24th, 2024. The approved design concept is attached. The Board of Management hereby requests that the Harvey Street proposal be presented to Town Council and referred to Town staff for consideration and subsequent approval. CARRIED Carried: Approved by: B. Parsons DTBIA Board of Management meeting – 04/24/2024 Page 92 of 430 LEGEND SMALL TREE CONCRETE PAD FOR SEATING AREA SHADE TREE PROPOSED GARDEN BED EXISTING TREE LAWN DOWNTOWN TILLSONBURG BIA HARVEY STREET - CONCEPT NATIVE PLANTINGPOLINATOR GARDEN NATIVE PLANTINGPOLINATOR GARDEN NATIVE PLANTINGPOLINATOR GARDEN EXISTING GARDEN SEATINGSEATING SEATING NATIVE PLANTINGPOLINATOR GARDENPUBLIC ART PUBLIC ART N0 1 1:200 3 5 10 SHIFT landscape architecture HARVEY STREET BROCK ST. ERIDOUT ST. EEXISTING PARKING GOOD REDDEN KLOSLER LLPEXISTING PARKING EXISTING PARKING EXISTING PARKING EXISTING PARKINGAVONDALE UNITED CHURCH Page 93 of 430 SHADE TREES SHADE TREES SMALL TREE NATIVE PLANTINGPOLINATOR GARDEN NATIVE PLANTINGPOLINATOR GARDEN EXISTING ON STREET PARKING AVONDALE UNITED CHURCH EXISTING SIDEWALK SEATING SHIFT landscape architecture HARVEY STREET PERSPECTIVE DOWNTOWN TILLSONBURG BIA Page 94 of 430 LONG POINT REGION CONSERVATION AUTHORITY Board of Directors Meeting Minutes of May 1, 2024 Approved June 5, 2024 FULL AUTHORITY COMMITTEE MEMBERS Shelley Ann Bentley, Dave Beres, Doug Brunton, Robert Chambers, Michael Columbus, Tom Masschaele, Jim Palmer, Stewart Patterson, Rainey Weisler, Chris Van Paassen, Peter Ypma - 1 - Members in attendance: Robert Chambers, Chair County of Brant Dave Beres, Vice-Chair Town of Tillsonburg Shelley Ann Bentley Haldimand County Doug Brunton Norfolk County Michael Columbus Norfolk County Tom Masschaele Norfolk County Jim Palmer Township of Norwich Stewart Patterson Haldimand County Chris Van Paassen Norfolk County Rainey Weisler Municipality of Bayham/Township of Malahide Peter Ypma Township of South-West Oxford Regrets: Staff in attendance: Judy Maxwell, General Manager Aaron LeDuc, Manager of Corporate Services Leigh-Anne Mauthe, Interim Manager of Watershed Services Saifur Rahman, Manager of Engineering and Infrastructure Jessica King, Social Media and Marketing Associate Dana McLachlan, Executive Assistant 1. Welcome and Call to Order Chair, Robert Chambers called the meeting to order at 6:30 p.m., Wednesday, May 1, 2024. 2. Additional Agenda Items Item 9 g) Phase Out of Free Well-Water Testing is added to the May 1, 2024 agenda under New Business. 3. Approval of the Agenda A-59/24 Moved by J. Palmer Seconded by R. Weisler THAT the LPRCA Board of Directors approves the amended agenda. Carried 4. Declaration of Conflicts of Interest None were declared. Page 95 of 430 FULL AUTHORITY COMMITTEE MEMBERS Shelley Ann Bentley, Dave Beres, Doug Brunton, Robert Chambers, Michael Columbus, Tom Masschaele, Jim Palmer, Stewart Patterson, Rainey Weisler, Chris Van Paassen, Peter Ypma - 2 - 5. Minutes of the Previous Meeting a) Board of Directors Meeting Minutes of April 3, 2024 There were no errors or omissions. A-60/24 Moved by D. Brunton Seconded by C. Van Paassen THAT the minutes of the LPRCA Board of Directors Meeting held April 3, 2024 be adopted as circulated. Carried 6. Business Arising Michael Columbus inquired if any comments have been received regarding the Vittoria Dam Class Environmental Assessment. Judy Maxwell informed the Board that the notification will be posted in the newspapers next Thursday and the 30-day comment period will start from that date. 7. Review of Committee Minutes There were no committee minutes for review. 8. Planning Department a) Section 28 Regulations Approved Permits (L. Mauthe) Through the General Manager’s delegating authority, 20 applications were approved in the past month. A summary of the applications was provided in the report. No questions were received from the Board. A-61/24 Moved by R. Weisler Seconded by P. Ypma THAT the LPRCA Board of Directors receives the Section 28 Regulations Approved Permits report dated May 1, 2024 as information. Carried Page 96 of 430 FULL AUTHORITY COMMITTEE MEMBERS Shelley Ann Bentley, Dave Beres, Doug Brunton, Robert Chambers, Michael Columbus, Tom Masschaele, Jim Palmer, Stewart Patterson, Rainey Weisler, Chris Van Paassen, Peter Ypma - 3 - 9. New Business a) General Manager’s Report (J. Maxwell) Judy Maxwell provided a report summarizing operations this past month. Dave Beres and Aaron LeDuc attended Conservation Ontario’s Annual General Meeting and both provided a brief overview of the contents of that meeting, which included the election of the new board and the financial reports. A-62/24 Moved by M. Columbus Seconded by R. Weisler That the LPRCA Board of Directors receives the General Manager’s Report for April 2024 as information. Carried b) Q1 Financial Report (A. LeDuc) The financial report was presented by Aaron LeDuc. Chris Van Paassen asked if there will be another forest tract put out for tender this year. Judy Maxwell replied there are no plans to issue another tender at this time. A-63/24 Moved by P. Ypma Seconded by R. Weisler THAT the LPRCA Board of Directors receives the Q1 Financial Report – March 31, 2024 for the period up to and including March 31, 2024 as information. Carried c) Backus Heritage Site Collections Management Policy (J. Maxwell) Judy Maxwell presented the report and summarized the changes to the policy. Peter Ypma noticed there was a position title error under Section 5 of the policy. The policy will be amended. A-64/24 Moved by T. Masschaele Seconded by D. Brunton THAT the LPRCA Board of Directors approves the Backhouse Historic Site Collections Management Policy as amended. Carried Page 97 of 430 FULL AUTHORITY COMMITTEE MEMBERS Shelley Ann Bentley, Dave Beres, Doug Brunton, Robert Chambers, Michael Columbus, Tom Masschaele, Jim Palmer, Stewart Patterson, Rainey Weisler, Chris Van Paassen, Peter Ypma - 4 - d) Regulations Officer and PO Officer Appointment (L. Mauthe) The report was presented by Leigh-Anne Mauthe. Peter Ypma asked for clarification on Section 28 and Section 29 of the Conservation Authorities Act and wanted information on staff training to protect themselves when dealing with these matters. Leigh-Anne Mauthe explained that Section 28 is the Planning regulations and Section 29 is in regards to public use of authority's property. All designated LPRCA Regulations Officers have taken the Provincial Offences Officer training program with includes a de-escalation module. Judy Maxwell also noted that the park supervisors, assistants and some support staff, recently attended a one-day de-escalation training course designed specifically for working at a conservation area. All staff training/certification is recorded by the HR team. A-65/24 Moved by S. Patterson Seconded by S. Bentley THAT the LPRCA Board of Directors appoints Meagan Doan, Resource Planner as an LPRCA Regulations Officer and Provincial Offences Officer for the purpose of compliance and enforcement of any regulation made under section 28 and section 29, as per subsection 30.1 of the Conservation Authorities Act, and the Trespass to Property Act Carried e) ERO Posting 019-8320: Minister’s Permit and Review Powers under the Conservation Authorities Act (Leigh-Anne Mauthe) Leigh-Anne Mauthe summarized the report and presented the LPRCA comments and recommendations letter to be submitted to the Environmental Registry of Ontario. A-66/24 Moved by P. Ypma Seconded by M. Columbus THAT the LPRCA Board of Directors directs staff to send the attached letter as Long Point Region Conservation Authority’s submission to the Environmental Registry of Ontario number 019-8320. Carried Page 98 of 430 FULL AUTHORITY COMMITTEE MEMBERS Shelley Ann Bentley, Dave Beres, Doug Brunton, Robert Chambers, Michael Columbus, Tom Masschaele, Jim Palmer, Stewart Patterson, Rainey Weisler, Chris Van Paassen, Peter Ypma - 5 - f) ERO Posting 019-8462: Review of Proposed Policies for a New Provincial Planning Policy Instrument (Leigh-Anne Mauthe) Leigh-Anne Mauthe summarized the report and presented the LPRCA comments and recommendations letter to be submitted to the Environmental Registry of Ontario. There were no questions. A-67/24 Moved by J. Palmer Seconded by D. Brunton THAT the LPRCA Board of Directors directs staff to send the attached letter as Long Point Region Conservation Authority’s submission to the Environmental Registry of Ontario number 019-8462 Review of proposed policies for a new provincial policy instrument. Carried g) Phase Out of Free Well-Water Testing Correspondence was brought forth from the Source Protection Authority meeting regarding the 2023 Auditor General’s audit report suggesting Public Health Ontario streamline the laboratory operations for water testing and implement fees for testing well-water to private well owners. A-68/24 Moved by C. Van Paassen Seconded by T. Masschaele WHEREAS: private water systems (e.g., wells) are not protected through legislated requirements under The Safe Drinking Water Act 2002 and The Clean Water Act 2006, but are more likely to contribute to cases of gastrointestinal illness than municipal systems; AND WHEREAS: the 2023 Ontario Auditor General’s value-for-money audit of Public Health Ontario (PHO) recommended that PHO, in conjunction with the Ontario Ministry of Health, begin the gradual discontinuance of free private drinking water testing; AND WHEREAS: in the jurisdiction of LPRCA, many households do not receive water from municipal systems, with many relying on a private drinking water system, including wells; AND WHEREAS: the Walkerton Inquiry Report Part II, concluded the privatization of laboratory testing of drinking water samples contributed directly to the E. coli outbreak in Walkerton, Ontario in May 2000; AND Page 99 of 430 FULL AUTHORITY COMMITTEE MEMBERS Shelley Ann Bentley, Dave Beres, Doug Brunton, Robert Chambers, Michael Columbus, Tom Masschaele, Jim Palmer, Stewart Patterson, Rainey Weisler, Chris Van Paassen, Peter Ypma - 6 - WHEREAS: all Ontarians deserve safe, clean water, and free well-water testing is a way to help ensure that residents on private wells continue to have barrier-free access to well water testing. THEREFORE, BE IT RESOLVED THAT: the Board of Directors calls on the Province to not phase out free well-water testing as part of the proposed streamlining efforts of public health laboratory operations in the province; AND FURTHER THAT: this resolution be circulated to the Hon. Sylvia Jones, Minister of Health; Hon. Lisa Thompson, Minister of Agriculture, Food and Rural Affairs; Hon. Andrea Khanjin, Minister of the Environment, Conservation and Parks; local MPPs; and Conservation Ontario and Ontario’s conservation authorities. Carried The Board convened in a closed meeting at 7:25 p.m. 10. Closed Session A-69/24 Moved by D. Beres Seconded by P. Ypma THAT the LPRCA Board of Directors does now enter into a closed session to discuss:  A trade secret or scientific, technical, commercial, financial or labour relations information, supplied in confidence to the Authority, which, if disclosed, could reasonably be expected to prejudice significantly the competitive position or interfere significantly with the contractual or other negotiations of a person, group of persons, or organization. Carried The Board reconvened in open session at 7:26 p.m. The April 3, 2024 closed meeting minutes was approved in the closed session. Next meeting: June 5, 2024, Board of Directors, 6:30 p.m. Adjournment The Chair adjourned the meeting at 7:26 p.m. Robert Chambers Judy Maxwell Chair General Manager/Secretary-Treasurer Page 100 of 430 Page 1 of 4 Subject: 2024 Development Charges By-law Adoption Report Number: FIN 24-034 Department: Finance Department Submitted by: Renato Pullia, Interim Director of Finance/Treasurer Meeting Type: Council Meeting Meeting Date: Wednesday, June 12, 2024 RECOMMENDATION A. THAT report FIN 24-034 titled “2024 Development Charges By-law Adoption” be received as information; and B. THAT Council adopt the Development Charges (D.C.) approach to calculate the charges on a uniform Town-wide basis for all services within this background study; and C. THAT Council approve the capital project listing set out in Chapter 5 of the D.C. Background Study dated April 12, 2024, as amended, subject to further annual review during the capital budget process; and D. THAT Council approve the D.C.s Background Study dated April 12, 2024, as amended; and E. THAT Council determine that no further public meeting is required; and F. THAT the 2024 D.C. By-law be presented to Council for consideration. BACKGROUND In accordance with the Development Charges Act, 1997, as amended, before a new Development Charges (DC) by-law can be passed, a DC Background Study (the ‘Study’) must be undertaken. The Town, in conjunction with Oxford County and area municipalities, engaged Watson & Associates Economists Ltd. to undertake the Study, which was presented to Tillsonburg Council at its March 11, 2024 meeting. On March 18, 2024, the Study was presented to development industry stakeholders, and was posted to the Town’s website on April 12, 2024, along with the draft DC By-law and a Poll seeking feedback from Town residents. At its April 8, 2024 meeting, Council also received report FIN 24-010 titled Development Charges Exemptions Policy Review, from which Council adopted the following resolution: Resolution # 2024-167 Moved By: Councillor Spencer Seconded By: Deputy Mayor Beres Page 101 of 430 FIN 24-034 - 2024 Development Charges By-law Adoption Page 2 of 4 A. THAT report FIN 24-010 titled “Development Charges Exemptions Policy Review” be received as information; and B. THAT consideration on the removal of non-residential or industrial exemptions be presented to the public for input, as part of releasing the detailed background study and part of the public meeting of Council. At its May 27, 2024 meeting, Council received report FIN-24-032 titled Development Charges By-law Recommendations, being coupled with the public meeting to bring forth public input received and staff recommendations, from which Council adopted the following resolution: Resolution # 2024-256 Moved By: Councillor Parsons Seconded By: Councillor Rosehart A. THAT report FIN 24-032 titled “Development Charges By-law Recommendations” be received as information; and B. THAT the exemption for Development Charges for the Commercial class be removed; and C. THAT the exemption for Development Charges for the Industrial class continue, as part of a proactive approach to attracting Industrial growth and employment. On June 6, 2024, Bill 185 received Royal Assent. The changes introduced through Bill 185 to the D.C.A. and Ontario Regulation 82/98 under the D.C.A. include:  The inclusion of studies within the eligible capital costs;  The removal of the mandatory phase-in of charges;  The process for minor amendments to development charge (D.C.) by-laws;  A reduction of time for the D.C. rate freeze related to site plan and zoning by-law  amendment planning applications; and  Modernizing public notice requirements. Consequently, an Addendum to the DC Background Study was initiated to incorporate Council’s direction from the May 27, 2024 meeting and Bill 185 changes. The DC Background Study, as amended, is attached to this report and is also posted online. Page 102 of 430 FIN 24-034 - 2024 Development Charges By-law Adoption Page 3 of 4 DISCUSSION The proposed DC rates to be adopted on June 13, 2024, through the new DC By-Law, are as follows: By comparison to the charges presented in the April 12, 2024 D.C. Study, as amended, the amended charge for a single and semi-detached residential unit would increase by $270 (+1.9%) from $14,512 to $14,782. Staff recommend that the rates outlined above be approved for adoption and come into full force and effect on upon by-law effective date of June 13, 2024. The distribution of the development charge rates by eligible service category is outlined in detail in Schedules B1-B5 of the new DC By-Law. CONSULTATION Input was gathered from all departments regarding proposed policy changes, encompassing a wide spectrum of considerations, from budgetary matters to regulatory compliance and development community impact assessments. FINANCIAL IMPACT/FUNDING SOURCE From page v of the Executive Summary of the 2024 DC Background Study as amended, the following table shows that the Town plans to spend $78.7 million over the 10-year planning period of which $39.5 million (50%) is recoverable from D.C.s. Of the net $39.5 million included in the calculation, $34.2 million is recoverable from residential development and $5.3 million from non-residential development. It is noted also that any exemptions or reductions in the charges would reduce this recovery further. This suggests that non-D.C. costs over the forecast period will total $39.2 million. As part of the D.C. background study process, Watson has undertaken an assessment of the D.C. revenue foregone that would occur based on current Statutory and non-statutory Page 103 of 430 FIN 24-034 - 2024 Development Charges By-law Adoption Page 4 of 4 exemptions and reduction policies. This analysis suggests that the shortfall in D.C. revenue as a result of these policies would total $13.1 million over the forecast period or 32% of D.C. recoverable costs. CORPORATE GOALS How does this report support the corporate goals identified in the Community Strategic Plan? ☐ Lifestyle and amenities ☐ Customer service, communication and engagement ☐ Business attraction, retention and expansion ☐ Community growth ☐ Connectivity and transportation ☒ Not Applicable Does this report relate to a specific strategic direction or project identified in the Community Strategic Plan? Please indicate section number and/or any priority projects identified in the plan. Goal – N/A – Legislative requirement. Strategic Direction – N/A Priority Project – N/A ATTACHMENTS 1. Appendix A – 2024 DC Background Study, as amended 2. Appendix B – Addendum to the 2024 DC Background Study Page 104 of 430 Watson & Associates Economists Ltd. 905-272-3600 April 12, 2024 info@watsonecon.ca 2024 Development Charge Background Study Town of Tillsonburg ________________________ OFFICE CONSOLIDATION Page 105 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table of Contents Page Executive Summary ....................................................................................................... i 1. Introduction...................................................................................................... 1-1 1.1 Purpose of this Document ....................................................................... 1-1 1.2 Summary of the Process ......................................................................... 1-2 1.3 Changes to the Development Charges Act, 1997 ................................... 1-3 1.3.1 More Homes for Everyone Act, 2022 (Bill 109) .......................... 1-4 1.3.2 More Homes Built Fast Act, 2022 (Bill 23) ................................. 1-4 1.3.3 Cutting Red Tape to Build More Homes Act, 2024 (Bill 185) ..... 1-8 2. Current Town D.C. Policy................................................................................ 2-1 2.1 By-law Enactment ................................................................................... 2-1 2.2 Services Covered ................................................................................... 2-1 2.3 Timing of D.C. Calculation and Payment ................................................ 2-1 2.4 Indexing .................................................................................................. 2-1 2.5 Redevelopment Credits .......................................................................... 2-2 2.6 Area to Which the By-law Applies and Exemptions ................................ 2-2 3. Anticipated Development in the Town ........................................................... 3-1 3.1 Requirement of the Act ........................................................................... 3-1 3.2 Basis of Population, Household and Non-Residential Gross Floor Area Forecast ......................................................................................... 3-1 3.3 Summary of Growth Forecast ................................................................. 3-2 4. The Approach to the Calculation of the Charge ........................................... 4-1 4.1 Introduction ............................................................................................. 4-1 4.2 Services Potentially Involved .................................................................. 4-1 4.3 Increase in the Need for Service ............................................................. 4-1 4.4 Local Service Policy ................................................................................ 4-6 4.5 Capital Forecast ...................................................................................... 4-6 4.6 Treatment of Credits ............................................................................... 4-7 Page 106 of 430 Table of Contents (Cont’d) Page Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 4.7 Eligible Debt and Committed Excess Capacity ....................................... 4-7 4.8 Existing Reserve Funds .......................................................................... 4-8 4.9 Deductions .............................................................................................. 4-9 4.9.1 Reduction Required by Level of Service Ceiling ........................ 4-9 4.9.2 Reduction for Uncommitted Excess Capacity ............................ 4-9 4.9.3 Reduction for Benefit to Existing Development ........................ 4-10 4.9.4 Reduction for Anticipated Grants, Subsidies and Other Contributions ............................................................................ 4-11 4.10 Town-Wide vs. Area Rating .................................................................. 4-11 4.11 Allocation of Development .................................................................... 4-11 5. D.C.-Eligible Cost Analysis by Service .......................................................... 5-1 5.1 Introduction ............................................................................................. 5-1 5.2 Service Levels and 10-Year Capital Costs for D.C. Calculation .............. 5-1 5.2.1 Services Related to a Highway .................................................. 5-1 5.2.2 Fire Protection Services ............................................................. 5-2 5.2.3 Policing Services ........................................................................ 5-3 5.2.4 Parks and Recreation Services .................................................. 5-3 5.2.5 Growth-Related Studies ............................................................. 5-4 6. D.C. Calculation ............................................................................................... 6-1 7. D.C. Policy Recommendations and D.C. Policy Rules ................................. 7-1 7.1 Introduction ............................................................................................. 7-1 7.2 D.C. By-law Structure ............................................................................. 7-2 7.3 D.C. By-law Rules ................................................................................... 7-2 7.3.1 Payment in any Particular Case ................................................. 7-2 7.3.2 Determination of the Amount of the Charge ............................... 7-2 7.3.3 Application to Redevelopment of Land (Demolition and Conversion)................................................................................ 7-3 7.3.4 Exemptions (full or partial) ......................................................... 7-4 7.3.5 Transition ................................................................................... 7-5 7.3.6 Timing of Collection ................................................................... 7-5 7.3.7 Indexing ..................................................................................... 7-5 7.3.8 D.C Spatial Applicability ............................................................. 7-5 7.4 Other D.C. By-law Provisions ................................................................. 7-7 7.4.1 Categories of Services for Reserve Fund and Credit Purposes .................................................................................... 7-7 7.4.2 By-law In-force Date .................................................................. 7-7 7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter-Reserve Fund Borrowing ................................................... 7-7 7.5 Other Recommendations ........................................................................ 7-8 Page 107 of 430 Table of Contents (Cont’d) Page Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 8. Asset Management Plan ................................................................................. 8-1 8.1 Introduction ............................................................................................. 8-1 8.2 Asset Management Plan ......................................................................... 8-3 9. By-law Implementation.................................................................................... 9-1 9.1 Public Consultation Process ................................................................... 9-1 9.1.1 Introduction ................................................................................ 9-1 9.1.2 Public Meeting of Council........................................................... 9-1 9.1.3 Other Consultation Activity ......................................................... 9-1 9.2 Anticipated Impact of the Charge on Development ................................. 9-2 9.3 Implementation Requirements ................................................................ 9-3 9.3.1 Introduction ................................................................................ 9-3 9.3.2 Notice of Passage ...................................................................... 9-3 9.3.3 By-law Pamphlet ........................................................................ 9-3 9.3.4 Appeals ...................................................................................... 9-4 9.3.5 Complaints ................................................................................. 9-4 9.3.6 Credits........................................................................................ 9-5 9.3.7 Front-Ending Agreements .......................................................... 9-5 9.3.8 Severance and Subdivision Agreement Conditions ................... 9-5 Appendix A Background Information on Residential and Non-Residential Growth Forecast ............................................................................................. A-1 Appendix B Level of Service ................................................................................... B-1 Appendix C Cash Flow Calculation ........................................................................ C-1 Appendix D Long-Term Capital and Operating Cost Examination ...................... D-1 Appendix E Local Service Policy .............................................................................E-1 Appendix F Proposed Development Charge By-law .............................................. F-1 Page 108 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx List of Acronyms and Abbreviations Acronym Full Description of Acronym D.C. Development charge D.C.A. Development Charges Act, 1997 as amended G.F.A. Gross floor area LPAT. Local Planning Appeal Tribunal N.F.P.O.W. No Fixed Place of Work O.L.T. Ontario Land Tribunal O.M.B. Ontario Municipal Board O. Reg. Ontario Regulation P.O.A. Provincial Offences Act P.P.U. Persons per unit s.s. Subsection sq.m. square metre sq.ft. square feet km kilometer Page 109 of 430 Executive Summary Page 110 of 430 Watson & Associates Economists Ltd. PAGE i H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Executive Summary 1. The report provided herein represents the Development Charges (D.C.) Background Study for the Town of Tillsonburg (Town) required by the Development Charges Act, 1997 (D.C.A.). This report has been prepared in accordance with the methodology required under the D.C.A. The contents include the following: • Chapter 1 – Introduction and overview of the legislative requirements of the D.C.A.; • Chapter 2 – Current Town D.C. policy • Chapter 3 – Summary of the residential and non-residential growth forecasts for the Town; • Chapter 4 – Approach to calculating the D.C.; • Chapter 5 – Review of historical service standards and identification of D.C. recoverable capital costs to service growth; • Chapter 6 – Calculation of the D.C.s; • Chapter 7 – D.C. policy recommendations and D.C. by-law rules; • Chapter 8 – Asset management plan requirements of the D.C.A.; and • Chapter 9 – By-law implementation. 2. D.C.s provide for the recovery of growth-related capital expenditures from new development. The D.C.A. is the statutory basis to recover these charges. The methodology is detailed in Chapter 4; a simplified summary is provided below: 1) Identify amount, type and location of growth; 2) Identify servicing needs to accommodate growth; 3) Identify capital costs to provide services to meet the needs; 4) Deduct: • Grants, subsidies and other contributions; • Benefit to existing development; • Amounts in excess of 15-year historical service calculation; • D.C. reserve funds; Page 111 of 430 Watson & Associates Economists Ltd. PAGE ii H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 5) Net costs are then allocated between residential and non-residential benefit; and 6) Net costs divided by growth to provide the D.C. calculation. 3. Changes to the D.C.A. were introduced through five bills passed in the Ontario legislature since the Town’s last D.C. by-law amendment: Bill 109, and Bill 23, Bill 97, Bill 134 and Bill 185. The following provides a brief summary of the recent changes. Bill 109: More Homes for Everyone Act, 2022 On April 14, 2022, Bill 109 received Royal Assent. One of the changes of the Bill and Ontario Regulation (O. Reg.) 438/22 that took effect upon Royal Assent included amending the D.C.A. and O. Reg. 82/98 related to the requirements for the information which is to be included in the annual Treasurer’s statement on D.C. reserve funds and the requirement for publication of the statement. Further information is provided in subsection 1.3.1. Bill 23: More Homes Built Faster Act, 2022 On November 28, 2022, Bill 23 received Royal Assent. This Act amends a number of pieces of legislation including the Planning Act and the D.C.A. Subsequently, further amendments to these provisions were made through Bills 97 and 134. The following provides a summary of the changes to the D.C.A. (further details are provided in subsection 1.3.2 of this report): • Additional residential unit exemption: Allowance of a third unit to be exempt from D.C.s in existing and new residential dwellings; • Removal of housing as an eligible D.C. service; • New statutory exemptions for affordable units, attainable units (to be in effect upon proclamation by the Lieutenant Governor); • New statutory exemptions for inclusionary zoning units, and non-profit housing developments; • Historical level of service extended to 15-year period instead of the prior 10-year period; • Capital cost definition may be revised to prescribe services for which land or an interest in land will be restricted; Page 112 of 430 Watson & Associates Economists Ltd. PAGE iii H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx • Capital cost definition has been revised to remove studies; • Mandatory reduction for new D.C. by-laws passed after November 28, 2022, as follows: o Year 1 – 80% of the maximum charge; o Year 2 – 85% of the maximum charge; o Year 3 – 90% of the maximum charge; o Year 4 – 95% of the maximum charge; and o Year 5 to expiry – 100% of the maximum charge. • D.C. by-law expiry will be 10 years after the date the by-law comes into force (unless repealed earlier); • D.C. for rental housing developments to receive a discount as follows: o Three or more bedrooms – 25% reduction; o Two bedrooms – 20% reduction; and o All other bedroom quantities – 15% reduction. • Maximum interest rate for installments and determination of charge for eligible site plan and zoning by-law amendment applications to be set at the average prime rate plus 1%; and • Requirement to allocate funds received– municipalities will be required to spend or allocate at least 60% of their reserve fund at the beginning of the year for water, wastewater, and services related to a highway. Bill 185: Cutting Red Tap to Build Mor Homes Act, 2024 (Bill 185) On June, 6, 2024, Bill 185 received Royal Assent and includes the following changes to the D.C.A. • The removal of the Mandatory Phase-in for D.C. by-laws passed after Bill 185 comes into effect; • A reduction to the D.C. rate freeze timelines for developments proceeding though site plan and zoning by-law amendment applications under the Planning Act. Charges are currently held at rates in place on the date the application is made until building permit issuance, provided the building permit is issued within two (2) years of the approval of the application. This time period is proposed to be reduced to 18 months under Bill 185 (note that the two (2) year timeline will still apply to applications received prior to Bill 185 receiving Royal Assent); Page 113 of 430 Watson & Associates Economists Ltd. PAGE iv H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx • Inclusion of growth-related studies, including the D.C. background study, as a D.C.-eligible costs; • Provide a provision of the D.C. by-law specifying the date the by-law expires or to amend the provision to extend the expiry date; • To allow minor amendments related to the imposition of studies, removal of the mandatory phase-in, and extension of by-law expiry dates (subject to the 10-year limitations provided in the D.C.A.) to be undertaken for by- laws passed after November 28, 2022 and before Bill 185 takes effect; and • To modernize public notice requirements. 4. The Town is undertaking a D.C. public process and anticipates passing a new by-law for the eligible services. The mandatory public meeting has been set for May 27, 2024 with adoption of the by-law anticipated for June 12, 2024, with an effective date of June 13, 2024 in advance of the expiry of the current by-law on June 13, 2024. 5. The growth forecast (Chapter 3) on which the D.C. is based, projects the following population, housing and non-residential floor area for the 10-year (2024 to 2034) period. Page 114 of 430 Watson & Associates Economists Ltd. PAGE v H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table ES-1 Summary of Growth Forecast by Planning Period Measure 10 Year 2024 to 2034 (Net) Population Increase 5,657 Residential Unit Increase 2,754 Non-Residential – Gross Floor Area Increase (sq.m.) 148,366 Source: Watson & Associates Economists Ltd. forecast 2024. 6. Chapter 5 herein provides, in detail and by service area, the gross capital costs for the increase in need to service new development and the respective deductions that have been made to arrive at the D.C. recoverable costs included in the calculation of the charge. The following services are calculated based on Town-wide 10-year forecast: • Services related to a highway (including municipal works facilities, fleet and equipment); • Fire protection services; • Police services; • Parks and recreation services; and • Growth-Related Studies. A summary of the total growth-related costs is provided below in Table ES-2. Table ES-2 Summary of Expenditures Anticipated Over the Forecast Period Summary of Expenditures Anticipated Over the Life of the By-law Expenditure Amount Total Gross Capital Costs $78,713,000 Less: Benefit to Existing Development $12,184,000 Less: Post Planning Period Benefit $19,146,000 Less: Grants, Subsidies and Other Contributions $3,504,000 Less: Existing D.C. Reserve Funds $4,385,000 Net Costs to be Recovered from Development Charges $39,485,000 Page 115 of 430 Watson & Associates Economists Ltd. PAGE vi H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Based on the above table, the Town plans to spend $78.7 million over the 10- year planning period of which $39.5 million (50%) is recoverable from D.C.s. Of the net $39.5 million included in the calcualtion, $34.2 million is recoverable from residential development and $5.3 million from non-residential development. It is noted also that any exemptions or reductions in the charges would reduce this recovery further. This suggests that non-D.C. costs over the forecast period will total $39.2 million. As part of the D.C. background study process we have undertaken an assessment of the D.C. revenue foregone that would occur based on current exemptions and reduction policies. This analysis suggests that the shortfall in D.C. revenue as a result of these policies would total $13.1 million over the forecast period or 32% of D.C. recoverable costs1. This report has undertaken a calculation of charges based on the anticipated development summarized in Table ES-1 and the future identified needs (presented in Table ES-2). Charges have been provided on a Town-wide basis for all services. The corresponding single detached unit charge is $14,782. The non-residential charge is $36.00 per sq.m. of building area. The calculated schedule of charges is presented in Table ES-3. 1 D.C. revenue foregone is based on statutory exemptions/reductions contained in the D.C.A. and exemption policies in the current D.C. by-law. Page 116 of 430 Watson & Associates Economists Ltd. PAGE vii H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table ES-3 Calculated Schedule of Development Charges Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Municipal Wide Services/Class of Service: Services Related to a Highway 4,170 3,324 2,662 1,690 20.98 4,170 Fire Protection Services 1,392 1,110 889 564 7.01 1,392 Parks and Recreation Services 9,129 7,276 5,828 3,699 7.66 Policing Services 6 5 4 2 0.03 6 Growth-Related Studies 85 68 54 34 0.33 85 Total Municipal Wide Services/Class of Services 14,782 11,783 9,437 5,989 36.00 5,653 Service/Class of Service RESIDENTIAL NON-RESIDENTIAL Page 117 of 430 Watson & Associates Economists Ltd. PAGE viii H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 7. Chapter 7 outlines the D.C. by-law policy recommendations and rules as summarized below: • Timing of Collection: o D.C.s to be calculated and payable at the time of building permit issuance o D.C.s for developments proceeding through Site Plan or Zoning By- law Amendment applications will be determined based on the charges in effect on the day of the application (charges to be frozen for a maximum period of 18 months after planning application approval) o Rental housing and institutional developments would pay D.C.s in six equal annual payments, commencing from the date of occupancy • Statutory D.C. Exemptions: o Upper/Lower Tier Governments and School Boards o Development of lands intended for use by a university that received operating funds from the Government o Existing industrial building expansions (may expand by 50% with no D.C.) o Additional residential units in existing and new residential buildings  May add up to two apartments for a single detached, semi- detached or row house (only one unit can be in an ancillary structure)  One additional unit or 1% of the units in an existing rental residential building with four or more residential units o Non-profit housing o Inclusionary zoning affordable units o Affordable housing • D.C. Discounts for rental housing development based on dwelling unit type: o >2 bedrooms - 25% discount o 2 bedrooms - 20% discount o <2 bedrooms - 15% discount • Non-Statutory Deductions: o Industrial buildings; Page 118 of 430 Watson & Associates Economists Ltd. PAGE ix H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx o Non-residential farm buildings; o Places of worship; o Public hospitals; o Temporary buildings and structures; o Long-term care homes; o Affordable housing; and o Temporary dwelling units • Redevelopment credits provided where building permit issuance occurs within five years for conversion or demolitions of existing structures • Charges to be indexed annually on the date the by-law comes in to force, in accordance with the D.C.A. 8. Council will consider the findings and recommendations provided in the report and, in conjunction with public input, approve such policies and rates it deems appropriate. These directions will refine the draft D.C. by-law which is appended in Appendix F. These decisions may include: • adopting the charges and policies recommended herein; • considering additional exemptions to the by-law; and • considering reductions in the charge by class of development (e.g., obtained by removing certain services on which the charge is based and/or by a general reduction in the charge). Page 119 of 430 Development Charge Background Study Page 120 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Chapter 1 Introduction Page 121 of 430 Watson & Associates Economists Ltd. PAGE 1-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 1. Introduction 1.1 Purpose of this Document This background study has been prepared pursuant to the requirements of the Development Charges Act 1997 (s.10), and accordingly, recommends new Development Charges (D.C.s) and policies for the Town of Tillsonburg (Town). The Town retained Watson & Associates Economists Ltd. (Watson) to undertake the D.C. study process. Watson worked with senior staff of the Town in preparing this D.C. analysis and the policy recommendations. The study process was also undertaken with the County of Oxford and other area-municipalities1 to allow for consistency in the methodology undertaken and the governing by-law policies, to the extent possible. This D.C. background study, containing the proposed D.C. by-law, will be distributed to members of the public in order to provide interested parties with sufficient background information on the legislation, the study’s recommendations, and an outline of the basis for these recommendations. This report has been prepared, in the first instance, to meet the statutory requirements applicable to the Town’s D.C. background study, as summarized in Chapter 4. It also addresses the forecast amount, type, and location of growth (Chapter 3), the requirement for “rules” governing the imposition of the charges (Chapter 7), and the proposed by-law to be made available as part of the approval process (Appendix F). In addition, the report is designed to set out sufficient background on the legislation and the policies underlying the proposed by-law, to make the exercise understandable to interested parties. Finally, the D.C. background study addresses post-adoption implementation requirements (Chapter 9) which are critical to the successful application of the new policy. The chapters in the report are supported by appendices containing the data required to explain and substantiate the calculation of the charge. A full discussion of the statutory 1 Coordinated review included the County of Oxford and all area municipalities with the exception of the City of Woodstock. Page 122 of 430 Watson & Associates Economists Ltd. PAGE 1-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx requirements for the preparation of a background study and calculation of a D.C. is provided herein. 1.2 Summary of the Process A public meeting required under Section 12 of the D.C.A. has been scheduled for May 27, 2024 at least two weeks after the posting of the D.C. background study and draft D.C. by-law on the Town’s website. Its purpose is to present the background study and draft D.C. by-law to the public and to solicit public input on the matter. The public meeting is also being held to answer any questions regarding the study’s purpose, methodology and the proposed D.C. by-law for the Town. In accordance with the legislation, the background study and proposed D.C. by-law will be available for public review at least 60 days prior to by-law passage. The process to be followed in finalizing the report and recommendations includes: • consideration of responses received prior to, at or immediately following the public meeting; and • finalization of the report and Council consideration of the by-law subsequent to the public meeting. Table 1-1 outlines the study process to date and the proposed schedule to be followed with respect to the D.C. by-law adoption process. Table 1-1 Schedule of Key D.C. Process Dates Process Steps Dates 1. Project initiation meeting with Steering Committee May 2023 2. Data collection and staff interviews June 2023 to December 2023 3. Steering Committee discussion on D.C. By-Law implementation policies August 29, 2023 4. Presentation of draft findings and D.C. policy discussion with municipal Staff December 2023 Page 123 of 430 Watson & Associates Economists Ltd. PAGE 1-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Process Steps Dates 5. Presentation of draft findings and by-law policies to D.C. Steering Committee February 5, 2024 6. Presentation of draft findings and D.C. policies to Council March 11, 2024 7. D.C. Background Study and draft D.C. by-law(s) available to public April 12, 2024 8. Public Meeting of Council May 27, 2024 9. D.C. By-law(s) passage (anticipated) June 12, 2024 10. D.C. By-Law(s) effective date June 13, 2024 11. Newspaper notice given of by-law(s) passage By 20 days after passage 12. Last day for by-law(s) appeal 40 days after passage 13. Municipality makes available D.C. pamphlet by 60 days after in force date 1.3 Changes to the Development Charges Act, 1997 Since 2021, when the Town last amended their D.C. by-law(s), a number of changes to the Development Charges Act, 1997 have been introduced through various legislation including the following: • More Homes for Everyone Act, 2022 (Bill 109) • More Homes Built Fast Act, 2022 (Bill 23); • Helping Homebuyers, Protecting Tenants Act, 2023 (Bill 97) • Affordable Homes and Good Jobs Act, 2023 (Bill 134); and • Cutting Red Tape to Build More Homes Act, 2024 (Bill 185). Page 124 of 430 Watson & Associates Economists Ltd. PAGE 1-4 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx The following provides an overview of the changes to the D.C.A. that each of these pieces of legislation provided. 1.3.1 More Homes for Everyone Act, 2022 (Bill 109) On April 14, 2022, Bill 109 received Royal Assent. One of the changes of the Bill and Ontario Regulation (O. Reg.) 438/22 that took effect upon Royal Assent included amending the D.C.A. and O. Reg. 82/98 related to the requirements for the information which is to be included in the annual Treasurer’s statement on D.C. reserve funds and the requirement for publication of the statement. The following additional information must be provided for each D.C. service being collected for during the year: a) whether, as of the end of the year, the municipality expects to incur the amount of capital costs that were estimated, in the relevant development charge background study, to be incurred during the term of the applicable development charge by-law; b) if the answer to a) is no, the amount the municipality now expects to incur and a statement as to why this amount is expected; and c) if no money was spent from the reserve fund during the year, a statement as to why there was no spending during the year. The changes to the D.C.A. has also been amended to now require that the annual Treasurer’s statement be made available to the public on the website of the municipality or, if there is no such website, in the municipal office. 1.3.2 More Homes Built Fast Act, 2022 (Bill 23) On November 28, 2022, Bill 23 received Royal Assent. This Act amends a number of pieces of legislation including the Planning Act and the D.C.A. Subsequently the proposed exemptions for affordable units was further amended through Bill 134. The following provides a summary of the changes to the D.C.A.: 1.3.2.1 Additional Residential Unit Exemption The rules for these exemptions are now provided in the D.C.A., rather than the regulations and are summarized as follows: Page 125 of 430 Watson & Associates Economists Ltd. PAGE 1-5 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx • Exemption for residential units in existing rental residential buildings – For rental residential buildings with four or more residential units, the greater of one unit or 1% of the existing residential units will be exempt from D.C. • Exemption for additional residential units in existing and new residential buildings – The following developments will be exempt from a D.C.: o A second unit in a detached, semi-detached, or rowhouse if all buildings and ancillary structures cumulatively contain no more than one residential unit; o A third unit in a detached, semi-detached, or rowhouse if no ancillary buildings or structures contain any residential units; and o One residential unit in a building or structure ancillary to a detached, semi- detached, or rowhouse on a parcel of land, if the detached, semi- detached, or rowhouse contains no more than two residential units and no other buildings or ancillary structures contain any residential units. o Bill 97 (The Helping Homebuyers, Protecting Tenants Act), extended the mandatory exemption from payment of D.C.s for addition residential units new residential buildings or in existing houses to all lands versus just urban lands. 1.3.2.2 Removal of Housing as an Eligible D.C. Service Housing services is removed as an eligible service. Municipalities with by-laws that include a charge for housing services can no longer collect for this service. 1.3.2.3 New Statutory Exemptions for Affordable Units, Attainable Units, and Inclusionary Zoning Units Affordable units, attainable units, inclusionary zoning units and non-profit housing developments will be exempt from the payment of D.C.s, as follows: • Affordable Rental Units: o The rent is no greater than the lesser of, o the income-based affordable rent for the residential unit set out in the Affordable Residential Units bulletin, as identified by the Minister of Municipal Affairs and Housing in accordance with subsection (5), and o the average market rent identified for the residential unit set out in the Affordable Residential Units bulletin. Page 126 of 430 Watson & Associates Economists Ltd. PAGE 1-6 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx • Affordable Owned Units: o The price of the residential unit is no greater than the lesser of,  the income-based affordable purchase price for the residential unit set out in the Affordable Residential Units bulletin, as identified by the Minister of Municipal Affairs and Housing in accordance with subsection (6), and  90 per cent of the average purchase price identified for the residential unit set out in the Affordable Residential Units bulletin. • Attainable Units: Excludes affordable units and rental units; will be defined as prescribed development or class of development and sold to a person who is at “arm’s length” from the seller. o Note: for affordable and attainable units, the municipality shall enter into an agreement that ensures the unit remains affordable or attainable for 25 years. Also exemptions for affordable and attainable units will come into effect on a day to be named by proclamation of the Lieutenant Governor. • Inclusionary Zoning Units: Affordable housing units required under inclusionary zoning by-laws are exempt from a D.C. 1.3.2.4 New Statutory Exemption for Non-Profit Housing Non-profit housing development has been removed from the instalment payment section of the Act (section 26.1), as these units are now exempt from the payment of D.C.s. 1.3.2.5 Rental Housing Discount The D.C. payable for rental housing development will be reduced based on the number of bedrooms in each unit as follows: • Three or more bedrooms – 25% reduction; • Two bedrooms – 20% reduction; and • All other bedroom quantities – 15% reduction. 1.3.2.6 Historical Level of Service extended to 15-year period instead of the historical 10-year period Prior to Royal Assent of Bill 23, the increase in need for service was limited by the average historical level of service calculated over the 10-year period preceding the Page 127 of 430 Watson & Associates Economists Ltd. PAGE 1-7 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx preparation of the D.C. background study. This average historical level of service is now extended to the historical 15-year period. 1.3.2.7 Revised Definition of Capital Costs The definition of capital costs has been revised to remove studies. Further, the regulations to the Act will prescribe services for which land or an interest in land will be restricted. As at the time of writing, no services have been prescribed for this purpose. 1.3.2.8 Mandatory Phase-in of a D.C. For all D.C. by-laws passed after January 1, 2022, the charge must be phased-in annually over the first five years the by-law is in force, as follows: • Year 1 – 80% of the maximum charge; • Year 2 – 85% of the maximum charge; • Year 3 – 90% of the maximum charge; • Year 4 – 95% of the maximum charge; and • Year 5 to expiry – 100% of the maximum charge. 1.3.2.9 D.C. By-law Expiry A D.C. by-law now expires ten years after the day it comes into force (unless the by-law provides for an earlier expiry date). This extends the by-law’s maximum life from what was previously five years. 1.3.2.10 Maximum Interest Rate for Instalments and Determination of Charge for Eligible Site Plan and Zoning By-law Amendment Applications The Act allows interest to be charged on D.C.s calculated at the time of Site Plan or Zoning By-law Amendment applications (S.26.2 of the Act) and for mandatory installment payments (S. 26.1 of the Act). No maximum interest rate was previously prescribed, which allowed municipalities to choose the interest rate to impose. As per Bill 23, the maximum interest rate is set at the average prime rate plus 1%. This maximum interest rate provision would apply to all instalment payments and eligible site plan and zoning by-law amendment applications occurring after November 28, 2022. Page 128 of 430 Watson & Associates Economists Ltd. PAGE 1-8 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 1.3.2.11 Requirement to Allocate Funds Received Annually, beginning in 2023, municipalities will be required to spend or allocate at least 60% of the monies in a reserve fund at the beginning of the year for water services, wastewater services, and services related to a highway. Other services may be prescribed by the regulation. 1.3.3 Cutting Red Tape to Build More Homes Act, 2024 (Bill 185) On June, 6, 2024, Bill 185 received Royal Assent and includes the following changes to the D.C.A. • The removal of the Mandatory Phase-in for D.C. by-laws passed after Bill 185 comes into effect; • A reduction to the D.C. rate freeze timelines for developments proceeding though site plan and zoning by-law amendment applications under the Planning Act. Charges are currently held at rates in place on the date the application is made until building permit issuance, provided the building permit is issued within two (2) years of the approval of the application. This time period is proposed to be reduced to 18 months under Bill 185 (note that the two (2) year timeline will still apply to applications received prior to Bill 185 receiving Royal Assent); • Inclusion of growth-related studies, including the D.C. background study, as a D.C.-eligible costs; • Provide a provision of the D.C. by-law specifying the date the by-law expires or to amend the provision to extend the expiry date; • To allow minor amendments related to the imposition of studies, removal of the mandatory phase-in, and extension of by-law expiry dates (subject to the 10-year limitations provided in the D.C.A.) to be undertaken for by-laws passed after November 28, 2022 and before Bill 185 takes effect; and • To modernize public notice requirements. Page 129 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Chapter 2 Current Town D.C. Policy Page 130 of 430 Watson & Associates Economists Ltd. PAGE 2-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 2. Current Town D.C. Policy 2.1 By-law Enactment The Town adopted By-law number 4315 on June 13, 2019, which provides for Town- wide a D.C.s to be imposed. By-law 4315 was amended by By-law 2021-036 on March 22, 2021. By-law 4315 will expire on June 13, 2024, and the following sections review the current D.C. policies within the by-law. 2.2 Services Covered The following Town-wide services are included under By-law 4315: • Roads and Related; • Fire Services; • Police Services; • Parks & Recreation; and • Administration Studies. 2.3 Timing of D.C. Calculation and Payment Calculation and payment of D.C.s are due and payable at the time of building permit issuance for the development. The aCT also allows the Town to enter into alternative payment agreements with owners. 2.4 Indexing The by-law provides for annual indexing of the charges on April 1st of each year. Table 2-1 provides the charges currently in effect as of April 1, 2024, for residential and non- residential development types, as well as the breakdown of the charges by service. Page 131 of 430 Watson & Associates Economists Ltd. PAGE 2-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 2-1 Town of Tillsonburg 2024 Development Charges 2.5 Redevelopment Credits D.C. credits for residential and non-residential redevelopments, are provided for demolitions/conversions of development that pre-exists five years prior to the date of payment of the D.C. 2.6 Area to Which the By-law Applies and Exemptions • Upper/Lower Tier Governments and School Boards • Development of lands intended for use by a university that received operating funds from the Government • Existing industrial building expansions (may expand by 50% with no D.C.) • Additional residential units in existing and new residential buildings o May add up to two apartments for a single detached, semi-detached or row house (only one unit can be in an ancillary structure) o One additional unit or 1% of the units in an existing rental residential building with four or more residential units • Non-profit housing • Inclusionary zoning affordable units • D.C. Discounts for rental housing development based on dwelling unit type: o >2 bedrooms - 25% discount o 2 bedrooms - 20% discount o <2 bedrooms - 15% discount Single and Semi-Detached Dwelling Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom Other Multiples (per m2 of Gross Floor Area) (per Wind Turbine) Municipal Wide Services: Roads and Related 6,538 3,486 2,358 4,107 29.09 6,538 Fire Services 806 429 290 507 3.76 806 Police Services 68 37 25 42 0.32 68 Parks & Recreation 1,717 916 620 1,078 1.49 - Growth-Related Studies 435 232 157 274 1.98 435 Total Municipal Wide Services 9,565 5,099 3,449 6,009 36.65 7,848 Service RESIDENTIAL NON-RESIDENTIAL Page 132 of 430 Watson & Associates Economists Ltd. PAGE 2-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx The D.C. by-law also provides non-statutory exemptions from payment of D.C.s with respect to: • Non-residential uses; • Non-residential farm buildings; • Places of worship; • Public hospitals; • Temporary buildings and structures; • Long-term care homes; • Affordable housing; and • Temporary dwelling units. Page 133 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Chapter 3 Anticipated Development in the Town Page 134 of 430 Watson & Associates Economists Ltd. PAGE 3-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 3. Anticipated Development in the Town 3.1 Requirement of the Act The growth forecast contained in this chapter (with supplemental tables in Appendix A) provides for the anticipated development for which the Town will be required to provide services over a 10-year (2024 to 2034) time horizon. Chapter 4 provides the methodology for calculating a D.C. as per the D.C.A. Figure 4-1 presents this methodology graphically. It is noted in the first box of the schematic that in order to determine the D.C. that may be imposed, it is a requirement of subsection 5 (1) of the D.C.A. that “the anticipated amount, type and location of development, for which development charges can be imposed, must be estimated.” 3.2 Basis of Population, Household and Non-Residential Gross Floor Area Forecast The D.C. growth forecast has been derived by Watson. In preparing the growth forecast, the following information sources were consulted to assess the residential and non-residential development potential for the Town over the forecast period, including: • Town of Tillsonburg 2019 Development Charges Background Study, April 12, 2019, Watson & Associates Economists Ltd. • Town of Tillsonburg 2021 Development Charges Update Study, January 21, 2021, Watson & Associates Economists Ltd. • Oxford County Phase One Comprehensive Review; March 2020, Hemson Consulting Ltd. • 2011, 2016 and 2021 population, household and employment Census data; • Historical residential building permit data over the 2013 to June 2023 year-to- date period; • Residential and non-residential supply opportunities as identified by Town of Tillsonburg staff; and • Discussions from Town staff regarding anticipated residential and non-residential development in the Town of Tillsonburg. Page 135 of 430 Watson & Associates Economists Ltd. PAGE 3-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 3.3 Summary of Growth Forecast A detailed analysis of the residential and non-residential growth forecasts is provided in Appendix A and the methodology employed is illustrated in Figure 3-1. The discussion provided herein summarizes the anticipated growth for the Town and describes the basis for the forecast. The results of the residential growth forecast analysis are summarized in Table 3-1 below, and Schedule 1 in Appendix A. As identified in Table 3-1 and Appendix A – Schedule 1, population in the Town of Tillsonburg (excluding census undercount) is anticipated to reach approximately 25,180 by 2034, resulting in an increase of approximately 5,660 persons, respectively. [1] Figure 3-1 Population and Household Forecast Model [1] The population figures used in the calculation of the 2024 D.C. exclude the net Census undercount, which is estimated at approximately 2.9%. Population figures presented herein have been rounded. Decline in Existing Population Net Population Increase Historical Housing Construction DEMAND SUPPLY Occupancy Assumptions Gross Population Increase Intensification Designated Lands Servicing Capacity Residential Units in the Development Process Employment Market by Local Municipality, Economic Outlook Local, regional and Provincial Forecast of Residential Units Page 136 of 430 Watson & Associates Economists Ltd. PAGE 3-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 3-1 Town of Tillsonburg Residential Growth Forecast Summary [1] Population includes the Census undercount estimated at approximately 2.9% and has been rounded. [2] Includes townhouses and apartments in duplexes. [3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units. Notes: Numbers may not add due to rounding. Source: Watson & Associates Economists Ltd. Population Institutional Population Population Excluding Institutional Population Singles & Semi- Detached Multiple Dwellings[2]Apartments[3]Other Total Households Equivalent Institutional Households Mid 2011 15,740 15,301 246 15,055 4,870 505 1,322 117 6,814 224 2.246 Mid 2016 16,330 15,872 282 15,590 5,125 540 1,440 25 7,130 256 2.226 Mid 2021 18,570 18,047 320 17,727 5,721 674 1,602 33 8,030 291 2.247 Mid 2024 20,080 19,521 339 19,182 5,988 1,024 1,731 33 8,776 308 2.224 Mid 2034 25,900 25,178 430 24,748 7,643 1,545 2,226 33 11,447 391 2.200 Mid 2011 - Mid 2016 590 571 36 535 255 35 118 -92 316 32 Mid 2016 - Mid 2021 2,240 2,175 38 2,137 596 134 162 8 900 35 Mid 2021 - Mid 2024 1,510 1,474 19 1,455 267 350 129 0 746 17 Mid 2024 - Mid 2034 5,820 5,657 91 5,566 1,655 521 495 0 2,671 83IncrementalForecastYear Population (Including Census Undercount)[1] Excluding Census Undercount Housing Units Person Per Unit (P.P.U.): Total Population/ Total Households HistoricalPage 137 of 430 Watson & Associates Economists Ltd. PAGE 3-4 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Figure 3-2 Town of Tillsonburg Annual Housing Forecast [1] [1] Growth forecast represents calendar year. Source: Historical housing activity derived from Town of Tillsonburg building permit data, 2013 to 2022, and 2023 estimated based on June-2023 year-to-date building permit data by Watson & Associates Economists Ltd. 76 266 266 266 266 267 268 268 268 268 268 68 104 85 124 88 185 271 244 342 328 0 50 100 150 200 250 300 350 400 Housing UnitsYears Historical Low Density Medium Density High Density Historical Average Page 138 of 430 Watson & Associates Economists Ltd. PAGE 3-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Provided below is a summary of the key assumptions and findings regarding the Town of Tillsonburg D.C. growth forecast: 1. Unit Mix (Appendix A – Schedules 1 and 5) • The housing unit mix for the Town was derived from a detailed review of historical development activity (as per Schedule 5), as well as active residential development applications and discussions with Town staff regarding anticipated development trends for the Town of Tillsonburg. • Based on the above indicators, the 2024 to 2034 household growth forecast for the Town is comprised of a unit mix of 62% low density units (single detached and semi-detached), 19% medium density (multiples except apartments) and 19% high density (bachelor, 1-bedroom and 2- bedroom apartments). 2. Geographic Location of Residential Development (Appendix A – Schedule 2) • Schedule 2 summarizes the anticipated amount, type, and location of development by area for the Town of Tillsonburg • In accordance with forecast demand and available land supply, the amount and percentage of forecast housing growth between 2024 and 2034 by development location is summarized below. Table 3-2 Town of Tillsonburg Geographic Location of Residential Development Development Location Amount of Housing Growth, 2024 to 2034 Percentage of Housing Growth, 2024 to 2034 Urban Serviced Area 2,670 100% Unserviced Urban Settlement Area and Remaining Rural Area 0 0% Town of Tillsonburg 2,670 100% Note: Figures may not sum precisely due to rounding. Page 139 of 430 Watson & Associates Economists Ltd. PAGE 3-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 3. Planning Period • Short- and longer-term time horizons are required for the D.C. process. The D.C.A. limits the planning horizon for transit services to a 10-year planning horizon. All other services can utilize a longer planning period if the municipality has identified the growth-related capital infrastructure needs associated with the longer-term growth planning period. 4. Population in New Units (Appendix A – Schedules 3 and 4 • The number of housing units to be constructed by 2034 in the Town of Tillsonburg over the forecast period is presented in Table 3-1. Over the 2024 to 2034 forecast period, the Town is anticipated to average approximately 267 new housing units per year. • Institutional population [1] is anticipated to increase by approximately 91 people between 2024 to 2034. • Population in new units is derived from Schedules 3 and 4, which incorporate historical development activity, anticipated units (see unit mix discussion) and average persons per unit (P.P.U.) by dwelling type for new units. • Schedule 6a summarizes the average P.P.U. assumed for new housing units by age and type of dwelling based on Statistics Canada 2021 custom Census data for the Town of Tillsonburg. Due to data limitations medium and high density P.P.U. data was derived from the County of Oxford which includes the Town of Tillsonburg, and is outlined in Schedule 6b. The total calculated P.P.U. for all density types has been adjusted accordingly to account for the P.P.U. trends which has been recently experienced in both new and older units. Forecasted 15-year average P.P.U.s by dwelling type are as follows: o Low density: 2.734 o Medium density: 2.179 o High density: 1.439 [1] Institutional population largely includes special care facilities such as nursing home or residences for senior citizens. A P.P.U. of 1.100 depicts 1-bedroom and 2-or-more-bedroom units in collective households. Page 140 of 430 Watson & Associates Economists Ltd. PAGE 3-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 5. Existing Units and Population Change (Appendix A – Schedules 3 and 4) • Existing households for mid-2024 are based on the 2021 Census households, plus estimated residential units constructed between mid- 2021 to the beginning of the growth period, assuming a minimum six- month lag between construction and occupancy (see Schedule 3). • The change in average occupancy levels for existing housing units is calculated in Schedules 3 through 4.[1] The forecast population change in existing households over the 2024 to 2034 forecast period is forecast to decline by approximately 810. 6. Employment (Appendix A – Schedules 8a, 8b and 8c) • The employment projections provided herein are largely based on the activity rate method, which is defined as the number of jobs in the Town divided by the number of residents. Key employment sectors include primary, industrial, commercial/population-related, institutional, and work at home, which are considered individually below. • 2016 employment data [2],[3] (place of work) for the Town of Tillsonburg is outlined in Schedule 8a. The 2016 employment base is comprised of the following sectors: o 40 primary (1%); o 325 work at home employment (4%); o 3,378 industrial (43%); o 2,653 commercial/population-related (34%); and o 1,405 institutional (18%). [1] Change in occupancy levels for existing households occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions. [2] 2016 employment is based on Statistics Canada 2016 Place of Work Employment dataset by Watson & Associates Economists Ltd. [3] Statistics Canada 2021 Census place of work employment data has been reviewed. The 2021 Census employment results have not been utilized due to a significant increase in work at home employment captured due to Census enumeration occurring during the provincial COVID-19 lockdown from April 1, 2021 to June 14, 2021. Page 141 of 430 Watson & Associates Economists Ltd. PAGE 3-4 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx • The 2016 employment by usual place of work, including work at home, is 7,800. An additional 780 employees have been identified for the Town of Tillsonburg in 2016 that have no fixed place of work (N.F.P.O.W.).[1] • Total employment, including work at home and N.F.P.O.W. for the Town of Tillsonburg is anticipated to reach approximately 12,690 by mid-2034. This represents an employment increase of approximately 2,390 for the 10-year forecast period. • Schedule 8b, Appendix A, summarizes the employment forecast, excluding work at home employment and N.F.P.O.W. employment, which is the basis for the D.C. employment forecast. The impact on municipal services from work at home employees has already been included in the population forecast. The need for municipal services related to N.F.P.O.W. employees has largely been included in the employment forecast by usual place of work (i.e., employment and gross floor area generated from N.F.P.O.W. construction employment). Furthermore, since these employees have no fixed work address, they cannot be captured in the non-residential G.F.A. calculation. Accordingly, work at home and N.F.P.O.W. employees have been removed from the D.C.A. employment forecast and calculation. • Total employment for the Town of Tillsonburg (excluding work at home and N.F.P.O.W. employment) is anticipated to reach approximately 10,690 by mid-2034. This represents an employment increase of approximately 1,880 for the 10-year forecast period. [2] 7. Non-Residential Sq.ft. Estimates (G.F.A.), Appendix A – Schedule 8b) [2] No fixed place of work is defined by Statistics Canada as "persons who do not go from home to the same workplace location at the beginning of each shift. Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc.” [2] G.F.A. and employment associated within special care institutional dwellings treated as residential, resulting in an institutional employment difference between Schedules 8a and 8b. Total employment growth in Schedule 8b (excluding work at home and N.F.P.O.W. employment) has been downwardly adjusted to account for institutional employment associated with special care facilities. Total employment in Schedule 8b is anticipated to reach approximately 10,650 by mid-2034. Page 142 of 430 Watson & Associates Economists Ltd. PAGE 3-5 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx • Square footage estimates were calculated in Schedule 8b based on the following employee density assumptions: o 1,500 sq.ft. per employee for industrial; o 500 sq.ft. per employee for commercial/population-related; and o 680 sq.ft. per employee for institutional employment. • The Town-wide incremental G.F.A. is anticipated to increase by 1,597,000 sq.ft. over the 10-year forecast period. • In terms of percentage growth, the 2024 to 2034 incremental G.F.A. forecast by sector is broken down as follows: o Industrial – 57%; o commercial/population-related – 27%; and o institutional – 16%. 8. Geographic Location of Non-Residential Development (Appendix A, Schedule 8c) • Schedule 8c summarizes the anticipated amount, type and location of non-residential development by servicing area for the Town of Tillsonburg by area. • The amount and percentage of forecast total non-residential growth between 2024 and 2034 by development location is summarized below. Table 3-3 Town of Tillsonburg Geographic Location of Non-Residential Development Development Location Amount of Non- Residential G.F.A. (sq.ft.), 2024 to 2034 Percentage of Non- Residential G.F.A., 2024 to 2034 Urban Serviced Area 1,597,000 100% Unserviced Urban Settlement Area and Remaining Rural Area 0 0% Town of Tillsonburg 1,597,000 100% Note: Figures may not sum precisely due to rounding. Page 143 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Chapter 4 The Approach to the Calculation of the Charge Page 144 of 430 Watson & Associates Economists Ltd. PAGE 4-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 4. The Approach to the Calculation of the Charge 4.1 Introduction This chapter addresses the requirements of subsection 5 (1) of the D.C.A. with respect to the establishment of the need for service which underpins the D.C. calculation. These requirements are illustrated schematically in Figure 4-1. 4.2 Services Potentially Involved Table 4-2 lists the full range of municipal services that are provided by the Town. A number of these services are not listed as eligible services for inclusion in a D.C. by- law as per subsection 2 (4) of the D.C.A. These are shown as “ineligible” on Table 4-2. Two ineligible costs defined in subsection 5 (3) of the D.C.A. are “computer equipment” and “rolling stock with an estimated useful life of (less than) seven years.” In addition, local roads are covered separately under subdivision agreements and related means (as are other local services). Services which are potentially eligible for inclusion in the Town’s D.C. are indicated with a “Yes.” 4.3 Increase in the Need for Service The D.C. calculation commences with an estimate of “the increase in the need for service attributable to the anticipated development,” for each service to be covered by the by-law. There must be some form of link or attribution between the anticipated development and the estimated increase in the need for service. While the need could conceivably be expressed generally in terms of units of capacity, subsection 5 (1) 3, which requires that Council indicate that it intends to ensure that such an increase in need will be met, suggests that a project-specific expression of need would be most appropriate. Page 145 of 430 Watson & Associates Economists Ltd. PAGE 4-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Figure 4-1 The Process of Calculating a Development Charge under the Act that must be followed Page 146 of 430 Watson & Associates Economists Ltd. PAGE 4-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 4-1 Categories of Municipal Services to be Addressed as Part of the Calculation – Eligibility Legend Eligibility for Inclusion in the D.C. Calculation Description Yes Municipality provides the service – service has been included in the D.C. calculation. No Municipality provides the service – service has not been included in the D.C. calculation. n/a Municipality does not provide the service. Ineligible Service is ineligible for inclusion in the D.C. calculation. Table 4-2 Categories of Municipal Services to be Addressed as Part of the Calculation Categories of Municipal Services Inclusion in the D.C. Calculation Service Components 1. Water supply services, including distribution and treatment services No No n/a No 1.1 Treatment plants 1.2 Distribution systems 1.3 Local systems 1.4 Vehicles and equipment1 2. Wastewater services, including sewers and treatment services No No n/a No 2.1 Treatment plants 2.2 Sewage trunks 2.3 Local systems 2.4 Vehicles and equipment1 3. Stormwater Drainage and Control Services No No No 3.1 Main channels and drainage trunks 3.2 Channel connections 3.3 Retention/detention ponds 1 with a 7+ year useful life Page 147 of 430 Watson & Associates Economists Ltd. PAGE 4-4 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Categories of Municipal Services Inclusion in the D.C. Calculation Service Components 4. Services Related to a Highway Yes Yes Yes No Yes Yes Yes Yes Yes 4.1 Arterial roads 4.2 Collector roads 4.3 Bridges, Culverts and Roundabouts 4.4 Local municipal roads 4.5 Traffic signals 4.6 Sidewalks and streetlights 4.7 Active Transportation 4.8 Works Yard 4.9 Rolling stock1 5. Electrical Power Services n/a n/a n/a 5.1 Electrical substations 5.2 Electrical distribution system 5.3 Electrical system rolling stock1 6. Transit Services No No 6.1 Transit vehicles1 & facilities 6.2 Other transit infrastructure 7. Waste Diversion Services n/a n/a 7.1 Waste diversion facilities 7.2 Waste diversion vehicles and equipment1 8. Policing Services Yes No No 8.1 Police detachments 8.2 Police rolling stock1 8.3 Small equipment and gear 9. Fire Protection Services Yes Yes Yes 9.1 Fire stations 9.2 Fire Vehicles1 9.3 Fire Equipment and gear 10. Ambulance Services n/a 10.1 Ambulance station space 10.2 Vehicles1 11. Services provided by a board within the meaning of the Public Libraries Act No n/a No 11.1 Public library space (incl. furniture and equipment) 11.2 Library vehicles1 11.3 Library materials 12. Services Related to Long-Term Care n/a n/a 12.1 Long-Term Care space 12.2 Vehicles1 1 with a 7+ year useful life Page 148 of 430 Watson & Associates Economists Ltd. PAGE 4-5 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Categories of Municipal Services Inclusion in the D.C. Calculation Service Components 13. Parks and Recreation Services Ineligible Yes Yes Yes Yes 13.1 Acquisition of land for parks, woodlots and E.S.A.s 13.2 Development of municipal parks 13.3 Parks rolling stock1 and yards 13.4 Facilities, such as arenas, indoor pools, fitness facilities, community centres, etc. 13.5 Recreation vehicles and equipment1 14. Services Related to Public Health n/a n/a 14.1 Public Health department space 14.2 Public Health department vehicles1 15. Child Care and Early Years Programs and Services within the meaning of Part VI of the Child Care and Early Years Act, 2014 and any related services. n/a n/a 15.1 Childcare space 15.2 Vehicles1 16. Services related to proceedings under the Provincial Offences Act, including by-law enforcement services and municipally administered court services n/a n/a 16.1 P.O.A. space, including by-law enforcement and municipally administered court services 16.2 Vehicles1 17. Services Related to Emergency Preparedness No No 17.1 Emergency Preparedness Space 17.2 Equipment 18. Services Related to Airports n/a Ineligible 18.1 Airports (in the Regional Municipality of Waterloo) 18.2 Other Airports 1 with a 7+ year useful life Page 149 of 430 Watson & Associates Economists Ltd. PAGE 4-6 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Categories of Municipal Services Inclusion in the D.C. Calculation Service Components 19. Other Yes 19.1 Interest on money borrowed to pay for growth-related capital 19.2 Studies in connection with acquiring buildings, rolling stock, materials and equipment, and improving land [2] and facilities, including the D.C. background study cost [2] same percentage as service component to which it pertains 4.4 Local Service Policy Some of the need for services generated by additional development consists of local services related to a plan of subdivision. As such, they will be required as a condition of subdivision agreements or consent conditions. The Town’s Local Service Policy is included in Appendix E. 4.5 Capital Forecast Paragraph 7 of subsection 5 (1) of the D.C.A. requires that “the capital costs necessary to provide the increased services must be estimated.” The Act goes on to require potential cost reductions and the regulation sets out the way in which such costs are to be presented. These requirements are outlined below. These estimates involve capital costing of the increased services discussed above. This entails costing actual projects or the provision of service units, depending on how each service has been addressed. The capital costs include: a) costs to acquire land or an interest therein (including a leasehold interest); b) costs to improve land; c) costs to acquire, lease, construct or improve buildings and structures; Page 150 of 430 Watson & Associates Economists Ltd. PAGE 4-7 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx d) costs to acquire, lease or improve facilities, including rolling stock (with a useful life of 7 or more years), furniture and equipment (other than computer equipment), materials acquired for library circulation, reference, or information purposes; e) interest on money borrowed to pay for the above-referenced costs; f) costs to undertake studies in connection with the above-referenced matters; and g) costs of the D.C. background study. In order for an increase in need for service to be included in the D.C. calculation, municipal Council must indicate “that it intends to ensure that such an increase in need will be met” (subsection 5 (1) 3). This can be done if the increase in service forms part of a Council-approved Official Plan, capital forecast, or similar expression of the intention of Council (O. Reg. 82/98 section 3). The capital program contained herein reflects the Town ’s approved and proposed capital budgets and master servicing/needs studies. 4.6 Treatment of Credits Section 8, paragraph 5, of O. Reg. 82/98 indicates that a D.C. background study must set out “the estimated value of credits that are being carried forward relating to the service.” Subsection 17, paragraph 4, of the same regulation indicates that, “…the value of the credit cannot be recovered from future D.C.s,” if the credit pertains to an ineligible service. This implies that a credit for eligible services can be recovered from future D.C.s. As a result, this provision should be made in the calculation, in order to avoid a funding shortfall with respect to future service needs. The Town has no outstanding D.C. credit obligations. 4.7 Eligible Debt and Committed Excess Capacity Section 66 of the D.C.A. states that for the purposes of developing a D.C. by-law, a debt incurred with respect to an eligible service may be included as a capital cost, subject to any limitations or reductions in the Act. Similarly, s.18 of O. Reg. 82/98 indicates that debt with respect to an ineligible service may be included as a capital cost, subject to several restrictions. Page 151 of 430 Watson & Associates Economists Ltd. PAGE 4-8 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx In order for such costs to be eligible, two conditions must apply. First, they must have funded excess capacity which is able to meet service needs attributable to the anticipated development. Second, the excess capacity must be “committed,” that is, either before or at the time it was created, Council must have expressed a clear intention that it would be paid for by D.C.s or other similar charges. For example, this may have been done as part of previous D.C. processes. 4.8 Existing Reserve Funds Section 35 of the D.C.A. states that: “The money in a reserve fund established for a service may be spent only for capital costs determined under paragraphs 2 to 8 of subsection 5(1).” There is no explicit requirement under the D.C.A. calculation method set out in s.s.5(1) to net the outstanding reserve fund balance as part of making the D.C. calculation; however, s.35 does restrict the way in which the funds are used in future. The Town’s D.C. Reserve Funds balances, by service, are presented in Table 4-3 below. 2022 year-end reserve fund balances have been adjusted to account for eligible and actual reserve fund draws and commitments occurring over the 2019 to 2023 period. Furthermore, the reserve funds have also been adjusted to account for actual 2023 D.C. revenues. These balances have been applied against future spending requirements for all services. Table 4-3 Town of Tillsonburg Estimated D.C. Reserve Funds Balances 2022 Year-End Reserve Fund Balance 2019-2023 Adjustment 2023 Revenues Adjusted Balance Fire Services 709,701 (24,897) 51,066 735,870 Roads and Related Services 2,865,906 (965,477) 358,042 2,258,471 Police Services 36,473 - 4,839 41,312 Parks and Recreation 1,365,654 (527,197) 198,681 1,037,139 Administration Studies 306,280 (41,075) 46,688 311,893 Total 5,284,015 (1,558,646) 659,316 4,384,685 Page 152 of 430 Watson & Associates Economists Ltd. PAGE 4-9 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 4.9 Deductions The D.C.A. potentially requires that four deductions be made to the increase in the need for service. These relate to: • the level of service ceiling; • uncommitted excess capacity; • benefit to existing development; and • anticipated grants, subsidies, and other contributions. The requirements behind each of these reductions are addressed as follows: 4.9.1 Reduction Required by Level of Service Ceiling This is designed to ensure that the increase in need included in 4.3 does “…not include an increase that would result in the level of service (for the additional development increment) exceeding the average level of the service provided in the Municipality over the 15-year period immediately preceding the preparation of the background study…” O. Reg. 82.98 (s.4) goes further to indicate that, “…both the quantity and quality of a service shall be taken into account in determining the level of service and the average level of service.” In many cases, this can be done by establishing a quantity measure in terms of units as floor area, land area or road length per capita, and a quality measure in terms of the average cost of providing such units based on replacement costs, engineering standards or recognized performance measurement systems, depending on circumstances. When the quantity and quality factors are multiplied together, they produce a measure of the level of service which meets the requirements of the Act, i.e., cost per unit. The average service level calculation sheets for each service component in the D.C. calculation are set out in Appendix B. 4.9.2 Reduction for Uncommitted Excess Capacity Paragraph 5 of subsection 5 (1) requires a deduction from the increase in the need for service attributable to the anticipated development that can be met using the municipality’s “excess capacity,” other than excess capacity which is “committed.” Page 153 of 430 Watson & Associates Economists Ltd. PAGE 4-10 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx “Excess capacity” is undefined, but in this case must be able to meet some or all of the increase in need for service, in order to potentially represent a deduction. The deduction of uncommitted excess capacity from the future increase in the need for service would normally occur as part of the conceptual planning and feasibility work associated with justifying and sizing new facilities, e.g., if a road widening to accommodate increased traffic is not required because sufficient excess capacity is already available, then widening would not be included as an increase in need, in the first instance. 4.9.3 Reduction for Benefit to Existing Development Section 5 (1) 6 of the D.C.A. provides that, “The increase in the need for service must be reduced by the extent to which an increase in service to meet the increased need would benefit existing development.” The general guidelines used to consider benefit to existing development included: • the repair or unexpanded replacement of existing assets that are in need of repair; • an increase in average service level of quantity or quality (compare water as an example); • the elimination of a chronic servicing problem not created by growth; and • providing services where none previously existed (generally considered for water or wastewater services). This step involves a further reduction in the need by the extent to which such an increase in service would benefit existing development. The level of service cap in section 4.9.1 is related but is not the identical requirement. Sanitary, storm, and water trunks are highly localized to growth areas and can be more readily allocated in this regard than other services such as services related to a highway, which do not have a fixed service area. Where existing development has an adequate service level which will not be tangibly increased by an increase in service, no benefit would appear to be involved. For example, where expanding existing library facilities simply replicates what existing residents are receiving, they receive very limited (or no) benefit as a result. On the other hand, where a clear existing service problem is to be remedied, a deduction should be made accordingly. Page 154 of 430 Watson & Associates Economists Ltd. PAGE 4-11 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx In the case of services such as recreation facilities, community parks, libraries, etc., the service is typically provided on a Town-wide system basis. For example, facilities of the same type may provide different services (i.e., leisure pool vs. competitive pool), different programs (i.e., hockey vs. figure skating), and different time availability for the same service (i.e., leisure skating available on Wednesdays in one arena and Thursdays in another). As a result, residents will travel to different facilities to access the services they want at the times they wish to use them, and facility location generally does not correlate directly with residence location. Even where it does, displacing users from an existing facility to a new facility frees up capacity for use by others and generally results in only a very limited benefit to existing development. Further, where an increase in demand is not met for a number of years, a negative service impact to existing development is involved for a portion of the planning period. 4.9.4 Reduction for Anticipated Grants, Subsidies and Other Contributions This step involves reducing the capital costs necessary to provide the increased services by capital grants, subsidies, and other contributions (including direct developer contributions required due to the local service policy) made or anticipated by Council and in accordance with various rules such as the attribution between the share related to new vs. existing development. That is, some grants and contributions may not specifically be applicable to growth or where Council targets fundraising as a measure to offset impacts on taxes (O. Reg. 82/98, section 6). 4.10 Town-Wide vs. Area Rating This step involves determining whether all the subject costs are to be recovered on a uniform Town-wide basis or whether some or all are to be recovered on an area-specific basis. Under the D.C.A., it is now mandatory to “consider” area-rating of services (providing charges for specific areas and services), however, it is not mandatory to implement area-rating. Further discussion is provided in section 7.3.8. 4.11 Allocation of Development This step involves relating the costs involved to anticipated development for each period under consideration and using allocations between residential and non-residential Page 155 of 430 Watson & Associates Economists Ltd. PAGE 4-12 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx development and between one type of development and another, to arrive at a schedule of charges. Page 156 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Chapter 5 D.C.-Eligible Cost Analysis by Service Page 157 of 430 Watson & Associates Economists Ltd. PAGE 5-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 5. D.C.-Eligible Cost Analysis by Service 5.1 Introduction This chapter outlines the basis for calculating eligible costs for the D.C.s to be applied on a uniform Town-wide basis. In each case, the required calculation process set out in subsection 5 (1) paragraphs 2 to 7 in the D.C.A. and described in Chapter 4 was followed in determining D.C.-eligible costs. The nature of the capital projects and timing identified in this chapter reflects Council’s current intention. Over time, however, Town projects and Council priorities change; and accordingly, Council’s intentions may alter, and different capital projects (and timing) may be necessary to meet the need for services required by new growth. 5.2 Service Levels and 10-Year Capital Costs for D.C. Calculation This section evaluates the development-related capital requirements for select services over the 10-year planning period (2024-2034). Each service is evaluated on two format sheets: the average historical 15-year level of service calculation (see Appendix B), which “caps” the D.C. amounts; and the infrastructure cost calculation, which determines the potential D.C. recoverable cost. 5.2.1 Services Related to a Highway The Town currently provides services related to a highway utilizing an inventory of 34 km of arterial and collector roads, 23 bridges, culverts and retaining walls, 97 km of sidewalks, and 2,794 streetlights and signalized intersections. The services are also managed through the use of 15,351 sq.ft. of public works facility space, one brine facility, and 142 items of vehicles and equipment. This total historical level of investment results in an average level of service of $7,592 per capita over the past 15- years. When applied against the anticipated population growth over the 10-year forecast period (i.e., 5,657 net population growth including institutional population), this results in a maximum D.C.-eligible amount of $43 million that could be included in the calculation of the charge. Page 158 of 430 Watson & Associates Economists Ltd. PAGE 5-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx The capital needs, which have been factored into the calculation of the charge over the 10-year forecast period, were determined through discussions with staff. In total, $28.0 million in gross capital costs of growth-related projects have been identified. $6.6 million has been deducted as a benefit to existing development and $5.7 million has been deducted as a benefit to growth beyond the 10-year forecast period. After deducting $2.3 million for an existing reserve fund surplus and $547,500 for other contributions towards the needs, $12.9 million of costs are included in the calculation of the charge. These D.C.-eligible costs are then attributed 76% to residential development and 24% to non-residential development based on the relationship of population to employment growth anticipated over the 10-year forecast period (i.e., 5,657 population and 1,834 employment). These growth-related projects and costs are detailed in Table 5-1. 5.2.2 Fire Protection Services Fire protection services in the Town is provided through one fire station totalling 9,472 sq.ft. of G.F.A. Included within the fire station are 7 vehicles and 60 items of equipment. This total historical level of investment results in an average level of service of $739 per capita over the past 15-years. When applied against the anticipated population growth over the 10-year forecast period (i.e., 5,657 net population growth including institutional population), this results in a maximum D.C.-eligible amount of $4.2 million that could be included in the calculation of the charge. To provide service to new development over the 10-year forecast period, $7.3 million in gross capital costs of growth-related projects have been identified which primarily include renovating and expanding the current fire station. $551,000 has been deducted as a benefit to existing development. After deducting $1.7 million for costs that are of a benefit to growth beyond the 10-year forecast period, and $736,000 for an existing reserve fund surplus, $4.3 million of costs are included in the calculation of the charge. These D.C.-eligible costs are then attributed 76% to residential development and 24% to non-residential development based on the relationship of population to employment growth anticipated over the 10-year forecast period (i.e., 5,657 population and 1,834 employment). These growth-related projects and costs are detailed in Table 5-2. Page 159 of 430 Watson & Associates Economists Ltd. PAGE 5-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 5.2.3 Policing Services Policing services in the Town is provided through one OPP facility totalling 12,686 sq.ft. of G.F.A. This total historical level of investment results in an average level of service of $347 per capita over the past 15-years. When applied against the anticipated population growth over the 10-year forecast period (i.e., 5,657 net population growth including institutional population), this results in a maximum D.C.-eligible amount of $1.9 million that could be included in the calculation of the charge. To provide service to new development over the 10-year forecast period, $390,000 in gross capital costs of growth-related projects have been identified. After deducting $41,300 for an existing current D.C. reserve fund surplus and $333,000 for the post period benefit, $15,300 of costs are included in the calculation of the charge. These D.C.-eligible costs are then attributed 76% to residential development and 24% to non-residential development based on the relationship of population to employment growth anticipated over the 10-year forecast period (i.e., 5,657 population and 1,834 employment). These growth-related projects and costs are detailed in Table 5-3. 5.2.4 Parks and Recreation Services The Town currently provides parks and recreation services through 53 park amenities, 555 paved and unpaved parking lots, 45 items of vehicles and equipment,16.5 km of paths and trails (which includes 7 pedestrian bridges) and 136,000 sq.ft of facility space. This total historical level of investment results in an average level of service of $6,676 per capita over the past 15-years. When applied against the anticipated population growth over the 10-year forecast period (i.e., 5,657 net population growth including institutional population), this results in a maximum D.C.-eligible amount of $37.8 million that could be included in the calculation of the charge To provide service to new development over the 10-year forecast period, $42.2 million in gross capital costs of growth-related projects have been identified including the construction of a third ice pad and additional facility space. $4.8 million has been deducted as a benefit to existing development and $11.5 million removed for growth- related costs that are of a benefit to growth beyond the 10-year forecast period. After deducting $1.0 million to account for the current D.C. reserve fund surplus, and deducting $3.0 million in grants and subsidies, $22.0 million of costs are included in the calculation of the charge. Page 160 of 430 Watson & Associates Economists Ltd. PAGE 5-4 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx These D.C.-eligible costs are then attributed 95% to residential development as they are the primary uses of parks and recreation services. These growth-related projects and costs are detailed in Table 5-4. 5.2.5 Growth-Related Studies Section 7 of the D.C.A. states that a D.C. by-law may provide for any D.C. eligible service or the capital costs with respect to those services. Further, a class may be composed of any number or combination of services and may include parts or portions of each D.C. eligible services. With respect to growth-related studies, Section 7 (3) of the D.C.A. states that: For greater certainty, a development charge by-law may provide for a class consisting of studies in respect of any service listed in subsection 2 (4) whose capital costs are described in paragraphs 5 and 6 of subsection 5 (3). These provisions allow for services to be grouped together to create a class for the purposes of the D.C. by-law and D.C. reserve funds. The D.C. calculations and draft by-law provided herein include a class for growth-related studies. This class is comprised of the following municipal-wide services: • Services Related to a Highway; • Fire Protection Services; • Parks and Recreation Services; • Police Services; • Stormwater Management Services; and • Waste Diversion Services. The following provides a list of the studies that have been identified for the 2024 to 2034 forecast period: • D.C. Background Studies (2028 & 2033); • Asset Management Plans (2024, 2025 & 2029); • Community Strategic Plan (2030); • Solid Waste Management Plan (2031); and • Stormwater Master Plan (2026). Page 161 of 430 Watson & Associates Economists Ltd. PAGE 5-5 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Future D.C. background studies, secondary plans, and asset management plans have been allocated to the services in the following manner: • Services Related to a Highway – 32.9% • Fire Protection Services – 11.0% • Parks and Recreation Services – 56.1% • Policing Services – 0.04% The total cost of these studies is $859,800 of which $302,600 is a benefit to existing development. A deduction of $10,500 has been made to recognize the portion of planning studies related to D.C.-ineligible services, as mentioned above. After deducting $311,900 to account for the current D.C. reserve fund surplus, $234,800 of D.C.-eligible costs are included in the calculation of the charge as presented in Table 5- 5. The allocation of the net growth-related costs between residential and non-residential development is based on the residential and non-residential allocations for each service area and are presented in Table 5-6 below. Page 162 of 430 Watson & Associates Economists Ltd. PAGE 5-6 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 5-1 Infrastructure Costs Covered in the D.C. Calculation – Services Related to a Highway Less:Potential D.C. Recoverable Cost Prj. No Residential Share Non- Residential Share 2024-2033 76% 24% Project Name Length (km) Existing Road Surface Surface Work - - - - - - - Public Works Buildings - - - - - - - 1 New Public Works Facility 2026-2027 14,000,000 5,680,800 8,319,200 5,004,100 3,315,100 2,519,476 795,624 Public Works Fleet - - - - - - - 2 Heavy Duty Fleet 2025 463,500 - 463,500 - 463,500 352,260 111,240 3 Sidewalk Plow 2024 226,600 - 226,600 - 226,600 172,216 54,384 4 Sidewalk Plow 2027 226,600 - 226,600 - 226,600 172,216 54,384 5 Backhoe 2024-2033 231,800 - 231,800 - 231,800 176,168 55,632 6 Loader 2024-2033 363,100 - 363,100 - 363,100 275,956 87,144 7 Provision for Additional Fleet 2024-2033 1,150,641 - 1,150,641 - 1,150,641 874,487 276,154 Road Reconstructions - - - - - - - 8 Concession Street - Tillson Ave to Maple Lane 0.32 Asphalt Asphalt 2024-2033 1,046,800 - 1,046,800 159,360 887,440 674,454 212,986 9 West Town Line - boundary road with Norwich (Simcoe to Potters)1 Asphalt Asphalt 2024-2033 2,057,800 - 2,057,800 498,000 547,500 1,012,300 769,348 242,952 10 Cranberry Rd. - North St. to North Town Limit 0.8 Rural Asphalt 2024-2033 1,344,200 - 1,344,200 140,800 1,203,400 914,584 288,816 11 Concession St. East - Broadway to Tillson Ave.0.8 Asphalt Asphalt 2024-2033 3,405,700 - 3,405,700 398,400 3,007,300 2,285,548 721,752 12 Townline Rd and Goshen St Reconstruction 0.26 Asphalt Asphalt 2024-2033 1,058,000 - 1,058,000 129,480 928,520 705,675 222,845 Signalization - - - - - - - 13 Town-wide Signalization 2024-2033 386,900 - 386,900 - 386,900 294,044 92,856 14 Signal Priority Control System Expansion - Phase 2 2024 54,100 - 54,100 - 54,100 41,116 12,984 15 Signal Priority Control System Expansion Phase 3 2025 24,200 - 24,200 - 24,200 18,392 5,808 16 Signal Priority Control System Expansion Phase 4 2026 24,200 - 24,200 - 24,200 18,392 5,808 17 Sidewalk Connectivity Plan 2024-2033 1,529,400 - 1,529,400 152,900 1,376,500 1,046,140 330,360 Studies - - - - - - - 18 Transportation Master Plan 2024 186,221 - 186,221 46,600 139,621 106,112 33,509 19 Transportation Master Plan 2033 186,221 - 186,221 46,600 139,621 106,112 33,509 Reserve Fund Adjustment - - - - (2,258,471) (1,716,438) (542,033) - - - - - - - Total 27,965,982 5,680,800 22,285,182 6,576,240 547,500 12,902,971 9,806,258 3,096,713 Note: 2-Lane Asphalt - $249,000 Road Surface Treatment - $88,000 Timing (year) Gross Capital Cost Estimate (2024$) Post Period Benefit 1. For newly constructed projects benefit to existing or non-growth share is considered to be nil. For road widenings or upgrades, benefit to existing or non-growth share is based on the cost to the Town of repaving the existing sections of road twice to build-out of the Town. In short the non-growth share is the capital cost the Town would incur if there was no growth over the forecast period. The calculation of the non-growth share assumes the following resurfacing costs per km: Increased Service Needs Attributable to Anticipated Development Net Capital Cost Benefit to Existing Development Grants, Subsidies and Other Contributions Attributable to New Development Total Page 163 of 430 Watson & Associates Economists Ltd. PAGE 5-7 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 5-2 Infrastructure Costs Covered in the D.C. Calculation – Fire Protection Services Less:Potential D.C. Recoverable Cost Prj. No Residential Share Non- Residential Share 2024-2033 76% 24% Facilities - - - - - - - 1 Current Station Renovation and Expansion 2025-2026 5,300,000 1,653,378 3,646,622 - 3,646,622 2,771,433 875,189 Equipment - - - - - - - 2 Additional Firefighter Equipment (10)2024-2033 82,000 - 82,000 - 82,000 62,320 19,680 3 New SCBA Units and Personal Face Masks (8)2024-2033 122,400 - 122,400 110,000 12,400 9,424 2,976 Vehicles - - - - - - - 4 Single Axel Enclosed Trailer 2024-2033 15,000 - 15,000 - 15,000 11,400 3,600 5 ATV 2025 40,000 - 40,000 - 40,000 30,400 9,600 6 Full Size Rescue Unit 2024-2033 1,500,000 - 1,500,000 381,100 1,118,900 850,364 268,536 Studies 7 Fire Services Master Plan 2028 80,000 - 80,000 20,000 60,000 45,600 14,400 8 Fire Services Master Plan 2033 80,000 - 80,000 20,000 60,000 45,600 14,400 9 Community Risk Assessment 2025 20,000 - 20,000 10,000 10,000 7,600 2,400 10 Community Risk Assessment 2030 20,000 - 20,000 10,000 10,000 7,600 2,400 Reserve Fund Adjustment - - - - (735,870) (559,261) (176,609) - - - - - - - Total 7,259,400 1,653,378 5,606,022 551,100 - 4,319,052 3,282,480 1,036,573 Post Period Benefit Net Capital Cost Gross Capital Cost Estimate(2024$) Increased Service Needs Attributable to Anticipated Development Timing (year)Benefit to Existing Development Grants, Subsidies and Other Contributions Attributable to New Development Total Page 164 of 430 Watson & Associates Economists Ltd. PAGE 5-8 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 5-3 Infrastructure Costs Covered in the D.C. Calculation – Police Services Less:Potential D.C. Recoverable Cost Prj. No Residential Share Non- Residential Share 2024-2033 76% 24% 1 Police Parking Improvements (Phase 1)2024-2033 42,000 35,900 6,100 - 6,100 4,636 1,464 2 Police Parking Improvements (Phase 2)2024-2033 348,000 297,500 50,500 - 50,500 38,380 12,120 Reserve Fund Adjustment - - - - (41,312) (31,397) (9,915) Total 390,000 333,400 56,600 - - 15,288 11,619 3,669 Grants, Subsidies and Other Contributions Attributable to New Development Net Capital Cost Benefit to Existing Development Increased Service Needs Attributable to Anticipated Development Timing (year) Gross Capital Cost Estimate(2024$) Post Period Benefit Total Page 165 of 430 Watson & Associates Economists Ltd. PAGE 5-9 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 5-4 Infrastructure Costs Covered in the D.C. Calculation – Parks and Recreation Services Prj.No Residential Share Non-Residential Share 2024-2033 95%5% Facilities 1 Community Complex Renovation and Expansion 2024 5,282,750 - 5,282,750 1,022,800 2,956,280 1,303,670 1,238,486 65,183 2 Provision for additional Gymnasium and Multi-Use Space 2024-2033 6,180,000 1,816,000 4,364,000 - 4,364,000 4,145,800 218,200 3 Third Ice Pad 2030-2033 22,607,200 9,662,000 12,945,200 - 12,945,200 12,297,940 647,260 Parkland and Park Facilities - - - - - - - 4 New Picnic Pavilion 2024-2033 46,900 - 46,900 36,300 10,600 10,070 530 5 Rolling Meadows Park 2024-2033 167,100 - 167,100 - 167,100 158,745 8,355 6 Kinsmen Bridge Upgrades 2024-2033 4,200,000 - 4,200,000 3,252,800 947,200 899,840 47,360 7 Pickleball Courts 2024 204,000 - 204,000 - 204,000 193,800 10,200 8 Victoria Woods Park 2024-2033 167,100 - 167,100 - 167,100 158,745 8,355 9 Parking Lot Expansion 2024-2025 206,000 - 206,000 159,500 46,500 44,175 2,325 10 Provision for Additional Parkland 2024-2033 1,698,162 - 1,698,162 - 1,698,162 1,613,254 84,908 11 Baseball Diamond 2024-2033 48,300 - 48,300 - 48,300 45,885 2,415 12 Softball Diamonds (4)2024-2033 193,200 - 193,200 - 193,200 183,540 9,660 13 Tennis Courts 2024-2033 100,000 - 100,000 - 100,000 95,000 5,000 14 Pickleball Courts (3)2027 300,000 - 300,000 - 300,000 285,000 15,000 Trail Development - - - - - - - 15 New Trail Development 2024-2033 137,400 - 137,400 106,400 31,000 29,450 1,550 16 Upgrade Participark Trail 2024-2033 120,700 - 120,700 93,500 27,200 25,840 1,360 17 Trail Head Improvements 2024-2033 51,500 - 51,500 39,900 11,600 11,020 580 Gross Capital Cost Estimate (2024$) Increased Service Needs Attributable to Anticipated Development Timing (year) Post Period Benefit Net Capital Cost Less:Potential D.C. Recoverable Cost Benefit to Existing Development Grants, Subsidies and Other Contributions Attributable to New Development Total Page 166 of 430 Watson & Associates Economists Ltd. PAGE 5-10 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 5-4 (cont’d) Infrastructure Costs Covered in the D.C. Calculation – Parks and Recreation Services Prj.No Residential Share Non-Residential Share 2024-2033 95%5% Vehicles - - - - - - - 18 Pick-Up Truck 2024-2033 59,200 - 59,200 - 59,200 56,240 2,960 19 Ice Resurfacer 2030-2033 103,000 - 103,000 - 103,000 97,850 5,150 20 Tractor 2024 25,800 - 25,800 - 25,800 24,510 1,290 21 Mini Excavator 2024 133,900 - 133,900 - 133,900 127,205 6,695 22 Scissor Lift 2024 36,100 - 36,100 - 36,100 34,295 1,805 Studies - - - - - - - 23 Recreation Master Plan 2024 84,766 - 84,766 21,200 63,566 60,388 3,178 24 Recreation Master Plan 2033 84,766 - 84,766 21,200 63,566 60,388 3,178 - - - - - - - Reserve Fund Adjustment - - - - (1,037,139) (985,282) (51,857) - - - - - - - Total 42,237,844 11,478,000 30,759,844 4,753,600 2,956,280 22,012,826 20,912,184 1,100,641 Gross Capital Cost Estimate (2024$) Increased Service Needs Attributable to Anticipated Development Timing (year) Post Period Benefit Net Capital Cost Less:Potential D.C. Recoverable Cost Benefit to Existing Development Grants, Subsidies and Other Contributions Attributable to New Development Total Page 167 of 430 Watson & Associates Economists Ltd. PAGE 5-11 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 5-5 Infrastructure Costs Covered in the D.C. Calculation – Growth-Related Studies 2024-2033 1 D.C. Background Study 2028 40,000 40,000 - 40,000 2 D.C. Background Study 2033 40,000 40,000 - 40,000 3 Asset Management Plan 2024 43,500 980 42,520 33,700 8,820 4 Asset Management Plan 2025 45,000 1,010 43,990 34,900 9,090 5 Asset Management Plan 2029 45,000 1,010 43,990 34,900 9,090 6 Community Strategic Plan 2030 150,000 7,500 142,500 75,000 67,500 7 Solid Waste Mgmt Study 2031 46,301 46,301 11,600 34,701 8 Stormwater Master Plan 2026 450,000 450,000 112,500 337,500 - - - - Reserve Fund Adjustment - - (311,893) Total 859,801 10,500 849,301 302,600 - 234,808 Prj.No Increased Service Needs Attributable to Anticipated Development Timing (year) Gross Capital Cost Estimate (2024$) Other Deductions (to recognize benefit to non-D.C. services) Net Capital Cost Benefit to Existing Development Grants, Subsidies and Other Contributions Attributable to New Development Less: Potential D.C. Recoverable Cost Page 168 of 430 Watson & Associates Economists Ltd. PAGE 5-12 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 5-6 Infrastructure Costs Covered in the D.C. Calculation – Growth-Related Studies – Residential/Non-Residential Shares Class/ Service Total Residential Share Non- Residential Share Fire Protection Services 8,247 6,268 1,979 Services Related to a Highway 24,638 18,725 5,913 Parks and Recreation Services 42,033 39,932 2,102 Police Services 29 22 7 Stormwater Management Services 144,956 110,167 34,790 Waste Diversion Services 14,904 14,159 745 Total 234,808 189,272 45,536 Residential/Non-Residential %81%19% Page 169 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Chapter 6 D.C. Calculation Page 170 of 430 Watson & Associates Economists Ltd. PAGE 6-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 6. D.C. Calculation The calculation of the maximum D.C.s that could be imposed by Council has been undertaken using a cash-flow approach for the growth-related capital costs identified in Chapter 5. Table 6-1 presents the Town-wide D.C. calculation for all Town-wide services over the 10-year planning horizon (i.e., 2024-2034). The calculation for residential development is generated on a per capita basis and is based upon four forms of housing types (single and semi-detached, apartments 2+ bedrooms, apartment’s bachelor and 1 bedroom, and all other multiples). Special care/special needs facilities would be considered residential dwelling units and charged the small apartment D.C. The non-residential D.C. has been calculated uniformly on a per sq.m. of G.F.A. basis. Wind Turbine developments would be defined as industrial development within the growth forecast. As these developments do not produce G.F.A. similar to other industrial developments, a charging mechanism is deemed. For each Wind Turbine, a charge is deemed equivalent to a residential single detached unit, as it relates to Services Related to a Highway, Police Services, Fire Protection Services, and Growth- Related Studies. The cash-flow calculations of the maximum D.C.s s that could be imposed by Council have been undertaken to account for the timing of revenues and expenditures and the resultant financing needs. The cash-flow calculations have been undertaken by service for each forecast development type, i.e. residential, and non-residential. D.C. cash flow calculation tables are provided in Appendix C and have been undertaken to account for 1% earnings on D.C. reserve fund balances and 3% interest charged for reserve fund borrowing. Table 6-2 summarizes the recommended schedule of charges, reflecting the maximum D.C.s by residential dwelling type, per sq.m. of G.F.A. for non-residential development, and per wind turbine. Table 6-3 compares the Town’s existing charges to the charges proposed herein in Table 6-2, for a single detached residential dwelling unit and per sq.m. of G.F.A. for non-residential development. The proposed charges are $14,782 for a single detached residential dwelling unit, and $36.00 per sq.m. of non-residential G.F.A. The proposed Page 171 of 430 Watson & Associates Economists Ltd. PAGE 6-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx residential charges for a single detached dwelling unit represent a 54% increase (+$5,198) over the current charges of $9,584. The non-residential charges per sq.m. represent a 2% decrease (-$0.75) over the current charges of $36.75. The Town does not currently impose D.C.s on non-residential development. Table 6-1 Town-Wide Services D.C. Calculation 2024-2034 Table 6-2 Schedule of Calculated D.C.s 2024$ D.C.-Eligible Cost 2024$ D.C.-Eligible Cost SERVICE/CLASS Residential Non-Residential S.D.U.per sq.m. $$$$ 1.Services Related to a Highway 9,806,258 3,096,713 4,170 20.98 2.Fire Protection Services 3,282,480 1,036,573 1,392 7.01 3.Parks and Recreation Services 20,912,184 1,100,641 9,129 7.66 4.Policing Services 11,619 3,669 6 0.03 5.Growth-Related Studies 189,272 45,536 85 0.33 TOTAL $34,201,813 $5,283,132 $14,782 36.00 Finacing Costs/(Earnings)$741,591 $57,700 D.C.-Eligible Capital Cost $34,943,404 $5,340,831 10-Year Gross Population/GFA Growth (sq.m.)6,463 148,366 Cost Per Capita/Non-Residential GFA (sq.ft.)$5,406.68 $36.00 By Residential Unit Type P.P.U. Single and Semi-Detached Dwelling 2.734 $14,782 Other Multiples 2.179 $11,781 Apartments - 2 Bedrooms +1.745 $9,437 Apartments - Bachelor and 1 Bedroom 1.108 $5,991 Single and Semi-Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Municipal Wide Services/Class of Service: Services Related to a Highway 4,170 3,324 2,662 1,690 20.98 4,170 Fire Protection Services 1,392 1,110 889 564 7.01 1,392 Parks and Recreation Services 9,129 7,276 5,828 3,699 7.66 Policing Services 6 5 4 2 0.03 6 Growth-Related Studies 85 68 54 34 0.33 85 Total Municipal Wide Services/Class of Services 14,782 11,783 9,437 5,989 36.00 5,653 Service/Class of Service RESIDENTIAL NON-RESIDENTIAL Page 172 of 430 Watson & Associates Economists Ltd. PAGE 6-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 6-3 Comparison of Current and Calculated D.C.s Service/Class of Service Current Calculated (2024$)Change ($) Change (%) Municipal Wide Services/Classes: Services Related to a Highway 6,552 4,170 (2,382) -36% Fire Protection Services 808 1,392 584 72% Parks and Recreation Services 1,720 9,129 7,409 431% Policing Services 68 6 (62) -91% Growth-Related Studies 436 85 (351) -81% Total Municipal Wide Services/Classes 9,584 14,782 5,198 54% Service/Class of Service Current Calculated (2024$)Change ($) Change (%) Municipal Wide Services/Classes: Services Related to a Highway 29.15 20.98 (8.17) -28% Fire Protection Services 3.78 7.01 3.23 85% Parks and Recreation Services 1.51 7.66 6.15 407% Policing Services 0.32 0.03 (0.29) -91% Growth-Related Studies 1.99 0.33 (1.66) -84% Total Municipal Wide Services/Classes 36.75 36.00 (0.75) -2% Residential (Single Detached) Comparison Non-Residential (per sq.m.) Comparison Page 173 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Chapter 7 D.C. Policy Recommendations and D.C. Policy Rules Page 174 of 430 Watson & Associates Economists Ltd. PAGE 7-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 7. D.C. Policy Recommendations and D.C. Policy Rules 7.1 Introduction This chapter outlines the D.C. policy recommendations and by-law rules. Subsection 5 (1) 9 of the D.C.A. states that rules must be developed: “to determine if a development charge is payable in any particular case and to determine the amount of the charge, subject to the limitations set out in subsection 6.” Paragraph 10 of the section goes on to state that the rules may provide for exemptions, phasing in and/or indexing of D.C.s. Subsection 5 (6) establishes the following restrictions on the rules: • the total of all D.C.s that would be imposed on anticipated development must not exceed the capital costs determined under subsection 5 (1) 2-7 for all services involved; • if the rules expressly identify a type of development, they must not provide for it to pay D.C.s that exceed the capital costs that arise from the increase in the need for service for that type of development; however, this requirement does not relate to any particular development; and • if the rules provide for a type of development to have a lower D.C. than is allowed, the rules for determining D.C.s may not provide for any resulting shortfall to be made up via other development. With respect to “the rules,” section 6 states that a D.C. by-law must expressly address the matters referred to above re subsection 5 (1) paragraphs 9 and 10, as well as how the rules apply to the redevelopment of land. The rules provided give consideration for the recent changes to the D.C.A. resulting from Bills 109, 23, 97, 134 and 185. However, these policies are provided for Council’s consideration and may be refined prior to adoption of the by-law. Page 175 of 430 Watson & Associates Economists Ltd. PAGE 7-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 7.2 D.C. By-law Structure It is recommended that: • The Town uses a uniform Town-wide D.C. calculation for all services considered herein; • The Town uses one Town-wide D.C. by-law for all services to be recovered through D.C.s. 7.3 D.C. By-law Rules The following sets out the recommended rules governing the calculation, payment and collection of D.C.s in accordance with subsection 6 of the D.C.A. 7.3.1 Payment in any Particular Case In accordance with the D.C.A., s.2(2), a D.C. be calculated, payable and collected where the development requires one or more of the following: (a) the passing of a zoning by-law or of an amendment to a zoning by-law under section 34 of the Planning Act; (b) the approval of a minor variance under section 45 of the Planning Act; (c) a conveyance of land to which a by-law passed under subsection 50 (7) of the Planning Act applies; (d) the approval of a plan of subdivision under section 51 of the Planning Act; (e) a consent under section 53 of the Planning Act; (f) the approval of a description under section 9 of the Condominium Act, 1998; or (g) the issuing of a permit under the Building Code Act, 1992 in relation to a building or structure. 7.3.2 Determination of the Amount of the Charge The following conventions be adopted: 1) Costs allocated to residential uses will be assigned to different types of residential units based on the average occupancy for each housing type constructed during the previous 15-year period. Costs allocated to non-residential uses will be assigned Page 176 of 430 Watson & Associates Economists Ltd. PAGE 7-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx based on the amount of square feet of G.F.A. constructed for eligible uses (i.e., primary, industrial, commercial, and institutional). 2) Costs allocated to residential and non-residential uses are based upon a number of conventions, as may be suited to each municipal circumstance, as follows: • For Parks and Recreation Services, a 5% non-residential attribution has been made to recognize use by the non-residential sector; and • For Fire Protection Services, Police Services, and Services Related to a Highway and 76% residential and 24% non-residential attribution has been made based on a population vs. employment growth ratio over the Town-wide forecast period. • For Growth-Related Studies, an 81% residential and 19% non-residential attribution has been made based on the allocations summarized in Table 5-6. 7.3.3 Application to Redevelopment of Land (Demolition and Conversion) If a development involves the demolition and replacement of a building or structure on the same site, or the conversion from one principal use to another, the developer shall be allowed a credit equivalent to: • the number of dwelling units demolished/converted multiplied by the applicable residential D.C. in place at the time the D.C. is payable; and/or • the G.F.A. of the building demolished/converted multiplied by the current non- residential D.C. in place at the time the D.C. is payable. 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 (5 years) prior to the issuance of a building permit. The credit can, in no case, exceed the amount of D.C.s that would otherwise be payable. In cases where the existing residential dwelling cannot be removed until the new dwelling is constructed, the applicant can apply for a refund, provided the existing residential dwelling unit is removed within an agreed upon time period. Page 177 of 430 Watson & Associates Economists Ltd. PAGE 7-4 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 7.3.4 Exemptions (full or partial) Statutory • The municipality or local board thereof; • A board of education; and • Industrial additions of up to and including 50% of the existing G.F.A. of the building – for industrial additions which exceed 50% of the existing G.F.A., only the portion of the addition in excess of 50% is subject to D.C.s. Exemptions will only apply to 50% of the G.F.A. prior to the first expansion for which there was an exemption to the payment of D.C.s. • An enlargement to an existing dwelling unit; • Additional units in existing and new residential buildings: o May add up to two apartments for a single detached, semi-detached or row house (only one unit can be in an ancillary structure) o One additional unit or 1% of the units in an existing rental residential building with four or more residential units • Affordable Units, Attainable Units, and Inclusionary Zoning Units; • Non-Profit Housing; and • Universities. Non-Statutory • Industrial buildings; • Non-residential farm buildings; • Places of worship; • Public hospitals; • Temporary buildings and structures; • Long-term care homes; • Affordable housing; and • Temporary dwelling units. For the purposes of funding non-statutory exemptions, the charge for Farm Buildings as defined in the by-law, has been determined to be $0.83 per sq.m. of G.F.A. reflective of the lower demand for service and density of development. Page 178 of 430 Watson & Associates Economists Ltd. PAGE 7-5 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 7.3.5 Transition The by-law will come into effect on June 13, 2024. 7.3.6 Timing of Collection The D.C.s for all services and classes are payable upon issuance of a building permit for each dwelling unit, building, or structure, subject to early or late payment agreements entered into by the Town and an owner under s. 27 of the D.C.A. Rental housing and institutional developments will pay D.C.s in six equal annual payments commencing at occupancy. Moreover, the D.C. amount for all developments occurring within 18 months of a Site Plan or Zoning By-law Amendment planning approval (for applications submitted after January 1, 2020), shall be determined based on the D.C. in effect on the day of the applicable Site Plan or Zoning By-law Amendment application. Installment payments and payments determined at the time of Site Plan or Zoning By- law Amendment application are subject to annual interest charges. The maximum interest rate the Town can impose is the average prime rate plus 1% as defined in s.s. 26.3(1) of the Act. 7.3.7 Indexing Indexing of the D.C.s shall be implemented on a mandatory basis annually on June 13th (i.e., the anniversary date of the by-law coming into effect) each year in accordance with the Statistics Canada Quarterly, Non-Residential Building Construction Price Index (Table 18-10-0135-01)1 for the most recent year-over-year period. 7.3.8 D.C Spatial Applicability The D.C.A. historically has provided the opportunity for a municipality to impose Town- wide charges or area specific charges. Sections 2(7) and 2(8) of the D.C.A. provide that a D.C. by-law may apply to the entire municipality or only part of it and more than 1 O. Reg. 82/98 referenced “The Statistics Canada Quarterly, Construction Price Statistics, catalogue number 62-007” as the index source. Since implementation, Statistics Canada has modified this index twice and the above-noted index is the most current. The draft by-law provided herein refers to O. Reg. 82/98 to ensure traceability should this index continue to be modified over time. Page 179 of 430 Watson & Associates Economists Ltd. PAGE 7-6 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx one D.C. by-law may apply to the same area. The D.C.A. now requires municipalities to consider the application of Town-wide and area-specific D.C.s. s.10(2)(c.1) requires Council to consider the use of more than one D.C. by-law to reflect different needs from services in different areas. Most municipalities in Ontario have established uniform, Town-wide D.C.s. When area-specific charges are used, it is generally to underpin master servicing and front-end financing arrangements for more localized capital costs. The rational for maintaining a Town-wide D.C. approach is based, in part, on the following: • The 15-year service level from all applicable services across the Town can be included to establish an upper ceiling on the amount of funds which can be collected. If a D.C. by-law applied to only a part of the Town, the level of service cannot exceed that which would be determined if the by-law applied to the whole municipality. As such, when applied to forecast growth within the specific area, it would establish an area specific level of service ceiling which could reduce the total revenue recoverable for the municipality, potentially resulting in D.C. revenue shortfalls and impacts on property taxes. • Town-wide D.C.s ensures a consistent approach to financing the entire cost associated with growth-related capital projects. For example, user rates and property taxes are required to finance the share of growth-related capital projects not recoverable by D.C.s and all associated operating costs. Therefore, the use of area specific D.C.s results in a share of growth-related capital costs being recovered from a specific area, with the remaining capital costs of the projects (i.e., non-D.C. recoverable share) and the associated operating costs with those new assets being recovered from uniform user rates and property taxes, applied to the entire Town. • Attempting to impose an area-specific D.C. potentially causes equity issues in transitioning from a Town-wide approach to an area-specific approach. An area of a municipality that is less developed and becomes subject to an area specific D.C., could face a significant increase in D.C. rates, as the municipality will not benefit from drawing on the pool of D.C. funding and may have contributed D.C.s to fund capital required to support development in other communities of the municipality. Whereas another part of the municipality that has experienced significant growth which required substantial capital investments, benefitted from the capital investments being financed by Town-wide D.C.s. The implementation Page 180 of 430 Watson & Associates Economists Ltd. PAGE 7-7 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx of area specific D.C.s could result in varying D.C.s across the municipality, which may impact the ability to attract investment into parts of the community. • Services are generally available across the municipality, used often by all residents and are not restricted to one specific geographic area. The use of a Town-wide D.C. approach reflects these system-wide benefits of service and more closely aligns with the funding principles of service provision (e.g., uniform Town-wide property tax rates, etc.). Based on the foregoing and discussions with staff, the municipal practice of providing and funding services on a Town-wide basis is proposed to be maintained. 7.4 Other D.C. By-law Provisions It is recommended that: 7.4.1 Categories of Services for Reserve Fund and Credit Purposes It is recommended that the Town’s D.C. collections be contributed into four (4) separate reserve funds, including: • Services Related to a Highway; • Fire Protection Services; • Police Services; • Parks and Recreation Services; and • Growth-Related Studies. 7.4.2 By-law In-force Date The by-law will come into force on June 13, 2024. 7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter- Reserve Fund Borrowing The minimum interest rate is the Bank of Canada rate on the day on which the by-law come into force (as per s.11 of O. Reg. 82/98). Page 181 of 430 Watson & Associates Economists Ltd. PAGE 7-8 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 7.5 Other Recommendations It is recommended that Council: “Adopt the D.C. approach to calculate the charges on a uniform Town-wide basis for all services within this background study.” “Approve the capital project listing set out in Chapter 5 of the D.C. Background Study dated April 12, 2024, as amended, subject to further annual review during the capital budget process.” “Approve the D.C.s Background Study dated April 12, 2024, as amended." “Determine that no further public meeting is required.” and “Approve the D.C. By-law as set out in Appendix F”. Page 182 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Chapter 8 Asset Management Plan Page 183 of 430 Watson & Associates Economists Ltd. PAGE 8-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 8. Asset Management Plan 8.1 Introduction The D.C.A. (new section 10(c.2)) requires that the background study must include an Asset Management Plan (A.M.P) related to new infrastructure. Section 10 (3) of the D.C.A. provides: The A.M.P. shall, a) deal with all assets whose capital costs are proposed to be funded under the development charge by-law; b) demonstrate that all the assets mentioned in clause (a) are financially sustainable over their full life cycle; c) contain any other information that is prescribed; and d) be prepared in the prescribed manner. At a broad level, the A.M.P. provides for the long-term investment in an asset over its entire useful life along with the funding. The schematic below identifies the costs for an asset through its entire lifecycle. For growth-related works, the majority of capital costs will be funded by the D.C. Non-growth-related expenditures will then be funded from non-D.C. revenues as noted below. During the useful life of the asset, there will be minor maintenance costs to extend the life of the asset along with additional program related expenditures to provide the full services to the residents. At the end of the life of the asset, it will be replaced by non-D.C. financing sources. The Province’s Infrastructure for Jobs and Prosperity Act, 2015 (IJPA) was proclaimed on May 1, 2016. This legislation detailed principles for evidence-based and sustainable long-term infrastructure planning. The IJPA also gave the Province the authority to guide municipal asset management planning by way of regulation. In late 2017, the Province introduced O. Reg. 588/17 under the IJPA. The intent of O. Reg. 588/17 is to establish standard content for municipal asset management plans. Specifically, the regulations require that asset management plans be developed that define the current levels of service, identify the lifecycle activities that would be undertaken to achieve these levels of service, and provide a financial strategy to support the levels of service and lifecycle activities. The requirements of O. Reg. 588/17 generally align with previous provincial AMP requirements, as follows: Page 184 of 430 Watson & Associates Economists Ltd. PAGE 8-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx State of local infrastructure: asset types, quantities, age, condition, financial accounting valuation and replacement cost valuation. Desired levels of service: defines levels of service through performance measures and discusses any external trends or issues that may affect expected levels of service or the municipality’s ability to meet them (for example, new accessibility standards, climate change impacts). Asset management strategy: the asset management strategy is the set of planned actions that will seek to generate the desired levels of service in a sustainable way, while managing risk, at the lowest lifecycle cost. Financing strategy: having a financial plan is critical for putting an A.M.P. into action. By having a strong financial plan, municipalities can also demonstrate that they have made a concerted effort to integrate the A.M.P. with financial planning and municipal budgeting and are making full use of all available infrastructure financing tools. Purchase Install Commission Operate Maintain Monitor(Throughout Lifeof Assets) (To End ofUseful Life) Removal/Decommission Disposal New Assets Replacement Assets Reserves/Reserve FundsDebenturesUser FeesGrantsOther Proceeds on Disposal Funding of Disposal / Decommissioning Costs Operating Budget Financing Methods Purchase Install Commission Operate Maintain Monitor(Throughout Lifeof Assets) (To End ofUseful Life) Removal/Decommission Disposal Page 185 of 430 Watson & Associates Economists Ltd. PAGE 8-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx The asset management requirement for this D.C. Background Study has been undertaken independently of any Town A.M.P.s. 8.2 Asset Management Plan In recognition to the schematic in Section 8.1, the following table (presented in 2024$) has been developed to provide the annualized expenditures and revenues associated with new growth. Note that the D.C.A. does not require an analysis of the non-D.C. capital needs or their associated operating costs so these are omitted from the table below. Furthermore, as only the present infrastructure gap has been considered at this time within the A.M.P., the following does not represent a fiscal impact assessment (including future tax/rate increases) but provides insight into the potential affordability of the new assets: 1. The non-D.C. recoverable portion of the projects which will require financing from Town financial resources (i.e., taxation, rates, fees, etc.). This amount has been presented on an annual debt charge amount based on 20-year financing. 2. Lifecycle costs for the 2024 D.C. capital works have been presented based on a sinking fund basis. The assets have been considered over their estimated useful lives. 3. Incremental operating costs for the D.C. services (only) have been included. 4. The resultant total annualized expenditures are $8.2 million. Of this total, $860,000 relates the annual debt payment costs for benefit to existing development of growth-related needs. 5. Consideration was given to the potential new taxation and user fee revenues which will be generated as a result of new growth. These revenues will be available to finance the expenditures above. The new operating revenues are $5.6 million. This amount, totalled with the existing operating revenues of $31.8 million, provides annual revenues of $37.4 million by the end of the period. 6. In consideration of the above, the capital plan is deemed to be financially sustainable. Page 186 of 430 Watson & Associates Economists Ltd. PAGE 8-4 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 8-1 Asset Management – Future Expenditures and Associated Revenues (2024$) 2033 (Total) Expenditures (Annualized) Annual Debt Payment on Non-Growth Related Capital1 $859,828 Annual Debt Payment on Post Period Capital2 $1,408,765 Lifecycle: Annual Lifecycle - Municipal-wide Services $2,138,574 Incremental Operating Costs (for D.C. Services)$3,751,794 Total Expenditures $8,158,961 Revenue (Annualized) Total Existing Revenue3 $31,769,262 Incremental Tax and Non-Tax Revenue (User Fees, Fines, Licences, etc.)$5,606,510 Total Revenues $37,375,772 3 As per Sch. 10 of FIR 1 Non-Growth Related component of Projects 2 Interim Debt Financing for Post Period Benefit Page 187 of 430 Watson & Associates Economists Ltd. PAGE 8-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Chapter 9 By-law Implementation Page 188 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 9. By-law Implementation 9.1 Public Consultation Process 9.1.1 Introduction This chapter addresses the mandatory, formal public consultation process (section 9.1.2), as well as the optional, informal consultation process (section 9.1.3). The latter is designed to seek the co-operation and participation of those involved, in order to produce the most suitable policy. Section 9.2 addresses the anticipated impact of the D.C. on development from a generic viewpoint. 9.1.2 Public Meeting of Council Section 12 of the D.C.A. indicates that before passing a D.C. by-law, Council must hold at least one public meeting, giving at least 20 clear days’ notice thereof, in accordance with the Regulation. Council must also ensure that the proposed by-law and background report are made available to the public at least two weeks prior to the (first) meeting. Any person who attends such a meeting may make representations related to the proposed by-law. If a proposed by-law is changed following such a meeting, Council must determine whether a further meeting (under this section) is necessary (i.e., if the proposed by-law which is proposed for adoption has been changed in any respect, Council should formally consider whether an additional public meeting is required, incorporating this determination as part of the final by-law or associated resolution. It is noted that Council’s decision, once made, is final and not subject to review by a Court or the Ontario Land Tribunal (O.L.T.). 9.1.3 Other Consultation Activity There are three broad groupings of the public who are generally the most concerned with municipal D.C. policy: 1. The first grouping is the residential development community, consisting of land developers and builders, who are typically responsible for generating the majority Page 189 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx of the D.C. revenues. Others, such as realtors, are directly impacted by D.C. policy. They are, therefore, potentially interested in all aspects of the charge, particularly the quantum by unit type, projects to be funded by the D.C. and the timing thereof, and municipal policy with respect to development agreements, D.C. credits and front-ending requirements. 2. The second public grouping embraces the public at large and includes taxpayer coalition groups and others interested in public policy. 3. The third grouping is the industrial/commercial/institutional/primary development sector, consisting of land developers and major owners or organizations with significant construction plans, such as hotels, entertainment complexes, shopping centres, offices, industrial buildings, institutional buildings, and buildings on agricultural lands. Also involved are organizations such as Industry Associations, the Chamber of Commerce, the Board of Trade and the Economic Development Agencies, who are all potentially interested in Town D.C. policy. Their primary concern is frequently with the quantum of the charge, gross floor area exclusions such as basements, mechanical or indoor parking areas, or exemptions and phase-in or capping provisions in order to moderate the impact. 9.2 Anticipated Impact of the Charge on Development The establishment of sound D.C. policy often requires the achievement of an acceptable balance between two competing realities. The first is that high non- residential D.C.s can, to some degree, represent a barrier to increased economic activity and sustained industrial/commercial growth, particularly for capital intensive uses. Also, in many cases, increased residential D.C.s can ultimately be expected to be recovered via housing prices and can impact project feasibility in some cases (e.g., rental apartments). On the other hand, D.C.s or other municipal capital funding sources need to be obtained in order to help ensure that the necessary infrastructure and amenities are installed. The timely installation of such works is a key initiative in providing adequate service levels and in facilitating strong economic growth, investment, and wealth generation. Page 190 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 9.3 Implementation Requirements 9.3.1 Introduction Once the Town has calculated the charge, prepared the complete background study, carried out the public process and passed a new by-law, the emphasis shifts to implementation matters. These include notices, potential appeals and complaints, credits, front-ending agreements, subdivision agreement conditions and finally the collection of revenues and funding of projects. The sections that follow present an overview of the requirements in each case. 9.3.2 Notice of Passage In accordance with section 13 of the D.C.A., when a D.C. by-law is passed, the Town’s Clerk shall give written notice of the passing and of the last day for appealing the by-law (the day that is 40 days after the day it was passed). Such notice must be given no later than 20 days after the day the by-law is passed (i.e., as of the day of newspaper publication or the mailing of the notice). Section 10 of O. Reg. 82/98 further defines the notice requirements which are summarized as follows: • notice may be given by publication in a newspaper which is (in the Clerk's opinion) of sufficient circulation to give the public reasonable notice, or by personal service, fax, or mail to every owner of land in the area to which the by-law relates; • subsection 10 (4) lists the persons/organizations who must be given notice; and • subsection 10 (5) lists the eight items that the notice must cover. 9.3.3 By-law Pamphlet In addition to the “notice” information, the Town must prepare a “pamphlet” explaining each D.C. by-law in force, setting out: • a description of the general purpose of the D.C.s; Page 191 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx • the "rules" for determining if a charge is payable in a particular case and for determining the amount of the charge; • the services to which the D.C.s relate; and • a description of the general purpose of the Treasurer's statement and where it may be received by the public. Where a by-law is not appealed to the O.L.T.., 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. 9.3.4 Appeals Sections 13 to 19 of the D.C.A. set out the requirements relative to making and processing a D.C. by-law appeal and O.L.T. hearing in response to an appeal. Any person or organization may appeal a D.C. by-law to the O.L.T. by filing a notice of appeal with the Town Clerk, setting out the objection to the by-law and the reasons supporting the objection. This must be done by the last day for appealing the by-law, which is 40 days after the by-law is passed. The Town is conducting a public consultation process in order to address the issues that come forward as part of that process, thereby avoiding or reducing the need for an appeal to be made. 9.3.5 Complaints A person required to pay a D.C., or his agent, may complain to the Town Council imposing the charge that: • the amount of the charge was incorrectly determined; • the reduction to be used against the D.C. was incorrectly determined; or • there was an error in the application of the D.C. Sections 20 to 25 of the D.C.A. set out the requirements that exist, including the fact that a complaint may not be made later than 90 days after a D.C. (or any part of it) is payable. A complainant may appeal the decision of Town Council to the O.L.T. Page 192 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 9.3.6 Credits Sections 38 to 41 of the D.C.A. set out a number of credit requirements, which apply where a municipality agrees to allow a person to perform work in the future that relates to a service in the D.C. by-law. These credits would be used to reduce the amount of D.C.s to be paid. The value of the credit is limited to the reasonable cost of the work which does not exceed the average level of service. The credit applies only to the service to which the work relates unless the municipality agrees to expand the credit to other services for which a D.C. is payable. 9.3.7 Front-Ending Agreements The Town and one or more landowners may enter into a front-ending agreement that provides for the costs of a project that will benefit an area in the Town to which the D.C. by-law applies. Such an agreement can provide for the costs to be borne by one or more parties to the agreement who are, in turn, reimbursed in future by persons who develop land defined in the agreement. Part III of the D.C.A. (sections 44 to 58) addresses front-ending agreements and removes some of the obstacles to their use which were contained in the Development Charges Act, 1989. Accordingly, the Town assesses whether this mechanism is appropriate for its use, as part of funding projects prior to Town funds being available. 9.3.8 Severance and Subdivision Agreement Conditions Section 59 of the D.C.A. prevents a municipality from imposing directly or indirectly, a charge related to development or a requirement to construct a service related to development, by way of a condition or agreement under section 51 or section 53 of the Planning Act, except for: • "local services, related to a plan of subdivision or within the area to which the plan relates, to be installed or paid for by the owner as a condition of approval under section 51 of the Planning Act;" and • "local services to be installed or paid for by the owner as a condition of approval under section 53 of the Planning Act." Page 193 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx It is also noted that subsection 59 (4) of the D.C.A. requires that the municipal approval authority for a draft plan of subdivision under subsection 51 (31) of the Planning Act, use its power to impose conditions to ensure that the first purchaser of newly subdivided land is informed of all the D.C.s related to the development, at the time the land is transferred. In this regard, if the municipality in question is a commenting agency, in order to comply with subsection 59 (4) of the D.C.A. it would need to provide to the approval authority information regarding the applicable municipal D.C.s related to the site. If the Town is an approval authority for the purposes of section 51 of the Planning Act, it would be responsible to ensure that it collects information from all entities that can impose a D.C. The most effective way to ensure that purchasers are aware of this condition would be to require it as a provision in a registered subdivision agreement, so that any purchaser of the property would be aware of the charges at the time the title was searched prior to closing a transaction conveying the lands. Page 194 of 430 Appendices Page 195 of 430 Watson & Associates Economists Ltd. PAGE A-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Appendix A Background Information on Residential and Non- Residential Growth Forecast Page 196 of 430 Watson & Associates Economists Ltd. PAGE A-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Schedule 1 Town of Tillsonburg Residential Growth Forecast Summary [1] Population includes the Census undercount estimated at approximately 2.9% and has been rounded. [2] Includes townhouses and apartments in duplexes. [3] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units. Notes: Numbers may not add due to rounding. Source: Watson & Associates Economists Ltd. Population Institutional Population Population Excluding Institutional Population Singles & Semi- Detached Multiple Dwellings[2]Apartments[3]Other Total Households Equivalent Institutional Households Mid 2011 15,740 15,301 246 15,055 4,870 505 1,322 117 6,814 224 2.246 Mid 2016 16,330 15,872 282 15,590 5,125 540 1,440 25 7,130 256 2.226 Mid 2021 18,570 18,047 320 17,727 5,721 674 1,602 33 8,030 291 2.247 Mid 2024 20,080 19,521 339 19,182 5,988 1,024 1,731 33 8,776 308 2.224 Mid 2034 25,900 25,178 430 24,748 7,643 1,545 2,226 33 11,447 391 2.200 Mid 2011 - Mid 2016 590 571 36 535 255 35 118 -92 316 32 Mid 2016 - Mid 2021 2,240 2,175 38 2,137 596 134 162 8 900 35 Mid 2021 - Mid 2024 1,510 1,474 19 1,455 267 350 129 0 746 17 Mid 2024 - Mid 2034 5,820 5,657 91 5,566 1,655 521 495 0 2,671 83IncrementalForecastYear Population (Including Census Undercount)[1] Excluding Census Undercount Housing Units Person Per Unit (P.P.U.): Total Population/ Total Households HistoricalPage 197 of 430 Watson & Associates Economists Ltd. PAGE A-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Figure 1 Town of Tillsonburg Annual Housing Forecast [1] [1] Growth forecast represents calendar year. Source: Historical housing activity derived from Town of Tillsonburg building permit data, 2013 to 2022, and 2023 estimated based on June-2023 year-to-date building permit data by Watson & Associates Economists Ltd. 76 266 266 266 266 267 268 268 268 268 268 68 104 85 124 88 185 271 244 342 328 0 50 100 150 200 250 300 350 400 Housing UnitsYears Historical Low Density Medium Density High Density Historical Average Page 198 of 430 Watson & Associates Economists Ltd. PAGE A-4 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Schedule 2 Town of Tillsonburg Estimate of the Anticipated Amount, Type and Location of Residential Development for Which Development Charges can be Imposed [1] Includes townhouses and apartments in duplexes. [2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units. Note: Numbers may not add to totals due to rounding. Source: Watson & Associates Economists Ltd. 2024 - 2034 1,655 521 495 2,671 6,372 -806 5,566 91 5,657 2024 - 2034 0 0 0 0 0 0 0 0 0 2024 - 2034 1,655 521 495 2,671 6,372 -806 5,566 91 5,657 Gross Population In New Units Existing Unit Population Change Urban Serviced Area Unserviced Urban Settlement Area and Remaining Rural Areas Town of Tillsonburg Development Single & Semi- Detached Multiples[1]Apartments[2] Net Population Increase, Excluding Institutional Institutional Population Net Population Including InstitutionalLocationTiming Total Residential Units Page 199 of 430 Watson & Associates Economists Ltd. PAGE A-5 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Schedule 3 Town of Tillsonburg Current Year Growth Forecast Mid-2021 to Mid-2024 Mid 2021 Population 18,047 Occupants of Units (2)746 New Housing Units,multiplied by P.P.U. (3)2.373 Mid 2021 to Mid 2024 gross population increase 1,771 1,771 Occupants of New Units 17 Equivalent Institutional Units,multiplied by P.P.U. (3)1.100 Mid 2021 to Mid 2024 gross population increase 18 18 Decline in Housing Units (4)8,030 Unit Occupancy,multiplied by P.P.U. decline rate (5)-0.039 Mid 2021 to Mid 2024 total decline in population -315 -315 Population Estimate to Mid 2024 19,521 Net Population Increase, Mid 2021 to Mid 2024 1,474 (1)2021 population based on Statistics Canada Census unadjusted for Census undercount. (2) (3)Average number of persons per unit (P.P.U.) is assumed to be: Singles & Semi Detached 2.495 36%0.893 Multiples (6)2.570 47%1.206 Apartments (7)1.588 17%0.275 Total 100%2.373 ¹ Based on 2021 Census custom database ² Based on Building permit/completion activity (4)2021 households taken from Statistics Canada Census. (5)Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions. (6)Includes townhouses and apartments in duplexes. (7)Includes bachelor, 1-bedroom and 2-bedroom+ apartments. Note: Numbers may not add to totals due to rounding. Estimated residential units constructed, Mid-2021 to the beginning of the growth period assuming a six-month lag between construction and occupancy. Structural Type Persons Per Unit¹ (P.P.U.) % Distribution of Estimated Units² Weighted Persons Per Unit Average Population Page 200 of 430 Watson & Associates Economists Ltd. PAGE A-6 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Schedule 4 Town of Tillsonburg 10-Year Growth Forecast Mid-2024 to Mid-2034 Mid 2024 Population 19,521 Occupants of Units (2)2,671 New Housing Units,multiplied by P.P.U. (3)2.386 Mid 2024 to Mid 2034 gross population increase 6,372 6,372 Occupants of New Units 83 Equivalent Institutional Units,multiplied by P.P.U. (3)1.100 Mid 2024 to Mid 2034 gross population increase 91 91 Decline in Housing Units (4)8,776 Unit Occupancy,multiplied by P.P.U. decline rate (5)-0.092 Mid 2024 to Mid 2034 total decline in population -806 -806 Population Estimate to Mid 2034 25,178 Net Population Increase, Mid 2024 to Mid 2034 5,657 (1)Mid 2024 Population based on: (2)Based upon forecast building permits/completions assuming a lag between construction and occupancy. (3)Average number of persons per unit (P.P.U.) is assumed to be: Singles & Semi Detached 2.734 62%1.694 Multiples (6)2.179 20%0.425 Apartments (7)1.439 19%0.267 one bedroom or less 1.108 two bedrooms or more 1.745 Total 100%2.386 ¹ Persons per unit based on adjusted Statistics Canada Custom 2021 Census database. ² Forecast unit mix based upon historical trends and housing units in the development process. (4)Mid 2024 households based upon 2021 Census (8,030 units) + Mid 2021 to Mid 2024 unit estimate (746 units) = 8,776 Units. (5) (6)Includes townhouses and apartments in duplexes. (7)Includes bachelor, 1-bedroom and 2-bedroom+ apartments. Note: Numbers may not add to totals due to rounding. 2021 Population (18,047) + Mid 2021 to Mid 2024 estimated housing units to beginning of forecast period (746 x 2.373 = 1,771) + (17 x 1.1 = 18) + (8,030 x -0.039 = -315) = 19,521 Structural Type Persons Per Unit¹ (P.P.U.) % Distribution of Estimated Units² Weighted Persons Per Unit Average Population Decline occurs due to aging of the population and family life cycle changes, lower fertility rates and changing economic conditions. Page 201 of 430 Watson & Associates Economists Ltd. PAGE A-7 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Schedule 5 Town of Tillsonburg Historical Residential Building Permits Years 2013 to 2022 [1] Includes townhouses and apartments in duplexes. [2] Includes bachelor, 1-bedroom, and 2-bedroom+ apartment units. Source: Historical housing activity derived from Town of Tillsonburg data, by Watson & Associates Economists Ltd 2024. Residential Building Permits Total 2013 58 10 0 68 2014 63 3 38 104 2015 62 0 23 85 2016 118 6 0 124 2017 81 0 7 88 Sub-total 382 19 68 469 Average (2013 - 2017)76 4 14 94 % Breakdown 81.4%4.1%14.5%100.0% 2018 92 48 45 185 2019 96 40 135 271 2020 117 122 5 244 2021 173 169 0 342 2022 68 131 129 328 Sub-total 546 510 314 1,370 Average (2018 - 2022)109 102 63 274 % Breakdown 39.9%37.2%22.9%100.0% 2013 - 2022 Total 928 529 382 1,839 Average 93 53 38 184 % Breakdown 50.5%28.8%20.8%100.0% Singles & Semi Detached Multiples[1]Apartments[2] Year Page 202 of 430 Watson & Associates Economists Ltd. PAGE A-8 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Schedule 6a Town of Tillsonburg Person Per Unit by Age and Type of Dwelling (2021 Census) [1] Includes townhomes and apartments in duplexes. [2] Includes bachelor, 1 bedroom and 2 bedroom+ apartments [3] Adjusted based on historical trends. Note: Does not include Statistics Canada data classified as “Other.” P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population. Age of Singles and Semi-Detached Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 15 Year Average 15 Year Average Adjusted[3] 1-5 - - 2.074 2.681 - 2.514 6-10 - - 1.533 2.763 - 2.776 2.645 0.233 11-15 - - 1.846 3.071 - 2.873 2.721 2.734 16-20 - - 1.824 2.566 - 2.351 2.628 2.686 20-25 - - 1.741 2.487 - 2.270 2.557 2.686 25-35 - - 1.778 2.387 - 2.383 35+-1.313 1.868 2.565 3.538 2.386 2.508 2.686 Total 0.389 1.308 1.844 2.590 3.786 2.430 Age of Multiples[1] Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 15 Year Average 15 Year Average Adjusted[3] 1-5 - - 2.000 - - 2.000 6-10 - - - - - - 2.000 #VALUE! 11-15 - - - - - - 2.000 2.179 16-20 - - - - - - 2.000 2.000 20-25 - - - - - 1.615 1.808 2.000 25-35 - - - - - - 35+- - 2.111 2.730 - 2.247 1.954 2.000 Total 0.417 -2.118 2.515 -2.146 Age of Apartments[2] Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 15 Year Average 15 Year Average Adjusted[3] 1-5 -1.214 - - - 1.500 6-10 - - - - - - 1.500 #VALUE! 11-15 - - - - - 1.250 1.375 1.439 16-20 - - - - - - 1.375 1.375 20-25 - - - - - - 1.375 1.375 25-35 - - - - - 1.462 35+ 0.375 1.228 1.811 - - 1.574 1.446 1.375 Total 0.318 1.228 1.750 --1.530 Age of All Density Types Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 1-5 -1.263 1.932 2.598 - 2.279 6-10 - - 1.579 2.659 - 2.466 11-15 - - 1.789 2.851 - 2.590 16-20 - - 1.654 2.621 - 2.228 20-25 - - 1.667 2.439 - 2.211 25-35 - - 1.775 2.343 - 2.265 35+-1.224 1.821 2.524 3.488 2.167 Total -1.223 1.795 2.539 3.750 2.225 Page 203 of 430 Watson & Associates Economists Ltd. PAGE A-9 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Schedule 6b County of Oxford Person Per Unit by Age and Type of Dwelling (2021 Census) [1] Includes townhomes and apartments in duplexes. [2] Includes bachelor, 1 bedroom and 2 bedroom+ apartments [3] Adjusted based on historical trends. Note: Does not include Statistics Canada data classified as “Other.” P.P.U. Not calculated for samples less than or equal to 50 dwelling units and does not include institutional population. Age of Singles and Semi-Detached Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 15 Year Average 15 Year Average Adjusted[3] 1-5 - - 2.078 3.149 4.511 3.103 6-10 - - 1.932 3.112 4.729 3.092 3.098 0.274 11-15 - - 1.833 3.083 4.680 3.147 3.114 3.120 16-20 - - 1.878 3.047 4.452 2.992 3.083 3.120 20-25 - - 1.711 2.872 4.115 2.773 3.021 3.120 25-35 - - 1.886 2.748 4.625 2.747 35+-1.433 1.885 2.648 4.139 2.597 2.922 3.120 Total 0.714 1.504 1.891 2.779 4.304 2.734 Age of Multiples[1] Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 15 Year Average 15 Year Average Adjusted[3] 1-5 - - 1.960 3.106 - 2.615 6-10 - - - 2.900 - 2.524 2.570 0.281 11-15 - - 1.783 2.150 - 1.816 2.319 2.209 16-20 - - 2.095 2.450 - 2.250 2.301 2.209 20-25 - - 1.545 2.591 - 2.109 2.263 2.209 25-35 - - 2.357 2.641 - 2.446 35+-1.326 1.993 2.605 - 2.278 2.291 2.209 Total 0.348 1.458 1.953 2.672 -2.307 Age of Apartments[2] Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 15 Year Average 15 Year Average Adjusted[3] 1-5 -1.275 1.732 2.842 - 1.655 6-10 -1.250 1.563 - - 1.373 1.514 (0.043) 11-15 -1.269 1.574 - - 1.514 1.514 1.465 16-20 -1.222 1.471 - - 1.385 1.481 1.465 20-25 -1.308 1.700 - - 1.516 1.488 1.465 25-35 -1.147 1.585 - - 1.467 35+-1.178 1.639 2.617 - 1.476 1.484 1.465 Total 0.600 1.198 1.627 2.711 -1.487 Age of All Density Types Dwelling < 1 BR 1 BR 2 BR 3/4 BR 5+ BR Total 1-5 -1.353 1.945 3.127 4.333 2.834 6-10 -1.351 1.816 3.049 4.729 2.888 11-15 -1.333 1.735 3.006 4.558 2.798 16-20 -1.240 1.782 3.017 4.344 2.716 20-25 -1.371 1.683 2.812 4.077 2.531 25-35 -1.222 1.781 2.716 4.708 2.454 35+ 1.615 1.219 1.819 2.643 4.071 2.402 Total 1.667 1.246 1.812 2.762 4.232 2.512 Page 204 of 430 Watson & Associates Economists Ltd. PAGE A-10 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Schedule 7 Town of Tillsonburg Person Per Unit Structural Type and Age of Dwelling (2021 Census) 2.51 2.78 2.87 2.35 2.27 2.38 2.392.62 2.52 1.82 2.25 2.11 2.45 2.28 1.66 1.37 1.51 1.38 1.52 1.47 1.48 0.00 0.50 1.00 1.50 2.00 2.50 3.00 3.50 1-5 6-10 11-15 16-20 20-25 25-35 35+Persons Per DwellingAge of Dwelling Singles and Semi-Detached Multiples Apartments Multiple and Apartment P.P.U.s are based on County of Oxford. Page 205 of 430 Watson & Associates Economists Ltd. PAGE A-11 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Schedule 8a Town of Tillsonburg Employment Forecast, 2024 to 2034 [1] Statistics Canada defines no fixed place of work (N.F.P.O.W.) employees as "persons who do not go from home to the same workplace location at the beginning of each shift. Such persons include building and landscape contractors, travelling salespersons, independent truck drivers, etc.” Note: Statistics Canada 2021 Census place of work employment data has been reviewed. The 2021 Census employment results have not been utilized due to a significant increase in work at home employment captured due to Census enumeration occurring during the provincial COVID-19 lockdown from April 1, 2021 to June 14, 2021. Source: Watson & Associates Economists Ltd. Employment Mid 2011 15,301 0.002 0.018 0.189 0.168 0.095 0.472 0.045 0.516 30 270 2,893 2,573 1,450 7,215 688 7,903 6,945 Mid 2016 15,872 0.003 0.020 0.213 0.167 0.089 0.491 0.049 0.541 40 325 3,378 2,653 1,405 7,800 783 8,583 7,475 Mid 2024 19,521 0.002 0.022 0.220 0.154 0.075 0.474 0.054 0.527 40 437 4,301 3,013 1,460 9,251 1,045 10,296 8,814 Mid 2034 25,178 0.002 0.025 0.195 0.153 0.074 0.450 0.054 0.504 40 629 4,915 3,864 1,871 11,319 1,367 12,686 10,690 Mid 2011 - Mid 2016 571 0.001 0.003 0.024 -0.001 -0.006 0.020 0.004 0.024 10 55 485 80 -45 585 95 680 530 Mid 2016 - Mid 2024 3,649 0.000 0.002 0.008 -0.013 -0.014 -0.018 0.004 -0.013 0 112 924 360 55 1,451 262 1,713 1,339 Mid 2024 - Mid 2034 5,657 0.000 0.003 -0.025 -0.001 0.000 -0.024 0.001 -0.024 0 192 614 851 411 2,068 322 2,390 1,876 Mid 2011 - Mid 2016 114 0.000 0.001 0.005 0.000 -0.001 0.004 0.001 0.005 2 11 97 16 -9 117 19 136 106 Mid 2016 - Mid 2024 456 0.000 0.000 0.001 -0.002 -0.002 -0.002 0.001 -0.002 0 14 115 45 7 181 33 214 167 Mid 2024 - Mid 2034 566 0.000 0.000 -0.003 0.000 0.000 -0.002 0.000 -0.002 0 19 61 85 41 207 32 239 188 InstitutionalTotal Including N.F.P.O.W. Total (Excluding Work at Home and N.F.P.O.W.) Incremental Change Annual Average N.F.P.O.W.[1]Total Employment (Including N.F.P.O.W.)Primary Work at Home Industrial Commercial/ Population Related Period Population Activity Rate Employment Primary Work at Home TotalIndustrialCommercial/ Population Related Institutional Total N.F.P.O.W.[1] Page 206 of 430 Watson & Associates Economists Ltd. PAGE A-12 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Schedule 8b Town of Tillsonburg Employment and Gross Floor Area (G.F.A.) Forecast, 2024 to 2034 [1] Square Foot Per Employee Assumptions Industrial 1,800 Commercial/Population-Related 500 Institutional 680 [3] Forecast institutional employment and gross floor area has been adjusted downward to account for employment associated with special care units. *Reflects Mid-2024 to Mid-2034 forecast period. Note: Numbers may not add up precisely due to rounding. Source: Watson & Associates Economists Ltd. Mid 2011 15,301 30 2,893 2,573 1,450 6,945 5,017,800 1,293,500 1,094,800 7,496,100 Mid 2016 15,872 40 3,378 2,653 1,405 7,475 5,859,200 1,333,700 1,060,800 8,373,700 Mid 2024 19,521 40 4,301 3,013 1,460 8,814 7,462,100 1,514,900 1,102,100 10,199,100 Mid 2034 25,178 40 4,915 3,864 1,829 10,648 8,526,400 1,942,900 1,355,400 11,944,700 Mid 2011 - Mid 2016 571 10 485 80 -45 530 Mid 2016 - Mid 2024 3,649 0 924 360 55 1,339 1,602,900 181,200 41,300 1,825,400 Mid 2024 - Mid 2034 5,657 0 614 851 369 1,834 920,300 425,600 251,100 1,597,000 Mid 2011 - Mid 2016 114 2 97 16 -9 106 Mid 2016 - Mid 2024 456 0 115 45 7 167 200,363 22,650 5,163 228,175 Mid 2024 - Mid 2034 566 0 61 85 37 183 92,030 42,560 25,110 159,700 Period Population Employment Gross Floor Area in Square Feet (Estimated)[1] Primary Incremental Change Industrial Commercial/ Population Related Institutional[2]Total Industrial Commercial/ Population Related Institutional[2]Total Annual Average Page 207 of 430 Watson & Associates Economists Ltd. PAGE A-13 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Schedule 8c Town of Tillsonburg Estimate of the Anticipated Amount, Type and Location of Non-Residential Development for Which Development Charges Can Be Imposed [1] Square Foot Per Employee Assumptions Industrial 1,500 Commercial/Population-Related 500 Institutional 680 [2] Forecast institutional employment and gross floor area has been adjusted downward to account for employment associated with special care units. [3] Employment Increase does not include No Fixed Place of Work. *Reflects Mid-2024 to Mid-2034 forecast period. Note: Oxford County square foot per employee assumption based on specific averages for each area municipality for the County. Numbers may not add to totals due to rounding. Source: Watson & Associates Economists Ltd. 2024 - 2034 920,300 425,600 251,100 1,597,000 1,834 2024 - 2034 - - - - - Town of Tillsonburg 2024 - 2034 920,300 425,600 251,100 1,597,000 1,834 Urban Serviced Area Unserviced Urban Settlement Area and Remaining Rural Areas Total Non- Residential G.F.A. S.F. Employment Increase[3]Development Location Timing Industrial G.F.A. S.F.[1] Commercial G.F.A. S.F.[1] Institutional G.F.A. S.F.[1],[2] Page 208 of 430 Watson & Associates Economists Ltd. PAGE B-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Appendix B Level of Service Page 209 of 430 Watson & Associates Economists Ltd. PAGE B-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table B-1 Service Standard Calculation – Services Related to a Highway – Roads Town of TillsonburgService Standard Calculation Sheet Service:Services Related to a Highway - RoadsUnit Measure:km of roadways Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Value ($/km) D.C Arterial Roads 19.1 19.1 19.1 19.1 19.1 19.1 19.1 19.1 19.1 19.1 19.1 19.1 19.1 19.1 19.1 $1,908,100Collector Roads 15.0 15.0 15.0 15.0 15.0 15.0 15.0 15.0 15.0 15.0 15.0 15.0 15.0 15.0 15.0 $1,318,800 Total 34.1 34.1 34.1 34.1 34.1 34.1 34.1 34.1 34.1 34.1 34.1 34.1 34.1 34.1 34.1 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0023 0.0022 0.0022 0.0022 0.0022 0.0022 0.0022 0.0021 0.0021 0.0021 0.0020 0.0020 0.0019 0.0018 0.0018 15 Year Average 2009-2023Quantity Standard 0.0021 Quality Standard $1,634,571 Service Standard $3,433 D.C. Amount (before deductions)10 Year Forecast Population 5,657$ per Capita $3,433 Eligible Amount $19,418,218 Page 210 of 430 Watson & Associates Economists Ltd. PAGE B-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table B-2 Service Standard Calculation – Services Related to a Highway – Bridges and Culverts Town of TillsonburgService Standard Calculation Sheet Service:Services Related to a Highway - Bridges, Culverts & StructuresUnit Measure:Number of Bridges, Culverts & Structures Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Value ($/item) Bridges 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 $1,420,400 Culverts 12 12 12 12 12 12 12 12 12 12 12 12 12 12 12 $656,100Retaining Walls 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 $1,683,000 Total 23 23 23 23 23 23 23 23 23 23 23 23 23 23 23 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0015 0.0015 0.0015 0.0015 0.0015 0.0015 0.0015 0.0014 0.0014 0.0014 0.0014 0.0013 0.0013 0.0012 0.0012 15 Year Average 2009-2023 Quantity Standard 0.0014 Quality Standard $1,070,479 Service Standard $1,499 D.C. Amount (before deductions)10 Year Forecast Population 5,657$ per Capita $1,499 Eligible Amount $8,477,976 Page 211 of 430 Watson & Associates Economists Ltd. PAGE B-4 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table B-3 Service Standard Calculation – Services Related to a Highway – Sidewalks and Active Transportation Town of TillsonburgService Standard Calculation Sheet Service:Services Related to a Highway - Sidewalks and Active TransportationUnit Measure:km of sidewalks and active transportation Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Value ($/km) Sidewalks 83.1 83.1 86.3 88.1 89.1 89.5 91.6 94.2 96.6 96.6 96.6 96.6 96.6 96.6 96.6 $176,500 Total 83.1 83.1 86.3 88.1 89.1 89.5 91.6 94.2 96.6 96.6 96.6 96.6 96.6 96.6 96.6 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0055 0.0055 0.0056 0.0057 0.0057 0.0057 0.0058 0.0059 0.0060 0.0059 0.0057 0.0055 0.0054 0.0051 0.0050 15 Year Average 2009-2023 Quantity Standard 0.0056 Quality Standard $176,607 Service Standard $989 D.C. Amount (before deductions)10 Year Forecast Population 5,657 $ per Capita $989Eligible Amount $5,594,773 Page 212 of 430 Watson & Associates Economists Ltd. PAGE B-5 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table B-4 Service Standard Calculation – Services Related to a Highway – Traffic Signals and Streetlights Town of TillsonburgService Standard Calculation Sheet Service:Services Related to a Highway - Traffic Signals & StreetlightsUnit Measure:No. of Traffic Signals Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Value ($/item) Streetlights 2,788 2,788 2,788 2,788 2,788 2,788 2,788 2,788 2,788 2,788 2,788 2,788 2,788 2,788 2,788 $4,700 Signalized Intersections 6 6 6 6 6 6 6 6 6 6 6 6 6 6 6 $309,000 Total 2,794 2,794 2,794 2,794 2,794 2,794 2,794 2,794 2,794 2,794 2,794 2,794 2,794 2,794 2,794 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.1846 0.1836 0.1826 0.1809 0.1800 0.1790 0.1773 0.1760 0.1722 0.1696 0.1653 0.1601 0.1548 0.1485 0.1438 15 Year Average 2009-2023 Quantity Standard 0.1706 Quality Standard $5,352Service Standard $913 D.C. Amount (before deductions)10 Year Forecast Population 5,657 $ per Capita $913Eligible Amount $5,165,576 Page 213 of 430 Watson & Associates Economists Ltd. PAGE B-6 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table B-5 Service Standard Calculation – Services Related to a Highway – Public Works – Vehicles & Equipment Town of Tillsonburg Service Standard Calculation Sheet Class of Service:Public Works - Vehicles & EquipmentUnit Measure:No. of vehicles and equipment Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Value ($/Vehicle) Light Duty Pick-Up 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $59,200 5500 w/ Service Body 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $160,700F250 Pickup Truck 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $72,100Ram 3500 w/ Alum Dump Body 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $90,6004500 Truck w/ Service Body, Crane 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $103,000 Ram 5500 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $72,100 Heavy Duty 7 7 7 7 7 7 7 7 7 7 7 7 7 7 7 $463,500 Trackless Sidewalk Machine 3 3 3 3 3 3 3 3 3 3 3 4 4 4 4 $226,600Trackless Equipment 25 25 25 25 25 25 25 25 25 25 25 25 25 25 25 $18,500Loader2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 $363,100Grader1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $501,900 Backhoe 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $231,800 Sweeper 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $412,000 Leaf Vacuum 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $71,700Brush Chipper 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $82,400Line Stripper 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $30,900Forklift1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $59,700 Trailers 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 $22,400 Generators 4 4 4 4 4 4 4 4 4 4 4 4 4 4 4 $45,200 Misc. Equipment & Attachments 83 83 83 83 83 83 83 83 83 83 83 83 83 83 83 $3,900 Total 141 141 141 141 141 141 141 141 141 141 141 142 142 142 142 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0093 0.0093 0.0092 0.0091 0.0091 0.0090 0.0089 0.0089 0.0087 0.0086 0.0083 0.0081 0.0079 0.0075 0.0073 15 Year Average 2009-2023Quantity Standard 0.0086 Quality Standard $54,722 Service Standard $471 D.C. Amount (before deductions)10 YearForecast Population 5,657$ per Capita $471Eligible Amount $2,662,241 Page 214 of 430 Watson & Associates Economists Ltd. PAGE B-7 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table B-6 Service Standard Calculation – Services Related to a Highway – Public Works – Facilities Town of TillsonburgService Standard Calculation Sheet Class of Service:Public Works - Facilities Unit Measure:sq.ft. of building area Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Bld'g Value ($/sq.ft.) Value/sq.ft. with land, site works, etc.Equipment Depot/Office - 20 Spruce Street 9,859 9,859 9,859 9,859 9,859 9,859 9,859 9,859 9,859 9,859 9,859 9,859 9,859 9,859 9,859 $352 $394 Salt Shed - 20 Spruce Street 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 $89 $104Sign Shop - 20 Spruce Street 608 608 608 608 608 608 608 608 608 608 608 608 608 608 608 $89 $104Storage Building 692 692 692 692 692 692 692 692 692 692 692 692 692 692 692 $352 $394 Sand Shed 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 2,096 $89 $104 Brine Facility (#)1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $56,426 $62,216 Total 15,352 15,352 15,352 15,352 15,352 15,352 15,352 15,352 15,352 15,352 15,352 15,352 15,352 15,352 15,352 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 1.0142 1.0086 1.0033 0.9942 0.9891 0.9835 0.9744 0.9672 0.9464 0.9320 0.9082 0.8799 0.8507 0.8160 0.7903 15 Year Average 2009-2023 Quantity Standard 0.9372 Quality Standard $307Service Standard $288 D.C. Amount (before deductions)10 YearForecast Population 5,657 $ per Capita $288 Eligible Amount $1,629,499 Page 215 of 430 Watson & Associates Economists Ltd. PAGE B-8 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table B-7 Service Standard Calculation – Fire Protection Services – Facilities Town of TillsonburgService Standard Calculation Sheet Service:Fire Protection Services - FacilitiesUnit Measure:sq.ft. of building area Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Bld'g Value ($/sq.ft.) Value/sq.ft. with land, site works, etc. Tillsonburg Fire Station - Concession Street 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 $462 $536 Total 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 9,472 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.6258 0.6223 0.6190 0.6134 0.6103 0.6068 0.6012 0.5968 0.5839 0.5750 0.5604 0.5429 0.5249 0.5035 0.4876 15 Year Average 2009-2023 Quantity Standard 0.5783 Quality Standard $536 Service Standard $310 D.C. Amount (before deductions)10 YearForecast Population 5,657 $ per Capita $310Eligible Amount $1,753,331 Page 216 of 430 Watson & Associates Economists Ltd. PAGE B-9 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table B-8 Service Standard Calculation – Fire Protection Services – Vehicles & Equipment Town of Tillsonburg Service Standard Calculation Sheet Service:Fire Protection Services - Vehicles & EquipmentUnit Measure:No. of vehicles Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Value ($/Vehicle) Pumper 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $937,300 Pumper/Tanker 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,493,500Rescue Truck 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $381,100 Aerial Truck 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $2,729,500Medium Duty Truck 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 $85,000 SUV 1 $87,600 Total 6 6 6 6 6 6 6 6 6 6 6 6 6 6 7 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0004 0.0004 0.0004 0.0004 0.0004 0.0004 0.0004 0.0004 0.0004 0.0004 0.0004 0.0003 0.0003 0.0003 0.0004 15 Year Average 2009-2023Quantity Standard 0.0004 Quality Standard $872,425 Service Standard $349 D.C. Amount (before deductions)10 YearForecast Population 5,657 $ per Capita $349 Eligible Amount $1,974,123 Page 217 of 430 Watson & Associates Economists Ltd. PAGE B-10 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table B-9 Service Standard Calculation – Fire Protection Services – Small Equipment & Gear Town of Tillsonburg Service Standard Calculation Sheet Service:Fire Protection Services - Small Equipment and Gear Unit Measure:No. of equipment and gear Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Value ($/item) Dispatch Centre Equipment 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $484,700 Hoses and Appliances (i.e. nozzles, valves)1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $161,200 Pagers and Radios 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $67,000 SCBA Units (17)17 17 17 17 17 17 17 17 17 20 20 20 20 20 20 $15,300 SCBA Cylinder Fill Station - - 1 1 1 1 1 1 1 1 1 1 1 1 1 $64,500 Equipment for Firefighters (bunker gear, uniforms, helmets, etc. ) Full Time 2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 $8,200 Volunteers 28 28 28 30 30 30 30 30 30 30 30 30 30 34 34 $8,200 Total 50 50 51 53 53 53 53 53 53 56 56 56 56 60 60 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0033 0.0033 0.0033 0.0034 0.0034 0.0034 0.0034 0.0033 0.0033 0.0034 0.0033 0.0032 0.0031 0.0032 0.0031 15 Year Average 2009-2023Quantity Standard 0.0033 Quality Standard $24,191Service Standard $80 D.C. Amount (before deductions)10 YearForecast Population 5,657$ per Capita $80Eligible Amount $451,598 Page 218 of 430 Watson & Associates Economists Ltd. PAGE B-11 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table B-10 Service Standard Calculation – Police Services – Facilities Town of Tillsonburg Service Standard Calculation Sheet Service:Policing Services - Facilities Unit Measure:sq.ft. of building area Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Bld'g Value ($/sq.ft.) Value/sq.ft. with land, site works, etc. OPP Facility 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 $385 $448 Total 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 12,686 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.8381 0.8335 0.8291 0.8215 0.8173 0.8127 0.8052 0.7993 0.7821 0.7702 0.7505 0.7271 0.7029 0.6743 0.6530 15 Year Average 2009-2023 Quantity Standard 0.7745 Quality Standard 448 Service Standard $347 D.C. Amount (before deductions)10 YearForecast Population 5,657$ per Capita $347Eligible Amount $1,962,696 Page 219 of 430 Watson & Associates Economists Ltd. PAGE B-12 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table B-11 Service Standard Calculation – Parks and Recreation Services – Parkland Amenities Town of Tillsonburg Service Standard Calculation Sheet Service:Parkland Amenities Unit Measure:No. of parkland amenities Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Value ($/item) Play Structures (All Parks)11 11 11 12 12 12 12 12 13 13 13 13 13 13 13 $78,400Newman Park - Gazebo 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $11,300Kiwanis Park - Ball Diamond - Lit 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $201,500Coronation Park - Picnic Pavillion & Washroom 2 2 2 2 2 2 $96,800Annandale Park - Canteen 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $428,100Fairgrounds1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,070,600Memorial Park - Ball Diamond - Unlit 1 1 1 1 - - - - - - - - - - - $32,300 Annandale Park - Ball Diamond - Unlit 2 4 4 4 4 4 4 4 3 3 3 3 3 3 3 $48,300 Annandale Park - Ball Diamond - Lit 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $201,500 Fairgrounds - Ball Diamond/Race Track - Lit 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $290,200 Fairgrounds - Ball Diamond - Unlit 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $32,300 Annandale Park - Soccer Field 1 - - - - - - - - - - - - - - $32,300 Soccer Park- Lit 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $193,400 Soccer Park - Unlit 11 11 11 11 11 11 11 11 11 11 11 11 11 11 11 $32,300 Memorial Park - Picnic Pavilion 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $298,400 Memorial Park - Beach Volleyball - - - - 1 1 $6,500BridgesKinsmen Bridge 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $3,244,500Van Street Pedestrian Bridge 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $649,900Hawkins Bridge 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $1,194,500Outdoor BuildingsKiwanis Park Lighting Building 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $9,600Tennis Club House 1 1 1 1 - - - - - - - - - - - $14,500Parks Equipment Depot 1 1 1 - - - - - - - - - - - - $290,200Waterpark Storage Sheds 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $24,200Waterpark Canteen 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $100,000 Summer Place/Rowing Club 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $441,500 Gibson House 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $344,100 Parking Lots Paved Parking Lots (# of spaces)181 181 181 181 181 181 181 181 181 181 181 181 181 181 181 $3,600 Unpaved Parking Lots 9# of spaces)262 262 262 292 292 292 292 302 302 374 374 374 374 374 374 $2,500 Page 220 of 430 Watson & Associates Economists Ltd. PAGE B-13 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table B-11 (Cont’d) Service Standard Calculation – Parks and Recreation Services – Parkland Amenities Town of Tillsonburg Service Standard Calculation Sheet Service:Parkland Amenities Unit Measure:No. of parkland amenities Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Value ($/item) Special FacilitiesLake Lisgar Water Park 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $293,200Horse Stables 1 1 1 1 $483,700Skatepark1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $241,800Rowing Club Dock 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $189,000Dock at Gibson House 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $189,000Structural Steel Gazebo over Lake Lisgar 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $236,300 Fountain in Lake Lisgar 1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $59,100 Grandstand 1 1 1 1 - - - - - - - - - - - $1,289,700 Racetrack 1 1 1 1 - - - - - - - - - - - $209,600 Celebration Plaza Bandshell 1 1 1 1 1 1 1 $251,700 Pump Track 1 1 1 1 1 1 1 1 $74,700 Dog Park 1 1 1 1 1 1 1 $55,600 Splash Pad 1 1 $912,000 Total 499 500 500 530 526 526 523 534 536 608 608 608 608 609 608 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0330 0.0328 0.0327 0.0343 0.0339 0.0337 0.0332 0.0336 0.0330 0.0369 0.0360 0.0348 0.0337 0.0324 0.0313 15 Year Average 2009-2023Quantity Standard 0.0337 Quality Standard $25,127Service Standard $847 D.C. Amount (before deductions)10 Year Forecast Population 5,657 $ per Capita $847 Eligible Amount $4,790,178 Page 221 of 430 Watson & Associates Economists Ltd. PAGE B-14 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table B-12 Service Standard Calculation – Parks and Recreation Services – Park Trails Town of Tillsonburg Service Standard Calculation Sheet Service:Parkland Trails Unit Measure:Kilometres of Paths and Trails Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Value($ /Kilometre) Participark (unpaved)2.7 2.7 2.7 2.7 2.7 2.2 2.2 2.2 2.2 2.2 2.2 2.2 2.2 2.2 2.2 $7,800 Participark (paved)0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 0.5 $3,900 Borden Crescent Walking Trail 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 $7,800Tillsonburg Golf Course Trail 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 3.4 $122,800 McLaughlin Way 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 0.7 $7,800 Veterans Memorial Walkway 3.6 3.6 3.6 3.6 3.6 3.6 3.6 3.6 3.6 3.6 3.6 3.6 3.6 3.6 3.6 $70,400 Cadman Park - - 1.2 1.2 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 1.0 $7,800 TCT 4th St - Cranberry - - 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 2.4 $34,400 Celebration Plazza 2.0 2.0 2.0 2.0 2.0 2.0 2.0 $7,800 Pedestrian Bridges >3m (# of bridges)7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 7.0 $847,900 Total 18.1 18.1 21.7 21.7 21.5 21.5 21.5 21.5 23.5 23.5 23.5 23.5 23.5 23.5 23.5 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0012 0.0012 0.0014 0.0014 0.0014 0.0014 0.0014 0.0014 0.0014 0.0014 0.0014 0.0013 0.0013 0.0012 0.0012 15 Year Average 2009-2023 Quantity Standard 0.0013 Quality Standard $315,623 Service Standard $410 D.C. Amount (before deductions)10 Year Forecast Population 5,657 $ per Capita $410Eligible Amount $2,321,124 Page 222 of 430 Watson & Associates Economists Ltd. PAGE B-15 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table B-13 Service Standard Calculation – Parks and Recreation Services – Parks & Recreation Vehicles and Equipment Town of Tillsonburg Service Standard Calculation Sheet Service:Parks & Recreation Vehicles and EquipmentUnit Measure:No. of vehicles and equipment Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Value ($/Vehicle) Recreation Pickup Truck (#29)1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $64,400Van (#24)1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $51,000 Ice Edger (#148, 149)2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 $4,100Ice Resurfacer (#116)1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $128,800 Parks Light Duty Truck (#43)1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $64,400Medium Duty Truck (#46)1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $87,600 Tractor (#88, 89)2 2 2 2 2 2 2 2 2 2 2 2 2 2 2 $103,000Articulating Tractor (#107)1 1 1 1 1 1 1 1 1 1 $72,100 Gator (#200)1 1 1 $18,500 Mower (#204)1 1 1 1 1 1 1 1 1 1 $15,500 Diamond Groomer (#129)1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $25,800 Turf Topper (#229)1 1 1 1 1 1 1 1 1 1 1 1 1 1 1 $13,400Trailers (#231, 232, 233)3 3 3 3 3 3 3 3 3 3 3 3 3 3 3 $20,300 Ventrac Leaf Vac (#248)1 1 1 $16,000 Ventrac Power Rake (#249)1 1 1 $16,000 Ventrac Stump Grinder (#250)1 1 1 $16,000 2021 Ventrac Snow Blower (#251)1 1 1 $16,000Aerator/Top Dresser (#256)1 1 1 $8,200 Finishing Mower (#257)1 1 1 $8,200 Miscellaneous Equipment 25 25 25 25 25 25 25 25 25 25 25 25 25 25 25 $3,500 Total 41 41 41 41 41 41 41 42 42 42 39 39 45 45 45 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 0.0027 0.0027 0.0027 0.0027 0.0026 0.0026 0.0026 0.0026 0.0026 0.0025 0.0023 0.0022 0.0025 0.0024 0.0023 15 Year Average 2009-2023Quantity Standard 0.0025 Quality Standard $21,416Service Standard $54 D.C. Amount (before deductions)10 YearForecast Population 5,657 $ per Capita $54Eligible Amount $302,876 Page 223 of 430 Watson & Associates Economists Ltd. PAGE B-16 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table B-14 Service Standard Calculation – Parks and Recreation Services – Recreation Facilities Town of Tillsonburg Service Standard Calculation Sheet Service:Recreation FacilitiesUnit Measure:sq.ft. of building area Description 2009 2010 2011 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 Bld'g Value ($/sq.ft.) Value/sq.ft. with land, site works, etc. Community Complex 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 $564 $624 Tillsonburg Special Events Centre (Recreational Space)35,000 35,000 35,000 35,000 - - - - - - $274 $303 Total 171,000 171,000 171,000 171,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 136,000 Population 15,137 15,221 15,301 15,442 15,521 15,610 15,756 15,872 16,221 16,472 16,903 17,448 18,047 18,814 19,426 Per Capita Standard 11.2968 11.2345 11.1757 11.0737 8.7623 8.7124 8.6316 8.5685 8.3842 8.2564 8.0459 7.7946 7.5359 7.2287 7.0009 15 Year Average 2009-2023 Quantity Standard 8.9135 Quality Standard $602Service Standard $5,366 D.C. Amount (before deductions)10 Year Forecast Population 5,657 $ per Capita $5,366Eligible Amount $30,354,727 Page 224 of 430 Watson & Associates Economists Ltd. PAGE C-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Appendix C Cash Flow Calculation Page 225 of 430 Watson & Associates Economists Ltd. PAGE C-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-1 Cash Flow Calculation – Services Related to a Highway – Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $1,525.25 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments Per Capita per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings/ (Cost) 2024 1,716,438 1,121,084 1,121,084 646 1,525.25 985,771 1,581,125 16,488 1,597,613 2025 1,597,613 1,172,292 1,207,461 646 1,571.01 1,015,344 1,405,496 15,016 1,420,511 2026 1,420,511 2,079,770 2,206,428 646 1,618.14 1,045,805 259,888 8,402 268,290 2027 268,290 2,233,594 2,440,709 646 1,666.69 1,077,179 (1,095,241) (12,404) (1,107,645)2028 (1,107,645) 801,640 902,253 646 1,716.69 1,109,494 (900,404) (30,121) (930,525) 2029 (930,525) 801,640 929,321 646 1,768.19 1,142,779 (717,067) (24,714) (741,781) 2030 (741,781) 801,640 957,201 646 1,821.23 1,177,062 (521,920) (18,956) (540,875) 2031 (540,875) 801,640 985,917 646 1,875.87 1,212,374 (314,418) (12,829) (327,247) 2032 (327,247) 801,640 1,015,494 646 1,932.15 1,248,745 (93,996) (6,319) (100,314) 2033 (100,314) 907,752 1,184,411 646 1,990.11 1,286,208 1,482 (1,482) (0) Total 11,522,696 12,950,280 0 6,463 11,300,761 -66,920 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Population Growth Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 226 of 430 Watson & Associates Economists Ltd. PAGE C-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-2 Cash Flow Calculation – Services Related to a Highway – Non-Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $20.982 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments per sq.m. per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings /(Cost) 2024 542,033 354,027 354,027 14,837 20.982 311,296 499,303 5,207 504,509 2025 504,509 370,198 381,304 14,837 21.611 320,635 443,841 4,742 448,583 2026 448,583 656,770 696,767 14,837 22.259 330,254 82,070 2,653 84,723 2027 84,723 705,346 770,750 14,837 22.927 340,162 (345,865) (3,917) (349,783) 2028 (349,783) 253,150 284,922 14,837 23.615 350,367 (284,338) (9,512) (293,850)2029 (293,850) 253,150 293,470 14,837 24.323 360,878 (226,442) (7,804) (234,247) 2030 (234,247) 253,150 302,274 14,837 25.053 371,704 (164,817) (5,986) (170,803) 2031 (170,803) 253,150 311,342 14,837 25.805 382,855 (99,290) (4,051) (103,341)2032 (103,341) 253,150 320,682 14,837 26.579 394,341 (29,683) (1,995) (31,678) 2033 (31,678) 286,659 374,024 14,837 27.376 406,171 468 (468) (0)Total 3,638,746 4,089,562 0 148,366 3,568,661 -21,132 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Sq. M. of Gross Floor Area Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 227 of 430 Watson & Associates Economists Ltd. PAGE C-4 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-3 Cash Flow Calculation – Fire Protection Services – Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $509.24 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments Per Capita per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings/ (Cost) 2024 559,261 93,351 93,351 646 509.24 329,119 795,030 6,771 801,801 2025 801,801 1,517,067 1,562,579 646 524.51 338,993 (421,785) 1,900 (419,885) 2026 (419,885) 1,479,067 1,569,142 646 540.25 349,163 (1,639,865) (30,896) (1,670,761) 2027 (1,670,761) 93,351 102,007 646 556.46 359,637 (1,413,131) (46,258) (1,459,389)2028 (1,459,389) 138,951 156,390 646 573.15 370,427 (1,245,353) (40,571) (1,285,924) 2029 (1,285,924) 93,351 108,219 646 590.34 381,539 (1,012,604) (34,478) (1,047,082) 2030 (1,047,082) 100,951 120,541 646 608.05 392,986 (774,637) (27,326) (801,962) 2031 (801,962) 93,351 114,810 646 626.30 404,775 (511,997) (19,709) (531,706) 2032 (531,706) 93,351 118,254 646 645.08 416,918 (233,042) (11,471) (244,513) 2033 (244,513) 138,951 181,299 646 664.44 429,426 3,613 (3,613) 0 Total 3,841,741 4,126,592 0 6,463 3,772,983 -205,652 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Population Growth Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 228 of 430 Watson & Associates Economists Ltd. PAGE C-5 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-4 Cash Flow Calculation – Fire Protection Services – Non-Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $7.005 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments per sq.m. per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings /(Cost) 2024 176,609 29,479 29,479 14,837 7.005 103,932 251,062 2,138 253,200 2025 253,200 479,074 493,446 14,837 7.215 107,050 (133,195) 600 (132,595) 2026 (132,595) 467,074 495,519 14,837 7.432 110,262 (517,852) (9,757) (527,609) 2027 (527,609) 29,479 32,213 14,837 7.655 113,570 (446,252) (14,608) (460,860) 2028 (460,860) 43,879 49,386 14,837 7.884 116,977 (393,269) (12,812) (406,081)2029 (406,081) 29,479 34,174 14,837 8.121 120,486 (319,770) (10,888) (330,657) 2030 (330,657) 31,879 38,065 14,837 8.364 124,101 (244,622) (8,629) (253,251) 2031 (253,251) 29,479 36,256 14,837 8.615 127,824 (161,683) (6,224) (167,907)2032 (167,907) 29,479 37,343 14,837 8.874 131,658 (73,592) (3,622) (77,215) 2033 (77,215) 43,879 57,252 14,837 9.140 135,608 1,141 (1,141) (0)Total 1,213,181 1,303,134 0 148,366 1,191,468 -64,943 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Sq. M. of Gross Floor Area Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 229 of 430 Watson & Associates Economists Ltd. PAGE C-6 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-5 Cash Flow Calculation – Police Services – Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $2.19 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments Per Capita per Year Inflated at (3%) Starting in 2025 D.C. Reserve FundInterest Earnings/ (Cost) 2024 31,397 4,302 4,302 646 2.19 1,417 28,513 300 28,813 2025 28,813 4,302 4,431 646 2.26 1,460 25,842 273 26,115 2026 26,115 4,302 4,564 646 2.33 1,504 23,055 246 23,301 2027 23,301 4,302 4,700 646 2.40 1,549 20,149 217 20,367 2028 20,367 4,302 4,841 646 2.47 1,595 17,120 187 17,308 2029 17,308 4,302 4,987 646 2.54 1,643 13,964 156 14,120 2030 14,120 4,302 5,136 646 2.62 1,692 10,676 124 10,800 2031 10,800 4,302 5,290 646 2.70 1,743 7,253 90 7,343 2032 7,343 4,302 5,449 646 2.78 1,795 3,690 55 3,745 2033 3,745 4,302 5,613 646 2.86 1,849 (19) 19 0 Total 43,016 49,313 0 6,463 16,248 1,668 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Population Growth Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 230 of 430 Watson & Associates Economists Ltd. PAGE C-7 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-6 Cash Flow Calculation – Police Services – Non-Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $0.030 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments per sq.m. per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings /(Cost) 2024 9,915 1,358 1,358 14,837 0.030 448 9,004 95 9,099 2025 9,099 1,358 1,399 14,837 0.031 461 8,161 86 8,247 2026 8,247 1,358 1,441 14,837 0.032 475 7,281 78 7,358 2027 7,358 1,358 1,484 14,837 0.033 489 6,363 69 6,432 2028 6,432 1,358 1,529 14,837 0.034 504 5,406 59 5,466 2029 5,466 1,358 1,575 14,837 0.035 519 4,410 49 4,459 2030 4,459 1,358 1,622 14,837 0.036 534 3,371 39 3,411 2031 3,411 1,358 1,671 14,837 0.037 550 2,290 29 2,319 2032 2,319 1,358 1,721 14,837 0.038 567 1,165 17 1,183 2033 1,183 1,358 1,772 14,837 0.039 584 (6) 6 0 Total 13,584 15,573 0 148,366 5,131 527 Note: Numbers may not add due to rounding Year D.C. ReserveFund OpeningBalance Sq. M. of Gross Floor Area AnticipatedRevenues Annual Surplus/(Deficit) D.C. Reserve Fund Closing Balance after Interest Page 231 of 430 Watson & Associates Economists Ltd. PAGE C-8 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-7 Cash Flow Calculation – Parks and Recreation Services – Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $3,338.94 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments Per Capita per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings/ (Cost) 2024 985,282 2,316,910 2,316,910 646 3,338.94 2,157,955 826,327 9,058 835,385 2025 835,385 765,430 788,393 646 3,439.10 2,222,693 2,269,685 15,525 2,285,210 2026 2,285,210 870,548 923,564 646 3,542.28 2,289,374 3,651,020 29,681 3,680,701 2027 3,680,701 1,028,343 1,123,698 646 3,648.55 2,358,055 4,915,058 42,979 4,958,037 2028 4,958,037 743,343 836,639 646 3,758.00 2,428,797 6,550,195 57,541 6,607,736 2029 6,607,736 743,343 861,738 646 3,870.74 2,501,661 8,247,658 74,277 8,321,935 2030 8,321,935 3,842,290 4,587,896 646 3,986.86 2,576,711 6,310,750 73,163 6,383,914 2031 6,383,914 3,842,290 4,725,533 646 4,106.47 2,654,012 4,312,393 53,482 4,365,875 2032 4,365,875 3,842,290 4,867,299 646 4,229.66 2,733,632 2,232,208 32,990 2,265,199 2033 2,265,199 3,902,678 5,092,110 646 4,356.55 2,815,641 (11,270) 11,270 (0) Total 21,897,466 26,123,779 0 6,463 24,738,531 399,966 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Population Growth Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 232 of 430 Watson & Associates Economists Ltd. PAGE C-9 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-8 Cash Flow Calculation – Parks and Recreation Services – Non-Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $7.655 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments per sq.m. per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings /(Cost) 2024 51,857 121,943 121,943 14,837 7.655 113,577 43,491 477 43,968 2025 43,968 40,286 41,494 14,837 7.885 116,984 119,457 817 120,274 2026 120,274 45,818 48,609 14,837 8.121 120,493 192,159 1,562 193,721 2027 193,721 54,123 59,142 14,837 8.365 124,108 258,687 2,262 260,949 2028 260,949 39,123 44,034 14,837 8.616 127,831 344,747 3,028 347,776 2029 347,776 39,123 45,355 14,837 8.874 131,666 434,087 3,909 437,997 2030 437,997 202,226 241,468 14,837 9.141 135,616 332,145 3,851 335,995 2031 335,995 202,226 248,712 14,837 9.415 139,685 226,968 2,815 229,783 2032 229,783 202,226 256,174 14,837 9.697 143,875 117,485 1,736 119,221 2033 119,221 205,404 268,006 14,837 9.988 148,192 (593) 593 0 Total 1,152,498 1,374,936 0 148,366 1,302,028 21,051 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Sq. M. of Gross Floor Area Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 233 of 430 Watson & Associates Economists Ltd. PAGE C-10 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-9 Cash Flow Calculation – Growth-Related Studies – Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $31.07 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments Per Capita per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings/ (Cost) 2024 251,408 7,110 7,110 646 31.07 20,078 264,377 2,579 266,956 2025 266,956 7,327 7,547 646 32.00 20,681 280,089 2,735 282,824 2026 282,824 272,049 288,617 646 32.96 21,301 15,508 1,492 17,000 2027 17,000 - - 646 33.95 21,940 38,940 280 39,219 2028 39,219 32,243 36,290 646 34.97 22,598 25,528 324 25,852 2029 25,852 7,327 8,494 646 36.01 23,276 40,634 332 40,966 2030 40,966 54,410 64,968 646 37.09 23,974 (28) 205 177 2031 177 27,972 34,401 646 38.21 24,694 (9,531) (140) (9,671) 2032 (9,671) - - 646 39.35 25,434 15,763 30 15,794 2033 15,794 32,243 42,070 646 40.53 26,197 (79) 79 0 Total 440,680 489,497 0 6,463 230,174 7,915 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Population Growth Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 234 of 430 Watson & Associates Economists Ltd. PAGE C-11 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-10 Cash Flow Calculation – Growth-Related Studies – Non-Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $0.326 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments per sq.m. per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings /(Cost) 2024 60,485 1,710 1,710 14,837 0.326 4,830 63,605 620 64,225 2025 64,225 1,763 1,816 14,837 0.335 4,975 67,385 658 68,043 2026 68,043 65,451 69,437 14,837 0.345 5,125 3,731 359 4,090 2027 4,090 - - 14,837 0.356 5,278 9,368 67 9,436 2028 9,436 7,757 8,731 14,837 0.366 5,437 6,142 78 6,220 2029 6,220 1,763 2,044 14,837 0.377 5,600 9,776 80 9,856 2030 9,856 13,090 15,630 14,837 0.389 5,768 (7) 49 43 2031 43 6,729 8,276 14,837 0.400 5,941 (2,293) (34) (2,327)2032 (2,327) - - 14,837 0.412 6,119 3,792 7 3,800 2033 3,800 7,757 10,121 14,837 0.425 6,303 (19) 19 0 Total 106,021 117,765 0 148,366 55,376 1,904 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Sq. M. of Gross Floor Area Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 235 of 430 Watson & Associates Economists Ltd. PAGE D-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Appendix D Long-Term Capital and Operating Cost Examination Page 236 of 430 Watson & Associates Economists Ltd. PAGE D-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Appendix D: Long-Term Capital and Operating Cost Examination As a requirement of the D.C.A. under subsection 10(2)(c), an analysis must be undertaken to assess the long-term capital and operating cost impacts for the capital infrastructure projects identified within the D.C. As part of this analysis, it was deemed necessary to isolate the incremental operating expenditures directly associated with these capital projects, factor in cost savings attributable to economies of scale or cost sharing where applicable and prorate the cost on a per unit basis (i.e., sq.ft. of building space, per vehicle, etc.). This was undertaken through a review of the Town’s 2022 Financial Information Return. In addition to the operational impacts, over time the initial capital projects will require replacement. This replacement of capital is often referred to as lifecycle cost. By definition, lifecycle costs are all the costs which are incurred during the life of a physical asset, from the time its acquisition is first considered, to the time it is taken out of service for disposal or redeployment. The method selected for lifecycle costing is the sinking fund method which provides that money will be contributed annually and invested, so that those funds will grow over time to equal the amount required for future replacement. Table D-1 depicts the annual operating impact resulting from the proposed gross capital projects at the time they are all in place. It is important to note that, while municipal program expenditures will increase with growth in population, the costs associated with the new infrastructure (i.e., facilities) would be delayed until the time these works are in place. Page 237 of 430 Watson & Associates Economists Ltd. PAGE D-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table D-1 Operating and Capital Expenditure Impacts for Future Capital Expenditures ANNUAL LIFECYCLE EXPENDITURES ANNUAL OPERATING EXPENDITURES TOTAL ANNUAL EXPENDITURES 1.Services Related to a Highway 882,393 1,116,560 1,998,952 2.Fire Protection Services 272,078 612,046 884,124 3.Parks and Recreation Services 982,082 1,768,191 2,750,273 4.Policing Services 2,022 254,997 257,019 Total 2,138,574 3,751,794 5,890,368 SERVICE/CLASS Page 238 of 430 Watson & Associates Economists Ltd. PAGE E-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Appendix E Local Service Policy Page 239 of 430 Watson & Associates Economists Ltd. PAGE E-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Appendix E: Local Service Policy 1. Roads and Realted Services 1.1. Collector Roads • The local component of a collector road internal to a development is a direct developer responsibility under s.59 of the D.C.A. as a local service. The oversized share of a collector road internal to a development is D.C. recoverable. • Collector roads external to a development that are within the area referrred to within the development agreement area a local service and a direct developer responsibility under s.59 of the D.C.A. If the works are not within the area referred to within the developmetn agreement, the works are includedin the D.C. calculation to the extent permitted under s.5(1) of the D.C.A. 1.2. Arterial Roads • New arterial roads and arterial road improvements are included as part of road costing funded through D.C.s. Only the oversized component would be recovered through D.C.s and local road equivalent costs are considered to be a local service and a derect developer responsibility under s.59 fo the D.C.A. 1.3. Local Roads • Local roads, as defined by the Oxford County Design Guidlelines & Specifications, are local services and a direct developer responsibility under s.59 of the D.C.A. 1.4. Subdivision/Site Entrances and Related • Entrances and all related costs (including, but not limited to: signalization, turn lanes, utilities and extensions, etc.), no matter the class of road, are a local service and a direct developer responsibility under s.59 of the D.C.A. 1.5. Streetlights • Streetlights internal to a development or site are a direct developer responsibility under s.59 of the D.C.A. Page 240 of 430 Watson & Associates Economists Ltd. PAGE E-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx • Streetlights external to a development but related to the subject lands are a direct developer responsibility under s.59 of the D.C.A. • New streetlights in other areas related to development may be included in the D.C. calculation to the extent permitted under S. 5(1) of the D.C.A. 1.6. Sidewalks • Sidewalks internal to a development or site are a direct developer responsibility under s.59 of the D.C.A. • Sidewalks external to a development but required and related to the subject lands are a direct developer responsibility under s.59 of the D.C.A • New sidewalks in other areas related to development are included in the D.C. calculation to the extent permitted under s.5(1) of the D.C.A. 1.7. Bike Routes/Bike Lanes/Bike Paths/Multi-Use Trails/Naturalized Walkways • Bike or transit lanes, where requested, internal to a development or site are a direct developer responsibility under s.59 of the D.C.A • Bike or transit lanes external to a development but required and related to the subject lands are a direct developer responsibility under s.59 of the D.C.A • New bike or transit lanes in other areas related to development are included in the D.C. calculation to the extent permitted under s.5(1) of the D.C.A. 1.8. Noise Abatement Measures • Noise abatement measures internal to a development are a direct developer responsibility under s.59 of the D.C.A • Noise abatement measures external to a development but required as identified in a noise study, and related to, or mitigate impacts from, the development of the subject lands, are a direct developer responsibility under s.59 of the D.C.A 1.9. Street Tree Planting • Street tree planting, is considered a local area service and a direct developer responsibility under s.59 of the D.C.A 1.10. Land Acquisition for Road Allowances Page 241 of 430 Watson & Associates Economists Ltd. PAGE E-4 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx • Land acquisition for planned road allowances within development lands is a dedication requirement to the municipality under the Planning Act provisions. • Land acquisition for planned road allowances outside of development lands, and that is not a dedication requirement to the municipality under the Planning Act, is included in the D.C. calculation to the extent permitted under s.5(1) of the D.C.A. • Additional land acquisition for bridges or grade separations beyond normal dedication requirements areincluded in the D.C. calculation to the extent permitted under s.5(1) of the D.C.A. 1.11. County Roads • All improvements to a County road (which may be classified as a Collector or Arerial Roads) to facilitate development are a local service and a direct developer responsibility under s.59 of the D.C.A. unless they fall into one of the following categories: o The improvement is designated as required by a traffic impact study for traffic flow improvement for an area greater than the development, is defined as a road improvement required by the County, and is identified through the Class Environmental Assessment process or the County Transportation Master Plan. Such an improvement would be included in the DC calculation to the exten permitted under s. 5(1) of the D.C.A. o The improvement is designated as required by County staff to serve a greater area than the development and is identified in the 10-year Capital Plan and is included in the D.C. calculation to the extent permitted under s. 5(1) of the D.C.A. 2. Water Services 2.1 Supply, Storage and Treatment Facilities • All growth-related water supply, storage, and treatment facilities will be included in the DC calculation to the extent permitted under Subsection 5(1) of the D.C.A., unless specifically noted otherwise in the D.C. Background Study. 2.2 Booster Pumping Stations • Local booster pumping stations serving a small, localized area (which may include more than one development property) are local services and a direct Page 242 of 430 Watson & Associates Economists Ltd. PAGE E-5 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx funding responsibility of the developer under Section 59 of the D.C.A. shared on a flow area or proportional basis. Local booster pumping stations will not be included in the list of projects in the DC Background Study and therefore not eligible for D.C. funding or credits. • Any oversizing costs for other developers on a local booster pumping station will be negotiated as part of the development agreement for the primary developer. • Major booster pumping stations serving more than one development property are to be included in the D.C. calculation to the extent permitted under Subsection 5(1) of the DCA. These services will be identified through a Class Environmental Assessment, Servicing Study or Master Plan. 2.3 Watermains • Watermains 250mm and under are deemed to be a local service and are a direct funding responsibility of the developer under Section 59 of the D.C.A. • Watermains within the development that are larger than 250mm are to be included in the D.C. calculation to the extent permitted under Subsection 5(1) of the D.C.A. The amount of cost contribution for watermains within a development shall be calculated using tendered unit prices and shall be the difference between the cost of the actual pipe diameter and the cost of a 250mm pipe diameter plus a 10% engineering fee. Only watermain and valves will be included in the calculation. Any costs related to the depth of pipe are the responsibility of the developer. • Connections to trunk watermains are a direct developer responsibility under Section 59 of the D.C.A. Watermains will generally be required to be carried to a property line or external to the development area to connect to an existing watermain as a local service as a direct funding responsibility of the developer under Section 59 of the D.C.A.. • Trunk watermains, generally outside the development area, identified by a Class Environmental Assessment, Servicing Study or Master Plan will be included in • the D.C. calculation to the extent permitted under Subsection 5(1) of the D.C.A. 3. Wastewater Services 3.1 Treatment Facilities Page 243 of 430 Watson & Associates Economists Ltd. PAGE E-6 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx • All sanitary sewage treatment facilities are to be included in the D.C. calculation to the extent permitted under Subsection 5(1) of the D.C.A., unless specified otherwise in the DC Background Study. 3.2 Sewage Pumping Stations • Local sewage pumping stations serving a small localized area (which may include more than one development property) are local services and a direct funding responsibility of the developer under Section 59 of the D.C.A. on a flow area or proportional basis. Local sewage pumping stations will not be included in the list of projects in the DC Background Study and therefore not eligible for D.C. funding or credits. • Any oversizing costs for other developers on a local sewage pumping station will be negotiated as part of the development agreement for the particular developer. • Major sewage pumping stations serving more than one development property are to be included in the D.C. calculation to the extent permitted under Subsection 5(1) of the D.C.A. These services will be identified through a Class Environmental Assessment, Servicing Study or Master Plan. 3.3 Collectors • Sanitary trunk sewers and forcemains, external to the development, are to be included in the D.C. calculation to the extent permitted under Subsection 5(1) of the D.C.A. These services will be identified through a Class Environmental assessment, Servicing Study or Master Plan. • Sewer collectors and forcemains 250mm and under are deemed to be a local service and a direct funding responsibility of the developer under Section 59 of the D.C.A. • Sanitary sewers and forcemains larger than 250mm that also service upstream properties will have cost sharing calculated on the tendered unit prices and shall be the difference between the cost of the actual pipe diameter and the cost of a 250mm pipe plus a 10% engineering fee. All other appurtenances with respect to oversizing and any costs related to the depth of pipe are the responsibility of the developer under Section 59 of the D.C.A. • Connections to collectors and forcemains to service specific areas are deemed to be a local service and a direct developer responsibility under Section 59 of the D.C.A.. The cost of continuing the last run of a sewer upstream past the last Page 244 of 430 Watson & Associates Economists Ltd. PAGE E-7 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx manhole to property line is the responsibility of the developer as a local service under Section 59 of the DCA. 4. Stormwater Management Services • The costs of stormwater management facilities (SWM) internal to the development area and related to a plan of subdivision are considered to be a local service and a direct developer responsibility under Section 59 of the D.C.A. Local SWM facilities would typically include: o Stormwater management facilities servicing local drainage areas; o Storm sewer oversizing associated with local drainage areas; and o Storm sewer works on existing roads. • New stormwater facilities in other areas, which may or may not be associated with D.C. eligible road infrastructure, may be included in the D.C. calculation to the extent permitted under Subsection 5(1) of the D.C.A. • Master drainage planning studies or similar non-development specific studies may be included in the DC calculation to the extent permitted under Subsection 5(1) of the D.C.A. 5. Parkland Development • For the purpose of parkland development, local services include the requirement for the developer to undertake preparation of the park plan, retaining necessary consultants to prepare design and grading plans for the park, prior to development. In addition, the owner is required to provide stripping and stockpiling, leveling, topsoiling, seeding and stormwater servicing including all appurtenances (consistent with the plan), fencing the property perimeter, and provide municipal water and wastewater services to the lot line. • These requirements are part of the conditions of Section 51 and 53 Planning Act agreements. The Area Municipality also requires the owner to dedicate parkland or provide cash-in-lieu, consistent with the Planning Act provisions. All of these costs are deemed a direct responsibility of the developer and have not been included in the D.C. calculation. • With respect to other parkland development costs, the Area Municipalities’ policy includes all other components of parkland development in the DC calculation, including parking, park furniture, signage, landscaping and walkways and multi- Page 245 of 430 Watson & Associates Economists Ltd. PAGE E-8 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx purpose trails, in addition to the necessary fields, diamonds, playground equipment, lighting, irrigation and field houses. Page 246 of 430 Watson & Associates Economists Ltd. PAGE F H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Appendix F Proposed Development Charge By-law Page 247 of 430 PAGE F-1 Town of Tillsonburg By-Law No. XXXX-2024 A By-law to Establish Town-Wide Development Charges for the Town of Tillsonburg WHEREAS subsection 2 (1) of the Development Charges Act, 1997, S.O. 1997, c.27 (hereinafter called “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 arising from the Development of the area to which the by-law applies; AND WHEREAS Council has before it a report entitled “Development Charges Background Study” (the “Study”), the Town of Tillsonburg hereinafter referred to as the “Town”, dated April 12, 2024 by Watson & Associates Economists Ltd., as amended on June 10, 2024, wherein it is indicated that the Development of any land within the Town will increase the need for Services as defined herein; AND WHEREAS Council gave notice to the public and held a public meeting pursuant to section 12 of the Act on May 27, 2024 prior to and at which the Study and the proposed Development Charge by-law were made available to the public in accordance with the Act and regulations thereto and Council heard comments and representations from all persons who applied to be heard (the “Public Meeting”); AND WHEREAS Council intends to ensure that the increase in the need for Services attributable to the anticipated development, including any capital costs, will be met, by updating its capital budget and forecast where appropriate; AND WHEREAS by approval of the Study, dated April 12, 2024, Council has indicated its intent that the future excess capacity identified in the Study, shall be paid for by the development charges or other similar charges. NOW THEREFORE THE COUNCIL OF THE TOWN OF TILLSONBURG ENACTS AS FOLLOWS: 1. DEFINITIONS In this by-law, (1) “Act” means the Development Charges Act, 1997, c. 27, as amended; (2) “Affordable housing” means Dwelling Units and incidental facilities, primarily for persons of low and moderate income, that meet the requirements of any program for such purpose as administered by any agency of the Federal or Provincial government, the County of Oxford and/or the Area Municipality and Page 248 of 430 PAGE F-2 for which an agreement has been entered into with the County of Oxford with respect to the provision of such Dwelling Units and facilities; (3) “Apartment Dwelling” means any Dwelling Unit within a Building containing more than four Dwelling Units where the units are connected by an interior corridor. Notwithstanding the foregoing, an Apartment Dwelling includes a Stacked Townhouse Dwelling; (4) “Area Municipality” means a lower-tier municipality that forms part of the County of Oxford; (5) “Back-to-back Townhouse Dwelling” means a building containing four (4) or more Dwelling Units separated vertically by a common wall, including a rear common wall, that does not have a rear yard with amenity area; (6) “Bedroom” means a habitable room larger than seven square metres, including a den, study, or other similar area, but does not include a living room, dining room or kitchen; (7) “Board of Education” means a board defined in subsection 1 (1) of the Education Act, R.S.O. 1990, c. E,2, as amended; (8) “Building Code Act” means the Building Code Act, R.S.O. 1992, S.O. 1992, c. 23, as amended; (9) “Building” means a permanent enclosed structure occupying an area greater than ten square metres (10 m²) and, notwithstanding the generality of the foregoing, includes, but is not limited to: (a) An above-grade storage tank; (b) An air-supported structure; (c) An industrial tent; (d) A roof-like structure over a gas-bar or service station; and (e) An area attached to and ancillary to a retail Development delineated by one or more walls or part walls, a roof-like structure, or any one or more of them; (10) “Bunk House” means a Building accessory to a permitted farming use containing kitchen and sanitary facilities and sleeping accommodation in individual or combination rooms for seasonal workers directly employed by the permitted use. For clarity, a Bunk House is not a Residential Use; Page 249 of 430 PAGE F-3 (11) “Capital Cost” means costs incurred or proposed to be incurred by the Town or a local board thereof directly or by others on behalf of, and as authorized by, the Town or local board, (a) to acquire land or an interest in land, including a leasehold interest; (b) to improve land; (c) to acquire, lease, construct or improve buildings and structures; (d) to acquire, lease, construct or improve facilities including (but not limited to), (i) furniture and equipment, other than computer equipment; (ii) material acquired for circulation, reference or information purposes by a library board within the meaning of the Public Libraries Act; and (iii) rolling stock with an estimated useful life of seven years or more; (e) interest on money borrowed to pay for costs in (a) to (e); (f) 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 provision of Services designated in this by-law within or outside the Town; (12) “Council” means the Council of the Town of Tillsonburg; (13) “Development” means any activity or proposed activity in respect of land that requires one or more of the actions referred to in section 5 of this by-law and including the redevelopment of land or the redevelopment, expansion, extension or alteration of a use, building or structure except interior alterations to an existing Building or structure which do not change or intensify the use of land; (14) “Development Charge” means a charge imposed pursuant to this by-law; (15) “Dwelling” or “Dwelling Unit” means any part of a building or structure with a room or suite of rooms used, or designed or intended for use, by one person or persons living together, in which sanitary facilities and a separate kitchen may or may not be provided for the exclusive use of such person or persons; Page 250 of 430 PAGE F-4 (16) “Farm Building” means a Building or structure associated with and located on land devoted to the practice of farming, as defined by the Farming and Food Production Protection Act, 1998, and that is used essentially for the housing of farm equipment or livestock, or the production, storage or processing of agricultural and horticultural produce or feeds, and as part of or in connection with a bona fide farming operation and includes barns, silos, Bunk Houses, and other Buildings or structures ancillary to that farming operation, but excludes: (a) any Building or portion thereof used or intended to be used for any other Non-Residential Use, including, but not limited to: retail sales; commercial services; restaurants; banquet facilities; hospitality and accommodation facilities; gift shops; contractors shops; services related to grooming, boarding, or breeding of household pets; and alcohol or cannabis production facilities; (17) “Grade” means the average level of finished ground adjoining a Building or structure at all exterior walls; (18) “Gross Floor Area” means the total floor area measured between the outside of exterior walls, or between the outside of exterior walls and the centre line of party walls dividing the Building from another Building, of all floors above the average level of finished ground adjoining the Building at its exterior walls; (19) “Industrial Building” means a Building used for or in connection with, (a) manufacturing, producing, processing, storing or distributing something; (b) research or development in connection with manufacturing, producing or processing something; (c) retail sales by a manufacturer, producer or processor of something they manufactured, produced or processed, if the retail sales are at the site where the manufacturing, production, or processing takes place; (d) office or administrative purposes, if they are; (i) carried out with respect to manufacturing, producing, processing, storage or distributing of something, and (ii) in or attached to the Building or structure used for that manufacturing, producing, processing, storage or distribution; and shall not include self-storage facilities or retail warehouses; Page 251 of 430 PAGE F-5 (20) "Institutional Development" means development of a Building or structure intended for use, (a) as a long-term care home within the meaning of subsection 2(1) of the Long-Term Care Homes Act, 2007; (b) as a retirement home within the meaning of subsection 2(2) of the Retirement Homes Act, 2010; (c) by any of the following post-secondary institutions for the objects of the institutions: (i) a university in Ontario that receives direct, regular and ongoing operating funding from the Government of Ontario (ii) a college or university federated or affiliated with a university described in subclause 1.19.3.2; or (iii) an Indigenous Institute prescribed for the purposes of section 6 of the Indigenous Institutes Act, 2017 (d) as a memorial home, clubhouse or athletic grounds by an Ontario branch of the Royal Canadian Legion; or (e) as a hospice to provide end of life care; (21) “Local Board” means a municipal service board, public utility commission, public library board, board of health, police services board or any other board, commission, committee or 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 or any part or parts thereof, excluding a conservation authority, any municipal business corporation not deemed to be a local board under O. Reg. 168/03 under the Municipal Act, 2001, S.O. 2001, c. 25, as amended, and any corporation enacted under the Electricity Act, 1998, S.O. 1998, c. 15, Sched. A, as amended, or successor legislation; (22) “Local Services” means those services or facilities which are under the jurisdiction of the Town and are related to a plan of subdivision or within the area to which the plan relates, required as a condition of approval under s.51 of the Planning Act, or as a condition of approval under s.53 of the Planning Act; (23) “Long-Term Care Home” means the floor area of a facility directly related to beds that are licensed, regulated or funded by the Ministry of Health and Long- Term Care, in an approved charitable home for the aged (as defined in the Charitable Institutions Act, R.S.O. 1990, c. C.9), a home (as defined in the Page 252 of 430 PAGE F-6 Homes for the Aged and Rest Homes Act, R.S.O. 1990, c. H.13), or a nursing home (as defined in the Nursing Homes Act, R.S.O. 1990, c. N.7); (24) “Mezzanine” means an intermediate floor assembly between the floor and ceiling of any room or storey and includes an interior balcony; (25) “Multiple Dwelling” means all Dwellings other than Single Detached Dwellings, Semi-Detached Dwellings, and Apartment Dwellings, and shall include Park Model Trailers; (26) "Non-Profit Housing Development" means development of a Building or structure intended for use as residential premises by: (a) a corporation to which the Canada Not-for-profit Corporation Act, 2010 applies, that is in good standing under that Act and whose primary objective is to provide housing, (b) a corporation without share capital wo which the Canada Not-for-profit Corporation Act, 2010 applies, that is in good standing under that Act and whose primary object is to provide housing, or (c) a non-profit housing co-operative that is in good standing under the Co-operative Corporations Act, 2022; (27) “Non-Residential Uses” means a Building or structure, or portions thereof, used, or designed or intended for a use other than a Residential Use; (28) “Official Plan” means the Official Plan of the County of Oxford and any amendments thereto; (29) “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; (30) “Park Model Trailer” means a trailer conforming to National Standard of Canada CAN CSA-Z241.0-92, CAN CSA-Z240 or similar standard that is up to a maximum size of 50 square metres and designed to facilitate relocation from time to time; (31) “Planning Act” means the Planning Act, 1990, R.S.O. 1990, c.P.13, as amended; (32) “Private School” means an academic education school to which all of the following apply: (a) registered with the Province as a “private school” under section 16 of the Education Act; Page 253 of 430 PAGE F-7 (b) non-publicly funded; (c) operated on a not-for-profit basis; (d) operated by a non-share non-profit corporation, or an established or a “religious organization” as defined by the Religious Organizations’ Land Act; and (e) offering elementary or secondary academic education; (33) “Regulation” means any regulation made pursuant to the Act; (34) "Rental Housing Development" means development of a Building or structure with four or more residential units all of which are intended for use as rented residential premises; (35) “Residential Uses” means lands, Buildings or structures or portions thereof used, or designed or intended for use as a home or residence of one or more individuals, and shall include Single Detached Dwelling, Semi-Detached Dwelling, Multiple Dwelling, Apartment Dwelling, and the residential portion of a mixed-use Building or structure; (36) “Row Townhouse Dwelling” means a Building vertically divided into three or more Dwelling Units by common walls extending from the base of the foundation to the roof. Each Dwelling Unit shall have separate entrance directly to the outside; (37) “Semi-Detached Dwelling” means a Building divided vertically into two Dwelling Units each of which has a separate entrance and access to grade; (38) “Services” means services set out in Schedule “A” to this by-law; (39) “Single Detached Dwelling” means a completely detached Building containing only one Dwelling Unit; (40) “Special Care/Special Need Dwelling” means a Building, or part of a Building: (a) containing two or more Dwelling Units which units have a common entrance from street level; (b) where the occupants have the right to use in common with other occupants, halls, stairs, yards, common rooms and accessory Buildings; (c) that is designed to accommodate persons with specific needs, including but not limited to independent permanent living arrangements; and Page 254 of 430 PAGE F-8 (d) where support services, such as meal preparation, grocery shopping, laundry, housekeeping, nursing, respite care and attendant services are provided at any one or more various levels; and includes, but is not limited to, retirement homes or lodges, charitable dwellings, group homes (including correctional group homes) and hospices; Special Care/Special Needs Dwellings will be charged the D.C. rate for Bachelor and 1 Bedroom Apartment Units; (41) “Stacked Townhouse Dwelling” means a Building, other than a Row Townhouse or Back to Back Townhouse, containing at least 3 Dwelling Units; each Dwelling Unit separated from the other vertically and/or horizontally and each Dwelling Unit having a separate entrance to grade; (42) “Temporary Building or Structure” means a Building or structure constructed or erected or placed on land for a continuous period not exceeding twelve months, or an addition or alteration to a Building or structure that has the effect of increasing the total floor area thereof for a continuous period not exceeding twelve months; (43) “Temporary Dwelling Unit” means a Dwelling Unit, which is: (a) designed to be portable (e.g. mobile home); (b) clearly ancillary to, and fully detached from, an existing permanent Dwelling Unit located on the same lot; (c) only permitted to be in place for a limited period of time; and (d) subject to an agreement with the Area Municipality specifying the maximum period of time the Dwelling Unit is to be permitted and any other matters that may be deemed necessary or appropriate by the Area Municipality, such as installation, maintenance and removal provisions, financial security requirements and restrictions on occupancy; (44) “Total Floor Area” means, the sum total of the total areas of all floors in a Building or structure whether at above or below grade measured between the exterior faces of the exterior walls of the building or structure or from the centre line of a common wall separating two uses or from the outside edge of a floor where the outside edge of the floor does not meet an exterior or common wall, and; (a) includes the floor area of a mezzanine, atrium, or air supported structure, and the space occupied by interior wall partitions; Page 255 of 430 PAGE F-9 (b) excludes those areas used exclusively for parking garages or structures; and (c) where a Building or structure does not have any walls, the total floor area of the building or structure shall be the total of the area of all floors including the ground floor that are directly beneath the roof of the Building or structure; (45) “Wind Turbine” means any wind energy conversion system with a nameplate generating capacity greater than 300 kilowatts, that converts wind energy into electricity for sale to an electrical utility or intermediary. 2. CALCULATION OF DEVELOPMENT CHARGES (1) Subject to the provisions of this by-law, the Development Charge against land in the Town shall be imposed, calculated and collected in accordance with the rates set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5” relating to the Services set out in Schedule “A”. (2) Council hereby determines that the Development of land, Buildings or structures for Residential and Non-Residential uses will require the provision, enlargement or expansion of the Services referenced in Schedule “A”; and shall be calculated as follows: (a) In the case of Residential Development, or a Residential portion of a mixed-use Development or redevelopment, the Development Charge shall be the sum of the products of: (i) the number of Dwelling Units of each type, multiplied by, (ii) the corresponding total dollar amount for such Dwelling Unit as set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5”, further adjusted by section 13; and (b) In the case of Non-Residential Development, or a Non-Residential portion of a mixed-use Development or redevelopment, the Development Charge shall be the sum of the products of (i) the Total Floor Area of Non-Residential Development or Non-Residential portion of mixed-use Development multiplied by, (ii) the corresponding total dollar amount per square metre of Total Floor Area, as set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5”, further adjusted by section 13; and (c) In the case of Wind Turbines, the sum of the number of Wind Turbines multiplied by the corresponding amount for each Wind Turbine as set Page 256 of 430 PAGE F-10 out in Schedules “B1”, “B2”, “B3”, “B4” and “B5”, further adjusted by section 13. (d) The Development Charge payable for Rental Housing developments will be reduced based on the number of bedrooms in each unit as follows: (i) Three or more bedrooms – 25% reduction; (ii) Two bedrooms – 20% reductions; and (iii) All other bedroom quantities – 15% reduction. 3. APPLICABLE LANDS (1) Subject to the exceptions and exemptions described in the following subsections, this by-law applies to all lands in the Town, whether or not the land or use is exempt from taxation under section 3 of the Assessment Act, R.S.O. 1990, c.A.31, as amended. (2) This by-law shall not apply to land that is owned by and used for the purposes of: (a) a Board of Education; (b) any municipality or Local Board thereof; (c) a Place of Worship exempt under s.3 of the Assessment Act, R.S.O. 1990, c. A31, as amended; (d) a Public Hospital under the Public Hospitals Act, R.S.O. 1990, c. P.40, as amended; (e) land vested in or leased to a university that receives regular and ongoing operating funds from the government for the purposes of post-secondary education if the Development in respect of which Development Charges would otherwise be payable is intended to be occupied and used by the university. (3) This by-law shall not apply to: (a) Industrial Buildings as defined herein, excluding Wind Turbines; (b) Farm Buildings as defined herein; (c) Private Schools as defined herein; (d) Temporary Buildings or structures as defined herein; Page 257 of 430 PAGE F-11 (e) Affordable Housing as defined herein; (f) Temporary Dwelling Units as defined herein; (g) Long-Term Care home, as defined herein; (h) Lands shown in Schedule “C”. For greater certainty, there lands are designated as “Central Business District” and “Entrepreneurial District” in the County of Oxford Official Plan, Schedule T-1. (i) 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 Gross Floor Area created that is greater than 50% of the existing Gross Floor Area: (iv) notwithstanding subsection 3 (3) (i), the exemption for an existing Industrial Building shall be applied to a maximum of fifty percent (50%) of the Gross Floor Area before the first enlargement for which an exemption from the payment of Development Charges was granted pursuant to this by-law or its predecessor. (v) The Total Floor Area of an existing Industrial Building is enlarged where there is a bona fide increase in the size of the existing Industrial Building, the enlarged area is attached to the existing Industrial Building, there is a direct means of ingress and egress from the existing Industrial Building to and from the enlarged area for persons, goods and equipment and the existing Industrial Building and the enlarged area are used for or in connection with an Industrial purpose as set out in subsection 1(1) of the Regulation. Without limiting the generality of the foregoing, the exemption in this section shall not apply where the enlarged area is attached to the existing Industrial Building by means only of a tunnel, bridge, canopy, corridor, or other passageway, or through a shared below grade connection such as a service tunnel, foundation, footing or parking facility. (j) Affordable residential units required pursuant to section 34 and 16( 4) of the Planning Act (Inclusionary Zoning); (k) Affordable and attainable residential units as follows: Page 258 of 430 PAGE F-12 (i) As of the date on which section 4.1 of the Act is proclaimed into force, affordable residential units that meet the criteria set out in subsection 4.1 (2) or 4.1 (3) of the Act shall be exempt from Development Charges (ii) As of the date on which subsection 4.1 (4) of the Act is proclaimed into force, attainable residential units that meet the criteria set out in subsection 4.1 (4) of the Act shall be exempt from Development Charges 4. RULES WITH RESPECT TO EXEMPTIONS FOR INTENSIFICATION OF HOUSING (1) Notwithstanding section 3 above, no Development Charges shall be imposed with respect to Developments or portions of Developments as follows: (a) The enlargement of an existing Dwelling Unit; (b) a second residential Dwelling Unit in an existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row-Townhouse Dwelling on a parcel of land on which Residential Use, other than ancillary Residential Use, is permitted, if all Buildings and structures ancillary to the existing or new Single Detached Dwelling, Semi- Detached Dwelling, or Row-Townhouse Dwelling cumulatively contain no more than one residential Dwelling Unit; (c) a third residential Dwelling Unit in an existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row-Townhouse Dwelling on a parcel of land on which Residential Use, other than ancillary Residential Use, is permitted, if no Building or structure ancillary to the existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row-Townhouse Dwelling contains any residential Dwelling Units; (d) one residential Dwelling Unit in a Building or structure ancillary to an existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row-Townhouse Dwelling on a parcel of land, if the existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row-Townhouse Dwelling contains no more than two residential Dwelling Units and no other Building or structure ancillary to the existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row- Townhouse Dwelling contains any residential Dwelling Units; or (e) in an existing rental residential Building, which contains four or more residential Dwelling Units, the creation of the greater of one residential Dwelling Unit or one per cent of the existing residential Dwelling Units; (2) For the purposes of subsections 4 (1) (d) a residential Dwelling Unit in a Building or structure ancillary to an existing or new Single Detached Dwelling, Page 259 of 430 PAGE F-13 Semi-Detached Dwelling, or Row-Townhouse Dwelling must be clearly secondary and subordinate to the principal Dwelling Unit on the lot and: (a) have Gross Floor Area of no greater than 60% of the Gross Floor Area of the principal Dwelling Unit, to a maximum of 140 m2; and (b) shall be located a maximum distance of 30 m from the principal Dwelling Unit. 5. TIMING OF CALCULATION FOR DEVELOPMENT CHARGES (1) Subject to subsection 5 (2), Development Charges shall be calculated and collected in accordance with the provisions of this by-law and be imposed on land to be developed for Residential and Non-Residential Use, where, the Development requires; (a) the passing of a zoning by-law or an amendment thereto under section 34 of the Planning Act, R.S.O. 1990, c.P.13; (b) the approval of a minor variance under section 45 of the Planning Act, R.S.O. 1990, c.P.13; (c) conveyance of land to which a by-law passed under subsection 50 (7) of the Planning Act, R. S.O. 1990, c.P.13 applies; (d) the approval of a plan of subdivision under section 51 of the Planning Act, R.S.O. 1990, c.P.13; (e) a consent under section 53 of the Planning Act, R.S.O. 1990, c.P.13; (f) the approval of a description under section 9 of the Condominium Act, S.O. 1998, c.9, as amended; or (g) the issuing of a permit under the Building Code Act, 1992, S.O. 1992, c.23, as amended in relation to a Building or structure. (2) Subsection 5 (1) shall not apply in respect to: (a) Local Services installed or paid for by the owner within a plan of subdivision or within the area to which the plan relates, as a condition of approval under section 51 of the Planning Act, R.S.O. 1990, c.P.13; (b) Local Services installed or paid for by the owner as a condition of approval under section 53 of the Planning Act, R.S.O. 1990 c.P.13. (3) A Development Charge shall be calculated and payable in full in money or by provision of Services as may be agreed upon, or by credit granted pursuant to the Act or this by-law, on the date that the first building permit is issued in Page 260 of 430 PAGE F-14 relation to a Building or structure on land to which a Development Charge applies. (4) Where a Development Charge applies to land in relation to which a building permit is required, the building permit shall not be issued until the Development Charge has been paid in full. (5) Notwithstanding subsection 5 (1), Development Charges for Rental Housing and Institutional Developments are due and payable in 6 equal installments commencing with the first installment payable on the date of occupancy, and each subsequent installment, including interest, payable on the anniversary date each year thereafter. (6) Notwithstanding subsections 5 (1) and 5 (3), where the development of land results from the approval of a Site Plan or Zoning By-law Amendment application received on or after January 1, 2020, and the approval of the application occurred within the prescribed amount of time of building permit issuance, the Development Charges under section 2 shall be calculated based on the rates set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5” on the date of the planning application. Where both planning applications apply, Development Charges under section 2 shall be calculated on the rates set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5” on the date of the later planning application. (7) Interest for the purposes of subsections 5 (5) and 5 (6) shall be calculated as per the Town’s Development Charge Interest Rate Policy. 6. LOCAL SERVICE INSTALLATION (1) Nothing in this by-law prevents Council from requiring, as a condition of an agreement under section 51 or 53 of the Planning Act that the Owner, at his or her own expense, shall install or pay for such Local Services, within the Plan of Subdivision or within the area to which the plan relates, as Council may require. 7. MULTIPLE CHARGES (1) Where two or more of the actions described in subsection 5 (1) are required before land to which a Development Charge applies can be developed, only one Development Charge shall be calculated and collected in accordance with the provisions of this by-law, as prescribed in section 5. (2) Notwithstanding subsection 7 (1), if two or more of the actions described in subsection 5 (1) occur at different times, and if the subsequent action has the effect of a net increase in the number of Residential Dwelling Units and/or a net increase in the amount of Non-Residential Gross Floor Area, additional Development Charges shall be calculated and collected in accordance with the provisions of this by-law. Page 261 of 430 PAGE F-15 8. SERVICES IN LIEU (1) Council may authorize an Owner, through an agreement under section 38 of the Act, to substitute such part of the Development Charge applicable to the Owner’s Development as may be specified in the agreement, by the provision at the sole expense of the Owner, of services in lieu. Such agreement shall further specify that where the Owner provides services in lieu in accordance with the agreement, Council shall give to the Owner a credit against the Development Charge in accordance with the agreement provisions and the provisions of section 39 of the Act, equal to the reasonable cost to the Owner of providing the services in lieu. In no case shall the agreement provide for a credit which exceeds the total Development Charge payable by an Owner to the Town in respect of the Development to which the agreement relates. (2) In any agreement under subsection 8 (1), Council may also give a further credit to the Owner equal to the reasonable cost of providing services in addition to, or of a greater size or capacity, than would be required under this by-law. (3) The credit provided for in subsection 8 (2) shall not be charged to any Development Charge reserve fund. 9. FRONT-ENDING AGREEMENTS (1) Council may authorize a front-ending agreement in accordance with the provisions of Part III of the Act, upon such terms as Council may require, in respect of the Development of land. 10. DEMOLITION AND CONVERSION CREDITS FOR REDEVELOPMENT OF LAND (1) If a Development involves the demolition of and replacement of all or part of a Building or structure, or the conversion from one principal use to another, a credit shall be allowed, provided that the land was improved by occupied structures, or structures capable of being occupied without structural improvement, within the five years prior to the issuance of the building permit, and the building permit has been issued for the development within five years from the date the demolition permit has been issued; and; (2) Subject to subsection 10 (3), the credit shall be calculated: (a) in the case of the demolition or conversion of a Building, or a part of a Building, used for a Residential purpose, by multiplying the number and type of Dwelling Units demolished or converted by the relevant Development Charge in effect under this by-law on the date when the Development Charge with respect to the redevelopment is payable pursuant to this by-law; or Page 262 of 430 PAGE F-16 (b) in the case of the demolition or conversion of a Building, or part of a Building, used for a Non-Residential purpose, by multiplying the Non- Residential Total Floor Area demolished or converted, by the relevant Development Charge in effect under this by-law on the date when the Development Charge with respect to the redevelopment is payable pursuant to this by-law. (3) A credit can, in no case, exceed the amount of the development charge that would otherwise be payable. No credit is available if the use for which the demolished/converted buildings or structures was last lawfully occupied is exempt under this by-law. (4) Notwithstanding subsection 10 (1) above, where the Building cannot be demolished until the new Building has been erected, the Owner shall notify the Town in writing and pay the applicable Development Charge for the new Building in full and, if the existing Building is demolished not later than twelve (12) months from the date a building permit is issued for the new Building, the Town shall provide a refund calculated in accordance with this section to the Owner without interest. If more than twelve (12) months is required to demolish the existing Building, the Owner may make a written request to the Town, and the Town’s Treasurer or designate, in his or her sole and absolute discretion and upon such terms and conditions as he or she considers necessary or appropriate, may extend the time in which the existing Building must be demolished, and such decision shall be made prior to the issuance of the first building permit for the new Building. 11. RESERVE FUNDS (1) Monies received from payment of Development Charges under this by-law shall be maintained in a separate reserve fund for each Service category set out in Schedule “A”. (2) Monies received for the payment of Development Charges shall be used only in accordance with the provisions of section 35 of the Act. (3) Council directs the Town Treasurer to divide the reserve fund created hereunder into separate accounts in accordance with the Service categories set out in Schedule “A” to which the Development Charge payments, together interest earned thereon, shall be credited. (4) Where any Development Charge, or part thereof, remains unpaid after the due date, the amount unpaid shall be added to the tax roll for the property on which the Development occurred and shall be collected as taxes. (5) Where any unpaid Development Charges are collected as taxes under subsection 13 (4), the monies so collected shall be credited to the development charge reserve funds referred to in subsection 13 (1). Page 263 of 430 PAGE F-17 (6) The Town Treasurer shall in each year commencing in 2025 for the 2024 year, furnish to Council a statement in respect of the reserve funds established hereunder for the prior year, containing the information set out in section 12 of O. Reg. 82/98. 12. BY-LAW AMENDMENT OR APPEAL (1) Where this by-law or any Development Charge prescribed thereunder is amended or repealed either by order of the Ontario Land Tribunal (OLT) or by resolution of Council, the Town Treasurer shall calculate forthwith the amount of any overpayment to be refunded as a result of said amendment or repeal. (2) Refunds that are required to be paid under subsection 12 (1) shall be paid with interest to be calculated as follows: (a) Interest shall be calculated from the date on which the overpayment was collected to the date on which the refund is paid; (b) The Bank of Canada interest rate in effect on the date of enactment of this by-law shall be used. (3) Refunds that are required to be paid under subsection 12 (1) shall include the interest owed under this section. 13. BY-LAW INDEXING (1) The Development Charges set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5” to this by-law shall be adjusted annually as of June 13, without amendment to this by-law, in accordance with the most recent twelve month change in the Statistics Canada Quarterly, “Construction Price Statistics”. 14. SEVERABILITY (1) In the event any provision, or part thereof, of this by-law is found by a court of competent jurisdiction to be void, voidable, unenforceable or ultra vires, such provision, or part thereof, shall be deemed to be severed, and the remaining portion of such provision and all other provisions of this by-law shall remain in full force and effect. 15. BY-LAW ADMINISTRATION (1) This by-law shall be administered by the Town Treasurer. 16. SCHEDULES TO THE BY-LAW (1) The following Schedules to this by-law form an integral part of this by-law: Schedule A – Schedule of Municipal Services Page 264 of 430 PAGE F-18 Schedule B1 – Schedule of Development Charges – Services Related to a Highway Schedule B2 – Schedule of Development Charges – Fire Protection Services Schedule B3 – Schedule of Development Charges – Parks and Recreation Services Schedule B4 – Schedule of Development Charges – Policing Services Schedule B5 – Schedule of Development Charges – Growth-Related Studies Schedule C – Schedule of Lands exempt from the Town-Wide Development Charge By-law-2024 (2) Any or all Schedules may be amended, revised and/or replaced from time to time during the term of the by-law as set out in accordance with the provisions of the Development Charges Act, 1997, S.O. 1997, c.27 as may be amended and/or replaced from time to time. 17. DATE BY-LAW EFFECTIVE (1) This by-law shall come into force and effect on June 13, 2024. 18. EXISTING BY-LAW REPEAL (1) By-law 4315 as amended by By-law 2021-036 is repealed on the date this by-law comes into effect. 19. SHORT TITLE (1) This by-law may be cited as the “2024 Town of Tillsonburg Development Charge By-law”. Page 265 of 430 PAGE F-19 READ a first and second time this 12th day of June, 2024. READ a third time and finally passed in Open Council this 12th day of June, 2024. _________________________________ MAYOR _________________________________ CLERK Page 266 of 430 PAGE F-20 SCHEDULE “A” TO BY-LAW NO. XXXX-2024 DESIGNATED MUNICIPAL SERVICES UNDER THIS BY-LAW (1) Services Related to a Highway (2) Fire Protection Services (3) Parks and Recreation Services (4) Policing Services (5) Growth-Related Studies Page 267 of 430 PAGE F-21 SCHEDULE “B1” TO BY-LAW NO. XXXX-2024 SCHEDULE OF DEVELOPMENT CHARGES – SERVICES RELATED TO A HIGHWAY Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Services Related to a Highway 4,170 3,324 2,662 1,690 20.98 4,170 Service RESIDENTIAL NON-RESIDENTIAL Page 268 of 430 PAGE F-22 SCHEDULE “B2” TO BY-LAW NO. XXXX-2024 SCHEDULE OF DEVELOPMENT CHARGES – FIRE PROTECTION SERVICES Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Fire Protection Services 1,392 1,110 889 564 7.01 1,392 Service RESIDENTIAL NON-RESIDENTIAL Page 269 of 430 PAGE F-23 SCHEDULE “B3” TO BY-LAW NO. XXXX-2024 SCHEDULE OF DEVELOPMENT CHARGES – PARKS AND RECREATION SERVICES Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Parks and Recreation Services 9,129 7,276 5,828 3,699 7.66 - Service RESIDENTIAL NON-RESIDENTIAL Page 270 of 430 PAGE F-24 SCHEDULE “B4” TO BY-LAW NO. XXXX-2024 SCHEDULE OF DEVELOPMENT CHARGES – POLICING SERVICES Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Policing Services 6 5 4 2 0.03 6 Service RESIDENTIAL NON-RESIDENTIAL Page 271 of 430 PAGE F-25 SCHEDULE “B5” TO BY-LAW NO. XXXX-2024 SCHEDULE OF DEVELOPMENT CHARGES – GROWTH-RELATED STUDIES Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Growth-Related Studies 85 68 54 34 0.33 85 Service RESIDENTIAL NON-RESIDENTIAL Page 272 of 430 PAGE F-26 SCHEDULE “C” TO BY-LAW NO. XXXX-2024 SCHEDULE OF LANDS EXEMPT FROM THE DEVELOPMENT CHARGE BY-LAW COUNTY OF OXFORD - TOWN OF TILLSONBURG CENTRAL BUSINESS DISTRICT Page 273 of 430 Watson & Associates Economists Ltd. 905-272-3600 June 10, 2024 info@watsonecon.ca Addendum to 2024 Development Charges Background Study Town of Tillsonburg ________________________ For Public Circulation and Comment Page 274 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\Tillsonburg Addendum #1.docx Table of Contents Page 1. Summary of Revisions to the April 12, 2024 Development Charges Background Study ........................................................................................... 1-1 2. Addendum ........................................................................................................ 2-3 2.1 Growth-Related Studies .......................................................................... 2-3 2.2 Impacts on the Calculated D.C. .............................................................. 2-4 3. Changes to the D.C.B.S................................................................................... 3-1 4. Process for Adoption of the D.C. By-law ....................................................... 4-1 Appendix A Amended Pages................................................................................... A-1 Page 275 of 430 Watson & Associates Economists Ltd. PAGE 1-1 H:\Oxford County\2023 DC\Tillsonburg\Report\Tillsonburg Addendum #1.docx 1. Summary of Revisions to the April 12, 2024 Development Charges Background Study Commensurate with the provisions of the Development Charges Act (D.C.A.), 1997, the Town of Tillsonburg (Town) has undertaken a Development Charges Background Study (D.C.B.S.) and has distributed the study and draft by-law to the public. The following provides a summary of the key dates in the Development Charges (D.C.s) by-law process: • April 12, 2024 – Release D.C.B.S. and draft by-law • May 27, 2024 – Public Meeting of Council • June 12, 2024 – Anticipated passage of D.C. By-law On June, 6, 2024, Bill 185 (Cutting Red Tape to Build More Homes Act, 2024) received Royal Assent and includes the following changes to the D.C.A.: • The removal of the Mandatory Phase-in for D.C. by-laws passed after Bill 185 comes into effect; • A reduction to the D.C. rate freeze timelines for developments proceeding though site plan and zoning by-law amendment applications under the Planning Act. Charges are currently held at rates in place on the date the application is made until building permit issuance, provided the building permit is issued within two (2) years of the approval of the application. This time period is proposed to be reduced to 18 months under Bill 185 (note that the two (2) year timeline will still apply to applications received prior to Bill 185 receiving Royal Assent); • Inclusion of growth-related studies, including the D.C. background study, as a D.C.-eligible costs; • Provide a provision of the D.C. by-law specifying the date the by-law expires or to amend the provision to extend the expiry date; • To allow minor amendments related to the imposition of studies, removal of the mandatory phase-in, and extension of by-law expiry dates (subject to the 10-year limitations provided in the D.C.A.) to be undertaken for by-laws passed after November 28, 2022 and before Bill 185 takes effect; and • To modernize public notice requirements. Page 276 of 430 Watson & Associates Economists Ltd. PAGE 1-2 H:\Oxford County\2023 DC\Tillsonburg\Report\Tillsonburg Addendum #1.docx The purpose of the addendum to the April 12, 2024 D.C.B.S., is to include D.C. eligible costs for growth-related studies, reflect other changes in the D.C.A. made through Bill 185 (such as reducing the D.C. “freeze” from 2-years to 18 months and removal of the statutory phase-in of the charge in new by-law), to include an exemption to the payment of D.C.s for industrial development, and other housekeeping amendments. The refinements to the calculation of the charge are detailed in this report and will form part of the D.C.B.S., for Council’s consideration and approval prior to adoption of the D.C. By-law. Page 277 of 430 Watson & Associates Economists Ltd. PAGE 2-3 H:\Oxford County\2023 DC\Tillsonburg\Report\Tillsonburg Addendum #1.docx 2. Addendum 2.1 Growth-Related Studies The D.C.A. permits the inclusion of studies undertaken to facilitate the completion of the Town’s capital works program. These studies have either been included within Services Related to a Highway, Parks and Recreation Services, Fire Protection Services, and within a Growth-Related Studies class of service based on each service to which the studies relate. Table 2-1 summarizes the studies that have been included within each service or class of service with the D.C.B.S., including the anticipated timing, gross capital costs, and D.C. eligible costs included in the calculation of the charge. Table 2-1 Growth-Related Studies In aggregate, the study costs that have been identified total $1.6 million. A deduction of $10,500 has been made to recognize the portion of planning studies related to D.C.- ineligible services. After deducting $498,000 for the benefit to existing share and Total Residential Share Non-Residential Share 2024-2033Services Related to a HighwayTransportation Master Plan 2024 186,221 186,221 46,600 139,621 106,112 33,509 Transportation Master Plan 2024 186,221 186,221 46,600 139,621 106,112 33,509 Subtotal 372,442 - 372,442 93,200 279,242 212,224 67,018 Fire Protection ServicesFire Services Master Plan 2028 80,000 80,000 20,000 60,000 45,600 14,400 Fire Services Master Plan 2033 80,000 80,000 20,000 60,000 45,600 14,400 Community Risk Assessment 2025 20,000 20,000 10,000 10,000 7,600 2,400 Community Risk Assessment 2030 20,000 20,000 10,000 10,000 7,600 2,400 Subtotal 200,000 - 200,000 60,000 140,000 106,400 33,600 Parks and Recreation Services Recreation Master Plan 2024 84,766 84,766 21,200 63,566 60,388 3,178 Recreation Master Plan 2033 84,766 84,766 21,200 63,566 60,388 3,178 Subtotal 169,532 - 169,532 42,400 127,132 120,776 6,357 Growth-Related Studies D.C. Background Study 2028 40,000 - 40,000 - - 40,000 32,243 7,757 D.C. Background Study 2033 40,000 - 40,000 - - 40,000 32,243 7,757 Asset Management Plan 2024 43,500 980 42,520 33,700 - 8,820 7,110 1,710 Asset Management Plan 2025 45,000 1,010 43,990 34,900 - 9,090 7,327 1,763 Asset Management Plan 2029 45,000 1,010 43,990 34,900 - 9,090 7,327 1,763 Community Strategic Plan 2030 150,000 7,500 142,500 75,000 - 67,500 54,410 13,090 Solid Waste Mgmt Study 2031 46,301 - 46,301 11,600 - 34,701 27,972 6,729 Stormwater Master Plan 2026 450,000 - 450,000 112,500 - 337,500 272,049 65,451 Reserve Fund Adjustments (311,893) (251,408) (60,485) Subtotal 859,801 10,500 849,301 302,600 - 234,808 189,272 45,536 Total 1,601,775 10,500 1,591,275 498,200 - 781,182 628,672 152,510 Net Capital Cost Less:Potential D.C. Recoverable Cost Benefit to Existing Development Grants, Subsidies and Other Contributions Attributable to New Development Service Specific Share Increased Service Needs Attributable to Anticipated Development Timing (year) Gross Capital Cost Estimate (2024$) Other Deductions (to recognize benefit to non-D.C. services) Page 278 of 430 Watson & Associates Economists Ltd. PAGE 2-4 H:\Oxford County\2023 DC\Tillsonburg\Report\Tillsonburg Addendum #1.docx deducting $312,000 for the existing D.C. reserve fund surplus for growth-related studies, the D.C. eligible costs for studies that have been considered within the calculation of the charge within each service or class of service total $781,000. 2.2 Impacts on the Calculated D.C. Based on the identified changes, the amended schedule of charges is presented in Table 2-2. Table 2-2 Amended Schedule of D.C.s By comparison to the charges presented in the April 12, 2024 D.C.B.S., as amended, the amended charge for a single and semi-detached residential unit would increase by $270 (+1.9%) from $14,512 to $14,782. The updated charges presented herein are compared to the current charges that are in effect in Table 2-3 for a single-detached residential dwelling unit and per sq.m. of gross floor area (G.F.A.) for non-residential development. Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Municipal Wide Services/Class of Service: Services Related to a Highway 4,170 3,324 2,662 1,690 20.98 4,170 Fire Protection Services 1,392 1,110 889 564 7.01 1,392 Parks and Recreation Services 9,129 7,276 5,828 3,699 7.66 Policing Services 6 5 4 2 0.03 6 Growth-Related Studies 85 68 54 34 0.33 85 Total Municipal Wide Services/Class of Services 14,782 11,783 9,437 5,989 36.00 5,653 Service/Class of Service RESIDENTIAL NON-RESIDENTIAL Page 279 of 430 Watson & Associates Economists Ltd. PAGE 2-5 H:\Oxford County\2023 DC\Tillsonburg\Report\Tillsonburg Addendum #1.docx Table 2-3 Comparison of Current and Calculated D.C.s The proposed residential D.C. for a single detached dwelling unit represents a 54% increase (+ $5,198) over the current charges of $9,584. The non-residential charges per sq.m. represent a 2% decrease (- $0.75) over the current charges of $36.75. The Town does not currently impose D.C.s on non-residential development. Service/Class of Service Current Calculated (2024$)Change ($) Change (%) Municipal Wide Services/Classes: Services Related to a Highway 6,552 4,170 (2,382) -36% Fire Protection Services 808 1,392 584 72% Parks and Recreation Services 1,720 9,129 7,409 431% Policing Services 68 6 (62) -91% Growth-Related Studies 436 85 (351) -81% Total Municipal Wide Services/Classes 9,584 14,782 5,198 54% Service/Class of Service Current Calculated (2024$)Change ($) Change (%) Municipal Wide Services/Classes: Services Related to a Highway 29.15 20.98 (8.17) -28% Fire Protection Services 3.78 7.01 3.23 85% Parks and Recreation Services 1.51 7.66 6.15 407% Policing Services 0.32 0.03 (0.29) -91% Growth-Related Studies 1.99 0.33 (1.66) -84% Total Municipal Wide Services/Classes 36.75 36.00 (0.75) -2% Residential (Single Detached) Comparison Non-Residential (per sq.m.) Comparison Page 280 of 430 Watson & Associates Economists Ltd. PAGE 3-1 H:\Oxford County\2023 DC\Tillsonburg\Report\Tillsonburg Addendum #1.docx 3. Changes to the D.C.B.S. Based on the foregoing, the following revisions are made to the April 12, 2024 D.C.B.S. Accordingly, the amended pages are appended to this report: • Table of Contents – Updated to reflect the changes summarized below • Executive Summary (pages i to ix) – Updated to reflect the inclusion of study costs, legislative changes, and the date of by-law passage • Pages 1-3 to 1-8 – Section 1.3 updated to reflect legislative changes • Page 4-1 - Section 4.2 updated to reflect the eligible funding of study costs • Pages 4-5 to 4-12 o Table 4-2 and Section 4.5 updated to reflect the eligible funding of study costs; o Table 4-3 updated to reflect D.C. reserve fund balance for growth-related studies including for funding of past D.C. eligible studies; and o Updated page numbering including additional pages. • Pages 5-2 to 5-12 – Updated to include growth-related study costs in the calculation of the charge and updated page numbering (including additional pages). • Pages 6-1 to 6-3 – Chapter 6 updated to include growth-related study costs in the calculation of the charge • Page 7-1 – Section 7.1 updated to reflect legislative changes • Pages 7-3 to 7-8 o Section 7.3.2 updated to include Growth-Related Studies as a class of services; o Section 7.3.4 updated to include growth-related study costs in the calculation of the farm charge and the inclusion of the industrial development exemption; o Section 7.3.5 updated to reflect legislative changes (removal of phase-in); o Section 7.3.6 updated to reflect legislative changes (decreased time for D.C. “freeze”); o Section 7.4.1 updated to include Growth-Related Studies as class of service; o Section 7.5 updated to reflect this addendum; and o Updated page numbering Page 281 of 430 Watson & Associates Economists Ltd. PAGE 3-2 H:\Oxford County\2023 DC\Tillsonburg\Report\Tillsonburg Addendum #1.docx • Pages C-2 to C-5, and C-8 to C-11 within Appendix C – Updated cash-flow calculations as a result of changes identified herein • Appendix F – Updated by-law to reflect the inclusion of study costs and other legislative changes. Page 282 of 430 Watson & Associates Economists Ltd. PAGE 4-1 H:\Oxford County\2023 DC\Tillsonburg\Report\Tillsonburg Addendum #1.docx 4. Process for Adoption of the D.C. By-law The revisions provided herein form the basis for the D.C. by-law and will be incorporated into the D.C.B.S., as amended, to be provided to Council prior to Council’s consideration and adoption of the proposed D.C. by-law. If Council is satisfied with the above noted changes to the D.C.B.S., as amended, and D.C. by-law, then prior to by-law passage Council must: • Approve the D.C.B.S., as amended; • Determine that no further public meetings are required on the matter; and • Adopt the new D.C. by-law. Page 283 of 430 Appendices Page 284 of 430 Watson & Associates Economists Ltd. PAGE A-1 H:\Oxford County\2023 DC\Tillsonburg\Report\Tillsonburg Addendum #1.docx Appendix A Amended Pages Page 285 of 430 Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table of Contents Page Executive Summary ....................................................................................................... i 1. Introduction...................................................................................................... 1-1 1.1 Purpose of this Document ....................................................................... 1-1 1.2 Summary of the Process ......................................................................... 1-2 1.3 Changes to the Development Charges Act, 1997 ................................... 1-3 1.3.1 More Homes for Everyone Act, 2022 (Bill 109) .......................... 1-4 1.3.2 More Homes Built Fast Act, 2022 (Bill 23) ................................. 1-4 1.3.3 Cutting Red Tape to Build More Homes Act, 2024 (Bill 185) ..... 1-8 2. Current Town D.C. Policy................................................................................ 2-1 2.1 By-law Enactment ................................................................................... 2-1 2.2 Services Covered ................................................................................... 2-1 2.3 Timing of D.C. Calculation and Payment ................................................ 2-1 2.4 Indexing .................................................................................................. 2-1 2.5 Redevelopment Credits .......................................................................... 2-2 2.6 Area to Which the By-law Applies and Exemptions ................................ 2-2 3. Anticipated Development in the Town ........................................................... 3-1 3.1 Requirement of the Act ........................................................................... 3-1 3.2 Basis of Population, Household and Non-Residential Gross Floor Area Forecast ......................................................................................... 3-1 3.3 Summary of Growth Forecast ................................................................. 3-2 4. The Approach to the Calculation of the Charge ........................................... 4-1 4.1 Introduction ............................................................................................. 4-1 4.2 Services Potentially Involved .................................................................. 4-1 4.3 Increase in the Need for Service ............................................................. 4-1 4.4 Local Service Policy ................................................................................ 4-6 4.5 Capital Forecast ...................................................................................... 4-6 4.6 Treatment of Credits ............................................................................... 4-7 Page 286 of 430 Table of Contents (Cont’d) Page Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 4.7 Eligible Debt and Committed Excess Capacity ....................................... 4-7 4.8 Existing Reserve Funds .......................................................................... 4-8 4.9 Deductions .............................................................................................. 4-9 4.9.1 Reduction Required by Level of Service Ceiling ........................ 4-9 4.9.2 Reduction for Uncommitted Excess Capacity ............................ 4-9 4.9.3 Reduction for Benefit to Existing Development ........................ 4-10 4.9.4 Reduction for Anticipated Grants, Subsidies and Other Contributions ............................................................................ 4-11 4.10 Town-Wide vs. Area Rating .................................................................. 4-11 4.11 Allocation of Development .................................................................... 4-11 5. D.C.-Eligible Cost Analysis by Service .......................................................... 5-1 5.1 Introduction ............................................................................................. 5-1 5.2 Service Levels and 10-Year Capital Costs for D.C. Calculation .............. 5-1 5.2.1 Services Related to a Highway .................................................. 5-1 5.2.2 Fire Protection Services ............................................................. 5-2 5.2.3 Policing Services ........................................................................ 5-3 5.2.4 Parks and Recreation Services .................................................. 5-3 5.2.5 Growth-Related Studies ............................................................. 5-4 6. D.C. Calculation ............................................................................................... 6-1 7. D.C. Policy Recommendations and D.C. Policy Rules ................................. 7-1 7.1 Introduction ............................................................................................. 7-1 7.2 D.C. By-law Structure ............................................................................. 7-2 7.3 D.C. By-law Rules ................................................................................... 7-2 7.3.1 Payment in any Particular Case ................................................. 7-2 7.3.2 Determination of the Amount of the Charge ............................... 7-2 7.3.3 Application to Redevelopment of Land (Demolition and Conversion)................................................................................ 7-3 7.3.4 Exemptions (full or partial) ......................................................... 7-4 7.3.5 Transition ................................................................................... 7-5 7.3.6 Timing of Collection ................................................................... 7-5 7.3.7 Indexing ..................................................................................... 7-5 7.3.8 D.C Spatial Applicability ............................................................. 7-5 7.4 Other D.C. By-law Provisions ................................................................. 7-7 7.4.1 Categories of Services for Reserve Fund and Credit Purposes .................................................................................... 7-7 7.4.2 By-law In-force Date .................................................................. 7-7 7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter-Reserve Fund Borrowing ................................................... 7-7 7.5 Other Recommendations ........................................................................ 7-8 Page 287 of 430 Table of Contents (Cont’d) Page Watson & Associates Economists Ltd. H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 8. Asset Management Plan ................................................................................. 8-1 8.1 Introduction ............................................................................................. 8-1 8.2 Asset Management Plan ......................................................................... 8-3 9. By-law Implementation.................................................................................... 9-1 9.1 Public Consultation Process ................................................................... 9-1 9.1.1 Introduction ................................................................................ 9-1 9.1.2 Public Meeting of Council........................................................... 9-1 9.1.3 Other Consultation Activity ......................................................... 9-1 9.2 Anticipated Impact of the Charge on Development ................................. 9-2 9.3 Implementation Requirements ................................................................ 9-3 9.3.1 Introduction ................................................................................ 9-3 9.3.2 Notice of Passage ...................................................................... 9-3 9.3.3 By-law Pamphlet ........................................................................ 9-3 9.3.4 Appeals ...................................................................................... 9-4 9.3.5 Complaints ................................................................................. 9-4 9.3.6 Credits........................................................................................ 9-5 9.3.7 Front-Ending Agreements .......................................................... 9-5 9.3.8 Severance and Subdivision Agreement Conditions ................... 9-5 Appendix A Background Information on Residential and Non-Residential Growth Forecast ............................................................................................. A-1 Appendix B Level of Service ................................................................................... B-1 Appendix C Cash Flow Calculation ........................................................................ C-1 Appendix D Long-Term Capital and Operating Cost Examination ...................... D-1 Appendix E Local Service Policy .............................................................................E-1 Appendix F Proposed Development Charge By-law .............................................. F-1 Page 288 of 430 Watson & Associates Economists Ltd. PAGE i H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Executive Summary 1. The report provided herein represents the Development Charges (D.C.) Background Study for the Town of Tillsonburg (Town) required by the Development Charges Act, 1997 (D.C.A.). This report has been prepared in accordance with the methodology required under the D.C.A. The contents include the following: • Chapter 1 – Introduction and overview of the legislative requirements of the D.C.A.; • Chapter 2 – Current Town D.C. policy • Chapter 3 – Summary of the residential and non-residential growth forecasts for the Town; • Chapter 4 – Approach to calculating the D.C.; • Chapter 5 – Review of historical service standards and identification of D.C. recoverable capital costs to service growth; • Chapter 6 – Calculation of the D.C.s; • Chapter 7 – D.C. policy recommendations and D.C. by-law rules; • Chapter 8 – Asset management plan requirements of the D.C.A.; and • Chapter 9 – By-law implementation. 2. D.C.s provide for the recovery of growth-related capital expenditures from new development. The D.C.A. is the statutory basis to recover these charges. The methodology is detailed in Chapter 4; a simplified summary is provided below: 1) Identify amount, type and location of growth; 2) Identify servicing needs to accommodate growth; 3) Identify capital costs to provide services to meet the needs; 4) Deduct: • Grants, subsidies and other contributions; • Benefit to existing development; • Amounts in excess of 15-year historical service calculation; • D.C. reserve funds; Page 289 of 430 Watson & Associates Economists Ltd. PAGE ii H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 5) Net costs are then allocated between residential and non-residential benefit; and 6) Net costs divided by growth to provide the D.C. calculation. 3. Changes to the D.C.A. were introduced through five bills passed in the Ontario legislature since the Town’s last D.C. by-law amendment: Bill 109, and Bill 23, Bill 97, Bill 134 and Bill 185. The following provides a brief summary of the recent changes. Bill 109: More Homes for Everyone Act, 2022 On April 14, 2022, Bill 109 received Royal Assent. One of the changes of the Bill and Ontario Regulation (O. Reg.) 438/22 that took effect upon Royal Assent included amending the D.C.A. and O. Reg. 82/98 related to the requirements for the information which is to be included in the annual Treasurer’s statement on D.C. reserve funds and the requirement for publication of the statement. Further information is provided in subsection 1.3.1. Bill 23: More Homes Built Faster Act, 2022 On November 28, 2022, Bill 23 received Royal Assent. This Act amends a number of pieces of legislation including the Planning Act and the D.C.A. Subsequently, further amendments to these provisions were made through Bills 97 and 134. The following provides a summary of the changes to the D.C.A. (further details are provided in subsection 1.3.2 of this report): • Additional residential unit exemption: Allowance of a third unit to be exempt from D.C.s in existing and new residential dwellings; • Removal of housing as an eligible D.C. service; • New statutory exemptions for affordable units, attainable units (to be in effect upon proclamation by the Lieutenant Governor); • New statutory exemptions for inclusionary zoning units, and non-profit housing developments; • Historical level of service extended to 15-year period instead of the prior 10-year period; • Capital cost definition may be revised to prescribe services for which land or an interest in land will be restricted; Page 290 of 430 Watson & Associates Economists Ltd. PAGE iii H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx • Capital cost definition has been revised to remove studies; • Mandatory reduction for new D.C. by-laws passed after November 28, 2022, as follows: o Year 1 – 80% of the maximum charge; o Year 2 – 85% of the maximum charge; o Year 3 – 90% of the maximum charge; o Year 4 – 95% of the maximum charge; and o Year 5 to expiry – 100% of the maximum charge. • D.C. by-law expiry will be 10 years after the date the by-law comes into force (unless repealed earlier); • D.C. for rental housing developments to receive a discount as follows: o Three or more bedrooms – 25% reduction; o Two bedrooms – 20% reduction; and o All other bedroom quantities – 15% reduction. • Maximum interest rate for installments and determination of charge for eligible site plan and zoning by-law amendment applications to be set at the average prime rate plus 1%; and • Requirement to allocate funds received– municipalities will be required to spend or allocate at least 60% of their reserve fund at the beginning of the year for water, wastewater, and services related to a highway. Bill 185: Cutting Red Tap to Build Mor Homes Act, 2024 (Bill 185) On June, 6, 2024, Bill 185 received Royal Assent and includes the following changes to the D.C.A. • The removal of the Mandatory Phase-in for D.C. by-laws passed after Bill 185 comes into effect; • A reduction to the D.C. rate freeze timelines for developments proceeding though site plan and zoning by-law amendment applications under the Planning Act. Charges are currently held at rates in place on the date the application is made until building permit issuance, provided the building permit is issued within two (2) years of the approval of the application. This time period is proposed to be reduced to 18 months under Bill 185 (note that the two (2) year timeline will still apply to applications received prior to Bill 185 receiving Royal Assent); Page 291 of 430 Watson & Associates Economists Ltd. PAGE iv H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx • Inclusion of growth-related studies, including the D.C. background study, as a D.C.-eligible costs; • Provide a provision of the D.C. by-law specifying the date the by-law expires or to amend the provision to extend the expiry date; • To allow minor amendments related to the imposition of studies, removal of the mandatory phase-in, and extension of by-law expiry dates (subject to the 10-year limitations provided in the D.C.A.) to be undertaken for by- laws passed after November 28, 2022 and before Bill 185 takes effect; and • To modernize public notice requirements. 4. The Town is undertaking a D.C. public process and anticipates passing a new by-law for the eligible services. The mandatory public meeting has been set for May 27, 2024 with adoption of the by-law anticipated for June 12, 2024, with an effective date of June 13, 2024 in advance of the expiry of the current by-law on June 13, 2024. 5. The growth forecast (Chapter 3) on which the D.C. is based, projects the following population, housing and non-residential floor area for the 10-year (2024 to 2034) period. Page 292 of 430 Watson & Associates Economists Ltd. PAGE v H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table ES-1 Summary of Growth Forecast by Planning Period Measure 10 Year 2024 to 2034 (Net) Population Increase 5,657 Residential Unit Increase 2,754 Non-Residential – Gross Floor Area Increase (sq.m.) 148,366 Source: Watson & Associates Economists Ltd. forecast 2024. 6. Chapter 5 herein provides, in detail and by service area, the gross capital costs for the increase in need to service new development and the respective deductions that have been made to arrive at the D.C. recoverable costs included in the calculation of the charge. The following services are calculated based on Town-wide 10-year forecast: • Services related to a highway (including municipal works facilities, fleet and equipment); • Fire protection services; • Police services; • Parks and recreation services; and • Growth-Related Studies. A summary of the total growth-related costs is provided below in Table ES-2. Table ES-2 Summary of Expenditures Anticipated Over the Forecast Period Summary of Expenditures Anticipated Over the Life of the By-law Expenditure Amount Total Gross Capital Costs $78,713,000 Less: Benefit to Existing Development $12,184,000 Less: Post Planning Period Benefit $19,146,000 Less: Grants, Subsidies and Other Contributions $3,504,000 Less: Existing D.C. Reserve Funds $4,385,000 Net Costs to be Recovered from Development Charges $39,485,000 Page 293 of 430 Watson & Associates Economists Ltd. PAGE vi H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Based on the above table, the Town plans to spend $78.7 million over the 10- year planning period of which $39.5 million (50%) is recoverable from D.C.s. Of the net $39.5 million included in the calcualtion, $34.2 million is recoverable from residential development and $5.3 million from non-residential development. It is noted also that any exemptions or reductions in the charges would reduce this recovery further. This suggests that non-D.C. costs over the forecast period will total $39.2 million. As part of the D.C. background study process we have undertaken an assessment of the D.C. revenue foregone that would occur based on current exemptions and reduction policies. This analysis suggests that the shortfall in D.C. revenue as a result of these policies would total $13.1 million over the forecast period or 32% of D.C. recoverable costs1. This report has undertaken a calculation of charges based on the anticipated development summarized in Table ES-1 and the future identified needs (presented in Table ES-2). Charges have been provided on a Town-wide basis for all services. The corresponding single detached unit charge is $14,782. The non-residential charge is $36.00 per sq.m. of building area. The calculated schedule of charges is presented in Table ES-3. 1 D.C. revenue foregone is based on statutory exemptions/reductions contained in the D.C.A. and exemption policies in the current D.C. by-law. Page 294 of 430 Watson & Associates Economists Ltd. PAGE vii H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table ES-3 Calculated Schedule of Development Charges Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Municipal Wide Services/Class of Service: Services Related to a Highway 4,170 3,324 2,662 1,690 20.98 4,170 Fire Protection Services 1,392 1,110 889 564 7.01 1,392 Parks and Recreation Services 9,129 7,276 5,828 3,699 7.66 Policing Services 6 5 4 2 0.03 6 Growth-Related Studies 85 68 54 34 0.33 85 Total Municipal Wide Services/Class of Services 14,782 11,783 9,437 5,989 36.00 5,653 Service/Class of Service RESIDENTIAL NON-RESIDENTIAL Page 295 of 430 Watson & Associates Economists Ltd. PAGE viii H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 7. Chapter 7 outlines the D.C. by-law policy recommendations and rules as summarized below: • Timing of Collection: o D.C.s to be calculated and payable at the time of building permit issuance o D.C.s for developments proceeding through Site Plan or Zoning By- law Amendment applications will be determined based on the charges in effect on the day of the application (charges to be frozen for a maximum period of 18 months after planning application approval) o Rental housing and institutional developments would pay D.C.s in six equal annual payments, commencing from the date of occupancy • Statutory D.C. Exemptions: o Upper/Lower Tier Governments and School Boards o Development of lands intended for use by a university that received operating funds from the Government o Existing industrial building expansions (may expand by 50% with no D.C.) o Additional residential units in existing and new residential buildings  May add up to two apartments for a single detached, semi- detached or row house (only one unit can be in an ancillary structure)  One additional unit or 1% of the units in an existing rental residential building with four or more residential units o Non-profit housing o Inclusionary zoning affordable units o Affordable housing • D.C. Discounts for rental housing development based on dwelling unit type: o >2 bedrooms - 25% discount o 2 bedrooms - 20% discount o <2 bedrooms - 15% discount • Non-Statutory Deductions: o Industrial buildings; Page 296 of 430 Watson & Associates Economists Ltd. PAGE ix H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx o Non-residential farm buildings; o Places of worship; o Public hospitals; o Temporary buildings and structures; o Long-term care homes; o Affordable housing; and o Temporary dwelling units • Redevelopment credits provided where building permit issuance occurs within five years for conversion or demolitions of existing structures • Charges to be indexed annually on the date the by-law comes in to force, in accordance with the D.C.A. 8. Council will consider the findings and recommendations provided in the report and, in conjunction with public input, approve such policies and rates it deems appropriate. These directions will refine the draft D.C. by-law which is appended in Appendix F. These decisions may include: • adopting the charges and policies recommended herein; • considering additional exemptions to the by-law; and • considering reductions in the charge by class of development (e.g., obtained by removing certain services on which the charge is based and/or by a general reduction in the charge). Page 297 of 430 Watson & Associates Economists Ltd. PAGE 1-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Process Steps Dates 5. Presentation of draft findings and by-law policies to D.C. Steering Committee February 5, 2024 6. Presentation of draft findings and D.C. policies to Council March 11, 2024 7. D.C. Background Study and draft D.C. by-law(s) available to public April 12, 2024 8. Public Meeting of Council May 27, 2024 9. D.C. By-law(s) passage (anticipated) June 12, 2024 10. D.C. By-Law(s) effective date June 13, 2024 11. Newspaper notice given of by-law(s) passage By 20 days after passage 12. Last day for by-law(s) appeal 40 days after passage 13. Municipality makes available D.C. pamphlet by 60 days after in force date 1.3 Changes to the Development Charges Act, 1997 Since 2021, when the Town last amended their D.C. by-law(s), a number of changes to the Development Charges Act, 1997 have been introduced through various legislation including the following: • More Homes for Everyone Act, 2022 (Bill 109) • More Homes Built Fast Act, 2022 (Bill 23); • Helping Homebuyers, Protecting Tenants Act, 2023 (Bill 97) • Affordable Homes and Good Jobs Act, 2023 (Bill 134); and • Cutting Red Tape to Build More Homes Act, 2024 (Bill 185). Page 298 of 430 Watson & Associates Economists Ltd. PAGE 1-4 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx The following provides an overview of the changes to the D.C.A. that each of these pieces of legislation provided. 1.3.1 More Homes for Everyone Act, 2022 (Bill 109) On April 14, 2022, Bill 109 received Royal Assent. One of the changes of the Bill and Ontario Regulation (O. Reg.) 438/22 that took effect upon Royal Assent included amending the D.C.A. and O. Reg. 82/98 related to the requirements for the information which is to be included in the annual Treasurer’s statement on D.C. reserve funds and the requirement for publication of the statement. The following additional information must be provided for each D.C. service being collected for during the year: a) whether, as of the end of the year, the municipality expects to incur the amount of capital costs that were estimated, in the relevant development charge background study, to be incurred during the term of the applicable development charge by-law; b) if the answer to a) is no, the amount the municipality now expects to incur and a statement as to why this amount is expected; and c) if no money was spent from the reserve fund during the year, a statement as to why there was no spending during the year. The changes to the D.C.A. has also been amended to now require that the annual Treasurer’s statement be made available to the public on the website of the municipality or, if there is no such website, in the municipal office. 1.3.2 More Homes Built Fast Act, 2022 (Bill 23) On November 28, 2022, Bill 23 received Royal Assent. This Act amends a number of pieces of legislation including the Planning Act and the D.C.A. Subsequently the proposed exemptions for affordable units was further amended through Bill 134. The following provides a summary of the changes to the D.C.A.: 1.3.2.1 Additional Residential Unit Exemption The rules for these exemptions are now provided in the D.C.A., rather than the regulations and are summarized as follows: Page 299 of 430 Watson & Associates Economists Ltd. PAGE 1-5 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx • Exemption for residential units in existing rental residential buildings – For rental residential buildings with four or more residential units, the greater of one unit or 1% of the existing residential units will be exempt from D.C. • Exemption for additional residential units in existing and new residential buildings – The following developments will be exempt from a D.C.: o A second unit in a detached, semi-detached, or rowhouse if all buildings and ancillary structures cumulatively contain no more than one residential unit; o A third unit in a detached, semi-detached, or rowhouse if no ancillary buildings or structures contain any residential units; and o One residential unit in a building or structure ancillary to a detached, semi- detached, or rowhouse on a parcel of land, if the detached, semi- detached, or rowhouse contains no more than two residential units and no other buildings or ancillary structures contain any residential units. o Bill 97 (The Helping Homebuyers, Protecting Tenants Act), extended the mandatory exemption from payment of D.C.s for addition residential units new residential buildings or in existing houses to all lands versus just urban lands. 1.3.2.2 Removal of Housing as an Eligible D.C. Service Housing services is removed as an eligible service. Municipalities with by-laws that include a charge for housing services can no longer collect for this service. 1.3.2.3 New Statutory Exemptions for Affordable Units, Attainable Units, and Inclusionary Zoning Units Affordable units, attainable units, inclusionary zoning units and non-profit housing developments will be exempt from the payment of D.C.s, as follows: • Affordable Rental Units: o The rent is no greater than the lesser of, o the income-based affordable rent for the residential unit set out in the Affordable Residential Units bulletin, as identified by the Minister of Municipal Affairs and Housing in accordance with subsection (5), and o the average market rent identified for the residential unit set out in the Affordable Residential Units bulletin. Page 300 of 430 Watson & Associates Economists Ltd. PAGE 1-6 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx • Affordable Owned Units: o The price of the residential unit is no greater than the lesser of,  the income-based affordable purchase price for the residential unit set out in the Affordable Residential Units bulletin, as identified by the Minister of Municipal Affairs and Housing in accordance with subsection (6), and  90 per cent of the average purchase price identified for the residential unit set out in the Affordable Residential Units bulletin. • Attainable Units: Excludes affordable units and rental units; will be defined as prescribed development or class of development and sold to a person who is at “arm’s length” from the seller. o Note: for affordable and attainable units, the municipality shall enter into an agreement that ensures the unit remains affordable or attainable for 25 years. Also exemptions for affordable and attainable units will come into effect on a day to be named by proclamation of the Lieutenant Governor. • Inclusionary Zoning Units: Affordable housing units required under inclusionary zoning by-laws are exempt from a D.C. 1.3.2.4 New Statutory Exemption for Non-Profit Housing Non-profit housing development has been removed from the instalment payment section of the Act (section 26.1), as these units are now exempt from the payment of D.C.s. 1.3.2.5 Rental Housing Discount The D.C. payable for rental housing development will be reduced based on the number of bedrooms in each unit as follows: • Three or more bedrooms – 25% reduction; • Two bedrooms – 20% reduction; and • All other bedroom quantities – 15% reduction. 1.3.2.6 Historical Level of Service extended to 15-year period instead of the historical 10-year period Prior to Royal Assent of Bill 23, the increase in need for service was limited by the average historical level of service calculated over the 10-year period preceding the Page 301 of 430 Watson & Associates Economists Ltd. PAGE 1-7 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx preparation of the D.C. background study. This average historical level of service is now extended to the historical 15-year period. 1.3.2.7 Revised Definition of Capital Costs The definition of capital costs has been revised to remove studies. Further, the regulations to the Act will prescribe services for which land or an interest in land will be restricted. As at the time of writing, no services have been prescribed for this purpose. 1.3.2.8 Mandatory Phase-in of a D.C. For all D.C. by-laws passed after January 1, 2022, the charge must be phased-in annually over the first five years the by-law is in force, as follows: • Year 1 – 80% of the maximum charge; • Year 2 – 85% of the maximum charge; • Year 3 – 90% of the maximum charge; • Year 4 – 95% of the maximum charge; and • Year 5 to expiry – 100% of the maximum charge. 1.3.2.9 D.C. By-law Expiry A D.C. by-law now expires ten years after the day it comes into force (unless the by-law provides for an earlier expiry date). This extends the by-law’s maximum life from what was previously five years. 1.3.2.10 Maximum Interest Rate for Instalments and Determination of Charge for Eligible Site Plan and Zoning By-law Amendment Applications The Act allows interest to be charged on D.C.s calculated at the time of Site Plan or Zoning By-law Amendment applications (S.26.2 of the Act) and for mandatory installment payments (S. 26.1 of the Act). No maximum interest rate was previously prescribed, which allowed municipalities to choose the interest rate to impose. As per Bill 23, the maximum interest rate is set at the average prime rate plus 1%. This maximum interest rate provision would apply to all instalment payments and eligible site plan and zoning by-law amendment applications occurring after November 28, 2022. Page 302 of 430 Watson & Associates Economists Ltd. PAGE 1-8 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 1.3.2.11 Requirement to Allocate Funds Received Annually, beginning in 2023, municipalities will be required to spend or allocate at least 60% of the monies in a reserve fund at the beginning of the year for water services, wastewater services, and services related to a highway. Other services may be prescribed by the regulation. 1.3.3 Cutting Red Tape to Build More Homes Act, 2024 (Bill 185) On June, 6, 2024, Bill 185 received Royal Assent and includes the following changes to the D.C.A. • The removal of the Mandatory Phase-in for D.C. by-laws passed after Bill 185 comes into effect; • A reduction to the D.C. rate freeze timelines for developments proceeding though site plan and zoning by-law amendment applications under the Planning Act. Charges are currently held at rates in place on the date the application is made until building permit issuance, provided the building permit is issued within two (2) years of the approval of the application. This time period is proposed to be reduced to 18 months under Bill 185 (note that the two (2) year timeline will still apply to applications received prior to Bill 185 receiving Royal Assent); • Inclusion of growth-related studies, including the D.C. background study, as a D.C.-eligible costs; • Provide a provision of the D.C. by-law specifying the date the by-law expires or to amend the provision to extend the expiry date; • To allow minor amendments related to the imposition of studies, removal of the mandatory phase-in, and extension of by-law expiry dates (subject to the 10-year limitations provided in the D.C.A.) to be undertaken for by-laws passed after November 28, 2022 and before Bill 185 takes effect; and • To modernize public notice requirements. Page 303 of 430 Watson & Associates Economists Ltd. PAGE 4-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 4. The Approach to the Calculation of the Charge 4.1 Introduction This chapter addresses the requirements of subsection 5 (1) of the D.C.A. with respect to the establishment of the need for service which underpins the D.C. calculation. These requirements are illustrated schematically in Figure 4-1. 4.2 Services Potentially Involved Table 4-2 lists the full range of municipal services that are provided by the Town. A number of these services are not listed as eligible services for inclusion in a D.C. by- law as per subsection 2 (4) of the D.C.A. These are shown as “ineligible” on Table 4-2. Two ineligible costs defined in subsection 5 (3) of the D.C.A. are “computer equipment” and “rolling stock with an estimated useful life of (less than) seven years.” In addition, local roads are covered separately under subdivision agreements and related means (as are other local services). Services which are potentially eligible for inclusion in the Town’s D.C. are indicated with a “Yes.” 4.3 Increase in the Need for Service The D.C. calculation commences with an estimate of “the increase in the need for service attributable to the anticipated development,” for each service to be covered by the by-law. There must be some form of link or attribution between the anticipated development and the estimated increase in the need for service. While the need could conceivably be expressed generally in terms of units of capacity, subsection 5 (1) 3, which requires that Council indicate that it intends to ensure that such an increase in need will be met, suggests that a project-specific expression of need would be most appropriate. Page 304 of 430 Watson & Associates Economists Ltd. PAGE 4-5 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Categories of Municipal Services Inclusion in the D.C. Calculation Service Components 13. Parks and Recreation Services Ineligible Yes Yes Yes Yes 13.1 Acquisition of land for parks, woodlots and E.S.A.s 13.2 Development of municipal parks 13.3 Parks rolling stock1 and yards 13.4 Facilities, such as arenas, indoor pools, fitness facilities, community centres, etc. 13.5 Recreation vehicles and equipment1 14. Services Related to Public Health n/a n/a 14.1 Public Health department space 14.2 Public Health department vehicles1 15. Child Care and Early Years Programs and Services within the meaning of Part VI of the Child Care and Early Years Act, 2014 and any related services. n/a n/a 15.1 Childcare space 15.2 Vehicles1 16. Services related to proceedings under the Provincial Offences Act, including by-law enforcement services and municipally administered court services n/a n/a 16.1 P.O.A. space, including by-law enforcement and municipally administered court services 16.2 Vehicles1 17. Services Related to Emergency Preparedness No No 17.1 Emergency Preparedness Space 17.2 Equipment 18. Services Related to Airports n/a Ineligible 18.1 Airports (in the Regional Municipality of Waterloo) 18.2 Other Airports 1 with a 7+ year useful life Page 305 of 430 Watson & Associates Economists Ltd. PAGE 4-6 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Categories of Municipal Services Inclusion in the D.C. Calculation Service Components 19. Other Yes 19.1 Interest on money borrowed to pay for growth-related capital 19.2 Studies in connection with acquiring buildings, rolling stock, materials and equipment, and improving land [2] and facilities, including the D.C. background study cost [2] same percentage as service component to which it pertains 4.4 Local Service Policy Some of the need for services generated by additional development consists of local services related to a plan of subdivision. As such, they will be required as a condition of subdivision agreements or consent conditions. The Town’s Local Service Policy is included in Appendix E. 4.5 Capital Forecast Paragraph 7 of subsection 5 (1) of the D.C.A. requires that “the capital costs necessary to provide the increased services must be estimated.” The Act goes on to require potential cost reductions and the regulation sets out the way in which such costs are to be presented. These requirements are outlined below. These estimates involve capital costing of the increased services discussed above. This entails costing actual projects or the provision of service units, depending on how each service has been addressed. The capital costs include: a) costs to acquire land or an interest therein (including a leasehold interest); b) costs to improve land; c) costs to acquire, lease, construct or improve buildings and structures; Page 306 of 430 Watson & Associates Economists Ltd. PAGE 4-7 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx d) costs to acquire, lease or improve facilities, including rolling stock (with a useful life of 7 or more years), furniture and equipment (other than computer equipment), materials acquired for library circulation, reference, or information purposes; e) interest on money borrowed to pay for the above-referenced costs; f) costs to undertake studies in connection with the above-referenced matters; and g) costs of the D.C. background study. In order for an increase in need for service to be included in the D.C. calculation, municipal Council must indicate “that it intends to ensure that such an increase in need will be met” (subsection 5 (1) 3). This can be done if the increase in service forms part of a Council-approved Official Plan, capital forecast, or similar expression of the intention of Council (O. Reg. 82/98 section 3). The capital program contained herein reflects the Town ’s approved and proposed capital budgets and master servicing/needs studies. 4.6 Treatment of Credits Section 8, paragraph 5, of O. Reg. 82/98 indicates that a D.C. background study must set out “the estimated value of credits that are being carried forward relating to the service.” Subsection 17, paragraph 4, of the same regulation indicates that, “…the value of the credit cannot be recovered from future D.C.s,” if the credit pertains to an ineligible service. This implies that a credit for eligible services can be recovered from future D.C.s. As a result, this provision should be made in the calculation, in order to avoid a funding shortfall with respect to future service needs. The Town has no outstanding D.C. credit obligations. 4.7 Eligible Debt and Committed Excess Capacity Section 66 of the D.C.A. states that for the purposes of developing a D.C. by-law, a debt incurred with respect to an eligible service may be included as a capital cost, subject to any limitations or reductions in the Act. Similarly, s.18 of O. Reg. 82/98 indicates that debt with respect to an ineligible service may be included as a capital cost, subject to several restrictions. Page 307 of 430 Watson & Associates Economists Ltd. PAGE 4-8 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx In order for such costs to be eligible, two conditions must apply. First, they must have funded excess capacity which is able to meet service needs attributable to the anticipated development. Second, the excess capacity must be “committed,” that is, either before or at the time it was created, Council must have expressed a clear intention that it would be paid for by D.C.s or other similar charges. For example, this may have been done as part of previous D.C. processes. 4.8 Existing Reserve Funds Section 35 of the D.C.A. states that: “The money in a reserve fund established for a service may be spent only for capital costs determined under paragraphs 2 to 8 of subsection 5(1).” There is no explicit requirement under the D.C.A. calculation method set out in s.s.5(1) to net the outstanding reserve fund balance as part of making the D.C. calculation; however, s.35 does restrict the way in which the funds are used in future. The Town’s D.C. Reserve Funds balances, by service, are presented in Table 4-3 below. 2022 year-end reserve fund balances have been adjusted to account for eligible and actual reserve fund draws and commitments occurring over the 2019 to 2023 period. Furthermore, the reserve funds have also been adjusted to account for actual 2023 D.C. revenues. These balances have been applied against future spending requirements for all services. Table 4-3 Town of Tillsonburg Estimated D.C. Reserve Funds Balances 2022 Year-End Reserve Fund Balance 2019-2023 Adjustment 2023 Revenues Adjusted Balance Fire Services 709,701 (24,897) 51,066 735,870 Roads and Related Services 2,865,906 (965,477) 358,042 2,258,471 Police Services 36,473 - 4,839 41,312 Parks and Recreation 1,365,654 (527,197) 198,681 1,037,139 Administration Studies 306,280 (41,075) 46,688 311,893 Total 5,284,015 (1,558,646) 659,316 4,384,685 Page 308 of 430 Watson & Associates Economists Ltd. PAGE 4-9 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 4.9 Deductions The D.C.A. potentially requires that four deductions be made to the increase in the need for service. These relate to: • the level of service ceiling; • uncommitted excess capacity; • benefit to existing development; and • anticipated grants, subsidies, and other contributions. The requirements behind each of these reductions are addressed as follows: 4.9.1 Reduction Required by Level of Service Ceiling This is designed to ensure that the increase in need included in 4.3 does “…not include an increase that would result in the level of service (for the additional development increment) exceeding the average level of the service provided in the Municipality over the 15-year period immediately preceding the preparation of the background study…” O. Reg. 82.98 (s.4) goes further to indicate that, “…both the quantity and quality of a service shall be taken into account in determining the level of service and the average level of service.” In many cases, this can be done by establishing a quantity measure in terms of units as floor area, land area or road length per capita, and a quality measure in terms of the average cost of providing such units based on replacement costs, engineering standards or recognized performance measurement systems, depending on circumstances. When the quantity and quality factors are multiplied together, they produce a measure of the level of service which meets the requirements of the Act, i.e., cost per unit. The average service level calculation sheets for each service component in the D.C. calculation are set out in Appendix B. 4.9.2 Reduction for Uncommitted Excess Capacity Paragraph 5 of subsection 5 (1) requires a deduction from the increase in the need for service attributable to the anticipated development that can be met using the municipality’s “excess capacity,” other than excess capacity which is “committed.” Page 309 of 430 Watson & Associates Economists Ltd. PAGE 4-10 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx “Excess capacity” is undefined, but in this case must be able to meet some or all of the increase in need for service, in order to potentially represent a deduction. The deduction of uncommitted excess capacity from the future increase in the need for service would normally occur as part of the conceptual planning and feasibility work associated with justifying and sizing new facilities, e.g., if a road widening to accommodate increased traffic is not required because sufficient excess capacity is already available, then widening would not be included as an increase in need, in the first instance. 4.9.3 Reduction for Benefit to Existing Development Section 5 (1) 6 of the D.C.A. provides that, “The increase in the need for service must be reduced by the extent to which an increase in service to meet the increased need would benefit existing development.” The general guidelines used to consider benefit to existing development included: • the repair or unexpanded replacement of existing assets that are in need of repair; • an increase in average service level of quantity or quality (compare water as an example); • the elimination of a chronic servicing problem not created by growth; and • providing services where none previously existed (generally considered for water or wastewater services). This step involves a further reduction in the need by the extent to which such an increase in service would benefit existing development. The level of service cap in section 4.9.1 is related but is not the identical requirement. Sanitary, storm, and water trunks are highly localized to growth areas and can be more readily allocated in this regard than other services such as services related to a highway, which do not have a fixed service area. Where existing development has an adequate service level which will not be tangibly increased by an increase in service, no benefit would appear to be involved. For example, where expanding existing library facilities simply replicates what existing residents are receiving, they receive very limited (or no) benefit as a result. On the other hand, where a clear existing service problem is to be remedied, a deduction should be made accordingly. Page 310 of 430 Watson & Associates Economists Ltd. PAGE 4-11 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx In the case of services such as recreation facilities, community parks, libraries, etc., the service is typically provided on a Town-wide system basis. For example, facilities of the same type may provide different services (i.e., leisure pool vs. competitive pool), different programs (i.e., hockey vs. figure skating), and different time availability for the same service (i.e., leisure skating available on Wednesdays in one arena and Thursdays in another). As a result, residents will travel to different facilities to access the services they want at the times they wish to use them, and facility location generally does not correlate directly with residence location. Even where it does, displacing users from an existing facility to a new facility frees up capacity for use by others and generally results in only a very limited benefit to existing development. Further, where an increase in demand is not met for a number of years, a negative service impact to existing development is involved for a portion of the planning period. 4.9.4 Reduction for Anticipated Grants, Subsidies and Other Contributions This step involves reducing the capital costs necessary to provide the increased services by capital grants, subsidies, and other contributions (including direct developer contributions required due to the local service policy) made or anticipated by Council and in accordance with various rules such as the attribution between the share related to new vs. existing development. That is, some grants and contributions may not specifically be applicable to growth or where Council targets fundraising as a measure to offset impacts on taxes (O. Reg. 82/98, section 6). 4.10 Town-Wide vs. Area Rating This step involves determining whether all the subject costs are to be recovered on a uniform Town-wide basis or whether some or all are to be recovered on an area-specific basis. Under the D.C.A., it is now mandatory to “consider” area-rating of services (providing charges for specific areas and services), however, it is not mandatory to implement area-rating. Further discussion is provided in section 7.3.8. 4.11 Allocation of Development This step involves relating the costs involved to anticipated development for each period under consideration and using allocations between residential and non-residential Page 311 of 430 Watson & Associates Economists Ltd. PAGE 4-12 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx development and between one type of development and another, to arrive at a schedule of charges. Page 312 of 430 Watson & Associates Economists Ltd. PAGE 5-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx The capital needs, which have been factored into the calculation of the charge over the 10-year forecast period, were determined through discussions with staff. In total, $28.0 million in gross capital costs of growth-related projects have been identified. $6.6 million has been deducted as a benefit to existing development and $5.7 million has been deducted as a benefit to growth beyond the 10-year forecast period. After deducting $2.3 million for an existing reserve fund surplus and $547,500 for other contributions towards the needs, $12.9 million of costs are included in the calculation of the charge. These D.C.-eligible costs are then attributed 76% to residential development and 24% to non-residential development based on the relationship of population to employment growth anticipated over the 10-year forecast period (i.e., 5,657 population and 1,834 employment). These growth-related projects and costs are detailed in Table 5-1. 5.2.2 Fire Protection Services Fire protection services in the Town is provided through one fire station totalling 9,472 sq.ft. of G.F.A. Included within the fire station are 7 vehicles and 60 items of equipment. This total historical level of investment results in an average level of service of $739 per capita over the past 15-years. When applied against the anticipated population growth over the 10-year forecast period (i.e., 5,657 net population growth including institutional population), this results in a maximum D.C.-eligible amount of $4.2 million that could be included in the calculation of the charge. To provide service to new development over the 10-year forecast period, $7.3 million in gross capital costs of growth-related projects have been identified which primarily include renovating and expanding the current fire station. $551,000 has been deducted as a benefit to existing development. After deducting $1.7 million for costs that are of a benefit to growth beyond the 10-year forecast period, and $736,000 for an existing reserve fund surplus, $4.3 million of costs are included in the calculation of the charge. These D.C.-eligible costs are then attributed 76% to residential development and 24% to non-residential development based on the relationship of population to employment growth anticipated over the 10-year forecast period (i.e., 5,657 population and 1,834 employment). These growth-related projects and costs are detailed in Table 5-2. Page 313 of 430 Watson & Associates Economists Ltd. PAGE 5-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 5.2.3 Policing Services Policing services in the Town is provided through one OPP facility totalling 12,686 sq.ft. of G.F.A. This total historical level of investment results in an average level of service of $347 per capita over the past 15-years. When applied against the anticipated population growth over the 10-year forecast period (i.e., 5,657 net population growth including institutional population), this results in a maximum D.C.-eligible amount of $1.9 million that could be included in the calculation of the charge. To provide service to new development over the 10-year forecast period, $390,000 in gross capital costs of growth-related projects have been identified. After deducting $41,300 for an existing current D.C. reserve fund surplus and $333,000 for the post period benefit, $15,300 of costs are included in the calculation of the charge. These D.C.-eligible costs are then attributed 76% to residential development and 24% to non-residential development based on the relationship of population to employment growth anticipated over the 10-year forecast period (i.e., 5,657 population and 1,834 employment). These growth-related projects and costs are detailed in Table 5-3. 5.2.4 Parks and Recreation Services The Town currently provides parks and recreation services through 53 park amenities, 555 paved and unpaved parking lots, 45 items of vehicles and equipment,16.5 km of paths and trails (which includes 7 pedestrian bridges) and 136,000 sq.ft of facility space. This total historical level of investment results in an average level of service of $6,676 per capita over the past 15-years. When applied against the anticipated population growth over the 10-year forecast period (i.e., 5,657 net population growth including institutional population), this results in a maximum D.C.-eligible amount of $37.8 million that could be included in the calculation of the charge To provide service to new development over the 10-year forecast period, $42.2 million in gross capital costs of growth-related projects have been identified including the construction of a third ice pad and additional facility space. $4.8 million has been deducted as a benefit to existing development and $11.5 million removed for growth- related costs that are of a benefit to growth beyond the 10-year forecast period. After deducting $1.0 million to account for the current D.C. reserve fund surplus, and deducting $3.0 million in grants and subsidies, $22.0 million of costs are included in the calculation of the charge. Page 314 of 430 Watson & Associates Economists Ltd. PAGE 5-4 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx These D.C.-eligible costs are then attributed 95% to residential development as they are the primary uses of parks and recreation services. These growth-related projects and costs are detailed in Table 5-4. 5.2.5 Growth-Related Studies Section 7 of the D.C.A. states that a D.C. by-law may provide for any D.C. eligible service or the capital costs with respect to those services. Further, a class may be composed of any number or combination of services and may include parts or portions of each D.C. eligible services. With respect to growth-related studies, Section 7 (3) of the D.C.A. states that: For greater certainty, a development charge by-law may provide for a class consisting of studies in respect of any service listed in subsection 2 (4) whose capital costs are described in paragraphs 5 and 6 of subsection 5 (3). These provisions allow for services to be grouped together to create a class for the purposes of the D.C. by-law and D.C. reserve funds. The D.C. calculations and draft by-law provided herein include a class for growth-related studies. This class is comprised of the following municipal-wide services: • Services Related to a Highway; • Fire Protection Services; • Parks and Recreation Services; • Police Services; • Stormwater Management Services; and • Waste Diversion Services. The following provides a list of the studies that have been identified for the 2024 to 2034 forecast period: • D.C. Background Studies (2028 & 2033); • Asset Management Plans (2024, 2025 & 2029); • Community Strategic Plan (2030); • Solid Waste Management Plan (2031); and • Stormwater Master Plan (2026). Page 315 of 430 Watson & Associates Economists Ltd. PAGE 5-5 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Future D.C. background studies, secondary plans, and asset management plans have been allocated to the services in the following manner: • Services Related to a Highway – 32.9% • Fire Protection Services – 11.0% • Parks and Recreation Services – 56.1% • Policing Services – 0.04% The total cost of these studies is $859,800 of which $302,600 is a benefit to existing development. A deduction of $10,500 has been made to recognize the portion of planning studies related to D.C.-ineligible services, as mentioned above. After deducting $311,900 to account for the current D.C. reserve fund surplus, $234,800 of D.C.-eligible costs are included in the calculation of the charge as presented in Table 5- 5. The allocation of the net growth-related costs between residential and non-residential development is based on the residential and non-residential allocations for each service area and are presented in Table 5-6 below. Page 316 of 430 Watson & Associates Economists Ltd. PAGE 5-6 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 5-1 Infrastructure Costs Covered in the D.C. Calculation – Services Related to a Highway Less:Potential D.C. Recoverable Cost Prj. No Residential Share Non- Residential Share 2024-2033 76% 24% Project Name Length (km) Existing Road Surface Surface Work - - - - - - - Public Works Buildings - - - - - - - 1 New Public Works Facility 2026-2027 14,000,000 5,680,800 8,319,200 5,004,100 3,315,100 2,519,476 795,624 Public Works Fleet - - - - - - - 2 Heavy Duty Fleet 2025 463,500 - 463,500 - 463,500 352,260 111,240 3 Sidewalk Plow 2024 226,600 - 226,600 - 226,600 172,216 54,384 4 Sidewalk Plow 2027 226,600 - 226,600 - 226,600 172,216 54,384 5 Backhoe 2024-2033 231,800 - 231,800 - 231,800 176,168 55,632 6 Loader 2024-2033 363,100 - 363,100 - 363,100 275,956 87,144 7 Provision for Additional Fleet 2024-2033 1,150,641 - 1,150,641 - 1,150,641 874,487 276,154 Road Reconstructions - - - - - - - 8 Concession Street - Tillson Ave to Maple Lane 0.32 Asphalt Asphalt 2024-2033 1,046,800 - 1,046,800 159,360 887,440 674,454 212,986 9 West Town Line - boundary road with Norwich (Simcoe to Potters)1 Asphalt Asphalt 2024-2033 2,057,800 - 2,057,800 498,000 547,500 1,012,300 769,348 242,952 10 Cranberry Rd. - North St. to North Town Limit 0.8 Rural Asphalt 2024-2033 1,344,200 - 1,344,200 140,800 1,203,400 914,584 288,816 11 Concession St. East - Broadway to Tillson Ave.0.8 Asphalt Asphalt 2024-2033 3,405,700 - 3,405,700 398,400 3,007,300 2,285,548 721,752 12 Townline Rd and Goshen St Reconstruction 0.26 Asphalt Asphalt 2024-2033 1,058,000 - 1,058,000 129,480 928,520 705,675 222,845 Signalization - - - - - - - 13 Town-wide Signalization 2024-2033 386,900 - 386,900 - 386,900 294,044 92,856 14 Signal Priority Control System Expansion - Phase 2 2024 54,100 - 54,100 - 54,100 41,116 12,984 15 Signal Priority Control System Expansion Phase 3 2025 24,200 - 24,200 - 24,200 18,392 5,808 16 Signal Priority Control System Expansion Phase 4 2026 24,200 - 24,200 - 24,200 18,392 5,808 17 Sidewalk Connectivity Plan 2024-2033 1,529,400 - 1,529,400 152,900 1,376,500 1,046,140 330,360 Studies - - - - - - - 18 Transportation Master Plan 2024 186,221 - 186,221 46,600 139,621 106,112 33,509 19 Transportation Master Plan 2033 186,221 - 186,221 46,600 139,621 106,112 33,509 Reserve Fund Adjustment - - - - (2,258,471) (1,716,438) (542,033) - - - - - - - Total 27,965,982 5,680,800 22,285,182 6,576,240 547,500 12,902,971 9,806,258 3,096,713 Note: 2-Lane Asphalt - $249,000 Road Surface Treatment - $88,000 Timing (year) Gross Capital Cost Estimate (2024$) Post Period Benefit 1. For newly constructed projects benefit to existing or non-growth share is considered to be nil. For road widenings or upgrades, benefit to existing or non-growth share is based on the cost to the Town of repaving the existing sections of road twice to build-out of the Town. In short the non-growth share is the capital cost the Town would incur if there was no growth over the forecast period. The calculation of the non-growth share assumes the following resurfacing costs per km: Increased Service Needs Attributable to Anticipated Development Net Capital Cost Benefit to Existing Development Grants, Subsidies and Other Contributions Attributable to New Development Total Page 317 of 430 Watson & Associates Economists Ltd. PAGE 5-7 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 5-2 Infrastructure Costs Covered in the D.C. Calculation – Fire Protection Services Less:Potential D.C. Recoverable Cost Prj. No Residential Share Non- Residential Share 2024-2033 76% 24% Facilities - - - - - - - 1 Current Station Renovation and Expansion 2025-2026 5,300,000 1,653,378 3,646,622 - 3,646,622 2,771,433 875,189 Equipment - - - - - - - 2 Additional Firefighter Equipment (10)2024-2033 82,000 - 82,000 - 82,000 62,320 19,680 3 New SCBA Units and Personal Face Masks (8)2024-2033 122,400 - 122,400 110,000 12,400 9,424 2,976 Vehicles - - - - - - - 4 Single Axel Enclosed Trailer 2024-2033 15,000 - 15,000 - 15,000 11,400 3,600 5 ATV 2025 40,000 - 40,000 - 40,000 30,400 9,600 6 Full Size Rescue Unit 2024-2033 1,500,000 - 1,500,000 381,100 1,118,900 850,364 268,536 Studies 7 Fire Services Master Plan 2028 80,000 - 80,000 20,000 60,000 45,600 14,400 8 Fire Services Master Plan 2033 80,000 - 80,000 20,000 60,000 45,600 14,400 9 Community Risk Assessment 2025 20,000 - 20,000 10,000 10,000 7,600 2,400 10 Community Risk Assessment 2030 20,000 - 20,000 10,000 10,000 7,600 2,400 Reserve Fund Adjustment - - - - (735,870) (559,261) (176,609) - - - - - - - Total 7,259,400 1,653,378 5,606,022 551,100 - 4,319,052 3,282,480 1,036,573 Post Period Benefit Net Capital Cost Gross Capital Cost Estimate(2024$) Increased Service Needs Attributable to Anticipated Development Timing (year)Benefit to Existing Development Grants, Subsidies and Other Contributions Attributable to New Development Total Page 318 of 430 Watson & Associates Economists Ltd. PAGE 5-8 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 5-3 Infrastructure Costs Covered in the D.C. Calculation – Police Services Less:Potential D.C. Recoverable Cost Prj. No Residential Share Non- Residential Share 2024-2033 76% 24% 1 Police Parking Improvements (Phase 1)2024-2033 42,000 35,900 6,100 - 6,100 4,636 1,464 2 Police Parking Improvements (Phase 2)2024-2033 348,000 297,500 50,500 - 50,500 38,380 12,120 Reserve Fund Adjustment - - - - (41,312) (31,397) (9,915) Total 390,000 333,400 56,600 - - 15,288 11,619 3,669 Grants, Subsidies and Other Contributions Attributable to New Development Net Capital Cost Benefit to Existing Development Increased Service Needs Attributable to Anticipated Development Timing (year) Gross Capital Cost Estimate(2024$) Post Period Benefit Total Page 319 of 430 Watson & Associates Economists Ltd. PAGE 5-9 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 5-4 Infrastructure Costs Covered in the D.C. Calculation – Parks and Recreation Services Prj.No Residential Share Non-Residential Share 2024-2033 95%5% Facilities 1 Community Complex Renovation and Expansion 2024 5,282,750 - 5,282,750 1,022,800 2,956,280 1,303,670 1,238,486 65,183 2 Provision for additional Gymnasium and Multi-Use Space 2024-2033 6,180,000 1,816,000 4,364,000 - 4,364,000 4,145,800 218,200 3 Third Ice Pad 2030-2033 22,607,200 9,662,000 12,945,200 - 12,945,200 12,297,940 647,260 Parkland and Park Facilities - - - - - - - 4 New Picnic Pavilion 2024-2033 46,900 - 46,900 36,300 10,600 10,070 530 5 Rolling Meadows Park 2024-2033 167,100 - 167,100 - 167,100 158,745 8,355 6 Kinsmen Bridge Upgrades 2024-2033 4,200,000 - 4,200,000 3,252,800 947,200 899,840 47,360 7 Pickleball Courts 2024 204,000 - 204,000 - 204,000 193,800 10,200 8 Victoria Woods Park 2024-2033 167,100 - 167,100 - 167,100 158,745 8,355 9 Parking Lot Expansion 2024-2025 206,000 - 206,000 159,500 46,500 44,175 2,325 10 Provision for Additional Parkland 2024-2033 1,698,162 - 1,698,162 - 1,698,162 1,613,254 84,908 11 Baseball Diamond 2024-2033 48,300 - 48,300 - 48,300 45,885 2,415 12 Softball Diamonds (4)2024-2033 193,200 - 193,200 - 193,200 183,540 9,660 13 Tennis Courts 2024-2033 100,000 - 100,000 - 100,000 95,000 5,000 14 Pickleball Courts (3)2027 300,000 - 300,000 - 300,000 285,000 15,000 Trail Development - - - - - - - 15 New Trail Development 2024-2033 137,400 - 137,400 106,400 31,000 29,450 1,550 16 Upgrade Participark Trail 2024-2033 120,700 - 120,700 93,500 27,200 25,840 1,360 17 Trail Head Improvements 2024-2033 51,500 - 51,500 39,900 11,600 11,020 580 Gross Capital Cost Estimate (2024$) Increased Service Needs Attributable to Anticipated Development Timing (year) Post Period Benefit Net Capital Cost Less:Potential D.C. Recoverable Cost Benefit to Existing Development Grants, Subsidies and Other Contributions Attributable to New Development Total Page 320 of 430 Watson & Associates Economists Ltd. PAGE 5-10 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 5-4 (cont’d) Infrastructure Costs Covered in the D.C. Calculation – Parks and Recreation Services Prj.No Residential Share Non-Residential Share 2024-2033 95%5% Vehicles - - - - - - - 18 Pick-Up Truck 2024-2033 59,200 - 59,200 - 59,200 56,240 2,960 19 Ice Resurfacer 2030-2033 103,000 - 103,000 - 103,000 97,850 5,150 20 Tractor 2024 25,800 - 25,800 - 25,800 24,510 1,290 21 Mini Excavator 2024 133,900 - 133,900 - 133,900 127,205 6,695 22 Scissor Lift 2024 36,100 - 36,100 - 36,100 34,295 1,805 Studies - - - - - - - 23 Recreation Master Plan 2024 84,766 - 84,766 21,200 63,566 60,388 3,178 24 Recreation Master Plan 2033 84,766 - 84,766 21,200 63,566 60,388 3,178 - - - - - - - Reserve Fund Adjustment - - - - (1,037,139) (985,282) (51,857) - - - - - - - Total 42,237,844 11,478,000 30,759,844 4,753,600 2,956,280 22,012,826 20,912,184 1,100,641 Gross Capital Cost Estimate (2024$) Increased Service Needs Attributable to Anticipated Development Timing (year) Post Period Benefit Net Capital Cost Less:Potential D.C. Recoverable Cost Benefit to Existing Development Grants, Subsidies and Other Contributions Attributable to New Development Total Page 321 of 430 Watson & Associates Economists Ltd. PAGE 5-11 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 5-5 Infrastructure Costs Covered in the D.C. Calculation – Growth-Related Studies 2024-2033 1 D.C. Background Study 2028 40,000 40,000 - 40,000 2 D.C. Background Study 2033 40,000 40,000 - 40,000 3 Asset Management Plan 2024 43,500 980 42,520 33,700 8,820 4 Asset Management Plan 2025 45,000 1,010 43,990 34,900 9,090 5 Asset Management Plan 2029 45,000 1,010 43,990 34,900 9,090 6 Community Strategic Plan 2030 150,000 7,500 142,500 75,000 67,500 7 Solid Waste Mgmt Study 2031 46,301 46,301 11,600 34,701 8 Stormwater Master Plan 2026 450,000 450,000 112,500 337,500 - - - - Reserve Fund Adjustment - - (311,893) Total 859,801 10,500 849,301 302,600 - 234,808 Prj.No Increased Service Needs Attributable to Anticipated Development Timing (year) Gross Capital Cost Estimate (2024$) Other Deductions (to recognize benefit to non-D.C. services) Net Capital Cost Benefit to Existing Development Grants, Subsidies and Other Contributions Attributable to New Development Less: Potential D.C. Recoverable Cost Page 322 of 430 Watson & Associates Economists Ltd. PAGE 5-12 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 5-6 Infrastructure Costs Covered in the D.C. Calculation – Growth-Related Studies – Residential/Non-Residential Shares Class/ Service Total Residential Share Non- Residential Share Fire Protection Services 8,247 6,268 1,979 Services Related to a Highway 24,638 18,725 5,913 Parks and Recreation Services 42,033 39,932 2,102 Police Services 29 22 7 Stormwater Management Services 144,956 110,167 34,790 Waste Diversion Services 14,904 14,159 745 Total 234,808 189,272 45,536 Residential/Non-Residential %81%19% Page 323 of 430 Watson & Associates Economists Ltd. PAGE 6-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 6. D.C. Calculation The calculation of the maximum D.C.s that could be imposed by Council has been undertaken using a cash-flow approach for the growth-related capital costs identified in Chapter 5. Table 6-1 presents the Town-wide D.C. calculation for all Town-wide services over the 10-year planning horizon (i.e., 2024-2034). The calculation for residential development is generated on a per capita basis and is based upon four forms of housing types (single and semi-detached, apartments 2+ bedrooms, apartment’s bachelor and 1 bedroom, and all other multiples). Special care/special needs facilities would be considered residential dwelling units and charged the small apartment D.C. The non-residential D.C. has been calculated uniformly on a per sq.m. of G.F.A. basis. Wind Turbine developments would be defined as industrial development within the growth forecast. As these developments do not produce G.F.A. similar to other industrial developments, a charging mechanism is deemed. For each Wind Turbine, a charge is deemed equivalent to a residential single detached unit, as it relates to Services Related to a Highway, Police Services, Fire Protection Services, and Growth- Related Studies. The cash-flow calculations of the maximum D.C.s s that could be imposed by Council have been undertaken to account for the timing of revenues and expenditures and the resultant financing needs. The cash-flow calculations have been undertaken by service for each forecast development type, i.e. residential, and non-residential. D.C. cash flow calculation tables are provided in Appendix C and have been undertaken to account for 1% earnings on D.C. reserve fund balances and 3% interest charged for reserve fund borrowing. Table 6-2 summarizes the recommended schedule of charges, reflecting the maximum D.C.s by residential dwelling type, per sq.m. of G.F.A. for non-residential development, and per wind turbine. Table 6-3 compares the Town’s existing charges to the charges proposed herein in Table 6-2, for a single detached residential dwelling unit and per sq.m. of G.F.A. for non-residential development. The proposed charges are $14,782 for a single detached residential dwelling unit, and $36.00 per sq.m. of non-residential G.F.A. The proposed Page 324 of 430 Watson & Associates Economists Ltd. PAGE 6-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx residential charges for a single detached dwelling unit represent a 54% increase (+$5,198) over the current charges of $9,584. The non-residential charges per sq.m. represent a 2% decrease (-$0.75) over the current charges of $36.75. The Town does not currently impose D.C.s on non-residential development. Table 6-1 Town-Wide Services D.C. Calculation 2024-2034 Table 6-2 Schedule of Calculated D.C.s 2024$ D.C.-Eligible Cost 2024$ D.C.-Eligible Cost SERVICE/CLASS Residential Non-Residential S.D.U.per sq.m. $$$$ 1.Services Related to a Highway 9,806,258 3,096,713 4,170 20.98 2.Fire Protection Services 3,282,480 1,036,573 1,392 7.01 3.Parks and Recreation Services 20,912,184 1,100,641 9,129 7.66 4.Policing Services 11,619 3,669 6 0.03 5.Growth-Related Studies 189,272 45,536 85 0.33 TOTAL $34,201,813 $5,283,132 $14,782 36.00 Finacing Costs/(Earnings)$741,591 $57,700 D.C.-Eligible Capital Cost $34,943,404 $5,340,831 10-Year Gross Population/GFA Growth (sq.m.)6,463 148,366 Cost Per Capita/Non-Residential GFA (sq.ft.)$5,406.68 $36.00 By Residential Unit Type P.P.U. Single and Semi-Detached Dwelling 2.734 $14,782 Other Multiples 2.179 $11,781 Apartments - 2 Bedrooms +1.745 $9,437 Apartments - Bachelor and 1 Bedroom 1.108 $5,991 Single and Semi-Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Municipal Wide Services/Class of Service: Services Related to a Highway 4,170 3,324 2,662 1,690 20.98 4,170 Fire Protection Services 1,392 1,110 889 564 7.01 1,392 Parks and Recreation Services 9,129 7,276 5,828 3,699 7.66 Policing Services 6 5 4 2 0.03 6 Growth-Related Studies 85 68 54 34 0.33 85 Total Municipal Wide Services/Class of Services 14,782 11,783 9,437 5,989 36.00 5,653 Service/Class of Service RESIDENTIAL NON-RESIDENTIAL Page 325 of 430 Watson & Associates Economists Ltd. PAGE 6-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table 6-3 Comparison of Current and Calculated D.C.s Service/Class of Service Current Calculated (2024$)Change ($) Change (%) Municipal Wide Services/Classes: Services Related to a Highway 6,552 4,170 (2,382) -36% Fire Protection Services 808 1,392 584 72% Parks and Recreation Services 1,720 9,129 7,409 431% Policing Services 68 6 (62) -91% Growth-Related Studies 436 85 (351) -81% Total Municipal Wide Services/Classes 9,584 14,782 5,198 54% Service/Class of Service Current Calculated (2024$)Change ($) Change (%) Municipal Wide Services/Classes: Services Related to a Highway 29.15 20.98 (8.17) -28% Fire Protection Services 3.78 7.01 3.23 85% Parks and Recreation Services 1.51 7.66 6.15 407% Policing Services 0.32 0.03 (0.29) -91% Growth-Related Studies 1.99 0.33 (1.66) -84% Total Municipal Wide Services/Classes 36.75 36.00 (0.75) -2% Residential (Single Detached) Comparison Non-Residential (per sq.m.) Comparison Page 326 of 430 Watson & Associates Economists Ltd. PAGE 7-1 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 7. D.C. Policy Recommendations and D.C. Policy Rules 7.1 Introduction This chapter outlines the D.C. policy recommendations and by-law rules. Subsection 5 (1) 9 of the D.C.A. states that rules must be developed: “to determine if a development charge is payable in any particular case and to determine the amount of the charge, subject to the limitations set out in subsection 6.” Paragraph 10 of the section goes on to state that the rules may provide for exemptions, phasing in and/or indexing of D.C.s. Subsection 5 (6) establishes the following restrictions on the rules: • the total of all D.C.s that would be imposed on anticipated development must not exceed the capital costs determined under subsection 5 (1) 2-7 for all services involved; • if the rules expressly identify a type of development, they must not provide for it to pay D.C.s that exceed the capital costs that arise from the increase in the need for service for that type of development; however, this requirement does not relate to any particular development; and • if the rules provide for a type of development to have a lower D.C. than is allowed, the rules for determining D.C.s may not provide for any resulting shortfall to be made up via other development. With respect to “the rules,” section 6 states that a D.C. by-law must expressly address the matters referred to above re subsection 5 (1) paragraphs 9 and 10, as well as how the rules apply to the redevelopment of land. The rules provided give consideration for the recent changes to the D.C.A. resulting from Bills 109, 23, 97, 134 and 185. However, these policies are provided for Council’s consideration and may be refined prior to adoption of the by-law. Page 327 of 430 Watson & Associates Economists Ltd. PAGE 7-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx based on the amount of square feet of G.F.A. constructed for eligible uses (i.e., primary, industrial, commercial, and institutional). 2) Costs allocated to residential and non-residential uses are based upon a number of conventions, as may be suited to each municipal circumstance, as follows: • For Parks and Recreation Services, a 5% non-residential attribution has been made to recognize use by the non-residential sector; and • For Fire Protection Services, Police Services, and Services Related to a Highway and 76% residential and 24% non-residential attribution has been made based on a population vs. employment growth ratio over the Town-wide forecast period. • For Growth-Related Studies, an 81% residential and 19% non-residential attribution has been made based on the allocations summarized in Table 5-6. 7.3.3 Application to Redevelopment of Land (Demolition and Conversion) If a development involves the demolition and replacement of a building or structure on the same site, or the conversion from one principal use to another, the developer shall be allowed a credit equivalent to: • the number of dwelling units demolished/converted multiplied by the applicable residential D.C. in place at the time the D.C. is payable; and/or • the G.F.A. of the building demolished/converted multiplied by the current non- residential D.C. in place at the time the D.C. is payable. 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 (5 years) prior to the issuance of a building permit. The credit can, in no case, exceed the amount of D.C.s that would otherwise be payable. In cases where the existing residential dwelling cannot be removed until the new dwelling is constructed, the applicant can apply for a refund, provided the existing residential dwelling unit is removed within an agreed upon time period. Page 328 of 430 Watson & Associates Economists Ltd. PAGE 7-4 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 7.3.4 Exemptions (full or partial) Statutory • The municipality or local board thereof; • A board of education; and • Industrial additions of up to and including 50% of the existing G.F.A. of the building – for industrial additions which exceed 50% of the existing G.F.A., only the portion of the addition in excess of 50% is subject to D.C.s. Exemptions will only apply to 50% of the G.F.A. prior to the first expansion for which there was an exemption to the payment of D.C.s. • An enlargement to an existing dwelling unit; • Additional units in existing and new residential buildings: o May add up to two apartments for a single detached, semi-detached or row house (only one unit can be in an ancillary structure) o One additional unit or 1% of the units in an existing rental residential building with four or more residential units • Affordable Units, Attainable Units, and Inclusionary Zoning Units; • Non-Profit Housing; and • Universities. Non-Statutory • Industrial buildings; • Non-residential farm buildings; • Places of worship; • Public hospitals; • Temporary buildings and structures; • Long-term care homes; • Affordable housing; and • Temporary dwelling units. For the purposes of funding non-statutory exemptions, the charge for Farm Buildings as defined in the by-law, has been determined to be $0.83 per sq.m. of G.F.A. reflective of the lower demand for service and density of development. Page 329 of 430 Watson & Associates Economists Ltd. PAGE 7-5 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 7.3.5 Transition The by-law will come into effect on June 13, 2024. 7.3.6 Timing of Collection The D.C.s for all services and classes are payable upon issuance of a building permit for each dwelling unit, building, or structure, subject to early or late payment agreements entered into by the Town and an owner under s. 27 of the D.C.A. Rental housing and institutional developments will pay D.C.s in six equal annual payments commencing at occupancy. Moreover, the D.C. amount for all developments occurring within 18 months of a Site Plan or Zoning By-law Amendment planning approval (for applications submitted after January 1, 2020), shall be determined based on the D.C. in effect on the day of the applicable Site Plan or Zoning By-law Amendment application. Installment payments and payments determined at the time of Site Plan or Zoning By- law Amendment application are subject to annual interest charges. The maximum interest rate the Town can impose is the average prime rate plus 1% as defined in s.s. 26.3(1) of the Act. 7.3.7 Indexing Indexing of the D.C.s shall be implemented on a mandatory basis annually on June 13th (i.e., the anniversary date of the by-law coming into effect) each year in accordance with the Statistics Canada Quarterly, Non-Residential Building Construction Price Index (Table 18-10-0135-01)1 for the most recent year-over-year period. 7.3.8 D.C Spatial Applicability The D.C.A. historically has provided the opportunity for a municipality to impose Town- wide charges or area specific charges. Sections 2(7) and 2(8) of the D.C.A. provide that a D.C. by-law may apply to the entire municipality or only part of it and more than 1 O. Reg. 82/98 referenced “The Statistics Canada Quarterly, Construction Price Statistics, catalogue number 62-007” as the index source. Since implementation, Statistics Canada has modified this index twice and the above-noted index is the most current. The draft by-law provided herein refers to O. Reg. 82/98 to ensure traceability should this index continue to be modified over time. Page 330 of 430 Watson & Associates Economists Ltd. PAGE 7-6 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx one D.C. by-law may apply to the same area. The D.C.A. now requires municipalities to consider the application of Town-wide and area-specific D.C.s. s.10(2)(c.1) requires Council to consider the use of more than one D.C. by-law to reflect different needs from services in different areas. Most municipalities in Ontario have established uniform, Town-wide D.C.s. When area-specific charges are used, it is generally to underpin master servicing and front-end financing arrangements for more localized capital costs. The rational for maintaining a Town-wide D.C. approach is based, in part, on the following: • The 15-year service level from all applicable services across the Town can be included to establish an upper ceiling on the amount of funds which can be collected. If a D.C. by-law applied to only a part of the Town, the level of service cannot exceed that which would be determined if the by-law applied to the whole municipality. As such, when applied to forecast growth within the specific area, it would establish an area specific level of service ceiling which could reduce the total revenue recoverable for the municipality, potentially resulting in D.C. revenue shortfalls and impacts on property taxes. • Town-wide D.C.s ensures a consistent approach to financing the entire cost associated with growth-related capital projects. For example, user rates and property taxes are required to finance the share of growth-related capital projects not recoverable by D.C.s and all associated operating costs. Therefore, the use of area specific D.C.s results in a share of growth-related capital costs being recovered from a specific area, with the remaining capital costs of the projects (i.e., non-D.C. recoverable share) and the associated operating costs with those new assets being recovered from uniform user rates and property taxes, applied to the entire Town. • Attempting to impose an area-specific D.C. potentially causes equity issues in transitioning from a Town-wide approach to an area-specific approach. An area of a municipality that is less developed and becomes subject to an area specific D.C., could face a significant increase in D.C. rates, as the municipality will not benefit from drawing on the pool of D.C. funding and may have contributed D.C.s to fund capital required to support development in other communities of the municipality. Whereas another part of the municipality that has experienced significant growth which required substantial capital investments, benefitted from the capital investments being financed by Town-wide D.C.s. The implementation Page 331 of 430 Watson & Associates Economists Ltd. PAGE 7-7 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx of area specific D.C.s could result in varying D.C.s across the municipality, which may impact the ability to attract investment into parts of the community. • Services are generally available across the municipality, used often by all residents and are not restricted to one specific geographic area. The use of a Town-wide D.C. approach reflects these system-wide benefits of service and more closely aligns with the funding principles of service provision (e.g., uniform Town-wide property tax rates, etc.). Based on the foregoing and discussions with staff, the municipal practice of providing and funding services on a Town-wide basis is proposed to be maintained. 7.4 Other D.C. By-law Provisions It is recommended that: 7.4.1 Categories of Services for Reserve Fund and Credit Purposes It is recommended that the Town’s D.C. collections be contributed into four (4) separate reserve funds, including: • Services Related to a Highway; • Fire Protection Services; • Police Services; • Parks and Recreation Services; and • Growth-Related Studies. 7.4.2 By-law In-force Date The by-law will come into force on June 13, 2024. 7.4.3 Minimum Interest Rate Paid on Refunds and Charged for Inter- Reserve Fund Borrowing The minimum interest rate is the Bank of Canada rate on the day on which the by-law come into force (as per s.11 of O. Reg. 82/98). Page 332 of 430 Watson & Associates Economists Ltd. PAGE 7-8 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx 7.5 Other Recommendations It is recommended that Council: “Adopt the D.C. approach to calculate the charges on a uniform Town-wide basis for all services within this background study.” “Approve the capital project listing set out in Chapter 5 of the D.C. Background Study dated April 12, 2024, as amended, subject to further annual review during the capital budget process.” “Approve the D.C.s Background Study dated April 12, 2024, as amended." “Determine that no further public meeting is required.” and “Approve the D.C. By-law as set out in Appendix F”. Page 333 of 430 Watson & Associates Economists Ltd. PAGE C-2 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-1 Cash Flow Calculation – Services Related to a Highway – Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $1,525.25 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments Per Capita per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings/ (Cost) 2024 1,716,438 1,121,084 1,121,084 646 1,525.25 985,771 1,581,125 16,488 1,597,613 2025 1,597,613 1,172,292 1,207,461 646 1,571.01 1,015,344 1,405,496 15,016 1,420,511 2026 1,420,511 2,079,770 2,206,428 646 1,618.14 1,045,805 259,888 8,402 268,290 2027 268,290 2,233,594 2,440,709 646 1,666.69 1,077,179 (1,095,241) (12,404) (1,107,645)2028 (1,107,645) 801,640 902,253 646 1,716.69 1,109,494 (900,404) (30,121) (930,525) 2029 (930,525) 801,640 929,321 646 1,768.19 1,142,779 (717,067) (24,714) (741,781) 2030 (741,781) 801,640 957,201 646 1,821.23 1,177,062 (521,920) (18,956) (540,875) 2031 (540,875) 801,640 985,917 646 1,875.87 1,212,374 (314,418) (12,829) (327,247) 2032 (327,247) 801,640 1,015,494 646 1,932.15 1,248,745 (93,996) (6,319) (100,314) 2033 (100,314) 907,752 1,184,411 646 1,990.11 1,286,208 1,482 (1,482) (0) Total 11,522,696 12,950,280 0 6,463 11,300,761 -66,920 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Population Growth Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 334 of 430 Watson & Associates Economists Ltd. PAGE C-3 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-2 Cash Flow Calculation – Services Related to a Highway – Non-Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $20.982 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments per sq.m. per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings /(Cost) 2024 542,033 354,027 354,027 14,837 20.982 311,296 499,303 5,207 504,509 2025 504,509 370,198 381,304 14,837 21.611 320,635 443,841 4,742 448,583 2026 448,583 656,770 696,767 14,837 22.259 330,254 82,070 2,653 84,723 2027 84,723 705,346 770,750 14,837 22.927 340,162 (345,865) (3,917) (349,783) 2028 (349,783) 253,150 284,922 14,837 23.615 350,367 (284,338) (9,512) (293,850)2029 (293,850) 253,150 293,470 14,837 24.323 360,878 (226,442) (7,804) (234,247) 2030 (234,247) 253,150 302,274 14,837 25.053 371,704 (164,817) (5,986) (170,803) 2031 (170,803) 253,150 311,342 14,837 25.805 382,855 (99,290) (4,051) (103,341)2032 (103,341) 253,150 320,682 14,837 26.579 394,341 (29,683) (1,995) (31,678) 2033 (31,678) 286,659 374,024 14,837 27.376 406,171 468 (468) (0)Total 3,638,746 4,089,562 0 148,366 3,568,661 -21,132 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Sq. M. of Gross Floor Area Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 335 of 430 Watson & Associates Economists Ltd. PAGE C-4 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-3 Cash Flow Calculation – Fire Protection Services – Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $509.24 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments Per Capita per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings/ (Cost) 2024 559,261 93,351 93,351 646 509.24 329,119 795,030 6,771 801,801 2025 801,801 1,517,067 1,562,579 646 524.51 338,993 (421,785) 1,900 (419,885) 2026 (419,885) 1,479,067 1,569,142 646 540.25 349,163 (1,639,865) (30,896) (1,670,761) 2027 (1,670,761) 93,351 102,007 646 556.46 359,637 (1,413,131) (46,258) (1,459,389)2028 (1,459,389) 138,951 156,390 646 573.15 370,427 (1,245,353) (40,571) (1,285,924) 2029 (1,285,924) 93,351 108,219 646 590.34 381,539 (1,012,604) (34,478) (1,047,082) 2030 (1,047,082) 100,951 120,541 646 608.05 392,986 (774,637) (27,326) (801,962) 2031 (801,962) 93,351 114,810 646 626.30 404,775 (511,997) (19,709) (531,706) 2032 (531,706) 93,351 118,254 646 645.08 416,918 (233,042) (11,471) (244,513) 2033 (244,513) 138,951 181,299 646 664.44 429,426 3,613 (3,613) 0 Total 3,841,741 4,126,592 0 6,463 3,772,983 -205,652 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Population Growth Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 336 of 430 Watson & Associates Economists Ltd. PAGE C-5 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-4 Cash Flow Calculation – Fire Protection Services – Non-Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $7.005 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments per sq.m. per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings /(Cost) 2024 176,609 29,479 29,479 14,837 7.005 103,932 251,062 2,138 253,200 2025 253,200 479,074 493,446 14,837 7.215 107,050 (133,195) 600 (132,595) 2026 (132,595) 467,074 495,519 14,837 7.432 110,262 (517,852) (9,757) (527,609) 2027 (527,609) 29,479 32,213 14,837 7.655 113,570 (446,252) (14,608) (460,860) 2028 (460,860) 43,879 49,386 14,837 7.884 116,977 (393,269) (12,812) (406,081)2029 (406,081) 29,479 34,174 14,837 8.121 120,486 (319,770) (10,888) (330,657) 2030 (330,657) 31,879 38,065 14,837 8.364 124,101 (244,622) (8,629) (253,251) 2031 (253,251) 29,479 36,256 14,837 8.615 127,824 (161,683) (6,224) (167,907)2032 (167,907) 29,479 37,343 14,837 8.874 131,658 (73,592) (3,622) (77,215) 2033 (77,215) 43,879 57,252 14,837 9.140 135,608 1,141 (1,141) (0)Total 1,213,181 1,303,134 0 148,366 1,191,468 -64,943 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Sq. M. of Gross Floor Area Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 337 of 430 Watson & Associates Economists Ltd. PAGE C-8 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-7 Cash Flow Calculation – Parks and Recreation Services – Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $3,338.94 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments Per Capita per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings/ (Cost) 2024 985,282 2,316,910 2,316,910 646 3,338.94 2,157,955 826,327 9,058 835,385 2025 835,385 765,430 788,393 646 3,439.10 2,222,693 2,269,685 15,525 2,285,210 2026 2,285,210 870,548 923,564 646 3,542.28 2,289,374 3,651,020 29,681 3,680,701 2027 3,680,701 1,028,343 1,123,698 646 3,648.55 2,358,055 4,915,058 42,979 4,958,037 2028 4,958,037 743,343 836,639 646 3,758.00 2,428,797 6,550,195 57,541 6,607,736 2029 6,607,736 743,343 861,738 646 3,870.74 2,501,661 8,247,658 74,277 8,321,935 2030 8,321,935 3,842,290 4,587,896 646 3,986.86 2,576,711 6,310,750 73,163 6,383,914 2031 6,383,914 3,842,290 4,725,533 646 4,106.47 2,654,012 4,312,393 53,482 4,365,875 2032 4,365,875 3,842,290 4,867,299 646 4,229.66 2,733,632 2,232,208 32,990 2,265,199 2033 2,265,199 3,902,678 5,092,110 646 4,356.55 2,815,641 (11,270) 11,270 (0) Total 21,897,466 26,123,779 0 6,463 24,738,531 399,966 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Population Growth Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 338 of 430 Watson & Associates Economists Ltd. PAGE C-9 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-8 Cash Flow Calculation – Parks and Recreation Services – Non-Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $7.655 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments per sq.m. per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings /(Cost) 2024 51,857 121,943 121,943 14,837 7.655 113,577 43,491 477 43,968 2025 43,968 40,286 41,494 14,837 7.885 116,984 119,457 817 120,274 2026 120,274 45,818 48,609 14,837 8.121 120,493 192,159 1,562 193,721 2027 193,721 54,123 59,142 14,837 8.365 124,108 258,687 2,262 260,949 2028 260,949 39,123 44,034 14,837 8.616 127,831 344,747 3,028 347,776 2029 347,776 39,123 45,355 14,837 8.874 131,666 434,087 3,909 437,997 2030 437,997 202,226 241,468 14,837 9.141 135,616 332,145 3,851 335,995 2031 335,995 202,226 248,712 14,837 9.415 139,685 226,968 2,815 229,783 2032 229,783 202,226 256,174 14,837 9.697 143,875 117,485 1,736 119,221 2033 119,221 205,404 268,006 14,837 9.988 148,192 (593) 593 0 Total 1,152,498 1,374,936 0 148,366 1,302,028 21,051 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Sq. M. of Gross Floor Area Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 339 of 430 Watson & Associates Economists Ltd. PAGE C-10 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-9 Cash Flow Calculation – Growth-Related Studies – Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $31.07 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments Per Capita per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings/ (Cost) 2024 251,408 7,110 7,110 646 31.07 20,078 264,377 2,579 266,956 2025 266,956 7,327 7,547 646 32.00 20,681 280,089 2,735 282,824 2026 282,824 272,049 288,617 646 32.96 21,301 15,508 1,492 17,000 2027 17,000 - - 646 33.95 21,940 38,940 280 39,219 2028 39,219 32,243 36,290 646 34.97 22,598 25,528 324 25,852 2029 25,852 7,327 8,494 646 36.01 23,276 40,634 332 40,966 2030 40,966 54,410 64,968 646 37.09 23,974 (28) 205 177 2031 177 27,972 34,401 646 38.21 24,694 (9,531) (140) (9,671) 2032 (9,671) - - 646 39.35 25,434 15,763 30 15,794 2033 15,794 32,243 42,070 646 40.53 26,197 (79) 79 0 Total 440,680 489,497 0 6,463 230,174 7,915 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Population Growth Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 340 of 430 Watson & Associates Economists Ltd. PAGE C-11 H:\Oxford County\2023 DC\Tillsonburg\Report\2024 Development Charge Background Study Tillsonburg FINAL - Bill 185 Addendum.docx Table C-10 Cash Flow Calculation – Growth-Related Studies – Non-Residential Development Related Expenditures Development Related Expenditures Development Related Long- Term Debt $0.326 1% / 3% Nominal Project Cost Project Cost Inflated at 3% Existing Debt Payments per sq.m. per Year Inflated at (3%) Starting in 2025 D.C. Reserve Fund Interest Earnings /(Cost) 2024 60,485 1,710 1,710 14,837 0.326 4,830 63,605 620 64,225 2025 64,225 1,763 1,816 14,837 0.335 4,975 67,385 658 68,043 2026 68,043 65,451 69,437 14,837 0.345 5,125 3,731 359 4,090 2027 4,090 - - 14,837 0.356 5,278 9,368 67 9,436 2028 9,436 7,757 8,731 14,837 0.366 5,437 6,142 78 6,220 2029 6,220 1,763 2,044 14,837 0.377 5,600 9,776 80 9,856 2030 9,856 13,090 15,630 14,837 0.389 5,768 (7) 49 43 2031 43 6,729 8,276 14,837 0.400 5,941 (2,293) (34) (2,327)2032 (2,327) - - 14,837 0.412 6,119 3,792 7 3,800 2033 3,800 7,757 10,121 14,837 0.425 6,303 (19) 19 0 Total 106,021 117,765 0 148,366 55,376 1,904 Note: Numbers may not add due to rounding Year D.C. Reserve Fund Opening Balance Sq. M. of Gross Floor Area Anticipated Revenues Annual Surplus/ (Deficit) D.C. Reserve Fund Closing Balance after Interest Page 341 of 430 PAGE F-1 Town of Tillsonburg By-Law No. XXXX-2024 A By-law to Establish Town-Wide Development Charges for the Town of Tillsonburg WHEREAS subsection 2 (1) of the Development Charges Act, 1997, S.O. 1997, c.27 (hereinafter called “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 arising from the Development of the area to which the by-law applies; AND WHEREAS Council has before it a report entitled “Development Charges Background Study” (the “Study”), the Town of Tillsonburg hereinafter referred to as the “Town”, dated April 12, 2024 by Watson & Associates Economists Ltd., as amended on June 10, 2024, wherein it is indicated that the Development of any land within the Town will increase the need for Services as defined herein; AND WHEREAS Council gave notice to the public and held a public meeting pursuant to section 12 of the Act on May 27, 2024 prior to and at which the Study and the proposed Development Charge by-law were made available to the public in accordance with the Act and regulations thereto and Council heard comments and representations from all persons who applied to be heard (the “Public Meeting”); AND WHEREAS Council intends to ensure that the increase in the need for Services attributable to the anticipated development, including any capital costs, will be met, by updating its capital budget and forecast where appropriate; AND WHEREAS by approval of the Study, dated April 12, 2024, Council has indicated its intent that the future excess capacity identified in the Study, shall be paid for by the development charges or other similar charges. NOW THEREFORE THE COUNCIL OF THE TOWN OF TILLSONBURG ENACTS AS FOLLOWS: 1. DEFINITIONS In this by-law, (1) “Act” means the Development Charges Act, 1997, c. 27, as amended; (2) “Affordable housing” means Dwelling Units and incidental facilities, primarily for persons of low and moderate income, that meet the requirements of any program for such purpose as administered by any agency of the Federal or Provincial government, the County of Oxford and/or the Area Municipality and Page 342 of 430 PAGE F-2 for which an agreement has been entered into with the County of Oxford with respect to the provision of such Dwelling Units and facilities; (3) “Apartment Dwelling” means any Dwelling Unit within a Building containing more than four Dwelling Units where the units are connected by an interior corridor. Notwithstanding the foregoing, an Apartment Dwelling includes a Stacked Townhouse Dwelling; (4) “Area Municipality” means a lower-tier municipality that forms part of the County of Oxford; (5) “Back-to-back Townhouse Dwelling” means a building containing four (4) or more Dwelling Units separated vertically by a common wall, including a rear common wall, that does not have a rear yard with amenity area; (6) “Bedroom” means a habitable room larger than seven square metres, including a den, study, or other similar area, but does not include a living room, dining room or kitchen; (7) “Board of Education” means a board defined in subsection 1 (1) of the Education Act, R.S.O. 1990, c. E,2, as amended; (8) “Building Code Act” means the Building Code Act, R.S.O. 1992, S.O. 1992, c. 23, as amended; (9) “Building” means a permanent enclosed structure occupying an area greater than ten square metres (10 m²) and, notwithstanding the generality of the foregoing, includes, but is not limited to: (a) An above-grade storage tank; (b) An air-supported structure; (c) An industrial tent; (d) A roof-like structure over a gas-bar or service station; and (e) An area attached to and ancillary to a retail Development delineated by one or more walls or part walls, a roof-like structure, or any one or more of them; (10) “Bunk House” means a Building accessory to a permitted farming use containing kitchen and sanitary facilities and sleeping accommodation in individual or combination rooms for seasonal workers directly employed by the permitted use. For clarity, a Bunk House is not a Residential Use; Page 343 of 430 PAGE F-3 (11) “Capital Cost” means costs incurred or proposed to be incurred by the Town or a local board thereof directly or by others on behalf of, and as authorized by, the Town or local board, (a) to acquire land or an interest in land, including a leasehold interest; (b) to improve land; (c) to acquire, lease, construct or improve buildings and structures; (d) to acquire, lease, construct or improve facilities including (but not limited to), (i) furniture and equipment, other than computer equipment; (ii) material acquired for circulation, reference or information purposes by a library board within the meaning of the Public Libraries Act; and (iii) rolling stock with an estimated useful life of seven years or more; (e) interest on money borrowed to pay for costs in (a) to (e); (f) 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 provision of Services designated in this by-law within or outside the Town; (12) “Council” means the Council of the Town of Tillsonburg; (13) “Development” means any activity or proposed activity in respect of land that requires one or more of the actions referred to in section 5 of this by-law and including the redevelopment of land or the redevelopment, expansion, extension or alteration of a use, building or structure except interior alterations to an existing Building or structure which do not change or intensify the use of land; (14) “Development Charge” means a charge imposed pursuant to this by-law; (15) “Dwelling” or “Dwelling Unit” means any part of a building or structure with a room or suite of rooms used, or designed or intended for use, by one person or persons living together, in which sanitary facilities and a separate kitchen may or may not be provided for the exclusive use of such person or persons; Page 344 of 430 PAGE F-4 (16) “Farm Building” means a Building or structure associated with and located on land devoted to the practice of farming, as defined by the Farming and Food Production Protection Act, 1998, and that is used essentially for the housing of farm equipment or livestock, or the production, storage or processing of agricultural and horticultural produce or feeds, and as part of or in connection with a bona fide farming operation and includes barns, silos, Bunk Houses, and other Buildings or structures ancillary to that farming operation, but excludes: (a) any Building or portion thereof used or intended to be used for any other Non-Residential Use, including, but not limited to: retail sales; commercial services; restaurants; banquet facilities; hospitality and accommodation facilities; gift shops; contractors shops; services related to grooming, boarding, or breeding of household pets; and alcohol or cannabis production facilities; (17) “Grade” means the average level of finished ground adjoining a Building or structure at all exterior walls; (18) “Gross Floor Area” means the total floor area measured between the outside of exterior walls, or between the outside of exterior walls and the centre line of party walls dividing the Building from another Building, of all floors above the average level of finished ground adjoining the Building at its exterior walls; (19) “Industrial Building” means a Building used for or in connection with, (a) manufacturing, producing, processing, storing or distributing something; (b) research or development in connection with manufacturing, producing or processing something; (c) retail sales by a manufacturer, producer or processor of something they manufactured, produced or processed, if the retail sales are at the site where the manufacturing, production, or processing takes place; (d) office or administrative purposes, if they are; (i) carried out with respect to manufacturing, producing, processing, storage or distributing of something, and (ii) in or attached to the Building or structure used for that manufacturing, producing, processing, storage or distribution; and shall not include self-storage facilities or retail warehouses; Page 345 of 430 PAGE F-5 (20) "Institutional Development" means development of a Building or structure intended for use, (a) as a long-term care home within the meaning of subsection 2(1) of the Long-Term Care Homes Act, 2007; (b) as a retirement home within the meaning of subsection 2(2) of the Retirement Homes Act, 2010; (c) by any of the following post-secondary institutions for the objects of the institutions: (i) a university in Ontario that receives direct, regular and ongoing operating funding from the Government of Ontario (ii) a college or university federated or affiliated with a university described in subclause 1.19.3.2; or (iii) an Indigenous Institute prescribed for the purposes of section 6 of the Indigenous Institutes Act, 2017 (d) as a memorial home, clubhouse or athletic grounds by an Ontario branch of the Royal Canadian Legion; or (e) as a hospice to provide end of life care; (21) “Local Board” means a municipal service board, public utility commission, public library board, board of health, police services board or any other board, commission, committee or 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 or any part or parts thereof, excluding a conservation authority, any municipal business corporation not deemed to be a local board under O. Reg. 168/03 under the Municipal Act, 2001, S.O. 2001, c. 25, as amended, and any corporation enacted under the Electricity Act, 1998, S.O. 1998, c. 15, Sched. A, as amended, or successor legislation; (22) “Local Services” means those services or facilities which are under the jurisdiction of the Town and are related to a plan of subdivision or within the area to which the plan relates, required as a condition of approval under s.51 of the Planning Act, or as a condition of approval under s.53 of the Planning Act; (23) “Long-Term Care Home” means the floor area of a facility directly related to beds that are licensed, regulated or funded by the Ministry of Health and Long- Term Care, in an approved charitable home for the aged (as defined in the Charitable Institutions Act, R.S.O. 1990, c. C.9), a home (as defined in the Page 346 of 430 PAGE F-6 Homes for the Aged and Rest Homes Act, R.S.O. 1990, c. H.13), or a nursing home (as defined in the Nursing Homes Act, R.S.O. 1990, c. N.7); (24) “Mezzanine” means an intermediate floor assembly between the floor and ceiling of any room or storey and includes an interior balcony; (25) “Multiple Dwelling” means all Dwellings other than Single Detached Dwellings, Semi-Detached Dwellings, and Apartment Dwellings, and shall include Park Model Trailers; (26) "Non-Profit Housing Development" means development of a Building or structure intended for use as residential premises by: (a) a corporation to which the Canada Not-for-profit Corporation Act, 2010 applies, that is in good standing under that Act and whose primary objective is to provide housing, (b) a corporation without share capital wo which the Canada Not-for-profit Corporation Act, 2010 applies, that is in good standing under that Act and whose primary object is to provide housing, or (c) a non-profit housing co-operative that is in good standing under the Co-operative Corporations Act, 2022; (27) “Non-Residential Uses” means a Building or structure, or portions thereof, used, or designed or intended for a use other than a Residential Use; (28) “Official Plan” means the Official Plan of the County of Oxford and any amendments thereto; (29) “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; (30) “Park Model Trailer” means a trailer conforming to National Standard of Canada CAN CSA-Z241.0-92, CAN CSA-Z240 or similar standard that is up to a maximum size of 50 square metres and designed to facilitate relocation from time to time; (31) “Planning Act” means the Planning Act, 1990, R.S.O. 1990, c.P.13, as amended; (32) “Private School” means an academic education school to which all of the following apply: (a) registered with the Province as a “private school” under section 16 of the Education Act; Page 347 of 430 PAGE F-7 (b) non-publicly funded; (c) operated on a not-for-profit basis; (d) operated by a non-share non-profit corporation, or an established or a “religious organization” as defined by the Religious Organizations’ Land Act; and (e) offering elementary or secondary academic education; (33) “Regulation” means any regulation made pursuant to the Act; (34) "Rental Housing Development" means development of a Building or structure with four or more residential units all of which are intended for use as rented residential premises; (35) “Residential Uses” means lands, Buildings or structures or portions thereof used, or designed or intended for use as a home or residence of one or more individuals, and shall include Single Detached Dwelling, Semi-Detached Dwelling, Multiple Dwelling, Apartment Dwelling, and the residential portion of a mixed-use Building or structure; (36) “Row Townhouse Dwelling” means a Building vertically divided into three or more Dwelling Units by common walls extending from the base of the foundation to the roof. Each Dwelling Unit shall have separate entrance directly to the outside; (37) “Semi-Detached Dwelling” means a Building divided vertically into two Dwelling Units each of which has a separate entrance and access to grade; (38) “Services” means services set out in Schedule “A” to this by-law; (39) “Single Detached Dwelling” means a completely detached Building containing only one Dwelling Unit; (40) “Special Care/Special Need Dwelling” means a Building, or part of a Building: (a) containing two or more Dwelling Units which units have a common entrance from street level; (b) where the occupants have the right to use in common with other occupants, halls, stairs, yards, common rooms and accessory Buildings; (c) that is designed to accommodate persons with specific needs, including but not limited to independent permanent living arrangements; and Page 348 of 430 PAGE F-8 (d) where support services, such as meal preparation, grocery shopping, laundry, housekeeping, nursing, respite care and attendant services are provided at any one or more various levels; and includes, but is not limited to, retirement homes or lodges, charitable dwellings, group homes (including correctional group homes) and hospices; Special Care/Special Needs Dwellings will be charged the D.C. rate for Bachelor and 1 Bedroom Apartment Units; (41) “Stacked Townhouse Dwelling” means a Building, other than a Row Townhouse or Back to Back Townhouse, containing at least 3 Dwelling Units; each Dwelling Unit separated from the other vertically and/or horizontally and each Dwelling Unit having a separate entrance to grade; (42) “Temporary Building or Structure” means a Building or structure constructed or erected or placed on land for a continuous period not exceeding twelve months, or an addition or alteration to a Building or structure that has the effect of increasing the total floor area thereof for a continuous period not exceeding twelve months; (43) “Temporary Dwelling Unit” means a Dwelling Unit, which is: (a) designed to be portable (e.g. mobile home); (b) clearly ancillary to, and fully detached from, an existing permanent Dwelling Unit located on the same lot; (c) only permitted to be in place for a limited period of time; and (d) subject to an agreement with the Area Municipality specifying the maximum period of time the Dwelling Unit is to be permitted and any other matters that may be deemed necessary or appropriate by the Area Municipality, such as installation, maintenance and removal provisions, financial security requirements and restrictions on occupancy; (44) “Total Floor Area” means, the sum total of the total areas of all floors in a Building or structure whether at above or below grade measured between the exterior faces of the exterior walls of the building or structure or from the centre line of a common wall separating two uses or from the outside edge of a floor where the outside edge of the floor does not meet an exterior or common wall, and; (a) includes the floor area of a mezzanine, atrium, or air supported structure, and the space occupied by interior wall partitions; Page 349 of 430 PAGE F-9 (b) excludes those areas used exclusively for parking garages or structures; and (c) where a Building or structure does not have any walls, the total floor area of the building or structure shall be the total of the area of all floors including the ground floor that are directly beneath the roof of the Building or structure; (45) “Wind Turbine” means any wind energy conversion system with a nameplate generating capacity greater than 300 kilowatts, that converts wind energy into electricity for sale to an electrical utility or intermediary. 2. CALCULATION OF DEVELOPMENT CHARGES (1) Subject to the provisions of this by-law, the Development Charge against land in the Town shall be imposed, calculated and collected in accordance with the rates set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5” relating to the Services set out in Schedule “A”. (2) Council hereby determines that the Development of land, Buildings or structures for Residential and Non-Residential uses will require the provision, enlargement or expansion of the Services referenced in Schedule “A”; and shall be calculated as follows: (a) In the case of Residential Development, or a Residential portion of a mixed-use Development or redevelopment, the Development Charge shall be the sum of the products of: (i) the number of Dwelling Units of each type, multiplied by, (ii) the corresponding total dollar amount for such Dwelling Unit as set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5”, further adjusted by section 13; and (b) In the case of Non-Residential Development, or a Non-Residential portion of a mixed-use Development or redevelopment, the Development Charge shall be the sum of the products of (i) the Total Floor Area of Non-Residential Development or Non-Residential portion of mixed-use Development multiplied by, (ii) the corresponding total dollar amount per square metre of Total Floor Area, as set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5”, further adjusted by section 13; and (c) In the case of Wind Turbines, the sum of the number of Wind Turbines multiplied by the corresponding amount for each Wind Turbine as set Page 350 of 430 PAGE F-10 out in Schedules “B1”, “B2”, “B3”, “B4” and “B5”, further adjusted by section 13. (d) The Development Charge payable for Rental Housing developments will be reduced based on the number of bedrooms in each unit as follows: (i) Three or more bedrooms – 25% reduction; (ii) Two bedrooms – 20% reductions; and (iii) All other bedroom quantities – 15% reduction. 3. APPLICABLE LANDS (1) Subject to the exceptions and exemptions described in the following subsections, this by-law applies to all lands in the Town, whether or not the land or use is exempt from taxation under section 3 of the Assessment Act, R.S.O. 1990, c.A.31, as amended. (2) This by-law shall not apply to land that is owned by and used for the purposes of: (a) a Board of Education; (b) any municipality or Local Board thereof; (c) a Place of Worship exempt under s.3 of the Assessment Act, R.S.O. 1990, c. A31, as amended; (d) a Public Hospital under the Public Hospitals Act, R.S.O. 1990, c. P.40, as amended; (e) land vested in or leased to a university that receives regular and ongoing operating funds from the government for the purposes of post-secondary education if the Development in respect of which Development Charges would otherwise be payable is intended to be occupied and used by the university. (3) This by-law shall not apply to: (a) Industrial Buildings as defined herein, excluding Wind Turbines; (b) Farm Buildings as defined herein; (c) Private Schools as defined herein; (d) Temporary Buildings or structures as defined herein; Page 351 of 430 PAGE F-11 (e) Affordable Housing as defined herein; (f) Temporary Dwelling Units as defined herein; (g) Long-Term Care home, as defined herein; (h) Lands shown in Schedule “C”. For greater certainty, there lands are designated as “Central Business District” and “Entrepreneurial District” in the County of Oxford Official Plan, Schedule T-1. (i) 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 Gross Floor Area created that is greater than 50% of the existing Gross Floor Area: (iv) notwithstanding subsection 3 (3) (i), the exemption for an existing Industrial Building shall be applied to a maximum of fifty percent (50%) of the Gross Floor Area before the first enlargement for which an exemption from the payment of Development Charges was granted pursuant to this by-law or its predecessor. (v) The Total Floor Area of an existing Industrial Building is enlarged where there is a bona fide increase in the size of the existing Industrial Building, the enlarged area is attached to the existing Industrial Building, there is a direct means of ingress and egress from the existing Industrial Building to and from the enlarged area for persons, goods and equipment and the existing Industrial Building and the enlarged area are used for or in connection with an Industrial purpose as set out in subsection 1(1) of the Regulation. Without limiting the generality of the foregoing, the exemption in this section shall not apply where the enlarged area is attached to the existing Industrial Building by means only of a tunnel, bridge, canopy, corridor, or other passageway, or through a shared below grade connection such as a service tunnel, foundation, footing or parking facility. (j) Affordable residential units required pursuant to section 34 and 16( 4) of the Planning Act (Inclusionary Zoning); (k) Affordable and attainable residential units as follows: Page 352 of 430 PAGE F-12 (i) As of the date on which section 4.1 of the Act is proclaimed into force, affordable residential units that meet the criteria set out in subsection 4.1 (2) or 4.1 (3) of the Act shall be exempt from Development Charges (ii) As of the date on which subsection 4.1 (4) of the Act is proclaimed into force, attainable residential units that meet the criteria set out in subsection 4.1 (4) of the Act shall be exempt from Development Charges 4. RULES WITH RESPECT TO EXEMPTIONS FOR INTENSIFICATION OF HOUSING (1) Notwithstanding section 3 above, no Development Charges shall be imposed with respect to Developments or portions of Developments as follows: (a) The enlargement of an existing Dwelling Unit; (b) a second residential Dwelling Unit in an existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row-Townhouse Dwelling on a parcel of land on which Residential Use, other than ancillary Residential Use, is permitted, if all Buildings and structures ancillary to the existing or new Single Detached Dwelling, Semi- Detached Dwelling, or Row-Townhouse Dwelling cumulatively contain no more than one residential Dwelling Unit; (c) a third residential Dwelling Unit in an existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row-Townhouse Dwelling on a parcel of land on which Residential Use, other than ancillary Residential Use, is permitted, if no Building or structure ancillary to the existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row-Townhouse Dwelling contains any residential Dwelling Units; (d) one residential Dwelling Unit in a Building or structure ancillary to an existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row-Townhouse Dwelling on a parcel of land, if the existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row-Townhouse Dwelling contains no more than two residential Dwelling Units and no other Building or structure ancillary to the existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row- Townhouse Dwelling contains any residential Dwelling Units; or (e) in an existing rental residential Building, which contains four or more residential Dwelling Units, the creation of the greater of one residential Dwelling Unit or one per cent of the existing residential Dwelling Units; (2) For the purposes of subsections 4 (1) (d) a residential Dwelling Unit in a Building or structure ancillary to an existing or new Single Detached Dwelling, Page 353 of 430 PAGE F-13 Semi-Detached Dwelling, or Row-Townhouse Dwelling must be clearly secondary and subordinate to the principal Dwelling Unit on the lot and: (a) have Gross Floor Area of no greater than 60% of the Gross Floor Area of the principal Dwelling Unit, to a maximum of 140 m2; and (b) shall be located a maximum distance of 30 m from the principal Dwelling Unit. 5. TIMING OF CALCULATION FOR DEVELOPMENT CHARGES (1) Subject to subsection 5 (2), Development Charges shall be calculated and collected in accordance with the provisions of this by-law and be imposed on land to be developed for Residential and Non-Residential Use, where, the Development requires; (a) the passing of a zoning by-law or an amendment thereto under section 34 of the Planning Act, R.S.O. 1990, c.P.13; (b) the approval of a minor variance under section 45 of the Planning Act, R.S.O. 1990, c.P.13; (c) conveyance of land to which a by-law passed under subsection 50 (7) of the Planning Act, R. S.O. 1990, c.P.13 applies; (d) the approval of a plan of subdivision under section 51 of the Planning Act, R.S.O. 1990, c.P.13; (e) a consent under section 53 of the Planning Act, R.S.O. 1990, c.P.13; (f) the approval of a description under section 9 of the Condominium Act, S.O. 1998, c.9, as amended; or (g) the issuing of a permit under the Building Code Act, 1992, S.O. 1992, c.23, as amended in relation to a Building or structure. (2) Subsection 5 (1) shall not apply in respect to: (a) Local Services installed or paid for by the owner within a plan of subdivision or within the area to which the plan relates, as a condition of approval under section 51 of the Planning Act, R.S.O. 1990, c.P.13; (b) Local Services installed or paid for by the owner as a condition of approval under section 53 of the Planning Act, R.S.O. 1990 c.P.13. (3) A Development Charge shall be calculated and payable in full in money or by provision of Services as may be agreed upon, or by credit granted pursuant to the Act or this by-law, on the date that the first building permit is issued in Page 354 of 430 PAGE F-14 relation to a Building or structure on land to which a Development Charge applies. (4) Where a Development Charge applies to land in relation to which a building permit is required, the building permit shall not be issued until the Development Charge has been paid in full. (5) Notwithstanding subsection 5 (1), Development Charges for Rental Housing and Institutional Developments are due and payable in 6 equal installments commencing with the first installment payable on the date of occupancy, and each subsequent installment, including interest, payable on the anniversary date each year thereafter. (6) Notwithstanding subsections 5 (1) and 5 (3), where the development of land results from the approval of a Site Plan or Zoning By-law Amendment application received on or after January 1, 2020, and the approval of the application occurred within the prescribed amount of time of building permit issuance, the Development Charges under section 2 shall be calculated based on the rates set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5” on the date of the planning application. Where both planning applications apply, Development Charges under section 2 shall be calculated on the rates set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5” on the date of the later planning application. (7) Interest for the purposes of subsections 5 (5) and 5 (6) shall be calculated as per the Town’s Development Charge Interest Rate Policy. 6. LOCAL SERVICE INSTALLATION (1) Nothing in this by-law prevents Council from requiring, as a condition of an agreement under section 51 or 53 of the Planning Act that the Owner, at his or her own expense, shall install or pay for such Local Services, within the Plan of Subdivision or within the area to which the plan relates, as Council may require. 7. MULTIPLE CHARGES (1) Where two or more of the actions described in subsection 5 (1) are required before land to which a Development Charge applies can be developed, only one Development Charge shall be calculated and collected in accordance with the provisions of this by-law, as prescribed in section 5. (2) Notwithstanding subsection 7 (1), if two or more of the actions described in subsection 5 (1) occur at different times, and if the subsequent action has the effect of a net increase in the number of Residential Dwelling Units and/or a net increase in the amount of Non-Residential Gross Floor Area, additional Development Charges shall be calculated and collected in accordance with the provisions of this by-law. Page 355 of 430 PAGE F-15 8. SERVICES IN LIEU (1) Council may authorize an Owner, through an agreement under section 38 of the Act, to substitute such part of the Development Charge applicable to the Owner’s Development as may be specified in the agreement, by the provision at the sole expense of the Owner, of services in lieu. Such agreement shall further specify that where the Owner provides services in lieu in accordance with the agreement, Council shall give to the Owner a credit against the Development Charge in accordance with the agreement provisions and the provisions of section 39 of the Act, equal to the reasonable cost to the Owner of providing the services in lieu. In no case shall the agreement provide for a credit which exceeds the total Development Charge payable by an Owner to the Town in respect of the Development to which the agreement relates. (2) In any agreement under subsection 8 (1), Council may also give a further credit to the Owner equal to the reasonable cost of providing services in addition to, or of a greater size or capacity, than would be required under this by-law. (3) The credit provided for in subsection 8 (2) shall not be charged to any Development Charge reserve fund. 9. FRONT-ENDING AGREEMENTS (1) Council may authorize a front-ending agreement in accordance with the provisions of Part III of the Act, upon such terms as Council may require, in respect of the Development of land. 10. DEMOLITION AND CONVERSION CREDITS FOR REDEVELOPMENT OF LAND (1) If a Development involves the demolition of and replacement of all or part of a Building or structure, or the conversion from one principal use to another, a credit shall be allowed, provided that the land was improved by occupied structures, or structures capable of being occupied without structural improvement, within the five years prior to the issuance of the building permit, and the building permit has been issued for the development within five years from the date the demolition permit has been issued; and; (2) Subject to subsection 10 (3), the credit shall be calculated: (a) in the case of the demolition or conversion of a Building, or a part of a Building, used for a Residential purpose, by multiplying the number and type of Dwelling Units demolished or converted by the relevant Development Charge in effect under this by-law on the date when the Development Charge with respect to the redevelopment is payable pursuant to this by-law; or Page 356 of 430 PAGE F-16 (b) in the case of the demolition or conversion of a Building, or part of a Building, used for a Non-Residential purpose, by multiplying the Non- Residential Total Floor Area demolished or converted, by the relevant Development Charge in effect under this by-law on the date when the Development Charge with respect to the redevelopment is payable pursuant to this by-law. (3) A credit can, in no case, exceed the amount of the development charge that would otherwise be payable. No credit is available if the use for which the demolished/converted buildings or structures was last lawfully occupied is exempt under this by-law. (4) Notwithstanding subsection 10 (1) above, where the Building cannot be demolished until the new Building has been erected, the Owner shall notify the Town in writing and pay the applicable Development Charge for the new Building in full and, if the existing Building is demolished not later than twelve (12) months from the date a building permit is issued for the new Building, the Town shall provide a refund calculated in accordance with this section to the Owner without interest. If more than twelve (12) months is required to demolish the existing Building, the Owner may make a written request to the Town, and the Town’s Treasurer or designate, in his or her sole and absolute discretion and upon such terms and conditions as he or she considers necessary or appropriate, may extend the time in which the existing Building must be demolished, and such decision shall be made prior to the issuance of the first building permit for the new Building. 11. RESERVE FUNDS (1) Monies received from payment of Development Charges under this by-law shall be maintained in a separate reserve fund for each Service category set out in Schedule “A”. (2) Monies received for the payment of Development Charges shall be used only in accordance with the provisions of section 35 of the Act. (3) Council directs the Town Treasurer to divide the reserve fund created hereunder into separate accounts in accordance with the Service categories set out in Schedule “A” to which the Development Charge payments, together interest earned thereon, shall be credited. (4) Where any Development Charge, or part thereof, remains unpaid after the due date, the amount unpaid shall be added to the tax roll for the property on which the Development occurred and shall be collected as taxes. (5) Where any unpaid Development Charges are collected as taxes under subsection 13 (4), the monies so collected shall be credited to the development charge reserve funds referred to in subsection 13 (1). Page 357 of 430 PAGE F-17 (6) The Town Treasurer shall in each year commencing in 2025 for the 2024 year, furnish to Council a statement in respect of the reserve funds established hereunder for the prior year, containing the information set out in section 12 of O. Reg. 82/98. 12. BY-LAW AMENDMENT OR APPEAL (1) Where this by-law or any Development Charge prescribed thereunder is amended or repealed either by order of the Ontario Land Tribunal (OLT) or by resolution of Council, the Town Treasurer shall calculate forthwith the amount of any overpayment to be refunded as a result of said amendment or repeal. (2) Refunds that are required to be paid under subsection 12 (1) shall be paid with interest to be calculated as follows: (a) Interest shall be calculated from the date on which the overpayment was collected to the date on which the refund is paid; (b) The Bank of Canada interest rate in effect on the date of enactment of this by-law shall be used. (3) Refunds that are required to be paid under subsection 12 (1) shall include the interest owed under this section. 13. BY-LAW INDEXING (1) The Development Charges set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5” to this by-law shall be adjusted annually as of June 13, without amendment to this by-law, in accordance with the most recent twelve month change in the Statistics Canada Quarterly, “Construction Price Statistics”. 14. SEVERABILITY (1) In the event any provision, or part thereof, of this by-law is found by a court of competent jurisdiction to be void, voidable, unenforceable or ultra vires, such provision, or part thereof, shall be deemed to be severed, and the remaining portion of such provision and all other provisions of this by-law shall remain in full force and effect. 15. BY-LAW ADMINISTRATION (1) This by-law shall be administered by the Town Treasurer. 16. SCHEDULES TO THE BY-LAW (1) The following Schedules to this by-law form an integral part of this by-law: Schedule A – Schedule of Municipal Services Page 358 of 430 PAGE F-18 Schedule B1 – Schedule of Development Charges – Services Related to a Highway Schedule B2 – Schedule of Development Charges – Fire Protection Services Schedule B3 – Schedule of Development Charges – Parks and Recreation Services Schedule B4 – Schedule of Development Charges – Policing Services Schedule B5 – Schedule of Development Charges – Growth-Related Studies Schedule C – Schedule of Lands exempt from the Town-Wide Development Charge By-law-2024 (2) Any or all Schedules may be amended, revised and/or replaced from time to time during the term of the by-law as set out in accordance with the provisions of the Development Charges Act, 1997, S.O. 1997, c.27 as may be amended and/or replaced from time to time. 17. DATE BY-LAW EFFECTIVE (1) This by-law shall come into force and effect on June 13, 2024. 18. EXISTING BY-LAW REPEAL (1) By-law 4315 as amended by By-law 2021-036 is repealed on the date this by-law comes into effect. 19. SHORT TITLE (1) This by-law may be cited as the “2024 Town of Tillsonburg Development Charge By-law”. Page 359 of 430 PAGE F-19 READ a first and second time this 12th day of June, 2024. READ a third time and finally passed in Open Council this 12th day of June, 2024. _________________________________ MAYOR _________________________________ CLERK Page 360 of 430 PAGE F-20 SCHEDULE “A” TO BY-LAW NO. XXXX-2024 DESIGNATED MUNICIPAL SERVICES UNDER THIS BY-LAW (1) Services Related to a Highway (2) Fire Protection Services (3) Parks and Recreation Services (4) Policing Services (5) Growth-Related Studies Page 361 of 430 PAGE F-21 SCHEDULE “B1” TO BY-LAW NO. XXXX-2024 SCHEDULE OF DEVELOPMENT CHARGES – SERVICES RELATED TO A HIGHWAY Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Services Related to a Highway 4,170 3,324 2,662 1,690 20.98 4,170 Service RESIDENTIAL NON-RESIDENTIAL Page 362 of 430 PAGE F-22 SCHEDULE “B2” TO BY-LAW NO. XXXX-2024 SCHEDULE OF DEVELOPMENT CHARGES – FIRE PROTECTION SERVICES Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Fire Protection Services 1,392 1,110 889 564 7.01 1,392 Service RESIDENTIAL NON-RESIDENTIAL Page 363 of 430 PAGE F-23 SCHEDULE “B3” TO BY-LAW NO. XXXX-2024 SCHEDULE OF DEVELOPMENT CHARGES – PARKS AND RECREATION SERVICES Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Parks and Recreation Services 9,129 7,276 5,828 3,699 7.66 - Service RESIDENTIAL NON-RESIDENTIAL Page 364 of 430 PAGE F-24 SCHEDULE “B4” TO BY-LAW NO. XXXX-2024 SCHEDULE OF DEVELOPMENT CHARGES – POLICING SERVICES Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Policing Services 6 5 4 2 0.03 6 Service RESIDENTIAL NON-RESIDENTIAL Page 365 of 430 PAGE F-25 SCHEDULE “B5” TO BY-LAW NO. XXXX-2024 SCHEDULE OF DEVELOPMENT CHARGES – GROWTH-RELATED STUDIES Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Growth-Related Studies 85 68 54 34 0.33 85 Service RESIDENTIAL NON-RESIDENTIAL Page 366 of 430 PAGE F-26 SCHEDULE “C” TO BY-LAW NO. XXXX-2024 SCHEDULE OF LANDS EXEMPT FROM THE DEVELOPMENT CHARGE BY-LAW COUNTY OF OXFORD - TOWN OF TILLSONBURG CENTRAL BUSINESS DISTRICT Page 367 of 430 Page 1 of 3 Subject: Trans Canada Trail – Award of Grant Report Number: RCP 24-025 Department: Recreation, Culture and Parks Department Submitted by: Andrea Greenway, Acting Director of Recreation, Culture & Parks Meeting Type: Council Meeting Meeting Date: Wednesday, June 12, 2024 RECOMMENDATION A. THAT report RCP 24-025 titled “Trans Canada Trail – Award of Grant” be received as information; and B. THAT a By-law to authorize the Mayor and Clerk to execute all agreements and contracts associated with this project be presented to Council for consideration. BACKGROUND The purpose of this report is to inform Council that the Town of Tillsonburg was successful in receiving a grant from the Trans Canada Trail under the Trail Funding Program: Minor Maintenance Stream. This project involves resurfacing of the town managed section of Trans Canada Trail to improve the quality of the surface and safety for users; installation of drainage system - culverts - to mitigate rain water pooling, runoff and erosion. Additionally, rental of mulching head-type machinery to trim and reduce encroachment of sumac trees along the trail pathways as well as removal of invasive species including phragmites. The maximum contribution amounts for planning, design and construction phases are limited to $7,500 for projects costs between $10,000 and $25,000. DISCUSSION The Minor Maintenance Stream of funding was designed to support maintenance projects along the Trans Canada Trail to ensure the long-term sustainability and integrity of the network, as well as improve the safety and comfort of users. Further, this stream will support Trail groups as they increase and maintain the engagement of trail volunteers. The Trans Canada Trail provides financial support to successful applicants for their minor maintenance projects through this stream, based on work to be completed and eligible expenses. The total cost of the project is estimated to be $19,200.00 and includes: Page 368 of 430 RCP 24-025 Trans Canada Trail – Award of Grant Page 2 of 3 - Cost of materials in the amount of $8,500.00 plus $1,200.00 for bridges and culverts and - Equipment rentals in the amount of $3,500.00. - Other expenses include regulatory signage and staff labour in the amount of $6,000.00. The grant has been awarded in the amount of $7,500.00 and the remainder will be allocated from Parks operating budget. The project timeline is from June to November 2024. CONSULTATION This report was prepared in consultation with the Supervisor of Cemetery and Parks and the Finance Department. FINANCIAL IMPACT/FUNDING SOURCE This project will be funded from Parks operating budget in the amount of $11,700.00 and Trans Canada Trail in the amount of $7,500.00. CORPORATE GOALS How does this report support the corporate goals identified in the Community Strategic Plan? ☒ Lifestyle and amenities ☐ Customer service, communication and engagement ☐ Business attraction, retention and expansion ☐ Community growth ☐ Connectivity and transportation ☐ Not Applicable Does this report relate to a specific strategic direction or project identified in the Community Strategic Plan? Please indicate section number and/or any priority projects identified in the plan. Goal – Within the community, Tillsonburg will strive to offer residents the amenities, services and attractions they require to enjoy balanced lifestyle. Strategic Direction – Provide an expanded, accessible network of parks and trails. Priority Project – Short Term – Trail system upgrades. Page 369 of 430 RCP 24-025 Trans Canada Trail – Award of Grant Page 3 of 3 ATTACHMENTS Appendix A – TCT Contribution Agreement Page 370 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 1 of 10 Contribution Agreement Name of Organization: Town of Tillsonburg (the “Recipient”) Organization Representative: Margaret Puhr Name of the Trail Operator: Town of Tillsonburg Project Name: ON - Town of Tillsonburg, Resurfacing and drainage improvements (2024) (the “Project”) Province: Ontario Project Code: 107065 TCT Representative: Lexi Rosen SUMMARY 1.This project is being funded, in part, by Trans Canada Trail (“TCT”), under the Trail Funding Program - Connection and Maintenance stream, (TFP). 2.TCT will fund 43.60% of actual eligible expenditures for the Project, up to the maximum contribution amount set out below. 3.The maximum contribution amount from TCT to the Recipient, to be put towards the completion of this Project, is $7,500.00. 4.The term of this contribution agreement (“this Agreement”) commences from the date of signature by TCT to 2024/12/30, unless extended by TCT, in writing to the Recipient. 5.The Scope of the Project (including the purpose of the contribution, a brief summary of the Project, the eligible costs, Project schedule, Project budget, and expected results) is set out in Appendix A. 6.The Scope of the Project will not change without advance written approval from TCT. 7.The Appendices to this Agreement form part of this Agreement. Page 371 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 2 of 10 DEFINITIONS TCT - Is the organization managing The Trans Canada Trail network. The Trans Canada Trail Network - consists of more than 28,000 kilometres of multi-use trails, linking Canada and Canadians. Trail Operator - Is the individual, entity, trail organization or government organization that is leading the planning, design, construction, maintenance, trail experience and general operation of a Trail Section. Trail Section - is a defined type of infrastructure that is designed and used to enable one or more trail- based recreation activities. To be recognized as a trail, the infrastructure must meet the following criteria: •Be approved by the public and/or private land manager •Be mapped •Marked with proper signage, and •Be actively managed and maintained by a trail operator, or combination of operators, that has accepted the responsibility for the management and maintenance of the trail and associated infrastructure. •For this Agreement, Trail Section refers to those operated by the Trail Operator. Trail Code - TCT number of reference to identify the trail section. THE RECIPIENT AND THE TRAIL OPERATOR ACKNOWLEDGE AND CONFIRM: (1)That before signing this Agreement, they concluded an agreement to clearly identify their roles and responsibilities in regard to this Project and the operation of the trail. (2)That, by submitting this project, they have read, understood and agreed to the latest guidelines related to the TFP program (including stream guidelines) which are incorporated by reference into this Agreement. (3)That, the Project is located on the Trans Canada Trail network, on a local trail system defined as a Greenway and Trails and Paths, with permitted activities on this section established by TCT’s trail definitions and types at the time of the Project being submitted to TCT. (4)That: o A maintenance plan has been/will be implemented o Safety rules and trail etiquette are clearly set out in trail signage to users, and are enforced by local law enforcement or trail wardens. o Trail conditions are suitable for cyclists, paddlers or walkers/hikers to enjoy the best possible experience on the Trail. Page 372 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 3 of 10 (5) That, the Trail is only being used for lawfully permitted activities, and as otherwise permitted by the major category and primary type under which the Trail section was built and registered with TCT - defined above in point (2). Prior to any change in the major category and primary type of a registered Trail section, the Recipient must first notify TCT and receive written advance approval for the proposed change. In the event of non-compliance with this provision, TCT may, at any time, require reimbursement by the Recipient for any contribution that has been provided by TCT. Within 14 days of any such reimbursement request sent to the Recipient by TCT, the Recipient will reimburse TCT the full amount of the request, up to the total amount indicated in the signed contribution agreement. (6) That, as Recipient, they have the full authority and permission from all the land owners, trail operators and trail managers to sign this Agreement, and conduct and manage the Project. THE RECIPIENT AND THE TRAIL OPERATOR AGREE TO: (1) Complete each stage of the Project, as well as the entire Project, on time, as set out in Appendix A. (2) Comply with the requirements set out in Appendix B. (3) Comply with TCT’s acknowledgement guidelines. (4) Comply with TCT’s signage guidelines with regards to wayfinders and other signage, for the area covered by the project. Contact project@tctrail.ca if a wayfinding project is being planned. (5) Post the following phrase on trailheads and signs of significance (rules of trail, etc.): Recreational Trail | Sentier Récréatif Use at Own Risk | À utiliser à vos propres risques (6) Comply with the reporting schedule set out in this Agreement. (7) Comply with all applicable federal, provincial/territorial and local legislation, bylaws, codes, regulations, and current best practices in relation to the Project and the area covered by the Project, including but not limited to these in relation to construction, health and safety, accessibility and environmental practices. (8) Obtain all approvals and permits required for the Project and local trail system. (9) Take full responsibility for the ownership, maintenance and repair of the Trail, infrastructure and signage, for the area covered by the Project, subject to this Agreement. (10) Take full responsibility when defining a Trail section as being accessible or universally accessible. Where a trail is defined as accessible or universally accessible, ensure an accessible or universally accessible standard is maintained, with appropriate signage, whenever the trail and all related infrastructure is open to users. (11) Comply with and respect TCT’s guidelines and policies. The Recipient should contact its TCT representative to obtain the latest version of TCT’s guidelines and policies. (12) Consent to the publication by TCT of any and all information related to the Project, including but not limited to, the amount and details of TCT’s financial contribution, the name of the Recipient organization, the Project description and any other related information. Page 373 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 4 of 10 REPORTING AND PAYMENT CONDITIONS (1)The Recipient must use TCT’s online template to deliver all written progress reports for the Project to TCT in accordance with this Agreement, including Appendix A. Progress reports must include the following information: •Confirmation that each aspect of the Scope of the Project has not changed (an explanation, as well as advance approval from TCT, is required for any changes); •The previous month’s expenses and total cost to date; •Any other information or documentation required by this Agreement; •Supporting documentation for any expenses incurred for the Project, as required by TCT, in its sole discretion. (2)The Recipient must use TCT’s online template to deliver a final report for the Project to TCT within 30 days of the substantial completion of the Project. The final report must include the following information: •Pictures (before and after the Project); •Proof of insurance, with TCT identified as one of the insured entities; •Signage report, including final GIS locations and trail alignment; •Description of how TCT’s contribution has been or will be recognized; •The previous month’s expenses and total costs to date; •Matching funds sources; •In the case of a study, the final design, report or any other documentation produced during the study; •Any other information or documentation required by this Agreement •Maintenance plan; •Supporting documentation, as required by TCT, in its sole discretion. (3)If TCT does not receive progress reports, or a final report, in accordance with this Agreement, it may withhold payments until the reports are received and determined by TCT to be in accordance with this Agreement. Aside from all other available remedies, TCT may terminate this Agreement if any such report, otherwise in accordance with this Agreement, is not received by TCT within sixty (60) days of the date on which the report was due. (4)In addition to the scheduled reports, TCT, in its sole discretion, may require the Recipient to submit additional reports, verbally or in writing, on such timing as required by TCT. (5)During the term of this Agreement, the Recipient must demonstrate that it is overseeing the Project in accordance with this Agreement, including but not limited to, the Scope of the Project, and that it has the ability to complete the Project in accordance with this Agreement. The Recipient may be subject to work inspections and validation of financial data by TCT, in its sole discretion, which must be kept up to date throughout the Project. (6)The Recipient must maintain all records associated with the Project, and retain them for at least six (6) years after the expiry of this Agreement. If requested by TCT, the Recipient will provide any Page 374 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 5 of 10 requested records, including pay stubs, to TCT for inspection, verification or copying, and must allow access to work sites for inspection. Staff, volunteers or subcontractors involved in the Project must be made available to TCT for interview purposes as required by TCT in its sole discretion. (7) The Recipient may be asked to participate in an evaluation or audit of the Project or contribution under this Agreement. In such case, the Recipient will make available any records required for such evaluations or audits. PAYMENTS (1) Each payment will be made within 90 days of the signing of the contribution agreement and/or approval of a project report by Trans Canada Trail. Payments will be made according to the schedule in Appendix A. (2) The total contribution will be based on the actual approved Project expenditures up to the maximum contribution amount set out in this Agreement. The total contribution amount may be lower than originally specified, as set out in this Agreement, including if the eligible expenses incurred by the Recipient are less than those detailed in the Scope of the Project. (3) Spending on the Project by the Recipient must be within the agreed upon budget allocation included in the Scope of the Project (Appendix A). The Recipient must report any budget reallocation within the budget categories in the next progress report, as well as in the final report. (4) Any unspent funds must be returned to TCT, unless TCT has provided the Recipient with prior written approval for such funds to be spent on other items or activities that are consistent with the Project’s purpose, in TCT’s sole discretion. (5) All payments under this Agreement are conditional upon TCT receiving sufficient funding from its funding sources. The Recipient understands and agrees that if TCT determines, in its sole discretion, that it does not have sufficient funding for the amounts payable to the Recipient under this Agreement, TCT may reduce the payments or terminate this Agreement, without any further obligation or liability by TCT. In such case, the Recipient will have no recourse or rights against TCT. DEFAULTS (1) Each of the following actions constitutes a default under this Agreement: • Any named default in this Agreement; • False statements to TCT by the Recipient; • Failure of the Recipient to meet any term condition, requirement or obligation contained in this Agreement; • TCT determines, in its sole discretion, that the Recipient will be unable to complete the Project in an acceptable manner or otherwise in accordance with this Agreement. (2) TCT will deliver notice to the Recipient and the Trail Operator, in writing, of any such defaults (the “Default Notice”). The Recipient will be required to comply with the conditions set out in the Default Notice. Upon receipt of the Default Notice, the Recipient will have 30 days to remedy the default. If Page 375 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 6 of 10 the Recipient does not remedy the default, or otherwise comply with the Default Notice to TCT’s satisfaction, in its sole discretion, TCT may: • Suspend or terminate this Agreement, including any payments required under this Agreement; • Suspend or terminate any other agreements between the Recipient and/or the Trail Operator and TCT, including any payments required under those agreements; • Refuse to support any future projects of the Recipient; • Recover some or all of TCT’s contribution for the Project; • Remove Trans Canada Trail designation from any area associated with the Recipient and/or the Trail Operator; • Take any other action or remedy permitted under this Agreement or at law. (3) The failure by TCT to take any action in response to a default under this Agreement does not constitute a waiver of TCT’s right to take future action with respect to said default. CLAIMS, TRANSFER, TERMINATION AND RECOURSE (1) The Recipient and/or the Trail Operator will not make any claim against TCT for any delay or deficiency in the completion of the Project, nor for any inaccuracies in information provided to the Recipient and/or the Trail Operator under this Agreement or otherwise. (2) The Recipient and/or the Trail Operator shall release, indemnify and hold harmless TCT and its directors, officers, employees, agents, assigns and representatives from and against any and all costs, claims, demands, expenses, actions, and causes of action (the “Claims”), howsoever caused, which arise out of, relate to, or result from the Project, including but not limited to, TCT’s contribution under this Agreement, including but not limited to any Claims for damage to property or injury to persons (including death). TCT also holds this indemnity in trust for parties who are not signatories to this Agreement. (3) TCT is not liable for any borrowings, leases or other obligations that the Recipient and/or the Trail Operator may have incurred with respect to any obligations or expenses towards which contribution under this Agreement is made. (4) In addition to any other available remedies, this Agreement may be terminated immediately by TCT if the Recipient and/or Trail Operator ceases operations, liquidates its business, is placed in receivership, becomes insolvent or declares bankruptcy. (5) In the event of a dispute arising from or in connection with this Agreement, the parties agree to engage in good faith discussions for 30 days, or such further period as may be agreed by the parties in writing, in an attempt to resolve the dispute. If the dispute is not resolved within the aforesaid period, either party may refer the matter to an arbitration. (6) This Agreement is not transferable by the Recipient and/or the Trail Operator. (7) This Agreement shall be governed solely by the laws of Ontario. Page 376 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 7 of 10 AUTHORIZED SIGNATURES The undersigned hereby certify the following: • I am duly authorized to bind our organization; • The information included in this Agreement, including in the appendices, is accurate. _______________________________ _____________________________ Name of Recipient Signing Authority Name of TCT Signing Authority _______________________________ _____________________________ Signature (Recipient) Signature (TCT) _______________________________ _____________________________ Date Signed Date Signed If different than the Recipient: _______________________________ Name of Trail Operator Signing Authority _______________________________ Signature (Operator) _______________________________ Date Signed FTINPUT:Object87792201c9514f88b809444f11a69e72:0 FTINPUT:Object9a49d57ded0942e78f30da2d968c48c4:0 FTSIGNATURE:646c6b5b9f164d7a834fc1366c1ce0be FTSIGNATURE:2c43904aaf054f08a5efe848006c4851 FTINPUT:Object313cda8b5d814571914cdd5262d0393a:0 FTINPUT:Object6e49cabd831a4ecc9eb902ab15a09433:0 FTINPUT:Object7cd7dc1e67944598be27844d474ad50e:0 FTSIGNATURE:17c3d924f86d4aea86c5f5b4346b8259 FTINPUT:Object65a0098fb9fd44f5b40a8ded44a362fa:0 Page 377 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 8 of 10 APPENDIX A — SCOPE OF PROJECT Information Project Name ON - Town of Tillsonburg, Resurfacing and drainage improvements (2024) Total Cost (budget) $17,200.00 TCT max Contribution $7,500.00 % of total cost (contribution) 43.60% Schedule Start date 2024/06/03 Completion date 2024/11/29 Expiration date 2024/12/30 Project Deliverables Deliverable Due Date Contribution Agreement 2024/05/20 Progress Report 1 2024/07/20 Progress Report 2 2024/08/20 Progress Report 3 2024/09/20 Acknowledgement Signs 2024/09/20 Final Report 2024/11/20 Payment schedule Deliverable % of the contribution Contribution Agreement 25% of 100% Progress report (50% completion stage) 50% of 100% Final Report 25% of 100% Description This project will include resurfacing of the town managed section of TCT to improve the quality of the surface and better safety for users; installation of drainage system - culverts - to mitigate rain water pooling, runoff and erosion. Additionally, rental of mulching head-type machinery to trim and reduce encroachment of sumac trees along the trail pathways as well as removal of invasive species including phragmites. Page 378 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 9 of 10 APPENDIX B — Promotion and Recognition Appendix B is provided to ensure that TCT (national) and the Recipient (local) benefit as much as possible from the unique and valuable relationship we share. TCT recognizes that the Recipient commonly engages in a variety of fundraising activities, in addition to receiving financial support from TCT. The Recipient recognizes that TCT also fundraises for local Trail projects in their provincial/territorial jurisdiction, in addition to providing fundraising advice and limited support to recipients requiring assistance. Guiding Principles Collaboration: TCT and the Recipient recognize their shared responsibility to collaborate on achieving their goals and priorities, and are committed to a multi-sector approach. Stewardship: The Recipient recognizes that donors have entrusted TCT to invest their support in order to ensure the greatest impact. The Recipient will work with TCT to meet their commitment to donors. This appendix is a commitment by the Recipient to TCT. The contribution provided through this agreement has been supplied, in part, through donations to Trans Canada Trail and TCT is committed to recognizing these donors for their support. Trans Canada Trail agrees to: (1) Give a contribution to the Recipient for the completion of the Project, as set out in this Agreement. (2) At its sole discretion, promote trail sections, funded programs and initiatives within the Province/Territory through a variety of channels, including but not limited to: TCT’s website, social media channels, as well as campaign and promotional materials. (3) When feasible, consult and provide guidance with respect to fundraising upon request in order to, among other things, reduce donor confusion. (4) Ensure regular and timely communications with the Recipient on any matter that may affect their relationship with TCT or the terms of this Agreement. The Recipient and Trail Operator agree to: (1) Follow the acknowledgement requirement – See TCT’s acknowledgement guidelines. (2) Prepare or collaborate, as required, on the development of an event to acknowledge the Project (i.e. announcement of contribution, trail opening, etc.) and provide a speaking opportunity for a TCT representative. (3) Portray Trans Canada Trail positively in all verbal and written communication to the public. (4) Protect TCT’s brand identity by following brand and logo usage guidelines. Page 379 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 10 of 10 (5) Display signage that is provided, recognizing Trans Canada Trail as a funder. This signage should be placed in a high-traffic area or at the construction site. (6) Collaborate with TCT throughout the term of this Agreement to support marketing and content materials such as blogs, newsletters and other engagement programs that help to demonstrate our work together in the Province/Territory. (7) Refrain from fundraising from national corporations who may have already given to TCT. TCT will, in turn, refrain from fundraising from local and provincial branches of similar national corporations. If there are questions about who these national corporate donors are, and/or if advice is required to coordinate a stronger approach to ensure success of your organization. (8) Participate in donor recognition initiatives, such as thanking donors, when appropriate, thereby making a tangible connection between donations to TCT and improvements to the Trans Canada Trail. (9) Provide, for TCT’s review, any publication, printed recognition, or signage featuring the TCT logo, prior to publication, which will not occur without TCT’s advance approval. (10) Notify TCT in advance of any public events related to the Project, and provide an opportunity for TCT representation and recognition at the event. Demonstrating tangible recognition of local donors who have contributed to the success of the Project, including notifying TCT, will reflect positively on the Recipient and will be considered in future funding requests submitted to TCT. TCT also requires recipients to follow Trans Canada Trail on social media and share its content when possible, for the duration of the agreement. Page 380 of 430 1 The Corporation of the Town of Tillsonburg Accessibility Advisory Committee Meeting MINUTES Thursday, March 7, 2024 5:30 PM Boardroom CSC 10 Lisgar Ave. ATTENDANCE: Scott Gooding Chris Parker Scott Vitias Taylor Campbell Joe Sym Stephen Gradish Carrie Lewis Kristy Milmine Christian Devlin Regrets: Deb Gilvesy Andrew Gradish Susie Wray Staff: Andrea Greenway Margaret Puhr Regrets: Julie Ellis Julie Columbus _____________________________________________________________________ 1. Call to Order The meeting was called to order at 5:30pm 2. Adoption of Agenda Page 381 of 430 2 Resolution # 1 Moved By: Carrie Lewis Seconded By: Stephen Gradish THAT the Agenda as prepared for the March 7th Recreation & Sports Advisory Committee be adopted Carried 3. Disclosures of Pecuniary Interest and the General Nature Thereof There were no disclosures. 4. Adoption of Minutes of Previous Meeting Resolution # 2 Moved By: Christian Devlin Seconded By: Joe Sym THAT the minutes as prepared for the January 30th Recreation & Sports Advisory Committee be adopted. Carried 5. Information Items 5.1 Master Plan update - memo Andrea summarized the update on Master Plan. Councillor Parker provided feedback that was given to the consultants regarding the document. 5.2 RCP budget update - memo Andrea provided some expanded information as per attached memo. RCP has many projects scheduled for the year. 5.3 Hall of Fame subcommittee update Memo The logo and the invitation styles have been approved and will be sent out to the committee shortly. Ticket price has been set as $45.00 Beres Butchers and Deli will be the caterer. Page 382 of 430 3 Pins have been ordered. 6. General Business & Reports 6.1 Council update: Pickleball/Tennis - Chris Parker Councillor Parker provided that the target completion date is set for June. An open house will be held on March 19th, with Pickleball Ontario reps attending to provide some information. 6.2 Council update: Aquatic facility renovation - Chris Parker Information provided in the report attached to the agenda. 6.3 Lake Lisgar Water Park update Bathhouse renovation is now complete. Council has approved the new canteen project, with the project completion scheduled to be in time for the opening day/grand opening in June. A Trillium grant application has been submitted for replacement of the water park roof. 7. Next Meeting 8. Adjournment The meeting was adjourned at 6:30 Resolution # 3 Moved By: Joe Sym Seconded By: Carrie Lewis THAT the meeting be adjourned at ___ Carried Page 383 of 430 1 The Corporation of the Town of Tillsonburg Parks, Beautification & Cemeteries Committee Meeting MINUTES Tuesday, April 2, 2024 5:00 PM Boardroom CSC 10 Lisgar Ave. ATTENDANCE: Mike Dean Maurice Verhoeve Kristine Vandenbussche Martha Kirkpatrick Isaac Card Joan Weston Karen Clipson Paul DeCloet Pete Luciani Deb Gilvesy Regrets: Ron Walder Barbara Wareing Susan Saelens Staff: Julie Columbus Margaret Puhr Regrets: Matt Johnson _____________________________________________________________________ 1. Call to Order The meeting was called to order at 5:00 p.m. Page 384 of 430 2 2. Adoption of Agenda Resolution # 1 Moved By: Joan Weston Seconded By: Mike Dean THAT the April 2 agenda as prepared for the Parks, Beautification & Cemeteries Advisory Committee be adopted. Carried 3. Disclosures of Pecuniary Interest and the General Nature Thereof There were no pecuniary interests disclosed. 4. Adoption of Minutes of Previous Meeting Resolution # 2 Moved By: Mike Dean Seconded By: Pete Luciani THAT the minutes from February 27 meeting of the Parks, Beautification & Cemeteries Advisory Committee be adopted. Carried 5. Presentations 5.1 Tillsonburg Horticultural Society Presentation Christine Nagy spoke about Bert Newman park fencing, per email attached to agenda. Historical Society would like to remove three sides of fencing and put in new pathways to leave it open, to see if that alleviates the issues associated with the use. Resolution # 3 Moved By: Mike Dean Seconded By: Paul DeCloet THAT the presentation by Christine Nagy, President of Tillsonburg Horticultural Society, be received by the committee. AND THAT the committee supports removing three sides of the fencing around Newman Park on a trial basis after other remediation is completed. Page 385 of 430 3 Carried 6. Information Items 6.1 Parks by-law public consultation draft - link The deadline for public consultation has been extended to April 5, 2024. 6.2 Cemetery update memo Director spoke to the memo as attached to the agenda. 6.3 Pickleball update memo Director provided update per memo attached to the agenda. Mayor added that the pickleball courts are being paid for by development charges rather than taxpayers money. 7. General Business & Reports 8. Next Meeting 9. Adjournment Resolution # 4 Moved By: Joan Weston Seconded By: Maurice Verhoeve THAT the Parks, Beautification & Cemeteries Advisory Committee meeting be adjourned at 5:56 p.m. Carried Page 386 of 430 1 The Corporation of the Town of Tillsonburg Parks, Beautification & Cemeteries Committee Meeting MINUTES Tuesday, April 30, 2024 5:00 PM Boardroom CSC 10 Lisgar Ave. ATTENDANCE: ____ Ron Walder ____ Mike Dean ____ Maurice Verhoeve ____ Barbara Wareing ____ Kristine Vandenbussche ____ Martha Kirkpatrick ____ Isaac Card ____ Joan Weston ____ Paul DeCloet ____ Pete Luciani ____ Deb Gilvesy Staff: ____ Andrea Greenway ____ Margaret Puhr _____________________________________________________________________ 1. Call to Order 2. Adoption of Agenda Moved By: Paul DeCloet Seconded By: Pete Luciani Page 387 of 430 2 THAT the Agenda as amended for the Parks, Beautification & Cemeteries Advisory Committee be adopted. Carried / Defeated / Deferred / Recorded Vote 3. Disclosures of Pecuniary Interest and the General Nature Thereof 4. Adoption of Minutes of Previous Meeting Resolution # 2 Moved By: Pete Luciani Seconded By: Deb Gilvesy THAT the minutes as prepared from the April 2nd meeting be adopted. Carried / Defeated / Deferred / Recorded Vote 5. Presentations 6. Information Items 6.1 Lake Lisgar silt issues - letter from Ron Walder Ron summarized the perspective on silt in the lake as well as a subsequent meeting with town staff, members of the Lake Lisgar Revitalization Committee and LPRCA. The meeting was to review options for silt removal and remediation for future as well as the reconditioning of the weir at the south end. Lack of remediation and clearing of the silt will cause loss of lake water, loss of wildlife and potential dangers related to entering on silt. If the weir is not fixed and maintained, it poses danger in case of large rainfall where the weir cannot be opened, Concession Street West at serious danger of flooding, as is lower section of Simcoe Street. LPRCA representative suggested maintenance on the weir to be semi annually. The last time the weir has been serviced was in 1968. 6.2 Committee vacancies Wayne Beard Sue Saelens Karen Clipson 7. General Business & Reports Page 388 of 430 3 7.1 Parks By-law review Resolution # 3 Moved By: Joan Weston Seconded By: Kristine Vandenbussche THAT the council review the updates arising from public consultation for the proposed Parks By-law Carried / Defeated / Deferred / Recorded Vote 7.2 Newman Park fence 7.3 Discussion: Beautification of the East/West former railway trail - Paul DeCloet This item was deferred to the next meeting. 7.4 Discussion: Identification of invasive species on public land; Tree by-law - Paul DeCloet This item was deferred to the next meeting 8. Next Meeting 9. Adjournment Moved By: Martha Kirkpatrick Seconded By: Joan Weston THAT the April 30th meeting be adjourned at 6:45pm Carried / Defeated / Deferred / Recorded Vote Page 389 of 430 1 The Corporation of the Town of Tillsonburg Accessibility Advisory Committee Meeting MINUTES Thursday, May 2, 2024 5:30 PM Boardroom CSC 10 Lisgar Ave. ATTENDANCE: Scott Gooding Chris Parker Deb Gilvesy Scott Vitias Stephen Gradish Andrew Gradish Kristy Milmine Christian Devlin Regrets: Taylor Campbell Joe Sym Carrie Lewis Susie Wray Staff: Andrea Greenway Margaret Puhr Regrets: Julie Ellis _____________________________________________________________________ 1. Call to Order The meeting wa 2. Adoption of Agenda Resolution # 1 Page 390 of 430 2 Moved By: Scott Vitias Seconded By: Christian Devlin THAT the agenda for the May 2nd Recreation & Sports Advisory Committee, be adopted with the following amendment: the addition of item #6.4 titled Draft Parks By-law Carried 3. Disclosures of Pecuniary Interest and the General Nature Thereof There were no disclosures of pecuniary interest. 4. Adoption of Minutes of Previous Meeting Resolution # 2 Moved By: Andrew Gradish Seconded By: Kristy Milmine THAT the minutes as prepared for the April 4th meeting, be adopted. Carried 5. Presentations 6. Information Items 6.1 Hall of Fame event update Andrea provided update. Dress code information will be sent. The event is ready to go. 6.2 Tillsonburg Pickleball Club update Per Andrea's memo, update was provided. The court resurfacing will take approximately 3 weeks, at which time the tennis courts will not be available. The outdoor rink will be adapted for that time for tennis use. 6.3 Summer Camp update Update provided by Andrea. Page 391 of 430 3 6.4 Draft Parks By-law 7. General Business & Reports 8. Next Meeting 9. Adjournment Moved By: Kristy Milmine Seconded By: Andrew Gradish That the meeting be adjourned at 6:20pm. Carried Page 392 of 430 PAGE F-1 Town of Tillsonburg By-Law No. 2024-067 A By-law to Establish Town-Wide Development Charges for the Town of Tillsonburg WHEREAS subsection 2 (1) of the Development Charges Act, 1997, S.O. 1997, c.27 (hereinafter called “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 arising from the Development of the area to which the by-law applies; AND WHEREAS Council has before it a report entitled “Development Charges Background Study” (the “Study”), the Town of Tillsonburg hereinafter referred to as the “Town”, dated April 12, 2024 by Watson & Associates Economists Ltd., as amended on June 10, 2024, wherein it is indicated that the Development of any land within the Town will increase the need for Services as defined herein; AND WHEREAS Council gave notice to the public and held a public meeting pursuant to section 12 of the Act on May 27, 2024 prior to and at which the Study and the proposed Development Charge by-law were made available to the public in accordance with the Act and regulations thereto and Council heard comments and representations from all persons who applied to be heard (the “Public Meeting”); AND WHEREAS Council intends to ensure that the increase in the need for Services attributable to the anticipated development, including any capital costs, will be met, by updating its capital budget and forecast where appropriate; AND WHEREAS by approval of the Study, dated April 12, 2024, Council has indicated its intent that the future excess capacity identified in the Study, shall be paid for by the development charges or other similar charges. NOW THEREFORE THE COUNCIL OF THE TOWN OF TILLSONBURG ENACTS AS FOLLOWS: 1. DEFINITIONS In this by-law, (1) “Act” means the Development Charges Act, 1997, c. 27, as amended; (2) “Affordable housing” means Dwelling Units and incidental facilities, primarily for persons of low and moderate income, that meet the requirements of any program for such purpose as administered by any agency of the Federal or Provincial government, the County of Oxford and/or the Area Municipality and Page 393 of 430 PAGE F-2 for which an agreement has been entered into with the County of Oxford with respect to the provision of such Dwelling Units and facilities; (3) “Apartment Dwelling” means any Dwelling Unit within a Building containing more than four Dwelling Units where the units are connected by an interior corridor. Notwithstanding the foregoing, an Apartment Dwelling includes a Stacked Townhouse Dwelling; (4) “Area Municipality” means a lower-tier municipality that forms part of the County of Oxford; (5) “Back-to-back Townhouse Dwelling” means a building containing four (4) or more Dwelling Units separated vertically by a common wall, including a rear common wall, that does not have a rear yard with amenity area; (6) “Bedroom” means a habitable room larger than seven square metres, including a den, study, or other similar area, but does not include a living room, dining room or kitchen; (7) “Board of Education” means a board defined in subsection 1 (1) of the Education Act, R.S.O. 1990, c. E,2, as amended; (8) “Building Code Act” means the Building Code Act, R.S.O. 1992, S.O. 1992, c. 23, as amended; (9) “Building” means a permanent enclosed structure occupying an area greater than ten square metres (10 m²) and, notwithstanding the generality of the foregoing, includes, but is not limited to: (a) An above-grade storage tank; (b) An air-supported structure; (c) An industrial tent; (d) A roof-like structure over a gas-bar or service station; and (e) An area attached to and ancillary to a retail Development delineated by one or more walls or part walls, a roof-like structure, or any one or more of them; (10) “Bunk House” means a Building accessory to a permitted farming use containing kitchen and sanitary facilities and sleeping accommodation in individual or combination rooms for seasonal workers directly employed by the permitted use. For clarity, a Bunk House is not a Residential Use; Page 394 of 430 PAGE F-3 (11) “Capital Cost” means costs incurred or proposed to be incurred by the Town or a local board thereof directly or by others on behalf of, and as authorized by, the Town or local board, (a) to acquire land or an interest in land, including a leasehold interest; (b) to improve land; (c) to acquire, lease, construct or improve buildings and structures; (d) to acquire, lease, construct or improve facilities including (but not limited to), (i) furniture and equipment, other than computer equipment; (ii) material acquired for circulation, reference or information purposes by a library board within the meaning of the Public Libraries Act; and (iii) rolling stock with an estimated useful life of seven years or more; (e) interest on money borrowed to pay for costs in (a) to (e); (f) 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 provision of Services designated in this by-law within or outside the Town; (12) “Council” means the Council of the Town of Tillsonburg; (13) “Development” means any activity or proposed activity in respect of land that requires one or more of the actions referred to in section 5 of this by-law and including the redevelopment of land or the redevelopment, expansion, extension or alteration of a use, building or structure except interior alterations to an existing Building or structure which do not change or intensify the use of land; (14) “Development Charge” means a charge imposed pursuant to this by-law; (15) “Dwelling” or “Dwelling Unit” means any part of a building or structure with a room or suite of rooms used, or designed or intended for use, by one person or persons living together, in which sanitary facilities and a separate kitchen may or may not be provided for the exclusive use of such person or persons; Page 395 of 430 PAGE F-4 (16) “Farm Building” means a Building or structure associated with and located on land devoted to the practice of farming, as defined by the Farming and Food Production Protection Act, 1998, and that is used essentially for the housing of farm equipment or livestock, or the production, storage or processing of agricultural and horticultural produce or feeds, and as part of or in connection with a bona fide farming operation and includes barns, silos, Bunk Houses, and other Buildings or structures ancillary to that farming operation, but excludes: (a) any Building or portion thereof used or intended to be used for any other Non-Residential Use, including, but not limited to: retail sales; commercial services; restaurants; banquet facilities; hospitality and accommodation facilities; gift shops; contractors shops; services related to grooming, boarding, or breeding of household pets; and alcohol or cannabis production facilities; (17) “Grade” means the average level of finished ground adjoining a Building or structure at all exterior walls; (18) “Gross Floor Area” means the total floor area measured between the outside of exterior walls, or between the outside of exterior walls and the centre line of party walls dividing the Building from another Building, of all floors above the average level of finished ground adjoining the Building at its exterior walls; (19) “Industrial Building” means a Building used for or in connection with, (a) manufacturing, producing, processing, storing or distributing something; (b) research or development in connection with manufacturing, producing or processing something; (c) retail sales by a manufacturer, producer or processor of something they manufactured, produced or processed, if the retail sales are at the site where the manufacturing, production, or processing takes place; (d) office or administrative purposes, if they are; (i) carried out with respect to manufacturing, producing, processing, storage or distributing of something, and (ii) in or attached to the Building or structure used for that manufacturing, producing, processing, storage or distribution; and shall not include self-storage facilities or retail warehouses; Page 396 of 430 PAGE F-5 (20) "Institutional Development" means development of a Building or structure intended for use, (a) as a long-term care home within the meaning of subsection 2(1) of the Long-Term Care Homes Act, 2007; (b) as a retirement home within the meaning of subsection 2(2) of the Retirement Homes Act, 2010; (c) by any of the following post-secondary institutions for the objects of the institutions: (i) a university in Ontario that receives direct, regular and ongoing operating funding from the Government of Ontario (ii) a college or university federated or affiliated with a university described in subclause 1.19.3.2; or (iii) an Indigenous Institute prescribed for the purposes of section 6 of the Indigenous Institutes Act, 2017 (d) as a memorial home, clubhouse or athletic grounds by an Ontario branch of the Royal Canadian Legion; or (e) as a hospice to provide end of life care; (21) “Local Board” means a municipal service board, public utility commission, public library board, board of health, police services board or any other board, commission, committee or 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 or any part or parts thereof, excluding a conservation authority, any municipal business corporation not deemed to be a local board under O. Reg. 168/03 under the Municipal Act, 2001, S.O. 2001, c. 25, as amended, and any corporation enacted under the Electricity Act, 1998, S.O. 1998, c. 15, Sched. A, as amended, or successor legislation; (22) “Local Services” means those services or facilities which are under the jurisdiction of the Town and are related to a plan of subdivision or within the area to which the plan relates, required as a condition of approval under s.51 of the Planning Act, or as a condition of approval under s.53 of the Planning Act; (23) “Long-Term Care Home” means the floor area of a facility directly related to beds that are licensed, regulated or funded by the Ministry of Health and Long- Term Care, in an approved charitable home for the aged (as defined in the Charitable Institutions Act, R.S.O. 1990, c. C.9), a home (as defined in the Page 397 of 430 PAGE F-6 Homes for the Aged and Rest Homes Act, R.S.O. 1990, c. H.13), or a nursing home (as defined in the Nursing Homes Act, R.S.O. 1990, c. N.7); (24) “Mezzanine” means an intermediate floor assembly between the floor and ceiling of any room or storey and includes an interior balcony; (25) “Multiple Dwelling” means all Dwellings other than Single Detached Dwellings, Semi-Detached Dwellings, and Apartment Dwellings, and shall include Park Model Trailers; (26) "Non-Profit Housing Development" means development of a Building or structure intended for use as residential premises by: (a) a corporation to which the Canada Not-for-profit Corporation Act, 2010 applies, that is in good standing under that Act and whose primary objective is to provide housing, (b) a corporation without share capital wo which the Canada Not-for-profit Corporation Act, 2010 applies, that is in good standing under that Act and whose primary object is to provide housing, or (c) a non-profit housing co-operative that is in good standing under the Co-operative Corporations Act, 2022; (27) “Non-Residential Uses” means a Building or structure, or portions thereof, used, or designed or intended for a use other than a Residential Use; (28) “Official Plan” means the Official Plan of the County of Oxford and any amendments thereto; (29) “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; (30) “Park Model Trailer” means a trailer conforming to National Standard of Canada CAN CSA-Z241.0-92, CAN CSA-Z240 or similar standard that is up to a maximum size of 50 square metres and designed to facilitate relocation from time to time; (31) “Planning Act” means the Planning Act, 1990, R.S.O. 1990, c.P.13, as amended; (32) “Private School” means an academic education school to which all of the following apply: (a) registered with the Province as a “private school” under section 16 of the Education Act; Page 398 of 430 PAGE F-7 (b) non-publicly funded; (c) operated on a not-for-profit basis; (d) operated by a non-share non-profit corporation, or an established or a “religious organization” as defined by the Religious Organizations’ Land Act; and (e) offering elementary or secondary academic education; (33) “Regulation” means any regulation made pursuant to the Act; (34) "Rental Housing Development" means development of a Building or structure with four or more residential units all of which are intended for use as rented residential premises; (35) “Residential Uses” means lands, Buildings or structures or portions thereof used, or designed or intended for use as a home or residence of one or more individuals, and shall include Single Detached Dwelling, Semi-Detached Dwelling, Multiple Dwelling, Apartment Dwelling, and the residential portion of a mixed-use Building or structure; (36) “Row Townhouse Dwelling” means a Building vertically divided into three or more Dwelling Units by common walls extending from the base of the foundation to the roof. Each Dwelling Unit shall have separate entrance directly to the outside; (37) “Semi-Detached Dwelling” means a Building divided vertically into two Dwelling Units each of which has a separate entrance and access to grade; (38) “Services” means services set out in Schedule “A” to this by-law; (39) “Single Detached Dwelling” means a completely detached Building containing only one Dwelling Unit; (40) “Special Care/Special Need Dwelling” means a Building, or part of a Building: (a) containing two or more Dwelling Units which units have a common entrance from street level; (b) where the occupants have the right to use in common with other occupants, halls, stairs, yards, common rooms and accessory Buildings; (c) that is designed to accommodate persons with specific needs, including but not limited to independent permanent living arrangements; and Page 399 of 430 PAGE F-8 (d) where support services, such as meal preparation, grocery shopping, laundry, housekeeping, nursing, respite care and attendant services are provided at any one or more various levels; and includes, but is not limited to, retirement homes or lodges, charitable dwellings, group homes (including correctional group homes) and hospices; Special Care/Special Needs Dwellings will be charged the D.C. rate for Bachelor and 1 Bedroom Apartment Units; (41) “Stacked Townhouse Dwelling” means a Building, other than a Row Townhouse or Back to Back Townhouse, containing at least 3 Dwelling Units; each Dwelling Unit separated from the other vertically and/or horizontally and each Dwelling Unit having a separate entrance to grade; (42) “Temporary Building or Structure” means a Building or structure constructed or erected or placed on land for a continuous period not exceeding twelve months, or an addition or alteration to a Building or structure that has the effect of increasing the total floor area thereof for a continuous period not exceeding twelve months; (43) “Temporary Dwelling Unit” means a Dwelling Unit, which is: (a) designed to be portable (e.g. mobile home); (b) clearly ancillary to, and fully detached from, an existing permanent Dwelling Unit located on the same lot; (c) only permitted to be in place for a limited period of time; and (d) subject to an agreement with the Area Municipality specifying the maximum period of time the Dwelling Unit is to be permitted and any other matters that may be deemed necessary or appropriate by the Area Municipality, such as installation, maintenance and removal provisions, financial security requirements and restrictions on occupancy; (44) “Total Floor Area” means, the sum total of the total areas of all floors in a Building or structure whether at above or below grade measured between the exterior faces of the exterior walls of the building or structure or from the centre line of a common wall separating two uses or from the outside edge of a floor where the outside edge of the floor does not meet an exterior or common wall, and; (a) includes the floor area of a mezzanine, atrium, or air supported structure, and the space occupied by interior wall partitions; Page 400 of 430 PAGE F-9 (b) excludes those areas used exclusively for parking garages or structures; and (c) where a Building or structure does not have any walls, the total floor area of the building or structure shall be the total of the area of all floors including the ground floor that are directly beneath the roof of the Building or structure; (45) “Wind Turbine” means any wind energy conversion system with a nameplate generating capacity greater than 300 kilowatts, that converts wind energy into electricity for sale to an electrical utility or intermediary. 2. CALCULATION OF DEVELOPMENT CHARGES (1) Subject to the provisions of this by-law, the Development Charge against land in the Town shall be imposed, calculated and collected in accordance with the rates set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5” relating to the Services set out in Schedule “A”. (2) Council hereby determines that the Development of land, Buildings or structures for Residential and Non-Residential uses will require the provision, enlargement or expansion of the Services referenced in Schedule “A”; and shall be calculated as follows: (a) In the case of Residential Development, or a Residential portion of a mixed-use Development or redevelopment, the Development Charge shall be the sum of the products of: (i) the number of Dwelling Units of each type, multiplied by, (ii) the corresponding total dollar amount for such Dwelling Unit as set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5”, further adjusted by section 13; and (b) In the case of Non-Residential Development, or a Non-Residential portion of a mixed-use Development or redevelopment, the Development Charge shall be the sum of the products of (i) the Total Floor Area of Non-Residential Development or Non- Residential portion of mixed-use Development multiplied by, (ii) the corresponding total dollar amount per square metre of Total Floor Area, as set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5”, further adjusted by section 13; and (c) In the case of Wind Turbines, the sum of the number of Wind Turbines multiplied by the corresponding amount for each Wind Turbine as set Page 401 of 430 PAGE F-10 out in Schedules “B1”, “B2”, “B3”, “B4” and “B5”, further adjusted by section 13. (d) The Development Charge payable for Rental Housing developments will be reduced based on the number of bedrooms in each unit as follows: (i) Three or more bedrooms – 25% reduction; (ii) Two bedrooms – 20% reductions; and (iii) All other bedroom quantities – 15% reduction. 3. APPLICABLE LANDS (1) Subject to the exceptions and exemptions described in the following subsections, this by-law applies to all lands in the Town, whether or not the land or use is exempt from taxation under section 3 of the Assessment Act, R.S.O. 1990, c.A.31, as amended. (2) This by-law shall not apply to land that is owned by and used for the purposes of: (a) a Board of Education; (b) any municipality or Local Board thereof; (c) a Place of Worship exempt under s.3 of the Assessment Act, R.S.O. 1990, c. A31, as amended; (d) a Public Hospital under the Public Hospitals Act, R.S.O. 1990, c. P.40, as amended; (e) land vested in or leased to a university that receives regular and ongoing operating funds from the government for the purposes of post-secondary education if the Development in respect of which Development Charges would otherwise be payable is intended to be occupied and used by the university. (3) This by-law shall not apply to: (a) Industrial Buildings as defined herein, excluding Wind Turbines; (b) Farm Buildings as defined herein; (c) Private Schools as defined herein; (d) Temporary Buildings or structures as defined herein; Page 402 of 430 PAGE F-11 (e) Affordable Housing as defined herein; (f) Temporary Dwelling Units as defined herein; (g) Long-Term Care home, as defined herein; (h) Lands shown in Schedule “C”. For greater certainty, there lands are designated as “Central Business District” and “Entrepreneurial District” in the County of Oxford Official Plan, Schedule T-1. (i) 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 Gross Floor Area created that is greater than 50% of the existing Gross Floor Area: (iv) notwithstanding subsection 3 (3) (i), the exemption for an existing Industrial Building shall be applied to a maximum of fifty percent (50%) of the Gross Floor Area before the first enlargement for which an exemption from the payment of Development Charges was granted pursuant to this by-law or its predecessor. (v) The Total Floor Area of an existing Industrial Building is enlarged where there is a bona fide increase in the size of the existing Industrial Building, the enlarged area is attached to the existing Industrial Building, there is a direct means of ingress and egress from the existing Industrial Building to and from the enlarged area for persons, goods and equipment and the existing Industrial Building and the enlarged area are used for or in connection with an Industrial purpose as set out in subsection 1(1) of the Regulation. Without limiting the generality of the foregoing, the exemption in this section shall not apply where the enlarged area is attached to the existing Industrial Building by means only of a tunnel, bridge, canopy, corridor, or other passageway, or through a shared below grade connection such as a service tunnel, foundation, footing or parking facility. (j) Affordable residential units required pursuant to section 34 and 16( 4) of the Planning Act (Inclusionary Zoning); (k) Affordable and attainable residential units as follows: Page 403 of 430 PAGE F-12 (i) As of the date on which section 4.1 of the Act is proclaimed into force, affordable residential units that meet the criteria set out in subsection 4.1 (2) or 4.1 (3) of the Act shall be exempt from Development Charges (ii) As of the date on which subsection 4.1 (4) of the Act is proclaimed into force, attainable residential units that meet the criteria set out in subsection 4.1 (4) of the Act shall be exempt from Development Charges 4. RULES WITH RESPECT TO EXEMPTIONS FOR INTENSIFICATION OF HOUSING (1) Notwithstanding section 3 above, no Development Charges shall be imposed with respect to Developments or portions of Developments as follows: (a) The enlargement of an existing Dwelling Unit; (b) a second residential Dwelling Unit in an existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row-Townhouse Dwelling on a parcel of land on which Residential Use, other than ancillary Residential Use, is permitted, if all Buildings and structures ancillary to the existing or new Single Detached Dwelling, Semi- Detached Dwelling, or Row-Townhouse Dwelling cumulatively contain no more than one residential Dwelling Unit; (c) a third residential Dwelling Unit in an existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row-Townhouse Dwelling on a parcel of land on which Residential Use, other than ancillary Residential Use, is permitted, if no Building or structure ancillary to the existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row-Townhouse Dwelling contains any residential Dwelling Units; (d) one residential Dwelling Unit in a Building or structure ancillary to an existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row-Townhouse Dwelling on a parcel of land, if the existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row- Townhouse Dwelling contains no more than two residential Dwelling Units and no other Building or structure ancillary to the existing or new Single Detached Dwelling, Semi-Detached Dwelling, or Row- Townhouse Dwelling contains any residential Dwelling Units; or (e) in an existing rental residential Building, which contains four or more residential Dwelling Units, the creation of the greater of one residential Dwelling Unit or one per cent of the existing residential Dwelling Units; (2) For the purposes of subsections 4 (1) (d) a residential Dwelling Unit in a Building or structure ancillary to an existing or new Single Detached Dwelling, Page 404 of 430 PAGE F-13 Semi-Detached Dwelling, or Row-Townhouse Dwelling must be clearly secondary and subordinate to the principal Dwelling Unit on the lot and: (a) have Gross Floor Area of no greater than 60% of the Gross Floor Area of the principal Dwelling Unit, to a maximum of 140 m2; and (b) shall be located a maximum distance of 30 m from the principal Dwelling Unit. 5. TIMING OF CALCULATION FOR DEVELOPMENT CHARGES (1) Subject to subsection 5 (2), Development Charges shall be calculated and collected in accordance with the provisions of this by-law and be imposed on land to be developed for Residential and Non-Residential Use, where, the Development requires; (a) the passing of a zoning by-law or an amendment thereto under section 34 of the Planning Act, R.S.O. 1990, c.P.13; (b) the approval of a minor variance under section 45 of the Planning Act, R.S.O. 1990, c.P.13; (c) conveyance of land to which a by-law passed under subsection 50 (7) of the Planning Act, R. S.O. 1990, c.P.13 applies; (d) the approval of a plan of subdivision under section 51 of the Planning Act, R.S.O. 1990, c.P.13; (e) a consent under section 53 of the Planning Act, R.S.O. 1990, c.P.13; (f) the approval of a description under section 9 of the Condominium Act, S.O. 1998, c.9, as amended; or (g) the issuing of a permit under the Building Code Act, 1992, S.O. 1992, c.23, as amended in relation to a Building or structure. (2) Subsection 5 (1) shall not apply in respect to: (a) Local Services installed or paid for by the owner within a plan of subdivision or within the area to which the plan relates, as a condition of approval under section 51 of the Planning Act, R.S.O. 1990, c.P.13; (b) Local Services installed or paid for by the owner as a condition of approval under section 53 of the Planning Act, R.S.O. 1990 c.P.13. (3) A Development Charge shall be calculated and payable in full in money or by provision of Services as may be agreed upon, or by credit granted pursuant to the Act or this by-law, on the date that the first building permit is issued in Page 405 of 430 PAGE F-14 relation to a Building or structure on land to which a Development Charge applies. (4) Where a Development Charge applies to land in relation to which a building permit is required, the building permit shall not be issued until the Development Charge has been paid in full. (5) Notwithstanding subsection 5 (1), Development Charges for Rental Housing and Institutional Developments are due and payable in 6 equal installments commencing with the first installment payable on the date of occupancy, and each subsequent installment, including interest, payable on the anniversary date each year thereafter. (6) Notwithstanding subsections 5 (1) and 5 (3), where the development of land results from the approval of a Site Plan or Zoning By-law Amendment application received on or after January 1, 2020, and the approval of the application occurred within the prescribed amount of time of building permit issuance, the Development Charges under section 2 shall be calculated based on the rates set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5” on the date of the planning application. Where both planning applications apply, Development Charges under section 2 shall be calculated on the rates set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5” on the date of the later planning application. (7) Interest for the purposes of subsections 5 (5) and 5 (6) shall be calculated as per the Town’s Development Charge Interest Rate Policy. 6. LOCAL SERVICE INSTALLATION (1) Nothing in this by-law prevents Council from requiring, as a condition of an agreement under section 51 or 53 of the Planning Act that the Owner, at his or her own expense, shall install or pay for such Local Services, within the Plan of Subdivision or within the area to which the plan relates, as Council may require. 7. MULTIPLE CHARGES (1) Where two or more of the actions described in subsection 5 (1) are required before land to which a Development Charge applies can be developed, only one Development Charge shall be calculated and collected in accordance with the provisions of this by-law, as prescribed in section 5. (2) Notwithstanding subsection 7 (1), if two or more of the actions described in subsection 5 (1) occur at different times, and if the subsequent action has the effect of a net increase in the number of Residential Dwelling Units and/or a net increase in the amount of Non-Residential Gross Floor Area, additional Development Charges shall be calculated and collected in accordance with the provisions of this by-law. Page 406 of 430 PAGE F-15 8. SERVICES IN LIEU (1) Council may authorize an Owner, through an agreement under section 38 of the Act, to substitute such part of the Development Charge applicable to the Owner’s Development as may be specified in the agreement, by the provision at the sole expense of the Owner, of services in lieu. Such agreement shall further specify that where the Owner provides services in lieu in accordance with the agreement, Council shall give to the Owner a credit against the Development Charge in accordance with the agreement provisions and the provisions of section 39 of the Act, equal to the reasonable cost to the Owner of providing the services in lieu. In no case shall the agreement provide for a credit which exceeds the total Development Charge payable by an Owner to the Town in respect of the Development to which the agreement relates. (2) In any agreement under subsection 8 (1), Council may also give a further credit to the Owner equal to the reasonable cost of providing services in addition to, or of a greater size or capacity, than would be required under this by-law. (3) The credit provided for in subsection 8 (2) shall not be charged to any Development Charge reserve fund. 9. FRONT-ENDING AGREEMENTS (1) Council may authorize a front-ending agreement in accordance with the provisions of Part III of the Act, upon such terms as Council may require, in respect of the Development of land. 10. DEMOLITION AND CONVERSION CREDITS FOR REDEVELOPMENT OF LAND (1) If a Development involves the demolition of and replacement of all or part of a Building or structure, or the conversion from one principal use to another, a credit shall be allowed, provided that the land was improved by occupied structures, or structures capable of being occupied without structural improvement, within the five years prior to the issuance of the building permit, and the building permit has been issued for the development within five years from the date the demolition permit has been issued; and; (2) Subject to subsection 10 (3), the credit shall be calculated: (a) in the case of the demolition or conversion of a Building, or a part of a Building, used for a Residential purpose, by multiplying the number and type of Dwelling Units demolished or converted by the relevant Development Charge in effect under this by-law on the date when the Development Charge with respect to the redevelopment is payable pursuant to this by-law; or Page 407 of 430 PAGE F-16 (b) in the case of the demolition or conversion of a Building, or part of a Building, used for a Non-Residential purpose, by multiplying the Non- Residential Total Floor Area demolished or converted, by the relevant Development Charge in effect under this by-law on the date when the Development Charge with respect to the redevelopment is payable pursuant to this by-law. (3) A credit can, in no case, exceed the amount of the development charge that would otherwise be payable. No credit is available if the use for which the demolished/converted buildings or structures was last lawfully occupied is exempt under this by-law. (4) Notwithstanding subsection 10 (1) above, where the Building cannot be demolished until the new Building has been erected, the Owner shall notify the Town in writing and pay the applicable Development Charge for the new Building in full and, if the existing Building is demolished not later than twelve (12) months from the date a building permit is issued for the new Building, the Town shall provide a refund calculated in accordance with this section to the Owner without interest. If more than twelve (12) months is required to demolish the existing Building, the Owner may make a written request to the Town, and the Town’s Treasurer or designate, in his or her sole and absolute discretion and upon such terms and conditions as he or she considers necessary or appropriate, may extend the time in which the existing Building must be demolished, and such decision shall be made prior to the issuance of the first building permit for the new Building. 11. RESERVE FUNDS (1) Monies received from payment of Development Charges under this by-law shall be maintained in a separate reserve fund for each Service category set out in Schedule “A”. (2) Monies received for the payment of Development Charges shall be used only in accordance with the provisions of section 35 of the Act. (3) Council directs the Town Treasurer to divide the reserve fund created hereunder into separate accounts in accordance with the Service categories set out in Schedule “A” to which the Development Charge payments, together interest earned thereon, shall be credited. (4) Where any Development Charge, or part thereof, remains unpaid after the due date, the amount unpaid shall be added to the tax roll for the property on which the Development occurred and shall be collected as taxes. (5) Where any unpaid Development Charges are collected as taxes under subsection 13 (4), the monies so collected shall be credited to the development charge reserve funds referred to in subsection 13 (1). Page 408 of 430 PAGE F-17 (6) The Town Treasurer shall in each year commencing in 2025 for the 2024 year, furnish to Council a statement in respect of the reserve funds established hereunder for the prior year, containing the information set out in section 12 of O. Reg. 82/98. 12. BY-LAW AMENDMENT OR APPEAL (1) Where this by-law or any Development Charge prescribed thereunder is amended or repealed either by order of the Ontario Land Tribunal (OLT) or by resolution of Council, the Town Treasurer shall calculate forthwith the amount of any overpayment to be refunded as a result of said amendment or repeal. (2) Refunds that are required to be paid under subsection 12 (1) shall be paid with interest to be calculated as follows: (a) Interest shall be calculated from the date on which the overpayment was collected to the date on which the refund is paid; (b) The Bank of Canada interest rate in effect on the date of enactment of this by-law shall be used. (3) Refunds that are required to be paid under subsection 12 (1) shall include the interest owed under this section. 13. BY-LAW INDEXING (1) The Development Charges set out in Schedules “B1”, “B2”, “B3”, “B4” and “B5” to this by-law shall be adjusted annually as of June 13, without amendment to this by-law, in accordance with the most recent twelve month change in the Statistics Canada Quarterly, “Construction Price Statistics”. 14. SEVERABILITY (1) In the event any provision, or part thereof, of this by-law is found by a court of competent jurisdiction to be void, voidable, unenforceable or ultra vires, such provision, or part thereof, shall be deemed to be severed, and the remaining portion of such provision and all other provisions of this by-law shall remain in full force and effect. 15. BY-LAW ADMINISTRATION (1) This by-law shall be administered by the Town Treasurer. 16. SCHEDULES TO THE BY-LAW (1) The following Schedules to this by-law form an integral part of this by-law: Schedule A – Schedule of Municipal Services Page 409 of 430 PAGE F-18 Schedule B1 – Schedule of Development Charges – Services Related to a Highway Schedule B2 – Schedule of Development Charges – Fire Protection Services Schedule B3 – Schedule of Development Charges – Parks and Recreation Services Schedule B4 – Schedule of Development Charges – Policing Services Schedule B5 – Schedule of Development Charges – Growth-Related Studies Schedule C – Schedule of Lands exempt from the Town-Wide Development Charge By-law-2024 (2) Any or all Schedules may be amended, revised and/or replaced from time to time during the term of the by-law as set out in accordance with the provisions of the Development Charges Act, 1997, S.O. 1997, c.27 as may be amended and/or replaced from time to time. 17. DATE BY-LAW EFFECTIVE (1) This by-law shall come into force and effect on June 13, 2024. 18. EXISTING BY-LAW REPEAL (1) By-law 4315 as amended by By-law 2021-036 is repealed on the date this by- law comes into effect. 19. SHORT TITLE (1) This by-law may be cited as the “2024 Town of Tillsonburg Development Charge By-law”. Page 410 of 430 PAGE F-19 READ a first and second time this 12th day of June, 2024. READ a third time and finally passed in Open Council this 12th day of June, 2024. _________________________________ MAYOR _________________________________ CLERK Page 411 of 430 PAGE F-20 SCHEDULE “A” TO BY-LAW NO. XXXX-2024 DESIGNATED MUNICIPAL SERVICES UNDER THIS BY-LAW (1) Services Related to a Highway (2) Fire Protection Services (3) Parks and Recreation Services (4) Policing Services (5) Growth-Related Studies Page 412 of 430 PAGE F-21 SCHEDULE “B1” TO BY-LAW NO. XXXX-2024 SCHEDULE OF DEVELOPMENT CHARGES – SERVICES RELATED TO A HIGHWAY Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Services Related to a Highway 4,170 3,324 2,662 1,690 20.98 4,170 Service RESIDENTIAL NON-RESIDENTIAL Page 413 of 430 PAGE F-22 SCHEDULE “B2” TO BY-LAW NO. XXXX-2024 SCHEDULE OF DEVELOPMENT CHARGES – FIRE PROTECTION SERVICES Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Fire Protection Services 1,392 1,110 889 564 7.01 1,392 Service RESIDENTIAL NON-RESIDENTIAL Page 414 of 430 PAGE F-23 SCHEDULE “B3” TO BY-LAW NO. XXXX-2024 SCHEDULE OF DEVELOPMENT CHARGES – PARKS AND RECREATION SERVICES Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Parks and Recreation Services 9,129 7,276 5,828 3,699 7.66 - Service RESIDENTIAL NON-RESIDENTIAL Page 415 of 430 PAGE F-24 SCHEDULE “B4” TO BY-LAW NO. XXXX-2024 SCHEDULE OF DEVELOPMENT CHARGES – POLICING SERVICES Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Policing Services 6 5 4 2 0.03 6 Service RESIDENTIAL NON-RESIDENTIAL Page 416 of 430 PAGE F-25 SCHEDULE “B5” TO BY-LAW NO. XXXX-2024 SCHEDULE OF DEVELOPMENT CHARGES – GROWTH-RELATED STUDIES Single and Semi- Detached Dwelling Other Multiples Apartments - 2 Bedrooms + Apartments - Bachelor and 1 Bedroom (per sq.m. of Gross Floor Area) (per Wind Turbine) Growth-Related Studies 85 68 54 34 0.33 85 Service RESIDENTIAL NON-RESIDENTIAL Page 417 of 430 PAGE F-26 SCHEDULE “C” TO BY-LAW NO. XXXX-2024 SCHEDULE OF LANDS EXEMPT FROM THE DEVELOPMENT CHARGE BY-LAW COUNTY OF OXFORD - TOWN OF TILLSONBURG CENTRAL BUSINESS DISTRICT Page 418 of 430 Page 1 of 1 THE CORPORATION OF THE TOWN OF TILLSONBURG BY-LAW 2024-068 A BY-LAW to authorize an agreement with Trans Canada Trail for a grant for resurfacing and drainage improvements. WHEREAS the Town of Tillsonburg is desirous of entering into an agreement with Trans Canada Trail for a grant for resurfacing and drainage improvements; BE IT THEREFORE ENACTED by the Council of the Corporation of the Town of Tillsonburg as follows: 1. THAT Schedule ‘A’ attached hereto forms part of this by-law; and 2. THAT the Mayor and Clerk be hereby authorized to execute the attached agreement marked as Schedule ‘A’ on behalf of The Corporation of the Town of Tillsonburg; and 3. That this by-law shall come into force and take effect on the date it is passed. READ A FIRST AND SECOND TIME THIS 12th day of JUNE, 2024. READ A THIRD AND FINAL TIME AND PASSED THIS 12th day of JUNE, 2024. ___________________________ MAYOR – Deb Gilvesy ______________________________ CLERK – Tanya Daniels Page 419 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 1 of 10 Contribution Agreement Name of Organization: Town of Tillsonburg (the “Recipient”) Organization Representative: Margaret Puhr Name of the Trail Operator: Town of Tillsonburg Project Name: ON - Town of Tillsonburg, Resurfacing and drainage improvements (2024) (the “Project”) Province: Ontario Project Code: 107065 TCT Representative: Lexi Rosen SUMMARY 1.This project is being funded, in part, by Trans Canada Trail (“TCT”), under the Trail Funding Program - Connection and Maintenance stream, (TFP). 2.TCT will fund 43.60% of actual eligible expenditures for the Project, up to the maximum contribution amount set out below. 3.The maximum contribution amount from TCT to the Recipient, to be put towards the completion of this Project, is $7,500.00. 4.The term of this contribution agreement (“this Agreement”) commences from the date of signature by TCT to 2024/12/30, unless extended by TCT, in writing to the Recipient. 5.The Scope of the Project (including the purpose of the contribution, a brief summary of the Project, the eligible costs, Project schedule, Project budget, and expected results) is set out in Appendix A. 6.The Scope of the Project will not change without advance written approval from TCT. 7.The Appendices to this Agreement form part of this Agreement. Page 420 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 2 of 10 DEFINITIONS TCT - Is the organization managing The Trans Canada Trail network. The Trans Canada Trail Network - consists of more than 28,000 kilometres of multi-use trails, linking Canada and Canadians. Trail Operator - Is the individual, entity, trail organization or government organization that is leading the planning, design, construction, maintenance, trail experience and general operation of a Trail Section. Trail Section - is a defined type of infrastructure that is designed and used to enable one or more trail- based recreation activities. To be recognized as a trail, the infrastructure must meet the following criteria: •Be approved by the public and/or private land manager •Be mapped •Marked with proper signage, and •Be actively managed and maintained by a trail operator, or combination of operators, that has accepted the responsibility for the management and maintenance of the trail and associated infrastructure. •For this Agreement, Trail Section refers to those operated by the Trail Operator. Trail Code - TCT number of reference to identify the trail section. THE RECIPIENT AND THE TRAIL OPERATOR ACKNOWLEDGE AND CONFIRM: (1)That before signing this Agreement, they concluded an agreement to clearly identify their roles and responsibilities in regard to this Project and the operation of the trail. (2)That, by submitting this project, they have read, understood and agreed to the latest guidelines related to the TFP program (including stream guidelines) which are incorporated by reference into this Agreement. (3)That, the Project is located on the Trans Canada Trail network, on a local trail system defined as a Greenway and Trails and Paths, with permitted activities on this section established by TCT’s trail definitions and types at the time of the Project being submitted to TCT. (4)That: o A maintenance plan has been/will be implemented o Safety rules and trail etiquette are clearly set out in trail signage to users, and are enforced by local law enforcement or trail wardens. o Trail conditions are suitable for cyclists, paddlers or walkers/hikers to enjoy the best possible experience on the Trail. Page 421 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 3 of 10 (5) That, the Trail is only being used for lawfully permitted activities, and as otherwise permitted by the major category and primary type under which the Trail section was built and registered with TCT - defined above in point (2). Prior to any change in the major category and primary type of a registered Trail section, the Recipient must first notify TCT and receive written advance approval for the proposed change. In the event of non-compliance with this provision, TCT may, at any time, require reimbursement by the Recipient for any contribution that has been provided by TCT. Within 14 days of any such reimbursement request sent to the Recipient by TCT, the Recipient will reimburse TCT the full amount of the request, up to the total amount indicated in the signed contribution agreement. (6) That, as Recipient, they have the full authority and permission from all the land owners, trail operators and trail managers to sign this Agreement, and conduct and manage the Project. THE RECIPIENT AND THE TRAIL OPERATOR AGREE TO: (1) Complete each stage of the Project, as well as the entire Project, on time, as set out in Appendix A. (2) Comply with the requirements set out in Appendix B. (3) Comply with TCT’s acknowledgement guidelines. (4) Comply with TCT’s signage guidelines with regards to wayfinders and other signage, for the area covered by the project. Contact project@tctrail.ca if a wayfinding project is being planned. (5) Post the following phrase on trailheads and signs of significance (rules of trail, etc.): Recreational Trail | Sentier Récréatif Use at Own Risk | À utiliser à vos propres risques (6) Comply with the reporting schedule set out in this Agreement. (7) Comply with all applicable federal, provincial/territorial and local legislation, bylaws, codes, regulations, and current best practices in relation to the Project and the area covered by the Project, including but not limited to these in relation to construction, health and safety, accessibility and environmental practices. (8) Obtain all approvals and permits required for the Project and local trail system. (9) Take full responsibility for the ownership, maintenance and repair of the Trail, infrastructure and signage, for the area covered by the Project, subject to this Agreement. (10) Take full responsibility when defining a Trail section as being accessible or universally accessible. Where a trail is defined as accessible or universally accessible, ensure an accessible or universally accessible standard is maintained, with appropriate signage, whenever the trail and all related infrastructure is open to users. (11) Comply with and respect TCT’s guidelines and policies. The Recipient should contact its TCT representative to obtain the latest version of TCT’s guidelines and policies. (12) Consent to the publication by TCT of any and all information related to the Project, including but not limited to, the amount and details of TCT’s financial contribution, the name of the Recipient organization, the Project description and any other related information. Page 422 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 4 of 10 REPORTING AND PAYMENT CONDITIONS (1)The Recipient must use TCT’s online template to deliver all written progress reports for the Project to TCT in accordance with this Agreement, including Appendix A. Progress reports must include the following information: •Confirmation that each aspect of the Scope of the Project has not changed (an explanation, as well as advance approval from TCT, is required for any changes); •The previous month’s expenses and total cost to date; •Any other information or documentation required by this Agreement; •Supporting documentation for any expenses incurred for the Project, as required by TCT, in its sole discretion. (2)The Recipient must use TCT’s online template to deliver a final report for the Project to TCT within 30 days of the substantial completion of the Project. The final report must include the following information: •Pictures (before and after the Project); •Proof of insurance, with TCT identified as one of the insured entities; •Signage report, including final GIS locations and trail alignment; •Description of how TCT’s contribution has been or will be recognized; •The previous month’s expenses and total costs to date; •Matching funds sources; •In the case of a study, the final design, report or any other documentation produced during the study; •Any other information or documentation required by this Agreement •Maintenance plan; •Supporting documentation, as required by TCT, in its sole discretion. (3)If TCT does not receive progress reports, or a final report, in accordance with this Agreement, it may withhold payments until the reports are received and determined by TCT to be in accordance with this Agreement. Aside from all other available remedies, TCT may terminate this Agreement if any such report, otherwise in accordance with this Agreement, is not received by TCT within sixty (60) days of the date on which the report was due. (4)In addition to the scheduled reports, TCT, in its sole discretion, may require the Recipient to submit additional reports, verbally or in writing, on such timing as required by TCT. (5)During the term of this Agreement, the Recipient must demonstrate that it is overseeing the Project in accordance with this Agreement, including but not limited to, the Scope of the Project, and that it has the ability to complete the Project in accordance with this Agreement. The Recipient may be subject to work inspections and validation of financial data by TCT, in its sole discretion, which must be kept up to date throughout the Project. (6)The Recipient must maintain all records associated with the Project, and retain them for at least six (6) years after the expiry of this Agreement. If requested by TCT, the Recipient will provide any Page 423 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 5 of 10 requested records, including pay stubs, to TCT for inspection, verification or copying, and must allow access to work sites for inspection. Staff, volunteers or subcontractors involved in the Project must be made available to TCT for interview purposes as required by TCT in its sole discretion. (7) The Recipient may be asked to participate in an evaluation or audit of the Project or contribution under this Agreement. In such case, the Recipient will make available any records required for such evaluations or audits. PAYMENTS (1) Each payment will be made within 90 days of the signing of the contribution agreement and/or approval of a project report by Trans Canada Trail. Payments will be made according to the schedule in Appendix A. (2) The total contribution will be based on the actual approved Project expenditures up to the maximum contribution amount set out in this Agreement. The total contribution amount may be lower than originally specified, as set out in this Agreement, including if the eligible expenses incurred by the Recipient are less than those detailed in the Scope of the Project. (3) Spending on the Project by the Recipient must be within the agreed upon budget allocation included in the Scope of the Project (Appendix A). The Recipient must report any budget reallocation within the budget categories in the next progress report, as well as in the final report. (4) Any unspent funds must be returned to TCT, unless TCT has provided the Recipient with prior written approval for such funds to be spent on other items or activities that are consistent with the Project’s purpose, in TCT’s sole discretion. (5) All payments under this Agreement are conditional upon TCT receiving sufficient funding from its funding sources. The Recipient understands and agrees that if TCT determines, in its sole discretion, that it does not have sufficient funding for the amounts payable to the Recipient under this Agreement, TCT may reduce the payments or terminate this Agreement, without any further obligation or liability by TCT. In such case, the Recipient will have no recourse or rights against TCT. DEFAULTS (1) Each of the following actions constitutes a default under this Agreement: • Any named default in this Agreement; • False statements to TCT by the Recipient; • Failure of the Recipient to meet any term condition, requirement or obligation contained in this Agreement; • TCT determines, in its sole discretion, that the Recipient will be unable to complete the Project in an acceptable manner or otherwise in accordance with this Agreement. (2) TCT will deliver notice to the Recipient and the Trail Operator, in writing, of any such defaults (the “Default Notice”). The Recipient will be required to comply with the conditions set out in the Default Notice. Upon receipt of the Default Notice, the Recipient will have 30 days to remedy the default. If Page 424 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 6 of 10 the Recipient does not remedy the default, or otherwise comply with the Default Notice to TCT’s satisfaction, in its sole discretion, TCT may: • Suspend or terminate this Agreement, including any payments required under this Agreement; • Suspend or terminate any other agreements between the Recipient and/or the Trail Operator and TCT, including any payments required under those agreements; • Refuse to support any future projects of the Recipient; • Recover some or all of TCT’s contribution for the Project; • Remove Trans Canada Trail designation from any area associated with the Recipient and/or the Trail Operator; • Take any other action or remedy permitted under this Agreement or at law. (3) The failure by TCT to take any action in response to a default under this Agreement does not constitute a waiver of TCT’s right to take future action with respect to said default. CLAIMS, TRANSFER, TERMINATION AND RECOURSE (1) The Recipient and/or the Trail Operator will not make any claim against TCT for any delay or deficiency in the completion of the Project, nor for any inaccuracies in information provided to the Recipient and/or the Trail Operator under this Agreement or otherwise. (2) The Recipient and/or the Trail Operator shall release, indemnify and hold harmless TCT and its directors, officers, employees, agents, assigns and representatives from and against any and all costs, claims, demands, expenses, actions, and causes of action (the “Claims”), howsoever caused, which arise out of, relate to, or result from the Project, including but not limited to, TCT’s contribution under this Agreement, including but not limited to any Claims for damage to property or injury to persons (including death). TCT also holds this indemnity in trust for parties who are not signatories to this Agreement. (3) TCT is not liable for any borrowings, leases or other obligations that the Recipient and/or the Trail Operator may have incurred with respect to any obligations or expenses towards which contribution under this Agreement is made. (4) In addition to any other available remedies, this Agreement may be terminated immediately by TCT if the Recipient and/or Trail Operator ceases operations, liquidates its business, is placed in receivership, becomes insolvent or declares bankruptcy. (5) In the event of a dispute arising from or in connection with this Agreement, the parties agree to engage in good faith discussions for 30 days, or such further period as may be agreed by the parties in writing, in an attempt to resolve the dispute. If the dispute is not resolved within the aforesaid period, either party may refer the matter to an arbitration. (6) This Agreement is not transferable by the Recipient and/or the Trail Operator. (7) This Agreement shall be governed solely by the laws of Ontario. Page 425 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 7 of 10 AUTHORIZED SIGNATURES The undersigned hereby certify the following: • I am duly authorized to bind our organization; • The information included in this Agreement, including in the appendices, is accurate. _______________________________ _____________________________ Name of Recipient Signing Authority Name of TCT Signing Authority _______________________________ _____________________________ Signature (Recipient) Signature (TCT) _______________________________ _____________________________ Date Signed Date Signed If different than the Recipient: _______________________________ Name of Trail Operator Signing Authority _______________________________ Signature (Operator) _______________________________ Date Signed FTINPUT:Object87792201c9514f88b809444f11a69e72:0 FTINPUT:Object9a49d57ded0942e78f30da2d968c48c4:0 FTSIGNATURE:646c6b5b9f164d7a834fc1366c1ce0be FTSIGNATURE:2c43904aaf054f08a5efe848006c4851 FTINPUT:Object313cda8b5d814571914cdd5262d0393a:0 FTINPUT:Object6e49cabd831a4ecc9eb902ab15a09433:0 FTINPUT:Object7cd7dc1e67944598be27844d474ad50e:0 FTSIGNATURE:17c3d924f86d4aea86c5f5b4346b8259 FTINPUT:Object65a0098fb9fd44f5b40a8ded44a362fa:0 Page 426 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 8 of 10 APPENDIX A — SCOPE OF PROJECT Information Project Name ON - Town of Tillsonburg, Resurfacing and drainage improvements (2024) Total Cost (budget) $17,200.00 TCT max Contribution $7,500.00 % of total cost (contribution) 43.60% Schedule Start date 2024/06/03 Completion date 2024/11/29 Expiration date 2024/12/30 Project Deliverables Deliverable Due Date Contribution Agreement 2024/05/20 Progress Report 1 2024/07/20 Progress Report 2 2024/08/20 Progress Report 3 2024/09/20 Acknowledgement Signs 2024/09/20 Final Report 2024/11/20 Payment schedule Deliverable % of the contribution Contribution Agreement 25% of 100% Progress report (50% completion stage) 50% of 100% Final Report 25% of 100% Description This project will include resurfacing of the town managed section of TCT to improve the quality of the surface and better safety for users; installation of drainage system - culverts - to mitigate rain water pooling, runoff and erosion. Additionally, rental of mulching head-type machinery to trim and reduce encroachment of sumac trees along the trail pathways as well as removal of invasive species including phragmites. Page 427 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 9 of 10 APPENDIX B — Promotion and Recognition Appendix B is provided to ensure that TCT (national) and the Recipient (local) benefit as much as possible from the unique and valuable relationship we share. TCT recognizes that the Recipient commonly engages in a variety of fundraising activities, in addition to receiving financial support from TCT. The Recipient recognizes that TCT also fundraises for local Trail projects in their provincial/territorial jurisdiction, in addition to providing fundraising advice and limited support to recipients requiring assistance. Guiding Principles Collaboration: TCT and the Recipient recognize their shared responsibility to collaborate on achieving their goals and priorities, and are committed to a multi-sector approach. Stewardship: The Recipient recognizes that donors have entrusted TCT to invest their support in order to ensure the greatest impact. The Recipient will work with TCT to meet their commitment to donors. This appendix is a commitment by the Recipient to TCT. The contribution provided through this agreement has been supplied, in part, through donations to Trans Canada Trail and TCT is committed to recognizing these donors for their support. Trans Canada Trail agrees to: (1) Give a contribution to the Recipient for the completion of the Project, as set out in this Agreement. (2) At its sole discretion, promote trail sections, funded programs and initiatives within the Province/Territory through a variety of channels, including but not limited to: TCT’s website, social media channels, as well as campaign and promotional materials. (3) When feasible, consult and provide guidance with respect to fundraising upon request in order to, among other things, reduce donor confusion. (4) Ensure regular and timely communications with the Recipient on any matter that may affect their relationship with TCT or the terms of this Agreement. The Recipient and Trail Operator agree to: (1) Follow the acknowledgement requirement – See TCT’s acknowledgement guidelines. (2) Prepare or collaborate, as required, on the development of an event to acknowledge the Project (i.e. announcement of contribution, trail opening, etc.) and provide a speaking opportunity for a TCT representative. (3) Portray Trans Canada Trail positively in all verbal and written communication to the public. (4) Protect TCT’s brand identity by following brand and logo usage guidelines. Page 428 of 430 Trans Canada Trail Contribution Agreement Project Code: 107065 Page 10 of 10 (5) Display signage that is provided, recognizing Trans Canada Trail as a funder. This signage should be placed in a high-traffic area or at the construction site. (6) Collaborate with TCT throughout the term of this Agreement to support marketing and content materials such as blogs, newsletters and other engagement programs that help to demonstrate our work together in the Province/Territory. (7) Refrain from fundraising from national corporations who may have already given to TCT. TCT will, in turn, refrain from fundraising from local and provincial branches of similar national corporations. If there are questions about who these national corporate donors are, and/or if advice is required to coordinate a stronger approach to ensure success of your organization. (8) Participate in donor recognition initiatives, such as thanking donors, when appropriate, thereby making a tangible connection between donations to TCT and improvements to the Trans Canada Trail. (9) Provide, for TCT’s review, any publication, printed recognition, or signage featuring the TCT logo, prior to publication, which will not occur without TCT’s advance approval. (10) Notify TCT in advance of any public events related to the Project, and provide an opportunity for TCT representation and recognition at the event. Demonstrating tangible recognition of local donors who have contributed to the success of the Project, including notifying TCT, will reflect positively on the Recipient and will be considered in future funding requests submitted to TCT. TCT also requires recipients to follow Trans Canada Trail on social media and share its content when possible, for the duration of the agreement. Page 429 of 430 Page 1 of 1 THE CORPORATION OF THE TOWN OF TILLSONBURG BY-LAW 2024-066 A BY-LAW to confirm the proceedings of Council at its meeting held on JUNE 12, 2024. WHEREAS Section 5 (1) of the Municipal Act, 2001, as amended, provides that the powers of a municipal corporation shall be exercised by its council; AND WHEREAS Section 5 (3) of the Municipal Act, 2001, as amended, provides that municipal powers shall be exercised by by-law; AND WHEREAS it is deemed expedient that the proceedings of the Council of the Town of Tillsonburg at this meeting be confirmed and adopted by by-law; BE IT THEREFORE ENACTED by the Council of the Corporation of the Town of Tillsonburg as follows: 1. All actions of the Council of the Corporation of the Town of Tillsonburg at its meeting held on June 12, 2024, with respect to every report, motion, by-law, or other action passed and taken by the Council, including the exercise of natural person powers, are hereby adopted, ratified and confirmed as if all such proceedings were expressly embodied in this or a separate by-law. 2. The Mayor and Clerk are authorized and directed to do all the things necessary to give effect to the action of the Council of The Corporation of the Town of Tillsonburg referred to in the preceding section. 3. The Mayor and the Clerk are authorized and directed to execute all documents necessary in that behalf and to affix thereto the seal of the Corporation of the Town of Tillsonburg. 4. That this By-Law shall come into force and take effect on the date it is passed. READ A FIRST AND SECOND TIME THIS 12th day of JUNE, 2024. READ A THIRD AND FINAL TIME AND PASSED THIS 12th day of JUNE, 2024. ___________________________ MAYOR – Deb Gilvesy ______________________________ CLERK – Tanya Daniels Page 430 of 430