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Click here for the development charges background study.

REPORT
PREPARED BY HEMSON FOR THE TOWNSHIP OF ST. CLAIR

DEVELOPMENT CHARGES BACKGROUND STUDY
December 17, 2020

1000 – 30 St. Patrick Street, Toronto ON M5T 3A3 416 593 5090 | hemson@hemson.com | www.hemson.com

CONTENTS
EXECUTIVE SUMMARY 1
1. INTRODUCTION 5
2. A TOWNSHIP-WIDE COST APPROACH TO ALIGN DEVELOPMENT-RELATED COSTS AND BENEFITS IS PROPOSED 7
A. A Township-wide Development Charge is Proposed for Most Services 7
B. Area-specific Charge is Calculated for Sewer Services 8
C. Key Steps in Determining Development Charges for Future Development-
Related Projects 8
3. DEVELOPMENT FORECAST 13
A. Residential Forecast 13
B. Non-Residential Forecast 13
4. SUMMARY OF HISTORICAL CAPITAL SERVICE LEVELS 15
5. THE DEVELOPMENT-RELATED CAPITAL FORECAST 17
A. A Development-Related Capital Forecast is Provided for Council’s Approval 17
B. The Development-Related Capital Forecast for General Services 17
C. The Development-Related Capital Forecast for Engineered Services 21
6. CALCULATED DEVELOPMENT CHARGES 23
A. Unadjusted Development Charges Calculation 23
7. COMPARISON OF CALCULATED AND CURRENT DEVELOPMENT CHARGES 31
8. COST OF GROWTH ANALYSIS 34
A. Asset Management Plan 34
B. Long-Term Capital and Operating Costs 35
C. The Program is Deemed to be Financially Sustainable 37

9.
OTHER ISSUES AND CONSIDERATIONS
38

A.
Development Charges Administration
38

B.
Local Service Policy
38

LISTS OF APPENDICES

A. DEVELOPMENT FORECAST 42
B. GENERAL SERVICES TECHNICAL APPENDIX 60
B.1 Library Services 65
B.2 Fire Department 70
B.3 Police Services 80
B.4 Indoor Recreation 88
B.5 Park Development & Facilities 96
B.6 Public Works 111
B.7 General Government 121
C. ROADS AND STORM TECHNICAL APPENDIX 127
C.1 Roads and Related 128
C.2 Storm Drainage 136
D. SANITARY SERVICES TECHNICAL APPENDIX 141
D.1 Sanitary Sewer – Plant Based System 142
D.2 Sanitary Sewer – Lagoon-Based System 148
D.3 Combined Sanitary Sewer Servicing 154
D.4 Water Technical Appendix 159
E. RESERVE FUNDS 165
F. COST OF GROWTH 168
G. DRAFT 2021 DEVELOPMENT CHARGES BY-LAW 175

EXECUTIVE SUMMARY
The Development Charges Act, 1997 (DCA) and its associated Ontario Regulation 82/98 (O. Reg. 82/98) allow municipalities to recover development-related capital costs from new development. This 2020 Township of St. Clair Development Charges Background Study is presented as part of a process to establish a development charges by-law that complies with this legislation.

A. PURPOSE OF THE 2020 DEVELOPMENT CHARGES (DC) BACKGROUND STUDY

i. Legislative Context
The Township of St. Clair 2020 Development Charges Background Study is presented as part of the process to lead to the approval of a new DC by-law in compliance with the DCA. The study is prepared in accordance with the DCA and associated regulations, including amendments that came into force on January 1, 2016 and through Bill 108, the More Homes, More Choice Act and Bill 197 the COVID-19 Economic Recovery Act.

ii. Key Steps in Determining Future Development-Related Projects
In accordance with the DCA and associated regulations, several key steps are required to calculate development charges. This includes preparing a development forecast, establishing historical service levels, determining the increase in need for services arising from development and appropriate shares of costs, attribution to development types (i.e. residential and non-residential) and the final adjustment to the calculated rate using a cash flow analysis.

iii. DC Eligible and Ineligible Costs
Development charges are intended to pay for the initial round of capital costs needed to service new development over an identified planning period. This is based on the overarching principle that “growth pays for growth”. However, the DCA and associated regulation includes several statutory adjustments and deductions that prevent these costs from fully being recovered by growth. Such adjustments include, but are not limited to: ineligible costs (e.g. computer equipment and vehicles with a replacement life of less than seven years); ineligible services, including tourism facilities, parkland acquisition, etc.; deductions for costs that exceed historical service level caps; and statutory exemptions for specific uses (e.g. industrial expansions).

iv. The Development-Related Capital Program is Subject to Change
It is recommended that Council adopt the development-related capital program developed for the purposes of the 2020 DC Background Study. However, it is recognized that the DC Background Study is a point-in-time analysis and there may be changes to project timing, scope and costs through the Township’s normal annual budget process.

B. DEVELOPMENT FORECAST
The tables below provides a summary of the anticipated residential and non-residential growth over the 2021-2031 planning period. Details on the development forecast are provided in Appendix A.

Residential Development Forecast
2020
Estimate Planning Period
2021-2031
Growth Total at
2031

Households
5,992
696
6,688
Population
Census
In New Households
1 4,230
549
1,950
14,779

Non-Residential Development Forecast
2020
Estimate 2021-2031
Growth Total at
2031

Employment
4,955
704
5,659
Non-Residential Building Space (sq.m.) 6 8,086

C. CALCULATED DEVELOPMENT CHARGES
The table below provides the Township-wide development charges for residential and non- residential development based on the aforementioned forecast.

Service Residential Charge (Per Unit) Non-Residential Charge (Per
Square Metre)
Singles &
Semi Detached
Multiples
Apartment
General Services $2,046 $1,971 $1,019 $4.54
Engineered Services $2,479 $2,388 $1,234 $8.95
Subtotal Township Wide $4,525 $4,359 $2,253 $13.49
Sewer Services – Plant $2,354 $2,268 $1,172 $8.25
Total Charge with Plant $6,879 $6,627 $3,425 $21.74
Sewer Services – Lagoon $726 $699 $361 $3.50
Total Charge with Lagoon $5,251 $5,058 $2,614 $16.99

D. LONG-TERM CAPITAL AND OPERATING COSTS
An overview of the long-term capital and operating costs for the capital facilities and infrastructure to be included in the DC by-law is provided in the study. This examination is required by the DCA. Additional details on the long-term capital and operating impact analysis are found in Appendix F. By 2031, the Township’s annual net operating costs arising from the development-related infrastructure are estimated at about $418,800.

About $22.3 million of development-related project costs will need to be funded from non- development charges sources over the next 11 years. In addition, $196,300 in interim financing may be required for projects related to both general and engineered services that provide benefit post-2031.

E. ASSET MANAGEMENT PLAN
A key purpose of the Asset Management Plan is to demonstrate that all assets proposed to be funded under the development charges by-law are financially sustainable over their full life cycle. The DC recoverable annual asset management contributions for the 2021-2031 planning period has been calculated. The year 2032 has been included to calculate the annual contribution for the 2021-2031 period as the expenditures in 2031 will not trigger asset management contributions until 2032.

By 2032, the Township will need to fund an additional $100,698 per annum to properly fund the full life cycle costs of all assets supported under the by-law.

F. TOWNSHIP’S DEVELOPMENT CHARGES BY-LAW TO BE RELEASED UNDER SEPARATE COVER
The Township’s proposed DC by-law will be made available under separate cover a minimum of two weeks in advance of the statutory public meeting.

1. INTRODUCTION
The Development Charges Act, 1997 (DCA) and its associated Ontario Regulation 82/98 (O. Reg. 82/98) allow municipalities to recover development-related capital costs from new development. The Township of St. Clair Development Charges Background Study is presented as part of a process to establish a development charges by-law that complies with this legislation.

Anticipated growth in the Township of St. Clair will increase the demand for all services. The Township wishes to implement development charges to fund capital projects related to growth in St. Clair so that development continues to be serviced in a fiscally responsible manner.

When a development charges by-law is proposed, the DCA and O. Reg. 82/98 require that a development charges background study be prepared in support of the proposed changes with reference to:

 A forecast of the amount, type and location of development anticipated in the Township;

 The average capital service levels provided in the Township over the 10-year period immediately preceding the preparation of the background study;

 A review of future capital projects, including an analysis of gross expenditures, funding sources, and net expenditures incurred, or to be incurred, by the Township or its local boards to provide for the expected development, including the determination of the development and non-development related components of the capital projects;

 An asset management plan that demonstrates that all assets are financially sustainable over their full life cycle; and

 An examination of the long-term capital and operating costs for the capital infrastructure required for each service to which the development charges by-laws would relate.

The study identifies the development-related net capital costs attributable to development that is forecast to occur in the Township. The costs are apportioned to types of development (residential and non-residential) in a manner that reflects the increase in the need for each service attributable to each type of development.

The DCA provides for a period of public review and comment regarding the calculated development charges. This process includes considering and responding to comments received by members of the public about the calculated charges. Following completion of this process, and in accordance with the DCA and Council’s review of this study, it is intended that Council will pass new development charges for the Town.

The remainder of this study sets out the information and analysis upon which the calculated development charges are based.

Section II designates the services for which the development charges are calculated and the areas within the Township to which the development charges will apply. It also briefly reviews the methodologies that have been used in this background study.

Section III presents a summary of the forecast residential and non-residential development which is expected to occur within the Township over a planning period from 2021 to 2031.

Section IV summarizes the 10-year historical average capital service levels that have been attained in the Township, which form the basis for the development charges calculations.

In Section V, the development-related capital program that has been developed by various Township departments is reviewed.

Section VI summarizes the calculation of applicable development charges and the resulting calculated development charges by class and type of development.

Section VII provides a comparison of the development charges currently levied in the Township and the proposed calculated charges determined in this study.

Section VIII presents a cost of growth analysis, which considers an Asset Management Plan for the Township, demonstrating the financial sustainability of assets over the life cycle of the 2020 Development Charges By-law and satisfying the requirements of the recent amendments to the DCA. Additionally, the long-term operating impacts of the projects considered under this study are reviewed.

Section IX provides a review of development charges administrative matters, consideration of area rating and the Township’s local service definitions.

2. A TOWNSHIP-WIDE COST APPROACH TO ALIGN DEVELOPMENT-RELATED COSTS AND BENEFITS IS PROPOSED
Several key steps are required when calculating any DC. However, specific circumstances arise in each municipality that must be reflected in the calculation. Therefore, the study has been tailored specifically for the Township of St. Clair. The approach to calculating the proposed DCs is focused on providing a reasonable alignment of development-related costs with the development that necessitates them.

A. A TOWNSHIP-WIDE DEVELOPMENT CHARGE IS PROPOSED FOR MOST SERVICES

St. Clair provides a wide range of services to the community it serves and has an extensive inventory of facilities, land, infrastructure, vehicles and equipment. The DCA provides municipalities with flexibility to define services that will be included in a DC by-law, provided that the other provisions of the Act and its associated regulations are met. The DCA also requires the by-law to designate the areas within which the DCs shall be imposed. DCs may apply to all lands in the municipality or to other designated development areas as specified in the by-law.

For the services that the Township provides, a range of capital facilities, land, equipment and infrastructure is available throughout St. Clair: community centres, fire stations, arterial roads, parks and so on. As new development occurs, new facilities will need to be added so that overall service levels do not decline. A widely accepted method for sharing the development-related capital costs for such services is to apportion them over all new development anticipated in the Township.

The following services are included in the Township-wide DC calculation:
 Library Service;
 Fire Department;
 Police Service;
 Indoor Recreation
 Park Development & Facilities;
 Public Works;
 General Government;

 Roads and Related;
 Storm Drainage;
 Sewer; and
 Water.

These services form a reasonable basis upon which to plan and administer the Township- wide DCs. It is noted that the analysis of each of these services examines the individual capital facilities and equipment currently in place. The resulting DC for these services is to be imposed against all development anywhere in the Township.

B. AREA-SPECIFIC CHARGE IS CALCULATED FOR SEWER SERVICES

Section 10 (2) (c.1) of the DCA requires that the background study include consideration of the use of more than one development charge by-law to reflect different needs for services in different areas.

Since Sewer Services are not available to all areas of the Township, development charges for these services only apply to the urban areas of the community where these services are available. Sewer Servicing is provided in two separate systems: either from the main Sewage Treatment Plant in Courtwright; or from three lagoons in Brigden, Wilkesport/Sombra, and Port Lambton. The servicing areas from each system are geographically distinct. Costs associated with both sewer systems have been analysed as part of this study and distinct DCs for development receiving servicing from each system have been calculated.

As an alternative approach, a combined sewer development charge has also been calculated as shown in Appendix D.3.

C. KEY STEPS IN DETERMINING DEVELOPMENT CHARGES FOR FUTURE DEVELOPMENT-RELATED PROJECTS

Several key steps are required in calculating DCs for future development-related projects. These are summarized in Figure 1 below and discussed further in the following sections.

Figure 1 Key Steps in Calculating Development Charges

Development Forecast
s.5(1)1

Increase in Need for Service
s.2(1), s.5(1)2

Calculate ten-year Historical Service Level
s.5(1)4

Consideration of Available Excess Capacity
s.5(1)5

Identify Development-Related Capital Costs
s.5(1)7

Long-term Capital and

Operating Impacts
0(1)(c)

Residential Sector
(Unit Type)

Non-Residential Sector (per m2 of GFA)

Consideration for Area Rating
1), s.10(1)(c.1)

Asset Management Plan s.10(3)

s.5(1)10

i. Development Forecast
The first step in the methodology requires a development forecast to be prepared for the study period 2021-2031 for all general and engineered services.

The development forecast is broadly based on the Township achieving average annual growth in occupied dwellings of 63 units, slightly higher growth that what has been experienced in recent years. Most housing growth will be in Corunna. After a long period of job decline, the Township’s employment is forecast to increase over the time horizon, fuelled in part by population growth and several large industrial developments.

For the residential portion of the forecast, both net (or Census) population growth and population growth in new units is estimated. The use of net population growth is one approach to determining the increased need for servicing, infrastructure and facilities arising from development.

When calculating the DC however, the development-related net capital costs are spread over the total additional population that occupy new housing units. This population in new units represents the population from which DCs will be collected.

The non-residential portion of the forecast estimates the Gross Floor Area (GFA) of building space to be developed over the 11-year period, 2021 to 2031. The forecast of GFA is based on the employment forecast for the Township. Factors for floor space per worker are used to convert the employment forecast into gross floor area for the purposes of the DC Study.

ii. Service Categories and Historical Service Levels
The DCA provides that the increase in the need for service attributable to anticipated development:

… must not include an increase that would result in the level of service exceeding the average level of that service provided in the Municipality over the 10-year period immediately preceding the preparation of the background study…(s. 5. (1) 4.)

Historical 10-year average service levels thus form the basis for development charges. A review of Township’s capital service levels for buildings, land, vehicles and so on, has therefore been prepared as a reference for the calculation, so that the portion of future capital projects that may be included in the development charge can be determined. The historical service levels used in this study have been calculated based on the period 2011– 2020.

iii. Development-Related Capital Program and Analysis of Net Capital Costs to be included in the Development Charges
A development-related capital program has been prepared by Township staff as part of the present study. The program identifies development-related projects and their gross and net costs, after allowing for capital grants, subsidies or other contributions as required by the Act (DCA, s. 5. (2)). The capital program provides another cornerstone upon which development charges are based. The DCA requires that the increase in the need for service attributable to the anticipated development may include an increase:

… only if the council of the Municipality has indicated that it intends to ensure that such an increase in need will be met. (s. 5. (1) 3.)

In conjunction with DCA, s. 5. (1) 4. referenced above, these sections have the effect of requiring that the development charge be calculated on the lesser of the historical 10-year average service levels or the service levels embodied in future plans of the Township. The development-related capital forecast prepared for this study ensures that development charges are only imposed to help pay for projects that have been or are intended to be purchased or built in order to accommodate future anticipated development. It is not sufficient in the calculation of development charges merely to have had the service in the past. There must also be a demonstrated commitment to continue to emplace facilities or infrastructure in the future. In this regard, Ontario Regulation 82/98, s. 3 states that:

For the purposes of paragraph 3 of subsection 5 (1) of the Act, the council of a Municipality has indicated that it intends to ensure that an increase in the need for service will be met if the increase in service forms part of an Official Plan, capital forecast or similar expression of the intention of the council and the plan, forecast or similar expression of the intention of the council has been approved by the council.

For some projects in the development-related capital forecast, a portion of the project may confer benefits to existing (a “BTE”) residents. As required by the DCA, s. 5. (1) 6., these portions of projects and their associated net costs are the funding responsibility of the Township from non-development charges sources. The amount of Township funding for such non-development shares of projects is also identified as part of the preparation of the development-related capital forecast.

There is also a requirement in the DCA to reduce the applicable development charge by the amount of any “uncommitted excess capacity” that is available for a service. Such capacity is available to partially meet future servicing requirements. Adjustments are made in the analysis to meet this requirement of the Act.

iv. Attribution to Types of Development
The next step in the determination of development charges is the allocation of the development-related net capital costs between the residential and the non-residential sectors. This is done by using different apportionments for different services in accordance with the demands which the two sectors would be expected to place on the various services and the different benefits derived from those services.

Where reasonable data exist, the apportionment is based on the expected demand for, and use of, the service by each sector (e.g. based on shares of population in new units and employment growth).

Finally, the residential component of the Township-wide charge is applied to different housing types on the basis of average occupancy factors. The non-residential component is applied on the basis of gross building space in square metres. Sewer Plant and Sewer Lagoon services are calculated based on growth occurring in areas benefiting from these services while other remaining services are calculated on a Township-wide forecast.

v. Final Adjustment
The final determination of the development charge results from adjustments made to development-related net capital costs for each service and sector resulting from the application of any unallocated reserve fund balances available to finance the development- related capital costs in the capital forecast. A cash flow analysis is also undertaken to account for the timing of projects and receipt of development charges for Township-wide services. Interest earnings or borrowing costs are therefore accounted for in the calculation as allowed under the DCA.

3. DEVELOPMENT FORECAST
This section provides the basis for the development forecasts used in calculating the DCs, as well as a summary of the forecast results. A more detailed summary of the forecasts, including tables illustrating historical trends and forecast results is provided in Appendix A

A. RESIDENTIAL FORECAST
DCs are levied on residential development as a charge per new unit. Therefore, for the residential forecast, a projection of both the population growth1 as well as the population in new units is required.

 The population growth determines the need for additional facilities and provides the foundation for the development-related capital program.

 When calculating the DC, however, the development-related net capital costs are spread over the total additional population that occupy new housing units. This population in new units represents the population from which DCs will be collected.

Table 1 provides a summary of the residential forecast over the 11-year planning period, from 2021 to 2031. As noted in Section II, for DC calculation purposes the 11-year planning period is applicable to all services considered in this study.

The Township’s Census population is expected to increase by 549 people over the next 11 years, reaching 14,779 by 2031. An additional 696 occupied dwelling units are forecast to be built between 2021 and 2031 and the additional population residing in these units is expected to be 1,950.

B. NON-RESIDENTIAL FORECAST
DCs are levied on non-residential development as a charge per square metre of GFA. As with the residential forecast, the non-residential forecast requires both a projection of employment growth as well as a projection of the employment growth associated with new floor space in the Township.

1 Commonly referred to as “net population growth” in the context of development charges.

The non-residential forecast projects an increase of 704 employees to 2031, which is anticipated to be accommodated in 68,086 square metres of new non-residential building space.

Table 1 also provides a summary of the non-residential development forecasts used in this analysis.

TABLE 1

TOWNSHIP OF ST. CLAIR

SUMMARY OF RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT FORECAST

Residential Development Forecast
2020
Estimate Planning Period
2021-2031
Growth Total at
2031

Households
5,992
696
6,688
Population
Census
In New Households
1 4,230
549
1,950
14,779

Non-Residential Development Forecast
2020
Estimate 2021-2031
Growth Total at
2031

Employment
4,955
704
5,659
Non-Residential Building Space (sq.m.) 6 8,086

4. SUMMARY OF HISTORICAL CAPITAL SERVICE LEVELS
The DCA and Ontario Regulation 82/98 require that DCs be set at a level no higher than the average level of service provided in the municipality over the 10-year period immediately preceding the preparation of the Background Study, on a service by service basis.

For non-engineered services (library, fire, indoor recreation, etc.) the legislative requirement is met by documenting historic service levels for the preceding 10 years, in this case, for the period from 2011 to 2020. Typically, service levels for non-engineered services are measured as a ratio of inputs per capita, or per capita plus employment.

O. Reg. 82/98 requires that, when determining historical service levels, both quantity and quality of service be taken into consideration. In most cases, the service levels are initially established in quantitative terms. For example, service levels for buildings are presented in terms of square feet per capita. The qualitative aspect is introduced by the consideration of the monetary value of the facility or service. In the case of buildings, for example, the cost would be shown in terms of dollars per square foot to replace or construct a facility of the same quality. This approach helps to ensure that the development-related capital facilities that are to be charged to new development reflect not only the quantity (number and size) but also the quality (value or replacement cost) of service provided historically by the town. Both the quantitative and qualitative aspects of service levels used in the present analysis are based on information provided by municipal staff, based on historical records and experience with costs to acquire or construct similar facilities, equipment and infrastructure as of 2020.

The service levels are expressed as a dollar value per capita ($/capita) or a dollar value per capita plus employment ($/capita & employment) of infrastructure value. This service level expression is a construction to meet the requirement of Section 5(1) of the DCA and does not directly reflect the utilization of infrastructure or the way municipalities plan for services.

Table 2 summarizes service levels for all applicable services included in the DC calculation. Appendix B provides the detailed historical inventory data upon which the calculation of service levels for the general services is based.

TABLE 2

TOWNSHIP OF ST. CLAIR
SUMMARY OF AVERAGE HISTORICAL SERVICE LEVELS

Service 2011-2020
Service Level
Indicator

1.0 LIBRARY SERVICE
Buildings Land
$56.55
$54.05
$2.50
per capita per capita per capita
2.0 FIRE DEPARTMENT
Buildings Land Vehicles
Furniture and Equipment $1,100.88
$335.80
$31.05
$536.44
$197.59 per capita & emp per capita & emp per capita & emp per capita & emp per capita & emp
3.0 POLICE SERVICE
Buildings Land Vehicles $121.65
$91.27
$1.24
$29.14 per capita & emp per capita & emp per capita & emp per capita & emp
4.0 INDOOR RECREATION
Buildings Land
Furniture and Equipment $3,079.26
$2,879.64
$145.90
$53.72 per capita per capita per capita per capita
5.0 PARK DEVELOPMENT & FACILITIES
Parkland Park Facilities
Special Facilities $2,139.19
$1,230.84
$263.21
$645.14 per capita per capita per capita per capita
6.0 PUBLIC WORKS Buildings Land
Furniture and Equipment Fleet $568.68
$141.67
$44.24
$13.83
$368.94 per capita & emp per capita & emp per capita & emp per capita & emp per capita & emp
8.0 ROADS & RELATED
Roadways
Roads Infrastructure $13,086.65
$9,628.82
$3,457.83 per capita & emp per capita & emp per capita & emp

5. THE DEVELOPMENT-RELATED CAPITAL FORECAST
The DCA requires the Council of a municipality to express its intent to provide future capital facilities at the level reflected by the capital program incorporated in the DC calculation and recovered through the proposed rates. As noted in Section II, Ontario Regulation 82/98, s. 3 states that:

For the purposes of paragraph 3 of subsection 5 (1) of the Act, the council of a municipality has indicated that it intends to ensure that an increase in the need for service will be met if the increase in service forms part of an official plan, capital forecast or similar expression of the intention of the council and the plan, forecast or similar expression of the intention of the council has been approved by the council.

A. A DEVELOPMENT-RELATED CAPITAL FORECAST IS PROVIDED
FOR COUNCIL’S APPROVAL
Based on the development forecasts summarized in Section III and detailed in Appendix A, municipal staff, in collaboration with the consultants have created a development-related capital forecast setting out those projects that are required to service anticipated development. For all services, the capital plan covers the 11-year period from 2021 to 2031.

One of the recommendations contained in this Background Study is for Council to adopt the capital forecast created for the purposes of the DC calculation. It is assumed that future capital budgets and forecasts will continue to bring forward the development-related projects contained herein, that are consistent with the development occurring in St. Clair. It is acknowledged that changes to the forecast presented herein may occur through the Township’s normal capital budget process.

B. THE DEVELOPMENT-RELATED CAPITAL FORECAST FOR GENERAL SERVICES

A summary of the development-related capital forecast for general services is presented in Table 3.

The table provides a total for all general services analysed over the 11-year planning period. Further details on the capital plans for each individual service category are available in Appendix B.

The development-related capital forecast for general services amounts to a total gross cost of $6.1 million. No alternative funding sources have been identified for any of the services considered. Therefore, the net municipal cost of the capital program remains unchanged at
$6.1 million.

Of the $6.1 million 11-year net municipal capital costs for general services, $2.9 million (48 per cent) is related to the Park Development & Facilities capital program. The forecast includes new park facilities such as a splash pad and BMX park, additional outdoor buildings on campsites and a new golf clubhouse, as well as campground and golf course parkland development.

The Fire Department program includes $2.3 million in net capital costs (37 per cent of the program) and includes the recovery of the department’s portion of the new Emergency Services Building, as well as various vehicles & equipment and the recovery for fire communication equipment.

The Public Works development-related capital program, which totals $410,000, accounts for 7 per cent of the overall forecast. Included in the program an annual provision for additional equipment, as well as a new dump truck

The next largest portion of the total net cost is $227,300 and is associated with Police Services. The program recovers for the Police share of the Emergency Services Building debenture payments.

The next largest portion of the capital forecast relates to Indoor Recreation. The net cost of
$170,000 million accounts for 3 per cent of the overall costs. The forecast provides for a new storage/first aid room as well as a master plan.

The 11-year capital forecast for General Government totals $104,000 and accounts for 2 per cent of the total program for general services. The program includes various development- related studies, including two 5-year updates to the DC Study and two strategic plans or needs studies as required throughout the planning period.

The Library Service development-related capital program considered under this DC study does not have any development-related capital works as it is anticipated that the Township’s Library services will be able to provide the same level of service to new and

existing residents over the 11-year planning period without requiring any additional capital works.

The capital forecast incorporates those projects identified to be related to development anticipated in the next 11 years. It is not implied that all of these costs are to be recovered from new development by way of DCs (see Section VI for the method and determination of net capital costs attributable to development). Portions of this capital forecast may relate to providing servicing for development which has occurred prior to 2021 (for which DC reserve fund balances exist), for replacement of existing capital facilities or for development anticipated to occur beyond the 2021–2031 planning period.

TABLE 3

TOWNSHIP OF ST. CLAIR

SUMMARY OF DEVELOPMENT-RELATED CAPITAL PROGRAM FOR GENERAL SERVICES 2021-2031

C. THE DEVELOPMENT-RELATED CAPITAL FORECAST FOR ENGINEERED SERVICES

Table 4 provides the development-related capital costs for the engineered services of Roads & Related, Storm Drainage, Water and the Lagoon and Plant Sewer Systems. The capital program totals $44.0 million and provides servicing for anticipated development over the planning period from 2021 to 2031. Further details on the capital plans for each individual service are available in Appendices C and D.

Non-Township funding sources have been identified for the capital projects related to Water totalling $22.7 million. The remaining $21.3 million is to be paid by the Township.

Of the total net capital costs, 44 per cent, or $9.3 million is associated with Water services. The capital program provides for the Township’s portion of the upcoming Twinning of the West Lambton Subsystem that is being undertaken for the Lambton Area Water Supply System (LAWSS).

An additional 24 per cent, or $65.1 million is associated with Plant-related sewer servicing. The capital program provides for the ongoing recovery of costs associated with works at the Wastewater Treatment Plant.

The next largest share of the engineered services capital program relates to Roads & Related infrastructure. At $4.0 million, or 19 per cent, the 11-year capital program includes various road widenings, improvements, and urbanizations, as well as improvements to two Township bridges.

The Lagoon-based sewer services capital program totals $1.6 million and accounts for 8 per cent of the overall net costs. Included in the capital forecast is the recovery of a Lagoon Study Environmental Assessment and biosolids cell improvements.

The development-related capital program for Storm Drainage provides for an upgrade to the Paget Street storm drainage infrastructure and a stormwater master plan. The program totals $1.3 million, which accounts for 6 per cent of the total program cost.

TABLE 4

TOWNSHIP OF ST. CLAIR
SUMMARY OF DEVELOPMENT-RELATED CAPITAL PROGRAM FOR ENGINEERED SERVICES

Service Gross Cost
($000) Grants/ Subsidies
($000) Net Cost
($000)

1.0 ROADS & RELATED
$4,025.0
$0.0
$4,025.0
1.1 Roads and Related Infrastructure $3,145.0 $0.0 $3,145.0
1.2 Bridges $880.0 $0.0 $880.0
2.0 STORM DRAINAGE $1,250.0 $0.0 $1,250.0
2.1 Development-Related Storm Projects $1,250.0 $0.0 $1,250.0
3.0 SEWER SERVICES – PLANT $5,055.2 $0.0 $5,055.2
3.1 Development-Related Works $5,055.2 $0.0 $5,055.2
4.0 SEWER SERVICES – LAGOON $1,620.0 $0.0 $1,620.0
4.1 Development-Related Works $1,620.0 $0.0 $1,620.0
5.0 WATER $32,000.0 $22,662.4 $9,337.6
5.1 Lambton Area Water Supply System (LAWSS): Twinning of West Lambton Subsystem $32,000.0 $22,662.4 $9,337.6
TOTAL – ENGINEERED SERVICES $43,950.2 $22,662.4 $21,287.8

6. CALCULATED DEVELOPMENT CHARGES
This section summarizes the calculation of DCs for each service category and the resulting total charges by sector. For all municipal services, the calculation of the “unadjusted” per capita (residential) and per square metre (non-residential) charges is reviewed. Adjustments to these amounts resulting from a cash flow analysis that takes interest earnings and borrowing costs into account are also discussed.

For residential development, the adjusted total per capita amount is converted to a variable charge by housing unit type using various unit occupancy factors. For non-residential development, the charges are based on gross floor area of building space.

It is noted that the calculation of the municipal-wide DCs does not include any provision for exemptions required under the DCA, such as the exemption from the payment of DCs for industrial buildings. Such legislated exemptions, or other exemptions that Council may choose to provide, will result in loss of DC revenue for the affected types of development. However, any such revenue loss may not be made up by offsetting increases in other portions of the calculated charge.

A. UNADJUSTED DEVELOPMENT CHARGES CALCULATION
A summary of the “unadjusted” residential and non-residential DCs is presented in Tables 5 and 6 for general and engineered services respectively. Further details of the calculations for each individual service category are available in Appendices B, C and D.

i. General Services
A summary of the “unadjusted” residential and non-residential DCs for general services is presented in Table 5.

The net capital forecast for the general services totals $6.1 million and incorporates those projects identified to be related to the development anticipated in the next 11 years. However, not all of the capital costs are to be recovered from new development by way of DCs. As shown on Table 5, $4.2 million relates to replacement of existing capital facilities or for shares of projects that provide benefit to the existing community. These portions of capital costs will have to be funded from non-DC revenue sources, largely property taxes.

A share of $74,800 million is attributable to development beyond 2031. This development- related share has been removed from the calculation though may be recovered under future DC studies. It is important to note that reserve fund balances have been applied in the cash flow analysis and as a result are not included in the unadjusted charge analysis.

The total costs eligible for recovery through DCs for general services is $1.8 million. This amount is allocated between the residential and non-residential sectors to derive the unadjusted DCs. Library Indoor Recreation and Park Development & Facilities are deemed to benefit residential development only, while the remaining services are allocated between both sectors based on shares of population in new units and employment growth in new space. The allocation to the residential sector for these services is calculated at 73 per cent with 27 per cent to the non-residential sector.

Approximately $1.5 million of the general services DC eligible capital program is deemed to benefit residential development. When this amount is divided by the 11-year growth in population in new dwelling units (1,950), an unadjusted charge of $782.26 per capita results. The non-residential share totals $249,600, which yields an unadjusted charge of
$3.66 per square metre when divided by the 11-year increase in non-residential building space (68,086).

TABLE 5

TOWNSHIP OF ST. CLAIR
SUMMARY OF UNADJUSTED RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGES 11-YEAR CAPITAL PROGRAM FOR GENERAL SERVICES

Service Development-Related Capital Program (2021-2031)

Resi
Sh
%

dential Non-Residential are Share
($000) % ($000)

Net Municipal Cost
($000)
Replacement & Benefit to Existing
($000)

Post-2031 Benefit
($000) Total DC Eligible Costs for Recovery
($000)

1.0 LIBRARY SERVICE
$0.0
$0.0
$0.0
$0.0
100%
$0.0
0%
$0.00
Unadjusted Development Charge Per Capita $0.00
Unadjusted Development Charge Per Sq.M $0.00
2.0 FIRE DEPARTMENT $2,254.0 $1,949.2 $0.0 $304.8 73% $222.5 27% $82.28
Unadjusted Development Charge Per Capita $114.11
Unadjusted Development Charge Per Sq.M $1.21
3.0 POLICE SERVICE $227.3 $0.0 $74.8 $152.5 73% $111.3 27% $41.17
Unadjusted Development Charge Per Capita $57.09
Unadjusted Development Charge Per Sq.M $0.60
4.0 INDOOR RECREATION $170.0 $25.0 $0.0 $145.0 100% $145.0 0% $0.00
Unadjusted Development Charge Per Capita $74.37
Unadjusted Development Charge Per Sq.M $0.00
5.0 PARK DEVELOPMENT & FACILITIES $2,920.0 $2,214.6 $0.0 $705.4 100% $705.4 0% $0.00
Unadjusted Development Charge Per Capita $361.81
Unadjusted Development Charge Per Sq.M $0.00
6.0 PUBLIC WORKS $410.0 $46.9 $0.0 $363.1 73% $265.0 27% $98.03
Unadjusted Development Charge Per Capita $135.94
Unadjusted Development Charge Per Sq.M $1.44
7.0 GENERAL GOVERNMENT $104.0 $0.0 $0.0 $104.0 73% $75.9 27% $28.08
Unadjusted Development Charge Per Capita $38.94
Unadjusted Development Charge Per Sq.M $0.41
TOTAL 11 YEAR GENERAL SERVICES $6,085.2 $4,235.7 $74.8 $1,774.7 $1,525.2 $249.6

Unadjusted Development Charge Per Capita
$782.26
Unadjusted Development Charge Per Sq.M $3.66
Note: Reserve funds are applied in the cash-flows and are not included in the unadjusted charge analysis

ii. Engineered Services
Table 6 displays the calculation of the DC rates for the engineered services of Roads & Related, Storm, Sewer (Plant and Lagoon) and Water Services. The development-related engineering infrastructure will be used to service development in St. Clair between 2021 and 2031.

Not all of the total $28.0 million net municipal cost of all engineered services development- related projects is to be recovered from new development by way of DCs. Table 6 shows that $23.7 million of the capital program relates to replacement of existing capital works or for shares of projects that provide benefit to the existing community. This amount has been netted off the chargeable capital costs.

Post-period shares have been calculated at $243,000 and represent the shares of projects that will provide benefit to development beyond the planning period under review. These shares have also been removed from the DC calculation. The remaining $4.0 million is related to development in the 2021 to 2031 planning period and has been included in the DC calculation.

Like the general services, the capital program eligible for recovery through DCs is allocated to the residential and non-residential sectors based on future shares of population in new units and employment growth over the planning period. The forecast residential and non- residential development figures differ for each service, as the benefitting population and employment base uses each service differently. Township-wide development from 2021 to 2031 will benefit from Roads & Related, Storm Drainage and Water servicing. For the sanitary sewer system, development to 2031 is eligible, however the forecast development within the geographic areas that will benefit from each system, either the Treatment Plant or Lagoon System, are incorporated into each calculation.

As a result, $2.3 million of the engineered services capital program is deemed to benefit residential development. When this amount is divided by the growth in population in new dwelling units for each service, a charge of $1,463.35 per capita is the result.

The non-residential share totals $840,300 and, when this amount is divided by the long- term forecast of non-residential space growth for each service a charge of $15.23 per square metre results.

Table 6 also shows the breakdown of costs and resulting unadjusted DCs per capita and per square metre for the combined Sewer Services charge.

TABLE 6

TOWNSHIP OF ST. CLAIR

SUMMARY OF UNADJUSTED RESIDENTIAL AND NON-RESIDENTIAL DEVELOPMENT CHARGES ENGINEERED SERVICES (2021-2031)

Roads & Related
2021-2031 Township-wide Growth in Population in New Units
1,950
2021-2031 Township-wide Growth in Square Meters 6 8,086
Storm Drainage
2021-2031 Township-wide Growth in Population in New Units
1,950
2021-2031 Township-wide Growth in Square Meters 6 8,086
Sewer Services – Combined
2021-2031 Growth in Population in New Units Serviced by Plant
1,950
2021-2031 Growth in Square Meters Serviced by Plant 6 8,086
Sewer Services – Plant
2021-2031 Growth in Population in New Units Serviced by Plant
1,560
2021-2031 Growth in Square Meters Serviced by Plant 6 4,681
Sewer Services – Lagoon
2021-2031 Growth in Population in New Units Serviced by Lagoon
390
2021-2031 Growth in Square Meters Serviced by Lagoon 3,404
Water
2021-2031 Township-wide Growth in Population in New Units
1,950
2021-2031 Township-wide Growth in Square Meters 6 8,086

Service Development-Related Capital Program (2021-2031)

Residenti Share
%

al Non-Residential Share
($000) % ($000)

Net Municipal Cost
($000)
Replacement & Benefit to Existing
($000)

Post-Period Benefit
($000) Total DC
Eligible Costs for Recovery
($000)

1.0 ROADS & RELATED
$4,025.0
$2,440.4
$0.0
$1,584.6
73%
$1,156.7
27%
$427.83
Unadjusted Development Charge Per Capita $593.29
Unadjusted Development Charge Per Sq.M $6.28
2.0 STORM DRAINAGE $1,250.0 $1,173.3 $0.0 $76.7 73% $56.0 27% $20.70
Unadjusted Development Charge Per Capita $28.70
Unadjusted Development Charge Per Sq.M $0.30
3.0 SEWER SERVICES – PLANT $5,055.2 $4,296.9 $0.0 $758.3 70% $530.8 30% $227.48
Unadjusted Development Charge Per Capita $340.31
Unadjusted Development Charge Per Sq.M $3.52
4.0 SEWER SERVICES – LAGOON $1,620.0 $1,377.0 $121.5 $121.5 92% $111.8 8% $9.72
Unadjusted Development Charge Per Capita $286.66
Unadjusted Development Charge Per Sq.M $2.86
5.0 WATER $9,337.6 $8,765.0 $0.0 $572.6 73% $418.0 27% $154.60
Unadjusted Development Charge Per Capita $214.39
Unadjusted Development Charge Per Sq.M $2.27
TOTAL ENGINEERED SERVICES $21,287.8 $18,052.7 $121.5 $3,113.6 $2,273.3 $840.3

Unadjusted Development Charge Per Capita
$1,463.35
Unadjusted Development Charge Per Sq.M $15.23

SEWER SERVICES – COMBINED
$6,675.2
$5,673.9
$121.5
$879.8
73%
$642.2
27%
$237.54
Unadjusted Development Charge Per Capita $329.41
Unadjusted Development Charge Per Sq.M $3.49
Note: Reserve funds are applied in the cash-flows and are not included in the unadjusted charge analysis

iii. Adjusted Residential and Non-Residential Development Charges
Final adjustments to the “unadjusted” DC rates are made through a cash flow analysis for all services. The analysis, details of which are included in the appendices, considers the borrowing cost and interest earnings associated with the timing of expenditures and DC receipts for each service category.

Table 7 summarizes the results of the cash flow adjustments for the residential DC rates. The adjusted per capita rate for development receiving sewer services from the sewage treatment plant increases by $364.04 from $1,958.96 per capita to $2,323.00 per capita after the cash flow analysis for the residential DC. The adjusted per capita rate for development receiving sewer services from the lagoon decreases by $132.31 from $1,905.31 per capita to
$1,773.00 per capita after the cash flow analysis for the residential DC.

Table 7 also provides the calculated rates by residential unit. As shown in the table, the proposed residential charge for dwelling units serviced by the sewage treatment plant ranges from $6,879 for a single- or semi-detached unit to $3,425 for an apartment unit. The proposed charge for other multiple unit types is $6,627 per unit. The charges for fully serviced units receiving sanitary sewer servicing from the lagoons totals $5,251 per single or semi-detached unit, $5,058 per multiple residential unit, and $2,614 per apartment unit.

The plant-serviced non-residential DC experiences an increase after cash flow considerations of $5.70, from $16.04 to $21.74 per square. Non-residential development serviced by the lagoons will be charged $16.99 per square metre. These charges are displayed on Table 8.

TABLE 7

TOWNSHIP OF ST. CLAIR MUNICIPAL-WIDE DEVELOPMENT CHARGES
RESIDENTIAL DEVELOPMENT CHARGES BY UNIT TYPE

TABLE 8

TOWNSHIP OF ST. CLAIR MUNICIPAL-WIDE DEVELOPMENT CHARGES
NON-RESIDENTIAL DEVELOPMENT CHARGES PER SQUARE METRE

Service Non-Residential
Unadjusted Charge per
Square Metre Calculated Charge per
Square Metre
Library Service $0.00 $0.00
Fire Department $1.21 $1.57
Police Service $0.60 $0.90
Indoor Recreation $0.00 $0.00
Park Development & Facilities $0.00 $0.00
Public Works $1.44 $1.60
General Government $0.41 $0.47
Subtotal General Services $3.67 $4.54
Roads & Related $6.28 $6.60
Storm Drainage $0.30 $0.00
Water $2.27 $2.35
Subtotal Township Wide $12.52 $13.49
Sewer Services – Plant $3.52 $8.25
TOTAL CHARGE WITH PLANT $16.04 $21.74
Sewer Services – Lagoon $2.86 $3.50
TOTAL CHARGE WITH LAGOON $15.38 $16.99

7. COMPARISON OF CALCULATED AND CURRENT DEVELOPMENT CHARGES
Tables 9 and 10 present a comparison of the newly calculated residential and non- residential DCs with currently imposed development charge rates. The current rates are consistent with those passed under the 2016 by-law as the Township has not indexed the DC rates throughout the five-year term. Additionally, as part of the 2016 DC by-law adoption, Council opted to use the combined sewer charge as opposed to the split Plant and Lagoon charge, and therefore this section of the analysis will provide a comparison of the combined sewer charge determined in this study.
Table 9 shows that the calculated residential DC for a single- or semi-detached unit
receiving sewer services is $2,333 greater than the Township’s current residential charge of
$4,250. The increase results from additional capital needs to meet service levels in the Township for various services and the addition of a Water charge.

Table 9 also compares the calculated rates with what the current rates would have been should they have been indexed to inflation since 2016. The table shows that the newly calculated rate is $1,592 greater than the 2016 indexed rate.

The comparison of calculated non-residential DCs with current rates is shown on Table 10. The calculated non-residential charge of $20.84 is $16.01 higher than the Township’s current charge of $4.83.

Upon adoption of the 2016 DC by-law, Council decided not to impose the fully calculated non-residential rate. For comparative purposes, Table 10 shows the difference between the newly calculated rates and the calculated rates from the 2015 DC study (indexed to current dollars). The newly calculated charge is $2.10 lower than what the DC would be today if Council adopted the fully calculated rate in 2016 and indexed the rates over the term of the by-law.

TABLE 9

TOWNSHIP OF ST. CLAIR COMPARISON OF CURRENT AND CALCULATED
RESIDENTIAL DEVELOPMENT CHARGES

Service Current Residential
Charge / SDU Calculated Residential
Charge / SDU Difference in Charge Current Indexed Residential
Charge / SDU Difference in Charge
Library Service $50 $0 ($50) $59 ($59)
Fire Department $605 $441 ($164) $711 ($270)
Police Service $100 $192 $92 $117 $75
Indoor Recreation $250 $0 ($250) $294 ($294)
Park Development & Facilities $250 $1,007 $757 $294 $713
Public Works $195 $332 $137 $229 $103
General Government $100 $74 ($26) $117 ($43)
Subtotal General Services $1,550 $2,046 $496 $1,820 $226
Roads & Related $1,457 $1,836 $379 $1,711 $125
Storm Drainage $100 $0 ($100) $117 ($117)
Water $0 $643 $643 $0 $643
Subtotal Township Wide $3,107 $4,525 $1,418 $3,649 $876
Sewer Services $1,143 $2,058 $915 $1,342 $716
TOTAL CHARGE WITH SEWER $4,250 $6,583 $2,333 $4,991 $1,592
Note: Current charges from By-law

TABLE 10

TOWNSHIP OF ST. CLAIR COMPARISON OF CURRENT AND CALCULATED NON-RESIDENTIAL DEVELOPMENT CHARGES

Service Current
Non-Residential
Charge / Sq.M Calculated Non-Residential
Charge / Sq.M Difference in Charge 2015 Calculated Non-Residential
Charge / Sq.M Difference in Charge
Library Service $0.00 $0.00 $0.00 $0.00 $0.00
Fire Department $0.16 $1.57 $1.41 $6.06 ($4.49)
Police Service $0.02 $0.90 $0.88 $1.09 ($0.19)
Indoor Recreation $0.00 $0.00 $0.00 $0.00 $0.00
Park Development & Facilities $0.00 $0.00 $0.00 $0.00 $0.00
Public Works $0.10 $1.60 $1.50 $0.83 $0.77
General Government $0.04 $0.47 $0.43 $0.55 ($0.08)
Subtotal General Services $0.32 $4.54 $4.22 $8.54 ($4.00)
Roads & Related $1.13 $6.60 $5.47 $7.88 ($1.28)
Storm Drainage $0.32 $0.00 ($0.32) $1.76 ($1.76)
Water $0.00 $2.35 $2.35 $0.00 $2.35
Subtotal Township Wide $1.77 $13.49 $11.72 $18.18 ($4.69)
Sewer Services $3.06 $7.35 $4.29 $4.76 $2.59
TOTAL CHARGE WITH SEWER $4.83 $20.84 $16.01 $22.94 ($2.10)
Note: Current Charges are from By-law. 2015 Calculated charges have been indexed to current dollars.

8. COST OF GROWTH ANALYSIS
This section summarizes the examination of the long-term capital and operating costs as well as the asset management-related annual provisions for the capital facilities and infrastructure to be included in the DC By-law. This examination is required as one of the provisions of the DCA. Additional details on the cost of growth analysis, including asset management analysis, is included in Appendix F.

A. ASSET MANAGEMENT PLAN
Table 10 provides the calculated annual asset management contribution for the gross capital expenditures and the share related to the 2021-2031 DC recoverable portion. The year 2032 has been included to calculate the annual contribution for the 2021-2031 period as the expenditures in 2031 will not trigger asset management contributions until 2032. As shown in Table 10, by 2032, the Township should fund an additional $100,698 per annum in order to fund the full life cycle costs of the new assets related to the Township-wide 11- year services supported under the development charges by-law.

TABLE 10
CALCULATED ANNUAL PROVISION BY 2032

B. LONG-TERM CAPITAL AND OPERATING COSTS
Appendix F summarizes the estimated increase in net operating costs that the Township will experience for additions associated with the planned capital forecast. Table 11 summarizes the estimated increase in net operating costs that the Township will experience for additions associated with the planned capital program.

By 2031, the Township’s net operating costs are estimated to increase by $418,800.

Appendix F also summarizes the components of the development related capital program that will require funding from non-development charge sources. Of the $27.4 million in the 2021-2031 net capital program cost, about $22.3 million will need to be financed from non- development charge sources over the next 11 years. This is entirely related to shares of projects related to capital replacement and for non-development shares of projects that provide benefit to the existing (BTE) community.

Council is made aware of these factors so that they understand the financial implications of the quantum and timing of the projects included in the development related capital forecast in this study.

TABLE 11

TOWNSHIP OF ST. CLAIR SUMMARY OF LONG-TERM CAPITAL AND
OPERATING COST IMAPCTS FOR TAX SUPPORTED SERVICES
(in $000 of constant dollars)

2031

Net Operating Impacts (1)
Library Service $0.0
Fire Department $20.0
Police Service $0.0
Indoor Recreation $12.0
Park Development & Facilities $140.0
Public Works $58.5
General Government $0.0
Roads & Related $188.3
NET OPERATING IMPACTS $ 4 18.8

C. THE PROGRAM IS DEEMED TO BE FINANCIALLY SUSTAINABLE
In summary, the asset management plan and long-term capital and operating analysis contained in Appendix F demonstrates that the Township can afford to invest and operate the identified general and engineered services infrastructure over the 11-year planning period to 2031.

Importantly, the Township’s annual budget review allows staff to continue to monitor and implement mitigating measures should the program become less sustainable.

9. OTHER ISSUES AND CONSIDERATIONS
A. DEVELOPMENT CHARGES ADMINISTRATION
No significant changes are recommended to the Township’s current policies and practices regarding DC administration. In this regard:

 It is recommended that practices regarding collection of DCs and by-law administration continue to the extent possible.

 As required under the DCA, the Township should codify any rules regarding application of the by-law and exemptions within the DC by-law proposed for adoption.

 It is recommended that Council adopt the development-related capital forecast included in this Background Study, subject to annual review through the Township’s normal capital budget process.

 It is recommended that limited exemptions, other than those required in the DCA, be formally adopted in the by-laws.

 It is recommended that the Township adopt indexing provisions in the by-law so as to ensure that the DC rates incorporate inflationary increases over the by-law term.

B. LOCAL SERVICE POLICY
The following provides the definition of “local service”, under the DCA, for a number of services provided by the Township of St. Clair. The purpose of establishing these definitions is to determine the eligible capital costs for inclusion in the development charge calculation for the Township. The functions or services deemed to be local in nature are not to be included in the determination of the development charge rates. The provision of local services is considered to be a direct developer responsibility under s.59 of the DCA and will (or may) be recovered under other agreement(s) with the land owner or developer. The issue of “local services” is being specifically considered for the services of:

 Roads and Related
 Stormwater Services
 Water & Wastewater
 Parkland Development

i. Roads and Related
a) Collector Roads:
Collector roads internal to a development are a direct developer responsibility under s.59 of the DCA as a local service;

 Collector roads external to a development are a local service if the works are within the area to which the plan relates and therefore a direct developer responsibility under s.59 of the DCA. Otherwise the works are included in the DC calculation to the extent permitted under s.5(1) of the DCA;

 Collector roads may be subject to planning policies or prior agreement;

 New arterial roads and arterial road improvements are included as part of road costing funded through DCs;

 Local streets and entrances to a development are local services and a direct developer responsibility under s.59 of the DCA;

 Some local streets serve a role as part of a broader road network or system and are impacted by growth and development. These road segments may be funded, in part, by development charges.
b) Traffic Signals, Intersection Improvements and Street Lighting:
 If required, are usually considered a direct developer responsibility through local service provisions (s.59 of DCA);

 Some traffic signals may be included in the development charge calculation with possibility of development charge credits if a developer is required to emplace the specified signals.

c) Sidewalks:
 Sidewalks on Area Municipal Roads – linked to road funding source;

 Other sidewalks external to development but related to the subject lands are a direct developer responsibility as a local service provision (s.59 of DCA).

ii. Stormwater Management (SWM) Facilities
The costs of stormwater management facilities internal to subdivision and related to a plan of subdivision are considered to be a local service under the DCA and the associated costs are not included in the development charges calculation. Local SWM facilities would typically include:

 Stormwater management facilities servicing local drainage areas;
 Storm sewer oversizing associated with local drainage areas;
 Storm sewer works on existing roads related to a development.

iii. Water and Wastewater
 Major external trunk watermains and sanitary sewers, being those with sizes over 200mm diameter for watermains and over 300mm diameter for sanitary sewers, major water booster pumping stations, and major sewage pumping stations are to be included within the DC;

 Oversizing of watermains or sewers within subdivisions that is sized to service another subdivision or other lands may also to be included within the DC for future recovery where there is benefit to more than adjacent or adjoining subdivisions (if facilities are oversized to accommodate internal subdivision needs no oversizing will not be included in the DC);

 There may be short localized watermains and sanitary sewers within service areas which do not benefit the whole of those service areas and therefore have not been included within the DC; there are limited exceptions;

 Connections to trunk watermains and sanitary sewers and minor pumping stations, individual pumping stations, and lower pressure forcemains to service specific areas are to be a direct responsibility of the developer as a local service provision (s.59 of DCA); minor pumping stations are those that service only a single subdivision or that service adjacent or adjoining subdivisions.

iv. Parkland Development
For the purpose of parkland development, local service includes the requirement for the owner to undertake preparation of a conceptual park plan including proposed grading to demonstrate that the proposed park size, configuration and topography will allow for the

construction of park facilities to the satisfaction of the Township. In addition, the owner is required to provide the park site graded in accordance with the park concept plan including storm water servicing. The park site must be fenced and seeded with a minimum cover of 200mm of topsoil. Servicing such as hydro, sanitary sewer and water should be stubbed at the property line along the park frontage.

The Township also requires the owner to dedicate parkland or provide cash-in-lieu, consistent with Planning Act provisions. All of these costs are deemed a direct responsibility of the owner and have not been included in the development charge calculation.

With respect to other parkland development costs, the municipal policy is to include all other components of parkland development in the DC calculation, including detailed design and contract administration, finished grading, sodding, park furniture, electrical, water, sanitary sewer, signage, plant material, walkways, play courts, parking lots, sports fields, playground equipment, water play equipment, recreational trails, park shelters and lighting.

APPENDIX A
DEVELOPMENT FORECAST

DEVELOPMENT FORECAST
This appendix summarizes the development forecast used to prepare the 2020 Development Charges Background Study for the Township of St. Clair. The forecast results are presented in the following tables:

Historical Development
Table 1 Population, Household & Employment Summary Table 2 Housing Completions (CMHC)
Table 3 Occupied Households by Unit Type
Table 4 Households by Period of Construction Showing Household Size Table 5 Place of Work Employment

Forecast Development
Table 6 Population, Household & Employment Forecast Summary Table 7 Occupied Households by Unit Type
Table 8 Growth in Occupied Households by Unit Type
Table 9 Population Growth in New Households by Unit Type Table 10 Place of Work Employment
Table 11 Non-Residential Space

A. FORECAST APPROACH AND KEY ASSUMPTIONS
The Development Charges Act (DCA) requires the Township to estimate “the anticipated amount, type and location of development” for which development charges may be imposed. The forecast must cover both residential and non-residential development and be specific enough with regards to the quantum, type, location and timing of such development to allow the Township to prepare a reasonable development-related capital program.

An 11-year development time horizon, from 2021 to 2031, has been used to calculate the development charges for all development charge-eligible services.

The development forecast is broadly based on the Township achieving average annual growth in occupied dwellings of 63 units, slightly higher growth that what has been experienced in recent years. Most housing growth will be in Corunna.

After a long period of job decline, the Township’s employment is forecast to increase over the time horizon, fuelled in part by population growth and several large industrial developments.

B. HISTORICAL DEVELOPMENT IN THE TOWNSHIP
Historical growth figures presented here are based on Statistics Canada Census data, Canada Mortgage Housing Corporation (CMHC) housing market information, and Township building permit and development application data. A “Census-based” definition of population is used for the purposes of the development charges study. This definition does not include the Census net undercoverage, which represents those who were missed or double-counted by the Census. For development charges purposes, a ten year historical period of 2011 to 2020 is used for calculating historical service levels. Since 2016 was the last year of the Census, figures from 2017 to 2020 are estimated.

Historical data indicate that the Township’s population fell by 311 over the last decade, from 14,451 in 2010 to 14,230 in 2020.1 Total occupied dwellings increased from 5,714 to 5,992 over the same period, with most growth occurring since 2016 (see Table 1). The difference between the rates of population and occupied dwelling unit growth is the result of a decline in the average number of persons residing in existing housing units.

Historical employment figures are also shown in Table 1 and are based on Statistics Canada place of work data. Place of work data records where people work rather than the place of residence. It includes all employment with a regular or no fixed work place of work. However, work-at-home employment is excluded from the figures as, for development charge purposes, this type of employment is considered not to require building floorspace for its activities.

Employment is divided into three land-use based categories:

 Population-related employment is employment that primarily serves a resident population and includes retail, education, healthcare, and local government. This generally grows in line with population growth.

 Employment-land employment refers to traditional industrial-type employment primarily accommodated in low-rise industrial buildings in business parks and

1 For the Township’s historical growth in the context of County trends see County of Lambton Planning and
Development Services Staff Report, Jul 1, 2019 Population Estimates, dated 17 July, 2020.

employment areas. Given the spatial and operational needs of these types of jobs, they are almost exclusively located in lands zoned for industrial employment uses.

 Rural-based employment refers to jobs scattered throughout the rural area, primarily related to agricultural, recreational and primary industries. This is the smallest component of the employment base in St. Clair.

The Township’s employment has decreased over the historical ten-year period—by about 500 jobs—despite growth in recent years (see Table 1). The Township’s activity rate (the ratio of employment to population) is about 34 per cent in 2020.

Details on housing growth in the Township are provided in Table 2. This information is sourced from Canada Mortgage and Housing Corporation Housing Market Information. The dominant type of new housing in St. Clair constructed since 2006 has been single-detached homes. The overall housing mix in the Township since 2006 is set out in Table 3. Variations shown in rowhouse and apartment units since 2006 are likely due to enumeration alterations by Statistics Canada and data discontinuity errors.

Table 4 provides details on historical occupancy patterns in the Township. The overall average occupancy level in St. Clair for all units is 2.39 persons per housing unit (PPU). Occupancy levels for recently constructed units, between 2006 and 2016, are higher than the overall average and are generally used to support the development charges calculations since they better reflect the number of people that are likely to reside in new development.

Table 5 summarizes the growth in place of work employment in the Township between 2006 and 2020 by employment category. Growth in population-related employment has been static or negative in recent years. This contrasts to growth in the employment land (industrial) sector where employment increased in recent years following declines experienced during the global recessionary period from 2006 to 2011. Rural employment has increased modestly. Although displayed in the table, work at home employment is not included in the development charges study calculations since the increased need for services associated with these employees is accounted for within the residential forecast.

C. FORECAST METHOD AND RESULTS
This section describes the method used to establish the 11-year development charges forecast for the planning period 2021 to 2031.

Development charges are levied on residential development as a charge per new unit. Therefore, for the residential forecast, a projection of both the population growth2 as well as the population in new housing units is required.

 The population growth determines the need for additional facilities and provides the foundation for the development-related capital program.

 When calculating the development charge, however, the development-related net capital costs are spread over the total additional population that occupy new housing units. This population in new units represents the population from which development charges will be collected.

Development charges are levied on non-residential development as a charge per square metre of gross floor area (GFA). As with the residential forecast, the non-residential forecast requires both a projection of employment growth as well as a projection of the employment growth associated with new floor space in the Township.

i. Residential Forecast
The residential development forecast incorporates anticipated growth in population and occupied dwelling units by type. As detailed in Table 6, the Township’s Census population is forecast to grow from 14,230 in 2020 to 14,779 in 2031. The 11-year population growth (549 persons) represents a four per cent increase over the existing base.

The number of occupied housing units is forecast to increase from 5,992 in 2020 to 6,688 in 2031. This reflects an average annual increase of 63 occupied dwelling units per year or a nine per cent increase in occupied dwelling units over the time horizon to 2031.

A breakdown of anticipated housing by unit type in the Township is shown in Table 7. As shown in Table 8, the long-term type of new housing forecasted in the Township is to be composed largely of single and semi-detached units (80 per cent), followed by rows (10 per cent) and apartments (10 per cent). The main point of difference between the shares of total occupied dwelling units (Table 7) and new occupied dwelling units (Table 8) is that is

2 Commonly referred to as “net population growth” in the context of development charges.

that more row and apartment units are expected in the future, compared to the Township’s existing base.

Population growth in the new units is estimated by initially applying the following PPUs to the housing unit forecast: 3.00 for single and semi-detached units; 2.90 for rows; and 1.50 for apartments. Over the planning period, the PPUs are forecast to slightly decline. The forecast of population expected to reside in these new housing units over the 2020 to 2031 period is 1,950 additional persons. This population growth by unit type is shown in Table 9.

ii. Non-Residential Forecast
Table 10 shows the forecast of total employment in the Township by employment category to 2031. Of the employment growth used in the study, which excludes growth in the “work at home” category, 7 per cent is anticipated to occur within the population-related category which includes retail and institutional employment. No net growth is expected in the rural sector. The largest growth share of 93 per cent is anticipated within the employment land sector, which is largely industrial. For the purposes of the Study, 704 employees are anticipated to be added over the 11-year period to 2031.3

Non-residential development charges are calculated on a per unit of gross floor area basis. Therefore, as per the DCA, a forecast of future non-residential building space has been developed. As with the residential forecast, the GFA forecast covers the 11-year period from 2020 to 2031 for all services. This forecast is shown in Table 11.

An assumed floor space per worker (FSW) is applied to the employment forecast numbers by category in order to project growth in new non-residential space in the Township. The FSW assumptions used are 50 square metres per employee for population-related employment and 100 square metres per employee for employment land employment.

The overall growth in new non-residential building space across the Township of St. Clair between 2020 and 2031 is 68,086 square metres, 97 per cent of which will be in the industrial sector.

iii. Area-Specific Forecast for Sewer Serviced Areas
The forecast presented above covers growth in all areas of the Township. However, the Township has two sewer systems requiring the forecast to broken out into two components.

3 The forecast accounts for the 150 full-time manufacturing jobs, and associated temporary construction jobs,
associated with the new Nova Chemicals plant set for construction starting in late 2021.

For residential growth it is assumed that 80 per cent of growth would be located in Sewer Plant serviced areas while 20 per cent would be in Lagoon serviced areas. For non- residential development, it is assumed that 95 per cent would be in Plant areas while 5 per cent would be in Lagoon areas.

These area specific forecasts can be used should Council will to implement area-specific development charges for sewer services. Consideration of the use of more than one development charge by-law to reflect different needs for services in different areas is a requirement of the DCA.

APPENDIX A – TABLE 1 TOWNSHIP OF ST. CLAIR
HISTORICAL POPULATION, HOUSEHOLDS & EMPLOYMENT SUMMARY

Mid-Year Census
Population Annual
Growth Occupied
Households Annual
Growth Av. Household
Size (PPU) Place of Work
Employment Annual
Growth
Activity Rate
2006 14,649 5,590 2.62 5,881 40.1%
2007 14,622 (27) 5,621 31 2.60 5,772 (109) 39.5%
2008 14,595 (27) 5,652 31 2.58 5,665 (107) 38.8%
2009 14,568 (27) 5,683 31 2.56 5,562 (103) 38.2%
2010 14,541 (27) 5,714 31 2.54 5,461 (101) 37.6%
2011 14,515 (26) 5,745 31 2.53 5,363 (98) 37.0%
2012 14,428 (87) 5,753 8 2.51 5,210 (153) 36.1%
2013 14,342 (86) 5,761 8 2.49 5,071 (139) 35.4%
2014 14,256 (86) 5,769 8 2.47 4,946 (125) 34.7%
2015 14,171 (85) 5,777 8 2.45 4,833 (113) 34.1%
2016 14,086 (85) 5,785 8 2.43 4,733 (100) 33.6%
2017 14,141 55 5,836 51 2.42 4,787 54 33.7%
2018 14,278 137 5,884 48 2.41 4,842 54 33.8%
2019 14,452 174 5,937 53 2.40 4,898 56 33.9%
2020 14,230 (222) 5,992 55 2.39 4,955 57 34.0%
Growth 2011-2020 (311) 278 (506)
Source: Statistics Canada, Census of Canada 2006, 2011, 2016; Annual Demographic Statistics 2017-2019; Hemson estimates for 2020.

APPENDIX A – TABLE 2 TOWNSHIP OF ST. CLAIR
HISTORICAL ANNUAL HOUSING COMPLETIONS (CMHC)

Year CMHC Annual Housing Completions Shares By Unit Type
Singles/Semis Rows Apartments Total Singles/Semis Rows Apartments Total
2006 31 0 0
2007 58 0 0 58
2008 50 12 0 62 81% 19% 0% 100%
2009 48 0 0 48 100% 0% 0% 100%
2010 32 0 0 32 100% 0% 0% 100%
2011 51 0 0 51 100% 0% 0% 100%
2012 34 0 0 34 100% 0% 0% 100%
2013 27 0 0 27 100% 0% 0% 100%
2014 58 0 0 58 100% 0% 0% 100%
2015 35 0 0 35 100% 0% 0% 100%
2016 36 0 0 36 100% 0% 0% 100%
2017 51 0 0 51 100% 0% 0% 100%
2018 48 0 0 48 100% 0% 0% 100%
2019 53 0 0 53 100% 0% 0% 100%
2020 estimate 55 0 0 55 100% 0% 0% 100%
Growth 2011-2020 448 0 0 448 100% 0% 0% 100%
Source: Canada Mortgage and Housing Corporation (CMHC), Housing Market Information

APPENDIX A – TABLE 3 TOWNSHIP OF ST. CLAIR
HISTORICAL OCCUPIED HOUSEHOLDS BY UNIT TYPE

Mid-Year Occupied Households Shares By Unit Type
Singles/Semis Rows Apartments Total Singles/Semis Rows Apartments Total
2006 5,015 265 310 5,590 90% 5% 6% 100%
2007 5,044 272 305 5,621 90% 5% 5% 100%
2008 5,073 279 300 5,652 90% 5% 5% 100%
2009 5,102 286 295 5,683 90% 5% 5% 100%
2010 5,131 293 290 5,714 90% 5% 5% 100%
2011 5,160 300 285 5,745 90% 5% 5% 100%
2012 5,175 289 288 5,752 90% 5% 5% 100%
2013 5,190 279 291 5,760 90% 5% 5% 100%
2014 5,205 269 294 5,768 90% 5% 5% 100%
2015 5,220 259 297 5,776 90% 4% 5% 100%
2016 5,235 250 300 5,785 90% 4% 5% 100%
2017 5,286 250 300 5,836 91% 4% 5% 100%
2018 5,334 250 300 5,884 91% 4% 5% 100%
2019 5,387 250 300 5,937 91% 4% 5% 100%
2020 5,442 250 300 5,992 91% 4% 5% 100%

Source: Statistics Canada, Census of Canada and Canada Mortgage and Housing Corporation (CMHC), Housing Market Information

APPENDIX A – TABLE 4 TOWNSHIP OF ST. CLAIR
HISTORIC HOUSEHOLDS BY PERIOD OF CONSTRUCTION SHOWING HOUSEHOLD SIZE

Dwelling Unit Type Period of Construction Period of Construction Summaries
Pre 1945 1946-1960 1961-1970 1971-1980 1981-1990 1991-1995 1996-2000 2001-2005 2006-2010 2011-2016 Pre 2006 2006-2016 Total
Singles & Semis
Household Population 2,160 1,540 1,635 2,970 1,305 815 755 525 745 585 11,705 1,330 13,035
Households 905 730 700 1,175 485 325 270 200 260 205 4,790 465 5,255
Household Size 2.39 2.11 2.34 2.53 2.69 2.51 2.80 2.63 2.87 2.85 2.44 2.86 2.48

Rows
Household Population 0 0 95 240 65 0 0 20 0 0 420 0 420
Households 15 10 35 110 35 0 10 15 10 0 230 10 240
Household Size 0.00 0.00 2.71 2.18 1.86 n/a 0.00 1.33 0.00 n/a 1.83 0.00 1.75

Apartments
Household Population 70 55 55 70 130 35 0 0 0 0 415 0 415
Households 30 40 50 65 100 20 0 0 10 0 305 10 315
Household Size 2.33 1.38 1.10 1.08 1.30 1.75 n/a n/a 0.00 n/a 1.36 0.00 1.32
Total
Household Population 2,230 1,595 1,785 3,280 1,500 850 755 545 745 585 12,540 1,330 13,870
Households 950 780 785 1,350 620 345 280 215 280 205 5,325 485 5,810
Household Size 2.35 2.04 2.27 2.43 2.42 2.46 2.70 2.53 2.66 2.85 2.35 2.74 2.39

Source: Statistics Canada, 2016 Census Special Run.

APPENDIX A – TABLE 5 TOWNSHIP OF ST. CLAIR
HISTORICAL PLACE OF WORK EMPLOYMENT

Mid-Year Population-
Related Annual
Growth Employment
Land Annual
Growth
Rural Annual
Growth Total For
DC Study Annual
Growth
Work at Home Annual
Growth Total w/ Work
At Home Annual
Growth
2006 2,195 3,163 523 5,881 815 6,696
2007 2,138 (57) 3,101 (62) 533 10 5,772 (109) 828 13 6,600 (96)
2008 2,082 (56) 3,040 (61) 543 10 5,665 (107) 841 13 6,506 (94)
2009 2,028 (54) 2,980 (60) 554 11 5,562 (103) 854 13 6,416 (90)
2010 1,975 (53) 2,921 (59) 565 11 5,461 (101) 867 13 6,328 (88)
2011 1,923 (52) 2,864 (57) 576 11 5,363 (98) 880 13 6,243 (85)
2012 1,753 (170) 2,875 11 582 6 5,210 (153) 783 (97) 5,993 (250)
2013 1,598 (155) 2,885 10 588 6 5,071 (139) 696 (87) 5,767 (226)
2014 1,457 (141) 2,895 10 594 6 4,946 (125) 619 (77) 5,565 (202)
2015 1,328 (129) 2,905 10 600 6 4,833 (113) 551 (68) 5,384 (181)
2016 1,211 (117) 2,916 11 606 6 4,733 (100) 490 (61) 5,223 (161)
2017 1,214 3 2,967 51 606 0 4,787 54 491 1 5,279 55
2018 1,216 2 3,019 52 606 0 4,842 54 492 1 5,334 55
2019 1,219 3 3,072 53 606 0 4,898 56 494 1 5,391 57
2020 1,223 4 3,126 54 606 0 4,955 57 495 1 5,450 59
Growth 2011-2020 (752) 205 41 (506) (372) (878)
Note: Employment figures include No Fixed Place of Work Employment Source: Statistics Canada, Census of Canada

APPENDIX A – TABLE 6 TOWNSHIP OF ST. CLAIR
POPULATION, HOUSEHOLD & EMPLOYMENT FORECAST SUMMARY

Mid-Year Census
Population Annual
Growth Total Occupied
Households Annual
Growth Av. Household
Size (PPU) Place of Work
Employment Annual
Growth
Activity Rate
2016 14,086 5,785 2.43 4,733 33.6%
2017 14,123 37 5,836 51 2.42 4,787 54 33.9%
2018 14,151 28 5,884 48 2.40 4,842 54 34.2%
2019 14,189 38 5,937 53 2.39 4,898 56 34.5%
2020 14,230 41 5,992 55 2.37 4,955 57 34.8%
2021 14,270 40 6,047 55 2.36 5,013 58 35.1%
2022 14,312 42 6,103 57 2.34 5,072 59 35.4%
2023 14,356 44 6,162 58 2.33 5,133 60 35.8%
2024 14,403 46 6,222 60 2.31 5,195 62 36.1%
2025 14,451 48 6,283 62 2.30 5,257 63 36.4%
2026 14,501 50 6,347 63 2.28 5,321 64 36.7%
2027 14,554 52 6,411 65 2.27 5,386 65 37.0%
2028 14,607 54 6,478 67 2.25 5,453 66 37.3%
2029 14,663 56 6,546 68 2.24 5,521 68 37.6%
2030 14,720 57 6,616 70 2.22 5,589 69 38.0%
2031 14,779 59 6,688 71 2.21 5,659 70 38.3%
Growth 2017-2020 144 207 222
Growth 2021-2025 221 291 302
Growth 2021-2031 549 696 704

Source: Hemson Consulting

APPENDIX A – TABLE 7 TOWNSHIP OF ST. CLAIR
FORECAST OF OCCUPIED HOUSEHOLDS BY UNIT TYPE

Mid-Year Occupied Households Shares By Unit Type
Singles/Semis Rows Apartments Total Singles/Semis Rows Apartments Total
2016 5,235 250 300 5,785 90% 4% 5% 100%
2017 5,286 250 300 5,836 91% 4% 5% 100%
2018 5,334 250 300 5,884 91% 4% 5% 100%
2019 5,387 250 300 5,937 91% 4% 5% 100%
2020 5,442 250 300 5,992 91% 4% 5% 100%
2021 5,489 252 306 6,047 91% 4% 5% 100%
2022 5,537 255 311 6,103 91% 4% 5% 100%
2023 5,586 259 317 6,162 91% 4% 5% 100%
2024 5,635 263 323 6,222 91% 4% 5% 100%
2025 5,686 269 329 6,283 90% 4% 5% 100%
2026 5,737 274 335 6,347 90% 4% 5% 100%
2027 5,788 281 342 6,411 90% 4% 5% 100%
2028 5,841 289 349 6,478 90% 4% 5% 100%
2029 5,894 297 355 6,546 90% 5% 5% 100%
2030 5,947 306 362 6,616 90% 5% 5% 100%
2031 6,001 317 370 6,688 90% 5% 6% 100%

Source: Hemson Consulting

APPENDIX A – TABLE 8 TOWNSHIP OF ST. CLAIR
FORECAST OF ANNUAL GROWTH IN OCCUPIED HOUSEHOLDS BY UNIT TYPE

Mid-Year Annual Growth in Occupied Households Shares By Unit Type
Singles/Semis Rows Apartments Total Singles/Semis Rows Apts. Total
2016
2017 51 0 0 51 100% 0% 0% 100%
2018 48 0 0 48 100% 0% 0% 100%
2019 53 0 0 53 100% 0% 0% 100%
2020 55 0 0 55 100% 0% 0% 100%
2021 47 2 6 55 86% 4% 10% 100%
2022 48 3 6 57 85% 5% 10% 100%
2023 49 4 6 58 84% 6% 10% 100%
2024 50 4 6 60 83% 7% 10% 100%
2025 50 5 6 62 82% 8% 10% 100%
2026 51 6 6 63 81% 9% 10% 100%
2027 52 7 6 65 80% 10% 10% 100%
2028 52 8 7 67 79% 11% 10% 100%
2029 53 8 7 68 78% 12% 10% 100%
2030 54 9 7 70 77% 13% 10% 100%
2031 54 10 7 71 76% 14% 10% 100%
Growth 2017-2020 207 0 0 207 100% 0% 0% 100%
Growth 2021-2025 244 19 29 291 84% 6% 10% 100%
Growth 2021-2031 560 67 70 696 80% 10% 10% 100%
Source: Hemson Consulting

APPENDIX A – TABLE 9 TOWNSHIP OF ST. CLAIR
FORECAST POPULATION IN NEW HOUSEHOLDS BY UNIT TYPE

Mid-Year Assumed Average Occupancies (PPU) Forecast Population in New Households
Singles/Semis Rows Apartments Total Singles/Semis Rows Apartments Total
2021 3.00 2.90 1.50 2.85 141 7 8 157
2022 2.99 2.89 1.50 2.84 144 9 8 161
2023 2.99 2.89 1.49 2.83 146 11 9 165
2024 2.98 2.88 1.49 2.82 148 13 9 169
2025 2.97 2.87 1.48 2.81 149 15 9 173
2026 2.96 2.86 1.48 2.80 151 17 9 177
2027 2.96 2.86 1.47 2.80 153 19 10 181
2028 2.95 2.85 1.47 2.79 154 21 10 186
2029 2.94 2.84 1.46 2.78 156 24 10 190
2030 2.93 2.83 1.46 2.77 157 26 10 194
2031 2.93 2.83 1.45 2.76 158 29 10 198
Growth 2021-2025 2.98 2.88 1.49 2.83 728 54 43 825
Growth 2021-2031 2.96 2.85 1.47 2.80 1,657 190 103 1,950
Source: Hemson Consulting

APPENDIX A – TABLE 10 TOWNSHIP OF ST. CLAIR
FORECAST OF PLACE OF WORK EMPLOYMENT

Mid-Year Population-
Related Annual
Growth Employment
Land Annual
Growth
Rural Annual
Growth Total For
DC Study Annual
Growth Work at
Home Annual
Growth Total w/ Work
At Home Annual
Growth
2016 1,211 2,916 606 4,733 490 5,223
2017 1,214 3 2,967 51 606 0 4,787 54 491 1 5,279 55
2018 1,216 2 3,019 52 606 0 4,842 54 492 1 5,334 55
2019 1,219 3 3,072 53 606 0 4,898 56 494 1 5,391 57
2020 1,223 4 3,126 54 606 0 4,955 57 495 1 5,450 59
2021 1,226 3 3,181 55 606 0 5,013 58 496 1 5,510 60
2022 1,230 4 3,236 56 606 0 5,072 59 498 1 5,570 61
2023 1,234 4 3,293 57 606 0 5,133 60 499 2 5,632 62
2024 1,238 4 3,351 58 606 0 5,195 62 501 2 5,696 63
2025 1,242 4 3,409 59 606 0 5,257 63 503 2 5,760 64
2026 1,246 4 3,469 60 606 0 5,321 64 504 2 5,826 66
2027 1,251 4 3,530 61 606 0 5,386 65 506 2 5,893 67
2028 1,255 5 3,591 62 606 0 5,453 66 508 2 5,961 68
2029 1,260 5 3,654 63 606 0 5,521 68 510 2 6,031 70
2030 1,265 5 3,718 64 606 0 5,589 69 512 2 6,101 71
2031 1,270 5 3,783 65 606 0 5,659 70 514 2 6,174 72
Growth 2017-2020 12 210 0 222 5 227
Growth 2021-2025 19 283 0 302 8 310
Growth 2021-2031 47 657 0 704 19 724
Source: Hemson Consulting

APPENDIX A – TABLE 11 TOWNSHIP OF ST. CLAIR
NON-RESIDENTIAL SPACE FORECAST

Mid-Year Non-Residential Space in m2
Population-
Related Employment
Land
Rural Total For
DC Study
2021 172 5,470 0 5,642
2022 181 5,566 0 5,747
2023 190 5,664 0 5,854
2024 199 5,763 0 5,962
2025 208 5,864 0 6,071
2026 216 5,966 0 6,182
2027 224 6,071 0 6,295
2028 232 6,177 0 6,408
2029 239 6,285 0 6,524
2030 246 6,395 0 6,641
2031 253 6,507 0 6,759
Growth 2021-2025 950 28,327 0 38,809
Growth 2021-2031 2,359 65,727 0 68,086

Source: Hemson Consulting

APPENDIX B
GENERAL SERVICES TECHNICAL APPENDIX

GENERAL SERVICES TECHNICAL APPENDIX
This appendix provides the detailed analysis undertaken to establish the development charge rates for each of the general services provided by the Township of St. Clair. Seven services have been analysed as part of this Development Charges (DC) Background Study:

Appendix B.1 Library Services Appendix B.2 Fire Department Appendix B.3 Police Services Appendix B.4 Indoor Recreation
Appendix B.5 Park Development & Facilities Appendix B.6 Public Works
Appendix B.7 General Government

Each sub-section, with the exception of General Government and Library Services, contains a set of three tables. The tables provide the background data and analysis undertaken to arrive at the calculated development charge rates for that particular service. An overview of the content and purpose of each of the tables is given below.

TABLE 1 HISTORICAL SERVICE LEVELS
Table 1 presents the data used to determine the ten-year historical service level. The DCA and Ontario Regulation 82/98 require that development charges be set at a level no higher than the average service level provided in a municipality over the ten-year period immediately preceding the preparation of the background study, on a service by service basis. For the purpose of this study, the historical inventory period is defined as 2011-2020.

O. Reg. 82/98 requires that when defining and determining historical service levels, both the quantity and quality of service be taken into consideration. In most cases, the service levels are initially established in quantitative terms. For example, service levels for buildings are presented in terms of square feet. The qualitative aspect is introduced by considering the monetary value of the facility or service. In the case of buildings, for example, the cost would be shown in terms of cost per square foot to replace or construct a facility of the same quality. This approach helps to ensure that the development-related capital facilities that are to be funded by new growth reflect not only the quantity (number and size), but also the quality (replacement value or cost) of service provided by the Township in the past. Both the quantitative and qualitative aspects of service levels used in the current analysis are based on information provided by municipal staff in consultation with Hemson

Consulting Ltd. This information is generally based on historical records and experience with costs to acquire or construct similar facilities, equipment and infrastructure.

Table 1 also shows the calculation of the maximum allowable funding envelope and the legislated ten per cent reduction (for all applicable services). The maximum allowable funding envelope is defined as the ten-year historical service level (expressed as $/capita or $/population and employment) multiplied by the forecast increase in net population or net population and employment over the future planning period. The resulting figure is the value of capital infrastructure that would have to be constructed for that particular service so that the ten-year historical service level is maintained.

For services with only a residential impact (Library, Indoor Recreation and Park Development), a service level measure of net population has been utilized. For the remaining services where a residential and non-residential charge has been calculated, a service level measure of net population + employment has been used.

There is also a requirement in the DCA to consider “excess capacity” within the Townshipʼs existing infrastructure that may be available to partially meet future servicing requirements. If Council has expressed its intent before or at the time the capacity was created to recover the cost of providing the capacity from new development, it is considered “committed excess capacity” under the DCA, and the associated capital cost is eligible for recovery. The requirement to consider uncommitted excess capacity has been addressed through the use of “net” population and employment in the determination of maximum allowable funding envelopes.

TABLE 2 2021 ‒ 2031 DEVELOPMENT-RELATED CAPITAL PROGRAM AND CALCULATION OF THE “UNADJUSTED” DEVELOPMENT CHARGES
The DCA requires that Council express its intent to provide capital facilities to support future development. Based on the development forecasts presented in Appendix A staff, in collaboration with consultants, have created a development-related capital forecast that sets out the projects required to service anticipated development for the 11-year period from 2021 to 2031.

To determine the share of the program that is eligible for recovery through development charges, the project costs are reduced by any anticipated grants, subsidies or other recoveries, “replacement” shares and benefit to existing shares, and the legislated “ten per cent reduction” for eligible services.

A replacement share represents the portion of a capital project that will benefit the existing community. It could for example, represent a portion of a new facility that will, at least in part, replace a facility that is demolished, redeployed or will otherwise not be available to serve its former function. The replacement share of the capital program is not deemed to be development-related and is therefore removed from the development charge calculation. The capital cost for replacement will require funding from non-development charge sources, typically property taxes or user fees.

The capital program less any replacement shares or benefit to existing yields the development-related costs. However, not all of the net development-related capital program may be recoverable from development charges in the period from 2021 to 2031. For some services, reserve fund balances may be available to fund a share of the program. In addition, a portion of the capital program may service development occurring beyond 2031. This portion of the capital program is deemed “pre-built” service capacity and is considered as committed excess capacity to be recovered under future development charges, or a service level increase.

The remaining portion of the net capital program represents the development-related cost that may be included in the DC calculation. In all cases, as required, this amount is equal to or less than the maximum allowable capital amount as calculated at the end of Table 1. The result is the discounted development-related net capital costs eligible for recovery against growth over the forecast period from 2012 to 2031.

Calculation of the Unadjusted Development Charges Rates

The section below the capital program displays the calculation of the “unadjusted” development charge rates. The term “unadjusted” development charge is used to distinguish the charge that is calculated prior to cash flow financing considerations. The cash flow analysis is shown in Table 3.

The first step in determining the unadjusted development charge rate is to allocate the development-related net capital cost between the residential and non-residential sectors. For all general services with the exception of Library Services, Indoor Recreation and Park Development, the development-related costs have been apportioned as 73 per cent residential and 27 per cent non-residential. This apportionment is based on the anticipated shares of population growth in new units and employment growth in new space over the ten-year forecast period.

The development-related costs associated with Library, Indoor Recreation and Park Development, have been allocated 100 per cent to the residential sector as the need for these services is driven by residential development.

The residential share of the 2021‒2031 DC eligible costs is then divided by the forecasted population growth in new dwelling units. This gives the unadjusted residential development charge per capita. The non-residential development-related net capital costs are divided by the forecasted increase in non-residential gross floor area (GFA). This yields a charge per square metre of new non-residential development.

TABLE 3 CASH FLOW ANALYSIS
A cash flow analysis is also undertaken to account for the timing of projects and receipt of development charges. Interest earnings or borrowing costs are accounted for in the calculation as allowed under the DCA. Based on the development forecast, the analysis calculates the DC rate required to finance the net development-related capital spending plan, including provisions for any borrowing costs or interest earnings on the reserve funds. The cash flow analysis is designed so that the closing cash balance at the end of the planning period is as close to nil as possible.

In order to determine appropriate development charge rates reflecting borrowing and earnings necessary to support the net development-related funding requirement, assumptions are used for the inflation rate and interest rate. An inflation rate of 2.0 per cent is used for the funding requirements, an interest rate of 5.5 per cent is used for borrowing on the funds and an interest rate of 3.5 per cent is applied to positive balances.

Table 3 displays the results of the cash flow analysis and provides the adjusted or final per capita residential and per square metre (of GFA) non-residential development charges.

APPENDIX B.1
LIBRARY SERVICES

LIBRARY SERVICES
The Township is responsible for providing space for libraries in the Township that are operated by Lambton County Libraries. The Townshipʼs inventory and capital program contains only buildings and land as all other capital items, including materials, equipment and furniture are the responsibility of the County. Lambton County Libraries currently operate four branches within the Township.

TABLE 1 HISTORICAL SERVICE LEVELS
Table 1 displays the ten-year historical inventory for buildings and land for Library Services provided by the Township. The four branches total just over 4,000 square feet and are valued at $772,300. The library buildings occupy 0.20 hectares of Township land, which is worth approximately $35,800.

The 2020 combined replacement value of the inventory of capital assets for Library Services is $808,100, resulting in a ten-year historical average service level of $56.56 per capita. This historical service level, multiplied by the 11-year net population growth (549), results in a maximum allowable funding envelope of $31,046.

TABLE 2 2021 ‒ 2031 DEVELOPMENT-RELATED CAPITAL PROGRAM & CALCULATION OF THE “UNADJUSTED” DEVELOPMENT CHARGES

Upon discussion with staff regarding upcoming projects for Library services for the period 2021 ‒ 2031, it was determined that no growth-related capital works are expected as the current Library services infrastructure will be able to support growth in the Township to 2031. Therefore, no development charge rate for Library services is proposed for under this background study. The Townshipʼs Library needs will be re-examined in the next development charges update in five years.

The following table summarizes the calculation of the Library Services development charge:

APPENDIX B.1 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS LIBRARY SERVICE

BUILDINGS
Branch Name # of Square Feet UNIT COST
($/sq. ft.)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Corunna Library, 417 Lyndock 7 61 761 761 761 761 761 761 761 761 761 $210
Courtright Library / Seniors Room 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 1,000 $140
Sombra Library, 3536 St. Clair Parkway 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 1,500 $210
Wilkesport Library, 1349 Wilkesport Line 7 50 750 750 750 750 750 750 750 750 750 $210

Total (sq.ft.) 4,011 4 ,011 4 ,011 4 ,011 4 ,011 4 ,011 4 ,011 4 ,011 4 ,011 4 ,011
Total ($000) $772.3 $772.3 $772.3 $772.3 $772.3 $772.3 $772.3 $772.3 $772.3 $772.3

LAND
Branch Name # of Hectares UNIT COST
($/ha)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Corunna Library, 417 Lyndock 0.06 0.06 0.06 0.06 0.06 0.06 0.06 0.06 0.06 0.06 $176,200
Courtright Library / Seniors Room 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 $176,200
Sombra Library, 3536 St. Clair Parkway 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 0.05 $176,200
Wilkesport Library, 1349 Main Street 0.04 0.04 0.04 0.04 0.04 0.04 0.04 0.04 0.04 0.04 $176,200

Total (ha) 0.20 0 .20 0 .20 0 .20 0 .20 0 .20 0 .20 0 .20 0 .20 0 .20
Total ($000) $35.8 $35.8 $35.8 $35.8 $35.8 $35.8 $35.8 $35.8 $35.8 $35.8

MATERIALS
Type of Collection # of Collection Materials UNIT COST
($/item)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
County Service

Total (#) – – – – – – – – – –
Total ($000) $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0

FURNITURE AND EQUIPMENT
Branch Name Total Value of Furniture and Equipment ($)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
County Service

Total ($000) $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0

APPENDIX B.1 TABLE 1

TOWNSHIP OF ST. CLAIR CALCULATION OF SERVICE LEVELS LIBRARY SERVICE

2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Historical Population 14,515 14,428 14,342 14,256 14,171 14,086 14,141 14,278 14,452 14,230
INVENTORY SUMMARY ($000)

Buildings $772.3 $772.3 $772.3 $772.3 $772.3 $772.3 $772.3 $772.3 $772.3 $772.3
Land $35.8 $35.8 $35.8 $35.8 $35.8 $35.8 $35.8 $35.8 $35.8 $35.8
Materials $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0
Furniture and Equipment $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0
Total ($000) $808.1 $808.1 $808.1 $808.1 $808.1 $808.1 $808.1 $808.1 $808.1 $808.1

Average
SERVICE LEVEL ($/capita) Service
Level
Buildings $53.21 $53.53 $53.85 $54.17 $54.50 $54.83 $54.62 $54.09 $53.44 $54.27 $54.05
Land $2.47 $2.48 $2.50 $2.51 $2.53 $2.54 $2.53 $2.51 $2.48 $2.52 $2.50
Materials $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
Furniture and Equipment $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00 $0.00
Total ($/capita) $55.67 $56.01 $56.35 $56.69 $57.03 $57.37 $57.15 $56.60 $55.92 $56.79 $56.56

TOWNSHIP OF ST. CLAIR
CALCULATION OF MAXIMUM ALLOWABLE LIBRARY SERVICE

10-Year Funding Envelope Calculation
10 Year Average Service Level 2011 – 2020 $56.56
Net Population Growth 2021 – 2031 549
Discounted Maximum Allowable Funding Envelope $31,046

APPENDIX B.2
FIRE DEPARTMENT

FIRE DEPARTMENT
The St. Clair Fire Department is responsible for the provision of fire prevention and suppression, inspections, public education, and emergency response services. The department operates out of seven stations throughout the Township.

TABLE 1 HISTORICAL SERVICE LEVELS
Table 1 displays the ten-year historical inventory for buildings, land, vehicles, furniture and equipment for the Fire Department. The department operates out of seven fire stations, with the most recent station, located in the Emergency Service Building (ESB) constructed in 2009. The buildings total 26,026 square feet. A share of the ESB that is available for future use is being funded in the capital program and is excluded from the inventory, The total replacement value of the inventory $7.5 million. The land associated with all facilities totals 3.4 hectares and, at $176,200 per hectare, is valued at $599,100. The 2020 Fire Department fleet totals 31 vehicles with a replacement value of $11.0 million. Finally, the furniture and equipment included in the inventory, which incorporates personal protective equipment, office equipment, and station equipment, totals $3.9 million.

The 2020 combined replacement value of the inventory of capital assets for the Fire Department is $23.0 million, resulting in a ten-year historical average service level of
$1,100.88 per population and employment. The historical service level, multiplied by the net population and employment growth to 2031 (1,253), results in a maximum allowable funding envelope of $1.4 million.

TABLE 2 2021 ‒ 2031 DEVELOPMENT-RELATED CAPITAL PROGRAM & CALCULATION OF THE “UNADJUSTED” DEVELOPMENT CHARGES

The 2021 to 2031 development-related capital program includes the ongoing recovery of outstanding debentures, including the Fire Departmentʼs share of the ESB, fire vehicles and building additions and communication equipment. There is also additional storage space planned for in 2027.

In total, the Fire Department capital program amounts to $2.3 million. Non-growth shares relating to replacement and benefit to the existing community total $1.9 million. No

replacement shares have been deducted from the new emergency services space as the construction was a net addition to the fire buildings.

No post-period shares have been identified for Fire services. The remaining $304,754 is related to development in the 2021‒2031 planning period and is eligible for DC recovery.

The development-related net capital cost is allocated 73 per cent to residential development ($222,470) and 27 per cent ($82,284) to non-residential development. The residential share of the net development-related capital cost is divided by the growth in population in new dwelling units to 2031 (1,950) to derive an unadjusted charge of $114.11 per capita. The non-residential share of the net development-related capital cost is divided by the forecast growth in floor space to 2031 (68,086), resulting in an unadjusted charge of
$1.21 per square metre.

TABLE 3 CASH FLOW ANALYSIS
The cash flow is opened with the Fire Department reserve fund balance of $44,171, split between residential and non-residential development. After cash flow consideration, both the residential and non-residential calculated charges increase to $149.00 per capita and
$1.57 per square metre, respectively. This increase is due to the interest on Fire debentures being recovered through the cash flow analysis. The following table summarizes the calculation of the Fire Department development charge:

APPENDIX B.2 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS FIRE DEPARTMENT

BUILDINGS
Station Name # of Square Feet UNIT COST
($/sq. ft.)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Becher Station – 442 Kimball Road 2,150 2,150 2,150 2,150 3,950 5,750 5,750 5,750 5,750 5,750 $290
Brigden Station – Jane Street 2,506 2,506 2,506 2,506 3,706 4,906 4,906 4,906 4,906 4,906 $290
Corunna Station – 249 Hill Street 2,260 2,260 2,260 2,260 2,260 2,260 2,260 2,260 2,260 2,260 $290
Courtright Station – 1550 Eighth Street 2,221 2,221 2,221 2,221 2,221 2,221 2,221 2,221 2,221 2,221 $290
Emergency Service Bdg-192 Hill Street 5,290 5,290 5,290 5,290 5,290 5,290 5,290 5,290 5,290 5,290 $290
Emergency Service Bdg-Excess Capacity (1,301) (1,301) (1,301) (1,301) (1,301) (1,301) (1,301) (1,301) (1,301) (1,301) $290
Port Lambton Station – 362 W. Broadway 2,300 2,300 2,300 2,300 3,500 4,700 4,700 4,700 4,700 4,700 $290
Wilkesport Station – 1343 Main Street 2,200 2,200 2,200 2,200 2,200 2,200 2,200 2,200 2,200 2,200 $290

Total (sq.ft.) 1 7,626 1 7,626 1 7,626 1 7,626 2 1,826 2 6,026 2 6,026 2 6,026 2 6,026 2 6,026
Total ($000) $5,111.4 $5,111.4 $5,111.4 $5,111.4 $6,329.4 $7,547.4 $7,547.4 $7,547.4 $7,547.4 $7,547.4

LAND
Station Name # of Hectares UNIT COST
($/ha)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Becher Station – 442 Kimball Road 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 $176,200
Brigden Station – Jane Street 0.21 0.21 0.21 0.21 0.21 0.21 0.21 0.21 0.21 0.21 $176,200
Corunna Station – 249 Hill Street 0.49 0.49 0.49 0.49 0.49 0.49 0.49 0.49 0.49 0.49 $176,200
Courtright Station – 1550 Eighth Street 1.71 1.71 1.71 1.71 1.71 1.71 1.71 1.71 1.71 1.71 $176,200
Emergency Service Bdg-192 Hill Street 0.08 0.08 0.08 0.08 0.08 0.08 0.08 0.08 0.08 0.08 $176,200
Port Lambton Station – 362 W. Broadway 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 $176,200
Wilkesport Station – 1343 Main Street 0.09 0.09 0.09 0.09 0.09 0.09 0.09 0.09 0.09 0.09 $176,200

Total (ha) 3 .38 3 .38 3 .38 3 .38 3 .40 3 .40 3 .40 3 .40 3 .40 3 .40
Total ($000) $595.5 $595.5 $595.5 $595.5 $599.1 $599.1 $599.1 $599.1 $599.1 $599.1

APPENDIX B.2 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS FIRE DEPARTMENT

VEHICLES
Vehicle Type # of Vehicles UNIT COST
($/vehicle)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Staff Vehicles, Sedans, Wagons, Vans, Pick-ups 6 6 6 6 6 6 6 6 6 6 $58,700
Tankers 5 5 5 5 5 5 5 5 5 5 $352,300
Pumpers 6 6 6 6 7 7 7 7 7 7 $469,800
Pumper Tanker 2 2 2 2 1 1 1 1 1 1 $493,200
Rescue 6 6 6 6 6 6 6 6 6 6 $352,300
Lighting 1 1 1 1 – – – – – – $63,400
Aerial 1 1 1 1 1 2 2 2 2 2 $1,291,800
Trailer 3 3 3 3 4 4 4 4 4 4 $94,000

Total (#) 3 0 3 0 3 0 3 0 3 0 3 1 3 1 3 1 3 1 3 1
Total ($000) $9,669.9 $9,669.9 $9,669.9 $9,669.9 $9,677.1 $10,968.9 $10,968.9 $10,968.9 $10,968.9 $10,968.9

FURNITURE & EQUIPMENT
Station Name Total Value of Furniture & Equipment ($)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Brigden Station – Jane Street $281,200 $281,200 $281,200 $281,200 $281,200 $281,200 $281,200 $281,200 $281,200 $281,200
Corunna Station – 249 Hill Street $294,200 $294,200 $294,200 $294,200 $294,200 $294,200 $294,200 $294,200 $294,200 $294,200
Courtright Station – 1550 Eighth Street $287,700 $287,700 $287,700 $287,700 $287,700 $287,700 $287,700 $287,700 $287,700 $287,700
Wilkesport Station – 1343 Main Street $222,300 $222,300 $222,300 $222,300 $222,300 $222,300 $222,300 $222,300 $222,300 $222,300
Port Lambton Station – 362 W. Broadway $274,600 $274,600 $274,600 $274,600 $333,300 $333,300 $333,300 $333,300 $333,300 $333,300
Becher Station – 442 Kimball Road $222,300 $222,300 $222,300 $222,300 $281,000 $281,000 $281,000 $281,000 $281,000 $281,000
Emergency Service Bdg-192 Hill Street $57,500 $57,500 $57,500 $57,500 $57,500 $57,500 $57,500 $57,500 $57,500 $57,500
Personal Fire Fighter Equipment $627,700 $627,700 $627,700 $627,700 $627,700 $627,700 $627,700 $627,700 $627,700 $627,700
Communications Equipment $196,100 $196,100 $196,100 $196,100 $196,100 $196,100 $196,100 $196,100 $196,100 $196,100
Office Equipment $57,500 $57,500 $57,500 $57,500 $57,500 $57,500 $57,500 $57,500 $57,500 $57,500
Carbon Fibre Cylinders-Air bottles $186,120 $186,120 $186,120 $186,120 $186,120 $186,120 $186,120 $186,120 $186,120 $186,120
Breathing Apparatus $919,980 $919,980 $919,980 $919,980 $919,980 $919,980 $919,980 $919,980 $919,980 $919,980
Face Masks $105,141 $105,141 $105,141 $105,141 $105,141 $105,141 $105,141 $105,141 $105,141 $105,141

Total ($000) $3,732.3 $3,732.3 $3,732.3 $3,732.3 $3,849.7 $3,849.7 $3,849.7 $3,849.7 $3,849.7 $3,849.7

APPENDIX B.2 TABLE 1

TOWNSHIP OF ST. CLAIR CALCULATION OF SERVICE LEVELS FIRE DEPARTMENT

2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
Historical Population 14,515 14,428 14,342 14,256 14,171 14,086 14,141 14,278 14,452 14,230
Historical Employment 5,363 5,210 5,071 4,946 4,833 4,733 4,787 4,842 4,898 4,955
Historical Population + Employment 19,878 19,638 19,413 19,202 19,004 18,819 18,928 19,120 19,350 19,185
INVENTORY SUMMARY ($000)

Buildings $5,111.4 $5,111.4 $5,111.4 $5,111.4 $6,329.4 $7,547.4 $7,547.4 $7,547.4 $7,547.4 $7,547.4
Land $595.5 $595.5 $595.5 $595.5 $599.1 $599.1 $599.1 $599.1 $599.1 $599.1
Vehicles $9,669.9 $9,669.9 $9,669.9 $9,669.9 $9,677.1 $10,968.9 $10,968.9 $10,968.9 $10,968.9 $10,968.9
Furniture and Equipment $3,732.3 $3,732.3 $3,732.3 $3,732.3 $3,849.7 $3,849.7 $3,849.7 $3,849.7 $3,849.7 $3,849.7
Total ($000) $19,109.1 $19,109.1 $19,109.1 $19,109.1 $20,455.3 $22,965.1 $22,965.1 $22,965.1 $22,965.1 $22,965.1
Average
SERVICE LEVEL ($/pop+empl) Service
Level
Buildings $257.13 $260.28 $263.30 $266.19 $333.06 $401.05 $398.74 $394.75 $390.05 $393.40 $335.80
Land $29.96 $30.32 $30.67 $31.01 $31.52 $31.83 $31.65 $31.33 $30.96 $31.23 $31.05
Vehicles $486.45 $492.41 $498.11 $503.59 $509.21 $582.86 $579.50 $573.70 $566.87 $571.74 $536.44
Furniture and Equipment $187.76 $190.06 $192.26 $194.37 $202.58 $204.57 $203.39 $201.35 $198.95 $200.66 $197.59
Total ($/pop+empl) $961.30 $973.07 $984.35 $995.16 $1,076.37 $1,220.31 $1,213.28 $1,201.13 $1,186.83 $1,197.03 $1,100.88

TOWNSHIP OF ST. CLAIR
CALCULATION OF MAXIMUM ALLOWABLE FIRE DEPARTMENT

10-Year Funding Envelope Calculation
10 Year Average Service Level 2011 – 2020 $1,100.88
Net Population & Employment Growth 2021 – 2031 1,253
Net Maximum Allowable Funding Envelope $1,379,777

APPENDIX B.2 TABLE 2

TOWNSHIP OF ST. CLAIR DEVELOPMENT-RELATED CAPITAL PROGRAM

Service Project Description
Timing Gross
Project
Cost Grants/
Subsidies/ Other
Recoveries Net
Municipal
Cost Ineligible Costs Total
DC Eligible
Costs DC Eligible Costs
Replacement
& BTE Shares 2021 –
2031 Post
2031

2.0 FIRE DEPARTMENT

2.1 Buildings
2.1.1 Fire Share of Emergency Services Bldg Debenture (Principal)
2.1.2 Fire Share of Emergency Services Bldg Debenture (Principal)
2.1.3 Fire Share of Emergency Services Bldg Debenture (Principal)
2.1.4 Fire Share of Emergency Services Bldg Debenture (Principal)
2.1.5 Fire Share of Emergency Services Bldg Debenture (Principal)
2.1.6 Fire Share of Emergency Services Bldg Debenture (Principal)
2.1.7 Fire Share of Emergency Services Bldg Debenture (Principal)
2.1.8 Storage Space
2.1.9 Fire Share of Emergency Services Bldg Debenture (Principal)
2.1.10 Fire Share of Emergency Services Bldg Debenture (Principal)
Subtotal Buildings

2.2 Vehicles & Equipment
2.2.1 Fire Vehicles & Building Additions Debenture (Principal)
2.2.2 Fire Vehicles & Building Additions Debenture (Principal)
2.2.3 Fire Vehicles & Building Additions Debenture (Principal)
2.2.4 Fire Vehicles & Building Additions Debenture (Principal)
2.2.5 Fire Vehicles & Building Additions Debenture (Principal)
Subtotal Vehicles & Equipment

2021

$ 16,259

$ –

$ 16,259

$ –

$ 16,259

$ 16,259

$ –
2022 $ 17,031 $ – $ 17,031 $ – $ 17,031 $ 17,031 $ –
2023 $ 17,839 $ – $ 17,839 $ – $ 17,839 $ 17,839 $ –
2024 $ 18,686 $ – $ 18,686 $ – $ 18,686 $ 18,686 $ –
2025 $ 19,572 $ – $ 19,572 $ – $ 19,572 $ 19,572 $ –
2026 $ 20,501 $ – $ 20,501 $ – $ 20,501 $ 20,501 $ –
2027 $ 21,474 $ – $ 21,474 $ – $ 21,474 $ 21,474 $ –
2027 $ 200,000 $ – $ 200,000 $ 187,735 $ 12,265 $ 12,265 $ –
2028 $ 22,493 $ – $ 22,493 $ – $ 22,493 $ 22,493 $ –
2029 $ 23,560 $ – $ 23,560 $ – $ 23,560 $ 23,560 $ –
$ 377,414 $ – $ 377,414 $ 187,735 $ 189,679 $ 189,679 $ –

2021
$ 356,686
$ –
$ 356,686
$ 334,813
$ 21,873
$ 21,873
$ –
2022 $ 363,891 $ – $ 363,891 $ 341,576 $ 22,315 $ 22,315 $ –
2023 $ 371,242 $ – $ 371,242 $ 348,477 $ 22,765 $ 22,765 $ –
2024 $ 378,741 $ – $ 378,741 $ 355,516 $ 23,225 $ 23,225 $ –
2025 $ 192,230 $ – $ 192,230 $ 180,442 $ 11,788 $ 11,788 $ –
$ 1,662,790 $ – $ 1,662,790 $ 1,560,824 $ 101,966 $ 101,966 $ –

APPENDIX B.2 TABLE 2

TOWNSHIP OF ST. CLAIR DEVELOPMENT-RELATED CAPITAL PROGRAM

Service Project Description
Timing Gross
Project
Cost Grants/
Subsidies/ Other
Recoveries Net
Municipal
Cost Ineligible Costs Total
DC Eligible
Costs DC Eligible Costs
Replacement
& BTE Shares 2021 –
2031 Post
2031

2.0 FIRE DEPARTMENT

2.1 Buildings
2.3 Fire Communication Equipment
2.3.1 Fire Communication Equipment Debenture (Principal)
2.3.2 Fire Communication Equipment Debenture (Principal)
Subtotal Fire Communication Equipment

TOTAL FIRE DEPARTMENT

2021
2022

$ 105,441
$ 108,321
$ 213,762

$ 2,253,966

$ –
$ –
$ –

$ –

$ 105,441
$ 108,321
$ 213,762

$ 2,253,966

$ 98,975
$ 101,678
$ 200,654

$ 1,949,213

$ 6,466
$ 6,643
$ 13,108

$ 304,754

$ 6,466
$ 6,643
$ 13,108

$ 304,754

$ –
$ –
$ –

$ –

Residential Development Charge Calculation
Residential Share of 2021-2031 DC Eligible Costs 73% $222,470 2021-2031 Discounted DC Funding Envelope $1,379,777
2021-2031 Growth in Population in New Units 1,950
Unadjusted Development Charge Per Capita $114.11 Reserve Fund Balance

Non-Residential Development Charge Calculation Balance as at December 31, 2020 $44,171
Non-Residential Share of 2021-2031 DC Eligible Costs 27% $82,284
2021-2031 Growth in Square Metres 68,086
Unadjusted Development Charge Per Square Metre $1.21

APPENDIX B.2 TABLE 3

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE FIRE DEPARTMENT
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

FIRE DEPARTMENT
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $32.2 ($8.6) ($42.9) ($66.6) ($85.5) ($90.0) ($83.3) ($85.2) ($75.6) ($64.2) ($32.6)
2021-2031 RESIDENTIAL FUNDING REQUIREMENTS
– Fire Department: Non Inflated
$0.00
$0.00
$0.0
$0.0
$0.0
$0.0
$9.0
$0.0
$0.0
$0.0
$0.0
$9.0
– Fire Department: Debenture Prinicipal Payments $32.6 $33.6 $29.6 $30.6 $22.9 $15.0 $15.7 $16.4 $17.2 $0.0 $0.0 $213.5
– Fire Department: Inflated (1) $32.6 $33.6 $29.6 $30.6 $22.9 $15.0 $25.8 $16.4 $17.2 $0.0 $0.0 $223.6
NEW RESIDENTIAL DEVELOPMENT
– Population Growth in New Units
157
161
165
169
173
177
181
186
190
194
198
1,950
REVENUE
– DC Receipts: Inflated
$23.3
$24.4
$25.6
$26.7
$27.9
$29.2
$30.5
$31.8
$33.1
$34.5
$35.9
$322.9
INTEREST
– Interest on Opening Balance
$1.1
($0.5)
($2.4)
($3.7)
($4.7)
($5.0)
($4.6)
($4.7)
($4.2)
($3.5)
($1.8)
($33.8)
– Interest on In-year Transactions ($0.3) ($0.3) ($0.1) ($0.1) $0.1 $0.2 $0.1 $0.3 $0.3 $0.6 $0.6 $1.5
– Interest on Debenture ($32.5) ($24.4) ($17.3) ($11.2) ($4.9) ($2.8) ($2.1) ($1.4) ($0.6) $0.0 $0.0 ($97.1)
TOTAL REVENUE ($8.3) ($0.7) $5.9 $11.8 $18.4 $21.7 $23.9 $26.0 $28.6 $31.6 $34.7 $193.5
CLOSING CASH BALANCE ($8.6) ($42.9) ($66.6) ($85.5) ($90.0) ($83.3) ($85.2) ($75.6) ($64.2) ($32.6) $2.1

Note 1: Debenture principal payments not inflated.

2021 Adjusted Charge Per Capita
$149.00
Allocation of Capital Program
Residential Sector

73%
Non-Residential Sector 27%
Rates for 2021
Inflation Rate
2.0%
Interest Rate on Positive Balances 3.5%
Interest Rate on Negative Balances 5.5%

APPENDIX B.2 TABLE 3

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE FIRE DEPARTMENT
NON-RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

FIRE DEPARTMENT 2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $11.9 ($2.9) ($15.4) ($24.0) ($30.9) ($32.6) ($30.1) ($31.0) ($27.6) ($23.6) ($12.2)
2021-2031 NON-RESIDENTIAL FUNDING REQUIREMENTS
– Fire Department: Non Inflated $0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$3.3
$0.0
$0.0
$0.0
$0.0
$3.3
– Fire Department: Debenture Prinicipal Payments $12.0 $12.4 $11.0 $11.3 $8.5 $5.5 $5.8 $6.1 $6.4 $0.0 $0.0 $79.0
– Fire Department: Inflated (1) $12.04 $12.42 $10.96 $11.32 $8.5 $5.5 $9.5 $6.1 $6.4 $0.0 $0.0 $82.7
NEW NON-RESIDENTIAL DEVELOPMENT
– Growth in Square Metres 5,642
5,747
5,854
5,962
6,071
6,182
6,295
6,408
6,524
6,641
6,759
68,086
REVENUE
– DC Receipts: Inflated $8.9
$9.2
$9.6
$9.9
$10.3
$10.7
$11.1
$11.6
$12.0
$12.5
$12.9
$118.7
INTEREST
– Interest on Opening Balance $0.4
($0.2)
($0.8)
($1.3)
($1.7)
($1.8)
($1.7)
($1.7)
($1.5)
($1.3)
($0.7)
($12.2)
– Interest on In-year Transactions ($0.1) ($0.1) ($0.0) ($0.0) $0.0 $0.1 $0.0 $0.1 $0.1 $0.2 $0.2 $0.5
– Interest on Debenture ($12.0) ($9.0) ($6.4) ($4.1) ($1.8) ($1.1) ($0.8) ($0.5) ($0.2) $0.0 $0.0 ($35.9)
TOTAL REVENUE ($2.8) ($0.1) $2.3 $4.4 $6.8 $7.9 $8.7 $9.5 $10.4 $11.4 $12.5 $71.1
CLOSING CASH BALANCE ($2.9) ($15.4) ($24.0) ($30.9) ($32.6) ($30.1) ($31.0) ($27.6) ($23.6) ($12.2) $0.3

Note 1: Debenture principal payments not inflated.

2021 Adjusted Charge Per Square Metre
$1.57
Allocation of Capital Program
Residential Sector
73%
Non-Residential Sector 27%
Rates for 2021
Inflation Rate
2.0%
Interest Rate on Positive Balances 3.5%
Interest Rate on Negative Balances 5.5%

APPENDIX B.3
POLICE SERVICES

POLICE SERVICES
Police Services in St. Clair are provided by the Ontario Provincial Police (OPP). As per a service arrangement, the municipality provides space for the OPP at the recently completed Emergency Services Building (ESB).

TABLE 1 HISTORICAL SERVICE LEVELS
Table 1 displays the ten-year historical inventory for buildings, land and vehicles of the Police Services. The OPP operates out of 6,940 square feet of the newly constructed ESB. The share of the ESB that is available for future use and being recovered in the capital program, 784 square feet, has been removed from the inventory. The total replacement value eligible inventory is $1.8 million. The land associated with the Police Servicesʼ share of the facility totals 0.14 hectares and, at $176,200 per hectare, is valued at $23,900. The value of the 2020 Police Services fleet totals $569,500.

The 2020 combined replacement value of the inventory of capital assets for Police Services is $2.4 million, resulting in a ten-year historical average service level of $121.66 per population and employment. The historical service level, multiplied by the net population and employment growth to 2031 (1.253), results in a ten-year maximum allowable funding envelope of $152,481.

TABLE 2 2021 ‒ 2031 DEVELOPMENT-RELATED CAPITAL PROGRAM AND CALCULATION OF THE “UNADJUSTED” DEVELOPMENT CHARGES

The 2021 to 2031 development-related capital program includes only the ongoing recovery of the OPPʼs share of the new Emergency Services Building, which represents about 40 per cent of the building.

In total, the capital program amounts to $227,251. No non-growth shares relating to replacement and benefit to the existing community have been identified.

Given that $74,770 is the amount by which the DC eligible costs exceed the maximum allowable funding envelope, this amount is deemed to provide benefit to development beyond 2031. This share may be eligible for funding under subsequent development charge

studies. The remaining $152,481 is related to development in the 2021‒2031 planning period and is eligible for DC recovery.

The development-related net capital cost is allocated 73 per cent to residential development ($111,311) and 27 per cent ($41,170) to non-residential development. The residential share of the net development-related capital cost is divided by the growth in population in new dwelling units (1,950) to derive an unadjusted charge of $57.09 per capita. The non-residential share of the net development-related capital cost is divided by the forecast growth in floor space (68,086), resulting in an unadjusted charge of $0.60 per square metre.

TABLE 3 CASH FLOW ANALYSIS
After cash flow consideration, both the residential and non-residential calculated charges increase to $65.00 per capita and $0.90 per square metre, respectively. The cash flow accounts for the reserve fund balance for Police Services. This increase is due to the interest being recovered through the cashflow analysis, whereas the principal payments recovered in the capital program is restricted by the funding envelope constraints. The following table summarizes the calculation of the Police Services development charge:

APPENDIX B.3 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS POLICE SERVICE

BUILDINGS
Station Name # of Square Feet UNIT COST
($/sq. ft.)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Emergency Service Bdg-192 Hill Street 6,776 6,776 6,776 6,776 6,776 6,776 6,940 6,940 6,940 6,940 $290
Emergency Service Bdg-Excess Capacity ( 784) ( 784) ( 784) ( 784) ( 784) ( 784) ( 784) ( 784) ( 784) ( 784) $290

Total (sq.ft.) 5 ,992 5 ,992 5 ,992 5 ,992 5 ,992 5 ,992 6 ,156 6 ,156 6 ,156 6 ,156
Total ($000) $1,737.8 $1,737.8 $1,737.8 $1,737.8 $1,737.8 $1,737.8 $1,785.3 $1,785.3 $1,785.3 $1,785.3

LAND
Station Name # of Hectares UNIT COST
($/ha)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Emergency Service Bdg-192 Hill Street 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 0.14 $176,200

Total (ha) 0 .14 0 .14 0 .14 0 .14 0 .14 0 .14 0 .14 0 .14 0 .14 0 .14
Total ($000) $23.9 $23.9 $23.9 $23.9 $23.9 $23.9 $23.9 $23.9 $23.9 $23.9

VEHICLES
Vehicle Type # of Vehicles
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Police vehicles $550,000 $550,000 $550,000 $550,000 $550,000 $550,000 $550,000 $550,000 $560,000 $560,000
Cost per vehicle (per officer) $8,800 $8,800 $8,800 $8,800 $8,800 $8,800 $8,800 $8,800 $9,500 $9,500

Total ($000) $558.8 $558.8 $558.8 $558.8 $558.8 $558.8 $558.8 $558.8 $569.5 $569.5

APPENDIX B.3 TABLE 1

TOWNSHIP OF ST. CLAIR CALCULATION OF SERVICE LEVELS POLICE SERVICE

2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
Historical Population 14,515 14,428 14,342 14,256 14,171 14,086 14,141 14,278 14,452 14,230
Historical Employment 5,363 5,210 5,071 4,946 4,833 4,733 4,787 4,842 4,898 4,955
Historical Population + Employment 19,878 19,638 19,413 19,202 19,004 18,819 18,928 19,120 19,350 19,185
INVENTORY SUMMARY ($000)

Buildings $1,737.8 $1,737.8 $1,737.8 $1,737.8 $1,737.8 $1,737.8 $1,785.3 $1,785.3 $1,785.3 $1,785.3
Land $23.9 $23.9 $23.9 $23.9 $23.9 $23.9 $23.9 $23.9 $23.9 $23.9
Vehicles $558.8 $558.8 $558.8 $558.8 $558.8 $558.8 $558.8 $558.8 $569.5 $569.5
Total ($000) $2,320.5 $2,320.5 $2,320.5 $2,320.5 $2,320.5 $2,320.5 $2,368.1 $2,368.1 $2,378.8 $2,378.8
Average
SERVICE LEVEL ($/pop+empl) Service
Level
Buildings $87.4 $88.5 $89.5 $90.5 $91.4 $92.3 $94.3 $93.4 $92.3 $93.1 $91.27
Land $1.2 $1.2 $1.2 $1.2 $1.3 $1.3 $1.3 $1.3 $1.2 $1.2 $1.24
Vehicles $28.1 $28.5 $28.8 $29.1 $29.4 $29.7 $29.5 $29.2 $29.4 $29.7 $29.14
Total ($/pop+empl) $116.73 $118.16 $119.53 $120.85 $122.11 $123.31 $125.11 $123.86 $122.93 $123.99 $121.66

TOWNSHIP OF ST. CLAIR
CALCULATION OF MAXIMUM ALLOWABLE POLICE SERVICE

10-Year Funding Envelope Calculation
10 Year Average Service Level 2011 – 2020 $121.66
Net Population & Employment Growth 2021 – 2031 1,253
Net Maximum Allowable Funding Envelope $152,481

APPENDIX B.3 TABLE 2

TOWNSHIP OF ST. CLAIR DEVELOPMENT-RELATED CAPITAL PROGRAM

Service Project Description
Timing Gross
Project
Cost Grants/
Subsidies/ Other
Recoveries Net
Municipal
Cost Ineligible Costs Total
DC Eligible
Costs DC Eligible Costs
Replacement
& BTE Shares 2021 –
2031 Post
2031

3.0 POLICE SERVICE

3.1 New Police Administration Space
3.1.1 Police Share of Emergency Services Bldg Debenture (Principal)
3.1.2 Police Share of Emergency Services Bldg Debenture (Principal)
3.1.3 Police Share of Emergency Services Bldg Debenture (Principal)
3.1.4 Police Share of Emergency Services Bldg Debenture (Principal)
3.1.5 Police Share of Emergency Services Bldg Debenture (Principal)
3.1.6 Police Share of Emergency Services Bldg Debenture (Principal)
3.1.7 Police Share of Emergency Services Bldg Debenture (Principal)
3.1.8 Police Share of Emergency Services Bldg Debenture (Principal)
3.1.9 Police Share of Emergency Services Bldg Debenture (Principal)
Subtotal New Police Administration Space

TOTAL POLICE SERVICE

2021
2022
2023
2024
2025
2026
2027
2028
2029

$ 20,827
$ 21,815
$ 22,850
$ 23,934
$ 25,070
$ 26,260
$ 27,506
$ 28,811
$ 30,178
$ 2 27,251

$ 2 27,251

$ –
$ –
$ –
$ –
$ –
$ –
$ –
$ –
$ –
$ –

$ –

$ 2 0,827
$ 2 1,815
$ 2 2,850
$ 2 3,934
$ 2 5,070
$ 2 6,260
$ 2 7,506
$ 2 8,811
$ 3 0,178
$ 2 27,251

$ 2 27,251

$ –
$ –
$ –
$ –
$ –
$ –
$ –
$ –
$ –
$ –

$ –

$ 20,827
$ 21,815
$ 22,850
$ 23,934
$ 25,070
$ 26,260
$ 27,506
$ 28,811
$ 30,178
$ 2 27,251

$ 2 27,251

$ 20,827
$ 21,815
$ 22,850
$ 23,934
$ 25,070
$ 26,260
$ 11,725
$ –
$ –
$ 1 52,481

$ 1 52,481

$ –
$ –
$ –
$ –
$ –
$ –
$ 15,781
$ 28,811
$ 30,178
$ 7 4,770

$ 7 4,770

Residential Development Charge Calculation
Residential Share of 2021-2031 DC Eligible Costs 73% $111,311 2021-2031 Discounted DC Funding Envelope $152,481
2021-2031 Growth in Population in New Units 1 ,950
Unadjusted Development Charge Per Capita $57.09 Reserve Fund Balance

Non-Residential Development Charge Calculation Balance as at December 31, 2020 $37,930
Non-Residential Share of 2021-2031 DC Eligible Costs 27% $41,170
2021-2031 Growth in Square Metres 68,086
Unadjusted Development Charge Per Square Metre $0.60

APPENDIX B.3 TABLE 3

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE POLICE SERVICE
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

POLICE SERVICE
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $27.7 $15.9 $4.2 ($7.4) ($19.1) ($30.9) ($42.9) ($43.1) ($33.1) ($21.1) ($7.0)
2021-2031 RESIDENTIAL FUNDING REQUIREMENTS
– Police Service: Non Inflated
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
– Police Service: Debenture Prinicipal Payments $15.2 $15.9 $16.7 $17.5 $18.3 $19.2 $8.6 $0.0 $0.0 $0.0 $0.0 $111.3
– Police Service: Inflated (1) $15.2 $15.9 $16.7 $17.5 $18.3 $19.2 $8.6 $0.0 $0.0 $0.0 $0.0 $111.3
NEW RESIDENTIAL DEVELOPMENT
– Population Growth in New Units
157
161
165
169
173
177
181
186
190
194
198
1,950
REVENUE
– DC Receipts: Inflated
$10.2
$10.7
$11.2
$11.7
$12.2
$12.7
$13.3
$13.9
$14.4
$15.0
$15.7
$141.0
INTEREST
– Interest on Opening Balance
$1.0
$0.6
$0.1
($0.4)
($1.0)
($1.7)
($2.4)
($2.4)
($1.8)
($1.2)
($0.4)
($9.6)
– Interest on In-year Transactions ($0.1) ($0.1) ($0.2) ($0.2) ($0.2) ($0.2) $0.1 $0.2 $0.3 $0.3 $0.3 $0.2
– Interest on Debenture ($7.6) ($6.9) ($6.1) ($5.3) ($4.5) ($3.6) ($2.7) ($1.8) ($0.8) $0.0 $0.0 ($39.4)
TOTAL REVENUE $3.4 $4.2 $5.1 $5.8 $6.5 $7.2 $8.3 $10.0 $12.1 $14.1 $15.6 $92.2
CLOSING CASH BALANCE $15.9 $4.2 ($7.4) ($19.1) ($30.9) ($42.9) ($43.1) ($33.1) ($21.1) ($7.0) $8.6

Note 1: Debenture principal payments not inflated.

2021 Adjusted Charge Per Capita
$65.00
Allocation of Capital Program
Residential Sector

73%
Non-Residential Sector 27%
Rates for 2021
Inflation Rate
2.0%
Interest Rate on Positive Balances 3.5%
Interest Rate on Negative Balances 5.5%

APPENDIX B.3 TABLE 3

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE POLICE SERVICE
NON-RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

POLICE SERVICE 2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $0.0 ($3.4) ($6.7) ($10.0) ($13.3) ($16.6) ($19.9) ($18.7) ($13.7) ($7.7) ($0.9)
2021-2031 NON-RESIDENTIAL FUNDING REQUIREMENTS
– Police Service: Non Inflated $0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
– Police Service: Debenture Prinicipal Payments $5.6 $5.9 $6.2 $6.5 $6.8 $7.1 $3.2 $0.0 $0.0 $0.0 $0.0 $41.2
– Police Service: Inflated (1) $5.62 $5.89 $6.17 $6.46 $6.8 $7.1 $3.2 $0.0 $0.0 $0.0 $0.0 $41.2
NEW NON-RESIDENTIAL DEVELOPMENT
– Growth in Square Metres 5,642
5,747
5,854
5,962
6,071
6,182
6,295
6,408
6,524
6,641
6,759
68,086
REVENUE
– DC Receipts: Inflated $5.1
$5.3
$5.5
$5.7
$5.9
$6.1
$6.4
$6.6
$6.9
$7.1
$7.4
$68.0
INTEREST
– Interest on Opening Balance $0.0
($0.2)
($0.4)
($0.6)
($0.7)
($0.9)
($1.1)
($1.0)
($0.8)
($0.4)
($0.0)
($6.1)
– Interest on In-year Transactions ($0.0) ($0.0) ($0.0) ($0.0) ($0.0) ($0.0) $0.1 $0.1 $0.1 $0.1 $0.1 $0.4
– Interest on Debenture ($2.8) ($2.5) ($2.3) ($2.0) ($1.7) ($1.3) ($1.0) ($0.7) ($0.3) $0.0 $0.0 ($14.6)
TOTAL REVENUE $2.3 $2.6 $2.8 $3.2 $3.5 $3.8 $4.4 $5.0 $6.0 $6.8 $7.5 $47.8
CLOSING CASH BALANCE ($3.4) ($6.7) ($10.0) ($13.3) ($16.6) ($19.9) ($18.7) ($13.7) ($7.7) ($0.9) $6.6

Note 1: Debenture principal payments not inflated.

2021 Adjusted Charge Per Square Metre
$0.90
Allocation of Capital Program
Residential Sector
73%
Non-Residential Sector 27%
Rates for 2021
Inflation Rate
2.0%
Interest Rate on Positive Balances 3.5%
Interest Rate on Negative Balances 5.5%

APPENDIX B.4
INDOOR RECREATION

INDOOR RECREATION
The St. Clair Community Services department is responsible for providing indoor recreation programs throughout the Township. Indoor recreation services are primarily delivered through community centres, arenas and community halls.

TABLE 1 HISTORICAL SERVICE LEVELS
The ten-year historical inventory of capital assets for indoor recreation facilities includes 132,410 square feet of building space nine buildings. The total value of these facilities is more than $41.4 million. The land associated with the indoor recreation centres totals 11.95 hectares, and is valued at $2.1 million.

The Township owns and maintains a substantial amount of furniture and equipment used to provide indoor recreation services at all facilities. The total replacement value of all indoor recreation equipment in 2020 is $767,600.

The total combined value of capital assets for Indoor Recreation in the Township of St. Clair amounts to $44.3 million. The ten-year historical average service level is $3,079.26 per capita, and this, multiplied by the net population growth to 2031 (549), results in a maximum allowable funding envelope of $1.7 million.

TABLE 2 2021 ‒ 2031 DEVELOPMENT-RELATED PROGRAM & CALCULATION OF THE “UNADJUSTED” DEVELOPMENT CHARGES
The 2021 – 2031 development-related capital program for Indoor Recreation totals
$170,000. The first portion of the program relates to new building space and a new hall and medical offices, an expansion to the complex, as well as a new storage and first aid room. Also included in the capital program is a provision for an Indoor Recreation Master plan in 2026.

A share of $25,000 has been identified as replacement shares, which represents the benefit to the existing community for the upcoming master plan.

As the capital program does not exceed the maximum allowing funding envelope for the period to 2031, no post-period shares have been identified. The remaining DC costs eligible for recovery amount to $145,000, which is allocated entirely against future residential

development in the Township. This results in an unadjusted development charge of $74.37 per capita.

TABLE 3 CASH FLOW ANALYSIS
After cash flow consideration, which includes the current reserve fund balance for Indoor Recreation of $135,100, no charge can be justified under the DCA for this service. As can be seen in the cash flow analysis, by the time funds are needed to support the Indoor Recreation capital program, the reserve funds will cover the entirety of the costs. The following table summarizes the calculation of the Indoor Recreation development charge:

APPENDIX B.4 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS INDOOR RECREATION

BUILDINGS
Facility Name # of Square Feet UNIT COST
($/sq. ft.)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Courtright Community Hall, 1596 Third St Street 7,435 7,435 7,435 7,435 7,435 7,435 7,435 7,435 7,435 7,435 $210
Brigden Community Hall, 3016 Brigden Rd 10,716 10,716 10,716 10,716 10,716 10,716 10,716 10,716 10,716 10,716 $290
Sombra Community Hall, 152 Smith Street 2,700 2,700 2,700 2,700 2,700 2,700 2,700 2,700 2,700 2,700 $260
Port Lambton Community Hall, 507 Stoddard 3,874 3,874 3,874 3,874 3,874 3,874 3,874 3,874 3,874 3,874 $260
Wilkesport Community Hall, 3134 Baby Road 8,995 8,995 8,995 8,995 8,995 8,995 8,995 8,995 8,995 8,995 $260
Mooretown Arena, 1166 Emily Street 83,390 83,390 83,390 83,390 83,390 83,390 83,390 83,390 83,390 83,390 $350
Mooretown Complex Workship/ Storage Building 3,900 3,900 3,900 3,900 3,900 3,900 3,900 3,900 3,900 3,900 $230
Mooretown Complex Storage Building #2 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 2,400 $230
Community Centre, 3536 St. Clair Pwk, Sombra 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 7,500 $230
Wilkesport Field House – – – – – – – – 1,500 1,500 $230

Total (sq.ft.) 1 30,910 1 30,910 1 30,910 1 30,910 1 30,910 1 30,910 1 30,910 1 30,910 1 32,410 1 32,410
Total ($000) $41,077.4 $41,077.4 $41,077.4 $41,077.4 $41,077.4 $41,077.4 $41,077.4 $41,077.4 $41,422.4 $41,422.4

APPENDIX B.4 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS INDOOR RECREATION

LAND
Facility Name # of Hectares UNIT COST
($/ha)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Courtright Community Hall, 1596 Third Street 0.05 0.05 0.05 0.05 0.35 0.35 0.35 0.35 0.35 0.35 $176,200
Brigden Community Hall, 3016 Brigden Rd 0.12 0.12 0.12 0.12 0.12 0.12 0.12 0.12 0.12 0.12 $176,200
Sombra Community Hall, 152 Smith Street 0.10 0.10 0.10 0.10 0.10 0.10 0.10 0.10 0.10 0.10 $176,200
Port Lambton Community Hall, 507 Stoddard 0.19 0.19 0.19 0.19 0.19 0.19 0.19 0.19 0.19 0.19 $176,200
Wilkesport Community Hall, 3134 Baby Road 4.86 4.86 4.86 4.86 4.86 4.86 4.86 4.86 4.86 4.86 $176,200
Mooretown Arena, 1166 Emily Street 6.07 6.07 6.07 6.07 6.07 6.07 6.07 6.07 6.07 6.07 $176,200
Municipal Building, 3536 St. Clair Pwk, Sombra 0.27 0.27 0.27 0.27 0.27 0.27 0.27 0.27 0.27 0.27 $176,200

Total (ha) 1 1.65 1 1.65 1 1.65 1 1.65 1 1.95 1 1.95 1 1.95 1 1.95 1 1.95 1 1.95
Total ($000) $2,053.0 $2,053.0 $2,053.0 $2,053.0 $2,105.5 $2,105.5 $2,105.5 $2,105.5 $2,105.5 $2,105.5

FURNITURE & EQUIPMENT
Facility Name Total Value of Furniture & Equipment ($)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Courtright Community Hall, 1596 Third Street $52,300 $52,300 $52,300 $52,300 $52,300 $52,300 $52,300 $52,300 $52,300 $52,300
Brigden Community Hall, 3016 Brigden Rd $39,200 $39,200 $39,200 $39,200 $39,200 $39,200 $39,200 $39,200 $39,200 $39,200
Sombra Community Hall, 152 Smith Street $39,200 $39,200 $39,200 $39,200 $39,200 $39,200 $39,200 $39,200 $39,200 $39,200
Port Lambton Community Hall, 507 Stoddard $45,800 $45,800 $45,800 $45,800 $45,800 $45,800 $45,800 $45,800 $45,800 $45,800
Wilkesport Community Hall, 3134 Baby Road $65,400 $65,400 $65,400 $65,400 $65,400 $65,400 $65,400 $65,400 $65,400 $65,400
Mooretown Arena, 1166 Emily Street $523,100 $523,100 $523,100 $523,100 $523,100 $523,100 $523,100 $523,100 $523,100 $523,100
Municipal Building, 3536 St. Clair Pwk, Sombra $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300
Mooretown Campground $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300 $1,300

Total ($000) $767.6 $767.6 $767.6 $767.6 $767.6 $767.6 $767.6 $767.6 $767.6 $767.6

APPENDIX B.4 TABLE 1

TOWNSHIP OF ST. CLAIR CALCULATION OF SERVICE LEVELS INDOOR RECREATION

2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Historical Population 14,515 14,428 14,342 14,256 14,171 14,086 14,141 14,278 14,452 14,230

INVENTORY SUMMARY ($000)

Buildings $41,077.4 $41,077.4 $41,077.4 $41,077.4 $41,077.4 $41,077.4 $41,077.4 $41,077.4 $41,422.4 $41,422.4
Land $2,053.0 $2,053.0 $2,053.0 $2,053.0 $2,105.5 $2,105.5 $2,105.5 $2,105.5 $2,105.5 $2,105.5
Furniture and Equipment $767.6 $767.6 $767.6 $767.6 $767.6 $767.6 $767.6 $767.6 $767.6 $767.6
Total ($000) $43,898.1 $43,898.1 $43,898.1 $43,898.1 $43,950.6 $43,950.6 $43,950.6 $43,950.6 $44,295.6 $44,295.6
Average
SERVICE LEVEL ($/capita) Service
Level
Buildings $2,830.00 $2,847.06 $2,864.14 $2,881.41 $2,898.70 $2,916.19 $2,904.89 $2,876.99 $2,866.15 $2,910.90 $2,879.64
Land $141.44 $142.29 $143.15 $144.01 $148.58 $149.48 $148.90 $147.47 $145.69 $147.96 $145.90
Furniture and Equipment $52.88 $53.20 $53.52 $53.84 $54.17 $54.49 $54.28 $53.76 $53.11 $53.94 $53.72
Total ($/capita) $3,024.32 $3,042.56 $3,060.80 $3,079.27 $3,101.44 $3,120.16 $3,108.07 $3,078.22 $3,064.95 $3,112.80 $3,079.26

TOWNSHIP OF ST. CLAIR
CALCULATION OF MAXIMUM ALLOWABLE INDOOR RECREATION

10-Year Funding Envelope Calculation
10 Year Average Service Level 2011 – 2020 $3,079.26
Net Population Growth 2021 – 2031 549
Net Maximum Allowable Funding Envelope $1,690,199

APPENDIX B.4 TABLE 2

TOWNSHIP OF ST. CLAIR DEVELOPMENT-RELATED CAPITAL PROGRAM

Service Project Description
Timing Gross
Project
Cost Grants/
Subsidies/ Other
Recoveries Net
Municipal
Cost Ineligible Costs Total
DC Eligible
Costs DC Eligible Costs
Replacement
& BTE Shares 2021 –
2031 Post
2031

4.0 INDOOR RECREATION

4.1 Buildings, Land & Furnishings
4.1.1 Storage/First Aid Room
Subtotal Buildings, Land & Furnishings

4.2 Studies
4.2.1 Indoor Recreation Master Plan
Subtotal Studies

TOTAL INDOOR RECREATION

2026

$ 120,000
$ 1 20,000

$ –
$ –

$ 1 20,000
$ 1 20,000

$ –
$ –

$ 120,000
$ 1 20,000

$ 120,000
$ 1 20,000

$ –
$ –

2026
$ 50,000
$ 5 0,000
$ –
$ –
$ 5 0,000
$ 5 0,000
$ 25,000
$ 2 5,000
$ 25,000
$ 2 5,000
$ 25,000
$ 2 5,000
$ –
$ –
$ 1 70,000 $ – $ 1 70,000 $ 2 5,000 $ 1 45,000 $ 1 45,000 $ –

Residential Development Charge Calculation 2021-2031 Discounted DC Funding Envelope $1,690,199
Residential Share of 2021-2031 DC Eligible Costs 100% $145,000
2021-2031 Growth in Population in New Units 1 ,950 Reserve Fund Balance
Unadjusted Development Charge Per Capita $74.37 Balance as at December 31, 2020 $135,091
Non-Residential Development Charge Calculation
Non-Residential Share of 2021-2031 DC Eligible Costs 0% $0
2021-2031 Growth in Square Metres 68,086
Unadjusted Development Charge Per Square Metre $0.00

APPENDIX B.4 TABLE 3

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE INDOOR RECREATION
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

INDOOR RECREATION
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $135.1 $139.8 $144.7 $149.8 $155.0 $160.4 $1.6 $1.6 $1.7 $1.7 $1.8
2021-2031 RESIDENTIAL FUNDING REQUIREMENTS
– Indoor Recreation: Non Inflated
$0.0
$0.0
$0.0
$0.0
$0.0
$145.0
$0.0
$0.0
$0.0
$0.0
$0.0
$145.0
– Indoor Recreation: Inflated $0.0 $0.0 $0.0 $0.0 $0.0 $160.1 $0.0 $0.0 $0.0 $0.0 $0.0 $160.1
NEW RESIDENTIAL DEVELOPMENT
– Population Growth in New Units
157
161
165
169
173
177
181
186
190
194
198
1,950
REVENUE
– DC Receipts: Inflated
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
INTEREST
– Interest on Opening Balance
$4.7
$4.9
$5.1
$5.2
$5.4
$5.6
$0.1
$0.1
$0.1
$0.1
$0.1
$31.3
– Interest on In-year Transactions $0.0 $0.0 $0.0 $0.0 $0.0 ($4.4) $0.0 $0.0 $0.0 $0.0 $0.0 ($4.4)
TOTAL REVENUE $4.7 $4.9 $5.1 $5.2 $5.4 $1.2 $0.1 $0.1 $0.1 $0.1 $0.1 $26.9
CLOSING CASH BALANCE $139.8 $144.7 $149.8 $155.0 $160.4 $1.6 $1.6 $1.7 $1.7 $1.8 $1.9

2021 Adjusted Charge Per Capita
$0.00
Allocation of Capital Program
Residential Sector

100%
Non-Residential Sector 0%
Rates for 2021
Inflation Rate
2.0%
Interest Rate on Positive Balances 3.5%
Interest Rate on Negative Balances 5.5%

APPENDIX B.5
PARK DEVELOPMENT & FACILITIES

PARK DEVELOPMENT & FACILITIES
The St. Clair Parks Community Services Department is also responsible for providing outdoor recreation throughout the Township. Outdoor recreation opportunities are delivered through the Townshipʼs inventory of parks and park facilities.

TABLE 1 HISTORICAL SERVICE LEVELS
The ten-year historical inventory of capital assets for St. Clairʼs parks includes 163.6 hectares of developed parkland. The combined value of the development of all municipal parks amounts to $17.6 million. Parkland development costs have been identified for various types of parks, which represent the site preparation and servicing costs to the Township to develop basic land into a useable park. Costs for park furniture, electrical and lighting servicing, soft landscaping and tree planting are included in this figure. Costs directly funded by private developers through agreements or land acquisition have been netted out of the unit cost.

The Township also owns and maintains many park facilities, including 21 baseball diamonds, 8 soccer fields, 2 tennis courts, 1 outdoor pool, and 19 playground structures. The combined value of all park facilities in 2020 was $3.6 million. Special park facilities, including park buildings, splash pads, skate parks, picnic shelters, parking lots, boat ramps, trails and lighting total $9.4 million.

The total combined value of capital assets for Park Development & Facilities in the Township of St. Clair amounts to $30.6 million. The ten-year historical average service level is $2,139.19 per capita, and this, multiplied by the net population growth to 2031 (549), results in a maximum allowable funding envelope of $1.2 million.

TABLE 2 2021 ‒ 2031 DEVELOPMENT-RELATED PROGRAM & CALCULATION OF THE “UNADJUSTED” DEVELOPMENT CHARGES

The 2021 ‒ 2031 development-related capital program for Park Development & Facilities totals $2.9 million. The program includes various park facilities projects, including a new campground building, golf course, including the course and a clubhouse, as well as an expansion to the Townshipʼs campgrounds.

Of the gross capital costs, $2.2 million has been identified as replacement shares. The replacement shares applied to the golf course and clubhouse development represent the benefit of the expansion to the existing population of St. Clair, who will be able to make use of the facility.

The remaining DC costs eligible for recovery amount to $705,423, which is allocated entirely against future residential development in the Township. This results in an unadjusted development charge of $361.81 per capita.

TABLE 3 CASH FLOW ANALYSIS
After cash flow consideration, the residential calculated charge decreases to $340.00 per capita. The following table summarizes the calculation of the Park Development and Facilities development charge:

APPENDIX B.5 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS PARK DEVELOPMENT & FACILITIES

PARKLAND
Park Name # of Hectares of Developed Area Devel. Cost
($/ha)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Corunna
Astor Park, 336 Astor Park 0.19 0.19 0.19 0.19 0.19 0.19 0.19 0.19 0.19 0.19 $12,600
Parkdale Park, 507 Parkdale Crescent 3.37 3.37 3.37 3.37 3.37 3.37 3.37 3.37 3.37 3.37 $94,300
Sifton Park, 323 Cameron Street 2.43 2.43 2.43 2.43 2.43 2.43 2.43 2.43 2.43 2.43 $12,600
Stewart Park, 234 Hill Street 1.32 1.32 1.32 1.32 1.32 1.32 1.32 1.32 1.32 1.32 $157,200
Vroom Park, 312 Paget Street 0.10 0.10 0.10 0.10 0.10 0.10 0.10 0.10 0.10 0.10 $157,200
CAP, Queen Street 12.60 12.60 12.60 12.60 12.60 12.60 12.60 12.60 12.60 12.60 $125,700
Paddock Green, St. Clair Boulevard 2.97 2.97 2.97 2.97 2.97 2.97 2.97 2.97 2.97 2.97 $12,600
St. Clair Heights 0.76 0.76 0.76 0.76 0.76 0.76 0.76 0.76 0.76 0.76 $12,600
Odell Park, Cameron 1.40 1.40 1.40 1.40 1.40 1.40 1.40 1.40 1.40 1.40 $94,300
Duggan Field, Hill Street 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 1.28 $94,300
Earth Day Park, Cameron Street 1.42 1.42 1.42 1.42 1.42 1.42 1.42 1.42 1.42 1.42 $94,300
St. Georges Square 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 $94,300
Courtright
Ball Park, 1596 Third Street 4.45 4.45 4.45 4.45 4.45 4.45 4.45 4.45 4.45 4.45 $157,200
Emi Park, 124 Templeton 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 1.01 $94,300
Brigden
Optimist Park, 1591 Mill Street 3.65 3.65 3.65 3.65 3.65 3.65 3.65 3.65 3.65 3.65 $125,700
East End Park, 2465 Jane Street 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 0.41 $12,600

APPENDIX B.5 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS PARK DEVELOPMENT & FACILITIES

PARKLAND
Park Name # of Hectares of Developed Area Devel. Cost
($/ha)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
St. Clair Parkway Parks
Gutherie Park – 237 St. Clair Parkway 5.52 5.52 5.52 5.52 5.52 5.52 5.52 5.52 5.52 5.52 $125,700
Mooretowns Centenial park-1157 St. Clair Parkway 1.07 1.07 1.07 1.07 1.07 1.07 1.07 1.07 1.07 1.07 $125,700
Courtright Park- 1557 St. Clair Parkway 6.20 6.20 6.20 6.20 6.20 6.20 6.20 6.20 6.20 6.20 $125,700
Willow Park – 10965 St. Clair Parkway 1.83 1.83 1.83 1.83 1.83 1.83 1.83 1.83 1.83 1.83 $125,700
Seager Park – 2217 St. Clair Parkway 1.70 1.70 1.70 1.70 1.70 1.70 1.70 1.70 1.70 1.70 $125,700
Brandon/Cundick River Side- 2307 St. Clair Parkway 10.00 10.00 10.00 10.00 10.00 10.00 10.00 10.00 10.00 10.00 $125,700
Sombra Parkette- 3441 St. Clair Parkway 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 0.50 $125,700
Regan Park – 3609 St. Clair Parkway 0.51 0.51 0.51 0.51 0.51 0.51 0.51 0.51 0.51 0.51 $125,700
Marshy Creek – 3929 St. Clair Parkway 2.52 2.52 2.52 2.52 2.52 2.52 2.52 2.52 2.52 2.52 $125,700
Port Lambton Park “Dedecker Park”-4349 St Clair Pwky 5.00 5.00 5.00 5.00 5.00 5.00 5.00 5.00 5.00 5.00 $125,700
Brander Park- 4555 St. Clair Parkway 19.44 19.44 19.44 19.44 19.44 19.44 19.44 19.44 19.44 19.44 $125,700
Wilkesport
Ball Park, 1622 Baby Road 4.86 4.86 4.86 4.86 4.86 4.86 4.86 4.86 4.86 4.86 $94,300
Port Lambton
Van Damm Park, 4420 Hill Street 2.02 2.02 2.02 2.02 2.02 2.02 2.02 2.02 2.02 2.02 $94,300
MacDonald Park, 4310 Reedy Street 1.62 1.62 1.62 1.62 1.62 1.62 1.62 1.62 1.62 1.62 $157,200
Rural
Waubuna Park, 1803 Oil Springs Line 1.80 1.80 1.80 1.80 1.80 1.80 1.80 1.80 1.80 1.80 $94,300
Moore Centre, 1590 Moore Line 2.02 2.02 2.02 2.02 2.02 2.02 2.02 2.02 2.02 – $12,600
Sombra
Sombra Athletic Park, 152 Smith Street 0.10 0.10 0.10 0.10 0.10 0.10 0.10 0.10 0.10 0.10 $94,300
Campgrounds
Mooretown Campground, 1094 Emily 14.90 14.90 14.90 14.90 14.90 14.90 14.90 14.90 14.90 14.90 $94,300
Brandon/Cundick Campground- 65 Wilkesport 21.57 21.57 21.57 21.57 21.57 21.57 21.57 21.57 21.57 21.57 $94,300
Cartcart Campground-2959 St Clair Parkway 24.10 24.10 24.10 24.10 24.10 24.10 24.10 24.10 24.10 24.10 $94,300

Total (ha) 165.65 165.65 165.65 165.65 165.65 165.65 165.65 165.65 165.65 163.63
Total ($000) $17,589.6 $17,589.6 $17,589.6 $17,589.6 $17,589.6 $17,589.6 $17,589.6 $17,589.6 $17,589.6 $17,564.2

APPENDIX B.5 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS PARK DEVELOPMENT & FACILITIES PARK FACILITIES

BASEBALL DIAMONDS
Park Name # of Diamonds UNIT COST
($/diamond)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Brigden 2 2 2 2 2 2 2 2 2 2 $63,400
CAP 4 4 4 4 4 4 4 4 4 4 $94,000
Cameron 1 1 1 1 1 1 1 1 1 1 $75,200
Courtright 4 4 4 4 4 4 4 4 4 4 $112,700
Duggan 1 1 1 1 1 1 1 1 1 1 $94,000
Moore Centre 1 1 1 1 1 1 1 1 – – $63,400
Port Lambton 3 3 3 3 3 3 3 3 3 3 $63,400
Sombra 2 2 2 2 2 2 2 2 2 2 $63,400
Stewart 2 2 2 2 2 2 2 2 2 2 $63,400
Wabuno 1 1 1 1 1 1 1 1 1 – $63,400
Wilkesport 2 2 2 2 2 2 2 2 2 2 $50,500

Total (#) 2 3 2 3 2 3 2 3 2 3 2 3 2 3 2 3 2 2 2 1
Total ($000) $1,794.4 $1,794.4 $1,794.4 $1,794.4 $1,794.4 $1,794.4 $1,794.4 $1,794.4 $1,731.0 $1,667.6

APPENDIX B.5 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS PARK DEVELOPMENT & FACILITIES PARK FACILITIES

SOCCER FIELDS
Park Name # of Soccer Fields UNIT COST
($/field)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
CAP 4 4 4 4 4 4 4 4 4 4 $97,500
Parkdale 2 2 2 2 3 3 3 3 3 3 $176,200
Port Lambton (Van Damm) 1 1 1 1 1 – – – – – $88,100
Wilkesport 1 1 1 1 1 1 1 1 1 1 $63,400

Total (#) 8 8 8 8 9 8 8 8 8 8
Total ($000) $893.9 $893.9 $893.9 $893.9 $1,070.1 $982.0 $982.0 $982.0 $982.0 $982.0

TENNIS COURTS
Park Name # of Tennis Courts UNIT COST
($/court)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Brigden 1 1 1 1 1 1 1 1 1 1 $63,400
Corunna CAP 1 1 1 1 1 1 1 1 1 1 $82,200
Moore Centre 1 1 1 1 1 1 1 1 – – $63,400

Total (#) 3 3 3 3 3 3 3 3 2 2
Total ($000) $209.0 $209.0 $209.0 $209.0 $209.0 $209.0 $209.0 $209.0 $145.6 $145.6

SWIMMING POOL
Park Name # of Pools UNIT COST
($/pool)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Mooretown Campground Pool 1 1 1 1 1 1 1 1 1 1 $163,200

Total (#) 1 1 1 1 1 1 1 1 1 1
Total ($000) $163.2 $163.2 $163.2 $163.2 $163.2 $163.2 $163.2 $163.2 $163.2 $163.2

APPENDIX B.5 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS PARK DEVELOPMENT & FACILITIES PARK FACILITIES

PLAYGROUNDS
Park Name # of Playgrounds UNIT COST
($/playground)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Astor Park 1 1 1 1 1 1 1 1 – – $37,600
Branton Cundick Campground 1 1 1 1 1 1 1 1 1 1 $37,600
Brigden 1 1 1 1 1 1 1 1 1 1 $37,600
Bridgen East 1 1 1 1 1 1 1 1 1 1 $37,600
CAP 1 1 1 1 1 1 1 1 1 1 $50,500
Cathcart Campground 1 1 1 1 1 1 1 1 1 1 $37,600
Emi Park, Courtright 1 1 1 1 1 1 1 1 1 1 $37,600
Macdonald Park 2 2 2 2 2 2 2 2 2 2 $37,600
Marshy Creek Park 1 1 1 1 1 1 1 1 1 1 $37,600
Mooretown, Complex 1 1 1 1 1 1 1 2 2 2 $37,600
Parkdale Park 1 1 1 1 1 1 1 1 1 1 $35,000
Stewart Park 1 1 1 1 1 1 1 1 1 1 $35,000
Sifton Park 1 1 1 1 1 1 1 1 1 1 $13,500
Sombra Park 1 1 1 1 1 1 1 1 1 1 $37,600
St. Clair Heights 1 1 1 1 1 1 1 1 1 1 $37,600
Van Damm Park 1 1 1 1 1 1 1 1 1 1 $37,600
Vroom Park 1 1 1 1 1 1 1 1 1 1 $5,900
Wilkesport 1 1 1 1 1 1 1 1 1 1 $37,600

Total (#) 1 9 1 9 1 9 1 9 1 9 1 9 1 9 2 0 1 9 1 9
Total ($000) $666.3 $666.3 $666.3 $666.3 $666.3 $666.3 $666.3 $703.9 $666.3 $666.3

APPENDIX B.5 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS PARK DEVELOPMENT & FACILITIES
OUTDOOR BUILDINGS & SPECIAL FACILITIES

PARK BUILDINGS
Park Name Total Value of Park Buildings ($)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Booth/Change House/Gazebo, Port Lambton $65,400 $65,400 $65,400 $65,400 $65,400 $65,400 $65,400 $65,400 $65,400 $65,400
Brander Park- Washroom $94,000 $94,000 $94,000 $94,000 $94,000 $94,000 $94,000 $94,000 $94,000 $94,000
Branton Cundick Campground Washroom $47,000 $47,000 $47,000 $47,000 $47,000 $47,000 $47,000 $47,000 $47,000 $47,000
Cathcart Campground Washroom $211,400 $211,400 $211,400 $211,400 $211,400 $211,400 $211,400 $211,400 $211,400 $211,400
Centennial Park Washroom $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200
Complex Equipment Building $60,100 $60,100 $60,100 $60,100 $60,100 $60,100 $60,100 $60,100 $60,100 $60,100
Dugouts/Bleachers, Various Locations $259,000 $259,000 $259,000 $259,000 $259,000 $259,000 $259,000 $259,000 $259,000 $259,000
Electrical Building, Wilkesport $9,200 $9,200 $9,200 $9,200 $9,200 $9,200 $9,200 $9,200 $9,200 $9,200
Fieldhouse, E/S Third Street, Courtright $166,100 $166,100 $166,100 $166,100 $166,100 $166,100 $166,100 $166,100 $166,100 $166,100
Gutherie Park -Washroom $94,000 $94,000 $94,000 $94,000 $94,000 $94,000 $94,000 $94,000 $94,000 $94,000
Mooretown Campground – Canopy $8,200 $8,200 $8,200 $8,200 $8,200 $8,200 $8,200 $8,200 $8,200 $8,200
Office/Washrooms/Showers, Mooretown Campground $116,400 $116,400 $116,400 $116,400 $116,400 $116,400 $116,400 $116,400 $116,400 $116,400
Sir John Moore Community School – Corunna $654,700 $654,700 $654,700 $654,700 $654,700 $654,700 $654,700 $654,700 $654,700 $654,700
Sombra Athletic Storage Shed $13,000 $13,000 $13,000 $13,000 $13,000 $13,000 $13,000 $13,000 $13,000 $13,000
Storage/Washroom, N/S Hill Street, Corunna $36,600 $36,600 $36,600 $36,600 $36,600 $36,600 $36,600 $36,600 $36,600 $36,600
Van Damme Park Storage Building, Port Lambton $22,200 $22,200 $22,200 $22,200 $22,200 $22,200 $22,200 $22,200 $22,200 $22,200
Washrooms and Pavillion, Sombra Park $94,000 $94,000 $94,000 $94,000 $94,000 $94,000 $94,000 $94,000 $94,000 $94,000
Washrooms, 3470 St. Clair Parkway, Sombra $20,900 $20,900 $20,900 $20,900 $20,900 $20,900 $20,900 $20,900 $20,900 $20,900
Washroom/Storage, N/S Cameron Street, Corunna $61,400 $61,400 $61,400 $61,400 $61,400 $61,400 $61,400 $61,400 $61,400 $61,400
Washroom/Concession/Storage, Optimist Park, Brigden $99,400 $99,400 $99,400 $99,400 $99,400 $99,400 $99,400 $99,400 $99,400 $99,400
Washroom/Concession/Storage, CAP Park, Corunna $99,400 $99,400 $99,400 $99,400 $99,400 $99,400 $99,400 $99,400 $99,400 $99,400
Washroom/Gazebo, Centennial Park, Mooretown $28,800 $28,800 $28,800 $28,800 $28,800 $28,800 $28,800 $28,800 $28,800 $28,800
Willow Park Washroom $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200
Wilkesport Washroom $165,000

Total ($000) $2,496.6 $2,331.6 $2,331.6 $2,331.6 $2,331.6 $2,331.6 $2,331.6 $2,331.6 $2,331.6 $2,331.6

APPENDIX B.5 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS PARK DEVELOPMENT & FACILITIES
OUTDOOR BUILDINGS & SPECIAL FACILITIES

SPECIAL FACILITIES
Park Name Total Value of Special Facilities ($)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Brander Park Splash Pad $0 $0 $0 $0 $234,900 $234,900 $234,900 $234,900 $234,900 $234,900
Brigden Park Splash Pad $0 $140,900 $140,900 $140,900 $140,900 $140,900 $140,900 $140,900 $140,900 $140,900
CAP Splash Pad $191,500 $191,500 $191,500 $191,500 $191,500 $191,500 $191,500 $191,500 $191,500 $191,500
CAP Skate Park $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200
CAP Volleyball Pitch $5,900 $5,900 $5,900 $5,900 $5,900 $5,900 $5,900 $5,900 $5,900 $5,900
Port Lambton Skateboard $129,200 $129,200 $129,200 $129,200 $129,200 $129,200 $129,200 $129,200 $129,200 $129,200
Port Lambton Park Seating Area $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200
Seager Park- Board walk $47,000 $47,000 $47,000 $47,000 $47,000 $47,000 $47,000 $47,000 $47,000 $47,000
Sombra Park Seating Area $5,900 $5,900 $5,900 $5,900 $5,900 $5,900 $5,900 $5,900 $5,900 $5,900
Sombra Park – Splash Pad $140,900 $140,900 $140,900 $140,900 $140,900 $140,900 $140,900 $140,900 $140,900 $140,900
Wilksport Park Splash Pad $0 $140,900 $140,900 $140,900 $140,900 $140,900 $140,900 $140,900 $140,900 $140,900

Total ($000) $590.8 $872.6 $872.6 $872.6 $1,107.5 $1,107.5 $1,107.5 $1,107.5 $1,107.5 $1,107.5

PICNIC SHELTERS
Park Name Total Value of Picnic Shelters ($)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Brander Park Pavilion $0 $0 $0 $0 $88,100 $88,100 $88,100 $88,100 $88,100 $88,100
Brandon Cundick Campground $47,000 $47,000 $47,000 $47,000 $47,000 $47,000 $47,000 $47,000 $47,000 $47,000
Cathcart Campground-Pavillon $47,000 $47,000 $47,000 $47,000 $47,000 $47,000 $47,000 $47,000 $47,000 $47,000
Concession/Picnic Shelter, 417 Queen St, Corunna $86,300 $86,300 $86,300 $86,300 $86,300 $86,300 $86,300 $86,300 $86,300 $86,300
Picnic Shelter, First Street Park, Port Lambton $52,300 $52,300 $52,300 $52,300 $52,300 $52,300 $52,300 $52,300 $52,300 $52,300
Picnic Shelter, Macdonald Park, Port Lambton $36,600 $36,600 $36,600 $36,600 $36,600 $36,600 $36,600 $36,600 $36,600 $36,600
Picnic Shelter, 3134 Baby Lane, Wilkesport $26,200 $26,200 $26,200 $26,200 $26,200 $26,200 $26,200 $26,200 $26,200 $26,200
Picnic Shelter and Booth, W/S Mill Street, Bridgen $88,900 $88,900 $88,900 $88,900 $88,900 $88,900 $88,900 $88,900 $88,900 $88,900
Picnic Shelter, Smith Street Park, Sombra $35,300 $35,300 $35,300 $35,300 $35,300 $35,300 $35,300 $35,300 $35,300 $35,300
Picnic Shelter, 1803 Oil Springs Line (Wabuno) $22,200 $22,200 $22,200 $22,200 $22,200 $22,200 $22,200 $22,200 $22,200 $22,200
Picnic Shelter, Mooretown Campground $27,500 $27,500 $27,500 $27,500 $27,500 $27,500 $27,500 $27,500 $27,500 $27,500

Total ($000) $469.3 $469.3 $469.3 $469.3 $557.4 $557.4 $557.4 $557.4 $557.4 $557.4

APPENDIX B.5 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS PARK DEVELOPMENT & FACILITIES
OUTDOOR BUILDINGS & SPECIAL FACILITIES

PARKING LOTS
Park Name Total Value of Parking Lots ($)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Asphalt
Brander Park $33,100 $33,100 $33,100 $33,100 $33,100 $33,100 $33,100 $33,100 $33,100 $33,100
Centennial Park $23,100 $23,100 $23,100 $23,100 $23,100 $23,100 $23,100 $23,100 $23,100 $23,100
Gutherie Park $117,400 $117,400 $117,400 $117,400 $117,400 $117,400 $117,400 $117,400 $117,400 $117,400
Paddock Green $196,100 $196,100 $196,100 $196,100 $196,100 $196,100 $196,100 $196,100 $196,100 $196,100
Parkdale $28,800 $28,800 $28,800 $28,800 $28,800 $28,800 $28,800 $28,800 $28,800 $28,800
Van Dam $47,100 $47,100 $47,100 $47,100 $47,100 $47,100 $47,100 $47,100 $47,100 $47,100
Willow Park $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200
Gravel
Brandton Cundick Park $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200
CAP 1 $588,500 $588,500 $588,500 $588,500 $588,500 $588,500 $588,500 $588,500 $588,500 $588,500
CAP 2 $98,100 $98,100 $98,100 $98,100 $98,100 $98,100 $98,100 $98,100 $98,100 $98,100
Courtright $125,500 $125,500 $125,500 $125,500 $125,500 $125,500 $125,500 $125,500 $125,500 $125,500
Seager Park $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200 $35,200
Grass
Brigden 1 $800 $800 $800 $800 $800 $800 $800 $800 $800 $800
Brigden 2 $32,600 $32,600 $32,600 $32,600 $32,600 $32,600 $32,600 $32,600 $32,600 $32,600

Total ($000) $1,396.7 $1,396.7 $1,396.7 $1,396.7 $1,396.7 $1,396.7 $1,396.7 $1,396.7 $1,396.7 $1,396.7

APPENDIX B.5 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS PARK DEVELOPMENT & FACILITIES
OUTDOOR BUILDINGS & SPECIAL FACILITIES

BOAT RAMPS
Park Name Total Value of Boat Ramps ($)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Corunna $54,600 $54,600 $54,600 $54,600 $54,600 $54,600 $54,600 $54,600 $54,600 $54,600
Mooretown $135,111 $135,111 $135,111 $135,111 $135,111 $135,111 $135,111 $135,111 $135,111 $135,111

Total ($000) $189.7 $189.7 $189.7 $189.7 $189.7 $189.7 $189.7 $189.7 $189.7 $189.7

PARK TRAILS
Park Name Total Value of Park Trails ($)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
St. Clair River Trail $3,099,000 $3,099,000 $3,099,000 $3,099,000 $3,099,000 $3,099,000 $3,099,000 $3,099,000 $3,099,000 $3,099,000

Total ($000) $3,099.0 $3,099.0 $3,099.0 $3,099.0 $3,099.0 $3,099.0 $3,099.0 $3,099.0 $3,099.0 $3,099.0

FLOODLIGHTS
Park Name Total Value of Floodlights ($)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
All locations (Brigden, Corunna, Courtright, Wilkesport) $676,100 $676,100 $676,100 $676,100 $676,100 $676,100 $676,100 $676,100 $676,100 $676,100

Total ($000) $676.1 $676.1 $676.1 $676.1 $676.1 $676.1 $676.1 $676.1 $676.1 $676.1

APPENDIX B.5 TABLE 1

TOWNSHIP OF ST. CLAIR CALCULATION OF SERVICE LEVELS PARK DEVELOPMENT & FACILITIES

2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Historical Population 14,515 14,428 14,342 14,256 14,171 14,086 14,141 14,278 14,452 14,230

INVENTORY SUMMARY ($000)

Parkland $17,589.6 $17,589.6 $17,589.6 $17,589.6 $17,589.6 $17,589.6 $17,589.6 $17,589.6 $17,589.6 $17,564.2
Park Facilities $3,726.8 $3,726.8 $3,726.8 $3,726.8 $3,903.0 $3,814.9 $3,814.9 $3,852.5 $3,688.1 $3,624.7
Special Facilities $8,918.2 $9,035.0 $9,035.0 $9,035.0 $9,358.0 $9,358.0 $9,358.0 $9,358.0 $9,358.0 $9,358.0
Total ($000) $30,234.7 $30,351.5 $30,351.5 $30,351.5 $30,850.7 $30,762.6 $30,762.6 $30,800.2 $30,635.8 $30,546.9

Average
SERVICE LEVEL ($/capita) Service
Level
Parkland $1,211.83 $1,219.13 $1,226.44 $1,233.84 $1,241.24 $1,248.73 $1,243.89 $1,231.95 $1,217.08 $1,234.30 $1,230.84
Park Facilities $256.76 $258.30 $259.85 $261.42 $275.42 $270.83 $269.78 $269.82 $255.19 $254.72 $263.21
Special Facilities $614.41 $626.21 $629.97 $633.77 $660.36 $664.35 $661.77 $655.42 $647.51 $657.62 $645.14
Total ($/capita) $2,082.99 $2,103.65 $2,116.26 $2,129.03 $2,177.03 $2,183.91 $2,175.45 $2,157.19 $2,119.79 $2,146.64 $2,139.19

TOWNSHIP OF ST. CLAIR
CALCULATION OF MAXIMUM ALLOWABLE PARK DEVELOPMENT & FACILITIES

10-Year Funding Envelope Calculation
10 Year Average Service Level 2011 – 2020 $2,139.19
Net Population Growth 2021 – 2031 549
Net Maximum Allowable Funding Envelope $1,174,199

APPENDIX B.5 TABLE 2

TOWNSHIP OF ST. CLAIR DEVELOPMENT-RELATED CAPITAL PROGRAM

Service Project Description
Timing Gross
Project
Cost Grants/
Subsidies/ Other
Recoveries Net
Municipal
Cost Ineligible Costs Total
DC Eligible
Costs DC Eligible Costs
Replacement
& BTE Shares 2021 –
2031 Post
2031

5.0 PARK DEVELOPMENT & FACILITIES

5.1 Park Facilities & Land Development
5.1.1 Campground Building
5.1.2 New 9 Holes at Golf Course
5.1.3 New Golf Clubhouse
5.1.4 Campground Expansion
Sub-total Park Facilities & Land Development

TOTAL PARK DEVELOPMENT & FACILITIES

2025
2026
2027
2027

$ 120,000
$ 800,000
$ 1,500,000
$ 500,000
$ 2 ,920,000

$ 2 ,920,000

$ –
$ –
$ –
$ –
$ –

$ –

$ 1 20,000
$ 8 00,000
$ 1 ,500,000
$ 5 00,000
$ 2 ,920,000

$ 2 ,920,000

$ –
$ 770,288
$ 1,444,289
$ –
$ 2 ,214,577

$ 2 ,214,577

$ 120,000
$ 29,712
$ 55,711
$ 500,000
$ 7 05,423

$ 7 05,423

$ 1 20,000
$ 2 9,712
$ 5 5,711
$ 5 00,000
$ 7 05,423

$ 7 05,423

$ –
$ –
$ –
$ –
$ –

$ –

Residential Development Charge Calculation
Residential Share of 2021-2031 DC Eligible Costs 100% $705,423 2021-2031 Discounted DC Funding Envelope $1,174,199
2021-2031 Growth in Population in New Units 1 ,950
Unadjusted Development Charge Per Capita $361.81 Reserve Fund Balance

Non-Residential Development Charge Calculation Balance as at December 31, 2020 $53,204
Non-Residential Share of 2021-2031 DC Eligible Costs 0% $0
2021-2031 Growth in Square Metres 68,086
Unadjusted Development Charge Per Square Metre $0.00

APPENDIX B.5 TABLE 3

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE PARK DEVELOPMENT & FACILITIES
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

PARK DEVELOPMENT & FACILITIES
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $53.2 $109.2 $169.7 $235.0 $305.2 $248.0 $291.1 ($270.3) ($211.4) ($146.3) ($74.2)
2021-2031 RESIDENTIAL FUNDING REQUIREMENTS
– Park Development & Facilities: Non Inflated
$0.0
$0.0
$0.0
$0.0
$120.0
$29.7
$555.7
$0.0
$0.0
$0.0
$0.0
$705.4
– Park Development & Facilities: Inflated $0.0 $0.0 $0.0 $0.0 $129.9 $32.8 $625.8 $0.0 $0.0 $0.0 $0.0 $788.5
NEW RESIDENTIAL DEVELOPMENT
– Population Growth in New Units
157
161
165
169
173
177
181
186
190
194
198
1,950
REVENUE
– DC Receipts: Inflated
$53.2
$55.7
$58.3
$61.0
$63.8
$66.6
$69.5
$72.5
$75.5
$78.7
$81.9
$736.7
INTEREST
– Interest on Opening Balance
$1.9
$3.8
$5.9
$8.2
$10.7
$8.7
$10.2
($14.9)
($11.6)
($8.0)
($4.1)
$10.8
– Interest on In-year Transactions $0.9 $1.0 $1.0 $1.1 ($1.8) $0.6 ($15.3) $1.3 $1.3 $1.4 $1.4 ($7.1)
TOTAL REVENUE $56.0 $60.5 $65.3 $70.3 $72.7 $75.9 $64.4 $58.9 $65.2 $72.0 $79.3 $740.3
CLOSING CASH BALANCE $109.2 $169.7 $235.0 $305.2 $248.0 $291.1 ($270.3) ($211.4) ($146.3) ($74.2) $5.0

2021 Adjusted Charge Per Capita
$340.00
Allocation of Capital Program
Residential Sector

100%
Non-Residential Sector 0%
Rates for 2021
Inflation Rate:
2.0%
Interest Rate on Positive Balances 3.5%
Interest Rate on Negative Balances 5.5%

APPENDIX B.6
PUBLIC WORKS

PUBLIC WORKS
The Public Works and Operations Department provides Public Works Services to the Township, including transportation and utilities infrastructure, water and road maintenance services. The department is split into three functional units; the administrative division, the engineering department, and an operations and maintenance division. This section deals with the capital infrastructure of Public Works buildings, land, and related furniture and equipment, and municipal fleet. The engineered components of roads, storm and sewer are discussed in Appendices C and D.

TABLE 1 HISTORICAL SERVICE LEVELS
The Township of St. Clair conducts Public Works from two main sites; one in Wilkesport and another in Mooretown. All buildings on both sites were worth $2.8 million in 2020. The land occupies a combined 21.47 hectares, which is valued at $851,500. The cumulative value of all furniture and equipment located within the works buildings totals $335,000. Finally, the operations fleet and associated required equipment includes 45 vehicles and 31 pieces of small equipment. These items add an additional $7.6 million to the value of the inventory.

The total value of the Public Works inventory of capital assets is $11.6 million. The resulting ten-year historical average service level is $568.68 per population and employment, and this, multiplied by the growth in population and employment to 2031 (1,253), results in a maximum allowable funding envelope of $712,750.

TABLE 2 2021 ‒ 2031 DEVELOPMENT-RELATED CAPITAL PROGRAM & CALCULATION OF THE “UNADJUSTED” DEVELOPMENT CHARGES

The development-related capital program for Public Works totals $410,000. This accounts for the provision of additional development-related equipment to service new development in the Township, a heated pad for salt clearing, new pickup trucks, and a new trailer early in the planning period.

A share of $46,934 has been identified and removed from the calculation for the heated pad for salt clearing as it will benefit existing residents. Therefore, the remaining $363,066 is related to development in the 2021 to 2031 planning period.

This development-related cost is allocated 73 per cent ($265,038) against new residential development and 27 per cent ($98,028) to non-residential development. This yields an unadjusted residential development charge of $135.94 per capita and $1.44 per square metre of new non-residential building space.

TABLE 3 CASH FLOW ANALYSIS
After cash flow considerations, the residential development charge decreases to $112.00 per capita. The non-residential development charge increases to $1.60 per square metre. This is due to the timing of the cash flow, as well as the inclusion of the Public Works reserve fund balance to open the cash flow analyses.

The following table summarizes the calculation of the Public Works development charge:

APPENDIX B.6 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS PUBLIC WORKS

BUILDINGS
Facility Name # of Square Feet UNIT COST
($/sq. ft.)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Roads Depot Garage, Wilkesport 5,003 5,003 5,003 5,003 5,003 5,003 5,003 5,003 5,003 5,003 $120
Sand/Salt Storage, Wilkesport 2,690 2,690 2,690 2,690 2,690 2,690 2,690 2,690 2,690 2,690 $60
Equipment Storage, Wilkesport 5,760 5,760 5,760 5,760 5,760 5,760 5,760 5,760 5,760 5,760 $75
Office/Garage/Water Station, Mooretown 7,801 7,801 7,801 7,801 7,801 7,801 7,801 7,801 7,801 7,801 $120
Equipment Storage, Mooretown 4,648 4,648 4,648 4,648 4,648 4,648 4,648 4,648 4,648 4,648 $75
Salt Storage, Mooretown 2,561 2,561 2,561 4,800 4,800 4,800 4,800 4,800 4,800 4,800 $60

Total (sq.ft.) 28,463 28,463 28,463 30,702 30,702 30,702 30,702 30,702 30,702 30,702
Total ($000) $2,632.1 $2,632.1 $2,632.1 $2,766.5 $2,766.5 $2,766.5 $2,766.5 $2,766.5 $2,766.5 $2,766.5

APPENDIX B.6 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS PUBLIC WORKS

LAND
Facility Name # of Hectares UNIT COST
($/ha)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Wilkesport Location 1.22 1.22 1.22 1.22 1.22 1.22 1.22 1.22 1.22 1.22 $200,000
Roads Depot Garage, Wilkesport
Sand/Salt Storage, Wilkesport
Equipment Storage, Wilkesport
Mooretown Location
Office/Garage/Water Station, Mooretown
Equipment Storage, Mooretown 20.25 20.25 20.25 20.25 20.25 20.25 20.25 20.25 20.25 20.25 $30,000
Salt Storage, Mooretown

Total (ha) 21.47 21.47 21.47 21.47 21.47 21.47 21.47 21.47 21.47 21.47
Total ($000) $851.5 $851.5 $851.5 $851.5 $851.5 $851.5 $851.5 $851.5 $851.5 $851.5

FURNITURE AND EQUIPMENT
Facility Name Total Value of Furniture and Equipment ($)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Roads Depot Garage, Wilkesport $55,000 $55,000 $55,000 $55,000 $55,000 $55,000 $60,000 $65,000 $65,000 $70,000
Equipment Storage, Wilkesport $35,000 $35,000 $35,000 $35,000 $35,000 $35,000 $40,000 $45,000 $45,000 $50,000
Office/Garage/Water Station, Mooretown $35,000 $35,000 $35,000 $35,000 $35,000 $35,000 $40,000 $45,000 $45,000 $50,000
Equipment Storage, Mooretown $35,000 $35,000 $35,000 $35,000 $35,000 $35,000 $40,000 $45,000 $45,000 $50,000
Fuel Pumps/Tanks, Mooretown $33,400 $33,400 $33,400 $33,400 $33,400 $33,400 $33,400 $33,400 $40,000 $40,000
Machinery Shed $50,000 $50,000 $50,000 $50,000 $50,000 $50,000 $55,000 $60,000 $65,000 $75,000

Total ($000) $243.4 $243.4 $243.4 $243.4 $243.4 $243.4 $268.4 $293.4 $305.0 $335.0

APPENDIX B.6 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS PUBLIC WORKS

MUNICIPAL FLEET
Facility Name # of Municipal Fleet and Equipment UNIT COST
($/vehicle)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Vehicles
Pickup 8 8 11 11 11 12 12 12 12 12 $38,000
Grader 3 3 3 3 3 3 3 3 3 3 $600,000
Hopper Trailer 2 2 2 2 2 2 2 2 2 3 $85,000
Tag Trailer 1 1 1 1 1 1 1 1 1 1 $40,000
Utility Trailer 1 1 4 4 4 4 6 6 7 8 $15,000
Tandem Truck 3 3 3 3 3 3 3 3 3 3 $350,000
Single Combination Truck 1 1 2 2 2 3 3 3 3 3 $290,000
Vactor (Sewage Cleaner) 1 1 1 1 1 1 1 1 1 1 $750,000
Single 1 Ton Truck 2 2 2 2 2 2 2 2 2 2 $95,000
Van (Water/Sewage) 1 1 1 1 1 – – – – –
Water/Sewage Utility Truck 2 2 2 2 2 2 2 2 2 2 $110,000
Tractor – Grass Cutting 2 2 2 2 2 2 2 2 2 2 $150,000
Backhoe 2 2 2 2 2 2 2 2 2 2 $140,000
Loader for Gravel / Salt 2 2 1 1 1 1 1 1 1 2 $250,000
Sterling/Elgin Sweeper 1 1 1 1 1 1 1 1 1 1 $400,000
Small Equipment
Disk Mowers 5 5 4 4 4 4 4 4 4 4 $13,000
Packers 1 1 1 1 1 – – 2 2 2 $7,500
Tractor Blade 1 1 1 1 1 2 2 2 2 2 $4,000
One way Plow 10 10 8 8 8 4 4 4 4 4 $15,000
Snow Wing 12 12 10 10 10 9 9 9 9 9 $12,000
V-Plows 4 4 3 3 3 3 3 3 3 3 $20,000
Ditching Buckets 1 1 1 1 1 1 1 1 1 1 $2,000
Reversible Plow 2 2 6 6 6 6 6 6 6 6 $13,000

Total (#) 68 68 72 72 72 68 70 72 73 76
Total ($000) $6,787.5 $6,787.5 $6,951.5 $6,951.5 $6,951.5 $7,204.0 $7,234.0 $7,249.0 $7,264.0 $7,614.0

APPENDIX B.6 TABLE 1

TOWNSHIP OF ST. CLAIR CALCULATION OF SERVICE LEVELS PUBLIC WORKS

2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Historical Population 14,515 14,428 14,342 14,256 14,171 14,086 14,141 14,278 14,452 14,230
Historical Employment 5,363 5,210 5,071 4,946 4,833 4,733 4,787 4,842 4,898 4,955
Historical Population + Employment 19,878 19,638 19,413 19,202 19,004 18,819 18,928 19,120 19,350 19,185
INVENTORY SUMMARY ($000)

Buildings $2,632.1 $2,632.1 $2,632.1 $2,766.5 $2,766.5 $2,766.5 $2,766.5 $2,766.5 $2,766.5 $2,766.5
Land $851.5 $851.5 $851.5 $851.5 $851.5 $851.5 $851.5 $851.5 $851.5 $851.5
Furniture and Equipment $243.4 $243.4 $243.4 $243.4 $243.4 $243.4 $268.4 $293.4 $305.0 $335.0
Fleet $6,787.5 $6,787.5 $6,951.5 $6,951.5 $6,951.5 $7,204.0 $7,234.0 $7,249.0 $7,264.0 $7,614.0
Total ($000) $10,514.5 $10,514.5 $10,678.5 $10,812.9 $10,812.9 $11,065.4 $11,120.4 $11,160.4 $11,187.0 $11,567.0

Average
SERVICE LEVEL ($/capita) Service
Level
Buildings $132.41 $134.03 $135.59 $144.07 $145.57 $147.00 $146.16 $144.69 $142.97 $144.20 $141.67
Land $42.84 $43.36 $43.86 $44.34 $44.81 $45.25 $44.99 $44.54 $44.01 $44.38 $44.24
Furniture and Equipment $12.24 $12.39 $12.54 $12.68 $12.81 $12.93 $14.18 $15.35 $15.76 $17.46 $13.83
Fleet $341.45 $345.63 $358.08 $362.02 $365.79 $382.80 $382.18 $379.14 $375.40 $396.87 $368.94
Total ($/capita) $528.94 $535.42 $550.07 $563.11 $568.98 $587.99 $587.51 $583.72 $578.14 $602.91 $568.68

TOWNSHIP OF ST. CLAIR
CALCULATION OF MAXIMUM ALLOWABLE PUBLIC WORKS

10-Year Funding Envelope Calculation
10 Year Average Service Level 2011 – 2020 $568.68
Net Population & Employment Growth 2021 – 2031 1,253
Net Maximum Allowable Funding Envelope $712,750

APPENDIX B.6 TABLE 2

TOWNSHIP OF ST. CLAIR DEVELOPMENT-RELATED CAPITAL PROGRAM

Service Project Description
Timing Gross
Project
Cost Grants/
Subsidies/ Other
Recoveries Net
Municipal
Cost Ineligible Costs Total
DC Eligible
Costs DC Eligible Costs
Replacement
& BTE Shares 2021 –
2031 Post
2031

6.0 PUBLIC WORKS

6.1 Buildings, Land & Equipment
6.1.1 Heated Pad for Salt Clearing
Sub-total Buildings, Land & Equipment

6.2 Development-Related Equipment
6.2.1 Provision for New Equipment
6.2.2 Trailer with Valve Turner
6.2.3 New Pickup Truck
6.2.4 New Pickup Truck
Sub-total Development-Related Equipment

TOTAL PUBLIC WORKS

2021

$ 50,000

$ –

$ 5 0,000

$ 46,934

$ 3,066

$ 3 ,066

$ –
$ 5 0,000 $ – $ 5 0,000 $ 4 6,934 $ 3 ,066 $ 3 ,066 $ –

Various
$ 220,000
$ –
$ 2 20,000
$ –
$ 220,000
$ 2 20,000
$ –
2021 $ 64,000 $ – $ 6 4,000 $ – $ 64,000 $ 6 4,000 $ –
2021
2022 $ 38,000
$ 38,000 $ –
$ – $ 3 8,000
$ 3 8,000 $ –
$ – $ 38,000
$ 38,000 $ 3 8,000
$ 3 8,000 $ –
$ –
$ 3 60,000 $ – $ 3 60,000 $ – $ 3 60,000 $ 3 60,000 $ –
$ 4 10,000 $ – $ 4 10,000 $ 4 6,934 $ 3 63,066 $ 3 63,066 $ –

Residential Development Charge Calculation
Residential Share of 2021-2031 DC Eligible Costs 73% $265,038 2021-2031 Discounted DC Funding Envelope $712,750
2021-2031 Growth in Population in New Units 1 ,950
Unadjusted Development Charge Per Capita $135.94 Reserve Fund Balance

Non-Residential Development Charge Calculation Balance as at December 31, 2020 $79,405
Non-Residential Share of 2021-2031 DC Eligible Costs 27% $98,028
2021-2031 Growth in Square Metres 68,086
Unadjusted Development Charge Per Square Metre $1.44

APPENDIX B.6 TABLE 3

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE PUBLIC WORKS
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

PUBLIC WORKS
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $58.0 ($15.8) ($42.2) ($40.4) ($37.9) ($34.7) ($30.8) ($25.9) ($20.1) ($13.2) ($5.4)
2021-2031 RESIDENTIAL FUNDING REQUIREMENTS
– Public Works: Non Inflated
$91.3
$42.3
$14.6
$14.6
$14.6
$14.6
$14.6
$14.6
$14.6
$14.6
$14.6
$265.0
– Public Works: Inflated $91.3 $43.2 $15.2 $15.5 $15.8 $16.1 $16.4 $16.8 $17.1 $17.4 $17.8 $282.7
NEW RESIDENTIAL DEVELOPMENT
– Population Growth in New Units
157
161
165
169
173
177
181
186
190
194
198
1,950
REVENUE
– DC Receipts: Inflated
$17.5
$18.4
$19.2
$20.1
$21.0
$21.9
$22.9
$23.9
$24.9
$25.9
$27.0
$242.7
INTEREST
– Interest on Opening Balance
$2.0
($0.9)
($2.3)
($2.2)
($2.1)
($1.9)
($1.7)
($1.4)
($1.1)
($0.7)
($0.3)
($12.6)
– Interest on In-year Transactions ($2.0) ($0.7) $0.1 $0.1 $0.1 $0.1 $0.1 $0.1 $0.1 $0.1 $0.2 ($1.7)
TOTAL REVENUE $17.5 $16.8 $17.0 $18.0 $19.0 $20.1 $21.3 $22.6 $23.9 $25.3 $26.9 $228.4
CLOSING CASH BALANCE ($15.8) ($42.2) ($40.4) ($37.9) ($34.7) ($30.8) ($25.9) ($20.1) ($13.2) ($5.4) $3.7

2021 Adjusted Charge Per Capita
$112.00
Allocation of Capital Program
Residential Sector

73%
Non-Residential Sector 27%
Rates for 2021
Inflation Rate:
2.0%
Interest Rate on Positive Balances 3.5%
Interest Rate on Negative Balances 5.5%

APPENDIX B.5 TABLE 3

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE PUBLIC WORKS
NON-RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

PUBLIC WORKS 2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $0.0 ($25.4) ($33.6) ($31.3) ($28.6) ($25.4) ($21.8) ($17.7) ($12.9) ($7.7) ($1.7)
2021-2031 NON-RESIDENTIAL FUNDING REQUIREMENTS
– Public Works: Non Inflated $33.8
$15.7
$5.4
$5.4
$5.4
$5.4
$5.4
$5.4
$5.4
$5.4
$5.4
$98.0
– Public Works: Inflated $33.8 $16.0 $5.6 $5.7 $5.8 $6.0 $6.1 $6.2 $6.3 $6.5 $6.6 $104.5
NON-RESIDENTIAL SPACE GROWTH
– Growth in Square Metres 5,642
5,747
5,854
5,962
6,071
6,182
6,295
6,408
6,524
6,641
6,759
68,086
REVENUE
– DC Receipts: Inflated $9.0
$9.4
$9.7
$10.1
$10.5
$10.9
$11.3
$11.8
$12.2
$12.7
$13.2
$120.8
INTEREST
– Interest on Opening Balance $0.0
($1.4)
($1.8)
($1.7)
($1.6)
($1.4)
($1.2)
($1.0)
($0.7)
($0.4)
($0.1)
($11.3)
– Interest on In-year Transactions ($0.7) ($0.2) $0.1 $0.1 $0.1 $0.1 $0.1 $0.1 $0.1 $0.1 $0.1 ($0.0)
TOTAL REVENUE $8.3 $7.8 $7.9 $8.5 $9.0 $9.6 $10.2 $10.9 $11.6 $12.4 $13.2 $109.4
CLOSING CASH BALANCE ($25.4) ($33.6) ($31.3) ($28.6) ($25.4) ($21.8) ($17.7) ($12.9) ($7.7) ($1.7) $4.9

2021 Adjusted Charge Per Square Metre
$1.60
Allocation of Capital Program
Residential Sector
73%
Non-Residential Sector 27%
Rates for 2021
Inflation Rate
2.0%
Interest Rate on Positive Balances 3.5%
Interest Rate on Negative Balances 5.5%

APPENDIX B.7
GENERAL GOVERNMENT

GENERAL GOVERNMENT
The DCA allows the cost of development-related studies and other general government functions to be included in the calculation of development charges. This section details the various development-related studies that will occur in the planning period to 2031 for the Township.

TABLE 1 2021 ‒ 2031 DEVELOPMENT-RELATED CAPITAL PROGRAM AND CALCULATIO OF THE “UNADJUSTED” DEVELOPMENT CHARGES

As shown in Table 1, the 2021-2031 development-related gross cost for General Government is $104,000. The capital program relates to various development-related studies, including two five-year updates to the development charges study at a cost of
$27,000 each, as well as a provision for two strategic plans or needs studies to properly service future development in the Township.

As these studies are related to development in the Township of St. Clair, no “benefit to existing” shares have been deducted. Therefore, the remaining DC eligible share totals
$104,000, all of which is eligible for recovery over the planning period under review.

This amount is apportioned 73 per cent ($75,920) to residential development and 27 per cent ($28,080) to non-residential development. The resulting unadjusted charges for General Government are $38.94 per capita and $0.41 per square metre of new non- residential development.

TABLE 2 CASH FLOW ANALYSIS
The cash-flow analysis is displayed in Table 2 and considers the timing of the development charges revenues to determine the adjusted rates. After cash flow considerations, residential development charge decreases to $25.00 per capita the non-residential charge increases slightly to $0.47 per square metre.

APPENDIX B.7 TABLE 1

TOWNSHIP OF ST. CLAIR DEVELOPMENT-RELATED CAPITAL PROGRAM

Service Project Description
Timing Gross
Project
Cost Grants/
Subsidies/ Other
Recoveries Net
Municipal
Cost Ineligible Costs Total DC Eligible Costs
Replacement
& BTE Shares DC Eligible
Costs 2021 –
2031 Post
2031

7.0 GENERAL GOVERNMENT

7.1 Development-Related Studies
7.1.1 Development Charges Study
7.1.2 Strategic Study
7.1.3 Development Charges Study
7.1.4 Misc. Strategic Plans and Needs Studies
Sub-total Development-Related Studies

TOTAL GENERAL GOVERNMENT

2025
2026
2030
2031

$ 27,000
$ 40,000
$ 27,000
$ 10,000
$ 1 04,000

$ 1 04,000

$ –
$ –
$ –
$ –
$ –

$ –

$ 2 7,000
$ 4 0,000
$ 2 7,000
$ 1 0,000
$ 1 04,000

$ 1 04,000

$ –
$ –
$ –
$ –
$ –

$ –

$ 2 7,000
$ 4 0,000
$ 2 7,000
$ 1 0,000
$ 1 04,000

$ 1 04,000

$ 2 7,000
$ 4 0,000
$ 2 7,000
$ 1 0,000
$ 1 04,000

$ 1 04,000

$ –
$ –
$ –
$ –
$ –

$ –

Residential Development Charge Calculation
Residential Share of 2021-2031 DC Eligible Costs 73% $75,920 Reserve Fund Balance
2021-2031 Growth in Population in New Units 1 ,950 Balance as at December 31, 2020 $38,966
Unadjusted Development Charge Per Capita $38.94

Non-Residential Development Charge Calculation
Non-Residential Share of 2021-2031 DC Eligible Costs 27% $28,080
2021-2031 Growth in Square Metres 68,086
Unadjusted Development Charge Per Square Metre $0.41

APPENDIX B.7 TABLE 2

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE GENERAL GOVERNMENT
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

GENERAL GOVERNMENT
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $28.4 $33.4 $38.7 $44.5 $50.6 $35.3 $8.4 $13.9 $19.8 $26.2 $8.9
2021-2031 RESIDENTIAL FUNDING REQUIREMENTS
– General Government: Non Inflated
$0.0
$0.0
$0.0
$0.0
$19.7
$29.2
$0.0
$0.0
$0.0
$19.7
$7.3
$75.9
– General Government: Inflated $0.0 $0.0 $0.0 $0.0 $21.3 $32.2 $0.0 $0.0 $0.0 $23.6 $8.9 $86.0
NEW RESIDENTIAL DEVELOPMENT
– Population Growth in New Units
157
161
165
169
173
177
181
186
190
194
198
1,950
REVENUE
– DC Receipts: Inflated
$3.9
$4.1
$4.3
$4.5
$4.7
$4.9
$5.1
$5.3
$5.6
$5.8
$6.0
$54.2
INTEREST
– Interest on Opening Balance
$1.0
$1.2
$1.4
$1.6
$1.8
$1.2
$0.3
$0.5
$0.7
$0.9
$0.3
$10.8
– Interest on In-year Transactions $0.1 $0.1 $0.1 $0.1 ($0.5) ($0.8) $0.1 $0.1 $0.1 ($0.5) ($0.1) ($1.2)
TOTAL REVENUE $5.0 $5.3 $5.7 $6.1 $6.0 $5.4 $5.5 $5.9 $6.4 $6.2 $6.2 $63.8
CLOSING CASH BALANCE $33.4 $38.7 $44.5 $50.6 $35.3 $8.4 $13.9 $19.8 $26.2 $8.9 $6.2

2021 Adjusted Charge Per Capita
$25.00
Allocation of Capital Program
Residential Sector

73%
Non-Residential Sector 27%
Rates for 2021
Inflation Rate:
2.0%
Interest Rate on Positive Balances 3.5%
Interest Rate on Negative Balances 5.5%

APPENDIX B.7 TABLE 2

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE GENERAL GOVERNMENT
NON-RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

GENERAL GOVERNMENT 2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $0.0 $2.7 $5.7 $8.8 $12.2 $7.7 ($1.0) $2.3 $6.0 $9.8 $5.0
2021-2031 NON-RESIDENTIAL FUNDING REQUIREMENTS
– General Government: Non Inflated $0.0
$0.0
$0.0
$0.0
$7.3
$10.8
$0.0
$0.0
$0.0
$7.3
$2.7
$28.1
– General Government: Inflated $0.0 $0.0 $0.0 $0.0 $7.9 $11.9 $0.0 $0.0 $0.0 $8.7 $3.3 $31.8
NON-RESIDENTIAL SPACE GROWTH
– Growth in Square Metres 5,642
5,747
5,854
5,962
6,071
6,182
6,295
6,408
6,524
6,641
6,759
68,086
REVENUE
– DC Receipts: Inflated $2.7
$2.8
$2.9
$3.0
$3.1
$3.2
$3.3
$3.5
$3.6
$3.7
$3.9
$35.7
INTEREST
– Interest on Opening Balance $0.0
$0.1
$0.2
$0.3
$0.4
$0.3
($0.1)
$0.1
$0.2
$0.3
$0.2
$2.1
– Interest on In-year Transactions $0.0 $0.0 $0.1 $0.1 ($0.1) ($0.2) $0.1 $0.1 $0.1 ($0.1) $0.0 ($0.1)
TOTAL REVENUE $2.7 $2.9 $3.1 $3.4 $3.4 $3.2 $3.3 $3.6 $3.9 $3.9 $4.1 $37.6
CLOSING CASH BALANCE $2.7 $5.7 $8.8 $12.2 $7.7 ($1.0) $2.3 $6.0 $9.8 $5.0 $5.8

2021 Adjusted Charge Per Square Metre
$0.47
Allocation of Capital Program
Residential Sector
73%
Non-Residential Sector 27%
Rates for 2021
Inflation Rate
2.0%
Interest Rate on Positive Balances 3.5%
Interest Rate on Negative Balances 5.5%

APPENDIX C
ROADS AND STORM TECHNICAL APPENDIX

APPENDIX C.1
ROADS AND RELATED TECHNICAL APPENDIX

ROADS & RELATED TECHNICAL APPENDIX
This appendix provides the detailed analysis undertaken to establish the development charge rates for the Roads & Related service in the Township of St. Clair. The service category includes the road network as well as bridges and culverts, streetlights, intersection improvements, studies, and other related expenditures.

The capital planning and management of all transportation infrastructure in the Township is carried out by the Public Works Department.

TABLE 1 HISTORICAL SERVICE LEVELS
Table 1 displays the 10-year historical inventory for Roads & Related infrastructure. The total value of road, streetlight, sidewalk, bridges and culvert infrastructure is approximately
$253.2 million. The resulting 10-year historical average service level of $13,086.65 per capita and employment. The historical service level, multiplied by the net population growth and employment growth in new space growth to 2031 (1,253), results in a maximum allowable funding envelope of $16.4 million.

TABLE 2 2021 ‒ 2031 DEVELOPMENT-RELATED CAPITAL PROGRAMS & CALCULATION OF THE “UNADJUSTED” DEVELOPMENT CHARGES

Table 2 sets out the 2021 to 2031 development-related capital forecast and the calculation of the development charges for Roads and Related. The development-related capital program was prepared by Township staff. The projects identified in the capital program are required to service the demands of new development between 2021 and 2031 subject to annual capital budget reviews.

The total cost of the capital program is $4.0 million and provides for the undertaking of projects throughout the Township. Approximately $3.1 million of this amount relates to road infrastructure and $880,000 relates to bridge infrastructure.

The entire $4.0 million development-related capital program is not to be fully recovered from future development charges; approximately $2.4 million of the program has been identified as a non-growth or benefit to existing share. For road projects, 57 per cent of the projects costs were deemed to be a replacement share which reflects the base

reconstruction cost of the facility excluding the urbanizing or widening components. This percentage is consistent with the 2011 and 2015 Development Charge Background Studies. Bridge projects have been allocated 75 per cent to replacement and 25 per cent to growth to reflect the additional bridge capacity arising from moderate widening of the bridges.

The development charge recoverable share of the capital program is $1.6 million. The development-related cost has been allocated 73 per cent ($1.2 million) to new residential development and 27 per cent ($427,833) to new non-residential development. The allocation of costs is based on shares of population growth in new households and employment growth over the planning period. When the residential share is divided by the forecast increase in population in new units to 2031 (1,950) a per capita charge of $593.29 is derived. Similarly, when the non-residential share is divided by the forecast increase in floor space (68,086) a charge of $6.28 per square metre is derived.

TABLE 3 CASH FLOW ANALYSIS
After cash flow consideration, both the residential and non-residential calculated charges increase to $620.00 per capita and $6.60 per square metre, respectively. The following table summarizes the calculation of the Roads & Related development charge:

APPENDIX C.1 TABLE 1

TOWNSHIP OF ST. CLAIR INVENTORY OF CAPITAL ASSETS ROADS & RELATED

ROADWAYS
Asset Type # of Kilometres UNIT COST
($/km)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Total Paved Lane KM (incl. sidewalks, trails) 531 537 543 545 545 548 548 548 548 548 $284,000
Total Unpaved Lane KM 659 658 660 658 658 652 652 652 652 652 $47,000

Total (units) 1,190 1,195 1,203 1,203 1,203 1,200 1,200 1,200 1,200 1,200
Total ($000) $181,777.0 $183,434.0 $185,232.0 $185,706.0 $185,706.0 $186,276.0 $186,276.0 $186,276.0 $186,276.0 $186,276.0

ROADS INFRASTRUCTURE
Asset Type Unit Amount UNIT COST
($/unit)
2011 2012 2013 2014 2015 2016 2017 2018 2019 2020
Active Streetlights (# of streetlights) 1,542 1,542 1,542 1,542 1,542 1,542 1,542 1,542 1,542 1,542 $1,500
Bridges and Culverts (square metres) 13,425 13,990 13,942 14,041 14,041 14,041 14,041 14,041 14,041 14,041 $4,600

Total (units) 14,967 15,532 15,484 15,583 15,583 15,583 15,583 15,583 15,583 15,583
Total ($000) $64,068.0 $66,667.0 $66,446.2 $66,901.6 $66,901.6 $66,901.6 $66,901.6 $66,901.6 $66,901.6 $66,901.6

APPENDIX C.1
TABLE 1
TOWNSHIP OF ST. CLAIR CALCULATION OF SERVICE LEVELS ROADS & RELATED

2011
2012
2013
2014
2015
2016
2017
2018
2019
2020
Historical Population 14,515 14,428 14,342 14,256 14,171 14,086 14,141 14,278 14,452 14,230
Historical Employment 5,363 5,210 5,071 4,946 4,833 4,733 4,787 4,842 4,898 4,955
Historical Population + Employment 19,878 19,638 19,413 19,202 19,004 18,819 18,928 19,120 19,350 19,185
INVENTORY SUMMARY ($000)

Roadways $181,777.0 $183,434.0 $185,232.0 $185,706.0 $185,706.0 $186,276.0 $186,276.0 $186,276.0 $186,276.0 $186,276.0
Roads Infrastructure $64,068.0 $66,667.0 $66,446.2 $66,901.6 $66,901.6 $66,901.6 $66,901.6 $66,901.6 $66,901.6 $66,901.6
Total ($000) $245,845.0 $250,101.0 $251,678.2 $252,607.6 $252,607.6 $253,177.6 $253,177.6 $253,177.6 $253,177.6 $253,177.6

Average
SERVICE LEVEL ($/pop+empl) Service
Level
Roadways $9,144.5 $9,340.8 $9,541.6 $9,671.2 $9,771.9 $9,898.2 $9,841.3 $9,742.7 $9,626.7 $9,709.4 $9,628.82
Roads Infrastructure $3,223.0 $3,394.8 $3,422.8 $3,484.1 $3,520.4 $3,555.0 $3,534.5 $3,499.1 $3,457.4 $3,487.2 $3,457.83
Total ($/pop+empl) $12,367.4 $12,735.6 $12,964.4 $13,155.3 $13,292.3 $13,453.2 $13,375.8 $13,241.8 $13,084.1 $13,196.5 $13,086.65

TOWNSHIP OF ST. CLAIR
CALCULATION OF MAXIMUM ALLOWABLE ROADS & RELATED

10-Year Funding Envelope Calculation
10 Year Average Service Level 2011 – 2020 $13,086.65
Net Population & Employment Growth 2021 – 2031 1,253
Net Maximum Allowable Funding Envelope $16,402,026

APPENDIX C.1 TABLE 2

TOWNSHIP OF ST. CLAIR DEVELOPMENT-RELATED CAPITAL PROGRAM

Service Project Description
Timing Gross
Project Cost Grants/
Subsidies/Other Recoveries Net
Municipal Cost Ineligible Costs Total
DC Eligible Costs DC Eligible Costs
Replacement
& BTE Shares 2021 –
2031 Post
2031

8.0 ROADS & RELATED

8.1 Roads and Related Infrastructure
8.1.1 Beckwith Street – Corunna 2022 – 2026 $ 400,000 $ – $ 400,000 $ 226,446 $ 173,554 $ 173,554 $ –
8.1.2 McGregor Road – LaSalle to Township Limit 2023 – 2026 $ 95,000 $ – $ 95,000 $ 53,781.00 $ 41,219 $ 41,219 $ –
8.1.6 Traffic Signal at Hill Street & Queen Street 2021 – 2025 $ 3 00,000 $ – $ 300,000 $ 169,834.75 $ 130,165 $ 130,165 $ –
8.1.7 Murray & Cameron Street Reconstruction 2021 2025 $ 1,250,000 $ – $ 1 ,250,000 $ 707,644.79 $ 542,355 $ 542,355 $ –
8.1.8 Oil Springs Line Rehabilitation 2021 2025 $ 1,100,000 $ – $ 1 ,100,000 $ 6 22,727.42 $ 477,273 $ 477,273 $ –
Subtotal Roads and Related Infrastructure $ 3,145,000 $ – $ 3 ,145,000 $ 1,780,434 $ 1,364,566 $ 1 ,364,566 $ –

8.2 Bridges
8.2.1 St. Clair Parkway Marshy Creek Bridge 44 2022 – 2026 $ 440,000 $ – $ 440,000 $ 330,000 $ 110,000 $ 110,000 $ –
8.2.2 St. Clair Parkway Marshy Creek Bridge 50 2022 – 2026 $ 440,000 $ – $ 440,000 $ 3 30,000 $ 110,000 $ 110,000 $ –
Subtotal Bridges $ 880,000 $ – $ 8 80,000 $ 660,000 $ 220,000 $ 2 20,000 $ –

TOTAL ROADS & RELATED
$ 4,025,000
$ –
$ 4 ,025,000
$ 2,440,434
$ 1,584,566
$ 1 ,584,566
$ –

Residential Development Charge Calculation 2021-2031 Discounted DC Funding Envelope $16,402,026
Residential Share of 2021-2031 DC Eligible Costs 73% $1,156,733
2021-2031 Growth in Population in New Units 1,950 Reserve Fund Balance
Unadjusted Development Charge Per Capita $593.29 Balance as at December 31, 2020 $90,002
Non-Residential Development Charge Calculation
Non-Residential Share of 2021-2031 DC Eligible Costs 27% $427,833
2021-2031 Growth in Square Metres 68,086
Unadjusted Development Charge Per Square Metre $6.28

APPENDIX C.1 TABLE 3

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE ROADS AND RELATED
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

ROADS & RELATED
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $65.70 ($4.8) ($136.7) ($283.9) ($439.0) ($602.6) ($585.3) ($488.5) ($381.0) ($261.8) ($130.3)
2021 – 2031 RESIDENTIAL FUNDING REQUIREMENTS
– Roads & Related: Non Inflated
$167.9
$225.3
$232.9
$232.9
$232.9
$65.0
$0.0
$0.0
$0.0
$0.0
$0.0
$1,156.7
– Roads & Related: Inflated $167.9 $229.8 $242.3 $247.1 $252.0 $71.7 $0.0 $0.0 $0.0 $0.0 $0.0 $1,210.9
NEW RESIDENTIAL DEVELOPMENT
– Population Growth in New Units
157
161
165
169
173
177
181
186
190
194
198
1,950
REVENUE
– DC Receipts: Inflated
$97.0
$101.7
$106.4
$111.3
$116.3
$121.4
$126.7
$132.1
$137.7
$143.4
$149.3
$1,343.3
INTEREST
– Interest on Opening Balance
$2.3
($0.3)
($7.5)
($15.6)
($24.1)
($33.1)
($32.2)
($26.9)
($21.0)
($14.4)
($7.2)
($180.0)
– Interest on In-year Transactions ($1.9) ($3.5) ($3.7) ($3.7) ($3.7) $0.9 $2.2 $2.3 $2.4 $2.5 $2.6 ($3.7)
TOTAL REVENUE $97.4 $97.9 $95.1 $92.0 $88.4 $89.1 $96.7 $107.5 $119.2 $131.5 $144.7 $1,159.6
CLOSING CASH BALANCE ($4.8) ($136.7) ($283.9) ($439.0) ($602.6) ($585.3) ($488.5) ($381.0) ($261.8) ($130.3) $14.4

APPENDIX C.1 TABLE 3

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE ROADS AND RELATED
NON-RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

ROADS & RELATED
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $24.3 ($0.4) ($48.0) ($101.4) ($158.0) ($217.8) ($211.0) ($175.0) ($135.2) ($91.4) ($43.1)
2021 – 2025 NON-RESIDENTIAL FUNDING REQUIREMENTS
– Roads & Related: Non Inflated
$62.1
$83.3
$86.1
$86.1
$86.1
$24.0
$0.0
$0.0
$0.0
$0.0
$0.0
$427.8
– Roads & Related: Inflated $62.1 $85.0 $89.6 $91.4 $93.2 $26.5 $0.0 $0.0 $0.0 $0.0 $0.0 $447.9
NON-RESIDENTIAL GROWTH
– Non-Residential Growth in Square Metres
5,642
5,747
5,854
5,962
6,071
6,182
6,295
6,408
6,524
6,641
6,759
68,086
REVENUE
– DC Receipts: Inflated
$37.2
$38.7
$40.2
$41.8
$43.4
$45.0
$46.8
$48.6
$50.4
$52.4
$54.4
$498.9
INTEREST
– Interest on Opening Balance
$0.9
($0.0)
($2.6)
($5.6)
($8.7)
($12.0)
($11.6)
($9.6)
($7.4)
($5.0)
($2.4)
($64.1)
– Interest on In-year Transactions ($0.7) ($1.3) ($1.4) ($1.4) ($1.4) $0.3 $0.8 $0.9 $0.9 $0.9 $1.0 ($1.3)
TOTAL REVENUE $37.4 $37.4 $36.2 $34.9 $33.3 $33.3 $36.0 $39.8 $43.8 $48.3 $53.0 $433.5
CLOSING CASH BALANCE ($0.4) ($48.0) ($101.4) ($158.0) ($217.8) ($211.0) ($175.0) ($135.2) ($91.4) ($43.1) $9.9

APPENDIX C.2
STORM DRAINAGE TECHNICAL APPENDIX

STORM DRAINAGE TECHNICAL APPENDIX
The capital planning of Storm Drainage infrastructure in St. Clair is carried out by the Public Works Department.

TABLE 1 2021 ‒ 2031 DEVELOPMENT RELATED CAPITAL PROGRAM & CALCULATON OF THE “UNADJUSTED” DEVELOPMENT CHARGES

The Storm Drainage 2021‒2031 capital program contains only two projects: a Stormwater Master Plan for Corunna for $100,000 and the Paget Street storm upgrade with a cost of
$1.2 million. A deduction of $1.2 million is made to the gross value to account for benefits to existing residents. The percentage deduction (57%) is consistent with the approach used for the Roads and Related service.

After the necessary deductions, the remaining $76,653 is brought forward to the development charges calculation. Of this amount, $55,957 or 73 per cent is allocated to residential development yielding an unadjusted charge of $28.70. The remaining $20,696, or 27 per cent is allocated to non-residential development yielding an unadjusted charge of
$0.30 per square metre. The apportionment between sectors is based on shares of population growth in units and employment growth between 2021 and 2031.

TABLE 2 CASH FLOW ANALYSIS
After cash flow consideration, which accounts for the existing reserve fund balances for Storm Drainage in the Township, no development charges can be justified under the DCA for this service. As can be seen in the cash flow analysis, the reserve fund balance will be able to cover the upcoming costs of the two Storm Drainage projects considered in this study. This will be re-examined in five years time when the Township undertakes its next development charges study.

APPENDIX C.2 TABLE 1

TOWNSHIP OF ST. CLAIR DEVELOPMENT-RELATED CAPITAL PROGRAM

Service Project Description
Timing Gross
Project
Cost Grants/
Subsidies/Other
Recoveries Net
Municipal
Cost Ineligible Costs Total
DC Eligible
Costs DC Eligible Costs
Replacement
& BTE Shares 2021 –
2031 Post
2031

9.0 STORM DRAINAGE

9.0 Development-Related Storm Projects
9.1.1 Stormwater Master Plan (Corunna)
9.1.2 Paget Street Storm Upgrade
Subtotal Development-Related Storm Projects

TOTAL STORM DRAINAGE

2026 2026
2021 – 2025

$ 100,000
$ 1 ,150,000

$ –
$ –

$ 100,000
$ 1 ,150,000

$ 93,868
$ 1,079,479

$ 6 ,132
$ 70,521

$ 6 ,132
$ 70,521

$ –
$ –
$ 1 ,250,000 $ – $ 1 ,250,000 $ 1,173,347 $ 76,653 $ 7 6,653 $ –
$ 1,250,000 $ – $ 1 ,250,000 $ 1,173,347 $ 76,653 $ 7 6,653 $ –

Residential Development Charge Calculation
Residential Share of 2021-2031 DC Eligible Costs 73% $ 55,957 Reserve Fund Balance
2021-2031 Growth in Population in New Units 1,950 Balance as at December 31, 2020 $96,516
Unadjusted Development Charge Per Capita $28.70

Non-Residential Development Charge Calculation
Non-Residential Share of 2021-2031 DC Eligible Costs 27% $ 2 0,696
2021-2031 Growth in Square Metres 68,086
Unadjusted Development Charge Per Square Metre $0.30

APPENDIX C.2 TABLE 2

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE STORM DRAINAGE
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

OPENING CASH BALANCE $70.5 $62.3 $53.7 $44.6 $34.9 $24.7 $20.5 $21.2 $22.0 $22.7 $23.5
.
2021 – 2031 RESIDENTIAL FUNDING REQUIREMENTS
– Storm Drainage: Non Inflated
$10.3
$10.3
$10.3
$10.3
$10.3
$4.5
$0.0
$0.0
$0.0
$0.0
$0.0
$56.0
– Storm Drainage: Inflated $10.3 $10.5 $10.7 $10.9 $11.1 $4.9 $0.0 $0.0 $0.0 $0.0 $0.0 $58.5
NEW RESIDENTIAL DEVELOPMENT
– Population Growth in New Units
157
1 61
1 65
1 69
1 73
1 77
1 81
1 86
1 90
1 94
1 98
1,950
REVENUE
– DC Receipts: Inflated
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
INTEREST
– Interest on Opening Balance
$2.5
$2.2
$1.9
$1.6
$1.2
$0.9
$0.7
$0.7
$0.8
$0.8
$0.8
$14.0
– Interest on In-year Transactions ($0.3) ($0.3) ($0.3) ($0.3) ($0.3) ($0.1) $0.0 $0.0 $0.0 $0.0 $0.0 ($1.6)
TOTAL REVENUE $2.2 $1.9 $1.6 $1.3 $0.9 $0.7 $0.7 $0.7 $0.8 $0.8 $0.8 $12.4
CLOSING CASH BALANCE $62.3 $53.7 $44.6 $34.9 $24.7 $20.5 $21.2 $22.0 $22.7 $23.5 $24.3

APPENDIX C.2 TABLE 2

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE STORM DRAINAGE
NON-RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

STORM DRAINAGE 2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $26.1 $23.1 $19.9 $16.5 $12.9 $9.1 $7.6 $7.8 $8.1 $8.4 $8.7
2021 – 2031 NON-RESIDENTIAL FUNDING REQUIREMENTS
– Storm Drainage: Non Inflated $3.81
$3.81
$3.81
$3.81
$3.81
$1.66
$0.0
$0.0
$0.0
$0.0
$0.0
$20.7
– Storm Drainage: Inflated $3.8 $3.9 $4.0 $4.0 $4.1 $1.8 $0.0 $0.0 $0.0 $0.0 $0.0 $21.6
NEW RESIDENTIAL DEVELOPMENT
– Non-Residential Growth in Square Metres 5,642
5,747
5,854
5,962
6,071
6,182
6,295
6,408
6,524
6,641
6,759
68,086
REVENUE
– DC Receipts: Inflated $0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
INTEREST
– Interest on Opening Balance $0.9
$0.8
$0.7
$0.6
$0.5
$0.3
$0.3
$0.3
$0.3
$0.3
$0.3
$5.2
– Interest on In-year Transactions ($0.1) ($0.1) ($0.1) ($0.1) ($0.1) ($0.1) $0.0 $0.0 $0.0 $0.0 $0.0 ($0.6)
TOTAL REVENUE $0.8 $0.7 $0.6 $0.5 $0.3 $0.3 $0.3 $0.3 $0.3 $0.3 $0.3 $4.6
CLOSING CASH BALANCE $23.1 $19.9 $16.5 $12.9 $9.1 $7.6 $7.8 $8.1 $8.4 $8.7 $9.0

APPENDIX D
SANITARY SERVICES & WATER TECHNICAL APPENDIX

APPENDIX D.1
SANITARY SEWER (PLANT-BASED) TECHNICAL APPENDIX

SANITARY SEWER (PLANT-BASED) TECHNICAL
APPENDIX
The sanitary sewer charge only applies to urban areas—Corunna, Mooretown, and Courtwright—with sewage services that flow into the Regional Wastewater Treatment Plant. The plant was constructed in 2011. It is assumed that future growth in St. Clair will largely occur on lands with sewer plant servicing consistent with provincial and local planning policies. For future growth, it is assumed that 80 per cent of residential development and 95 per cent of non-residential development in the Township will be located in Plant-based service areas.

TABLE 1 2021-2031 DEVELOPMENT-RELATED CAPITAL PROGRAM & CALCULATION OF THE “UNADJUSTED” DEVELOPMENT CHARGES
St. Clair’s plant-based sanitary sewer capital program consists of one capital infrastructure project. The project is the continued recovery of the debenture principal payments related to the Regional Wastewater Treatment Plant which total $5.1 million. The debenture interest costs associated with this project are included in the cash flow analysis.

The entire capital program totals $5.1 million before deductions (see Table 1). The entire
$5.1 million development-related capital program is not to be fully recovered from future development charges; a deduction of $4.3 million (85 per cent) is made to the gross value to account for the fact that the plan replaced two smaller plants in Corunna and Courtwright. The growth-related share of costs thus only relates to additional capacity created by the new plant. The reserve funds are accounted for in the cash flow as the opening balance of the analysis.

After netting off benefit to existing shares, the result is a development-related and development charge recoverable share of the capital program of $758,279. Of the $758,279,
$530,796, or 70 per cent, is allocated to residential development which results in a charge of
$340.31 per capita and $227,484 (30 per cent) is allocated to non-residential development resulting in a charge of $3.52 per square metre.

TABLE 2 CASH FLOW ANALYSIS
After taking into account reserve fund balances and interest costs, the residential charge increases $795.00 per capita and the non-residential charge increases to $8.25 per square metre.

SEWER SERVICES – PLANT SUMMARY
2021-2031 Unadjusted Adjusted
Development-Related Capital Program Development Charge Development Charge
Total Net DC Recoverable $/capita $/sq.m $/capita $/sq.m
$5,055,196 $758,279 $340.31 $3.52 $795.00 $8.25

APPENDIX D.1 TABLE 1

TOWNSHIP OF ST. CLAIR DEVELOPMENT-RELATED CAPITAL PROGRAM

Service Project Description
Timing Gross
Project
Cost Grants/
Subsidies/Other
Recoveries Net
Municipal
Cost Ineligible Costs Total
DC Eligible
Costs DC Eligible Costs
Replacement
& BTE Shares 2021 –
2031 Post
2031

10.0 SEWER SERVICES – PLANT
10.1 Development-Related Works
10.1.1 Regional Wastewater Treatment Plant 2021 – 2021 $ 422,812 $ – $ 4 22,812 $ 359,391 $ 63,422 $ 63,422 $ –
10.1.2 Regional Wastewater Treatment Plant 2022 – 2022 $ 439,344 $ – $ 4 39,344 $ 373,443 $ 65,902 $ 65,902 $ –
10.1.3 Regional Wastewater Treatment Plant 2023 – 2023 $ 456,523 $ – $ 4 56,523 $ 388,044 $ 68,478 $ 68,478 $ –
10.1.4 Regional Wastewater Treatment Plant 2024 – 2024 $ 474,373 $ – $ 4 74,373 $ 403,217 $ 71,156 $ 71,156 $ –
10.1.5 Regional Wastewater Treatment Plant 2025 – 2025 $ 492,921 $ – $ 4 92,921 $ 418,983 $ 73,938 $ 73,938 $ –
10.1.6 Regional Wastewater Treatment Plant 2026 – 2026 $ 512,194 $ – $ 5 12,194 $ 435,365 $ 76,829 $ 76,829 $ –
10.1.7 Regional Wastewater Treatment Plant 2027 – 2027 $ 532,221 $ – $ 5 32,221 $ 452,388 $ 79,833 $ 79,833 $ –
10.1.8 Regional Wastewater Treatment Plant 2028 – 2028 $ 553,031 $ – $ 5 53,031 $ 470,076 $ 82,955 $ 82,955 $ –
10.1.9 Regional Wastewater Treatment Plant 2029 – 2029 $ 574,654 $ – $ 5 74,654 $ 488,456 $ 86,198 $ 86,198 $ –
10.1.10 Regional Wastewater Treatment Plant 2030 – 2030 $ 597,123 $ – $ 5 97,123 $ 507,555 $ 89,568 $ 89,568 $ –
Subtotal Development-Related Works $ 5 ,055,196 $ – $ 5 ,055,196 $ 4,296,916 $ 758,279 $ 758,279 $ –
TOTAL SEWER SERVICES – PLANT $ 5 ,055,196 $ – $ 5 ,055,196 $ 4,296,916 $ 758,279 $ 758,279 $ –

Residential Development Charge Calculation
Residential Share of 2021-2031 DC Eligible Costs 70% $530,796
2021-2031 Growth in Population in New Units 1 ,560 Reserve Fund Balance
Unadjusted Development Charge Per Capita $340.31 Estimated Balance as at December 2020 $73,093
Non-Residential Development Charge Calculation
Non-Residential Share of 2021-2031 DC Eligible Costs 30% $227,484
2021-2031 Growth in Square Metres 64,681
Unadjusted Development Charge Per Square Metre $3.52

APPENDIX D.1 TABLE 2

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE SEWER SERVICES – PLANT
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

SEWER SERVICES – PLANT
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $51.16 ($29.3) ($98.6) ($156.5) ($202.0) ($233.6) ($250.2) ($250.3) ($232.5) ($195.0) ($136.2)
2021 – 2031 RESIDENTIAL FUNDING REQUIREMENTS
– Sewer Services – Plant: Non Inflated
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
– Sewer Services – Plant: Debenture Prinicipal Payments $44.40 $46.13 $47.93 $49.81 $51.76 $53.78 $55.88 $58.07 $60.34 $62.70 $0.0 $530.8
– Sewer Services – Plant: Inflated $44.4 $46.1 $47.9 $49.8 $51.8 $53.8 $55.9 $58.1 $60.3 $62.7 $0.0 $530.8
NEW RESIDENTIAL DEVELOPMENT
– Population Growth in New Units
125
129
132
135
139
142
145
148
152
155
158
1,560
REVENUE
– DC Receipts: Inflated
$99.5
$104.3
$109.1
$114.1
$119.3
$124.6
$130.0
$135.5
$141.3
$147.1
$153.2
$1,378.0
INTEREST
– Interest on Opening Balance
$1.8
($1.6)
($5.4)
($8.6)
($11.1)
($12.8)
($13.8)
($13.8)
($12.8)
($10.7)
($7.5)
($96.3)
– Interest on In-year Transactions $1.0 $1.0 $1.1 $1.1 $1.2 $1.2 $1.3 $1.4 $1.4 $1.5 $2.7 $14.8
– Interest on Debt ($138.4) ($126.8) ($114.8) ($102.3) ($89.3) ($75.8) ($61.8) ($47.2) ($32.1) ($16.3) $0.0 ($804.7)
TOTAL REVENUE ($36.1) ($23.1) ($10.0) $4.3 $20.1 $37.2 $55.8 $75.9 $97.9 $121.5 $148.4 $491.8
CLOSING CASH BALANCE ($29.3) ($98.6) ($156.5) ($202.0) ($233.6) ($250.2) ($250.3) ($232.5) ($195.0) ($136.2) $12.2

APPENDIX D.1 TABLE 2

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE SEWER SERVICES – PLANT
NON-RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

SEWER SERVICES – PLANT
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $21.93 ($11.0) ($39.3) ($63.1) ($81.6) ($94.5) ($101.2) ($101.1) ($93.5) ($77.7) ($53.1)
2021 – 2031 NON-RESIDENTIAL FUNDING REQUIREMENTS
– Sewer Services – Plant: Non Inflated
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
$0.0
– Sewer Services – Plant: Debenture Prinicipal Payments $19.03 $19.77 $20.54 $21.35 $22.18 $23.05 $23.95 $24.89 $25.86 $26.9 $0.0 $227.5
– Sewer Services – Plant: Inflated $19.0 $19.8 $20.5 $21.3 $22.2 $23.0 $23.9 $24.9 $25.9 $26.87 $0.0 $227.5
NON-RESIDENTIAL GROWTH
– Non-Residential Growth in Square Metres
5,360
5,460
5,561
5,664
5,768
5,873
5,980
6,088
6,198
6,309
6,421
64,681
REVENUE
– DC Receipts: Inflated
$44.2
$45.9
$47.7
$49.6
$51.5
$53.5
$55.6
$57.7
$59.9
$62.2
$64.6
$592.4
INTEREST
– Interest on Opening Balance
$0.8
($0.6)
($2.2)
($3.5)
($4.5)
($5.2)
($5.6)
($5.6)
($5.1)
($4.3)
($2.9)
($38.6)
– Interest on In-year Transactions $0.4 $0.5 $0.5 $0.5 $0.5 $0.5 $0.6 $0.6 $0.6 $0.6 $1.1 $6.4
– Interest on Debt ($59.3) ($54.3) ($49.2) ($43.8) ($38.3) ($32.5) ($26.5) ($20.2) ($13.7) ($7.0) $0.0 ($344.9)
TOTAL REVENUE ($13.9) ($8.6) ($3.2) $2.8 $9.3 $16.4 $24.1 $32.5 $41.6 $51.5 $62.8 $215.3
CLOSING CASH BALANCE ($11.0) ($39.3) ($63.1) ($81.6) ($94.5) ($101.2) ($101.1) ($93.5) ($77.7) ($53.1) $9.8

APPENDIX D.2
SANITARY SEWER (LAGOON-BASED) TECHNICAL APPENDIX

SANITARY SEWER (LAGOON-BASED) TECHNICAL
APPENDIX
The sanitary sewer charge only applies to the areas with sewage services that flow into one of the Township’s three sewage lagoons (at Brigden, Wilkesport/Sombra, and Port Lambton). For future growth, it is assumed that 20 per cent of residential development and 5 per cent of non-residential development in the Township will be located in lagoon serviced areas.

TABLE 1 2021-2031 DEVELOPMENT RELATED CAPITAL PROGRAM & CALCULATION OF THE “UNADJUSTED” DEVELOPMENT CHARGES

St. Clair’s lagoon-based sanitary sewer capital program consists of two capital infrastructure projects. The first project is a $120,000 environmental assessment to examine the capacity of the lagoons and the required improvements (see Table 1). The second project involves the undertaking of biosolids improvements with a present cost estimate of $4.5 million.

The entire capital program totals $1.6 million, including $1.5 million in investments in biosolids improvements that have yet to be incurred. The net development-related capital program of $1.6 million is not to be fully recovered from future development charges; a deduction of $1.4 million (85 per cent) is made to the net amount to account for benefits to existing residents that are unrelated to system capacity improvements. It is assumed that a portion of the capacity improvements to the lagoons will benefit development beyond 2031. As such, 50 per cent of the development-related capital program has been allocated for post-2031 recovery through future development charge by-laws.

After netting off benefit to existing and post-period shares, the result is a development- related and development charge recoverable share of the capital program of $121,500. Of the $121,500, $111,780, or 92 per cent, is allocated to residential development which results in a charge of $286.66 per capita and $9,720 (8 per cent) is allocated to non-residential development, yielding in a charge of $2.86 per square metre.

TABLE 2 CASH FLOW ANALYSIS
After taking into account the timing of projects and development, the residential charge decreases to $245.00 per capita and the non-residential charge decreases to $3.50 per square metre.

SEWER SERVICES – LAGOON SUMMARY
2021-2031 Unadjusted Adjusted
Development-Related Capital Program Development Charge Development Charge
Total Net DC Recoverable $/capita $/sq.m $/capita $/sq.m
$4,620,000 $121,500 $286.66 $2.86 $245.00 $3.50

APPENDIX D.2 TABLE 1

TOWNSHIP OF ST. CLAIR DEVELOPMENT-RELATED CAPITAL PROGRAM

Service Project Description
Timing Gross
Project
Cost Grants/
Subsidies/Other
Recoveries Net
Municipal
Cost Ineligible Costs Total
DC Eligible
Costs DC Eligible Costs
Replacement
& BTE Shares 2021 –
2031 Post
2031

11.0 SEWER SERVICES – LAGOON

11.1 Development-Related Works
11.1.1 Lagoon Study EA
11.1.2 Biosolids – Cell Improvements
Subtotal Development-Related Works

TOTAL SEWER SERVICES – LAGOON

2022 – 2022
2021 – 2031

$ 120,000
$ 4 ,500,000

$ –
$ 3,000,000

$ 120,000
$ 1 ,500,000

$ 102,000
$ 1 ,275,000

$ 18,000
$ 225,000

$ 9,000
$ 112,500

$ 9,000
$ 112,500
$ 4,620,000 $ 3,000,000 $ 1,620,000 $ 1,377,000 $ 2 43,000 $ 121,500 $ 121,500
$ 4,620,000 $ 3,000,000 $ 1,620,000 $ 1,377,000 $ 2 43,000 $ 121,500 $ 121,500

Residential Development Charge Calculation
Residential Share of 2021-2031 DC Eligible Costs 92% $111,780
2021-2031 Growth in Population in New Units 390 Reserve Fund Balance
Unadjusted Development Charge Per Capita $286.66 Estimated Balance as at December 2020 $23,423
Non-Residential Development Charge Calculation
Non-Residential Share of 2021-2031 DC Eligible Costs 8% $9,720
2021-2031 Growth in Square Metres 3,404
Unadjusted Development Charge Per Square Metre $2.86

APPENDIX D.2 TABLE 2

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE SEWER SERVICES – LAGOON
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

SEWER SERVICES – LAGOON
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $21.55 $20.5 $10.9 $9.9 $9.0 $8.3 $7.8 $7.5 $7.3 $7.5 $7.8
2016 – 2031 RESIDENTIAL FUNDING REQUIREMENTS
– Sewer Services – Lagoon: Non Inflated
$9.4
$17.7
$9.4
$9.4
$9.4
$9.4
$9.4
$9.4
$9.4
$9.4
$9.4
$111.8
– Sewer Services – Lagoon: Inflated $9.4 $18.0 $9.8 $10.0 $10.2 $10.4 $10.6 $10.8 $11.0 $11.2 $11.5 $122.9
NEW RESIDENTIAL DEVELOPMENT
– Population Growth in New Units
31
32
33
34
35
35
36
37
38
39
40
390
REVENUE
– DC Receipts: Inflated
$7.7
$8.0
$8.4
$8.8
$9.2
$9.6
$10.0
$10.4
$10.9
$11.3
$11.8
$106.1
INTEREST
– Interest on Opening Balance
$0.8
$0.7
$0.4
$0.3
$0.3
$0.3
$0.3
$0.3
$0.3
$0.3
$0.3
$4.1
– Interest on In-year Transactions ($0.0) ($0.3) ($0.0) ($0.0) ($0.0) ($0.0) ($0.0) ($0.0) ($0.0) $0.0 $0.0 ($0.5)
TOTAL REVENUE $8.4 $8.4 $8.7 $9.1 $9.5 $9.9 $10.3 $10.7 $11.2 $11.6 $12.1 $109.8
CLOSING CASH BALANCE $20.5 $10.9 $9.9 $9.0 $8.3 $7.8 $7.5 $7.3 $7.5 $7.8 $8.4

APPENDIX D.2 TABLE 2

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE SEWER SERVICES – LAGOON
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

SEWER SERVICES – LAGOON
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $1.87 $2.1 $1.6 $1.9 $2.2 $2.6 $3.0 $3.4 $3.9 $4.4 $5.0
2016 – 2031 NON-RESIDENTIAL FUNDING REQUIREMENTS
– Sewer Services – Lagoon: Non Inflated
$0.82
$1.54
$0.82
$0.82
$0.82
$0.82
$0.8
$0.8
$0.8
$0.8
$0.8
$9.7
– Sewer Services – Lagoon: Inflated $0.8 $1.6 $0.9 $0.9 $0.9 $0.9 $0.9 $0.9 $1.0 $1.0 $1.0 $10.7
NON-RESIDENTIAL GROWTH
– Non-Residential Growth in Square Metres
282
287
293
298
304
309
315
320
326
332
338
3,404
REVENUE
– DC Receipts: Inflated
$1.0
$1.0
$1.1
$1.1
$1.2
$1.2
$1.2
$1.3
$1.3
$1.4
$1.4
$13.2
INTEREST
– Interest on Opening Balance
$0.1
$0.1
$0.1
$0.1
$0.1
$0.1
$0.1
$0.1
$0.1
$0.2
$0.2
$1.1
– Interest on In-year Transactions $0.0 ($0.0) $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0
TOTAL REVENUE $1.1 $1.1 $1.2 $1.2 $1.3 $1.3 $1.3 $1.4 $1.4 $1.6 $1.6 $14.4
CLOSING CASH BALANCE $2.1 $1.6 $1.9 $2.2 $2.6 $3.0 $3.4 $3.9 $4.4 $5.0 $5.5

APPENDIX D.3
COMBINED SANITARY SEWER TECHNICAL APPENDIX

COMBINED SANITARY SEWER TECHNICAL
APPENDIX
Under the Development Charges Act a municipal council has the policy choice of implementing area-specific or municipal-wide charges. Moreover, section 10 (2) (c.1) of the Act requires that Council consider the use of more than one development charge by-law to reflect different needs for services in different areas.

To comply with this requirement, the calculated development charge rates shown in the body of this report are based on two separate sewer service areas—Plant and Lagoon—as well as a combined rate that would apply uniformly across the Township. The current Township practice is to impose a combined, uniform rate to all areas where sewer services are available.

The summary table below presents that calculated development charges per capita (residential) and per square metre of new gross floor area (non-residential) using the combined Township-wide approach. After taking into account the timing of projects and development, the residential charge is $695.00 per capita and the non-residential charge is
$7.35 per square metre.

SEWER SERVICES SUMMARY
2021-2031 Unadjusted Adjusted
Development-Related Capital Program Development Charge Development Charge
Total Net DC Recoverable $/capita $/sq.m $/capita $/sq.m
$6,675,196 $879,779 $329.41 $3.49 $695.00 $7.35

APPENDIX D.3 TABLE 1

TOWNSHIP OF ST. CLAIR DEVELOPMENT-RELATED CAPITAL PROGRAM

Service Project Description
Timing Gross
Project
Cost Grants/
Subsidies/Other
Recoveries Net
Municipal
Cost Ineligible Costs Total
DC Eligible
Costs DC Eligible Costs
Replacement
& BTE Shares 2021 –
2031 Post
2031

12.0 SEWER SERVICES – COMBINED
12.1 Development-Related Works
12.1.1 Regional Wastewater Treatment Plant Debt 2021 – 2021 $ 4 22,812 $ – $ 4 22,812 $ 359,391 $ 63,422 $ 63,422 $ –
12.1.2 Regional Wastewater Treatment Plant Debt 2022 – 2022 $ 4 39,344 $ – $ 4 39,344 $ 373,443 $ 65,902 $ 65,902 $ –
12.1.3 Regional Wastewater Treatment Plant Debt 2023 – 2023 $ 4 56,523 $ – $ 4 56,523 $ 388,044 $ 68,478 $ 68,478 $ –
12.1.4 Regional Wastewater Treatment Plant Debt 2024 – 2024 $ 4 74,373 $ – $ 4 74,373 $ 403,217 $ 71,156 $ 71,156 $ –
12.1.5 Regional Wastewater Treatment Plant Debt 2025 – 2025 $ 4 92,921 $ – $ 4 92,921 $ 418,983 $ 73,938 $ 73,938 $ –
12.1.6 Regional Wastewater Treatment Plant Debt 2026 – 2026 $ 5 12,194 $ – $ 5 12,194 $ 435,365 $ 76,829 $ 76,829 $ –
12.1.7 Regional Wastewater Treatment Plant Debt 2027 – 2027 $ 5 32,221 $ – $ 5 32,221 $ 452,388 $ 79,833 $ 79,833 $ –
12.1.8 Regional Wastewater Treatment Plant Debt 2028 – 2028 $ 5 53,031 $ – $ 5 53,031 $ 470,076 $ 82,955 $ 82,955 $ –
12.1.9 Regional Wastewater Treatment Plant Debt 2029 – 2029 $ 5 74,654 $ – $ 5 74,654 $ 488,456 $ 86,198 $ 86,198 $ –
12.1.10 Regional Wastewater Treatment Plant Debt 2030 – 2030 $ 597,123 $ – $ 5 97,123 $ 507,555 $ 89,568 $ 89,568 $ –
12.1.11 Lagoon Study EA 2022 – 2022 $ 120,000 $ – $ 1 20,000 $ 102,000 $ 18,000 $ 9,000 $ 9,000
12.1.12 Biosolids – Cell Improvements 2021 – 2031 $ 4 ,500,000 $ 3,000,000 $ 1,500,000 $ 1,275,000 $ 225,000 $ 112,500 $ 112,500
Subtotal Development-Related Works $ 9 ,675,196 $ 3,000,000 $ 6,675,196 $ 5,673,916 $ 1,001,279 $ 879,779 $ 121,500
TOTAL SEWER SERVICES – COMBINED $ 9 ,675,196 $ 3,000,000 $ 6,675,196 $ 5,673,916 $ 1,001,279 $ 879,779 $ 121,500

Residential Development Charge Calculation
Residential Share of 2021-2031 DC Eligible Costs 73% $642,239
2021-2031 Growth in Population in New Units 1 ,950 Reserve Fund Balance
Unadjusted Development Charge Per Capita $329.41 Balance as at December 2020 $96,516
Non-Residential Development Charge Calculation
Non-Residential Share of 2021-2031 DC Eligible Costs 27% $237,540
2021-2031 Growth in Square Metres 68,086
Unadjusted Development Charge Per Square Metre $3.49

APPENDIX D.3 TABLE 2

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE SEWER SERVICES – COMBINED
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

SEWER SERVICES – COMBINED
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $70.5 ($15.4) ($96.1) ($158.4) ($207.8) ($242.9) ($262.3) ($264.5) ($247.9) ($210.8) ($151.5)
2021 – 2031 RESIDENTIAL FUNDING REQUIREMENTS
– Sewer Services – Combined: Non Inflated
$7.5
$14.0
$7.5
$7.5
$7.5
$7.5
$7.5
$7.5
$7.5
$7.5
$7.5
$88.7
– Sewer Services – Combined: Debenture Prinicipal Paymen $46.3 $48.1 $50.0 $51.9 $54.0 $56.1 $58.3 $60.6 $62.9 $65.4 $0.0 $553.5
– Sewer Services – Combined: Inflated $53.8 $62.4 $57.8 $59.9 $62.1 $64.3 $66.7 $69.1 $71.7 $74.3 $9.1 $651.1
NEW RESIDENTIAL DEVELOPMENT
– Population Growth in New Units
157
161
165
169
173
177
181
186
190
194
198
1,950
REVENUE
– DC Receipts: Inflated
$108.8
$113.9
$119.3
$124.7
$130.3
$136.1
$142.0
$148.1
$154.4
$160.8
$167.4
$1,505.8
INTEREST
– Interest on Opening Balance
$2.5
($0.8)
($5.3)
($8.7)
($11.4)
($13.4)
($14.4)
($14.5)
($13.6)
($11.6)
($8.3)
($99.7)
– Interest on In-year Transactions $1.0 $0.9 $1.1 $1.1 $1.2 $1.3 $1.3 $1.4 $1.4 $1.5 $2.8 $15.0
– Interest on Debt ($144.3) ($132.2) ($119.7) ($106.7) ($93.1) ($79.0) ($64.4) ($49.2) ($33.4) ($17.0) $0.0 ($839.1)
TOTAL REVENUE ($32.1) ($18.3) ($4.6) $10.5 $27.0 $45.0 $64.5 $85.7 $108.8 $133.7 $161.8 $581.9
CLOSING CASH BALANCE ($15.4) ($96.1) ($158.4) ($207.8) ($242.9) ($262.3) ($264.5) ($247.9) ($210.8) ($151.5) $1.3

APPENDIX D.3 TABLE 2

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE SEWER SERVICES – COMBINED
NON-RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

SEWER SERVICES – COMBINED
2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $26.1 ($4.4) ($33.2) ($55.4) ($73.1) ($85.8) ($92.9) ($93.9) ($88.3) ($75.3) ($54.4)
2021 – 2031 NON-RESIDENTIAL FUNDING REQUIREMENTS
– Sewer Services – Combined: Non Inflated
$2.76
$5.19
$2.76
$2.76
$2.76
$2.8
$2.8
$2.8
$2.8
$2.8
$2.8
$32.8
– Sewer Services – Combined: Debenture Prinicipal Paymen $17.1 $17.8 $18.5 $19.2 $20.0 $20.7 $21.6 $22.4 $23.3 $24.2 $0.0 $204.7
– Sewer Services – Combined: Inflated $19.89 $23.09 $21.36 $22.1 $23.0 $23.8 $24.7 $25.6 $26.5 $27.5 $3.4 $240.8
NON-RESIDENTIAL GROWTH
– Non-Residential Growth in Square Metres
5,642
5,747
5,854
5,962
6,071
6,182
6,295
6,408
6,524
6,641
6,759
68,086
REVENUE
– DC Receipts: Inflated
$41.5
$43.1
$44.8
$46.5
$48.3
$50.2
$52.1
$54.1
$56.2
$58.3
$60.6
$555.7
INTEREST
– Interest on Opening Balance
$0.9
($0.2)
($1.8)
($3.0)
($4.0)
($4.7)
($5.1)
($5.2)
($4.9)
($4.1)
($3.0)
($35.2)
– Interest on In-year Transactions $0.4 $0.4 $0.4 $0.4 $0.4 $0.5 $0.5 $0.5 $0.5 $0.5 $1.0 $5.5
– Interest on Debt ($53.4) ($48.9) ($44.3) ($39.4) ($34.4) ($29.2) ($23.8) ($18.2) ($12.4) ($6.3) $0.0 ($310.4)
TOTAL REVENUE ($10.6) ($5.7) ($0.9) $4.4 $10.3 $16.7 $23.6 $31.2 $39.5 $48.4 $58.6 $215.6
CLOSING CASH BALANCE ($4.4) ($33.2) ($55.4) ($73.1) ($85.8) ($92.9) ($93.9) ($88.3) ($75.3) ($54.4) $0.9

APPENDIX D.4
WATER TECHNICAL APPENDIX

WATER TECHNICAL APPENDIX
As part of this development charges update for the Township, projects related to Water infrastructure are now being considered for recovery. Water services in the Township are provided by the Lambton Area Water Supply System (LAWSS). In order to properly service the LAWSS’s growing population, development-related works are being studied and planned for. The Township is funding a share of the cost of these studies.

TABLE 1 2021-2031 DEVELOPMENT RELATED CAPITAL PROGRAM & CALCULATION OF THE “UNADJUSTED” DEVELOPMENT CHARGES

The LAWSS is planning to undertake a twinning of the West Lambton Subsystem, which will include a Grid Reinforcement for the Township of St. Clair. The work arising in part from an Environmental Assessment completed in 2010. It is assumed that the benefit of these improvements will be spread evenly across the Township between existing residents and new development. The development-related chare is eligible for funding through development charges.

The total cost of the project is $32.0 million. A share of $22.7 million has been netted off as this will be funded by other municipalities, leaving a total Township share of $9.3 million (or 29.2% of the cost, based on 2019 St. Clair usage of the LAWSS). A share of $8.8 million has been netted off from the St. Clair share to reflect the benefit of the works accruing to existing development in the Township. The remaining $572,605 is brought forward to the development charge calculation.

Of the $572,605, $418,002, or 73 per cent, is allocated to residential development. This results in a charge of $214.39 per capita. The remaining $154,603 (27 per cent) is allocated to non-residential development, yielding in a charge of $2.27 per square metre.

TABLE 2 CASH FLOW ANALYSIS
After taking into account the timing of projects and development, the residential charge increases to $217.00 per capita and the non-residential charge increases to $2.35 per square metre.

WATER SUMMARY
2021-2031 Unadjusted Adjusted
Development-Related Capital Program Development Charge Development Charge
Total Net DC Recoverable $/capita $/sq.m $/capita $/sq.m
$32,000,000 $572,605 $214.39 $2.27 $217.00 $2.35

APPENDIX D.4 TABLE 1

TOWNSHIP OF ST. CLAIR DEVELOPMENT-RELATED CAPITAL PROGRAM

Service Project Description
Timing Gross
Project
Cost Grants/
Subsidies/Other
Recoveries Net
Municipal
Cost Ineligible Costs Total
DC Eligible
Costs DC Eligible Costs
Replacement
& BTE Shares 2021 –
2031 Post
2031

13.0 WATER

13.1 Lambton Area Water Supply System (LAWSS): Twinning of West Lambton Subsystem
13.1.1 St. Clair Grid Reinforcement (Phase 1 – 2010 EA)
Subtotal LAWSS: Twinning of West Lambton Subsystem

TOTAL WATER

2021 – 2031

$ 32,000,000

$ 22,662,400

$ 9,337,600

$ 8,764,995

$ 572,605

$ 572,605

$ –
$ 32,000,000 $ 22,662,400 $ 9,337,600 $ 8,764,995 $ 572,605 $ 572,605 $ –
$ 32,000,000 $ 22,662,400 $ 9 ,337,600 $ 8,764,995 $ 572,605 $ 572,605 $ –

Residential Development Charge Calculation
Residential Share of 2021-2031 DC Eligible Costs 73% $ 418,002 Reserve Fund Balance
2021-2031 Growth in Population in New Units 1,950 Balance as at December 31, 2020 $0
Unadjusted Development Charge Per Capita $214.39

Non-Residential Development Charge Calculation
Non-Residential Share of 2021-2031 DC Eligible Costs 27% $ 154,603
2021-2031 Growth in Square Metres 68,086
Unadjusted Development Charge Per Square Metre $2.27

APPENDIX D.4 TABLE 2

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE WATER
RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

OPENING CASH BALANCE $0.00 ($4.1) ($7.6) ($10.4) ($12.4) ($13.6) ($13.8) ($13.0) ($11.1) ($8.0) ($3.5)
.
2021 – 2031 RESIDENTIAL FUNDING REQUIREMENTS
– Water: Non Inflated
$38.0
$38.0
$38.0
$38.0
$38.0
$38.0
$38.0
$38.0
$38.0
$38.0
$38.0
$418.0
– Water: Inflated $38.0 $38.8 $39.5 $40.3 $41.1 $42.0 $42.8 $43.7 $44.5 $45.4 $46.3 $462.4
NEW RESIDENTIAL DEVELOPMENT
– Population Growth in New Units
157
1 61
1 65
1 69
1 73
1 77
1 81
1 86
1 90
1 94
1 98
1,950
REVENUE
– DC Receipts: Inflated
$34.0
$35.6
$37.2
$38.9
$40.7
$42.5
$44.3
$46.2
$48.2
$50.2
$52.3
$470.1
INTEREST
– Interest on Opening Balance
$0.0
($0.2)
($0.4)
($0.6)
($0.7)
($0.7)
($0.8)
($0.7)
($0.6)
($0.4)
($0.2)
($5.4)
– Interest on In-year Transactions ($0.1) ($0.1) ($0.1) ($0.0) ($0.0) $0.0 $0.0 $0.0 $0.1 $0.1 $0.1 $0.0
TOTAL REVENUE $33.9 $35.3 $36.7 $38.3 $40.0 $41.8 $43.6 $45.5 $47.7 $49.8 $52.2 $464.8
CLOSING CASH BALANCE ($4.1) ($7.6) ($10.4) ($12.4) ($13.6) ($13.8) ($13.0) ($11.1) ($8.0) ($3.5) $2.3

2021 Adjusted Charge Per Capita
$217.00
Allocation of Capital Program
Residential Sector

73.0%
Non-Residential Sector 27.0%
Rates for 2021
Inflation Rate
2.0%
Interest Rate on Positive Balances 3.5%
Interest Rate on Negative Balances 5.5%

APPENDIX D.4 TABLE 2

TOWNSHIP OF ST. CLAIR
CASHFLOW AND DETERMINATION OF DEVELOPMENT CHARGE WATER
NON-RESIDENTIAL DEVELOPMENT CHARGE
(in $000)

WATER 2021
2022
2023
2024
2025
2026
2027
2028
2029
2030
2031
TOTAL
OPENING CASH BALANCE $0.0 ($0.8) ($1.4) ($1.8) ($1.9) ($1.8) ($1.4) ($0.6) $0.5 $2.1 $4.1
2021 – 2031 NON-RESIDENTIAL FUNDING REQUIREMENTS
– Water: Non Inflated $14.05
$14.05
$14.05
$14.05
$14.05
$14.05
$14.1
$14.1
$14.1
$14.1
$14.1
$154.6
– Water: Inflated $14.1 $14.3 $14.6 $14.9 $15.2 $15.5 $15.8 $16.1 $16.5 $16.8 $17.1 $171.0
NEW RESIDENTIAL DEVELOPMENT
– Non-Residential Growth in Square Metres 5,642
5,747
5,854
5,962
6,071
6,182
6,295
6,408
6,524
6,641
6,759
68,086
REVENUE
– DC Receipts: Inflated $13.3
$13.8
$14.3
$14.9
$15.4
$16.0
$16.7
$17.3
$18.0
$18.7
$19.4
$177.8
INTEREST
– Interest on Opening Balance $0.0
($0.0)
($0.1)
($0.1)
($0.1)
($0.1)
($0.1)
($0.0)
$0.0
$0.1
$0.1
($0.3)
– Interest on In-year Transactions ($0.0) ($0.0) ($0.0) ($0.0) $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.1
TOTAL REVENUE $13.3 $13.7 $14.2 $14.8 $15.3 $15.9 $16.6 $17.3 $18.0 $18.8 $19.6 $177.6
CLOSING CASH BALANCE ($0.8) ($1.4) ($1.8) ($1.9) ($1.8) ($1.4) ($0.6) $0.5 $2.1 $4.1 $6.6

APPENDIX E
RESERVE FUNDS

RESERVE FUNDS
The Development Charges Act requires that a reserve fund be established for each service for which development charges are collected. Table 1 presents the uncommitted reserve fund balances, as at October 9, 2020, that are available to help fund the development- related net capital costs identified in this study. We have made an adjustment based on anticipated collections to year-end to arrive at an uncommitted reserve fund balance as of December 31, 2020. All of the available reserve funds are accounted for in this study.

As shown in Table 1, the December 2020 total reserve fund balance was in a positive position of $663,085. These funds are assigned to projects in the cash flow analysis for each service area. This has the effect of reducing and deferring capital costs brought forward to the development charge calculation through the cash flow analysis.

APPENDIX E TABLE 1

TOWNSHIP OF ST. CLAIR
DEVELOPMENT CHARGE RESERVE FUND BALANCES BY ACCOUNT DECEMBER 31, 2020

Service Uncommitted
Reserve Fund Balance as at October 9, 2020

Adjustment to Year-End 2020
Uncommitted Reserve Funds as at December 31, 2020

Library Service
$17,570
$1,520
$19,090
Fire Department $24,077 $20,093 $44,171
Police Service $32,790 $5,140 $37,930
Indoor Recreation $127,489 $7,602 $135,091
Park Development & Facilities $45,602 $7,602 $53,204
Public Works $72,426 $6,979 $79,405
General Government $31,728 $7,238 $38,966
Roads & Related $33,919 $56,083 $90,002
Sewer Services $34,776 $61,740 $96,516
Storm Drainage $62,277 $6,434 $68,711

Total Development Charge Reserve Funds
$482,655
$180,430
$663,085
Source: Township of St. Clair Development Charges Reserve Fund Statements

APPENDIX F
COST OF GROWTH

ASSET MANAGEMENT PLAN
The DCA now requires that municipalities complete an Asset Management Plan before passing a development charges by-law. A key function of the Asset Management Plan is to demonstrate that all assets funded under the development charges by-law are financially sustainable over their full life cycle.

i. Asset Types
A summary of the future Township-owned assets and estimated useful life assumptions for eligible DC services considered as part of the study are outlined in Table 1. Although all capital assets considered in this study have been identified, not all assets necessitate future replacement or ongoing maintenance activities. The exception and the justification is as follows:

 Some projects do not relate to the emplacement of a tangible capital asset – some examples include the acquisition of land or the undertaking of development-related studies. These projects/costs do not necessarily require future replacement or ongoing maintenance. Such projects are identified as “not infrastructure” in the table.

 For assets that have been constructed (i.e. recovery of past commitments) it is assumed that the related contribution is already included within the Township’s annual provision. As such, these projects are identified as “not applicable” in the table.

It should be noted that the capital cost estimates prepared for each of the projects identified in this section include grouped costs of various individual elements, which, as a stand-alone item, may have its own useful life (e.g. new buildings include: HVAC, structural elements, roof, etc.). Accordingly, the average useful life assumptions noted below are applicable to all project components.

Table 1 ‒ Summary of Township Assets Useful Lives
Service Estimated Useful Life
Fire Department
Debenture Principal
Buildings
Not infrastructure 40 years
Police Service
Debenture Principal
Not infrastructure
Indoor Recreation
Buildings
40 years

Table 1 ‒ Summary of Township Assets Useful Lives
Master Plan Not infrastructure
Park Development & Facilities
Buildings
Land Development
40 years
20 years
Public Works
Buildings
Vehicles & Equipment
40 years
15 years
General Government
Studies
Not Infrastructure
Roads & Related
Roads Infrastructure
Bridges
50 years
50 years
Storm Drainage
Master Plan
Storm Upgrade
Not infrastructure
50 years
Water
Water Infrastructure
50 years

ii. Annual Provision
When assets require rehabilitation or are due for replacement, the source of funds is limited to reserves or contributions from operating. Capital expenditures to carry out the rehabilitation and replacement of aging infrastructure are not growth-related and are therefore not eligible for funding through development charge revenues or other developer contributions.

Based on the information obtained from Township staff regarding useful life assumptions and the capital cost of acquiring and/or emplacing each asset, a provision for infrastructure replacement has been calculated for both the general and engineered services. Provisions for infrastructure replacement are initially calculated for each asset based on their useful life and the anticipated cost of replacement. The aggregate of all individual provisions form the required annual capital provision. In calculating the annual provisions, a number of assumptions are made to account for inflation (2.0 per cent) and interest (3.5 per cent).

Consistent with the requirements of the DCA, assets that are proposed to be funded under the development charges by-law have been included in the analysis. As a result, the total calculated annual provision for development charge related infrastructure has been netted down to consider the replacement of existing infrastructure or benefit-to-existing (BTE)

development. However, for reference, the annual replacement provisions associated with the non-development charge funded costs, including costs related to benefit-to-existing (BTE) and post-period benefit have also been calculated.

Table 2 provides the calculated annual asset management contribution for both the gross capital expenditures and the share related to the 2021-2031 DC recoverable portion for General Services and Engineering Services. The year 2032 has been included to calculate the annual contribution for the 2021-2031 period as the expenditures in 2031 will not trigger asset management contributions until 2032. As shown in Table 2, by 2032, the Township will need to fund an additional $100,698 per annum in order to properly fund the full life cycle costs of the new assets related to General and Engineering Services supported under the development charges by-law.

APPENDIX F
TABLE 2

TOWNSHIP OF ST. CLAIR CALCULATED ANNUAL PROVISION BY 2032

Service 2021 – 2031
Capital Program Calculated AMP Annual
Provision by 2032
DC Recoverable Non-DC Funded DC Related Non-DC Related
Library Service $ – $ – $ – $ –
Fire Department $ 304,754 $ 1,949,213 $ 348 $ 5,335
Police Service $ 152,481 $ 7 4,770 $ – $ –
Indoor Recreation $ 145,000 $ 2 5,000 $ 3,343 $ –
Park Development & Facilities $ 705,423 $ 2,214,577 $ 3 5,112 $ 8 4,216
Public Works $ 363,066 $ 4 6,934 $ 9,563 $ 1,184
General Government $ 104,000 $ – $ – $ –
Roads & Related $ 1,584,566 $ 2,440,434 $ 3 4,237 $ 5 2,845
Sewer Services (Combined) $ 879,779 $ 5,795,416 $ 2,722 $ 3 3,577
Storm Drainage $ 7 6,653 $ 1,173,347 $ 1,515 $ 2 3,196
Water $ 572,605 $ 3 1,427,395 $ 1 3,857 $ 760,526
Total $ 4,888,327 $ 45,147,086 $ 1 00,698 $ 9 60,879

iii. Financial Sustainability of the Program
a) Future Revenue Growth
The calculated annual funding provision should be considered within the context of the Township’s projected growth. Over the next 11 years (to 2031) the Township is projected to increase by 696 households, which represents a 12 per cent increase over the existing base. In addition, the Township will also add 704 new employees that will result in approximately 68,086 square metres of additional non-residential building space.

This growth will have the effect of increasing the overall assessment base and additional user fee and charges revenues to offset the capital asset provisions required to replace the infrastructure proposed to be funded under the development charges by-law. The collection of these funds is intended to be allocated to the Township’s reserves for the future replacement of these assets.

LONG-TERM CAPITAL AND OPERATING IMPACT ANALYSIS
As shown in Table 3, by 2031, the Township’s net operating costs are estimated to increase by $418,800 for property tax supported services. Increases in net operating costs would be experienced if new facilities such as park facilities are opened. Operating and maintenance costs will also increase as additions to in the Township’s road network are made. Water and Sewer capital expenditures are expected to be off-set by user fees and water/sewer rates rather than property taxes and therefore no impact is reflected in the analysis. Capital costs related to studies are not expected to have an impact on property tax supported costs.

Table 4 summarizes the components of the development-related capital forecast that will require funding from non-DC sources. In total, $22.3 million will need to be financed from non-DC sources over the 2021-2031 planning period. In addition, $196,300 in interim DC financing related to post-period shares of projects may be required. However, because DC by-laws must be revisited at least every five years, it is difficult to determine the quantum of interim financing that may be necessary.

Council is made aware of these factors so that they understand the operating and capital costs that will not be covered by DCs as it adopts the development-related capital forecast set out in the Study.

THE PROGRAM IS DEEMED FINANCIALLY SUSTAINABLE
In summary, the asset management plan and long-term capital and operating analysis included in this appendix demonstrates that the Township can afford to invest and operate the identified general and engineered services infrastructure over the ten-year planning period. Importantly, the Township’s annual budget review allows staff to continue to monitor and implement mitigating measures should the program become less sustainable.

APPENDIX F TABLE 3

TOWNSHIP OF ST. CLAIR
ESTIMATED NET OPERATING COST OF THE PROPOSED DEVELOPMENT-RELATED CAPITAL PROGRAM
(in constant 2020 dollars)

Net Cost Estimated Operating Costs ($000)
(in 2020$) 2021 2022 2023 2024 2025 2026 2027 2028 2029 2030 2031

Fire Department $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $20.0 $20.0 $20.0 $20.0 $20.0
Fire Share of Emergency Services Building – already constructed $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0
New Vehicles and Equipment – already purchaseed $0.0 $0.00 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0
Storage Space $0.10 per $1.00 of total $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $20.0 $20.0 $20.0 $20.0 $20.0
infrastructure value

Police Service $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0
Police Share of Emergency Services Building – already constructed $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0

Indoor Recreation $0.0 $0.0 $0.0 $0.0 $0.0 $12.0 $12.0 $12.0 $12.0 $12.0 $12.0
Storage/First Aid Room $0.10 per $1.00 of total $0.0 $0.0 $0.0 $0.0 $0.0 $12.0 $12.0 $12.0 $12.0 $12.0 $12.0
infrastructure value

Park Development & Facilities $0.0 $0.0 $0.0 $0.0 $6.0 $40.0 $140.0 $140.0 $140.0 $140.0 $140.0
Total Park Development & Facilities Program $0.05 per $1.00 of total $0.0 $0.0 $0.0 $0.0 $6.0 $40.0 $140.0 $140.0 $140.0 $140.0 $140.0
infrastructure value

Public Works $25.8 $34.5 $37.5 $40.5 $43.5 $46.5 $49.5 $52.5 $52.5 $55.5 $58.5
Total Buildings & Fleet New Infrastructure $0.15 per $1.00 of total $25.8 $34.50 $37.5 $40.50 $43.5 $46.50 $49.5 $52.50 $52.50 $55.5 $58.5
infrastructure value

General Government $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0
Development-Related Studies – no additional operating costs $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0

Roads & Related $16.5 $33.5 $51.0 $69.0 $87.4 $106.4 $125.9 $145.9 $146.4 $166.8 $188.3
Roads and Related Projects $300 per household $16.5 $33.49 $51.0 $68.97 $87.4 $106.42 $125.9 $145.86 $146.35 $166.8 $188.3

Storm Drainage $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0
Included in Roads $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0

Sanitary Sewer $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0
Rate Supported Costs $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0

Water $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0
Rate Supported Costs $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0 $0.0

TOTAL ESTIMATED OPERATING COSTS $42.3 $68.0 $88.5 $109.5 $136.9 $204.9 $347.4 $370.4 $370.9 $394.3 $418.8

APPENDIX F TABLE 4

TOWNSHIP OF ST. CLAIR
SUMMARY OF TAX AND RATE SUPPORTED FUNDING REQUIREMENTS CAPITAL PROGRAM FOR ALL SERVICES

Service Development-Related Capital Program (2021-2031)

Net Municipal Cost
($000)
Replacement & Benefit to Existing
($000)

Available DC Reserve Funds
($000)

Post-Period Benefit
($000) Total DC Eligible Costs for Recovery
($000)
1.0 LIBRARY SERVICE $ – $ – $ 1 9.1 $ – $ –
2.0 FIRE DEPARTMENT $ 2,254.0 $ 1,949.2 $ 4 4.2 $ – $ 2 60.6
3.0 POLICE SERVICE $ 227.3 $ – $ 3 7.9 $ 7 4.8 $ 1 14.6
4.0 INDOOR RECREATION $ 170.0 $ 2 5.0 $ 1 35.1 $ – $ 9 .9
5.0 PARK DEVELOPMENT & FACILITIES $ 2,920.0 $ 2,214.6 $ 5 3.2 $ – $ 6 52.2
6.0 PUBLIC WORKS $ 410.0 $ 4 6.9 $ 7 9.4 $ – $ 2 83.7
7.0 GENERAL GOVERNMENT $ 104.0 $ – $ 3 9.0 $ – $ 6 5.0
8.0 ROADS & RELATED $ 4,025.0 $ 2,440.4 $ 9 0.0 $ – $ 1,494.6
9.0 SEWER SERVICES – PLANT $ 5,055.2 $ 4,296.9 $ 7 3.1 $ – $ 6 85.2
10.0 SEWER SERVICES – LAGOON $ 1,620.0 $ 1,377.0 $ 2 3.4 $ 1 21.5 $ 9 8.1
11.0 STORM DRAINAGE $ 1,250.0 $ 1,173.3 $ 6 8.7 $ – $ 7 .9
12.0 WATER $ 9,337.6 $ 8,765.0 $ – $ – $ 5 72.6
Total $ 27,373.0 $ 22,288.4 $ 663.1 $ 196.3 $ 4,244.3
Note: Total DC eligible costs for recovery will not exactly match what is presented in the capital programs as we included the reserve fund balances as part of the cash flow analysis and not in the individual capital programs

APPENDIX G
DRAFT 2021 DEVELOPMENT CHARGES BY-LAW (AVAILABLE UNDER SEPARATE COVER)