1. Development Charges
May, 2015

2. Purpose of Development Charges
New development generates the need for new infrastructure which should be financed, in part, by the new development;
Development Charges are a mechanism for recovering the net costs associated with the new infrastructure required due to residential and non-residential growth; and
Development Charges may only be used for the purpose for which they were collected.

3. Current Schedule of Development Charges
Determined through a Development Charge Background Study as required by the Development Charges Act, 1997;
Background Study performed by Watson & Associates Economists Ltd. in 2014
Study presented to the public in August 2014 to solicit input and answer questions; and
By-Law number 1344 adopted August 25, 2014, with new charges effective September 1, 2014.

4. Methodology for Calculating Development Charges
Identify amount, type and location of growth;
Identify servicing needs to accommodate growth;
Identify capital costs to provide services to meet needs;
Deduct:
Grants, subsidies and other contributions;
Benefit to existing development;
Statutory 10% deduction; and
D.C. reserves where applicable;
Net costs allocated been residential and non-residential and DC’s calculated for each.

5. Forecasted Growth Measure 10 Year 2014 to 2023 18 Year 2014 to 2031
Population Increase
1,432
3,650
Residential Unit Increase
780
1,735
Non-Residential Gross Floor Area Increase (square feet)
332,700
667,300

6. Capital Costs to Meet Needs
Service
Net Capital Cost
Less Benefit to Existing Development
Less: Grants, Subsidies & Other Contributions & Other Deductions
Total Recovered from Development Charges
Administrative Studies
$ ,000
$ ,750
$ ,150
$ ,100
Recreation Facilities & Parkland
$ 11,567,591
$ 8,527,345
$ ,760
$ 2,719,486
Fire Facilities, Vehicles & Equipment
$ 2,174,161
$ 1,387,392
$ ,000
$ ,769
Roads
$ 3,193,000
$ 1,596,175 $
$ 1,596,825
Roads Facilities & Vehicles
$ ,700
$ ,800
$ ,900
Police Facilities & Equipment
$ ,000
$ ,766
$ ,234
Total - Municipal-Wide Services
$ 18,287,452
$ 11,877,228
$ ,910
$ 5,729,314
Wastewater - Ward 1
$ 10,542,318
$ 5,562,930
$ 4,979,388
Wastewater - Ward 2
$ ,423
Wastewater - Ward 3
$ 6,600,000
$ 3,300,000
Wastewater - Ward 4
$ 6,360,014
$ 5,190,620
$ 1,169,394
Total - All Services
$ 41,897,207
$ 22,630,778
$ 3,980,910
$ 15,285,519
54.0%
36.5%

7. Current Development Charges
Service
Residential - Single & Semi Detached
Residential - Apts. - 2 Bedrooms
Residential - Apts. - Bachelor & 1 Bedroom
Residential - Other Multiples
Non-Residential (per square foot)
Wind Turbines & Telecommunication Towers
Solar Farms (per square foot)
Municipal-Wide Services
Roads and related
$ ,298 $ $ $ $
Fire service $ $ $ $ $
Police services $ $ $ $ $
Outdoor recreation $ $ $ $ $ $
Indoor recreation
$ ,197
$ ,854
$ ,418
$ ,207 $
Library serices $ $ $ $ $
Administration $ $ $ $ $
Total - Municipal-Wide
$ ,563
$ ,806
$ ,911
$ ,530 $
$ ,408 $
Area Specific Serices
Wastewater - Ward 1
$ ,390
$ ,966
$ ,503
$ ,339 $
Wastewater - Ward 2 $ $ $ $
Wastewater - Ward 3
$ ,754
$ ,017 $
$ ,210 $
Wastewater - Ward 4
$ ,473
$ ,434
$ ,096
$ ,706 $

8. Total Development Charges By Ward
Residential - Single & Semi Detached
Residential - Apts. - 2 Bedrooms
Residential - Apts. - Bachelor & 1 Bedroom
Residential - Other Multiples
Non-Residential (per square foot)
Wind Turbines & Telecommunication Towers
Solar Farms (per square foot)
Ward 1
$9,953
$5,772
$4,414
$6,869
$3.83
$2,408
$1.44
Ward 2
$7,290
$4,227
$3,233
$5,031
$1.78
Ward 3
$8,317
$4,823
$3,688
$5,740
$2.92
Ward 4
$9,036
$5,240
$4,007
$6,236
$3.20

9. Historical Development Charges – Residential (Per Unit)

10. Historical Development Charges – Non-Residential (Per Square Foot)

11. Comparison of Residential Development Charges (Per Unit)

12. Comparison of Non-Residential Development Charges (Per Square Foot)

13. Development Charge Reserves
Service
Opening Balance 2014
Interest Earnings
2014 Development Charges
2014 Withdrawals
Closing Balance 2014
Administration
$149,255
$1,869
$8,379
$159,503
Police
$33,766
$428
$5,484
$39,678
Fire
$1,792
$24
$12,642
$14,458
Roads
$268,175
$3,353
$49,941
$321,469
Recreation:
Library $0
$132
$10,374
$10,506
Outdoor Facilities
$257,645
$3,221
$47,079
$307,945
Indoor Facilities
$153,823
$1,940
$77,658
$233,421
Wastewater
Ward 1
($1,290,154)
($10,912)
$100,216
($361,710)
($1,562,560)
Ward 2
$19,322
$235
$576
$20,133
Ward 3
$326,944
$4,052
$3,388
$334,384
Ward 4
($46,547)
($280)
$109,479
($47,363)
$15,289
($125,979)
$4,062
$425,216
($409,073)
($105,774)

14. New Single Family Residential – 2011 to 2015 (Number of Homes)

15. Housing Starts – Windsor/Essex County
Development Charges
2014
2014 as a % of Total Households
2013
Tecumseh
$ ,406 25
0.28% 24
Kingsville
$ ,550 45
0.55% 61
Leamington $ 54
0.51% 15
Essex
$ ,495 63
0.71% 53
Amherstburg
$ ,139 75
0.92% 69
Lakeshore
$ ,278
177
1.32%
155
Lasalle
$ ,604
208
2.00%
145
Windsor
$ ,874
321
0.33%
315
781
0.47%
684

16. Area-Specific Discount of D.C.’s - Harrow
Full D.C.
On Full D.C.
On D.C. Excluding Wastewater
Municipal-Wide
$ ,563
$ ,282
$ ,641 $
Wastewater
$ ,473
$ ,237 $
Total
$ ,036
$ ,518
$ ,755
$ ,259
$ ,114
Effective Reduction 0%
50%
36%
75%
54%
100%
73%
Average No. SFR per Year 4
Reserve Funding Required
$ ,072
$ ,126
$ ,108
$ ,689
$ ,144
$ ,252
Assume Increased SFR per Year 8
$ ,216
$ ,378
$ ,288
$ ,504