CHANGES IN WAINFLEET;
CHUCK MILLER STARTS POSITION OF PLANNER
Wainfleet has a new manager of planning.
On Monday, Chuck Miller assumed the position of manager of planning and will be with the township on a full-time basis.
"I appreciate the opportunity to come to Wainfleet. Hopefully I can offer something to the community," the Fonthill resident said during his first week.
With a long career in planning and a degree from the University of Waterloo's School of Planning, Miller worked in Winnipeg Man., and Cornwall before becoming Port Colborne's planner in 1985.
His role of planner changed to that of the strategic project coordinator, where he first became involved in the Community Based Risk Assessment.
After retiring from the city he worked part-time with Dr. Rob Watters of Watters Environmental Group Inc. for one year, chairing the lead task force and CBRA meetings which both deal with Inco's possible lead contamination.
When the manager of planning position became vacant, Miller jumped at the opportunity to return to planning. The position has been vacant since July 6 when planner Michael Benner left the township to pursue employment in the private sector.
In addition to working with zoning bylaws, Miller will be directly involved with the Official Plan update, secondary planning in the Lakeshore area and the Northeast draft, which are all underway.
"We're very pleased to have Chuck on board. He has a wealth of knowledge that will be very instrumental in moving Wainfleet forward," said Mayor Barbara Henderson. "He knows the area really well which was a bonus."
With the role of manager of planning now filled, the township can move ahead with additional restructuring. New positions of CAO and treasurer/tax collector will be filled in December. The position of operations foreman will also be removed and replaced with the position of manager of operations.
The CAO will report to council as the township's senior manager and the treasurer/tax collector will focus primarily on municipal treasury responsibilities and will replace the position of director of corporate services. The changes will cost the township an additional $104,000 annually and will be allocated from reserve funds. A new library CEO has also been hired and will assume her position on Nov. 3 .
ALTERNATIVES TO BIG PIPE EXIST
ONCE AGAIN LET'S ADDRESS THE WATER AND SEWERS ISSUE IN WAINFLEET.
In the column by Queen's Park bureau chief James Wallace, headlined Infrastructure deficit growing, the Tribune, Monday, Nov. 26, the writer says Ontario's minister for infrastructure renewal, David Caplan, estimates that in Ontario alone there is a $100 billion infrastructure deficit. The column notes that taxpayers will certainly have to pay more and we as Ontarians already pay the highest property tax bills in the country.
With all that being said, I still cannot fathom why the powers that be want to install water and sewers line from Lakeshore Road in Wainfleet to Port Colborne at a $75 million cost to taxpayers, likely more.
And yes it will cost all Niagara taxpayers this unnecessary cost. We are told the ground water is affected with e-coli and not fit to drink.
Who along the lakeshore and really anywhere in southern Ontario drinks from well water without proper purification?
Niagara Medical Officer of Health Dr. Robin Williams chose to implement a water boil advisory along the lakeshore in Wainfleet because of the presence of e-coli bacteria found in the ground water, brought on mainly by human waste filtering into our ground water brought on by failing septic systems.
We do have alternatives. When we first built here in Wainfleet we had no services, so we installed an approved septic system (priced at approximately $15,000) and purchased a state of the art water purification system (approximately $3,500).
We collect mostly rain water and at times rely on our local water providers for the balance of our water needs. We have our water tested by the regional heath department on a regular basis and have always had a clean report - water that we can drink from the tap, pure water, water with no sign of any contamination.
Now this was all done at our cost and none to the taxpayer. We have a safe septic and water system.
So what is the problem?
Since Ontario has a $100 billion infrastructure deficit, David Caplan, regional council and Wainfleet town council should not add to it.
Just leave us alone to fix, replace and repair, we will save the taxpayers a minimum of $75 million.
Why spend $75 million? So we can attach to Port Colborne's already antiquated and failing infrastructure?
We can eliminate the need for all of this unnecessary expense simply by reducing sewage spin-off, by replacing antiquated septic systems. Numerous water purification systems are available through many manufacturers. These problems and solutions have been addressed many times before, I know, but frustration has a tendency to repeat.
If our elected council chooses to hook up with Port Colborne rather than the other solutions, well then I'm sorry I voted for our elected council and I look forward to the next election when I can vote them all out.
Adrian Goemans
Wainfleet
COUNCIL BACKED ON PLEDGE
Just 12 months ago Wainfleet had a newly elected township council who had pledged at worst to investigate all the alternatives to Niagara Region's Big Pipe project -- and at best, actually oppose it.
That same council also pledged themselves to a controlled and limited residential development within the township, the then-existing Bylaws requiring a minimum lot size of 1.6 acres (because of the recognized groundwater quality concerns within the whole of Wainfleet, not just Lakeshore, the then-township planner Michael Benner had recommended increasing the minimum lot size to two acres), a maximum of perhaps 25 individual developments each year and, in all cases, future developments to suit the rural character of Wainfleet.
In those same short 12 months Wainfleet township council have instead:
# Unanimously endorsed the region's Big Pipe plan that can only lead to urban style, sub-division developments.
# Unanimously approved planning permission for a beach-condo style sub-division on Lakeshore on only one-acre lots that cannot be described as rural in any way.
# Have proposed a secondary plan for the northeast of Wainfleet that includes 96 acres for future residential development.
# Will likely soon approve building permission for a $1.2-million development on Rathfon Road. Whether right or wrong, this area supposedly under a BWA and so unfit for such approval under Public Health requirements.
And there are additionally 23 acres for sale in Winger. with the person selling them stating that planning permission should be obtained for 1 acre lots, with septic systems and wells or cisterns.
This is not just a Big Pipe issue, a Lakewood development issue, secondary plans or even Winger, this is about the future of all of Wainfleet and how those of you who have invested generations, lifetimes, or even moved here recently, just like it as it is and want to see it stay that way.
To have any chance of saving it for the future you must all e-mail or write to the township council now, not tomorrow. Demand they immediately freeze all zoning and planning applications they have so far approved and additionally demand they impose a moratorium on any future development, we have given them that authority under the Municipal Act, until such time that they find the courage to convene a real public meeting and actually talk to those of us who elected them and openly and honestly discuss what we, the Wainfleet residents, wish for our township.
They owe us no less and we, all of us, deserve no more.
Wainfleet is in crisis and this is very, very important.
Andrew Watts,
Wainfleet
URBAN SPRAWL TAXES US ALL
RE. 'DEVELOPERS SHOULD PAY FULL COST OF SPRAWL,' DOUG DRAPER, NOV. 16:
Doug Draper does understand the inner workings of the Regional Municipality of Niagara well and makes the point that urban sprawl taxes us all (ours and future generations) to death.
I am one who lives in an older home in a Niagara urban centre and am paying property taxes that have skyrocketed and thus am subsidizing the developer's suburbs.
I am not against paying higher taxes for services such as health care, libraries, day care centres and other social services that will benefit our society and our Niagara community as a whole.
However, I don't wish to pay for new homes and services when the developers who do so have "heavily discounted" charges.
One should only subsidize a business (in this case, the development industry) that is in business to benefit the community.
You may recall the saying "if you build it, they will come." When we push for super highways like the 407 you see the massive development inching out towards it from Toronto, all around Vaughan, Aurora, Pickering.
As well, as soon as a municipality agrees to services such as sewer lines on farmland around such transportation corridors, large houses with tiny lots will spring up to fill in the area.
And there will be less agricultural lands to feed this burgeoning nation. Does this make much sense? I think not and hope the region will stop subsidizing developers at the taxpayer's expense.
Perhaps it should even reconsider the whole idea of a mid-Niagara highway.
Gail Benjafield
St. Catharines
WELLAND TRIBUNE LETTERS NOV. 23 , 2007
WHAT ACCOUNTABILITY?
WHAT 'TRANSPARENCY AND ACCOUNTABILITY'?
AFTER THEIR FIRST YEAR IN OFFICE, WAINFLEET TOWNSHIP COUNCIL'S REPORT CLAIMS A SUCCESSFUL YEAR WITH TRANSPARENT GOVERNMENT. I WISH I COULD FIND JUST ONE SINGLE WAINFLEET RESIDENT WHO COULD AGREE WITH THIS!
AT THE END OF THIS FIRST DISASTROUS YEAR, WAINFLEET COUNCIL HAVE ENDORSED NIAGARA REGION'S PLANS TO CONNECT 14 KILOMETRES OF LAKESHORE TO PORT COLBORNE'S BROKEN AND UNSUSTAINABLE WATER AND WASTEWATER INFRASTRUCTURES. INFRASTRUCTURES THAT PORT'S OWN MAYOR HAS ADMITTED CANNOT SUPPORT THE PLANNED EXTENSION TO WAINFLEET.
THIS SAME COUNCIL, IN SPITE OF PROMISES TO MAINTAIN WAINFLEET'S RURAL CHARACTER, HAS GIVEN PLANNING PERMISSION FOR A SUBDIVISION STYLE RESIDENTIAL DEVELOPMENT AT LAKEWOOD, DEFINITELY NOT RURAL.
ALONG THE LAKESHORE THERE ARE AT LEAST A FURTHER 100 ACRES OWNED BY SPECULATORS WHO ARE JUST WAITING FOR THE LAKEWOOD DEVELOPMENT TO START BEFORE THEY APPLY FOR BUILDING PERMITS. TOWNSHIP COUNCIL HAVE PLANS FOR A FURTHER 96 ACRES IN THE NORTHEAST FOR RESIDENTIAL DEVELOPMENT.
SINCE COMING INTO OFFICE THEY HAVE REFUSED TO ANSWER A SINGLE CONCERN FROM ANY OF THEIR ELECTORATE WHO HAVE VOCALLY AND PUBLICLY OPPOSED THIS PLANNED DESTRUCTION OF WAINFLEET TOWNSHIP. THEY WILL ONLY CLAIM THEY ARE REPRESENTING TOWNSHIP RESIDENTS WHO WANT THE "BIG PIPE" AND SUBDIVISIONS. THESE PHANTOM RESIDENTS NEVER APPEAR AT MEETINGS AND HAVE PRODUCED PERHAPS THREE LETTERS TO THE EDITOR IN THE PAST THREE YEARS.
THE ONLY PUBLIC SUPPORT APPARENT IS SUPPORT FROM A REGIONAL BUREAUCRACY ONLY INTERESTED IN FUTURE PLANNING AND A GREATLY INCREASED PROPERTY TAX BASE, AND FROM SPECULATORS AND DEVELOPERS WHO CARE NOTHING FOR WAINFLEET, BUT STAND TO MAKE BILLIONS OF DOLLARS AS THEY DRIVE LONG-TERM WAINFLEET RESIDENTS OUT OF THEIR HOMES AND TURN A RURAL COMMUNITY INTO A TORONTO STYLE SUBURB.
AT A RECENT TOWNSHIP COUNCIL MEETING THIS SAME COUNCIL VOTED TO USE MORE OF OUR TAXPAYER DOLLARS TO GIVE THEMSELVES 100 PER CENT LIABILITY COVER, THUS ENSURING THEY ARE NO LONGER PREPARED TO ACCEPT ANY ACCOUNTABILITY WHEN THE RESULTS OF THEIR APPALLING AND UNDEMOCRATIC RULE BECOME APPARENT OVER THE NEXT FEW YEARS.
THE FAMOUS MARSHVILLE HERITAGE FESTIVAL? WITH NO RURAL IDENTITY LEFT IT'S JUST A PRIME BUILDING LOT.
ANDREW WATTS
WAINFLEET
WELLAND TRIBUNE LETTERS NOV. 23 , 2007
WRITER NOT ALONE IN OPINION
Well, I have to say I was not surprised by the response that I received. It would appear that I am not alone in my feelings that this community is over taxed.
There were a number of e-mails outlining how paying $4,000 a year for a bungalow in this town is forcing people to face the reality that they, after living here for decades, will have to move. Some outlined how families have split apart because it is too expensive to live here. The list goes on.
My challenges to the council and mayor of this town are the following:
1. Halt all NON-essential capital projects until the next municipal election where they will be included on the ballot for consensus purposes. This is after all, a democracy. As the whole town pays taxes, shouldn't the whole town decide on how they are disbursed? Shouldn't I have the option to vote NO for non-essential projects in return for lower taxes?
2. Re-evaluate the Town Hall rebuild. I have provided this paper with a number of common sense alternatives that do not require the same amount of investment as the options currently being considered. Alternatives that would increase town operating efficiencies resulting in savings to us the taxpayer.
3. If you can provide one good reason why you shouldn't do the above, I will stop writing to this paper.
Bet you a dime, I don't get a response.
J. Primo Sr.
ALTERNATIVES BEING REVIEWED FOR WAINFLEET SERVICING PROJECT
The Township will be working together with Niagara Region on a
review of alternative technologies for the Wainfleet Water and Sewer
Servicing Project.
Eight submissions from interested firms or technology
groups were received late last year through a pre-design Expression of
Interest (EOI) process carried out by the Township and Region. They will
be reviewed in April by a Technical Review Team made up of technical
experts, Township and Regional staff, and community representatives of
the Township.
One of the Technical Review Team’s
first tasks will be to develop criteria for
reviewing each of the technologies. This
will include how well the technology
functions, how it would address the
social, public health and safety
concerns, and how much it would cost.
A major objective of the review
process is to work openly with the
community to find solutions that
improve the affordability of the Project
for Lakeshore area residents. The
Technical Review Team’s report will be
presented to Township and Regional
Councils in May. Information on the
results of this review will be provided
in a subsequent update.
An Official Plan describes your
local or regional council’s
policies on how land in your
community should be used.
It is prepared with input from
you and your fellow citizens,
and helps to ensure that
future planning and
development will meet the specific needs of your
community.
An Official Plan deals mainly with issues such as:
■ What resources like
woodlands, wetlands,
agricultural lands and heritage sites needs to be
protected
■ Where new housing,
industry, offices and shops
will go
■ What services like roads,
watermains, sewers, parks and schools will be needed
■ When, and in what
order, parts of your
community will grow.
SEWAGE INVESTMENT IS A MUST
Few things on this planet can be described as less sexy than sewage.
It's not a word you'll likely hear popping up at parties or at the dinner table. But it's something that, like it or not, has an impact on our daily lives.
It's also something that is going to cost us a whole lot of dollars -- many tens of millions of dollars -- in the years to come.
There are hundreds of kilometres of pipes running beneath and alongside streets. The problem is that many, many kilometres of those pipes allow rainwater and sewage to mix together.
During heavy storms, the large volume of rainwater -- combined with sewage -- often overwhelms the sewer infrastructure, forcing the release of untreated sewage into rivers and lakes. It's the lesser of two evils: unless the excess flow is released, it can back up into home basements.
Homeowners in some areas of Niagara have repeatedly had their basements flooded with contaminated sewage, requiring basements to be gutted and rebuilt. Some homeowners have received letters from their insurance companies informing them they are no longer covered for any future flooding in their basements.
In severe storms, the fallout to homeowners can be devastating: during one such event in 1996, no less than 440 basements were flooded in St. Catharines.
Niagara Falls politicians were red-faced this past January after learning the city had pumped 11 million litres of sewage into area waterways during a storm.
Niagara Region and local municipalities aren't taking the problem lightly: the region is looking at spending nearly $10 million over next two years in a cost-sharing program with towns and cities to do such things as separate sanity and storm sewers, and build huge concrete holding tanks to temporarily store sewage-tainted water during storms.
One regional staff member told politicians last week that upwards of $100 million is needed over the next 15 years to address the problem.
It's something that must be done: year after year, signs are posted on Niagara's many beaches indicating it's unsafe to swim because of dangerously high levels of E. coli bacteria from sewage. In a region with two Great Lakes and a wealth of rivers and streams, this isn't acceptable.
Arenas and smooth new roadways and well-equipped libraries and snowplows clearing roadways quickly after storms might be more visible. But though we don't like to think about sewage, it's there and our existing infrastructure needs a massive investment. If we're serious about protecting the environment, this must be a priority.
Challenges and progress during Henderson's first year as mayor
Possible staff restructuring and continued infrastructure improvements are two initiatives Wainfleet Mayor Barbara Henderson said she hopes to prioritize when discussing with the Leader her first year as the township's mayor.
"There have been challenges," said Henderson. "But I think we have made some progress."
She said when she and the aldermen took office last November, there were a number of projects that had been started by the previous council which were still to be completed, and so far the politicians have been "dealing with the issues one at a time." In a year that saw many staff changes however, getting things done wasn't as easy as Henderson had originally hoped.
"Especially in the planning department," said Henderson. The planning department became vacant in early July when Michael Benner began a new job at a private company in Hamilton.
"It added some extra challenges," said Henderson.
Following Benner's departure, the township hired a consultant to look at possible options for staff restructuring, specifically in the operations department, said Henderson.
"I think with some of our key staff moving on to other opportunities, it was time to start to look at staff restructuring," she said, adding over the past 20 years there have been "more legislative requirements" in the operations department. Council is meeting in-camera prior to the regular meeting on Nov. 13 to discuss the consultant's recommendations.
Proportionally, Henderson governs what is probably the most passionate and involved group of citizens in the region. It's something she likes, she said, even though the large number of people who regularly attend council meetings might not always agree with what she does.
"I think it's part of the democratic process," said Henderson. "People have a right to discuss ideas and be heard. I enjoy it," adding that she campaigned on having a "transparent council."
The lakeshore water and wastewater problem, which is in fact the main draw of people to council, is now being studied for cost-effectiveness and project design, now that the Ministry of Environment solution of extended municipal services from Port Colborne has been endorsed in principle by the council. Henderson admits that the project will be hard to finance without additional support from upper tiers of government, but thinks that's why the current studies were a good idea.
"We need more definite numbers as to cost," she said. "We need to know what development, if any, is going to occur out there."
Although she knows that "people feel strongly about keeping rural character," Henderson said development specific to the lakeshore could help "lower the cost we're anticipating." Accomplishments she said she feels proud of are lowering taxes during her first fiscal year and hiring fire chief Chris Cole following the end of a shared-services agreement with Port Colborne. As the first female mayor of Wainfleet, Henderson said it is a "pleasing" feeling, but she hopes to leave a legacy in the township as mayor rather than just as a female mayor. And as for her family, she says they have been nothing but supportive towards her political aspirations.
"They all helped out with the campaign," said Henderson. "And my husband learned to cook and do laundry and do things he's never done before."
REGIONAL EMPLOYEES FAILED TO MAKE PROPER DRINKING WATER REPORTS
NIAGARA REGION
Two Niagara Region employees pled guilty today to charges brought by the Ministry of the Environment (MOE)., according to a press release issued by the Region's legal services department.
The charges were related to a May 2006 incident at the Rosehill Road Water Treatment Plant in Fort Erie where each employee failed to make required reports under the Safe Drinking Water Act.
Originally, the MOE also charged Niagara Region – as owner and operator of the facility – for failing to make the reports and for failing to properly service a water pump. Those charges were subsequently withdrawn.
“The charges against regional staff related primarily to an incident where there was a breach in reporting protocol, not to poor water quality or public safety. I want to stress again that our drinking water was safe then and remains safe today,” said Ken Brothers, Commissioner, Public Works, in the press release.
Along with the MOE, the Region’s Public Health Department (PHD) was notified of the
incident and was confident that there was no risk to residents.
“We were satisfied that this incident did not result in a risk to public health,” said Bill Hunter, manager, Health Protection and Promotion.
Date for meeting incorrect
I am writing on behalf of the Township of Wainfleet with respect to a letter to the editor from Betty Konc that was published last Friday.
In the letter Ms. Konc encouraged fellow Wainfleet residents to attend upcoming committee and council meetings. However, an incorrect date was provided for the next council meeting.
It is commendable when residents take the time to become more involved in local government. Committee of the whole and township council meetings are open to the public (except when dealing with certain matters in closed sessions permitted under provincial legislation) and are held the second and fourth Tuesday of each month.
The next council meeting will be on Nov. 13 at 7 pm.
Scott Luey
Acting Clerk
Township of Wainfleet
MOVING TO THE COUNTRY, LEAVE 'CRAZINESS' BEHIND
RE: MIKE. TENSZEN'S LETTER TO THE EDITOR,
WHICH APPEARED IN THE TRIBUNE OCT 26.
MR. TENSZEN MAY BE A BIT TOO REMOVED FROM THE SITUATION TO TRULY UNDERSTAND OUR ISSUES.
HE LIVES IN THE CITY.
HE ONLY COTTAGED AT BELLEVIEW BEACH, NOT IN A PERMANENT HOME. IT WAS HIS FAMILY'S ESCAPE FROM THE CITY LIFE FOR SHORT PERIODS OF TIME.
MR. TENSZEN STATED: "WHAT THEY ARE SAYING, AS I SEE IT, IS THIS: WE BUILT ALL OF OUR PLACES HERE IN 'RURAL' WAINFLEET, ON VACANT LOTS, IN FORMER FARM FIELDS, ON DESERTED, LONELY BEACHES, AND THAT MUST BE THE END OF IT.
NOW THAT WE ARE HERE, LET'S NOT HAVE ANY MORE OF THAT ANNOYING NEW CONSTRUCTION, NOR THOSE NEW PEOPLE."
FIRST OF ALL, I BOUGHT AN EXISTING HOME, NOT NEW CONSTRUCTION. THIS HOME WAS BUILT WHERE THE ORIGINAL FARM HOUSE STOOD ON THE MUIR GRABELL FARM, A CENTURY FAMILY FARM UNTIL IT BURNED DOWN.
MR. GRABELL GAVE THE LAND THAT THE HOME WAS ON TO HIS SON. THE REST OF THE FARM WAS GIVEN TO THE ONTARIO SOCIETY FOR CRIPPLED CHILDREN IN THE EARLY '50S TO BE USED AS A HANDICAPPED CHILDREN'S CAMP, AS PER MR. GRABELL'S WISHES.
A CAMP IN THE COUNTRY MAY SEEM LIKE A STRANGE CONCEPT TO YOU BUT SEEMS QUITE NATURAL TO THE REST OF THE WORLD.
THE CAMP CONSISTED OF SIX CAMPER CABINS, THREE COUNSELLORS' CABINS, A NURSING HUT, A DINING HALL, A REC HALL AND IMPLEMENT BUILDINGS.
IT WAS NOT 60-PLUS CONDOMINIUMS ON LESS THAN 50 ACRES OF LAND.
AND FOR YOUR INFORMATION, LAKEWOOD IS NOT IN BURNABY AS YOU REPEATEDLY CLAIMED.
SECONDLY, I DON'T HAVE A PROBLEM WITH NEW PEOPLE IN WAINFLEET. BUT THERE ARE MANY EXISTING HOMES FOR SALE IN WAINFLEET THAT COULD BE BOUGHT INSTEAD OF NEW CONSTRUCTION.
I DO THINK THOUGH, IF SOMEONE WANTS TO LIVE IN RURAL WAINFLEET THEY NEED TO UNDERSTAND THE LIFESTYLE: WATER CONSERVATION IS PARAMOUNT, LAND PRESERVATION (RESPECTING NATURE, NOT ABUSING IT), SIMPLE LIFESTYLES.
YES, THE DEVELOPER LEGALLY BOUGHT THE FORMER LAKEWOOD CAMP.
AN ENORMOUS PROFIT FOR THE EASTER SEALS WHO WERE ON THAT LAND SINCE 1954.
A FIRST CLASS PROJECT THAT WILL PROTECT THE ENVIRONMENT AND THE WILDLIFE?
THEY DECREASED THE AREA FOR A DOCUMENTED ENDANGERED SPECIES, PROTECTED UNDER THE ENDANGERED SPECIES ACT, FROM 10 ACRES WITH 25 ACRES OF OPEN SPACE ATTACHED, TO EIGHT ACRES TO FIVE ACRES. NEXT - ELIMINATED ALL TOGETHER.
AND DO YOU REALLY THINK WILDLIFE WILL STAY WITH THAT SIZE DEVELOPMENT?
IF PEOPLE MOVE TO THE COUNTRY TO LIVE THE COUNTRY WAYS - NOT A PROBLEM. IT'S WHEN THEY COME TO LIVE HERE TO GET AWAY FROM THE CRAZINESS OF THE CITY BUT BRING THAT CRAZINESS WITH THEM.
AND ONE LAST ITEM PRO-DEVELOPMENT PEOPLE NEED TO REALIZE. YOU ARE PUSHING YOURSELVES IN AND EXISTING RESIDENTS OUT. WE HAVE BEEN TAXPAYING CITIZENS OF WAINFLEET FOR GENERATIONS. WHAT ABOUT US?
LEE BOTT
WAINFLEET
Low Development Fees Costing Taxpayers Millions
Regional
Saying regional taxpayers are getting burdened with millions of dollars more in property taxes than they should be paying, regional politicians are talking tough about beefing up charges imposed on new building construction in Niagara.
Historically, Niagara has had among the lowest so-called development charges -- meant to cover the cost of providing the roads, sewers and other services new neighbourhoods and factories need -- in Ontario. The thinking was that lower fees would give Niagara a competitive advantage and lure more development such as manufacturing plants.
Local politicians say that hasn't been the case.
"We all know it has not helped industry to move to Niagara," St. Catharines Coun. Brian Heit said at a regional committee meeting Oct. 31.
"It's been a false hope."
Some other regions in Ontario, many of which already charge higher development fees than Niagara, are passing whopping increases in development charges. Peel Region approved a new rate of $15,285 per housing unit this month, up from $8,535. York Region charges $22,157 per single family and semi-detached units.
By contrast, Niagara Region only charges $5,436 per single family dwelling and $4,228 for other types of housing. Those fees are in addition to whatever development charges local towns and cities charge.
The region only charges $2.20 per square foot of industrial projects, whereas York Region charges $4.74 per square foot and is increasing that to $8.92 per square foot by June 2009.
A staff report last week said the region has collected about $60 million in development charges over the last decade, but that's likely tens of millions of dollars less than the full cost new developments end up costing for such things as policing, ambulance services and roads in the long run. The region also has exemptions for such things as new agriculture-related buildings.
The result is those costs end up being dumped on Niagara property taxpayers, who have one of the lowest average household incomes in Ontario, politicians said.
But regional staff said the process can't be unduly rushed because provincial legislation requires such things as a detailed background study to justify increases in fees -- which end up being added to the cost of new buildings and homes -- and public input. Failure to follow the process could leave the region vulnerable to a legal challenge by developers, said regional chief administrative officer Mike Trojan.
Regional staff said a new bylaw with higher rates could be in place by July, but politicians directed them to explore the possibility of speeding the process up.
Grimsby Mayor Bob Bentley said in the past the region has talked about sizeable increases in development fees, only to back down when the homebuilding and heavy industry sectors warned hikes would stifle new development.
Secondary Plan Met With Opposition
Wainfleet
The northeast secondary plan for the Township of Wainfleet was met with strong opposition by residents at a public meeting last Tuesday.
The plan was presented in a report prepared by interim manager of planning Steven Rivers at the committee-of-the-whole meeting. According to Rivers, the plan was designed to deal with fragmented land ownership that had been caused in the northeast of Wainfleet because of the lack of a long-term growth strategy and intensified rural development.
The northeast section of the township, which loosely bordered by the City of Welland, River Road and Lambert Road, raises concerns for over-development because 75 per cent of the land was zoned rural and could be subject to land severances.Therefore, stated the report, long-term planning guidance was necessary.
The people in attendance at the meeting, however, saw things the opposite way and feared the secondary plan would open the doors to developers. Most of the audience had just been attending a water-sewer committee barbecue just outside township hall prior to the meeting.
Fay Suthons, who was a member of the steering committee, voiced concerns that the committee's input was not validated by the outcome of the final report.
"I felt it was put together by the planner himself," said Suthons. "Wainfleet is so beautiful and so unique. I can't even believe you'd think about doing something like this."
Betty Konc, chair of the Wainfleet water-sewer committee, said she didn't understand why the final outcome of the northeast secondary plan was dependant on the outcome of the lakeshore secondary plan, as was stated by the planner during his opening presentation. She added that the accelerated residential development she felt would create the same problems the lakeshore is experiencing.
"It's a bad document," said Konc. "Just not a good fit for the community."
Most of the statements were met with applause. Andrew Watts closing sentance "Why can't we stay rural Wainfleet?" was met with such loud applause that Wainfleet Mayor Barbara Henderson asked the audience to refrain from clapping and cheering.
Bruce Minor asked council individually if they were hearing the people of Wainfleet. When Ald. Ron Kramer responded that he was hearing the people who attended, he was met with boos.
The planner will have a recommendation on the northeast secondary plan within a month's time.
They are listening and know we aren't going away!
Here's hoping for some changes to the problems .
