Wednesday’s Pelham Town Council meeting was dominated by discussion of radical alterations to the Town’s development charge system, with Mayor Marvin Junkin declaring that he wouldn’t support the changes as proposed.
Meeting as Committee of the Whole, councillors received a presentation from consultant Byron Tan of Watson & Associates, who was tasked with navigating a new proposal in the wake of the Ford government’s controversial Bill 23 – which will negatively impact all Ontario municipalities’ ability to collect revenues.
Essentially, the bill will give developers a 20 percent rebate on development charges if they begin building within a year of having an application approved, with the rebate shrinking every year they do not commence construction.
However, the numbers in the report cited only a $926 increased cost to developers from the current average of development charges levied on a new single or semi-detached house in Pelham – which came to just $29,240 last year.
Despite this, local developer Stephen Kaiser joined the meeting remotely to voice concerns on behalf of the building community.
“We question the affordability,” Kaiser said, pointing out that roughly $14,000 of the above average cost would go to roads in Pelham, while only $3,000 of Welland’s development charges go to the same thing.
“We’re almost five times greater,” he said.
Ward 1 Councillor Kevin Ker shot back that Pelham’s roads have a backlog of maintenance even before new residential streets come online.
“The Town of Pelham has a significant number of developments that have just sat for a number of years, which is very disappointing,” Ker added. “I think trying to equate the City of Welland to Pelham is a little like apples to oranges.”
Kaiser also took issue that he and other developers were not consulted during the report process, something that CAO David Cribbs conceded was a “fair” assessment.
I think trying to equate the City of Welland to Pelham is a little like apples to oranges
“There have been at least four dramatic legislative changes (from the province) in last few years,” the CAO said. “We’ve checked every box. Did we do as much consultation as has normally occurred? No. Are we responding to dramatic changes by His Majesty? Yes.”
Treasurer and Director of Corporate Services Teresa Quinlin-Murphy also added that developers had two months to bring concerns to the Town prior to Wednesday’s meeting.
The proposed charges would see Pelham have some of the highest allowable development charges in Niagara, roughly in line with Lincoln.
“I think it would be uncommon or bizarre for Pelham to have some of the lowest development charges in Niagara,” Cribbs said.
Junkin, however, disagreed.
“I think this increase is too high,” the Mayor said. “I don’t think this is something we need to lead on.”
The item is scheduled to come back at the next council meeting on March 6, yet Ward 2 Councillor Brian Eckhardt announced his intention to make a motion to defer it.
The public is also invited to submit comments prior to Feb. 28.
Additional meeting details from the Town
Housekeeping Zoning bylaw amendment
Council received report #2024-0044 Recommendation Report – Housekeeping Zoning Bylaw Amendment for information and directed Planning staff to prepare the necessary bylaw for council's consideration. The proposed Housekeeping Zoning Bylaw Amendment applies to most sections of the Zoning Bylaw, including Definitions, Parking and Land Use Sections and affects all lands in the Town of Pelham except that area subject to the Niagara Escarpment Development Permit Control Area that is covered by the Niagara Escarpment Plan, and lands that are subject to the current scoped appeal of the Zoning Bylaw to the Ontario Land Tribunal. www.pelham.ca/housekeepingzbl
2024 water and wastewater budgets
Council received Report # 2024-0038- 2024 Water and Wastewater Budgets for information and approved the recommendations from the Committee of the Whole meeting on February 7, 2024, for council to approve the 2024 water and wastewater budget, increasing the water rate by 6.5% and the wastewater rate by 9.5%. Rates will be effective as of January 1, 2024. www.pelham.ca/water
Meridian Community Centre ice rink optimization
Council received Report # 2023-0264 – MCC Ice Rink Optimization and endorsed the continued ice removal from the Accipiter Arena for four months from April to July 2024. Ice removal during this time supports the upcoming Home Show, Art Show, Lacrosse, special events, and graduations. Council also requested a future report of options for the year-round use of the arena spaces. www.pelham.ca/mcc
