Council decided on Wellington North’s top six priorities for development in a special meeting on July 14.
Following a developer’s forum in March, economic development officer Dale Small presented to council a report listing the top barriers for developers – and 17 recommendations for improvement.
Over 200 developers were invited to the March 22 forum intended to discuss issues and challenges in the current development environment.
At the forum, Mayor Andy Lennox provided an overview of the growth projections and demographic shifts, Triton Engineering updated the group on the municipal servicing standards review, Wellington North power provided information on its programs to support development, and MDB Insight shared information and comparison data from surrounding municipalities from the 2015 BMA Municipal Study on Development charges.
MDB Insight provided a document to council outlining the top five barriers to investment in Wellington North:
– development charges and cumulative costs. Developers suggested council should fast-track the development charges study earlier than the planned timeline of 2018, produce a pamphlet explaining the development charges process, produce a pamphlet summarizing the fees and charges associated with development and undertake a review of the community improvement plan;
– service delivery and development process. The recommendations stemming from this barrier include initiating a community growth plan, updating the municipal servicing standards, establishing a community ambassador program to assist in communication, having council members attend community group meetings to provide information on growth and development, and reviewing the official plan and zoning bylaw;
– infrastructure. The Arthur wastewater treatment plant remains the number one infrastructure priority for the township – a position echoed by developers. They also recommended Wellington North Power provide a long-term plan to ensure sufficient hydro capacity and the establishment of a business recruitment program;
– land related issues. Developers recommended discussion around the potential property sale and acquisition opportunities as well as initiating an employment land analysis to ensure sufficient designated land to accommodate growth. They also suggested opening a dialogue with neighbouring municipalities; and
– workforce and labour market. Recommendations include recruitment and attraction programs for both the township and the county.
These recommendations were presented to council on July 14 in order to prioritize them for staff.
After a ranking process completed by each councillor, they passed a resolution for the top six recommendations: the Arthur wastewater treatment plant, a community growth plan, fees and charges pamphlet, municipal servicing standards update, community ambassador program and community group meetings.
The priorities did not include a development charges study, which was ranked highest by developers.
Small suggested moving forward the study, which must be done prior to the expiration of the development charges bylaw in 2018.
“Recognizing that it’s going to expire and we’re going to have to do it a year from now, let’s accelerate it … because if there are good reasons to make changes to the development charges, then we can do it earlier by doing this background study,” said Small.
However, some councillors were concerned about the risks.
Lennox said he thinks an early study would appear to “give relief” from the current development charges by reducing the rates.
“I don’t think that’s very likely. At our last development charges study … we made a choice to impose less development charges than what the study recommended by a significant margin,” said Lennox.
“If this council were to choose to give more relief on development charges, what that means is those costs of development then moves from the people doing the development onto the rest of the tax base.”
He added, “I think we have to be prepared for that reality.”
Councillor Sherry Burke said there were risks to not doing the study early.
“If we don’t take moving that up into consideration we run the same risk as the public meetings that we held for, dare I say it, the brush program,” Burke said.
“Those developers and stake holders that came out that night will feel that they weren’t heard.”
Council agreed to prioritize the top six items and to establish a steering committee with representatives from businesses, developers, residents and council.
