Category Archives: Urban Development

Repatriating OPA Responsibilities

02 Sunday Apr 2017

Posted by in Parry Sound, Reflections, Town Council, Urban Development

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One of the 2017 Town of Parry Sound Staff objectives is to ‘repatriate’ the responsibility for approving Official Plan amendments (OPA). I realize that I am using the term ‘repatriate’ incorrectly, but it makes a complex process a little easier to understand. This post summarizes the issue. It’s an interesting subject that provides some insight into how policy is created and approved.

Background

The Town of Parry Sound wants to gain the right to unilaterally approve amendments to its Official Plan. The Official Plan is a document that summarizes the Town’s plans and intentions with respect to development. Here’s a link to Parry Sound’s Official Plan. Presented below is the statement of Purpose from the Town’s Official Plan.

“The purpose of this Official Plan is to provide a planning framework to manage land use changes and to guide the physical development of the Town, while having regard to relevant social, economic, environmental and public health matters.

The Plan will:

 a) adopt growth management policies to guide development over the next twenty years;
b) direct the actions of Council, the Planning Board, agencies and the public on development applications;
c) recognize the financial capability of the Town to accommodate development and provide an appropriate level of municipal services;
d) ensure that development occurs in a manner that will minimize public health and safety issues, including the protection of human life and property from water related hazards such as flooding and erosion;
e) identify significant natural features and provide for their protection and conservation.”

It’s this document that, among other things, defines whether a new business can open in a certain part of Parry Sound, or if a bank can move from one location to another. Just because the Official Plan says it can, or can’t, doesn’t mean that it can, or can’t. In cases where the Official Plan allows, or at least doesn’t restrict, a new business to open, or another to move, then it probably will be approved to do so by the Town, if the application conforms with all other necessary requirements.

In cases where an application for a new business, or a move, or anything else doesn’t conform with the Official Plan, Council can, if they agree with the application, amend the Official Plan. This is referred to as an Official Plan Amendment (OPA). But that’s not the end of it. Because the OPA doesn’t conform with the Official Plan, the Town of Parry Sound must submit the proposed amendment to the Province of Ontario for approval. This typically takes a couple of months but can extend to 270 days. In most cases the Province approves an amendment, but when it doesn’t, the application underlying the amendment is denied, at least based on the application as it was initially framed.

Item 9.2.1 on the April 4, 2017 agenda is intended to confirm that the Town of Parry Sound wishes to apply to the Province for the right to approve its own OPAs, ‘repatriating’ that right from the Province. With that confirmation, Town Staff will make the necessary application with the Province to take control of OPAs. Provincial review will likely take several months, at most a couple of years. The Province can approve or reject this request. In the interim, Official Plan Amendments will continue to be reviewed by the Province. Item 9.2.1 also requests that the Town confirm that it no longer wishes to participate in the Parry Sound Area Planning Board (see below).

Allowing a municipality to approve their own Official Plan Amendments is not unusual. It is however, unusual in Northern Ontario, except for the larger municipalities such as North Bay and Sudbury. Seguin is one of the few smaller Northern Ontario municipalities who currently have the right to approve their own Official Plan Amendments.

Complications

I have only recently come to realize that there is a Parry Sound Area Planning Board (PSAPB) with responsibility for the Town of Parry Sound, McDougall, Carling, McKellar and Whitestone. It seems the PSAPB intends to request the right to approve Official Plan Amendments for their member municipalities. The board seems to feel that the Province would look more favourably on this request, rather than one where each municipality is delegated the right to approve OPAs for their own municipality. This means a Town of Parry Sound OPA would be reviewed, and approved or refused, by the PSAPB, rather than the Province. Given that this board is comprised of local elected politicians with limited resources and planning experience, asking this group to make informed decisions would probably not be in the best interests of Parry Sound. This also seems to be the opinion of Town of Parry Sound Staff.

Options

It seems there are three possible options for the future handling of Town of Parry Sound OPAs, all of which are under active consideration.

  1. Continue to have the Province review and, as appropriate, approve or reject OPAs.
  2. Delegate Official Plan Amendment review and approval to the Parry Sound Area Planning Board.
  3. Have Parry Sound OPAs reviewed and approved by Town of Parry Sound Council (‘repatriation’).

Reflections

My first reaction was to oppose this ‘repatriation’ of OPA rights by Parry Sound. My feeling was that the Province plays an important role with respect to ensuring that the intent of the Official Plan is being respected. It’s too easy for a council to forgo the intent of the Official Plan in hopes of generating additional economic development. Having an impartial, experienced set of eyes reviewing and approving the OPA seems important. Having the Province involved removes the burden from residents and businesses of having to look too closely at exactly what OPAs the town is approving, and the implications.

But, there is a but, things need to move forward in a timely fashion and not be hung up according to the schedule of the Province. A couple months here, a few months there, and suddenly momentum is lost, especially in this part of the world where construction is often seasonally restricted. A delay in filing an application with the Town, followed by the necessary community review, staff report and council deliberation, and then a couple of months or more for provincial review, followed by the onset of winter, can mean a project starts a year later than planned.

Even if the Town of Parry Sound gains the right to approve their own Official Plan Amendments, there is still the opportunity for public input before the issue is approved by Council, and if necessary after approval, through appeal to the Ontario Municipal Board (OMB). As I am discovering, this is a bit of nuclear option. While victory can be achieved, whatever that means, there is a high cost to all parties involved, winners and losers, in terms of expense, effort and time. It is not an option to be taken lightly. It also works best when all parties have access to the nuclear option, the right file an OMB appeal, or appeal an appeal. A business or resident, deciding to file an appeal, or a council deciding to approve a controversial OPA that might trigger an appeal, will need to carefully consider their options. It’s not quite assured mutual destruction, but it is costly in many ways. The key, in my opinion, is that all parties need to understand the appeal process and demonstrate that they are prepared to use it to ensure things are done in the best interests of the Town, its businesses, and its residents.

Conclusion

In the end, my preference is that the Town of Parry Sound gain the right to approve their own Official Plan Amendments. This would mean a by-law and the corresponding OPA could be approved at the same time. Decisions are made quickly, and appeals can be filed against both the by-law and OPA at the same time, if appropriate.

The second choice would be Parry Sound Area Planning Board approval of Town of Parry Sound Official Plan Amendments. That would add in a little delay to the process, perhaps a month or so, but much less than Provincial review. I wonder if the PSAPB would be responsible for defending their OPA decisions if appealed.

Of course, there is always the default situation where the Province continues to review Town of Parry Sound OPAs. That would not be ideal, but it is a known process.

What Will Happen?

Thinking about it a little bit more, my sense is that the Province will probably prefer to have an area planning board, in this case the Parry Sound Area Planning Board, assume responsibilities for approving Official Plan Amendments. It would mean the Province would only need to deal with a single body’s application for OPA approval privileges, the PSAPB in this case, rather than a number of separate applications, if Parry Sound goes ahead and withdraws from the PSAPB.

This explains the urgency of this week’s Item 9.2.1 and the decision before Council to leave the PSAPB. I think the Town realizes that if the Province is given the option to delegate OPA approvals to a single municipality or an area board, they will choose the latter.

So what will happen? The Town will surely withdraw from the Parry Sound Area Planning Board. That means the PSAPB won’t be able to include the Town in their application to ‘repatriate’ the responsibility to approve OPAs.

I expect that the Province will eventually approve the Town of Parry Sound’s application to ‘repatriate’ OPA rights, but it will take a year or so. It’s consistent with the Province’s strategy of downloading costs and responsibilities to the municipalities. That is unless the Province agrees to approve the Town’s request only if the Town joins with other area municipalities to have Official Plan Amendments reviewed by an area board.

This is ‘real world’ reality programming. And like TV it can take a season or more to come to any type of conclusion. Stay tuned.

It’s Not Magic, but It Can be Deceiving.

Parry Sound EDO – Just in Time

15 Wednesday Mar 2017

Posted by in Parry Sound, Reflections, Town Council, Urban Development

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I received a call today from a town resident who wanted to discuss the new Economic Development Officer (EDO) and my thoughts on whether the Town needed this position. Picking up my copy of the North Star a bit later and reading the editorial I understood where the question came from. The editorial suggested that the EDO position really wasn’t something the Town should invest in. I wish they would have thought about it a bit more. My sense is that the position is absolutely necessary.

The EDO position has much the same responsibilities that I held in Business Development working with multi-billion dollar corporations making investments globally. We were expected to identify opportunities, assess their contribution to the bottom line and, as approved by management, get the deals done.

The thing you quickly realize doing this type of job is that your responsibility is not only to identify and get the best deals done, your job is also to identify the opportunities that don’t make sense, and make the business case to walk away from them. Management often has their pet projects that they want to see done, sometimes because they ‘have a feeling’, and sometimes because they figure it will enhance their career prospects if successful. And if it’s not, well they can just move on before the you know what hits the fan. The job of the EDO or Business Development Officer is to understand the risks and make sure management doesn’t enter into a deal with an inflated sense of opportunity.

Looking back over my career I’m as proud of the deals that I turned down as those that I completed. In many cases, it took courage to stand up to senior management and make the argument that the idea wasn’t in the best interests of the company. It’s not easy, but it’s very necessary.

Right now, the Town is looking at multiple business investment opportunities being suggested by Council (aka Senior Management). Someone with real world experience needs to look at these opportunities, develop the business case, calculate the net present values (NPV) of the opportunities, and provide an opinion. The Town of Parry Sound doesn’t have that experience on staff. Hiring a consultant to do this type of job would be much, much more expensive, and they wouldn’t have any ’skin in the game’. If a consultant makes a mistake they just walk on to the next job and blame failure on poor ‘execution’ by the client. The individual being hired for the EDO position in Parry Sound seems as though they will have some ownership.

Doing a little bit of Sunshine List research reveals that Mr. Harris, the new EDO, earned a little more than $260,000 plus $16,000 in benefits in 2013. Someone thought he was pretty good.

I will take the North Star to task for a little bit of sloppy research. They stated that the current Town of Parry Sound debt is $1.5 million, and that figure will rise to $4.2 million in 2021. Oh, I wish! That’s just the carrying cost for the Town’s debt, basically the annual ‘mortgage payment’. According to 2017 budget documents the Town expects to carry about $24 million in debt by the end of 2017, which will drop to $20 million by 2021 if no additional capital investments are made. If one adds in the projects being discussed, the Town’s debt may rise to over $40 million in five years.

We currently have one member of Council who seems to be ready to go ‘all in’ with Town capital projects in hopes of stimulating more business and tax revenue. My worry is this individual doesn’t really have the experience to judge these opportunities and seems to not have a long term interest in Parry Sound, and probably won’t be here five years from now. It will be left to others to clean up any mess that may be left behind. But that’s being pessimistic, these suggestions may very well prove to be the type of investments that the Town needs to make and will pay off ‘hugely’.

That is exactly why we need an Economic Development Officer on staff. We need the expertise on staff to assess the many proposals that will come from Council and businesses, and make their best recommendation. Hopefully Mr. Harris will focus on the interests of the Town’s residents and businesses, not the egos of elected officials. Sometimes the best deal you ever made is the deal you didn’t make.

I’d rather be paying a little bit more and having the full attention of an EDO rather than trying to get a share of a regional EDO with too many constituencies to please.

Welcome aboard Mr. Harris. We very much need your contribution.

2016-12-06 Parry Sound Council Meeting Reflections

07 Wednesday Dec 2016

Posted by in Parry Sound, Reflections, Town Council, Urban Development

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Well, last night meeting of Parry Sound Council was about as interesting a session as I have experienced in the past five years. The only exception might be last year’s fluoride sessions. Watching the crowd milling around the hall before the meeting it was jokingly asked if fluoride was on the agenda. The meeting met expectations in terms of entertainment value. It’s worth reviewing a few of the ‘acts’.

Belvedere Parking
There was a deputation by Donna Dellio, Chief Executive Officer Belvedere Heights (‘Belvedere’) concerning the issue of parking on Belvedere Avenue. Ms. Dellio’s deputation was in support of the existing traffic pattern to ensure there were adequate parking spots available for the public, staff and suppliers. I took exception to her deputation on two points that I believe are either incorrect or inappropriate.

  1. She claimed that the parking lot at Belvedere was consistently full, and she related that at on one occasion she was required to park down closer to the downtown. Well I call Bull Shitake on that. I have been up to Belvedere multiple times, at all times of day, all days of the week, and have yet to see the pay parking lot across the street full. On most occasions there are no more than one or two cars in the pay lot. Now, the lot beside the Belvedere building is almost always full. This is reserved parking for either residents or staff, I’m not sure. And of course, there have been times I have headed up to Belvedere to visit and have found the ‘free’ on street parking is full, but at the same time the parking lot is almost totally empty. There is more than enough parking up on Belvedere to meet the current needs, without on street parking, but it costs $2. We know how Parry Sounders, visitors and staff, hate to pay for parking. The deputation seems misleading with respect to a need for on street parking. There is enough parking, but it’s not free. Take down the parking arms and the problem is solved. But there is that parking lot to be paid for, $2 at a time. Oh dear, that’s a problem isn’t it?
  2. As part of the deputation Ms. Dellio suggested that part of the parking problem was that because of heritage considerations the pay parking lot was restricted to 19 spots, not the 32 that they originally requested. I am outraged. So, they took perhaps the most iconic outlook in Parry Sound, paved it, put up a pay parking lot, and then resent the fact that they were not allowed to pave even more? Shame on Ms. Dellio for blaming the locals for trying to trying to preserve a bit of what makes Parry Sound special. That’s another example of why we can’t have nice things in Parry Sound.

Whether or not there is a need for one or two-way access on Belvedere Avenue is immaterial to me. But let’s not be loose with the facts to support a particular position.

Closed Session Discussions and Decisions
There was an interesting by-law approved last night that flew right over the head of anyone at the meeting. After the RBC move was discussed and voted on, Council moved to the regular session. One of the first actions of Council was to vote upon a by-law that had been discussed and agreed in closed session. It presumably concerned the agenda item:

c) a proposed or pending acquisition or disposition of land for municipal or local board purposes. (Property Purchases)

There was no discussion or explanation of the by-law during the meeting. It was simply brought forward and voted upon. After the meeting I spoke with the Clerk and asked to see the by-law. The by-law was an offer to purchase a property in the boundaries of Parry Sound from a government agency (I don’t recall the details). Turning to a couple of the Councillors after the meeting I asked what it concerned and why there was no discussion or explanation of the by-law before or after it was approved. They seemed a little hesitant to offer any details until I indicated it was approved as by-law so it was in fact public. They offered the barest of details, but enough to sniff what’s going on. I have in the past requested that Council be fully transparent with respect to items that are ‘agreed’ in closed sessions and simply brought forward to open session without any opportunity for the public to offer input, much less understand what’s going on.

There is something going on that also has an impact on the 2017 Parry Sound Budget. I have a sense of what it is and I’m surprised the Town hasn’t provided more information to the public. Perhaps it’s supposed to be a SURPRISE. I’m not sure how you feel about surprises, but I’m not a big fan of them when it comes to things that may impact my pocket book, in the near or long term.

I’ll see if the Town offers more information in the next week or so, either through a press release or an ‘interview’ with one of the official media outlets, before I offer what I’ve managed to discover. There is no conspiracy here, just a seeming desire of Staff and Council to get things done out of the view of the public. It surprising how many people think it’s easier to get things done in the dark. Well actually it’s about keeping others in the dark. That’s why we have Sunshine requirements.

Royal Bank of Canada Move
This was the big item on the agenda. The bank wants to move from their current location at the Mall to the Oastler Park Shoping Plaza (Walmart plaza). Any move would require approval by Council, an amendment to the Town’s Official Plan, and approval of the amendment by the Province. There was quite a bit of confusion and drama surrounding the decision that I won’t go into, I’ll leave it to the ‘official’ media to cover it. It’s the kind of news that captures online clicks. The bottom line is that no final decision was made and it will be back on the December 20th agenda. But I will make a few comments.

  1. I have written in the past that ‘I don’t have a dog in the fight’. That doesn’t mean I don’t have an opinion. In this case I support the status quo in terms of what the Town’s Official Plan states with respect to the location of banks. If there is an interest in allowing the free location of banks then let’s have a discussion of the issue and as appropriate change the Official Plan. Why have plans if they can be thrown out at the seemingly arbitrary whim of certain Councillors. It would seem to me that if the Official Plan were to be disregarded it should require a unanimous approval by Council, not a split vote, or one decided by the Mayor.
  2. We seem to have a a Trumpkin on Council. I’m referring to Councillor Saulnier. In general, I do not call out council members by name, but it’s appropriate here in my opinion. The Trumpkin approach in my opinion is to ignore facts and protocol/procedures. At last night’s meeting Councillor Saulnier, who was in support of amending the Official Plan and allowing the move, made the claim that the Town isn’t growing so we should do something different. This implied ignoring the Official Plan’s long standing rule that banks, bars and alcohol retailers be located in the downtown. Well actually Councillor Trumpkin, Parry Sound is growing. The last census (2011) found that the Town of Parry Sound had grown by 6.4% while McDougall was flat and Seguin was down by 6.7%. Compared to a few decades ago the population hasn’t changed much, but after a precipitous drop in population it seems that growth is back. Detroit would be delighted to see its population return to what it was three decades ago. And let’s remember that Parry Sound has little developable land, and what land we may have, notably Louisa Street, has been designated as a low priority because of the expected cost of infrastructure. The willingness to toss out plan and protocol, in this case the Official Plan, is so Trump-like. Parry Sound is not in a crisis situation where it is appropriate to encourage a free-for-all. Shooting from the hip is a valid approach, but be sure not to shoot yourself in the foot. It’s ready, aim, fire not, ready, fire, aim.
  3. The RBC wants to move right now. But won’t that take a change to the Official Plan, and don’t changes to the Official Plan need to be approved by the Province? I’m not up on municipal process and procedure but that presumably would take some time, probably several months. Does that fit with the apparent urgency to revise the Official Plan? Perhaps the Town can provide some clarity on the timelines to Council and Public.
  4. In case you are wondering who voted for and against the move, here’s a summary. For the move: McGarvey, Saulnier, Marshall. Against the move: Keith, McCann, Borneman. Absent: Horne. If you have an opinion I suggest you contact one of the councillors to express your thoughts on how they should vote to represent your interests.

Woo-hoo the best free* show it town. Let’s see if there is a plan to set up reserved seating for the December 20th meeting. I’ll be there.

Closed Sessions. Can North Shore Rugged Trail Users Expect a SURPRISE?

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  • Actually nothing is free. Consider it part of the bonus you get for paying taxes, sort of like your one free dump day tag. (Conditions apply)

Feeling Lucky? Prospects of a Parry Sound Casino

23 Wednesday Nov 2016

Posted by in Parry Sound, Reflections, Town Council, Urban Development

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I’ll start this post by stating my support for gambling and casinos. I would also like to confirm my support for cigarettes and alcohol sales. I look to these simple human pleasures as contributing to lower taxes for those of us who choose not to indulge. In this regard I guess I’m painting myself as a libertarian; people can do what they want as long as they are aware of the consequences, and they don’t impact the rights of others. But, I think we need to ensure that people are properly informed of the possible consequences of indulging these simple human pleasures. Businesses and individuals who profit off these activities should not be permitted to suggest that they don’t have possible, and quite likely, consequences.

I have been asked by a few people what I think about a casino in Parry Sound. I don’t have a strong opinion at this point, but I am interested in understanding what the impact of a casino might be on tax revenues, expenses and the community. I have read that Mayor McGarvey supports the idea of a casino in Parry Sound as it will be a boon to businesses on a twelve month a year basis. I won’t dispute this suggestion, but I wonder how it will benefit me as a Parry Sound taxpayer, and what provisions can be made to ensure I don’t end up subsidizing a casino, in the near and long term.

Let me explain.

The Town of Parry Sound currently has two major sources of revenue – government grants and property taxes. Yes, there are other sources of revenue, for example water services, but these are largely self-sustaining and have no impact on the property taxes that we pay quarterly. How might a casino in Parry Sound impact taxes?

Well, the obvious benefit to the Town is that a casino will involve the creation of facilities and businesses that would be subject to municipal taxation at a commercial rate. One could imagine that the development would include a casino building, probably one or more waterfront hotels to house the visitors, and possibly a marina to service clients who prefer boating, rather than driving, to make their supplemental tax payments.

What might the tax revenues be from these facilities? Will Parry Sound end up ahead, break even, or end up in a hole? Well I could imagine that a reasonably full build of a casino and supporting hotels might have a property only assessment on the order or $20 to $50 million. (Let’s hope for the sake of all of us it won’t be done on the cheap. The quality of any casino will have an impact on how Parry Sound is viewed, upscale or tacky.) How much might the Parry Sound tax revenue be increased? At first I thought the assessment would be based on the value of the buildings with a commercial tax rate applied to that figure. Doing a little research, it seems that this isn’t the case. The value of a casino and probably the associated hotels is more likely to be calculated based on what these businesses generate in revenues. But I’m not sure. Here is a link to an article at MPAC that outlines the process for assessing the value of a casino. MPAC presents three different approaches to determining valuation for assessment purposes, not all of which necessarily converge. I’ll be looking forward to a detailed analysis from the Town and the developers at an appropriate time, well before any decision is made to approve a casino development.

What expenses will the Town be responsible for in any casino development? We have considerable infrastructure in place but I suspect that there will be a need for upgrades ‘all round’; water services as well as new and upgraded roads immediately come to mind. There will also be considerable legal and consulting fees. Do we pay for all of this upfront with a hope that it will be paid off in the near term? Probably not, which suggests we will be taking on long term debt for future generations to pay. Let’s remember that the only way the Town benefits from a casino is from taxes related to property or business assessment. The Town doesn’t get a cut of the take unless that’s part of the assessment model decided by MPAC.

But what about the jobs that will be created and the construction work itself? Well, that benefit is not likely to flow to Parry Sound directly if recent history repeats itself. At best, it may help the surrounding municipalities, but that might be a stretch. The hospital certainly created jobs, but Parry Sound saw less of the municipal tax benefits benefits than the surrounding municipalities. Most of the higher end people, physicians, nurses and administrators, choose not to live in Parry Sound because of more desirable properties (waterfront) and lower taxes in Seguin, McKellar and Carling. Why live in Parry Sound if you can have a waterfront property a kilometre away on Rose Point Road? Will it be different with a casino? Not really, casinos don’t deliver that many high paying jobs, so it would be unlikely to raise local residential property values and taxes. What about new construction jobs? Hmmm, is a local company doing the Cascade Street build? And how many of the high value materials that are required for the Cascade project, notably concrete and the pre-engineered parts, come from businesses in Parry Sound? Concrete might be coming from Seguin, helping a business in that municipality, or it might be coming from as far away as Bracebridge. The engineered parts are coming from Southern Ontario. The trades doing the work also seem to be sourced from outside Parry Sound. It was the same situation with the build on Seguin Street across from Tulloch. The work was contracted to out-of-town, actually out-of-district, suppliers.

But the added traffic, twelve months a year, will be good for local businesses, won’t it? Yes, but Parry Sound won’t be sharing in the upside unless these businesses receive a higher assessment value and pay higher property taxes. It’s interesting that what is good for businesses doesn’t necessarily show up in increased tax revenues for the Town, and then pay for the associated increase in costs for town services.

What about the social issues? The new Parry Sound District OPP commander has stated that his experience suggests casinos attract seniors, especially if they are slot type casinos. Seniors are beyond any type of criminal activity aren’t they? Who knows, but let’s assume there will be additional policing costs associated with a casino if only because there will be more people and there will be more ’social friction’. You don’t add more of this type of activity without a corresponding increase in police services, and probably EMS services as well.

Will people on the Carrington side of Parry Sound bit by bit be pushed out by the local development? Possibly, but probably not. There is enough land with redevelopment of the former petroleum properties that there shouldn’t be too much real estate pressure. Perhaps it won’t be a very family friendly area to live. I don’t know. I don’t frequent casinos nor have I studied their impact on local communities. A good proxy for a Parry Sound casino might be the casino in Gananoque, a small town about 50 km outside Kingston. For those of you interested, an article in the Kingston Whig-Standard goes into considerable detail, financial and social, about Ganaonoque’s casino as part of a decision by the voters of Kingston to reject a casino in their own town. I suspect much of the analysis is well considered as it was probably developed in discussions with the Queen’s University School of Urban and Regional Planning. Here is a link to that 2014 Kingston Whig-Standard article. I heartily recommend the article to anyone interested in the topic of a Parry Sound casino. It’s well written and easy to understand. It has a conclusion that may be surprising.

Here are some other casino related links that may be of value to the interested.

http://www.niagarafallsreview.ca/2013/02/24/city-of-niagara-falls-fuming-over-casino-tax-cuts

http://www.cbc.ca/news/canada/windsor/ontario-casinos-to-pay-host-municipalities-more-money-1.1304652

http://business.financialpost.com/financial-post-magazine/can-casinos-spearhead-economic-development-efforts-in-canadas-cities

http://www.wellesleyinstitute.com/wp-content/uploads/2013/01/Real-Cost-of-a-Casino_Wellesley-Institute_2013.pdf

Still feeling lucky? Let’s hope that Parry Sound Council decides to provide local residents and businesses with a full analysis of the implications of a casino if the discussion ever get that far. Let’s not have one of those Closed Session discussions that is then brought into Open Session and voted on without any input from the residents and businesses of Parry Sound. It’s our town, and we have a right to not only understand what is going on, but to express our support or opposition.

Will This Be the Way It Was?

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Deputation to Town of Parry Sound Council – 2016-10-04

05 Wednesday Oct 2016

Posted by in Budget/Financial, Parry Sound, Reflections, Town Council, Urban Development

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It was a rather short meeting last night, with only three people in the audience. It may have been because of the prospect of my deputation, or it might have been the Blue Jays playoff game. Here is the text of my deputation last night.

“This deputation relates to Item 9.3.3 on the agenda – Review of New Multi-Residential Tax Class

I have come to think of Parry Sound as an island municipality in that it sits on a very limited piece of land with essentially no opportunity for expansion. This means as a community we need to carefully consider how we develop what limited land is available in the best manner possible so as to provide residents and businesses with the best value for their municipal tax dollars.

What is obvious is that despite the limited land resources of our island municipality we are required to provide the majority of the community and social services for the West Parry Sound District. In most cases these services are located in prime locations and are not subject to property taxation, even though they make use of Town services, and in some cases require services above and beyond what is supplied to most residential and business property owners. A simple drive from the Town Office past the Mall provides evidence of the many properties that are exempt from property taxation on their assessed value, including churches, schools, social services organizations and colleges. In some cases, when they are taxed, it is far below what other businesses and residents pay. Add to this the home for the aged, the hospital, the brown field properties, the railways, the District Museum, and even the assessment reductions provided to properties directly adjacent to the rail line, and the loss in tax revenue is considerable. Yet these organizations provide critical services and support to neighbouring municipalities who carry none of the financial burden in terms of lost tax revenue, despite having a much, much larger land area and a far higher assessment base. Parry Sound currently has by far the highest tax rate in the district, in part as a result of the revenues lost because of these taxation exempt institutions. I estimate that these tax exempt properties account for between 10 and 15% of the Town’s total assessment, and add a similar amount to every residents and businesses property tax bill.

Hosting these organizations is part of our contribution to making West Parry Sound a better place to live for everyone, and I do not begrudge the additional tax costs. I do feel going forward that Council needs to carefully consider the cost to businesses and residents of attracting and supporting additional tax exempt organizations. These organizations often occupy prime real estate that could be used for commercial and residential purposes, both of which provide the taxes to support the required infrastructure build, upgrades, and maintenance. It has been argued that these organizations bring additional population who live in Parry Sound and directly support the Town through property taxes. It is my experience that many of these people, notably the higher earning folks, actually live in the surrounding communities, enriching the tax base of these communities because they want to be by a lake or the bay, have a large piece of land, all while paying lower taxes. And what services they need can be sourced in Parry Sound. A number of our neighbours are even suggesting Parry Sound should build a swimming pool so that they won’t be forced to drive to Bracebridge. Like Donald Trump has said, it’s legal and it’s smart business to keep your taxes low. But of course someone has to pay for services and the required support.

The Town is interested in extending Parry Sound Drive up to Old Highway 69, but the business model is hard to rationalize because the Town only is able to tax properties on one side of the road. Once again Parry Sound pays and our neighbours derive considerable benefit.

As we enter the 2017 budget discussions and Council considers Item 9.3.3, which I consider to be a very reasonable request and a relative ‘drop in the bucket’ in terms of lost revenue, I suggest the Town carefully consider how it can strike a reasonable balance between being the go-to resource for District social services while not burdening Parry Sound businesses and residents with the increasingly high cost of the required support.

One last thought. The location of the K-12 school is yet to be decided. I would suggest that the Town do what it can to support having the school built in one of our neighbouring municipalities, McDougall or Seguin. Foregoing the school would allow for the existing high school property to be adapted for commercial and/or residential purposes that would expand the assessment base and provide for additional tax revenues with little or no need for additional infrastructure. Any new school would not only occupy a valuable part of our little island municipality, but it would also come with additional costs. Beyond the expected costs to Parry Sound to fund supporting infrastructure upgrades for any new K-12 school, there would likely be additional, unexpected costs down the line, that will be the burden of the Parry Sound taxpayer. Witness the new Parry Sound Public School, in addition to the debentured costs for required infrastructure there is now talk of additional road changes and extensions to ease a parking problem, at the expense of Parry Sound residents and businesses, and to the great annoyance of local residents.

As a municipality we need to be smart. It is not our responsibility to provide resources and services for our rich neighbouring municipalities at the cost of our local residents and businesses. Supporting the unfortunate and needy is something we should do. The rich folks know how to take care of themselves.”

Island? This is an island.

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Finding Focus – The Parry Sound Strategic Plan

29 Friday May 2015

Posted by in Reflections, Town Council, Urban Development

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I attended the Parry Sound Strategic Plan focus group sessions this past Tuesday. There were about 45 participants, not including Staff and Council who were there to participate and/or facilitate the process. It lasted about three hours and included a discussion on six separate topics that were identified of particular interest from the earlier open house.

I thought the sessions were well-managed. The participants, even when they disagreed, were thoughtful and considerate of other opinions. All in all it was well done and should help with the strategic planning process. A draft plan is expected by the end of the summer, with the final Strategic Plan approved by yearend.

It was interesting to see that one of the six topics for discussion concerned a swimming pool complex. There is a surge of interest in the community, mostly from outside Parry Sound as I can tell, to build a swimming pool complex.

Personally I am neutral to negative on this initiative. In theory a pool would be quite nice. But like a puppy, pools come with long-term responsibilities and costs. A pool would probably cost on the order of $750,000 per year to operate, not including the initial capital costs, or annual inflation.

The question is who will pay for this. Participants who reside in the neighbouring communities were not unanimous in suggesting their municipality would support a pool with tax revenues. Information at the meeting suggested that perhaps 1,000 to 2,000 people would take memberships, and cover about three-quarters of the operating costs. That’s about 10% to 20% of the target audience. Assuming a middle figure, 1,500 members, the annual cost for a per-person membership would be about $300, perhaps $1,000 for a family with kids. These are my estimated costs, and were not provided at the session on Tuesday.

Hmm, how many people have that type of money to spend on a pool membership? In practice swimming in Parry Sound from June through September is free. I guess the higher paid hospital staff can afford a pool membership. It’s possible that the hospital might even subsidize memberships as a ‘health’ initiative. It’s not so obvious how others might afford the cost. There certainly will be some that can and will, but 1,500? The outlying communities can’t necessarily be expected to support a pool because of travel challenges in the winter. Some will find travel not to be an issue, but some seniors will find it to be an unreasonable burden driving into Parry Sound unless it’s connected with shopping or a doctor’s visit. And will these seniors expect a discounted rate? They seem to get it for all sorts of services. (Disclosure: I’m a pre-senior, and will be eligible for any senior benefits if a pool were to be built.)

The real issue concerns who will pay for the very real shortfall in revenue to operate the pool complex. The neighbouring municipalities are quite happy to have their residents enjoy facilities offered by Parry Sound, but are they willing to step up and pay their share, especially if membership revenue falls well short of forecast? And what about ten and twenty years from now when any facility will require capital repairs and upgrades? Might they step away from the arrangement and build a smaller complex in their own municipality, at lower cost?

Experience to date does not support the idea that Parry Sound’s municipal partners will be there to share the load. They will argue any assessment be based on non-seasonal residents so as to cut their obligations. And taking the West Parry Sound District Museum as an example, which was formed by agreement of the seven local communities, only five now still provide support. And the total funding is two-thirds of what it was ten years ago. How many people buy a puppy for their kids and a year or two later decide it’s too much trouble and too expensive so they take it out to the country and let it loose, or drop it off at the local animal shelter? Well Parry Sound would probably end up playing the animal shelter role.

It’s human nature to sign up for things and then change your mind. Think about fitness club memberships. That pool membership may not seem to be something you really need or want after a couple of years of not using it as much as you thought. Sort of like sports season tickets to any team not called the Maple Leafs. How are the Argonauts season tickets doing?

Then there is the question of the full population supporting the interests of a few. Remember that 10% to 20% figure for people who would join the pool. That means the rest of us would be responsible for providing them with a benefit we have no interest in. We Parry Sounders already subsidize the Stockey Centre and Bobby Orr Community Centre to the tune of $500,000 per year. Do I play hockey? No. Do I care for live music? No. But I’m still obligated to subsidize those who do through my property taxes. Do our municipal neighbours help pay for this? No, and that’s okay. They didn’t sign up for it, we did.

Back to dogs. Twice bitten, third time shy.

Despite the tone of this post I’m not against a pool. I just don’t want to pay for one. I would be delighted to have Seguin, McDougall or Carling take the lead and build a pool in their municipality. They have lots of land for this type of complex. Wait, they don’t have water or sewer services. So it’s back to Parry Sound to hold the bag on this one.

I would like to have the regional municipalities build and subsidize a ski hill so I wouldn’t have to drive to Collingwood. Like a pool it would support physical activity and improve the health of the community, or at least my health. It would probably also act as a lure for physicians who won’t come because we don’t have a ski hill close by. The logic for more and more is endless, and in its own way persuasive.

Lots of arguments, but who will pay, and how much? Are we really expected to subsidize the interests and hobbies of the few? We can’t afford to provide subsidized transportation for people to get to medical appointments, but people want us to afford a swimming pool? Let’s see how this plays out.

Incoming – Duck! (Parry Sound in Black & White)

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Council Meeting Notes – June 3, 2014

04 Wednesday Jun 2014

Posted by in Budget/Financial, Parry Sound, Town Council, Urban Development

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Last night’s meeting was pretty much uneventful with some discussion and debate regarding Item 9.1.3. More on this in the text below. I left about half way through the meeting after the more interesting items had been discussed. I’ll check the minutes and let you know if anything interesting arose after I left. I doubt it. Of course you should tune into Moose-FM today, they will be providing their take on the highlights (and low lights). My comments are offered below, check out the preview post for additional background.

The more interesting items in my opinion are:

5.1 – Deputation, Park to Park (P2P). The deputation was well received by Council and there was an agreement to direct Staff to meet with Park2Park to discuss the options and reality of establishing an ATV trail through Parry Sound.

9.1.3 – Resolution, Proposal Award 71 Parry Sound Road. CARRIED. This resolution requests approval of a proposal in principle to develop 71 Parry Sound Road as it represents ‘Town surplus property’. There was discussion about the price offered by the developer for the property, $40,000 versus the $64,000 real estate broker assessed value. The Mayor pushed it through. He seemed quite determined to make it happen. Council discussed certain protections for the Town concerning the property being ‘held and flipped’ and unexpected costs to the town to develop the property. I guess at least one councillor remembers how the Town was taken to the ‘woodshed’ with the WalMart development.

I think we were hosed down, but it’s not going to kill the Town. I sure wish I would have been doing business with negotiators like Mayor and Council when doing deals. You can smell the desperation. The proposed land sale price of $40,000 amounts to $200 per lot for property cost. There was much mention of the considerable costs to the developer to provide the services. Are they really that much more than the costs to be accrued by an individual who paid $30,000 for a single lot in Parry Sound and needs to pay for connecting to Town services? When you build 200 houses the costs are spread over a much larger base. It’s hard to find circumstances where the cost of land isn’t at least 5% of the total built property cost, suggesting about $10,000 per lot for this project, or more like $2 million for the 23 acres. No, This $2 million is not a reasonable figure to ask but it represents a much better benchmark than the $64,000 assessment from a local real estate agent.

The Town likes to pride itself in not offering financial support for any type of development in Parry Sound. No, they just sell property at below market value, or just give it away. How about the Town charges $1 million for the property, a more reasonable valuation for the land, and then offers the developer $960,000 in tax rebates or direct subsidy? The net cost to the Town is the same but the financial support is much more obvious.

Mention was made that a pumping station might be required to service the new development (pump the poop). There was no formal agreement reached on who would be responsible for the cost (a Walmart type issue?), but it better not be the Town. My sense is that this will be very expensive. All-in-all I would have been happier has Council decided to approve the deal in principle and the $40,000 land price (as they did) with the proviso that the Town be responsible for no, zero, zilch, costs to provide infrastructure for the development. But it was left as an open issue. Did I mentiong that the Mayor wanted this deal to happen at the terms presented to Council?

9.4.1 – Resolution, Columbaria Reserve. I left before this issue was discussed and I expect it was passed.

9.5.1 – Resolution, Bay Street Retaining Wall. I left before this issue was discussed and I expect it was passed.

9.5.2 – Resolution, Forest Street Reconstruction. CARRIED. The Town is being asked to award a contract for $3,311,050 to Fowler Construction for the Forest Street rebuild. The province is covering 90% of the expense up to $2 million, so we are on the hook for about $1.3 million.

10.4.1 – By-law, Downtown Business Association (DBA) levy. Once again I wasn’t there to watch the discussion and outcome, I suspect it passed. I understand that about $8,000 was previously approved by the DBA for the Market Square project. But if it was it didn’t make it to the budget presented in the agenda package. Either the DBA is running two sets of budgets or they have effectively made the decision to not go forward. Apparently the users committee will be presenting their recommendation on Market Square Park to the Downtown Business Association next Wednesday. It’s dead, and all that’s left is to manage the optics for Council and the DBA.

The minutes of the meeting will be out by Friday a the latest at the Town’s website.

No Admittance – No Kidding! (Parry Sound in Black & White)

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Council Meeting Notes – 2013-08-13

14 Wednesday Aug 2013

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Last night’s meeting was over before 8:30 last night, and would have finished even earlier had there not been a couple of deputations and the public meeting session. A couple of the Councillors were unusually quiet, but not at the expense of a proper review or discussion of the issues on the agenda.

Public Meeting

2.1.1 – a presentation was made by K&C Hall providing additional information in support of their requested zoning by-law amendment to re-designate to Highway/Service Commercial the properties on the east side of Louisa Street adjacent to the Canadian Tire Gas Bar. I was surprised to realize that this property is also part of a development package that includes a parcel of land across from Sobeys on Oastler Park Drive. This property was already zoned Highway/Service Commercial and thus was not part of the zoning by-law amendment request. One presentation by a community member requested council ensure that all of the necessary reviews be completed prior to council approval. This included a downtown business impact study. I expect Council will approve the zoning amendment as well as the necessary change to the Official Plan without further information or studies.

Councillors and Mayor Reports, Questions of Staff

There was nothing particularly notable raised in the Councillors reports. Talks continue with Lakeland Power Corporation and power generation revenue seems to be on budget. Thanks were given to the volunteers who helped with the rejuvenation Mission Park.

Correspondence and Deputation

4.1 – Jane Jones, Chair of Artists Round The Sound (ARTS) thanking the Town for approving their application for the 2013 Municipal Assistance Program (MAP) was forwarded to file.

4.2 – Peter Istvan, an update on the success of the Pedaling for Parkinson’s event that raised $92,000.00 was forwarded to file.

4.3 – Donald Sanderson, Chief Executive Officer, West Parry Sound Health Centre requesting a contribution of $5,000 to support physician retention and recruitment. The CAO stated that a cheque had been forwarded to the Health Centre.

4.4 – a letter from our MP, Tony Clement, responding to Council’s letter regarding rail safety in light of the Lac-Mégantic tragedy was noted.

4.5 – District of Parry Sound Domestic Violence Coordinating Committee inviting participation in the 10th Annual Walk for Community Safety on Wednesday, October 2nd, 2013 was noted.

There were two deputations. A representative of the Parry Sound YMCA presented information on the Y’s activities and successes in linking job seekers with companies. The second deputation introduced the new Active Transportation regional map that provides information on recommended cycling routes in the Parry Sound District area.

Consent Agenda

There was nothing on the Consent Agenda.

Resolutions and Directions to Staff

9.1.1. – the proposed closure of the existing Burritt Street and Isabella/Hillcrest Street intersection was approved with limited discussion.

9.4.1 – the audited Consolidated Financial Statements for the year ended December 31, 2012 were accepted by Council.

9.4.2 – the 2014 Budget Schedule was accepted as proposed. The process kicks off in September with final approval scheduled for late April or early May 2014.

9.5.1 – a Consent Application to subdivide a lot at 68 Church Street/4 Station Street was approved.

9.5.2 – rezoning of the former Fleck Street Road Allowance to permit a multi-unit residence was approved. It was noted that this change allows for a different configuration of the building; a multi-unit residence was already permitted under the existing zoning.

9.5.3 – a resolution requesting approval of $4,900 plus GST to remove a concrete block obstruction off the side of the Smelter Wharf was approved.

9.5.4 – a resolution for approval of a ~$40,000 proposal to deliver and install modular skate park equipment was carried. Council was enthusiastic about this upgrade to the recreational facilities offered to Parry Sound youth.

By-Laws

10.3.1 – changes to the Town’s records retention by-law were approved.

10.4.1 – a letter of agreement with MTO for Dedicated Gas Tax Funds to support public transportation was approved.

10.5.1 – a rezoning application for the former Town Waterworks Standpipe Property was approved. As with 9.5.2, this zoning change allows for a different configuration of the residence; a multi-unit residence was already permitted under the existing zoning.

These notes review only those portions of the council meeting that I see as having greater importance or general community interest. Please see my earlier Council Agenda Preview post for more discussion and details concerning the various agenda items.

The official minutes from council meetings are available at the Town of Parry Sound website, no later than the Friday following the meeting. The full council proceeding are available on video through Cogeco. Schedule details are available from the town office (705-746-2101).

Another Parry Sound Sunset as Seen from the Smelter Wharf (August 2013)

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Special Meeting of Council – 2013-07-09

10 Wednesday Jul 2013

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This is just a short post on last night’s special meeting of council.

Last night’s meeting focused on two last-minute requests for zoning designation changes in the Town’s Official Plan. The first of these was the change of a single property from Commercial to Residential. That item was not controversial and was approved by Council without any discussion. I guess this means the property cannot be sold as a commercial property or used for ‘commercial’ purposes. The change seems consistent with it’s current use and the neighbourhood.

The second change garnered much more discussion and three deputations (including one by me). The issue concerned a last minute request to revise the Official Plan designation of property on the east side of Louisa Street, just north of the Starbucks/Canadian Tire gas bar, from Industrial to Commercial. The intention is to develop this property for commercial use, presumably shops and services, over a period of years. There are no plans to start anything now.

The prospect of new development was welcomed by Council and those who made deputations. The issue for some, including me, was that this was a change to the Official Plan that was not going through the proscribed review process involving the town and residents. It struck me as ‘hot wiring’ the process of review and approval.

In the end Council chose to delay the submission of the Official Plan to permit the appropriate review process for the industrial to commercial zoning change. This may mean a three-month delay in submitting the Final Official Plan. The property will still need to go through the usual rezoning and permitting processes. Including the change in the Draft Official Plan only ensures there is no conflict between the Official Plan and local zoning that would require a later application to the province for an amendment (apparently a not very simple process).

Progress and Process working together. Seems like a win-win to me.

Parry Sound in Black and White. (June 2013)

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Council Agenda Preview – April 16, 2013

16 Tuesday Apr 2013

Posted by in Parry Sound, Reflections, Town Council, Urban Development

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From looking at the agenda and the council package this week’s meeting seems to be packed. Perhaps there aren’t many more items than normal on the agenda, but there are a number of decisions to be made, some of them not so easy. There is one item in particular than I’m interested in seeing how council votes; it’s the real estate sign on the Mid-Town Hotel building. This item is back on the agenda in hopes of a different answer. Let’s see if there is more persuasive information to change the original decision because otherwise it will become obvious to people that the way to get your way is to ‘wear down’ council. There are a number of other items that in many not so obvious ways will be shaping the way this town looks and operates in the years to come.

Correspondence and Deputations

4.1 – a request to proclaim May 2013 as “Community Living Month’.

4.2 – a letter advising the town that it had earned $13,755 related to 4th quarter 2012 blue box recycling.

4.3 – Andrew Ryland, President of the Parry Sound Chamber of Commerce has provided a report on the chamber’s membership numbers and categories.

5.1 – John Jackson Planner Inc. is making a presentation on a potential waterfront development. I’m not sure what this is about, there wasn’t much in the pre-council meeting package. I’ll try and get a copy of the presentation after the fact and provide a summary.

Consent Agenda

There is nothing on the Consent Agenda.

Resolutions and Directions to Staff

9.2.1 – this is a ‘bookkeeping’ item related to the Stockey Centre’s unfinanced capital outlay. The amount in this case is a credit of a little more than $32,000 offset against the principal.

9.3.1 – is a bit of a meandering report from staff that discusses the use of the Bobby Orr Community Centre. The report offers more background than real direction, but provides some interesting numbers regarding the BOCC, including operation and costs. The numbers of note included:
– Total ‘ice’ expense at the BOCC was about $683,000 for 2011/12, consisting of:
– ~$48,000 for administration
– ~$604,000 building costs (No detail or explanation provided. Utilities, labour, depreciation?)
– ~$32,000 for equipment (presumably the Olympia ice resurfacer)
– Revenue for ice use was $167,000 in 2011/12
– the ice surface was operated 182-days 2011/12

This amounts to a per day cost of about $3,756 per day to operate the BOCC and the ice surface for the 182-day period. The report makes the estimate that the BOCC ice surface is available for 16 hours per day, and translates into an hourly operating cost of $235. This hourly cost is a more realistic $313 per hour based on a 12-hour per day potential use. Even this seems unreasonable unless there are senior precision skating teams that likes to practice daily. I think the per hour of operation cost is mroe like $400-500 with the maximum likely use of he facility.

Revenue for use for use of the ice surface in 2011/12 was $166,565, covering about 24% of the expense. This suggests the current operating cost per hour of use is on the order than $500. Youth hockey leagues pay about $118 per hour to use the ice, and adult leagues $149 per hour, far short of the true facility costs. And these charges are at the higher end of rates for ice surface rental when looking at other communities in the near north area.

A quick analysis of the supplied figures reveals that about 40% of the kids playing in the youth hockey leagues are Parry Sound residents. The others come from the surrounding municipalities.

These are quite a few numbers to digest. It’s not easy to provide a simple analysis of what they mean and what they imply. The bottom line is that Parry Sound residents heavily subsidize the users of the ice surface at the BOCC, including users from the surrounding communities. Arguably the use of the BOCC by these non-residents is a benefit to the town as they help offset facility costs and do not preventing local residents from using the facility.

The direction asks council to approve a process by which the town can solicit community input into better use of the BOCC, presumably by reducing costs, increasing revenues or simply identifying ways the community can gain better ‘value’ from the BOCC regardless of whether there is any improvements in the cost of the facility.

Two thoughts come to mind. I can now understand why there was a brief discussion at council of shortening the ice season. At a cost of about $3,756 per day, shortening the season by even ten days could save more than $35,000. (I don’t think it’s that simple, as much of the cost is fixed and not variable.). And don’t ever, ever bring up the idea of building a community indoor swimming pool. The operating costs for that type of facility would far exceed the costs for the BOCC, and the revenue probably would be no greater than for the ice surface. and then there is the issue of liability and the associated insurance costs.

But let’s see what is presented and discussed at the council meeting.

9.3.3 – this is another run at council regarding a realtor’s sign on the Mid-Town Hotel. Denied two meetings ago, it’s back on the agenda. We’ll see what council does, but I’ll offer my two bits. You lead, follow, or get out of the way. There is little to no leadership in Parry Sound with respect to how we want the downtown to look. In theory the Downtown Business Association (DBA) should provide this leadership, but they are seemingly torn by different factions. Some DBA members probably suggest more signs are better for business regardless of appearance, while others probably feel the town from a retail perspective will never move forward until it cleans up the look of the signage and the storefronts. Council to date hasn’t taken an obvious position, often bowing to individual petition, rejecting applications only if there is an obvious safety issue.

I’ll take a position. The proposed signage is tacky and cheapens the appearance of the downtown. But it is only one of too many tacky signs in town. So can the town be fair in rejecting the request? Well if you want to lose weight you have to, at some point, look a doughnut right in the eye and say no. Yes the doughnuts feelings will be hurt, and there is some sense of inconsistency, but do you want to move forward or not? But it’s always easier just to eat the doughnut and say ‘next time it will be different’.

9.4.1 – this is a resolution related to the new public school infrastructure. The town is suggesting practical investments in local infrastructure upgrades that would support the new school’s needs and improve local services at a more reasonable cost. You need to read the council package materials for the details, but I wonder how much impact these improvements will have on the 2013 and 2014 town budgets.

By-Laws

10.3.1 – is a by-law to authorize the execution of a land sale to M6 Developments. This is the next step in the ‘Age in Place’ project beside Canadore College agreed a few meetings ago with York Developments. The contract seems to provide the appropriate level of protection for the town. It’s interesting to see that the construction timeline still envisions completion of the development by the third quarter of 2014. There is a requirement for an environmental review of the second part of the property in anticipation of additional future expansion of the development. Again I suggest you review the package for more information.

10.3.2 – this is a by-law to authorize the condominium agreement with Distler Construction for the third phase of the Silver Birch development. There seems to be little of note here except for a cryptic mention of some approval required from Parry Sound Power. We’ll perhaps find out what this about.

10.3.3 – another by-law, this one seeks to grant site plan approval for the development of a three-unit building on Seguin Street in front of the curling rink and across from Tulloch Engineering. I’ve heard that this will be a commercial plaza, perhaps home to NAPA autoparts.

There’s a little more that I didn’t cover, but nothing too critical in my opinion. I won’t be at the meeting, I’m in Philadelphia attending a conference for one of my clients. Let me know what goes on. I don’t have access to the delayed broadcast on Cogeco, so I’ll depend on the official minutes to understand the decisions made by council.